As filed with the Securities and Exchange Commission on August 5, 2024

 

Registration No. 333-

 

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM S-1

REGISTRATION STATEMENT UNDER THE SECURITIES ACT OF 1933

 

Notes Live, Inc.

 

(Exact name of registrant as specified in its charter)

 

Colorado

 

7900

 

82-0890721

(State or other jurisdiction of

incorporation or organization)

 

(Primary Standard Industrial

Classification Code Number)

 

(I.R.S. Employer

Identification Number)

 

1755 Telstar Drive

Suite 501

Colorado Springs, Colorado 80920

(719) 895-5483

 

(Address, including zip code, and telephone number, including area code, of registrant’s principal executive offices)

 

JW Roth

Chief Executive Officer

1755 Telstar Drive

Suite 501

Colorado Springs, Colorado 80920

(719) 895-5483

 

(Name, address, including zip code, and telephone number, including area code, of agent for service)

 

Copies to:

 

Peter F. Waltz, Esq.

Katherine E. Rios, Esq.

Dykema Gossett PLLC

111 East Kilbourn Avenue

Suite 1050

Milwaukee, Wisconsin 53202

(414) 488-7321

 

Brad L. Shiffman, Esq.

Blank Rome LLP

1271 Avenue of the Americas
New York, NY 10020
Phone: (212) 885-5000

 

Approximate date of commencement of proposed sale to the public: As soon as practicable after the effective date of this registration statement.

 

If any of the securities being registered on this Form are to be offered on a delayed or continuous basis pursuant to Rule 415 under the Securities Act of 1933 check the following box: ☐

 

If this Form is filed to register additional securities for an offering pursuant to Rule 462(b) under the Securities Act, please check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. ☐

 

If this Form is a post-effective amendment filed pursuant to Rule 462(c) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. ☐

 

If this Form is a post-effective amendment filed pursuant to Rule 462(d) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering. ☐

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

  Large accelerated filer ☐ Accelerated filer ☐
  Non-accelerated filer ☒ Smaller reporting company ☒
    Emerging growth company ☒

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 7(a)(2)(B) of the Securities Act. ☐

 

 

The Registrant hereby amends this Registration Statement on such date or dates as may be necessary to delay its effective date until the Registrant shall file a further amendment which specifically states that this Registration Statement shall thereafter become effective in accordance with Section 8(a) of the Securities Act of 1933 or until the Registration Statement shall become effective on such date as the Commission, acting pursuant to said Section 8(a), may determine.

 

 

 

 
 

 

EXPLANATORY NOTE

 

This registration statement contains two forms of prospectuses that will be circulated by Notes Live, Inc., doing business as VENU Holding Corporation (the “Company,” “Notes Live,” “we,” or “us”), as set forth below:

 

 IPO Prospectus. This prospectus will be used in connection with the initial public offering of shares of Class D Voting Common Stock, $0.001 par value per share (the “Class D Common Stock ”), by the Company (the “IPO Prospectus”) through the underwriters named in the “Underwriting” section of the Public Offering Prospectus.
   
 Resale Prospectus. This prospectus will be used in in connection with the offer and potential resale by certain Selling Shareholders identified in this registration statement (the “Selling Shareholders”) of [●] shares of Class D Common Stock, which were issued to the Selling Shareholders in one or more private transactions conducted by the Company, as more fully described below (the “Resale Prospectus”), or will be issuable upon the exercise of warrants issued by the Company to certain Selling Shareholders.

 

The IPO Prospectus and the Resale Prospectus are substantively identical except for the following principal points:

 

 The prospectuses contain different outside and inside front covers and back covers.
   
 The section entitled “The Offering” is different in each prospectus.
   
 The prospectuses contain different “Use of Proceeds” sections.
   
 The Resale Prospectus does not include the “Capitalization” and “Dilution” sections included in the IPO Prospectus.
   
 The IPO Prospectus does not include the “Selling Shareholders,” “Plan of Distribution,” or “Determination of Offering Price” sections included in the Resale Prospectus.
   
 The “Legal Matters” section in the Resale Prospectus deletes the reference to the counsel for the underwriter.

 

The Company has included in this registration statement a set of alternate pages after the back cover of the IPO Prospectus (the “Alternate Pages”) to reflect the foregoing differences in the Resale Prospectus as compared to the IPO Prospectus. The IPO Prospectus will exclude the alternate pages.

 

 
 

 

The information in this preliminary prospectus is not complete and may be changed. These securities may not be sold until the registration statement filed with the Securities and Exchange Commission is effective. This preliminary prospectus is not an offer to sell these securities and it is not soliciting an offer to buy these securities in any state where the offer or sale is not permitted.

 

PRELIMINARY PROSPECTUS    SUBJECT TO COMPLETION   DATED AUGUST 5, 2024

 

           Shares

Common Stock

 

 

Notes Live, Inc.

 

 

 

This is a firm commitment initial public offering of shares of Class D Common Stock of Notes Live, Inc. Prior to this offering, there has been no public market for our Class D Common Stock. We anticipate that the initial public offering price of our shares of Class D Common Stock will be $10.00 per share.

 

We have applied to list our Class D Common Stock on the NYSE American LLC under the trading symbol “VENU.”

 

We are an “emerging growth company” under applicable federal securities laws and will be subject to reduced reporting requirements.

 

Investing in our Class D Common Stock involves a high degree of risk. See the “Risk Factors” section beginning on page 12. Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or determined if this prospectus is truthful or complete. Any representation to the contrary is a criminal offense.

 

   Per Share   Total 
Initial public offering price  $             $          
Underwriting discounts and commissions(1)  $    $  
Proceeds to us, before expenses  $    $  

 

 (1) We refer you to “Underwriting” beginning on page 103 for additional information regarding underwriters’ compensation.  

 

We have granted a 45-day option to the representative of the underwriters to purchase up to an additional           shares of Class D Common Stock, solely for the purpose of covering over-allotments, if any.

 

The underwriters expect to deliver the shares of Class D Common Stock to purchasers on or about             , 2024 through the book-entry facilities of The Depository Trust Company.

 

ThinkEquity

 

The date of this prospectus is                  , 2024.

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

 

 
 

 

Notes Live, Inc.

 

TABLE OF CONTENTS

 

  Page
PROSPECTUS SUMMARY 2
RISK FACTORS 12
CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS 36
USE OF PROCEEDS 36
DIVIDEND POLICY 36
CAPITALIZATION 37
DILUTION 38
MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS 39
BUSINESS 56
MANAGEMENT 82
EXECUTIVE COMPENSATION 88
CERTAIN RELATIONSHIPS AND RELATED-PARTY TRANSACTIONS 95
PRINCIPAL SHAREHOLDERS 94
DESCRIPTION OF CAPITAL STOCK 96
SHARES ELIGIBLE FOR FUTURE SALE 98
MATERIAL U.S. FEDERAL INCOME TAX CONSIDERATIONS TO NON-U.S. HOLDERS 100
UNDERWRITING 103
LEGAL MATTERS 108
EXPERTS 108
WHERE YOU CAN FIND ADDITIONAL INFORMATION 108
INDEX TO FINANCIAL STATEMENTS F-1

 

i
 

 

ABOUT THIS PROSPECTUS

 

Basis of Presentation

 

We are offering to sell, and seeking offers to buy, shares of our Class D Common Stock only in jurisdictions where such offers and sales are permitted. You should rely only on the information contained in this prospectus or to which we have referred you. Neither we nor the underwriters have authorized any other person to provide you with information different from that contained in this prospectus. If anyone provides you with different or inconsistent information, you should not rely on it. The information contained in this prospectus is accurate only as of its date, regardless of the time of delivery of this prospectus or any sale of our Class D Common Stock. Our business, financial condition, results of operations, and prospects may have changed since that date. Neither the delivery of this prospectus, nor any sale or delivery of our Class D Common Stock, shall under any circumstances, imply that there has been no change in our affairs since the date of this prospectus. This prospectus will be updated and made available for delivery to the extent required by the federal securities laws.

 

As used in this prospectus, unless the context otherwise requires, references to “we,” “us,” “our,” “the Company,” and “Notes Live” refer to Notes Live, Inc., doing business as VENU Holding Corporation, and its subsidiaries.

 

This prospectus contains forward-looking statements that are subject to a number of risks and uncertainties, many of which are beyond our control. Please read “Risk Factors” and “Cautionary Note Regarding Forward-Looking Statements.”

 

Neither we nor the underwriters have taken any action that would permit this offering or possession or distribution of this prospectus or any free writing prospectus we may provide to you in connection with this offering in any jurisdiction where action for that purpose is required, other than in the United States. Persons outside of the United States who come into possession of this prospectus and any free writing prospectus must inform themselves about and observe any restrictions relating to this offering and the distribution of this prospectus outside of the United States.

 

Market, Industry, and Other Data

 

This prospectus includes estimates regarding market and industry data. Unless otherwise indicated, information concerning our industry and the markets in which we operate, including our general expectations, market position, market opportunity, and market size, are based on our management’s knowledge and experience in the markets in which we operate, together with currently available information obtained from various third-party sources, including publicly available information, industry reports and publications, surveys, our customers, trade and business organizations, and other contacts in the markets in which we operate. Although we believe these third-party sources are reliable as of their respective dates, neither we nor the underwriters have independently verified the accuracy or completeness of this information. Some data is also based on our good faith estimates. The industry in which we operate is subject to a high degree of uncertainty and risk due to a variety of factors, including those described in the section entitled “Risk Factors.” These and other factors could cause results to differ materially from those expressed in the estimates made by us and independent third parties, and you are cautioned against giving undue weight to such estimates.

 

Numerical figures included in this prospectus have been subject to rounding adjustments. Accordingly, numerical figures shown as totals in various tables may not be arithmetic aggregations of the figures that precede them.

 

Trademarks and Trade Names

 

We own or have rights to various trademarks, service marks, and trade names that we use in connection with the operation of our business. This prospectus may also contain trademarks, service marks, and trade names of third parties, which are the property of their respective owners. Our use or display of third parties’ trademarks, service marks, trade names, or products in this prospectus is not intended to, and does not imply, a relationship with or endorsement or sponsorship by us. Solely for convenience, the trademarks, service marks, and trade names referred to in this prospectus may appear without the ®, TM or SM symbols, but such references are not intended to indicate, in any way, that we will not assert, to the fullest extent under applicable law, our rights or the right of the applicable licensor to these trademarks, service marks, and trade names.

 

1
 

 

PROSPECTUS SUMMARY

 

This summary provides an overview of information appearing elsewhere in this prospectus and highlights the key aspects of this offering. This summary does not contain all of the information you should consider prior to investing in our Class D Common Stock. You should read this entire prospectus carefully, including the sections titled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and our consolidated financial statements and related notes appearing at the end of this prospectus, before making any investment decision. Our fiscal year ends on December 31. Unless the context otherwise requires, references to “Notes Live,” the “Company,” “we,” “us,” and “our” in this prospectus refer to Notes Live, Inc. and our consolidated subsidiaries.

 

Our Business

 

Notes Live is an entertainment and hospitality holding company based in Colorado Springs, Colorado doing business as VENU Holding Corporation. Through several subsidiary entities, Notes Live designs, develops, owns, and operates (whether directly or through third-party operators) up-scale music venues, outdoor amphitheaters, and full-service restaurants and bars where music, dining, and luxury experiences converge. Notes Live was founded in 2017. Since its inception, Notes Live has strived to set a new standard in the hospitality and entertainment industry through its entertainment-campus venue concept and to meet the growing demand for live entertainment by developing new venues in strategically selected, rapid-growth, entertainment-underserved markets. Notes Live takes pride in being a catalyst for memorable experiences, a champion of local entertainment, and a contributor to vibrant communities.

 

To date, Notes Live has developed, or is in the process of developing, three restaurant concepts and one bar concept, as well as live music indoor venues that accommodate approximately 1,400 guests and outdoor amphitheaters that accommodate 8,000 or greater guests. Currently, Notes Live operates two indoor venues and three restaurants in Colorado and Georgia, and it is opening its first outdoor amphitheater and associated new restaurant concept in Colorado in August 2024. Notes Live is aiming to develop additional venues in Oklahoma, Texas, and potentially other locations through 2026. Notes Live forecasts meaningful economic and cultural impacts in communities targeted for expansion across the United States.

 

Notes Live owns and operates, or will operate, a variety of restaurant, live entertainment, and music venue concepts, including its indoor music venue concept, Bourbon Brothers Presents (“BBP”), its outdoor music amphitheater concept, The Sunset Amphitheater, and various restaurants and bars including Bourbon Brothers Smokehouse & Tavern (“BBST”), Notes Eatery (“Notes”), Roth’s Seafood & Chophouse (“Roth’s”), and Notes Hospitality Collection (“NHC”).

 

Music Venue Concepts

 

Bourbon Brothers Presents (indoor music venues)

 

BBP, which is also known as The Hall at Bourbon Brothers or Boot Barn Hall, is the Company’s indoor intimate music and event venue known for promoting national-touring artists as well as upcoming artists and premier local bands and performers. This concept served as Notes Live’s entry into the live-entertainment venue business. Notes Live currently operates BBP venues in Colorado (“BBP CO”) and Georgia (“BBP GA”), each of which is designed to flexibly handle approximately 1,400 concertgoers for a general admission concert featuring national-touring artists or to comfortably accommodate roughly 500-700 people for fully seated events complete with eight-top tables for intimate concerts, dueling pianos, tribute bands, and other genres that consistently lure entertainment fans. Although Notes Live does not have current plans to develop and open new BBP venues, it may explore additional locations for this concept. To date, rather than engaging a third-party operator, Notes Live has directly operated and managed its BBP venues.

 

Although live-entertainment promotion is the foundation of Notes Live’s BBP model, Notes Live also generates incremental revenue from each BBP location through event rentals, naming rights, and sponsorship sales. The Company charges varying rental rates depending on an array of factors, including the time, day, and date of the rental, the event purpose, and the number of attendees. BBP CO has been rented by a multitude of organizations and businesses for proms and homecomings, corporate functions, political events, and weddings. Notes Live’s current title sponsor for its BBP CO and BBP GA locations is Boot Barn Holdings, Inc. (NYSE: BOOT) (“Boot Barn”), the nation’s leading and fastest growing retailer of western and work-related apparel and footwear. Beyond selling the naming rights to its venues, Notes Live has developed a menu of sponsorship inventory for each of its locations, which primarily offers table and show sponsorship opportunities.

 

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The Sunset Amphitheaters (Outdoor Amphitheaters)

 

Having successfully implemented its indoor BBP music venue, Notes Live’s primary focus going forward is to develop significantly larger outdoor amphitheaters, capable of accommodating audiences of at least 8,000, that will attract major national-touring entertainers and will be managed by leading music and entertainment events presenters. In May 2023, the Company broke ground on its first development of The Sunset Amphitheater, now known as the “Ford Amphitheater” (“Ford Amphitheater”), an open-air, 8,000-person amphitheater located in Colorado Springs, Colorado that offers concertgoers unobstructed views of Pikes Peak, the Rocky Mountains, and the United States Air Force Academy. Ford Amphitheater is slated for a grand opening in August 2024. The property is intended to rival Red Rocks Amphitheater in Morrison, Colorado, which is among the most attended music venues in the country. Ford Amphitheater is intended to complement BBP CO as a venue capable of hosting larger national-touring acts. Notes Live expects to host up to 50 concerts during Ford Amphitheater’s six-month peak concert season each year from May through October and to generate north of $50 million in full-season revenue. For its initial shortened season of August through October 2024, 21 concerts have been scheduled. As further described in this prospectus, in July 2024, Notes Live entered into a Name and Sponsorship Rights Agreement and sold the naming rights to this venue, pursuant to which the venue is known as “Ford Amphitheater.”

 

Notes Live has also entered into public-private partnerships to open Sunset Amphitheater venues in Broken Arrow, Oklahoma (“The Sunset BA”), McKinney, Texas (“The Sunset McKinney”), and El Paso, Texas (“The Sunset El Paso”).

 

Restaurant Concepts

 

Bourbon Brothers Smokehouse & Tavern

 

BBST is the Company’s flagship full-service restaurant concept. BBST serves American classics and Southern staples out of a scratch kitchen, accompanied by a selection of rare bourbons, ryes, and whiskies, as well as local craft beers. Notes Live currently operates BBST restaurants in Colorado Springs, Colorado (“BBST CO”) and Gainesville, Georgia (“BBST GA”), both of which were designed with a unique blend of dining, bar, and patio or lounge areas that can comfortably accommodate up to 300 customers at one time.

 

Notes Eatery

 

“Notes Eatery” is the Company’s newest restaurant concept with a live music theme. Notes Eatery originally opened as “Notes” bar in fall 2022 in the Boot Barn Hall-anchored development of the Polaris Pointe retail center in Colorado Springs, Colorado, but expanded to a full restaurant in May 2024. The live music and social bar uniquely serves breakfast, lunch, and dinner in a vibrant and eclectic atmosphere

 

Roth’s Seafood & Chophouse and Notes Hospitality Collection

 

Roth’s will be an upscale seafood and chophouse in a mixed-use development adjacent to Ford Amphitheater in Colorado Springs, Colorado. The property sits on a total of 4.97 acres and will be designed to capture views of the Rocky Mountains along with unobstructed views of the Ford Amphitheater’s stage. Roth’s will also feature a top-shelf bar and lounge named Brohan’s on the second floor of the mixed-use development, which will offer premium views of Ford Amphitheater that can be monetized during marquee shows.

 

NHC will feature two, approximately 5,000-square-foot configurable hospitality spaces framing either side of the first Roth’s on the first floor, which the Company believes will be a premier venue rental location for hosting corporate events, weddings, trade shows, conventions, and other events. NHC’s second floor will consist of over 8,000 square feet that can be flexibly configured into corporate VIP suites, which will feature indoor and outdoor components and will overlook Ford Amphitheater and the Rocky Mountains. Each suite is expected to have a designated corporate sponsor and will be available to rent during Ford Amphitheater events.

 

Market Opportunity

 

The music industry has evolved in recent years and decades by the digitalization of the ways in which music is produced, distributed, marketed, and consumed. Physical music sales have been largely displaced by a shift to, and rise in, music streaming, digital downloads, and consumer preference for subscription-based, on-demand music services. While those structural changes have made the music industry more accessible for artists, they have also led to diminishing album-sale revenues, decreasing radio royalties, and difficultly for artists to monetize the streaming platforms that now dominate the industry. In response, artists have become increasingly incentivized to tour. We believe that various markets lack high quality venues that will attract performers and tours, particularly in mid-sized metropolitan areas or on the outskirts of larger metropolitan areas that have experienced significant geographic and population growth in recent years. To date, our restaurant concepts (including smaller indoor venues) and planned outdoor amphitheaters (with adjoining developments) have focused on markets that we believe will support upscale restaurant concepts and live performance venues, such as Colorado Springs, Colorado, Gainesville, Georgia (in the outlying areas of the Atlanta metropolitan area), Tulsa, Oklahoma, the Oklahoma City, Oklahoma metropolitan area, McKinney, Texas (in the outlying areas of the Dallas and Fort Worth metropolitan areas), and the El Paso, Texas metropolitan area. Our management team, led by our Chief Executive Officer, is seasoned in founding early-stage companies and then growing and financing their operations. In addition to our management team, we believe our growth and business strategies outlined below position Notes Live to capitalize on the demand and growth potential in the music and live entertainment industry.

 

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Competitive Strengths

 

Our strengths include:

 

 our market-expansion strategy, which includes a methodical site-selection plan for developing new properties and adherence to regimented criteria for establishing our business in new markets,
   
 our attention to detail and skill in designing venues with modern, premium features that attract audiences and enhance customer experience;
   
 our strategic partnerships with public municipalities that see the long-term value of our entertainment assets and choose to invest local resources into the construction and development of our venues;
   
 our strategic partnerships with other private companies that allow our venues to be operated as efficiently and effectively as possible; and
   
 our strong and seasoned management team.

 

Growth and Business Strategies

 

Notes Live prides itself on its luxury venues and exceptional service intended to provide unparalleled experiences to our patrons. With a growing demand for live entertainment and touring acts, Notes Live strategically develops projects in rapid-growth areas and negotiates naming rights with ubiquitous brands to become a highly sought-after entertainment and hospitality company by municipalities across the country. Our primary means of achieving our growth objectives is to continue expanding through venue and infrastructure development without substantial future dilution. Key components of our business strategy include:

 

 Elevating customers’ live music and entertainment experiences. Notes Live current and anticipated collection of restaurants and luxury venue properties are designed to enhance the customer experience through thoughtfully designed spaces and a spectrum of ticket and menu offerings that accommodate the needs and desires of a wide range of customers, whether their priority is to enjoy an outing that maximizes both fun and affordability or to be treated to a decadent, VIP type of experience
   
 Adhering to strict site-selection criteria when expanding to new markets. In determining where to develop its venues, to date, Notes Live has focused on markets in warmer weather locations, in metro areas that have expanded substantially, and where there are few entertainment venues in the outer lying areas (such as the greater Atlanta, Georgia market), or in mid-market metro areas that Notes Live believes have been overlooked with respect to live-music entertainment opportunities (such as Tulsa, Oklahoma).
   
 Attracting top-tier entertainment by partnering with premier music and entertainment event presenters. Notes Live strategically contracted with a subsidiary of the Anschutz Entertainment Group (“AEG”), a major music and entertainment events presenter, to operate Ford Amphitheater in Colorado. By relying on AEG and its reputation for exceptional quality and reliability in producing and promoting music and entertainment, the Company expects that AEG will be a valuable partner and will attract top entertainment to the Company’s first outdoor amphitheater.
   
 Obtaining financial incentives from municipalities. Across the country, the Company has worked with city officials and economic development funds that sell land substantially below market value and offer other property-related financial incentives like tax abatements and property tax refunds to induce companies like Notes Live to develop entertainment campuses and other properties in their towns. For example, by pursuing and utilizing these financial incentives, Notes Live was able to purchase 1.7 acres of land from the City of Gainesville, Georgia for $800,000 and approximately 13 acres from the City of Broken Arrow, Oklahoma for approximately $580,000, in each case in exchange for Notes Live’s agreement to develop a restaurant and music hall (in the case of Gainesville) and an amphitheater venue and campus (in the case of Broken Arrow) on those properties.

 

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 Pre-selling naming rights, sponsorships, and suites. Notes Live seeks to pre-sell the naming rights to its venues and generating capital that can be used to finance development-related costs. The cost of naming rights for each of Notes Live’s venues range from approximately $140,000 per year for an indoor concert venue such as Boot Barn Hall to up to $2,000,000 per year for a large outdoor amphitheater like The Sunset McKinney that Notes Live anticipates opening in McKinney, Texas in the second quarter of 2026. Notes Live also accumulates financing and acquisition capital by pre-selling ownership rights to the firepit suites at its planned outdoor music amphitheaters.
   
  Utilizing minimal debt capital. Although Notes Live has, in part, utilized debt financing to acquire certain of its real property assets (such as the properties where the Ford Amphitheater is located in Colorado Springs, Colorado and BBST GA is located in Gainesville, Georgia), to date, Notes Live has not relied on significant debt financing to acquire parcels where its venues are located. Instead, Notes Live’s strategy for acquiring and financing venue properties is largely driven by its public-private partnerships with municipalities and related incentives. Based on the land sales that Notes Live has negotiated to date with various municipalities, Notes Live believes it can acquire land inexpensively by continuing to strategically partner with municipalities.

 

Summary of Risk Factors

 

We are subject to numerous risks that make an investment in our Company and in our Class D Common Stock speculative and risky, including risks that may prevent us from achieving our business objectives or that may adversely affect our business, results of operations, financial condition, and/or cash flows. Before investing in our Class D Common Stock, you should carefully consider the risks discussed in the “Risk Factors” section of this prospectus and summarized below:

 

General Risks Related to Notes Live

 

 Notes Live will likely require additional capital to support its business plan and potential growth, and this capital might not be available on favorable terms, or at all.
   
 Notes Live has incurred net losses and anticipates that it will continue to incur net losses for the near-term future and may never achieve profitability.
   
 Notes Live’s business plan is based on numerous assumptions and estimates that may not prove accurate.
   
  Notes Live’s debt obligations may adversely affect cash flow and impose restrictions on the ability to operate its business.
     
 Certain subsidiaries of Notes Live that own, or are expected to own, key Company assets are not wholly owned, and as a result, third parties have rights in certain assets and operations of those subsidiaries.
   
 The agreements specifying the terms of Notes Live’s public-private partnerships with local municipalities impose various conditions, obligations, restrictions, and covenants related to Notes Live’s ownership, use, development, and operation of the properties it acquires and the venues it constructs. Notes Live’s failure to comply with such restrictions could subject Notes Live to various consequences, ranging from the payment of monetary fees to the clawback of purchased property, any of which could have a materially adverse impact on Notes Live’s business and financial condition.

 

Risks Related to Notes Live’s Industry and Current and Planned Operations

 

 Notes Live’s ability to open new amphitheaters and venues on schedule and in accordance with targets may be adversely affected by delays or problems associated with acquisition and construction delays, recruiting and training qualified employees to operate the venues and by other factors, some of which are beyond Notes Live’s control and the timing of which is difficult to forecast accurately.
   
 The success of Notes Live’s amphitheater and venue projects depends on the popularity of guest experiences at those venues, as well as Notes Live’s ability to attract advertisers, marketing partners, operating partners, audiences and artists to concerts at other events at those locations. If The Sunset Amphitheater and other venues owned by Notes Live do not appeal to customers, or if Notes Live is unable to attract advertisers and marketing partners, there will be a material negative effect on the Company’s business and results of operations.

 

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 Notes Live is completing construction of its first outdoor amphitheater project in Colorado Springs. That facility, and future facilities, will require significant capital investments by Notes Live, and there is no assurance that the venues will be successful.
   
 Notes Live has not finalized certain plans and specifications for many of its proposed new venue locations, and as a result Notes Live’s costs may be higher than anticipated, resulting in possible additional capital requirements, additional debt, or less favorable operating results than projected.
   
  Notes Live may suffer project delays, increased costs, and financial losses if city councils or other local governmental bodies oppose Notes Live’s land-purchase and venue-construction proposals or reject purchase and development agreements that Notes Live has negotiated with other regulatory bodies within a given city.
   
 Potential development and construction delays could cause Notes Live’s estimate of future income, expenses, and development costs to be inaccurate.
   
  The success of Notes Live’s business operations depends in part on its ability to acquire, develop, lease, and maintain live-music venues, and if it is unable to do so on acceptable terms, or at all, its results of operations could be adversely affected.
   
 Notes Live is currently engaged in litigation related to its construction and operation of Ford Amphitheater in a lawsuit that was previously dismissed but is pending an appeal by the plaintiffs. An adverse outcome for Notes Live in the appeal could negatively affect Notes Live’s business operations, cause Notes Live’s construction of Ford Amphitheater to be delayed, and prevent Notes Live from fulfilling certain contractual obligations related to scheduled events at Ford Amphitheater. Notes Live may face similar lawsuits in other municipalities where it is constructing, or plans to construct, Sunset Amphitheaters.
   
 If Notes Live fails to execute its business strategy, which includes identifying, acquiring, and then developing new restaurant, amphitheater, and entertainment venue locations, and opening locations that are profitable, Notes Live’s business could suffer.
   
 Expansion into new geographic markets may present increased risks due to relative unfamiliarity with these markets.
   
 The catastrophic loss of a facility could adversely affect business.
   
 Notes Live’s operational costs may be greater than projected due to factors beyond Notes Live’s control that slow project development and may adversely impact Notes Live’s profitability.
   
  Notes Live’s restaurants and live-music venues face intense competition, and if Notes Live is unable to continue to compete effectively, its business, financial condition, and results of operations would be adversely affected.
   
 

Notes Live may face challenges in building name recognition, developing its reputation, and protecting its brand and reputation from adverse events that may not be within Notes Live’s control, which could adversely impact its expansion efforts, its operating results, and its ability to attract talented performers, generate audience enthusiasm, sell tickets, and generate revenue from its venues.

   
 The entertainment business in which Notes Live operates is highly sensitive to customer tastes. The success of Notes Live’s business depends on Notes Live’s (and its contractual partners’) ability to attract popular artists and other live events to its venues. Notes Live and its partners may be unable to book events that generate demand, or anticipate or respond to changes in consumer preferences, which may result in decreased attendance at concerts and events hosted at Notes Live’s venues.
   
 Notes Live’s success depends, in significant part, on entertainment and leisure events and economics, and other factors adversely affecting such events could have a material adverse effect on business, financial condition, and results of operations.
   
 Notes Live’s business depends on discretionary consumer and corporate spending, which may be impacted by market volatility and challenging economic conditions.
   
 Portions of Notes Live’s business are subject to seasonal fluctuations and its operating results and cash flow likely will vary from period to period.
   
 Poor weather adversely affects attendance at live music events, which could negatively impact Notes Live’s financial performance from period to period.
   
 There is a risk of personal injuries and accidents in connection with live music events, which could subject Notes Live to personal injury or other claims and increase expenses, as well as reduce attendance at its live music events, causing a decrease in revenue.
   
 The sale of food and prepared food products for human consumption involves a risk of injury to customers.
   
 The price and availability of food, ingredients, retail merchandise, transportation, distribution, and utilities used by Notes Live’s venues could adversely affect revenues and results of operations.
   
 Notes Live and its venues may be adversely affected by the occurrence of extraordinary events, such as terrorist attacks or disease epidemics.

 

6
 

 

 Health concerns, government regulation relating to the consumption of food products, and widespread infectious diseases could impact consumer preferences and negatively affect results of operations.

 

Risks Related to Governmental Regulation

 

 Notes Live is subject to extensive governmental regulation and changes in these regulations and its failure to comply with them may have a material negative effect on the company’s business and results of operations.
   
 Zoning and governmental approvals could hinder, delay, or completely inhibit Notes Live’s ability to own, develop, lease, and construct upon the real estate upon which it intends to build new restaurants and venues.
   
 The ability to meet labor needs while controlling costs is subject to external factors such as unemployment levels, minimum wage legislation, health care legislation, payroll taxes and changing demographics.
   
 The restaurant business is subject to a significant amount of regulation and licensing requirements that could adversely affect our business or require changes to our business practices.
   
  The regulatory environment surrounding information security and privacy is increasingly demanding, with the frequent imposition of new and constantly changing requirements.
     
 Various federal and state employment laws govern the relationship between the Company and its employees and affect the Company’s operating costs.

 

General Business and Personnel Risks

 

 A material disruption in information technology, network infrastructure and telecommunication systems could adversely affect business and results of operations.
   
 A privacy breach or cybersecurity attack could adversely affect Notes Live’s business and operations.
   
 Failure to maximize or to successfully protect and assert Notes Live’s intellectual property rights could adversely affect business and results of operations.
   
 

We may be subject to claims that we infringed upon certain third-party intellectual property rights, which, even if meritless, could be costly to defend and could adversely affect our business, results of operations, financial condition, and prospects.

   
 Notes Live is involved in a number of related-party transactions.
   
 Notes Live is dependent on its key personnel and will need to hire additional personnel. Notes Live’s hiring abilities may be strained by current employment trends and economic conditions.
   
 Notes Live’s officers, directors, and principal shareholders will collectively own a substantial majority of our Class D Common Stock following this offering.
   
 Notes Live’s officers and directors do not owe a duty of exclusivity to Notes Live.
   
 Notes Live is dependent on attracting and retaining qualified employees while also controlling labor costs.
   
 Global economic and market uncertainty may adversely impact Notes Live’s business and operating results.

 

Risks Related to Ownership of Our Common Stock

 

 There are many risks associated with forward-looking information in this prospectus.

 

7
 

 

 There has been no prior public market for our Class D Common Stock, the stock price of our Class D Common Stock may be volatile or may decline regardless of our operating performance, and you may not be able to resell your Class D Common Stock at or above the initial public offering price.
   
 We do not expect to pay dividends in the foreseeable future. Any return on investment may be limited to the value of our Class D Common Stock.
   
 Management has broad discretion in directing the Company’s use of proceeds from this offering and may not use them effectively or in ways that increase the value of our share price.
   
 An investment in our Class D Common Stock carries a high degree of risk and is highly speculative, illiquid, and suitable only for persons who are able to bear a total loss of their investment.
   
 Future sales of substantial amounts of shares of our Class D Common Stock by existing shareholders could adversely affect the trading price of our Class D Common Stock.
   
 If you purchase our Class D Common Stock in this offering, you will incur immediate and substantial dilution in the book value of your shares.
   
 The financial and operational projections that we may make from time to time are subject to inherent risks.
   
 The market price of our Class D Common Stock may be subject to fluctuation, and you could lose all or part of your investment.
   
 Widespread market volatility and fluctuations in the share price of our Class D Common Stock could expose us to costly securities litigation.
   
 An investment in the Company may involve tax implications, and you are encouraged to consult your own advisors as neither we nor any of our related parties is offering any tax assurances or guidance regarding the Company or your investment.
   
 Our ability to use our net operating loss carry-forwards and certain other tax attributes may be limited.
   
 Our Articles of Incorporation permit “blank check” Preferred Stock, which can be designated by our Board of Directors without shareholder approval.
   
 Certain provisions in our Governance Documents could make a merger, acquisition, other change in control, tender offer, or proxy contest more difficult and may prevent shareholder attempts to replace or remove our current management, which could depress the trading price of our Class D Common Stock.
   
 Certain limitation-of-liability and indemnification provisions in our Governance Documents may discourage shareholders from bringing a lawsuit against our directors and officers for breaches of their fiduciary duties, may reduce the likelihood of derivative litigation against our directors and officers, even though an action, if successful, might benefit the Company and other shareholders, and may adversely impact shareholders’ investments to the extent that the Company pays the costs of settlement and damage awards against directors and officers as required by these indemnification provisions.
   
  If equity research analysts do not publish research or reports, or publish unfavorable research or reports, about us, our business or our market, our stock price and trading volume could decline.

 

Risks Related to Being and Reporting as a Public Company

 

  If we fail to establish and maintain an effective system of internal control or disclosure controls and procedures are not effective, we may not be able to report our financial results accurately and timely or to prevent fraud. Any inability to report and file our financial results accurately and timely could harm our reputation and adversely impact the trading price of our Class D Common Stock.
   
 We are an “emerging growth company” and a “smaller reporting company,” and the reduced disclosure requirements applicable to emerging growth companies and smaller reporting companies may make our Class D Common Stock less attractive to investors.
   
  We are a “smaller reporting company,” and the reduced disclosure requirements applicable to smaller reporting companies may make our common stock less attractive to investors
     
  We could be subject to securities class action litigation.
   
 We will incur significantly increased costs as a result of operating as a public company, and our management will be required to devote substantial time to new compliance initiatives.
   
 Our disclosure controls and procedures may not prevent or detect all errors or acts of fraud.
   
 Future changes in financial accounting standards or practices may cause adverse and unexpected revenue fluctuations and adversely affect our reported results of operations.
   
 Claims for indemnification by our directors and officers may reduce our available funds to satisfy successful third-party claims against us and may reduce the amount of money available to us.

 

Please carefully review the section of this prospectus entitled “Risk Factors” for a discussion of each of the risk factors listed above.

 

8
 

 

Corporate Information

 

The Company was originally formed in Colorado on March 13, 2017 as Bourbon Bothers Restaurants, LLC, a Colorado limited liability company, prior to its conversion to a Colorado corporation and name change to Notes Live, Inc. on April 6, 2022. Our principal executive office is located at 1755 Telstar Drive, Suite 501, Colorado Springs, CO 80920. Our telephone number at that address is (719) 895-5483. Our website address is https://noteslive.vip/. Information contained on or that can be accessed through our website is not incorporated by reference into this prospectus. Investors should not consider any such information to be part of this prospectus.

 

Implications of Being an Emerging Growth Company

 

Given that our Company had less than $1.235 billion in revenue during our last fiscal year, we qualify as an “emerging growth company” (an “EGC”) as defined in the Jumpstart Our Business Startups Act of 2012 (the “JOBS Act”). As an EGC, for up to five years, we may elect to take advantage of certain specified exemptions from reporting and other regulatory requirements that are otherwise generally applicable to public companies. For example, these exemptions would allow us to:

 

  present two, rather than three, years of audited financial statements with correspondingly reduced “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in this prospectus;
     
  defer the auditor attestation requirement on the effectiveness of our system of internal control over financial reporting;
     
  make reduced disclosures about our executive compensation arrangements;
     
  forego the adoption of new or revised financial accounting standards until they would be applicable to private companies; and
     
  be exempt from complying with any requirement that the Public Company Accounting Oversight Board or a supplement to the auditor’s report providing additional information about the audit and the financial statements.

 

We may take advantage of these exemptions for up to five years or such earlier time as we are no longer an “emerging growth company.” We will qualify as an “emerging growth company” until the earliest of:

 

  the last day of our fiscal year following the fifth anniversary of the date of completion of this offering;
     
  the last day of our fiscal year in which we have annual gross revenue of $1.235 billion or more;
     
  the date on which we have, during the previous three-year period, issued more than $1.0 billion in non-convertible debt; or
     
  the last day of the fiscal year in which we become a “large accelerated filer” as defined in Rule 12b-2 under the Exchange Act, which means the market value of our Common Stock that is held by non-affiliates exceeds $700 million as of the end of the prior fiscal year’s second fiscal quarter.

 

Additionally, the JOBS Act enables EGCs to take advantage of an extended transition period for complying with new or revised accounting standards, which allows an EGC to delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We have taken advantage of certain reduced reporting obligations available to EGCs in this prospectus. Accordingly, the information contained herein may be different than the information you receive from other public companies in which you hold stock. For more information, see “Risk Factors—Risk Factors Related to Being and Reported as a Public Company—We are an “emerging growth company” and a “smaller reporting company,” and the reduced disclosure requirements applicable to emerging growth companies and smaller reporting companies may make our common shares less attractive to investors.”

 

Certain of these reduced reporting requirements and exemptions were already available to us due to the fact that we also qualify as a “smaller reporting company” under SEC rules. For instance, smaller reporting companies are not required to obtain an auditor attestation and report regarding internal control over financial reporting, are not required to provide a compensation discussion and analysis, are not required to provide a pay-for-performance graph or CEO pay ratio disclosure, and may present only two years of audited financial statements and related MD&A disclosure.

 

9
 

 

THE OFFERING

 

Securities Offered   [●] shares of Class D Common Stock

 

Capital Stock Outstanding Immediately After this Offering   Immediately after this offering, our issued and outstanding capital stock will consist of the following:
     
    0 shares of Class A Common Stock;
       
    383,656 shares of Class B Non-Voting Common Stock;
       
    0 shares of Class C Common Stock;
       
    [●] shares of Class D Common Stock; and
       
    0 shares of Preferred Stock.

 

Over-Allotment Option   We have granted the representative of the underwriters an option for a period of 45 days from the date of this prospectus to purchase up to an additional [●] shares of Class D Common Stock from us at the initial public offering price, less the underwriting discounts payable by us.
     
Voting Rights  

Each holder of our Class A Common Stock is entitled to 250 votes per share held. Each holder of our Class C Common Stock and our Class D Common Stock is entitled to one vote per share held. Except as required by law, holders of our Class B Non-Voting Common Stock have no voting power with respect to their shares held and are not entitled to vote on matters submitted to shareholders. Holders of our Preferred Stock would have the voting rights established by our Board in accordance with the CBCA

 

As determined in accordance with the beneficial-ownership provisions of Rule 13d-3 and Item 403 of Regulation S-K under the Securities Exchange Act of 1934, as amended, immediately after this offering, our officers and directors will control approximately [●]% of the combined voting power of our Class A Common Stock, Class C Common Stock, and Class D Common Stock. See “Principal Shareholders.”

     
Use of Proceeds  

We estimate that the net proceeds to us from the sale of shares of our Class D Common Stock in this offering will be approximately $      million (or approximately $ million if the representative of the underwriters exercises its over-allotment option in full), assuming an initial public offering price of $10.00 per share, after deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us.

 

We intend to use the net proceeds from this offering for working capital and for general corporate purposes, including to open new music, restaurant, and entertainment venues in certain metropolitan areas, expand the Company’s business operations, further develop the Company’s services, and promote the Company’s business.

     
    We cannot specify with certainty all of the uses of the net proceeds that we will receive from this offering. Accordingly, we will have broad discretion in the application of these proceeds, and our investors will be relying on the judgment of our management regarding the application of the net proceeds of this offering.
     
Lock-Up and Leak-Out Agreements   Our officers and directors are subject to certain lock-up and leak-out restrictions, as follows: [●]. See “Underwriting—Lock-Up Agreements” on page 105.
     
Risk Factors   You should read the “Risk Factors” section beginning on page 12 and the other information included herein for a discussion of factors to consider prior to deciding to invest in our Class D Common Stock.

 

10
 

 

Proposed Trading Market Listing and Ticker Symbol   We have applied to list our Class D Common Stock on the NYSE American LLC (the “NYSE American”) under the symbol “VENU.” No assurance can be given that our NYSE American listing application will be approved, or that a trading market will develop for our Class D Common Stock. We will not proceed with this offering if our application to list our Class D Common Stock on the NYSE American is not approved.
     
Transfer Agent   The transfer agent and registrar for our Class D Common Stock is Colonial Stock Transfer.

 

Unless we specifically state otherwise or the context otherwise requires, the number of shares of Class D Common Stock to be outstanding after this offering is based on there being 35,610,648 shares of our Class D Common Stock outstanding as of the date of this prospectus and excludes:

 

  up to 1,000,000 shares of our Class C Common Stock that are issuable upon conversion of a convertible promissory note at the rate of $10.00 per share, which will be amended to provide for the issuance of shares of Class D Common Stock prior to the date of this prospectus;
   
  1,000,000 shares of Class C Common Stock that are issuable upon the exercise of certain warrants that were issued by the Company, (which the Company expects to permit the holders to exchange into an equal number of shares of Class D Common Stock);
     
  1,000,000 shares of Class C Common Stock that are available for future issuance under our 2023 Omnibus Incentive Compensation Plan (which plan is expected to be amended to reserve, and facilitate the issuance of, shares of Class D Common Stock);
     
  383,656 shares of Class B Non-Voting Common Stock (which the Company expects to permit the holders to exchange into an equal number of shares of Class D Common Stock);

 

  3,936,583 shares of Class B Non-Voting Common Stock issuable upon the exercise of certain warrants that were issued by the Company (which the Company expects to permit the holders to exchange into an equal number of shares of Class D Common Stock); and
   
             shares of Class D Common Stock issuable upon exercise of the representative’s warrants.

 

Except as otherwise indicated, all information in this prospectus assumes:

 

 no exercise of the representative’s warrants; and
   
 no exercise of the over-allotment option.

 

Summary Financial Information

 

The following tables summarize our consolidated financial data for the periods and as of the dates indicated. We have derived the summary financial data from the years ended December 31, 2023 and 2022 from our audited consolidated financial statements and related notes included elsewhere in this prospectus. The summary data for the three months ended March 31, 2024 and 2023 is derived from our unaudited consolidated financial statements appearing elsewhere in this prospectus. Our historical results are not necessarily indicative of results that may be expected in the future. You should read the following summary consolidated financial data together with our audited and unaudited consolidated financial statements and related notes, as well as the “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” appearing elsewhere in this prospectus.

 

Consolidated Statements of Operations Data

 

    Years Ended     Unaudited Three Months Ended  
    December 31,     March 31,  
    2023     2022     2024     2023  
Total revenues   $ 12,597,664     $ 8,656,867     $ 3,939,743     $ 2,100,120  
Operating costs     23,729,832       13,420,955       16,906,528       4,959,483  
Loss from operations     (11,132,168 )     (4,764,088 )     (12,966,785 )     (2,859,363 )
Total other expense, net     (254,625 )     (3,254,245 )     (2,849,234 )     (19,146 )
Net loss   $ (11,386,793 )   $ (8,018,333 )   $ (15,816,019 )   $ (2,878,509 )

 

Balance Sheet Data

 

    As of  
    December 31,   March 31,  
    2023     2022     2024  
                Unaudited  
                Actual     Pro Forma       Pro Forma as Adjusted  
                               
Cash   $ 20,201,104     $ 23,470,734     $ 38,806,976                              
Other Current Assets     394,961       384,949       353,717                  
Operating lease right-of-use assets, net     3,685,980       3,939,046       3,646,463                  
Investments in related parties     550,000       625,603       550,000                  
Property and equipment, net     57,737,763       23,983,216       69,473,505                  
Total other assets     653,899       494,715       4,324,475                  
Total assets   $ 83,223,707     $ 52,898,263     $ 117,155,136                  
                                         
Accounts payable   $ 2,565,460     $ 1,820,201     $ 4,315,847                  
Accrued expenses     698,369       362,237       582,194                  
Accrued payroll and payroll taxes     331,457       404,999       345,530                  
Deferred revenue     764,081       127,291       563,317                  
Operating lease liability     3,877,337       4,096,238       3,846,212                  
Short-term and Long-term debt     11,507,318       7,327,160       11,433,421                  
Convertible debt     -       -       800,065                  
Licensing liability     1,500,000       -       3,700,000                  
Common Stock     32,266       18,573       35015                  
Additional paid in capital     47,743,085       22,445,530       90,907,883                  
Accumulated deficit     (17,021,453 )     (6,496,980 )     (32,620,391 )                
Treasury Stock, at cost     (76 )     -       (76 )                
Non-controlling interest     31,225,863       22,793,014       33,246,119                  
Total liabilities and stockholders’ equity   $ 83,223,707     $ 52,898,263     $ 117,155,136                  

 

(1) The pro forma consolidated balance sheet data gives effect to the exercise of warrants by certain of our shareholders and conversions of $10 million principal amount promissory note plus approximately $    of accrued interest thereon after March 31, 2024.
   
(2) The pro forma as adjusted consolidated balance sheet data gives effect to: (i) the pro forma adjustments set forth in footnote (1) above; and (ii) the sale of shares of our common stock in this offering at the assumed public offering price of $10.00 per share, after deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us. The pro forma as adjusted consolidated balance sheet data discussed above is illustrative only and will depend on the actual public offering price and other terms of this offering determined at pricing.

 

11
 

 

RISK FACTORS

 

Investing in our Class D Common Stock involves a high degree of risk. You should carefully consider the following information about these risks, together with the other information appearing elsewhere in this prospectus, before deciding to invest in our Class D Common Stock. The occurrence of any of the following risks could have a material and adverse effect on our business, reputation, financial condition, results of operations, and future growth prospects, as well as our ability to accomplish our strategic objectives. As a result, the market value of our Class D Common Stock could decline, and you could lose all or part of your investment. Additional risks and uncertainties not presently known to us or that we currently deem immaterial may also impair our business operations and market value.

 

General Risks Related to Notes Live

 

Notes Live will likely require additional capital to support its business plan and potential growth, and this capital might not be available on favorable terms, or at all.

 

Notes Live’s operations will likely require substantial additional financial, operational, and managerial resources. Notes Live may have insufficient cash to fund its working capital or other capital requirements and may be required to raise additional funds to continue or expand its operations. If Notes Live is required to obtain additional funding in the future, it may have to seek debt financing or obtain additional equity capital. Additional capital may not be available to Notes Live or may only be available on terms that adversely affect existing shareholders or restrict Company operations. For example, if Notes Live raises additional funds through issuances of equity, its existing shareholders could suffer significant dilution and any new equity securities issued by Notes Live could have rights, preferences, and privileges superior to those of existing shareholders. There can be no assurance that financing will be available to Notes Live on reasonable terms, if at all. The inability to raise additional funds will materially impair Notes Live’s ability to grow its revenues. Further, as a result of the ongoing volatility of the global markets, a general tightening of lending standards, and a general decrease in equity financing (and similar type) transactions, it could be difficult for Notes Live to obtain funding to allow Notes Live to continue to develop and implement its business.

 

Notes Live has incurred net losses and anticipates that it will continue to incur net losses for the near-term future and may never achieve profitability.

 

Notes Live is a hospitality and entertainment business that was formed in 2017. Notes Live is continuing to implement its business plan of opening, and then operating restaurants, venues and amphitheaters in new markets. Notes Live’s business plan is speculative as the development of its venues entails substantial upfront capital expenditures and the risk that the development and opening of its venues may be delayed or otherwise prove not to perform as projected. Although Notes Live has generated increasing revenues since its inception, to date Notes Live has not been profitable and has incurred net losses in each of 2022 and 2023. Notes Live expects to continue to spend significant resources to develop, open, and then operate its planned restaurants, venues, and amphitheaters. Notes Live also expects that it will incur an operating loss in 2024. Notes Live may encounter unforeseen expenses, difficulties, complications, delays and other unknown factors that may adversely affect its business. The size of Notes Live’s future net losses (if any) and its ability to generate a profit will depend, in part, on the rate of future growth of expenses and its ability to generate additional revenues. It is possible Notes Live may never be profitable and, if it does achieve profitability, Notes Live may not be able to sustain or increase profitability on a quarterly or annual basis.

 

Notes Live had an accumulated deficit of $17,021,453 as of December 31, 2023 and incurred net losses of $11.4 million and $8.0 million, respectively, during the years ended December 31, 2023 and 2022. Notes Live expects that it will incur an operating loss in 2024. These conditions raised substantial doubt about Notes Live’s ability to continue as a going concern; however, based on Notes Live’s management’s plan, Note Live believes that such substantial doubt has been alleviated. Notes Live believes that cash on hand, the improved profitability in 2024 from its operating entities in Colorado Springs, Colorado and Gainesville, Georgia, the anticipated opening of Ford Amphitheater in August 2024, as well as the proceeds of this offering will allow Notes Live to continue its business operations for at least 12 months from the date of this prospectus. Nonetheless, Notes Live’s continued implementation of its business plan to add additional locations is dependent on its future engagement in strategic locations, real estate transactions, capital raising, and debt financing. There is no guarantee that we will be able to execute on our business plan.

 

12
 

 

Notes Live’s business plan is based on numerous assumptions and estimates that may not prove accurate.

 

When evaluating where and when to attempt to open new venues Notes Live has to evaluate and make assumptions regarding potential demand in a given market and location, and the ability to attract events and acts to its venues. Notes Live needs to make estimates and forecasts regarding numerous factors, such as, the number of events that can be booked into a particular venue in a particular market, average attendance at these events, potential partnership revenue, likely ticket prices operating costs, and other potential revenue streams (such as parking). Notes Live makes these evaluations and estimates based on a variety of factors including industry and market data, as well as its experience to date. Estimates regarding the number and timing of future venue openings is based on various factors, such as the status of projects under construction, the entitlement status for certain projects, and discussions and negotiations with various municipalities. These estimates and assumptions are limited by, among other things, the fact that any data and estimates Notes Live has, or will utilize, for its projects are based on other venues, projects and circumstances, and as with all modeling and forecasts, these other venues, projects and circumstances may not exactly correlate with the venues Notes Live is, and plans, to develop. These estimates and assumptions are not an assurance that Notes Live will achieve any certain revenue targets with respect to a venue or when and whether a particular venue will be in operation, as the opening of music, live entertainment venues, restaurants and campuses are subject to numerous risks, and uncertainties, many of which are out of Notes Live’s control. As a result, Notes Live’s business plan is based on numerous assumptions and estimates that Notes Live believes are reasonable but which may prove to be incorrect. No assurance can be given regarding Notes Live’s ability to open a particular venue or execute on all facets of its plans, or whether any particular venue or campus will ultimately prove to be profitable for Notes Live or the reliability of the assumptions and estimates upon which various aspects of Notes Live’s business plan are based. Notes Live’s ability to adhere to and implement its business plan will depend upon Notes Live’s ability to successfully raise funds and a variety of other factors, many of which are beyond Notes Live’s control.

 

Notes Live’s debt obligations may adversely affect cash flow and impose restrictions on the ability to operate its business.

 

Notes Live from time to time utilizes credit and debt facilities in its operations and to acquire assets. As of March 31, 2024, Note Live had $11,433,421 of outstanding indebtedness, primarily under mortgage loans and loans to municipalities in connection with land acquisitions. For example, certain of the real property assets owned by certain of Notes Live’s subsidiaries are subject to a mortgage, including the two properties that are owned by Hospitality Income & Asset, LLC, which are the sites of Notes Live’s Bourbon Brothers Presents restaurant and the Bourbon Brokers Smokehouse & Tavern venue in Colorado Springs. Notes Live’s indebtedness could have significant adverse effects on the Company, including with respect to the following:

 

 Notes Live must use a portion of its cash flow from operations to pay interest on debt obligations, which will reduce the funds available to use for operations and other purposes including other financial obligations;
   
 Certain of Notes Live’s debt obligations are secured by significant company assets, including the real property on which the BBP CO and BBST CO sit in Colorado Springs, Colorado and the BBP GA and BBST GA sit in Gainesville, Georgia;
   
 Notes Live’s ability to obtain additional financing for working capital, capital expenditures, strategic acquisitions or general corporate purposes may be impaired; and
   
 Notes Live may be more vulnerable to economic downturns and adverse developments in its business.

 

Notes Live expects to obtain the funds to pay its day-to-day expenses and to repay its indebtedness primarily from operations. Notes Live’s ability to meet expenses and make these payments therefore depends on its future performance, which will be affected by financial, business, economic and other factors, many of which the Company cannot control. Notes Live’s business may not generate sufficient cash flow from operations in the future, and its currently anticipated growth in revenues and cash flow may not be realized, either or both of which could result in the Company being unable to repay indebtedness, or to fund other liquidity needs. If Notes Live does not have enough funds, it may be in breach of debt covenants and/or be required to refinance all or part of its then existing debt, sell assets or borrow more funds, which Notes Live may not be able to accomplish on terms favorable to the Company, or at all. In addition, the terms of existing or future debt agreements may restrict Notes Live from pursuing any of these alternatives. If Notes Live defaults on its obligations, that could lead the lender to foreclose and Notes Live could lose its investment in the applicable asset.

 

13
 

 

Certain subsidiaries of Notes Live that own, or are expected to own, key Company assets are not wholly owned, and as a result, third parties have rights in certain assets and operations of those subsidiaries.

 

Notes Live holds certain of its assets and projects in limited liability companies that are not wholly owned, with third parties, in certain cases owning a membership interest greater than 50%. For example, Notes Live’s membership interest in The Sunset Amphitheater LLC (which owns Ford Amphitheater) is 10%, however, the governing document for this entity provide that the equity held by third-party investors do not afford those members with voting rights. In addition, the governing documents for The Sunset Amphitheater LLC provide that in the case of distributions of available cash resulting from events held at the venue, the third-party investors are only entitled to receive a defined portion of that distribution. As such, the economic rights of those third-party investors is not necessarily equivalent to their ownership interest. In connection with their membership interests, third-party investors are typically afforded certain other rights, such as rights to use the suites located at planned outdoor amphitheater venues. Notes Live has, and expects to have, third-party investors hold non-voting interests in other subsidiaries, such as Sunset at Mustang Creek LLC and Sunset at Broken Arrow LLC, in each case subject to terms that are similar in nature to those in the governing documents of The Sunset Amphitheater LLC. As a result of these subsidiaries being less than wholly owned, a portion of the revenues or other value generated by the operations and assets of the applicable subsidiaries will be for the benefit of third parties and not for the benefit of, or distributed to, Notes Live. In addition, owning and operating assets through subsidiaries that are not wholly owned inherently raises other risks, such as an increased potential for decision-making conflicts with minority owners, diminished control over the subsidiary’s operations, increased likelihood of shareholder misalignment regarding the subsidiary’s operational strategies and priorities, dilution of financial returns, and increased governance complexity. Whether or not Notes Live holds a majority interest or maintain voting and operational control in such arrangements, third-party members and stakeholders may, for example, (1) have economic or business interests or objectives that are inconsistent with or contrary to those of Notes Live; (2) regardless of the terms of the governing documents of the subsidiary attempt to, or threaten to, seek to block or impede actions that Notes Live believes are in its and the subsidiary’s best interests; (3) act contrary to Notes Live policies or objectives; or (4) be unable or unwilling to fulfill or comply any obligations or restrictions related to their rights to utilize certain assets (such as suites).

 

The agreements specifying the terms of Notes Live’s public-private partnerships with local municipalities impose various conditions, obligations, restrictions, and covenants related to Notes Live’s ownership, use, development, and operation of the properties it acquires and the venues it constructs. Notes Live’s failure to comply with such restrictions could subject Notes Live to various consequences, ranging from the payment of monetary fees to the clawback of purchased property, any of which could have a materially adverse impact on Notes Live’s business and financial condition.

 

One of Notes Live’s key business-expansion strategies is forming public-private partnerships with local municipalities to acquire land at lower prices and on better terms than Notes Live likely could have negotiated in open-market sales or to obtain financial incentives that offset the costs of constructing and operating new venues. In exchange for the financial benefits that motivate Notes Live’s property acquisition and venue development within a given municipality, the agreements specifying the terms of Notes Live’s public-private partnership with the municipality, which may include development, parking, facilities-use, or similar agreements, often contain conditions, obligations, and covenants (collectively, “Restrictions”) related to the financial incentives for a project and that restrict Notes Live’s ownership, use, and development of the land it acquires and the venues it constructs and operates and impose potential monetary penalties on Notes Live if certain milestones are not achieved. Notes Live’s failure to comply with any Restrictions could pose a material risk to Notes Live’s financial condition and business operations. The Restrictions described below are among the Restrictions that have been included in the terms of public-private partnerships Notes Live has entered into to date, and also depict the types of Restrictions that Notes Live may be subject to under future public-private partnerships it enters.

 

 Project Deadlines and Monetary Penalties: The Restrictions in the public-private partnership agreements to date have included, and in the future will likely impose, specific deadlines and milestones that if not met subject Notes Live to monetary penalties. By way of example, pursuant to the agreement between Sunset at Broken Arrow LLC (“Sunset BA”), one of Notes Live’s subsidiaries, and the City of Broken Arrow, Oklahoma (“Broken Arrow”), Sunset BA must complete the amphitheater’s construction by December 31, 2025, subject to certain conditions and exceptions. If the amphitheater is not fully constructed by December 31, 2025, Sunset BA must pay Broken Arrow $10,000 per month for each month in which construction of the amphitheater remains incomplete. Similarly, the terms of the public-private partnership agreements with the City of McKinney, Texas (“McKinney”) entered into in March 2024 related to a planned open-air amphitheater and entertainment complex (the “McKinney Complex”) in McKinney impose a $250,000 termination fee on Notes Live if it is unable to close on the property acquisition within 30 days of the date of entitlement (“Entitlement”) and impose fees on Notes Live if it does not obtain a temporary certificate of occupancy within 36 months of Entitlement and a final certificate of occupancy within 42 months of Entitlement.

 

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 Conditions Related to Public Financing Incentives: Project financing under the public-private partnership arrangements impose various restrictions and obligations on Notes Live in order to receive certain public accommodations and financial incentives. For example, in connection with the public-private partnership of GA HIA, LLC (“GA HIA”), a subsidiary of Notes Live, with the City of Gainesville, Georgia (“Gainesville”) and the Gainesville Redevelopment Authority, GA HIA was approved to participate in Gainesville’s tax-allocation district redevelopment program (the “TAD Program”). GA HIA’s continued receipt of financial incentives and benefits through the TAD Program is conditioned on its maintenance of the applicable projects as tourism attractions used for the operation of a restaurant and entertainment venue and its ongoing compliance with both the applicable TAD Development Agreement and any loan agreements entered into to finance construction of the projects. Similarly, the public-private partnership between Sunset BA and the City of Broken Arrow, Oklahoma contemplates that the Broken Arrow Economic Development Authority (“BAEDA”) will issue tax-apportionment bonds and notes (“TIF Notes”) and will use the proceeds of the TIF Notes to fund approximately $17.81 million of project-site improvements that are required for the construction and operation of The Sunset BA and to pay for certain other project costs described in the project plan. If Sunset BA is unable to operate The Sunset BA in a manner that generates sufficient tax increment revenue to pay the TIF Bonds issued BAEDA to fund the project-site improvements, BAEDA will be unable to pay for the project-site improvements or the project costs contemplated in the project plan, causing Sunset BA not to receive the benefit of one of the material financial incentives that induced its entry into the public-private partnership.
   
 Operating Covenants and Monetary Penalties: The Restrictions to date have included, or in the future will likely include, obligations that require Notes Live to operate the venues in certain manners or to host a minimum number of events per year at a given venue. For example, Sunset BA must host a minimum of 45 scheduled events at The Sunset BA amphitheater each calendar year and may be subject to monetary penalties if it is unable to do so. Similarly, once construction of the McKinney Complex is complete, Notes Live is required to present at least 45 commercial events per year at The Sunset McKinney amphitheater. Notes Live or its operator must pay McKinney a ticket fee equal to $1.00 per manifested ticket sold. If Notes Live hosts at least 45 commercial events annually, with a paid attendance of at least 400,000 manifested tickets annually, McKinney or a related party will pay Notes Live certain financial incentives and contributions all of which will not be paid, and will be subject to repayment through subsequent-year reductions, in any year in which less than 45 commercial events are held. Accordingly, Notes Live faces the risk that it will not receive the material financial incentives that partly induced its entry into the public-private partnership with McKinney if it fails to meet the 45-event requirement each year.
   
 Clawback Rights: Certain public-private partnerships may require Notes Live to surrender or reconvey assets or rights if project milestones are not achieved by a defined date. For example, Notes Live and the City of Murfreesboro, Tennessee (“Murfreesboro”) entered into a Development Agreement in August 2022 pursuant to which Murfreesboro agreed to sell land to Notes Live upon which Notes Live previously intended to construct an entertainment campus. Thereafter, Notes Live assigned its interests under the Development Agreement to Sunset on the Stones River, LLC (“Sunset SR”), one of Notes Live’s subsidiaries. The Development Agreement imposed certain operational requirements, transfer restrictions, and construction deadlines, which Sunset SR had to comply with to avoid various financial penalties and other consequences, including a clawback provision that would have enabled Murfreesboro to claw back the land it sold to Sunset SR if Sunset SR failed to obtain a land-disturbance permit by June 1, 2023 and to begin construction of the entertainment campus within 60 days thereafter. After Sunset SR failed to meet those permit and construction deadlines, Murfreesboro could have required Sunset SR to transfer back the land and to lose its investment. Because the parties entered into a “stand-still” letter agreement in May 2023 before mutually deciding in July 2024 to terminate their public-private partnership without seeking or imposing any termination fees or other penalties, Sunset SR did not ultimately suffer the loss of its investment that it would have suffered had Murfreesboro enforced its clawback right. Nonetheless, the clawback provision in the Development Agreement demonstrates a type of Restriction that Notes Live could be subject to in connection with future public-private partnerships that it enters into.

 

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Risks Related to Notes Live’s Industry and Current and Planned Operations

 

Notes Live’s ability to open new amphitheaters and venues on schedule and in accordance with targets may be adversely affected by delays or problems associated with acquisition and construction delays, recruiting and training qualified employees to operate the venues and by other factors, some of which are beyond Notes Live’s control and the timing of which is difficult to forecast accurately.

 

Notes Live’s goal is to open up to eight additional venues from 2024 through 2026. To achieve that goal, Notes Live must successfully acquire the underlying land or satisfy all conditions to close on its land acquisitions, and then, among other things, oversee the construction of the improvements and build-out of those locations. Notes Live may not accurately predict the timing or ultimate success of its ability to timely open its proposed new venues. Delays encountered in negotiating, or the inability to finalize to Notes Live’s satisfaction, the development and installation of any necessary improvements may cause a significant variance in Notes Live’s financial targets. In addition, Notes Live’s anticipated schedule of opening any new venue may be adversely affected by other factors, some or all of which are beyond Notes Live’s control, including but not limited to the following:

 

 The availability of adequate financing;
   
 Delays in acquiring land and property rights;
   
 The ability to secure governmental approvals and permits, including land-use approvals and building and operating permits, and any necessary licenses;
   
 The ability to successfully and timely construct the applicable buildings and facilities;
   
 Construction and development costs;
   
 Costs overruns;
   
 Labor shortages or disputes with outside contractors;
   
 Any unforeseen engineering or environmental problems with venue location(s);
   
 Resolution of any litigation or other regulatory proceedings that could serve to prolong the development or opening of any venue or facility, such as compliance with local noise ordinances, and complaints and concerns raised by local property owners;
   
 The ability to hire, train and retain sufficient personnel;
   
 The ability to successfully promote the new venues and compete in the market(s) in which they will be are located;
   
 Weather conditions or natural disasters;
   
 Criminal activity that affects Notes Live’s development and operations of venues; and
   
 Local and general economic conditions.

 

Notes Live’s inability to open up to eight new venues from 2024 through 2026 would adversely affect Notes Live’s projected results of operations and financial condition.

 

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The success of Notes Live’s amphitheater and venue projects depends on the popularity of guest experiences at those venues, as well as Notes Live’s ability to attract advertisers, marketing partners, operating partners, audiences and artists to concerts at other events at those locations. If The Sunset Amphitheater and other venues owned by Notes Live do not appeal to customers, or if Notes Live is unable to attract advertisers and marketing partners, there will be a material negative effect on the Company’s business and results of operations.

 

The financial results of Notes Live planned amphitheater venues are largely dependent on the popularity of visitor experiences at The Sunset Amphitheater(s), which are intended to provide a high-end experience to visitors. Notes Live has marketed its venues as being distinct from other amphitheaters and venues, and there is an inherent risk that Notes Live may be unable to achieve the level of success appropriate for the significant investment involved. Fan and consumer tastes also change frequently, and it is a challenge to anticipate what will be successful at any point in time. Should the popularity of Notes Live’s Sunset Amphitheater venues not meet expectations, Notes Live’s revenues from ticket sales, and concession and merchandise sales would be adversely affected, and the Company might not be able to replace the lost revenue with revenues from other sources. As a result of any of the foregoing, Notes Live may not be able to generate sufficient revenues to cover its costs, which could adversely impact its business and results of operations and the price of the Company’s common stock.

 

Additionally, Notes Live’s amphitheater and entertainment venue focused business is dependent on its ability to attract advertisers and marketing partners to its signage, digital advertising and partnership offerings. Advertising revenues depend on a number of factors, such as the reach and popularity of Notes Live’s venue(s) (including risks around consumer reactions to advertisers and marketing partners), the health of the economy in the markets in which Notes Live’s venues are located and in the nation as a whole, general economic trends in the advertising industry and competition with respect to such offerings. Should the popularity of Notes Live’s advertising assets not meet expectations, its revenues would be adversely affected, and Notes Live might not be able to replace the lost revenue with revenues from other sources, which could adversely impact its business and results of operations and the price of its common stock.

 

The success of Notes Live’s amphitheater and entertainment venue focused business will also depend upon its ability to offer and attract live entertainment that is popular with guests. While the Company believes that its venues will enable new experiences for audiences in its markets, there can be no assurance that guests, artists, promoters, advertisers and marketing partners will embrace the Company’s venues. Notes Live facilities will contract with promoters and others to provide performers and events at its venues. There may be a limited number of popular artists, groups or events that are willing to take advantage of the immersive experiences and next generation technologies (which cannot be re-used in other venues) or that can attract audiences to the Sunset Amphitheater venues, and Notes Live’s business would suffer to the extent that that it is unable to attract such artists, groups and events willing to perform at its venues.

 

Notes Live is completing construction of its first outdoor amphitheater project in Colorado Springs. That facility, and future facilities, will require significant capital investments by Notes Live, and there is no assurance that the venues will be successful.

 

Notes Live is progressing with its venue strategy to create, build, and own new music and entertainment-focused outdoor amphitheater venues — its Sunset collection. There is no assurance that this initiative will be successful. Notes Live is completing construction of its first Sunset Amphitheater in Colorado Springs and is intending to open additional venues in Oklahoma and Texas. The costs to develop and then build Sunset Amphitheaters are substantial and substantially in excess of currently available funds. For example, Notes Live has committed $70 million of private investments to the construction of The Sunset BA, and this will require Notes Live directly, or through a subsidiary that will own the venue, to seek and execute on one or more outside sources of capital, as Notes Live’s current cash flows and resources alone likely would not support a development of this magnitude. There is no assurance that Notes Live will ultimately be able to secure outside capital that will be necessary to fund various of its planned projects and developments. Any inability to raise outside capital timely, or at all, could delay the development and opening of planned venues, or lead to their termination either by Notes Live or the applicable municipality or counter party.

 

In addition, it is always difficult to provide a definitive construction cost estimate for large-scale construction projects. Notes Live’s estimates and projections with respect to opening dates, costs estimates, event scheduling, or other matters inherent in the development and ownership of amphitheater venues may not prove wholly accurate as it rolls out additional venue projects across varying markets. In light of the design of The Sunset Amphitheater, including the use of technologies and features that have are associated with many entertainment venues, the risk of delays and higher than anticipated costs are elevated. As Notes Live completes construction of Ford Amphitheater, which is expected to open in August 2024, Notes Live may still face unexpected project delays and other complications with respect to the operation of this project.

 

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Notes Live has not finalized certain plans and specifications for many of its proposed new venue locations, and as a result Notes Live’s costs may be higher than anticipated, resulting in possible additional capital requirements, additional debt, or less favorable operating results than projected.

 

Planning for the design and construction of Notes Live’s in-development or future Bourbon Brothers Presents, Bourbon Brothers Smokehouse & Tavern, and The Sunset Amphitheater venue locations is ongoing. Until the final planning and development for each venue is complete, any cost estimates contained in Notes Live’s budget are subject to change. Since the Company’s development costs have not yet been finalized for many of its ongoing and planned projects, Notes Live may require additional capital in the form of shareholder contributions, additional debt or equity financing, or both. If Notes Live’s costs are higher than projected, the operating results contained in the Company’s projections may be less favorable.

 

Notes Live may suffer project delays, increased costs, and financial losses if city councils or other local governmental bodies oppose Notes Live’s land-purchase and venue-construction proposals or reject purchase and development agreements that Notes Live has negotiated with other regulatory bodies within a given city.

 

Notes Live’s business model involves entering into public-private partnerships with local municipalities that offer various financial and tax incentives to Notes Live in exchange for Notes Live’s agreement to construct a venue in the city. These partnerships may require approval from several levels of local government, including local city councils that may have the authority to vote on and approve or oppose our proposed land purchases and venue-construction projects. In some cases, we may negotiate with one local regulatory body and enter into a binding purchase and sale agreement that makes the closing of our land purchase contingent on receiving the local city council’s final approval. Similarly, we may enter into operating or development agreements with other third parties that include city-council approval as a condition precedent. Despite having a purchase agreement in place and having received the approval of another local governmental body, there is a risk that the local city council may vote down our purchase and construction proposals or binding agreements. That could occur due to changes in political priorities, public opposition, a misalignment between local regulatory bodies in their strategic objectives for a city, or other factors beyond on our control. This risk was exemplified by our attempted purchase of land in Oklahoma City, Oklahoma in June 2023, when we entered into a binding purchase and sale agreement with the Oklahoma City Planning Commission that was ultimately rejected by local city council , which is discussed in more detail on page [64].

 

The rejection by a local city council of our proposed land acquisition or construction plan could result in significant project delays and increased costs as we attempt to address the city council’s concerns, negotiate alternative arrangements, or pursue the purchase of other land. Such a rejection could also lead to a loss of our investment in the preliminary stages of development, including the planning and design process. While we strive to mitigate this risk by engaging with local governmental officials early on when attempting to expand our operations to a new city, conducting thorough due diligence of the properties we are evaluating for purchase, and negotiating contractual protections to minimize any financial losses or penalties we would incur if our contemplated purchase of land or venue construction is opposed by a local city council, we cannot predict how a city council will vote, and we cannot assure that we will be successfully in overcoming any such opposition.

 

Potential development and construction delays could cause Notes Live’s estimate of future income, expenses, and development costs to be inaccurate.

 

Notes Live has fully developed and constructed each of its operating or under construction venues to date, and expects to do so for its planned new projects. Properties that require development and construction involve more risk than other properties, typically do not generate operating revenue while costs are incurred to develop the properties, and may also generate certain expenses such as property taxes and insurance costs. In addition, market conditions may change during the course of development that may make the plan of development less attractive than at the time it was conceived. Development activities include the risks that such projects may be abandoned after expending capital and other resources, the construction costs of such projects may exceed original estimates, and the construction of a property may not be completed on schedule. Development activities are also subject to risks relating to the inability to obtain, and delays in obtaining, all necessary entitlement, zoning, land-use, building, occupancy, and other required governmental permits and authorizations. Delays in construction will delay the opening of new venues. Management’s estimate of future income, expenses, and development costs that are necessary to allow Notes Live to market this offering as originally intended may prove to be inaccurate. Contingencies in development activities beyond the control of Notes Live may occur.

 

The success of Notes Live’s business operations depends in part on its ability to acquire, develop, lease, and maintain live-music venues, and if it is unable to do so on acceptable terms, or at all, its results of operations could be adversely affected.

 

The Company’s business requires access to venues to generate revenue from live music concerts and other events. The Company has entered into a number of leasing and operating agreements for its venues. If the Company is unable to renew these agreements or to obtain new agreements on favorable, acceptable terms that are compatible with the Company’s existing operations, the Company’s operations may be negatively impacted.

 

The Company’s ability to continue expanding its operations through the development of new, and the expansion of existing, live music venues and restaurants is subject to a number of risks, including that (i) the construction of live music venues may result in cost overruns, delays, or unanticipated expenses; (ii) desirable sites for music venues may be unavailable or too costly; and (iii) the attractiveness of our existing venue locations may deteriorate over time. Growing or maintaining the Company’s existing revenue depends in part in making consistent investments in its venues. To meet long-term, increasing demand, improve value, and grow revenue, the Company may have several capital-improvement projects underway at any given time. Numerous factors, many of which are beyond the Company’s control, may influence the ultimate costs and timing of various capital improvements.

 

The amount of capital expenditures can vary significantly from year to year. In addition, actual costs could vary materially from the Company’s estimates if its assumptions about the quality of materials, equipment, or workmanship required or the cost of financing such expenditures were to change. Construction is also subject to governmental permitting processes, which, if modified, could materially affect the Company’s ultimate costs.

 

Additionally, the market potential of the Company’s live music venues, concerts, and restaurants cannot be precisely determined. The Company may face competition in markets from unexpected sources. Because of that competition, the Company may be unable to add to or maintain its collection of live music venues and concert and restaurant offerings on terms it considers acceptable.

 

Notes Live is currently engaged in litigation related to its construction and operation of Ford Amphitheater in a lawsuit that was previously dismissed but is pending an appeal by the plaintiffs. An adverse outcome for Notes Live in the appeal could negatively affect Notes Live’s business operations, cause Notes Live’s construction of Ford Amphitheater to be delayed, and prevent Notes Live from fulfilling certain contractual obligations related to scheduled events at Ford Amphitheater. Notes Live may face similar lawsuits in other municipalities where it is constructing, or plans to construct, Sunset Amphitheaters.

 

The planning, construction, and development of Notes Live’s venues requires the Company to obtain and various governmental approvals and permits. As disclosed under “Notes Live Business — Legal Proceedings,” Notes Live, Notes Live Real Estate, LLC, and the City of Colorado Springs, Colorado (the “City”) were defendants in a lawsuit filed in the El Paso County District Court of Colorado on September 26, 2023 by a neighborhood association and an individual who sought to enjoin Notes Live’s construction and operation of Ford Amphitheater based on allegations that the venue would emit “unlawful noise pollution” in violation of state law. Notes Live filed a motion to dismiss, which the El Paso County District Court granted on January 11, 2024. However, the plaintiffs filed an appeal to the Colorado Court of Appeals, which is currently pending. In response to the plaintiffs’ opening appellate brief, which was due by April 16, 2024, Notes Live’s answer was due by May 21, 2024, and the plaintiffs’ reply was due by June 11, 2024.

 

Although Notes Live believes it complied with all applicable codes and procedures required to obtain the City of Colorado Springs’ approval to construct Ford Amphitheater, and is encouraged by the district court’s dismissal of the lawsuit, there can be no guarantee that the Colorado Court of Appeals will affirm the district court’s decision. The reversal of the district court’s dismissal by the Colorado Court of Appeals, the suspension, revocation, or rejection by the City of any of the permits or waivers required for Notes Live to continue its construction of, and eventual operation of Ford Amphitheater, or any other unfavorable outcome from the appeal and litigation could subject Notes Live to adverse commercial ramifications and negatively impact Notes Live’s business operations, financial condition, construction timeline, and ability to comply with its contractual obligations to host concerts and events that are scheduled to take place at Ford Amphitheater starting in August 2024. If Notes Live loses on appeal or if the process or outcome of the appeal delays Notes Live’s completion of Ford Amphitheater’s construction and delays the opening of that venue, Notes Live may be required to cancel or reschedule certain concerts and events, which would increase Notes Live’s costs for the events, could negatively impact attendance and food-and-beverage sales at the events and delay or decrease Notes Live’s ability to generate revenues through events scheduled at the venue.

 

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Notes Live could face similar lawsuits in other locations where it is constructing, or plans to construct, Sunset Amphitheaters based on similar laws or other local ordinances. An adverse outcome of the appeal in Colorado could serve as precedent for claims to be brought by other potential plaintiffs in other jurisdictions, thereby exposing Notes Live to greater litigation risk. Any litigation of this nature, regardless of outcome, could result in substantial costs being incurred by Notes Live, management’s focus and resources being diverted, Notes Live’s expected timelines for construction, operations, and event hosting being impeded, and loss of revenues. Any of the foregoing risks and adverse outcomes could materially impact Notes Live’s business, financial condition, results of operations, and/or cash flows.

 

If Notes Live fails to execute its business strategy, which includes identifying, acquiring, and then developing new restaurant, amphitheater, and entertainment venue locations, and opening locations that are profitable, Notes Live’s business could suffer.

 

Notes Live’s primary means of achieving growth objectives is opening and operating new and profitable restaurants and entertainment venues, and its outdoor amphitheaters. This strategy involves numerous risks, and Notes Live may not be able to open all planned new venues, and the new locations that do open may not be profitable or as profitable as existing locations.

 

A significant risk in executing Notes Live’s business strategy is locating, securing, and then profitably operating suitable new locations for restaurants and music venues. Many of the larger projects Notes Live has undertaken, and expects to undertake (being outdoor amphitheater projects), require a significant land footprint to locate the building, parking and other ancillary improvements. Locating, and then acquiring suitable sites is subject to numerous challenges, and there can be no assurance that Notes Live will be able to find sufficient suitable locations or negotiate suitable purchase or lease terms for planned expansion in any future period. Economic conditions may also reduce commercial development activity and limit the availability of attractive sites for new locations. New locations that open may experience an adjustment period before sales levels and operating margins normalize, and even sales at successful newly opened locations likely will not make a significant contribution to profitability in their initial months of operation. Notes Live’s ability to open and operate new locations successfully also depends on numerous other factors, some of which are beyond our control, including, among other items discussed in other risk factors, the following: ability to control construction and development costs of new restaurants and venues; ability to manage the local, state or other regulatory approvals and permits, zoning and licensing processes in a timely manner; ability to appropriately train employees and staff the venues; consumer acceptance of venues in new markets; and ability to manage construction delays related to the opening of a new venue. Delays or failures in opening new locations or achieving lower than expected sales in new locations could materially adversely affect business strategy and could have an adverse effect on business and results of operations.

 

Expansion into new geographic markets may present increased risks due to relative unfamiliarity with these markets.

 

Certain new venues, amphitheater and restaurant locations may be in areas in which Notes Live has not previously had a presence. Those new markets may have different competitive conditions, consumer tastes, and discretionary spending patterns than current markets where Notes Live has operations, which may cause new locations to be less successful than restaurants and venues in Notes Live’s core market. An additional risk of expanding into new markets is the potential for lower or lacking market awareness of the Notes Live brand. Restaurants and venues opened in new markets may open at lower average weekly sales volumes than locations opened in Notes Live’s core market and may have higher facility-level operating expense ratios than in existing markets. Restaurants and venues opened in new markets may take longer to reach average unit volume and margins, if at all, thereby affecting our overall profitability.

 

The catastrophic loss of a facility could adversely affect business.

 

The catastrophic loss of any of Notes Live’s facilities, venues, or restaurant location due to unanticipated events, such as fires, an act of terrorism or violent weather, would likely reduce revenues during the affected period, and such reduction would likely have a material adverse impact on Note Live’s operating results, at least until Notes Live is operating a significant number of facilities.

 

Notes Live’s operational costs may be greater than projected due to factors beyond Notes Live’s control that slow project development and may adversely impact Notes Live’s profitability.

 

The costs in the restaurant and music venue industries are often underestimated and may increase by reason of factors beyond Notes Live’s control. Such factors may include weather conditions, legal costs, labor disputes, governmental regulations, equipment breakdowns, property availability, governmental regulatory interference, insurance costs and other disruptions. While Notes Live intends to manage these costs diligently, the risk of running over budget is always significant and may have a substantial adverse impact on the profitability of Notes Live. In such event, additional sales of any of Notes Live’s equity securities or additional financing may be required to continue the business of Notes Live, and there can be no guarantee that Notes Live could successfully conclude such additional sales or obtain such additional financing at all or on terms that were acceptable to Notes Live, which could have a materially adverse effect on Notes Live and its operations.

 

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Notes Live’s restaurants and live-music venues face intense competition, and if Notes Live is unable to continue to compete effectively, its business, financial condition, and results of operations would be adversely affected.

 

The restaurant industry is intensely competitive, and Notes Live faces many well-established competitors. Notes Live competes within each market with national and regional restaurant and retail chains and locally owned restaurants and retailers. Competition from other regional or national restaurant and retail chains typically represents the more important competitive influence, principally because of their significant marketing and financial resources. Notes Live also faces competition as a result of the convergence of grocery, deli, retail, and restaurant services, particularly in the supermarket industry. It also faces competition from various off-premise meal replacement offerings including but not limited to home meal kits delivery, third-party meal delivery, and catering, and the rapid growth of these channels by competitors. Moreover, competitors can harm business even if they are not successful in their own operations by taking away customers or employees through aggressive and costly advertising, promotions, or hiring practices. Notes Live competes primarily on the quality, variety, and perceived value of menu and retail items. The number and location of restaurants, the growth of e-commerce, type of concept, quality and efficiency of service, attractiveness of facilities, and effectiveness of advertising and marketing programs also are important factors. Notes Live anticipates that intense competition will continue with respect to all of these factors. It also competes with other restaurant chains and other retail businesses for quality site locations, management and hourly employees, and other competitive pressures that could affect both the availability and cost of these important resources. If Notes Live is unable to continue to compete effectively, its business, financial condition, and results of operations would be adversely affected.

 

Notes Live may face challenges in building name recognition, developing its reputation, and protecting its brand and reputation from adverse events that may not be within Notes Live’s control, which could adversely impact its expansion efforts, its operating results, and its ability to attract talented performers, generate audience enthusiasm, sell tickets, and generate revenue from its venues.

 

To date, we have opened a limited number of restaurants and two indoor music venues in a total of two markets, and we are opening our first outdoor amphitheater in August 2024 in one of our existing markets. As a company with limited history and operations, to date, our name and brand is not widely known. We believe that growing, protecting, maintaining and enhancing our name and brand recognition, and greater market awareness for our venues, is integral to our success in our current markets, particularly as we open Ford Amphitheater and as we seek to expand into new markets. Growing, protecting, maintaining and enhancing our brand will depend largely on our ability to develop and maintain venues that are desirable for performers and attendees both at the time of their opening and over time. This will depend on, other things, our ability to develop and maintain venues with features and amenities that are desirable for performers and attendees, and differentiate our venues from others, which we may not do successfully. The value of our name and brand may decline if we are unable to maintain our brand and venues as being disruptive, high quality and unique in the live music industry. Successfully growing and maintaining our brand will depend largely on the effectiveness of our marketing efforts, our ability to open venues that prove successful and desirable in the industry (both for performers and attendees), and our ability to continue to open, develop and successfully differentiate our venues from competing facilities. Delays in opening venues, cancellations of planned shows (for various reasons), security and safety concerns related to our venues, negative publicity or reviews, negative experiences of performers or attendees, needed infrastructure upgrades and repairs that will occur from time to time, or other operational challenges may harm our reputation and brand. Unfavorable media coverage, negative publicity, or negative public perception about us or our venues, our industry, or actual or perceived negative experiences of performers or attendees at our venues may also harm our reputation and our brand. If events occur that damage our reputation and brand, our ability to grow revenues from our existing venues and to expand into new markets may be impaired, and our business, financial condition and results of operations may be harmed.

 

We also believe that the importance of name and brand recognition will increase as competition in our current or prospective markets increases, and the promotion of our venues, name, and brand may require substantial expenditures. We have invested, and expect to continue to invest, resources to increase our name and brand awareness, both generally and in specific geographies and to specific intended customer groups. There can be no assurance that our brand development strategies and investment of resources will enhance recognition of the Venu (or Notes Live) brand or name, or lead to increased demand for our venues. If our efforts to protect and promote our name and brand are not successful, our business, financial condition and results of operations may be adversely affected. In addition, even if our name and brand recognition and loyalty increases, revenue may not increase at a level commensurate with our marketing spend.

 

The entertainment business in which Notes Live operates is highly sensitive to customer tastes. The success of Notes Live’s business depends on Notes Live’s (and its contractual partners’) ability to attract popular artists and other live events to its venues. Notes Live and its partners may be unable to book events that generate demand, or anticipate or respond to changes in consumer preferences, which may result in decreased attendance at concerts and events hosted at Notes Live’s venues.

 

The success of Notes Live’s business depends, in part, upon its ability to offer live entertainment venues that are popular with customers. Moreover, Notes Live expects to rely, in part, on third parties (such as AEG Presents — Rocky Mountains, LLC, with whom Notes Live has entered into an operating agreement for Ford Amphitheater in Colorado Springs) to book events and acts at Notes Live’s venues. Although the agreements include performance targets as it relates to show and attendance numbers, the parties entry into these agreements do not assure that AEG or any other operator will be successful in booking a specific number of events at a particular venue in a given year. In addition, as described elsewhere in this prospectus, Notes Live is obligated to split certain venue and event costs and revenues with these third-party operators, and may also be required to make other accommodations to those parties in connection with their agreement to serve as operator of a venue, such as providing the operator with a right of first offer for future venues that Notes Live constructs. There may be a limited number of popular artists, groups, or events that can attract audiences to venues and Notes Live’s business would suffer to the extent that its venues are unable to attract such artists, groups, and events to perform at its venues, or its third-party contractual partners are unable to perform under their agreements with Notes Live or fulfil the parties expectations.

 

Moreover, the live music industry competes with other forms of entertainment for consumers’ discretionary spending and within this industry Notes Live competes with other venues to book artists in the markets in which it currently (or plans to) promotes music concerts, Notes Live faces competition from other promoters and venue operators. Competitors compete with Notes Live for key employees who may have relationships with popular music artists and who have a history of being able to book such artists for concerts and tours. These competitors may engage in more extensive development efforts, undertake more far-reaching marketing campaigns, adopt more aggressive pricing policies, and make more attractive offers to existing and potential artists. Competitors may develop services, advertising options, or music venues that are equal or superior to those Notes Live provides or that achieve greater market acceptance and brand recognition. Across the live music industry, it is possible that new competitors may emerge and rapidly acquire a significant market share.

 

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Notes Live’s success depends, in significant part, on entertainment and leisure events and economics, and other factors adversely affecting such events could have a material adverse effect on business, financial condition, and results of operations.

 

A decline in attendance at or reduction in the number of live entertainment and leisure events may have an adverse effect on revenue and operating income. In addition, during periods of economic slowdown and recession, many consumers have historically reduced their discretionary spending and advertisers have reduced their advertising expenditures. The impact of economic slowdowns on business is difficult to predict, but they may result in reductions in ticket sales, sponsorship opportunities and Notes Live’s ability to generate revenue. The risks associated with Notes Live’s businesses may become more acute in periods of a slowing economy or recession, which may be accompanied by a decrease in attendance at live entertainment, sporting, and leisure events. Many of the factors affecting the number and availability of live entertainment and leisure events are beyond Notes Live’s control. Notes Live’s success depends, in significant part, on entertainment and leisure events and economic and other factors adversely affecting such events could have a material adverse effect on business, financial condition and results of operations. A decline in attendance at or reduction in the number of live entertainment and leisure events may have an adverse effect on revenue and operating income. In addition, during periods of economic slowdown and recession, many consumers have historically reduced their discretionary spending and advertisers have reduced their advertising expenditures. The impact of economic slowdowns on business is difficult to predict, but they may result in reductions in ticket sales, sponsorship opportunities and Notes Live’s ability to generate revenue. The risks associated with its businesses may become more acute in periods of a slowing economy or recession, which may be accompanied by a decrease in attendance at live entertainment, sporting, and leisure events.

 

Notes Live’s business depends on discretionary consumer and corporate spending, which may be impacted by market volatility and challenging economic conditions.

 

Many factors related to corporate spending and discretionary consumer spending, including economic conditions affecting disposable consumer income, unemployment levels, fuel prices, interest rates, changes in tax rates and tax laws that impact companies or individuals, and inflation can significantly impact Notes Live’s operating results. Business conditions, as well as various industry conditions, including corporate marketing and promotional spending and interest levels, can also significantly impact Notes Live’s operating results. These factors can affect attendance at Notes Live’s events, sponsorship, advertising and hospitality spending, concession and merchandise sales, as well as the financial results of any sponsors of Notes Live’s venues, events, and the industry. Negative factors such as challenging economic conditions and public concerns over terrorism and security incidents, particularly when combined, can impact corporate and consumer spending, and one negative factor may impact Notes Live’s results more than another. There can be no assurance that consumer and corporate spending will not be adversely impacted by current economic conditions, or by any future deterioration in economic conditions, thereby possibly impacting Notes Live’s operating results and growth.

 

Portions of Notes Live’s business are subject to seasonal fluctuations and its operating results and cash flow likely will vary from period to period.

 

A significant portion of Notes Live’s future growth projections stem from the suite of outdoor amphitheaters it intends to construct and own. Those venues will hold larger, and more consistent events in the second and third fiscal quarters. As a result Notes Live’s revenues and expenses are expected to be seasonal in nature and operating results and cash flow likely will reflect significant variation from period to period. Consequently, period-to-period comparisons of our operating results may not necessarily be meaningful and the operating results of one period are not indicative of our financial performance during a full fiscal year. This variability may adversely affect Notes Live’s business, results of operations and financial condition.

 

Poor weather adversely affects attendance at live music events, which could negatively impact Notes Live’s financial performance from period to period.

 

A significant portion of Notes Live’s business is the hosting and promotion of live music events. Weather conditions surrounding these events affect sales of tickets, concessions, and merchandise, among other things. Poor weather conditions can have a material impact on results of operations particularly because Notes Live can only promote and/or ticket a finite number of events. Increased weather variability due to climate change exacerbates weather-related issues. Due to weather conditions, Notes Live may be required to cancel or reschedule an event to another available day or a different venue, which would increase costs for the event and could negatively impact the attendance at the event as well as concession and merchandise sales. Poor weather can affect current periods as well as successive events in future periods.

 

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There is a risk of personal injuries and accidents in connection with live music events, which could subject Notes Live to personal injury or other claims and increase expenses, as well as reduce attendance at its live music events, causing a decrease in revenue.

 

There are inherent risks involved with organizing and producing live music (and other entertainment) events. As a result, personal injuries and accidents may occur in the future, from time to time, which could subject Notes Live to claims and liabilities for personal injuries. Incidents in connection with Notes Live’s live music events at any of its venues that its owns or rents could also result in claims, reducing operating income or reducing attendance at its events, which could cause a decrease in revenue. In addition, while Notes Live has security protocols in place at its events, illegal drug use or alcohol consumption at events could result in negative publicity, adverse consequences (including illness, injury, or death) to the persons engaged in such activities or others, and litigation against Notes Live. While Notes Live maintains insurance policies that provide coverage within limits that are sufficient, in management’s judgment, to protect it from material financial loss for personal injuries sustained by persons at its venues or events or accidents in the ordinary course of business, there can be no assurance that such insurance will be adequate at all times and in all circumstances.

 

The sale of food and prepared food products for human consumption involves a risk of injury to customers.

 

Such injuries may result from tampering by unauthorized third parties, product contamination or spoilage, including the presence of foreign objects, substances, chemicals, other agents, or residues introduced during the growing, storage, handling, and transportation phases. Additionally, many of the food items on the restaurants Notes Live owns contain beef and chicken. The preferences of customers toward beef and chicken could be affected by changes in consumer health or dietary trends and preferences regarding meat consumption or health concerns and publicity concerning food quality, illness, and injury generally. In recent years there has been publicity concerning E. Coli bacteria, hepatitis A, “mad cow” disease, “foot-and-mouth” disease, salmonella, African swine fever, peanut and other food allergens, and other public health concerns affecting the food supply, including beef, chicken, pork, dairy and eggs. In addition, government regulations or the likelihood of government regulation could increase the costs of obtaining or preparing food products. A decrease in guest traffic to venues, a change in mix of products sold or an increase in costs as a result of these health concerns either in general or specific to operations could result in a decrease in sales or higher costs to venues that would materially harm business.

 

The price and availability of food, ingredients, retail merchandise, transportation, distribution, and utilities used by Notes Live’s venues could adversely affect revenues and results of operations.

 

Notes Live is subject to the general risks of inflation, and Notes Live’s operating profit margins and results of operations depend significantly on its ability to anticipate and react to changes in the price, quality and availability of food and other commodities, ingredients, retail merchandise, transportation, distribution, utilities, and other related costs over which Notes Live has limited control. Fluctuations in economic conditions, weather, demand, and other factors affect the availability, quality and cost of the ingredients and products that Notes Live buys. Furthermore, many of the products that Notes Live uses and their costs are interrelated. Changes in global demand for corn, wheat and dairy products could cause volatility in the feed costs for poultry and livestock. The effect of, introduction of, or changes to tariffs or exchange rates on imported retail products or food products could increase costs and possibly affect the supply of those products. Changes in demand for over the road transportation and distribution services could cause volatility, increase costs, and affect operating margins. In addition, food safety concerns, widespread outbreaks of livestock and poultry diseases, such as, among other things, the avian flu and African swine fever, and product recalls, all of which are out of Notes Live’ control, and, in many instances, unpredictable, could also increase costs and possibly affect the supply of livestock and poultry products. Notes Live’s operating margins are also affected, whether as a result of general inflation or otherwise, by fluctuations in the price of utilities such as natural gas and electricity, on which Notes Live’s locations depend for much of their energy supply. Notes Live’s inability to anticipate and respond effectively to one or more adverse changes in any of these factors could have a significant adverse effect on its results of operations. In addition, because it provides a moderately priced product, Notes Live may not seek to or be able to pass along price increases to its customers sufficient to completely offset cost increases.

 

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Notes Live and its venues may be adversely affected by the occurrence of extraordinary events, such as terrorist attacks or disease epidemics.

 

The occurrence and threat of extraordinary events, such as terrorist attacks, intentional or unintentional mass-casualty incidents, public health concerns such as contagious disease outbreaks, natural disasters, or similar events, may deter artists from touring and/or substantially decrease the use of and demand for services and the attendance at live music events, which may decrease revenue or expose Notes Live to substantial liability. The terrorism and security incidents in the past, military actions in foreign locations, periodic elevated terrorism alerts and fears from publicized contagious disease outbreaks have raised numerous challenging operating factors, including public concerns regarding air travel, military actions and additional national or local catastrophic incidents, causing a nationwide disruption of commercial and leisure activities.

 

In the event of actual or threatened terrorism events, some artists may refuse to travel or book tours, which could adversely affect business. Attendance at events may decline due to fears over terrorism and contagious disease outbreaks, which could adversely impact operating results. While it is constantly evaluating the security precautions for events in an effort to ensure the safety of the public, no security measures can guarantee safety and there can be no assurances that it won’t face liabilities, which could be substantial and materially impact our operating results, in connection with such terrorist attacks at events.

 

While Notes Live has health and safety programs designed to mitigate the risks that are inherent in the staging of concerts and other events, as well as those associated with extraordinary occurrences or actions that may take place at events, there can be no assurances that these programs will be sufficient to fully cover every possibility. Despite Notes Live’s best efforts, some occurrences or actions are difficult to foresee and adequately plan for, which could lead to fan, vendor, or employee harm resulting in fines, penalties, legal costs, and reputational risk that could materially and adversely impact our business and results of operations.

 

Health concerns, government regulation relating to the consumption of food products, and widespread infectious diseases could impact consumer preferences and negatively affect results of operations.

 

Much like the COVID-19 pandemic, the United States and other countries have experienced, or may experience in the future, outbreaks of other viruses, such as norovirus, the bird/avian flu, or other diseases. As experienced with the COVID-19 pandemic, if a regional or global health pandemic occurs, depending upon its location, duration, and severity, Notes Live’s business could be severely affected. In the event a health pandemic occurs, customers might avoid public places, and local, regional, or national governments might limit or ban public gatherings to halt or delay the spread of disease. Jurisdictions in which we have restaurants and venues may impose mandatory closures or impose restrictions on operations. If a virus is transmitted by human contact or respiratory transmission, employees or guests could become infected, or could choose, or be advised, to avoid gathering in public places, any of which would adversely affect restaurant guest traffic or perform functions at the corporate level. A regional or global health pandemic might also adversely affect business by disrupting or delaying production and delivery of materials and products in supply chain and causing staffing shortages in our stores.

 

Risks Related to Governmental Regulation

 

Notes Live is subject to extensive governmental regulation and changes in these regulations and its failure to comply with them may have a material negative effect on the Company’s business and results of operations.

 

Notes Live’s business is subject to the general powers of federal, state and local governments.

 

Venue-related Permits/Licenses. Notes Live’s venues, like all public spaces, are subject to building and health codes and fire regulations imposed by state and local government as well as zoning and outdoor advertising and signage regulations. Notes Live also requires a number of licenses in multiple jurisdictions to operate, including, but not limited to, occupancy permits, exhibition licenses, food and beverage permits, liquor licenses, signage entitlements and other authorizations. Failure to receive or retain, or the suspension of, liquor licenses or permits could interrupt or terminate our ability to serve alcoholic beverages at our venue. Additional regulation relating to liquor licenses may limit our activities in the future or significantly increase the cost of compliance, or both. Notes Live is subject to “dram shop” statutes in certain states, which generally provide that serving alcohol to a visibly intoxicated or minor patron is a violation of the law and may provide for strict liability for certain damages arising out of such violations. Notes Live’s liability insurance coverage may not be adequate or available to cover any or all such potential liability. Any failure to maintain these permits or licenses could have a material negative effect on Notes Live’s business and results of operations.

 

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 Public Health and Safety. As a result of government mandated assembly limitations and closures implemented in response to the COVID-19 pandemic, Notes Live’s revenues declined substantially in 2020 and 2021. There can be no assurance that some or all of these restrictions will not be imposed again in the future due to future outbreaks of COVID-19 (including variants) or another pandemic or public health emergency. Notes Live is unable to predict what the long-term effects of these events, including renewed government regulations or requirements, will be. For example, future governmental regulations adopted in response to a pandemic may impact the revenue we derive and/or the expenses we incur from the events that we choose to host, such that events that were historically profitable would instead result in losses.
   
 Environmental Laws. The amphitheaters and venues Notes Live develops are subject to federal, state, and local environmental laws and regulations relating to the use, disposal, storage, emission and release of hazardous and non-hazardous substances, as well as zoning and noise level restrictions which may affect, among other things, the operations of our venues. Compliance with these regulations and the associated costs may be heightened as a result of the purchase, construction or renovation of a venue. Additionally, certain laws and regulations could hold the Company strictly, jointly and severally responsible for the remediation of hazardous substance contamination at its facilities or at third-party waste disposal sites, as well as for any personal injury or property damage related to any contamination. Notes Live’s commercial general liability and/or the pollution legal liability insurance coverage may not be adequate or available to cover any or all such potential liability.
   
 Data Privacy. Notes Live is subject to various data privacy and protection laws, regulations, policies and contractual obligations that apply to the collection, transmission, storage, processing and use of personal information or personal data, which among other things, impose certain requirements relating to the privacy and security of personal information. The variety of laws and regulations governing data privacy and protection, and the use of the internet as a commercial medium, are rapidly evolving, extensive and complex, and may include provisions and obligations that are inconsistent with one another or uncertain in their scope or application.

 

The data protection landscape is rapidly evolving in the United States. As Notes Live’s operations and business grow, it may become subject to or affected by new or additional data protection laws and regulations and face increased scrutiny or attention from regulatory authorities. For example, California has passed a comprehensive data privacy law, the California Consumer Privacy Act of 2018 (the “CCPA”), and a number of other states, including Virginia, Colorado, Utah and Connecticut, have also passed similar laws, and various additional states may do so in the near future. Further, there are several legislative proposals in the United States, at both the federal and state level, that could impose new privacy and security obligations. Notes Live has not yet determined the impact that these future laws and regulations may have on its business.

 

In addition, governmental authorities and private litigants continue to bring actions against companies for online collection, use, dissemination and security practices that are unfair or deceptive.

 

Notes Live’s business is, and may in the future be, subject to a variety of other laws and regulations, including licensing, permitting, working conditions, labor, immigration and employment laws; health, safety and sanitation requirements; and compliance with the Americans with Disabilities Act (and related state and local statutes).

 

Any changes to the legal and regulatory framework applicable to Notes Live’s business could have an adverse impact on its businesses and its failure to comply with applicable governmental laws and regulations, or to maintain necessary permits or licenses, could result in liability or government actions that could have a material negative effect on Notes Live’s business and results of operations.

 

Zoning and governmental approvals could hinder, delay, or completely inhibit Notes Live’s ability to own, develop, lease, and construct upon the real estate upon which it intends to build new restaurants and venues.

 

Real estate development and ownership is subject to extensive regulation related to zoning, land use, building design, taxation, construction materials, warranties, environmental protection, and workplace safety, among others. Projects may be subject to legal challenges brought by governmental authorities or private parties. Local governments may enact growth control initiatives, annexation or building restrictions, impose moratoriums to restrict development or other adverse economic or monetary policies, impose nuisances and other conditions on development of particular sites, and increase the fees imposed on developers to fund roads, schools, open spaces, or affordable housing. Any of the foregoing could prevent Notes Live from undertaking or completing a particular project, impair its ability to sell or dispose of certain properties, force it to implement design changes, increase the cost of obtaining the necessary approvals, and/or cause delays in the approval process.

 

Various components of the construction and development of new venue locations will require approvals from local government officials or agencies. Land-use regulations, construction permits, and other regulatory requirements at the state and local level can require significant time and knowledge to obtain. There is no assurance that these regulatory requirements can be satisfied or will not be delayed due to factors beyond Notes Live’s control or otherwise. Failure to obtain the required approvals in a timely manner, or at all, may result in delays or abandonment of site locations Notes Live is developing or plan to develop. Any funds spent by Notes Live prior to that determination may be lost. 

 

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Notes Live’s ability to meet labor needs while controlling costs is subject to external factors such as unemployment levels, minimum wage legislation, health care legislation, payroll taxes and changing demographics.

 

Many employees are hourly workers whose wages are affected by increases in the federal or state minimum wage or changes to tip credits. Tip credits are the amounts an employer is permitted to assume an employee receives in tips when the employer calculates the employee’s hourly wage for minimum wage compliance purposes. Increases in minimum wage levels and changes to the tip credit have been made and continue to be proposed at both federal and state levels. As minimum wage rates increase, the Company may need to increase not only the wages of minimum-wage employees but also the wages paid to employees at wage rates that are above minimum wage. If competitive pressures or other factors prevent the Company from offsetting increased labor costs by increases in prices, profitability may decline.

 

The restaurant business is subject to a significant amount of regulation and licensing requirements that could adversely affect our business or require changes to our business practices.

 

The Company’s proposed business is subject to various federal, state, and local government regulations, including those relating to food safety and disclosure, alcoholic beverage sale and control, public accommodations, and public health and safety. These regulations are subject to continual changes and updating. Difficulties or failures in obtaining or maintaining the required licenses and approvals or maintaining compliance with existing or newly enacted requirements could delay the opening or affect the continued operation and profitability of one or more restaurants in a particular area.

 

The regulatory environment surrounding information security and privacy is increasingly demanding, with the frequent imposition of new and constantly changing requirements.

 

Compliance with consumer-privacy laws, payment-card security standards, data-storage regulations, and other laws and regulations that aim to protect customers’ data privacy may result in cost increases due to necessary system changes and the development of new administrative processes. In addition, customers and employees have a high expectation that Notes Live will adequately protect their personal information. For example, in connection with credit and debit card sales, Notes Live transmits confidential card information. Third parties may have the technology or know-how to breach the security of this customer information, and security measures and those of its technology vendors may not effectively prevent others from obtaining improper access to this information. If Notes Live fails to comply with the laws and regulations regarding privacy and security or experience a security breach, it could be exposed to risks of data loss, regulatory investigations and/or penalties, a loss of the ability to process credit and debit card payments, substantial inconvenience or harm to guests, litigation, and serious disruption of operations. Additionally, any resulting negative publicity could significantly harm Notes Live’s reputation and damage its relations with guests. As privacy and information security laws, regulations and practices change and cyber risks continue to evolve, Notes Live may incur additional costs to ensure it remains in compliance and protect guest, employee, and Company information.

 

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Various federal and state employment laws govern the relationship between the Company and its employees and affect the Company’s operating costs.

 

State and federal employment laws govern minimum wage requirements, overtime pay, meal and rest breaks, unemployment tax rates, workers’ compensation rates, citizenship or residency requirements, labor relations, child labor regulations, and discriminatory conduct. Additional government-imposed increases in federal and state minimum wages, overtime pay, paid leaves of absence, and mandated health benefits, increased tax reporting and tax payment requirements for employees who receive tips or a reduction in the number of states that allow tips to be credited toward minimum wage requirements could harm operating results.

 

General Business and Personnel Risks

 

A material disruption in information technology, network infrastructure and telecommunication systems could adversely affect business and results of operations.

 

Notes Live relies extensively on information technology across operations, including, but not limited to, point of sales processing, supply chain management, retail merchandise allocation and distribution, labor productivity and expense management. Its business depends significantly on the reliability, security, and capacity of information technology systems to process these transactions, summarize results, manage, and report on business and supply chain. Its information technology systems are subject to damage or interruption from power outages, computer, network, cable system, internet and telecommunications failures, computer viruses, security breaches, catastrophic events such as fires, floods, earthquakes, tornadoes, hurricanes, acts of war or terrorism, and usage errors by our employees. If Notes Live’s information technology and telecommunication systems are damaged or cease to function properly, it may have to make a significant investment to repair or replace them and could suffer loss of critical data and interruptions or delays in operations in the interim. Any material interruption in information technology and telecommunication systems could adversely affect business or results of operations. In addition, some of these essential technology-based business systems are outsourced to third parties. While Notes Live makes efforts to ensure that its outsourced providers are observing proper standards and controls, it cannot guarantee that breaches, disruptions, or failures caused by these providers will not occur.

 

A privacy breach or cybersecurity attack could adversely affect Notes Live’s business and operations.

 

The protection of customer, employee, and Company data is critical to Notes Live. It is subject to laws relating to information security, privacy, cashless payments, consumer credit, and fraud. Additionally, an increasing number of government and industry groups have established laws and standards for the protection of personal and health information. As a merchant and service provider of point-of-sale services, Notes Live is also subject to the Payment Card Industry Data Security Standard issued by the Payment Card Industry Council.

 

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Failure to maximize or to successfully protect and assert Notes Live’s intellectual property rights could adversely affect business and results of operations.

 

Notes Live relies on trademark, unfair competition, trade secret, and copyright laws to protect its intellectual property rights. Notes Live has registered certain trademarks and service marks with appropriate governmental authorities, but there can be no guarantee that these intellectual property rights will be maximized or that they can be successfully asserted. There is a risk that Notes Live will not be able to obtain and perfect its own intellectual property rights, or, where appropriate, to license intellectual property rights necessary to support new product introductions or other brand extensions. There is no guarantee that these rights, if obtained, will not be invalidated, circumvented, or challenged in the future. Notes Live’s failure to protect or successfully assert its intellectual property rights could make it less competitive and could have an adverse effect on Notes Live’s business and results of operations.

 

We may be subject to claims that we infringed upon certain third-party intellectual property rights, which, even if meritless, could be costly to defend and could adversely affect our business, results of operations, financial condition, and prospects.

 

The success of our business depends, in part, on our success in developing and marketing our products and services without infringing, misappropriating, or otherwise violating the intellectual property rights of third parties. However, from time to time, we may be subject to legal proceedings and other claims in the ordinary course of business alleging infringement of third-party intellectual property rights. Third parties may be able to successfully challenge, oppose, invalidate, render unenforceable, dilute, misappropriate, or circumvent our trademarks and other intellectual property rights, even if we were unaware that our products or services are infringing, misappropriating, or otherwise violating third-party intellectual property rights.

 

We cannot predict the outcome of lawsuits and cannot ensure that the results of any such claims will not adversely affect our business, results of operations, financial condition, or prospects. Our failure to protect our intellectual property rights in a meaningful manner could damage our reputation, erode our brand names and other IP, and strain or harm our business relationships. Accordingly, litigation may be necessary to determine the validity and scope of proprietary rights claimed by third parties, assert and enforce our intellectual property rights, and defend against third-party infringement claims. Defending against such claims would be costly and time-consuming. Any such litigation or claims, regardless of merit or outcome, could cause us to incur significant expenses and could divert our management and resources. If successfully asserted against us, such claims could inhibit our ability to offer certain products or services, require us to pay substantial costs and damages, force us to obtain licenses to continue our operations, compel us to adopt costly re-designs or modifications, or subject us to other unfavorable terms.

 

Notes Live is involved in a number of related-party transactions.

 

Many of the officers, directors, and principal shareholders of Notes Live (and its subsidiaries) are involved in Notes Live’s management and operations, including in roles as officers, directors, managers, and/or equity holders of Hospitality Income & Asset, LLC and 13141 BP, LLC, and landlords to three of Notes Live’s operating subsidiaries: BBST, BBP, and Notes. Furthermore, several shareholders are members of Notes Live’s new landlords in Gainesville, Georgia. Additionally, many of the founders, officers, directors, and shareholders of Notes Live (and its subsidiaries) are involved as officers, directors, and executives of Roth Industries, the parent company of Roth Premium Foods, LLC, which is the licensee of the counterparty to the Bourbon Brothers licensing agreement. For a description of the related-party transactions involving Notes Live, its subsidiaries, and its management, see the “Certain Relationships and Related-Party Transactions” section of this prospectus.

 

Notes Live is dependent on its key personnel and will need to hire additional personnel. Notes Live’s hiring abilities may be strained by current employment trends and economic conditions.

 

Notes Live’s future successes depend on its ability to identify, attract, hire, train, retain and motivate highly skilled executive, technical, sales and marketing, business development, and store level personnel including restaurant managers and kitchen managers. Notes Live is currently particularly dependent on the efforts of JW Roth. The loss of Mr. Roth would likely have a significant negative impact on Notes Live’s operations and growth strategies. Competition for qualified personnel may be intense. If Notes Live fails to successfully attract, assimilate, and retain a sufficient number of such personnel, its business will suffer.

 

Notes Live’s officers, directors, and principal shareholders will collectively own a substantial portion of our Class D Common Stock following this offering.

 

Collectively, Notes Live’s officers, directors, and principal shareholders will own or exercise voting and investment control of approximately        % of our outstanding Class D Common Stock following this offering. As a result, investors may face challenges in affecting matters involving our Company, including:

 

 the composition of our Board of Directors and, through it, any determination with respect to our business direction and policies, including the appointment and removal of officers;
   
 any determinations with respect to mergers or other business combinations;

 

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 our acquisition or disposition of assets; and
   
 our corporate financing activities.

 

Furthermore, this concentration of voting power could have the effect of delaying, deterring, or preventing a change of control or other business combination that might otherwise be beneficial to our shareholders. This significant concentration of share ownership may also adversely affect the trading price for our Class D Common Stock because investors may perceive disadvantages in owning stock in a company that is controlled by a small number of shareholders.

 

Notes Live’s officers and directors do not owe a duty of exclusivity to Notes Live.

 

Notes Live’s officers and directors are not required to devote all of their business time to Notes Live as their sole and exclusive function or business. Members of our management team have other business interests and may engage in other activities and pursue other business opportunities in addition to those relating to Notes Live. Neither Notes Live nor any shareholder has any right to share or participate in such other investments or activities of management or to the income or proceeds derived therefrom.

 

Notes Live is dependent on attracting and retaining qualified employees while also controlling labor costs.

 

Notes Live’s business is dependent on attracting and retaining a large and growing number of qualified employees. Availability of staff varies widely from location to location. Many staff members are in entry-level or part-time positions, typically with high turnover rates. High turnover of store management and staff would cause Notes Live to incur higher direct costs associated with recruiting, training, and retaining replacement personnel. Management turnover as well as general shortages in the labor pool can cause venues to operate with reduced staff, which negatively affects the ability to provide appropriate service levels to customers. The market for the most qualified talent continues to be competitive and Notes Live must provide competitive wages, benefits, and workplace conditions to maintain the most qualified employees. Competition for qualified employees exerts upward pressure on wages paid to attract such personnel, resulting in higher labor costs, together with greater recruiting and training expenses.

 

Global economic and market uncertainty may adversely impact Notes Live’s business and operating results.

 

Uncertain global and macro-economic conditions have in the past and may in the future adversely impact Notes Live’s business. The current uncertainty in the worldwide economic environment together with other unfavorable changes in economic conditions, such as heightened inflation and interest rate increases currently being experienced or implemented by most developed economies, as well as recessions that have affected major countries, may negatively impact consumer confidence and spending, ultimately causing Notes Live’s customers to postpone purchases and may ultimately impact our profitability. Inflation and rapid fluctuations in inflation rates have had in the past, and may in the future have, negative effects on economies and financial markets. Notes Live could experience period-to-period fluctuations in operating results due to general industry or economic conditions and volatile or uncertain economic conditions can adversely impact sales and profitability and make it difficult for Notes Live to accurately forecast and plan its future business activities. Furthermore, inflationary pressure and increases in interest rates may negatively impact revenue, earnings and demand for Notes Live’s service and venue offerings. During challenging economic times, Notes Live’s current or potential future customers may experience cash flow problems and as a result may modify, delay or cancel plans to visit Notes Live’s restaurants and venues.

 

Risks Related to Ownership of Our Common Stock

 

There are many risks associated with forward-looking information in this prospectus.

 

Much of the information presented in this prospectus contains forward-looking statements. Although the Company believes the forward-looking statements have reasonable bases, it cannot offer any assurance that it will be able to conduct the operations as contemplated. You should carefully review all of the information and assumptions contained in this prospectus with your legal, tax, financial, investment, and accounting advisors with these risks in mind. Please review the “Cautionary Note Regarding Forward-Looking Statements.”

 

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There has been no prior public market for our Class D Common Stock, the stock price of our Class D Common Stock may be volatile or may decline regardless of our operating performance, and you may not be able to resell your Class D Common Stock at or above the initial public offering price.

 

There has been no public market for our Class D Common Stock prior to this offering. The initial public offering price for our Class D Common Stock will be determined through negotiations between the underwriter and us and may vary from the market price of our Class D Common Stock following this offering. If you purchase shares of our Class D Common Stock in this offering, you may not be able to resell those shares at or above this offering initial public offering price. An active or liquid market in our Class D Common Stock may not develop upon the completion of this offering or, if it does develop, it may not be sustainable. Further, an inactive market may also impair our ability to raise capital by selling shares of our Class D Common Stock and may impair our ability to enter into strategic partnerships or acquire companies or products by using our shares of Class D Common Stock as consideration.

 

We do not expect to pay dividends in the foreseeable future. Any return on investment may be limited to the value of our Class D Common Stock.

 

We do not anticipate paying cash dividends on our Class D Common Stock in the foreseeable future. The payment of dividends on our Class D Common Stock will depend on earnings, financial condition, and other business and economic factors affecting it at such time as the Board of Directors may consider relevant. If we do not pay dividends, our Class D Common Stock may be less valuable because a return on your investment will occur only if our stock price appreciates.

 

Management has broad discretion in directing the Company’s use of proceeds from this offering and may not use them effectively or in ways that increase the value of our share price.

 

While the Company intends to allocate proceeds from this offering primarily to the development of new restaurants and event venues, the Company has not definitively allocated the net proceeds of this offering to any specific purpose. Accordingly, investors will entrust their funds to the Company and its management, whose judgment investors must depend on with only limited information about the Company’s specific intentions with respect to the proceeds of this offering. The Company has broad discretion as to all aspects of the use and in the application of the net proceeds, including to apply such proceeds for working capital and other general corporate purposes, and you and other shareholders may disagree with how we spend or invest these proceeds. If the Company’s management diverts funds raised in this offering from the use originally intended in the Company’s business plan, the result could be that the Company is not as successful as originally anticipated. The failure by our management to apply these funds effectively could adversely affect our business and financial condition. Investors will be required to rely on the Company and its management as to the best allocation of the Company’s assets. Pending our use, we may invest the net proceeds from this offering in a manner that does not produce income or that loses value. These investments may not yield a favorable return to our investors.

 

An investment in our Class D Common Stock carries a high degree of risk and is highly speculative, illiquid, and suitable only for persons who are able to bear a total loss of their investment.

 

An investment in the Class D Common Stock being offered by the Company is highly speculative and carries a high degree of risk. No assurance can be given that investors will realize a substantial return, if any, from their purchase of Class D Common Stock in this offering. Furthermore, no assurance can be given that an investor will not lose its investment completely.

 

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Future sales of substantial amounts of shares of our Class D Common Stock by existing shareholders could adversely affect the trading price of our Class D Common Stock.

 

If our existing shareholders sell substantial amounts of our Class D Common Shares following this offering, the market price of our Class D Common Stock could fall. Such sales by our existing shareholders might make it more difficult for us to issue new equity or equity-related securities in the future at a time and place we deem appropriate. The Class D Common Shares offered in this offering will be eligible for immediate resale in the public market without restrictions. All remaining shares, which are currently held by our existing shareholders, may be sold in the public market in the future subject to any lock-up agreements and to the restrictions contained in Rule 144 under the Securities Act. If any existing shareholders sell a substantial amount of shares, the prevailing market price for our Class D Common Stock could be adversely affected

 

If you purchase our Class D Common Stock in this offering, you will incur immediate and substantial dilution in the book value of your shares.

 

The initial public offering price per share of Class D Common Stock will be substantially higher than the net tangible book value per Class D Common Share immediately after this offering. Investors purchasing Class D Common Stock in this offering will pay a price per share that substantially exceeds the book value of our tangible assets after subtracting our liabilities. As a result, investors purchasing Class D Common Stock in this offering will incur immediate dilution of $10.00 per share . Furthermore, investors purchasing shares of Class D Common Stock in this offering will contribute approximately [●]% of the total amount invested by shareholders since our inception, but will own only approximately [●]% of the total number of shares of our Class D Common Stock outstanding after this offering.

 

This dilution is due to our investors who purchased shares prior to this offering having paid substantially less when they purchased their shares than the price offered to the public in this offering. To the extent that our convertible note is converted into Class D Common Stock, our outstanding warrants are exercised, or we otherwise issue additional shares of Class D Common Stock in each case at per-share prices below the initial public offering price in this offering, there will be further dilution to new investors. As a result of the dilution to investors purchasing shares of Class D Common Stock in this offering, investors may receive significantly less than the purchase price paid in this offering, if anything, in the event of our liquidation. For a further description of the dilution that you will experience immediately after this offering, see “Dilution.”

 

The financial and operational projections that we may make from time to time are subject to inherent risks.

 

The projections that our management may provide from time to time will reflect numerous assumptions made by management, including assumptions with respect to our specific as well as general business, regulatory, economic, market, and financial conditions and other matters, all of which are difficult to predict and many of which are beyond our control. Accordingly, there is a risk that the assumptions made in preparing the projections, or the projections themselves, will prove inaccurate. There may be differences between actual and projected results, and actual results may be materially different from those contained in the projections.

 

The market price of our Class D Common Stock may be subject to fluctuation, and you could lose all or part of your investment.

 

The initial public offering price has been arbitrarily determined by us and may not be indicative of prices that will prevail in the trading market. The price of our Class D Common Stock may decline following this public offering. The stock market in general has been, and the market price of our Class D Common Stock in particular will likely be, subject to fluctuation, whether due to or irrespective of our operating results and financial condition. The market price of our Class D Common Stock may fluctuate as a result of a number of factors, some of which are beyond our control, including, but not limited to:

 

  actual or anticipated variations in our and our competitors’ results of operations and financial condition;
     
  market acceptance of our restaurant, music, and entertainment venue concepts;
     
  changes in earnings estimates or recommendations by securities analysts if our shares are covered by analysts;
     
  development of technological innovations or new competitive products by others in the hospitality and entertainment industry;
     
  our failure to achieve a publicly announced milestone;
     
  delays between our expenditures to develop, construct, and market new entertainment venues and restaurants and the generation of revenue from those venues and restaurants;
     
  developments concerning intellectual property rights, including our involvement in litigation;
     
  regulatory developments and the decisions of regulatory authorities;
     
  changes in the amounts that we spend to develop, acquire, permit, and promote new venues, technologies, or businesses;
     
  our sale or proposed sale, or the sale by our significant shareholders, of shares of our Class D Common Stock or other securities in the future;

 

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  changes in key personnel;
     
  success or failure of our research and development projects or those of our competitors;
     
  the trading volume of our Class D Common Stock;
     
  general economic and market conditions; and
     
  other factors, including those unrelated to our operating performance.

 

These factors and any corresponding price fluctuations may materially and adversely affect the market price of our Class D Common Stock and result in substantial losses being incurred by our investors.

 

Widespread market volatility and fluctuations in the share price of our Class D Common Stock could expose us to costly securities litigation.

 

In the past, following periods of market volatility, public company shareholders have often instituted securities class action litigation. If we were involved in securities litigation, it could impose a substantial cost upon us and divert the resources and attention of our management from our business.

 

An investment in the Company may involve tax implications, and you are encouraged to consult your own advisors as neither we nor any of our related parties is offering any tax assurances or guidance regarding the Company or your investment.

 

The formation of and an investment in the Company involve complex federal, state, and local income tax considerations. Neither the Internal Revenue Service nor any state or local taxing authority has reviewed the transactions described in this prospectus and may take different positions than the ones contemplated by our management. You are strongly urged to consult your own tax and other advisors prior to investing, as neither we nor any of our officers, directors, or related parties can offer tax or similar advice, nor are any such persons making any representations and warranties regarding such matters.

 

Our ability to use our net operating loss carry-forwards and certain other tax attributes may be limited.

 

Under Section 382 of the Internal Revenue Code of 1986, as amended, if a corporation undergoes an “ownership change” (generally defined as a greater than 50% change (by value) in its equity ownership over a three-year period), the corporation’s ability to use its pre-change net operating loss carry-forwards and other pre-change tax attributes (such as research tax credits) to offset its post-change income may be limited. We may experience ownership changes in the future as a result of subsequent shifts in our stock ownership, including the completion of this offering taken together with other transactions we may consummate in the succeeding three-year period. As a result, if we earn net taxable income, our ability to use our pre-change net operating loss carry-forwards to offset U.S. federal taxable income may be subject to limitations, which could result in increased future tax liability.

 

Our Articles of Incorporation permit “blank check” Preferred Stock, which can be designated by our Board of Directors without shareholder approval.

 

Our Articles of Incorporation, as amended (our “Articles of Incorporation”), authorize the Board to issue up to 5,000,000 shares of Preferred Stock, which may be issued from time to time in one or more series, each of which will have a distinctive designation or title as determined by our Board. To date, we have not denominated any series of Preferred Stock. Our Articles of Incorporation authorize the Board to establish the designations, preferences, limitations, restrictions, and relative rights of the Preferred Stock and any variations in the relative rights and preferences as between different series of Preferred Stock in accordance with the CBCA. As such, the Board could establish a series of Preferred Stock with enhanced dividend rights, rights of redemption, sinking funds to pay dividends, liquidation, and other rights that would be different than, and preferential to, the rights of the holders of our Class D Common Stock. Because our Board is able to designate the powers and preferences of the Preferred Stock without the vote of a majority of our shareholders, holders of our Class D Common Stock will have no control over what designations and preferences any newly designated Preferred Stock will have.

 

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Certain provisions in our Governance Documents could make a merger, acquisition, other change in control, tender offer, or proxy contest more difficult and may prevent shareholder attempts to replace or remove our current management, which could depress the trading price of our Class D Common Stock.

 

Certain provisions in our Articles of Incorporation and our Bylaws (our “Bylaws”; together with our Articles of Incorporation, our “Governance Documents”) could depress the trading price of our Class D Common Stock by acting to discourage, delay, or prevent a merger, acquisition, tender offer, proxy contest, or other change in control of us or change in our management that our shareholders may deem favorable or advantageous, including transactions in which shareholders might otherwise receive a premium for their shares. These provisions could limit the price that investors are willing to pay in the future for our Class D Common Stock, thereby depressing the market price of our Class D Common Stock. In addition, because our Board is responsible for appointing the members of our management team, these provisions may frustrate or prevent any attempts by our shareholders to replace or remove our current management by making it more difficult for shareholders to replace members of our Board. Among other things, these provisions:

 

  permit the Board to establish and change the authorized number of directors and to fill any vacancies and newly created directorships;
     
  authorize the issuance of “blank check” Preferred Stock that our Board could use to implement a shareholder rights plan, or so-called “poison pill,” that would work to dilute the stock ownership of a potential hostile acquirer, effectively preventing acquisitions that have not been approved by our Board;
     
  establish advance notice requirements for nominations for election to our Board or for proposing matters that can be acted upon by shareholders at annual shareholder meetings; and
     
  authorize the Board to adopt, amend, or repeal our Bylaws.

 

Any provision in our Governance Documents that has the effect of delaying or deterring a change in control could limit the opportunity for our shareholders to receive a premium for their shares of Class D Common Stock and could also affect the price that some investors are willing to pay for our Class D Common Stock.

 

Certain limitation-of-liability and indemnification provisions in our Governance Documents may discourage shareholders from bringing a lawsuit against our directors and officers for breaches of their fiduciary duties, may reduce the likelihood of derivative litigation against our directors and officers, even though an action, if successful, might benefit the Company and other shareholders, and may adversely impact shareholders’ investments to the extent that the Company pays the costs of settlement and damage awards against directors and officers as required by these indemnification provisions.

 

Our Articles of Incorporation contain provisions that limit the liability of our directors for monetary damages to the fullest extent permitted by the CBCA. Consequently, our directors will not be personally liable to us or our shareholders for monetary damages for any breach of fiduciary duties as directors, except liability for:

 

  any breach of the director’s duty of loyalty to us or our shareholders;
  any act or omission not in good faith or that involves intentional misconduct or a knowing violation of law; or
  any transaction from which the director derived an improper personal benefit.

 

Our Bylaws require us to indemnify our directors and officers, and allow us to indemnify other employees and agents, to the fullest extent permitted by the CBCA. Subject to certain limitations and limited exceptions, our Bylaws require us to advance expenses incurred by our directors and officers for the defense of any action for which indemnification is required or permitted.

 

While we believe that including the limitation-of-liability and indemnification provisions in our Governance Documents and indemnification agreements is necessary to attract and retain qualified persons such as directors, officers, and key employees, those provisions may discourage shareholders from bringing a lawsuit against our directors and officers for breaches of their fiduciary duties. They may also reduce the likelihood of derivative litigation against our directors and officers, even though an action, if successful, might benefit the Company and other shareholders. Further, a shareholder’s investment may be adversely affected to the extent that we pay the costs of settlement and damage awards against directors and officers and advance expenses as required by these indemnification provisions.

 

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If equity research analysts do not publish research or reports, or publish unfavorable research or reports, about us, our business or our market, our stock price and trading volume could decline.

 

The trading market for our Class D Common Stock will be influenced by the research and reports that equity research analysts publish about us and our business. As a newly public company, we may have only limited research coverage by equity research analysts. Equity research analysts may elect not to provide research coverage of our Class D Common Stock, and such lack of research coverage may adversely affect the market price of our Class D Common Stock. In the event we do have equity research coverage, we will not have any control over the analysts or the content and opinion included in their reports. The price of our stock could decline if one or more equity research analysts downgrade our stock or issue other unfavorable commentary or research. If one or more equity research analysts ceases coverage of company or fails to publish reports on us regularly, demand for our stock could decrease, which in turn would cause our stock price or trading volume to decline.

 

Risks Related to Being and Reporting as a Public Company

 

If we fail to establish and maintain an effective system of internal control or disclosure controls and procedures are not effective, we may not be able to report our financial results accurately and timely or to prevent fraud. Any inability to report and file our financial results accurately and timely could harm our reputation and adversely impact the trading price of our Class D Common Stock.

 

Effective internal controls are necessary for us to provide reliable financial reports and effectively prevent fraud. Section 404 of the Sarbanes-Oxley Act of 2002 (the “Sarbanes-Oxley Act”) requires us to evaluate and report on our internal controls over financial reporting and, depending on our future growth, may require our independent registered public accounting firm to annually attest to our evaluation, as well as issue its own opinion on our internal controls over financial reporting. The process of implementing and maintaining proper internal controls and complying with Section 404 is expensive and time consuming. We cannot be certain that the measures we will undertake will ensure that we will maintain adequate controls over our financial processes and reporting in the future. Furthermore, if we are able to rapidly grow our business, the internal controls that we will need may become more complex, and significantly more resources will be required to ensure our internal controls remain effective. Failure to implement required controls or difficulties encountered in their implementation could harm our operating results or cause us to fail to meet our reporting obligations. If we or our auditors discover a material weakness in our internal controls, the disclosure of that fact, even if the weakness is quickly remedied, could diminish investors’ confidence in our financial statements and harm our stock price. In addition, non-compliance with Section 404 could subject us to a variety of administrative sanctions, including the suspension of trading, ineligibility for future listing on the NYSE American or other national securities exchanges, and the inability of registered broker-dealers to make a market in our Class D Common Stock, which may reduce our stock price.

 

We are an “emerging growth company” and a “smaller reporting company,” and the reduced disclosure requirements applicable to emerging growth companies and smaller reporting companies may make our Class D Common Stock less attractive to investors.

 

We are an “emerging growth company” as defined in the JOBS Act, and we intend to take advantage of some of the exemptions from reporting requirements that are applicable to other public companies that are not emerging growth companies, including:

 

  being permitted to provide only two years of audited financial statements, in addition to any required unaudited interim financial statements, with correspondingly reduced “Management’s Discussion and Analysis of Financial Condition and Results of Operations” disclosure;
     
  not being required to comply with the auditor attestation requirements in the assessment of our internal control over financial reporting;
     
  not being required to comply with any requirement that may be adopted by the Public Company Accounting Oversight Board or a supplement to the auditor’s report providing additional information about the audit and the financial statements;
     
  reduced disclosure obligations regarding executive compensation; and
     
  not being required to hold a non-binding advisory vote on executive compensation or obtain shareholder approval of any golden parachute payments not previously approved.

 

In addition, as an “emerging growth company” the JOBS Act allows us to delay adoption of new or revised accounting pronouncements applicable to public companies until such pronouncements are made applicable to private companies, unless we later irrevocably elect not to avail ourselves of this exemption. We have elected to use this extended transition period under the JOBS Act. As a result, our financial statements may not be comparable to the financial statements of issuers who are required to comply with the effective dates for new or revised accounting standards that are applicable to public companies, which may make comparison of our financials to those of other public companies more difficult. We will remain an emerging growth company until the earlier of: (i) the last day of the fiscal year (1) following the fifth anniversary of the completion of this offering, (2) in which we have total annual gross revenue of at least $1.235 billion, or (3) in which we are deemed to be a large accelerated filer, which means the market value of our Class D Common Stock that is held by non-affiliates exceeds $700 million as of March 31 of the prior year; and (ii) the date on which we have issued more than $1.0 billion in non-convertible debt during the prior three-year period.

 

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We are also a “smaller reporting company” meaning that the market value of our stock held by non-affiliates plus the proposed aggregate amount of gross proceeds to us as a result of this offering is less than $700 million and our annual revenue was less than $100 million during the most recently completed fiscal year. Smaller reporting companies may take advantage of certain reduced disclosure obligations, including, among other things, providing only two years of audited financial statements in our Annual Report on Form 10-K, and, similar to emerging growth companies, smaller reporting companies have reduced disclosure obligations regarding executive compensation. To the extent we take advantage of such reduced disclosure obligations, it may also make comparison of our financial statements with other public companies difficult or impossible. We will remain a smaller reporting company until the last day of the fiscal year in which (i) the market value of our common shares held by non-affiliates exceeds $250 million as of the end of that year’s second fiscal quarter, or (ii) our annual revenues exceeded $100 million during such completed fiscal year and the market value of our common shares held by non-affiliates exceeds $700 million as of the end of that year’s second fiscal quarter.

 

Investors may find our find our Class D Common Stock less attractive to the extent we will rely on these exemptions. If some investors find our Class D Common Stock less attractive as a result, there may be a less active trading market for our Class D Common Stock and our stock price may be more volatile.

 

We are a “smaller reporting company,” and the reduced disclosure requirements applicable to smaller reporting companies may make our common stock less attractive to investors.

 

We are a “smaller reporting company.” We are therefore entitled to rely on certain reduced disclosure requirements for as long as we remain a smaller reporting company, such as an exemption from providing selected financial data and executive compensation information. In addition, for as long as we are a smaller reporting company with less than $100 million in annual revenue, we would be exempt from the requirement to obtain an external audit on the effectiveness of internal control over financial reporting provided in Section 404(b) of the Sarbanes-Oxley Act.

 

These exemptions and reduced disclosures in our SEC filings due to our status as a smaller reporting company make it harder for investors to analyze our results of operations and financial prospects. We cannot predict if investors will find our common stock less attractive because we rely on these exemptions. If some investors find our common stock less attractive as a result, there may be a less active trading market for our common stock and our stock prices may be more volatile.

 

We could be subject to securities class action litigation.

 

In the past, securities class action litigation has often been brought against companies following a decline in the market price of their securities. This risk is especially relevant for us because biotechnology companies have experienced significant share price volatility in recent years. If we face such litigation, it could result in substantial costs and a diversion of management’s attention and resources, which could harm our business.

 

We will incur significantly increased costs as a result of operating as a public company, and our management will be required to devote substantial time to new compliance initiatives.

 

As a public company, and particularly after Notes Live is no longer an emerging growth company (or, to a lesser extent, a smaller reporting company), Notes Live will incur significant legal, accounting, and other expenses that it did not incur as a private company. The Sarbanes-Oxley Act, the Dodd-Frank Wall Street Reform and Consumer Protection Act, the listing requirements of the NYSE American, and other applicable securities rules and regulations implemented by the SEC and the NYSE American have imposed various requirements on public companies, including requiring that they establish and maintain effective disclosure and financial controls and corporate governance practices. As an “emerging growth company,” Notes Live is permitted by legislation to implement many of these requirements over a longer period of time and up to five years from the pricing of this offering. Although Notes Live intends to take advantage of this legislation, Notes Live will still incur additional expenses to comply with the demands of being a public company.

 

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We expect that Notes Live will likely need to hire additional accounting, finance, and other personnel in connection with Notes Lives becoming, and Notes Live’s efforts to comply with the requirements of being, a public company, and Notes Live’s management and other personnel will need to devote a substantial amount of time towards maintaining compliance with these requirements. These requirements will increase Notes Live’s legal and financial compliance costs and will make some activities more time-consuming and costly. For example, Notes Live expects that the rules and regulations applicable to it as a public company may make it more difficult and more expensive for it to obtain director and officer liability insurance, which could make it more difficult for it to attract and retain qualified members of Notes Live’s Board of Directors. Notes Live is currently evaluating these rules and regulations and cannot predict or estimate the amount of additional costs Notes Live may incur or the timing of such costs. These rules and regulations are often subject to varying interpretations, in many cases due to their lack of specificity, and, as a result, their application in practice may evolve over time as new guidance is provided by regulatory and governing bodies. This could result in continuing uncertainty regarding compliance matters and higher costs necessitated by ongoing revisions to disclosure and governance practices.

 

Shareholder activism, the current political environment and the current high level of government intervention and regulatory reform may lead to substantial new regulations and disclosure obligations, which may lead to additional compliance costs and impact the manner in which we operate our business in ways we cannot currently anticipate. Our management and other personnel will need to devote a substantial amount of time to these compliance initiatives. Moreover, these rules and regulations will increase our legal and financial compliance costs and will make some activities more time-consuming and costlier. For example, we expect these rules and regulations to make it more difficult and more expensive for us to obtain director and officer liability insurance and we may be required to incur substantial costs to maintain our current levels of such coverage.

 

Our disclosure controls and procedures may not prevent or detect all errors or acts of fraud.

 

Upon the completion of this offering, we will become subject to the periodic reporting requirements of the Exchange Act. We designed our disclosure controls and procedures to reasonably assure that information we must disclose in reports we file or submit under the Exchange Act is accumulated and communicated to management, and recorded, processed, summarized and reported within the time periods specified in the rules and forms of the SEC. We believe that any disclosure controls and procedures or internal controls and procedures, no matter how well-conceived and operated, can provide only reasonable, not absolute, assurance that the objectives of the control system are met.

 

These inherent limitations include the realities that judgments in decision-making can be faulty, and that breakdowns can occur because of simple error or mistake. For example, our directors or executive officers could inadvertently fail to disclose a new relationship or arrangement causing us to fail to make any related-party transaction disclosures. Additionally, controls can be circumvented by the individual acts of some persons, by collusion of two or more people or by an unauthorized override of the controls. Accordingly, because of the inherent limitations in our control system, misstatements due to error or fraud may occur and not be detected.

 

Future changes in financial accounting standards or practices may cause adverse and unexpected revenue fluctuations and adversely affect our reported results of operations.

 

Future changes in financial accounting standards may cause adverse, unexpected revenue fluctuations and affect our reported financial position or results of operations. Financial accounting standards in the United States are constantly under review and new pronouncements and varying interpretations of pronouncements have occurred with frequency in the past and are expected to occur again in the future. As a result, we may be required to make changes in our accounting policies. Those changes could affect our financial condition and results of operations or the way in which such financial condition and results of operations are reported. We intend to invest resources to comply with evolving standards, and this investment may result in increased general and administrative expenses and a diversion of management time and attention from business activities to compliance activities. See the section titled “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Recent Accounting Pronouncements.”

 

Claims for indemnification by our directors and officers may reduce our available funds to satisfy successful third-party claims against us and may reduce the amount of money available to us.

 

Our Governance Documents provide that we are required to indemnify our directors and officers to the fullest extent permitted by Colorado law. Our Governance Documents also provide that, on satisfaction of certain conditions, we will advance expenses actually and reasonably incurred by a director or officer in advance of the final disposition of any action or proceeding, and permit us to secure insurance on behalf of any officer or director, for any liability arising out of the actions of any such officer or director in such capacity regardless of whether we would otherwise be permitted to indemnify such person under the provisions of Colorado law. We believe that the indemnification provisions in our Governance Documents are necessary to attract and retain qualified persons as directors and officers.

 

While we maintain directors’ and officers’ liability insurance, such insurance may not be adequate to cover all liabilities that we may incur, which may reduce our available funds to satisfy third-party claims and may adversely impact our cash position.

 

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CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

 

This prospectus contains forward-looking statements regarding future events and the Company’s future results. These statements are based on current expectations, estimates, forecasts, and projections about the industry in which the Company operates and the beliefs and assumptions of the Company’s management. Words such as “expects,” “anticipates,” “targets,” “goals,” “projects,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “continues,” “could,” “would,” “should,” “will,” “may,” variations of such words, and similar expressions of a forward-looking nature are intended to identify such forward-looking statements. In addition, any statements that refer to projections of the Company’s future financial performance, the Company’s anticipated growth and potential in its business, and other characterizations of future events or circumstances are forward-looking statements. Readers are cautioned that these forward-looking statements are only predictions and are subject to risks, uncertainties, and assumptions that are difficult to predict, including those identified in the “Risk Factors” section of this prospectus and elsewhere herein.

 

Therefore, actual results may differ materially and adversely from those expressed in any forward-looking statements, and readers are cautioned not to place undue reliance upon such statements in making an investment decision. The Company disclaims any obligation to update factors or to announce the result of any revisions to any of the forward-looking statements contained herein to reflect future events or developments.

 

In addition, statements such as “we believe” and similar statements reflect our beliefs and opinions on the relevant subject. These statements are based upon information available to us as of the date of this prospectus and, although we believe such information forms a reasonable basis for such statements, such information may be limited or incomplete, and our statements should not be read to indicate that we have conducted a thorough inquiry into, or review of, all potentially available relevant information. These statements are inherently uncertain, and investors are cautioned not to unduly rely upon these statements. Furthermore, if our forward-looking statements prove to be inaccurate, the inaccuracy may be material. In light of the significant uncertainties in these forward-looking statements, you should not regard these statements as a representation or warranty by us or any other person that we will achieve our objectives and plans in any specified time frame, or at all. You should carefully read the factors set forth in the “Risk Factors” section of this prospectus and other cautionary statements made throughout this prospectus, and you should interpret such factors and cautionary statements as being applicable to all forward-looking statements wherever appearing in this prospectus. We undertake no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future events, changed circumstances, or otherwise, unless required by law. These cautionary statements qualify all forward-looking statements attributable to us or persons acting on our behalf.

 

USE OF PROCEEDS

 

We estimate that the net proceeds to us from the sale of shares of Class D Common Stock in this offering will be approximately $[●] million (or approximately $     million if the underwriters exercise in full their option to purchase up to [     ] additional shares), assuming an initial public offering price of $10.00 per share, after deducting the underwriting discounts and commissions and estimated offering expenses payable by us.

 

We intend to use the net proceeds from this offering for working capital and for general corporate purposes, including to open new restaurants and music and entertainment venues in certain metropolitan areas, expand the Company’s business operations, further develop the Company’s services, and promote the Company’s business. The Company is in the planning and execution mode for build-to-suit projects from which proceeds of this offering will be used to provide for the furniture, fixtures and equipment of each project venue, pre-opening expenses, and equity in the real estate where the projects will be developed.

 

We cannot specify with certainty all of the uses of the net proceeds that we will receive from this offering. Accordingly, we will have broad discretion in the application of these proceeds and our investors will be relying on the judgment of our management regarding the application of the net proceeds of this offering.

 

Each $1.00 increase or decrease in the assumed initial public offering price of $10.00 per share would increase or decrease the net proceeds to us from this offering by approximately $[●] million, assuming that the number of shares offered by us, as set forth on the cover page of this prospectus, remains the same, and after deducting underwriting discounts and commissions and the estimated offering expenses payable by us. We may also increase or decrease the number of shares of Class D Common Stock we are offering. Each 1,000,000 share increase or decrease in the number of shares offered by us would increase or decrease the net proceeds to us from this offering by approximately $[●] million, assuming that the assumed initial public offering price of $10.00 per share remains the same, and after deducting underwriting discounts and commissions and the estimated offering expenses payable by us.

 

Pending use of the net proceeds from this offering, we may invest in short- and intermediate-term interest-bearing obligations, investment-grade instruments, certificates of deposit, or direct or guaranteed obligations of the U.S. government, which will adjust based on the actual initial public offering price and other terms of this offering determined at pricing.

 

Dividend Policy

 

We do not currently intend to pay dividends on our Common Stock. The declaration, amount and payment of any future dividends on shares of our Common Stock, if any, will be at the sole discretion of our Board, which may take into account general and economic conditions, our financial condition and results of operations, our available cash and current and anticipated cash needs, capital requirements, contractual, legal, tax and regulatory restrictions, the implications of the payment of dividends by us to our shareholders or by our subsidiaries to us, business prospects, and any other factors that our Board may deem relevant

 

36
 

 

CAPITALIZATION

 

The following table sets forth our cash and cash equivalents and our capitalization as of March 31, 2024 on:

 

an actual basis,
   
a pro forma basis to reflect the exercise of warrants by certain of our shareholders and conversions of a $10 million principal amount promissory note plus approximately $      of accrued interest thereon after March 31, 2024; and
   
a pro forma as-adjusted basis, giving effect to (i) the issuance and sale of shares of our Class D Common Stock by us in this offering at an assumed public offering price of $10.00 per share, after deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us.

 

You should read the information in this table together with the section entitled “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and our consolidated financial statements and related notes included elsewhere in this prospectus.

 

   March 31, 2024  
  

Actual

(unaudited) (1)

    Pro Forma (unaudited)   

Pro Forma As

Adjusted

(unaudited) (2)

 
Cash  $ 38,806,976    

$

          $                
Current portion of long-term debt     1,210,394                  
Convertible debt     800,065                  
Long-term debt, net of current portion     10,223,027               
Shareholders’ equity (deficit):                  
Preferred Stock, par value 0.001 per share, 5,000,000 shares authorized, none issued and outstanding   -              
Class A Voting Common Stock, par value 0.001 per share, 5,000,000 shares authorized, none issued and outstanding   -              
Class B Non-Voting Common Stock, par value 0.001 per share, 30,000,000 shares authorized, 379,990 shares issued and outstanding    380               
Class C Voting Common Stock, par value 0.001 per share, 50,000,000 shares authorized, 0 shares issued and outstanding     -                  
Class D Voting Common Stock, par value 0.001 per share, 60,000,000 shares authorized, 34,634,584 shares issued and outstanding    34,635               
Additional paid-in capital    90,907,883               
Accumulated deficit    (32,620,391 )             
     58,322,507               
Treasury Stock, at cost – 76,245 shares at March 31, 2024 and
December 31, 2023
    (76                
Non-controlling interest     33,246,119                  
Total stockholders’ equity (deficit)  $ 91,568,550    

$

     $- 
Total capitalization  $ 117,155,136     $      $- 

 

(1) Such information excludes, as of March 31, 2024:

 

  up to 1,000,000 shares of our Class C Common Stock that are issuable upon conversion of a convertible       promissory note at the rate of $10 per share, which will be amended to provide for the issuance of shares of Class D Common Stock prior to the date of this prospectus;
     
  1,000,000 shares of Class C Common Stock that are issuable upon the exercise of certain warrants that were issued by the Company (which the Company expects to permit the holders exchange into an equal number of shares of Class D Common Stock), which may be exchanged into shares of Class D Common Stock;
     
  1,000,000 shares of Class C Common Stock that are available for future issuance under our 2023 Omnibus Incentive Compensation Plan (which plan is expected to be amended to reserve, and facilitate the issuance of, shares of Class D Common Stock);
     
 

379,990 shares of Class B Non-Voting Common Stock (which the Company expects to permit the holders to exchange into an equal number of shares of Class D Common Stock) which may be exchanged into an equal number of shares of Class D Common Stock;

     
  4,200,330 shares of Class B Non-Voting Common Stock issuable upon the exercise of certain warrants that were issued by the Company, (which the Company expects to permit the holders to exchange into an equal number of shares of Class D Common Stock); and
     
 

           shares of Class D Common Stock issuable upon exercise of the representative’s warrants.

 

37
 

 

dilution

 

If you invest in our Class D Common Stock in this offering, your ownership interest will be immediately diluted to the extent of the difference between the initial public offering price per share of our Class D Common Stock and the pro forma as adjusted net tangible book value per share of our Class D Common Stock immediately after this offering. Net tangible book value dilution per share to new investors represents the difference between the amount per share paid by purchasers of shares of Class D Common Stock in this offering and the pro forma as adjusted net tangible book value per share of Class D Common Stock immediately after completion of this offering. Net tangible book value per share represents the book value of our total tangible assets less the book value of our total liabilities divided by the number of shares of Class D Common Stock then issued and outstanding. As of March 31, 2024, our net tangible book value [(unaudited)] was $[●], or $[●] per share of Class D Common Stock, which represents the amount of our total tangible assets less total liabilities, divided by the number of shares outstanding at March 31, 2024.

 

After giving effect to (i) on a pro forma basis, the issuance of [●] shares of Class D Common Stock upon the exercise of warrants by certain of our shareholders since March 31, 2024, (ii) on a pro forma as-adjusted basis, the issuance of [●] shares of Class D Common Stock for net proceeds of $           since March 31, 2024, and (iii) our sale of [●] shares of Class D Common Stock in this offering at the assumed initial public offering price of $10.00 per share, and after deducting any estimated commissions to the underwriters and any estimated offering expenses payable by us, our pro forma as-adjusted net tangible book value as of the date of this prospectus would have been $[●], or $[●] per share. This represents an immediate and substantial dilution of $[●] per share to new investors purchasing shares of Class D Common Stock in this offering. The following table illustrates this dilution per share:

 

Assumed initial public offering price per share  $     $     $    
Net tangible book value per share as of ________, 2024  $     $     $    
Increase in pro forma net tangible book value per share attributable to new investors purchasing shares in this offering                    
                    
Pro forma as adjusted net tangible book value per share immediately after this offering                    
                    
Dilution per share to new investors in this offering   $     $     $    

 

The following table summarizes, on a pro forma as-adjusted basis as of August 1, 2024, the differences between the number of shares of Class D Common Stock purchased from us, the total price and the average price per share paid by existing shareholders, and the total price and the average price per share paid by the new investors in this offering, before deducting estimated underwriters commissions and estimated offering expenses payable by us at an assumed initial public offering price of $10.00 per share:

 

   Shares Purchased   Total Consideration  

Average

Price Per

 
   Number   Percent   Amount   Percent   Share 
       (in thousands)         
Existing shareholders            %   $         %   $  
New investors        %   $     %   $  
Totals        100%  $     100%  $     

 

Each $1.00 increase or decrease in the assumed initial public offering price of $10.00 per share would increase or decrease, as applicable, the total consideration paid by new investors and total consideration paid by all shareholders by approximately $[●], assuming that the number of shares of Class D Common Stock offered by us, as set forth on the cover page of this prospectus, remains the same and after deducting estimated underwriting discounts and commissions payable by us.

 

Each increase or decrease of 100,000 shares in the number of shares of Class D Common Stock offered by us, as set for on the cover page of this prospectus, would increase (or decrease) our pro forma, as adjusted net tangible book value after this offering by $    and decrease (increase) the dilution per share to new investors participating in this offering by $    , assuming no change in the assumed initial public offering price per share and after deducting estimated underwriting discounts and commissions and estimated offering expenses payable by us.

 

Except as otherwise indicated, the above discussion and tables assume no exercise of the representative’s over-allotment option to purchase additional shares of Class D Common Stock in this offering. If the representative exercises its option to purchase additional shares of Class D Common Stock in full from us, our existing shareholders would own [●]% and our new investors would own [●]% of the total number of shares of our Class D Common Stock outstanding upon the completion of this offering.

 

The above discussion and tables are based on there being 35,610,648 shares of Class D Common Stock outstanding as of the date of this prospectus and excludes:

 

  up to 1,000,000 shares of our Class C Common Stock that are issuable upon conversion of a convertible promissory note at the rate of $10 per share, which will be amended to provide for the issuance of shares of Class D Common Stock prior to the date of this prospectus;
     
  1,000,000 shares of Class C Common Stock that are issuable upon the exercise of certain warrants that were issued by the Company (which the Company expects to permit the holders exchange into an equal number of shares of Class D Common Stock);
     
  1,000,000 shares of Class C Common Stock that are available for future issuance under our 2023 Omnibus Incentive Compensation Plan;
     
  383,656 shares of Class B Non-Voting Common Stock (which the Company expects to permit the holders exchange into an equal number of shares of Class D Common Stock),;
     
  3,936,583 shares of Class B Non-Voting Common Stock issuable upon the exercise of certain warrants that were issued by the Company (which the Company expects to permit the holders exchange into an equal number of shares of Class D Common Stock), and
     
             shares of Class D Common Stock issuable upon exercise of the representative’s warrants.

 

38
 

 

Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

You should read the following discussion and analysis of Notes Live’s financial condition and results of operations together with our audited consolidated financial statements as of and for the fiscal years ended December 31, 2023 and 2022, and our unaudited condensed consolidated financial statements as of March 31, 2024 and for the three months ended March 31, 2024 and 2023, in each case together with the related notes thereto, all of which appear at the end of this prospectus. Some of the information contained in this discussion and analysis or set forth at the end of this prospectus, including information with respect to our plans and strategy for our business and related financing, includes forward-looking statements that involve risks and uncertainties. As a result of many factors, including those factors set forth in the section entitled “Risk Factors,” actual results could differ materially from the results described in or implied by the forward-looking statements contained in the following discussion and analysis. You should carefully read the section of this prospectus entitled “Risk Factors” to gain an understanding of the important factors that could cause actual results to differ materially from forward-looking statements. Please also see the section entitled “Cautionary Note Concerning Forward-Looking Statements.” Forward-looking statements may be identified by words such as “anticipate,” “estimate,” “plan,” “project,” “continuing,” “ongoing,” “expect,” “believe,” “intend,” “may,” “will,” “should,” “could,” and similar expressions. Future operating results, however, are impossible to predict, and no guarantee or warranty is to be inferred from those forward-looking statements.

 

MD&A Overview

 

This section presents management’s perspective on the financial condition and results of operations of Notes Live, Inc. Unless otherwise noted, for purposes of this section, the terms “we,” “us,” “our,” “Company,” and “Notes Live” refer to Notes Live, Inc. and its consolidated subsidiaries. The following discussion and analysis (this “MD&A”) is intended to highlight and supplement data and information presented elsewhere in this prospectus and should be read in conjunction with our audited consolidated financial statements as of and for the fiscal years ended December 31, 2023 and 2022, and our unaudited condensed consolidated financial statements as of March 31, 2024 and for the three months ended March 31, 2024 and 2023, in each case together with the related notes thereto at the end of this prospectus. Results for any period or year should not be construed as an inference of what our results would be for any full fiscal year or future period. This MD&A is also intended to provide you with information that will facilitate your understanding of our consolidated financial statements, the changes in key items in those consolidated financial statements from year to year, and the primary factors that accounted for those changes. To the extent that this discussion describes prior performance, the descriptions relate only to the periods listed, which may not be indicative of our future financial outcomes. In addition to historical information, this discussion contains forward-looking statements that involve risks, uncertainties, and assumptions that could cause results to differ materially from management’s expectations. Factors that could cause such differences are discussed in the sections titled “Cautionary Note Concerning Forward-Looking Statements” and “Risk Factors.” Our MD&A is organized as follows:

 

  Business Overview — Discussion of our business plan and strategy in order to provide context for the remainder of this MD&A.
     
  Consolidated Results of Operations — Analysis of our financial results comparing the years ended December 31, 2023 to December 31, 2022 and the three months ended March 31, 2024 to the three months ended March 31, 2023.
     
  Liquidity and Capital Resources — Analysis of changes in our cash flows, and discussion of our financial condition and potential sources of liquidity.
     
  Significant Accounting Policies and Use of Estimates — Accounting policies that we believe are important to understanding the assumptions and judgments incorporated in our reported financial results and forecasts.

 

Business Overview

 

Business

 

Notes Live is a Colorado-based hospitality and entertainment corporation that builds, owns, and operates luxury, live-entertainment venue campuses, which consist of music halls, outdoor amphitheaters, restaurants, and bars. As a growing entertainment and hospitality company, we continue to expand our portfolio of indoor and outdoor music venues and entertainment campuses where music, dining, and luxury converge in strategically selected markets.

 

39
 

 

Key Milestones and Recent Developments

 

Our investments and operations to date have enabled us to achieve strong growth and the following key milestones:

 

  March 2017: Notes Live was founded as Bourbon Brothers Restaurants, LLC, which converted into Notes Live, Inc. in April 2022.
     
  April 2017: Notes Live opened its flagship restaurant, Bourbon Brothers Smokehouse & Tavern, in Colorado Springs, Colorado.
     
  March 2019: Notes Live opened its first live-entertainment, indoor music hall, Boot Barn Hall, in Colorado Springs, Colorado, the naming rights of which were purchased by Boot Barn Holdings, Inc. (NYSE: BOOT).
     
  June 2021: GA HIA, LLC, a subsidiary of Notes Live, agreed to purchase land from the Gainesville Redevelopment Authority and entered into a public-private partnership with the City of Gainesville, Georgia pursuant to which Notes Live agreed to develop its second Boot Barn Hall venue in Gainesville, Georgia.
     
  September 2022: Notes Live opened its first live music and social bar, known as “Notes”, in Colorado Springs, Colorado.
     
  May 2022 – March 2023: Notes Live fully funded its development of its first outdoor amphitheater, Ford Amphitheater, in Colorado Springs, Colorado, by pre-selling lifetime ownership of VIP firepit suites.
     
  May 2023: Notes Live broke ground on Ford Amphitheater in Colorado Springs, Colorado.
     
  June 2023: Notes Live entered into an operating agreement with AEG with respect to the operation of Ford Amphitheater, which Notes Live expects to open in August 2024.
     
  June 2023: Notes Live opened in second Boot Barn Hall venue and its second BBST restaurant in Gainesville, Georgia.
     
  June 2023: Notes Live entered into a term sheet to purchase 21 acres of land in Oklahoma City, Oklahoma with the intent of building The Sunset at Mustang Creek, a 12,500-person outdoor amphitheater. In April 2024, the Mustang Creek amphitheater was not approved by city council and Notes Live is reviewing other properties in the area for development.
     
  October 2023: Notes Live entered into an Economic Development Agreement with the City of Broken Arrow, Oklahoma, pursuant to which the parties are forming a public-private partnership and intend to open The Sunset BA, a 12,500-capacity amphitheater, by fall 2025.
     
  April 2024: Notes Live, and the City of McKinney, Texas, together with the McKinney Economic Development Corporation and the McKinney Community Development Corporation, entered into a Chapter 380, Grant, and Development Agreement, pursuant to which Notes Live will develop The Sunset McKinney.
     
  June and July 2024: Notes Live and the City of El Paso, Texas formed a public-private partnership by entering into a Purchase and Sale Agreement in June 2024 and a Chapter 380 Economic Development Program Agreement in July 2024. Pursuant to the agreements, Notes Live is acquiring approximately 17 acres of land from the City of El Paso where it will construct and manage The Sunset El Paso, a 12,500-person amphitheater.

 

40
 

 

Venue Ownership

 

Notes Live primarily generates revenue through restaurant operations, event rentals, and hosting concerts and events. Our business involves owning and operating the following types of venues and entertainment spaces:

 

Music Halls — Music halls are indoor, intimate music and event venues that can accommodate up to approximately 1,400 guests. This venue category includes our Bourbon Brothers Presents a/k/a The Hall at Bourbon Brothers or Boot Barn Hall venues, which are designed to host approximately 1,400 concertgoers at general admission concerts featuring national-touring artists or to seat between 500 and 700 guests around eight-top tables at more intimate events such as concerts featuring tribute bands or dueling pianos, corporate functions, or weddings. Our BBP music halls can quickly be transitioned from one configuration to the next. This operational flexibility is intended to maximize our event-rental opportunities by expanding the types of events we can host while minimizing the time it takes to stage one event to the next, allowing us, for example, to host a premier concert one night and a wedding the following afternoon.

 

Amphitheaters — Amphitheaters are typically outdoor venues that accommodate between 8,000 and 20,000 concertgoers and will primarily be operated during the summer through fall seasons. Amphitheaters are designed with special acoustics, premium seat packages, and luxurious suites intended to amplify guests’ music and entertainment experiences. Our first amphitheater venue will be Ford Amphitheater in Colorado Springs, Colorado, which will be an open-air, 8,000-person venue. In addition to lawn and stadium-style seating that will allow us to offer tickets at an array of price points, our Sunset Amphitheater venues will have firepit suites that deliver premium hospitality and a more luxurious, personalized concert experience. Each firepit suite will accommodate up to eight guests. Ford Amphitheater is designed with 92 VIP firepit suites, accommodating a total of 736 VIP guests, and the venue is expected to open in August 2024. Ford Amphitheater will primarily host concerts from May through October each year. The amphitheaters planned for development in Oklahoma and Texas will also have firepit ownership opportunities, with firepit suites planned for our Sunset Amphitheater venues in McKinney, Texas, El Paso, Texas, Broken Arrow, Oklahoma, and Oklahoma City, Oklahoma (pending Notes Live’s ability to purchase property in Oklahoma City for development).

 

Certain of the entities which own and develop Notes Live’s venues are not wholly owned by Notes Live. For example, Notes Live has a 10% ownership interest in The Sunset Amphitheater LLC (which is the owner and developer of the Sunset CO amphitheater venue) but holds a 100% voting interest. Notes Live anticipates it will own 60% of Sunset Hospitality Collection, LLC (which is a company designed to own the building to lease to Roth Seafood & Chophouse and Notes Hospitality Collection) but hold 100% of the voting interest. In addition, the Company expects to own 30% of Sunset at Broken Arrow LLC and Sunset at Mustang Creek LLC (which, respectively, will own and operate the planned amphitheaters in Broken Arrow, Oklahoma and the greater Oklahoma City area) while, in each case, holding a 100% voting interest. With respect to its subsidiaries that own and develop amphitheaters, third-party members, in exchange for their capital contributions, receive an interest in the exclusive use of a specific suite at the applicable venue and also receive a financial interests in their pro rata portion of a defined portion of the ticket sale revenues generated by the venue for each event. Similarly, third-party members in Sunset Hospitality Collection LLC, receive, in exchange for their capital contribution, a defined portion of the lease payments received on the property owned by the entity.

 

Restaurants — Bourbon Brothers Smokehouse & Tavern is Notes Live’s flagship, full-service restaurant concept. BBST serves American classics and Southern staples out of a scratch kitchen, accompanied by a selection of rare bourbons, ryes, whiskies, and local craft beers. Notes Live develops its BBST restaurants and BBP music halls in close proximity to one another, which allows BBST to serve as the exclusive caterer for BBP events.

 

Fine Dining, Hospitality, and Entertainment Campuses — In early 2025, Notes Live will open Roth’s Seafood & Chophouse, a fine-dining restaurant in a mixed-use development adjacent to Ford Amphitheater. Framing either side of Roth’s will be two, approximately 5,000-square-foot configurable hospitality spaces intended to be used for hosting corporate events, weddings, trade shows, conventions, and other events. On the top floor above Roth’s and Notes Hospitality Collection will be a “top-shelf” bar and lounge called Brohan’s, which will offer unobstructed views of the surrounding area Notes Live intends to monetize during marquee shows at Ford Amphitheater.

 

41
 

 

The following table summarizes the types of venues we are constructing or plan to develop, describing each by venue type, location, expected opening date, and current status.

 

Venue Type   Location   Current Status
Music Halls        
BBP CO   Colorado Springs, CO   Opened in March 2019
BBP GA   Gainesville, GA   Opened in June 2023
         
Outdoor Amphitheaters        
Ford Amphitheater   Colorado Springs, CO   Opening August 2024
The Sunset OKC   Mustang Creek, OK   Expected to open in 2026
The Sunset BA   Broken Arrow, OK   Expected to open in August 2025
The Sunset McKinney   McKinney, TX   Expected to open in second quarter of 2026
The Sunset El Paso   El Paso, TX   Expected to open in second quarter of 2026
         
Restaurants        
BBST CO   Colorado Springs, CO   Opened in April 2017
BBST GA   Gainesville, GA   Opened in June 2023
Notes Eatery   Colorado Springs, CO   Opened in September 2022
         
Fine Dining & Hospitality Collection        
Roth’s Seafood & Chophouse   Colorado Springs, CO   Expected to open in early 2025
Notes Hospitality Collection   Colorado Springs, CO   Expected to open in early 2025
         
Bars        
Brohan’s   Colorado Springs, CO   Expected to open in early 2025

 

Business Segment

 

We consider our restaurant and event center operations as similar, in close proximity, and have aggregated them into a single reportable segment. Revenue from our customers is primarily derived from food and beverage (“F&B”) services (our “Restaurant Operations”) with a portion being served contemporaneously with live entertainment during the events and concerts that we promote and host (our “Event Operations”).

 

Event Operations. The Event Operations portion of our business involves the promotion of live music and events in our owned or operated venues, the operation and management of our venues, the creation of content from concerts and events hosted in our venues, and the provision of management and other services to artists. We promoted and held approximately 156 live music and other events in 2022, during which we had one music hall, BBP CO, operating in Colorado Springs, Colorado. In June 2023, we opened our second music hall, BBP GA, in Gainesville, Georgia. Between BBP CO and BBP GA, we promoted and held 231 live music and other events in 2023. Our Event Operations business generated $1,324,895, or 34%, of our total revenue during the three months ended March 31, 2024, and $3,075,141, or 24%, of our total revenue during 2023. In 2022, our Event Operations business generated $1,847,649, or 21%, of our total revenue.

 

Within our Events Operations, we generate revenues through: (i) ticket sales and fees on tickets sold directly by us or through the ticketing business that we contract with for our events; (ii) fees collected on tickets sold by other third-party platforms, such as convenience and order-processing fees and service charges; (iii) venue rentals, which occur for a variety of corporate and personal events; (iv) pre-selling naming rights to our live-entertainment venues by partnering with industry-leading brands under naming-rights agreements; and (v) sponsorship sales, which allow brands to advertise at our venues by showcasing their names and logos on a variety of sponsorship inventory curated for each of our venues and at each event we promote and host.

 

Restaurant Operations. Revenues generated through restaurant operations included F&B sales at our BBST restaurants and Notes bar (known as Notes Eatery as of May 2024). F&B sales include all revenues recognized with respect to stand-alone F&B sales. Our Restaurant Operations business generated $580,102, or 65%, of our total revenue for the three months ended March 31, 2024. Our Restaurant Operations business generated $9,522,523, or 76%, of our total revenue during 2023. In 2022, our Restaurant Operations business generated $6,809,218, or 79%, of our total revenue. The increase of $2,713,305 in revenue generated from Restaurant Operations from 2022 to 2023 was primarily attributable to the opening of our second BBST restaurant location in June 2023, BBST GA in Gainesville, Georgia. Our BBST restaurants serve as the exclusive caterers for concerts and events hosted as our BBP venues, which is enabled by our decision to develop each BBST restaurant in close proximity to each BBP venue. In Gainesville, Georgia, for example, BBST GA is connected to BBP GA via a shared kitchen.

 

42
 

 

Financial

 

Private Equity Offerings

 

Since our formation in 2017, we have funded our operations, in part, through proceeds from private sales of our equity securities.

 

During 2024, we raised $28,522,500 in a private offering of 2,852,250 shares of our Class C Voting Common Stock, all of which were voluntarily exchanged on a one-for-one basis for 2,852,250 shares of our Class D Common Stock. We have used, and expect to use, the proceeds of that offering primarily to fund pre-opening costs for Ford Amphitheater, Roth’s Seafood and Chophouse, and Notes Hospitality Collection restaurant venues in Colorado Springs, Colorado, and for other working capital needs.

 

We anticipate raising additional cash needed through the private or public sales of equity securities, private sales of membership interests in certain of our subsidiary entities (including interests in our firepit suites) at our amphitheater locations, collaborative arrangements, or a combination thereof, to continue to fund our operations and construct our venues. There is no assurance that any such collaborative arrangement will be entered into or that financing will be available to us when needed in order to allow us to continue our operations, or if available, on terms acceptable to us. If we do not raise sufficient funds in a timely manner, we may be forced to curtail operations or revise the timeline of our business plan.

 

Overview of Year-to-Year Financial Comparison

 

For the years ended December 31, 2023 and 2022:

 

  We generated total revenue of $12,597,664 and $8,656,867, respectively, representing year-over-year growth of $3,940,797 or approximately 46%;
     
  We had a net loss of $11,386,793 and $8,018,333, respectively, representing a year-over-year increase in net loss of $3,368,460 or approximately 42%;
     
  Our net cash used in operating activities was $4,876,172 and $700,748, respectively, representing year-over-year increase in cash used in operating activities of $4,175,424 or approximately 596%, respectively;
     
  Our net cash used in investing activities was $31,165,063 and $4,426,307, respectively, representing year-over-year increase in cash used in investing activities of $26,738,756, respectively or approximately 604%; and
     
  Our net cash provided by financing activities was $32,771,605 and $24,404,703, respectively, representing year-over-year increase in cash provided by financing activities of $8,366,902 or approximately 34%.

 

Overview of the Year-to-Year First-Quarter Interim Financial Comparison

 

For the three-month period ended March 31, 2024 and 2023:

 

  We generated total revenue of $3,939,743 and $2,100,120, respectively, representing growth of $1,839,623 or approximately 88% as compared to the prior-year period;
     
  We had a net loss of $15,816,019 and $2,878,509 respectively, representing an increase in net loss of $12,937,510 or approximately 449% as compared to the prior-year period;
     
  Our net cash used in operating activities was $2,711,168 and $1,707,452, respectively, representing an increase in cash used in operating activities of $1,003,716 or approximately 59% as compared to the prior-year period;
     
  Our net cash used in investing activities was $8,946,836 and $16,529,031, respectively, representing a decrease in cash used in investing activities of $7,582,195 or approximately 46% as compared to the prior-year period; and

 

43
 

 

  Our net cash provided by financing activities was $30,263,876 and $11,672,047, respectively, representing an increase in cash provided by financing activities of $18,591,829 or approximately 159% as compared to the prior-year period.

 

Consolidated Results of Operations

 

Comparison of the Years Ended December 31, 2023 and 2022

 

Our results of operations have varied significantly from year to year and may vary significantly in the future. The following table sets forth our results of operations for the years ended December 31, 2023 and 2022, respectively.

 

   For the year ended
December 31,
 
   2023   2022 
Revenues          
Restaurant including food and beverage revenue  $9,522,523   $6,809,218 
Event center ticket and fees revenue   2,152,826    1,137,169 
Rental and sponsorship revenue   922,315    710,480 
Total revenues   12,597,664    8,656,867 
Operating costs          
Food and beverage   2,216,359    1,491,951 
Event center   1,072,909    767,065 
Labor   3,667,095    2,421,444 
Rent   815,233    676,175 
Operating expenses   14,081,000    6,887,768 
Depreciation and amortization   1,877,236    1,176,552 
Total operating costs   23,729,832    13,420,955 
           
Loss from operations  $(11,132,168)  $(4,764,088)
           
Other income (expense), net          
Interest expense   (331,674)   (397,120)
Interest income   20,152    12,149 
Shuttered Venue Grant       210,378 
Loss on extinguishment of debt       (3,395,046)
(Loss) gain on sale of investments, net   (75,603)   197,812 
Other income   132,500    117,582 
Total other expense, net  $(254,625)  $(3,254,245)
           
Net loss  $(11,386,793)  $(8,018,333)
Net loss attributable to non-controlling interests   (862,320)   (1,094,584)
Net loss attributable to common shareholders  $(10,524,473)  $(6,923,749)
           
Weighted average number of shares of Class A common stock, outstanding, basic and diluted*   136,301    275,000 
Basic and diluted net income (loss) per share of Class A common stock  $(0.39)  $(0.45)
           
Weighted average number of shares of Class B common stock, outstanding, basic and diluted*   16,640,620    15,008,238 
Basic and diluted net income (loss) per share of Class B common stock  $(0.39)  $(0.45)
           
Weighted average number of shares of Class C common stock, outstanding, basic and diluted*   10,106,179     
Basic and diluted net income (loss) per share of Class C common stock  $(0.39)  $ 

 

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Comparison of the Three Months Ended March 31, 2024 and 2023

 

The following table sets forth our results of operations for the three months ended March 31, 2024 and 2023, respectively.

 

(in US Dollars)
Unaudited

 

   For the Three Months Ended
March 31,
 
   2024   2023 
Revenues          
Restaurant including food and beverage revenue  $2,580,102   $1,627,176 
Event center ticket and fees revenue   1,324,895    441,284 
Rental and sponsorship revenue   34,746    31,660 
Total revenues   3,939,743    2,100,120 
Operating costs          
Food and beverage   604,555    350,446 
Event center   591,282    96,135 
Labor   1,067,398    563,124 
Rent   220,886    137,782 
Operating expenses   13,815,943    3,488,617 
Depreciation and amortization   606,464    323,379 
Total operating costs   16,906,528    4,959,483 
           
Loss from operations  $(12,966,785)  $(2,859,363)
           
Other income (expense), net          
Interest expense   (404,965)   (55,682)
Other expense   (2,500,000)    
Interest income   25,731    13,415 
(Loss) gain on sale of investments, net       (11,947)
Other income   30,000    35,068 
Total other expense, net  $(2,849,234)  $(19,146)
           
Net loss  $(15,816,019)  $(2,878,509)
           
Net loss attributable to non-controlling interests   (217,081)   (378,394)
Net loss attributable to common shareholders  $(15,598,938)  $(2,500,115)
           
Weighted average number of shares of Class A common stock, outstanding, basic and diluted       277,222 
Basic and diluted net loss per share of Class A common stock  $   $(0.13)
           
Weighted average number of shares of Class B common stock, outstanding, basic and diluted   1,754,959    18,936,191 
Basic and diluted net loss per share of Class B common stock  $(0.47)  $(0.13)
           
Weighted average number of shares of Class C common stock, outstanding, basic and diluted   26,790,416     
Basic and diluted net loss per share of Class C common stock  $(0.47)  $ 
           
Weighted average number of shares of Class D common stock, outstanding, basic and diluted   4,565,870     
Basic and diluted net loss per share of Class D common stock  $(0.47)  $ 

 

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To date, Notes Live has not opened an amphitheater, but Ford Amphitheater in Colorado Springs is anticipated to open in August 2024, and certain restaurants surrounding that development are expected to open in early 2025. Even though this amphitheater will have a shortened 2024 season, we expect it to positively impact Notes Live’s financial performance in 2024.

 

Revenue

 

Total revenue increased $3,940,797 during the year ended December 31, 2023 as compared to the prior year. As components of our single reportable business segment, revenues generated from our “Restaurant including food and beverage” component, our “Event center ticket and fees” component and our “Rental and sponsorship” component increased $2,713,305, $1,015,657 and $211,835, respectively, during the year ended December 31, 2023 as compared to the prior year.

 

Total revenue increased $1,839,623 for the three months ended March 31, 2024 as compared to the three months ended March 31, 2023. Revenues generated from our “Restaurant including food and beverage,” “Event center ticket and fees,” and “Rental and sponsorship” revenue components increased $952,926, $883,611, and $3,086, respectively, during the three months ended March 31, 2024 as compared to the three months ended March 31, 2023.

 

Management believes this year-over-year increase in revenue was primarily driven by the opening of our BBST restaurant and BBP venue in Gainesville, Georgia in June 2023, which collectively contributed over $3,738,536 for their partial-year revenues in 2023. Likewise, the increase in revenue generated during the three months ended March 31, 2024 compared to the same period in 2023 was primarily attributable to our BBST GA restaurant and BBP GA venue being open and fully operational during the first quarter of 2024 while still being under construction and thus not open and operational during the first quarter of 2023.

 

Operating Expenses

 

Food and Beverage Costs. Our F&B costs increased $724,408 during the year ended December 31, 2023 as compared to the prior year and increased $254,109 during the three months ended March 31, 2024 as compared to the same period in the prior year. Those cost increases were primarily driven by our increase in sales volumes, along with increased raw ingredient and food costs due to inflation. According to the United States Department of Agriculture Economic Research Service, food prices increased 5.8% during 2023 and were 2.2% higher in March 2024 than in March 2023.

 

Event Center Costs. The costs attributed to our event centers increased $305,844 during the year ended December 31, 2023 as compared to the prior year and increased $495,147 during the three months ended March 31, 2024 as compared to the same period in the prior year. This was primarily due to the added costs of operating our BBP GA venue in Gainesville, Georgia beginning in June 2023.

 

Labor Costs. Our labor costs increased $1,245,651 during the year ended December 31, 2023 as compared to the prior year and increased $504,274 during the three months ended March 31, 2024 as compared to the same period in the prior year. Management believes this increase was driven by inflationary pressures. Beginning in June 2023, we also incurred additional labor costs to train and employ the individuals who operate our BBST GA and BBP GA restaurant and venue with these two locations contributing $1,269,640 in partial-year labor costs in 2023. The BBST GA and BBP GA restaurant and venue contributed $466,303 in labor costs during the three months ended March 31, 2024, while contributing no labor costs during the three months ended March 31, 2023 due to the restaurant and venue not opening until June 2023.

 

Rent Costs. Our rent costs increased $139,058 during the year ended December 31, 2023 as compared to the prior year and increased $83,104 during the three months ended March 31, 2024 as compared to the same period in the prior year. This was primarily due to the added costs of operating and paying rent costs for our BBST GA and BBP GA restaurant and venue in Gainesville, Georgia beginning in June 2023.

 

Operating Expenses. Our operating expenses increased $7,193,232 during the year ended December 31, 2023 as compared to the prior year, representing approximately 70% of our increases in expenses during 2023 compared to 2022. Our operating expenses increased $10,327,326 during the three months ended March 31, 2024 as compared to the same period in the prior year. Our increase in operating expenses was primarily the result of stock-based compensation expenses and opening our Gainesville, Georgia restaurant and venue locations in June 2023, which contributed partial-year operating expenses totaling $1,043,500 in 2023, and incurring additional expenses to expand the Company’s growth to the additional states of Oklahoma, Tennessee, and Texas. Comparing the operating expenses during the three months ended March 31, 2024 to the same period in 2023, the increase in operating expenses was specifically attributable to operating our BBST GA and BBP GA restaurant and venue during the first quarter of 2024, which had not opened during the first quarter of 2023, and expending operating costs to negotiate the public-private partnership agreements with the cities of Broken Arrow, Oklahoma and McKinney, Texas during the first quarter of 2024, which had not commenced during the first quarter of 2023. Our general and administrative expenses are also included in operating expenses and consist primarily of expenditures related to compensation, legal, accounting and tax, other professional services, and general operating.

 

Depreciation and Amortization Costs. Our depreciation and amortization costs increased $700,684 during the year ended December 31, 2023 as compared to the prior year and increased $283,085 during the three months ended March 31, 2024 as compared to the same period in the prior year. Management primarily attributes our increase in depreciation and amortization costs during 2023 compared to 2022 to two operational developments: (1) Notes Live incurring increased capitalization costs upon opening BBST GA and BBP GA in June 2023 totaling $203,217 in 2023; and (2) Notes Live incurring a full year of intangibles amortization in 2023 of $66,720 compared to a partial year in 2022 of $55,599. The increase in depreciation and amortization costs during the three months ended March 31, 2024 compared to the three months ended March 31, 2023 was primarily attributable to our BBST GA and BBP GA restaurant and venue being open and operational during the first quarter of 2024 but not during the first quarter of 2023.

 

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Other Expense

 

Other expense totaled $254,625 and $3,254,245 during 2023 and 2022, respectively. The decrease in other expense during 2023 compared to 2022 was primarily due to [●]. For the three months ended March 31, 2024 and 2023, other expense totaled $2,849,234 and $19,146, respectively. This increase for the three months ended March 31, 2024, was primarily due to the financing expense the Company recognized on the convertible debt.

 

Interest Expense

 

We had net interest expense of approximately $331,674 and $397,120 for the years ended December 31, 2023 and 2022, respectively. The decrease of $65,446 for 2023 compared to 2022 was primarily attributable to the satisfaction in full of previously outstanding promissory notes during 2022 through their conversion to equity. We had net interest expense of approximately $404,965 and $55,682 for the three months ended March 31, 2024 and 2023, respectively, which is primarily due to the addition of the mortgage on the BBSTGA and BBP properties, along with the amortization of the debt discount fees on the convertible debt.

 

Shuttered Venue Grant

 

In 2022, we obtained a Shuttered Venue Operators Grant (the “SVOG”) in the amount of $210,378 from the U.S. Small Business Administration (the “SBA”) as part of the SBA’s COVID-19 Relief Program given the impact of the COVID-19 pandemic on the Company’s business. Under the terms of the SVOG, we were not required to repay the grant amount as long we used the funds for eligible uses by the dates specified by the program. We did not obtain an SVOG or any similar government-funded grants during the 2023 fiscal year or during the three months ended March 31, 2024.

 

Loss on Extinguishment of Debt

 

Prior to the conversion of the Company from a limited liability company to a corporation that was effected in April 2022, our ownership interests in the Company were denotated as “units” of membership interests. Prior to such conversion, we incurred a loss on extinguishment of debt of $3,395,046 in connection with the conversion of $4,243,807 in convertible promissory notes that we issued into 8,487,615 Class B non-voting units of B Entertainment LLC at a conversion price of $0.50 per unit and the 1-for-20 split of those units in February 2022, which adjusted the value of the units to $10.00 per unit. Our gain (loss) on extinguishment of debt during the 2023 fiscal year was $0.

 

(Loss) Gain on Sale of Investments, net

 

During the 2023 fiscal year, we realized a loss on the sale of investments of $75,603, resulting from the sale of our 20% interest in War Hippies, LLC in December 2023. During the 2022 fiscal year, we realized a gain on the sale of investments of $197,812, which resulted from the sale of our 9.1% interest in Jet Stream, LLC in June 2022.

 

Other Income

 

During the 2023 and 2022 fiscal years, we received other income totaling $132,500 and $117,582, respectively, from Roth Industries, LLC (“Roth Industries”). Roth Industries paid Notes Live those amounts pursuant to a license granted by Notes Live to Roth Industries to use the trademark, tradename, and likeness of the Bourbon Brothers brand, which Notes Live exclusively owns, on packaged and prepared food products sold in retail grocery stores and other retail outlets where food products are sold. The licensing fee paid by Roth Industries to Notes Live is in the form of a royalty equal to $10,000 per month, which did not change from 2023 to 2024. Accordingly, during each of the three-month periods ended March 31, 2024 and 2023, Roth Industries paid Notes Live $30,000 in royalty payments.

 

JW Roth, Notes Live’s Chairman, CEO and founder and a principal shareholder of Notes Live, is also the founder and Chairman of Roth Industries and holds an approximate 20% membership interest in Roth Industries. Mitchell Roth, a director of Notes Live, is also the CEO and President of Roth Industries and holds an approximate 10% membership interest in Roth Industries. Heather Atkinson, the CFO, Secretary, and a director of Notes Live, is also the Treasurer and a director of Roth Industries. Additionally, Robert Mudd, Notes Live’s President and Chief Operating Officer, and Steve Cominsky, a director of Notes Live, are also members of Roth Industries. Ms. Atkinson, Mr. Mudd, and Mr. Cominsky each own less than a 1% membership interest in Roth Industries.

 

Factors that May Influence Future Results of Operations

 

Impact of Macroeconomic Conditions

 

We continue to monitor the impact of macroeconomic conditions, including inflationary pressure, potential for recession, instability of capital markets, consumer-spending habits, costs of goods, changes to fiscal and monetary policies, heightened interest rates, access to capital, the favorability of lending terms, prolonged supply-chain constraints, and geopolitical trends, on all aspects of our business, including how those factors may impact our operations, workforce, suppliers, ability to raise additional capital to fund operating and capital expenditures, sales, and profitability.

 

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The extent of the impact of these factors on our business will depend on future developments that are highly uncertain and cannot be confidently predicted at this time. To date, these factors have not had a material impact to our results of our operations or development efforts. However, if macroeconomic conditions deteriorate or there are unforeseen developments, our results of operations, financial condition, and cash flows may be adversely affected.

 

Rising Interest Rates

 

A prevailing trend that has impacted our business since 2022 is rising and steadily high interest rates. Since March 2022, the Federal Reserve has increased interest rates a total of eleven times, with the last hike occurring in July 2023 when target interest rates reached their current range of 5.25% to 5.50%, with a benchmark rate at about 5.4%, the highest level in more than two decades. In March 2023, the range of target interest rates was 4.75% to 5.00%. Although the Federal Reserve has held rates steady since then and indicated that rate reductions could occur sometime in 2024, the timing and extent of those rate cuts are uncertain. Although Notes Live was fortunate to have access to attractive debt capital and to purchase land to be developed into entertainment campuses on favorable terms by negotiating with various municipalities and forming public-private partnerships, had those lending opportunities not been available, volatility in interest rates would have increased the cost of borrowing and required us to agree to loan terms that were less favorable for borrowers. Furthermore, interest-rate increases may reduce the affordability of our land-development projects due to increased debt-servicing costs. Volatility in interest rates affect the demand for, and price of real estate. A rise in interest rates increases the cost while lowering the availability of debt financing. Increased borrowing costs would drive the costs of our development projects and inflate our project budgets.

 

Inflation

 

Another trend that impacted our business throughout 2022 and 2023 and that has continued to impact our business during 2024 has been the increase in inflation nationwide, which has gone hand in hand with the rising interest rate environment. With respect to project execution, inflation increased the cost of building materials and labor types, creating upward pressure on the costs of constructing and developing our event venues. Third parties that we contracted with, such as developers and contractors, were impacted by rising inflation rates and the corresponding rise in the costs of goods and services used in their businesses. Their ability to do business with us could be impacted by steadily high rates of interest and inflation, which could impact our profitability.

 

In addition to impacting our project construction and development costs, inflation also lead to higher costs for ingredients, supplies, utilities, and labor, all of which are essential components of operating restaurants and venues. While we were able to offset some of those costs by adjusting menu prices at our restaurants, we had to balance those adjustments with consumer sentiment to ensure that we did not deter customers from dining with us and in turn impact our overall sales volume. Inflation also impacts consumer-spending habits. As the costs of everyday goods and services rise, customers may become more hesitant to spend discretionary funds on restaurant dining.

 

We continue to monitor the impacts of high interest rates and inflation on our business and will continue to proactively seek cost-saving measures, negotiate with municipalities to purchase land without being burdened by increased borrowing costs and unfavorable lending terms.

 

Liquidity and Capital Resources

 

We have devoted substantially all of our efforts to developing our business plan, raising capital, and opening and operating our restaurants and event venues in Colorado and Georgia and planning venues in new markets, such as Oklahoma and Texas. We had an accumulated deficit of $17,021,453, and $6,496,980 as of the years ended December 31, 2023 and 2022, respectively, and generated negative cash flows from operations of $4,876,172 and $700,748 during the years ended December 31, 2023 and 2022, respectively. Similar trends are seen when comparing our year-after-year first-quarter financials, as we had an accumulated deficit of $32,620,391 and $8,997,095 as of the three months ended March 31, 2024 and 2023, respectively, and generated negative cash flows from operations of $2,711,168 and $1,707,452 as of the three months ended March 31, 2024 and 2023, respectively. Additionally, we experienced an increase in net loss from $2,878,509 to $15,816,019 for the three-month period ended March 31, 2024, compared to the same period in 2023. The Company believes the net loss in early 2024 is largely due to equity-based compensation, issued for services and non-cash financing with these considered to be non-recurring expenses.

 

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Since December 31, 2023, we closed a private placement of 2,852,250 shares of Notes Live’s Class C Voting Common Stock and received gross proceeds of $28,522,500 in that offering. The shares of Class C Common Stock issued in that offering were exchanged on a one-for-one basis for shares of Class D Common Stock in March 2024.

 

In January 2024, we issued a promissory note to KWO, LLC, as lender (“KWO”), whereby from time to time we can borrow and receive draws in an aggregate amount of up to $10 million (such note, the “KWO Note”). Any amounts drawn under the KWO Note bear interest at the rate of 8.75% per annum and are due within one year from the date of the draw. At KWO’s option, any payment of interest or principal under the KWO Note shall be made in shares of Class C Voting Common Stock, valued for such purpose at $10 per share. The first draw of $3,860,582 occurred on March 1, 2024 with a maturity date of February 28, 2025, and as of the date of this prospectus, the full $10 million has been drawn. At any time during the period commencing on June 1, 2024 and continuing until the date on which the KWO Note is paid in full, KWO may convert its outstanding note into shares of Class D Common Stock at the rate of $10.00 per share.

 

JW Roth and Kevin O’Neil, the sole member of KWO and a shareholder of the Company, each personally guaranteed the KWO Note, and Mr. Roth is entitled to a guarantor fee equal to 1% of the KWO Note balance. The Company recognized a debt discount for the personal guarantee fee paid to Mr. Roth of $38,606, with $3,217 expensed to interest expense in the three months ended March 31, 2024, with the remaining debt discount to be expensed to interest expense over the life of the KWO Note. As additional consideration for the personal guarantee, the Company granted each of KWO and Mr. Roth a three-year warrant to purchase up to 500,000 shares of the Company’s Class C Common Stock at $10.00 per share, with the Company recognizing a debt discount of $3,000,140 with $250,012 expensed to interest expense in the three months ended March 31, 2024, with the remaining to be expensed over the life of the Note. In accordance with ASC 815-10, Derivatives and Hedging, the warrants were recorded at relative fair value within stockholder’s equity in the Condensed Consolidated Balance Sheet. A loan origination fee of $100,000 was paid to KWO on or about June 26, 2024 through the delivery of 10,000 shares of Class D Common Stock and is recognized as debt discount with $8,333 expensed to interest expense in the three months ended March 31, 2024, with the remaining to be expensed over the life of the KWO Note. As additional consideration for his personal guaranty, the Company leased to Kevin O’Neil a firepit suite at Ford Amphitheater, which has a fair market value of $200,000 and is subject to and consistent with the schedule, rights, terms, and conditions applicable to other suites offered to the public. The Company treated this leased suite as a debt discount with $16,667 expensed to interest expense in the three months ended March 31, 2024, with the remining to be expensed over the life of the KWO Note. The convertible debt balance of $3,860,582 net by the cumulative debt discounts of $3,060,517 agree to the net of $800,065 shown as convertible debt on the Condensed Consolidated Balance Sheet. In addition, in a related agreement to this transaction, KWO purchased 500,000 shares of the Company’s Class C Common Stock from Mr. Roth at a price of $5.00 per share. Per ASC paragraph 718-10-15-4, the economic interest holder makes a capital contribution to the reporting entity, and the reporting entity makes a share-based payment to its grantee in exchange for goods or services provided to the reporting entity. This transaction was accounted for under ASC paragraph 718-10-15-4, as Mr. Roth having paid KWO on behalf of the Company. The Company recognized a $2,500,000 charge in other expense and additional paid in capital related to the exchange for the three months ended March 31, 2024, as Mr. Roth completed the stock transaction on behalf of the Company for KWO completing the KWO Note transaction.

 

We believe that (i) cash on hand, (ii) improved profitability in 2024 from operating venues and restaurants in Colorado Springs, Colorado and Gainesville, Georgia, (iii) opening Ford Amphitheater in Colorado Springs, Colorado in August 2024 and revenues expected to be generated by that project, (iv) the net cash expected to be received from this offering, and (v) additional capital raising efforts either at the parent corporation level and through sales of interests in our subsidiaries that own and operate our planned amphitheater projects (i.e. our firepit suite related sales and capital raising efforts), and debt financing available to us (being the KWO, LLC promissory note or other lenders), will allow us to continue our business operations. Our ability to continue implementing our business plan to add new locations to our portfolio for the purpose of developing entertainment campuses depends on our future engagement in strategic locations, real-estate transactions, capital raising, and debt financing.

 

Cash Flows

 

The following information reflects cash flows for continuing operations for the years presented:

 

   Year Ended December 31, 
   2023   2022 
   (amounts in thousands) 
Cash and cash equivalents at beginning of year  $23,470,734   $4,193,086 
Net cash used in operating activities   (4,876,172)   (700,748)
Net cash used in investing activities   (31,165,063)   (4,426,307)
Net cash provided by financing activities   32,771,605    24,404,703 
Cash and cash equivalents at end of year   $20,201,104   $23,470,734 

 

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The following information reflects cash flows for continuing operations for the three-month periods presented:

 

   Three Months Ended March 31, 
   2024   2023 
   (amounts in thousands) 
Cash and cash equivalents at beginning of period   $20,201,604   $23,470,734 
Net cash used in operating activities   (2,711,168)   (1,707,452)
Net cash used in investing activities   (8,946,836)   (16,529,031)
Net cash provided by financing activities   30,263,876    11,672,047 
Cash and cash equivalents at end of period  38,806,976   16,906,298 

 

Net Cash Used in Operating Activities

 

Net cash used in operating activities was $4,876,172 and $700,748 during the years ended December 31, 2023 and 2022, respectively. The increase of $4,175,424 in cash used during 2023 compared to 2022 was primarily attributable to an increase of $3,368,460 in our loss from operations.

 

Net cash used in operating activities was $2,711,168 and $1,707,452 during the three months ended March 31, 2024 and 2023, respectively. The increase of $1,003,716 in cash used during the first quarter of 2024 compared to the first quarter of 2023 was primarily attributable to the increase in deposits for land and security deposits.

 

Net Cash Used in Investing Activities

 

Net cash used in investing activities was $31,165,063 and $4,426,307 during the years ended December 31, 2023 and 2022, respectively. The increase of $26,738,756 in cash used during 2023 compared to 2022 was primarily attributable to purchase of property and equipment.

 

Net cash used in investing activities was $8,946,836 and $16,529,031 during the three months ended March 31, 2024 and 2023, respectively. The decrease of $7,582,195 in cash used during the first quarter of 2024 compared to the first quarter of 2023 was primarily attributable to the decrease in the purchase of property and equipment quarter over quarter.

 

Net Cash Provided by Financing Activities

 

Net cash provided by financing activities was $32,771,605 and $24,404,703 during the years ended December 31, 2023 and 2022, respectively. The increase of $8,366,902 in cash provided during 2023 compared to 2022 was primarily attributable to proceeds from a private placement of our common stock private sales and our pre-sales of rights and interests in our Sunset at Broken Arrow LLC, Sunset Hospitality Collection LLC, and Sunset at Mustang Creek LLC subsidiaries.

 

Net cash provided by financing activities was $30,263,876 and $11,672,047 during the three months ended March 31, 2024 and 2023, respectively. The increase of $18,591,829 in cash provided during the first quarter of 2024 compared to the first quarter of 2023 was primarily attributable to issuance of shares of Notes Live and the increased in proceeds from the sale of non-controlling interest equity.

 

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Significant Accounting Policies and Use of Estimates

 

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make significant judgments and estimates that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of expenses during the reporting period. Management bases these significant judgments and estimates on historical experience and other assumptions it believes to be reasonable based on information presently available. Actual results could differ from those estimates under different assumptions, judgments, or conditions.

 

Significant estimates made by management include, but are not limited to: economic lives of leased assets; impairment assessment of long-lived assets; depreciable lives of property, plant, and equipment; useful lives of intangible assets; accruals for contingencies including tax contingencies; valuation allowances for deferred income-tax assets; estimates of fair value of identifiable assets and liabilities acquired in business combinations; and estimates of fair value used in the private stock valuations used for equity-based compensation and warrants.

 

Revenue Recognition

 

We recognize revenue in accordance with the Financial Accounting Standards Board Accounting Standards Codification (“ASC”) 606, Revenue from Contracts with Customers, which requires us to allocate the transaction price received from our customers to separate and distinct performance obligations and to recognize revenue upon the satisfaction of our performance obligations. We recognize revenue from our sale to customers of F&B products at our restaurants when the F&B products are transferred to the customer. We recognize revenue from the rental of our venues and from tickets and related fees for concerts or shows performed at our venues when the event, concert, or show occurs. We recognize naming rights and sponsorship revenue over the life of the naming rights and sponsorship agreements.

 

We record amounts collected prior to the event as deferred revenue until the event occurs. We record amounts collected from our sponsorship agreements, which do not relate to a single event, as deferred revenue and recognize those amounts over the term of the agreements as the sponsorship benefits are provided to our sponsors. As of December 31, 2023 and 2022, our deferred revenue totaled $764,081 and $127,291, respectively.

 

Investments in Related Parties

 

We have non-controlling interest investments in related parties. We account for certain of our investments in related parties using a practical expedient to measure those investments that do not have a readily determinable fair value in accordance with ASC 321, Investments — Equity Securities; ASC 325, Investments — Other; ASC 810, Consolidation; and ASC 820, Fair Value Measurement. Our investments in related parties are initially recognized at cost, and any income or loss resulting from such investments are recognized on our consolidated statements of operations, net of operating expenses. The carrying value of our related-party investments are assessed for indicators or impairment at each balance-sheet date, such that each investment is derecognized upon the sale or impairment of our interest in the investment. See “Non-controlling Interest and Variable Interest Entities” for further discussions of the entities that are majority-owned subsidiaries and variable interest entities. Investments for which the Company exercises significant influence but does not have control are accounted for under the equity method.

 

We had one investment that we accounted for using the equity method described in ASC 323, Investments — Equity Method and Joint Ventures, prior to disposing of that investment on December 31, 2023. Pursuant to that accounting method, we initially recorded the investment as an asset on the balance sheet at its initial cost and then adjusted the investment each reporting period through the income statement for the income or loss for our proportionate share of the investment.

 

We own 550,000 preferred units, or 2%, of Roth Industries, of which JW Roth, the founder, manager, and chairman, is Notes Live’s chairman and chief executive officer. Our officers and directors are also minority equity owners of Roth Industries. We currently account for our investment in Roth Industries using ASC 325, Investments — Other.

 

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Leases

 

We account for our leases in accordance with ASC 842, Leases, pursuant to which our leases are classified as either operating or financing leases and recorded in our consolidated balance sheets as both a right-of-use asset and lease liability, calculated by discounting fixed lease payments over the lease term, including any renewal options that are likely to be exercised, at the rate set forth or implied in the lease. In calculating the right-of-use asset and lease liability, we elect to combine lease and non-lease components as permitted under ASC 842. As an accounting-policy election, we exclude short-term leases having initial terms of 12 months or less and expense payments on those short-term leases as they are made.

 

Business Combinations

 

In April 2022, we purchased 99% of the voting and non-voting units of Hospitality Income & Asset, LLC (“HIA”) from its members for a total purchase price of $10,383,445 using a combination of cash and equity. HIA owns the land and buildings for the BBST CO and BBP CO venues in Colorado Springs, Colorado. We accounted for this asset acquisition under ASC 805, Business Combinations, pursuant to which the purchase price we paid for the HIA units was allocated to the acquired asset based on their proportionate fair values.

 

On June 26, 2024, Notes Live Real Estate, LLC, a wholly owned subsidiary of Notes Live, purchased 100% of the membership units of 13141 BP, LLC from its members for an aggregate purchase price of $2,761,000, which Notes Live paid to the members on a pro-rata basis through the issuance of 276,100 shares of Class D Common Stock, valued at their current fair market value of $10.00 per share.

 

Warrants

 

On a rolling basis from July 2021 through January 2022, we issued lenders an aggregate of $3,775,000 in convertible promissory notes (the “July 2021 Notes”) and 377,500 warrants (exercisable for a three-year term from their date of issuance), which by their original terms are exercisable at the option of the holder to purchase non-voting units of B Entertainment LLC for $2.50 per share (and after our conversion to a corporation in April 2022, and after giving effect to subsequent forward-stock splits, are exercisable to acquire shares of Class B Non-Voting Common Stock for $10.00 per share) prior to the warrants’ expiration. We accounted for the warrants in accordance with ASC 815-10, Derivatives and Hedging, pursuant to which the warrants were recorded at relative fair value within stockholders’ equity in our consolidated balance sheets.

 

During the three months ended March 31, 2024, we granted a total of 2,170,500 warrants, consisting of 1,170,500 warrants granted to employees and directors and 1,000,000 warrants granted as part of the convertible promissory note. As of March 31, 2024, there was a total of 3,018,709 warrants exercisable with an aggregate intrinsic value of $11,970,602. For the total warrants outstanding of 5,142,331 as of March 31, 2024, the aggregate intrinsic value was $22,160,639.

 

22,160,639. As of March 31, 2024, there was $5,311,757 of unrecognized compensation cost related to non-vested warrants. The equity-based compensation cost, related to warrants included as a charge to operating expenses in the condensed consolidated statements of operations, was $5,566,434 and $83,582 for the periods ended March 31, 2024 and March 31, 2023, respectively. The cost is expected to be recognized over a weighted-average period of less than five years.

 

As of December 31, 2023, there was a total of 1,669,124 warrants exercisable with an aggregate intrinsic value of $11,807,464. As of December 31, 2023, the outstanding warrants totaling 3,029,830 had an aggregate intrinsic value of $22,434,974.

 

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Non-controlling Interest and Variable Interest Entities

 

The non-controlling interest (“NCI”) represents capital contributions and distributions, income and loss attributable to the owners of less than wholly owned consolidated entities and are reported in equity. NCIs are evaluated by the Company and are shown as permanent equity. Net income (loss) attributable to NCIs reflects the portion of the net income (loss) of consolidated entities applicable to the NCI shareholders in the accompanying Condensed Consolidated Statements of Operations. The net income (loss) attributable to NCIs is classified in the Consolidated Statements of Operations as part of consolidated net income (loss) and deducted from total consolidated net income (loss) to arrive at the net income (loss) attributable to the Company. The Company has evaluated its investments in unconsolidated entities in order to determine if they qualify as variable interest entities (“VIEs”). The Company monitors these investments and, to the extent it has determined that it owns a majority of the controlling class of securities of a particular entity, analyzes the entity for potential consolidation. The Company will continually analyze investments, including when there is a reconsideration event, to determine whether such investments are VIEs and whether such VIE should be consolidated. These analyses require considerable judgment in determining the primary beneficiary of a VIE and could result in the consolidation of an entity that would otherwise not have been consolidated or the non-consolidation of an entity that would have otherwise been consolidated.

 

The Company accounts for the change in its ownership interest while it retains its controlling financial interest in its majority-owned subsidiaries or VIEs as equity transactions. The carrying value of the NCI should be adjusted to reflect the change in the Company’s ownership interest in the subsidiary, and differences between the fair value of the consideration received and the amount by which the NCI is adjusted should be recognized in equity attributable to the Company. This may be shown as NCI and as additional paid in capital to the Company when combined agree to the non-controlling issuance of shares as shown in the Condensed Consolidated Statement of Change in Stockholders’ Equity.

 

If a change in ownership of a consolidated subsidiary results in a loss of control or deconsolidation, any retained ownership interests are remeasured with the gain or loss reported to net earnings. These may be majority-owned subsidiaries or variable interest entities that the Company has 100% voting control of.

 

The following table shows the classification and carrying value of assets and liabilities of consolidated VIEs as of March 31, 2024:

 

    BBPCO     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Sunset McK     Total  
ASSETS                                                                                
Cash $ 677,850     $ 94,313     $ 157,773     $ 3,182,317     $ 6,265     $ 2,003,275   $ 2,058,627     $ 10,412,382     $ 3,263,635     $ 21,856,437  
Property and equipment, net 22,642     10,902,752     11,064,668     23,792,837     3,506,517     187,703   255,195     921,816     51,250     50,705,380  
Other assets 1,146,218     111,240     789,081     5,010,000     750     379,744   10,000     -     -     7,447,033  
Total assets $ 1,846,710     $ 11,108,305     $ 12,011,522     $ 31,985,154     $ 3,513,532     $ 2,570,722     $ 2,323,822     $ 11,334,198     $ 3,314,885     $ 80,008,850  
LIABILITIES                                                                            
Accounts payable $ 2,604     $ -     $ 146,211     $ 3,838,081     $ -     $ 43,380     $ 39,750     $ 15,056     $ 6,047     $ 4,091,129  
Accrued expenses 243,459     64,215     87,905     173,687     16,680     -     -     3,708     -     589,654  
Other long-term liabilities 1,082,289     4,302,765     3,363,656     3,733,526     3,267,000     -     -     -     -     15,749,236  
Total Liabilities $ 1,328,352     $ 4,366,980     $ 3,597,772     $ 7,745,294     $ 3,283,680     $ 43,380     $ 39,750     $ 18,764     6,047     20,430,019  
Stockholders’ Equity & NCI $ 518,358     $ 6,741,325     $ 8,413,750     $ 24,239,860     $ 229,852     $ 2,527,342     $ 2,284,072     $ 11,315,434     $ 3,308,838     $ 59,578,831  
Total liabilities and equity $ 1,846,710     $ 11,108,305     $ 12,011,522     $ 31,985,154     $ 3,513,532     $ 2,570,722     $ 2,323,822     $ 11,334,198     $ 3,314,885     $ 80,008,850  

 

The following table shows the classification and carrying value of assets and liabilities of consolidated VIEs as of December 31, 2023:

 

    BBPCO     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Sunset McK     Total  
ASSETS                                                                              
Cash $ 409,973     $ 49,643     $ 110,314     $ 1,281,934     $ 52,462     $ 1,657,511   $   677,742     $ 6,418,199           -     $ 10,657,778  
Property and equipment, net 19,956       10,993,207       11,334,305       13,373,408       3,506,517       120,766       48,988       269,137       -     39,666,284  
Other assets 1,254,602       76,104       733,332       10,008,993       1,795       399,594       -       -       -     12,474,420  
Total assets $ 1,684,531     $ 11,118,954     $ 12,177,951     $ 24,664,335     $ 3,560,774     $ 2,177,871     $ 726,730     $ 6,687,336       -     $ 62,798,482  
LIABILITIES                                                                          
Accounts payable $ 35,045     $ 1,103     $ -     $ 2,168,812     $ 44,270     $ 36,989     $ 47,681     $ 32,308       -     $ 2,366,208  
Accrued expenses 264,979       41,520       192,354       83,293       -       20,962       24,925       -       -     628,033  
Other long-term liabilities 1,054,770       4,336,093       3,404,225       -       3,267,000       -       -       -       -     12,062,088  
Total Liabilities $ 1,354,794     $ 4,378,716     $ 3,596,579     $ 2,252,105     $ 3,311,270     $ 57,951     $ 72,606     $ 32,308       -     $ 15,056,329  
Stockholders’ Equity & NCI $ 329,737     $ 6,740,238     $ 8,581,372     $ 22,412,230     $ 249,504     $ 2,119,920     $ 654,124     $ 6,655,028       -     $ 47,742,153  
Total liabilities and equity $ 1,684,531     $ 11,118,954     $ 12,177,951     $ 24,664,335     $ 3,560,774     $ 2,177,871     $ 726,730     $ 6,687,336       -     $ 62,798,482  

 

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The following table provides a summary of the Company’s non-controlling interests for the periods ended March 31, 2024 and March 31, 2023:

 

    BBPCO     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Sunset McK     Total  
Balance at December 31, 2022   $ (144,332 )   $ 6,640,999     $ 626,245     $ 15,397,049     $ 273,053     $     $     $           $ 22,793,014  
Net income (loss) attributable to Non-Controlling Interest
1/1-3/31/23
  $ 16,795     $ (107,527 )   $ (3,175 )   $ (284,487 )   $     $     $     $           $ (378,394 )
Non-controlling interest issuance of shares   $     $ 169,425     $     $ 4,395,025     $     $     $     $           $ 4,564,450  
Distributions to non-controlling shareholders   $     $     $ (908 )   $     $ (273,053 )   $     $     $           $ (273,961 )
Balance at March 31, 2023   $ (127,537 )   $ 6,702,897     $ 622,162     $ 19,507,587     $     $     $     $     $     $ 26,705,109  
                                                                                 
Balance at December 31, 2023   $ (118,444 )   $ 6,733,243     $ 601,110     $ 21,620,755     $     $ 288,653     $ 47,106     $ 2,053,439     $     $ 31,225,863  
Net income (loss) attributable to Non-Controlling Interest
1/1-3/31/24
  $ 15,652     $ 82,506     $ (3,000 )   $ (245,133 )   $     $ (28,043 )   $ (14,036 )   $ (24,839 )   $ (188 )   $ (217,081 )
Non-controlling interest issuance of shares   $     $     $     $     $     $ 33,078     $ 235,993     $ 1,993,498     $ 98,818     $ 2,361,387  
Distributions to non-controlling shareholders   $     $ (123,141 )   $ (909 )   $     $     $     $     $     $     $ (124,050 )
Balance at March 31, 2024   $ (102,792 )   $ 6,692,608     $ 597,201     $ 21,375,622     $     $ 293,688     $ 269,063     $ 4,022,098     $ 98,630     $ 33,246,119  

 

The following table provides a summary of the Company’s non-controlling interests for the periods ended December 31, 2023 and December 31, 2022:

 

    BBPCO     Notes     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Total  
Balance at December 31, 2021   $ (189,510 )   $ (7,684 )   $     $     $     $     $     $     $     $ (197,194 )
Net loss attributable to Non-Controlling Interest 1/1/22-4/5/22   $ 11,294     $     $ (26,321 )   $     $ (27,127 )   $     $     $     $     $ (42,154 )
Conversion from LLC to C Corp   $     $     $     $ 239,348     $     $     $     $     $     $ 239,348  
Net loss attributable to Non-Controlling Interest 4/6/22-12/31/22   $ 33,881     $     $ (440,000 )   $ (8,540 )   $ (625,824 )   $ (11,947 )   $     $     $     $ (1,052,430 )
Interest in Subsidiaries   $ 3     $ 7,684     $ 7,107,320     395,437     16,050,000     285,000                 $ 23,845,444  
Balance at December 31, 2022   $ (144,332 )   $     $ 6,640,999     $ 626,245     $ 15,397,049     $ 273,053     $     $     $     $ 22,793,014  
Net income (loss) attributable to Non-Controlling Interest 1/1-12/31/23   $ 25,888     $     $ 76,621     $ (11,131 )   $ (899,567 )   $     $ (34,512 )   $ (5,678 )   $ (13,941 )   $ (862,320 )
Non-controlling interest issuance of shares   $     $     $ 260,355     $     $ 7,123,273     $     $ 323,165     $ 52,784     $ 2,067,380     $ 9,826,958  
Distributions to non-controlling
shareholders
  $     $     $ (244,732 )   $ (14,004 )   $     $ (273,053 )   $     $     $     $ (531,789 )
Balance at December 31, 2023   $ (118,444 )   $     $ 6,733,243     $ 601,110     $ 21,620,755     $     $ 288,653     $ 47,106     $ 2,053,439     $ 31,225,863  

 

Off-Balance Sheet Arrangements

 

We do not engage in transactions that generate relationships with unconsolidated entities or financial partnerships, such as entities often referred to as structured finance or special purpose entities, as a part of our ongoing business. Accordingly, we did not have any off-balance sheet arrangements during any of the periods presented.

 

Going Concern

 

Our consolidated financial statements for the years ended December 31, 2023 and 2022 were prepared on a going concern basis of accounting, which contemplates continuity of operations, realization of assets and liabilities, and commitments in the normal course of business. Our consolidated financial statements do not reflect any adjustments that might result if we are unable to continue as a going concern. As of the issuance of our consolidated financial statements, we have concluded that there is no substantial doubt about our ability to continue as a going concern for the next twelve months. Any doubt regarding our ability to continue as a going concern was alleviated by our plan to add additional venue locations and to continue our business operations. Notes Live believes that cash on hand, the improved profitability in 2024 from its operating entities in Colorado Springs, Colorado and Gainesville, Georgia, the anticipated opening of Ford Amphitheater in August 2024, as well as the proceeds of this offering will allow Notes Live to continue its business operations for at least 12 months from the date of this prospectus. Nonetheless, Notes Live’s continued implementation of its business plan to add additional locations is dependent on its future engagement in strategic locations, real estate transactions, capital raising, and debt financing. There is no guarantee that we will be able to execute on our business plan. However, there is no guarantee that we will be able to execute on our business plan.

 

Stockholders’ Equity

 

The Company had two membership classes of units while it was a limited liability company: Class A Voting and Class B Non-Voting Units. Upon the Company’s conversion on April 6, 2022 from a Colorado limited liability company to a Colorado C corporation, the Company’s Class A Voting Units became its Class A Common Stock, and the Class B Non-Voting Units became its Class B Non-Voting Common Stock.

 

On October 25, 2022, Notes Live amended its Articles of Incorporation to increase the number of shares of its capital stock authorized for issuance, change the voting rights of its Class A Common Stock, and add its Class C Common Stock as a class of stock.

 

On August 7, 2023, Notes Live allowed its shareholders to convert their shares of Class A Common Stock into shares of Class C Common Stock on a 1-for-25 basis and to convert their shares of Class B Non-Voting Common Stock into shares of Class C Common Stock on a 1-for-1 basis. The Company has 76,245 shares of treasury stock that it acquired through the acquisition of HIA.

 

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On November 3, 2023, Notes Live amended its Articles of Incorporation to increase the number of shares of its capital stock authorized for issuance and to effect a 5-for-1 forward stock split of the issued and outstanding shares of its Class C Common Stock. On that same date, Notes Live also began a private placement offering of its shares of Class C Common Stock for $10.00 per share on November 3, 2023. In connection with that offering, Notes Live issued 2,008,750 Class C shares during the three months ended March 31, 2024. Notes Live also issued 700,000 shares of Class C Common Stock as payment for services to Sunshine Advisors, LLC, its outside consultant for a definitive merger agreement Notes Live entered into with Fresh Vine Wine, Inc.

 

On November 15, 2023, Notes Live amended its Articles of Incorporation to effect a 5-for-1 forward stock split of the issued and outstanding shares of its Class B Non-Voting Common Stock.

 

On March 5, 2024, Notes Live and its Class C Common Stock shareholders authorized the creation and issuance of up to 60,000,000 shares of Class D Common Stock. Notes Live amended its Articles of Incorporation to increase the number of shares of its capital stock authorized for issuance and to add its Class D Common Stock as a class of stock. At that time, Notes Live allowed shares of Class B Non-Voting Common Stock and of Class C Common Stock to be exchanged for shares of Class D Common Stock on a 1-for-1 basis. As of March 31, 2024, the Company has 379,990 shares of Class B Non-Voting Common Stock and 34,634,584 shares of Class D Common Stock issued and outstanding.

 

Except for any differences in voting privileges or in the contractual rights or limitations assigned or afforded to a specific series of stock in connection with a merger, acquisition, or strategic transaction, the shares of Class A Common Stock, Class B Non-Voting Common Stock, Class C Common Stock, and Class D Common Stock have the same preferences, limitations, and relative rights. Each holder of Class A Common Stock is entitled to 250 votes per share of Class A Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Each holder of Class C Common Stock or Class D Common Stock is entitled to one vote per share of Class C Common Stock or Class D Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Except as required by law, holders of the Class B Non-Voting Common Stock have no voting power with respect to their shares of Class B Non-Voting Common Stock, and the shares of Class B Non-Voting Common Stock are not entitled to vote on any matter submitted to the shareholders.

 

Quantitative and Qualitative Disclosures About Market Risk

 

We are a smaller reporting company as defined by Item 10 of Regulation S-K and are not required to provide the information otherwise required under this item.

 

JOBS Act Accounting Election

 

In April 2012, the Jumpstart Our Business Startups Act of 2012 (the “JOBS Act”), was enacted. Section 107 of the JOBS Act provides that an “emerging growth company” (an “EGC”) may take advantage of the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards. As an EGC under the JOBS Act, the extended transition period provided in Section 7(a)(2)(B) of the Securities Act allows us to delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We have elected to use the extended transition period for complying with new or revised accounting standards that have different effective dates for public and private companies until the earlier of the date we (i) are no longer an EGC, or (ii) affirmatively and irrevocably opt out of the extended transition period provided in the JOBS Act. As a result, our financial statements may not be comparable to companies that comply with new or revised accounting pronouncements as of public-company effective dates.

 

Other exemptions and reduced reporting requirements under the JOBS Act for EGCs include presentation of only two years of audited financial statements in a registration statement for an initial public offering, an exemption from the requirement to provide an auditor’s report on internal controls over financial reporting pursuant to Section 404(b) of the Sarbanes-Oxley Act, an exemption from any requirement that may be adopted by the Public Company Accounting Oversight Board, along with less extensive disclosure about our executive compensation arrangements. We plan to take advantage of these reduced disclosure requirements and exemptions until we are no longer considered an EGC.

 

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BUSINESS

 

Overview of Notes Live’s Business

 

Business Overview

 

Notes Live is an entertainment and hospitality holding company based in Colorado Springs, Colorado that designs, develops, owns, and operates (whether directly or through third-party operators) up-scale music venues, outdoor amphitheaters, and full-service restaurants and bars where music, dining, and luxury experiences converge. Notes Live was founded in 2017. Since its inception, Notes Live has strived to set a new standard in the hospitality and entertainment industry through its entertainment-campus venue concept and to meet the growing demand for live entertainment by developing new venues in strategically selected, rapid-growth, entertainment-underserved markets. Notes Live takes pride in being a catalyst for memorable experiences, a champion of local entertainment, and a contributor to vibrant communities.

 

To date, Notes Live has developed, or is in the process of developing, three restaurant concepts and one bar concept, as well as live music indoor venues that accommodate approximately 1,400 guests and outdoor amphitheaters that accommodate 8,000 guests. Currently, Notes Live operates indoor venues and restaurants in Colorado and Georgia, but it is in varying levels of planning or development to open venues in Oklahoma and Texas by 2026. Notes Live forecasts meaningful economic and cultural impacts in communities targeted for expansion across the United States.

 

Notes Live is a growing entertainment and hospitality company. Notes Live attributes its growth capabilities, in part, to its key partnerships with leaders in the music and entertainment industries, its experienced management team with prior success in hospitality and entertainment, and its strategic public-private partnerships that support ongoing economic growth. Notes Live believes that its venues offer patrons memorable experiences through a variety of music acts, high-end venues, desired food menu options, and exceptional hospitality. Notes Live is exploring business-expansion opportunities to meet the growing demand for live entertainment and touring acts by artists and fans alike.

 

Notes Live believes that its strategic development of venues in rapid-growth areas, experience in building partnerships with local governments and managing the elevated regulatory standards associated with public-private projects, and ability to negotiate naming and sponsorship rights with ubiquitous brands make it a highly sought-after entertainment and hospitality company by municipalities across the United States.

 

Notes Live’s principal executive office is located at 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920. (telephone: 719-895-5483). Notes Live’s principal website is https://noteslive.vip. Information contained on, or accessible through, Notes Live’s website is not a part of this prospectus.

 

Corporate History

 

Notes Live was originally formed in Colorado on March 13, 2017, as Bourbon Brothers Restaurants, LLC, a Colorado limited liability company. On May 24, 2018, the Company filed Articles of Amendment, changing its name to Bourbon Brothers Entertainment, LLC, and on March 1, 2021, the Company filed Articles of Amendment changing its name to B Entertainment LLC. On April 6, 2022, B Entertainment LLC filed a Statement of Conversion with the Colorado Secretary of State to convert into a Colorado profit corporation and changed its name to Notes Live, Inc. Notes Live is governed by its Articles of Incorporation, which were filed with the Colorado Secretary of State on April 6, 2022 and amended pursuant to Articles of Amendment filed on: (i) October 25, 2022, pursuant to which Notes Live increased the number of shares of its capital stock authorized for issuance, changed the voting rights of its Class A Voting Common Stock, and added its “Class C Voting Common Stock” class of stock; (ii) November 3, 2023, pursuant to which Notes Live increased the number of shares of its capital stock authorized for issuance and effected a 5-for-1 forward stock split of the issued and outstanding shares of its Class C Voting Common Stock; (iii) November 15, 2023, pursuant to which Notes Live effected a 5-for-1 forward stock split of the issued and outstanding shares of its Class B Non-Voting Common Stock; and (iv) March 5, 2024, pursuant to which Notes Live increased the number of shares of its capital stock authorized for issuance and added its “Class D Voting Common Stock” class of stock. On May 29, 2024, Notes Live filed a Statement of Trade Name of a Reporting Entity with the Colorado Secretary of State to do business under the trade name “VENU Holding Corporation.” After opening its first restaurant in Colorado Springs, Colorado in 2017 followed by its first indoor music hall venue adjacent to the restaurant in 2019, Notes Live expanded to Georgia, where it opened its second restaurant and indoor music venue in Gainesville, Georgia in June 2023. Notes Live is now in the process of expanding to markets in Oklahoma and Texas through 2026.

 

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Overview of Notes Live’s Venues

 

Notes Live has two music venue concepts: (1) an indoor, more intimate music hall venue known as Bourbon Brothers Presents (“BBP”), which currently operates under the names of The Hall at Bourbon Brothers or Boot Barn Hall in accordance with the naming rights of the BBP venues owned by Boot Barn Holdings, Inc. (NYSE: BOOT) (“Boot Barn”); and (2) an outdoor amphitheater venue known as The Sunset Amphitheater, which will offer higher-end amenity options to patrons that will vary depending on location but will generally include offerings such as firepit suites, VIP suites, and access to an adjoining restaurant and/or rooftop bar. Notes Live has operated a BBP in Colorado Springs, Colorado (“BBP CO”) since 2019 and in Gainesville, Georgia (“BBP GA”) since June 2023. Notes Live’s debut outdoor amphitheater venue will be in Colorado Springs, Colorado, which will be called Ford Amphitheater pursuant to a naming-rights agreement (“Ford Amphitheater”). Notes Live expects to open Ford Amphitheater in August 2024.

 

Notes Live has three restaurant concepts: (1) a flagship, full-service restaurant concept known as Bourbon Brothers Smokehouse & Tavern (“BBST”); (2) an upscale, five-star, fine-dining restaurant concept known as Roth’s Seafood & Chophouse (“Roth’s”); and (3) a full-service restaurant featuring live music called Notes Eatery (“Notes Eatery”). Notes Live opened a BBST in Colorado Springs, Colorado (“BBST CO”) in 2017 and in Gainesville, Georgia (“BBST GA”) simultaneously with its BBP GA indoor music hall in June 2023. Notes Live is expected to open Roth’s adjacent to Ford Amphitheater in December 2024 or early 2025.

 

Notes Live expanded its live-music and entertainment footprint in Colorado Springs in September 2022 when it opened “Notes” bar-restaurant, which featured upscale bar fare and dive-bar specials, before expanding to the full restaurant “Notes Eatery” in May 2024. Notes Eatery is within walking distance of BBP CO and BBST CO.

 

Notes Live has one bar concept, which is an: an elevated, craft-cocktail bar experience called Brohan’s (“Brohan’s”). Brohan’s is anticipated to open in early 2025 and will operate on the rooftop of Roth’s overlooking Ford Amphitheater.

 

Lastly, Notes Live has a hospitality suite concept called Notes Hospitality Collection (“NHC”), which consists of hospitality suites intended to be used for hosting large events such as corporate conferences, weddings, expos, galas, trade shows, and conventions. Notes Live’s first NHC development is expected to open in late 2024 or early 2025 as part of the mixed-use development where Roth’s and Brohan’s will operate adjacent to Ford Amphitheater. That first NHC will offer a total of 10,000 square feet of configurable hosting and entertainment space, with two, suites on the first floor with 1,100 and 2,400 square feet respectively, one on either side of Roth’s, and four, suites on the second floor including two 700 square feet dining and hospitality suites and two 2,365 square feet rooftop patio suites one on either side of Brohan’s rooftop bar.

 

Notes Live typically constructs and operates its music, restaurant, and bar venues concurrently and in close proximity to one another, creating an entertainment campus that enhances guests’ dining, social, and live-entertainment experiences.

 

Music Industry Insights

 

The music industry has been revolutionized over the past two decades by the rapid digitalization of the ways in which music is produced, distributed, marketed, and consumed. Physical music sales have been largely displaced by a drastic shift to, and rise in, music streaming, digital downloads, and consumer preference for subscription-based, on-demand music services. The proliferation of social media has been equally disruptive to the traditional music industry, as the potential virality of engagement that can be achieved through social media platforms has made it possible for up-and-coming artists to launch full-time music careers and to broadcast their talents on a global scale without needing to rely on the backing and legitimacy of the record labels that have long held artists and their tours captive.

 

While those structural changes have made the music industry more accessible for artists, they have also led to diminishing album-sale revenues, decreasing radio royalties, and difficultly for artists to monetize the streaming platforms that now dominate the industry. In response, artists have become increasingly incentivized to tour. For artists who achieved fame through social-media visibility, touring and performing live gives artists the opportunity to establish their brands offline, grow their audiences beyond their social-media following, connect with fans in person, and generate additional sales channels such as ticket and merchandise sales. Touring has also become an attractive opportunity for established artists and legacy acts who have been in the industry for decades. Unable to rely on traditional, over-the-radio royalties, many headliners from the ‘70s, ‘80s, and ‘90s have reignited their touring acts as a way to supplement their incomes and reconnect with audiences.

 

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Notes Live’s Mission and Strategy

 

Notes Live’s mission is to revolutionize entertainment and hospitality by offering dynamic entertainment campuses where music, dining, and luxury converge. Notes Live carries out its mission by leveraging its:

 

  exclusive collection of premium restaurants and luxury venue properties, designed to enhance the customer experience through thoughtfully designed spaces and a spectrum of ticket and menu offerings that accommodate the needs and desires of a wide range of customers, whether their priority is to enjoy an outing that maximizes both fun and affordability or to be treated to a decadent, VIP type of experience;
     
  management team with years of experience and prior success in hospitality and entertainment, venue and infrastructure development, and venue and restaurant management;
     
  operational and brand partnerships with well-known industry leaders that create brand recognition for Notes Live’s venues and enable them to be operated efficiently and effectively to provide a seamless experience for customers while maximizing the returns of shareholders;
     
  institutional knowledge of the entertainment landscape, insight regarding which artists and entertainers drive audience engagement, and strong industry relationships that make it possible to route those acts to Notes Live venues;
     
  community ties and relationship leads in the markets that Notes Live focuses its development efforts in, which enhances its capital-raising efforts and advances its ability to deliver the types and genres of entertainment that complement the desires and demographic of the community being served;
     
  optimization of the functionality and use of its venues, which can be rented for both personal and corporate events with a range of seating capacities and spaces that can accommodate intimate gatherings or large, table-top events for 500-700 seated guests;
     
  financing and acquisition strategy that catalyzes growth while minimizing future dilution, as discussed in more detail under “Financing and Acquisition Strategy” below; and
     
  strict criteria for evaluating business-expansion opportunities and ensuring that any new markets for its venues meet specific demographic profiles, are undersaturated with entertainment options, and have local governments that recognize the value of investing in an entertainment campus to drive local economic growth and to build community culture, as discussed in more detail under “Financing and Acquisition Strategy.”

 

Financing and Acquisition Strategy

 

A key factor to Notes Live’s current and future success is its ability to continue growing through venue and infrastructure development while attempting to minimize future dilution. Notes Live’s financing and acquisition strategy includes three primary components: (1) partnering with municipalities that attract local development by offering financial incentives; (2) conducting pre-sales of naming rights, sponsorships, and suite ownership at its venues; and (3) accessing attractive debt capital.

 

Financial Partnerships with Municipalities

 

When deciding where to develop new venues, Notes Live focuses on high-growth areas that it believes are materially underserved of premium music and entertainment options and are located in cities that are willing to partner with, and offer financial incentives to, Notes Live in exchange for Notes Live’s agreement to develop a venue in the partnering city. Often, those financial incentives are made possible through economic-development funds (“EDFs”), which enable local governments to fund projects and programs intended to spur the local economy or to induce local property development by offering investments such as below-market land sales, land grants, tax abatements and rebates, and/or property-tax refunds. Notes Live is experienced in obtaining land for new venue developments by negotiating favorable land-sale contracts with cities who use EDFs to sell the land to Notes Live for substantially less than market value in exchange for Notes Live’s agreement to develop and operate an entertainment campus on the land, which will in turn drive local economic growth, foster a community-wide culture, and attract other developments.

 

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As an example of this strategy, Notes Live introduced its restaurant and music venue concepts to Gainesville, Georgia in January 2022 by negotiating a Purchase and Sale Agreement between one of its subsidiaries, GA HIA, LLC (“GA HIA”), and the Gainesville Redevelopment Authority (the “GRA”), pursuant to which the GRA agreed to sell approximately 1.7 acres of land to GA HIA for $800,000 to incentivize the development of the BBST GA restaurant and the BBP GA music hall that Notes Live opened on the property approximately 18 months later in June 2023. The GRA viewed its public-private partnership with GA HIA as an opportunity to induce and stimulate redevelopment and investment in one of Gainesville’s tax-allocation districts that was in need of improvement. Similarly, in April 2024, Notes Live and the City of El Paso, Texas (“El Paso”) agreed to a term sheet defining the terms of the proposed definitive Chapter 380 Economic Development Program Agreement and Contract of Sale to be entered into between the parties, pursuant to which El Paso intends to incentivize Notes Live’s construction of a 12,500-person amphitheater by conveying approximately 15 acres of city-owned land to Notes Live, issuing Notes Live an eight-year, no-interest, forgivable promissory note, and providing annual rebates to Notes Live for up to 20 years on real and business personal property, sales and use, and mixed beverage taxes. Through its agreements with the Cities of Gainesville, Georgia and El Paso, Texas, Notes Live has negotiated more than $2 million in tax incentives through property-tax rebates and sales-tax abatements that will flow through to the bottom line over the term of the rebates via reduced occupancy expenses. As Notes Live plans its Texas and Oklahoma expansion, Notes Live is finalizing similar deals and incentives in the McKinney, Texas and Broken Arrow, Oklahoma markets.

 

While Notes Live’s public-private partnerships with local municipalities enable Notes Live to acquire land on terms more favorable than Notes Live could likely negotiate in open-market sales, or to obtain other financial incentives that offset Notes Live’s costs of constructing and operating new venues, the agreements specifying the terms of Notes Live’s public-private partnerships with a given municipality also impose certain conditions, obligations, and covenants (collectively, “Restrictions”) that restrict Notes Live’s ownership, use, and development of the land it acquires and the venues it constructs and operates. Notes Live is typically subjected to those Restrictions pursuant to the Development Agreements that Notes Live and a local municipality enter into in connection with the purchase and development of the land. Certain immaterial obligations may also be imposed on Notes Live under the ancillary agreements to its public-private partnerships, which could include, for example, parking or facilities-use agreements. The material terms of its public private partnership agreements and the Restrictions on Notes Live’s ownership and use of the real property it has acquired through public-private partnerships are described in more detail under “Subsidiaries and Properties — Public-Private Partnership Obligations” below. For a review of the material risks Notes Live faces as a result of the Restrictions Notes Live and in connection with its public-private partnerships, see “Risk Factors — The agreements specifying the terms of Notes Live’s public-private partnerships with local municipalities impose various conditions, obligations, restrictions, and covenants related to Notes Live’s ownership, use, development, and operation of the properties it acquires and the venues it constructs.”

 

Pre-Sales of Naming Rights, Sponsorships, and Suite Ownership

 

The second component of Notes Live’s financing and acquisition strategy consists of pre-selling the naming rights to its venues and generating capital that can be used to finance development-related costs. The cost of naming rights for each of Notes Live’s venues range from approximately $140,000 per year for an indoor concert venue such as Boot Barn Hall to up to $2,000,000 per year for a large outdoor amphitheater like The Sunset Amphitheater that Notes Live anticipates opening in McKinney, Texas in the second quarter of 2026. Notes Live’s first naming-rights sponsor was Boot Barn (NYSE: BOOT), which agreed to acquire the naming rights for a three-year term to Notes Live’s first indoor music venue in Colorado Springs, BBP CO, prior to its opening in 2019 along with the naming rights of Notes Live’s next two BBP venues. Since the initial agreement, Boot Barn has extended its agreement for the Colorado Springs location, acquired the rights to the Georgia location, and committed to buying the naming rights for up to ten BBP locations total.

 

Sunset Operations, LLC, a wholly owned subsidiary of Notes Live, also entered into a naming and sponsorship rights agreement with Mountain States FDAF, which agreed to acquire the naming rights to Notes Live’s first outdoor amphitheater in Colorado Springs. During the duration of the agreement’s ten-year term, the amphitheater will be called “Ford Amphitheater.”

 

Notes Live also enters into product-specific sponsorship agreements.

 

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Notes Live also accumulates financing and acquisition capital by pre-selling ownership rights to the firepit suites at its planned outdoor music amphitheaters. At Ford Amphitheater in Colorado Springs, Notes Live incorporated 90 firepit suites, which will each accommodate eight VIP guests per show and will be located on the concourse between the stadium-style seating in front of the stage and the lawn. Prior to breaking ground on Ford Amphitheater, Notes Live pre-sold lifetime ownership of each firepit suite, raising a total of $22,500,000 that was deployed to fund most of the amphitheater’s construction-related expenses. Based on the reception and success Notes Live had in its pre-sale and total sellout of the Colorado Springs firepit suites, Notes Live plans to continue replicating this financing strategy in each of the markets where it plans to develop outdoor amphitheaters, which currently include Broken Arrow, Oklahoma, Oklahoma City, Oklahoma, McKinney, Texas, and El Paso, Texas. Because the development and market of each amphitheater is unique, pricing for firepit suites will vary depending on venue location.

 

In addition to pre-selling the naming rights to its venues, Notes Live has developed a menu of sponsorship inventory at each BBP location, which primarily consists of table and show sponsorships. A table sponsor’s logo is painted on the surface of the sponsored table, which makes for an excellent advertising opportunity for corporate sponsors. The average value of a table sponsorship is $6,250 per year, generating three-year revenue of approximately $18,750. Additionally, Notes Live sells “Presenting Show” sponsorships for several of its promoted shows. Cumulatively, Notes Live expects table and show sponsorships to generate additional revenue of approximately $250,000 annually per venue.

 

Debt Financing

 

The final component of Notes Live’s acquisition and financing strategy is accessing attractive debt capital. Based on the land sales that Notes Live has previously negotiated with various municipalities, Notes Live believes it can acquire land inexpensively through continuing to strategically partner with municipalities. Notes Live also believes it is equipped to fund portions of its construction expenses using funds generated from pre-sales of its naming rights, firepit suites, and sponsorships. Those abilities make Notes Live believe it is uniquely positioned to access debt on attractive terms to finance any other unfunded construction costs.

 

Site-Selection Strategy

 

Notes Live has developed criteria and a disciplined process for expanding its live-music venues and restaurant properties. Notes Live searches for markets that meet its strict criteria and in which there are few or no competing entertainment properties. To date, Notes Live has focused on markets in warmer weather locations, metro areas that have expanded substantially and where there are few entertainment venues in the outer lying areas (such as the greater Atlanta, Georgia market), or mid-market metro areas that Notes Live believes have been overlooked with respect to live-music entertainment opportunities (such as Tulsa, Oklahoma).

 

When evaluating potential markets to expand to and local municipalities to partner with, Notes Live looks for markets that meet the site-selection criteria for The Sunset Amphitheater and Boot Barn Hall venues described below:

 

  The market is materially underserved of premium, indoor or outdoor venues for live music and entertainment.
     
  The municipality is willing to partner financially with Notes Live to attract the type of entertainment amenities that Notes Live offers and has focused on investments in entertainment districts as part of its long-term city plans.
     
  The demographic profile of the community meets the age and household-income markers that Notes Live believes are most conducive to establishing a successful, well-attended music and entertainment venue.
     
  There are sites available that are adjacent to high-traffic-count roadways with visibility for digital marketing.
     
  There are physical locations suitable from a zoning, sound, parking, and traffic perspective.
     
  The location is conducive to Notes Live’s overall act-routing strategy.
     
  Notes Live has relationship leads in the market, which drives financing strategy.

 

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Notes Live carries out its site-selection process in three stages:

 

  Site Selection. Based on the expansion criteria above, Notes Live identifies specific regions that serve as target markets for its venue concepts. Notes Live works to identify experienced commercial real estate leads for each market, establishes the specific criteria for expansion, and works alongside those leads to identify, assess, and negotiate contracts for new locations.
     
  Site Acquisition. The site-selection lead for each market identifies target properties that meet the base criteria. A team led by Notes Live’s Chief Executive Officer, JW Roth, engages with the market lead to assess and, if deemed suitable, negotiate a purchase and sale agreement that meets Notes Live’s financial framework.
     
  Site Development. Once the purchase and sale agreement is complete, Notes Live’s real estate development team manages entitlement, closing, finalizing municipal financial incentives, architecture, and construction.

 

Notes Live’s Sources of Revenue

 

Notes Live’s primary revenue streams consist of the following:

 

  Ticket Sales and Fees. Notes Live promotes tickets for the concerts and events it hosts through the location-specific websites of its BBP venues. Tickets are primarily sold online through third-party, full-service ticketing businesses that Notes Live contracts with to promote and sell tickets for BBP events. Notes Live retains a portion of the revenue generated from each ticket sale. Notes Live also generates ticket revenue from walk-up sales at its BBP locations.
     
  Fee Income. Notes Live also generates revenue through collecting fees on tickets sold by third-party platforms, including convenience and order-processing fees and service charges.
     
  Venue Rentals. Notes Live’s BBP venues are rented for a variety of events, including corporate gatherings, conferences, seminars, benefit concerts, fundraisers, weddings, and holiday parties. Each BBP venue can be easily transitioned to different configurations, which allows for operational flexibility and maximization of venue use. The BBP team of event staff is exceptionally experienced in managing each aspect of the event-planning process.
     
  Naming Rights. Notes Live generates a portion of its revenue by partnering with industry-leading brands under naming-rights agreements. By selling the naming rights to its venues, Notes Live benefits from the name recognition of its sponsors and can offset its development, operational, and occupancy costs through its collection of naming-rights fees. The naming-rights sponsors, in turn, strengthen their brand recognition and visibility, heighten their exposure, and benefit from being associated with the world-class events that a hospitality and entertainment company like Notes Live makes possible. In addition to negotiating the naming rights to its venues themselves, Notes Live negotiates naming rights for specific segments within its venues and restaurants, such as patio spaces and the backstage area where artists conduct meet-and-greet events. BBPCO and BBPGA each have Boot Barn as their naming rights sponsor. Each amphitheater location is expected to have a naming rights sponsor when it opens.
     
  Sponsorships. Notes Live’s sponsorship opportunities enable sponsors to advertise and connect to customers at Notes Live’s entertainment and restaurant properties. Notes Live provides a marketing and communications platform that caters to the specific needs of each sponsor’s unique brand. Notes Live offers: (i) foundational partnerships, which allow companies to enjoy exclusive benefits and recognition as founding partners of Notes Live venues; (ii) industry-exclusive partnerships, which enable companies to gain exclusive rights to represent their industries and stand out among their competitors; (iii) show and event sponsorships, which allow companies to associate their brands with specific shows and events and to capture the attention of a targeted audience; and (iv) VIP sponsorship packages, which allow companies to offer their clients and customers with a top-notch, VIP experience at Notes Live’s venues. While Notes Live’s primary sponsorships are for tables and shows, it has a curated menu of sponsorship inventory at each of its venues that is available for sponsors to showcase their brands. Notes Live’s seasoned sales leader spearheads its sales efforts nationally and manages the sponsorship sales inventory at each entertainment property.

 

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  Food and Beverage Sales. Notes Live’s collection of restaurants and bars are designed to provide guests with an elevated dining experience featuring unique menu offerings, craft cocktails, and southern hospitality. Notes Live’s BBST restaurants, known for their selection of rare bourbons, ryes, and whiskies, serve American classics and southern staples from a scratch kitchen and act as the exclusive caterer for BBP concerts and events. Roth’s, upon its opening expected in December 2024 or early 2025, will provide an elevated, fine-dining culinary experience. In 2023, Notes Live’s BBST CO and BBP CO locations were opened for the full year, and its BBST GA and BBP GA locations opened in June 2023. In 2024, Notes Live expects to generate revenues based on its BBST and BBP locations in Colorado and Georgia both being operational for the full year and its Roth’s restaurant opening in December 2024 or early 2025.
     
  Parking Fees. Notes Live generates revenue from the development of parking lots at its amphitheater locations. These lots are over and above the amphitheater operators parking that is shared between Notes Live and the operators. These premium parking lots are controlled exclusively by the Company. This revenue is expected to start to be recognized with the opening of Ford Amphitheater in Colorado Springs in August 2024.

 

Notes Live’s Venues

 

Music Venues — Bourbon Brothers Presents (Indoor Music Hall)

 

BBP Overview

 

BBP is Notes Live’s indoor, intimate music and event venue known for promoting a mix of national-touring, legendary acts as well as up-and-coming artists and premier local bands and performers. BBP is dedicated to bringing musical acts from the country music and rock and roll genres as well as entertainment from a variety of other performance categories, including comedy, magic, and inspirational speakers, to growing suburban markets. Notes Live currently operates a BBP venue in Colorado Springs, Colorado, BBP CO, which opened in 2019, and a second BBP venue in Gainesville, Georgia, BBP GA, which opened in June 2023. Notes Live also previously explored expanding its BBP venue concept to Murfreesboro, Tennessee, and took various steps to acquire land to develop where a campus would have been developed; however, in July 2024 Notes Live terminated its pursuit of that project.

 

Promoting live entertainment is the foundation of the BBP revenue model. Each BBP location is designed to flexibly accommodate approximately 1,400 concertgoers at each general-admission concert featuring national-touring artists or to comfortably accommodate approximately 500-700 people for fully seated events complete with eight-top tables that are suited for intimate concerts, dueling piano shows, tribute bands, and private events. In addition to promoting and hosting live concerts, BBP also generates incremental revenue through event rentals and sponsorship sales. BBP rental rates vary depending on several factors, including the type, size, and date of the event. Typically, event rentals is a high-margin revenue channel, as there are very few variable expenses associated with renting the venue.

 

Notes Live’s designs for its BBP venues seek to showcase Notes Live’s attention to hospitality, care for artists’ comfort, and pursuit of delivering the ultimate concert experience. Each BBP location features an expansive stage, arena-quality audio and visual systems, and an unparalleled ambiance driven by a grand dance floor and video wall. In addition to the indoor music hall, each BBP venue is built with an outdoor patio that features exterior bar access, an abundance of firepits, and unobstructed views of the surrounding areas.

 

BBP — Colorado Springs, Colorado

 

Notes Live opened its first BBP location in March 2019 in Colorado Springs, Colorado. BBP CO is built on roughly 3.5 acres adjacent to BBST CO. The BBP CO property consists of 15,000 square feet and features a 100-foot bar, a Bottoms Up Draft Beer System, more than 50 bourbons and whiskeys, and a menu of Southern fare served tableside, catered by BBST CO. The BBP CO venue accommodates up to 1,875 concertgoers for general-admission concerts, 1,700 seated patrons in a banquet-style configuration, and 96 trade-show booths.

 

BBP CO has hosted performances by the likes of Randy Travis, The Bellamy Brothers, Diamond Rio, Easton Corbin, Aaron Watson, and classic rock legends from the bands Journey, Kansas, and Lynyrd Skynyrd.

 

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In addition to its concert and event schedule, BBP CO has become a rental venue for private events. In the past, a multitude of organizations and businesses have rented BBP CO, including school districts for prom and homecoming dances, the State of Colorado for an event at which Governor Jared Polis gave the State of the State address, political organizations for fundraising dinners, several companies for corporate parties and events, and families who have held weddings at BBP CO. The venue is capable of being transitioned from one configuration to another, which allows for a maximization of venue uses. That operational flexibility make it possible, for example, for the BBP CO event team to host a concert one night and then stage a wedding the following afternoon. Notes Live aims for the BBP CO venue to be rented for events up to 100 times per year.

 

BBP — Gainesville, Georgia

 

The initial success of BBP CO piqued the interest of stakeholders in markets outside of Colorado Springs who noticed the economic-development value of having a modern music venue established as a focal point of the community. In early 2021, a Georgia municipality reached out to gauge its interest in building a venue like BBP CO in Gainesville, Georgia, a growing city located roughly an hour north of downtown Atlanta. That same year, Notes Live negotiated with the City of Gainesville and ultimately agreed to build its second BBP venue there, BBP GA, which opened in June 2023. The land on which BBP GA was developed was purchased from the Gainesville Redevelopment Authority by GA HIA, a subsidiary of Notes Live that is subject to Notes Live’s total voting control. BBP GA promotes music acts similar to BBP CO. Like BBP CO, BBP GA sold its naming rights to Boot Barn and thus does business under the name of Boot Barn Hall. BBP GA assigns the revenue generated from Boot Barn’s naming rights to its landlord, GA HIA, effectively reducing the occupancy cost related to the construction of the campus and subsequent lease.

 

The BBP GA venue accommodates up to 1,700 concertgoers for general-admission concerts and 500 seated patrons for full-seated shows. BBP GA built upon the design of BBP CO and features two full-service bars instead of one along with a mezzanine that offers spectacular, elevated views of the stage. BBP GA is connected to BBST GA via a shared kitchen, which allows BBP GA to provide food and beverage service for shows that is catered by BBST GA.

 

Notes Live’s management was optimistic about establishing the BBP concept in the Gainesville market because the greater Hall County area of which Gainesville is considered by many to be a hotbed for country music, as many of today’s biggest country music stars hail from Georgia, yet Gainesville and the other suburbs surrounding Atlanta, Georgia were considered by many to be an “entertainment desert,” devoid of premier live-music venues. Furthermore, the lack of mid-size and more intimate venues other than in downtown Atlanta was inconvenient for residents living and working outside of the city center. Management predicted that BBP GA would fill that opportunity gap by offering a new entertainment venue to the approximately 1.2 million residents of the Northeast Georgia region.

 

In its first three quarters of operations, BBP GA has hosted concerts and live entertainment events and has attracted both up-and-coming and more established names in country and rock music. In addition to maintaining its event schedule and continuing to bring talent to the Northeast Georgia region, Notes Live continues to pursue its venue-rental and sponsorship-sales channels to augment revenue generated for BBP GA by promoted concerts, duplicating its revenue strategies at the comparable venue in Colorado Springs.

 

Music Venues — The Sunset Amphitheater (Outdoor Amphitheater)

 

The Sunset Amphitheater Overview

 

The largest projects Notes Live has planned are the development of its open-air amphitheaters, including The Sunset Amphitheater in Colorado Springs, Colorado, which will be called “Ford Amphitheater” pursuant to the sale of the venue’s naming rights, and planned amphitheaters in Broken Arrow, Oklahoma and the McKinney and El Paso markets of Texas. The developments of those locations have been approved by the respective city governments. Notes Live is finalizing the construction of its Colorado amphitheater with an opening slated for August 2024. Ahead of its expected opening, multiple dates after August 2024 have been booked for artists’ events with ticket sales already ongoing. During the six-month peak season each year, Notes Live expects each amphitheater to host up to 50 concerts and generate north of $50 million in full-season revenue.

 

Notes Live previously explored and took steps to own and develop an amphitheater project in Murfreesboro Tennessee. However, in July 2024, Notes Live definitively decided not to pursue that project and the agreements with the City of Murfreesboro were terminated. Notes Live is also pursuing the development of an amphitheater in Oklahoma City, Oklahoma. Notes Live expected to close on property in Oklahoma City and to begin construction of a 12,500-person amphitheater in the spring of 2024, but the project was ultimately voted down by city council in April 2024 due to the property’s location, so Notes Live is pursuing new potential locations in the Oklahoma City market to construct the amphitheater.

 

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With each planned iteration of The Sunset Amphitheater, Notes Live is attempting to pioneer the concept of music and entertainment investing. A feature of each amphitheater is its private firepit suite lifetime ownership rights that Notes Live offers certain investors. In addition to the luxury firepit suites, each amphitheater location will offer reserved seating, open seating on a landscaped grass berm, and premium hospitality offerings that will enable concertgoers to experience shows in a world-class environment. Notes Live’s goal for The Sunset Amphitheater is to serve as one of the most desirable venues in the world for artists to play and fans to experience live music.

 

Notes Live believes the naming rights for The Sunset Amphitheater venues will be the most valuable naming rights of any of its properties. Notes Live estimates that the naming rights for each of The Sunset Amphitheater venues will be acquired for between $1.0 million to $2.0 million per year, per venue, depending on the venue’s capacity and market, pursuant to contracts with five- to ten-year terms. As such, the tradename of each amphitheater location is expected to change to feature the naming-rights sponsor.

 

As it relates to Notes Live’s outdoor amphitheater projects, Notes Live does not expect to directly operate those venues, and to instead utilize a third-party operator to, among other things, book acts and events at those venues. In June 2023, Notes Live entered into an exclusive operating agreement with AEG Presents — Rocky Mountains, LLC (“AEG”) pursuant to which AEG will operate Ford Amphitheater.

 

The exclusive operating agreement with AEG grants AEG the exclusive right to operate and use Ford Amphitheater for events, subject to limited exceptions such as Notes Live having the right to use and reserve the venue for local events or performances by bands that are not nationally recognized or promoted. The agreement sets forth the parties’ various obligations with respect to the ownership and use of the venue. In addition, the agreement provides for a defined split of the venue’s profits and losses between Notes Live and AEG, but gives each party certain opt-out rights for events such that a party may not be responsible for any losses that may result from certain events held at the venue (but will also not be entitled to any profits that may result from such events). The agreement also imposes restrictions on AEG from operating venues that are comparable to Ford Amphitheater within a defined radius of the venue and imposes restrictions on Notes Live from owning, operating, or developing a competing venue within a defined radius. The agreement also provides that Notes Live is entitled to secure sponsorship rights for the venue, and sponsorship fees are included in the factors that determine the venue losses and profits that are split between the parties.

 

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The Sunset Amphitheater — Colorado Springs, Colorado

 

In May 2023, Notes Live broke ground on its first outdoor amphitheater, The Sunset Amphitheater in Colorado Springs, Colorado, which will be called Ford Amphitheater pursuant to a sale of the venue’s naming rights. Notes Live expects to open Ford Amphitheater in August 2024. Ford Amphitheater will be an open-air, 8,000-person amphitheater and will offer concertgoers views of Pikes Peak, the Rocky Mountains, and the United States Air Force Academy. Notes Live hopes that Ford Amphitheater will draw certain comparisons to the Red Rocks Amphitheater in Morrison, Colorado, which is one of the most attended music venues in the country. Ford Amphitheater was designed by industry-renowned architects to be among the state-of-the-art open-air venues in the country. Ford Amphitheater will feature luxurious, firepit suites and other design configurations original to Notes Live, advanced audio technology, and “white-glove” service for its premium suites.

 

Ford Amphitheater will complement the first music hall venue Notes Live developed in Colorado, BBP CO, and the venues will together fill an entertainment gap in the Pikes Peak region. Notes Live believes Ford Amphitheater will be capable of hosting the nation’s largest touring acts, many of whom have not played Colorado Springs in the past due to a lack of suitable venues. Ford Amphitheater expects to host shows during the peak concert season from the beginning of May through the end of October. Ford Amphitheater will be operated by AEG, a subsidiary of the Anschutz Entertainment Group, a major music and entertainment events presenter, pursuant to the operating agreement between Notes Live and AEG generally described above.

 

In addition to stadium-style seating and lawn seating, Ford Amphitheater will deliver a premium hospitality experience with a total of 90 VIP firepit suites, each featuring a private fireplace that can accommodate up to eight guests for a luxurious concert experience unlike any other. A total of 90 firepit suites are privately owned and were sold to lifetime owners by Notes Live over a ten-month period before construction of Ford Amphitheater commenced. In addition, 40 of the firepit suites are being offered to lease for a 99-year term in exchange for the licensee’s payment of a one-time lease execution fee of $200,000 due at the inception of the lease. Each suite offers the licensee the option to purchase up to eight tickets per event hosted at Ford Amphitheater, but licensees are not obligated to purchase unused tickets, which can be privately sold or listed for sale on Notes Live’s ticketing-sales platform.

 

Alongside Ford Amphitheater, the campus will include Roth’s Seafood and Chophouse, a fine-dining restaurant, and Brohan’s, a top-shelf, rooftop bar, which are expected to open in early 2025. In addition, Notes Hospitality Collection will have 40 VIP firepit suites, each featuring a private fireplace, along with 1,200 stadium style seats for shows at § Sunset CO. This entity will also include two owner’s club suites with upstairs and downstairs viewing and seating configurations that are available for venue rentals year-round on non-Sunset CO show evenings. Together, the three venues are intended to deliver a premier dining and entertainment experience for music lovers, fine diners, and bourbon enthusiasts alike.

 

Ford Amphitheater will also include a premium parking lot. On April 1, 2024, Notes Live, through one of its wholly owned subsidiaries, Notes Live Real Estate, LLC, purchased approximately 5.5 acres adjacent to Ford Amphitheater property for $3,621,210. Together with a 1.1-acre parcel that the Company owns on the south side of Ford Amphitheater, Notes Live intends to improve this new 5.5-acre tract into a parking lot. The lot will be used for premium parking and will contain approximately 740 total parking spaces.

 

In May 2024, Sunset Operations, LLC (“Sunset Ops”), a wholly owned subsidiary of Notes Live, entered into a Naming and Sponsorship Rights Agreement with Mountain States FDAF (“FDAF”) for the naming, sponsorship, advertising, and promotional rights for Ford Amphitheater. The term of the agreement is through June 30, 2034 and provides that FDAF is obligated to pay an annual fee (subject to defined escalations during the term of the agreement) together with certain costs related to sign production for the venue. Under the agreement, the amphitheater will be named “Ford Amphitheater” for the duration of the agreement’s ten-year term (subject to potential changes in accordance with the agreement). In addition to providing FDAF with the naming rights for the amphitheater itself, the agreement also provides that FDAF will be the official name and title partner of Ford Amphitheater with exclusivity in the automotive category and that FDAF will be the exclusive automobile of Ford Amphitheater along with the Hospitality Collection property and Roth’s restaurant in development. FDAF was also granted a right of first offer to purchase the naming and sponsorship rights for each new market in which Notes Live builds a Sunset Amphitheater.

 

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The operator of Ford Amphitheater, AEG, has also entered into various sponsorship agreements related to various product categories. On July 1, 2024, AEG entered into a Sponsorship Agreement with Anheuser-Busch, LLC (“AB”) that has a term through December 31, 2027, subject to AB’s right to extend the term by one year. For the duration of the agreement, AB will be the exclusive malt-beverage sponsor at Ford Amphitheater and will have the exclusive right in the malt-beverage category to use Ford Amphitheater’s trademarks for advertising, marketing, signage, and promotional purposes. AB also has the right under the agreement to refer to itself in all marketing materials as the “Official Beer Sponsor” and “Official RTD Sponsor” of Ford Amphitheater. In addition to securing those sponsorship rights, the agreement provides that AB will receive the following ticket and hospitality benefits: (i) one, eight-person luxury suite at Ford Amphitheater starting in 2025, which will include eight tickets and four parking passes to each concert held at Ford Amphitheater; (ii) a ticket-value bank worth $7,500 for 2024 and worth $15,000 for each year of the term of the agreement starting in 2025, with tickets subject to availability at the time of the request; and (iii) ten lawn tickets for each year of the term of the agreement. In exchange for the sponsorship and event-related rights that AB will receive under the agreement, AB is obligated to pay AEG a set annual fee each year of the agreement.

 

Notes Live’s exclusive operating agreement with AEG provides for a defined split between Notes Live and AEG of Ford Amphitheater’s profits and losses but gives each party certain opt-out rights, pursuant to which a party may not be responsible for any losses that may result from certain events held at the venue (in which case such party would also not be entitled to any profits that may result from such events). The agreement also provides that Notes Live is entitled to secure sponsorship rights for the venue, and sponsorship fees are included in the factors that determine the venue losses and profits that are split between the parties.

 

The Sunset at Mustang Creek — Oklahoma City, Oklahoma

 

In June 2023, Notes Live entered into a binding purchase and sale agreement to acquire 21 acres of land and to lease an additional 30 acres for parking in Oklahoma City, Oklahoma (the “OKC Property”), with the intent to build a 12,500-person amphitheater on the OKC Property named The Sunset at Mustang Creek (“The Sunset OKC”). Notes Live had contracted with a local private developer and was in the entitlement process. After receiving a 7 – 0 approval for the development of The Sunset OKC by the Oklahoma City Planning Commission, Notes Live expected to close on the OKC Property in the spring of 2024 and anticipated that construction of The Sunset OKC would begin soon thereafter. However, on April 9, 2024, final approval for the development of The Sunset OKC was brought before a vote by city council, which ultimately voted the project down. Notes Live’s contract with its private developer expired on April 26, 2024, and pursuant to its terms, Notes Live’s good-faith deposit was returned. Notes Live is aggressively pursuing potential new locations in the Oklahoma City market to construct The Sunset OKC and is in the process of completing due diligence for a number of potential locations.

 

Although the location of The Sunset OKC will change, Notes Live does not expect to change its design and current plans for the amphitheater. Notes Live expects The Sunset OKC to be comprised of six VIP 10-person luxury firepit suites, 58 VIP 8-person luxury firepit suites, 138 VIP 4-person luxury firepit suites, and an Owner’s Club Suite with lifetime ticket access for 156 memberships. Each firepit suite will feature a natural gas-powered firepit and fully configurable seats with abundant room for food and beverage, making an exceptional and private environment that will allows guests to be fully immersed in the show. To elevate the luxurious ambiance of the suites, each suite will include food and beverage service before and during the show. Investors will receive one or two parking passes and between two to ten tickets to all live-music events, depending on the investor’s investment level. Platinum and Diamond members also become owners of one of the four-, eight-, or ten-person firepit suites. The amphitheater will also include upper and lower bowl seating, a general-admission lawn, and ten ultra suites.

 

The Sunset at Broken Arrow — Broken Arrow, Oklahoma

 

In October 2023, Sunset at Broken Arrow LLC (“Sunset BA”), a subsidiary that Notes Live owns a minority equity interest in but exercises total voting control over, entered into an Economic Development Agreement with the City of Broken Arrow, Oklahoma (“Broken Arrow”), which is a suburb of Tulsa and the largest city in Tulsa County, and the Broken Arrow Economic Development Authority (the “Broken Arrow EDA”). Pursuant to the Economic Development Agreement, Sunset BA and the City of Broken Arrow are forming a public-private partnership and intend to open a 12,500-capacity amphitheater that will be named The Sunset at Broken Arrow (“The Sunset BA”).

 

The Sunset BA will be constructed on a 13-acre property adjacent to the 165-acre Broken Arrow Events Park (“Events Park”), which frequently hosts community-wide Broken Arrow events and is a community focal point. To induce Notes Live’s development of The Sunset BA, Broken Arrow committed approximately 30 acres of land from Events Park to be used for parking and infrastructure needs along with $17.81 million in capital improvements to the infrastructure at Events Park, which will include the development of a 3,000-spot parking lot, the widening of roads entering and leaving the park area, and the improvement of stormwater and water lines. Notes Live has committed $70 million of private investments to the construction of The Sunset BA, which it expects to finance primarily from proceeds of sales of equity securities by Notes Live or Sunset BA, and anticipates opening The Sunset BA in August 2025. Pursuant to the Economic Development Agreement, Sunset BA must complete the amphitheater’s construction by December 31, 2025, subject to certain conditions and exceptions. If the amphitheater is not fully constructed by December 31, 2025, Sunset BA must pay Broken Arrow $10,000 per month for each month in which construction of the amphitheater remains incomplete.

 

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Starting one year after construction is complete, The Sunset BA must host a minimum of 45 scheduled events each calendar year, although Notes Live will aim to host closer to 60 events per year at The Sunset BA. Concertgoers can purchase reserved seats in the upper and lower bowl seating areas or enjoy general-admission turf seating built with hydro-chill technology, which will chill the turf to roughly 70°F. Additionally, The Sunset BA will have a total of 202 lifetime-ownership VIP firepit suites, accommodating groups of four, eight, or ten guests in each suite, plus four ultra suites. The Sunset BA will feature similar amenities and suite offerings as The Sunset OKC. Like The Sunset OKC, The Sunset BA offers three investment tiers, requiring an investment of $125,000 for a gold-level investment that provides access to the Owners Suite and two tickets to all live-music events hosted at The Sunset BA, $275,000 for a platinum-level investment that includes ownership of a four-seat luxury VIP firepit suite, and $500,000 or $650,000 for a diamond-level investment that includes ownership of an eight-person or a ten-person luxury VIP firepit suite.

 

On January 22, 2024, Notes Live and Live Nation entered into an Exclusive Operating Agreement, pursuant to which Live Nation intended to serve as the exclusive operator of The Sunset BA. Although the parties pursued their working partnership, in August 2024, Notes Live and Live Nation terminated the Exclusive Operating Agreement due to Notes Live determining that it is unable to construct the number of parking spaces originally contemplated by the Exclusive Operating Agreement. Notes Live is actively pursuing other third-party operators for The Sunset BA.

 

The Sunset Amphitheater — McKinney, Texas

 

In addition to its projects in the Colorado and Georgia markets, Notes Live is actively breaking into the Texas market with plans to bring The Sunset Amphitheater to McKinney, Texas (“The Sunset McKinney”). Notes Live partnered with retired Dallas Cowboys’ player Chad Hennings to help facilitate its Texas expansion efforts. In April 2024, Notes Live entered into a Chapter 380, Grant, and Development Agreement with the City of McKinney (“McKinney”) through a joint effort by McKinney, the McKinney Economic Development Corporation (the “MEDC”), and the McKinney Community Development Corporation (“MCDC”). Pursuant to Notes Live’s public-private partnership with McKinney, Notes Live will develop The Sunset McKinney on a 46-acre tract of land that is owned by the MEDC. Given that one of the MCDC’s strategic initiatives is to support the development of destination-entertainment facilities in McKinney, the MCDC has announced that it expects to make a financial investment in The Sunset McKinney’s development.

 

Notes Live anticipates that construction of The Sunset McKinney will being in late 2024, with the amphitheater expected to be concert-ready in the second quarter of 2026. With a seating capacity of more than 20,000, The Sunset McKinney will be Notes Live’s largest venue to date. The Sunset McKinney is expected to feature 295 VIP luxury firepit suites that will be sold to lifetime owners, an Owner’s Club Suite that will accommodate 700 members, fully-covered seating areas, traditional reserved seating along with open-seating options on a landscaped grass area that will have temperature-cooling turf, a selection of gourmet food and drinks, state-of-the-art audio and technology enhancements, and a parking garage with 5,100 parking spaces designed to make entering and exiting the venue as efficient as possible. Notes Live expects to host between 50 to 65 shows per year at The Sunset McKinney.

 

Notes Live’s management believes McKinney will be a promising market for expanding its open-air amphitheater concept. The Sunset McKinney is expected to attract crowds from the Dallas and Fort Worth (“DFW”) areas of Texas, and to potentially rival the Toyota Music Factory that currently serves the DFW metroplex, a market that Notes Live considers to be a high priority for adding entertainment value. McKinney’s existing arts and recreation scene was one of the key factors that motivated Notes Live’s decision to develop an amphitheater in the city. In 2020, McKinney was designated as a Texas Music Friendly Community by the Texas Music Office within the Office of the Governor, certifying McKinney as part of a distinguished network of Texas cities that foster music-industry development and aim to attract and develop music-industry growth.

 

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For the City of McKinney, partnering with Notes Live to develop The Sunset McKinney will represent a potential investment in the community in excess of $220 million, which the city expects will drive local economic growth, catalyze commercial development, and enhance McKinney’s brand on a national level, while allowing Notes Live to expand its operations to another state and to capitalize on McKinney’s promising entertainment market. Based on the size of the venue and other factors, Notes Live and McKinney believe the construction and operation of The Sunset McKinney will directly or indirectly create approximately 1,300 jobs in the community and generate significant local and regional economic activity in the first ten years of operation.

 

The Sunset Amphitheater — El Paso, Texas

 

Notes Live further expanded its Texas market presence by forming a public-private partnership with the City of El Paso, Texas (“El Paso”). In April 2024, Notes Live and El Paso entered into a term sheet to define the material terms of the parties’ intended public-private partnership and entry into a Chapter 380 Economic Development Program Agreement (the “Chapter 380 Agreement”), a Purchase and Sale Agreement, and related transaction documents (collectively, the “Definitive El Paso Agreements”). The El Paso City Council approved the term sheet on April 23, 2024. The parties finalized and executed a Purchase and Sale Agreement on June 24, 2024, and the Chapter 380 Agreement on July 2, 2024.

 

Pursuant to the terms of the Definitive El Paso Agreements, Notes Live will construct and manage a 12,500-person amphitheater (“The Sunset El Paso”) on approximately 15 acres of land that El Paso will convey to Notes Live. In addition to the land conveyance, El Paso will incentivize Notes Live’s development of The Sunset El Paso by: (i) contributing cash towards Notes Live’s development costs by issuing an eight-year, no-interest, forgivable promissory note to Notes Live (the “El Paso Note”) that will be funded by the Texas Economic Development Fund; (ii) waiving all of the development, building permit, and inspection fees required to develop The Sunset El Paso; (iii) providing Notes Live with annual rebates on real and business personal property, sales and use, and mixed beverage taxes over up to a 20-year rebate period; and (iv) guaranteeing and/or funding parking facilities that will include a minimum of 3,600 spaces. In total, El Paso is offering Notes Live an approximately $30.9 million performance-based incentives package over the term of the Chapter 380 Agreement, demonstrating El Paso’s confidence that Notes Live’s construction of The Sunset El Paso will stimulate both regional and international tourism, generate commercial activity, diversify and expand the local tax base, create quality job opportunities, and promote local economic development in the city. If Notes Live completes construction of The Sunset El Paso within 36 months from the date Notes Live receives all government authorizations required to develop and construct the amphitheater (such process, “Entitlement”) and hosts a minimum of 25 events per year at The Sunset El Paso in years 3-5 of the rebate period, the El Paso Note will be forgiven. Recognizing the parties’ mutual intent to support The Sunset El Paso’s successful construction and operation, El Paso agreed that it would not develop a competing live-entertainment venue with a capacity of more than 4,000 persons within 60 miles of The Sunset El Paso; subject to El Paso’s unrestricted right to pursue voter-approved projects, projects affirmed by judicial decree, or regional projects that will not diminish The Sunset El Paso’s intent and operation. Furthermore, as allowable by law, El Paso agreed to give Notes Live a first right of refusal to develop and/or operate any voter-approved project as of the effective date of the Chapter 380 Agreement.

 

As part of its public-private partnership with El Paso and in exchange for incentives package that El Paso is offering under the Chapter 380 Agreement, Notes Live must, among other obligations: (i) invest at least $80 million in the acquisition, development, carrying costs, construction, and business personal property costs associated with developing The Sunset El Paso (such amount for such purposes, the “Minimum Investment”); (ii) commence construction of The Sunset El Paso within 90 days following Entitlement; (iii) obtain a Temporary Certificate of Occupancy no later than 36 months after Entitlement; (iv) secure a venue operator to operate the amphitheater for a 10-year term with two, five-year extensions prior to obtaining a Certificate of Occupancy; and (v) host a minimum of 40 national-touring events per year. Notes Live is also subject to various development and certification deadlines, including completing and providing El Paso with a final Traffic Impact Analysis and Parking Study no later than August 15, 2024 (subject to extension by the parties’ mutual agreement), submitting documentation to El Paso to verify that it has expended the Minimum Investment and received the Temporary Certificate of Occupancy for the development of The Sunset El Paso within 36 months after Entitlement, and submitting documentation to verify that it has obtained the Certificate of Occupancy within 42 months after Entitlement or within six months after receiving the Temporary Certificate of Occupancy. El Paso’s Director of Economic and International Development may extend Notes Live’s development deadlines by up to six months, provided that Notes Live has made a good-faith effort to fulfill its obligations under the Definitive El Paso Agreements. If Notes Live defaults under the terms of the Chapter 380 Agreement and fails to timely and diligently cure such default, Notes Live must repay any rebates it received from El Paso during the five-year period prior to its default pursuant to a recapture schedule to be set forth in the Chapter 380 Agreement.

 

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Much like The Sunset McKinney, The Sunset El Paso will feature luxury firepit suites while offering a variety of seating options with both mid- and lower-bowl sections and a hydro-chill grass berm. For the ultimate entertainment experience, The Sunset El Paso will also feature a custom-built Owner’s Club where members will enjoy an exclusive, elevated view of the stage and premium dining and beverage options. The Sunset El Paso is expected to attract crowds not only from El Paso, Texas but also from Las Cruces, New Mexico and even across the border in Mexico from Ciudad Juarez, the largest city in the Mexican state of Chihuahua. Notes Live intends for The Sunset El Paso to mirror the multicultural tastes of its US and Latin audiences by showing acts from both markets.

 

On July 2, 2024, the El Paso City Council formally approved a resolution authorizing the El Paso City Manager to execute the Chapter 380 Agreement with Notes Live and two ordinances providing for El Paso’s conveyance of city-owned land to Notes Live in accordance with applicable Texas statutory code provisions and for El Paso’s amendment of a tax-increment reinvestment project and financing plan for the area where The Sunset El Paso will be developed to reflect the development assumptions set forth in the Chapter 380 Agreement.

 

Restaurant Concepts — Bourbon Brothers Smokehouse & Tavern

 

BBST Overview

 

Bourbon Brothers Smokehouse & Tavern is Notes Live’s flagship, full-service restaurant concept. BBST serves American classics and Southern staples out of a scratch kitchen, accompanied by a selection of rare bourbons, ryes, and whiskies as well as local craft beers.

 

BBST — Colorado Springs, Colorado

 

Notes Live opened its first BBST location in April 2017 (“BBST CO”) in Colorado Springs, Colorado, adjacent to the land where Notes Live later opened its BBP CO music hall in 2019. The BBST CO location can serve up to 300 customers at a time across its two bars, primary dining areas, sunroom, and a private dining area known as the “Library.” The concept was conceived as a farm-house theme with an eclectic blend of dining areas that is intended to offer a unique foodie experience in an unparalleled setting. The Bourbon Bar is an attached, yet secluded, bar area, built to replicate a bourbon warehouse from the days of prohibition, complete with a full-size bar that is constructed from floorboards sourced from aging railroad cars. BBST CO’s close proximity to BBP CO allows for cross-selling between the businesses, as BBST CO serves as the exclusive caterer for all BBP CO events. In both venues, Notes Live strives to deliver high-quality, consistent food with exceptional service, which it believes is the key to restaurant success.

 

BBST — Gainesville, Georgia

 

In conjunction with Notes Live’s opening of BBP GA in June 2023, Notes Live opened its second BBST location in Gainesville, Georgia (“BBST GA”). Like its Colorado Springs counterpart, BBST GA serves American classics, Southern staples, local craft beers, and a selection of rare bourbons, ryes, and whiskies. Unlike BBST CO, the ambiance of the BBST GA restaurant replicates that of a 1930s-era, red brick industrial building, with seating spaced around an indoor square bar that integrates a 6,800-square-foot outdoor patio with four fireplaces. The restaurant accommodates up to 300 customers in its first-floor bar, primary dining areas, second-floor bourbon bar, and 1,500-square-foot walk-out rooftop bar and lounge. The distinctive dining configurations at BBST GA are meant to capture the ambience and aesthetic of the Gainesville Square.

 

Notes Live anticipates its BBST GA location will benefit from favorable foot traffic and a viable catering component through serving as BBP GA’s exclusive caterer. One advantage of the Gainesville location is that the BBST GA restaurant and BBP GA music venue were built simultaneously and are connected via a shared kitchen, which streamlines BBST GA’s ability to operate food and beverage service at BBP GA. The 4,400-square-foot kitchen serves the site’s more than 7,800-square-foot dining room and rooftop bar as well as the food and beverage needs for the 18,000-square-foot BBP GA music hall.

 

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Restaurant Concepts — Notes Eatery

 

“Notes Eatery,” formerly known as “Notes” bar, is Notes Live’s newest live music and restaurant concept. Notes Eatery serves breakfast, lunch, and dinner in a vibrant and eclectic environment. Notes Eatery originally opened in September 2022 as “Notes” bar in the same Colorado Springs campus where BBP CO and BBST CO operate. Notes bar featured upscale bar fare with dive-bar specials before expanding to the full restaurant, Notes Eatery, in May 2024. Notes Eatery features a full stage that is capable of hosting a four- to five-person band. Since opening, the Notes Eatery stage has been booked regularly with performances such as open mic nights, karaoke, dance bands, and even a unique live jazz band that performs at Notes Eatery’s weekend brunch. The unique live-music setting is complemented by music memorabilia and iconic photography throughout.

 

Restaurant ConceptsRoth’s Seafood & Chophouse and Notes Hospitality Collection

 

In early 2025, Notes Live expects to open Roth’s Seafood & Chophouse (“Roth’s”), an upscale, five-star restaurant that specializes in fine dining, in a mixed-use development that is being constructed adjacent to Ford Amphitheater. Roth’s and Ford Amphitheater will both sit on the 4.97-acre tract in Colorado Springs that Notes Live purchased in March 2023. Roth’s is intended to be a luxurious restaurant space and was designed to offer views of not only the Rocky Mountains but also the Ford Amphitheater concert stage, immersing guests in what Notes Live believes will be an unparalleled dining and concert experience.

 

Colorado Springs boasts a significant percentage of high-income households and a steady growing population. Despite being home to many multinational corporations and much of the defense contractor industry, customers seeking an elevated dining experience believe the city is sorely lacking in this pinnacle of the restaurant spectrum. Notes Live believes Roth’s can help fill that gap.

 

The prominence and features of Ford Amphitheater made that area a desirable and viable location for Roth’s, which is intended to cater to the more affluent populations in El Paso and Douglas Counties. Notes Live also believes Roth’s will be well suited for concertgoers looking for a premium dining experience to accompany their premium tickets. Roth’s will anchor the first floor of the mixed-use development being constructed at the eastern perimeter of Ford Amphitheater. On the top floor, Notes Live is opening a top-shelf bar and lounge named Brohan’s.

 

Notes Hospitality Collection (“NHC”) will feature two, approximately 1,500-square-foot configurable hospitality spaces framing either side of Roth’s on the first floor of the mixed-use development and two, approximately 2,500-square-foot suites framing either side of the Brohan’s rooftop bar. Notes Live envisions NHC being used to host corporate events, weddings, trade shows, conventions, galas, expos, and other large gatherings. Notes Live believes NHC will be a premier venue rental location in Colorado Springs.

 

Notes Live expects to open Roth’s, Brohan’s, and NHC in December 2024 or in the first quarter of 2025, approximately three months after its planned opening of Ford Amphitheater in August 2024.

 

Bar Concept — Brohan’s

 

Notes Live is opening Brohan’s, a cocktail bar and lounge on the top floor of the mixed-use development where Roth’s and NHC are being constructed. Brohan’s is named in honor of Notes Live’s longtime business development executive, Gary Tedder, whose nickname is Brohan. The bar will have premium views into Ford Amphitheater, which can be monetized during marquee shows. Brohan’s will feature top-shelf liquors and fine wines from around the world served by a host of bartenders and sommeliers that will be employed by Notes Live. Notes Live foresees Brohan’s being a popular gathering spot for happy hour or evening cocktails in an elevated environment for personal or business use, complemented by exceptional service in a comfortable yet classy lounge space that will be enhanced by dramatic amphitheater lighting features and striking panoramas. Notes Live also envisions Brohan’s as being a go-to spot for concert-goers looking to elevate their experience with the premium libations and views that Brohan’s will offer. Along with Roth’s and NHC, Notes Live intends to open Brohan’s in December 2024 or early in 2025.

 

Notes Live’s Subsidiaries and Properties

 

Subsidiaries

 

Notes Live conducts its operations and holds its assets through many wholly- and majority-owned (or controlled) subsidiaries. Certain of Notes Live’s subsidiaries have raised capital from third-party investors as a means to fund the specific projects and operations of those subsidiaries and received capital contributions from third-party investors, such as The Sunset Amphitheater LLC, and as a result, these subsidiaries are not wholly owned. In some instances, Notes Live owns a minority membership interest in a subsidiary but, under the terms of the governing documents for the applicable limited liability company, exercises 100% voting control because the membership interests issued to third-party investors represent non-voting interests, and otherwise retains economic rights in certain revenue streams of a given project that may exceed its ownership percentage. For example, third-party investors have contributed capital to Sunset at Broken Arrow LLC and The Sunset Amphitheater LLC, with those capital contributions being used to help fund the development of the amphitheater projects owned and conducted by those limited liability companies. In each case, the operating agreement provides that any distributions of available cash that represents amounts revenues generated by ticket sales for an event at the given project are first distributed to the Class B non-voting members, with any excess being distributed to the Class A voting member. However, upon any liquidation, after the payment of creditors and the establishment of any reserves, distributions are made to the members in satisfaction of their respective capital accounts. Membership interests in these limited liability companies afford the investors certain rights to use suites at the venue owned by the applicable limited liability company. Notes Live has used this model to help fund and develop certain of its amphitheater projects such as those of The Sunset Amphitheater LLC and Sunset at Broken Arrow LLC. In the case of GA HIA LLC and Sunset Hospitality Collection LLC, third-party investors hold non-voting membership interests under the terms of operating agreement of each entity and are entitled to certain in-kind benefits, such as, in the case of Sunset Hospitality Collection LLC, complimentary tickets to live events.

 

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The following table summarizes Notes Live’s ownership and voting interests in its subsidiaries, which Notes Live either owns directly or indirectly through one of its other subsidiaries. For subsidiaries that are not wholly owned by Notes Live or one of its subsidiaries, the table indicates which entity owns the remaining interest.

 

Subsidiary   Notes Live or
Subsidiary Owner
  Percentage
Interest
  Owner of
Remaining
Interests
Bourbon Brothers Holdings LLC (“BBH”)   Notes Live, Inc.   100%   Not applicable.
Notes Live Real Estate, LLC (“NLRE”)   Notes Live, Inc.   100%   Not applicable.
Hospitality Income & Asset, LLC   Notes Live, Inc.   99%   Third-Party Investors
Notes Holding Company LLC (“NHC”)   Notes Live, Inc.   100%   Not applicable.
Bourbon Brothers Licensing LLC   Notes Live, Inc.   100%   Not applicable.
13141 BP, LLC   Notes Live, Inc.   100%   Not applicable.
The Sunset Amphitheater LLC   Notes Live, Inc.  

10%

(100% voting control)

  Third-Party Investors(1)
GA HIA, LLC   Notes Live, Inc.  

16%

(100% voting control)

  Third-Party Investors
Roth’s Seafood & Chophouse LLC   BBH   100%   Not applicable.
Notes Hospitality Collection LLC   BBH   100%   Not applicable.
Sunset Hospitality Collection LLC   NLRE  

40%

(100% voting control)

  Third-Party Investors
Sunset at Mustang Creek LLC   NLRE  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset at Broken Arrow LLC   NLRE  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset Ground at Broken Arrow, LLC   Notes Live, Inc.  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset at El Paso, LLC   NLRE  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset Ground at El Paso LLC   NLRE  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset Operations at El Paso LLC   NLRE  

30% (projected ownership)(2)

(100% voting control)

  Third-Party Investors(1)
Sunset at McKinney LLC   NLRE  

60% (projected ownership)(3)

(100% voting control)

  Third-Party Investors(1)
Sunset Ground at McKinney LLC   NLRE  

60% (projected ownership)(3)

(100% voting control)

  Third-Party Investors(1)
Sunset Operations at McKinney LLC   NLRE  

60% (projected ownership)(3)

(100% voting control)

  Third-Party Investors(1)
13141 Notes LLC d/b/a Notes   NHC   100%   Not applicable.
Sunset Operations LLC   BBH   100%   Colorado
Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall at Bourbon Brothers   BBH   89%   Third-Party Investors
Bourbon Brothers Smokehouse and Tavern CS, LLC   BBH   100%   Not applicable.
Bourbon Brothers Smokehouse and Tavern GA LLC   BBH   100%   Not applicable.
Bourbon Brothers Presents GA LLC   BBH   100%   Not applicable.

 

 

(1) Notes Live or NLRE, as applicable, has sold or intends to sell membership interests to third-party investors in this limited liability company. However, the governing documents for these subsidiaries provide that third-party investors are only entitled to specific and limited distribution rights of available cash that flow solely out of certain revenue streams of the entities, such as ticket sales. All other remaining portions of distributions from facility operations are distributed to Notes Live, Inc. (as the Class A member).
   
(2) Notes Live or NLRE, as applicable, intends to sell up to 70% of the membership interests in this limited liability company to third-party investors while retaining a 30% membership interest and exercising 100% voting control.
   
(3) NLRE intends to sell up to 40% of the membership interests in this limited liability company to third-party investors while retaining a 60% membership interest and exercising 100% voting control.

 

Bourbon Brothers Holdings LLC is a holding company designed to own and manage each of Notes Live’s operating entities. In addition to the entities organized under BBH currently, Notes Live expects BBH will own 100% of future restaurant and event center operating companies for entertainment campuses that Notes Live plans to develop around the country.

 

Notes Live’s current goal is that by 2028, it will have brought entertainment venues to a dozen markets where it will be operating up to ten entertainment campuses (including its campuses in Colorado Springs, Colorado and in Gainesville, Georgia) and three or more additional open-air amphitheaters. When developing a new entertainment campus or venue in a new market, Notes Live generally forms an operating company under BBH to manage the venue’s operations. The land and building for the venue is typically leased to the operating company by a landlord entity that Notes Live (or one of its subsidiaries) either wholly owns or acquires an interest in.

 

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Properties

 

Notes Live indirectly owns properties through certain of its subsidiaries. The table below summarizes Notes Live’s portfolio of real estate as of the date of this prospectus, indicating which of Notes Live’s subsidiaries owns each property. Notes Live is also party to certain agreements by which it (directly or through a subsidiary) expects to close upon and acquire real estate in Broken Arrow, Oklahoma (related to the Sunset at Broken Arrow), McKinney, Texas (related to the Sunset at McKinney), and El Paso, Texas (related to the Sunset at El Paso.

 

Subsidiary Owner   Size and Location   Status and Operations
Sunset Hospitality Collection LLC   4.98 acres in Colorado Springs, CO   Site where Roth’s Seafood & Chophouse, Brohan’s bar, and Notes Hospitality Collection are being constructed; leased from Sunset Hospitality Collection LLC to Roth Seafood & Chophouse LLC and Notes Hospitality Collection LLC
NLRE   9.41 acres in Colorado Springs, CO   Site where Ford Amphitheater is being constructed; leased by NLRE to The Sunset Amphitheater LLC
NLRE   1.05 acres in Colorado Springs, CO   Vacant land open for development next to Ford Amphitheater
NLRE   ≈ 5.54 acres in Colorado Springs, CO   Under contract with intention to develop into Sunset Hospitality Collection
Hospitality Income & Asset, LLC   1.5 acres in Colorado Springs, CO   Site where BBST CO restaurant operates; leased from Hospitality Income & Asset, LLC to Bourbon Brothers Smokehouse and Tavern CS, LLC
Hospitality Income & Asset, LLC   3.2 acres in Colorado Springs, CO   Site where BBP CO indoor music hall operates; leased from Hospitality Income & Asset, LLC to Bourbon Brothers Presents, LLC
13141 BP, LLC   0.73 acres in Colorado Springs, CO   Site where Notes live-music bar operates; leased from 13141 BP, LLC to 13141 Notes LLC
GA HIA, LLC   1.7 acres in Gainesville, GA   Site where BBP GA indoor music hall and BBST GA restaurant operate

 

Lease Obligations

 

Notes Live or its subsidiaries currently lease facilities as follows:

 

  BBST CO leases its property from HIA, a majority-owned subsidiary. The lease is structured as a triple-net lease (an “NNN lease”) with annual rents of $441,190. Base rent increases by 10% every five years through rent escalators in the lease. The initial term of the lease is ten years with one, ten-year renewal option, which will give Notes Live the ability to extend the lease on identical terms and control the property for up to 20 years.
     
  BBP CO leases its property from HIA, a majority-owned subsidiary. The lease is structured as an NNN lease with annual rents of $90,000. Base rent increases by 10% every five years through rent escalators in the lease. The initial term of the lease is ten years with two, five-year renewal options which will give Notes Live the ability to extend the lease on identical terms and control the property for up to 20 years.
     
  13141 Notes LLC in Colorado Springs leases its property from 13141 BP, LLC, a wholly owned subsidiary of Notes Live. The lease is structured as an NNN lease with annual rents of $218,750. Base rent increases by 10% every five years through rent escalators in the lease. The initial term of the lease is ten years with two, five-year renewal options which will give Notes Live the ability to extend the lease on identical terms and control the property for up to 20 years.
     
  Roth’s and NHC will be leased from Sunset Hospitality Collection LLC, a majority-owned subsidiary of which Notes Live has full voting control. The lease is structured as an NNN lease with annual rents equal to $2.0 million. Base rent will increase by 10% every five years throughout the initial 20-year lease term. The tenant will have four, five-year renewal options to extend the lease on identical terms.
     
  Notes Live leases its principal executive office in Colorado Springs, Colorado from a third party pursuant to a lease that was assumed from the prior tenant and expires on November 29, 2030. Annual rent payments are $224,627, increasing by 1.3% annually.
     
  BBST GA and BBP GA each leases property from GA HIA, a majority-owned subsidiary. For the first five years of the lease, BBST GA and BBP GA must pay GA HIA an annual base rent of $641,410 and $191,590, respectively. The initial term of the lease is ten years with one, ten-year renewal option, which will give Notes Live the ability to extend the lease on identical terms and control the property for up to 20 years.

 

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Long-Term Debt Obligations

 

To fund certain of its operations and property acquisitions Notes Live has, at times, borrowed funds from third-party lenders. The table below sets forth the outstanding current debt obligations (other than ordinary course obligations) of Notes Live or its subsidiaries as of August 1, 2024.

 

Debt Type  Date of
Issue
  Borrower  Lender  Principal
Amount
   Interest
Rate
   Maturity
Date
Mortgage Loan  05/06/2022  GA HIA, LLC  Pinnacle Bank  $4,344,410    3.95%  05/26/2043
                       
Mortgage Loan   07/01/2021  Hospitality Income & Asset, LLC  Integrity Bank & Trust  $3,336,468    5.5%  07/10/2031
Loan  05/04/2020  Notes Live, Inc. f/k/a Bourbon Brothers Entertainment, LLC  U.S. Small Business Administration  $500,000    3.75%  05/04/2050
Convertible Promissory Note  1/17/2024  Notes Live, Inc. and NLRE  KWO, LLC  $10,000,000(1)   8.75%  03/01/2025

 

 

(1)As set forth in the promissory note and special stipulations thereto, dated January 17, 2024, payable by Notes Live and Notes Live Real Estate, LLC (together, the “NL Borrowers”) to KWO, LLC (the “KWO Note”), the funds borrowed by the NL Borrowers from KWO, LLC (the “KWO Loan”) were to be advanced to the NL Borrowers at any time between March 1, 2024 and May 31, 2024 in multiple draws (each, a “Draw”), the sum of which shall not exceed $10,000,000. As of the date of this filing, the KWO Note is fully drawn on and the $10,000,000 Draw amount is outstanding. The outstanding amount is convertible debt and obligations can be satisfied through the conversion to Notes Live shares at a value of $10.00 per share.
  
(2)The maturity date of the KWO Note is February 28, 2025, the date that is one year after the NL Borrowers first received funds pursuant to the first Draw on the KWO Loan.

 

Public-Private Partnership Obligations

 

Notes Live evaluates which markets to expand to and to purchase properties to develop venues on according to a set of rigorous criteria that maximizes Notes Live’s potential for success and profitability. One of the key factors in Notes Live’s market-expansion assessment is the ability to leverage public-private partnerships, which are driven by local municipalities that demonstrate an interest in the development of entertainment venues as a way to catalyze economic development, attract community investment, and improve the community that the local government serves. Notes Live was able to acquire many of the real-property assets in its portfolio through public-private partnerships. In a public-private partnership, a local government or quasi-governmental entity, such as a local economic development corporation or redevelopment authority, offers financial incentives to Notes Live that enable Notes Live or one of its subsidiaries to acquire land on terms that are more favorable than Notes Live would be able to negotiate in a private sale on the open market.

 

The financial incentives that a local municipality may offer Notes Live in a public-private partnership include, for example: (i) granting land to be used for Notes Live’s construction of amphitheaters, entertainment venues, and parking; (ii) granting parking facilities to be used at Notes Live’s venues and, in some cases, allowing Notes Live to monetize parking; (iii) providing public financing for Notes Live’s venue-development projects; (iv) providing sales-tax abatements and/or refunds; (v) providing property-tax abatements and/or refunds; or (vi) publicly funding the construction of parking facilities, entry and exit roads, and utilities required to support the development and operation of Notes Live’s venues. In exchange for the financial incentives offered by the local municipality, Notes Live agrees to develop and operate one or more music and entertainment venues and restaurants in the community that Notes Live has partnered with, which advances Notes Live’s market-expansion objectives, drives local economic growth, and attracts other community investments.

 

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Although purchasing properties through public-private partnerships is a key component of Notes Live’s acquisition and financing strategy, the agreements that Notes Live negotiates when partnering with a local government or quasi-governmental entity typically subject Notes Live to burdensome conditions, restrictions, obligations, and covenants with respect to Notes Live’s ownership, use, and development of the land acquired from the municipality. Those restrictions are typically incorporated into ancillary agreements entered into by Notes Live and the local government that it is partnering with (such agreements, the “Restricting Agreements”), which may include, for example, a Development Agreement, a Parking Agreement, or a Facilities Use Agreement.

 

The Restricting Agreements typically require various levels of political and governmental approval, such as by the local city council, an economic-development council, or the secretary of state. The process of obtaining all required governmental approvals, permits, and entitlements can be time-consuming and costly for Notes Live. Even after obtaining those approvals, Notes Live’s ability to continue owning, holding, and developing the real-property asset that it acquires from a local municipality in a public-private partnership depends on its compliance with the restrictions and conditions set forth in the Restricting Agreements. Typical restrictions include requirements to satisfy minimum capital-investment obligations, to meet various project development and construction deadlines, to hold a minimum number of events per year once the venue is operating, or to sell a minimum number of tickets per season.

 

If Notes Live is unable to comply with the conditions, restrictions, and obligations set forth in Restricting Agreements, Notes Live may be subject to monetary penalties, lose the tax or economic incentives that initially induced Notes Live’s partnership with the municipality, or cause the land that Notes Live acquired in the public-private partnership to be recouped by the municipality. Project and construction delays that cause Notes Live to fall behind the timeline specified in a Development Agreement could cause the project to be terminated or obligate Notes Live to pay a fee.

 

Notes Live’s expansion into Gainesville, Georgia, Broken Arrow, Oklahoma, McKinney, Texas, and El Paso, Texas involve public-private partnerships.

 

Public-Private Partnership in Gainesville, Georgia

 

In connection with its development of the BBP GA indoor music hall and the BBST GA restaurant in Gainesville, Georgia, GA HIA, LLC (a subsidiary of Notes Live that Notes Live exercises total voting control over) partnered with the Gainesville Redevelopment Authority in January 2022. In addition to the Purchase and Sale Agreement that GA HIA negotiated with the GRA, which enabled GA HIA to purchase approximately 1.7 acres from the GRA for less than the fair-market value of the land, GA HIA and the GRA entered into a Development Agreement, a Parking Agreement, and a Facilities Use Agreement. The Development Agreement required GA HIA to develop and construct the BBP GA and BBST GA venues according to a detailed construction schedule and in conformance with the architectural renderings and budget submitted when GA HIA applied for funding through the City of Gainesville’s tax-allocation district redevelopment program (the “TAD Program”), to provide the City of Gainesville with construction and interim-progress reports, to satisfy various other reporting requirements related to GA HIA’s development of the venues, and to maintain the BBP GA and BBST GA properties in good repair and operating condition. GA HIA applied for and was approved to receive approximately $1.9 million in funding under the TAD Program, which is payable by the City of Gainesville in the form of reimbursement for costs incurred by GA HIA over up to a 15-year period. GA HIA’s eligibility to receive any TAD Program funding is conditioned on its maintenance of the property as a tourism attraction used for the operation of a restaurant and entertainment venue. GA HIA’s breach of the Development Agreement could result in the Development Agreement being terminated, GA HIA having to return all of the funds received from the GRA, the GRA pursuing injunctive relief against GA HIA, or GA HIA incurring other penalties to remedy any harm suffered by the City of Gainesville.

 

Pursuant to the Facilities Use Agreement, GA HIA’s use of the BBP GA venue is partially restricted by the City of Gainesville’s rights to use the venue up to seven Sundays and five weekdays per calendar year for any city-sponsored event. GA HIA must provide the City of Gainesville with access to a shared event calendar, and upon at least 45 days’ notice, the City of Gainesville can reserve any unreserved date on the calendar. In turn, the City of Gainesville is required to use GA HIA as its exclusive vendor for all food, beverage, catering, hospitality, and related services at events hosted at BBP GA.

 

Similarly, pursuant to the Parking Agreement entered into by GA HIA and the City of Gainesville, GA HIA was given certain rights to use a city-controlled park adjacent to the BBP GA and BBST GA venues for purposes of additional event parking up to sixteen times per year without charge. However, GA HIA’s parking rights are expressly subject to the priority and exclusive parking rights of the Gainesville Arts Council, which has the right to use the park up to sixteen times per year when parking is needed for Arts Council events.

 

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Public-Private Partnership in Broken Arrow, Oklahoma

 

In October 2023, Sunset BA, a subsidiary that Notes Live owns a minority equity interest in but exercises total voting control over, entered into an Economic Development Agreement with the City of Broken Arrow, Oklahoma (“Broken Arrow”) and the Broken Arrow EDA with the intent to develop The Sunset BA, a 12,500-capacity amphitheater that will be constructed on approximately 13 acres of land adjacent to the 165-acre Broken Arrow Events Park. The Economic Development Agreement required the approval of the Broken Arrow City Council. To incentivize Sunset BA to enter into the public-private partnership, Broken Arrow agreed to sell at least 13 acres but up to 20 acres of land to Sunset BA at a price of $38,462 per acre. Additionally, Broken Arrow committed approximately 30 acres of land from the adjacent Event Park to be used for parking and infrastructure needs for The Sunset BA and agreed to make $17.81 million in capital improvements to the Events Park infrastructure (the “Project Improvements”), which will be funded using TIF Bonds issued by the Broken Arrow EDA that will be paid using a portion of the sales and use tax, hotel tax, and other tax revenues that comprise the Tax Increment generated within the Increment District established by Broken Arrow.

 

In exchange for the financial incentives that Sunset BA is receiving under its public-private partnership with Broken Arrow, the Economic Development Agreement imposes various obligations and restrictions on Sunset BA’s ownership and development of the land it is acquiring from Broken Arrow. Under the terms of the original Economic Development Agreement, certain mutual conditions precedent were required to be completed by the parties by January 31, 2024 (the “Conditions Precedent Deadline”), but the Conditions Precedent Deadline has been extended to June 30, 2024 through a series of amendments to the original Economic Development Agreement, including a First Amendment dated January 31, 2024, a Second Amendment dated February 21, 2024, a Third Amendment dated March 5, 2024 (the changes under which were unrelated to the extension of the Conditions Precedent Deadline), and a Fourth Amendment dated March 5, 2024. Pursuant to the Purchase and Sale Agreement between Sunset BA and Broken Arrow, dated March 6, 2024, the closing of the sale was originally set to occur on April 10, 2024. However, the closing date was subsequently extended and Notes Live closed on the property on May 23, 2024.

 

Additionally, Sunset BA is required to: (i) make a minimum capital investment of $70 million towards the development of The Sunset BA; (ii) host a minimum of 45 scheduled events per calendar year; (iii) provide the Broken Arrow with periodic updates to The Sunset BA’s site plan and design documents; (iv) construct and maintain The Sunset BA in accordance with standards applicable to a first-class entertainment venue; (v) charge an additional 1% special assessment on all taxable sales directly associated with The Sunset BA venue; and (vi) provide Broken Arrow with monthly consolidated reports listing taxable transactions (such as ticket sales, concessions, and merchandise sales) completed by Sunset BA and/or its contract vendors. Furthermore, Sunset BA is required to complete its construction of The Sunset BA amphitheater by December 31, 2025, subject to the timely completion of all obligations owed by Broken Arrow and the Broken Arrow EDA. If Sunset BA fails to timely construct The Sunset BA amphitheater, it must pay Broken Arrow a fee of $10,000 per month for each month that the venue remains unfinished.

 

Sunset BA also faces certain risks related to the completion of the Project Improvements that Broken Arrow agreed to make. The costs of the Project Improvements will be funded using TIF Bonds issued by the Broken Arrow EDA. The payment of the TIF Bonds directly depends on Sunset BA’s success in developing and operating the Broken Arrow Amphitheater in a manner that generates sufficient Tax Increment revenue. Accordingly, Sunset BA agreed to timely remit, and to use commercially reasonable efforts to make its contractors timely remit, all legally required ad valorem and sales taxes. If Sunset BA fails to operate the Broken Arrow Amphitheater in a manner that generates sufficient Tax Increment revenue to pay the TIF Bonds, Broken Arrow would be unable to pay for the Project Improvements, and Sunset BA would not receive the benefit of one of the material financial incentives that induced its entry into the public-private partnership.

 

Public-Private Partnership in McKinney, Texas

 

In March 2024, Notes Live formed a public-private partnership with the City of McKinney, Texas (“McKinney”) with plans to construct The Sunset McKinney, a 20,000 seat, open-air amphitheater and entertainment complex. Pursuant to the Chapter 380, Grant, and Development Agreement that Notes Live entered into with McKinney, the MEDC, and the McKinney Community Development Corporation on April 16, 2024, Notes Live will construct The McKinney Complex on a 46-acre tract that MEDC has agreed to sell to Notes Live for an aggregate purchase price of $35,000,000 to be paid at the closing of the sale at Notes Live’s option either (i) in full, in cash, or (ii) with $10,000,000 paid in cash and $25,000,000 represented by a secured promissory note to MEDC, which will bear no interest, be subject to prepayment without penalty, and be secured by a letter of credit. Closing must occur within 30 days after the entitlement of the McKinney Property (the “Entitlement Date”), which will occur on (i) the date Notes Live receives a Grading Only Permit if Notes Live’s application for such permit is submitted by December 12, 2024, (ii) December 15, 2024 if Notes Live has not submitted its Grading Only Permit application by December 12, 2024, or (iii) the date McKinney approves Notes Live’s Grading Only Permit if Notes Live submits the application for such permit but it has not been approved by McKinney by December 12, 2024.

 

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If Notes Live determines that the McKinney Property is not suitable for The Sunset McKinney’s construction, Notes Live has the right to terminate the McKinney Development Agreement by delivering written notice to the McKinney Parties on or before July 15, 2024. Thereafter, Notes Live’s failure to purchase the McKinney Property would constitute an event of default.

 

One of the primary financial incentives offered to Notes Live through its public-private partnership with the McKinney Parties is the potential reimbursement of the McKinney Purchase Price that Notes Live must pay for the McKinney Property. If Notes Live receives a Temporary Certificate of Occupancy (a “TCO”) within the 36-month period following the Entitlement Date, or if Notes Live receives a Certificate of Occupancy (a “CO”) if it has not received a TCO within 36 months from the Entitlement Date, then within 30 days of Notes Live’s receipt of the TCO or the CO, MEDC will reimburse Notes Live for the McKinney Purchase Price. If Notes Live meets the conditions for reimbursement and paid the McKinney Purchase Price through a combination of cash, a promissory note, and a letter of credit, then MEDC will reimburse Notes Live for the cash portion paid and release Notes Live from its obligations under the promissory note and letter of credit. If Notes Live fails to receive a TCO and to begin operations within 36 months from the Entitlement Date, Notes Live may still be reimbursed for the McKinney Purchase Price, but such reimbursement will be reduced by liquidated damages of $5,000 per day, which will accrue until Notes Live receives a TCO.

 

Notes Live is subject to a robust list of deadlines under the McKinney Development Agreement, pursuant to which Notes Live was obligated, among other things, to: (i) conduct a site plan and submit it to McKinney within 120 days of March 6, 2024; (ii) conduct a noise study and final traffic study of the McKinney Complex ingress and egress not less than one month before any public meetings regarding the required site plan for the McKinney Complex; (iii) submit the Preliminary Base Complex Plan (as defined in the Development Agreement) by July 15, 2024; (iv) provide McKinney with a financing plan, including projected sources and uses for financing proceeds, by September 1, 2024; (v) submit the Final Base Complex Plan (as defined in the Development Agreement) by December 15, 2024; (vi) enter into a fully executed, binding Operator Agreement, which must have a term of at least ten years with two, five-year renewals exercisable by and at the option of Notes Live by December 15, 2024; (vii) receive a TCO and begin operations within 36 months from the Entitlement Date; and (viii) receive a CO within 42 months from the Entitlement Date.

 

As part of their public-private partnership, Notes Live and McKinney must prepare and adhere to a Complex Budget, which budgets the total costs of developing the McKinney Property and constructing the McKinney Complex. The anticipated Complex Budget is $220,000,000, subject to any increase or decrease in Notes Live’s sole discretion, provided that the McKinney Complex Budget cannot be reduced below $200,000,000 without McKinney’s consent. Notes Live is responsible for securing its portion of the McKinney Complex Budget required for the planning, development, and construction of the McKinney Complex and all Project Improvements. Notes Live will be responsible for the payment of any Cost Overruns in excess of the Complex Budget, provided that Cost Overruns will not include any excess costs and expenses that result from any acts, failures to act, or omissions of the McKinney Parties. Accordingly, any additional costs that result from Notes Live’s failure to adhere to the Project Construction Timeline would be borne by Notes Live.

 

Notes Live also must adhere to the Project Construction Schedule, the initial version of which is attached as Exhibit E to the Development Agreement, which contemplates Notes Live’s construction of the McKinney Complex occurring from August 2024 through May 2026 and specifies various timing expectations for steps in the construction process throughout that period. Throughout the construction timeline, Notes Live must meet monthly with representatives of the McKinney Parties and other contractors to discuss the status of Notes Live’s efforts to comply with the foregoing conditions and must provide written monthly reports to a representative of McKinney regarding the status of Notes Live’s construction of the McKinney Complex and any material changes to the Project Construction Schedule or the Complex Budget.

 

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Once construction of the McKinney Complex is complete, Notes Live is required to present at least 45 commercial events per year at The Sunset McKinney amphitheater. Notes Live or its operator must pay McKinney a ticket fee equal to $1.00 per manifested ticket sold (the “Ticket Fee”). If Notes Live hosts at least 45 commercial events annually, with a paid attendance of at least 400,000 manifested tickets annually, McKinney or a related party will pay Notes Live the list of financial incentives and contributions set forth in Section 9.8 of the Development Agreement (the “McKinney Incentives”), almost all of which will not be paid, and will be subject to repayment through subsequent-year reductions, in any year in which less than 45 commercial events are held. Accordingly, Notes Live faces the risk that it will not receive the material financial incentives that partly induced its entry into the public-private partnership with McKinney if it fails to meet the 45-event requirement each year.

 

If Notes Live fails to meet the foregoing deadlines, and there are no reasonable excuses for the delays, the McKinney Parties can exercise various remedies set forth in the Development Agreement. Depending on the cause of Notes Live’s breach, certain remedies that are exercisable by McKinney may result in Notes Live becoming ineligible to receive, or receiving a reduced amount, of McKinney Incentives. Upon the occurrence of any of the events listed below (an “Event of Default”), Notes Live will be subject to the penalties described with respect to each Event of Default:

 

  (i) If Notes Live fails to acquire the McKinney Property and to pay the McKinney Purchase Price, the McKinney Parties may terminate the Development Agreement, and Notes Live must pay $250,000 to the McKinney Parties.
     
  (ii) If Notes Live fails to enter into an Operator Agreement by December 15, 2024, Notes Live will become ineligible to receive any of the McKinney Incentives.
     
  (iii) If Notes Live fails to obtain a TCO within 36 months from the Entitlement Date, Notes Live will become ineligible to receive any of the McKinney Incentives other than the reimbursement of the McKinney Purchase Price, subject to such reimbursement being reduced by $5,000 per day until Notes Live obtains a TCO.
     
  (iv) If Notes Live fails to obtain a CO within 42 months from the Entitlement Date, then until Notes Live obtains a CO, Notes Live will be ineligible to receive any of the McKinney Incentives, other than the reimbursement of the McKinney Purchase Price, and Notes Live will be required to pay liquidated damages in the amount of $5,000 per day in the form of a reduction to, at the McKinney Parties’ option, one or more of the McKinney Incentives, which damages will accrue until Notes Live obtains a CO.
     
  (v) If Notes Live becomes bankrupt, insolvent, subject to involuntary dissolution, subject to an assignment of all or substantially all of its assets for the benefit of creditors, or subject to similar actions involving bankruptcy or creditors’ rights described in the Development Agreement, the McKinney Parties may terminate the Development Agreement, Notes Live will become ineligible to receive any additional McKinney Incentives, and if Notes Live has already purchased the McKinney Property but has not been reimbursed for the McKinney Purchase Price by MEDC, then MEDC will retain the McKinney Purchase Price, including any amounts received on any letter of credit provided by Notes Live to MEDC for the McKinney Purchase Price.
     
  (vi) If Notes Live breaches the Development Agreement by failing to keep, observe, or perform any of the terms, covenants, or agreements that it is required to keep, observe, or perform under the Development Agreement (other than those referred to in clauses (i) through (v) above), and fails to cure such breach within the time periods specified in Section 23.1.1(e) of the Development Agreement, then Notes Live must pay liquidated damages in the amount of $5,000 per day in the form of a reduction to, at the McKinney Parties’ option, one or more of the McKinney Incentives, which damages will accrue from the date Notes Live is notified of its default until Notes Live has cured such default; provided, that if such default is not cured within 180 days, Notes Live will thereafter not be entitled to receive any McKinney Incentives.

 

While Notes Live’s public-private partnership with McKinney gives Notes Live the potential to receive several material financial incentives, Notes Live may forfeit those incentives or received reduced incentives if it fails to comply with the various deadlines and expectations set forth in the Development Agreement. Any reduction or forfeiture of the McKinney Incentives would result in Notes Live paying for more of the costs of purchasing the McKinney Property and constructing the McKinney Complex than it anticipated when it entered the Development Agreement with the McKinney Parties.

 

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Public-Private Partnership in El Paso, Texas

 

On April 30, 2024, Notes Live executed a non-binding term sheet with the City of El Paso, Texas, which was approved by the El Paso City Council by a vote of 6-1. The term sheet will define a more detailed, negotiated Chapter 380 Economic Development Agreement and Contract for Sale between Notes Live and the City of El Paso, pursuant to which a public-private partnership will be established. Notes Live expects that the Development Agreement will be negotiated in the next 60 days and will define the construction of The Sunset El Paso, a 12,500-person amphitheater to be developed by Notes Live. The City of El Paso will provide various financial incentives to Notes Live, including the conveyance of 15 acres for the site location, the guarantee and/or funding of all parking facilities, the waiver of all fees for the building permits and inspections required to develop The Sunset El Paso, and the provision of annual rebates on real and business personal property, sales and use, and mixed beverage taxes over up to a 20-year rebate period as part of an incentives package that will total approximately $30.9 million. Additionally, the City of El Paso expects to contribute $8 million in cash towards construction of the amphitheater via an eight-year, zero-interest, forgivable promissory note, which will be forgiven if Notes Live completes construction of The Sunset El Paso within 36 months from Entitlement and hosts a minimum of 25 events per year in years 3-5 of the rebate period.

 

As part of its proposed public-private partnership with El Paso and in exchange for El Paso’s incentives package, Notes Live must, among other obligations: (i) invest at least $80 million in the acquisition, development, carrying costs, construction, and business personal property costs associated with developing The Sunset El Paso; (ii) commence construction of The Sunset El Paso within 90 days following Entitlement; (iii) obtain a Temporary Certificate of Occupancy no later than 36 months after Entitlement; (iv) secure a venue operator to operate the amphitheater for a 10-year term with two, five-year extensions prior to obtaining a Certificate of Occupancy; and (v) host a minimum of 40 events per year. If Notes Live defaults under the terms of the term sheet or the Definitive El Paso Agreements and fails to timely cure such defaults, Notes Live must repay any rebates it received from El Paso pursuant to a recapture schedule to be defined in the Chapter 380 Agreement.

 

Competition

 

The following factors contribute to the competitive environment that Notes Live faces in the live-entertainment and hospitality industry:

 

  Within the live-entertainment and hospitality industry, Notes Live will compete against other live-music venues in the states in which Notes Live has expanded or plans to expand to, such as the Red Rocks Amphitheater in Morrison, Colorado, and the Toyota Music Factory near the DFW area of Texas.
     
  The offerings in the live-entertainment and hospitality space are diverse. Not only does Notes Live compete against other music venues for bookings and ticket sales, Notes Live also competes against companies that offer other forms of media and entertainment, including sporting events, music festivals, theaters, and other live-entertainment venues.
     
  Despite general trends indicating that consumers are willing to spend high-dollar prices to see their favorite artists perform live, many Americans are cutting back on their entertainment spending due to recessionary fears and exorbitant, inflationary costs.
     
  Many of Notes Live’s planned venues are a drivable, though less convenient, distance from larger cities that commonly attract big names in entertainment, which could create an oversaturation of entertainment offerings and make it more difficult for Notes Live to route those artists to its venues. With an assortment of venue options, touring acts may be more inclined to perform at older, more established venues despite the updated features and amenities that Notes Live’s venues offer.
     
  Given that Notes Live is less than a decade old, it may not have the brand recognition that other venues do, which could make it difficult to break into new markets. Notes Live may also have difficulty competing against larger companies that can allocate greater resources to marketing, technical operations, and brand recognition than Notes Lives can.

 

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  Notes Live operates in an industry that revolves around seasonality. The industry is frequently affected by external factors that are beyond Notes Live’s control but that may challenge Notes Live’s ability to operate, compete, and remain profitable. Those external factors may include weather incidents, natural disasters, geopolitical events, or public-health risks, all of which could lower attendance at Notes Live’s venues or disrupt Notes Live’s concert lineup.

 

Despite those factors, Notes Live believes it can compete in the live-entertainment and hospitality.

 

Notes Live’s approach to market expansion is subject to regimented criteria and a methodical site-selection plan for developing new properties and establishing itself in new markets. Notes Live only enters a new market that it believes it is relatively barren of other live-entertainment offerings or venues that would compete against Notes Live. Notes Live also seeks markets that its management team or real-estate leads have ties to, which facilitates Notes Live’s ability to raise capital and build relationships within the communities it is expanding in. For more information on Notes Live’s site-selection process and expansion strategy, see “Notes Live’s Mission and Strategy — Site-Selection Strategy.”

 

Additionally, even where there are existing live-music and entertainment venues in the general vicinity of where Notes Live plans to expand to, part of what is expected to attract audiences to Notes Live’s venues is that they are newly designed and updated venues with modern, premium features that older venues do not deliver.

 

Lastly, management believes that the strategic partnerships that Notes Live enters into give it a competitive edge. Notes Live partners with both public municipalities and other companies. By partnering with local governments that see the long-term value of Notes Live’s entertainment assets and choose to invest local resources into the construction and development of Notes Live’s venues, Notes Live positions itself as a potential top entertainment competitor within the local market. Through its private partnerships with other companies, Notes Live seeks to ensure that its venues are operated as efficiently and effectively as possible. This is demonstrated, for example, by Notes Live’s strategic partnership with AEG to operate Ford Amphitheater in Colorado Springs, Colorado.

 

Government Regulations

 

Notes Live is subject to an array of federal, state, and local laws. As part of the entertainment and hospitality industry, Notes Live is subject to substantial governmental and regulatory oversight. The laws and regulations that Notes Live is subject to govern matters such as:

 

  Zoning and land use, which dictates where Notes Live can build venues, how its venues can be used, and what types of events can be hosted in them;
     
  Infrastructure and safety standards, which require Notes Live to comply with building codes that ensure the soundness of the design, construction, and structural integrity of Notes Live’s venues and protect the public health and safety of Notes Live’s occupants by setting occupancy limits and imposing fire-safety standards;
     
  Noise levels, which require Notes Live to comply with local noise ordinances to minimize disruptions to neighborhoods and businesses in close proximity of Notes Live’s live-music venues;
     
  Labor and employment practices, which require Notes Live to adhere to labor laws regarding wages, work hours, working conditions, employee rights, and workplace safety;
     
  Alcohol sales, service, and consumption, which regulate the licenses of each of Notes Live’s venues to serve alcohol, impose age restrictions for alcohol consumption, and ensure Notes Live upholds responsible alcohol-service standards;
     
  Intellectual-property rights, which Notes Live must respect when booking, marketing, and hosting live-music concerts and when entering into sponsorship agreements with various companies and brands;
     
  Privacy rights, which require Notes Live to protect sensitive and personal information collected from its customers or artists at its venues;

 

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  Bribery and corruption, including the Unites States Foreign Corrupt Practices Act, which prohibits Notes Live and is agents and intermediaries from illegally paying, promising to pay, or receiving money or anything of value to or from any government or foreign public official for the purpose of directly or indirectly obtaining or retaining business;
     
  Health and sanitation, which establish standards for the cleanliness and sanitariness of Notes Live’s restaurants and venues and require Notes Live to implement various precautionary measures to mitigate the spread of infectious diseases;
     
  Food and beverage service operations, which govern Notes Live’s handling, preparation, and service of food and drinks, the hygiene of Notes Live’s food-handling personnel, Notes Live’s upholding of various food-safety regulations, and the cleanliness of Notes Live’s kitchen facilities;
     
  Ticketing practices, which regulate Notes Live’s compliance with laws concerning primary ticket sales, ticketing resale services in secondary ticket markets, pricing and refunds, pricing transparency, scalping practices, and imposing ticket-related fees;
     
  Venue accessibility, which requires Notes Live to comply with the Americans with Disabilities Act of 1990 and other laws or regulations concerning accessibility;
     
  Environmental protection, which govern Notes Live’s use of materials when designing and constructing venues and impose requirements related to energy efficiency, waste management, and pollution control; and
     
  Marketing activities, which limit Notes Live’s telephone and online marketing practices.

 

Notes Live believes that it is materially in compliance with all of the rules, laws, and regulations that it is subject to. From time to time, federal, state, and local authorities or individuals may commence investigations, inquiries, or litigation with respect to Notes Live’s compliance with applicable consumer protection, environmental, advertising, unfair business practice, antitrust (and similar or related laws) and other laws, particularly as related to noise levels, venue construction and development, and primary and secondary ticketing sales and services.

 

Employees and Human Capital

 

As of March 31, 2024, Notes Live has 37 full-time employees and 164 part-time employees. Notes Live’s compensation philosophy focuses on attracting and retaining top talent who contribute to its mission of revolutionizing the entertainment and hospitality industry, providing world-class service, and delivering exceptional entertainment experiences. Notes Live is able to accomplish its compensation philosophy by offering incentive-compensation awards to employees, consultants, or directors who are designated by the Notes Live Board or its committees under the Notes Live, Inc. 2023 Omnibus Incentive Compensation Plan or other forms of equity compensation warrants. Incentive-compensation awards can consist of compensatory warrants (issued outside of our Incentive Compensation Plan), incentive stock options, non-qualified stock options, stock appreciation rights, restricted stock, restricted stock units, and performance awards. In addition, prior to the adoption of our Incentive Compensation Plan, Notes Live historically has granted compensatory warrants to employees and service providers.

 

Notes Live anticipates increasing hiring activity as it continues to expand to new markets and open new venues.

 

Legal Proceedings

 

Notes Live from time to time may be become a party to legal proceedings in the ordinary course of its business.

 

On September 26, 2023, a neighborhood association and an individual filed a complaint against Notes Live, Notes Live Real Estate, LLC, and the City of Colorado Springs, Colorado, seeking to enjoin Notes Live’s construction and operation of Ford Amphitheater based on allegations that the venue would emit “unlawful noise pollution” in violation of state law, thereby harming residents in the neighborhood near the property where Ford Amphitheater is being constructed. Notes Live filed a motion to dismiss the lawsuit based on its belief that it had complied with all applicable codes and procedures required to obtain the City of Colorado Spring’s approval to construct Ford Amphitheater. On January 10, 2024, the El Paso County District Court dismissed the lawsuit. The plaintiffs filed a notice of appeal, and the plaintiffs’ opening brief was due by April 16, 2024, the Company’s answer brief was due by May 21, 2024, and the plaintiffs’ reply brief was due by June 11, 2024. In each case these briefs were filed by the respective parties on or before their due dates See Northside Neighbors Assoc. v. Notes Live, No. 2023CV31839 (El Paso Cnty. Dist. Ct. Jan. 10, 2024), dismissed; Colorado Court of Appeals Case No. 2024 CA 0072.

 

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Intellectual Property Portfolio

 

Notes Live filed an application to trademark the name “Notes Live” with the U.S. Patent and Trademark Office (“USPTO”) on April 14, 2022, which it revised on March 7, 2023. The USPTO registered the trademark on August 8, 2023 (Registration No. 7130383).

 

Notes Live filed an application (U.S. Serial No. 97759523) to trademark the name “Sunset Amphitheater” with the USPTO on January 18, 2023. The USPTO published the pending trademark application for opposition on January 23, 2024, which allows the public the opportunity to oppose the trademark’s registration. The USPTO issued Notes Live a Notice of Allowance on March 19, 2024, and Notes Live must file a Statement of Use or an Extension Request within six months of that date. The status of this trademark application is still pending.

 

Hospitality Income & Asset, LLC (“HIA”), which is a majority-owned subsidiary of Notes Live, filed an application to trademark the name “Bourbon Brothers” with the USPTO on February 23, 2013, which was registered by the USPTO on September 30, 2014 (Registration No. 4614527).

 

Notes Live also registered three trade names with the Colorado Secretary of State by filing a Statement of Trade Name of a Reporting Entity on: (1) February 19, 2019 (File No. 20191101304) for “Boot Barn Hall at Bourbon Brothers,” a trade name for Bourbon Brothers Presents, LLC; (2) August 8, 2022 (File No. 20221772018) for “Notes,” a trade name for 13141 Notes LLC; and (3) May 29, 2024 for “VENU Holding Corporation,” a trade name for Notes Live, Inc.

 

In June 2024, Notes Live filed seven additional trademark applications with the USPTO to register the following trademarks:

 

BUY IN. ROCK ON., Application No. 98/585,965, filed on June 5, 2024;
   
BUY THE STOCK THAT ROCKS, Application No. 98/585,902, filed on June 5, 2024;
   
INVEST IN THE STOCK THAT ROCKS, Application No. 98/585,955, filed on June 5, 2024;
   
OWN THE STOCK THAT ROCKS, Application No. 98/585,964, filed on June 5, 2024;
   
FAN FOUNDED. FAN OWNED., Application No. 98/587,942, filed on June 6, 2024;
   
STOCK THAT ROCKS, Application No. 98/585,953, filed on June 6, 2024; and
   
VENU, Application No. 98/605,958, filed on June 18, 2024.

 

On July 2, 2024, Notes Live filed the following four Statements of Trademark Registration of a Reporting Entity with the Colorado Secretary of State to register the trademark “VENU” in four classes: (i) File No. 20241713474 (Class No. 016); File No. 20241713521 (Class No. 036); File No. 20241713551 (Class No. 037); and File No. 20241713564 (Class No. 041).

 

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MANAGEMENT

 

The Company’s executive officers, directors, significant employees, and advisory board members as of August 1, 2024 are listed below, all of whom are expected to continue serving in their current positions following the completion of this offering.

 

Executive Officers and Board of Directors

 

Name   Age   Position   Director Since
Executive Officers
JW Roth   60   Chief Executive Officer and Director   April 2021
Robert Mudd   53   President and Chief Operating Officer   -
Heather Atkinson   47   Chief Financial Officer and Director   April 2021
             
Non-Employee Directors
Chad Hennings   58   Director   January 2023
Steve Cominsky   54   Director   April 2021
Matt Craddock   53   Director   March 2023
David Lavigne   62   Director   December 2023
Mitchell Roth   35   Director   April 2021

 

Biographical Information

 

Executive Officers

 

JW Roth, a fifth-generation Colorado native, is the co-founder, Chairman, and Chief Executive Officer of Notes Live, doing business as VENU Holding Corporation. Mr. Roth has been with the company since its inception in May 2021 in his current role of co-founder and CEO. Mr. Roth became Chairman of the Company’s Board of Directors upon the Board’s inception on April 5, 2021. Mr. Roth is also the co-founder and Chairman of Roth Industries, LLC, an 85-ton-per-week prepared foods plant located in Colorado Springs, Colorado. Additionally, Mr. Roth is the sole manager and 50% shareholder of Centennial Standard Real Estate Company , LLC and co-manager of Touch 4 Partners, LLC, a venture capital investment fund. With more than 30 years of private and public company experience, Mr. Roth has been actively involved in helping take several companies public, including Aspen Bio, Inc. and Where Food Comes From Inc. Mr. Roth has been featured in such publications as The Wall Street Journal, Fortune Magazine, Venues Now, The New York Times, and more than 50 business journals throughout the United States. He has made multiple appearances on CNBC and Bloomberg Television and was named on the VenuesNow 2022 All-Stars list.

 

Robert Mudd was appointed President and Chief Operating Officer of Notes Live in February 2024. Mr. Mudd previously served as the Senior Vice President of Real Estate and Development for Notes Live from January 2023 through January 2024 where he oversaw the company’s real property acquisitions, entitlement process and related matters for the company’s real estate portfolio and projects. Prior to serving as Senior Vice President of Real Estate and Development, from June 2021 until January 2023 he served as the Company’s COO and President, and, also served on the board from June 2021 until January 2023. Prior to joining Notes Live, from June 2014 until June 2021 Mr. Mudd served as the President of Adventures in Missions an interdenominational missions organization focused on discipleship. Mr. Mudd has over 30 years of business and management experience and, in addition to his roles at Notes Live, he has served in a number of executive roles, for organizations from start-ups to groups with a benevolent purpose. The first 15 years of his career were spent in the technology and telecommunications industry where he was President of Correctional Billing Services, Executive Vice President of Operations at Securus Technologies, LLC, COO of Evercom Systems, Inc., and COO of TDM, Inc. Mr. Mudd has a bachelor’s degree in education from the University of Louisville.

 

Heather Atkinson has been the Chief Financial Officer, Secretary, and Treasurer of Notes Live since its inception in March 2017. She began serving as a director of Notes Live in April 2021. She also currently serves as a director and Treasurer of Roth Industries, LLC. In addition to Mrs. Atkinson’s role with Notes Live and Roth Industries, she serves as the Treasurer to Hospitality Income & Asset, LLC and 13141 BP, LLC, which own real property and lease that property to certain of subsidiaries of Notes Live’s. Prior to joining Notes Live and Roth Industries, LLC Mrs. Atkinson served as the Controller, Secretary, and Treasurer of Accredited Members Acquisition Corporation (previously quoted under the symbol ACCM on the OTCBB) and its predecessor, Accredited Members Holding Corporation. Mrs. Atkinson has over 25 years of accounting, finance, and financial reporting experience in both public and private companies including consolidations, shareholder relations, SEC reporting, internal and external financial statement reporting, budgeting, cash forecasting, mergers and acquisitions, and restructuring and international accounting while working closely with outside audit and legal firms. She is a licensed CPA and holds a Bachelor of Science degree in Accounting from Evangel University.

 

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Non-Employee Directors

 

Mitchell Roth has served as a director of Notes Live since April 2021. In addition, he has also worked for Notes Live in a part-time capacity as Strategy Consultant since April 2022. Mr. Roth has been affiliated with Roth Industries, LLC since 2015, and currently serves as its President and CEO. Roth Industries is a leading consumer packaged goods company, specializing in prepared foods, based in Colorado Springs, Colorado with distribution in more than 8,000 retail supermarkets nationwide, including Costco, Walmart, Kroger, and others. Mr. Roth is also a 50% owner of Centennial Standard Real Estate Company, LLC, a real estate development and investment company. Prior to his tenure with Roth Industries Mr. Roth worked in an operational and advisory capacity within various companies owned or invested in by the Roth family. From May 2013 until January 2014, Mr. Roth worked at the investment-banking firm Laidlaw and Company, Ltd. in New York City. Mr. Roth received a Bachelor of Science degree in Business Finance and Economics from Liberty University in Lynchburg, VA.

 

Steve Cominsky has served as director of Notes Live since April 2021. Mr. Cominsky has over 30 years of experience in food, beverage, and hospitality operations and management. Mr. Cominsky founded CC Management & Development Corp LLC (“CC Management”) in 2013 and has worked with CC Management since its inception. CC Management is a boutique consulting and development firm that focuses on the restaurant and bar industry, and provides a range of services related to operations and strategic planning, and the company has worked with multiple existing and startup concepts in the greater Denver market on matters such as concept vision and development, re-branding and operations oversight. Mr. Cominsky is also currently involved in the oversight and operations of the Social Bar & Lounge an upscale bar and cocktail lounge located in suburban Denver, and which he founded in 2018. Mr. Cominsky has a Bachelor of Arts in Economics from Bloomsburg University of Pennsylvania.

 

Matt Craddock has served as a director of Notes Live since March 2023. He currently serves as the CEO of Craddock Commercial Real Estate, LLC and as the President of Craddock Development Company, Inc., a full-service real estate company founded by his father. In those roles, Mr. Craddock directs and manages a portfolio of $125 million in real estate assets in Colorado and New Mexico on behalf of the family and their strategic partners. Mr. Craddock has served on a number of local, non-profit boards, including Junior Achievement, The Boy’s and Girl’s Club, and Discover Goodwill. Mr. Craddock has over 28 years of experience in commercial real estate finance, development, and operations. He is a licensed Broker in the State of Colorado and carries an EMS and CCIM designation. He holds a Bachelor of Arts degree in Humanities from Pepperdine University.

 

Chad Hennings has served as a director of Notes Live since January 2023. Since 2012, Mr. Hennings has been a Partner of Rubicon Representation LLC (“Rubicon”), and serves as its Chief Operating Officer. Rubicon is a boutique commercial real estate company based in Dallas, Texas that provides a variety of consulting services to tenants and developers, and also engages in real estate investing. Mr. Hennings holds a Texas real estate license and has over 15 years of experience in tenant representation and principal sales. Prior to his current role in Rubicon, Mr. Hennings played in the NFL and spent nine years as a member of the Dallas Cowboys before retiring in 2000. Prior to his NFL career Mr. Hennings served as a fighter pilot flying the A-10 Thunderbolt II aircraft. He flew 45 missions in Operation Provide Comfort in the First Gulf War. Mr. Hennings has authored three books on leadership and character development, and he is a frequent speaker to Fortune 500 companies. Mr. Hennings is a graduate of the United States Air Force Academy.

 

Dave Lavigne has served as a director of Notes Live since December 2023. Mr. Lavigne spent the first 17 years of his career in the financial and investment industry primarily employed by small regional sell-side broker dealers/investment bankers. During that period, Mr. Lavigne acted in various capacities, including National Sales, Chief Executive Officer and Head of Research roles, and he held a variety of securities licenses and certifications. In 2001, Mr. Lavigne left the sell-side to set up an independent subscription-based microcap research firm called Edgewater Research where he served as the lead analyst until 2010. Since that time, he has provided research in a similar format under two subsequent labels, including his current company Trickle Research which he founded in 2016, and has served as the firm’s senior analyst since its inception. Over his career, Mr. Lavigne has evaluated hundreds of small public and private enterprises across dozens of industries and has provided extensive individual fundamental research and associated valuation models on well over 100 of those names. In addition, he has published financial newsletters covering both microeconomic and macroeconomic issues. In conjunction with his research platforms, Mr. Lavigne has also conducted dozens of research conferences across the country focusing primarily on microcap issuers and the capital markets. He is currently a research contributor to both the FactSet and the Alpha-Sense platforms. Mr. Lavigne graduated from the University of Idaho in 1984 with a B.S. in Finance.

 

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Director Independence

 

Applicable NYSE American listing rules require that our Board be comprised of a majority of independent directors. Based upon information requested from and provided by each of our directors concerning his or her background, employment, and affiliations, including family relationships, Notes Live expects that our Board will determine that each of our directors, except JW- Roth, Mitchell Roth, Heather Atkinson, and                   will qualify as an “independent director” as defined under applicable NYSE American listing rules. In making such determination, the Board will consider the current and prior relationships that each director has with Notes Live and all other facts and circumstances that the Board deems relevant in determining the independence of each director, including the interests of each director in this offering, any relevant related-party transactions, and each director’s beneficial ownership of Notes Live capital stock. See the sections of this prospectus entitled “Certain Relationships and Related-Party Transactions” and “Principal Shareholders” for additional information.

 

In addition, NYSE American listing rules require that, subject to specified exceptions, each member of Notes Live’s Audit, Compensation, and Nominating and Corporate Governance Committees be independent under the Exchange Act. Audit Committee members must also satisfy the independence criteria set forth in Rule 10A-3 under the Exchange Act, and Compensation Committee members must also satisfy the independence criteria set forth in Rule 10C-1 under the Exchange Act. Under applicable NYSE American listing rules, a director will only qualify as an “independent director” if, in the opinion of the Board, that person does not have a relationship that would interfere with the exercise of independent judgment in carrying out the responsibilities of a director. In order to be considered independent for purposes of Rule 10A-3, a member of the Audit Committee may not, other than in his or her capacity as a member of the Audit Committee, the Board, or any other committee of the Board, accept, directly or indirectly, any consulting, advisory, or other compensatory fee from the Company or any of its subsidiaries or otherwise be an affiliated person of the Company or any of its subsidiaries. In order to be considered independent for purposes of Rule 10C-1, the Board must consider, for each member of the Compensation Committee, all factors specifically relevant to determining whether a director has a relationship to the Company that is material to that director’s ability to be independent from management in connection with the duties of a Compensation Committee member, including, but not limited to: (1) the source of compensation of the director, including any consulting, advisory, or other compensatory fee paid by the Company to the director; and (2) whether the director is affiliated with the Company or any of its subsidiaries or affiliates.

 

Family Relationships

 

JW Roth and Mitchell Roth are father and son. Except for such relationship between JW Roth and Mitchell Roth, there are no other family relationships among any of the Company’s directors or officers.

 

Board of Directors Composition

 

Our business and affairs are managed under the direction of our Board.

 

Current Board of Directors

 

Our Articles of Incorporation and Bylaws provide for the business and affairs of the Company to be managed by our Board and authorize the Board to fix from time to time the number of directors serving on the Board, provided that the Board must have at least one director. Our Board currently consists of seven directors, being JW Roth, Heather Atkinson, Chad Hennings, Steve Cominsky, Matt Craddock, David Lavigne, and Mitchell Roth.

 

Each director on our Board will continue to serve until such director’s successor is duly elected and qualified, or until such director’s earlier death, resignation, retirement, disqualification, or removal from the Board.

 

Role of our Board Committees in Risk Oversight

 

We face a number of risks, including those described under the section titled “Risk Factors” included in this prospectus. One of the key functions of our Board is informed oversight of our risk management process. The Board does not have a standing risk management committee but rather administers this oversight function directly through the Board as a whole, as well as through its standing committees. Upon completion of this offering, the committees of the Board will assist our full Board in risk oversight by addressing specific matters within the purview of each committee.

 

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In particular, our Board is responsible for monitoring and assessing strategic risk exposure. Our Audit Committee has the responsibility to consider and discuss our major financial risk exposures and the steps our management has taken to monitor and control these exposures, including guidelines and policies to govern the process by which risk assessment and management is undertaken. The Audit Committee also monitors compliance with legal and regulatory requirements, in addition to oversight of the performance of our external audit function. Our Nominating And Corporate Governance Committee oversees our corporate governance framework and monitors the effectiveness of our corporate governance guidelines. Our Compensation Committee assesses and monitors whether any of our compensation policies and programs have the potential to encourage excessive risk-taking. While each committee will be responsible for evaluating certain risks and overseeing the management of such risks, our full Board will be regularly informed of such risks through committee reports and otherwise.

 

While the Board oversees our risk management, management is responsible for day-to-day risk management processes. We believe this division of responsibilities enables us to address our risks most effectively.

 

Committees of the Board

 

Our Board has established an Audit Committee, a Compensation Committee, and a Nominating And Corporate Governance Committee, each operating pursuant to a charter adopted by our Board and having the composition and responsibilities described below. Upon the effectiveness of the registration statement of which this prospectus forms a part, the composition and functioning of all of our committees will comply with all applicable requirements of the Sarbanes-Oxley Act of 2002 and with the rules and regulations of the NYSE American and the SEC. In addition, from time to time, other committees may be established under the direction of our Board to facilitate the management of our business or when necessary to address specific issues.

 

The members of each of our committees will serve on such committees for such term or terms as the Board may determine or until their earlier removal, resignation, or death. At least annually, each committee must review its charter and recommend any proposed changes to the Board for approval. Each committee must conduct an annual evaluation of its performance of the duties described in the committee’s charter and must present the results of the evaluation to the Board.

 

Audit Committee

 

Our Audit Committee consists of                   (Chair),                  , and                  . Our Board has determined that all members of our Audit Committee are independent in accordance with the requirements of Rule 10A-3 of the Exchange Act and the NYSE American listing standards. Our Board has also determined that                   and                   are “audit committee financial experts” as defined in Item 407(d)(5)(ii) of Regulation S-K. All members of our Audit Committee are financially literate, as determined by our Board, and can read and understand fundamental financial statements, including the Company’s balance sheet, income statement, and cash flow statement.

 

Our Audit Committee is primarily responsible for overseeing our financial reporting and disclosure process. Among other matters, our Audit Committee has or will have the following responsibilities:

 

selecting, retaining, compensating, overseeing, and determining the retention of an independent registered public accounting firm to audit the Company’s annual financial statements, books, records, accounts, and internal controls over financial reporting and any other registered public accounting firm engaged to prepare or issue an audit report or to perform other audit, review, or attest services for the Company;
   
approving all audit engagement fees and terms and pre-approving all audit and permitted non-audit and tax services that the Company’s independent auditors or other registered public accounting firms may provide;
   
establishing policies and procedures for pre-approving permitted services to be completed by the Company’s independent auditors or other registered public accounting firms on an ongoing basis;
   
reviewing and discussing the results of a report prepared by the Company’s independent auditors concerning the accounting firm’s internal quality-control procedures; any material issues raised by the most recent internal quality-control review, peer review, or review by the Public Company Accounting Oversight Board (the “PCAOB”); and all relationships between the firm and the Company or any of its subsidiaries;

 

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reviewing and discussing with the Company’s independent auditors and management the Company’s annual audited financial statements; the adequacy and effectiveness of the Company’s internal controls; and any other matters required to be discussed by the applicable requirements of the SEC the PCAOB;
   
evaluating the qualifications, performance, and independence of the Company’s independent auditors and assuring the regulator rotation of the lead audit partner;
   
reviewing and discussing with the Company’s independent auditors the responsibilities of the auditors under generally accepted auditing standards; the overall audit strategy; the scope and timing of the annual audit; any significant risks identified during the auditors’ risk-assessment procedures; and the results of the annual audit;
   
reviewing and discussing with the Company’s independent auditors all critical accounting policies and practices to be used in the audit; all alternative treatments of financial information within generally accepted accounting principles; and other material written communications between the auditors and management;
   
reviewing and discussing with the Company’s independent auditors and management any major issues regarding accounting principles and financial-statement presentation;
   
reviewing, approving, and overseeing any transaction between the Company and any related person (as defined in Item 404 of Regulation S-K) on an ongoing basis;
   
informing the Company’s independent auditors of the Company’s significant relationships and transactions with related parties and reviewing and discussing with the Company’s independent auditors the auditors’ evaluation of the Company’s identification of, accounting for, and disclosure of its related-party relationships and transactions;
   
recommending to the Board that the audited financial statements be included in the Company’s annual report on Form 10-K and producing the Audit Committee report required to be included in the Company’s proxy statement;
   
setting the Company’s hiring policies for employees or former employees of the Company’s independent auditors that participated in any capacity in any Company audit;
   
establishing and overseeing procedures for the receipt, retention, and treatment of complaints received by the Company regarding accounting, internal accounting controls, or auditing matters;
   
monitoring the Company’s compliance with, investigating any alleged breach of, and enforcing the Company’s Code of Business Conduct and Ethics;
   
reviewing with the Company’s General Counsel and outside legal counsel any legal and regulatory matters that could impact the Company’s financial statements;
   
retaining and obtaining the advice and assistance of independent outside counsel and such other advisors as the Audit Committee deems necessary to fulfill its duties and responsibilities; and
   
reporting regularly to the Board on the Audit Committee’s discussion and actions, including any significant issues or concerns that arise at the Audit Committee meetings.

 

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Compensation Committee

 

Our Compensation Committee consists of                   (Chair) and                  . Our Board has determined that each member of our Compensation Committee is independent in accordance with the rules of the NYSE American and the Company’s independence guidelines. Our Compensation Committee carries out the responsibilities delegated by the Board relating to the review and determination of executive compensation. In addition to other matters, our Compensation Committee is or will be responsible for:

 

reviewing and approving annually the corporate goals and objectives applicable to the compensation of the chief executive officer (the “CEO”); evaluating the CEO’s performance in light of those goals and objectives; and determining and approving the CEO’s compensation level based on the Compensation Committee’s evaluation;
   
reviewing and approving the compensation of all of the Company’s other executive officers;
   
reviewing, making recommendations to the Board regarding, and administering the Company’s incentive-compensation plans and equity-based plans, including designating the recipients, amounts, and terms and conditions applicable to the awards to be granted under each plan;
   
reviewing and discussing with management the Company’s Compensation Discussion and Analysis (“CD&A”); recommending that the CD&A be included in the Company’s annual report on Form 10-K and proxy statement; and producing the Compensation Committee report on executive-officer compensation required to be included in the Company’s annual report on Form 10-K and proxy statement;
   
reviewing the Company’s incentive-compensation arrangements to assess whether they encourage excessive risk-taking and evaluating compensation policies and practices that could mitigate any such risk;
   
reviewing and discussing at least annually the relationship between compensation and risk-management policies and practices;
   
reviewing at least annually all director compensation and benefits for service on the Board and Board committees and recommending any changes to the Board as necessary;
   
selecting, retaining, and obtaining the advice of a compensation consultant, outside legal counsel, and any other advisors as deemed necessary by the Compensation Committee to assist with the Compensation Committee’s execution of its duties and responsibilities as set forth in its charter; and
   
reporting regularly to the Board regarding the Compensation Committee’s actions and making recommendations to the Board as appropriate.

 

Nominating and Corporate Governance Committee

 

Our Nominating and Corporate Governance Committee consists of                   (Chair) and                  . Our Board has determined that each member of our nominating and corporate governance committee is independent in accordance with the rules of the NYSE American. Our nominating and corporate governance committee functions to carry out the responsibilities delegated by the Board relating to the Company’s director-nominations process and the development and maintenance of the Company’s corporate-governance policies. Among other matters, the responsibilities of our nominating and corporate governance committee include:

 

identifying and screening individuals qualified to become members of the Board, consistent with Board-approved criteria;
   
making recommendations to the Board concerning the selection and approval of director-nominees to be submitted to a shareholder vote at the annual meeting of shareholders, subject to the Board’s approval;

 

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identifying and making recommendations to the Board regarding the selection and approval of candidates to fill any vacancy on the Board or any Board committee either by the shareholders’ election or the Board’s appointment;
   
developing and recommending to the Board for approval standards for determining whether a director has a relationship with the Company that would impair the director’s independence;
   
selecting, retaining, and obtaining the advice of a director-search firm, outside counsel, and any other advisors deemed necessary to assist with the nominating and corporate governance committee’s execution of its duties and responsibilities as set forth in its charter; and
   
reporting regularly to the Board regarding the nominating and corporate governance committee’s actions and making recommendations to the Board as appropriate.

 

Code of Ethics and Business Conduct

 

Upon the date of this prospectus, we will have adopted a code of ethics and business conduct applicable to our principal executive, financial, and accounting officers and all persons performing similar functions. Our code of conduct will be available on our principal corporate website at https://noteslive.vip. Information contained on our website or connected thereto does not constitute a part of, and is not incorporated by reference into, this prospectus or the registration statement of which it forms a part.

 

Limitations on Director and Officer Liability and Indemnification

 

Our Articles of Incorporation contain provisions that limit the liability of our directors for monetary damages to the fullest extent permitted by the CBCA. Consequently, our directors will not be personally liable to us or our shareholders for monetary damages for any breach of fiduciary duties as directors, except liability for:

 

any breach of the director’s duty of loyalty to us or our shareholders;
   
any act or omission not in good faith or that involves intentional misconduct or a knowing violation of law; or
   
any transaction from which the director derived an improper personal benefit.

 

Our Bylaws require us to indemnify our directors and officers to the fullest extent permitted by the CBCA. Subject to certain limitations and exceptions, our Bylaws require us to advance expenses actually and reasonably incurred by our directors and officers for the defense of any action for which indemnification is required or permitted.

 

We believe that these indemnification provisions in our Governance Documents and any indemnification agreements are necessary to attract and retain qualified directors and officers. We also maintain directors’ and officers’ liability insurance. The limitation of liability and indemnification provisions in our Governance Documents may discourage shareholders from bringing a lawsuit against our directors and officers for breaches of their fiduciary duties. They may also reduce the likelihood of derivative litigation against our directors and officers, even though an action, if successful, might benefit us and other shareholders. Further, a shareholder’s investment may be adversely affected to the extent that we pay the costs of settlement and damage awards against directors and officers as required by these indemnification provisions.

 

EXECUTIVE COMPENSATION

 

Notes Live is currently considered an “emerging growth company,” within the meaning of the Securities Act, for purposes of the SEC’s executive compensation disclosure rules. In accordance with such rules Notes Live is required to provide a Summary Compensation Table and an Outstanding Equity Awards at Fiscal Year End Table, as well limited narrative disclosures regarding executive compensation. Further, Notes Live’s reporting obligations extend only to its “named executive officers” (our “NEOs”), meaning its principal executive officer and Notes Live’s next two most highly compensated executive officers in respect of their service to Notes Live at the end of the last completed fiscal year. Accordingly, our NEOs are:

 

JW Roth, our Founder, Chief Executive Officer, and Chairman;

 

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Heather Atkinson, our Chief Financial Officer; and
   
Robert Mudd, our President and Chief Operating Officer.

 

Summary Compensation Table

 

The following table sets out the compensation for our NEOs for the years ended December 31, 2023 and December 31, 2022:

 

Name and Principal Position  Year   Salary
($)
   Bonus
($)
   Option Awards(1)
($)
   All Other
Compensation
($)(2)
   Total
($)
 
JW Roth  2023   $386,234   $6,609   $133,112   $49,660   $575,615 
Chief Executive Officer and Chairman  2022   $182,912   $5,239   $101,662   $25,900   $301,462 
                              
Heather Atkinson  2023   $217,594   $6,609   $33,893   $43,367   $293,962 
Chief Financial Officer, Secretary and Treasurer  2022   $129,994   $5,912   $26,029   $20,393   $182,328 
                              
Robert Mudd(3)  2023   $209,908   $6,742   $33,497   $30,213   $280,360 
President and Chief Operating Officer  2022   $198,356   $5,785   $25,633   $22,059   $251,834 

 

 

(1) Amounts do not reflect compensation actually received by the officer. Values in this this table tie to compensatory warrants that are exercisable at the option of the holder. The grant fair value number for the “options” is computed in accordance with FASB ASC Topic 718. The fair value assumptions used for purposes of the valuation is cited in Footnote 11-Warrants to the Notes Live 2023 financials.
   
(2) Each executive officer receives a car allowance from Notes Live, with Mr. Roth receiving $19,009 in 2023 and $12,395 in 2022; Ms. Atkinson receiving $12,715 in 2023 and $6,888 in 2022; and Mr. Mudd receiving $7,061 in 2023. Other benefits included in the “All Other Compensation” column include medical insurance benefits paid by the Company on behalf of these employees. In addition, for Mr. Roth and Ms. Atkinson, the “All Other Compensation” column for 2023 includes $7,500, which each of them received in their capacities as members of the Board of Directors, and fees payable for the attendance of board meetings in person.
   
(3) Mr. Mudd served as the President and COO of Notes Live from June 1, 2021 through December 31, 2022, and thereafter he continued in a non-NEO role as SVP of Real Estate and Development. He began serving as the President and COO again starting February 28, 2024.

 

Narrative to the Summary Compensation Table

 

Base Salaries

 

Notes Live uses base salaries to recognize the experience, skills, knowledge, and responsibilities required of all its employees, including our NEOs. Base salaries are reviewed annually and adjusted from time to time in an effort to realign salaries with market levels after taking into account individual responsibilities, performance, and experience. The base salary of Mr. Roth during 2023 was increased to $400,000 in accordance with the terms of the employment agreement described below; prior to entering into that agreement Mr. Roth’s base salary was $270,000.

 

Ms. Atkinson’s base salary as of December 31, 2023 was $200,000, having been increased from $180,000 on July 24, 2023. Mr. Mudd’s current base salary as of December 31, 2023 was $200,000, having been increased from $180,000 on July 24, 2023.

 

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Annual Bonus/Non-Equity Incentive Compensation

 

To date, Notes Live has not awarded its NEOs annual incentive compensation based on the satisfaction of individual and corporate performance objectives established by the Board of Directors. However, executive officers are eligible to receive discretionary cash bonuses as determined by the Board of Directors based on the financial performance of the company and each officer’s contributions to the company as a whole. The Board of Directors awarded each of Notes Live’s NEO’s a discretionary cash bonus in 2023 and 2022.

 

Equity-Based Incentive Awards

 

Equity-based awards give our executives and key employees a stake in Notes Live’s long-term performance and viability, thereby motivating them to be top performers. Equity-based awards enable Notes Live to attract key talent, encourage executive retention, establish an ownership culture, facilitate the achievement of the company’s goals, and align the interests of our executives and our shareholders.

 

Equity-based awards are given in the form of warrant compensation during the past two years. These warrants are based on the dollar equivalent of a cash bonus in the warrants full value and approved by the board of directors.

 

Retirement Plans

 

Notes Live established a defined contribution plan for all employees aged 21 and older who have completed six months of service for payrolls as of January 1, 2024. The Company makes a matching contribution of 100% on the first 5% contributed.

 

Employee Benefits

 

Notes Live’s NEOs are eligible to participate in employee benefit plans and programs, including medical and dental benefit plans.

 

Pension Benefits

 

Notes Live’s NEOs did not participate in, or earn any benefits under, any pension or retirement plan sponsored by the company during the year ended December 31, 2023.

 

Nonqualified Deferred Compensation

 

Notes Live’s NEOs did not participate in, or earn any benefits under, any non-qualified deferred compensation plan sponsored by the company during the year ended December 31, 2023.

 

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Outstanding Equity Awards as of December 31, 2023

 

The following table presents information regarding outstanding equity awards held by our NEOs as of December 31, 2023.

 

   Outstanding Equity Awards at
Fiscal Year End
    Stock Awards    
   Grant Date  Expiration Date  Number of
Securities
Underlying
Unexercised
Options
Exercisable
(#)(1)
   Number of
Securities
Underlying
Unexercised
Options
Unexercisable
(#)(1)
   Equity
Incentive Plan
Awards:
Number of
Securities
Underlying
Unexercised
Unearned
Options
(#)
   Option
Exercise
Price
($)(1)
 
JW Roth                           
Compensatory Warrants  10/11/2022  10/11/2027   250,000 (2)          $3.00 
Compensatory Warrants  4/19/2022  4/19/2029   125,000 (3)   375,000       $2.00 
Compensatory Warrants  4/5/2021  4/5/2026   33,333 (4)   33,333       $0.12 
                            
Heather Atkinson                           
Compensatory Warrants  10/11/2022  10/11/2027   150,000 (5)          $3.00 
Compensatory Warrants  4/11/2022  4/11/2029   31,250 (6)   93,750       $2.00 
Compensatory Warrants  4/5/2021  4/5/2026   8,333 (7)   8,333       $0.60 
Compensatory Warrants  5/27/2020  5/27/2025   33,335 (8)          $1.20 
                            
Robert Mudd                           
Compensatory Warrants  10/11/2022  10/11/2027   205,000 (9)          $3.00 
Compensatory Warrants  10/28/2021  10/28/2026   25,000 (10)   37,500       $0.12 
Compensatory Warrants  4/11/2022  4/11/2029   31,250 (11)   93,750       $2.00 
Compensatory Warrants  4/5/2021  4/5/2026   8,333 (12)   8,333       $0.60 

 

 

(1) Numbers in this table tie to compensatory warrants that are exercisable at the option of the holder. The grant fair value number for the “options” is to be computed in accordance with FASB ASC Topic 718. The fair value assumptions used for purposes of the valuation is cited in Footnote 11-Warrants to the 2023 financials.
   
(2) This warrant is exercisable in full and is scheduled to expire on October 11, 2027.
   
(3) This warrant vests ratably over a four-year term, with one-fourth of the warrant vesting on each annual anniversary from the date of issuance. This warrant is scheduled to expire on April 11, 2029.
   
(4) This warrant vests ratably over a four-year term, with the first vesting date having occurred on the first annual anniversary of its issuance date. This warrant is scheduled to expire on April 5, 2026.
   
(5) This warrant is exercisable in full and is scheduled to expire on October 11, 2027.
   
(6) This warrant vests ratably over a four-year term, with one-fourth of the warrant vesting on each annual anniversary from the date of issuance. This warrant is scheduled to expire on April 11, 2029.
   
(7) This warrant vests ratably over a four-year term, with the first vesting date having occurred on the first annual anniversary of its issuance date. This warrant is scheduled to expire on April 5, 2026.
   
(8) This warrant is exercisable in full and is scheduled to expire on May 27, 2025.
   
(9) This warrant is exercisable in full and is scheduled to expire on October 11, 2027.
   
(10) This warrant vests ratably over a five-year term, with one-fifth of the warrant vesting on each annual anniversary from the date of issuance. This warrant is scheduled to expire on October 28, 2026.
   
(11) This warrant vests ratably over a four-year term, with one-fourth of the warrant vesting on each annual anniversary from the date of issuance. This warrant is scheduled to expire on April 11, 2029.
   
(12) This warrant vests ratably over a four-year term, with one-fourth of the warrant vesting on each annual anniversary from the date of issuance. This warrant is scheduled to expire on April 5, 2026.

 

Employment Arrangements

 

The following discussion contains a summary of the terms of the employment agreements currently in effect for JW Roth. Neither Ms. Atkinson nor Mr. Mudd are parties to an employment agreement or any agreement that provides a contractual right to severance payments upon a termination or change of control, instead, each are an employee at will.

 

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Roth Employment Agreement

 

The Company entered into an employment agreement with Mr. Roth on June 6, 2023, which sets forth the terms and conditions of his employment (the “Roth Agreement”). Pursuant to the Roth Agreement, Mr. Roth serves as our Chief Executive Officer and is entitled to an annual base salary of $400,000, with such base salary to be increased annually by no less than 2.5%. The Roth Agreement is for a term through November 6, 2028 and automatically renews for successive one-year terms thereafter unless not renewed by either Notes Live or Mr. Roth upon not less than six months’ advance written notice to the other party.

 

In the event Notes Live terminates Mr. Roth’s employment without “Cause” or without “Good Reason” (each as defined in the Roth Agreement), he is entitled to receive the following payments and benefits, in addition to any accrued obligations: (a) a lump-sum payment, equal to one times the sum of (i) Mr. Roth’s then base salary and (ii) the bonus received in respect of performance during the year prior to the year of the termination date; (b) Notes Live’s reimbursement for the monthly premium paid to continue health-plan coverage for up to 18 months after the termination date or until otherwise specified in the Roth Agreement; and (c) all outstanding unvested stock options or other equity awards granted to Mr. Roth during the term of the Roth Agreement becoming fully vested and exercisable for the 12-month period after the termination date, irrespective of the terms of any equity incentive plan or award agreements (such benefits described in the preceding clauses (b) and (c), the “Other Termination Benefits”). In addition, if Mr. Roth’s employment is terminated by Mr. Roth for “Good Reason” or by Notes Live other than “For Cause” (other than on account of Mr. Roth’s death or total disability) within three months prior to, or two years following, a “Change in Control,” Mr. Roth is entitled to a lump-sum payment equal to two times the sum of his base salary and his bonus awarded during the year prior to the year of the transaction that constituted a Change of Control along with the Other Termination Benefits.

 

A “Change in Control” is defined to mean each of the following events: (i) Any “person” (as such term is used in Sections 13(d) and 14(d) of the Exchange Act) becomes the “beneficial owner” (as defined in Rule 13d-3 of the Exchange Act), directly or indirectly, of securities of Notes Live representing more than 50% of the total voting power represented by Notes Live’s then-outstanding voting securities; (ii) the sale or disposition by Notes Live of all or substantially all of its assets; (iii) the consummation of a merger or consolidation of Notes Live with or into any other entity, other than a merger or consolidation which would result in the voting securities of Notes Live outstanding immediately prior thereto continuing to represent (either by remaining outstanding or by being converted into voting securities of the surviving entity or its parent) more than 50% of the total voting power represented by the voting securities of Notes Live or such surviving entity or its parent outstanding immediately after such merger or consolidation; or (iv) individuals who are members of Notes Live Board (the “Incumbent Board”) cease for any reason to constitute at least a majority of the members of the Incumbent Board over a period of 12 months; provided, however, that if the appointment or election (or nomination for election) of any new board member was approved or recommended by a majority vote of the members of the Incumbent Board then still in office, such new member shall, for purposes of the Roth Agreement, be considered as a member of the Incumbent Board.

 

Director Compensation

 

Notes Live has provided cash compensation for attendance at Board meetings held in person and equity-based compensation to its directors. The following table sets forth information regarding the compensation our non-employee directors earned for service on our Board during the year ended December 31, 2023.

 

Name  Fees Earned or
Paid in Cash
($)
   Stock
Awards
($)
   Option
Awards
($)(1)
   All Other
Compensation
($)
   Total
($)
 
Mitchell Roth  $7,500   $   $33,019   $90,000 (4)  $130,519 
Steve Cominsky  $7,500   $   $121   $    $7,621 
Matt Craddock  $2,500   $   $   $    $2,500 
Chad Hennings  $5,000   $   $18,585   $55,000 (4)  $78,585 
Greg Arend(2)  $2,500   $   $   $10,518 (4)  $13,018 
Dave Lavigne(3)  $   $   $   $    $ 

 

 

(1) Amounts do not reflect compensation actually received by the director. Values in this this table tie to compensatory warrants that are exercisable at the option of the holder. The grant fair value number for the “options” is computed in accordance with FASB ASC Topic 718. The fair value assumptions used for purposes of the valuation is cited in Footnote 11-Warrants to the Notes Live 2023 financials.

 

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(2) Mr. Arend ceased serving on the Board in December 2023.
   
(3) Mr. Lavigne was appointed to the Board in December 2023.
   
(4) These amounts represent compensation received by certain directors for services rendered other than with respect to their services on the board of directors. Mr. Hennings has been a service provider to Notes Live since January 23, 2023, serving as a spokesperson and business-development promoter for the Company and earning $60,000 in cash annually (pro rated for any partial year) for his services, along with 50,000 warrant shares granted at a $3.00 exercise price per warrant. Mr. Mitchell Roth provides corporate financial writing assistance and other investor relations duties and is compensated by Notes Live at $90,000 annually for these services. Notes Live contracted in 2023 with SOAR Partners to consult on real estate and entitlement projects within the state of Oklahoma. Mr. Arend, Notes Live’s director from March 20, 2023 until December 12, 2023, serves as the founder and CEO of SOAR Partners.

 

Narrative Disclosure to Director Compensation Table

 

During 2023 Notes Live paid each director a fee of $2,500 for each meeting of the board of directors that a director attended in-person and on-site. Otherwise, Notes Live does have a formal compensation program for its directors.

 

From time to time Notes Live has awarded its directors compensatory warrants as a means to attempt to further align the interests of its directors with the company and its shareholders. To date, these compensatory warrants have not been awarded on a set schedule or defined interval, however, typically a warrant has been granted on an annual basis (in each case subject to vesting conditions) although no compensatory warrants were granted during the 2023 fiscal year to any director in consideration for serving on the board of directors.

 

Formal Equity Incentive Plans

 

In October 2023, Notes Live’s Board adopted, and then its shareholders approved, the Notes Live, Inc. 2023 Omnibus Incentive Compensation Plan (the “Incentive Compensation Plan”). The purpose of the Incentive Compensation Plan is to advance the interests of our shareholders by enabling us to attract and retain the types of individuals who will contribute to our long-range success, provide incentives that align the interests of such individuals with those of our shareholders and promote the success of our business. The Incentive Compensation Plan is designed to provide us with flexibility to select from among various equity-based and performance compensation methods, and to be able to address changing accounting and tax rules and corporate governance practices by optimally utilizing performance-based compensation.

 

The Incentive Compensation Plan permits awards of incentive stock options, non-qualified stock options, stock appreciation rights, restricted stock, restricted stock units and performance awards. Awards and grants under the Plan are referred to as “Awards.” Those eligible for Awards under the Plan are referred to as “Participants.” Participants include any employee, consultant or director who is designated by the Board or a committee of the Board to receive one or more Awards under the Plan. A total of 1.0 million shares of our Class C Common Stock are reserved for issuance of Awards under the Incentive Compensation Plan.

 

As of December 31, 2023, and as of the date of this filing, no awards have been granted under the Incentive Compensation Plan.

 

Rule 10b5-1 Sales Plans

 

Notes Live’s directors and executive officers may adopt written plans, known as Rule 10b5-1 plans, in which they will contract with a broker to buy or sell shares of our common stock on a periodic basis. Under a Rule 10b5-1 plan, a broker executes trades pursuant to parameters established by the director or executive officer when entering into the plan, without further direction from the director or officer. An insider that adopts a Rule 10b5-1 plan in good faith while not in the possession of material nonpublic information will be protected by the affirmative defense to insider trading liability under Rule 10b5-1 when pre-planned trades are carried out by a broker in accordance with the plan, even if the insider later becomes aware of material nonpublic information. The director or executive officer may amend a Rule 10b5-1 plan in some circumstances and may terminate a Rule 10b5-1 plan at any time. Our directors and executive officers also may buy or sell additional shares outside of a Rule 10b5-1 plan when they are not in possession of material nonpublic information subject to compliance with the terms of our insider trading policy and any applicable 10b5-1 guidelines.

 

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PRINCIPAL SHAREHOLDERS

 

The following table sets forth information known to us regarding beneficial ownership of shares of Notes Live’s Class D Common Stock as of August 1, 2024 by:

 

each person known by us to be the beneficial owner of more than 5% of our outstanding Common Stock;

 

each of our executive officers and directors; and

 

all of our executive officers and directors as a group.

 

Although Notes Live’s Class A Common Stock and Class C Common Stock also have voting rights, no shares of Class A Common Stock or Class C Common Stock are issued and outstanding, as all such shares were converted on a 1-to-1 basis into shares of Class D Common Stock in March 2024. Because none of the individuals listed in the table below own any shares of Class A Common Stock or Class C Common Stock, we have excluded our Class A Common Stock and our Class C Common Stock from the table below.

 

Beneficial ownership is determined according to the rules of the SEC, which generally provide that a person has beneficial ownership of a security if he, she, or it possesses sole or shared voting or investment power over that security, including options and warrants that are currently exercisable or exercisable within 60 days. In computing the number of shares beneficially owned by a person or entity and the percentage ownership of that person or entity in the table below, all shares subject to options and warrants were deemed outstanding if such securities are currently exercisable or would vest based on service-based vesting conditions within 60 days of August 1, 2024. These shares were not deemed outstanding, however, for the purpose of computing the percentage ownership of any other person or entity.

 

The beneficial ownership of each class or series of our voting capital stock below is based on the Company having, as of August 1, 2024, the following shares of stock issued and outstanding: (i) 0 shares of Class A Common Stock; (ii) 0 shares of Class C Common Stock; and (iii) 35,610,648 shares of Class D Common Stock. In general, each share of Class A Common Stock entitles its holder to 250 votes, while each share of Class C Common Stock and each share of Class D Common Stock entitles its holder to one vote per share held.

 

Notes Live also has outstanding 383,656 shares of Class B Non-Voting Common Stock. However, those shares do not entitle the holders to any voting rights, and, by their terms, are not convertible at the volition of the holder to shares of voting Common Stock. Moreover, no officer, director, or 5% or greater beneficial holder of Notes Live holds any shares of Class B Non-Voting Common Stock.

 

Unless otherwise indicated, we believe that each person named in the table below has sole voting and investment power with respect to all shares beneficially owned by such person.

 

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Unless otherwise noted, the address of all of the listed shareholders is 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920.

 

   Class D Voting
Common Stock
 
Name and Address of Beneficial Owners  Number of
Shares
   Percent of
Class
 
Directors and NEOs:          
JW Roth(1)   11,586,721    33.0%
Robert Mudd(2)   656,874    1.9%
Heather Atkinson(3)   471,026    1.3%
Mitchell Roth(4)   602,896    1.7%
Steve Cominsky(5)   72,143    * 
Matthew Craddock   75,000    * 
Chad Hennings(6)   12,500    * 
Dave Lavigne(7)   182,730    * 
           
All Directors and Executive Officers as a Group (8 individuals)(8)   13,659,888    39.0%

 

 

* Less than 1%

 

(1) Includes 1,216,666 warrants that are vested or will be vested within 60 days. Additionally, includes 1,022,665 shares held by KMR Living Trust dated November 19, 2012, for which JW Roth is a trustee. Also, includes 25,000 shares held by Mr. Roth’s daughter for whom Mr. Roth is a guardian.

 

(2) Includes 404,999 warrants that are vested or will be vested within 60 days. Additionally, includes 12,500 shares held by a trust for Mr. Mudd’s special needs minor children.

 

(3) Includes 325,001 warrants that are vested or will be vested within 60 days.

 

(4) Includes 252,916 warrants that are vested or will be vested within 60 days.

 

(5) Includes 5,833 warrants that are vested or will be vested within 60 days.

 

(6) Consists of 12,500 warrants that are vested or will be vested within 60 days.

 

(7) Includes 7,240 shares owned directly by Mr. Lavigne’s spouse that Mr. Lavigne may be deemed to have indirect beneficial ownership of.

 

(8) Includes 1,001,249 warrants that are vested or will be vested within 60 days.

 

CERTAIN RELATIONSHIPS AND RELATED-PARTY TRANSACTIONS

 

In addition to the compensation arrangements with directors and executive officers described under “Executive Compensation,” the following is a description of each transaction since January 1, 2023 and each currently proposed transaction in which:

 

the Company has been or is to be a participant;

 

the amount involved exceeds or will exceed $120,000; and

 

any of the Company’s directors, executive officers, or beneficial holders of more than 5% of the Company’s capital stock, or any immediate family member of, or person sharing the household with, any of these individuals (other than tenants or employees), had or will have a direct or indirect material interest.

 

We believe the terms obtained or consideration that we paid or received, as applicable, in connection with the transactions described below were comparable to terms available or the amounts that we would pay or receive, as applicable, in arm’s-length transactions.

 

Leases

 

Notes Live leases properties from a majority-owned subsidiary, Hospitality Income & Asset, LLC (“HIA”), which owns the land and buildings used by (and leased to) Bourbon Brothers Smokehouse and Tavern CS, LLC to operate Notes Live’s Colorado Springs Bourbon Brothers and Boot Barn Hall (Bourbon Brother Presents) venues. JW Roth owns less than 1% of HIA’s total ownership. In regard to the BBST CO and BBP CO leases, JW Roth, the Chairman, CEO, and founder of Notes Live, is also the founder and manager of HIA. Ms. Atkinson, the CFO and Secretary and a director of Notes Live, is also the Treasurer of HIA. The amounts paid by Notes Live to HIA for related-party rent transactions totaled $531,201 in 2023 and $214,598 during the three months ended March 31, 2024.

 

13141 Notes, LLC (“13141 Notes”) is the restaurant operating entity that manages the Notes Eatery in Colorado Springs. 13141 Notes leases its property from 13141 BP, LLC (“13141 BP”) (which in June 2024 became a wholly owned subsidiary of Notes Live). JW Roth is the founder and manager of 13141 BP. The amounts paid by Notes Live to 13141 BP under the lease totaled $218,748 in 2023.

 

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Roth Industries

 

Notes Live owns 550,000 preferred units or 2.0% of Roth Industries, LLC. JW Roth is also the founder and Chairman of Roth Industries, LLC and holds an approximate 20% membership interest in Roth Industries, LLC. Mitchell Roth, a director of Notes Live, is also the CEO and President of Roth Industries, LLC and holds an approximate 10% membership interest in Roth Industries, LLC. Heather Atkinson is also the Treasurer and a director of Roth Industries, LLC. Additionally, Robert Mudd, Notes Live’s President and Chief Operating Officer, and Steve Cominsky, a director of Notes Live, are also members of Roth Industries. Ms. Atkinson, Mr. Mudd, and Mr. Cominsky each own less than a 1% membership interest in Roth Industries, LLC.

 

Roth Industries, LLC is the parent company to Roth Premium Foods, LLC (“Roth Premium”), which is the counterparty to the Bourbon Brothers licensing agreement. Under that licensing agreement, Notes Live, the exclusive owner and title holder of the Bourbon Brothers brand, granted a license to Roth Premium to use the brand for grocery products in exchange for Roth Premium’s payment of a royalty. Notes Live shares the advertising expenses for the Bourbon Brothers brand with Roth Industries. Notes Live received funds totaling $132,500 from Roth Industries, LLC during the year ended December 31, 2023 and $30,000 for the three months ended March 31, 2024 for Roth’s licensing use of the Bourbon Brothers brand in grocery products since Notes Live holds the exclusive license to use the brand.

 

Interests in GA HIA, LLC and its Lease

 

Robert Mudd, the Company’s President and Chief Operating Officer is a member of GA HIA, LLC (“GA HIA”), and JW Roth and Robert Mudd are GA HIA’s co-managers. GA HIA is a real estate holding company that owns approximately 65% of the land and buildings on which the Company’s Bourbon Brothers Presents and Bourbon Brothers Smokehouse & Tavern venues in Georgia operate and is the landlord for those properties. GA HIA leases the property on which BBST GA operates the Bourbon Brothers Presents and Bourbon Brothers Smokehouse & Tavern venues in Georgia operate. For the first five years of the lease, BBST GA and BBP GA must pay GA HIA an annual base rent of $641,410 and $191,590, respectively. Every five years of the lease, the rent increases by 10%. Mr. Craddock, a director of Notes Live, indirectly through an entity he owns and controls and a trust, holds a 35% ownership interest in the real property upon which the Bourbon Brothers Presents and Bourbon Brothers Smokehouse & Tavern venues in Georgia operate. Pursuant to the agreements by which Mr. Craddock acquired his indirect ownership interests in the real property, he has an aggregate 35% interest in all rents, monies and rights owed to or possessed by GA HIA pursuant to the lease agreement between GA HIA and Bourbon Brothers Smokehouse and Tavern GA, LLC.

 

Interests in the Appraised Value of The Sunset McKinney

 

Chad Hennings is a director of the Company. Mr. Hennings is a member of Rubicon Representation, LLC (“Rubicon”). In January 2023, Notes Live engaged Rubicon to serve as its exclusive agent to find, negotiate, and acquire suitable land sites in the State of Texas. Upon Notes Live’s closing on the real property upon which The Sunset McKinney will be constructed, Notes Live has agreed to pay to Hennings Family Assets, LP (in which Mr. Hennings has a 49% interest), a fee equal to 1.5% of the appraised value of that property.

 

Guarantees

 

Notes Live and JW Roth guarantee Notes Live’s and its subsidiaries’ debt. In exchange for JW Roth personally guaranteeing $12,082,010 principal amount of Notes Live’s bank debt and promissory notes, Notes Live pays JW Roth a personal guarantee fee of 1% of the loan value per year. In 2023 and the three months ended March 31, 2024, these payments totaled $109,794 and $24,219, respectively.

 

Policies for Approval of Related-Party Transactions

 

Notes Live does not have a written policy regarding the review and approval of related-party transactions. Nevertheless, with respect to such transactions, it has been the practice of the Notes Live Board to consider the nature of and business reasons for such transactions, how the terms of such transactions compared to those which might be obtained from unaffiliated third parties, and whether such transactions were otherwise fair to and in the best interests of, or not contrary to, Notes Live’s best interests.

 

DESCRIPTION OF CAPITAL STOCK

 

The following summary describes the material terms of our capital stock and provisions of our Articles of Incorporation and Bylaws, as amended and currently in effect prior to the completion of this offering. This summary does not purport to be complete and is qualified in its entirety by reference to all of the provisions of our Articles of Incorporation and Bylaws, which are filed as exhibits to the registration statement of which this prospectus is a part.

 

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Authorized Capital Stock

 

Under our Articles of Incorporation, the Company is authorized to issue up to 150,000,000 shares of stock, of which (i) 5,000,000 shares are denominated Class A Common Stock; (ii) 30,000,000 shares are denominated Class B Non-Voting Common Stock; (iii) 50,000,000 shares are denominated Class C Common Stock; (iv) 60,000,000 shares are denominated Class D Common Stock; and (v) 5,000,000 shares are denominated Preferred Stock.

 

As of August 1, 2024, the Company had the following shares of capital stock issued and outstanding: (i) 0 shares of Class A Common Stock; (ii) 383,656 shares of Class B Non-Voting Common Stock held by seven shareholders; (iii) 0 shares of Class C Common Stock; (iv) 35,610,648 shares of Class D Common Stock held by 471 shareholders; and (v) 0 shares of Preferred Stock.

 

Voting Rights

 

Each holder of our Class A Common Stock is entitled to 250 votes per share held. Each holder of our Class C Common Stock and of our Class D Common Stock is entitled to one vote per share held. Except as required by law, holders of our Class B Non-Voting Common Stock have no voting power with respect to their shares held and are not entitled to vote on matters submitted to shareholders. Holders of Preferred Stock would have the voting rights established by Notes Live’s Board in accordance with the CBCA.

 

Dividend Policy

 

We do not currently intend to pay dividends on our Common Stock. The declaration, amount, and payment of any future dividends on shares of our Common Stock, if any, will be at the sole discretion of our Board, which may take into account general and economic conditions, our financial condition and results of operations. our available cash and current and anticipated cash needs, capital requirements, contractual, legal, tax and regulatory restrictions, the implications of the payment of dividends by us to our shareholders or by our subsidiaries to us, and any other factors that our Board may deem relevant.

 

No Preemptive Rights

 

Holders of our capital stock are not entitled to preemptive rights. Our Common Stock is not subject to any redemption or sinking-fund provisions. All outstanding shares of our Class D Common Stock are fully paid and non-assessable.

 

Anti-Takeover Effects of Provisions of Our Governance Documents

 

Certain provisions of our Governance Documents could have the effect of delaying, deferring, or discouraging another party from acquiring control of us. These provisions, which are summarized below, are expected to discourage certain types of coercive takeover practices and inadequate takeover bids. As a consequence, these provisions might also inhibit temporary fluctuations in the market price of our Class D Common Stock that often result from actual or rumored hostile takeover attempts. These provisions are also designed in part to encourage anyone seeking to acquire control of us to first negotiate with our Board, and they might also have the effect of preventing changes in our Board or management. It is possible that these provisions could make it more difficult to accomplish transactions that shareholders might otherwise deem to be in their best interests. However, we believe that the advantages gained by protecting our ability to negotiate with any unsolicited and potentially unfriendly acquirer outweigh the disadvantages of discouraging such proposals, including those priced above the then-current market value of our Class D Common Stock, because, among other reasons, the negotiation of such proposals could improve their terms. Provisions in our Governance Documents that may delay, defer, or discourage takeover attempts are described below.

 

Director Vacancies

 

Our Bylaws authorize the Board to fix from time to time the number of directors constituting our Board, provided that we must always have at least one director pursuant to our Articles of Incorporation. Furthermore, our Bylaws authorize the Board to fill director vacancies or newly created directorships. These provisions provide the Board with flexibility and control in determining the size and composition of the Board, which may deter a takeover attempt by challenging an acquirer’s ability to gain control of the Company and diluting any of the acquirer’s influence over the Company.

 

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Special Meetings of Shareholders

 

Our Bylaws provide that special meetings of our shareholders may only be called by the Board or by shareholders entitled to cast at least 25% of the votes at the meeting. The only business that may be conducted at a special meeting is the business covered by the matter or matters set forth in the notice of the special meeting, which must state the general nature of the business to be transacted.

 

Advance Notice Requirements

 

Our Bylaws establish advance notice requirements that shareholders must meet to make any nominations for election to our Board or to submit other business to be acted upon at shareholder meetings. To be timely for purposes of an annual meeting of shareholders, a shareholder’s notice must be received by the Company’s secretary at the Company’s principal executive offices (i) not later than the close of business on the 90th day nor earlier than the close of business on the 120th day prior to the anniversary date of the immediately preceding annual meeting of shareholders (if such meeting is to be held on a day which is not more than 30 days in advance of the anniversary of the previous year’s annual meeting or not later than 70 days after the anniversary of the previous year’s annual meeting), or (y) with respect to any other annual meeting of shareholders, including in the event that no annual meeting was held in the previous year, not earlier than the close of business on the 120th day prior to the annual meeting and not later than the close of business on the later of: (1) the 90th day prior to the annual meeting and (2) the tenth day following the date on which the Company first publicly announces the meeting date. To be timely for purposes of a special meeting of shareholders, a shareholder’s notice must be received not later than the close of business on the 90th day nor earlier than the close of business on the 120th day prior to the special meeting or the tenth day following the Company’s public announcement of the meeting date. Our Bylaws also specify certain requirements as to the form and content of shareholder meetings. These provisions may preclude our shareholders from bringing matters or making nominations for directors at our shareholder meetings.

 

Limitations on Liability and Indemnification of Officers and Directors

 

For a discussion of liability and indemnification, see the section entitled “Management—Limitations on Director and Officer Liability and Indemnification.”

 

shares eligible for future sale

 

Prior to this offering, there has been no public market for our Class D Common Stock. Future sales of our Class D Common Stock in the public market or the availability of such shares for sale in the public market could adversely affect market prices prevailing from time to time. As described below, only a limited number of shares of our Class D Common Stock will be available for sale in the public market due to contractual and legal restrictions on resale. Nevertheless, sales of our Class D Common Stock in the public market after such restrictions lapse or the perception that such sales may occur could adversely affect the prevailing market price at such time and our ability to raise equity capital in the future. Although we have applied to list our Class D Common Stock on the NYSE American, we cannot assure you that there will be an active market for our Class D Common Stock.

 

Based on the number of shares of our Class D Common Stock outstanding as of date of this prospectus, upon the closing of this offering, [●] shares of our Class D Common Stock will be outstanding.

 

Of the shares of Class D Common Stock to be outstanding immediately after the completion of this offering, we expect that all of the shares to be sold in this offering will be freely tradable without restriction under the Securities Act unless purchased by our “affiliates,” as that term is defined in Rule 144 under the Securities Act. All remaining shares of our Class D Common Stock held by existing shareholders immediately prior to the closing of this offering will be “restricted securities” as that term is defined in Rule 144. These restricted securities will be subject to a lock-up period under the lock-up agreements described below and may be offered and sold to the public only if registered under the Securities Act or if an exemption from registration is available, including the exemptions provided by Rule 144 or Rule 701 under the Securities Act, summarized below.

 

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Lock-Up and Leak-Out Agreements

 

Our officers and directors and certain other shareholders that hold an aggregate of [●] shares of Class D Common Stock have entered into Leak-Out Agreements with the Company, which restrict their ability to sell more than 10% annually over a three-year period; however, these leak-out restrictions terminate if the closing sales price of the Company’s common stock is at or above $25 for ten consecutive trading days.

 

See “Underwriting – Lock-Up and Leak-Out Agreements” on page 105 of this prospectus.

 

Following the lock-up periods set forth in the agreements described above, and assuming that no parties are released from these agreements and that there is no extension of the lock-up period, shares of our Class D Common Stock will be eligible for sale in the public market in compliance with Rule 144 or another exemption under the Securities Act or pursuant to the registration statement of which this prospectus forms a part.

 

Rule 144

 

Affiliate Resales of Restricted Securities

 

Affiliates of ours must generally comply with Rule 144 if they wish to sell any shares of our Class D Common Stock in the public market, whether or not those shares are “restricted securities.” “Restricted securities” are any securities acquired from us or one of our affiliates in a transaction not involving a public offering. All shares of our Class D Common Stock issued prior to the closing of this offering made hereby, are considered to be restricted securities. The shares of our Class D Common Stock sold in this offering are not considered to be restricted securities.

 

Persons who have beneficially owned restricted shares of our Class D Common Stock for at least six months, but who are our affiliates at the time of, or any time during the 90 days preceding, a sale, would be entitled to sell within any three-month period only a number of securities that does not exceed the greater of either of the following:

 

  1% of the number of shares of our Class D Common Stock then outstanding, which will equal approximately                 shares immediately after the closing of this offering based on the number of shares of Class D Common Stock outstanding as of the date of this prospectus and assuming no exercise of the underwriters’ option to purchase additional shares of our Class D Common Stock; or
     
  the average weekly trading volume of our Class D Common Stock on the NYSE American stock exchange during the four calendar weeks preceding the filing of a notice on Form 144 with respect to the sale;

 

provided, in each case, that we have been subject to the Exchange Act periodic reporting requirements for at least 90 days before the sale. Such sales both by affiliates and by non-affiliates must also comply with the manner of sale, current public information and notice provisions of Rule 144.

 

Non-Affiliate Resales of Restricted Securities

 

Any person or entity who is not an affiliate of ours and who has not been an affiliate of ours at any time during the three months preceding a sale is only required to comply with Rule 144 in connection with sales of restricted shares of our Class D Common Stock. Subject to the lock-up and leak-out agreements described below, those persons may sell shares of our Class D Common Stock that they have beneficially owned for at least one year without any restrictions under Rule 144 immediately following the effective date of the registration statement of which this prospectus is a part.

 

Further, beginning 90 days after the effective date of the registration statement of which this prospectus is a part, a person who is not an affiliate of ours at the time such person sells shares of our Class D Common Stock, and has not been an affiliate of ours at any time during the three months preceding such sale, and who has beneficially owned such shares of our Class D Common Stock for at least six months but less than a year, is entitled to sell such shares so long as there is adequate current public information, as defined in Rule 144, available about us.

 

Resales of restricted shares of our Class D Common Stock by non-affiliates are not subject to the manner of sale, volume limitation or notice filing provisions of Rule 144.

 

Rule 701

 

Under Rule 701, a shareholder who purchased shares of our Class D Common Stock pursuant to a written compensatory plan or contract and who is not deemed to have been an affiliate of ours during the immediately preceding 90 days is generally permitted to sell its shares of Class D Common Stock in reliance on Rule 144, but without being required to comply with the public information, holding period, volume limitation, or notice provisions of Rule 144.

 

Rule 701 also permits affiliates of ours to sell their Rule 701 shares under Rule 144 without complying with the holding period requirements of Rule 144. All holders of Rule 701 shares, however, are required to wait until 90 days after the date of this prospectus before selling such shares pursuant to Rule 701 and until expiration of the lock-up period described below.

 

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MATERIAL u.s. federal income tax considerations TO NON-U.S. HOLDERS

 

The following discussion is a summary of the material U.S. federal income tax considerations applicable to non-U.S. holders (as defined below) with respect to their ownership and disposition of shares of our Class D Common Stock issued pursuant to this offering. For purposes of this discussion, a non-U.S. holder means a beneficial owner of our Class D Common Stock that is for U.S. federal income tax purposes:

 

a non-resident alien individual;

 

a foreign corporation or any other foreign organization taxable as a corporation for U.S. federal income tax purposes; or

 

a foreign estate or trust, the income of which is not subject to U.S. federal income tax on a net income basis.

 

This discussion does not address the tax treatment of partnerships or other entities that are pass-through entities for U.S. federal income tax purposes or persons that hold their common stock through partnerships or other pass-through entities. A partner in a partnership or other pass-through entity that will hold our Class D Common Stock should consult his, her or its tax advisor regarding the tax consequences of holding and disposing of our Class D Common Stock through a partnership or other pass-through entity, as applicable.

 

This discussion is based on current provisions of the U.S. Internal Revenue Code of 1986, as amended (the “Code”), existing and proposed U.S. Treasury Regulations promulgated thereunder, current administrative rulings and judicial decisions, all as in effect as of the date of this prospectus and, all of which are subject to change or to differing interpretation, possibly with retroactive effect. Any such change or differing interpretation could alter the tax consequences to non-U.S. holders described in this prospectus. There can be no assurance that the Internal Revenue Service (the “IRS”) will not challenge one or more of the tax consequences described herein. We assume in this discussion that a non-U.S. holder holds shares of our Class D Common Stock as a capital asset within the meaning of Section 1221 of the Code, generally property held for investment.

 

This discussion does not address all aspects of U.S. federal income taxation that may be relevant to a particular non-U.S. holder in light of that non-U.S. holder’s individual circumstances including the alternative minimum tax, or the Medicare tax on net investment income, the rules regarding qualified small business stock within the meaning of Section 1202 of the Code and any election to apply Section 1400Z-2 of the Code to gains recognized with respect to shares of our Class D Common Stock. This discussion also does not address any U.S. state, local or non-U.S. taxes or any other aspect of any U.S. federal tax other than the income tax. This discussion also does not consider any specific facts or circumstances that may apply to a non-U.S. holder and does not address the special tax rules applicable to particular non-U.S. holders, such as:

 

insurance companies;

 

tax-exempt or governmental organizations;

 

financial institutions;

 

brokers or dealers in securities;

 

regulated investment companies;

 

pension plans;

 

“controlled foreign corporations,” “passive foreign investment companies,” and corporations that accumulate earnings to avoid U.S. federal income tax;

 

“qualified foreign pension funds,” or entities wholly owned by a “qualified foreign pension fund;”

 

partnerships or other entities or arrangements treated as partnerships for U.S. federal income tax purposes (and partners and investors therein);

 

persons deemed to sell our Class D Common Stock under the constructive sale provisions of the Code;

 

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persons that hold our Class D Common Stock as part of a straddle, hedge, conversion transaction, synthetic security, or other integrated investment;

 

persons who have elected to mark securities to market;

 

persons who have a functional currency other than the U.S. dollar;

 

persons who hold or receive our Class D Common Stock pursuant to the exercise of any employee stock option or otherwise as compensation;

 

certain U.S. expatriates; and

 

persons subject to special tax accounting rules as a result of any item of gross income with respect to the common stock being taken into account in an applicable financial statement under Section 451(b) of the Code.

 

This discussion is for general information only and is not tax advice. Accordingly, all prospective non-U.S. holders of our Class D Common Stock should consult their tax advisors with respect to the U.S. federal, state, local and non-U.S. tax consequences of the purchase, ownership, and disposition of our Class D Common Stock.

 

Distributions on Our Class D Common Stock

 

As discussed under “Dividend Policy” above, we do not currently expect to make distributions on our Class D Common Stock. In the event that we do make distributions of cash or other property on our Class D Common Stock, those distributions will constitute dividends for U.S. federal income tax purposes to the extent paid from our current or accumulated earnings and profits, as determined under U.S. federal income tax principles. To the extent those distributions exceed our current and accumulated earnings and profits, they will constitute a return of capital, which will first reduce a Non-U.S. Holder’s basis in our Class D Common Stock, but not below zero, and then will be treated as gain from the sale of our Class D Common Stock, as described below under “Gain on Sale or Other Taxable Disposition of Our Common Stock.” Any such distributions will also be subject to the discussions below under the sections titled “Informational Reporting and Backup Withholding” and “Additional Withholding and Information Reporting Requirements—FATCA.”

 

Dividends paid to a Non-U.S. Holder generally will be subject to withholding tax at a 30% rate or a reduced rate specified by an applicable income tax treaty. In order to obtain a reduced rate of withholding (subject to the discussion below), a Non-U.S. Holder will be required to provide a properly executed applicable IRS Form W-8BEN or W-8BEN-E (or other applicable or successor form) certifying the Non-U.S. Holder’s entitlement to benefits under a treaty.

 

If dividends paid to a Non-U.S. Holder are effectively connected with the Non-U.S. Holder’s conduct of a trade or business in the United States (and, if required by an applicable income tax treaty, are attributable to a permanent establishment or fixed base maintained by the Non-U.S. Holder in the United States), the Non-U.S. Holder will generally be taxed on the dividends on a net income basis at regular rates applicable to a U.S. person. In this case, the Non-U.S. Holder will be exempt from the withholding tax discussed in the preceding paragraph, although the Non-U.S. Holder will be required to provide a properly executed IRS Form W-8ECI in order to claim an exemption from withholding. Non-U.S. Holders should consult their tax advisors with respect to other U.S. tax consequences of the ownership and disposition of our Class D Common Stock, including the possible imposition of a branch profits tax at a rate of 30% (or a lower treaty rate) for corporations.

 

Gain on Sale or Other Taxable Disposition of Our Class D Common Stock

 

A Non-U.S. Holder will not be subject to U.S. federal income tax on any gain realized upon the sale or other taxable disposition of our Class D Common Stock unless:

 

the gain is effectively connected with the Non-U.S. Holder’s conduct of a trade or business within the United States (and, if required by an applicable income tax treaty, the Non-U.S. Holder maintains a permanent establishment in the United States to which such gain is attributable);

 

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the Non-U.S. Holder is a nonresident alien individual present in the United States for 183 days or more during the taxable year of the disposition and certain other requirements are met; or

 

our Class D Common Stock constitutes a U.S. real property interest by reason of our status as a U.S. real property holding corporation (a “USRPHC”) for U.S. federal income tax purposes.

 

Gain described in the first bullet point above generally will be subject to U.S. federal income tax on a net income basis at the regular rates. A Non-U.S. Holder that is a corporation also may be subject to a branch profits tax at a rate of 30% (or such lower rate specified by an applicable income tax treaty) on such effectively connected gain, as adjusted for certain items.

 

Gain described in the second bullet point above will be subject to U.S. federal income tax at a rate of 30% (or such lower rate specified by an applicable income tax treaty), which may be offset by U.S. source capital losses of the Non-U.S. Holder (even though the individual is not considered a resident of the United States), provided the Non-U.S. Holder has timely filed U.S. federal income tax returns with respect to such losses.

 

With respect to the third bullet point above, we believe we currently are not, and do not anticipate becoming, a USRPHC. Because the determination of whether we are a USRPHC depends, however, on the fair market value of our U.S. real property interests relative to the fair market value of our non-U.S. real property interests and our other business assets, there can be no assurance we currently are not a USRPHC or will not become a USRPHC in the future. Even if we were to become a USRPHC, gain arising from the sale or other taxable disposition by a Non-U.S. Holder of our Class D Common Stock will not be subject to U.S. federal income tax if our Class D Common Stock is “regularly traded,” as defined by applicable Treasury Regulations, on an established securities market, and such Non-U.S. Holder owned, actually and constructively, 5% or less of our Class D Common Stock throughout the shorter of the five-year period ending on the date of the sale or other taxable disposition or the Non-U.S. Holder’s holding period.

 

Non-U.S. Holders should consult their tax advisors regarding potentially applicable income tax treaties that may provide for different rules.

 

Informational Reporting and Backup Withholding

 

Payments of dividends on our Class D Common Stock will not be subject to backup withholding, provided the applicable withholding agent does not have actual knowledge or reason to know the holder is a U.S. person and the holder either certifies its non-U.S. status, such as by furnishing a valid IRS Form W-8BEN, W-8BEN-E or W-8ECI, or otherwise establishes an exemption. However, information returns are required to be filed with the IRS in connection with any dividends on our Class D Common Stock paid to the Non-U.S. Holder, regardless of whether any tax was actually withheld. In addition, proceeds of the sale or other taxable disposition of our Class D Common Stock within the United States or conducted through certain U.S.-related brokers generally will not be subject to backup withholding or information reporting, if the applicable withholding agent receives the certification described above and does not have actual knowledge or reason to know that such holder is a U.S. person, or the holder otherwise establishes an exemption. Proceeds of a disposition of our Class D Common Stock conducted through a non-U.S. office of a non-U.S. broker generally will not be subject to backup withholding or information reporting.

 

Copies of information returns that are filed with the IRS may also be made available under the provisions of an applicable treaty or agreement to the tax authorities of the country in which the Non-U.S. Holder resides or is established.

 

Backup withholding is not an additional tax. Any amounts withheld under the backup withholding rules may be allowed as a refund or a credit against a Non-U.S. Holder’s U.S. federal income tax liability, provided the required information is timely furnished to the IRS.

 

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Additional Withholding and Information Reporting Requirements—FATCA

 

Provisions of the Code commonly referred to as the Foreign Account Tax Compliance Act, or FATCA, generally impose a U.S. federal withholding tax at a rate of 30% on payments of dividends on our Class D Common Stock paid to a foreign entity unless: (i) if the foreign entity is a “foreign financial institution,” such foreign entity undertakes certain due diligence, reporting, withholding, and certification obligations; (ii) if the foreign entity is not a “foreign financial institution,” such foreign entity identifies certain of its U.S. investors, if any; or (iii) the foreign entity is otherwise exempt under FATCA. Under applicable U.S. Treasury regulations, withholding under FATCA currently applies to payments of dividends on our Class D Common Stock. Currently proposed U.S. Treasury Regulations provide that FATCA withholding does not apply to gross proceeds from the disposition of property of a type that can produce U.S. source dividends or interest; however, prior versions of the rules would have made such gross proceeds subject to FATCA withholding. Taxpayers (including withholding agents) can currently rely on the proposed Treasury Regulations. Under certain circumstances, a non-U.S. holder may be eligible for refunds or credits of this withholding tax. An intergovernmental agreement between the United States and an applicable foreign country may modify the requirements described in this paragraph. Non-U.S. holders should consult their tax advisors regarding the possible implications of this legislation on their investment in our Class D Common Stock and the entities through which they hold our Class D Common Stock, including, without limitation, the process and deadlines for meeting the applicable requirements to prevent the imposition of the 30% withholding tax under FATCA.

 

underwriting

 

ThinkEquity LLC is acting as representative of the underwriters. Subject to the terms and conditions of an underwriting agreement between us and the representative, we have agreed to sell to each underwriter named below, and each underwriter named below has severally agreed to purchase, at the public offering price less the underwriting discounts set forth on the cover page of this prospectus, the number of shares of Class D Common Stock listed next to its name in the following table:

 

Underwriters   Number of Shares
ThinkEquity LLC    
Total    

 

The underwriting agreement provides that the obligations of the underwriters to pay for and accept delivery of the shares of Class D Common Stock offered by this prospectus are subject to various conditions and representations and warranties, including the approval of certain legal matters by their counsel and other conditions specified in the underwriting agreement. The shares of Class D Common Stock are offered by the underwriters, subject to prior sale, when, as and if issued to and accepted by them. The underwriters reserve the right to withdraw, cancel or modify the offer to the public and to reject orders in whole or in part. The underwriters are obligated to take and pay for all of the shares of Class D Common Stock offered by this prospectus if any such shares of Class D Common Stock, other than those shares of Class D Common Stock covered by the over-allotment option described below.

 

We have agreed to indemnify the underwriters against specified liabilities, including liabilities under the Securities Act, and to contribute to payments the underwriters may be required to make in respect thereof.

 

Over-Allotment Option

 

We have granted a 45-day option to the representative of the underwriters to purchase up to 187,500 additional shares of our Class D Common Stock at a public offering price less the underwriting discount, solely to cover over-allotments, if any. The representative may exercise this option for 45 days from the date of this prospectus solely to cover sales of shares of Class D Common Stock by the underwriters in excess of the total number of shares of Class D Common Stock set forth in the table above. If any of these additional shares are purchased, the underwriters will offer the additional shares on the same terms as those on which the shares are being offered.

 

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Discounts, Commissions and Reimbursement

 

The underwriters propose initially to offer the shares of Class D Common Stock to the public at the public offering price set forth on the cover page of this prospectus and to dealers at that price less a concession not in excess of $ per share. If all of the shares of Class D Common Stock offered by us are not sold at the public offering price, the underwriters may change the offering price and other selling terms by means of a supplement to this prospectus.

 

The following table shows the public offering price, underwriting discounts and commissions and proceeds, before expenses, to us. The information assumes either no exercise or full exercise of the over-allotment option we granted to the representative of the underwriters.

 

          Total Without     Total With  
          Over-allotment     Over-allotment  
    Per Share     Option     Option  
Public offering price   $           $                 $                 
Underwriting discounts and commissions (8.0%)   $       $       $    
Proceeds, before expenses, to us   $       $       $    

 

We have paid an expense deposit of $25,000 to the representative, which will be applied against the out-of-pocket accountable expenses that will be paid by us to the underwriters in connection with this offering, and will be reimbursed to us to the extent not actually incurred in compliance with FINRA Rule 5110(g)(4)(A).

 

We have also agreed to pay certain of the representative’s expenses relating to the offering, including (i) all filing fees and communication expenses relating to the registration of the shares of common stock to be sold in the offering (including the securities subject to the representative’s over-allotment option) with the SEC; (ii) all filing fees and expenses associated with the review of the offering by FINRA; (iii) all fees and expenses relating to the listing of our common stock on the NYSE American, including any fees charges by The Depository Trust for new securities; (iv) all fees, expenses and disbursements relating to background checks of the Company’s officers, directors and entities in an amount not to exceed $5,000 in the aggregate; (v) all fees, expenses and disbursements relating to the registration or qualification of our common stock under the “blue sky” securities laws of such states, if applicable, and other jurisdictions as the representative may reasonably designate; (vi) all fees, expenses and disbursements relating to the registration, qualification or exemption of our securities under the securities laws of such foreign jurisdictions as the representative may reasonably designate; (vii) the costs of all mailing and printing of the underwriting documents (including, without limitation, the underwriting agreement, any blue sky surveys and, if appropriate, any agreement among underwriters, selected dealers’ agreement, underwriters’ questionnaire and power of attorney), registration statements, prospectuses and all amendments, supplements and exhibits thereto and as many preliminary and final prospectuses as the representative may reasonably deem necessary; (viii) the costs and expenses of our public relations firm; (ix) the costs of preparing, printing and delivering certificates representing our shares of Class D Common Stock; (x) fees and expenses of the transfer agent for our common stock; (xi) stock transfer and/or stamp taxes, if any, payable upon the transfer of shares of our common stock from us to the representative; (xii) the costs associated with post-Closing advertising the offering in the national editions of the Wall Street Journal and New York Times; (xiii) the costs associated with bound volumes of the public offering materials as well as commemorative mementos and lucite tombstones, each of which the Company or its designee will provide within a reasonable time after the Closing in such quantities as ThinkEquity may reasonably request, in an amount not to exceed $3,000; (xiv) the fees and expenses of our accountants; (xv) the fees and expenses of our legal counsel and other agents and representatives; (xii) the fees and expenses of the underwriter’s legal counsel not to exceed $125,000; (xiii) the $29,500 cost associated with the use of Ipreo’s book building, prospectus tracking and compliance software for this offering; (xiv) $10,000 for data services and communications expenses; (xv) up to $10,000 of the representative’s actual accountable “road show” expenses; and (xvi) up to $15,000 of the representative’s market making and trading, and clearing firm settlement expenses for this offering; provided, however, that the total costs and expenses relating to this offering for which we will reimburse the underwriters shall not exceed $180,000.

 

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Our total estimated expenses of the offering, including registration and filing fees, printing fees and legal and accounting expenses, but excluding underwriting discounts and commissions, are approximately $ .

 

Representative’s Warrants

 

Upon completion of this offering, we have agreed to issue to the representative the representative’s warrants to purchase shares of common stock, or if the over-allotment option is exercised in full. The representative’s warrants will be exercisable at a per share exercise price of $ , which is equal to 125% of the public offering price per share in this offering. The representative’s warrants are exercisable at any time and from time to time, in whole or in part, during the four and one-half year period commencing 180 days following the commencement of sales of the securities issued in this offering.

 

The representative’s warrants have been deemed compensation by FINRA and are therefore subject to a 180-day lock-up pursuant to Rule 5110(e)(1)(A) of FINRA. The representative (or permitted assignees under Rule 5110(e)(2)) will not sell, transfer, assign, pledge, or hypothecate these warrants or the securities underlying these warrants, nor will they engage in any hedging, short sale, derivative, put, or call transaction that would result in the effective economic disposition of the warrants or the underlying securities for a period of 180 days following the commencement of sales of the securities issued in this offering. In addition, the representative’s warrants provide for registration rights upon request, in certain cases. The sole demand registration right provided will not be greater than five years from the commencement of sales of the securities issued in this offering in compliance with FINRA Rule 5110(g)(8)(C). The piggyback registration rights provided will not be greater than seven years from the commencement of sales of the securities issued in this offering in compliance with FINRA Rule 5110(g)(8)(D). We will bear all fees and expenses attendant to registering the securities issuable on exercise of the warrants other than underwriting commissions incurred and payable by the holders. The exercise price and number of shares issuable upon exercise of the representative’s warrants may be adjusted in certain circumstances including in the event of a stock dividend or our recapitalization, reorganization, merger or consolidation. However, the representative’s warrant exercise price or underlying shares will not be adjusted for issuances of shares of common stock at a price below the warrant exercise price.

 

Lock-Up Agreements

 

Our officers and directors and certain other shareholders that hold an aggregate of [●] shares of Class D Common Stock have entered into Leak-Out Agreements with the Company, which restrict their ability to sell more than 10% annually over a three-year period; however, these leak-out restrictions terminate if the closing sales price of the Company’s common stock is at or above $25 for ten consecutive trading days. 

 

Determination of Offering Price

 

The public offering price of the shares of our common stock that we are offering was negotiated between us and the representative based on, among other things, the trading price of our common stock prior to the offering. Other factors considered in determining the public offering price of the shares of our common stock include our history and prospects, the stage of development of our business, our business plans for the future and the extent to which they have been implemented, an assessment of our management, general conditions of the securities markets at the time of the offering and such other factors as were deemed relevant.

 

Right of First Refusal

 

In connection with this offering, the representative shall have an irrevocable right of first refusal for a period of twelve months after the date this offering is completed to act as sole and exclusive investment banker, sole and exclusive book-runner, sole and exclusive financial advisor, sole and exclusive underwriter and/or sole and exclusive placement agent, at the representative’s sole and exclusive discretion, for each and every future public and private equity and debt offering (excluding entering into a line of credit with a traditional bank), including all equity linked financings (each, a “Subject Transaction”), during such twelve month period, of the company, or any successor to or subsidiary of the company, on terms and conditions customary to the Representative for such Subject Transactions (except that such the terms the engagement for such offering shall not include a right of first refusal or participation or similar rights or restrictions on lock-up terms less favorable to the Company than set forth in the underwriting agreement for this offering). For the avoidance of any doubt, the company shall not retain, engage or solicit any additional investment banker, book-runner, financial advisor, underwriter and/or placement agent in a Subject Transaction without the express written consent of the representative. The representative will have the sole right to determine whether or not any other broker-dealer will have the right to participate in any such offering and the economic terms of any such participation.

 

105
 

 

NYSE American Listing

 

We have applied to list the Class D Common Stock on the NYSE American under the symbol “VENU.”

 

Other

 

From time to time, certain of the underwriters and/or their affiliates may in the future provide, various investment banking and other financial services for us for which they may receive customary fees. In the course of their businesses, the underwriters and their affiliates may actively trade our securities or loans for their own account or for the accounts of customers, and, accordingly, the underwriters and their affiliates may at any time hold long or short positions in such securities or loans. Except for services provided in connection with this offering, no underwriter has provided any investment banking or other financial services to us during the 180-day period preceding the date of this prospectus and we do not expect to retain any underwriter to perform any investment banking or other financial services for at least 90 days after the date of this prospectus.

 

Price Stabilization, Short Positions and Penalty Bids

 

In connection with this offering, the underwriters may engage in transactions that stabilize, maintain or otherwise affect the price of our Class D Common Stock. Specifically, the underwriters may over-allot in connection with this offering by selling more shares than are set forth on the cover page of this prospectus. This creates a short position in our Class D Common Stock for its own account. The short position may be either a covered short position or a naked short position. In a covered short position, the number of shares of Class D Common Stock over-allotted by the underwriters is not greater than the number of shares of Class D Common Stock that they may purchase in the over-allotment option. In a naked short position, the number of shares of Class D Common Stock involved is greater than the number of shares Class D Common Stock in the over-allotment option. To close out a short position, the underwriters may elect to exercise all or part of the over-allotment option. The underwriters may also elect to stabilize the price of our Class D Common Stock or reduce any short position by bidding for, and purchasing, Class D Common Stock in the open market.

 

The underwriters may also impose a penalty bid. This occurs when a particular underwriter or dealer repays selling concessions allowed to it for distributing shares of Class D Common Stock in this offering because the underwriter repurchases the shares of Class D Common Stock in stabilizing or short covering transactions.

 

Finally, the underwriters may bid for, and purchase, shares of our Class D Common Stock in market making transactions, including “passive” market making transactions as described below.

 

These activities may stabilize or maintain the market price of our Class D Common Stock at a price that is higher than the price that might otherwise exist in the absence of these activities. The underwriters are not required to engage in these activities, and may discontinue any of these activities at any time without notice. These transactions may be effected on the national securities exchange on which our shares of Class D Common Stock are traded, in the over-the-counter market, or otherwise.

 

In connection with this offering, the underwriters or their affiliates may engage in passive market making transactions in our Class D Common Stock immediately prior to the commencement of sales in this offering, in accordance with Rule 103 of Regulation M under the Exchange Act. Rule 103 generally provides that:

 

  a passive market maker may not effect transactions or display bids for our Class D Common Stock in excess of the highest independent bid price by persons who are not passive market makers;
     
  net purchases by a passive market maker on each day are generally limited to 30% of the passive market maker’s average daily trading volume in our common stock during a specified two-month prior period or 200 shares of Class D Common Stock, whichever is greater, and must be discontinued when that limit is reached; and
     
  passive market making bids must be identified as such.

 

106
 

 

Indemnification

 

We have agreed to indemnify the underwriters against liabilities relating to this offering arising under the Securities Act and the Exchange Act, liabilities arising from breaches of some, or all of the representations and warranties contained in the underwriting agreement, and to contribute to payments that the underwriters may be required to make for these liabilities.

 

Electronic Distribution

 

This prospectus in electronic format may be made available on websites or through other online services maintained by one or more of the underwriters, or by their affiliates. Other than this prospectus in electronic format, the information on any underwriter’s website and any information contained in any other website maintained by an underwriter is not part of this prospectus or the registration statement of which this prospectus forms a part, has not been approved and/or endorsed by us or any underwriter in its capacity as underwriter, and should not be relied upon by investors.

 

Selling Restrictions

 

No action has been taken in any jurisdiction (except in the United States) that would permit a public offering of our Class D Common Stock, or the possession, circulation or distribution of this prospectus or any other material relating to us or our common stock in any jurisdiction where action for that purpose is required. Accordingly, our Class D Common Stock may not be offered or sold, directly or indirectly, and this prospectus or any other offering material or advertisements in connection with our Class D Common Stock may be distributed or published, in or from any country or jurisdiction, except in compliance with any applicable rules and regulations of any such country or jurisdiction.

 

European Economic Area

 

In relation to each Member State of the European Economic Area which has implemented the Prospectus Directive, each a “Relevant Member State”, with effect from and including the date on which the Prospectus Directive is implemented in that Relevant Member State, or the “Relevant Implementation Date”, our securities will not be offered to the public in that Relevant Member State prior to the publication of a prospectus in relation to our securities that has been approved by the competent authority in that Relevant Member State or, where appropriate, approved in another Relevant Member State and notified to the competent authority in that Relevant Member State, all in accordance with the Prospectus Directive, except that, with effect from and including the Relevant Implementation Date, an offer of our securities may be made to the public in that Relevant Member State at any time:

 

  to any legal entity that is a qualified investor as defined in the Prospectus Directive;
     
  to fewer than 100 or, if the Relevant Member State has implemented the relevant provision of the 2010 PD Amending Directive, 150 natural or legal persons (other than qualified investors as defined in the Prospectus Directive), as permitted under the Prospectus Directive, subject to obtaining the prior consent of the manager for any such offer; or
     
  in any other circumstances which do not require the publication by the issuer of a prospectus pursuant to Article 3(2) of the Prospectus Directive, provided that no such offer of the securities shall require the issuer or any underwriter to publish a prospectus pursuant to Article 3 of the Prospectus Directive.

 

For the purposes of this provision, the expression an “offer of securities to the public” in relation to any securities in any Relevant Member State means the communication in any form and by any means of sufficient information on the terms of the offer and securities to be offered so as to enable an investor to decide to purchase or subscribe securities, as the same may be varied in that Relevant Member State by any measure implementing the Prospectus Directive in that Relevant Member State and the expression “Prospectus Directive” means Directive 2003/71/EC (and amendments thereto, including the 2010 PD Amending Directive, to the extent implemented in the Relevant Member State), and includes any relevant implementing measure in each Relevant Member State and the expression “2010 PD Amending Directive” means Directive 2010/73/EU.

 

107
 

 

United Kingdom

 

In the United Kingdom, this document is being distributed only to, and is directed only at, and any offer subsequently made may only be directed at persons who are “qualified investors” (as defined in the Prospectus Directive) (i) who have professional experience in matters relating to investments falling within Article 19 (5) of the Financial Services and Markets Act 2000 (Financial Promotion) Order 2005, as amended (the Order), and/or (ii) who are high net worth companies (or persons to whom it may otherwise be lawfully communicated) falling within Article 49(2)(a) to (d) of the Order (all such persons together, the relevant persons). This document must not be acted on or relied on in the United Kingdom by persons who are not relevant persons. In the United Kingdom, any investment or investment activity to which this document relates is only available to, and will be engaged in with, relevant persons.

 

Canada

 

The offering of our common stock in Canada is being made on a private placement basis in reliance on exemptions from the prospectus requirements under the securities laws of each applicable Canadian province and territory where our common stock may be offered and sold, and therein may only be made with investors that are purchasing, or deemed to be purchasing, as principal and that qualify as both an “accredited investor” as such term is defined in National Instrument 45-106 Prospectus Exemptions or subsection 73.3(1) of the Securities Act (Ontario) and as a “permitted client” as such term is defined in National Instrument 31-103 Registration Requirements, Exemptions and Ongoing Registrant Obligations. Any offer and sale of our common stock in any province or territory of Canada may only be made through a dealer that is properly registered under the securities legislation of the applicable province or territory wherein our common stock is offered and/or sold or, alternatively, where such registration is not required.

 

Any resale of our common stock by an investor resident in Canada must be made in accordance with applicable Canadian securities laws, which require resales to be made in accordance with an exemption from, or in a transaction not subject to, prospectus requirements under applicable Canadian securities laws. These resale restrictions may under certain circumstances apply to resales of the common stock outside of Canada.

 

Securities legislation in certain provinces or territories of Canada may provide a purchaser with remedies for rescission or damages if this prospectus (including any amendment thereto) contains a misrepresentation, provided that the remedies for rescission or damages are exercised by the purchaser within the time limit prescribed by the securities legislation of the purchaser’s province or territory. The purchaser should refer to any applicable provisions of the securities legislation of the purchaser’s province or territory for particulars of these rights or consult with a legal advisor.

 

Pursuant to section 3A.3 (or, in the case of securities issued or guaranteed by the government of a non- Canadian jurisdiction, section 3A.4) of National Instrument 33-105 Underwriting Conflicts (“NI 33-105”), the underwriters are not required to comply with the disclosure requirements of NI 33-105 regarding underwriter conflicts of interest in connection with this offering.

 

Upon receipt of this prospectus, each Québec investor hereby confirms that it has expressly requested that all documents evidencing or relating in any way to the sale of the securities described herein (including for greater certainty any purchase confirmation or any notice) be drawn up in the English language only. Par la réception de ce document, chaque investisseur québecois confirme par les présentes qu’il a expressément exigé que tous les documents faisant foi ou se rapportant de quelque manière que ce soit à la vente des valeurs mobilières décrites aux présentes (incluant, pour plus de certitude, toute confirmation d’achat ou tout avis) soient rédigés en anglais seulement.

 

legal matters

 

The validity of the shares of Class D Common Stock offered hereby will be passed upon for us by Dykema Gossett PLLC, Milwaukee, Wisconsin. Blank Rome LLP has acted as counsel for the underwriters.

 

experts

 

The consolidated financial statements of Notes Live, Inc. as of December 31, 2023 and 2022, and for the years then ended, included in this registration statement of which it is a part have been so included in reliance on the report of Grassi & Co., CPAs, P.C., an independent registered public accounting firm, given on the authority of said firm as experts in auditing and accounting.

 

where you can find additional information

 

We have filed with the SEC a registration statement on Form S-1 relating to the shares of Class D Common Stock offered by this prospectus. This prospectus, which constitutes a part of the registration statement, does not contain all of the information set forth in the registration statement. For further information regarding us and the shares of Common Stock offered by this prospectus, we refer you to the full registration statement, including its exhibits and schedules, filed under the Securities Act.

 

The SEC maintains a website at http://www.sec.gov that contains reports, information statements, and other information regarding issuers that file electronically with the SEC. Our registration statement, of which this prospectus constitutes a part, and the exhibits and schedules thereto can be downloaded from the SEC’s website. After the completion of this offering, we will file with or furnish to the SEC periodic reports and other information. These reports and other information may be obtained from the SEC’s website as provided above.

 

Following the completion of this offering, our website will be located at https://noteslive.vip. We intend to make our periodic reports and other information filed with or furnished to the SEC available, free of charge, through our website, as soon as reasonably practicable after those reports and other information are electronically filed with or furnished to the SEC. Information on our website or any other website is not incorporated by reference into this prospectus and does not constitute a part of this prospectus.

 

108
 

 

Notes Live, Inc.

 

Index to the Consolidated Financial Statements

 

Unaudited Interim Consolidated Financial Statements of Notes Live, Inc.

 

Condensed Consolidated Balance Sheets as of March 31, 2024 and December 31, 2023   F-2
     
Condensed Consolidated Statements of Operations for the Three Months Ended March 31, 2024 and 2023   F-3
     
Condensed Consolidated Statements of Changes in Stockholders’ Equity   F-4
     
Condensed Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2024 and 2023   F-5
     
Notes to Unaudited Consolidated Financial Statements as of and for the Three Months Ended March 31, 2024 and 2023   F-6

 

Audited Consolidated Financial Statements of Notes Live, Inc.

 

Report of Independent Registered Public Accounting Firm   F-23
     
Consolidated Balance Sheets as of December 31, 2023 and 2022   F-24
     
Consolidated Statements of Operations and Comprehensive Income (Loss) for the years ended December 31, 2023 and 2022   F-25
     
Consolidated Statements of Changes in Stockholders’ Equity for the years ended December 31, 2023 and 2022   F-26
     
Consolidated Statements of Cash Flows for the years ended December 31, 2023 and 2022   F-27
     
Notes to Consolidated Financial Statements   F-28

 

F-1
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

(in US Dollars)

 

   As of 
   March 31,
2024
   December 31,
2023
 
   Unaudited     
ASSETS        
Current assets          
Cash  $38,806,976   $20,201,104 
Inventories   217,707    185,746 
Prepaid expenses and other current assets   136,010    209,215 
Total current assets  $39,160,693   $20,596,065 
Other assets          
Property and equipment, net   69,473,505    57,737,763 
Intangible assets, net   261,316    277,995 
Operating lease right-of-use assets, net   3,646,463    3,685,980 
Investments in related parties   550,000    550,000 
Security and other deposits   4,063,159    375,904 
Total other assets  $77,994,443   $62,627,642 
Total assets  $117,155,136   $83,223,707 
           
LIABILITIES AND STOCKHOLDERS’ EQUITY          
Accounts payable  $4,315,847   $2,565,460 
Accrued expenses   582,194    698,369 
Accrued payroll and payroll taxes   345,530    331,457 
Deferred revenue   563,317    764,081 
Current portion of operating lease liabilities   458,962    230,952 
Current portion of long-term debt   1,210,394    325,245 
Total current liabilities  $7,476,244   $4,915,564 
           
Long-term portion of operating lease liabilities   3,387,250    3,646,385 
Long-term licensing liability   3,700,000    1,500,000 
Convertible debt   800,065     
Long-term debt, net of current portion   10,223,027    11,182,073 
Total liabilities  $25,586,586   $21,244,022 
Commitments and contingencies          
Stockholders’ Equity          
Class A common stock, $0.001 par – 5,000,000 authorized, 0 issued and outstanding at March 31, 2024 and at December 31, 2023        
Class B common stock, $0.001 par – 30,000,000 authorized, 379,990 issued and outstanding at March 31, 2024 and 1,959,445 issued and outstanding at December 31, 2023   380    1,960 
Class C common stock, $0.001 par – 50,000,000 authorized, 0 and 30,306,060 issued and outstanding at March 31, 2024 and December 31, 2023       30,306 
Class D common stock, $0.001 par – 60,000,000 authorized, 34,634,584 and 0 issued and outstanding at March 31, 2024 and December 31, 2023   34,635     
Preferred stock, $0.001 par – 5,000,000 authorized, none issued or outstanding        
Additional paid-in capital   90,907,883    47,743,085 
Accumulated deficit   (32,620,391)   (17,021,453)
   $58,322,507   $30,753,898 
Treasury Stock, at cost – 76,245 shares at March 31, 2024 and
December 31, 2023
   (76)   (76)
Total Notes Live, Inc. and subsidiaries equity   58,322,431    30,753,822 
Non-controlling interest   33,246,119    31,225,863 
Total stockholders’ equity  $91,568,550   $61,979,685 
Total liabilities and stockholders’ equity  $117,155,136   $83,223,707 

 

See notes to accompanying unaudited consolidated financial statements.

 

F-2
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(in US Dollars)

Unaudited

 

   For the three months ended
March 31,
 
   2024   2023 
Revenues        
Restaurant including food and beverage revenue  $2,580,102   $1,627,176 
Event center ticket and fees revenue   1,324,895    441,284 
Rental and sponsorship revenue   34,746    31,660 
Total revenues   3,939,743    2,100,120 
Operating costs          
Food and beverage   604,555    350,446 
Event center   591,282    96,135 
Labor   1,067,398    563,124 
Rent   220,886    137,782 
Operating expenses   13,815,943    3,488,617 
Depreciation and amortization   606,464    323,379 
Total operating costs   16,906,528    4,959,483 
           
Loss from operations  $(12,966,785)  $(2,859,363)
           
Other income (expense), net          
Interest expense   (404,965)   (55,682)
Other expense   (2,500,000)    
Interest income   25,731    13,415 
(Loss) gain on sale of investments, net       (11,947)
Other income   30,000    35,068 
Total other expense, net  $(2,849,234)  $(19,146)
           
Net loss  $(15,816,019)  $(2,878,509)
           
Net loss attributable to non-controlling interests   (217,081)   (378,394)
Net loss attributable to common shareholders  $(15,598,938)  $(2,500,115)
           
Weighted average number of shares of Class A common stock, outstanding, basic and diluted       277,222 
Basic and diluted net loss per share of Class A common stock  $   $(0.13)
           
Weighted average number of shares of Class B common stock, outstanding, basic and diluted   1,754,959    18,936,191 
Basic and diluted net loss per share of Class B common stock  $(0.47)  $(0.13)
           
Weighted average number of shares of Class C common stock, outstanding, basic and diluted   26,790,416     
Basic and diluted net loss per share of Class C common stock  $(0.47)  $ 
           
Weighted average number of shares of Class D common stock, outstanding, basic and diluted   4,565,870     
Basic and diluted net loss per share of Class D common stock  $(0.47)  $ 

 

See notes to accompanying unaudited consolidated financial statements.

 

F-3
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS’ EQUITY

(in US Dollars)

Unaudited

 

    Stockholders’ Equity                        
    Class A
Common Stock
  Class B
Common Stock
  Class C
Common Stock
  Class D
Common Stock
  Additional
Paid In
Capital
  Accumulated
Deficit
  Treasury Stock   Total Notes
Live, Inc.
Equity
  Non-
Controlling
Interests
  Total
Equity
    Number of
Shares
  Amount   Number of
Shares
  Amount   Number of
Shares
  Amount   Number of Shares   Amount   Number of
Shares
  Amount  
Balances at December 31, 2023     $   1,959,445     $ 1,960     30,306,030     $ 30,306       $   $ 47,743,085   $ (17,021,453 )   76,245   $ (76 )   $ 30,753,822     $ 31,225,863     $ 61,979,685  
Issuance of shares                   2,008,750       2,009             20,085,491                   20,087,500             20,087,500  
Exercise of warrants         40,349       40                                         40             40  
Equity issued for services                   700,000       700             6,999,300                   7,000,000             7,000,000  
Conversion of Common Stock Class B to Common Stock Class D         (1,619,804 )     (1,620 )             1,619,804     1,620                                    
Conversion of Common Stock Class C to Common Stock Class D                   (33,014,780 )     (33,015 )   33,014,780     33,015                                    
Equity based compensation                                     2,566,254                   2,566,254             2,566,254  
Shareholder contribution associated with convertible debt transaction                                     2,500,000                   2,500,000             2,500,000  
Warrants issued as debt discount                                     3,000,140                   3,000,140             3,000,140  
Non-controlling interest issuance of shares                                     8,013,613                   8,013,613       2,361,387       10,375,000  
Distributions to non-controlling shareholders                                                             (124,050 )     (124,050 )
Net loss                                         (15,598,938 )             (15,598,938 )     (217,081 )     (15,816,019 )
Balances at March 31, 2024     $   379,990     $ 380         $     34,634,584   $ 34,635   $ 90,907,883   $ (32,620,391 )   76,245   $ (76 )   $ 58,322,431     $ 33,246,119     $ 91,568,550  
                                                                                                   
Balances at December 31, 2022   275,000   $ 275   18,297,555     $ 18,298         $       $   $ 22,445,530   $ (6,496,980 )     $     $ 15,967,123     $ 22,793,014     $ 38,760,137  
Issuance of shares         1,963,150       1,963                       5,500,138                   5,502,101             5,502,101  
Exercise of warrants   66,665     67   1,250       1                       82,432                   82,500             82,500  
Equity issued for services         402,610       403                       1,207,427                   1,207,830             1,207,830  
Equity based compensation                                     83,497                   83,497             83,497  
Non-controlling interest issuance of shares                                     1,835,550                   1,835,550       4,564,450       6,400,000  
Distributions to non-controlling shareholders                                                             (273,961 )     (273,961 )
Net loss                                         (2,500,115 )             (2,500,115 )     (378,394 )     (2,878,509 )
Balances at March 31, 2023   341,665   $ 342   20,664,565     $ 20,665         $       $   $ 31,154,574   $ (8,997,095 )     $     $ 22,178,486     $ 26,705,109     $ 48,883,595  

 

See notes to accompanying unaudited consolidated financial statements.

 

F-4
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(in US Dollars)

Unaudited

 

   For the three months ended March 31, 
   2024   2023 
Net loss  $(15,816,019)  $(2,878,508)
Adjustments to reconcile net loss to net cash used in operating activities:          
Equity based compensation   2,566,254    83,497 
Equity issued for services   7,000,000    1,207,830 
Project abandonment loss   143,285     
Amortization of debt discount   278,946     
Non cash lease expense   123,240    121,050 
Non cash interest   25,206    1,291 
Realized income on equity method investment       (2,567)
Depreciation and amortization   606,464    323,379 
Noncash financing expense   2,500,000     
Changes in operating assets and liabilities:          
Inventories   (31,961)   4,072 
Prepaid expenses and other current assets   73,205    (105,749)
Security deposit   (3,687,255)   150,000 
Accounts payable   1,750,387    (674,306)
Accrued expenses   (141,381)   (42,504)
Accrued payroll and payroll taxes   14,073    (130,606)
Deferred revenue   (200,764)   350,180 
Operating lease liabilities   (114,848)   (114,511)
Licensing liabilities   2,200,000     
Net cash used in operating activities  $(2,711,168)  $(1,707,452)
Cash flows from investing activities          
Purchase of property and equipment   (8,946,836)   (16,529,031)
Net cash used in investing activities  $(8,946,836)  $(16,529,031)
Cash flows from financing activities          
Proceeds from sale of non-controlling interest equity   10,375,000    6,400,000 
Distributions to non-controlling shareholders   (124,050)   (273,961)
Principal payments on long-term debt   (74,614)   (38,593)
Proceeds from issuance of shares   20,087,500    5,502,101 
Proceeds from exercise of warrants   40    82,500 
Net cash provided by financing activities  $30,263,876   $11,672,047 
Net increase (decrease) in cash   18,605,872    (6,564,436)
Cash, beginning   20,201,104    23,470,734 
Cash, ending  $38,806,976   $16,906,298 
Supplemental disclosure of non-cash operating, investing and financing activities:          
Cash paid for interest  $96,399   $58,177 
Property acquired via mortgage  $   $612,156 
Property acquired via convertible debt  $3,521,976   $ 
Debt discounts – warrants  $3,000,140   $ 

 

See notes to accompanying unaudited consolidated financial statements.

 

F-5
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS

 

Organization

 

Notes Live, Inc. (“NL” or “the Company” formally known as B Entertainment, LLC) is a Colorado corporation formed on March 13, 2017. The Company is a hospitality and entertainment business to which it earns revenues from operating restaurants, hosting events, renting event space and operating outdoor amphitheaters. The Company and its subsidiaries operate within the United States of America.

 

The Company’s registered office is at 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920.

 

On April 6, 2022, B Entertainment, LLC filed a certificate of conversion, whereby B Entertainment, LLC effected a corporate conversion from a Colorado limited liability company to a Colorado corporation and changed its name to Notes Live, Inc. Pursuant to the corporate conversion, units of membership interest in the limited liability company were converted into shares of common stock of the corporation at a conversion ratio of one membership unit for one share of common stock. The corporate conversion was approved by members holding a majority of the outstanding units, and in connection with such conversion, the Company filed a certificate of incorporation and adopted bylaws.

 

The Company’s subsidiaries and its interests in each are presented below as of March 31, 2024:

 

Name of Entity  Place of Incorporation   Interest 
Notes Live, Inc. (Parent)   Colorado    100%
Bourbon Brothers Holding Company, LLC (“BBH”)   Colorado    100%
Bourbon Brothers Smokehouse and Tavern CS, LLC (“BBST”)   Colorado    100%
Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall (“BBP”)   Colorado    89%
Bourbon Brothers Smokehouse and Tavern GA, LLC (“BBSTGA”)   Georgia    100%
Bourbon Brothers Presents GA, LLC (“BBPGA”)   Georgia    100%
Notes Holding Company, LLC (“NH”)   Colorado    100%
13141 Notes, LLC d/b/a Notes (“Notes”)   Colorado    100%
Sunset Amphitheater, LLC (“Sunset”) *   Colorado    10%
Hospitality Income & Asset, LLC (“HIA”) *   Colorado    99%
Sunset on the Stones River, LLC (“Stones”)   Colorado    100%
Bourbon Brothers Licensing, LLC (“BBL”)   Colorado    100%
GA HIA, LLC (“GAHIA”) *   Colorado    16%
Notes Live Real Estate, LLC (“NotesRE”)   Colorado    100%
Roth’s Seafood and Chophouse, LLC (“Roth”)   Colorado    100%
Sunset Operations, LLC (“SunsetOps”)   Colorado    100%
Sunset Hospitality Collection, LLC (“SHC”) *   Colorado    57%
Notes Hospitality Collection, LLC (“NHC”)   Colorado    100%
Sunset at Broken Arrow, LLC (“BA”) *   Colorado    85%
Sunset at Mustang Creek, LLC (“MC”) *   Colorado    85%
Sunset at McKinney, LLC (“MK”) *   Colorado    97%
Sunset Operations at McKinney, LLC (“McKinneyOps”)   Colorado    100%
Polaris Pointe Parking, LLC (“PPP”)   Colorado    100%

 

 

* These entities are considered majority-owned subsidiaries or variable interest entities and consolidated into the Notes Live consolidated financials

 

F-6
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS (cont.)

 

Bourbon Brothers Holdings Company, LLC (“BBH”) is a holding company designed to own and manage each of the Bourbon Brothers-related operating entities.

 

Bourbon Brothers Smokehouse and Tavern CS, LLC (“BBST”) is the sole owner and operator of its restaurant operations. The restaurant building is leased from Hospitality Income & Asset, LLC (“HIA”), a majority owned subsidiary, whom the company has a lease with and then purchased a majority of HIA in the year ended December 31, 2022 (refer to Note 7 — Related Party Transactions footnote for further details of this acquisition).

 

Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall (“BBP”) specializes in producing music concerts as well as other types of live entertainment, including comedy acts and speaking engagements. Additionally, BBP utilizes the Boot Barn Hall event venue (“event venue”) to host corporate events and weddings, among other utilizations of the facility. BBP is the sole owner and operator of the Boot Barn Hall event venue facility. The Boot Barn Hall event venue building is leased from HIA, a related party (refer to Note 4 — Leases footnote for further details). The Company owns 89% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Bourbon Brothers Smokehouse and Tavern GA, LLC (“BBSTGA”) is the sole owner and operator of the restaurant operations. The BBSTGA restaurant building is leased from a related party entity (refer to Note 5 — Leases footnote for further details).

 

Bourbon Brothers Presents GA, LLC (“BBPGA”) is the Company’s concert and event venue in Gainesville, Georgia, currently under construction, specializing in producing music concerts as well as other types of live entertainment, including comedy acts and speaking engagements. Additionally, this concert and event venue facility is utilized to host corporate events and weddings. BBPGA is the sole owner and operator of this facility. This facility is leased from a related party entity (refer to Note 7 — Related Party Transactions footnote for further details).

 

Bourbon Brothers Media, LLC (“BBM”) is a digital media-focused entertainment company. BBM closed in 2023.

 

Bourbon Brothers Licensing, LLC (“BBL”) BBL is designed to exclusively serve as the entity which licenses the Bourbon Brothers brand.

 

Notes Holding Company, LLC (“NH”) is a pass-through entity established to hold the Company’s equity interests in various subsidiaries.

 

13141 Notes, LLC (“Notes”) is the restaurant operating entity, managing the Notes Eatery (formally known as Buttermilk Eatery, LLC which updated its name on August 8, 2022), located in Colorado Springs, Colorado, which opened in June 2020.

 

Sunset Amphitheater, LLC (“Sunset”) is a hospitality-focused music venue located in Colorado Springs. This venue is currently under construction. The Company owns 10% of this variable interest entity and 100% of its voting control and consolidates it into its financials.

 

Hospitality Income & Asset, LLC (“HIA”) was acquired by the Company on April 1, 2022 and owns the land and buildings for which both BBST and BBP currently use from existing lease arrangements. The Company owns 99% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset on the Stones River, LLC (“Stones”) was envisioned as a newly developed fully integrated Notes Live entertainment complex in Tennessee. Construction for did not commence, and in July 2024 Notes Live determined not to pursue the project.

 

F-7
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS (cont.)

 

GA HIA, LLC (“GAHIA”) is the Colorado-based entity that holds the Company’s Georgia based operations. The Company owns 16% of this variable interest entity and 100% of its voting control and consolidates it into its financials.

 

Notes Live Real Estate, LLC (“NotesRE”) holds title to certain Company real estate assets.

 

Roth’s Seafood and Chophouse, LLC (“Roth Seafood”) is a restaurant adjacent to The Sunset amphitheater. This location is slated to open when construction is completed which is anticipated in April 2025.

 

Sunset Operations, LLC (“Sunset Ops”) is the operating entity that manages the Sunset amphitheater operations and is slated to open when construction is completed which is anticipated in 2024.

 

Notes Hospitality Collection, LLC (“NHC”) is the operating entity that manages the venue rentals and 1,200 additional seating to view the concerts and shows at Sunset Ops and is slated to open when construction is completed which is anticipated in April 2025.

 

Sunset Hospitality Collection, LLC (“SHC”) is the entity that owns the venue that includes Roth Seafood and NHC and is currently under construction. The Company owns 57% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset at Broken Arrow, LLC (“Sunset BA”) is a hospitality-focused music venue located in Broken Arrow, OK and has not yet begun construction. The Company owns 85% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset at Mustang Creek, LLC (“Sunset MC”) is a hospitality-focused music venue located in Mustang Creek, OK and has not yet begun construction. The Company owns 85% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset at McKinney, LLC (“Sunset MC”) is a hospitality-focused music venue located in McKinney, TX and has not yet begun construction. The Company owns 97% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset Operations at McKinney, LLC (“McKinneyOps”) is the operating entity that manages the Sunset amphitheater in McKinney, TX operations and is slated to open when construction is completed which is anticipated in 2026.

 

Polaris Pointe Parking, LLC (“PPP”) owns the land for parking at Sunset Ops and has not yet begun construction.

 

On January 29, 2024, the Company announced it executed a definitive merger agreement with Fresh Vine Wine, Inc. (“Fresh Vine”) and is anticipated to close in June 2024. The Transaction will be an all-stock transaction. Specifically, at the closing of the Transaction, Fresh Vine will issue shares of its common stock to Notes Live shareholders pursuant to a formula intended to allocate existing Fresh Vine stockholders and Notes Live shareholders a percentage of the combined company. The respective percentages will be based on agreed upon relative valuations in which Notes Live is being valued at $350 million, plus the amount of gross proceeds raised by Notes Live in its current equity offering of up to $50 million, and Fresh Vine is being valued at $18 million. The percentage of the combined company that Fresh Vine stockholders will own upon the closing of the merger is subject to adjustment based on the amount of Fresh Vine’s net cash at the time of closing.

 

F-8
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Basis of Presentation and Use of Estimates

 

The accompanying financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America (“U.S. GAAP”) and applicable rules and regulations of the U.S. Securities and Exchange Commission (“SEC”). In the opinion of management, these condensed consolidated financial statements reflect all adjustments, which include only normal, recurring adjustments that are necessary to present fairly the Company’s results for the periods presented.

 

Risks and Uncertainties

 

The preparation of the condensed consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and judgements that affect the application of accounting policies and the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Estimates and assumptions are continuously evaluated and are based on management’s experience and other factors, including expectations regarding future events that are believed to be reasonable under the circumstances. Actual results may differ significantly from these estimates.

 

Significant estimates made by management include, but are not limited to: economic lives of leased assets; impairment assessment of long- lived assets; depreciable lives of property, plant and equipment; useful lives of intangible assets; accruals for contingencies including tax contingencies; valuation allowances for deferred income tax assets; estimates of fair value of identifiable assets and liabilities acquired in business combinations; and estimates of fair value used in the private stock valuations used for equity based compensation and warrants.

 

Liquidity and Capital Resources

 

The Company has devoted substantially all of its efforts to developing its business plan, raising capital, and opening and operating its restaurants and event venues in Colorado, Georgia, Tennessee, Oklahoma and Texas. The accompanying condensed consolidated financial statements have been prepared on a going concern basis of accounting, which contemplates continuity of operations, realization of assets and liabilities and commitments in the normal course of business.

 

The accompanying condensed consolidated financial statements do not reflect any adjustments that might result if the Company is unable to continue as a going concern. As of the issuance of these financials, management has concluded there is no substantial doubt about the Company’s ability to continue as a going concern for a reasonable period of time. The Company had an accumulated deficit of $32,620,391 and $17,021,453 as of March 31, 2024 and December 31, 2023, respectively and generated cash flows used in operations of $(2,711,168) and ($1,707,452) during the periods ended March 31, 2024 and 2023, respectively. Additionally, Notes Live experienced an increase in net loss from $2,878,509 to $15,816,019 for the three-month period ended March 31, 2024, compared to the same period in 2023. The Company believes the net loss in early 2024 is largely due to equity-based compensation of $2,566,254, equity issued for services of $7,000,000 and non-cash financing of $2,500,000, with these considered to be non-recurring expenses. These conditions raised substantial doubt about the Company’s ability to continue as a going concern; however, based on management’s plan, as described below, such substantial doubt has been alleviated. The Company believes that cash on hand, and the improved profitability in 2024 from the operating entities in Colorado Springs, Colorado and Gainesville, Georgia, along with the anticipated opening of Sunset Amphitheater in August 2024 will allow the Company to continue its business operations, as well as additional capital raising and debt financing in 2024, will allow the Company to continue its business operations. There is no guarantee that we will be able to execute on these plans as laid out above.

 

The Company’s continued implementation of its business plan to add additional locations is dependent on its future engagement in strategic locations, real estate transactions, capital raising, and debt financing. If the Company is unable to enter into strategic transactions, the Company may be required to delay its business plan implementation for future expansion, which would have a material adverse impact on the Company’s growth plan.

 

F-9
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Principles of Consolidation

 

The accompanying condensed consolidated financial statements include the accounts of the Company and its wholly owned, majority-owned subsidiaries and variable interest entities. For those entities that aren’t wholly-owned by Company, the Company assesses the voting and management control to confirm the Company is the primary beneficiary of the majority-owned subsidiaries and variable interest entities. All intercompany accounts and transactions have been eliminated upon consolidation. See “Organization” and “Non-controlling Interest and Variable Interest Entities” for further discussions of the entities that are majority-owned subsidiaries and variable interest entities. Investments for which the Company exercises significant influence but does not have control are accounted for under the equity method. See “Investments in related parties” for further discussion.

 

Fair Value Measurements

 

Fair values have been determined for measurement and/or disclosure purposes based on the following methods. The Company characterizes inputs used in determining fair value using a hierarchy that prioritizes inputs depending on the degree to which they are observable. The levels of the fair value hierarchy are as follows:

 

  Level 1 — fair value measurements are those derived from quoted prices (unadjusted) in active markets for identical assets or liabilities;
     
  Level 2 — fair value measurements are those derived from inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly (i.e., as prices) or indirectly (i.e., derived from prices); and
     
  Level 3 — fair value measurements are those derived from valuation techniques that include inputs for the asset or liability that are not based on observable market data (unobservable inputs).

 

The carrying values of cash, payables and accrued liabilities approximate their fair values because of the short-term nature of these financial instruments. Balances due to and due from related parties do not have specific repayment dates and are payable on demand, thus are also considered current and short-term in nature, hence carrying value approximates fair value and are included in current assets or liabilities.

 

Cash and Cash Equivalents

 

The Company considers all highly liquid debt instruments with original maturities of three months or less to be cash equivalents. As of March 31, 2024 and December 31, 2023, the Company did not have any cash equivalents. Cash balances can exceed federally insured limits.

 

Inventories

 

Inventories, consisting principally of food, beverages and supplies, are stated at the lower of cost (determined by the first-in, first-out method) or net realizable value. The Company reviews inventory on a weekly basis and determines if slow-moving or obsolete inventory exists. No allowance is deemed necessary as of March 31, 2024 and December 31, 2023.

 

Investments in related parties

 

The Company currently accounts for certain investments using a practical expedient to measure these investments that do not have a readily determinable fair value in accordance with Accounting Standards Codification (“ASC”) 321, Investments — Equity Securities; ASC 325, Investments — Other; ASC 810, Consolidation; and ASC 820, Fair Value Measurement. The investments are initially recognized at cost. Any income or loss from these investments are recognized on the condensed consolidated statements of operations, net of operating expenses. The carrying value of the Company’s investments are assessed for indicators or impairment at each balance sheet date. Under this method of accounting, the investment is derecognized once the Company’s interest in the investment is sold or impaired. Upon sale, any proportionate gain or loss is recognized in the condensed consolidated statement of operations as other income.

 

F-10
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

The Company had one investment during 2023, until it disposed of it on December 31, 2023, that it accounted for using the equity method as described in ASC 323, Investments — Equity Method and Joint Ventures where the investment was initially recorded as an asset on the balance sheet at its initial cost. This investment was adjusted each reporting period by the Company through the income statement for the income or loss for its proportionate share of investment. See Note 6 — Investments in Related Parties and Note 7 — Related Party Transactions for further discussion.

 

Property and Equipment

 

Property and equipment are recorded at historical cost net of accumulated depreciation and amortization, write-downs and impairment losses. Property and equipment are recorded as construction in progress until they are placed in service, and are depreciated or amortized once placed in service. Depreciation and amortization are calculated on a straight-line basis over the following periods:

 

The estimated useful lives are:

 

Leasehold improvements  Shorter of lease term or useful life
Furniture, fixtures and equipment  2 – 10 years
Buildings  Up to 40 years

 

Property and equipment costs directly associated with the acquisition, development and construction of a restaurant are capitalized. Expenditures for major improvements and betterments are capitalized while expenditures for maintenance and repairs are expensed as incurred. Upon retirement or disposal of assets, the accounts are relieved of cost and accumulated depreciation and amortization and the related gain or loss are reflected in earnings.

 

Intangible Assets

 

Intangible assets with a finite life are recorded at cost and are amortized on a straight-line basis over estimated useful lives. The estimated useful life and amortization method are reviewed at the end of each reporting period, with the effect of any changes in estimate being accounted for on a prospective basis. The Company currently has naming rights that are amortized on a straight-line basis over six years.

 

The Company reviews the carrying values of its intangible assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset or asset group might not be recoverable.

 

Impairment Assessment of Long-Lived Assets

 

Long-lived assets are tested for recoverability whenever events or changes in circumstances indicate that its carrying amount may not be recoverable. An evaluation for impairment is performed at the lowest level of identifiable cash flows. An impairment loss is recognized in an amount equal to the excess of the carrying value over the estimated fair value. No impairment loss was recognized during the periods ending March 31, 2024 and March 31, 2023.

 

F-11
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Revenue Recognition

 

The Company recognizes revenue in accordance with Financial Accounting Standards Board (“FASB”) ASC 606, Revenue from Contracts with Customers. This ASC requires an entity to allocate the transaction price received from customers to each separate and distinct performance obligation and recognize revenue as these performance obligations are satisfied. The Company recognizes revenue from restaurant sales when food and beverage products are transferred to the customer. Revenue from a venue rental, concert or show is recognized when the event, concert or show occurs. Amounts collected in advance of the event are recorded as deferred revenue until the event occurs. Amounts collected from sponsorship agreements, which are not related to a single event, are classified as deferred revenue and recognized over the term of the agreements as the benefits are provided to the sponsors. As of March 31, 2024 and December 31, 2023, deferred revenue totaled $563,318 and $764,081, respectively. During the three months ended March 31, 2024, the Company recognized $312,725 in revenue from its deferred revenue balance as of December 31, 2023. During the three months ended March 31, 2023, the Company recognized $84,923 in revenue from its deferred revenue balance as of December 31, 2022. There are no refunds or allowance for refunds in accordance with the Company’s reservation policies, which do not allow for, except in limited circumstances.

 

Leases

 

The Company accounts for its leases in accordance with ASC 842, Leases. Under this guidance, arrangements meeting the definition of a lease are classified as operating or financing leases and are recorded in the condensed consolidated balance sheets as both a right-of-use asset and lease liability, calculated by discounting fixed lease payments over the lease term, including any renewal options that are likely to be exercised, at the rate implicit in the lease. Lease liabilities are increased by the principal amount due and reduced by payments each period, and the right-of-use asset is amortized over the lease term. For operating leases, interest on the lease liability and the amortization of the right-of-use asset result in straight-line rent expense over the lease term.

 

In calculating the right-of-use asset and lease liability, the Company elects to combine lease and non-lease components as permitted under ASC 842. The Company excludes short-term leases having initial terms of 12 months or less as an accounting policy election and expenses payments on these short-term leases as they are made.

 

Long-term Licensing Liability

 

The Company accounts for the licensing of its hospitality fire pit suites of Notes Hospitality Collection as a long-term licensing liability. The deposits of $100,000 and fully prepaid licenses of $200,000 are recognized in this account. The amortization of these liabilities will start to be recognized when NHC opens its suites fully after construction is expected to be completed by April 2025.

 

Advertising Expenses

 

Advertising costs are expensed as incurred and included in operating expenses in the accompanying condensed consolidated statements of operations. Total advertising expenses were approximately $713,125 and $404,516 for the periods ended March 31, 2024 and March 31, 2023, respectively.

 

Debt Issuance Costs

 

Debt issuance costs incurred in connection with the issuance of long-term debt are recorded as reductions of long-term debt and are amortized over the term of the related debt. Amortization of debt issuance costs of $278,229 and $0 for the periods ended March 31, 2024 and March 31, 2023, are included in interest expense in the accompanying condensed consolidated statements of operations.

 

F-12
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Equity Based Compensation

 

The Company recognizes equity-based compensation expense based on the fair value of the warrants or shares at the time of the grant or issuance. Share-based compensation includes warrants and stock grants issued to the Company’s employees. These may vest immediately or vest evenly up to five years. The exercise price of a warrant is the fair value of the Company’s equity on the date of issuance.

 

Equity Issuance Costs

 

Equity issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be performed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement.

 

Warrants

 

The Company accounts for warrants as either equity-classified or liability-classified instruments based on an assessment of the warrant’s specific terms and applicable authoritative guidance. The assessment considers whether the warrants are freestanding financial instruments, meet the definition of a liability, and whether the warrants meet all the requirements for equity classification, including whether the warrants are indexed to the Company’s own stock and whether the warrant holders could potentially require “net cash settlement” in a circumstance outside of the Company’s control, among other conditions for equity classification. This assessment, which requires the use of professional judgment, is conducted at the time of warrant issuance and as of each subsequent balance sheet date while the warrants are outstanding. For issued or modified warrants that meet all of the criteria for equity classification, the warrants are required to be recorded as a component of stockholders’ equity at the time of issuance.

 

Income Taxes

 

The Company is subject to federal and state income taxes. A proportional share of the Company’s subsidiaries’ provisions are included in the condensed consolidated financial statements. Deferred income tax assets and liabilities are computed for differences between the asset and liability method and financial statement amounts that will result in taxable or deductible amounts in the future. The Company computes deferred balances based on enacted tax laws and applicable rates for the periods in which the differences are expected to affect taxable income.

 

A valuation allowance is recognized for deferred tax assets if it is more likely than not that some portion or all of the net deferred tax assets will not be realized. In making such a determination, all available positive and negative evidence, including future reversals of existing taxable temporary differences, projected future taxable income, tax-planning strategies and results of recent operations is considered. If the Company determines it will be able to realize the deferred tax assets for which a valuation allowance had been recorded, then it will adjust the deferred tax asset valuation allowance, which would reduce the provision for income taxes. The Company evaluates the tax positions taken on income tax returns that remain open and positions expected to be taken on the current year tax returns to identify uncertain tax positions.

 

Unrecognized tax benefits on uncertain tax positions are recorded on the basis of a two-step process in which (1) an assessment is made as to whether it is more likely than not that the tax positions will be sustained on the basis of the technical merits of the position and (2) for those tax positions that meet the more-likely-than-not recognition threshold, the largest amount of tax benefit that is more than 50 percent likely to be realized is recognized. Interest and penalties related to unrecognized tax benefits are recorded in income tax benefit.

 

F-13
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

The Company is a C corporation (“C Corp”), however, the Company’s subsidiaries are limited liability companies (“LLC’s”), filing as individual partnerships. As an LLC, management believes that these companies are not subject to income taxes, and such taxes are the responsibility of the respective members. The subsidiaries’ LLCs are still in place, with the parent company filing as a corporation.

 

Non-controlling Interest and Variable Interest Entities

 

The non-controlling interest (“NCI”) represents capital contributions and distributions, income and loss attributable to the owners of less than wholly owned consolidated entities and are reported in equity. NCIs are evaluated by the Company and are shown as permanent equity. Net income (loss) attributable to NCIs reflects the portion of the net income (loss) of consolidated entities applicable to the NCI shareholders in the accompanying Condensed Consolidated Statements of Operations. The net income (loss) attributable to NCIs is classified in the Consolidated Statements of Operations as part of consolidated net income (loss) and deducted from total consolidated net income (loss) to arrive at the net income (loss) attributable to the Company. The Company has evaluated its investments in unconsolidated entities in order to determine if they qualify as VIEs. The Company monitors these investments and, to the extent it has determined that it owns a majority of the controlling class of securities of a particular entity, analyzes the entity for potential consolidation. The Company will continually analyze investments, including when there is a reconsideration event, to determine whether such investments are VIEs and whether such VIE should be consolidated. These analyses require considerable judgment in determining the primary beneficiary of a VIE and could result in the consolidation of an entity that would otherwise not have been consolidated or the non-consolidation of an entity that would have otherwise been consolidated.

 

The Company accounts for the change in its ownership interest while it retains its controlling financial interest in its majority-owned subsidiary or variable interest entities as equity transactions. The carrying value of the NCI should be adjusted to reflect the change in its ownership interest in the subsidiary. And differences between the fair value of the consideration received and the amount by which the NCI is adjusted should be recognized in equity attributable to the Company. This may be shown as NCI and as additional paid in capital to the Company, and when they are combined, agree to the non-controlling issuance of shares as shown in the Condensed Consolidated Statement of Change in Stockholders’ Equity.

 

If a change in ownership of a consolidated subsidiary results in a loss of control or deconsolidation, any retained ownership interests are remeasured with the gain or loss reported to net earnings. These may be majority-owned subsidiaries or variable interest entities that the Company has 100% voting control of.

 

The following table shows the classification and carrying value of assets and liabilities of consolidated VIEs as of March 31, 2024:

 

    BBPCO     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Sunset McK     Total  
ASSETS                                                                                
Cash     677,850       94,313       157,773       3,182,317       6,265       2,003,275       2,058,627       10,412,382       3,263,635       21,856,437  
Property and equipment, net     22,642       10,902,752       11,064,668       23,792,837       3,506,517       187,703       255,195       921,816       51,250       50,705,380  
Other assets     1,146,218       111,240       789,081       5,010,000       750       379,744       10,000       -       -       7,447,033  
Total assets     1,846,710       11,108,305       12,011,522       31,985,154       3,513,532       2,570,722       2,323,822       11,334,198       3,314,885       80,008,850  
LIABILITIES                                                                                
Accounts payable     2,604       -       146,211       3,838,081       -       43,380       39,750       15,056       6,047       4,091,129  
Accrued expenses     243,459       64,215       87,905       173,687       16,680       -       -       3,708       -       589,654  
Other long-term liabilities     1,082,289       4,302,765       3,363,656       3,733,526       3,267,000       -       -       -       -       15,749,236  
Total Liabilities     1,328,352       4,366,980       3,597,772       7,745,294       3,283,680       43,380       39,750       18,764       6,047       20,430,019  
Stockholders’ Equity & NCI     518,358       6,741,325       8,413,750       24,239,860       229,852       2,527,342       2,284,072       11,315,434       3,308,838       59,578,831  
Total liabilities and equity     1,846,710       11,108,305       12,011,522       31,985,154       3,513,532       2,570,722       2,323,822       11,334,198       3,314,885       80,008,850  

 

A summary of the Company’s non-controlling interests for the periods ended March 31, 2024 and March 31, 2023:

 

   BBPCO   GAHIA   HIA   Sunset CO   Sunset TN   Sunset MC   Sunset BA   SHC   Sunset McK   Total 
Balance at December 31, 2022   (144,332)   6,640,999    626,245    15,397,049    273,053                    22,793,014 
Net income (loss) attributable to Non-Controlling Interest
1/1-3/31/23
   16,795    (107,527)   (3,175)   (284,487)                       (378,394)
Non-controlling interest issuance of shares       169,425        4,395,025                        4,564,450 
Distributions to non-controlling shareholders           (908)       (273,053)                   (273,961)
Balance at March 31, 2023   (127,537)   6,702,897    622,162    19,507,587                        26,705,109 
                                                   
Balance at December 31, 2023   (118,444)   6,733,243    601,110    21,620,755        288,653    47,106    2,053,439        31,225,863 
Net income (loss) attributable to Non-Controlling Interest
1/1-3/31/24
   15,652    82,506    (3,000)   (245,133)       (28,043)   (14,036)   (24,839)   (188)   (217,081)
Non-controlling interest issuance of shares                       33,078    235,993    1,993,498    98,818    2,361,387 
Distributions to non-controlling shareholders       (123,141)   (909)                           (124,050)
Balance at March 31, 2024   (102,792)   6,692,608    597,201    21,375,622        293,688    269,063    4,022,098    98,630    33,246,119 

 

F-14
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Segment Reporting

 

The Company considers our restaurant and event center operations as similar, in close proximity, and have aggregated them into a single reportable segment. Revenue from customers is derived principally from food and beverage services with a portion being served in conjunction with live entertainment. Our chief operating decision maker (the “CODM”) is the Chief Executive Officer. The CODM makes operating performance assessment and resource allocation decisions on a consolidated basis. The CODM does not receive discrete financial information about asset allocation, expense allocation or profitability by product or geography.

 

Recently Issued and Adopted Accounting Pronouncements

 

Management does not believe that any recently issued, but not yet effective, accounting pronouncements, if adopted, would have a material effect on the accompanying condensed consolidated financial statements. The Company did not adopt any new accounting pronouncements during the three months ended March 31, 2024 or March 31, 2023.

 

NOTE 3 — PROPERTY AND EQUIPMENT

 

Property and equipment, net, were as follows:

 

   As of
March 31,
2024
   As of
December 31,
2023
 
Leasehold Improvements  $160,738   $160,738 
Furniture and equipment   4,209,303    4,064,928 
Land and buildings   39,381,976    39,381,977 
Construction in progress   29,859,266    17,678,116 
   $73,611,283   $61,285,759 
Accumulated depreciation and amortization   (4,137,778)   (3,547,996)
   $69,473,505   $57,737,763 

 

Depreciation and amortization expenses relating to property and equipment for the periods ended March 31, 2024 and March 31, 2023 were $589,784 and $306,699, respectively.

 

NOTE 4 — INTANGIBLES

 

Intangible assets subject to amortization consist of the following:

 

   Useful
Life
  March 31,
2024
   December 31,
2023
 
Naming rights  6 years  $400,314   $400,314 
Accumulated amortization      (138,998)   (122,319)
Intangible assets, net     $261,316   $277,995 

 

F-15
 

 

NOTES LIVE, INC. AND SUBSIDIARIES
NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
AS OF AND FOR THE THREE MONTHS ENDED
MARCH 31, 2024 AND 2023
(UNAUDITED)

 

NOTE 4 — INTANGIBLES (cont.)

 

The asset was put into use in 2023. Amortization expense relating to the intangible assets for the periods ended March 31, 2024 and March 31, 2023 was $16,679 and $16,680 respectively. The estimated amortization expense for the twelve months ended March 31, 2025 and thereafter is as follows:

 

2025   $66,719 
2026    66,719 
2027    66,719 
2028    61,159 
    $261,316 

 

NOTE 5 — LEASES

 

The Company leases the properties used for its restaurants and venue space.

 

Through March 31, 2022, the Company leased the land and buildings used in BBST and BBP operations from HIA. On April 1, 2022, the Company purchased a controlling interest in the equity of HIA. Accordingly, the impact of the lease is eliminated in the condensed consolidated financial statements.

 

Notes in Colorado Springs leases its property from 13141 BP, LLC (“13141 BP), a related party (refer to Note 7 — Related Party Transactions footnote for further details). The lease is structured as a triple net (“NNN”) lease, which this type of lease includes costs of maintenance, repairs, operations, taxes and insurance, with annual rents of $90,000 during 2024 and 2023. Base rent increases by 10% every five years through rent escalators in the lease. The initial term of the lease is 10 years with two, five-year renewal options which will give the Company the ability to extend the lease on identical terms and control the property for up to 20 years.

 

The Company leases its office space from an unrelated party. The lease is until November 30, 2029 and escalates in base rent by 1.3% each year. Additionally, the Company leases an executive apartment from an unrelated party. The lease is until April 13, 2025.

 

Total rent expense related to leased assets including short-terms leases and variable costs was $336,514 and $244,050 for the periods ended March 31, 2024 and March 31, 2023, respectively. Total cash paid for rent expense to leased assets was $118,848 and $114,511 for the three months ended March 31, 2024 and March 31, 2023.

 

The following table shows balance sheet information related to the operating leases:

 

      As of 
      March 31,
2024
   December 31, 2023 
Balance Sheet Information  Classification        
Assets           
Operating lease right-of-use assets, net  Operating Leases  $3,646,463   $3,685,980 
Liabilities             
Current portion of operating lease liabilities  Operating Leases  $458,962   $230,952 
Long-term portion of operating lease liabilities  Operating Leases  $3,387,250   $3,646,385 
Total lease liabilities     $3,846,212   $3,877,337 

 

F-16
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 5 — LEASES (cont.)

 

The future minimum lease payments of existing operating lease liabilities are as follows:

 

    For the twelve months
ended March 31,
 
2025   $458,962 
2026    478,404 
2027    481,439 
2028    484,475 
2029    487,511 
Thereafter    3,207,661 
Total lease payments   $5,598,452 
Less: imputed interest    (1,752,240)
Present value of lease liabilities   $3,846,212 
Weighted-average remaining lease term (years)    13.00 
Weighted-average discount rate    6.00%

 

NOTE 6 — INVESTMENTS IN RELATED PARTIES

 

The Company has non-controlling interest investments in related parties. Accordingly, the Company utilizes the guidance stated in ASC 323, Investments — Equity Method and Joint Ventures to account for applicable transactions. These investments lack readily determinable fair values. Consequently, these investments are accounted for under the practical expedient at cost minus impairment plus any changes in observable price changes from an orderly transaction of similar investments. An adjustment to the recognized value of the investment is not made if there are no identified events or changes in circumstances that may have a significant adverse effect on the fair value. Any income or loss from these investments is recognized in the condensed consolidated statements of operations, net of operating expenses. These investments are reviewed at each balance sheet date for impairment. The activity related to these investments for the periods ended March 31, 2024 and March 31, 2023 follows:

 

    Roth
Industries LLC
   War
Hippies LLC
   Total 
Balance at December 31, 2023   $550,000   $   $550,000 
-             
Balance at March 31, 2024   $550,000   $   $550,000 
                 
Balance at December 31, 2022   $550,000   $75,603   $625,603 
Net income attributable to entity        2,567    2,567 
Balance at March 31, 2023   $550,000   $78,170   $628,170 

 

NOTE 7 — RELATED PARTY TRANSACTIONS

 

The Company owns 550,000 preferred units or 2.0% of Roth Industries, LLC (“Roth Industries”). The Company’s Chairman and CEO is also the founder, manager and Chairman of Roth Industries and is a significant stockholder of the Company. The Company’s officers and directors are also minority equity owners of Roth Industries. The Company currently accounts for this investment based on ASC 325, Investments — Other, under the cost method. In addition, the Company received funds from Roth Industries, totaling $30,000 with $2,500 in receivables and $32,500 with $0 in receivables during the periods ended March 31, 2024 and March 31, 2023, respectively, for Roth’s licensing use of the Bourbon Brothers brand in grocery products since the Company holds the exclusive license to use the brand. The amounts received were recorded in other income in the condensed consolidated statements of operations and the amounts receivable included in prepaid expenses and other current assets in the condensed consolidated balance sheet.

 

F-17
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 7 — RELATED PARTY TRANSACTIONS (cont.)

 

The Company owned 20% of War Hippies, LLC and sold its interest in War Hippies, LLC on December 31, 2023, to the majority owners of War Hippies, realizing a loss on the investment of $75,603 that is recognized as other expense in the condensed consolidated statement of operations for the year ended December 31, 2023.

 

NOTE 8 — DEBT

 

Convertible Promissory Note

 

On January 17, 2024, the Company entered into a convertible promissory note (“Note”) with KWO, LLC (“KWO”), to accrue interest at 8.75% per annum, for draws to occur between March 2024 to May 2024 to be used towards Sunset Colorado construction. The outstanding balance of the Note as of March 31, 2024, was $3,860,582. Interest is to be paid monthly and the maturity date is one year from the date of the first draw. The first draw commenced March 1, 2024 with the maturity date of February 28, 2025. At any time during the period commencing June 1, 2024 and continuing until the date on which the Note is paid in full, KWO may convert the outstanding Note into Company shares of equivalent value, and the Company shares are deemed to have a fixed value of $10 per share.

 

The Holder of the Note, KWO, along with Mr. JW Roth, both personally guarantee the Note at a fee equal to 1% of the promissory note balance. The Holder of the Note financed the asset purchase and paid the draw to the Sunset Colorado general contractor directly thus became a personal guarantor to the Note. The Company recognized a debt discount for the personal guarantee fee of $38,606 with $3,217 expensed to interest expense in the three months ended March 31, 2024, with the remaining debt discount to be expensed to interest expense over the life of the Note. As consideration of the personal guarantee fee, the Company has granted a three-year warrant to purchase 500,000 Notes Live shares at $10 per share for both the Holder and Mr. Roth, with the Company recognizing a debt discount of $3,000,140 with $250,012 expensed to interest expense in the three months ended March 31, 2024, with the remaining to be expensed over the life of the Note. In accordance with ASC 815-10, Derivatives and Hedging, the warrants were recorded at relative fair value within stockholder’s equity in the Condensed Consolidated Balance Sheet. A loan origination fee of $100,000 is recognized as debt discount with $8,333 expensed to interest expense in the three months ended March 31, 2024, with the remaining to be expensed over the life of the Note. The Company leased KWO a Sunset leased suite with a fair market value of $200,000 without additional payment or consideration, and is subject to and consistent with the schedule, rights, terms and conditions applicable to other suites offered to the public. The Company treated this leased suite as a debt discount with $16,667 expensed to interest expense in the three months ended March 31, 2024, with the remining to be expensed over the life of the Note. The convertible debt balance of $3,860,582 net by the cumulative debt discounts of $3,060,517 agree to the net of $800,065 shown as convertible debt on the Condensed Consolidated Balance Sheet. In addition, KWO in a related agreement, purchased 500,000 Class C shares from Mr. Roth at a discount as part of this transaction. Per ASC paragraph 718-10-15-4, the economic interest holder makes a capital contribution to the reporting entity, and the reporting entity makes a share-based payment to its grantee in exchange for goods or services provided to the reporting entity. In the Company’s instance, Mr. Roth paid the Holder on behalf of the Company. The Company recognizing a $2,500,000 charge in other expense and additional paid in capital related to the exchange for the three months ended March 31, 2024, as Mr.Roth completed this stock transaction on behalf of the Company for KWO completing the Note transaction.

 

Economic Injury Disaster Loan

 

On May 4, 2020, the Company executed the standard loan documents required for securing a loan (the “EIDL Loan”) from the SBA under its Economic Injury Disaster Loan (“EIDL”) assistance program in light of the impact of the COVID-19 pandemic on the Company’s business.

 

Pursuant to the loan agreement, the principal amount of the EIDL Loan is $500,000, with proceeds to be used for working capital purposes. Interest accrues at the rate of 3.75% per annum. Monthly payments of interest only in the amount of $2,437 were to originally commence on May 4, 2021; however, this repayment commencement date was extended by the SBA for 24 months. The EIDL Loan matures 30 years from the date of the note agreement, at which time all remaining unpaid principal and interest are due. JW Roth, CEO and Chairman, personally guarantees this loan agreement. As of March 31, 2024 and December 31, 2023, the principal balance of $500,000 remains outstanding.

 

F-18
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 8 — DEBT (cont.)

 

Long-term bank debt

 

On April 1, 2022, when the Company purchased the majority of equity interests of HIA. In this transaction, the Company became a guarantor of HIA’s mortgage on the properties used in BBST and BBP operations. The mortgage accrues interest at 5.5% and matures on July 10, 2031. The balance as of March 31, 2024 and December 31, 2023 was $3,363,656 and $3,404,225. This mortgage is collateralized by the BBSTCO and BBP land and buildings. This mortgage is personally guaranteed by JW Roth.

 

On December 21, 2022, the Company closed on a deed of land with the City of Murfreesboro, Tennessee, for the Company to develop a Bourbon Brothers Smokehouse and Tavern, Boot Barn Hall and an amphitheater on 20.13 acres parcel for $3,267,000. The Company has a loan with the City of Murfreesboro for a total amount of $3,267,000 to be paid in 20 equal installments of $163,880 which will begin when the construction is completed for this location which is anticipated in 2026. The outstanding balance at March 31, 2024 and December 31, 2023 was $3,267,000. This loan is collateralized by the 20.13 parcel of land.

 

On May 26, 2022, GAHIA took on a mortgage for the properties used in the BBSTGA and BBPGA operations, with the Company as a guarantor to the mortgage. GAHIA began to draw on this mortgage in early 2023 with the final mortgage amount in place in June 2023. The mortgage accrues interest at 3.95% and matures on May 26, 2043. The balance at March 31, 2024 and December 31, 2023 was $4,302,765 and $4,391,818. This mortgage is collateralized by the BBSTGA and BBPGA land and buildings. This mortgage is personally guaranteed by JW Roth.

 

Long-term debt consists of the following:

 

   As of 
   March 31,
2024
   December 31,
2023
 
SBA Economic Injury Disaster Loan  $500,000   $500,000 
Bank loan and promissory notes   10,933,421    11,007,318 
Convertible debt   800,065     
Total   12,233,486    11,507,318 
Less: current maturities   1,210,394    325,245 
Long-term debt  $11,023,092   $11,182,073 

 

Following is the future maturities of long-term debt for the twelve months ended March 31,:

 

2025   $1,210,394 
2026   $344,054 
2027   $379,404 
2028   $474,758 
2029   $545,396 
Thereafter   $9,279,480 
Total long-term debt   $12,233,486 

 

F-19
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 9 — EQUITY

 

Stockholders’ Equity

 

The Company had two membership classes of units while it was a limited liability company, Class A voting and Class B non-voting. The Class A voting and the Class B non-voting units have identical economic rights to participate in dividends and to the assets of the Company, however, the non-voting units do not provide the holder the right to vote on any matters or otherwise participate in the management of the business and affairs of the Company. On April 6, 2022, when the Company filed to convert from a Colorado LLC to a Colorado C Corp, the Company’s Class A membership units became Class A common stock and the Class B membership units became Class B common stock. The Company amended its articles in 2023 to include Class C common stock On March 5, 2024, the Company and its Class C common stock shareholders authorized a Class D of common stock up to 60,000,000 shares. Except for any difference in voting privileges, or any differing contractual rights or limitations assigned or afforded to a specific series of stock in connection with a merger, acquisition or strategic transaction, the shares of Class A Voting Common Stock, Class B Non-Voting Common Stock, Class C Voting Common Stock, and Class D Voting Common Stock have the same preferences, limitations, and relative rights in all other respects. Each holder of Class A Voting Common Stock shall be entitled to 250 votes per share of Class A Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Each holder of Class C Voting Common Stock shall be entitled to one vote per share of Class C Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Except as required by law, holders of the Class B Non-Voting Common Stock shall have no voting power with respect to their shares of Class B Non-Voting Common Stock and the shares of Class B Non-Voting Common Stock shall not be entitled to vote on any matter submitted to the shareholders.

 

On August 7, 2023, the Company allowed the shareholders to convert their Class A shares into Class C shares at a 1 to 25 basis and the Class B shares into Class C shares at a 1 to 1 basis. The Company has 76,245 shares of treasury stock that it acquired through the acquisition of HIA.

 

On November 3, 2023, the Company and its shareholders effected a forward split of the Class B and Class C shares both for5-for-1 and increased the authorized shares of Class C up to 50,000,000 at a par value of $0.001. On that same date, the Company began a private placement offering of its Class C shares at $10 per share. The Company issued 2,008,750 Class C shares during the three months ended March 31, 2024 from this offering. The Company issued 700,000 Class C shares as payment for services to Sunshine Advisors, LLC, outside consultants for the definitive merger agreement with Fresh Vine.

 

On March 5, 2024, the Company and its Class C common stock shareholders authorized a Class D of common stock up to 60,000,000 shares. At that time, the Company allowed its Class B and Class C shareholders to convert to Class D shares at a 1 to 1 basis. As of March 31, 2024, the Company has 379,990 Class B shares and 34,634,584 Class D shares issued and outstanding.

 

NOTE 10 — EARNINGS PER SHARE

 

Net income (loss) per share is computed by dividing net income (loss) by the weighted average number of shares of common stock outstanding during the period. The Company applies the multiple-class method in calculating earnings per share. Earnings and losses are shared pro-rata between the multiple classes of shares. For 2024, the Company has four classes of shares for Class A, Class B, Class C and Class D that weighted-average number of shares by class and earnings per share by class were calculated of. For 2023, the Company had two classes of shares for Class A and Class B that weighted average number of shares by class and earnings per share by class were calculated of. The calculation of diluted net income per share includes the effects of the assumed exercise of any outstanding warrants and convertible debt, except during loss periods as the effect would be anti-dilutive. The shares presented are post-split from the November 8, 2023 split election.

 

F-20
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 10 — EARNINGS PER SHARE (cont.)

 

The following table sets forth the calculation of earnings per share as presented in the accompanying condensed consolidated statements of operations:

 

   For the Period Ended March 31, 2024 
    Class A    Class B    Class C    Class D 
Basic and diluted net loss per share of common stock                    
Numerator:                    
Allocation of net loss  $   $(826,773)  $(12,621,151)  $(2,151,013)
Denominator:                    
Basic and diluted weighted average shares outstanding       1,754,959    26,790,416    4,565,870 
                     
Basic and diluted net loss per share of common stock  $   $(0.47)  $(0.47)  $(0.47)

 

   For the Period Ended March 31, 2023 
    Class A    Class B    Class C    Class D 
Basic and diluted net loss per share of common stock                    
Numerator:                    
Allocation of net loss  $(36,073)  $(2,464,042)  $   $ 
Denominator:                    
Basic and diluted weighted average shares outstanding   277,222    18,936,191         
                     
Basic and diluted net loss per share of common stock  $(0.13)  $(0.13)  $   $ 

 

NOTE 11 — WARRANTS

 

The Company grants, to certain of its directors and employees, warrants to purchase shares of the Company’s equity.

 

Following is a summary of the warrant activities during the periods ended March 31, 2024 and March 31, 2023:

 

   Number of
Warrants
   Weighted
Average
Exercise Price
   Weighted
Average
Grant Date
Fair Value
  Weighted
Average
Remaining
Contractual
Term (in years)
 
Outstanding, December 31, 2022   2,921,400   $0.11          
Granted   90,000   $3.00   $3.00     
Exercised   (67,915)  $6.01          
Expired and forfeited   (20,315)  $2.00          
Outstanding, March 31, 2023   2,923,170   $2.78          
                    
Outstanding, December 31, 2023   3,029,830   $2.59          
Granted   2,170,500   $10.00   $ 4.44      
Exercised   (52,999)  $4.04          
Expired and forfeited   (5,000)  $6.55          
Outstanding, March 31, 2024   5,142,331   $4.20         4.22  

 

F-21
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

NOTES TO THE CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

AS OF AND FOR THE THREE MONTHS ENDED

MARCH 31, 2024 AND 2023

(UNAUDITED)

 

NOTE 11 — WARRANTS (cont.)

 

During the three months ended March 31, 2024, the Company granted a total of 2,170,500 warrants with 1,170,500 granted to employees and board and directors with 1,000,000 granted as part of the convertible promissory note (refer to Note 8 – Debt). As of March 31, 2024, there was a total of 3,046,708 warrants exercisable with an aggregate intrinsic value of $12,143,591. For the total warrants outstanding of 5,142,331 as of March 31, 2024, the aggregate intrinsic value was $34,156,630. As of March 31, 2024, there was $5,311,757 of unrecognized compensation cost related to non-vested warrants. The equity-based compensation cost, related to warrants included as a charge to operating expenses in the condensed consolidated statements of operations, was $5,566,434 and $83,582 for the periods ended March 31, 2024 and March 31, 2023, respectively. The cost is expected to be recognized over a weighted-average period of less than five years.

 

The fair value of the warrants was estimated using the Black-Scholes-Merton model using the following inputs:

 

   March 31, 2024   March 31, 2023 
Volatility   48.4% to 78.5%    64.5% to 77.4% 
Dividends   0.00%   0.00%
Risk-free rate   0.3% to 4.8%    0.3% to 4.6% 
Expected Term (years)   3 – 5    3 – 5 

 

Warrants are equity classified, not liability classified, and are not remeasured at fair value.

 

NOTE 12 — SUBSEQUENT EVENTS

 

The Company has evaluated subsequent events through the date of the issuance of the condensed consolidated financial statements as of May 28, 2024 and identified the following:

 

The Company had additional sales of its private equity offering of its Class C shares through this report date of May 28, 2024. The Company raised an additional $3,437,000 for a total of 343,700 shares.

 

Notes Live, through a wholly owned subsidiary of Notes Live Real Estate, LLC, on April 1, 2024 purchased 5.5 acres adjacent to the Sunset Amphitheater property in the Polaris Point development in Colorado for $3,621,210. This land is intended to be improved to become a parking lot along on the south side of the amphitheater.

 

The Company went under contract with a private developer in Oklahoma City a ‘to be developed’ mixed use development in Mustang Crossing. The Company proceeded to develop vision for the concept and received a 7-0 approval for the development from the Oklahoma City Planning Commission. However, on April 9, 2024, the project went for final approval by the City Council and was voted down. The Notes Lives contract with the developer expired on April 26, 2024, and the good faith deposit was returned to the Company.

 

On April 16, 2024, the City Council of McKinney, Texas approved a Development Agreement defining a long-term public-private partnership to build a 20,000-person Sunset Amphitheater. The 6-1 City Council approval paved the way for economic incentives, estimated to be $80mm up to $100mm, to be realized over the next 20 years. Notes Live secured Ryan Companies to assist in establishing the Development Agreement. The economic incentives include the conveyance of a 46-acre site located in the north-eastern corner of US 75 and Highway 121, cash grants of $29mm over 6 years and abatement of portions of sales and property taxes.

 

On April 30, 2024, Notes Live executed a term sheet with the City of El Paso, Texas. This term sheet was approved by the El Paso City Council by a vote of 6-1. This term sheet will define a more detailed, negotiated Development Agreement between Notes Live and the City of El Paso that will establish a public private partnership. This Development Agreement is anticipated to be complete in the next 60 days and will specifically define the construction of a 12,500- person amphitheater to be developed by Notes Live.

 

F-22
 

 

 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

To the Board of Directors and

Stockholders of Notes Live, Inc. and Subsidiaries

Colorado Springs, Colorado

 

Opinion on the Financial Statements

 

We have audited the accompanying consolidated balance sheets of Notes Live, Inc. and Subsidiaries (the Company) as of December 31, 2023 and 2022, and the related consolidated statements of operations, changes in stockholders’ equity, and cash flows for each of the years in the two-year period ended December 31, 2023, and the related notes (collectively referred to as the consolidated financial statements). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2023 and 2022, and the results of its operations and its cash flows for each of the years in the two-year period ended December 31, 2023, in conformity with accounting principles generally accepted in the United States of America.

 

Basis for Opinion

 

These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s consolidated financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

 

We conducted our audits in accordance with the standards of the PCAOB and in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits, we are required to obtain an understanding of internal control over financial reporting, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.

 

Our audits included performing procedures to assess the risks of material misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements. We believe that our audits provide a reasonable basis for our opinion.

 

 

Grassi & Co., CPAs, P.C.

 

We have served as the Company’s auditor since 2023.

 

Jericho, New York

February 26, 2024, except for Note 13, as to which the date is August 5, 2024

 

F-23
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(in US Dollars)

 

   As of
December 31,
 
   2023   2022 
ASSETS        
Current assets          
Cash  $20,201,104   $23,470,734 
Inventories   185,746    87,155 
Prepaid expenses and other current assets   209,215    297,794 
Total current assets  $20,596,065   $23,855,683 
Other assets          
Property and equipment, net   57,737,763    23,983,216 
Intangible assets, net   277,995    344,715 
Operating lease right-of-use assets, net   3,685,980    3,939,046 
Investments in related parties   550,000    625,603 
Security and other deposits   375,904    150,000 
Total other assets  $62,627,642   $29,042,580 
Total assets  $83,223,707   $52,898,263 
           
LIABILITIES AND STOCKHOLDERS’ EQUITY          
Accounts payable  $2,565,460   $1,820,201 
Accrued expenses   698,369    362,237 
Accrued payroll and payroll taxes   331,457    404,999 
Deferred revenue   764,081    127,291 
Current portion of operating lease liabilities   230,952    437,915 
Current portion of long-term debt   325,245    338,658 
Total current liabilities  $4,915,564   $3,491,301 
           
Long-term portion of operating lease liabilities   3,646,385    3,658,323 
Long-term licensing liability   1,500,000     
Long-term debt, net of current portion   11,182,073    6,988,502 
Total liabilities  $21,244,022   $14,138,126 
Commitments and contingencies          
Stockholders’ Equity          
Class A common stock, $0.001 par – 5,000,000 authorized, 0 and 275,000 issued and outstanding at December 31, 2023 and at December 31, 2022*       275 
Class B common stock, $0.001 par – 30,000,000 authorized, 1,959,445 issued and outstanding at December 31, 2023 and 18,297,555 issued and outstanding at December 31, 2022*   1,960    18,298 
Class C common stock, $0.001 par – 50,000,000 authorized, 30,306,030 and 0 issued and outstanding at December 31, 2023 and at December 31, 2022*   30,306     
Preferred stock, $0.001 par – 5,000,000 authorized, none issued or outstanding        
Additional paid-in capital   47,743,085    22,445,530 
Accumulated deficit   (17,021,453)   (6,496,980)
   $30,753,898   $15,967,123 
Treasury Stock, at cost – 76,245 and 0 shares at December 31, 2023 and December 31, 2022*   (76)    
Total Notes Live, Inc. and subsidiaries equity   30,753,822    15,967,123 
Non-controlling interest   31,225,863    22,793,014 
Total stockholders’ equity  $61,979,685   $38,760,137 
Total liabilities and stockholders’ equity  $83,223,707   $52,898,263 

 

 

* The common stock share amounts were adjusted retrospectively to reflect the 5-for-1 stock split on November 3, 2023.

 

See notes to accompanying audited consolidated financial statements.

 

F-24
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(in US Dollars)

 

   For the year ended
December 31,
 
   2023   2022 
Revenues        
Restaurant and other revenue  $9,522,523   $6,809,218 
Event center and other revenue   3,075,141    1,847,649 
Total revenues   12,597,664    8,656,867 
Operating costs          
Food and beverage   2,216,359    1,491,951 
Event center   1,072,909    767,065 
Labor   3,667,095    2,421,444 
Rent   815,233    676,175 
Operating expenses   14,081,000    6,887,768 
Depreciation and amortization   1,877,236    1,176,552 
Total operating costs   23,729,832    13,420,955 
           
Loss from operations  $(11,132,168)  $(4,764,088)
           
Other income (expense), net          
Interest expense   (331,674)   (397,120)
Interest income   20,152    12,149 
Shuttered Venue Grant       210,378 
Loss on extinguishment of debt       (3,395,046)
(Loss) gain on sale of investments, net   (75,603)   197,812 
Other income   132,500    117,582 
Total other expense, net  $(254,625)  $(3,254,245)
           
Net loss  $(11,386,793)  $(8,018,333)
           
Net loss attributable to non-controlling interests   (862,320)   (1,094,584)
           
Net loss attributable to common shareholders  $(10,524,473)  $(6,923,749)
           
Weighted average number of shares of Class A common stock, outstanding, basic and diluted*   136,301    275,000 
Basic and diluted net income (loss) per share of Class A common stock  $(0.39)  $(0.45)
           
Weighted average number of shares of Class B common stock, outstanding, basic and diluted*   16,640,620    15,008,238 
Basic and diluted net income (loss) per share of Class B common stock  $(0.39)  $(0.45)
           
Weighted average number of shares of Class C common stock, outstanding, basic and diluted*   10,106,179     
Basic and diluted net income (loss) per share of Class C common stock  $(0.39)  $ 

 

 

* The numbers of weighted averaged outstanding common shares — Basic and Diluted, were adjusted retrospectively to reflect the 5-for-1 split on November 3, 2023.

 

See notes to accompanying audited consolidated financial statements.

 

F-25
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS’ EQUITY

(in US Dollars)

 

    Stockholders’ Equity   Additional
Paid-In
Capital
  Accumulated
Deficit
 
Treasury Stock
  Total Notes
Live, Inc.
Equity
(Deficit)
  Non-
Controlling
Interests
  Total Equity
(Deficit)
    Class A Common Stock   Class B Common Stock   Class C Common Stock  
    Number of
Shares
  Amount   Number of
Shares
  Amount   Number of
Shares
  Amount   Number of
Shares
  Amount  
Balances at December 31, 2021   275,000     $ 275     8,558,815     $ 8,559       $   $ 3,263,433     $ (1,987,491 )     $     $ 1,284,776     $ (197,194 )   $ 1,087,582  
Net loss from January 1, 2022 through April 5, 2022                                     (426,769 )             (426,769 )   $ (42,154 )     (468,923 )
Conversion from LLC to C Corp                               (2,653,608 )     2,414,260               (239,348 )     239,348        
Conversion of promissory notes to equity             2,121,905       2,122             7,636,732                     7,638,854             7,638,854  
Exercise of warrants             57,085       57             6,793                     6,850             6,850  
Contributions, net of equity issuance fees             2,066,670       2,067             4,400,486                     4,402,553             4,402,553  
Equity issued for purchase of subsidiary             5,488,080       5,488             8,818,020                     8,823,508             8,823,508  
Equity issued for services             5,000       5             14,995                     15,000             15,000  
Equity based compensation                               958,679                     958,679             958,679  
Interests in subsidiaries                                                         23,845,444       23,845,444  
Net loss from April 6, 2022 through December 31, 2022                                     (6,496,980 )             (6,496,980 )     (1,052,430 )     (7,549,410 )
Balances at December 31, 2022   275,000     $ 275     18,297,555     $ 18,298       $   $ 22,445,530     $ (6,496,980 )     $     $ 15,967,123     $ 22,793,014     $ 38,760,137  
Issuance of shares, net of equity issuance fees             4,885,600       4,885     207,250     207     16,690,088                     16,695,180             16,695,180  
Exercise of warrants   66,665       67     2,085       2             82,531                     82,600             82,600  
Equity issued for services             407,610       408             1,217,422                     1,217,830             1,217,830  
Conversion of Common Stock Class A   (341,665 )     (342 )             8,541,625     8,542     (8,200 )                                
Conversion of Common Stock Class B             (21,633,405 )     (21,633 )   21,557,155     21,557     152           76,245     (76 )                  
Equity based compensation                               392,520                     392,520             392,520  
Non-controlling interest issuance of shares                               6,923,042                     6,923,042       9,826,958       16,750,000  
Distributions to non-controlling shareholders                                                         (531,789 )     (531,789 )
Net loss                                     (10,524,473 )             (10,524,473 )     (862,320 )     (11,386,793 )
Balances at December 31, 2023       $     1,959,445     $ 1,960     30,306,030   $ 30,306   $ 47,743,085     $ (17,021,453 )   76,245   $ (76 )   $ 30,753,822     $ 31,225,863     $ 61,979,685  

 

See notes to accompanying audited consolidated financial statements.

 

F-26
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in US Dollars)

 

   For the years ended
December 31,
 
   2023   2022 
Net loss  $(11,386,793)  $(8,018,333)
Adjustments to reconcile net loss to net cash used in operating activities:          
Equity based compensation   392,520    958,679 
Equity issued for services   1,217,830    15,000 
Loss on extinguishment of debt       3,395,046 
Amortization of debt discount   4,544    190,289 
Non cash lease expense   486,924    611,862 
Non cash interest   1,292    13,502 
Realized loss on sale of equity method investment   75,603     
Net loss from equity investment       7,417 
Depreciation and amortization   1,877,236    1,176,552 
Changes in operating assets and liabilities:          
Inventories   (98,591)   10,917 
Prepaid expenses and other current assets   88,579    (273,134)
Security deposit   (225,904)   (150,000)
Accounts payable   745,259    1,711,469 
Accrued expenses   334,840    123,448 
Accrued payroll and payroll taxes   (73,542)   234,712 
Deferred revenue   636,790    (146,622)
Operating lease liabilities   (452,759)   (561,552)
Licensing liabilities   1,500,000     
Net cash used in operating activities  $(4,876,172)  $(700,748)
Cash flows from investing activities          
Cash acquired from consolidation of subsidiaries       4,269,562 
Investments in related parties       (133,020)
Sales of investments in related parties       766,987 
Acquisitions, net of cash acquired       (1,210,626)
Purchase of property and equipment   (31,165,063)   (8,119,210)
Net cash used in investing activities  $(31,165,063)  $(4,426,307)
Cash flows from financing activities          
Proceeds from sale of non-controlling interest equity   16,750,000    18,967,764 
Distributions to non-controlling shareholders   (531,789)    
Proceeds from issuance of convertible promissory notes       468,808 
Principal payments on long-term debt   (224,386)   (110,911)
Proceeds from ERTC grants       459,261 
Proceeds from Shuttered Venue Grant       210,378 
Proceeds from issuance of shares, net of equity issuance fees of $24,167 and $297,446   16,695,180    4,402,553 
Proceeds from exercise of warrants   82,600    6,850 
Net cash provided by financing activities  $32,771,605   $24,404,703 
Net (decrease) increase in cash   (3,269,630)   19,277,648 
Cash, beginning   23,470,734    4,193,086 
Cash, ending  $20,201,104   $23,470,734 
Supplemental disclosure of non-cash operating, investing and financing activities:          
Cash paid for interest  $305,168   $51,407 
Property acquired via mortgage  $4,400,000   $3,267,000 
Acquisition of new operating lease Right-of-Use Assets  $   $1,443,516 
Conversion of debt to equity  $   $7,638,854 

 

See notes to accompanying audited consolidated financial statements.

 

F-27
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS

 

Organization

 

Notes Live, Inc. (“NL” or “the Company” formally known as B Entertainment, LLC) is a Colorado corporation formed on March 13, 2017. The Company is a hospitality and entertainment business to which it earns revenues from operating restaurants, hosting events, renting event space and operating outdoor amphitheaters. The Company and its subsidiaries operate within the United States of America.

 

The Company’s registered office is at 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920.

 

On April 6, 2022, B Entertainment, LLC filed a certificate of conversion, whereby B Entertainment, LLC effected a corporate conversion from a Colorado limited liability company to a Colorado corporation and changed its name to Notes Live, Inc. Pursuant to the corporate conversion, units of membership interest in the limited liability company were converted into shares of common stock of the corporation at a conversion ratio of one membership unit for one share of common stock. The corporate conversion was approved by members holding a majority of the outstanding units, and in connection with such conversion, the Company filed a certificate of incorporation and adopted bylaws.

 

The Company’s subsidiaries and its interests in each are presented below as of December 31, 2023:

 

Name of Entity  Place of
Incorporation
   Interest 
Notes Live, Inc. (Parent)   Colorado    100%
Bourbon Brothers Holding Company, LLC (“BBH”)   Colorado    100%
Bourbon Brothers Smokehouse and Tavern CS, LLC (“BBST”)   Colorado    100%
Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall (“BBP”)*   Colorado    89%
Bourbon Brothers Smokehouse and Tavern GA, LLC (“BBSTGA”)   Georgia    100%
Bourbon Brothers Presents GA, LLC (“BBPGA”)   Georgia    100%
Bourbon Brothers Media, LLC (“BBM”)   Colorado    100%
Notes Holding Company, LLC (“NH”)   Colorado    100%
13141 Notes, LLC d/b/a Notes (“Notes”)   Colorado    100%
Sunset Amphitheater, LLC (“Sunset”)*   Colorado    10%
Hospitality Income & Asset, LLC (“HIA”)*   Colorado    99%
Sunset on the Stones River, LLC (“Stones”)   Colorado    100%
Bourbon Brothers Licensing, LLC (“BBL”)   Colorado    100%
GA HIA, LLC (“GAHIA”)*   Colorado    16%
Notes Live Real Estate and Development, LLC (“NotesRE”)   Colorado    100%
Roth’s Seafood and Chophouse, LLC (“Roth”)   Colorado    100%
Sunset Operations, LLC (“SunsetOps”)   Colorado    100%
Sunset Hospitality Collection, LLC (“SHC”)*   Colorado    69%
Notes Hospitality Collection, LLC (“NHC”)   Colorado    100%
Sunset at Broken Arrow, LLC (“BA”)*   Colorado    92%
Sunset at Mustang Creek, LLC (“MC)*   Colorado    85%
Polaris Pointe Parking, LLC (“PPP”)   Colorado    100%

 

 

* These entities are considered majority-owned subsidiaries or variable interest entities and consolidated into the Notes Live consolidated financials

 

Bourbon Brothers Holdings Company, LLC (“BBH”) is a holding company designed to own and manage each of the Bourbon Brothers-related operating entities.

 

F-28
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS (cont.)

 

Bourbon Brothers Smokehouse and Tavern CS, LLC (“BBST”) is the sole owner and operator of its restaurant operations. The restaurant building is leased from Hospitality Income & Asset, LLC (“HIA”), a majority owned subsidiary, whom the company has a lease with and then purchased a majority of HIA in the year ended December 31, 2022 (refer to Note 7 — Related Party Transactions footnote for further details of this acquisition).

 

Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall (“BBP”) specializes in producing music concerts as well as other types of live entertainment, including comedy acts and speaking engagements. Additionally, BBP utilizes the Boot Barn Hall event venue (“event venue”) to host corporate events and weddings, among other utilizations of the facility. BBP is the sole owner and operator of the Boot Barn Hall event venue facility. The Boot Barn Hall event venue building is leased from HIA, a related party (refer to Note 4 — Leases footnote for further details). The Company owns 89% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Bourbon Brothers Smokehouse and Tavern GA, LLC (“BBSTGA”) is the sole owner and operator of the restaurant operations. The BBSTGA restaurant building is leased from a related party entity (refer to Note 5 — Leases footnote for further details).

 

Bourbon Brothers Presents GA, LLC (“BBPGA”) is the Company’s concert and event venue in Gainesville, Georgia, currently under construction, specializing in producing music concerts as well as other types of live entertainment, including comedy acts and speaking engagements. Additionally, this concert and event venue facility is utilized to host corporate events and weddings. BBPGA is the sole owner and operator of this facility. This facility is leased from a related party entity (refer to Note 7 — Related Party Transactions footnote for further details).

 

Bourbon Brothers Media, LLC (“BBM”) is a digital media-focused entertainment company. BBM closed in 2023.

 

Bourbon Brothers Licensing, LLC (“BBL”) BBL is designed to exclusively serve as the entity which licenses the Bourbon Brothers brand.

 

Notes Holding Company, LLC (“NH”) is a pass-through entity established to hold the Company’s equity interests in various subsidiaries.

 

13141 Notes, LLC (“Notes”) is the restaurant operating entity, managing the Notes Bar (formally known as Buttermilk Eatery, LLC which updated its name on August 8, 2022), located in Colorado Springs, Colorado, which opened in June 2020.

 

Sunset Amphitheater, LLC (“Sunset”) is a hospitality-focused music venue located in Colorado Springs. This venue is currently under construction. The Company owns 10% of this variable interest entity and 100% of its voting control and consolidates it into its financials.

 

Hospitality Income & Asset, LLC (“HIA”) was acquired by the Company on April 1, 2022 and owns the land and buildings for which both BBST and BBP currently use from existing lease arrangements. The Company owns 99% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset on the Stones River, LLC (“Stones”) was envisioned as a newly developed fully integrated Notes Live entertainment complex in Tennessee. Construction for did not commence, and in July 2024 Notes Live determined not to pursue the project.

 

GA HIA, LLC (“GAHIA”) is the Colorado-based entity that holds the Company’s Georgia based operations. The Company owns 16% of this variable interest entity and 100% of its voting control and consolidates it into its financials.

 

Notes Live Real Estate and Development, LLC (“NotesRE”) holds title to certain Company real estate assets.

 

Roth’s Seafood and Chophouse, LLC (“Roth Seafood”) is a restaurant adjacent to The Sunset amphitheater. This location is slated to open when construction is completed which is anticipated in 2024.

 

F-29
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 1 — ORGANIZATION AND DESCRIPTION OF BUSINESS (cont.)

 

Sunset Operations, LLC (“Sunset Ops”) is the operating entity that manages the Sunset amphitheater operations and is slated to open when construction is completed which is anticipated in 2024.

 

Notes Hospitality Collection, LLC (“NHC”) is the operating entity that manager the venue rentals and 1,200 additional seating to view the concerts and shows at Sunset Ops and is slated to open when construction is completed which is anticipated in 2024.

 

Sunset Hospitality Collection, LLC (“SHC”) is the entity that owns the venue that includes Roth Seafood and NHC and is currently under construction. The Company owns 69% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset at Broken Arrow, LLC (“Sunset BA”) is a hospitality-focused music venue located in Broken Arrow, OK and has not yet begun construction. The Company owns 92% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Sunset at Mustang Creek, LLC (“Sunset MC”) is a hospitality-focused music venue located in Mustang Creek, OK and has not yet begun construction. The Company owns 85% of this majority-owned subsidiary and 100% of its voting control and consolidates it into its financials.

 

Polaris Pointe Parking, LLC (“PPP”) owns the land for parking at SHC and Sunset Ops and has not yet begun construction.

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Basis of Presentation and Use of Estimates

 

The accompanying financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America (“U.S. GAAP”) and applicable rules and regulations of the U.S. Securities and Exchange Commission (“SEC”). In the opinion of management, these consolidated financial statements reflect all adjustments, which include only normal, recurring adjustments that are necessary to present fairly the Company’s results for the periods presented.

 

Risks and Uncertainties

 

The preparation of the consolidated financial statements in conformity with U.S. GAAP requires management to make estimates and judgements that affect the application of accounting policies and the reported amounts of assets and liabilities and disclosures of contingent assets and liabilities at the date of consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Estimates and assumptions are continuously evaluated and are based on management’s experience and other factors, including expectations regarding future events that are believed to be reasonable under the circumstances. Actual results may differ significantly from these estimates.

 

Significant estimates made by management include, but are not limited to: economic lives of leased assets; impairment assessment of long- lived assets; depreciable lives of property, plant and equipment; useful lives of intangible assets; accruals for contingencies including tax contingencies; valuation allowances for deferred income tax assets; estimates of fair value of identifiable assets and liabilities acquired in business combinations; and estimates of fair value used in the private stock valuations used for equity based compensation and warrants.

 

The Company has been subject to risks and uncertainties as a result of the global COVID-19 pandemic. These include federal, state and local restrictions on restaurants, some of which limited capacity or seating in the dining rooms while others allowed to-go or curbside service only. As of December 31, 2023, our company locations in Colorado and Georgia were operating without restriction.

 

F-30
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Liquidity and Capital Resources

 

The Company has devoted substantially all of its efforts to developing its business plan, raising capital, and opening and operating its restaurants and event venues in Colorado, Georgia, Tennessee, Oklahoma and Texas. The accompanying consolidated financial statements have been prepared on a going concern basis of accounting, which contemplates continuity of operations, realization of assets and liabilities and commitments in the normal course of business.

 

The accompanying consolidated financial statements do not reflect any adjustments that might result if the Company is unable to continue as a going concern. As of the issuance of these financials, management has concluded there is no substantial doubt about the Company’s ability to continue as a going concern for a reasonable period of time. The Company had an accumulated deficit of $17,021,453 and $6,496,980 as of December 31, 2023 and December 31, 2022, respectively and generated negative cash flows from operations of $4,876,172 and $700,748 during the years ended December 31, 2023 and 2022, respectively. These conditions raised substantial doubt about the Company’s ability to continue as a going concern; however, based on management’s plan, as described below, such substantial doubt has been alleviated. The Company believes that cash on hand, and the improved profitability in 2024 from the operating entities in Colorado Springs, Colorado and Gainesville, Georgia, along with the anticipated opening of Sunset Amphitheater in August 2024 will allow the Company to continue its business operations, as well as additional capital raising and debt financing in 2024, will allow the Company to continue its business operations.

 

The Company’s continued implementation of its business plan to add additional locations is dependent on its future engagement in strategic locations, real estate transactions, capital raising, and debt financing. If the Company is unable to enter into strategic transactions, the Company may be required to delay its business plan implementation for future expansion, which would have a material adverse impact on the Company’s growth plan.

 

Principles of Consolidation

 

The accompanying consolidated financial statements include the accounts of the Company and its wholly owned, majority-owned subsidiaries and variable interest entities. For those entities that aren’t wholly-owned by Company, the Company assesses the voting and management control to confirm the Company is the primary beneficiary of the majority-owned subsidiaries and variable interest entities. All intercompany accounts and transactions have been eliminated upon consolidation. Investments for which the Company exercises significant influence but does not have control are accounted for under the equity method. See “Investments in related parties” for further discussion.

 

Fair Value Measurements

 

Fair values have been determined for measurement and/or disclosure purposes based on the following methods. The Company characterizes inputs used in determining fair value using a hierarchy that prioritizes inputs depending on the degree to which they are observable. The levels of the fair value hierarchy are as follows:

 

  Level 1 — fair value measurements are those derived from quoted prices (unadjusted) in active markets for identical assets or liabilities;
     
  Level 2 — fair value measurements are those derived from inputs other than quoted prices included within Level 1 that are observable for the asset or liability, either directly (i.e., as prices) or indirectly (i.e., derived from prices); and
     
  Level 3 — fair value measurements are those derived from valuation techniques that include inputs for the asset or liability that are not based on observable market data (unobservable inputs).

 

F-31
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

The carrying values of cash and cash equivalents, payables and accrued liabilities approximate their fair values because of the short-term nature of these financial instruments. Balances due to and due from related parties do not have specific repayment dates and are payable on demand, thus are also considered current and short-term in nature, hence carrying value approximates fair value and are included in current assets or liabilities.

 

Cash and Cash Equivalents

 

The Company considers all highly liquid debt instruments with original maturities of three months or less to be cash equivalents. As of December 31, 2023 and 2022, the Company did not have any cash equivalents. Cash balances can exceed federally insured limits.

 

Inventories

 

Inventories, consisting principally of food, beverages and supplies, are stated at the lower of cost (determined by the first-in, first-out method) or net realizable value. The Company reviews inventory on a weekly basis and determines if slow-moving or obsolete inventory exists. No allowance is deemed necessary as of December 31, 2023 and 2022.

 

Investments in related parties

 

The Company currently accounts for certain investments using a practical expedient to measure these investments that do not have a readily determinable fair value in accordance with Accounting Standards Codification (“ASC”) 321, Investments — Equity Securities; ASC 325, Investments — Other; ASC 810, Consolidation; and ASC 820, Fair Value Measurement. The investments are initially recognized at cost. Any income or loss from these investments are recognized on the consolidated statements of operations, net of operating expenses. The carrying value of the Company’s investments are assessed for indicators or impairment at each balance sheet date. Under this method of accounting, the investment is derecognized once the Company’s interest in the investment is sold or impaired. Upon sale, any proportionate gain or loss is recognized in the consolidated statement of operations as other income.

 

The Company had one investment during 2022 and 2023, until it disposed of it on December 31, 2023, that it accounted for using the equity method as described in ASC 323, Investments — Equity Method and Joint Ventures where the investment was initially recorded as an asset on the balance sheet at its initial cost. This investment was adjusted each reporting period by the Company through the income statement for the income or loss for its proportionate share of investment. See Note 6 — Investments in Related Parties and Note 7 — Related Party Transactions for further discussion.

 

Property and Equipment

 

Property and equipment are recorded at historical cost net of accumulated depreciation and amortization, write-downs and impairment losses. Property and equipment are recorded as construction in progress until they are placed in service, and are depreciated or amortized once placed in service. Depreciation and amortization are calculated on a straight-line basis over the following periods:

 

The estimated useful lives are:

 

Leasehold improvements  Shorter of lease term or useful life
Furniture, fixtures and equipment  2 – 10 years
Buildings  Up to 40 years

 

Property and equipment costs directly associated with the acquisition, development and construction of a restaurant are capitalized. Expenditures for major improvements and betterments are capitalized while expenditures for maintenance and repairs are expensed as incurred. Upon retirement or disposal of assets, the accounts are relieved of cost and accumulated depreciation and amortization and the related gain or loss are reflected in earnings.

 

F-32
 

 

NOTES LIVE, INC. AND SUBSIDIARIES
Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Intangible Assets

 

Intangible assets with a finite life are recorded at cost and are amortized on a straight-line basis over estimated useful lives. The estimated useful life and amortization method are reviewed at the end of each reporting period, with the effect of any changes in estimate being accounted for on a prospective basis. The Company currently has naming rights that are amortized on a straight-line basis over six years.

 

The Company reviews the carrying values of its intangible assets for impairment whenever events or changes in circumstances indicate that the carrying amount of an asset or asset group might not be recoverable.

 

Impairment Assessment of Long-Lived Assets

 

Long-lived assets are tested for recoverability whenever events or changes in circumstances indicate that its carrying amount may not be recoverable. An evaluation for impairment is performed at the lowest level of identifiable cash flows. An impairment loss is recognized in an amount equal to the excess of the carrying value over the estimated fair value. No impairment loss was recognized during the years ending December 31, 2023 and 2022.

 

Revenue Recognition

 

The Company recognizes revenue in accordance with Financial Accounting Standards Board (“FASB”) ASC 606, Revenue from Contracts with Customers. This ASC requires an entity to allocate the transaction price received from customers to each separate and distinct performance obligation and recognize revenue as these performance obligations are satisfied. The Company recognizes revenue from restaurant sales when food and beverage products are transferred to the customer. Revenue from a venue rental, concert or show is recognized when the event, concert or show occurs. Amounts collected in advance of the event are recorded as deferred revenue until the event occurs. Amounts collected from sponsorship agreements, which are not related to a single event, are classified as deferred revenue and recognized over the term of the agreements as the benefits are provided to the sponsors. As of December 31, 2023, 2022 and 2021, deferred revenue totaled $764,081, $127,291 and $190,580, respectively. In 2023, the Company recognized $125,640 in revenue from its deferred revenue balance at December 31, 2022. In 2022, the Company recognized $145,241 in revenue from its deferred revenue balance at December 31, 2021. There are no refunds or allowance for refunds in accordance with the Company’s reservation policies, which do not allow for, except in limited circumstances.

 

Leases

 

The Company accounts for its leases in accordance with ASC 842, Leases. Under this guidance, arrangements meeting the definition of a lease are classified as operating or financing leases and are recorded in the consolidated balance sheets as both a right-of-use asset and lease liability, calculated by discounting fixed lease payments over the lease term, including any renewal options that are likely to be exercised, at the rate implicit in the lease. Lease liabilities are increased by the principal amount due and reduced by payments each period, and the right-of-use asset is amortized over the lease term. For operating leases, interest on the lease liability and the amortization of the right-of-use asset result in straight-line rent expense over the lease term.

 

In calculating the right-of-use asset and lease liability, the Company elects to combine lease and non-lease components as permitted under ASC 842. The Company excludes short-term leases having initial terms of 12 months or less as an accounting policy election and expenses payments on these short-term leases as they are made.

 

Long-term Licensing Liability

 

The Company accounts for the licensing of its hospitality fire pit suites of Notes Hospitality Collection as a long-term licensing liability. The deposits of $100,000 and fully prepaid licenses of $200,000 are recognized in this account. The amortization of these liabilities will start to be recognized when NHC opens its suites fully after construction is expected to be completed by December 2024 or early 2025.

 

F-33
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Advertising Expenses

 

Advertising costs are expensed as incurred and included in operating expenses in the accompanying consolidated statements of operations. Total advertising expenses were approximately $2,541,156 and $1,008,826 for the years ended December 31, 2023 and 2022, respectively.

 

Debt Issuance Costs

 

Debt issuance costs incurred in connection with the issuance of long-term debt are recorded as reductions of long-term debt and are amortized over the term of the related debt. Amortization of debt issuance costs of $4,544 and $5,074 for the years ended December 31, 2023 and 2022, are included in interest expense in the accompanying consolidated statements of operations.

 

Equity Based Compensation

 

The Company recognizes equity-based compensation expense based on the fair value of the warrants or shares at the time of the grant or issuance. Share-based compensation includes warrants and stock grants issued to the Company’s employees. These may vest immediately or vest evenly up to five years. The exercise price of a warrant is the fair value of the Company’s equity on the date of issuance.

 

Equity Issuance Costs

 

Equity issuance costs represent amounts paid for legal, consulting, and other offering expenses in conjunction with the future raising of additional capital to be performed within one year. These costs are netted against additional paid-in capital as a cost of the stock issuance upon closing of the respective stock placement. During the years ended December 31, 2023 and 2022, equity issuance costs of $24,167 and $297,446 of were netted against stockholders’ equity as a cost of stock issued.

 

Warrants

 

The Company accounts for warrants as either equity-classified or liability-classified instruments based on an assessment of the warrant’s specific terms and applicable authoritative guidance. The assessment considers whether the warrants are freestanding financial instruments, meet the definition of a liability, and whether the warrants meet all the requirements for equity classification, including whether the warrants are indexed to the Company’s own stock and whether the warrant holders could potentially require “net cash settlement” in a circumstance outside of the Company’s control, among other conditions for equity classification. This assessment, which requires the use of professional judgment, is conducted at the time of warrant issuance and as of each subsequent balance sheet date while the warrants are outstanding. For issued or modified warrants that meet all of the criteria for equity classification, the warrants are required to be recorded as a component of stockholders’ equity at the time of issuance.

 

Other Income

 

SBA Shuttered Venue Grant

 

In 2022, the Company secured a Shuttered Venue Operators Grant (the “SVOG”) from The U.S. Small Business Administration (“SBA”) COVID-19 Relief Programs under its assistance program in light of the impact of the COVID-19 pandemic on the Company’s business. Under the terms of the SVOG, recipients are not required to repay the funding as long as funds are used for eligible uses by the dates specified by the program.

 

F-34
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

Income Taxes

 

In 2022 the Company restructured as a corporation and is subject to federal and state income taxes. A proportional share of the Company’s subsidiaries’ provisions are included in the consolidated financial statements. Deferred income tax assets and liabilities are computed for differences between the asset and liability method and financial statement amounts that will result in taxable or deductible amounts in the future. The Company computes deferred balances based on enacted tax laws and applicable rates for the periods in which the differences are expected to affect taxable income.

 

A valuation allowance is recognized for deferred tax assets if it is more likely than not that some portion or all of the net deferred tax assets will not be realized. In making such a determination, all available positive and negative evidence, including future reversals of existing taxable temporary differences, projected future taxable income, tax-planning strategies and results of recent operations is considered. If the Company determines it will be able to realize the deferred tax assets for which a valuation allowance had been recorded, then it will adjust the deferred tax asset valuation allowance, which would reduce the provision for income taxes. The Company evaluates the tax positions taken on income tax returns that remain open and positions expected to be taken on the current year tax returns to identify uncertain tax positions.

 

Unrecognized tax benefits on uncertain tax positions are recorded on the basis of a two-step process in which (1) an assessment is made as to whether it is more likely than not that the tax positions will be sustained on the basis of the technical merits of the position and (2) for those tax positions that meet the more-likely-than-not recognition threshold, the largest amount of tax benefit that is more than 50 percent likely to be realized is recognized. Interest and penalties related to unrecognized tax benefits are recorded in income tax benefit.

 

The Company is a C corporation (“C Corp”), however, the Company’s subsidiaries are limited liability companies (“LLC’s”), filing as individual partnerships. As an LLC, management believes that these companies are not subject to income taxes, and such taxes are the responsibility of the respective members. The subsidiaries’ LLCs are still in place, with the parent company filing as a corporation for 2023 and 2022 and will report its portion on a Form 1120. Prior to the conversion to a C Corp in 2022, the Company filed as an LLC partnership. The expenses to convert to a corporation in 2022 were immaterial and expensed as incurred.

 

Non-controlling Interest

 

The non-controlling interest (“NCI”) represents capital contributions, income and loss attributable to the owners of less than wholly owned consolidated entities and are reported in equity. NCIs are evaluated by the Company and are shown as permanent equity. Net income attributable to NCIs reflects the portion of the net income (loss) of consolidated entities applicable to the NCI shareholders in the accompanying Consolidated Statements of Operations. The net income attributable to NCIs is classified in the Consolidated Statements of Operations as part of consolidated net income and deducted from total consolidated net income to arrive at the net income attributable to the Company.

 

The Company accounts for the change in its ownership interest while it retains its controlling financial interest in its majority-owned subsidiary or variable interest entities as equity transactions. The carrying value of the NCI should be adjusted to reflect the change in its ownership interest in the subsidiary. And differences between the fair value of the consideration received and the amount by which the NCI is adjusted should be recognized in equity attributable to the Company. This may be shown as NCI and as additional paid in capital to the Company when combined agree to the non-controlling issuance of shares as shown in the Consolidated Statement of Change in Stockholders’ Equity.

 

If a change in ownership of a consolidated subsidiary results in a loss of control or deconsolidation, any retained ownership interests are remeasured with the gain or loss reported to net earnings. These may be majority-owned subsidiaries or variable interest entities that the Company has 100% voting control of.

 

F-35
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 2 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (cont.)

 

A summary of the Company’s non-controlling interests for the years ended December 31, 2023 and December 31, 2022 is as follows:

 

 

 

   BBPCO   Notes   GAHIA   HIA   Sunset CO   Sunset TN   Sunset MC   Sunset BA   SHC   Total 
Balance at December 31, 2021   (189,510)   (7,684)                               (197,194)
Net loss attributable to Non-Controlling Interest 1/1/22-4/5/22   11,294        (26,321)       (27,127)                   (42,154)
Conversion from LLC to C Corp               239,348                        239,348 
Net loss attributable to Non-Controlling Interest 4/6/22-12/31/22   33,881        (440,000)   (8,540)   (625,824)   (11,947)               (1,052,430)
Interest in Subsidiaries   3    7,684    7,107,320    395,437    16,050,000    285,000                23,845,444 
Balance at December 31, 2022   (144,332)       6,640,999    626,245    15,397,049    273,053                22,793,014 
Net income (loss) attributable to Non-Controlling Interest 1/1-12/31/23   25,888        76,621    (11,131)   (899,567)       (34,512)   (5,678)   (13,941)   (862,320)
Non-controlling interest issuance of shares           260,355        7,123,273        323,165    52,784    2,067,380    9,826,958 
Distributions to non-controlling
shareholders
           (244,732)   (14,004)       (273,053)               (531,789)
Balance at December 31, 2023   (118,444)       6,733,243    601,110    21,620,755        288,653    47,106    2,053,439    31,225,863 

 

The following table shows the classification and carrying value of assets and liabilities of consolidated VIEs as of December 31, 2023:

 

    BBPCO     GAHIA     HIA     Sunset CO     Sunset TN     Sunset MC     Sunset BA     SHC     Sunset McK     Total  
ASSETS                                                                                     
Cash     409,973       49,643       110,314       1,281,934       52,462       1,657,511       677,742       6,418,199       -       10,657,778  
Property and equipment, net     19,956       10,993,207       11,334,305       13,373,408       3,506,517       120,766       48,988       269,137       -       39,666,284  
Other assets     1,254,602       76,104       733,332       10,008,993       1,795       399,594       -       -       -       12,474,420  
Total assets     1,684,531       11,118,954       12,177,951       24,664,335       3,560,774       2,177,871       726,730       6,687,336       -       62,798,482  
LIABILITIES                                                                                
Accounts payable     35,045       1,103       -       2,168,812       44,270       36,989       47,681       32,308       -       2,366,208  
Accrued expenses     264,979       41,520       192,354       83,293       -       20,962       24,925       -       -       628,033  
Other long-term liabilities     1,054,770       4,336,093       3,404,225       -       3,267,000       -       -       -       -       12,062,088  
Total Liabilities     1,354,794       4,378,716       3,596,579       2,252,105       3,311,270       57,951       72,606       32,308       -       15,056,329  
Stockholders’ Equity & NCI     329,737       6,740,238       8,581,372       22,412,230       249,504       2,119,920       654,124       6,655,028       -       47,742,153  
Total liabilities and equity     1,684,531       11,118,954       12,177,951       24,664,335       3,560,774       2,177,871       726,730       6,687,336       -       62,798,482  

 

Segment Reporting

 

The Company considers our restaurant and event center operations as similar, in close proximity, and have aggregated them into a single reportable segment. Revenue from customers is derived principally from food and beverage services with a portion being served in conjunction with live entertainment. Our chief operating decision maker (the “CODM”) is the Chief Executive Officer. The CODM makes operating performance assessment and resource allocation decisions on a consolidated basis. The CODM does not receive discrete financial information about asset allocation, expense allocation or profitability by product or geography.

 

Recently Adopted Accounting Pronouncements

 

Management does not believe that any recently issued, but not yet effective, accounting pronouncements, if adopted, would have a material effect on the accompanying consolidated financial statements.

 

NOTE 3 — PROPERTY AND EQUIPMENT

 

Property and equipment, net, were as follows:

 

   As of
December 31,
2023
   As of
December 31,
2022
 
Leasehold Improvements  $160,738   $95,577 
Furniture and equipment   4,064,928    1,345,780 
Land and buildings   39,381,977    13,384,885 
Construction in progress   17,678,116    10,894,355 
   $61,285,759   $25,720,597 
Accumulated depreciation   (3,547,996)   (1,737,381)
   $57,737,763   $23,983,216 

 

Depreciation and amortization expense relating to property and equipment for the years ended December 31, 2023 and 2022 were $1,810,516 and $1,176,552, respectively.

 

F-36
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 4 — INTANGIBLES

 

Intangible assets subject to amortization consist of the following:

 

   Useful Life  December 31, 
      2023   2022 
Naming rights  6 years  $400,314   $400,314 
Accumulated amortization      (122,319)   (55,599)
Intangible assets, net     $277,995   $344,715 

 

The asset was put into use in 2023. Amortization expense relating to the intangible assets for the years ended December 31, 2023 and 2022 was $66,720 and $55,599 respectively. The estimated amortization expense for the periods subsequent to December 31, 2023 is as follows:

 

The estimated amortization expense for the periods after December 31, 2023 is as follows:

 

2024   $66,719 
2025    66,719 
2026    66,719 
2027    66,719 
2028    11,119 
    $277,995 

 

NOTE 5 — LEASES

 

The Company leases the properties used for its restaurants and venue space.

 

Through March 31, 2022, the Company leased the land and buildings used in BBST and BBP operations from HIA. On April 1, 2022, the Company purchased a controlling interest in the equity of HIA. Accordingly, the impact of the lease is eliminated in the consolidated financial statements.

 

Notes in Colorado Springs leases its property from 13141 BP, LLC (“13141 BP), a related party (refer to Note 7 — Related Party Transactions footnote for further details). The lease is structured as a triple net (“NNN”) lease, which this type of lease includes costs of maintenance, repairs, operations, taxes and insurance, with annual rents of $90,000 during 2023 and 2022. Base rent increases by 10% every five years through rent escalators in the lease. The initial term of the lease is 10 years with two, five-year renewal options which will give the Company the ability to extend the lease on identical terms and control the property for up to 20 years.

 

The Company leases its office space from an unrelated party. The lease is until November 30, 2029 and escalates in base rent by 1.3% each year.

 

Total rent expense related to leased assets including short-terms leases and variable costs was $1,061,427 and $684,895 for the years ended December 31, 2023 and December 31, 2022, respectively. Total cash paid for rent expense to leased assets was $452,759 and $561,552 for the years ended December 31, 2023 and December 31, 2022.

 

The following table shows balance sheet information related to the operating leases:

 

Balance Sheet Information  Classification  As of December 31, 
      2023   2022 
Assets           
Operating lease right-of-use assets, net  Operating Leases  $3,685,980   $3,939,046 
Liabilities             
Current portion of operating lease liabilities  Operating Leases  $230,952   $437,915 
Long-term portion of operating lease liabilities  Operating Leases   3,646,385    3,658,323 
Total lease liabilities     $3,877,337   $4,096,238 

 

F-37
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 5 — LEASES (cont.)

 

The future minimum lease payments of existing operating lease liabilities are as follows:

 

    As of December 31, 
    2023   2022 
2023   $   $446,664 
2024    449,699    449,699 
2025    452,734    452,734 
2026    477,645    477,645 
2027    480,680    480,680 
2028    483,716    483,716 
Thereafter    3,340,248    3,343,617 
Total lease payments   $5,684,722   $6,134,755 
Less: imputed interest    (1,807,385)   (2,038,517)
Present value of lease liabilities   $3,877,337   $4,096,238 
Weighted-average remaining lease term (years)    13.25    14.35 
Weighted-average discount rate    6.00%   6.00%

 

NOTE 6 — INVESTMENTS IN RELATED PARTIES

 

The Company has non-controlling interest investments in related parties. Accordingly, the Company utilizes the guidance stated in ASC 323, Investments — Equity Method and Joint Ventures to account for applicable transactions. These investments lack readily determinable fair values. Consequently, these investments are accounted for under the practical expedient at cost minus impairment plus any changes in observable price changes from an orderly transaction of similar investments. An adjustment to the recognized value of the investment is not made if there are no identified events or changes in circumstances that may have a significant adverse effect on the fair value. Any income or loss from these investments is recognized in the consolidated statements of operations, net of operating expenses. These investments are reviewed at each balance sheet date for impairment. The activity related to these investments for the years ended December 31, 2023 and December 31, 2022 follows:

 

   Roth
Industries LLC
   Hospitality
Income &
Asset, LLC
   13141
BP, LLC
   1820 Jet
Stream LLC
   War
Hippies LLC
   Total 
Balance at January 1, 2022  $500,000   $116,987   $250,000    500,000       $1,366,987 
Additions, net   50,000                83,020    133,020 
Disposals, net       (116,987)   (250,000)   (500,000)       (866,987)
Net loss attributable to entity                   (7,417)   (7,417)
Balance at December 31, 2022  $550,000   $   $       $75,603   $625,603 
Disposals, net                   (75,603)   (75,603)
Balance at December 31, 2023  $550,000   $   $   $   $   $550,000 

 

NOTE 7 — RELATED PARTY TRANSACTIONS

 

The Company owns 550,000 preferred units or 2.0% of Roth Industries, LLC (“Roth Industries”). The Company’s Chairman and CEO is also the founder, manager and Chairman of Roth Industries and is a significant stockholder of the Company. The Company’s officers and directors are also minority equity owners of Roth Industries. The Company currently accounts for this investment based on ASC 325, Investments — Other, under the cost method. In addition, the Company received funds from Roth Industries, totaling $132,500 and $125,000 during the years ended December 31, 2023 with $0 in receivables and December 31, 2022 with $0 in receivables, respectively, for Roth’s licensing use of the Bourbon Brothers brand in grocery products since the Company holds the exclusive license to use the brand. The amounts received were recorded in other income in the consolidated statements of operations.

 

F-38
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 7 — RELATED PARTY TRANSACTIONS (cont.)

 

On April 1, 2022, the Company purchased 99% of the voting and non-voting units of HIA, from its members. HIA is the entity that owns the land and buildings for BBST and BBP. The Company’s Chairman and CEO is also the founder and manager of HIA. The Company’s officers and directors are also minority equity owners of. The transaction is treated as an asset acquisition and accounted for under ASC 805, Business Combinations. Under this methodology the purchase price is allocated to the acquired asset based on their proportionate fair values. The Company purchased these units of HIA for a total purchase price of $10,383,445. The units of HIA were purchased using a combination of cash and equity. Under terms of the purchase agreement, the Company issued 1,097,616 non-voting units and cash payments of $1,459,937. The Company assumed the mortgage related to the properties that was previously held by HIA.

 

Under the acquisition method of accounting, the total fair value of consideration transferred was allocated as follows as of April 1, 2022:

 

Consideration    
Cash  $1,459,937 
Issuance of shares   8,923,508 
Fair value of consideration  $10,383,445 
Assets acquired and liabilities assumed     
Cash  $249,311 
Fixed assets   13,384,885 
Other non-current assets   36,000 
Intangible assets   400,314 
Lease receivable   385,115 
Accounts payable   (208,429)
Accrued and other current liabilities   (3,671,071)
Non-controlling interests   (192,680)
Net assets acquired  $10,383,445 

 

The Chairman and CEO of the Company is also the founder and manager of 13141 BP. Additionally, the Company owned 9.96% of 13141 BP, LLCs issued and outstanding equity and sold its interest in 13141 BP, LLC to a third party on June 6, 2022, for $250,000. The Company leases property from 13141 BP with annual rent payments of $218,750. The Company had a related party note receivable for the sale of 72,000 Class B Non-Voting shares of the Company as of December 31, 2022, for $36,000, that was received in full on May 31, 2023.

 

The Company owned 9.1% of 1820 Jet Stream, LLC (“Jet Stream”) and 33.3% of the voting units and sold its interest in Jet Stream on June 6, 2022, to a third party for $700,000, realizing a gain on the investment of $200,000 that is recognized as other income in the consolidated statement of operations for the year ended December 31, 2022. Jet Stream’s assets consist of a single real estate holding from which the operating decisions are controlled via the operation agreement and by the property management. The majority tenant of this single real estate holding is Roth Industries, LLC (“Roth”). The Company does not use any of the real estate in its operations. Centennial Standard Real Estate Company, LLC (“Centennial”) is the manager of Jet Stream. Centennial is jointly owned by the Company’s Chairman and CEO and a director of the Company.

 

The Company owned 20% of War Hippies, LLC and sold its interest in War Hippies, LLC on December 31, 2023, to the majority owners of War Hippies, realizing a loss on the investment of $75,603 that is recognized as an other expense in the consolidated statement of operations for the year ended December 31, 2023.

 

F-39
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 8 — DEBT

 

Convertible Promissory Notes

 

During 2021, the Company issued $3,775,000 in convertible promissory notes (the “July 2021 Notes”), net of issuance costs of $190,285. The Company issued an additional $468,807 in January and February of 2022. The July 2021 Notes had a maturity date of July 26, 2026 and bore interest at a rate of 6.0%. The July 2021 Notes were convertible, at the option of the holder, at a fixed conversion price of $2.50 per unit, into non-voting units. The Company elected to extend the maturity date by 384 days (the “Extension”) provided the Company continues to pay the lender interest during that extension period.

 

The promissory notes holders were tendered an offer by the Company and all note holders agreed on February 15, 2022, to convert their promissory notes to Class B units of the Company at a value of $0.50 per unit. The $4,243,807 in promissory notes were converted into 8,487,615 non-voting units. The members also elected for the units to split 1-for-20 on February 15, 2022, which brought the value to $10.00 per unit per the conversion and split price. The Company recognized a loss on the extinguishment of the debt of $3,395,046 for the year ended December 31, 2022.

 

Concurrent with the issuance of the July 2021 Notes, the lenders received 10,000 warrant units for each $100,000 of promissory notes held. A total of 377,500 warrants were issued that provide the holder the option to purchase non-voting units at $2.50 per share, with an additional 46,881 warrants issued in January through February 2022. The warrants expire on July 26, 2024. In accordance with ASC 815-10, Derivatives and Hedging, the warrants were recorded at relative fair value within stockholders’ equity in the accompanying consolidated balance sheets.

 

Economic Injury Disaster Loan

 

On May 4, 2020, the Company executed the standard loan documents required for securing a loan (the “EIDL Loan”) from the SBA under its Economic Injury Disaster Loan assistance program in light of the impact of the COVID-19 pandemic on the Company’s business.

 

Pursuant to the loan agreement, the principal amount of the EIDL Loan is $500,000, with proceeds to be used for working capital purposes. Interest accrues at the rate of 3.75% per annum. Monthly payments of interest only in the amount of $2,437 were to originally commence on May 4, 2021; however, this repayment commencement date was extended by the SBA for 24 months. The EIDL Loan matures 30 years from the date of the note agreement, at which time all remaining unpaid principal and interest are due. JW Roth, CEO and Chairman, personally guarantees this loan agreement. As of December 31, 2023 and 2022, the principal balance of $500,000 remains outstanding.

 

Long-term bank debt

 

On April 1, 2022, when the Company purchased the majority of equity interests of HIA. In this transaction, the Company became a guarantor of HIA’s mortgage on the properties used in BBST and BBP operations. The mortgage accrues interest at 5.5% and matures on July 10, 2031. The balance at December 31, 2023 and 2022 was $3,404,225 and $3,560,160. This mortgage is collateralized by the BBST CO and BBP land and buildings. This mortgage is personally guaranteed by JW Roth.

 

On December 21, 2022, the Company closed on a deed of land with the City of Murfreesboro, Tennessee, for the Company to develop a Bourbon Brothers Smokehouse and Tavern, Boot Barn Hall and an amphitheater on 20.13 acres parcel for $3,267,000. The Company has a loan with the City of Murfreesboro for a total amount of $3,267,000 to be paid in 20 equal installments of $163,880 which will begin when the construction is completed for this location which is anticipated in 2026. The outstanding balance at December 31, 2023 and 2022 was $3,267,000. This loan is collateralized by the 20.13 parcel of land.

 

On May 26, 2022, GAHIA took on a mortgage for the properties used in the BBSTGA and BBPGA operations, with the Company as a guarantor to the mortgage. GAHIA began to draw on this mortgage in early 2023 with the final mortgage amount in place in June 2023. The mortgage accrues interest at 3.95% and matures on May 26, 2043. The balance at December 31, 2023 and 2022 was $4,391,818 and $0. This mortgage is collateralized by the BBSTGA and BBPGA land and buildings. This mortgage is personally guaranteed by JW Roth.

 

F-40
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 8 — DEBT (cont.)

 

Long-term debt consists of the following:

 

   For the period
December 31,
 
   2023   2022 
SBA Economic Injury Disaster Loan  $500,000   $500,000 
Bank loan   11,007,318    6,827,160 
Total   11,507,318    7,327,160 
Less: current maturities   325,245    338,658 
Long-term debt  $11,182,073   $6,988,502 

 

Future maturities of long-term debt as of December 31, 2023 are as follows:

 

2024   $325,245 
2025   $340,337 
2026   $436,878 
2027   $533,682 
2028   $548,811 
Thereafter   $9,322,365 
Total long-term debt   $11,507,318 

 

NOTE 9 — EQUITY

 

Stockholders’ Equity

 

The Company had two membership classes of units while it was a limited liability company, Class A voting and Class B non-voting. The Class A voting and the Class B non-voting units have identical economic rights to participate in dividends and to the assets of the Company, however, the non-voting units do not provide the holder the right to vote on any matters or otherwise participate in the management of the business and affairs of the Company. On April 6, 2022, when the Company filed to convert from a Colorado LLC to a Colorado C Corp, the Company’s Class A membership units became Class A common stock and the Class B membership units became Class B common stock. The Company amended its articles in 2023 to include Class C common stock Except for any difference in voting privileges, or any differing contractual rights or limitations assigned or afforded to a specific series of stock in connection with a merger, acquisition or strategic transaction, the shares of Class A Voting Common Stock, Class B Non-Voting Common Stock, Class C Voting Common Stock, and Class D Voting Common Stock have the same preferences, limitations, and relative rights in all other respects. Each holder of Class A Voting Common Stock shall be entitled to 250 votes per share of Class A Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Each holder of Class C Voting Common Stock shall be entitled to one vote per share of Class C Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Except as required by law, holders of the Class B Non-Voting Common Stock shall have no voting power with respect to their shares of Class B Non-Voting Common Stock and the shares of Class B Non-Voting Common Stock shall not be entitled to vote on any matter submitted to the shareholders.

 

On January 28, 2022, the Company held a special meeting for its members. The members consented that the outstanding convertible promissory note holders may elect to convert their Notes into non-voting units at a price of $0.50 per unit. 100% of the convertible promissory notes elected to convert. The members also elected for the units to split 1-for-20 on February 15, 2022. Additionally, the members elected to allow the exchange of voting units for non-voting units. All voting units were exchanged to non-voting units except 1.1 million units elected to remain as voting units. Post-election on February 15, 2022, and post-split 1-for-20, The Company had 55,000 voting units and 2,136,144 non-voting shares.

 

F-41
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 9 — EQUITY (cont.)

 

In May 2022, the Company began a private placement offering of its Class B shares at $3 per share. As of December 31, 2022, the Company has 275,000 shares of Class A common stock and 18,297,55 shares of Class B common stock issued and outstanding.

 

In 2023, the Company continued the private placement of its Class B shares at $3 per share and sold an additional 4,885,600 Class B shares until August 1, 2023.

 

On August 7, 2023, the Company allowed the shareholders to convert their Class A shares into Class C shares at a 1 to 25 basis and Class B shares into Class C shares at a 1 to 1 basis. The Company has 76,245 shares of treasury stock that it acquired through the acquisition of HIA.

 

On November 3, 3023, the Company and its shareholders effected a forward split of the Class B and Class shares 5-for-1 and increased the authorized shares of Class C up to 50,000,000 at a par value of $0.001. On that same date, the Company began a private placement offering of its Class C shares at $10 per share and sold 207,250 of such shares. As of December 31, 2023, the Company has 1,959,445 shares of Class B common stock and 30,306,030 shares of Class C common stock issued and outstanding.

 

NOTE 10 — EARNINGS PER SHARE

 

Net income (loss) per share is computed by dividing net income (loss) by the weighted average number of shares of common stock outstanding during the period. The Company applies the three-class method in calculating earnings per share. Earnings and losses are shared pro-rata between the three classes of shares. For 2023, the Company has three classes of shares for Class A, Class B and Class C that weighted average number of shares by class and earnings per share by class were calculated of. For 2022, the Company had two classes of shares for Class A and Class B that weighted average number of shares by class and earnings per share by class were calculated of. The calculation of diluted net income per unit includes the effects of the assumed exercise of any outstanding warrants and convertible debt, except during loss periods as the effect would be anti-dilutive. The shares presented are post-conversion from membership units and post-split from the November 8, 2023 split election.

 

The following table sets forth the calculation of earnings per membership unit as presented in the accompanying consolidated statements of operations:

 

   For the Year Ended December 31, 2023 
    Class A    Class B    Class C 
Basic and diluted net income per share of common stock               
Numerator:               
Allocation of net loss  $(53,361)  $(6,514,641)  $(3,956,471)
Denominator:               
Basic and diluted weighted average shares outstanding   136,301    16,640,620    10,106,179 
                
Basic and diluted net loss per share of common stock  $(0.39)  $(0.39)  $(0.39)

 

   For the Year Ended December 31, 2022 
    Class A    Class B    Class C 
Basic and diluted net income per share of common stock               
Numerator:               
Allocation of net loss  $(124,583)  $(6,799,166)  $ 
Denominator:               
Basic and diluted weighted average shares outstanding   275,000    15,008,238     
                
Basic and diluted net loss per share of common stock  $(0.45)  $(0.45)  $ 

 

F-42
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 11 — WARRANTS

 

The Company grants, to certain of its directors and employees, warrants to purchase units of its membership equity. The Company has also issued warrants through the July 2021 Notes offering.

 

Following is a summary of the warrant activities during the year ended December 31, 2023 and December 31, 2022:

 

   Number of
Units
   Weighted
Average
Exercise Price
   Weighted
Average
Grant Date
Fair Value
   Weighted
Average
Remaining
Contractual
Term (in years)
 
Outstanding, January 1, 2022   540,000   $0.11   $      
Granted   2,515,155   $2.31   $4.42      
Exercised   (57,085)  $0.13   $      
Expired and forfeited   (76,670)  $2.00   $      
Outstanding, December 31, 2022   2,921,400   $0.11   $      
Granted   307,500   $3.39   $ 1.87       
Exercised   (68,750)  $6.01   $      
Expired and forfeited   (130,320)  $2.56   $      
Outstanding, December 31, 2023   3,029,830   $2.59   $    3.15 

 

As of December 31, 2023, there was a total of 1,669,124 warrants exercisable with an aggregate intrinsic value of $12,315,939. As of December 31, 2023, the outstanding warrants totaling 3,029,830 had an aggregate intrinsic value of $22,947,615. The equity-based compensation cost, related to warrants included as a charge to operating expenses in the consolidated statements of operations, was $392,520 and $958,680 for the year ended December 31, 2023 and December 31, 2022, respectively. As of December 31, 2023, there was $1,256,243 of unrecognized compensation cost related to non-vested warrants. The cost is expected to be recognized over a weighted-average period of less than five years.

 

The fair value of the warrants was estimated using the Black-Scholes-Merton model using the following inputs:

 

   2023   2022 
Volatility   61.2% to 77.4%    55.0% to 72.5% 
Dividends   0.00%   0.00%
Risk-free rate   1.5% to 5.0%    1.1.% to 4.5% 
Expected Term (years)   3 – 5    3 – 5 

 

Warrants are equity classified, not liability classified, and are not remeasured at fair value.

 

NOTE 12 — INCOME TAXES

 

From the inception of the Company and through December 31, 2021, the Company was taxed as a pass-through partnership entity (a limited liability company) under the Internal Revenue Code and was not subject to federal and state income taxes. Accordingly, no provision had been made. With the conversion of B Entertainment, LLC to Notes Live, Inc., and election to be taxed as a C corporation (The Company applied for this election to be effective January 1, 2022), the Company became subject to U.S. federal income taxes, in addition to state and local income taxes.

 

The change to a C corporation was treated as a change in tax status resulting in the deferred tax effects of such change being recorded to income from continuing operations on the date the C corporation tax election was effective. The Company recorded a $56,314 net deferred tax benefit related to the remeasurement of its U.S. deferred tax assets and liabilities due to the change in tax status. Additionally, the Company performed an analysis of both positive and negative evidence that would support the realizability of the net deferred tax asset as of December 31, 2023 and December 31, 2022. After weighing the objectively verifiable positive and negative evidence, it was determined that a full valuation allowance is necessary as of December 31, 2023 and December 31, 2022.

 

F-43
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 12 — INCOME TAXES (cont.)

 

Components of the provision for income taxes for the year ended December 31, 2023 and December 31, 2022 follows:

 

   2023   2022 
Current benefit  $   $ 
Deferred benefit – conversion to corporation       (56,314)
Change in deferred benefit through December 31   (2,563,120)   (868,621)
Income tax benefit  $(2,563,120)  $(924,935)
Less valuation allowance   2,563,120    924,935 
Provision for income taxes  $   $ 

 

Following the conversion of B Entertainment, LLC to Notes Live, Inc. on April 6, 2022, the Company will begin filing federal and state returns where required.

 

The following table reconciles the statutory income tax rates to actual rates based on income or loss before income taxes as of December 31, 2023 and December 31, 2022:

 

   2023   2022 
   Total   Tax Rate   Total   Tax Rate 
Income tax benefit at federal statutory rate  $(2,391,227)   21.0%  $(1,683,850)   14.8%
Non-controlling interest   181,088    -1.6%  $229,863    -2.0%
Debt issuance costs – debt converted to
equity
       0.0%   38,894    -0.3%
Impact of change in tax status       0.0%   (56,314)   0.5%
Inducement premium on conversion of debt to equity       0.0%   712,960    -6.3%
SBA Shuttered Venue Operators Grant       0.0%   (44,179)   -0.4%
Entertainment and meals   11,025    -0.1%   1,050    0.0%
State and local income taxes net of federal tax benefit   (364,006)   3.2%   (123,359)   1.1%
Valuation allowance   2,563,120    -22.5%   924,935    -8.1%
Provision for income taxes  $    0.0%  $    0.0%

 

The Company recorded a full valuation allowance against its deferred tax assets as of December 31, 2023 and 2022.

 

NOTE 13 — SUBSEQUENT EVENTS

 

The Company has evaluated subsequent events through the date of the issuance of the consolidated financial statements at August 4, 2024 and identified the following:

 

On January 17, 2024, the Company entered into a promissory note (“Note”) with KWO, LLC (“KWO”), to accrue interest at 8.75% per annum, for draws to occur between March to May 2024 to be used towards Sunset construction. Interest is to be paid monthly and the maturity date is one year from the date of the first draw. At any time during the period commencing June 1, 2024 and continuing until the date on which the Note is paid in full, KWO may convert the outstanding Note into Company shares of equivalent value. The Holder of the Note, along with Mr. JW Roth, both personally guarantee the Note at a fee equal to 1% of the promissory note balance. As consideration of the personal guarantees, the Company has granted a three-year warrant to purchase 500,000 Notes Live shares at $10 per share for both the Holder and Mr. Roth.

 

F-44
 

 

NOTES LIVE, INC. AND SUBSIDIARIES

Notes to Consolidated Financial Statements

 

NOTE 13 — SUBSEQUENT EVENTS (cont.)

 

Notes Live and Live Nation Worldwide, Inc. (“Live Nation”) entered into the Live Nation Operating Agreement on January 22, 2024 in connection with the ownership and operation of The Sunset location in Broken Arrow, Oklahoma in the Tulsa market. Pursuant to the Live Nation Operating Agreement, the Company was the owner of The Sunset and Live Nation was the operator. The Company was responsible for constructing The Sunset venue. Live Nation would be responsible for booking acts at and operating the venue. At the end of each show, the net profit would have been split between the parties in accordance with the terms of the agreement. The agreement was for 10 years with two, five-year renewals. However, on August 1, 2024, the Live Nation Operating Agreement was terminated by the parties.

 

On January 29, 2024, the Company announced it executed a definitive merger agreement with Fresh Vine Wine, Inc. (“Fresh Vine”), which was anticipated to close in July 2024. The Transaction would have been an all-stock transaction. Specifically, at the closing of the Transaction, Fresh Vine would issue shares of its common stock to Notes Live shareholders pursuant to a formula intended to allocate existing Fresh Vine stockholders and Notes Live shareholders a percentage of the combined company. After pursuing the Transaction, the parties decided to terminate the definitive merger agreement on July 31, 2024 in accordance with its terms and to cease their efforts towards the contemplated merger.

 

On March 5, 2024, the Company filed Articles of Amendment to its Articles of Incorporation, pursuant to which Notes Live created a class of stock for 60,000,000 shares with a par value of $0.001 per share are denominated as “Class D Voting Common Stock”. Except for any difference in voting privileges, or any differing contractual rights or limitations assigned or afforded to a specific series of stock in connection with a merger, acquisition or strategic transaction, the shares of Class A Voting Common Stock, Class B Non-Voting Common Stock, Class C Voting Common Stock, and Class D Voting Common Stock have the same preferences, limitations, and relative rights in all other respects. Each holder of Class A Voting Common Stock shall be entitled to 250 votes per share of Class A Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Each holder of Class C Voting Common Stock shall be entitled to one vote per share of Class C Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Each holder of Class D Voting Common Stock shall be entitled to one vote per share of Class D Voting Common Stock held of record by such holder on all matters on which shareholders generally are entitled to vote. Except as required by law, holders of the Class B Non-Voting Common Stock shall have no voting power with respect to their shares of Class B Non-Voting Common Stock and the shares of Class B Non-Voting Common Stock shall not be entitled to vote on any matter submitted to the shareholders.

 

On March 12, 2024, the Company entered into a preliminary agreement with the City of McKinney, Texas through a joint effort by the City of McKinney, the McKinney Economic Development Corporation (the “MEDC”), and the McKinney Community Development Corporation (“MCDC”). Pursuant to Notes Live’s public-private partnership with the City of McKinney, Notes Live will develop The Sunset McKinney on a 46-acre tract of land that is owned by the MEDC. Given that one of the MCDC’s strategic initiatives is to support the development of destination-entertainment facilities in McKinney, the MCDC has announced that it expects to make a financial investment in The Sunset McKinney’s development. Notes Live anticipates that construction of The Sunset McKinney will being in late 2024, with the amphitheater expected to be concert-ready in the second quarter of 2026. With a seating capacity of more than 20,000, The Sunset McKinney will be Notes Live’s largest venue to date. For the City of McKinney, partnering with Notes Live to develop The Sunset McKinney will represent a potential investment in the community in excess of $220 million.

 

The Company had additional sales of its private equity offering of its Class C shares through August 5, 2024. The Company raised an additional $28,969,000 for a total of 2,896,900 shares, which all have been exchanged on a one-for-one basis to Class D shares.

 

F-45
 

 

Shares of Common Stock

 

 

Notes Live, Inc.

 

 

 

     
  PRELIMINARY PROSPECTUS  
     

 

 

ThinkEquity

 

 

 

                , 2024

 

 

Through and including             , 2024 (the 25th day after the date of this offering), all dealers effecting transactions in these securities, whether or not participating in this offering, may be required to deliver a prospectus. This is in addition to a dealer’s obligation to deliver a prospectus when acting as an underwriter and with respect to an unsold allotment or subscription.

 

 
 

 

[Resale Prospectus Alternate Cover Page]

 

The information in this prospectus is not complete and may be changed. We may not sell these securities until the registration statement filed with the Securities and Exchange Commission is effective. This prospectus is not an offer to sell these securities, and it is not soliciting an offer to buy these securities, in any jurisdiction where the offer or sale is not permitted.

 

Subject to Completion, dated             , 2024.

 

PRELIMINARY PROSPECTUS

 

[Alternate Pages for Resale Prospectus]

 

 

____ Shares

 

 

Notes Live, Inc.

Class D Voting Common Stock

 

This prospectus (this “Resale Prospectus”) relates to the offer and potential resale (the “Resale Offering”) by the selling shareholders identified herein (the “Selling Shareholders”) of an aggregate of 38,869,067 shares (the “Resale Shares”) of Class D Voting Common Stock, $0.001 par value per share (the “Class D Common Stock ”) of Notes Live, Inc. (the “Company,” “Notes Live,” “we,” or “us”), consisting of: (i) 35,511,898 shares of Class D Common Stock that were issued in March 2024 upon the exchange of certain shares of our Class B Common Stock and Class C Common Stock, which were originally issued in connection with one or more private transactions or offerings of the Company’s equity securities that were originally issued in transactions exempt from compliance with the registration requirements of the Securities Act of 1933, as amended (the “Securities Act”); and (ii) 3,357,169 shares of Class D Common Stock issuable upon the exercise of certain warrants that were issued by the Company.

 

The Selling Shareholders must sell their shares of Class D Common Stock at a fixed price per share of $10.00, which is the per-share price of the shares being offered in our initial public offering (our “IPO”), until such time as our Class D Common Stock is listed on a national securities exchange. Thereafter, the shares offered by this Resale Prospectus may be sold by the Selling Shareholders from time to time in the open market, through privately negotiated transactions, or a combination of these methods, at market prices prevailing at the time of sale or at negotiated prices. By separate prospectus (the “IPO Prospectus”), we have registered an aggregate of 1,000,000 shares of Class D Common Stock, which we are offering for sale to the public through our underwriters.

 

The offering of the Resale Shares by the Selling Shareholders will terminate at the earlier of such time as all of the Resale Shares have been sold pursuant to this registration statement and the date on which it is no longer necessary to maintain the registration of the Resale Shares as a result of such shares being permitted to be offered and resold without restriction pursuant to the provisions of Rule 144 of the Securities Act.

 

We have applied to list our Class D Common Stock on the NYSE American LLC (the “NYSE American”) under the trading symbol “VENU,” which listing is a condition to this Resale Offering.

 

The distribution of the Class D Common Stock by the Selling Shareholders is not subject to any underwriting agreement. We will not receive any proceeds from the sale of the Resale Shares by the Selling Shareholders. We will bear all expenses of registration incurred in connection with this Resale Offering, but all selling and other expenses incurred by the Selling Shareholders will be borne by them. The distribution of securities offered by this Resale Prospectus may be effected in one or more transactions that may take place in ordinary brokers’ transactions, privately negotiated transactions, or through sales to one or more dealers for resale of such securities as principals. Usual and customary or specifically negotiated brokerage fees or commissions may be paid by the Selling Shareholders. No sales of the Resale Shares covered by this Resale Prospectus shall occur until the Class D Common Stock sold in our IPO begins trading on the NYSE American.

 

We are an “emerging growth company” under applicable federal securities laws and will be subject to reduced reporting requirements.

 

Sales of shares of our Class D Common Stock registered in this Resale Prospectus and in the IPO Prospectus will result in two offerings taking place concurrently, which might affect the price, demand, and liquidity of our Class D Common Stock.

 

Investing in our Class D Common Stock involves a high degree of risk. See the “Risk Factors” section beginning on page 13 of this prospectus for a discussion of the factors you should consider before investing in our Class D Common Stock.

 

Neither the Securities and Exchange Commission (the “SEC”) nor any state securities commission has approved or disapproved of these securities or determined if this prospectus is truthful or complete. Any representation to the contrary is a criminal offense.

 

The date of this prospectus is             , 2024.

 

 
 

 

THE OFFERING

 

EXPLANATORY NOTE

 

Concurrent with this Resale Offering, the Company is registering its Class D Common Stock in connection with an IPO of 1,000,000 shares of Class D Common Stock through its underwriters. Sales by shareholders that purchased shares of Class D Common Stock from our IPO may reduce the price of our Class D Common Stock, demand for our shares, and, as a result, the liquidity of your investment.

 

SELLING SHAREHOLDERS

 

This Resale Prospectus relates to the offer and potential resale from time to time by the Selling Shareholders identified herein of up to an aggregate of 38,869,067 Resale Shares, which includes (i) 35,511,898 shares of Class D Common Stock that were originally issued in connection with one or more private transactions or offerings of the Company’s equity securities that were originally issued in transactions that were exempt from compliance with the registration requirements of the Securities Act; and (ii) 3,357,169 shares of Class D Common Stock to be issued upon the exercise of certain warrants issued by the Company.

 

The private offerings through which the Selling Shareholders acquired their securities from the Company were exempt from compliance with the registration requirements of the Securities Act pursuant to the exemptions provided in Section 4(a)(2) thereof and Rules 506(b) and 506(c) of Regulation D promulgated thereunder.

 

The Resale Shares are being registered to permit public sales of the Resale Shares, and the Selling Shareholders may offer the shares for resale from time to time pursuant to this Resale Prospectus. The Selling Shareholders may also sell, transfer, or otherwise dispose of all or a portion of their Resale Shares in transactions exempt from the registration requirements of the Securities Act or pursuant to another effective registration statement covering those shares.

 

The Selling Shareholders may sell some, all, or none of the Resale Shares. We currently have no agreements, arrangements, or understandings with the Selling Shareholders regarding the sale of any of the Resale Shares. Unless otherwise indicated in the footnotes to the table below, no Selling Shareholder has had any material relationship with us or any of our affiliates within the past three years other than as a result of their acquisition of our shares or other securities.

 

 
 

 

We have prepared the following table based on written information furnished to us by or on behalf of the Selling Shareholders. Unless otherwise indicated in the footnotes to the table below, we believe that (i) none of the Selling Shareholders are broker-dealers or affiliates of broker-dealers, and (ii) no Selling Shareholder has direct or indirect agreements or understandings with any person to distribute their Resale Shares. To the extent any Selling Shareholder identified below is, or is affiliated with, a broker-dealer, such Selling Shareholder could be deemed, individually, but not severally, to be an “underwriter” within the meaning of the Securities Act. Information about the Selling Shareholders may change over time.

 

The table below lists the Selling Shareholders and other information regarding each Selling Shareholder’s beneficial ownership of Resale Shares (as determined under Section 13(d) of the Exchange Act and the rules and regulations thereunder). The second column lists the number of Resale Shares beneficially owned by each Selling Shareholder based on its ownership of Resale Shares as of August 1, 2024, assuming the exercise of the Warrants held by the Selling Shareholders on that date, without regard to any limitations on conversions and exercises. The fourth column lists the Resale Shares being offered by this Resale Prospectus by the Selling Shareholders. The fifth column assumes the sale of all of the Resale Shares offered by the Selling Shareholders pursuant to this Resale Prospectus. The percentages in the table reflect the Resale Shares beneficially owned by the Selling Shareholders as a percentage of the total number of shares of Class D Common Stock outstanding as of August 1, 2024. As of such date, 38,869,067 shares of Class D Common Stock were outstanding.

 

Beneficial ownership is determined in accordance with the rules of the SEC, which generally provide that a shareholder has beneficial ownership of a security if such shareholder possesses sole or shared voting or investment power over that security or has the right to acquire such beneficial ownership of such security within 60 days through, for example, the exercise of any option or warrant or the conversion of a security. In computing each Selling Shareholder’s number of beneficially owned shares and percentage ownership, all shares subject to Warrants were deemed outstanding if such Warrants are currently exercisable or would be exercisable within 60 days of August 1, 2024. These shares were not deemed outstanding, however, for the purpose of computing the percentage ownership of any other person or entity. The inclusion in the table below of any shares listed as beneficially owned does not constitute an admission of beneficial ownership by any Selling Shareholder.

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                  
Aaron A Lieber     2,310       2,310                -       *  
Adam Denis Manchon     110,510       110,510       -       *  
Adam Fletcher & Aimee Fletcher Jt Ten     78,750 (9)     78,750       -       *  
Adam Koe     10,000       10,000       -       *  
Addison Clark Mcquigg & Jane E. Mcquigg     5,000       5,000       -       *  
Alan C. Bridges     10,000       10,000       -       *  
Alan Erickson     35,000       35,000       -       *  
Alexander Xavier Stephenson     25,000       25,000       -       *  
Alexa Marriott     1,250       1,250       -       *  
Alicia Hauser     500       500       -       *  
Allen Snyder     25,000       25,000       -       *  
Amelia Iannetta & Eric Gustafson Jt Ten     8,335       8,335       -       *  
Ana L English Living Trust     52,500 (9)     52,500       -       *  
Anastasiia Williams     1,250       1,250       -       *  
Anderson Bennett Holdings Limited Partnership     10,000       10,000       -       *  
Angela L. Stoecker (Inspiring A Better Life) Trust Dtd May 12, 2020     25,000       25,000       -       *  
Anthony Wells & Sandra Wells Jt Ten     10,000       10,000       -       *  
Article Fourth Trust FBO Claude Rolo     7,500       7,500       -       *  
Ashley Williams     19,199 (9)     19,199       -       *  
Azalia Acosta     70       70       -       *  
Balancing Rock LLC     99,200       99,200       -       *  
Barry Todd Robson II     2,500       2,500       -       *  
Barstow Investments LLC     8,335       8,335       -       *  
Benjamin T Williams     215,270       215,270       -       *  
Beryl T Glass Living Trust Dtd January 11 2008     96,055       96,055       -       *  
Better Half Investments LLC     66,250 (9)     66,250       -       *  
Big Bucks No Whammies LLC     114,835       114,835       -       *  
Big R Financing LLC     50,000       50,000       -       *  
Bill Simpson & Loraine Simpson Jt Ten     40,935       40,935       -       *  
Bradford Cheatwood     16,665       16,665       -       *  
Brent N. Allshouse & Jamie Allshouse Jt Ten     875       875       -       *  
Brian Cooper     47,500       47,500       -       *  
Brian K Rochester     52,500 (9)     52,500       -       *  
Brian R Miller & Denise E Miller Jt Ten     17,705       17,705       -       *  
Brian S Cumming     16,665       16,665       -       *  
Bruce A Hoover & Sheryl A Hoover Jt Ten     39,445       39,445       -       *  
Bruce and Sydney Barber Living Trust dtd April 28 2000     167,255       167,255       -       *  
Bryan C Hakola Defined Benefit Plan Fbo Bryan C. Hakola Acct# 9977701     10,000       10,000       -       *  
C-4 Incorporated     10,000       10,000       -       *  
Cameron Parker Fenimore     3,000       3,000       -       *  
Carol Audra Cooper     380,390       380,390       -       *  
Catherine J Sopinski     10,000       10,000       -       *  
Chad Fieber & Candace Fieber Jt Ten     75,000       75,000       -       *  
Chad Hennings     12,500 (3)(9)     12,500       -       *  
Chad Reynolds     28,194       28,194       -       *  
141 Bass Pro LLC     79,175       79,175       -       *  
Chandler Knop     2,500       2,500       -       *  
Charles H Bader Jr     3,095       3,095       -       *  
Charles Hasskamp & Catherine Hasskamp Jt Ten     52,500 (9)     52,500       -       *  
Chloe Hoeft     17,500       17,500       -       *  
Christie Garofolo     52,085       52,085       -       *  
Citius Capital LLC     147,530       147,530       -       *  
Cooper19 Holdings LLC     5,000       5,000       -       *  
Craig and Linda Robinson JT Revocable Trust dtd 3/20/18     10,000       10,000       -       *  
Craig and Carla Thompson Living Trust     10,000       10,000       -       *  
CSL Enterprise LLC     10,000       10,000       -       *  
CSY Investments Ltd Co     52,500 (9)     52,500       -       *  
Curt Stover     13,330       13,330       -       *  
Curtis Ware     10,000       10,000       -       *  

 

 

 

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                      
Dallas Robson     2,500       2,500       -       *  
Dan Johnstone & Sherry Johnstone Jt Ten     241,715       241,715       -       *  
Daniel Emig & Nora Emig Jt Ten     5,900       5,900       -       *  
Daniel K Andrews & Shauna M Andrews Jt Ten     11,805       11,805       -       *  
Daniel Moreland     26,165       26,165       -       *  
Robert Prilika & Danyella Prilika Jt Ten     35,265       35,265       -       *  
Darlene A Beattie     44,260       44,260       -       *  
Darryl Crow & Charlotte Crow Jt Ten     265,000 (9)     265,000       -       *  
David Andrew Graber     835       835       -       *  
David Blickenstaff     52,110       52,110       -       *  
David C Willms TTEE Chest Medicine & Critical Care Med Group Inc 401(k) Profit Sharing Plan U/A dtd 4-1-90     104,510       104,510       -       *  
Ann Lavigne     7,240       7,240       -       *  
David L Lavigne     181,640 (3)     181,640       -       *  
David Matt Morales     105,000 (9)     105,000       -       *  
David P Roy     16,665       16,665       -       *  
David Sondheimer Family GST Investment Trust     171,295       171,295       -       *  
DBR 5x5 Trust     103,335       103,335       -       *  
Dean Stoecker     200,000       200,000       -       *  
Dedicated Capital Advisors LLC     49,510       49,510       -       *  
Denison Family Interests Ltd     113,335       113,335       -       *  
Dennis Corsi     75,000       75,000       -       *  
Dennis J Breneman     52,500 (9)     52,500       -       *  
Dennis J Diamond & Julie E Diamond Jt Ten     16,665       16,665       -       *  
Derrick Cook & Marsha Cook Jt Ten     45,835       45,835       -       *  
Digital Trust LLC fbo Joseph E Musser IRA #CP0035384     10,000       10,000       -       *  
Digital Trust LLC fbo Jackie Yarbrough IRA #CP0035347     1,200       1,200       -       *  
Mark and Deborah Barfield     34,095       34,095       -       *  
DMMS Entertainment LLC     75,000       75,000       -       *  
Donald W Hillman Jr     52,500 (9)     52,500       -       *  
Douglas B Coffman DO PC 401(k)     5,000       5,000       -       *  
Drew Fletemeyer & Jennifer Fletemeyer Jt Ten     50,000       50,000       -       *  
Dwight L Johnson     14,755       14,755       -       *  
Elizabeth R Robbins     5,000       5,000       -       *  
Equity Trust Company as Custodian fbo James Bryant Account 200524276     108,790       108,790       -       *  
Robert V Westfall & Kimberly N Wesfall     101,750       101,750       -       *  
Equity Trust Company Custodian FBO Margaret Edel IRA     14,000       14,000       -       *  
Equity Trust Company Custodian fbo Michelle M Martinez-Collins     16,665       16,665       -       *  
Eric C Tade     875       875       -       *  
Kevin Eldred     78,050       78,050       -       *  
Eric Edstrom     168,935       168,935       -       *  
Erik Drake     5,000       5,000       -       *  
Evan R Harris     29,510       29,510       -       *  
F Steven & Carolyn Blazer Jt Ten     15,000       15,000       -       *  
Faith Hunter Roth     25,000       25,000       -       *  
Fenlason Family Trust     875       875       -       *  
Flying Buffalo LLC     279,810       279,810       -       *  
Fowler Family Living Trust     10,000       10,000       -       *  
Frank J Rauzi and Marilyn R Rauzi Trust     10,000       10,000       -       *  
Fred Hartzler & Pam Hartzler Jt Ten     76,665       76,665       -       *  
Fresh Vine Wine Inc     50,000       50,000       -       *  
Garrett Jobe     26,665       26,665       -       *  
Gary Cox & Katharine Cox Jt Ten     10,235       10,235       -       *  
Gary E Tedder     738,735 (9)     738,735       -       *  
Gary Erickson     37,500       37,500       -       *  
Gayle C White & Sharon White Jt Ten     29,510       29,510       -       *  
George W Tombe     15,000       15,000       -       *  
Glenn W Lodwig Trust     920       920       -       *  
Gregory Brian Collins     6,665       6,665       -       *  
The Kingdom Trust Company, Custodian, FBO Gregory S. Graham Traditional IRA CP0035325     15,000       15,000       -       *  
Gregory Tabuteau & Judith Tabuteau     3,525       3,525       -       *  
Hal R Kenzel     52,110       52,110       -       *  
Hamilton Byrd     5,000       5,000       -       *  
Happy Trails Holding LLC     5,120       5,120       -       *  
Harlee Cagle     2,500       2,500       -       *  
Harshal R Patil     10,000       10,000       -       *  
Heather Atkinson     471,906 (6)(9)     471,906       -       *  
Helen Kathleen Spurgeon     10,000       10,000       -       *  
Helena C Macquire     1,665       1,665       -       *  
Hilary A Titcomb Revocable Trust     16,665       16,665       -       *  
Ian A Koe     15,000       15,000       -       *  
Inspira Financial Trust, LLC For The Benefit Of Larry Pettit Traditional IRA-65T60     5,500       5,500       -       *  
IRA Club, FBO Melissa Hayden IRA     3,110       3,110       -       *  
IRA Club, FBO Jamie Hayden IRA     6,040       6,040       -       *  
Ivan Acosta & Teresa Knox Jt Ten     166,665       166,665       -       *  
Jack Hartzler     171,670       171,670       -       *  
Jacob R Hart     37,500       37,500       -       *  
James C Shaleen Jr & Shari L Shaleen     10,000       10,000       -       *  
James Jerome Anderson     120,000       120,000       -       *  
James L Nelson Jr Trust and Elizabeth A Varney Trust     10,000       10,000       -       *  
James R Bryant & Debra S Bryant Jt Ten     5       5       -       *  
James R Hartzler     66,665       66,665       -       *  
Big House Real Estate LLC     100,000       100,000       -       *  

 

 

 

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                  
Hartzler Commercial Properties LLC     105,000 (9)     105,000       -       *  
Jamie S Gronowski Trust     381,545       381,545       -       *  
Jan E Koe     10,000       10,000       -       *  
Janet Wilson Trust     83,335       83,335       -       *  
Jared Proctor     9,250 (9)     9,250       -       *  
Jason Hartzler     100,000       100,000       -       *  
Jay Brock Matthews     82,915       82,915       -       *  
Jeff Hulsmann     50,000       50,000       -       *  
Jeff Hylton     16,665       16,665       -       *  
Jeff S Wood     8,250 (9)     8,250       -       *  
Jeffrey A Moody & Cheryl Marcus Jt Ten     75,000       75,000       -       *  
Jeffrey Rosenfield     10,000       10,000       -       *  
Jeffrey S Crocker     57,125 (9)     57,125       -       *  
Jerald Hinton     5,000       5,000       -       *  
Jesse Spaeth     875       875       -       *  
Jessica Higgins     60,415       60,415       -       *  
Jeungae Lee     875       875       -       *  
Jimmy N Duke     15,000       15,000       -       *  
Joe V Aldaz Jr     2,000       2,000       -       *  
John D Cinnamon     147,500 (9)     147,500       -       *  
John And Suzi Heap     10,000       10,000       -       *  
John D Curtiss     10,000       10,000       -       *  
John Elefante     2,500       2,500       -       *  
John J Werner     50,000       50,000       -       *  
John Reinhard & Cindy Reinhard Jt Ten     26,250 (9)     26,250       -       *  
John Sherfesee & Pamela J Sherfesee Jt Ten     82,500 (9)     82,500       -       *  
Julia Maguire     10,000       10,000       -       *  
Julie Riley     500       500       -       *  
Jonathan W Cole     5,000       5,000       -       *  
Jose C Zuniga     10,000       10,000       -       *  
Joseph A Jehn     15,000       15,000       -       *  
Joseph Savage     95,000       95,000       -       *  
Joseph V Bisacca     210,035 (9)     210,035       -       *  
Josh Beggs     29,510       29,510       -       *  
Joshua Weisel & Leah Weisel Jt Ten     85,830 (9)     85,830       -       *  
Judd Bryarly     10,000       10,000       -       *  
Julia A Randall     10,000       10,000       -       *  
Justin Larson & Doreen Osborne     10,000       10,000       -       *  
Justine Estein & Jeffrey Estein Jt Ten     58,335       58,335       -       *  
JW Roth     11,567,871 (4)(9)     11,567,871       -       *  
K Five Forever Limited Partnership     75,000       75,000       -       *  
Karen Kosiarek & Greg Kosiarek     100,000       100,000       -       *  
Karl H Fruendt     26,715       26,715       -       *  
Karla Miller     2,500       2,500       -       *  
Katie Seegers     5,000       5,000       -       *  
Kristen Hoskins     6,000       6,000       -       *  
Kasr Properties LLC     82,620       82,620       -       *  
Kevin Landreth     6,000       6,000       -       *  
Kevin P Chalfant     2,500       2,500       -       *  
Kevin Scott & Linda Scott Jt Ten     10,000       10,000       -       *  
Kevyn P & Martha M Sopinski     10,000       10,000       -       *  
Kevin Wall & Kimberly Wall Jt Ten     105,190       105,190       -       *  
KLP Living Trust dtd March 8 2007     35,410       35,410       -       *  
Kristen L Christy     965       965       -       *  
Kevin O’Neil     1,717,352 (9)     1,717,352       -       *  
Kyle W.D. Nelson     875       875       -       *  
Lambros Gianos     33,335       33,335       -       *  
Lance P Eagen Living Trust dtd April 1 2010     96,065       96,065       -       *  
Lane Naffziger and Alexandra Naffziger JTWROS     492,265       492,265       -       *  
Larry And Melanie Lewis Living Trust     75,000       75,000       -       *  
Larry D Overley     176,665       176,665       -       *  
Larry E Shores     3,000       3,000       -       *  
LB Opportunity Fund LP     85,000       85,000       -       *  
LISA BACHMAN     187,085 (9)     187,085       -       *  
Loretta F Lieber     188,350 (9)     188,350       -       *  
LSG Family Trust dtd February 18 2011     14,755       14,755       -       *  
M Eric Worthan     875       875       -       *  
M Milton Robson     75,000       75,000       -       *  
Madison Trust Company Custodian fbo James Mckeithen M22104315     15,670       15,670       -       *  
Manatee Investments LLC     10,000       10,000       -       *  
Marc Bochino     16,665       16,665       -       *  
Mark A Drury     1,250       1,250       -       *  
Mark J Almand & Kathryn L Almand Jt Ten     5,250 (9)     5,250       -       *  
Mark R Tomasulo     91,665       91,665       -       *  
Mark S Hardcastle     54,375       54,375       -       *  
Mark S Skalberg     18,620       18,620       -       *  
Marty Schaefer & Janet Schaefer Jt Ten     2,295       2,295       -       *  
Mary J Coon     4,585       4,585       -       *  
Matthew Charles Mares     69,815       69,815       -       *  
Matthew R Craddock Irrevocable Trust     75,000 (3)     75,000       -       *  
Maverick Ventures One LLC     95,000       95,000       -       *  
Mcardle Family Revocable Living Trust     5,000       5,000       -       *  
Melisa G Silverman     8,335       8,335       -       *  
Melvyn & Linda Tsuda Living Trust dtd December 19 2017     161,290 (9)     161,290       -       *  
Michael & Paula Gould     7,500       7,500       -       *  

 

 

 

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                  
Michael and Mary Thompson Family Trust dtd January 4 2012     14,755       14,755       -       *  
Michael Bradley & Patricia Bradley Jt Ten     41,665       41,665       -       *  
Michael D Maloney & Cheryl E Maloney Jt Ten     47,375       47,375       -       *  
Michael L Parks & Sheri M Parks Jt Ten     5,900       5,900       -       *  
Michael L Shipley     52,500 (9)     52,500       -       *  
Michael P Smith & Carrie R Smith Jt Ten     69,165 (9)     69,165       -       *  
Michael R Martin     785       785       -       *  
Michael R Salter     30,000       30,000       -       *  
Michael Rynbrandt     5,000       5,000       -       *  
Michael Zachar     37,500       37,500       -       *  
Millennium Trust Co LLC Custodian fbo Bryan A Castro IRA #xxxx7746     29,510       29,510       -       *  
James M Mortinsen     194,435       194,435       -       *  
MIP Investment LLC     128,260       128,260       -       *  
Misti C Jobe     691,860       691,860       -       *  
Mitchell D Franks     2,320       2,320       -       *  
Mitchell R Roth     634,146 (3)(9)     634,146       -       *  
MJC Investment Trust     125,000       125,000       -       *  
MLS and PGS Family Trust     191,665       191,665       -       *  
MMM Holdings LLC     83,335       83,335       -       *  
Mocha Investment Partners LLC     52,500 (7)(9)     52,500       -       *  
Mocha Investment Properties LLC     125,000 (7)(9)     125,000       -       *  
Frank Simpson     105,000 (7)(9)     105,000       -       *  
Morgan Snyder     25,000       25,000       -       *  
Mouse LLC     20,000       20,000       -       *  
Murang Pak & Eyrika Pak Jt Ten     100,000       100,000       -       *  
Nathan Harris     29,510       29,510       -       *  
New Direction IRA Inc fbo Steven B Nelson     183,595       183,595       -       *  
NDTCO as Custodian fbo Thomas Stewart IRA     25,000       25,000       -       *  
NDTCO As Custodian fbo Trevor Nolan IRA     31,205       31,205       -       *  
Nicholas F Sommer     10,000       10,000       -       *  
Nicholas Sol & Kelly Sol Jt Ten     75,000       75,000       -       *  
Nick Carter     1,565       1,565       -       *  
Nisa Reyes Howard     15,000       15,000       -       *  
NL Crescendo LLC     75,000       75,000       -       *  
Noel Collins     5,000       5,000       -       *  
Norm Heitmeyer     10,000       10,000       -       *  
P Dale Beggs     29,510       29,510       -       *  
Pacific Premier Trust Custodian fbo Wendy J Warnecke Roth IRA     6,000       6,000       -       *  
Patricia L McGlothlin     16,665       16,665       -       *  
Paul Stanton     875       875       -       *  
Peter R Catalano Jr & Allison S Catalano Jt Ten     8,335       8,335       -       *  
Quintin H O’Connell & Rachael Onstott-O’Connell     2,500       2,500       -       *  
Randall K Gavlik     5,000       5,000       -       *  
Randall S Stejskal & Leslie A Stejskal Jt Ten     59,010       59,010       -       *  
Randy Carruthers & Delna Carruthers Jt Ten     1,319,765       1,319,765       -       *  
Randy R Kilgore     10,000       10,000       -       *  
Rebecca C. McClure & Douglas L. McClure     875       875       -       *  
RD Family LLC     10,000       10,000       -       *  
Richard Burton Fenimore II     53,000       53,000       -       *  
Richard Downing & Nancy Downing Jt Ten     5,000       5,000       -       *  
Robert G Frankis     25,000       25,000       -       *  
Robert K Harris     26,250 (9)     26,250       -       *  
Robert B Mudd     670,374 (5)(9)     670,374       -       *  
Robert Ross & Valerie Ross Jt Ten     82,620       82,620       -       *  
Robert Southard     5,000       5,000       -       *  
Rocky Mountain Development LLC     10,000       10,000       -       *  
Rodney A Lippincott     88,330 (9)     88,330       -       *  
Roger Sung     875       875       -       *  
Roger E Sulhoff Revocable Living Trust     13,125 (9)     13,125       -       *  
Ronald D Robins & Mary J Robins Jt Ten     133,680       133,680       -       *  
Ronald S Doolittle     133,335       133,335       -       *  
Roy P Recker     15,000       15,000       -       *  
Russel A Pitts & Carol J Pitts Jt Ten     11,805       11,805       -       *  
Ryan M Rich     303,790       303,790       -       *  
Ryan Seal     2,500       2,500       -       *  
Ryno Investments LLC     16,665       16,665       -       *  
Sam L Semrow     7,500       7,500       -       *  
Samuel Daniel Williams II Revocable Trust dtd Sept 12 2005     207,155       207,155       -       *  
Samuel Voisin     17,500       17,500       -       *  
Thomas Sandgaard     138,300       138,300       -       *  
Sandra G Evans     29,510       29,510       -       *  
Scott Boe & Kathleen G Boe Jt Ten     50,000       50,000       -       *  
Scott Lee     205,000 (9)     205,000       -       *  
Segura Family Trust     16,665       16,665       -       *  
Seiler Family Partnership LLC     10,000       10,000       -       *  
Shane Depute     4,550 (9)     4,550       -       *  
Shannon James Holzerland Retirement Benefits Trust     10,000       10,000       -       *  
Slee Rd LLC     175,000       175,000       -       *  
Soar Partners LLC     119,165 (8)(9)     119,165       -       *  
South Florida Media Corp     15,000       15,000       -       *  
Southern Development LLC     229,170       229,170       -       *  
Stephen J Schnurr Living Trust     40,940       40,940       -       *  
Steve Cominsky     72,142 (3)(9)     72,142       -       *  
Steven Asakowicz     83,330       83,330       -       *  

 

 

 

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                  
Steven Charles Mares     79,815       79,815       -       *  
Sumitkumar Bhagiya     15,000       15,000       -       *  
Sunshine Advisors LLC     700,000       700,000       -       *  
Surleau Revocable Living Trust     63,595       63,595       -       *  
Susannah Sheridan Stancliff     54,375       54,375       -       *  
Timothy E Wilson     312,500 (9)     312,500       -       *  
Tanya Williams     75,000       75,000       -       *  
Teresa P Barber     29,510       29,510       -       *  
Terry L Bontrager     15,635       15,635       -       *  
Terry L Fisher     21,000       21,000       -       *  
The Barnes Family Revocable Trust     52,500 (9)     52,500       -       *  
The Berendt Sgaggio Trust     35,000       35,000       -       *  
The Catherine M Wilson Trust     20,000       20,000       -       *  
The David and Leslie Brutocao 1999 Trust     10,000       10,000       -       *  
The Entrust Group fbo Hallie Herz IRA #7230023978     12,500       12,500       -       *  
The Innovative Group LLc     29,510       29,510       -       *  
The James Wilson Credit Shelter Trust     20,000       20,000       -       *  
The JDL MCMO Living Trust     5,000       5,000       -       *  
The Jewel Family Living Trust dtd November 26 2022     10,000       10,000       -       *  
The Clint James Roth Living Trust     827,740 (9)     827,740       -       *  
The Kingdom Trust Co Custodian fbo William H Cogan IRA #CP00019587     50,000       50,000       -       *  
The Kingdom Trust CO Custodian FBO Barbara S Debates IRA #CH90022330     20,470       20,470       -       *  
The Kingdom Trust Co Custodian fbo Brian S Cumming IRA #07033797     52,500 (9)     52,500       -       *  
The Kingdom Trust CO Custodian fbo Constance D Smith IRA #718788313     4,510       4,510       -       *  
The Kingdom Trust CO Custodian fbo Craig E Loewenstein Roth IRA CP0034808     16,665       16,665       -       *  
The Kingdom Trust Co Custodian fbo Craig Rouse IRA #07007560     4,510       4,510       -       *  
The Kingdom Trust Co Custodian fbo Daniel Moreland     11,335       11,335       -       *  
The Kingdom Trust Co Custodian fbo Darrell W Johnson IRA #0701876     4,510       4,510       -       *  
The Kingdom Trust Co Custodion FBO David B Blickenstaff IRA #07018358     2,295       2,295       -       *  
The Kingdom Trust Co Custodian FBO Harold R Kenzel IRA #07018336     1,860       1,860       -       *  
The Kingdom Trust Co Custodian fbo Jaime E Bohl IRA #07017896     4,510       4,510       -       *  
The Kingdom Trust Co Custodian fbo Jeffrey Estein IRA #07018779     2,570       2,570       -       *  
The Kingdom Trust Co Custodian fbo Jessica Ott IRA #07018742     2,655       2,655       -       *  
The Kingdom Trust Co Custodian fbo Joey D Broders IRA #07017045     186,050       186,050       -       *  
The Kingdom Trust Co Custodian fbo John D Reinhard IRA #07033787     25,000 (9)     25,000       -       *  
The Kingdom Trust Co Custodian fbo Kristen L Christy IRA #2576320772     2,070       2,070       -       *  
The Kingdom Trust Co Custodian fbo Larry Lewis IRA #CP0034692     225,000       225,000       -       *  
The Kingdom Trust CO Custodian fbo Mark K Hillman IRA #07017890     88,520       88,520       -       *  
The Kingdom Trust Co custodian fbo Martin Salazar IRA #07018366     4,860       4,860       -       *  
The Kingdom Trust Co Custodian fbo Melissa S Cairns IRA #CH00019269     52,500 (9)     52,500       -       *  
The Kingdom Trust Co Custodian fbo Michael Mare IRA #08004324     17,705       17,705       -       *  
The Kingdom Trust Co Custodian fbo Michael R Tuttle IRA #0701872     29,510       29,510       -       *  
The Kingdom Trust Co Custodian fbo Michelyn Stephens IRA #3237193850     9,015       9,015       -       *  
Richard Dean Steward     99,720       99,720       -       *  
The Kingdom Trust Co Custodian fbo Robert Ferrol Macon IRA #CH90004345     52,500 (9)     52,500       -       *  
The Kingdom Trust Co Custodian FBO Ronald D Robins IRA #070198036     34,090       34,090       -       *  
The Kingdom Trust Co Custodian fbo Roy P Recker IRA #CP0034796     60,000       60,000       -       *  
The Kingdom Trust CO Custodian fbo Sean T Lange IRA #72440514     15,955       15,955       -       *  
The Kingdom Trust CO Custodian fbo Serafin Salazar IRA #07007551     21,985       21,985       -       *  
The Kingdom Trust Co Custodian fbo Steve R Rael Jr IRA #07018328     14,755       14,755       -       *  
The Kingdom Trust Co custodian fbo Susan W Johnson IRA #0701877     29,510       29,510       -       *  
The Kingdom Trust Co Custodian fbo Thomas M Bailey IRA #CH90005925     105,000 (9)     105,000       -       *  
The Kingdom Trust Co Custodian fbo Tim M Lewis IRA #CP0034865     33,335       33,335       -       *  
The Kingdom Trust Co Custodian fbo William F Smoldt IRA #07016526     59,015       59,015       -       *  

 

 

 

 

Name of Selling Shareholder   Shares of Common Stock Beneficially Owned Before the Offering (1)     Maximum Number of Shares to be Offered     Shares of Common Stock Beneficially Owned After the Offering (2)     Percentage of Ownership After the Offering  
                  
The Kingdom Trust Co fbo Bruce T Reynolds IRA #07009158     23,745       23,745       -       *  
The Kingdom Trust Co., Custodian Christen Drennan     3,525       3,525       -       *  
The Kingdom Trust Co fbo Constance D Smith IRA #718788313     25,000       25,000       -       *  
The Kingdom Trust Co fbo Craig Rouse IRA #07007560     25,000       25,000       -       *  
The Kingdom Trust Co fbo Darrell W Johnson IRA #07017876     25,000       25,000       -       *  
The Kingdom Trust Co dbo Edward Barber IRA #07008470     8,855       8,855       -       *  
The Kingdom Trust Co fbo Gary Jordan IRA# 07005515     875       875       -       *  
The Kingdom Trust Co fbo Jamie E Bohl IRA #07017896     25,000       25,000       -       *  
The Kingdom Trust Co fbo Kristen L Christy IRA #257632072     10,520       10,520       -       *  
The Kingdom Trust Co., FBO Lance Goudzwaard IRA# 07005515     1,075       1,075       -       *  
The Kingdom Trust Company Custodian FBO Yomaira Whaley IRA CP0035329     20,000       20,000       -       *  
The Kurt and Tanya Rauzi Revocable Trust     103,335       103,335       -       *  
The Leonard and Debra Brutocau 2006 Revocable Trust     10,000       10,000       -       *  
The Morrison Family Revocable Trust     5,000       5,000       -       *  
The Pring Family Living Trust dtd July 19 2022     75,000       75,000       -       *  
The Reibert Family Trust     5,000       5,000       -       *  
The Roth Family Trust     51,020       51,020       -       *  
The Steven and Tammy Brutocao 2012 Revocable Trust     10,000       10,000       -       *  
The Steven Kent Morgan Irrevocable Gifting Trust     20,000       20,000       -       *  
The Whaley Family Trust Dtd 12/23/2002     5,000       5,000       -       *  
Theodore Bachara and Laura Hopper-Bachara     10,000       10,000       -       *  
Thomas C Tsakopulos     5,000       5,000       -       *  
Thomas D Myers     10,000       10,000       -       *  
Thomas W Gay     75,000       75,000       -       *  
Thor Hansen & Elizabeth Hansen Jt Ten     374,360       374,360       -       *  
Thunderback Inc     5,000       5,000       -       *  
Tim Landers & Rebecca Landers Jt Ten     52,500 (9)     52,500       -       *  
Timothy Colleran     6,010       6,010       -       *  
Todd Robson     202,500       202,500       -       *  
Paul Desai & Bharat Desai     875       875       -       *  
Phillip Falender & Lotta Falender     875       875       -       *  
David Paez & Aileen Paez     875       875       -       *  
Thomas Friermood     875       875       -       *  
Treve T Suazo     875       875       -       *  
Trevor C Nolan     5,900       5,900       -       *  
Tribeck Living Trust     91,665       91,665       -       *  
Tyler Augustine     1,250       1,250       -       *  
Tyler Colby Thompson     10,000       10,000       -       *  
Upper Belmont LLC     95,000       95,000       -       *  
Victoria Wynn     16,665       16,665       -       *  
Vincent G Lobdell Sr     25,000       25,000       -       *  
Walter J Gaworecki III     40,000       40,000       -       *  
Warren Knop     136,295       136,295       -       *  
Wayne Intermill     6,000       6,000       -       *  
Whitney Lane Wesenberg     3,000       3,000       -       *  
William A Strickling     85,000       85,000       -       *  
William A Parmelee     10,000       10,000       -       *  
William D Mutch & Megan L Mutch Jt Ten     14,755       14,755       -       *  
Bruce E. Schowengerdt and Sally J. Schowengerdt     10,000       10,000       -       *  
Michael Burke     20,000       20,000       -       *  
Total     38,867,817       38,867,817       -       *  

 

(1) The beneficial ownership of the common stock by the selling stockholders set forth in the table is determined in accordance with Rule 13d-3 under the Exchange Act of 1934, and the information is not necessarily indicative of beneficial ownership for any other purpose. Under such rule, beneficial ownership includes any shares as to which the selling stockholders has sole or shared voting power or investment power and also any shares, which the selling stockholders has the right to acquire within 60 days.
(2) Assumes all shares will be sold in the offering.
(3) David L Lavigne is a director of the Company.
  Chad Hennings is a director of the Company.
  Matthew R Craddock is a director of the Company.
  Mitchell R Roth is a director of the Company.
  Steve Cominsky is a director of the Company.

 

 

 

 

(4) JW Roth is the CEO, Chairman of the Board and a beneficial owner of more than 10% of the Company’s outstanding common stock.
(5) Robert B Mudd is the President and COO of the Company.
(6) Heather Atkinson is the CFO, Secretary, Treasurer and a Director of the Company.
(7) Frank Simpson was a director of the Company through March 13, 2023.
(8) Greg Arend was a director of the Company through December 12, 2023.
(9) Includes shares of common stock underlying an aggregate of 3,357,159 warrants held by the applicable selling stockholder as follows: Adam Fletcher & Aimee Fletcher Jt Ten (3,750 warrant shares); Alexa Marriott (1,250 warrant shares); Alicia Hauser (500 warrant shares); Ana L English Living Trust (2,500 warrant shares); Anastaciia Williams (1,250 warrant shares); Ashley Williams (19,164 warrant shares), Better Half Investments LLC (3,750 warrant shares), Brian K Rochester (2,500 warrant shares), Chad Hennings (12,500 warrant shares); Charles Hasskamp & Catherin Hasskamp Jt Ten (2,500 warrant shares); CSY Investments Ltd Co (2,500 warrant shares); Darryl Crow & Charlotte Crow Jt Ten (2,500 warrant shares); David Matt Morales (5,000 warrant shares); Dennis J Breneman (2,500 warrant shares); Donald W Hillman Jr (2,500 warrant shares); Chloe Hoeft (17,500 warrant shares); Gary E Tedder (202,915 warrant shares); Hamilton Byrd (5,000 warrant shares); Heather Atkinson (325,001 warrant shares); Hartzler Commercial Properties LLC (5,000 warrant shares); Jared Proctor (7,500 warrant shares); Jeff S Wood (5,000 warrant shares); Jeffrey S Crocker (2,720 warrant shares); Jay Brock Matthews (82,915 warrant shares); (John D Cinnamon (2,500 warrant shares); John Reinhard & Cindy Reinhard Jt Ten (1,750 warrant shares); John Sherfesee & Pamela J Sherfesee Jt Ten (2,500 warrant shares); Joseph V Bisacca (1,250 warrant shares); Joshua Weisel & Leah Weisel Jt Ten (2,500 warrant shares); Julia Macguire (10,000 warrant shares); Julie Riley (500 warrant shares); JW Roth (1,216,666 warrant shares); Karla Miller (2,500 warrant shares); Katie Seegers (5,000 warrant shares); Kristen Hoskins (6,000 warrant shares); Kevin O’Neil (500,000 warrant shares); Lisa Bachman (2,500 warrant shares): Loretta F Lieber (5,000 warrant shares); Mark J Almand & Kathryn L Almand Jt Ten (250 warrant shares); Melvyn & Linda Tsuda Living Trust dtd December 19 2017 (2,500 warrant shares); Michael L Shipley (2,500 warrant shares); Michael P Smith & Carrie R Smith Jt Ten (2,500 warrant shares); Mitchell R Roth (284,166 warrant shares); Mocha Investment Partners LLC (2,500 warrant shares); Frank Simpson (105,000 warrant shares); Robert K Harris (1,250 warrant shares); Robert B Mudd (418,499 warrant shares); Rodney A Lippincott (5,000 warrant shares); Roger E Sulhoff Revocable Living Trust (625 warrant shares); Ryan Seal (2,500 warrant shares); Scott Lee (5,000 warrant shares); Shane Depute (3,500 warrant shares); Soar Partners (2,500 warrant shares); Steve Cominsky (5,000 warrant shares); Timothy E Wilson (12,500 warrant shares); The Barnes Family Revocable Trust (2,500 warrant shares); The Clint James Roth Living Trust (5,000 warrant shares); The Kingdom Trust Co Custodian fbo Brian S Cumming IRA #07033797 (2,500 warrant shares); The Kingdom Trust Co Custodian fbo John D Reinhard IRA #07033787 (1,250 warrant shares); The Kingdom Trust Co Custodian fbo Melissa S Cairns IRA #CH00019269 (2,500 warrant shares); The Kingdom Trust Co Custodian fbo Robert Ferrol Macon IRA #CH90004345 (2,500 warrant shares); The Kingdom Trust Co Custodian fbo Thomas M Bailey IRA #CH90005925 (5,000 warrant shares); Tyler Augustine (1,250 warrant shares); and Tim Landers & Rebecca Landers Jt Ten (2,500 warrant shares).

 

 
 

 

USE OF PROCEEDS

 

We will not receive any of the proceeds from the sale of the Resale Shares. The Selling Shareholders will pay any underwriting discounts and commissions and expenses incurred by them for brokerage, accounting, tax, or legal services or any other expenses incurred by them in disposing of the Resale Shares. We will bear all other costs, fees, and expenses incurred in effecting the registration of the Resale Shares covered by this Resale Prospectus, including, without limitation, all registration and filing fees and fees and expenses of our counsel and our accountants.

 

PLAN OF DISTRIBUTION

 

We are registering the Resale Shares to permit the resale of the Resale Shares by the Selling Shareholders from time to time after the date of this Resale Prospectus. We will not receive any of the proceeds from the sale of the Resale Shares. We will pay all expenses (other than discounts, commissions, and transfer taxes, if any) relating to the registration of the Resale Shares in the registration statement of which this Resale Prospectus forms a part.

 

The Selling Shareholders may sell all or a portion of the Resale Shares beneficially owned by them and offered hereby from time to time directly or through one or more underwriters, broker-dealers, or agents. If the Resale Shares are sold through underwriters or broker-dealers, the Selling Shareholders will be responsible for any underwriter discounts or commissions and any applicable transfer taxes. The Resale Shares may be sold in one or more transactions at a price of $[●] per share until our Class D Common Stock is listed on the NYSE American and thereafter at prevailing market prices at the time of the sale, at varying prices determined at the time of sale, or at negotiated prices. These sales may be effected in transactions, which may involve crosses or block transactions, using any one or more of the following methods:

 

  ordinary brokerage transactions and transactions in which the broker-dealer solicits purchasers;

 

  block trades in which the broker-dealer will attempt to sell the securities as agent but may position and resell a portion of the block as principal to facilitate the transaction;

 

  purchases by a broker-dealer as principal and resale by the broker-dealer for its account;

 

  an exchange distribution in accordance with the rules of the applicable exchange;

 

  privately negotiated transactions;

 

  settlement of short sales;

 

  in transactions through broker-dealers that agree with the Non-IPO Selling Shareholder to sell a specified number of such securities at a stipulated price per security;

 

  through the writing or settlement of options or other hedging transactions, whether through an options exchange or otherwise;

 

  a combination of any such methods of sale;

 

  any other method permitted pursuant to applicable law.

 

The Selling Shareholders may also sell shares under Rule 144 under the Securities Act, if available, rather than under this prospectus. In general, a person who has beneficially owned restricted shares of our Class D Common Stock for at least six months, in the event we have been a reporting company under the Securities Exchange Act of 1934, as amended (the “Exchange Act”), for at least 90 days, would be entitled to sell such securities, provided that such person is not deemed to be an affiliate of ours at the time of sale or to have been an affiliate of ours at any time during the three months preceding the sale.

 

The Selling Shareholders may also engage in short sales against the box, puts and calls, and other transactions in our securities or derivatives of our securities and may sell or deliver shares in connection with these trades.

 

Broker-dealers engaged by the Selling Shareholders may arrange for other broker-dealers to participate in sales. Broker-dealers may receive commissions or discounts from the Selling Shareholders (or, if any broker-dealer acts as agent for the purchaser of shares, from the purchaser) in amounts to be negotiated. The Selling Shareholders do not expect these commissions and discounts to exceed what is customary in the types of transactions involved. Any profits on the Resale Shares by a broker-dealer acting as principal might be deemed to be underwriting discounts or commissions under the Securities Act. Discounts, concessions, commissions and similar selling expenses, if any, attributable to the sale of the Resale Shares will be borne by a Selling Shareholder. The Selling Shareholders may agree to indemnify any agent, dealer or broker-dealer that participates in transactions involving sales of the Resale Shares if liabilities are imposed on that person under the Securities Act.

 

 
 

 

In connection with the sale of the Resale Shares, the Selling Shareholders may enter into hedging transactions with broker-dealers, which may in turn engage in short sales of the shares of our Class D Common Stock in the course of hedging in positions they assume. The Selling Shareholders may also sell Resale Shares short and deliver shares of our Class D Common Stock covered by this prospectus to close out short positions and to return borrowed shares in connection with such short sales. The Selling Shareholders may also loan or pledge the Resale Shares to broker-dealers that in turn may sell such shares.

 

The Selling Shareholders may from time to time pledge or grant a security interest in some or all of the Resale Shares owned by them and, if they default in the performance of their secured obligations, the pledgees or secured parties may offer and sell the Resale Shares from time to time under this prospectus after we have filed an amendment to this prospectus under Rule 424(b)(3) or other applicable provision of the Securities Act amending the list of Selling Shareholders to include the pledgee, transferee, or other successors in interest as Selling Shareholders under this prospectus.

 

The Selling Shareholders also may transfer the Resale Shares in other circumstances, in which case the transferees, pledgees, or other successors in interest will be the selling beneficial owners for purposes of this prospectus and may sell the Resale Shares from time to time under this prospectus after we have filed an amendment to this prospectus under Rule 424(b)(3) or other applicable provision of the Securities Act amending the list of Selling Shareholders to include the pledgees, transferees, or other successors in interest as Selling Shareholders under this prospectus. The Selling Shareholders also may transfer and donate the Resale Shares in other circumstances in which case the transferees, donees, pledgees, or other successors in interest will be the selling beneficial owners for purposes of this prospectus.

 

The Selling Shareholders and any broker-dealers or agents that are involved in selling the Resale Shares may be deemed to be an “underwriter” within the meaning of the Securities Act in connection with such sales. In such event, any commissions paid, or any discounts or concessions allowed to, such broker-dealers or agents and any profit realized on the Resale Shares purchased by them may be deemed to be underwriting commissions or discounts under the Securities Act. At the time a particular offering of the Resale Shares is made, a prospectus supplement, if required, will be distributed which will set forth the aggregate amount of Resale Shares being offered and the terms of the offering, including the name or names of any broker-dealers or agents, any discounts, commissions and other terms constituting compensation from the Selling Shareholders and any discounts, commissions or concessions allowed or re-allowed or paid to broker-dealers. Under the securities laws of some states, the Resale Shares may be sold in such states only through registered or licensed brokers or dealers. In addition, in some states the Resale Shares may not be sold unless such shares have been registered or qualified for sale in such state or an exemption from registration or qualification is available and is complied with. There can be no assurance that any Selling Shareholder will sell any or all of the Resale Shares registered pursuant to the registration statement, of which this prospectus forms a part.

 

We are required to pay all fees and expenses incident to the registration of the Resale Shares. Except as provided for indemnification of the Selling Shareholders, we are not obligated to pay any of the expenses of any attorney or other advisor engaged by a Selling Shareholder. We have agreed to indemnify the Selling Shareholders against certain losses, claims, damages, and liabilities, including liabilities under the Securities Act.

 

If we are notified by the Selling Shareholders that any material arrangement has been entered into with a broker-dealer for the sale of the Resale Shares, we will file a post-effective amendment to the registration statement of which this prospectus is a part. If the Selling Shareholders use this prospectus for any sale of the Resale Shares, it will be subject to the prospectus delivery requirements of the Securities Act.

 

 
 

 

The anti-manipulation rules of Regulation M under the Exchange Act may apply to sales of the Resale Shares and activities of the Selling Shareholders, which may limit the timing of purchases and sales of any of the Resale Shares by the Selling Shareholders and any other participating person. Regulation M may also restrict the ability of any person engaged in the distribution of the Resale Shares to engage in passive market-making activities with respect to the Resale Shares. Passive market making involves transactions in which a market maker acts as both our underwriter and as a purchaser of our Class D Common Stock in the secondary market. All of the foregoing may affect the marketability of the Resale Shares and the ability of any person or entity to engage in market-making activities with respect to the Resale Shares.

 

Once sold under the registration statement of which this Resale Prospectus forms a part, the Resale Shares will be freely tradable in the hands of persons other than our affiliates.

 

DETERMINATION OF OFFERING PRICE

 

There currently is no public market for our Class D Common Stock. The Class D Common Stock may be sold in one or more transactions at a price of $[●] per share until our shares are listed on the NYSE American and thereafter at prevailing market prices at the time of the sale, at varying prices determined at the time of sale, or at negotiated prices. See the section of this prospectus entitled “Plan of Distribution” for more information.

 

LEGAL MATTERS

 

The validity of the shares of Class D Common Stock offered hereby will be passed upon for us by Dykema Gossett PLLC, Milwaukee, Wisconsin. Blank Rome LLP has acted as counsel for the underwriters in connection with certain legal matters related to this offering.

 

 
 

 

PART II

 

INFORMATION NOT REQUIRED IN PROSPECTUS

 

Item 13. Other Expenses of Issuance and Distribution

 

The following table sets forth all expenses to be paid by the registrant, other than estimated underwriting discounts and commissions, in connection with this offering. All amounts shown are estimates except for the Securities and Exchange Commission registration fee, the Financial Industry Regulatory Authority (FINRA) filing fee and the exchange listing fee:

 

    Amount
to be Paid
 
Securities and Exchange Commission registration fee   $ [  ]  
FINRA filing fee     [  ]  
NYSE American listing fee       *
Printing and engraving expenses       *
Legal fees and expenses       *
Accounting fees and expenses       *
Transfer agent and registrar fees       *
Miscellaneous       *
         
Total   $   *

 

* To be filed by amendment.

 

Item 14. Indemnification of Directors and Officers

 

Notes Live, Inc. is incorporated under the laws of the State of Colorado. Section 7-109-102(1) of the Colorado Business Corporations Act (the “CBCA”) eliminates or limits a director’s personal liability to a corporation and its stockholders in proceedings brought against the director for its conduct if: (a) the director was acting in good faith; (b) the director reasonably believed that its conduct was (i) in the corporation’s best interests if carried out in the director’s official capacity with the corporation, or (ii) at least not opposed to the corporation’s best interests in all other cases; and (c) if facing criminal proceedings, the director had no reasonable cause to believe its conduct was unlawful. Section 7-109-103 of the CBCA further provides for mandatory indemnification of directors and officers who are successful on the merits or otherwise in litigation.

 

Section 7-109-102(4) of the CBCA, however, limits the extent to which a corporation can indemnify directors if the director is adjudged liable in (1) a derivative proceeding brought by or on behalf of the corporation, in which case the corporation’s indemnification is limited to reimbursing the director for reasonable expenses related to the proceeding if the director otherwise meets the burden for indemnification under Section 7-109-102(1), or (2) a proceeding charging that the director derived an improper personal benefit, whether or not in the director’s official capacity, in which case the corporation is fully prohibited from indemnifying the director.

 

Section 7-109-104 of the CBCA permits a corporation to advance expenses to a director, and Section 7-109-107(1)(c) of the CBCA permits a corporation to indemnify and advance litigation expenses to officers, employees, and agents who are not directors to a greater extent than directors if consistent with law and provided for by the corporation’s bylaws, a resolution of directors or shareholders, or a contract between the corporation and the officer, employee, or agent.

 

Our Bylaws further provide that to the fullest extent permitted by the CBCA, the Company may purchase and maintain insurance, in such amounts and against such risks as the Board deems appropriate, on behalf of any person who is or was a director or officer of the Company or who is or was serving at the Company’s request as a director or officer of any other corporation, partnership, limited liability company, joint venture, trust, or employee benefit plan, against any liability asserted against such person and incurred by such person in any such capacity, or arising out of the status as such, whether or not the Company would have the power to indemnify such person against such liability under the Bylaws.

 

II-1
 

 

The goal of these provisions is to protect a corporation’s directors and officers against, and to limit their potential liability for monetary damages resulting from, suits alleging the director or officer breached its duty of care to the corporation and its shareholders. As a consequence of these provisions, shareholders of the Company will be unable to recover monetary damages against directors or officers for action taken by them that may constitute negligence or gross negligence in the performance of their duties unless such conduct meets the requirements of Colorado law to impose such liability. These provisions, however, do not alter the applicable standards governing a director’s or officer’s fiduciary duty and do not eliminate or limit the right of the Company or any shareholder to obtain an injunction or any other type of non-monetary relief in the event of a breach of fiduciary duty.

 

Pursuant to our Governance Documents and in accordance with the provisions of Section 7-109-102 of the CBCA, no director of the Company will be personally liable to us or our shareholders for monetary damages for any breach of fiduciary duty as a director, except for liability for: (i) any breach of the director’s duty of loyalty to us or our shareholders; (ii) acts or omissions not in good faith or which involve intentional misconduct or a knowing violation of law; or (iii) any transaction from which the director derived an improper personal benefit.

 

In accordance with our Bylaws, the right of each of our directors and officers to indemnification and advancement of expenses will not be exclusive of any other right now possessed or hereafter acquired under any statute, provision of our Governing Documents, agreement, vote of shareholders, or otherwise.

 

In any underwriting agreement we enter into in connection with the sale of the Class D Common Stock being registered hereby, the underwriter will agree to indemnify, under certain conditions, the Company, our directors, our officers, and persons who control us within the meaning of the Securities Act, against certain liabilities.

 

Our Governance Documents do not include any specific indemnification provisions for our officers or directors against liability under the Securities Act. Additionally, insofar as indemnification for liabilities arising under the Securities Act may be permitted to directors, officers, and controlling persons of the Company pursuant to the foregoing provisions, or otherwise, the Company has been advised that in the opinion of the SEC, such indemnification is against public policy as expressed in the Securities Act and is, therefore, unenforceable.

 

Item 15. Recent Sales of Unregistered Securities

 

In the three years preceding the filing of this registration statement, we have issued the following securities that were not registered under the Securities Act:

 

Between July 2021 and February 2022, we issued an aggregate principal amount of $4,243,808 in convertible promissory notes together with warrants exercisable to acquire equity securities of the Company to a total of 39 investors. All investors in the offering were accredited investors, and the promissory notes and warrants were offered and sold in reliance on the exemptions from registration contained in Section 4(a)(2) of the Securities Act and Rule 506(c) promulgated thereunder. All of these promissory notes were subsequently converted into equity securities of the Company in accordance with Section 3(a)(9) of the Securities Act.

 

During calendar year 2022, we granted a total of 2,515,155 warrants exercisable to purchase our equity securities for compensatory purposes. These warrants were issued for compensatory purposes (in lieu of options or other forms of equity awards) and, in substantially all cases, vest ratably over a four-year term. To the extent warrant grants constitute an offer or sale under the Securities Act, they are granted in reliance on the exemption from registration contained in Section 4(a)(2) of the Securities Act.

 

Between June 2022 and June 2023, we issued an aggregate of 1,219,455 shares of common stock in a private offering to a total of 135 accredited investors. The shares were offered and sold in reliance on the exemptions from registration contained in Section 4(a)(2) of the Securities Act and Rule 506(c) promulgated thereunder.

 

II-2
 

 

During calendar year 2023, we granted a total of 307,500 warrants exercisable to purchase our equity securities for compensatory purposes. These warrants were issued for compensatory purposes (in lieu of options or other forms of equity awards) and, in substantially all cases, vest ratably over a four-year term. To the extent warrant grants constitute an offer or sale under the Securities Act, they are granted in reliance on the exemption from registration contained in Section 4(a)(2) of the Securities Act.

 

Between December 2023 and July 2024, we issued an aggregate of 2,852,250 shares of common stock in a private offering to a total of 151 accredited investors. The shares were offered and sold in reliance on the exemptions from registration contained in Section 4(a)(2) of the Securities Act and Rule 506(c) promulgated thereunder.

 

In January 2024, we issued a convertible promissory note to a single accredited investor. In consideration for that investor and Mr. Roth each serving as a guarantor of that promissory note, the Company issued to the investor and Mr. Roth a warrant exercisable to purchase 500,000 shares of our common stock. These issuances were effected in reliance on the exemptions from registration contained in Section 4(a)(2) of the Securities Act and Rule 506(c) promulgated thereunder.

 

In January 2024, we issued a consultant 700,000 shares of our common stock in consideration for services rendered to the Company. The shares were offered and sold in reliance on the exemptions from registration contained in Section 4(a)(2) of the Securities Act and Rule 506(b) promulgated thereunder.

 

Between January 1, 2024 and July 31, 2024, we granted a total of 1,280,250 warrants exercisable to purchase our equity securities for compensatory purposes. These warrants were issued for compensatory purposes (in lieu of options or other forms of equity awards) and, in substantially all cases, vest ratably over a four-year term. To the extent warrant grants constitute an offer or sale under the Securities Act, they are granted in reliance on the exemption from registration contained in Section 4(a)(2) of the Securities Act.

 

In each transaction in which we relied on Section 4(a)(2) of the Securities Act and/or Rule 506(b) promulgated thereunder, we did not engage in any general solicitation or advertising, and we offered the securities to a limited number of persons with whom we had pre-existing relationships. We exercised reasonable care to ensure that the purchasers of securities were not underwriters within the meaning of the Securities Act, including making reasonable inquiry prior to accepting any subscription, making written disclosure regarding the restricted nature of the securities, and placing a legend on the certificates representing the shares. In each case, the offerees were provided with a subscription agreement detailing the restrictions on transfer of the shares and eliciting their investment intent. Further, stop-transfer restrictions were placed with our transfer agent and a restrictive legend was placed on the certificate in connection with these offerings. In addition, sales in the transactions exempt under Rule 506(b) were made exclusively to what the Company reasonably believed were accredited investors as defined in Rule 501 of the Securities Act. The recipients of securities in each of these transactions acquired the securities for investment purposes only and not with a view to or for sale in connection with any distribution thereof.

 

In cases where we relied on Rule 506(c) promulgated under the Securities Act, we received information and documentation sufficient to verify that each investor qualified as an accredited investor.

 

No underwriters were involved in the above transactions.

 

Item 16. Exhibits and Financial Statement Schedules

 

(a) Exhibits

 

See the Exhibit Index immediately preceding the signature page hereto for a list of exhibits filed as part of this registration statement on Form S-1, which Exhibit Index is incorporated herein by reference.

 

(b) Financial Statement Schedules

 

Schedules not listed have been omitted because the information required to be set forth therein is not applicable, not material or is shown in the financial statements or notes thereto.

 

II-3
 

 

Item 17. Undertakings

 

The undersigned registrant hereby undertakes to provide to the underwriters at the closing specified in the underwriting agreement certificates in such denominations and registered in such names as required by the underwriters to permit prompt delivery to each purchaser.

 

Insofar as indemnification for liabilities arising under the Securities Act of 1933, as amended (the “Act”), may be permitted to directors, officers and controlling persons of the registrant pursuant to the foregoing provisions or otherwise, the registrant has been advised that in the opinion of the Securities and Exchange Commission such indemnification is against public policy as expressed in the Act and is, therefore, unenforceable. In the event that a claim for indemnification against such liabilities (other than the payment by the registrant of expenses incurred or paid by a director, officer or controlling person of the registrant in the successful defense of any action, suit or proceeding) is asserted by such director, officer or controlling person in connection with the securities being registered, the registrant will, unless in the opinion of its counsel the matter has been settled by controlling precedent, submit to a court of appropriate jurisdiction the question whether such indemnification by it is against public policy as expressed in the Act and will be governed by the final adjudication of such issue.

 

The undersigned registrant hereby undertakes that:

 

  (1) For purposes of determining any liability under the Act, the information omitted from the form of prospectus filed as part of this registration statement in reliance upon Rule 430A and contained in a form of prospectus filed by the registrant pursuant to Rule 424(b)(1) or (4) or 497(h) under the Securities Act shall be deemed to be part of this registration statement as of the time it was declared effective.

 

  (2) For the purpose of determining any liability under the Act, each post-effective amendment that contains a form of prospectus shall be deemed to be a new registration statement relating to the securities offered therein, and this offering of such securities at that time shall be deemed to be the initial bona fide offering thereof.

 

II-4
 

 

EXHIBIT INDEX

 

Exhibit Number   Description
2.1+   Form of Underwriting Agreement between Notes Live, Inc. and ThinkEquity LLC
3.1   Statement of Conversion of B Entertainment LLC, dated April 6, 2022
3.2   Articles of Incorporation of Notes Live, Inc., dated April 6, 2022 (the “Articles of Incorporation”)
3.3   Articles of Amendment to the Articles of Incorporation, dated October 25, 2022
3.4   Articles of Amendment to the Articles of Incorporation, dated November 3, 2023
3.5   Articles of Amendment to the Articles of Incorporation, dated November 15, 2023
3.6   Articles of Amendment to the Articles of Incorporation, dated March 5, 2024
3.7   Statement of Trade Name of a Reporting Entity, dated June 6, 2023, for “VENU Holding Corporation”
3.8   Bylaws of Notes Live, Inc., dated April 5, 2022
4.1+   Form of Representative’s Warrant to be issued to ThinkEquity LLC
4.2   Notes Live, Inc. Form of Compensatory Warrant
5.1+   Opinion of Dykema Gossett PLLC
10.1 #   Notes Live, Inc. 2023 Omnibus Incentive Compensation Plan
10.2 #   Employment Agreement dated June 6, 2023 between Notes Live, Inc. and J.W. Roth
10.3+   Form of Indemnification Agreement to be entered into by Notes Live, Inc. and each of its officers and directors
10.4   Form of Stock Conversion and Leak-Out Agreement between Notes Live, Inc. and certain holders of the Common Stock of Notes Live, Inc. named therein
10.5 #   Chapter 380, Grant, and Development Agreement between City of McKinney, Texas, McKinney Economic Development Corporation, McKinney Community Development Corporation, and Notes Live, Inc., dated April 16, 2024
10.6   TAD Development Agreement between GA HIA, LLC and the City of Gainesville, Georgia, dated September 12, 2022
10.7   Economic Development Agreement between Sunset at Broken Arrow, LLC, Broken Arrow Economic Development Authority, and City of Broken Arrow, Oklahoma, dated October 3, 2023
10.8   First Amendment to Economic Development Agreement between Sunset at Broken Arrow, LLC, Broken Arrow Economic Development Authority, and City of Broken Arrow, Oklahoma, dated January 31, 2024
10.9   Second Amendment to Economic Development Agreement between Sunset at Broken Arrow, LLC, Broken Arrow Economic Development Authority, and City of Broken Arrow, Oklahoma, dated February 20, 2024
10.10   Third Amendment to Economic Development Agreement between Sunset at Broken Arrow, LLC, Broken Arrow Economic Development Authority, and City of Broken Arrow, Oklahoma, dated March 5, 2024
10.11   Fourth Amendment to Economic Development Agreement between Sunset at Broken Arrow, LLC, Broken Arrow Economic Development Authority, and City of Broken Arrow, Oklahoma, dated March 5, 2024
10.12   Purchase and Sales Agreement between Sunset at Broken Arrow, LLC and City of Broken Arrow, Oklahoma, dated March 6, 2024
10.13 †   Exclusive Operating Agreement dated June 14, 2023 by and between AEG Presents – Rocky Mountains, LLC and Notes Live, Inc.
10.14 †   Exclusive Operating Agreement dated January 22, 2024 by and between Live Nation Worldwide, Inc. and Notes Live, Inc.
10.15   $10,000,000 Promissory Note of Notes Live, Inc., dated January 17, 2024, payable to Notes Real Estate And Development, LLC,

 

II-5
 

 

10.16   Deed of Trust dated January 2024, between Notes Live Real Estate And Development, LLC and the Public Trustee for the benefit of KWO, LLC
10.17   Guarantees Fee Agreement dated February 2024 by and between Notes Live, Inc. and J. W. Roth
10.18   Lease Agreement between Bourbon Brothers, LLC and Bourbon Brothers Smokehouse and Tavern Colorado Springs, LLC d/b/a Southern Hospitality Southern Kitchen, LLC, dated May 29, 2013
10.19   First Amendment to Lease Agreement between Bourbon Brothers, LLC, Bourbon Brothers Southern Kitchen Colorado Springs, LLC, and Bourbon Brothers Holding Corporation, dated June 1, 2014
10.20   Assignment and Transfer of Lease Agreement between Bourbon Brothers, LLC d/b/a Hospitality Income & Asset, LLC, Bourbon Brothers Smokehouse and Tavern CS, LLC, Art Dimensions, Inc. d/b/a Southern Concepts Restaurant Group, Inc., and Bourbon Brothers Smokehouse and Tavern Colorado Springs, LLC d/b/a Southern Hospitality Southern Kitchen, LLC, dated March 27, 2017
10.21   Lease Agreement between Hospitality Income & Asset, LLC and Bourbon Brothers Presents, LLC, dated October 23, 2018
10.22   First Amendment to Lease Agreement between Hospitality Income & Asset, LLC and Bourbon Brothers Presents, LLC, dated April 1, 2022
10.23   Lease Agreement between GA HIA, LLC and Bourbon Brothers Smokehouse and Tavern GA, LLC, dated April 7, 2022
10.24   Loan Authorization and Agreement dated May 4, 2020 between Bourbon Brothers Entertainment LLC and U.S. Small Business Administration
10.25   Commercial Promissory Note dated May 26, 2022 delivered by GA HIA, LLC in favor of Pinnacle Bank
10.26   Unlimited Continuing Guaranty by Jay William Roth as guarantor of the obligations of GA HIA, LLC in favor of Pinnacle Bank
10.27   Change in Terms Agreement between GA HIA, LLC and Pinnacle Bank, dated December 28, 2022
10.28   Commercial Construction to Permanent Loan Agreement between GA HIA, LLC and Pinnacle Bank, dated December 28, 2022
10.29   Agreement for Purchase and Sale of Real Property between Northgate Properties, LLC and Notes Live Real Estate and Development, LLC, dated March 14, 2023
10.30   Agreement for Purchase and Sale of Real Property between Northgate Properties, LLC and Notes Live Real Estate and Development, LLC, dated April 14, 2023
10.31   Purchase and Sale Agreement between GA HIA, LLC and the Gainesville Redevelopment Authority, dated June 22, 2021
10.32   Lease Agreement between 13141 BP, LLC and Buttermilk Eatery LLC, dated January 20, 2020
10.33   Change in Terms Agreement between Hospitality Income & Asset, LLC and Integrity Bank & Trust, dated July 1, 2021
10.34   Unsecured Promissory Note delivered by Notes Live, Inc. in favor of The Sunset Amphitheater LLC, dated March 15, 2023
10.35   Sublease Agreement between The Sunset Amphitheater LLC and Sunset Operations, LLC, dated June 1, 2023
10.36   Assignment and Assumption of Leases between GA HIA, LLC and Matthew R. Craddock, as Trustee under the Matthew R. Craddock Irrevocable Trust Dated November 5, 2020
10.37   Commercial Construction to Permanent Loan Agreement between GA HIA, LLC and Pinnacle Bank, as guaranteed by Jay William Roth, dated May 26, 2022
10.38   Limited Continuing Guaranty by Matthew R. Craddock Irrevocable Trust in favor of Pinnacle Bank, dated December 28, 2022
10.39   Limited Continuing Guaranty by Old Mill, LLC in favor of Pinnacle Bank, dated December 28, 2022
10.40   Licensing Agreement between Notes Live, Inc. and Roth Premium Foods, LLC, dated May 18, 2022
10.41   Marketing and Consulting Services Agreement between Notes Live, Inc. and Chad Hennings, dated January 25, 2023
10.42   Ticketing Services Agreement between Notes Live, Inc. and AXS Group LLC, dated May 1, 2023
10.43   First Amendment to Ticketing Services Agreement between Notes Live, Inc. and AXS Group LLC, dated March 29, 2024
10.44   Second Amendment to Ticketing Services Agreement between Notes Live, Inc. and AXS Group LLC, dated March 29, 2024
10.45   Purchase and Sale Agreement between Notes Live, Inc. and the City of El Paso, Texas, dated June 24, 2024
10.46   Chapter 380 Economic Development Program Agreement between Notes Live, Inc. and the City of El Paso, Texas, dated July 2, 2024
10.47 †   Naming and Sponsorship Rights Agreement between Sunset Operations, LLC and Mountain States FDAF, dated May 15, 2024
14.1+   Code of Business Conduct and Ethics
21.1   List of Subsidiaries of Notes Live, Inc.
23.1+   Consent of Dykema Gossett PLLC
23.2   Consent of Grassi & Co., CPAs, P.C., independent registered public accounting firm
24.1   Power of Attorney (reference is made to the signature page to the Registration Statement)
107   Filing Fee Table

 

+ To be filed by amendment.
# Management contract or compensatory plan
Certain portions of this exhibit have been omitted because they are both (i) not material and (ii) would be competitively harmful if publicly disclosed.

 

II-6
 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Act of 1933, the registrant has duly caused this Registration Statement to be signed on its behalf by the undersigned, thereunto duly authorized, in the city of Colorado Springs, Colorado, on August 5, 2024.

 

  Notes Live, Inc.
     
  By: /s/ JW Roth
    JW Roth
    Co-Founder, Chief Executive Officer, and Chairman

 

POWER OF ATTORNEY

 

Each of the undersigned officers and directors of Notes Live, Inc. hereby constitutes and appoints JW Roth and Heather Atkinson and each of them, as such person’s true and lawful attorneys-in-fact and agents, with full power of substitution and resubstitution, for such person and in such person’s name, place, and stead, in any and all capacities, to sign any and all amendments (including pre- or post-effective amendments) to this Registration Statement, and to sign any registration statement for the same offering covered by this Registration Statement that is to be effective upon filing pursuant to Rule 462 promulgated under the Securities Act of 1933, as amended, and to file the same, with all exhibits thereto, and other documents in connection therewith, with the Securities and Exchange Commission, granting unto said attorneys-in-fact and agents, and each of them, full power and authority to do and perform each and every act and thing requisite and necessary to be done in connection therewith and about the premises, as fully to all intents and purposes as such person might or could do in person, hereby ratifying and confirming all that said attorneys-in-fact and agents, or any of them, or their or such person’s substitute or substitutes, may lawfully do or cause to be done by virtue hereof.

 

Pursuant to the requirements of the Securities Act of 1933, this Registration Statement has been signed by the following persons in the capacities and on the dates indicated:

 

Signature   Title   Date
         

/s/ JW Roth

  Chief Executive Officer, Chairman, and Director (Principal Executive Officer)   August 5, 2024
JW Roth        
         

/s/ Heather Atkinson

  Chief Financial Officer, Secretary, Treasurer, and Director   August 5, 2024
Heather Atkinson        
       

/s/ Robert Mudd

  President and Chief Operating Officer   August 5, 2024
Robert Mudd        
         

/s/ Mitchell Roth

  Director   August 5, 2024
Mitchell Roth        
         

/s/ Steve Cominsky

  Director   August 5, 2024
Steve Cominsky        
         

/s/ Matt Craddock

  Director   August 5, 2024
Matt Craddock        
         

/s/ Chad Hennings

  Director   August 5, 2024
Chad Hennings        
         

/s/ Dave Lavigne

  Director   August 5, 2024
Dave Lavigne        

 

II-7

 

 

Exhibit 3.1

 

 

 
 

 

 

 

 

 

Exhibit 3.2

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit 3.3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit 3.4

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit 3.5

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit 3.6

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Exhibit 3.7

 

 

 

 

 

 

 

 

 

Exhibit 3.8

 

BYLAWS

 

OF

 

NOTES LIVE, INC.

 

These Bylaws set forth the Bylaws of Notes Live, Inc., a Colorado corporation (the “Corporation”), as adopted by action of the Board of Directors of the Corporation (the “Board of Directors”) effective as of April 5, 2022.

 

ARTICLE I
Shareholders

 

Section 1.1 Annual Meetings. An annual meeting of shareholders shall be held for the election of directors on a date and at a time and place either within or without the State of Colorado fixed by resolution of the Board of Directors. Any other proper business may be transacted at the annual meeting, except as limited by any notice or other requirements under the Colorado Business Corporation Act (the “Act”).

 

Section 1.2 Special Meetings. Special meetings of the shareholders may be called at any time by the Board of Directors or the holders of shares entitled to cast not less than 25% of the votes at the meeting, such meeting to be held on a date and at a time and place either within or without the State of Colorado as may be stated in the notice of the meeting.

 

Section 1.3 Notice of Meetings. Whenever shareholders are required or permitted to take any action at a meeting a written notice of the meeting shall be given not less than ten (10) nor more than sixty (60) days before the date of the meeting to each shareholder entitled to vote thereat. Such notice shall state the place, date and hour of the meeting, and (i) in the case of a special meeting, the general nature of the business to be transacted, and no other business may be transacted, or (ii) in the case of the annual meeting, those matters which the Board of Directors, at the time of the mailing of the notice, intends to present for action by the shareholders. The notice of any meeting at which directors are to be elected shall include a list of the names of the nominees intended at the time of the mailing of the notice to be presented by the Board of Directors for election.

 

Notice of a shareholders’ meeting or any report shall be given either personally or by first-class mail or other means of written communication (including electronic communication), addressed to the shareholder at the address of such shareholder appearing on the books of the Corporation or given by the shareholder to the Corporation for the purpose of notice. The notice shall be deemed to have been given at the time when delivered personally or deposited in the mail or sent by other means of written communication.

 

Section 1.4 Adjournments. When a shareholders’ meeting is adjourned to another time or place, except as otherwise provided in this Section 1.4, notice need not be given of any such adjourned meeting if the time and place thereof are announced at the meeting at which the adjournment is taken. At the adjourned meeting the Corporation may transact any business which might have been transacted at the original meeting. If the adjournment is for more than 45 days or if after the adjournment a new record date is fixed for the adjourned meeting, a notice of the adjourned meeting shall be given to each shareholder of record entitled to vote at the meeting.

 

 

 

 

Section 1.5 Validating Meeting of Shareholders; Waiver of Notice. The transactions of any meeting of shareholders, however called and noticed, and wherever held, are as valid as though had at a meeting duly held after regular call and notice, if a quorum is present either in person or by proxy, and it either before or after the meeting, each of the persons entitled to vote, not present in person or by proxy, signs a written waiver of notice or a consent to the holding of the meeting or an approval of the minutes thereof. All such waivers, consents and approvals shall be filed with the corporate records or made a part of the minutes of the meeting. Attendance of a person at a meeting shall constitute a waiver of notice of and presence at such meeting, except when the person objects, at the beginning of the meeting, to the transaction of any business because the meeting is not lawfully called or convened and except that attendance at a meeting is not a waiver of any right to object to the consideration of matters required by law to be included in the notice but not so included, if such objection is expressly made at the meeting. Neither the business to be transacted at nor the purpose of any regular or special meeting of shareholders need be specified in any written waiver of notice, consent to the holding of the meeting or approval of the minutes thereof, except as required by the Act.

 

Section 1.6 Quorum. One-third of the shares entitled to vote, represented in person or by proxy, shall constitute a quorum at a meeting of the shareholders. The shareholders present at a duly called or held meeting at which a quorum is present may continue to transact business until adjournment notwithstanding the withdrawal of enough shareholders to leave less than a quorum, if any action taken (other than adjournment) is approved by at least a majority of the shares required to constitute a quorum. In the absence of a quorum, any meeting of shareholders may be adjourned from time to time by the vote of a majority of the shares represented either in person or by proxy, but no other business may be transacted, except as provided in this Section 1.6.

 

Section 1.7 Organization. Meetings of shareholders shall be presided over by the Chairman of the Board of Directors, if any, or in the absence of the Chairman of the Board of Directors by the Vice Chairman of the Board of Directors, if any, or in the absence of the Vice Chairman of the Board of Directors by the Chief Executive Officer, or in the absence of the foregoing persons by a chairman designated by the Board of Directors, or in the absence of such designation by a chairman chosen at the meeting. The Secretary, or in the absence of the Secretary, an Assistant Secretary, shall act as secretary of the meeting, or in their absence the chairman of the meeting may appoint any person to act as secretary of the meeting.

 

Section 1.8 Voting. Except as otherwise provided in the articles of incorporation, each outstanding share, regardless of class, shall be entitled to one vote on each matter submitted to a vote of shareholders. As of the date of these bylaws the articles of incorporation of the Corporation provide for Voting Common Stock and Non-Voting Common Stock, and only shares of Voting Common Stock are entitled to vote on matters submitted to the shareholders.

 

Any holder of shares entitled to vote on any matter may vote part of the shares in favor of the proposal and refrain from voting the remaining shares or vote them against the proposal, other than elections to office, but, if the shareholder fails to specify the number of shares such shareholder is voting affirmatively, it will be conclusively presumed that the shareholder’s approving vote is with respect to all shares such shareholder is entitled to vote.

 

If a quorum exists, action on a matter other than the election of directors is approved if the votes cast within the voting group favoring the action exceed the votes cast within the voting group opposing the action, unless a greater number of affirmative votes is required by the Act, the articles of incorporation, or pursuant to a written shareholders agreement by and among the Company and its shareholders (if any) (a “Shareholders Agreement”). In an election of directors that number of candidates equaling the number of directors to be elected, having the highest number of votes cast in favor of their election, are elected to the Board of Directors. At each election for directors, every shareholder entitled to vote at such election has the right:

 

(a) To vote, in person or by proxy, all of the shareholder’s votes for as many persons as there are directors to be elected and for whose election the shareholder has a right to vote unless the articles of incorporation provide otherwise; or

 

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(b) To cumulate votes by multiplying the number of votes the shareholder is entitled to cast by the number of directors for whom the shareholder is entitled to vote and casting the product for a single candidate or distributing the product among two or more candidates.

 

Section 1.9 Shareholder’s Proxies. At all meetings of shareholders, a shareholder entitled to vote may vote his, her or its voting shares by proxy executed in writing by the shareholder or by his duly authorized attorney-in-fact. Such proxy shall be filed with the Secretary of the Corporation before or at the time of the meeting. No proxy shall be valid after the expiration of eleven months from the date thereof unless otherwise provided in the proxy. Every proxy continues in full force and effect until revoked by the person executing it prior to the vote pursuant thereto, except as otherwise provided in this Section 1.9. Such revocation may be effected by a writing delivered to the Corporation stating that the proxy is revoked or by a subsequent proxy executed by the person executing the prior proxy and presented to the meeting, or as to any meeting by attendance at such meeting and voting in person by the person executing the proxy.

 

Section 1.10 Inspectors. In advance of any meeting of shareholders the Board of Directors may appoint inspectors of election to act at the meeting and any adjournment thereof.

 

Section 1.11 Fixing Date for Determination of Shareholders of Record. In order that the Corporation may determine the shareholders entitled to notice of any meeting or to vote or to express consent to corporate action in writing without a meeting or entitled to receive payment of any dividend or other distribution or allotment of any rights or entitled to exercise any rights in respect of any other lawful action, the Board of Directors may fix, in advance, a record date, which shall not be more than sixty nor less than ten days prior to the date of such meeting nor more than sixty days prior to any other action.

 

If no record date is fixed: (1) the record date for determining shareholders entitled to notice of or to vote at a meeting of shareholders shall be at the close of business on the business day next preceding the day on which notice is given or, if notice is waived, at the close of business on the business day next preceding the day on which the meeting is held; (2) the record date for determining shareholders entitled to give consent to corporate action in writing without a meeting, when no prior action by the Board of Directors has been taken, shall be the day on which the first written consent is given; and (3) the record date for determining shareholders for any other purpose shall be at the close of business on the day on which the Board of Directors adopts the resolution relating thereto or the sixtieth day prior to the date of such other action, whichever is later. When a determination of shareholders entitled to vote at any meeting of shareholders has been made as provided in this section, such determination shall apply to any adjournment thereof.

 

Section 1.12 Notice of Shareholder Business and Nominations.

 

A. Annual Meetings of Shareholders. (1) Nominations of persons for election to the Board of Directors of the Corporation and the proposal of other business to be considered by the shareholders may be made at an annual meeting of shareholders only (a) by or at the direction of the Board of Directors or any committee thereof or (b) by any shareholder of the Corporation who was a shareholder of record of the Corporation at the time the notice provided for in this Section 1.12 is delivered to the Secretary of the Corporation, who is entitled to vote at the meeting and who complies with the notice procedures set forth in this Section 1.12.

 

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(2) For any nominations or other business to be properly brought before an annual meeting by a shareholder pursuant to clause (b) of paragraph (A)(1) of this Section 1.12, the shareholder must have given timely notice thereof in writing to the Secretary of the Corporation and any such proposed business (other than the nominations of persons for election to the Board of Directors) must constitute a proper matter for shareholder action. To be timely, a shareholder’s notice shall be delivered to the Secretary at the principal executive offices of the Corporation not later than the close of business on the ninetieth (90th) day, nor earlier than the close of business on the one hundred twentieth (120th) day, prior to the first anniversary of the preceding year’s annual meeting (provided, however, that if no proxy materials were distributed by the Corporation in connection with the preceding year’s annual meeting, or if the date of the annual meeting is more than thirty (30) days before or more than seventy (70) days after such anniversary date, notice by the shareholder must be so delivered not earlier than the close of business on the one hundred twentieth (120th) day prior to such annual meeting and not later than the close of business on the later of the ninetieth (90th) day prior to such annual meeting or the tenth (10th) day following the day on which public announcement of the date of such meeting is first made by the Corporation). In no event shall the public announcement of an adjournment or postponement of an annual meeting commence a new time period (or extend any time period) for the giving of a shareholder’s notice as described above. Such shareholder’s notice shall set forth: (a) as to each person whom the shareholder proposes to nominate for election as a director (i) all information relating to such person that is required to be disclosed in solicitations of proxies for election of directors in an election contest, or is otherwise required, in each case pursuant to and in accordance with Section 14(a) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”) and the rules and regulations promulgated thereunder, and (ii) such person’s written consent to being named in the proxy statement as a nominee and to serving as a director if elected; (b) as to any other business that the shareholder proposes to bring before the meeting, the text of the proposal or business (including the text of any resolutions proposed for consideration and in the event that such business includes a proposal to amend the bylaws of the Corporation, the language of the proposed amendment), the reasons for conducting such business at the meeting and any material interest in such business of such shareholder and the beneficial owner, if any, on whose behalf the proposal is made; and (c) as to the shareholder giving the notice and the beneficial owner, if any, on whose behalf the nomination or proposal is made (i) the name and address of such shareholder, as they appear on the Corporation’s books, and of such beneficial owner, (ii) the class or series and number of shares of capital stock of the Corporation which are owned beneficially and of record by such shareholder and such beneficial owner, (iii) a description of any agreement, arrangement or understanding with respect to the nomination or proposal between or among such shareholder and/or such beneficial owner, any of their respective affiliates or associates, and any others acting in concert with any of the foregoing, including, in the case of a nomination, the nominee, (iv) a description of any agreement, arrangement or understanding (including any derivative or short positions, profit interests, options, warrants, convertible securities, stock appreciation or similar rights, hedging transactions, and borrowed or loaned shares) that has been entered into as of the date of the shareholder’s notice by, or on behalf of, such shareholder and such beneficial owners, whether or not such instrument or right shall be subject to settlement in underlying shares of capital stock of the Corporation, the effect or intent of which is to mitigate loss to, manage risk or benefit of share price changes for, or increase or decrease the voting power of, such shareholder or such beneficial owner, with respect to securities of the Corporation, (v) a representation that the shareholder is a holder of record of stock of the Corporation entitled to vote at such meeting and intends to appear in person or by proxy at the meeting to propose such business or nomination, (vi) a representation whether the shareholder or the beneficial owner, if any, intends or is part of a group which intends (a) to deliver a proxy statement and/or form of proxy to holders of at least the percentage of the Corporation’s outstanding capital stock required to approve or adopt the proposal or elect the nominee and/or (b) otherwise to solicit proxies or votes from shareholders in support of such proposal or nomination, and (vii) any other information relating to such shareholder and beneficial owner, if any, required to be disclosed in a proxy statement or other filings required to be made in connection with solicitations of proxies for, as applicable, the proposal and/or for the election of directors in an election contest pursuant to and in accordance with Section 14(a) of the Exchange Act and the rules and regulations promulgated thereunder. The foregoing notice requirements of this Section 1.12 shall be deemed satisfied by a shareholder with respect to business other than a nomination if the shareholder has notified the Corporation of his, her or its intention to present a proposal at an annual meeting in compliance with applicable rules and regulations promulgated under the Exchange Act and such shareholder’s proposal has been included in a proxy statement that has been prepared by the Corporation to solicit proxies for such annual meeting. The Corporation may require any proposed nominee to furnish such other information as the Corporation may reasonably require to determine the eligibility of such proposed nominee to serve as a director of the Corporation.

 

(3) Notwithstanding anything in the second sentence of paragraph (A)(2) of this Section 1.12 to the contrary, in the event that the number of directors to be elected to the Board of Directors of the Corporation at the annual meeting is increased effective after the time period for which nominations would otherwise be due under paragraph (A)(2) of this Section 1.12 and there is no public announcement by the Corporation naming the nominees for the additional directorships at least one hundred (100) days prior to the first anniversary of the preceding year’s annual meeting, a shareholder’s notice required by this Section 1.12 shall also be considered timely, but only with respect to nominees for the additional directorships, if it shall be delivered to the Secretary at the principal executive offices of the Corporation not later than the close of business on the tenth (10th) day following the day on which such public announcement is first made by the Corporation.

 

B. Special Meetings of Shareholders. Only such business shall be conducted at a special meeting of shareholders as shall have been brought before the meeting pursuant to the Corporation’s notice of meeting. Nominations of persons for election to the Board of Directors may be made at a special meeting of shareholders at which directors are to be elected pursuant to the Corporation’s notice of meeting (1) by or at the direction of the Board of Directors or any committee thereof or (2) provided that the Board of Directors has determined that directors shall be elected at such meeting, by any shareholder of the Corporation who is a shareholder of record at the time the notice provided for in this Section 1.12 is delivered to the Secretary of the Corporation, who is entitled to vote at the meeting and upon such election and who complies with the notice procedures set forth in this Section 1.12. In the event the Corporation calls a special meeting of shareholders for the purpose of electing one or more directors to the Board of Directors, any such shareholder entitled to vote in such election of directors may nominate a person or persons (as the case may be) for election to such position(s) as specified in the Corporation’s notice of meeting, if the shareholder’s notice required by paragraph (a)(2) of this Section 1.12 shall be delivered to the Secretary at the principal executive offices of the Corporation not earlier than the close of business on the one hundred twentieth (120th) day prior to such special meeting and not later than the close of business on the later of the ninetieth (90th) day prior to such special meeting or the tenth (10th) day following the day on which public announcement is first made of the date of the special meeting and of the nominees proposed by the Board of Directors to be elected at such meeting. In no event shall the public announcement of an adjournment or postponement of a special meeting commence a new time period (or extend any time period) for the giving of a shareholder’s notice as described above.

 

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C. General. (1) Except as otherwise expressly provided in any applicable rule or regulation promulgated under the Exchange Act, only such persons who are nominated in accordance with the procedures set forth in this Section 1.12 shall be eligible to be elected at an annual or special meeting of shareholders of the Corporation to serve as directors and only such business shall be conducted at a meeting of shareholders as shall have been brought before the meeting in accordance with the procedures set forth in this Section 1.12. Except as otherwise provided by law, the chairman of the meeting shall have the power and duty (a) to determine whether a nomination or any business proposed to be brought before the meeting was made or proposed, as the case may be, in accordance with the procedures set forth in this Section 1.12 (including whether the shareholder or beneficial owner, if any, on whose behalf the nomination or proposal is made solicited (or is part of a group which solicited) or did not so solicit, as the case may be, proxies or votes in support of such shareholder’s nominee or proposal in compliance with such shareholder’s representation as required by clause (A)(2)(c)(vi) of this Section 1.12) and (b) if any proposed nomination or business was not made or proposed in compliance with this Section 1.12, to declare that such nomination shall be disregarded or that such proposed business shall not be transacted. Notwithstanding the foregoing provisions of this Section 1.12, unless otherwise required by law, if the shareholder (or a qualified representative of the shareholder) does not appear at the annual or special meeting of shareholders of the Corporation to present the nomination or proposed business, such nomination shall be disregarded and such proposed business shall not be transacted, notwithstanding that proxies in respect of such vote may have been received by the Corporation. For purposes of this Section 1.12, to be considered a qualified representative of the shareholder, a person must be a duly authorized officer, manager or partner of such shareholder or must be authorized by a writing executed by such shareholder or an electronic transmission delivered by such shareholder to act for such shareholder as proxy at the meeting of shareholders and such person must produce such writing or electronic transmission, or a reliable reproduction of the writing or electronic transmission, at the meeting of shareholders.

 

(2) For purposes of this Section 1.12, “public announcement” shall include disclosure in a press release reported by the Dow Jones News Service, Associated Press or other national news service or in a document publicly filed by the Corporation with the Securities and Exchange Commission pursuant to Section 13, 14 or 15(d) of the Exchange Act and the rules and regulations promulgated thereunder.

 

(3) Notwithstanding the foregoing provisions of this Section 1.12, a shareholder shall also comply with all applicable requirements of the Exchange Act and the rules and regulations promulgated thereunder with respect to the matters set forth in this Section 1.12; provided however, that any references in these bylaws to the Exchange Act or the rules and regulations promulgated thereunder are not intended to and shall not limit any requirements applicable to nominations or proposals as to any other business to be considered pursuant to this Section 1.12 (including paragraphs (A)(1)(b) and (B) hereof), and compliance with paragraphs (A)(1)(b) and (B) of this Section 1.12 shall be the exclusive means for a shareholder to make nominations or submit other business (other than, as provided in the penultimate sentence of (A)(2), nominations or other business brought properly under and in compliance with Rule 14a-8 of the Exchange Act, as may be amended from time to time). Nothing in this Section 1.12 shall be deemed to affect any rights of shareholders to request inclusion of proposals or nominations in the Corporation’s proxy statement pursuant to applicable rules and regulations promulgated under the Exchange Act.

 

Section 1.13 Consent of Shareholders in Lieu of Meeting. Any action which, under any provision of the Act, may be taken at a meeting of the shareholders, may be taken without a meeting and without prior notice, if a consent in writing, setting forth the action so taken, shall be signed by the holders of outstanding shares entitled to vote and having not less than the minimum number of votes that would be necessary to authorize or take such action at a meeting at which all shares entitled to vote thereon were present and voted; provided, however, that unless the consents of all shareholders entitled to vote have been solicited in writing, if any action is approved by written consent of less than all shareholders entitled to vote, prompt notice shall be given (in the same manner as notice of meetings is to be given), and within the time limits prescribed by law, of such action to all shareholders entitled to vote who did not consent in writing to such action.

 

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ARTICLE II

 

Board of Directors

 

Section 2.1 Powers; Number; Qualifications. The business and affairs of the Corporation shall be managed by, and all corporate powers shall be exercised by or under, the direction of the Board of Directors, except as otherwise provided in these Bylaws or in the articles of incorporation. The number of directors of the Corporation shall be fixed from time to time by the Board of Directors. A director shall be a natural person who is eighteen years of age or older. A director need not be a resident of Colorado or a shareholder of the Corporation.

 

Section 2.2 Election; Term of Office; Resignation; Vacancies. At each annual meeting of shareholders, directors shall be elected to hold office until the next annual meeting. Each director, including a director elected or appointed to fill a vacancy, shall hold office until the expiration of the term for which elected and until a successor has been elected and qualified. Any director may resign effective upon giving written notice to the Chairman of the Board of Directors, the Secretary or the Board of Directors of the Corporation, unless the notice specifies a later time for the effectiveness of such resignation. If the resignation is effective at a future time, a successor may be elected to take office when the resignation becomes effective.

 

Subject to the provisions of the Act, any director may be removed with or without cause at any time by the shareholders of the Corporation at a special meeting called for such purpose. In addition, any director may be removed for cause by action of the Board of Directors.

 

Unless otherwise provided in the articles of incorporation or these Bylaws and except for a vacancy caused by the removal of a director, vacancies on the Board of Directors may be filled by appointment by the Board of Directors. The shareholders may elect a director at any time to fill a vacancy not filled by the Board of Directors.

 

Section 2.3 Regular Meetings. Regular meetings of the Board of Directors may be held without notice at such places within or without the State of Colorado and at such times as the Board of Directors may from time to time determine.

 

Section 2.4 Special Meetings; Notice of Meetings; Waiver of Notice. Special meetings of the Board of Directors may be held at any time or place within or without the State of Colorado whenever called by the Chairman of the Board of Directors, by the Vice Chairman of the Board of Directors, if any, or by any two directors. Subject to any greater notice requirements set forth in the Act, special meetings shall be held on five days’ notice by mail or 48 hours’ notice delivered personally or by telephone, telegraph or any other means of communication authorized by the Act. Notice delivered personally or by telephone may be transmitted to a person at the director’s office who can reasonably be expected to deliver such notice promptly to the director.

 

Notice of a meeting need not be given to any director who signs a waiver of notice or a consent to holding the meeting or an approval of the minutes thereof, whether before or after the meeting, or who attends the meeting without protesting, prior thereto or at its commencement, the lack of notice to such director. All such waivers, consents and approvals shall be filed with the corporate records or made a part of the minutes of the meeting. A notice, or waiver of notice, need not specify the purpose of any regular or special meeting of the Board of Directors.

 

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Section 2.5 Participation in Meetings by Conference Telephone Permitted. Members of the Board of Directors, or any committee designated by the Board of Directors, may participate in a meeting of the Board of Directors or of such committee, as the case may be, through the use of conference telephone or similar communications equipment permitted by the Act and other applicable law, so long as all members participating in such meeting can hear one another, and participation in a meeting pursuant to this Section 2.5 shall constitute presence in person at such meeting.

 

Section 2.6 Quorum; Adjournment; Vote Required for Action. At all meetings of the Board of Directors one-half of the authorized number of directors shall constitute a quorum for the transaction of business. Subject to the provisions of the Act, every act or decision done or made by a majority of the directors present at a meeting at which a quorum is present shall be the act of the Board of Directors unless the articles of incorporation or these Bylaws shall require a vote of a greater number.

 

A majority of the directors present, whether or not a quorum is present, may adjourn any meeting to another time and place. If the meeting is adjourned for more than 24 hours, notice of any adjournment to another time or place shall be given prior to the time of the adjourned meeting to the directors who were not present at the time of the adjournment.

 

Section 2.7 Organization. Meetings of the Board of Directors shall be presided over by the Chairman of the Board of Directors, or in the absence of the Chairman of the Board of Directors by the Vice Chairman of the Board of Directors, if any, or in their absence by a chairman chosen at the meeting. The Secretary, or in the absence of the Secretary an Assistant Secretary, shall act as secretary of the meeting, but in the absence of the Secretary and any Assistant Secretary the chairman of the meeting may appoint any person to act as secretary of the meeting.

 

Section 2.8 Action by Directors Without a Meeting. Any action required or permitted to be taken by the Board of Directors, or any committee thereof, may be taken without a meeting if all members of the Board of Directors or of such committee, as the case may be, shall individually or collectively consent in writing to such action. Such written consent or consents shall be filed with the minutes of the proceedings of the Board of Directors. Such action by written consent shall have the same force and effect as a unanimous vote of such directors.

 

Section 2.9 Compensation of Directors. The Board of Directors shall have the authority to fix the compensation of directors for services in any capacity.

 

ARTICLE III

 

Executive and Other Committees

 

Section 3.1 Executive and Other Committees of Directors. The Board of Directors, by resolution adopted by a majority of the authorized number of directors, may designate an executive committee and other committees, each consisting of two or more directors, to serve at the pleasure of the Board of Directors, and each of which, to the extent provided in the resolution but subject to the Act, shall have all the authority of the Board of Directors.

 

The Board of Directors may designate one or more directors as alternate members of any such committee, who may replace any absent member or members at any meeting of such committee.

 

Unless the Board of Directors otherwise provides, each committee designated by the Board of Directors may adopt, amend and repeal rules for the conduct of its business. In the absence of a provision by the Board of Directors or a provision in the rules of such committee to the contrary, each committee shall conduct its business in the same manner as the Board of Directors conducts its business pursuant to Article II of these Bylaws.

 

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ARTICLE IV

 

Officers

 

Section 4.1 Officers; Election. As soon as practicable after the annual meeting of shareholders in each year, the Board of Directors shall elect a Chief Executive Officer, a President, a Treasurer and a Secretary. The Board of Directors may also elect one or more Vice Presidents, one or more Assistant Secretaries, and such other officers as the Board of Directors may deem desirable or appropriate and may give any of them such further designations or alternate titles as it considers desirable. Any number of offices may be held by the same person.

 

Section 4.2 Term of Office; Resignation; Removal; Vacancies. Except as otherwise provided in the resolution of the Board of Directors electing any officer, each officer shall hold office until his or her successor is elected and qualified or until his or her earlier resignation or removal. Any officer may resign at any time upon written notice to the Board of Directors or to the Chairman of the Board of Directors or the Secretary of the Corporation. Such resignation shall take effect at the time specified therein, and unless otherwise specified therein no acceptance of such resignation shall be necessary to make it effective. The Board of Directors may remove any officer with or without cause at any time. Any such removal shall be without prejudice to the contractual rights of such officer, if any, with the Corporation, but the election of an officer shall not of itself create contractual rights. Any vacancy occurring in any office of the Corporation by death, resignation, removal or otherwise may be filled for the unexpired portion of the term by the Board of Directors at any regular or special meeting.

 

Section 4.3 Powers and Duties. The officers of the Corporation shall have such powers and duties in the management of the Corporation as shall be stated in these Bylaws or in a resolution of the Board of Directors which is not inconsistent with these Bylaws and, to the extent not so stated, as generally pertain to their respective offices, subject to the control of the Board of Directors.

 

Section 4.4 Chief Executive Officer. The Chief Executive Officer shall be the general manager of the Corporation, subject to the control of the Board of Directors, and as such shall preside at all meetings of shareholders, shall have general supervision of the affairs of the Corporation, shall sign or countersign or authorize another officer to sign all certificates, contracts, and other instruments of the Corporation as authorized by the Board of Directors, shall make reports to the Board of Directors and shareholders, and shall perform all such other duties as are incident to such office or are properly required by the Board of Directors.

 

Section 4.5 President. The President shall be the chief operating officer of the corporation and shall be subject to the general supervision, direction, and control of the Chief Executive Officer unless the Board of Directors provides otherwise.

 

Section 4.6 Secretary. The secretary shall: (a) keep the minutes of the proceedings of the shareholders, executive committee and the Board of Directors; (b) see that all notices are duly given in accordance with the provisions of these bylaws or as required by law; (c) be custodian of the corporate records and of the seal of the Corporation and affix the seal to all documents when authorized by the Board of Directors; (d) keep at its registered office or principal place of business within or outside Colorado a record containing the names and addresses of all shareholders and the number and class of shares held by each, unless such a record shall be kept at the office of the Corporation’s transfer agent or registrar; (e) sign with the President certificates for shares of the Corporation, the issuance of which shall have been authorized by resolution of the Board of Directors; (f) have general charge of the stock transfer books of the Corporation, unless the Corporation has a transfer agent; and (g) in general, perform all duties incident to the office of secretary and such other duties as from time to time may be assigned to him by the President or by the Board of Directors. In the absence of the President (or vice presidents, if any), the secretary shall preside at any meetings of the shareholders or directors. Assistant secretaries, if any, shall have the same duties and powers, subject to supervision by the secretary.

 

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Section 4.7 Treasurer. The treasurer shall be the principal financial officer of the Corporation, shall have the care and custody of all funds, securities, evidences of indebtedness and other personal property of the Corporation and shall deposit the same in accordance with the instructions of the Board of Directors. The treasurer shall receive and give receipts and acceptances for money paid in on account of the Corporation, and shall pay out of the funds on hand all bills, payrolls and other just debts of the Corporation of whatever nature upon maturity. The treasurer shall perform all other duties incident to the office of the treasurer and, upon request of the Board of Directors, shall make such reports to it as may be required at any time. The treasurer shall, if required by the Board of Directors, give the Corporation a bond in such sums and with such sureties as shall be satisfactory to the Board of Directors, conditioned upon the faithful performance of his or her duties and for the restoration to the Corporation of all books, papers, vouchers, money and other property of whatever kind in his or her possession or under his control belonging to the Corporation. The treasurer shall have such other powers and perform such other duties as may from time to time be prescribed by the Board of Directors or the President. The assistant treasurers, if any, shall have the same powers and duties, subject to the supervision of the treasurer.

 

The treasurer shall also be the principal accounting officer of the Corporation. The treasurer shall prescribe and maintain the methods and systems of accounting to be followed, keep complete books and records of account, prepare and file all local, state and federal tax returns, prescribed and maintain an adequate system of internal audit, and prepare and furnish to the President and the Board of Directors statements of account showing the financial position of the company and the results of its operations.

 

Section 4.8 Salaries. The salaries, compensation and other benefits, if any, of the officers shall be fixed from time to time by the Board of Directors, and no officer shall be prevented from receiving such salary by reason of the fact that he is also a Director of the Corporation.

 

ARTICLE V

 

Forms of Certificates; Loss
and Transfer of Shares

 

Section 5.1 Forms of Certificates.

 

(a) The shares of stock of the Corporation shall be represented by certificates; provided that the Board of Directors may provide by resolution or resolutions that some or all of any class or series shall be uncertificated shares that may be evidenced by a book-entry system maintained by the registrar of such stock. If shares are represented by certificates, such certificates shall be in the form, other than bearer form, approved by the Board of Directors.

 

(b) Every holder of shares in the Corporation shall be entitled to have a certificate signed in the name of the Corporation by (1) the Chief Executive Officer, the President, any Vice President, Chairman of the Board of Directors or Vice Chairman, and (2) by the Chief Financial Officer, Treasurer, Assistant Treasurer, Secretary, or Assistant Secretary, of the Corporation, certifying the number of shares and the class or series of shares owned by such shareholder. If such certificate is manually signed by one officer or manually countersigned by a transfer agent or by a registrar, any other signature on the certificate may be a facsimile. In case any officer, transfer agent or registrar who has signed or whose facsimile signature has been placed upon a certificate shall have ceased to be such officer, transfer agent or registrar before such certificate is issued, it may be issued by the Corporation with the same effect as if such person were such officer, transfer agent or registrar at the date of issue.

 

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Section 5.2 Lost, Stolen or Destroyed Stock Certificates; Issuance of New Certificates. The Corporation may issue a new share certificate or a new certificate for any other security in the place of any certificate theretofore issued by it, alleged to have been lost, stolen or destroyed, and the Corporation may require the owner of the lost, stolen or destroyed certificate, or such owner’s legal representative, to give the Corporation a bond sufficient to indemnify it against any claim that may be made against it (including any expense or liability) on account of the alleged loss, theft or destruction of any such certificate or the issuance of such new certificate.

 

ARTICLE VI

 

Records and Reports

 

Section 6.1 Shareholder Records. The Corporation shall keep at its principal executive office or at the office of its transfer agent or registrar a record of the names and addresses of all shareholders and the number and class of shares held by each shareholder.

 

Section 6.2 Corporate Documents and Bylaws. The Corporation shall keep at its principal executive office the original or a copy of the articles of incorporation and Bylaws as amended to date, which shall be open to inspection by the shareholders at all reasonable times during office hours. The Corporation shall, upon the written request of any shareholder, furnish to that shareholder a copy of the articles of incorporation or Bylaws as amended to date.

 

Section 6.3 Minutes and Accounting Records. The minutes of proceedings of the shareholders, the Board of Directors, and committees of the Board of Directors, and the accounting books and records shall be kept at the principal executive office of the Corporation, or at such other place or places as designated by the Board of Directors. The minutes shall be kept in written form, and the accounting books and records shall be kept either in written form or in a form capable of being converted into written form.

 

Section 6.4 Inspection by Directors. Subject to the Act, every director shall have the right at any reasonable time to inspect all books, records, and documents of every kind and the physical properties of the Corporation and each of its subsidiary corporations for purposes relating to his or her status as director. This inspection by a director may be made in person or by an agent or attorney and the right of inspection includes the right to copy and make extracts of documents.

 

Section 6.5 Annual Report to Shareholders. Subject to the Act, for as long as the Corporation has fewer than the number of shareholders specified in the applicable statute, if any, any requirement of an annual report to shareholders is expressly waived. However, nothing in this provision shall be interpreted as prohibiting the Board of Directors from issuing annual or other periodic reports to the shareholders, as the Board of Directors considers appropriate.

 

Section 6.6 Financial Statements. The Corporation shall keep a copy of any annual financial statement, quarterly or other periodic income statement, and accompanying balance sheets prepared by the Corporation on file in the Corporation’s principal office for 12 months.

 

Section 6.7 Form of Records. Any records maintained by the Corporation in the regular course of its business, with the exception of minutes of the proceedings of the shareholders, and of the Board of Directors and its committees, but including the Corporation’s stock ledger and books of account, may be kept on, or be in the form of magnetic tape, photographs, microphotographs or any other information storage device, provided that the records so kept can be converted into clearly legible form within a reasonable time. The Corporation shall so convert any records so kept upon the request of any person entitled to inspect the same.

 

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ARTICLE VII

 

LIABILITY LIMITATION AND INDEMNIFICATION

 

Section 7.1 Limitation of Liability. No person will be liable to the Corporation or the shareholders for any loss, damage, liability or expense suffered by the Corporation on account of any action taken or omitted to be taken by such person as a director or officer of the Corporation or of any Other Enterprise (as defined below) which such person serves or has served as a director or officer at the request of the Corporation, if such person (a) exercised the same degree of care and skill as a prudent person would have exercised under the circumstances in the conduct of his or her own affairs, or (b) took or omitted to take such action in reliance upon advice of counsel for the Corporation, or upon statements made or information furnished by directors, officers, employees or agents of the Corporation, or of such Other Enterprise, which such person had no reasonable grounds to disbelieve.

 

Section 7.2 Insurance. The Corporation may purchase and maintain insurance on behalf of any person who is or was a director or officer of the Corporation, or is or was serving at the request of the Corporation as a director or officer of any Other Enterprise, against any liability asserted against such person and incurred by such person in any such capacity, or arising out of such person’s status as such, whether or not the Corporation would have the power to indemnify such person against such liability under this Article VII.

 

Section 7.3 Definitions. For purposes of this Article VII, references to:

 

(a) “the Corporation” will, if and only if the Board of Directors determines, include, in addition to the resulting Corporation, any constituent corporation (including any constituent of a constituent) absorbed in a consolidation or merger which, if its separate existence had continued, would have had power and authority to indemnify its directors or officers or persons serving at the request of such constituent corporation as a director or officer of any Other Enterprise, so that any person who is or was a director or officer of such constituent corporation, or is or was serving at the request of such constituent corporation as a director or officer of any Other Enterprise, will stand in the same position under the provisions of this Article VII with respect to the resulting or surviving corporation as such person would have with respect to such constituent corporation if its separate existence had continued.

 

(b) “Other Enterprise” includes, without limitation, any other corporation, partnership, limited liability company, joint venture, trust or employee benefit plan;

 

(c) “Director or officer of any Other Enterprise” includes, without limitation, any person performing similar functions with respect to such Other Enterprise, whether incorporated or unincorporated;

 

(d) “fines” includes any excise taxes assessed against a person with respect to an employee benefit plan;

 

(e) “defense” includes investigations of any threatened, pending or completed action, suit or proceeding as well as appeals thereof and also includes any defensive assertion of a cross claim or counterclaim; and

 

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(f) “serving at the request of the Corporation” includes, without limitation, any service as a director or officer of the Corporation which imposes duties on, or involves services by, such director or officer with respect to an employee benefit plan, its participants, or beneficiaries; and a person who acted in good faith and in a manner such person reasonably believed to be in the interest of the participants and beneficiaries of an employee benefit plan will be deemed to have acted in a manner “not opposed to the best interests of the Corporation” as referred to in this Article VII. In all other instances where any person serves as a director or officer of an Other Enterprise, if it is not otherwise established that such person is or was serving as such director or officer at the request of the Corporation, the Board of Directors will determine whether such person is or was serving at the request of the Corporation, and it will not be necessary to show any prior request for such service, which determination will be final and binding on the Corporation and the person seeking indemnification.

 

Section 7.4 Indemnification in Actions by Third Parties. The Corporation shall indemnify each person who has been or is a party, or is threatened to be made a party, to any threatened, pending or completed action, suit or proceeding, whether civil, criminal, administrative, investigative or appellate, other than an action by or in the right of the Corporation, by reason of the fact that such Corporation may have to make additional indemnifications with respect to the same or different persons or classes of persons. The indemnification and advancement of expenses provided by, or granted pursuant to, this Article VII will continue as to a person who has ceased to be a director or officer and will inure to the benefit of the heirs, executors, administrators and estate of such a person.

 

Section 7.5 Indemnification in Derivative Actions. The Corporation shall indemnify each person who has been or is a party, or is threatened to be made a party, to any threatened, pending or completed action, suit or proceeding by or in the right of the Corporation to procure a judgment in its favor by reason of the fact that such person is or was a director or officer of the Corporation or is or was serving at the Corporation’s request as a director or officer of any Other Enterprise against all expenses (including attorneys’ fees) actually and reasonably incurred by such person in connection with the defense or settlement of such action, suit or proceeding (including, without limitation, the investigation, defense, settlement or appeal of such action, suit or proceeding) if such person acted in good faith and in a manner such person reasonably believed to be in or not opposed to the best interests of the Corporation, except that no indemnification under this Section 7.5 will be made in respect of any claim, issue or matter as to which such person has been adjudged to be liable to the Corporation unless and only to the extent that the court in which the action, suit or proceeding was brought determines upon application that, despite the adjudication of liability but in view of all the circumstances of the case, such person is fairly and reasonably entitled to indemnity for such expenses which such court may deem proper.

 

Section 7.6 Indemnification for Expenses. Notwithstanding the other provisions of this Article VII, to the extent a person who is or was serving as a director or officer of the Corporation, or is or was serving at the request of the Corporation as a director or officer of any Other Enterprise, has been successful on the merits or otherwise in defense of any action, suit or proceeding referred to in Sections 7.3 and 7.4 of these Bylaws (including the dismissal of any such action, suit or proceeding without prejudice), or in defense of any claim, issue or matter therein, such person will be indemnified against expenses (including attorneys’ fees) actually and reasonably incurred by such person in connection therewith.

 

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Section 7.7 Determination of Right to Indemnification. Prior to indemnifying a person pursuant to the provisions of Sections 7.2, 7.3 and 7.4 of these Bylaws, unless ordered by a court of competent jurisdiction and except as otherwise provided by Section 7.5 of these Bylaws, the Corporation shall determine that such person has met the specified standard of conduct entitling such person to indemnification as set forth under Sections 7.2, 7.3 and 7.4 of these Bylaws. Any determination that a person will or will not be indemnified under the provisions of Sections 5.2, 5.3 and 5.4 of these Bylaws will be made (a) by a majority vote of the directors who were not parties to such actions, suit or proceeding, even though less than a quorum; (b) by a committee of such directors designated by a majority vote of such directors, even though less than a quorum; (c) if there are no such directors, or if such directors so direct, by independent legal counsel in a written opinion; or (d) by the shareholders; provided, however, that in the event such determination is adverse to the person or persons to be indemnified hereunder, such person or persons will have the right to maintain an action in any court of competent jurisdiction against the Corporation to determine whether or not such person has met the requisite standard of conduct and is entitled to such indemnification hereunder. If such court action is successful and the person or persons is determined to be entitled to such indemnification, such person or persons will be reimbursed by the Corporation for all fees and expenses (including attorneys’ fees) actually and reasonably incurred in connection with any such action (including, without limitation, the investigation, defense, settlement or appeal of such action).

 

Section 7.8 Advancement of Expenses. Expenses (including attorneys’ fees) actually and reasonably incurred by a person who may be entitled to indemnification hereunder in defending an action, suit or proceeding, whether civil, criminal, administrative, investigative or appellate, will be paid by the Corporation in advance of the final disposition of such action, suit or proceeding upon receipt of an undertaking by or on behalf of such person to repay such amount if it is ultimately determined that such person is not entitled to indemnification by the Corporation. Notwithstanding the foregoing, no advance will be made by the Corporation if a determination is reasonably and promptly made by the person or body entitled to determine the right to indemnification pursuant to Section 7.6, that, based upon the facts known to the Board of Directors, independent legal counsel or shareholders at the time such determination is made, such person acted in bad faith and in a manner that such person did not believe to be in or not opposed to the best interests of the Corporation, or, with respect to any criminal proceeding, that such person believed or had reasonable cause to believe such person’s conduct was unlawful. In no event will any advancement of expenses be made in instances where the Board of Directors, independent legal counsel or Shareholders reasonably determines that such person intentionally breached such person’s duty to the Corporation or the shareholders.

 

Section 7.9 Non-Exclusivity. The indemnification and advancement of expenses provided by, or granted pursuant to, this Article VII will not be exclusive of any other rights to which those seeking indemnification or advancement of expenses may be entitled under any statute, the articles of incorporation, these Bylaws, agreement, vote of shareholders or disinterested directors, policy of insurance or otherwise, both as to action in their official capacity and as to action in another capacity while holding their respective offices, and will not limit in any way any right which the Corporation may have to make additional indemnifications with respect to the same or different persons or classes of persons. The indemnification and advancement of expenses provided by, or granted pursuant to, this Article VII will continue as to a person who has ceased to be a director or officer and will inure to the benefit of the heirs, executors, administrators and estate of such a person.

 

ARTICLE VIII

 

Miscellaneous

 

Section 8.1 Principal Executive or Business Offices. The Board of Directors shall fix the location of the principal executive office of the Corporation at any place either within or without the State of Colorado.

 

Section 8.2 Fiscal Year. The fiscal year of the Corporation shall be determined by the Board of Directors.

 

Section 8.3 Seal. The Corporation may have a corporate seal which shall have the name of the Corporation inscribed thereon and shall be in such form as may be approved from time to time by the Board of Directors. The corporate seal may be used by causing it or a facsimile thereof to be impressed or affixed or in any other manner reproduced.

 

Section 8.4 Contracts. The Board of Directors may authorize any officer or officers, agent or agents, to enter into any contract or execute and deliver any instrument in the name of and on behalf of the Corporation, and such authority may be general or confined to specific instances.

 

Section 8.5 Dividends. The Board of Directors may from time to time declare, and the Corporation may pay dividends on its outstanding shares in the manner and upon the terms and conditions provided by the Act and its articles of incorporation.

 

Section 8.6 Amendment of Bylaws. To the extent permitted by law, and subject to the terms of set forth herein these Bylaws may be amended or repealed, and new Bylaws adopted, by the Board of Directors. The shareholders entitled to vote, however, retain the right to adopt additional Bylaws and may amend or repeal any Bylaw whether or not adopted by them; provided that any amendment, repeal or replacement of these Bylaws shall not be effective unless approved by each shareholder of the Corporation that has the right to appoint a director pursuant to these Bylaws, a Shareholders Agreement (if any) or otherwise.

 

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CERTIFICATION

 

The undersigned, being the duly elected and acting Secretary of the Corporation, hereby certifies that the foregoing constitutes the true and original record of the Corporation’s Bylaws, effective as of April 5, 2022.

 

  By: /s/ Heather Atkinson
  Name: Heather Atkinson
  Title: Secretary

 

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Exhibit 4.2

 

THE SECURITIES EVIDENCED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE U.S. SECURITIES ACT, AS AMENDED, OR ANY OTHER APPLICABLE SECURITIES LAWS AND HAVE BEEN ISSUED IN RELIANCE UPON AN EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH OTHER SECURITIES LAWS. NEITHER THIS SECURITY NOR ANY INTEREST OR PARTICIPATION HEREIN MAY BE SOLD, ASSIGNED, TRANSFERRED, PLEDGED, ENCUMBERED, OR OTHERWISE DISPOSED OF, EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR AN OPINION OF COUNSEL REASONABLY SATISFACTORY TO THE COMPANY THAT SUCH REGISTRATION IS NOT REQUIRED PURSUANT TO A VALID EXEMPTION THEREFROM UNDER THE SECURITIES ACT.

 

Issue Date: April 22, 2024

Warrant Number: #2024-XXXXXX

 

NOTES LIVE, INC.

WARRANT AGREEMENT

 

1. Number of Warrant Shares; Vesting; Exercise Price; Term. THIS CERTIFIES that, for value received, _______________ (“Name of Position Here”) is entitled to purchase from Notes Live, Inc., a Colorado corporation (the “Company”), subject to the terms and conditions hereof, 25,000 common non-voting shares (the “Warrant Shares”) exercisable into the Company’s Class [__] common stock. The value of this agreement is for _____________’ services provided to the Company by the Holder. The Warrant Shares shall vest as follows: [   ]. [_______________] is entitled, upon the terms and subject to the conditions hereinafter set forth, on or prior to [   ], (the “Expiration Time”), but not thereafter, to acquire the Warrant Shares from the Company. ______________ must be employed in his/her current position, as mentioned above, to vest into each tranche of Warrant Shares at the time of vesting. The exercise price of Warrant Shares to be issued pursuant to this Warrant shall be $[____] per Warrant Share, as adjusted from time to time as set forth hereunder (the “Exercise Price”).

 

2. Exercise of Warrant. The purchase rights represented by this Warrant are exercisable by the Holder or its successors and assigns, in whole or in part, at any time, or from time to time, prior to the Expiration Time, by the surrender of this Warrant and delivery to the office of the Company (or such other office or agency of the Company as it may designate by notice in writing to the Holder at the address of the Holder appearing on the books of the Company), both (i) the Notice of Exercise annexed hereto (duly completed and executed on behalf of the Holder), and (ii) upon payment of the Exercise Price for the Warrant Shares thereby purchased (by cash, certified or cashier’s check). Thereupon, the Holder shall be entitled to receive from the Company a certificate in proper form representing the number of Warrant Shares so purchased and a new Warrant in substantially identical form and dated as of such exercise for the purchase of that number of Warrant Shares equal to the difference, if any, between the number of Warrant Shares subject hereto and the number of Warrant Shares as to which this Warrant is so exercised.

 

3. Issuance of Warrant Shares. Certificates for Warrant Shares purchased hereunder shall be delivered to the Holder within a reasonable time after the date on which this Warrant shall have been exercised in accordance with the terms hereof. All Warrant Shares that may be issued upon the exercise of this Warrant shall, upon such exercise, be duly and validly authorized and issued, and free from all taxes, liens and charges in respect of the issuance thereof (other than liens or charges created by or imposed upon the Holder as the holder of the Warrant or taxes in respect of any transfer occurring contemporaneously or otherwise specified herein). The Company agrees that the Warrant Shares so issued shall be and shall for all purposes be deemed to have been issued to the Holder as the record owner of such Warrant Shares as of the close of business on the date on which this Warrant shall have been exercised or converted in accordance with the terms hereof.

 

 
 

 

4. No Fractional Warrant Shares. No fractional Warrant Shares shall be issued upon the exercise of this Warrant. In lieu of any fractional Warrant Shares to which the Holder would otherwise be entitled, the Holder shall be entitled, at the Company’s option, to receive either (i) a cash payment equal to the excess of fair market value for such fractional Warrant Share above the Exercise Price for such fractional Warrant Shares (as determined in good faith by the Company) or (ii) a whole Warrant Share if the Holder tenders the Exercise Price for one whole Warrant Share.

 

5. No Rights as Warrant Members. This Warrant does not entitle the Holder to any voting rights or other rights as a member of the Company.

 

6. Charges, Taxes and Expenses. Certificates for Warrant Shares issued upon exercise of this Warrant shall be issued in the name of the Holder. Issuance of certificates for Warrant Shares upon the exercise of this Warrant shall be made without charge to the Holder hereof for any issue or transfer tax or other incidental expense in respect of the issuance of such certificates, all of which taxes and expenses shall be paid by the Company.

 

7. Registry of Warrant. The Company shall maintain a registry showing the name and address of the Holder as the registered holder of this Warrant. This Warrant may be surrendered for exchange or exercise, in accordance with its terms, at the office of the Company, and the Company shall be entitled to rely in all respects, prior to written notice to the contrary, upon such registry.

 

8. Loss, Theft, Destruction or Mutilation of Warrant. Upon receipt by the Company of evidence reasonably satisfactory to it of the loss, theft, destruction or mutilation of this Warrant, and in the case of loss, theft or destruction, of indemnity or security reasonably satisfactory to it, and upon reimbursement to the Company of all reasonable expenses incidental thereto, and upon surrender and cancellation of this Warrant, if mutilated, the Company will make and deliver a new Warrant of like tenor and dated as of such cancellation and reissuance, in lieu of this Warrant.

 

9. Saturdays, Sundays, Holidays, etc. If the last or appointed day for the taking of any action or the expiration of any right required or granted herein shall be a Saturday or a Sunday or shall be a legal holiday, then such action may be taken or such right may be exercised on the next succeeding day not a Saturday or a Sunday or a legal holiday.

 

10. Adjustments of Rights. The purchase price per Warrant Share and the number of Warrant Shares purchasable hereunder are subject to adjustment from time to time as follows:

 

(a) Merger or Consolidation. If at any time there shall be a merger or a consolidation of the Company with or into another entity when the Company is not the survivor, then, as part of such merger or consolidation, lawful provision shall be made so that the Holder shall thereafter be entitled to receive upon exercise of this Warrant, during the period specified herein and upon payment of the aggregate Exercise Price then in effect, the number of Warrant Shares or other securities or property (including cash) of the successor entity resulting from such merger or consolidation, to which the Holder as the holder of the Warrant Shares deliverable upon exercise of this Warrant would have been entitled in such merger or consolidation if this Warrant had been exercised immediately before such merger or consolidation. In any such case, appropriate adjustment shall be made in the application of the provisions of this Warrant with respect to the rights and interests of the Holder as the holder of this Warrant after the merger or consolidation. This provision shall apply to successive mergers or consolidations.

 

(b) Reclassification, Recapitalization, etc. If the Company at any time shall, by subdivision, combination or reclassification of securities, recapitalization, automatic conversion, or other similar event affecting the number or character of outstanding Warrant Shares, or otherwise, change any of the securities as to which purchase rights under this Warrant exist into the same or a different number of securities of any other class or classes, this Warrant shall thereafter represent the right to acquire such number and kind of securities as would have been issuable as the result of such change with respect to the securities that were subject to the purchase rights under this Warrant immediately prior to such subdivision, combination, reclassification or other change.

 

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(c) Split, Subdivision or Combination of Warrant Shares. If the Company, at any time while this Warrant remains outstanding and unexpired, shall split, subdivide or combine the securities as to which purchase rights under this Warrant exist, the Exercise Price shall be proportionately decreased in the case of a split or subdivision or proportionately increased in the case of a combination.

 

(d) Distributions. If the Company at any time while this Warrant is outstanding and unexpired shall pay a distribution with respect to Company’s shares payable in shares or other securities or rights convertible into, or entitling the holder thereof to receive directly or indirectly, additional shares, with the entitlement for the holder thereof to receive directly or indirectly, additional shares (hereinafter referred to as the “Shares Equivalents”) without payment of any consideration by such Holder for the additional shares or the Share Equivalents, or make any other distribution with respect to Company’s shares payable in shares or Share Equivalents, then the Exercise Price shall be adjusted, from and after the date of determination of the members entitled to receive such distribution, to that price determined by multiplying the Exercise Price in effect immediately prior to such date of determination by a fraction (i) the numerator of which shall be the total number of shares outstanding immediately prior to such distribution (determined on an as converted basis), and (ii) the denominator of which shall be the total number of shares outstanding immediately after such distribution (determined on an as converted basis).

 

(e) Adjustment of Number of Warrant Shares. Upon each adjustment in the Exercise Price pursuant to 10(c) or 10(d) hereof, the number of Warrant Shares purchasable hereunder shall be adjusted, to the nearest whole Warrant Share, to the product obtained by multiplying the number of Warrant Shares purchasable immediately prior to such adjustment in the Exercise Price by a fraction: (i) the numerator of which shall be the Exercise Price immediately prior to such adjustment; and (ii) the denominator of which shall be the Exercise Price immediately after such adjustment.

 

11. Notice of Adjustments; Notices. Whenever the Exercise Price or number or type of securities issuable hereunder shall be adjusted pursuant to Section 10 hereof, the Company shall issue and provide to the Holder as the holder of this Warrant a certificate signed by a manager or officer of the Company setting forth, in reasonable detail, the event requiring the adjustment, the amount of the adjustment, the method by which such adjustment was calculated and the Exercise Price and number of Warrant Shares purchasable hereunder after giving effect to such adjustment.

 

12. Governing Law. This Warrant shall be binding upon any successors or assigns of the Company. This Warrant shall constitute a contract under the laws of Colorado and for all purposes shall be construed in accordance with and governed by the laws of said state, without giving effect to the conflict of laws principles. Any dispute regarding this Warrant shall be litigated in the state or federal courts situated in Denver, Colorado, without a trial by jury, to which jurisdiction all parties consent.

 

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13. Legends. The certificate evidencing the Warrant Shares purchasable per this Warrant shall bear the legends set forth on the Notice of Exercise form appended to this Warrant.

 

14. Amendments. This Warrant may be amended and the observance of any term of this Warrant may be waived only with the written consent of the Company and the Holder.

 

15. Notice. All notices hereunder shall be in writing and shall be effective (a) on the day on which delivered if delivered personally or transmitted by email, or fax with evidence of receipt, (b) one business day after the date on which the same is delivered to a nationally recognized overnight courier service with evidence of receipt, or (c) five business days after the date on which the same is deposited, postage prepaid, in the U.S. mail, sent by certified or registered mail, return receipt requested, and addressed to the party to be notified at the address indicated below for the Company (or such other address as the Company shall maintain from time-to-time for its central office), or at the address for the Holder set forth in the registry maintained by the Company pursuant to Section 7, or at such other address and/or email and/or fax number to the attention of such other person as the Company or the Holder may designate by ten-day advance written notice.

 

16. Entire Agreement. This Warrant therein contain the entire agreement between the parties with respect to the subject matter hereof and supersede all prior and contemporaneous arrangements or undertakings with respect thereto.

 

IN WITNESS WHEREOF, Notes Live, Inc., has caused this Warrant to be executed by its duly authorized officer.

 

  NOTES LIVE, INC.
     
  By:  
    JW Roth
    CEO and Chairman

 

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NOTICE OF EXERCISE OF WARRANT

 

To: Notes Live, Inc. (the “Company”)

 

1. The undersigned hereby elects to purchase ________________ Common Non-Voting Shares (the “Warrant Shares”) pursuant to the terms of the attached Warrant, and tenders herewith payment of the purchase price together with an investment representation statement in the form and substance satisfactory to legal counsel to the Company.

 

2. Payment for the Exercise Price shall be as follows by payment in lawful money of the United States in the amount of $________________ to Notes Live, Inc.

 

3. The Warrant Shares to be received by the undersigned upon exercise of the Warrant are being acquired for the undersigned’s own account, not as a nominee or agent, and not with a view to resale or distribution of any part thereof, and the undersigned has no present intention of selling, granting any participation in, or otherwise distributing the same, except in compliance with applicable federal and state securities laws. The undersigned further represents that the undersigned does not have any contract, undertaking, agreement or arrangement with any person to sell, transfer or grant participation to such person or to any third person, with respect to the Warrant Shares. The undersigned believes the undersigned has received all the information it considers necessary or appropriate for deciding whether to purchase the Warrant Shares.

 

4. The undersigned understands that the Warrant Shares are characterized as “restricted securities” under the federal securities laws inasmuch as they are being acquired from the Company in transactions not involving a public offering and that under such laws and applicable regulations such securities may be resold without registration under the Securities Act of 1933, as amended (the “Act”), only in certain limited circumstances. In this connection, the undersigned represents that the undersigned is familiar with Rule 144 of the Act, as presently in effect, and understands the resale limitations imposed thereby and by the Act.

 

5. The undersigned understands the certificates evidencing the Warrant Shares may bear one or all of the following legends:

 

(a) “THESE SECURITIES HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933. THEY MAY NOT BE SOLD, OFFERED FOR SALE, PLEDGED OR HYPOTHECATED IN THE ABSENCE OF A REGISTRATION STATEMENT IN EFFECT WITH RESPECT TO THE SECURITIES UNDER SUCH ACT OR AN OPINION OF COUNSEL SATISFACTORY TO THE COMPANY THAT SUCH REGISTRATION IS NOT REQUIRED OR UNLESS SOLD PURSUANT TO RULE 144 OF SUCH ACT.”

 

(b) Any legend required by applicable state law.

 

6. Please issue a certificate or certificates representing said Warrant Shares in the name of the undersigned.

 

Dated:      
    [Signature]
     
     
    Approved by Company Executive Officer

 

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Exhibit 10.1

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Notes Live, Inc.

 

2023 Omnibus Incentive Compensation Plan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CONTENTS

 

Article 1. Establishment, Objectives and Duration 1
Article 2. Definitions 1
Article 3. Administration 6
Article 4. Shares Subject to the Plan and Maximum Awards and Substituted Awards 8
Article 5. Eligibility and Participation 10
Article 6. Stock Options 11
Article 7. Stock Appreciation Rights 13
Article 8. Restricted Stock/Stock Awards 14
Article 9. Restricted Stock Units, Performance Units, Performance Shares, and Cash-Based Awards 16
Article 10. Beneficiary Designation 17
Article 11. Deferrals 17
Article 12. Rights of Participants 18
Article 13. Termination of Employment/Directorship/Consulting Relationship 18
Article 14. Change in Control 18
Article 15. Amendment, Modification, Termination and Tax Compliance. 20
Article 16. Withholding 21
Article 17. Successors 22
Article 18. General Provisions 22

 

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Article 1.

Establishment, Objectives and Duration

 

1.1. Establishment of the Plan. Notes Live, Inc., a Colorado corporation (hereinafter referred to as the “Company”), hereby adopts the Company’s 2023 Omnibus Incentive Compensation Plan (hereinafter referred to as the “Plan”), as set forth in this document. The Plan permits the grant of Nonqualified Stock Options, Incentive Stock Options, Stock Appreciation Rights, Restricted Stock, Stock Awards, Restricted Stock Units, Performance Shares, Performance Units, Cash-Based Awards and Substitute Awards.

 

1.2. Objectives of the Plan. The objectives of the Plan are to optimize the profitability and growth of the Company through annual and long-term incentives that are consistent with the Company’s goals and that link the personal interests of Participants to those of the Company’s stockholders, to provide Participants with an incentive for excellence in individual performance, and to promote teamwork among Participants. The Plan is further intended to provide flexibility to the Company and its Affiliates in their ability to motivate, attract, and retain the services of Participants who make significant contributions to the Company’s success and to allow Participants to share in that success.

 

1.3. Duration of the Plan. The Plan shall commence on the Effective Date and shall remain in effect, subject to the right of the Committee to amend or terminate the Plan at any time pursuant to Article 15 hereof, until all Shares subject to it shall have been purchased or acquired according to the Plan’s provisions. However, in no event may an Award be granted under the Plan on or after the tenth (10th) anniversary of the Effective Date.

 

Article 2.

Definitions

 

Whenever used in the Plan, the following terms shall have the meanings set forth below, and when the meaning is intended, the initial letter of the word shall be capitalized:

 

2.1. “Affiliate” means a corporation or other entity that, directly or through one or more intermediaries, controls, is controlled by or is under common control with, the Company.

 

2.2. “Applicable Laws” means the requirements related to or implicated by the administration of the Plan under applicable state corporate law, United States federal and state securities laws, the Code, any stock exchange or quotation system on which the Shares are listed or quoted, and the applicable laws of any foreign country or jurisdiction where Awards are granted under the Plan.

 

2.3. “Award” means, individually or collectively, a grant under this Plan of Nonqualified Stock Options, Incentive Stock Options, Stock Appreciation Rights, Restricted Stock, Stock Awards, Restricted Stock Units, Performance Shares, Performance Units, Cash-Based Awards, or Substitute Awards.

 

2.4. “Award Agreement” means a written or electronic agreement entered into by the Company and each Participant setting forth the terms and provisions applicable to Awards granted under this Plan.

 

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2.5. “Beneficial Owner” or “Beneficial Ownership” has the meaning assigned to such term in Rule 13d-3 and Rule 13d-5 under the Exchange Act, except that in calculating the beneficial ownership of any particular Person, such Person shall be deemed to have beneficial ownership of all securities that such Person has the right to acquire by conversion or exercise of other securities, whether such right is currently exercisable or is exercisable only after the passage of time. The terms “Beneficially Owns” and “Beneficially Owned” have a corresponding meaning.

 

2.6. “Board” or “Board of Directors” means the Board of Directors of the Company.

 

2.7. “Cash-Based Award” means an Award granted to a Participant whose value is denominated in cash as described in Article 9 hereof.

 

2.8. “Change in Control” means the first to occur of the following:

 

(a) the acquisition by any individual, entity or group (within the meaning of Section 13(d)(3) of the Exchange Act) (a “Person”), of Beneficial Ownership of 50% or more of the combined voting power of the then-outstanding voting securities of the Company entitled to vote generally in the election of directors (the “Outstanding Company Voting Securities”); provided, however, that, for purposes of this Section, the following acquisitions by a Person resulting in Beneficial Ownership of 50% or more of the Outstanding Company Voting Securities shall not constitute a Change in Control: (A) any acquisition by the Company or an Affiliate, (B) any acquisition by any employee benefit plan (or related trust) sponsored or maintained by the Company or one of its Affiliates, (C) any acquisition pursuant to a transaction that complies with (c)(i), (c)(ii) and (c) (iii) below, (D) in respect of an Award held by a particular Participant, any acquisition by the Participant or any group of persons including the Participant (or any entity controlled by the Participant or any group of persons including the Participant) of Outstanding Company Voting Securities pursuant to such Award;

 

(b) at any time during a period of 24 consecutive months, the Incumbent Directors cease for any reason to constitute a majority of the Board;

 

(c) consummation of a reorganization, merger, statutory share exchange or consolidation or similar corporate transaction involving the Company or any of its Subsidiaries with any other corporation or entity that requires the approval of the Company’s shareholders, whether for such transaction or the issuance of securities in the transaction (a “Business Combination”), unless immediately following such Business Combination (i) more than 50% of the total voting power of (A) the entity resulting from such Business Combination (the “Surviving Company”), or (B) if applicable, the ultimate parent entity that directly or indirectly has beneficial ownership of sufficient voting securities eligible to elect a majority of the members of the board of directors (or the analogous governing body) of the Surviving Company (the “Parent Company”), is represented by the Outstanding Company Voting Securities that were outstanding immediately prior to such Business Combination (or, if applicable, is represented by shares into which the Outstanding Company Voting Securities were converted pursuant to such Business Combination), and such voting power among the holders thereof is in substantially the same proportion as the voting power of the Outstanding Company Voting Securities among the holders thereof immediately prior to the Business Combination; (ii) no Person (other than any employee benefit plan sponsored or maintained by the Surviving Company or the Parent Company) is or becomes the Beneficial Owner, directly or indirectly, of 50% or more of the total voting power of the outstanding voting securities eligible to elect members of the board of directors of the Parent Company (or the analogous governing body) (or, if there is no Parent Company, the Surviving Company); and (iii) at least a majority of the members of the board of directors (or the analogous governing body) of the Parent Company (or, if there is no Parent Company, the Surviving Company) following the consummation of the Business Combination were Board members at the time of the Board’s approval of the execution of the initial agreement providing for such Business Combination; or

 

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(d) The direct or indirect sale, transfer, conveyance or other disposition (other than by way of merger or consolidation), in one or a series of related transactions, within a 12-month period, of the properties or assets of the Company and its Subsidiaries having an aggregate fair market value of more than 50 percent of the fair market value of the Company and its Subsidiaries immediately prior to such transaction(s), taken as a whole, to any Person that is not a Subsidiary of the Company.

 

Notwithstanding the foregoing, (i) with respect to a Section 409A Award, the Committee may specify that the definition of Change in Control must also constitute an event that is a change in ownership or effective control of the Company or a change in the ownership of a substantial portion of the assets of the Company within the meaning of Section 409A and (ii) in no event will the acquisition of securities of the Company, Parent Company, Affiliate or Subsidiary pursuant to an offer made to the general public through a registration statement filed with the Securities and Exchange Commission constitute a Change in Control for purposes of this Plan or any Award.

 

The Committee shall have full and final authority, which shall be exercised in its discretion, to determine conclusively whether a Change in Control of the Company has occurred pursuant to the above definition, and the date of the occurrence of such Change in Control and any incidental matters relating thereto.

 

2.9. “Code” means the Internal Revenue Code of 1986, as amended from time to time. Any reference to a section of the Code shall be deemed to include a reference to any regulations promulgated thereunder.

 

2.10. “Committee” means the Board, or any committee appointed by the Board, to administer Awards to Participants, as specified in Article 3 hereof.

 

2.11. “Company” means Notes Live, Inc., a Colorado corporation and any successor thereto as provided in Article 17 hereof.

 

2.12. “Consultant” means a consultant or adviser who provides bona fide services to the Company, a Subsidiary or an Affiliate as an independent contractor and who qualifies as a consultant or advisor under Instruction A.1.(a)(1) of Form S-8 under the Securities Act; provided, that, for purposes of determining eligibility to receive Nonqualified Stock Options or Stock Appreciation Rights, a Consultant shall mean an employee of the Company or a Subsidiary.

 

2.13. “Director” means any individual who is a member of the Board of Directors of the Company; provided, however, (i) that any Director who is employed by the Company shall be considered an Employee under the Plan and (ii) for purposes of determining eligibility to receive Nonqualified Stock Options or Stock Appreciation Rights, an Employee shall mean an employee of the Company or a Subsidiary.

 

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2.14. “Disability” shall have the meaning ascribed to such term in the Award Agreement. If no such definition is provided in the Award Agreement, “Disability” shall mean a medically determinable physical or mental impairment which can be expected to result in death or has lasted or can be expected to last for a continuous period of not less than six months if such disabling condition renders the person unable to perform the material and substantial duties of his or her occupation. With respect to Section 409A Awards that become payable upon a disability, such disability must also qualify as a disability within the meaning of Treasury Regulation 1.409A-3(i)(4).

 

2.15. “Effective Date” means October 17, 2023, the date as of which this Plan is adopted by the Board.

 

2.16. “Employee” means any employee of the Company or its Subsidiaries or Affiliates; provided, that, (i) for purposes of determining eligibility to receive Incentive Stock Options, an Employee shall mean an employee of the Company or a parent or subsidiary corporation within the meaning of Section 424 of the Code and (ii) for purposes of determining eligibility to receive Nonqualified Stock Options or Stock Appreciation Rights, an Employee shall mean an employee of the Company or a Subsidiary. Mere service as a Director or payment of a director’s fee by the Company, a Subsidiary or an Affiliate shall not be sufficient to constitute “employment” by the Company, a Subsidiary or an Affiliate.

 

2.17. “Exchange Act” means the Securities Exchange Act of 1934, as amended from time to time, or any successor act thereto.

 

2.18. “Fair Market Value” as of any date and in respect of any Share means if the Shares are listed on any established stock exchange or a national market system or the OTC Ventures Market, the Fair Market Value shall be the closing price of a Share (or if no sales were reported the closing price on the date immediately preceding such date) as quoted on such exchange or system on the day of determination, as reported in as reported in a source the Committee deems reliable; provided that, if Shares shall not have been traded on a national securities exchange or the or the OTC Ventures Market for more than 10 days immediately preceding such date or if deemed appropriate by the Committee for any other reason, the fair market value of Shares shall be as determined by the Committee in such other manner as it may deem appropriate, provided that such valuation is consistent with the requirements of Section 409A. In no event shall the fair market value of any Share be less than its par value.

 

2.19. “Freestanding SAR” means an SAR that is granted independently of any Options, as described in Article 7 hereof.

 

2.20. “Incentive Stock Option” or “ISO” means an option to purchase Shares granted under Article 6 hereof and that is designated as an Incentive Stock Option and that is intended to meet the requirements of Code Section 422. To the extent that an option is granted that is intended to meet the requirements of Code Section 422, but fails to meet such requirements, the option will be treated as a NQSO.

 

2.21. “Incumbent Directors” means individuals who, on the Effective Date, constitute the Board, provided that any individual becoming a Director subsequent to the Effective Date whose election or nomination for election to the Board was approved by a vote of at least two-thirds of the Incumbent Directors then on the Board shall be an Incumbent Director. No individual initially elected or nominated as a director of the Company as a result of an actual or threatened election contest with respect to Directors or as a result of any other actual or threatened solicitation of proxies by or on behalf of any person other than the Board shall be an Incumbent Director.

 

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2.22. “Insider” shall mean an individual who is, on the relevant date, an executive officer, director or ten percent (10%) beneficial owner of any class of the Company’s equity securities that is registered pursuant to Section 12 of the Exchange Act, all as defined under Section 16 of the Exchange Act.

 

2.23. “Non-Employee Director” means a Director who is a “non-employee director” within the meaning of Rule 16b-3 or its successors under the Exchange Act.

 

2.24. “Nonqualified Stock Option” or “NQSO” means an option to purchase Shares granted under Article 6 hereof and that is not intended to be treated as an Incentive Stock Option, or that otherwise does not meet such requirements.

 

2.25. “Option” means an Incentive Stock Option or a Nonqualified Stock Option, as described in Article 6 hereof.

 

2.26. “Option Price” means the price at which a Share may be purchased by a Participant pursuant to an Option.

 

2.27. “Participant” means an Employee, a Director or a Consultant who has been selected to receive an Award or who has outstanding an Award granted under the Plan.

 

2.28. “Performance Share” means an Award granted to a Participant whose value is denominated in Shares and is earned by satisfaction of specified performance goals and such other terms and conditions that the Committee may specify, as described in Article 9 hereof.

 

2.29. “Performance Unit” means an Award granted to a Participant whose value is specified by the Committee and is earned by satisfaction of specified performance goals and such other terms and conditions that the Committee may specify, as described in Article 9 hereof.

 

2.30. “Period of Restriction” means the period during which the transfer of Shares of Restricted Stock is not permitted (e.g., based on the passage of time, the achievement of performance goals, or upon the occurrence of other events as determined by the Committee, at its discretion), and the Shares are subject to a substantial risk of forfeiture, pursuant to the Restricted Stock Award Agreement, as provided in Article 8 hereof.

 

2.31. “Person” shall have the meaning ascribed to such term in Section 3(a)(9) of the Exchange Act and used in Sections 13(d) and 14(d) thereof, including a “group” as defined in Section 13(d) thereof.

 

2.32. “Restricted Stock” means an Award granted to a Participant pursuant to Article 8 hereof.

 

2.33. “Restricted Stock Units” means an Award granted to a Participant whose value is denominated in Shares and is earned by satisfaction of specified service requirements and such other terms and conditions that the Committee may specify, as described in Article 9 hereof.

 

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2.34. “Section 409A” means Code Section 409A and the regulations and other guidance issued thereunder.

 

2.35. “Section 409A Award” means an Award that is subject to the requirements of Section 409A.

 

2.36. “Securities Act” means the Securities Act of 1933, as amended from time to time, or any successor act thereto.

 

2.37. “Shares” means the Company’s Class C Common Stock, par value $0.001 per share.

 

2.38. “Stock Appreciation Right” or “SAR” means an Award, granted alone or in connection with a related Option, designated as an SAR, pursuant to the terms of Article 7 hereof.

 

2.39. “Stock Award” means an Award of Shares granted to a Participant pursuant to Section 8.8 hereof.

 

2.40. “Subsidiary” means any entity (other than the Company), whether domestic or foreign, in an unbroken chain of entities beginning with the Company if each of the entities other than the last entity in the unbroken chain beneficially owns, at the time of the determination, securities or interests representing at least 50% of the total combined voting power of all classes of securities or interests in one of the other entities in such chain.

 

2.41. “Substitute Awards” means Awards granted upon assumption of, or in substitution for, outstanding equity or equity-based awards previously granted by a company or other entity (i) all or a portion of the assets or equity of which is acquired by the Company, a Subsidiary or an Affiliate, or (ii) with which the Company, Subsidiary or an Affiliate merges or otherwise combines.

 

2.42. “Tandem SAR” means an SAR that is granted in connection with a related Option pursuant to Article 7 hereof, the exercise of which shall require forfeiture of the right to purchase a Share under the related Option (and when a Share is purchased under the Option, the Tandem SAR shall similarly be canceled).

 

Article 3.

Administration

 

3.1. General. Subject to the terms and conditions of the Plan, the Plan shall be administered by the Committee. The members of the Committee shall be appointed from time to time by, and shall serve at the discretion of, the Board of Directors. The Committee shall have the authority to delegate administrative duties to officers of the Company.

 

3.2. Authority of the Committee. Except as limited by law or by the certificate of incorporation or bylaws of the Company, and subject to the provisions herein (including, with respect to Section 409A Awards, the requirements of Section 409A), the Committee shall have full power to select Employees, Directors and Consultants who shall participate in the Plan; determine the sizes and types of Awards; determine the terms and conditions, including vesting criteria, of Awards in a manner consistent with the Plan; construe and interpret the Plan and any agreement or instrument entered into under the Plan; reconcile any inconsistency in, correct any defect in and/or supply any omission in the Plan and any instrument or agreement relating to, or Award granted under, the Plan; establish, amend, or waive rules and regulations for the Plan’s administration; and amend the terms and conditions of any outstanding Award as provided in the Plan. Further, the Committee shall make all other determinations and exercise its discretion as it deems necessary or advisable for the administration of the Plan. As permitted by law and the terms of the Plan, the Committee may delegate its authority herein. No member of the Committee shall be liable for any action taken or decision made in good faith relating to the Plan or any Award granted hereunder.

 

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3.3. Decisions Binding. All determinations and decisions made by the Committee pursuant to the provisions of the Plan and all related orders and resolutions of the Committee shall be final, conclusive, and binding on all persons, including the Company, its stockholders, Directors, Employees, Participants, and their estates and beneficiaries, unless changed by the Board.

 

3.4. Delegation. The Committee or, if no Committee has been appointed, the Board may delegate administration of the Plan to a committee or committees of one or more members of the Board, and the term “Committee” shall apply to any person or persons to whom such authority has been delegated. The Committee shall have the power to delegate to a subcommittee any of the administrative powers the Committee is authorized to exercise (and references in this Plan to the Board or the Committee shall thereafter be to the committee or subcommittee), subject, however, to such resolutions, not inconsistent with the provisions of the Plan, as may be adopted from time to time by the Board. The Board may abolish the Committee at any time and revest in the Board the administration of the Plan. The members of the Committee shall be appointed by and serve at the pleasure of the Board. From time to time, the Board may increase or decrease the size of the Committee, add additional members to, remove members (with or without cause) from, appoint new members in substitution therefor, and fill vacancies, however caused, in the Committee. The Committee shall act pursuant to a vote of the majority of its members or, in the case of a Committee comprised of only two members, the unanimous consent of its members, whether present or not, or by the written consent of the majority of its members and minutes shall be kept of all of its meetings and copies thereof shall be provided to the Board. Subject to the limitations prescribed by the Plan and the Board, the Committee may establish and follow such rules and regulations for the conduct of its business as it may determine to be advisable.

 

3.5. Committee Composition. The Board shall have discretion to determine whether or not it intends to comply with the exemption requirements of Rule 16b-3 or its successors under the Exchange Act. However, if the Board intends to satisfy such exemption requirements, with respect to any insider subject to Section 16 of the Exchange Act, the Committee shall be a compensation committee of the Board that at all times consists solely of two or more Non-Employee Directors. Within the scope of such authority, the Board or the Committee may delegate to a committee of one or more members of the Board who are not Non-Employee Directors the authority to grant Awards to eligible persons who are not then subject to Section 16 of the Exchange Act. Nothing herein shall create an inference that an Award is not validly granted under the Plan in the event Awards are granted under the Plan by a compensation committee of the Board that does not at all times consist solely of two or more Non-Employee Directors.

 

3.6. Indemnification. In addition to such other rights of indemnification as they may have as Directors or members of the Committee, and to the extent allowed by Applicable Laws, the Committee shall be indemnified by the Company against the reasonable expenses, including attorney’s fees, actually incurred in connection with any action, suit or proceeding or in connection with any appeal therein, to which the Committee may be party by reason of any action taken or failure to act under or in connection with the Plan or any Award granted under the Plan, and against all amounts paid by the Committee in settlement thereof (provided, however, that the settlement has been approved by the Company, which approval shall not be unreasonably withheld) or paid by the Committee in satisfaction of a judgment in any such action, suit or proceeding, except in relation to matters as to which it shall be adjudged in such action, suit or proceeding that such Committee did not act in good faith and in a manner which such person reasonably believed to be in the best interests of the Company, or in the case of a criminal proceeding, had no reason to believe that the conduct complained of was unlawful; provided, however, that within 60 days after the institution of any such action, suit or proceeding, such Committee shall, in writing, offer the Company the opportunity at its own expense to handle and defend such action, suit or proceeding.

 

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Article 4.

Shares Subject to the Plan and Maximum Awards and Substituted Awards

 

4.1. Number of Shares Available for Grants; Share Counting and Reacquired Shares. The number of Shares reserved for issuance to Participants shall be One Million (1,000,000). Shares issued under the Plan may be authorized but unissued shares or treasury shares. The number of Shares reserved for issuance to Participants under the Plan is subject to adjustment as provided in Section 4.2 hereof.

 

For purposes of counting the number of Shares available for Awards under the Plan, the full number of shares of the Company’s common stock covered by Freestanding SARs shall be counted against the number of Shares available for Awards (i.e., not the net Shares issued in satisfaction of a Freestanding SAR Award); provided, however, that Freestanding SARs that may be settled in cash only shall not be so counted. Additionally, if an Option may be settled by issuing net Shares (i.e., withholding a number of Shares equal to the exercise price), the full number of shares of the Company’s common stock covered by the Option shall be counted against the number of Shares available for Awards, not the net Shares issued in satisfaction of an Option. If any Award expires or is terminated, surrendered or canceled without having been fully exercised or is forfeited in whole or in part, the unissued Shares covered by such Award shall again be available for the grant of Awards; provided, however, in the case of Incentive Stock Options, the foregoing shall be subject to any limitations under the Code. The following Shares shall not be added back to the number of Shares available for the future grant of Awards: (i) shares of the Company’s common stock tendered to the Company by a Participant to (A) purchase shares of the Company’s common stock upon the exercise of an Award, or (B) satisfy tax withholding obligations (including shares retained from the Award creating the tax obligation); (ii) shares of the Company’s common stock that were subject to a stock-settled SAR granted under the Plan that were not issued upon the exercise of such SAR, and (iii) shares of the Company’s common stock repurchased by the Company on the open market using the proceeds from the exercise of an Award. Subject to the foregoing, the Committee shall determine the appropriate methodology for calculating the number of Shares issued pursuant to the Plan.

 

The maximum number of Shares which may be issued under Incentive Stock Options granted under the Plan is One Million (1,000,000).

 

4.2. Adjustments in Authorized Shares. In the event of material changes in the outstanding number of Shares or in the capital structure of the Company by reason of a stock split, stock or extraordinary dividend, a reverse stock split, or an extraordinary corporate transaction, such as any recapitalization, merger, consolidation, combination, exchange of shares or the like, separation, including a spin-off, or other distribution of stock or property of the Company, any reorganization (whether or not such reorganization comes within the definition of such term in Code Section 368) or any partial or complete liquidation of the Company, the Committee shall make an appropriate adjustment in the number and class of Shares that may be delivered under Section 4.1, and in the number, class of and/or price of Shares subject to outstanding Awards granted under the Plan, as may be determined to be equitable by the Committee, in its sole discretion, to prevent dilution or enlargement of rights. In the case of adjustments made pursuant to this Section 4.2, unless the Committee specifically determines that such adjustment is in the best interests of the Company or its Affiliates, the Committee shall, in the case of Incentive Stock Options, ensure that any adjustments under this Section 4.2 will not constitute a modification, extension or renewal of the Incentive Stock Options within the meaning of Section 424(h)(3) of the Code and in the case of Nonqualified Stock Options, ensure that any adjustments under this Section 4.2 will not constitute a modification of such Nonqualified Stock Options within the meaning of Section 409A of the Code. Any adjustments made under this Section 4.2 shall be made in a manner which does not adversely affect the exemption provided pursuant to Rule 16b-3 under the Exchange Act. The Company shall give each Participant notice of an adjustment hereunder and, upon notice, such adjustment shall be conclusive and binding for all purposes.

 

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4.3. Adjustment of Awards Upon the Occurrence of Certain Unusual or Nonrecurring Events. The Committee may make adjustments in the terms and conditions of, and the criteria included in, Awards in recognition of unusual or nonrecurring events (including, without limitation, the events described in Section 4.2 hereof) affecting the Company or the financial statements of the Company or of changes in applicable laws, regulations, or accounting principles, whenever the Committee determines that such adjustments are appropriate in order to prevent dilution or enlargement of the benefits or potential benefits intended to be made available under the Plan.

 

4.4. Limit on Compensation Paid to Directors. The total compensation paid to a single Director in any calendar year, including the cash compensation and the cash value of all equity Awards granted to the Director in such calendar year, shall not exceed $1,000,000. Such annual limit shall be measured based on the value of an Award as of the date the Award is granted (not the date of payment). Accordingly, the annual limit shall not include the value of an Award in the calendar year when it is paid or vests if such year is different from the year the Award is granted. For purposes of this Section 4.4, Director compensation in any calendar year shall include amounts or grants that would have been paid or made, as applicable, to the Director in the calendar year absent the Director’s election to defer such compensation to a subsequent year.

 

4.5. Substitute Awards.

 

(a) Notwithstanding any terms or conditions of the Plan to the contrary, Substitute Awards may have substantially the same terms and conditions, including without limitation provisions relating to vesting, exercise periods, expiration, payment, forfeiture, and the consequences of termination of service, as the awards that they replace, as determined by the Committee in its sole discretion.

 

(b) The recipient or holder of a Substitute Award shall be an eligible Participant hereunder even if not an Employee, Director or Consultant with respect to the Company or an Affiliate.

 

(c) In the case of a Substitute Award, the date of grant may be treated as the effective date of the grant of such Award under the original plan under which the award was authorized.

 

(d) The per share exercise price of an Option that is a Substitute Award may be less than 100% of the Fair Market Value of a Share on the date of grant, provided that such substitution or adjustment complies with applicable laws and regulations, including the listing requirements of any national securities exchange on which the Company’s common stock may then be listed or quoted and Section 409A or Section 424 of the Code, as applicable. The per share exercise price of a Freestanding SAR that is a Substitute Award may be less than 100% of the Fair Market Value of a Share on the date of grant, provided that such substitution or adjustment complies with applicable laws and regulations, including the listing requirements of any national securities exchange on which the Company’s common stock may then be listed or quoted and Section 409A, as applicable.

 

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(e) Notwithstanding anything to the contrary in this Plan, any Shares underlying Substitute Awards shall not be counted against the limits set forth in Section 4.1, provided, that, Substitute Awards issued in connection with the assumption of, or in substitution for, outstanding options intended to qualify as Incentive Stock Options shall be counted against the Incentive Stock Option limit. Subject to applicable stock exchange requirements and Applicable Law, available shares under a shareholder-approved plan of an entity directly or indirectly acquired by the Company or with which the Company combines (as appropriately adjusted to reflect such acquisition or transaction) may be used for Awards under the Plan and shall not count toward the total share limit in Section 4.1.

 

Article 5.

Eligibility and Participation

 

5.1. Eligibility. Persons eligible to participate in this Plan include all Employees, Directors and Consultants.

 

5.2. Actual Participation. Subject to the provisions of the Plan, the Committee may, from time to time, select from all eligible Employees, Directors and Consultants, those to whom Awards shall be granted and shall determine the nature and amount of each Award.

 

5.3. Newly Eligible Participants. The Committee shall be entitled to make such rules, regulations, determinations and awards as it deems appropriate in respect of any Participant who becomes eligible to participate in the Plan.

 

5.4. Leaves of Absence. The Committee shall be entitled to make such rules, regulations, and determinations as it deems appropriate under the Plan in respect of any leave of absence taken by the recipient of any award. Without limiting the generality of the foregoing, the Committee shall be entitled to determine: (a) whether or not any such leave of absence shall constitute a termination of employment within the meaning of the Plan; and (b) the impact, if any, of such leave of absence on awards under the Plan theretofore made to any recipient who takes such leave of absence. Notwithstanding the foregoing, with respect to any Section 409A Award, all leaves of absences and determinations of terminations of employment must be construed and interpreted consistent with the requirements of Section 409A and the definition of “separation from service” thereunder.

 

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Article 6.

Stock Options

 

6.1. Grant of Options. Subject to the terms and provisions of the Plan, Options may be granted to Participants in such number, and upon such terms, and at any time and from time to time as shall be determined by the Committee. Notwithstanding the foregoing, (i) Incentive Stock Options may only be granted to Employees of the Company or its Affiliates or Subsidiaries; provided that the Affiliate or Subsidiary is a type of entity whose employees can receive such options under Code Sections 422 and 424 and (ii) Nonqualified Stock Options may only be granted to Employees, Consultants or Directors of the Company or its Subsidiaries.

 

6.2. Award Agreement. Each Option grant shall be evidenced by an Award Agreement that shall specify the Option Price, the duration of the Option, the number of Shares to which the Option pertains, and such other provisions as the Committee shall determine which are not inconsistent with the terms of the Plan. All Options shall be separately designated Incentive Stock Options or Nonqualified Stock Options at the time of grant. Notwithstanding the foregoing, the Company shall have no liability to any Participant or any other person if an Option designated as an Incentive Stock Option fails to qualify as such at any time or if an Option is determined to constitute “nonqualified deferred compensation” within the meaning of Section 409A of the Code and the terms of such Option do not satisfy the requirements of Section 409A of the Code. The provisions of separate Options need not be identical.

 

6.3. Option Price. The Option Price for each grant of an Option under this Plan shall be as determined by the Committee; provided, however, the per-share exercise price shall not be less than 100 percent of the Fair Market Value of the Shares on the date the Option is granted. With respect to a Participant who owns, directly or indirectly, more than 10% of the total combined voting power of all classes of the stock of the Company or any Subsidiary, the Option Price of Shares subject to an ISO shall be at least 110% of the Fair Market Value of such Shares on the ISO’s grant date. Notwithstanding the foregoing, an Incentive Stock Option may be granted with an Option Price lower than that set forth in the preceding sentence if such Option is granted pursuant to an assumption or substitution for another option in a manner satisfying the provisions of Section 424(a) of the Code and a Nonqualified Stock Option may be granted with an Option Price lower than that set forth in the preceding sentence if such Option is granted pursuant to an assumption or substitution for another option in a manner satisfying the provisions of Section 409A of the Code.

 

6.4. Duration of Options. Each Option granted to a Participant shall expire at such time as the Committee shall determine at the time of grant; provided that the Option must expire on or before the date that is the tenth anniversary of the date of grant. Notwithstanding the foregoing, with respect to ISOs, in the case of a Participant who owns, directly or indirectly, more than 10% of the total combined voting power of all classes of the stock of the Company, Affiliate or any Subsidiary as determined in accordance with Section 422 of the Code, no such ISO shall be exercisable later than the fifth anniversary of the grant date.

 

6.5. Exercise of Options. Options granted under this Article 6 shall be exercisable at such times and be subject to such restrictions and conditions as the Committee shall in each instance approve, which need not be the same for each grant or for each Participant.

 

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6.6. Payment. Options granted under this Article 6 shall be exercised by the delivery of a written or electronic notice of exercise to the Company, setting forth the number of Shares with respect to which the Option is to be exercised, accompanied by full payment for the Shares.

 

The Option Price upon exercise of any Option shall be payable to the Company in full, to the extent permitted by applicable statutes and regulations, either: (a) in cash or its equivalent; or (b) by tendering previously acquired Shares having an aggregate Fair Market Value at the time of exercise equal to the total Option Price; or (c) in the case of Nonqualified Stock Options, by a “net exercise” arrangement pursuant to which the Company will reduce the number of Shares issuable upon exercise by the largest whole number of Shares with a Fair Market Value on the date of exercise that does not exceed the exercise price, provided that (1) such Shares used to pay the exercise price will not be exercisable thereafter and (2) any remaining balance of the exercise price not satisfied by such net exercise is paid by the Participant in cash or other permitted form of payment; or (d) by a combination of (a), (b) and (c); or (d) any other method approved by the Committee in its sole discretion. The tendering of previously acquired shares may be done through attestation. No fractional shares may be tendered or accepted in payment of the Option Price. No Incentive Stock Option may utilize net exercise to pay the Option Price.

 

Cashless exercises are permitted pursuant to Federal Reserve Board’s Regulation T, subject to applicable securities law restrictions, or by any other means which the Committee determines to be consistent with the Plan’s purpose and applicable law.

 

Subject to any governing rules or regulations, as soon as practicable after receipt of notification of exercise and full payment, the Company shall deliver to the Participant, in the Participant’s name, Share certificates in an appropriate amount based upon the number of Shares purchased under the Option(s).

 

Unless otherwise determined by the Committee, all payments under all methods indicated above shall be paid in United States dollars.

 

6.7. Restrictions on Share Transferability. The Committee may impose such restrictions on any Shares acquired pursuant to the exercise of an Option granted under this Article 6 as it may deem advisable, including, without limitation, restrictions under applicable federal securities laws, under the requirements of any stock exchange or market upon which such Shares are then listed and/or traded, or under any blue sky or state securities laws applicable to such Shares.

 

6.8. Non-transferability of Options.

 

(a) Incentive Stock Options. No ISO granted under the Plan may be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, all ISOs granted to a Participant under the Plan shall be exercisable during his or her lifetime only by such Participant.

 

(b) Non-qualified Stock Options. Except as otherwise provided in a Participant’s Award Agreement, no NQSO granted under this Article 6 may be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution; provided however, that no NQSO shall be transferable for value or consideration. Further, except as otherwise provided in a Participant’s Award Agreement, all NQSOs granted to a Participant under this Article 6 shall be exercisable during his or her lifetime only by such Participant or such Participant’s legal representative.

 

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6.9. Restriction on Cash Buyouts of Underwater Options. The Company may not purchase, cancel or buy out an underwater Option in exchange for cash without first obtaining shareholder approval.

 

6.10. $100,000 Limitation on ISOs. To the extent that the aggregate Fair Market Value (determined at the time of grant) of the Shares with respect to which ISOs are exercisable for the first time by any Participant during any calendar year (under all plans of the Company and any Affiliates as determined in accordance with Section 422 of the Code) exceeds $100,000 (or such other limit established in the Code) or otherwise does not comply with the rules governing ISOs, the Options or portions thereof that exceed such limit (according to the order in which they were granted) or otherwise do not comply with such rules will be treated as NQSOs, notwithstanding any contrary provision of the applicable Award Agreement.

 

6.11. Vesting of Options. Each Option may, but need not, vest and therefore become exercisable in periodic installments that may, but need not, be equal. The Option may be subject to such other terms and conditions on the time or times when it may be exercised (which may be based on performance or other criteria) as the Committee may deem appropriate. The vesting provisions of individual Options may vary. No Option may be exercised for a fraction of a Share. The Committee may, but shall not be required to, provide for an acceleration of vesting and exercisability in the terms of any Award Agreement upon the occurrence of a specified event.

 

Article 7.

Stock Appreciation Rights

 

7.1. Grant of SARs. Subject to the terms and conditions of the Plan, SARs may be granted to Participants at any time and from time to time as shall be determined by the Committee. The Committee may grant Freestanding SARs, Tandem SARs, or any combination of these forms of SARs.

 

Subject to the terms and conditions of the Plan, the Committee shall have complete discretion in determining the number of SARs granted to each Participant and, consistent with the provisions of the Plan, in determining the terms and conditions pertaining to such SARs. Any Tandem SAR that relates to an Incentive Stock Option must be granted at the same time the Incentive Stock Option is granted.

 

The grant price of a Freestanding SAR shall not be less than the Fair Market Value of a Share on the date of grant of the SAR. The grant price of Tandem SARs shall equal the Option Price of the related Option.

 

7.2. SAR Agreement. Each SAR grant shall be evidenced by an Award Agreement that shall specify the grant price, the term of the SAR, and such other provisions as the Committee shall determine.

 

7.3. Term of SARs. The term of an SAR granted under the Plan shall be determined by the Committee, in its sole discretion; provided that the SAR must expire on or before the date that is the tenth anniversary of the date of grant.

 

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7.4. Exercise of Freestanding SARs. Freestanding SARs may be exercised upon whatever terms and conditions the Committee, in its sole discretion, imposes upon them.

 

7.5. Exercise of Tandem SARs. Tandem SARs may be exercised for all or part of the Shares subject to the related Option upon the surrender of the right to exercise the equivalent portion of the related Option. A Tandem SAR may be exercised only with respect to the Shares for which its related Option is then exercisable.

 

7.6. Payment of SAR Amount. Upon exercise of an SAR, a Participant shall be entitled to receive payment from the Company in an amount determined by multiplying:

 

(a) The excess of the Fair Market Value of a Share on the date of exercise over the grant price; by

 

(b) The number of Shares with respect to which the SAR is exercised.

 

In the sole discretion of the Committee, the payment upon SAR exercise may be in cash, in Shares of equivalent value, in some combination thereof, or in any other manner approved by the Committee. The Committee’s determination regarding the form of SAR payout shall be set forth in the Award Agreement pertaining to the grant of the SAR.

 

7.7. Non-transferability of SARs. Except as otherwise provided in a Participant’s Award Agreement, no SAR granted under the Plan may be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, except as otherwise provided in a Participant’s Award Agreement, all SARs granted to a Participant under the Plan shall be exercisable during his or her lifetime only by such Participant or such Participant’s legal representative.

 

7.8. Restriction on Cash Buyouts of Underwater SARs. The Company may not purchase, cancel or buy out an underwater SAR in exchange for cash without first obtaining Shareholder approval.

 

7.9. Vesting. Each SAR may, but need not, vest and therefore become exercisable in periodic installments that may, but need not, be equal. The SAR may be subject to such other terms and conditions on the time or times when it may be exercised as the Committee may deem appropriate. The vesting provisions of individual SARs may vary. No SARs may be exercised for a fraction of a Share. The Committee may, but shall not be required to, provide for an acceleration of vesting and exercisability in the terms of any SAR upon the occurrence of a specified event.

 

Article 8.

Restricted Stock/Stock Awards

 

8.1. Grant of Restricted Stock. Subject to the terms and provisions of the Plan, the Committee, at any time and from time to time, may grant Shares of Restricted Stock to Participants in such amounts, as the Committee shall determine.

 

8.2. Restricted Stock Agreement. Each Restricted Stock grant shall be evidenced by a Restricted Stock Award Agreement that shall specify the Period(s) of Restriction, the number of Shares of Restricted Stock granted, and such other provisions as the Committee shall determine.

 

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8.3. Transferability. Unless otherwise specified by the Committee in its sole discretion and set forth in the Restricted Stock Award Agreement, the Shares of Restricted Stock granted herein may not be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated until the end of the applicable Period of Restriction established by the Committee and specified in the Restricted Stock Award Agreement, or upon earlier satisfaction of any other conditions, as specified by the Committee in its sole discretion and set forth in the Restricted Stock Award Agreement. All rights with respect to the Restricted Stock granted to a Participant under the Plan shall be available during his or her lifetime only to such Participant or such Participant’s legal representative.

 

8.4. Period of Restriction. With respect to Restricted Stock grants, the Period of Restriction will commence on the date of grant and end at the time or times set forth on a schedule established by the Committee in the applicable Award Agreement.

 

8.5. Other Restrictions. The Committee shall impose such other conditions and/or restrictions on any Shares of Restricted Stock granted pursuant to the Plan as it may deem advisable including, without limitation, a requirement that Participants pay a stipulated purchase price for each Share of Restricted Stock, restrictions based upon the achievement of specific performance goals, time-based restrictions on vesting following the attainment of the performance goals, time-based restrictions, and/or restrictions under applicable federal or state securities laws.

 

To the extent deemed appropriate by the Committee, the Company may retain the certificates representing Shares of Restricted Stock in the Company’s possession until such time as all conditions and/or restrictions applicable to such Shares have been satisfied.

 

Shares of Restricted Stock covered by each Restricted Stock grant made under the Plan shall be subject to the restrictions on transferability set forth in the Award Agreement.

 

8.6. Voting Rights. If the Committee so determines, Participants holding Shares of Restricted Stock granted hereunder may be granted the right to exercise full voting rights with respect to those Shares during the Period of Restriction.

 

8.7. Dividends and Other Distributions. During the Period of Restriction, Participants holding Shares of Restricted Stock or Stock Awards granted hereunder may, if the Committee so determines, be credited with dividends paid with respect to the underlying Shares while they are so held; provided that, any dividends with respect to the Restricted Stock or Stock Awards shall not be paid to the Participant until the Shares of Restricted Stock or Stock Awards to which the dividends relate vest. If any Shares of Restricted Stock or Stock Awards are forfeited, the Participant shall have no right to the dividends related to the forfeited Shares.

 

8.8. Stock Award. The Committee may grant and award Shares to a Participant that are not subject to Periods of Restrictions and which may be subject to such conditions or provisions as the Committee determines.

 

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Article 9.

Restricted Stock Units, Performance Units, Performance Shares, and Cash-Based Awards

 

9.1. Grant of Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards. Subject to the terms of the Plan, Restricted Stock Units, Performance Shares, Performance Units, and/or Cash-Based Awards may be granted to Participants in such amounts and upon such terms, and at any time and from time to time, as shall be determined by the Committee.

 

9.2. Award Agreement. At the Committee’s discretion, each grant of Restricted Stock Units, Performance Shares, Performance Units and Cash-Based Awards may be evidenced by an Award Agreement that shall specify the initial value, the duration of the Award, the performance measures and/or service requirements, if any, applicable to the Award, and such other provisions as the Committee shall determine which are not inconsistent with the terms of the Plan.

 

9.3. Value of Performance Units/Shares and Cash-Based Awards. Each Performance Unit shall have an initial value that is established by the Committee at the time of grant. Each Restricted Stock Unit and Performance Share shall have an initial value equal to the Fair Market Value of a Share on the date of grant. Each Cash-Based Award shall have a value as may be determined by the Committee. The Committee shall set performance goals and/or service requirements in its discretion which, depending on the extent to which they are met, will determine the number and/or value of Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards that will be paid out to the Participant. Generally, a Participant’s right to receive amounts under a Restricted Stock Unit award shall be based on the Participant’s satisfaction of a service requirement and such other terms and conditions that the Committee may specify. Generally, a Participant’s right to receive amounts under a Performance Unit, Performance Share or Cash-Based Award shall be based on the satisfaction of a performance requirement and such other terms and conditions that the Committee may specify. The Committee has full discretionary authority to establish performance goals and/or service requirements, and a performance goal may include a service requirement. For purposes of this Article 9, the time period during which the performance goals and/or service requirements must be met shall be called a “Performance Period.”

 

9.4. Earning of Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards. Subject to the terms of this Plan and the Award Agreement (if any), after the applicable Performance Period has ended, the holder of Restricted Stock Units, Performance Units, Performance Shares or Cash-Based Awards shall be entitled to receive payout on the number and value of Restricted Stock Units, Performance Units, Performance Shares or Cash-Based Awards earned by the Participant over the Performance Period, to be determined as a function of the extent to which the corresponding performance goals and/or service requirements have been achieved. Unless otherwise determined by the Committee, notwithstanding any other provision of the Plan, payment of Cash-Based Awards shall only be made for those Participants who are Directors or in the employ of the Company at the end of the Performance Period or, if none has been specified, the end of the applicable award year.

 

9.5. Form and Timing of Payment of Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards. Payment of earned Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards shall be as determined by the Committee and, if applicable, as evidenced in the related Award Agreement. Subject to the terms of the Plan, the Committee, in its sole discretion, may pay earned Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards in the form of cash or in Shares (or in a combination thereof) that have an aggregate Fair Market Value equal to the value of the earned Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards at the close of the applicable Performance Period. Such Shares may be granted subject to any restrictions deemed appropriate by the Committee. No fractional shares will be issued. The determination of the Committee with respect to the form of payout of such Awards shall be set forth in the Award Agreement pertaining to the grant of the Award.

 

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Unless otherwise provided by the Committee, Participants holding Restricted Stock Units, Performance Units, or Performance Shares may be entitled to receive dividends or dividend units with respect to dividends declared on Shares underlying such Awards. No dividends or dividend units with respect to the Restricted Stock Units, Performance Units, or Performance Shares shall be paid to the Participant until the Restricted Stock Units, Performance Units, or Performance Shares to which the dividends relate vest. If any Restricted Stock Units, Performance Units, or Performance Shares are forfeited, the Participant shall have no right to the dividends or dividend units related to the forfeited Awards.

 

9.6. Nontransferability. Except as otherwise provided in a Participant’s Award Agreement, Restricted Stock Units, Performance Units, Performance Shares and Cash-Based Awards may not be sold, transferred, pledged, assigned, or otherwise alienated or hypothecated, other than by will or by the laws of descent and distribution. Further, except as otherwise provided in a Participant’s Award Agreement, a Participant’s rights under such Awards shall be exercisable during the Participant’s lifetime only by such Participant or such Participant’s legal representative.

 

Article 10.

Beneficiary Designation

 

The Committee may permit Participants under the Plan to name, from time to time, any beneficiary or beneficiaries (who may be named contingently or successively) to whom any benefit under the Plan is to be paid in case of his or her death before he or she receives any or all of such benefit. Each such designation shall revoke all prior designations by the same Participant, shall be in a form prescribed by the Company, and will be effective only when filed by the Participant in writing with the Company during the Participant’s lifetime. If a beneficiary designation has not been made, or the beneficiary was not properly designated (in the sole discretion of the Committee), has died or cannot be found, all payments after death shall be paid to the Participant’s estate. In case of disputes over the proper beneficiary, the Company reserves the right to make any or all payments to the Participant’s estate.

 

Article 11.

Deferrals

 

Subject to the requirements of Section 409A, the Committee may permit or require a Participant to defer such Participant’s receipt of the payment of cash or the delivery of Shares that would otherwise be due to such Participant by virtue of the lapse or waiver of restrictions with respect to Restricted Stock, payment of a Stock Award or the satisfaction of any requirements or goals with respect to Restricted Stock Units, Performance Units/Shares and Cash-Based Awards. If any such deferral election is required or permitted, the Committee shall, in its sole discretion, establish rules and procedures for such payment deferrals provided that such rules must comply with the requirements of Section 409A.

 

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Article 12.

Rights of Participants

 

12.1. Employment. Nothing in the Plan shall confer upon any Participant any right to continue in the Company’s or any Subsidiary’s or any Affiliates’ employ, or as a Director, or as a Consultant, or interfere with or limit in any way the right of the Company, Subsidiary or Affiliate to terminate any Participant’s employment, service relationship or directorship at any time.

 

12.2. Participation. No Employee, Director or Consultant shall have the right to be selected to receive an Award under this Plan, or, having been so selected, to be selected to receive a future Award.

 

12.3. Rights as a Stockholder. Except as provided in Sections 8.6, 8.7 and 9.5, a Participant shall have none of the rights of a shareholder with respect to shares of Common Stock covered by any Award until the Participant becomes the record holder of such shares.

 

Article 13.

Termination of Employment/Directorship/Consulting Relationship

 

Each Participant’s Award Agreement shall set forth the extent to which the Participant shall have the right to such Participant’s outstanding Award(s) following termination of the Participant’s employment or directorship or consulting services with the Company. Such provisions shall be determined in the sole discretion of the Committee, shall be included in the Award Agreements entered into with each Participant, need not be uniform among all Awards issued pursuant to the Plan, and may reflect distinctions based on the reasons for termination.

 

Article 14.

Change in Control

 

14.1. Treatment of Outstanding Awards Other than Cash-Based Awards. In the event of a Change in Control, unless otherwise specifically prohibited under applicable laws, or by the rules and regulations of any governing governmental agencies or national securities exchanges, the treatment of non-Cash-Based Awards shall be as specified in the applicable Award Agreement. Subject to such applicable laws, rules and regulations, and unless the Committee specifies otherwise in the Award Agreement:

 

(a) Non-Cash-Based Awards will fully vest if: (i) the Awards are not continued or assumed (e.g., the Awards are not equitably converted or substituted for awards of a successor entity) in connection with the Change in Control; or (ii) the Participant has a qualifying termination of his or her service relationship (as defined in the Award Agreement) within two years following the date of the Change in Control. In the event that non-Cash-Based Awards to Participant are not so continued or assumed in connection with the Change in Control or in the event of a qualifying termination of his or her service relationship (as defined in the Award Agreement) within two years following the date of the Change in Control, then upon such Change in Control or such qualifying termination (as the case may be):

 

(i) Any and all Options and SARs granted hereunder shall become fully exercisable during their remaining term; and

 

(ii) Any restriction periods and restrictions imposed on Restricted Stock that are not performance-based shall lapse; and

 

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(iii) The target payout opportunities attainable under all outstanding Awards of performance-based Restricted Stock, Performance Units and Performance Shares shall be deemed to have been fully earned for the entire Performance Period (s) as of the effective date of the Change in Control or such qualifying termination. The vesting of all such Awards denominated in Shares shall be accelerated as of the effective date of the Change in Control or such qualifying termination and shall be paid out to the Participants within thirty (30) days following the effective date of the Change in Control or such qualifying termination based upon an assumed achievement of all relevant target performance goals (such payment shall be in full satisfaction of the Award). Such Awards denominated in cash shall be paid to the Participants in cash within thirty (30) days following the effective date of the Change in Control or such qualifying termination based on an assumed achievement of all relevant target performance goals (such payment shall be in full satisfaction of the Award). Restricted Stock Units shall be fully vested as of the effective date of the Change in Control or such qualifying termination, and the full value of such an Award shall be paid out to the Participants within thirty (30) days following the effective date of the Change in Control or such qualifying termination. Notwithstanding the foregoing, in the event that the Award is not so continued or assumed in connection with a Change in Control, the payment of a Section 409A Award will only be accelerated if the Change in Control also constitutes a change in ownership or effective control of the Company or a change in the ownership of a substantial portion of the assets of the Company within the meaning of Section 409A and will not result in additional taxes under Section 409A.

 

14.2. Treatment of Cash-Based Awards. In the event of a Change in Control, unless otherwise specifically prohibited under applicable laws, or by the rules and regulations of any governing governmental agencies or national securities exchanges, the treatment of Cash-Based Awards shall be as specified in the applicable Award Agreement or resolutions adopted by the Committee. Subject to such applicable laws, rules and regulations, unless the Committee shall provide otherwise in the Award Agreement or resolutions adopted by the Committee:

 

(a) Cash-Based Awards will fully vest if: (i) the Awards are not continued or assumed (e.g., the Awards are not equitably converted or substituted for awards of a successor entity) in connection with the Change in Control; or (ii) the Participant has a qualifying termination of his or her service relationship (as defined in the Award Agreement) within two years following the date of the Change in Control. In the event that the Cash-Based Awards granted to Participants are not so continued or assumed or in the event of a qualifying termination of the service relationship (as defined in the Award Agreement) within two years following the date of the Change in Control, the vesting of all outstanding Cash-Based Awards shall be accelerated as of the date of such event (and, in the case of performance-based Cash-Based Awards, based on an assumed achievement of all relevant target performance goals), and all Cash-Based Awards shall be paid to Participants in cash within thirty (30) days following the effective date of such event (such payment shall be in full satisfaction of the Award). Notwithstanding the foregoing, in the event that the Cash-Based Awards is not so continued or assumed in connection with a Change in Control, the payment of a Cash-Based Section 409A Award will only be accelerated if the Change in Control also constitutes a change in ownership or effective control of the Company or a change in the ownership of a substantial portion of the assets of the Company within the meaning of Section 409A and will not result in additional taxes under Section 409A.

 

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14.3. Cancellation of Underwater Options or SARs. In the event of a Change in Control, in the case of any Option or Stock Appreciation Right with an Option Price that equals or exceeds the price paid for a Share in connection with the Change in Control, the Committee may cancel the Option or Stock Appreciation Right without the payment of consideration therefor.

 

14.4. Termination, Amendment, and Modifications of Change-in-Control Provisions. Notwithstanding any other provision of this Plan or any Award Agreement provision, the provisions of this Article 14 may not be terminated, amended, or modified on or after the date of a Change in Control to affect adversely any Award theretofore granted under the Plan and any rights or benefits provided to a Participant pursuant to this Article 14 without the prior written consent of the Participant with respect to said Participant’s outstanding Awards; provided, however, the Committee may terminate, amend, or modify this Article 14 at any time and from time to time prior to the date of a Change in Control.

 

Article 15.

Amendment, Modification, Termination and Tax Compliance.

 

15.1. Amendment, Modification, and Termination. Subject to the terms of the Plan, the Committee or the Board may at any time and from time to time, alter, amend, suspend, or terminate the Plan in whole or in part. However, except as provided in 4.2 and 4.3 relating to adjustments upon changes to the Shares and Section 15.3, no amendment shall be effective unless approved by the shareholders of the Company to the extent shareholder approval is necessary to satisfy any Applicable Laws. At the time of such amendment, the Board shall determine, upon advice from counsel, whether such amendment will be contingent on shareholder approval.

 

15.2. Awards Previously Granted. Notwithstanding any other provision of the Plan to the contrary, no termination, amendment, or modification of the Plan shall adversely affect in any material way any Award previously granted under the Plan, without the written consent of the Participant holding such Award; provided that no consent is required for any amendment the Committee deems necessary or appropriate to comply with Applicable Law or tax requirements.

 

15.3. Contemplated Amendments. It is expressly contemplated that the Board may amend the Plan in any respect the Board deems necessary or advisable to provide eligible Employees, Consultants and Directors with the maximum benefits provided or to be provided under the provisions of the Code and the regulations promulgated thereunder relating to Incentive Stock Options or to the nonqualified deferred compensation provisions of Section 409A of the Code and/or to bring the Plan and/or Awards granted under it into compliance therewith.

 

15.4. Shareholder Approval Required for Certain Amendments. Shareholder approval will be required for any amendment of the Plan that does any of the following: (a) permits the grant of any Option with an Option Price less than the Fair Market Value of the Shares on the date of grant; (b) reduces the Option Price of an outstanding Option by lowering the Option Price, by canceling an outstanding Option and granting a replacement Option with a lower exercise price, or by exchanging the outstanding Option with another stock-based or cash Award; (c) permits the grant of any SAR with a grant price that is less than the Fair Market Value of the Shares on the date of grant; or (d) reduces the grant price of an outstanding SAR by lowering the grant price, by canceling an outstanding SAR and granting a replacement SAR with a lower exercise price, or by exchanging the outstanding SAR with another stock-based or cash Award.

 

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15.5. Compliance with Section 409A. It is intended that Awards under this Plan are either exempt from Section 409A or are structured to comply with the requirements of Section 409A. The Plan shall be administered and interpreted in accordance with that intent. By way of example, the following rules shall apply:

 

Any provision of the Plan that would conflict with the requirements of a Section 409A Award shall not apply to a Section 409A Award.

 

Any adjustment or modification to an Award shall be made in compliance with Section 409A (e.g., any adjustment to an Option or SAR under Section 4.2 shall be made in accordance with the requirements of Section 409A).

 

For Section 409A Awards, all rights to amend, terminate or modify the Plan or any Award are subject to the requirements and limitations of Section 409A.

 

For Section 409A Awards, any payment or distribution that is triggered upon termination or cessation of employment or a comparable event shall be interpreted consistent with the definition of “separation from service” within the meaning of Treasury Regulation Section 1.409A-1(h).

 

With respect to amounts payable under a Section 409A Award, in the event that a Participant is a “specified employee” as defined in Section 409A, any amount that is payable in connection with the Participant’s separation from service shall not be paid prior to the date which is six months after the date the Participant separates from service (or, if earlier, the date the Participant dies). A Participant who is subject to the restriction described in the previous sentence shall be paid on the first day of the seventh month after the Participant’s separation from service an amount equal to the benefit that the Participant would have received during such six month period absent the restriction.

 

While the Company intends for Awards to either be exempt from or in compliance with Section 409A, none of the Company, any Subsidiary or Affiliated or the Committee shall be liable to any person for the tax consequences of any failure to comply with the requirements of Section 409A or any other tax consequences relating to Awards under this Plan.

 

Article 16.

Withholding

 

The Company shall have the power and the right to deduct or withhold, or require a Participant to remit to the Company, an amount sufficient to satisfy Federal, state, and local taxes, domestic or foreign, required by law or regulation to be withheld with respect to any taxable event arising as a result of this Plan; provided that the amount that is withheld, or may be withheld at the Participant’s discretion, cannot exceed the amount of the taxes owed by the Participant using the minimum statutory tax rate in the Participant’s applicable jurisdiction(s). The Participant may satisfy, totally or in part, his obligations pursuant to this Article by electing to have Shares withheld, to redeliver Shares acquired under an Award, or to deliver previously owned Shares, provided that the election is made in writing on or prior to (i) the date of exercise, in the case of Options and SARs (ii) the date of payment, in respect of Stock Awards, Restricted Stock Units, Performance Units, Performance Shares, or Cash-Based Awards, and (iii) the expiration of the Period of Restriction, in respect of Restricted Stock. Any election made under this Article shall be irrevocable by the Participant and may be disapproved by the Committee at any time in its sole discretion. If an election is disapproved by the Committee, the Participant must satisfy his obligations pursuant to this paragraph in cash.

 

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Article 17.

Successors

 

All obligations of the Company under the Plan with respect to Awards granted hereunder shall be binding on any successor to the Company, whether the existence of such successor is the result of a direct or indirect purchase, merger, consolidation, or otherwise, of all or substantially all of the business, stock and/or assets of the Company.

 

Article 18.

General Provisions

 

18.1. Gender and Number. Except where otherwise indicated by the context, any masculine term used herein also shall include the feminine; the plural shall include the singular and the singular shall include the plural.

 

18.2. Severability. If any provision of the Plan shall be held illegal or invalid for any reason, the illegality or invalidity shall not affect the remaining parts of the Plan, and the Plan shall be construed and enforced as if the illegal or invalid provision had not been included.

 

18.3. Requirements of Law. The granting of Awards and the issuance of Shares under the Plan shall be subject to all applicable laws, rules, and regulations, and to such approvals by any governmental agencies or national securities exchanges as may be required.

 

18.4. Forfeiture Events. The Committee may specify in an Award Agreement that the Participant’s rights, payments and benefits with respect to an Award shall be subject to reduction, cancellation, forfeiture or recoupment upon the occurrence of certain events, in addition to applicable vesting conditions of an Award. Such events may include, without limitation, breach of non-competition, non-solicitation, confidentiality, or other restrictive covenants that are contained in the Award Agreement or otherwise applicable to the Participant, a termination of the Participant’s employment or service relationship for “cause”, or other conduct by the Participant that is detrimental to the business or reputation of the Company, its Subsidiaries and/or its Affiliates.

 

18.5. Clawback. Notwithstanding any other provisions in this Plan, the Company may cancel any Award, require reimbursement of any Award by a Participant, and effect any other right of recoupment of equity or other compensation provided under the Plan in accordance with any Company policies that may be adopted and/or modified from time to time (“Clawback Policy”). In addition, a Participant may be required to repay to the Company previously paid compensation, whether provided pursuant to the Plan or an Award Agreement, in accordance with the Clawback Policy. By accepting an Award, the Participant is agreeing to be bound by the Clawback Policy, as in effect or as may be adopted and/or modified from time to time by the Company in its discretion (including, without limitation, to comply with applicable law or stock exchange listing requirements).

 

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18.6. Securities Law Compliance. Each Award Agreement shall provide that no Shares shall be purchased or sold thereunder unless and until (a) any then applicable requirements of state or federal laws and regulatory agencies have been fully complied with to the satisfaction of the Company and its counsel and (b) if required to do so by the Company, the Participant has executed and delivered to the Company a letter of investment intent in such form and containing such provisions as the Committee may require. The Company shall use reasonable efforts to seek to obtain from each regulatory commission or agency having jurisdiction over the Plan such authority as may be required to grant Awards and to issue and sell Shares upon exercise of the Awards; provided, however, that this undertaking shall not require the Company to register under the Securities Act the Plan, any Award or any Share issued or issuable pursuant to any such Award. If, after reasonable efforts, the Company is unable to obtain from any such regulatory commission or agency the authority which counsel for the Company deems necessary for the lawful issuance and sale of Shares under the Plan, the Company shall be relieved from any liability for failure to issue and sell Shares upon exercise of such Awards unless and until such authority is obtained. With respect to insiders (within the meaning of Section 16 of the Exchange Act), transactions under this Plan are intended to comply with all applicable conditions of Rule 16b-3 or its successors under the Exchange Act, unless determined otherwise by the Board. To the extent any provision of the Plan or action by the Committee fails to so comply, it shall be deemed null and void, to the extent permitted by law and deemed advisable by the Board.

 

18.7. No Additional Rights. Neither the Award nor any benefits arising under this Plan shall constitute part of an employment contract between the Participant and the Company or any Subsidiary or Affiliate, and accordingly, subject to Section 15.2, this Plan and the benefits hereunder may be terminated at any time in the sole and exclusive discretion of the Committee without giving rise to liability on the part of the Company or any Affiliate for severance payments.

 

18.8. Employees Based Outside of the United States. Notwithstanding any provision of the Plan to the contrary, to comply with provisions of laws in other countries in which the Company, its Affiliates, and its Subsidiaries operate or have Employees, the Committee, in its sole discretion, shall have the power and authority to:

 

(a) Determine which Affiliates and Subsidiaries will be covered by the Plan or relevant subplans;

 

(b) Determine which Employees employed outside the United States are eligible to become Participants in the Plan;

 

(c) Modify the terms and conditions of any Award granted to Participants who are employed outside the United States;

 

(d) Establish subplans, modified exercise procedures, and other terms and procedures to the extent such actions may be necessary, advisable or convenient, or to the extent appropriate to provide maximum flexibility for the Participant’s financial planning. Any subplans and modifications to the Plan terms or procedures established under this Section 18.8 by the Committee shall be filed with the Plan document as Appendices; and

 

(e) Take any action, before or after an Award is made, which the Committee deems advisable to obtain, comply with, or otherwise reflect any necessary governmental regulatory procedures, exemptions or approvals, as they may affect this Plan, any subplan, or any Participant.

 

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18.9. Uncertificated Shares. To the extent that the Plan provides for issuance of certificates to reflect the transfer of Shares, the transfer of such Shares may be effected on a noncertificated basis, to the extent not prohibited by applicable law or the rules of any stock exchange.

 

18.10.  Governing Law. The Plan and each Award Agreement shall be governed by the laws of the State of Colorado, excluding any conflicts or choice of law, rule or principle that might otherwise refer construction or interpretation of the Plan to the substantive law of another jurisdiction.

 

18.11.  Unfunded Plan. The Plan shall be unfunded. Neither the Company, the Board nor the Committee shall be required to establish any special or separate fund or to segregate any assets to assure the performance of its obligations under the Plan.

 

18.12.  Disqualifying Dispositions. Any Participant who shall make a “disposition” (as defined in Section 424 of the Code) of all or any portion of Shares acquired upon exercise of an Incentive Stock Option within two years from the grant date of such Incentive Stock Option or within one year after the issuance of the Shares acquired upon exercise of such Incentive Stock Option shall be required to immediately advise the Company in writing as to the occurrence of the sale and the price realized upon the sale of such Shares.

 

18.13.  Effective Date of Plan. The Plan shall become effective as of the Effective Date, but no Award shall be exercised unless and until the Plan has been approved by the shareholders of the Company, which approval shall be within twelve (12) months before or after the date the Plan is adopted by the Board.

 

18.14.  Termination or Suspension of the Plan. The Plan shall terminate automatically on October 17, 2033. No Award shall be granted pursuant to the Plan after such date, but Awards theretofore granted may extend beyond that date. The Board may suspend or terminate the Plan at any earlier date pursuant to Section 15.1 hereof. No Awards may be granted under the Plan while the Plan is suspended or after it is terminated.

 

 

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Exhibit 10.2

 

EMPLOYMENT AGREEMENT

 

THIS EMPLOYMENT Agreement (this “Agreement”) is dated as of this 6th day of June, 2023 (the “Effective Date”), between Notes Live, Inc., a Colorado corporation, its successors, and assigns (“Company” or “Corporation”), and J.W. Roth, an individual (“Executive”). Company and Employee may be referred to individually as a “Party,” or collectively as, the “Parties.”

 

RECITALS

 

WHEREAS, the Corporation desires to continue to employ Executive as Chief Executive Officer upon the terms and conditions hereinafter set forth; and

 

WHEREAS, Executive desires to serve as the Chief Executive Officer of the Corporation upon the terms and conditions hereinafter set forth.

 

NOW, THEREFORE, the parties mutually agree as follows:

 

Section 1. Employment. Commencing on the Effective Date, the Corporation shall continue to employ Executive, and Executive shall continue such employment, as an executive of the Corporation, on the terms and conditions set forth in this Agreement.

 

Section 2. Duties. As of the Effective Date, Executive shall serve as Chief Executive Officer of the Corporation and shall, among other things, be responsible for all aspects of managing the Corporation including its employees and current assets and projects and shall properly perform such duties as may be assigned to him from time to time by the Corporation’s Board of Directors (the “Board”). From and after the Effective Date and during the Term (as defined herein), Consistent with past practices, Executive shall devote substantially all of his business time to the performance of his duties hereunder, other than for outside board duties existing as of the Effective Date or unless otherwise authorized by the Board; provided, that Executive may not serve on any public company outside boards without the prior written consent of the Board. In addition, as of the Effective Date Executive services as the Chairman of the Board and shall serve in that capacity in accordance with the Bylaws of the Corporation.

 

Section 3. Term of Employment. Unless earlier terminated pursuant to the provisions of Section 5 hereof, Executive’s employment shall continue as of the Effective Date and shall continue until November 6, 2028, and shall automatically renew for successive one (1) year terms thereafter unless not renewed by the Corporation upon no less than six (6) months advance written notice to Executive, or not renewed by Executive upon no less than six (6) months advance written notice to the Corporation. The period during which Executive is employed by the Corporation hereunder is hereinafter referred to as the “Term.”

 

Section 4. Compensation.

 

4.1. Base Salary. The Corporation shall pay Executive an annual base salary equal to Four Hundred Thousand Dollars ($400,000.00) (the “Base Salary”). The Base Salary shall be payable according to the salary payment cycle of the Corporation, less such deductions as shall be required to be withheld by applicable law and regulations. Upon each anniversary of the Effective Date, the Base Salary shall be reviewed by the Compensation Committee of the Board (the “Compensation Committee”), or the Board as a whole if no Compensation Committee has been constituted, or earlier at the sole discretion of the Compensation Committee, which shall make a recommendation to the Board in respect to Executive’s Base Salary for such year. Notwithstanding the foregoing, Executive’s Base Salary shall be increased annually by no less than 2.5%.

 

 

 

 

4.2. Bonus; Equity Awards.

 

(a) In addition to the Base Salary, Executive may receive a cash or cash equivalent bonus (“Bonus”) in respect of each calendar year during the Term, including, without limitation, calendar year 2023. The Bonus for each calendar year shall be determined by the Board in its sole discretion following its evaluation of the recommendation of the Compensation Committee in respect thereof.

 

(b) Subject to Board approval, Executive may be eligible to receive, at such time as the Board may deem appropriate, awards granted pursuant to any current or future equity compensation plan adopted by the Board, which shall vest and be subject to the terms and conditions of the terms of such plan(s) and any applicable award agreement related thereto.

 

(c) As of the Effective Date Executive may hold one or more warrants to acquire additional shares in the Corporation (each a, “Warrant”). Nothing in this Agreement is intended to amend the terms of any Warrant in any way.

 

4.3. Expenses. The Corporation shall pay or reimburse Executive for all reasonable and necessary business, travel or other expenses incurred by him, upon proper documentation thereof, in accordance with the Corporation’s travel and expense policy, which may be incurred by him in connection with the rendition of the services contemplated hereunder and consistent with the past practices of the Executive and the Corporation,

 

4.4. Benefits. From and after the Effective Date and during the Term, Executive shall be entitled to participate in all employee benefit plans, practices and programs as the Corporation provides to its senior executives (collectively, “Employee Benefit Plans”), subject to the terms and conditions of such Employee Benefit Plans. The Corporation reserves the right to amend or terminate any Employee Benefit Plan at any time in its sole discretion, subject to the terms of such Employee Benefit Plan and applicable law.

 

4.5. Vacations. Executive shall be entitled to paid vacation according to the Corporation’s Paid Time Off policy (the “PTO Policy”) during each calendar year of the Term, during which period his Base Salary shall be paid in accordance with the PTO Policy. Executive shall take his vacation at such time or times as Executive and the Corporation shall determine is mutually convenient. It is expected that vacation time for each calendar year will be taken in such calendar year.

 

4.6. Sick Time. Executive shall be entitled to sick time in accordance with the PTO Policy.

 

Section 5. Termination.

 

5.1. Termination. The Term and Executive’s employment hereunder may be terminated by either the Corporation or Executive at any time and for any reason; provided that, unless otherwise provided herein, either party shall be required to give the other party at least ninety (90) days advance written notice of any termination of Executive’s employment. On termination of Executive’s employment during the Term, Executive shall be entitled to the compensation and benefits set forth in this Section 5 and shall have no further rights to any compensation or any other benefits from the Corporation or any of its affiliates.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

2 

 

 

5.2. Termination Upon Death or Total Disability. Executive’s employment hereunder shall terminate automatically upon Executive’s death and the Corporation may terminate Executive’s employment on account of Executive’s Total Disability. In the event of termination pursuant to the preceding sentence, the Corporation shall pay to Executive, or any person designated by Executive in writing or, if no such person is designated, to his estate, (a) the Base Salary and Bonus which has been earned but unpaid, (b) reimbursement for unreimbursed business expenses properly incurred by Executive (which shall be subject to and paid in accordance with the Corporation’s expenses reimbursement policy), and (c) such employee benefits (including equity compensation), if any, to which Executive may be entitled under the Corporation’s Employee Benefit Plans and programs as of the Termination Date; provided that, in no event shall Executive be entitled to any payments in the nature of severance or termination payments except as specifically provided herein ((a) – (c) collectively, the “Accrued Amounts”). As used herein, the term “Total Disability” shall mean that Executive is unable to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment which can be expected to result in death or which has lasted, or can be expected to last, for a continuous period of not less than one year.

 

5.3. Termination For Cause or without Good Reason. In the event Executive’s employment is terminated by the Corporation For Cause or by Executive without Good Reason (as defined below), Executive shall be paid the Accrued Amounts. As used herein, the term “For Cause” shall mean (i) Executive’s failure to perform Executive’s material duties hereunder (other than such failure resulting from incapacity due to physical or mental illness); (ii) Executive’s substantiated misappropriation of the Corporation’s assets or substantiated perpetration of fraud against or proven dishonesty in dealings with the Corporation; (iii) Executive’s plea of guilty or nolo contendere to, or conviction in a court of law of, any crime or offense which constitutes a felony, in each case whether or not involving the Corporation; (iv) Executive’s willful misconduct; (v) Executive’s habitual drunkenness or habitual use of illegal substances; (vi) Executive’s failure to cooperate with a governmental or regulatory investigation concerning the Corporation or Executive; (vii) Executive’s behavior which is materially detrimental to the Corporation’s reputation; (viii) Executive’s willful refusal to follow, or reckless disregard of, the policies and directives of the Corporation or the Board; or (ix) Executive’s material breach of this Agreement, which material breach, if curable, is not cured within fifteen (15) calendar days after notice thereof by the Corporation. The determination of whether a termination is For Cause shall be made by the Board in its sole discretion. For purposes of this Section 5.3, no act or failure to act by Executive shall be considered “willful” if such act is done by Executive in the good faith belief that such act is or was in the best interests of the Corporation or one or more of its businesses.

 

5.4. Termination by the Corporation other than For Cause including non-renewal under section 3 above or by Executive for Good Reason. The Corporation may terminate this Agreement other than For Cause or elect not to renew the Term pursuant to Section 3 of this Agreement upon written notice to Executive, or Executive may terminate this Agreement, upon written notice to the Corporation, for Good Reason, provided that such notice sets forth the existence of the circumstances providing grounds for termination for Good Reason within ten (10) calendar days of the initial existence of such grounds and the Corporation has had at least thirty (30) calendar days from the date on which such notice is provided to cure such circumstances. If Executive does not terminate employment for Good Reason within ten (10) calendar days after the first occurrence of the applicable grounds, then Executive will be deemed to have waived the right to terminate for Good Reason with respect to such grounds. If, other than as may be provided in Section 5.5, Executive’s employment is terminated during the Term by the Corporation other than For Cause, or the Corporation elects not to renew the Term, or Executive terminates employment as a result of Good Reason, then Executive shall be entitled to receive the Accrued Amounts and, subject to Executive’s compliance with Section 6 and Section 7 of this Agreement and Executive’s execution of a Release in accordance with Section 5.6, Executive shall be entitled to receive the following: (a) a lump sum payment, payable within thirty days of the Release Effective Date (as defined below) equal to one (1) times the sum of (i) Executive’s Base Salary and (ii) the Bonus received in respect of performance during the year prior to the year of the Termination Date; (b) if Executive timely and properly elects health plan continuation coverage under the Consolidated Omnibus Budget Reconciliation Act of 1985, as amended (“COBRA”) or under Cal COBRA, the Corporation shall reimburse Executive for the monthly COBRA premium paid by Executive for Executive and his dependents until the earliest of: (i) the twelve (12)-month anniversary of the Termination Date; (ii) the date Executive is no longer eligible to receive COBRA continuation coverage; and (iii) the date on which Executive becomes eligible to receive substantially similar coverage from another employer or other source; (c) notwithstanding the terms of any equity incentive plan or award agreements, as applicable, all outstanding unvested stock options granted to Executive during the Term shall become fully vested and exercisable for a period of twelve (12) months from the Termination Date.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

3 

 

 

The term “Good Reason” shall include any of the following, (i) any assignment to Executive of duties inconsistent with Executive’s position of Chief Executive Officer or which constitutes a significant reduction in authority, responsibilities, or status; (ii) any demotion, including, but not limited to, reporting to someone other than the Board; (iii) any material reduction in Executive’s Base Salary, or other benefit plans available to senior executive of the Corporation, or the level, amount or value of any accrued benefit, except for reductions made as part of an across-the-board salary reduction that applies to other senior executives of the Corporation; or (iv) a Corporation-mandated relocation of Executive’s principal place of employment (currently Colorado Springs).

 

5.5. Change in Control Termination. Notwithstanding any other provision contained herein, if Executive’s employment hereunder is terminated by Executive for Good Reason or by the Corporation other than For Cause (other than on account of Executive’s death or Total Disability), in each case within three (3) months prior to, or two (2) years following a Change in Control, Executive shall be entitled to receive the Accrued Amounts and subject to Executive’s compliance with Section 6 and Section 7 of this Agreement and Executive’s execution of a Release in accordance with Section 5.6, Executive shall be entitled to receive the following: (a) a lump sum payment equal to two times the sum of (i) Executive’s Base Salary and (ii) the Bonus paid in respect of Executive’s performance during the year prior to the year of the Change in Control; (b) if Executive timely and properly elects health plan continuation coverage under COBRA, the Corporation shall reimburse Executive for the monthly COBRA premium paid by Executive for Executive and his dependents until the earliest of: (i) the eighteen (18)-month anniversary of the Termination Date; (ii) the date Executive is no longer eligible to receive COBRA continuation coverage; and (iii) the date on which Executive becomes eligible to receive substantially similar coverage from another employer or other source; (c) notwithstanding the terms of any equity incentive plan or award agreements, as applicable, all outstanding unvested stock options granted to Executive during the Term shall become fully vested and exercisable for a period of twelve (12) months from the Termination Date.

 

For purposes of this Agreement, a “Change in Control” shall be deemed to occur upon the earliest to occur of any of the following events:

 

(a) Any “person” (as such term is used in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) becomes the “beneficial owner” (as defined in Rule 13d-3 of the Exchange Act), directly or indirectly, of securities of the Corporation representing more than fifty percent (50%) of the total voting power represented by the Corporation’s then-outstanding voting securities;

 

(b) The consummation of the sale or disposition by the Corporation of all or substantially all of the Corporation’s assets;

 

(c) The consummation of a merger or consolidation of the Corporation with or into any other entity, other than a merger or consolidation which would result in the voting securities of the Corporation outstanding immediately prior thereto continuing to represent (either by remaining outstanding or by being converted into voting securities of the surviving entity or its parent) more than fifty percent (50%) of the total voting power represented by the voting securities of the Corporation or such surviving entity or its parent outstanding immediately after such merger or consolidation; or

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

4 

 

 

(d) Individuals who are members of the Board (the “Incumbent Board”) cease for any reason to constitute at least a majority of the members of the Board over a period of 12 months; provided, however, that if the appointment or election (or nomination for election) of any new Board member was approved or recommended by a majority vote of the members of the Incumbent Board then still in office, such new member shall, for purposes of this Agreement, be considered as a member of the Incumbent Board.

 

Notwithstanding the foregoing, a transaction shall not constitute a Change in Control if its sole purpose is to change the state of the Corporation’s incorporation or to create a holding company that will be owned in substantially the same proportions by the persons who held the Corporation’s securities immediately before such transaction.

 

5.6. Release. Executive agrees that, as a condition to receiving the payments and benefits set forth in Section 5.4 or 5.5, as applicable, Executive will execute a release of claims substantially in the form of the release attached hereto as Exhibit A (the “Release”). Within five business days of the date of Executive’s termination of employment, the Corporation shall deliver to Executive the Release for Executive to execute. Executive will forfeit all rights to the payments and benefits set in Section 5.4 or 5.5, as applicable, unless, within the time period set forth in the Release, Executive executes and delivers the Release to the Corporation and such Release has become irrevocable by virtue of the expiration of the revocation period without the Release having been revoked (the first such date, the “Release Effective Date”). In the event that the Release Effective Date could occur in one of two taxable years of Executive, the Release Effective Date shall be deemed to occur on the earliest date in the later such taxable year as otherwise would apply hereunder. The Corporation shall have no obligation to provide the payments and benefits set forth in Section 5.4 or 5.5, as applicable, prior to the Release Effective Date.

 

5.7. Termination Date. Executive’s “Termination Date” shall be: (a) if Executive’s employment hereunder terminates on account of Executive’s death, the date of Executive’s death; (b) if Executive’s employment hereunder is terminated on account of Executive’s Total Disability, the date that it is determined that Executive has a Total Disability; (c) if the Corporation terminates Executive’s employment hereunder For Cause or not For Cause, the date the Corporation delivers notice of termination to Executive; and (d) if Executive terminates his employment hereunder with or without Good Reason, the date specified in Executive’s notice of termination, which shall adhere to the timeline set forth in Section 5.4; provided that, the Corporation may waive all or any part of the notice period for no consideration by giving written notice to Executive and for all purposes of this Agreement, Executive’s Termination Date shall be the date determined by the Corporation. Notwithstanding anything contained herein, the Termination Date shall not occur until the date on which Executive incurs a “separation from service” within the meaning of Section 409A.

 

5.8. Resignation of all other Positions. On termination of Executive’s employment hereunder for any reason, Executive shall be deemed to have resigned from all positions that Executive holds with the Corporation or any of its affiliates as of the Termination Date.

  

Notes Live, Inc. – J.W. Roth Employment Agreement 

5 

 

 

5.9. Code Section 280G. If any of the payments or benefits received or to be received by Executive (including, without limitation, any payment or benefits received in connection with a Change in Control or Executive’s termination of employment, whether pursuant to the terms of this Agreement or any other plan, arrangement or agreement, or otherwise) (all such payments collectively referred to herein as the “280G Payments”) constitute “parachute payments” within the meaning of Section 280G of the Code and would, but for this Section 5.9, be subject to the excise tax imposed under Section 4999 of the Internal Revenue Code of 1986, as amended (the “Code” and such tax, the “Excise Tax”), then prior to making the 280G Payments, a calculation shall be made comparing (i) the Net Benefit (as defined below) to Executive of the 280G Payments after payment of the Excise Tax to (ii) the Net Benefit to Executive if the 280G Payments are limited to the extent necessary to avoid being subject to the Excise Tax. Only if the amount calculated under (i) above is less than the amount under (ii) above will the 280G Payments be reduced to the minimum extent necessary to ensure that no portion of the 280G Payments is subject to the Excise Tax. “Net Benefit” shall mean the present value of the 280G Payments net of all federal, state, local, foreign income, employment, and excise taxes. Any reduction made pursuant to this Section 5.9 shall be made in a manner determined by the Corporation that is consistent with the requirements of Section 409A. All calculations and determinations under this Section 5.9 shall be made by an independent accounting firm or independent tax counsel appointed by the Corporation (the “Tax Counsel”) whose determinations shall be conclusive and binding on the Corporation and Executive for all purposes. For purposes of making the calculations and determinations required by this Section 5.9, the Tax Counsel may rely on reasonable, good faith assumptions and approximations concerning the application of Section 280G and Section 4999 of the Code. The Corporation and Executive shall furnish the Tax Counsel with such information and documents as the Tax Counsel may reasonably request in order to make its determinations under this Section 5.9. The Corporation shall bear all costs the Tax Counsel may reasonably incur in connection with its services.

 

5.10. Release of Personal Obligations of Executive. On termination of Executive’s employment hereunder for any reason, the Company shall (i) promptly engage in commercially reasonable best efforts to cause to be released any obligation of Executive entered into by Executive on behalf of or for the benefit of the Company and in favor of third-parties, including, without limitation, personal guaranties, mortgages, or any other pledge of security or assurance; and (ii) fully indemnify and hold Executive harmless for and from any liability incurred by Executive arising in connection with any of the foregoing.

 

Section 6. Confidential Information; Restrictive Covenants.

 

6.1. Disclosure. Executive hereby acknowledges that he will acquire confidential information concerning the Corporation, its business, products, product development, formulas, research and development, know-how, and the Corporation’s current and future business plans (collectively, “Confidential Information”) and that, among other things, his knowledge of such Confidential Information will be enhanced through his employment by the Corporation. Executive understands and acknowledges that such Confidential Information is of great value to the Corporation, is the sole property of the Corporation, other than those customers, suppliers, contract manufacturers, and vendors introduced to the Corporation by Executive or for which such Confidential Information is available through other means, and has been and will be acquired by him in confidence. Executive understands and acknowledges that as a result of these efforts, the Corporation has created, and continues to use and create Confidential Information. This Confidential Information provides the Corporation with a competitive advantage over others in the marketplace.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

6 

 

 

6.2. Confidentiality. In consideration of the obligations undertaken by the Corporation herein, Executive will not, at any time during or after the Term, directly or indirectly, use for Executive’s own benefit or any other party’s benefit, or reveal, divulge or make known to any person, any information which is treated as confidential by the Corporation and not otherwise in the public domain. Confidential Information shall not include information which was previously known by Executive, information which was given to Executive by any third party under no obligation of confidentiality, or information which Executive is required to disclose as a result of a governmental investigation or by a court order. Executive agrees that all materials or copies thereof containing Confidential Information of the Corporation in Executive’s custody or possession will not, at any time, be removed from the Corporation’s premises without the prior written consent of the Board. The parties hereto acknowledge that pursuant to 18 USC § 1833(b), an individual may not be held liable under any criminal or civil federal or state trade secret law for disclosure of a trade secret: (i) made in confidence to a government official, either directly or indirectly, or to an attorney, solely for the purpose of reporting or investigating a suspected violation of law or (ii) in a complaint or other document filed in a lawsuit or other proceeding, if such filing is made under seal. The parties hereto further acknowledge that an individual suing an employer for retaliation based on the reporting of a suspected violation of law may disclose a trade secret to his or her attorney and use the trade secret information in the court proceeding, so long as any document containing the trade secret is filed under seal and the individual does not disclose the trade secret except pursuant to court order.

 

6.3. Restrictive Covenants. Executive recognizes that the services to be performed by him hereunder are special, unique and extraordinary. The parties confirm that it is reasonably necessary for the protection of the Corporation that Executive agrees, and, accordingly, Executive does hereby agree, that he will not, either on Executive’s own behalf or as an officer, director, stockholder, partner, principal, consultant, associate, employee, owner, agent, creditor, independent contractor, or co-venturer of any third party or in any other relationship or capacity, directly or indirectly, at any time during his employment and for the Restricted Period (as defined below) solicit, induce, persuade or encourage, or attempt to solicit, induce, persuade or encourage, any individual employed by the Corporation, with whom Executive has worked, to terminate such employee’s position with the Corporation, whether or not such employee is a full-time or temporary employee of the Corporation and whether or not such employment is pursuant to a written agreement, for a determined period, or at will. The provisions of this Section 6.3 shall only apply to those individuals employed by the Corporation at the time of solicitation or attempted solicitation.

 

6.4. Restricted Period. “Restricted Period” shall mean the term following Executive’s employment to last for as long as Executive receives any severance benefits or his regular Base Salary and benefits from the Corporation.

 

6.5. Modification of Restrictions. If any of the restrictions contained in this Section 6 shall be deemed to be unenforceable by reason of the extent, duration or geographical scope thereof, or otherwise, then after such restrictions have been reduced so as to be enforceable, in its reduced form this Section shall then be enforceable in the manner contemplated hereby.

 

6.6. Non-Disparagement. Executive agrees and covenants that Executive will not at any time make, publish, or communicate to any person or entity or in any public forum any defamatory or disparaging remarks, comments, or statements concerning the Corporation or its businesses, or any of its employees, officers, and existing and prospective customers, suppliers, investors and other associated third parties. This Section 6.6 does not, in any way, restrict or impede Executive from exercising protected rights to the extent that such rights cannot be waived by agreement or from complying with any applicable law or regulation or a valid order of a court of competent jurisdiction or an authorized government agency, provided that such compliance does not exceed that required by the law, regulation, or order. The Executive shall promptly provide written notice of any such order to the CEO.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

7 

 

 

Section 7. Work for Hire.

 

7.1. Executive agrees to make full and prompt disclosure to the Corporation of all inventions, improvements, discoveries, methods, developments, formulas, computer software (and programs and code) and works of authorship, whether or not patentable or copyrightable, which were or are created, made, conceived or reduced to practice by Executive or under Executive’s direction or jointly with others during Executive’s employment by the Corporation, whether or not during normal working hours or on the premises of the Corporation (all of which are collectively referred to in this Agreement as “Developments”).

 

7.2. Executive agrees to assign and, by executing this Agreement, Executive does hereby assign, to the Corporation (or to any person or entity designated by the Corporation) all of Executive’s rights, titles and interests, if any, in and to all Developments and all related patents, patent applications, copyrights and copyright applications. However, this Section 7.2 shall not apply to Developments (a) which do not relate to the present or planned business or research and development of the Corporation and (b) which are made and conceived by Executive: (i) at a time other than during normal working hours, (ii) not on the Corporation’s premises and (iii) not using the Corporation’s tools, devices, equipment or proprietary information. Executive understands that to the extent that the terms of this Agreement shall be construed in accordance with the laws of any state which precludes a requirement in an employment agreement to assign certain classes of inventions made by an employee, this Section 7 shall be interpreted not to apply to any invention which a court rules and/or the Corporation agrees falls within such class or classes. Executive also agrees to waive all claims to moral and/or equitable rights in any Developments.

 

7.3. Executive agrees to cooperate fully with the Corporation, both during and after Executive’s employment with the Corporation, with respect to the procurement, maintenance and enforcement of copyrights, patents and other intellectual property rights (both in the United States and foreign countries) relating to Developments. Executive agrees that he will sign all papers, including, without limitation, copyright applications, patent applications, declarations, oaths, formal assignments, assignments of priority rights, and powers of attorney, which the Corporation may deem necessary or desirable in order to protect its rights and interests in any Development. Executive further agrees that if the Corporation is unable, after reasonable effort, to secure Executive’s signature on any such papers, any executive officer of the Corporation shall be entitled to execute any such papers as Executive’s agent and attorney-in-fact, and Executive hereby irrevocably designates and appoints each executive officer of the Corporation as Executive’s agent and attorney-in-fact to execute any such papers on Executive’s behalf, and to take any and all actions as the Corporation may deem necessary or desirable, in order to protect its rights and interests in any Development, under the conditions described in this sentence.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

8 

 

 

Section 8. Indemnification.

 

8.1. Indemnification. In the event that Executive is made a party or threatened to be made a party to any action, suit or proceeding (a “Proceeding”), the Corporation hereby agrees to indemnify and hold harmless Executive to the fullest extent permitted by the Corporation’s certificate of incorporation, by-laws, and applicable law, as any or all may be amended from time to time from and against any liabilities, costs, claims, and expenses, including all costs and expenses incurred in defense of any Proceeding (including attorneys’ fees). During the Term, the Corporation shall ensure coverage of Executive as a covered individual under its Directors and Officers liability insurance policies. Such reimbursements shall include but not be limited to Executive’s reasonable and necessary out of pocket expenses including attorneys and expert fees, losses, judgments, claims, and settlement payments and any other such costs and expenses.

 

8.2. Notice; Undertaking. To the extent that the Corporation advances payment for any fees or expenses to Executive pursuant to this Section 8, such advance shall only be made if accompanied by: (a) a written notice, as soon as practicable of any claim made against Executive for which indemnity will or could be sought under this Agreement, (b) a written request for payment, (c) appropriate documentation evidencing the incurrence, amount and nature of the costs and expenses for which payment is being sought, and (d) a written undertaking by Executive to repay such amounts if it shall be ultimately determined by a court of competent jurisdiction in a final disposition, that Executive (i) is not entitled to be indemnified by the Corporation or (ii) that the amount advanced exceeded the indemnification to which he is entitled, in which case the amount of such excess shall be repaid to the Corporation.

 

8.3. Cooperation. Executive shall fully cooperate with the Corporation in connection with any Proceeding which results in the assertion of a claim by Executive for indemnification hereunder. The Corporation shall be entitled at its own expense to participate in the defense of any proceeding, claim or action, or, if it shall elect, to assume such defense, in which event such defense shall be conducted by counsel chosen by the Corporation, subject to the consent of Executive, which consent shall not be unreasonably withheld or delayed.

 

8.4. Exceptions. The Corporation shall not be liable under this Agreement to make any payment in connection with any claim:

 

(a) For which payment is actually made to Executive under valid and collectable insurance policies, the premiums of which are paid by the Corporation or any of its affiliates, except in respect of any deductible and excess beyond the amount of payment under such insurance;

 

(b) For which Executive is indemnified by the Corporation otherwise than pursuant to this Agreement, provided such amount has previously been paid to Executive;

 

(c) Brought about or contributed to by the dishonesty of Executive or any event that could constitute a For Cause termination hereunder;

 

(d) For which Executive fails to cooperate in a criminal or civil investigation involving the claim; and

 

(e) By Executive who acts as a plaintiff suing the Corporation, its affiliates or directors, officers or shareholders of the Corporation or its affiliates, except with regard to Executive’s successful enforcement of Section 8.1 hereof.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

9 

 

 

Section 9. Miscellaneous.

 

9.1. Section 409A. This Agreement is intended to comply with Section 409A of the Code (“Section 409A”) or an exemption thereunder and shall be construed and administered in accordance with Section 409A. Notwithstanding any other provision of this Agreement, payments provided under this Agreement may only be made upon an event and in a manner that complies with Section 409A or an applicable exemption. Any payments under this Agreement that may be excluded from Section 409A either as separation pay due to an involuntary separation from service or as a short-term deferral shall be excluded from Section 409A to the maximum extent possible. For purposes of Section 409A, each installment payment provided under this Agreement shall be treated as a separate payment. Any payments to be made under this Agreement upon a termination of employment shall only be made upon a “separation from service” under Section 409A. Notwithstanding the foregoing, the Corporation makes no representations that the payments and benefits provided under this Agreement comply with Section 409A, and in no event shall the Corporation be liable for all or any portion of any taxes, penalties, interest or other expenses that may be incurred by Executive on account of non-compliance with Section 409A.

 

Notwithstanding any other provision of this Agreement, if any payment or benefit provided to Executive in connection with Executive’s termination of employment is determined to constitute “nonqualified deferred compensation” within the meaning of Section 409A and Executive is determined to be a “specified employee” (as defined in Section 409A(a)(2)(b)(i) of the Code), then such payment or benefit shall not be paid until the first payroll date following the six-month anniversary of the Termination Date or, if earlier, on Executive’s death (the “Specified Employee Payment Date”). The aggregate of any payments that would otherwise have been paid before the Specified Employee Payment Date shall be paid to Executive in a lump sum on the Specified Employee Payment Date and thereafter, any remaining payments shall be paid without delay in accordance with their original schedule.

 

To the extent required by Section 409A, each reimbursement or in-kind benefit provided under this Agreement shall be provided in accordance with the following: (a) the amount of expenses eligible for reimbursement, or in-kind benefits provided, during each calendar year cannot affect the expenses eligible for reimbursement, or in-kind benefits to be provided, in any other calendar year; (b) any reimbursement of an eligible expense shall be paid to Executive on or before the last day of the calendar year following the calendar year in which the expense was incurred; and (c) any right to reimbursements or in-kind benefits under this Agreement shall not be subject to liquidation or exchange for another benefit.

  

9.2. Exchange Agreement.  As additional consideration for entering into this Agreement, Executive shall execute and deliver a Stock Conversion and Leak-Out Agreement in the form attached hereto as Exhibit A whereby Executive will exchange all shares of the Company’s Class A Voting Common Stock he beneficially owns for shares of the Company’s Class C Voting Common Stock and agree to certain restrictions with respect thereto.

 

9.3 Survival. Upon expiration or other termination of this Agreement, the respective rights and obligations of the parties hereto shall survive such expiration or other termination to the extent necessary to carry out the intentions of the parties hereunder.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

10 

 

 

9.4. Injunctive Relief. Executive agrees that any breach or threatened breach by him of Sections 6 or 7 of this Agreement shall entitle the Corporation, in addition to all other legal remedies available to it, to apply to any court of competent jurisdiction to enjoin such breach or threatened breach without proving actual damage or posting a bond or other security. The parties understand and intend that each restriction agreed to by Executive herein shall be construed as separable and divisible from every other restriction, that the unenforceability of any restriction shall not limit the enforceability, in whole or in part, of any other restriction, and that one or more or all of such restrictions may be enforced in whole or in part as the circumstances warrant. In the event that any restriction in this Agreement is more restrictive than permitted by law in the jurisdiction in which the Corporation seeks enforcement thereof, such restriction shall be limited to the extent permitted by law.

 

9.5. Entire Agreement. This Agreement constitutes and embodies the entire and complete understanding and agreement of the parties with respect to Executive’s employment by the Corporation, supersedes all prior understandings and agreements, if any, whether oral or written, between Executive and the Corporation.

 

9.6. Modification and Waiver. No provision of this Agreement may be amended or modified unless such amendment or modification is agreed to in writing and signed by Executive and an authorized officer of the Corporation. No waiver by either of the parties of any breach by the other party hereto of any condition or provision of this Agreement to be performed by the other party hereto shall be deemed a waiver of any similar or dissimilar provision or condition at the same or any prior or subsequent time, nor shall the failure or delay by either of the parties in exercising any right, power or privilege hereunder operate as a waiver thereof to preclude any other or further exercise thereof or the exercise of any other such right, power or privilege.

 

9.7. Severability. Should any provision of this Agreement be held by a court of competent jurisdiction to be enforceable only if modified, or if any portion of this Agreement shall be held as unenforceable and thus stricken, such holding shall not affect the validity of the remainder of this Agreement, the balance of which shall continue to be binding upon the parties with any such modification to become a part hereof and treated as though originally set forth herein. The parties further agree that any such court is expressly authorized to modify any such unenforceable provision of this Agreement in lieu of severing such unenforceable provision from this Agreement in its entirety as it deems warranted to carry out the intent and agreement of the parties as embodied herein to the maximum extent permitted by law. The parties expressly agree that this Agreement as so modified by the court shall be binding upon and enforceable against each of them.

 

9.8. Successors and Assigns. Executive may not assign or delegate any of his or duties under this Agreement. Any purported assignment by Executive shall be null and void from the initial date of the purported assignment. The Corporation may assign this Agreement to any successor or assign (whether direct or indirect, by purchase, merger, consolidation, or otherwise) to all or substantially all of the business or assets of the Corporation. This Agreement shall inure to the benefit of the Corporation and permitted successors and assigns.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

11 

 

 

9.9. Captions. The captions and headings contained in this Agreement are for convenience of reference only and shall not affect in any way the meaning or interpretation of this Agreement.

 

9.10. Notices. All notices, requests, demands and other communications required or permitted to be given hereunder shall be in writing and shall be delivered personally or sent by registered or certified mail, return receipt requested, or by overnight carrier to the parties at the addresses set forth below (or such other addresses as specified by the parties by like notice):

 

  To the Corporation:
   
  Notes Live, Inc.
  1755 Telstar Dr. #501
  Colorado Springs, CO 80920
   
  With a copy to:
   
  Dykema Gossett PLLC
  Attn: Peter Waltz
  111 E. Kilbourn Ave, Suite 1050
  Milwaukee, WI 53202
  Email: pwaltz@dykema.com
   
  To Executive: At the address set forth in the Corporation’s employment records

 

9.11. Governing Law; Jurisdiction and Venue. This Agreement, for all purposes, shall be construed in accordance with the laws of the State of Colorado without regard to conflicts of law principles. Any action or proceeding by either of the parties to enforce this Agreement shall be brought

 

In the event of any dispute between the Parties arising under this Agreement, the Parties will meet and confer and endeavor to settle any such dispute. They will consult and negotiate with each other in good faith and, recognizing their mutual interests, attempt to reach a just and equitable solution satisfactory to both Parties. If negotiation is unsuccessful, the Parties may resolve the dispute by mediation. If mediation is unsuccessful or not utilized, then the Parties shall resolve the dispute by panel arbitration administered by the American Arbitration Association in accordance with its Commercial Arbitration Rules. The panel will consist of three arbitrators, one appointed by each Party (Executive and the Company), and the third arbitrator appointed by the two chosen arbitrators (the “Panel”). The Panel may, at its discretion, provide for discovery by the Parties, not to exceed sixty (60) days from the date of filing of the notice of arbitration. Except as provided in this Agreement, the schedule and rules for the arbitration hearing will be set by the arbitrator. The place of arbitration will be Colorado Springs, Colorado. The Parties will equally split costs and expenses of arbitration, including arbitrators’ fees but not attorneys’ fees. The award of the arbitrators shall be accompanied by a written opinion setting forth the rationale for the decision. The Panel may not award punitive or exemplary damages. The arbitration will be governed by the Federal Arbitration Act, 9 U.S.C. §§ 1-16. The decision will be final, binding. and non-appealable. Judgment upon the Panel’s award may be entered by any court of competent jurisdiction.

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

12 

 

 

9.12. Waiver of Jury Trial. CONSISTENT WITH SECTION 9.11 ABOVE, THE PARTIES HEREBY WAIVE ANY RIGHT TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT OR ANY TRANSACTION CONTEMPLATED HEREBY, WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT, TORT OR OTHERWISE. THE PARTIES AGREE THAT ANY OF THEM MAY FILE A COPY OF THIS PARAGRAPH WITH ANY COURT AS WRITTEN EVIDENCE OF THE KNOWING, VOLUNTARY AND BARGAINED-FOR AGREEMENT AMONG THE PARTIES IRREVOCABLY TO WAIVE TRIAL BY JURY AND THAT ANY ACTION OR PROCEEDING WHATSOEVER BETWEEN THEM RELATING TO THIS AGREEMENT OR ANY TRANSACTION CONTEMPLATED HEREBY.

 

9.13. Counterparts. This Agreement may be executed and delivered in counterparts, including by facsimile transmission or portable document format (“.pdf”), each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

 

Section 10. Representations and Acknowledgement.

 

10.1. Representations of Executive. Executive represents and warrants to the Corporation that: (a) Executive’s acceptance of employment with the Corporation and the performance of duties hereunder will not conflict with or result in a violation of, a breach of, or a default under any contract, agreement or understanding to which Executive is a party or is otherwise bound; and (b) Executive’s acceptance of employment with the Corporation and the performance of duties hereunder will not violate any non-solicitation, non-competition, or other similar covenant or agreement of a prior employer.

 

10.2. Cooperation. Executive agrees that certain matters in which he will be involved during the Term may necessitate his cooperation in the future. Accordingly, following the termination of Executive’s employment for any reason, to the extent reasonably requested by the Board, Executive shall cooperate with the Corporation in connection with matters arising out of Executive’s service to the Corporation; provided that, the Corporation shall make reasonable efforts to minimize disruption of Executive’s other activities. The Corporation shall reimburse Executive for reasonable expenses incurred in connection with such cooperation and, to the extent that Executive is required to spend substantial time on such matters, the Corporation shall compensate Executive on an hourly basis.

 

10.3. Notification to Subsequent Employer. When Executive’s employment with the Corporation terminates, Executive agrees to notify any subsequent employer of the restrictive covenants contained herein. Executive will also deliver a copy of such notice to the Corporation before Executive commences employment with any subsequent employer. In addition, Executive authorizes the Corporation to provide a copy of the restrictive covenants sections of this Agreement to third parties, including, but not limited to, Executive’s subsequent, anticipated, or possible future employer.

 

10.4. Acknowledgement of Full Understanding. EXECUTIVE ACKNOWLEDGES AND AGREES THAT EXECUTIVE HAS FULLY READ, UNDERSTANDS AND VOLUNTARILY ENTERS INTO THIS AGREEMENT. EXECUTIVE ACKNOWLEDGES AND AGREES THAT HE HAS HAD AN OPPORTUNITY TO ASK QUESTIONS AND CONSULT WITH AN ATTORNEY OF HIS CHOICE BEFORE SIGNING THIS AGREEMENT.

 

[Remainder of the page intentionally blank; signature page follows.]

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

13 

 

 

IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed in multiple original counterparts, all as of the day and year first above written.

 

J.W. ROTH  
   
   
Date: ________________, 2023  
   
NOTES LIVE, INC.  
   
By:                                      
Name:     
Title:    
   
Date: ________________, 2023  

 

Notes Live, Inc. – J.W. Roth Employment Agreement 

14 

 

 

EXHIBIT A

 

Conversion and Leak-Out Agreement

 

 

 

 

 

 

 

 

 

 

Exhibit 10.4

 

AMENDED AND RESTATED LEAK-OUT AGREEMENT

 

This AMENDED AND RESTATED Leak-Out Agreement (this “Agreement”) is entered into effective as of [__], 2024 (the “Effective Date”), by and between Notes Live, Inc., a Colorado corporation (the “Company”), and the undersigned holder (the “Stockholder”) of shares of the Company’s Class C Voting Common Stock.

 

WHEREAS, Stockholder is the holder of that number of shares of Class C Voting Common Stock of the Company, par value $0.001 per share, set forth on the signature page to this Agreement (the “Class C Shares”).

 

WHEREAS, as a condition to issuing to Stockholder the Class C Shares, Stockholder agreed to restrict the disposition of the Class C Shares by Stockholder, and the Stockholder agreed to the restrictions on disposition.

 

WHEREAS, Stockholder and the Company previously entered into a Leak-Out Agreement with respect to the Class C Shares (the “Prior Agreement”), and, since the date of the Prior Agreement the Company, Fresh Vine Wine, Inc., a Nevada corporation (“Fresh Vine”) and FVM Merger Sub., Inc., a Colorado corporation, entered into an Agreement and Plan of Merger dated January 25, 2024 (the “Merger Agreement”) whereby at the closing of the merger transaction contemplated thereby (the “Merger”) each then outstanding share of Company common stock will be converted into the right to receive a number of shares of Fresh Vine common stock calculated in accordance with the Merger Agreement. In accordance with the Merger Agreement the offer and sale of shares of common stock of Fresh Vine as part of the proposed Merger, and any exchange of the Class C Shares held by Stockholder for shares of Fresh Vine common stock in connection with the consummation of the Merger, are to be registered under the Securities Act of 1933, as amended (the “Securities Act”) on a Form S-4, and, therefore upon issuance will not be restricted stock when issued to non-affiliates.

 

WHEREAS, through this Agreement the parties desire to, among other things, amend certain terms of the Prior Agreement to permit Stockholder to decrease the restrictions on Stockholder’s ability to dispose of or transfer the Class C Shares and clarify that the restrictions on the Class C Shares are intended to apply to both the Class C Shares (or, if applicable, shares of Class D Stock as further described herein) and any shares of Fresh Vine common stock that may be issued in exchange therefor in connection with the Merger and pursuant to the terms of the Merger Agreement (the “Merger Shares”).

 

WHEREAS, it is a condition to the closing of the Merger that stockholders of the Company enter into lock-up and leak-out agreements to the satisfaction of the parties to the Merger Agreement, and Stockholder will materially benefit from the Merger, and, therefore in connection with the Company’s entry into the Merger Agreement the parties now desire to amend and restated the Prior Agreement in its entirety, as provided herein.

 

WHEREAS, the Company has, or expects to, seek the approval of its shareholders to grant the Company’s board of directors the authority to, in its discretion, amend the Company’s Articles of Incorporation to provide for new series of common stock, being Series D Voting Common Stock (“Class D Stock”), with such series of common stock to have the same economic and governance rights as the Class C Shares.

 

 

 

 

WHEREAS, to give effect to the intent of the Merger Agreement, and the parties intent for an orderly market with respect to the market for the Company’s securities after the closing of the Merger, the Company and Fresh Vine have, or expect to, amend the Merger Agreement to provide that when, and if, an amendment to create the Class D Stock is filed with the Colorado Secretary of State (the “Class D Amendment”) shares of Fresh Vine’s common stock that is currently registered under Section 12(b) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), and listed on the NYSE American Stock Exchange will in connection with the closing of the Merger be issued (or issuable) in exchange for outstanding shares of Class D Stock, whereas a new series of Fresh Vine common stock that is not listed on the NYSE American Stock Exchange will be issued (or issuable) in exchange for any other outstanding series of Company common stock.

 

NOW, THEREFORE, in consideration of these premises and the mutual agreements herein set forth, the parties hereto agree as follows:

 

1. Leak-Out of Class C Shares

 

A. Leak-Out. Except as otherwise expressly provided herein:

 

i. With respect to any of the Class C Shares in which Stockholder has a basis of $[___] or more per share (giving effect to the 5-for-1 forward stock split effected in November 2023 and outside of the Company’s current offering of $10 per share), the Stockholder may only Transfer: [25]% of such Class C Shares prior to the 180th day from the consummation of Merger; an additional [25]% of the Class C Shares between the 181st day from the consummation of the Merger through the one year anniversary thereof; and after the first annual anniversary of the consummation of the Merger all Class C Shares then held by Stockholder being released from the restrictions and limitations on Transfers set forth in Section 1 of this Agreement.

 

ii. With respect to any of the Class C Shares in which Stockholder has a basis of other than $[___] per share (giving effect to the 5-for-1 forward stock split effected in November 2023), commencing on the closing of the Merger, and continuing through the third annual anniversary thereof (the “Leak-Out Period”), the Stockholder may only Transfer up to [10]% of such Class C Shares (or Merger Shares) in any twelve-month period during the Leak-Out Period. For the avoidance of doubt, at the end of the Leak-Out Period the restrictions and limitations on Transfers shall terminate with respect to such Class C Shares (or Merger Shares) then held by Stockholder and Stockholder may Transfer up to [10]% of the Class C Shares beginning on the date that the Merger is consummated through the first annual anniversary thereof; up to an additional [10]% of the Class C Shares between the first and second annual anniversary date thereof and up to an additional [10]% of the Class C Shares between the second and third anniversary date thereof, and after the third annual anniversary of the consummation of the Merger all Class C Shares then held by Stockholder being released from the restrictions and limitations on Transfers set forth in Section 1 of this Agreement.

 

Stockholder may not Transfer any of the Class C Shares prior to the consummation of the Merger.

 

2

 

 

The restrictions in this Section 1, and the other terms and conditions of this Agreement, shall apply to: (i) the Class C Shares held by the Stockholder as of the date hereof; (ii) any shares of Class D Stock issued to Stockholder upon the exchange or conversion of the Class C Shares as set forth in this Agreement; and (iii) after the closing of the Merger, to the Merger Shares issued to Stockholder in exchange for Stockholder’s Class C Shares (or, as the case may be, any shares of Class D Stock then held by Stockholder) in connection with the closing of the Merger. For the avoidance of doubt, all references to Class C Shares in this Agreement shall mean, and apply equally to the Merger Shares after consummation of the Merger (whether such Merger Shares are issued in exchange for the Class C Shares and / or the shares of Class D Stock held by Stockholder that are subject to the terms of this Agreement).

 

(a) For the purposes of this Agreement, “Transfer” or “Transferred” means (i) when used as a verb, to give, sell, exchange, assign, transfer, pledge, hypothecate, bequeath, devise or otherwise dispose of or encumber, and (ii) when used as a noun, the nouns corresponding to such verbs, in either case voluntarily or involuntarily, by operation of law or otherwise, including, without limitation, upon bankruptcy, death, divorce, marriage dissolution or otherwise.

 

(b) Notwithstanding the foregoing, the Company may, in its discretion, permit Stockholder the right to Transfer the Class C Shares in a bona fide private transaction or by gift or for estate planning purposes, subject to receipt of an opinion of legal counsel for the Company that there is an available exemption from registration for any such transaction under the Securities Act, and subject to any transferee’s execution and delivery of a copy of this Agreement; provided, however, in such event, Stockholder and any transferee in any such Transfer of the Class C Shares shall be required to aggregate their respective Transfers of the Class C Stock during the term of this Agreement so that the combined Transfer of shares of the Class C Shares Transferred by Stockholder and any such transferee does not exceed the number of shares of the Class C Stock that could have been Transferred by Stockholder during the Leak-Out Period, as applicable to Stockholder as set forth in Section 1A i or ii above, as if any such Transfer had not occurred.

 

(c) An appropriate legend describing this Agreement shall be imprinted on each stock certificate (or book entry position) representing Class C Shares (if any) covered hereby, and the transfer records of the Company’s transfer agent shall reflect such resale restrictions.

 

B. Release from Leak-Out. If, at any time within the first twelve months after the consummation of the Merger, the closing sale price of the Company’s (or Fresh Vine’s) common stock (including the Merger Shares) is $[___] or greater for ten consecutive trading days, as reported on the NYSE American Stock Exchange or any other exchange or trading quotation system where such shares are listed, all of the Merger Shares shall cease to be subject to the leak-out restrictions in Section 1.A above.

 

C. Evidence of Compliance. Failure by Stockholder to provide the Company with reasonable evidence of compliance with the terms and provisions of this Agreement on written request by the Company and within ten business days of such written request shall result in the withdrawal of any legal opinion rendered by legal counsel respecting the permitted or lawful Transfer of the Class C Stock. In any such event, “stop transfer” instructions shall be provided to the Company’s transfer and registrar agent regarding the Class C Shares.

 

3

 

 

D. Company Discretion to Waive. Notwithstanding anything to the contrary set forth herein, the Company may, in its sole discretion and in good faith, at any time and from time to time, waive any of the conditions or restrictions contained herein that are applicable to the Class C Shares issued to, and held by, the Stockholder whether or not such conditions or restrictions are waived for any other shareholder of the Company. Notwithstanding any such waiver, all Transfers of the Class C Shares by Stockholder shall be made in accordance will all applicable securities laws, rules and regulations.

 

E. Recapitalizations and Exchanges Affecting the Shares; Merger Shares. The provisions of this Agreement shall apply, to the full extent set forth herein with respect to the Class C Shares (and / or shares of Class D Stock held by the Stockholder) prior to the Merger, and to any and all shares of capital stock or equity securities of the Company which may be issued by reason of any stock dividend, stock split, reverse stock split, combination, recapitalization, reclassification or otherwise. In addition, the provisions of this Agreement shall apply, to the full extent set forth herein with respect to the Merger Shares after the consummation of the Merger, and to any and all shares of capital stock or equity securities of Fresh Vine which may be issued by reason of any stock dividend, stock split, reverse stock split, combination, recapitalization, reclassification or otherwise that may be effected after completion of the Merger and that may effect the Merger Shares.

 

F. Rights of Class C Stock. Except as otherwise provided in this Agreement or any other agreements between the parties, Stockholder shall be entitled to the beneficial rights of ownership of the Shares, including the right to vote the Class C Shares.

 

G. Additional Restrictions. The Transfer restrictions on the Class C Shares set forth in this Agreement shall be in addition to all other restrictions on transfer imposed by applicable federal and state securities laws, rules and regulations.

 

H. Contingent Reversion to Prior Agreement. In the event that the Merger Agreement is terminated for any reason, effective upon such termination the restrictions and limitations on Transfer applicable to the Class C Shares set forth in the Prior Agreement shall be deemed incorporated into this Agreement, and shall serve to amend and supersede the restrictions and limitations on Transfer set forth in Section 1 of this Agreement.

 

2. Conversion and Exchange of Class C Shares

 

A. Exchange and Conversion. When, and if, the Class D Amendment is filed with the Colorado Secretary of State and effective, all of the Class C Shares then owned by Stockholder, shall automatically and without further action by the Stockholder convert or otherwise be exchanged for (the “Conversion”) into an equal number of shares of the Class D Stock set forth on the signature page hereto (the “Conversion Shares”). Stockholder acknowledges that the Conversion Shares shall be full and final consideration for the Class C Shares, exchanged therefore and the Class C Shares shall be deemed surrendered to the Company. To effect the Conversion, upon the Class D Amendment being filed and effective, the Stockholder hereby assigns, transfers and conveys to the Company all of his, her or its right, title and interest in and to the Class C Shares, and consents to and ratifies and confirms the filing of the Class D Amendment in all respects. In consideration therefore, the Company hereby agrees that Class C Shares, shall be exchanged and converted into shares of Class D Stock on a one-for-one basis. Stockholder consents to, and authorizes the Conversion in all respects, and authorizes the Chief Executive Officer, Chief Financial Officer or President of the Company to serve as Stockholder’s agent and attorney-in-fact to take all requisite actions or execute and deliver all necessary documents or instruments to cause the Conversion to be effected.

 

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B. Full Power and Authority; No Encumbrances. Stockholder represents and warrants to the Company that the Stockholder has full power and authority to enter into and perform his, her or its obligations under this Agreement, and this Agreement has been duly authorized by all necessary action on the part of Stockholder, has been duly executed and delivered by Stockholder, and is a valid and binding agreement enforceable against Stockholder in accordance with its terms. Stockholder owns the Class C Shares, free and clear of all liens or encumbrances of any kind (except as may be imposed by law).

 

C. Surrender of Certificates. When and if the Conversion is effected, Stockholder agrees to surrender the original share certificate (if any) evidencing the Class C Shares to the Company at its principal executive office for cancellation. If Stockholder’s original stock certificate for the Class C Shares is not returned promptly to the Company, Stockholder acknowledges and agrees that (a) if Stockholder recovers the original certificate representing the Class C Shares, it shall be considered void and Stockholder will promptly return the original certificate representing the Class C Shares to the Company immediately for cancellation without any consideration or payment whatsoever, and (b) Stockholder agrees to indemnify and hold harmless the Company, its successors, assigns, subsidiaries and affiliates and each of their respective officers, managers, directors, partners, employees, representatives and legal counsel from any and all losses, liabilities, damages, claims, costs, and expenses of any nature whatsoever, including, without limitation, reasonable attorneys’ fees, arising from or related to any claims made by third parties with respect to the loss, theft or misplacement of the original certificate representing the Class C Shares or any claims made by any purported holder or transferee of the original certificate representing the Class C Shares.

 

3. General

 

A. Breach. Stockholder agrees that in the event of a breach of any of the terms and conditions of this Agreement by Stockholder, that in addition to all other remedies that may be available in law or in equity to the non-defaulting parties, a preliminary and permanent injunction, without bond or surety, and an order of a court requiring Stockholder to cease and desist from violating the terms and conditions of this Agreement and specifically requiring Stockholder to perform his, her or its obligations hereunder is fair and reasonable by reason of the inability of the parties to this Agreement to presently determine the type, extent or amount of damages that the Company may suffer as a result of any breach of the terms and provisions of this Agreement or the continuation thereof.

 

B. Entire Agreement. This Agreement sets forth the entire understanding of the parties hereto with respect to the subject matter hereof, and supersedes all prior and/or contemporaneous understandings and agreements of any kind and nature (whether written or oral) among the parties with respect to such subject matter, including the Prior Agreement, all of which are merged herein.

 

C. Amendment. This Agreement may not be modified, amended, altered or supplemented, except by a written agreement executed by each of the parties hereto.

 

D. Third Party Beneficiary. Each party acknowledges and agrees that Fresh Vine is a third-party beneficiary of the representations, warranties and covenants of this Agreement, and that Fresh Vine is otherwise an express third party beneficiary of this Agreement, entitled to enforce the terms hereof as if it were an original party hereto.

 

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E. Governing Law; Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Colorado without giving effect to any conflict of laws provisions; and the Company and Stockholder agree that any action based upon this Agreement may be brought in the United States federal and state courts situated in Colorado only, and that each shall submit to the jurisdiction of such courts for all purposes hereunder.

 

F. Attorney’s Fees. In the event of default hereunder, the non-defaulting parties shall be entitled to recover reasonable attorney’s fees incurred in the enforcement of this Agreement.

 

G. Notice. All notices, requests, demands, claims and other communications hereunder shall be in writing, and shall be deemed duly given on the earliest of the following: (i) upon actual receipt; (ii) five Business Days (as defined below) after mailing by first class, certified or registered U.S. mail, postage prepaid and addressed as indicated herein, return receipt requested; or (iii) if sent through a nationally-recognized overnight delivery service that guarantees next day delivery and addressed as indicated herein, costs prepaid, the business day following its delivery to such service in time for next day delivery. If to a Stockholder, delivery shall be made to the address set forth below Stockholder’s name on the signature page.

 

If to the Company:

 

Notes Live, Inc.
1755 Telstar Dr. #501

Colorado Springs, CO 80920
Email: [____]

Attn: Secretary

 

Any party may change the address to which notices, requests, demands, claims and other communications hereunder are to be delivered under this Section 2.G by giving the other party notice in the manner set forth herein.

 

H. Successors. This Agreement shall be binding upon and shall inure to the benefit of the Parties hereto and their respective successors and permitted assigns. The Stockholder shall not assign any of its rights or obligations hereunder without the prior written consent of the Company, which consent may be granted or withheld in the sole discretion of the Company.

 

I. Amendment. The terms of this Agreement may be modified only by a written agreement signed by both parties.

 

J. Legal Counsel.   Stockholder represents, warrants and covenants that it has had ample opportunity to consider entering into this Agreement and has had an opportunity to consult with counsel regarding this Agreement prior to executing the same. The Stockholder understands and agrees that legal counsel to the Company has prepared this Agreement on behalf of the Company and is not representing the Stockholder in an individual capacity in the negotiation and consummation of the transactions hereunder.

 

K. Counterparts. This Agreement may be executed in counterparts (including by portable document format (PDF) or other electronic format), each of which shall be deemed an original and all of which together shall constitute one and the same instrument. At the request of a party hereto, the parties hereto will confirm PDF or other electronic format counterparts by signing a duplicate original document.

 

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L. Further Assurance. Following the date hereof, each of the parties hereto shall execute and deliver such additional documents, instruments, conveyances and assurances, and take such further actions as may be reasonably required to carry out the provisions hereof and give effect to the transactions contemplated by this Agreement.

 

M. Severability. If any term or provision of this Agreement is invalid, illegal or unenforceable in any jurisdiction, such invalidity, illegality or unenforceability shall not affect any other term or provision of this Agreement or invalidate or render unenforceable such term or provision in any other jurisdiction. Upon such determination that any term or other provision is invalid, illegal or unenforceable, the parties hereto shall negotiate in good faith to modify this Agreement so as to effect the original intent of the parties as closely as possible in a mutually acceptable manner in order that the transactions contemplated hereby be consummated as originally contemplated to the greatest extent possible.

 

N. Specific Performance; Injunctive Relief. The Stockholder acknowledges that the Company may be irreparably harmed and that there may be no adequate remedy at law for a breach of any of the covenants or agreements of the Stockholder set forth in this Agreement. Therefore, the Stockholder hereby agrees that, in addition to any other remedies that may be available to the Company upon any such breach, the Company shall have the right to seek specific performance, injunctive relief or any other remedies available to such party at law or in equity.

 

[Signature Page to follow]

 

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IN WITNESS WHEREOF, the undersigned have executed this Amended and Restated Leak-Out Agreement effective as of the Effective Date.

 

  NOTES LIVE, INC.
     
  By:  
  Name:  J.W. Roth, CEO

 

STOCKHOLDER:  
   
   

 

See attached page.

 

[Signature Page to Conversion and Leak-Out Agreement]

 

 

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Exhibit 10.5

 

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

 

by and among

 

 

CITY OF MCKINNEY, TEXAS,

 

 

 

MCKINNEY ECONOMIC DEVELOPMENT CORPORATION,

 

 

  

MCKINNEY COMMUNITY DEVELOPMENT CORPORATION
as City Parties

 

 

 

and

 

 

 

 

NOTES LIVE, INC.,
as Owner

 

 

 

Dated as of April 16, 2024

 

 

 

SUNSET AMPHITHEATER
MCKINNEY, TEXAS

 

 

 

 

TABLE OF CONTENTS

 

  Page
Article I. GENERAL TERMS 1
     
1.1 Definitions and Usage 1
1.2 Governing Provisions 1
     
Article II. REPRESENTATIVES 2
     
2.1 City Parties’ Representative 2
2.2 Owner Representative 2
     
Article III. SALE OF LAND; RESERVATIONS; DEVELOPMENT 2
     
3.1 Sale of Land 2
3.2 Title 2
3.3 Delivery of Possession; Payment of Purchase Price; Reservations 3
3.4 Complex Site Reservations 4
3.5 Development 5
     
Article IV. PARKING AND SITE COORDINATION 5
     
4.1 Parking, Transit, and Event Plan 5
4.2 Signage 6
     
Article V. TERM 7
   
5.1 Term 7
     
Article VI. OWNER FUNDING OBLIGATIONS 7
   
6.1 Owner Financing 7
6.2 Financing Plan 7
6.3 Audit Rights 8
     
Article VII. CONDITION OF COMPLEX SITE 8
   
7.1 Condition of Complex Site; Disclaimer of Representations and Warranties 8
7.2 Owner’s Risks 9
     
Article VIII. COMPLETION DEADLINES AND DELIVERABLES 10
   
8.1 Owner Deadlines 10
8.2 Monthly Meetings; Agreement to Consult; Status Reports 11
     
Article IX. CONSTRUCTION OF THE PROJECT IMPROVEMENTS; GENERAL WORK REQUIREMENTS 12
   
9.1 General Provisions 12
9.2 Review Rights 13
9.3 Remedial Work 13
9.4 Work Performed on Project Improvements and Additional Work 14
9.5 Mechanics’ Liens and Claims 15
9.6 Reserved 15
9.7 Total Project Costs 16
9.8 Contributions and Incentives of the City Parties 16

 

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TABLE OF CONTENTS
(continued)

 

    Page
9.9 Zoning and Permits 19
9.10 Cessation of Work for Longer than 180 Days 20
9.11 Abandonment 20
9.12 Project Construction Contract Bond or Project Contractor Parent Bond 20
     
Article X. DELAYS AND EFFECT OF DELAYS 20
   
10.1 Excusable Owner Delay 20
10.2 Excusable City Party Delay 21
10.3 Continued Performance; Exceptions 22
     
Article XI. APPROVALS, CONFIRMATIONS AND NOTICES; DISPUTE RESOLUTION 22
   
11.1 Approvals, Confirmations and Notices 22
11.2 Informational Purposes Only; No Approval Required 23
11.3 Governmental Rule 24
11.4 Standards for Approvals 24
11.5 Dispute Resolution 26
     
Article XII. USE AND OCCUPANCY; PERMITTED AND PROHIBITED USES; OPERATING REQUIREMENTS 26
     
12.1 Permitted Uses 26
12.2 Prohibited Uses 28
12.3 Operation During the Term 29
12.4 Event Day Costs 29
12.5 Management 30
12.6 Compliance with Applicable Law and Permitted Exceptions 30
12.7 City Use Dates 30
12.8 Suites 32
12.9 Reports to City Parties 33
     
Article XIII. IMPOSITIONS; Operating expenses 33
   
13.1 Taxes and Assessments 33
13.2 Owner’s Right to Contest Impositions 34
13.3 Obligations of City Parties 35
     
Article XIV. REPAIRS AND MAINTENANCE; UTILITIES 35
   
14.1 Repairs and Maintenance 35
14.2 Utilities 36
     
Article XV. OWNERSHIP OF IMPROVEMENTS AND OWNER’S PERSONAL PROPERTY; ADDITIONAL WORK 37
   
15.1 Title to the Project Improvements 37
15.2 Additional Work by Owner 37
15.3 No Substitute for Permitting Processes 38

 

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TABLE OF CONTENTS
(continued)

 

    Page
Article XVI. CITY PARTIES’ RIGHT OF ENTRY 38
   
16.1 Access to Complex Site by City Parties 38
     
Article XVII. ADDITIONAL ENVIRONMENTAL PROVISIONS 39
   
17.1 No Hazardous Materials 39
17.2 Notice of Environmental Event 40
17.3 Owner Release 40
17.4 Reserved 40
     
Article XVIII. CASUALTY DAMAGE 40
   
18.1 Damage or Destruction 40
18.2 Casualty Proceeds 41
     
Article XIX. INSURANCE AND INDEMNIFICATION 41
   
19.1 Policies Required 41
19.2 Blanket or Master Policy 51
19.3 Failure to Maintain 51
19.4 Additional Policy Requirements 51
19.5 General Obligations with Respect to Policies 53
19.6 Proceeds of Insurance 54
19.7 Indemnity by Owner 54
19.8 Conduct of Claims 56
19.9 Failure to Defend 56
19.10 No Third-Party Beneficiary 57
19.11 Surety Bonds for Additional Work 57
19.12 No Waiver 57
19.13 Increase in Risk 57
     
Article XX. CONDEMNATION 57
   
20.1 Condemnation of Substantially All of the Complex Site 57
20.2 Condemnation of Part. 58
20.3 Temporary Taking 58
20.4 Condemnation Proceedings 59
20.5 Notice of Condemnation 59
20.6 Survival 59
     
Article XXI. ASSIGNMENT AND TRANSFER 59
   
21.1 Assignment 59
21.2 Costs 59
21.3 No Waiver of Rights by City Parties 59
21.4 Conditions to Effectiveness of Any Transfer 60
21.5 Use Agreements 60
21.6 Transfers by City Parties 60
21.7 No Release 60
21.8 General Provisions 61

 

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TABLE OF CONTENTS
(continued)

 

    Page
Article XXII. REPRESENTATIONS, WARRANTIES AND COVENANTS 61
   
22.1 Owner’s Representations and Warranties 61
22.2 Owner Covenants 62
22.3 City’s Parties’ Representations and Warranties 62
22.4 City Parties Covenants 64
     
Article XXIII. DEFAULTS AND REMEDIES 65
   
23.1 Events of Default 65
23.2 Remedies 67
23.3 Right to Injunction 68
23.4 No Waivers 69
23.5 Effect of Termination 69
     
Article XXIV. MORTGAGES 69
   
24.1 Owner’s Right to Grant Liens 69
     
Article XXV. GENERAL PROVISIONS 70
   
25.1 No Broker’s Fees or Commissions 70
25.2 Non-Appropriation 70
25.3 Employment of Consultants 70
25.4 Reserved 70
25.5 Open Records 71
25.6 Maintenance of Rights of Way, Easements and Licenses 71
25.7 Compliance with Anti-Forfeiture Laws 71
25.8 Assignment of License Agreements; Name of Project Improvements; Trademarks 71
25.9 Marketing Rights 72
25.10 Verifications of Statutory Representations and Covenants 72
25.11 Ethics Disclosure 73

 

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TABLE OF CONTENTS
(continued)

 

APPENDICES, SCHEDULES AND EXHIBITS

 

Appendix A Glossary of Defined Terms
Appendix B Governing Provisions
Appendix C Address for Payment and Notices
Appendix D Site Access Terms
   
Schedule 23.1(d) Consents
   
Exhibit A Land
Exhibit B Form of Note
Exhibit C Permitted Exceptions
Exhibit D Financing Plan and Budget
Exhibit E Initial Project Construction Schedule
Exhibit F Preliminary Complex Plan Drawings
Exhibit G [Public Infrastructure Peripheral to the Complex]
Exhibit H Environmental Noise Assessment (LSTN)

 

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CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

THIS CHAPTER 380 GRANT AND DEVELOPMENT AGREEMENT (this “Agreement”) is made and entered into effective as of April 16, 2024 (the “Execution Date”) by and among CITY OF MCKINNEY, TEXAS, a Texas home rule municipal corporation (“City”), MCKINNEY ECONOMIC DEVELOPMENT CORPORATION, a Type A, non-profit development corporation created and existing under the laws of the State of Texas (the “State”), including the Texas Development Corporation Act (“MEDC”), MCKINNEY COMMUNITY DEVELOPMENT CORPORATION, a Type B, non-profit development corporation created and existing under the laws of the State, including the Texas Development Corporation Act (“MCDC”) and NOTES LIVE, INC., a corporation organized under the laws of the State of Colorado (“Owner”). The City, MEDC and MCDC are sometimes collectively referred to as the “City Parties.” City Parties and Owner are sometimes collectively referred to herein as the “Parties” and individually as a “Party.”

 

RECITALS

 

A. MEDC currently owns certain real property situated in the City of McKinney, Collin County, Texas, as more particularly described herein as the “Land.”

 

B. To promote economic development in the City, MEDC desires to sell to Owner, and Owner desires to purchase from MEDC, the Land (as defined herein) in order to construct a new, first class, state-of-the-art amphitheater/outdoor entertainment venue facility and related project improvements thereon (the “Complex”) to provide world-class concerts and live shows, as well as other entertainment and civic events.

 

C. The City Parties desire to stimulate economic development and employment in the City under Chapter 380 of the Texas Local Government Code and the Texas Development Corporation Act and have concluded that public investment in the Complex is in the best interest of the citizens of the City.

 

D. Owner desires to undertake the development, construction, operation and maintenance of the Complex in accordance with the terms hereof.

 

AGREEMENTS

 

NOW, THEREFORE, for and in consideration of the respective covenants and agreements of the Parties herein set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the Parties, the City Parties and Owner, intending to be legally bound, hereby agree as follows:

 

ARTICLE I.

GENERAL TERMS

 

1.1 Definitions and Usage. Unless the context shall otherwise require, capitalized terms used in this Agreement shall have the meanings assigned to them in the Glossary of Defined Terms attached hereto at Appendix A, which also contains rules as to usage that shall be applicable herein.

 

1.2 Governing Provisions. The governing provisions set forth in Appendix B attached hereto shall apply to and govern this Agreement for all purposes.

 

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ARTICLE II.

REPRESENTATIVES

 

2.1 City Parties’ Representative. The City, MEDC, and MCDC hereby designate each of Paul G. Grimes, Michael A. Kowski, Jr., and Cindy Schneible, respectively, to be the representative of the respective City Parties (collectively, the “City Representative”). and shall have the right, from time to time, to change the individual or individuals who are the City Representative by giving at least ten (10) days’ prior written Notice to Owner thereof. The only functions under this Agreement of the City Representative shall be as expressly specified in this Agreement. Notwithstanding anything in this Agreement to the contrary, the City Representative shall not have any right to modify, amend or terminate this Agreement.

 

2.2 Owner Representative. Owner hereby designates each of Robert Mudd and Wade Beavers to be the representative of Owner (collectively, the “Owner Representative”). each of whom shall be authorized to act on behalf of Owner under this Agreement. Owner shall have the right, from time to time, to change the individual who is an Owner Representative by giving at least ten (10) days’ prior written Notice to the City Parties thereof. The only functions under this Agreement of the Owner Representative shall be as expressly specified in this Agreement. Notwithstanding anything in this Agreement to the contrary, the Owner Representative shall not have any right to modify, amend or terminate this Agreement.

 

ARTICLE III.

SALE OF LAND; RESERVATIONS; DEVELOPMENT

 

3.1 Sale of Land. In consideration of and pursuant to the covenants, agreements and conditions set forth herein, MEDC agrees to sell, and Owner agrees to buy, all of MEDC’s right, title, and interest in and to the Land, subject to the Permitted Exceptions, under a special warranty deed containing a restrictive covenant prohibiting the Land from being used for multifamily residential purposes, and the rights and reservations of the MEDC under this Agreement.

 

Owner shall only be granted air rights over or subsurface rights under the Land to the extent that any such rights are owned by MEDC as of the effective date of this Agreement. From and after the effective date of this Agreement, neither the City Parties nor Owner shall develop, permit any development of, or interfere in any way with any of the air rights, air space above the Land, or any of the subsurface rights and space below the Land that are inconsistent with such ownership rights without the prior written consent of the other Parties, which such consent shall not be unreasonably withheld.

 

3.2 Title. Owner may, at its cost and expense as a portion of Total Project Costs, conduct such title review of the Complex Site as Owner determines is reasonably necessary and Owner shall provide to the MEDC a copy of any title commitments or reports received by Owner in connection therewith. MEDC shall have no obligation to correct, modify or release any aspects of the Land’s title.

 

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3.3 Delivery of Possession; Payment of Purchase Price; Reservations.

 

3.3.1 Delivery of Possession. Owner shall acquire the Land from MEDC on or before the date that is thirty (30) days following Entitlement, as hereinafter defined (the “Closing Date”). for a purchase price of Thirty-Five Million and No/100 Dollars ($35,000,000.00) (the “Purchase Price”). On the Closing Date, and subject to the satisfaction of the closing conditions set forth herein, and the payment of the Purchase Price, MEDC shall deliver to Owner marketable title and exclusive possession, use and occupancy of the Land free of all tenancies and parties in possession subject only to (i) the Permitted Exceptions, as specifically described on Exhibit C, (ii) a covenant prohibiting the Land from being used for multi-family residential purposes, and (iii) the rights and reservations of the MEDC under this Agreement. Owner shall not conduct any land disturbance activities on the Land until after closing.

 

3.3.2 Payment of Purchase Price; Default. At closing, Owner shall have the option to pay the Purchase Price (i) in full, in cash, plus Owner’s closing costs under standard commercial transaction terms for property of a similar nature located in Collin County, Texas, or (ii) with Ten Million and No/100 Dollars ($10,000,000.00), plus Owner’s closing costs, paid in cash, and the remaining Twenty-Five Million and No/100 Dollars ($25,000,000.00) represented by a secured promissory note to MEDC in substantial conformance with the form of note attached hereto as Exhibit B, bearing no interest and subject to prepayment at any time with no penalty, and secured by a Letter of Credit, as defined in Appendix A, issued to MEDC for Twenty-Five Million and No/100 Dollars ($25,000,000.00) (the “Note”), and issued by a banking institution reasonably approved by MEDC. If Owner exercises its right to pay the Purchase Price pursuant to option (ii), the Note shall be due and payable in full to MEDC thirty (30) days following the earlier of (x) Owner’s receipt of a Temporary Certificate of Occupancy (“TCO”) or (y) the occurrence of an Owner Default. Notwithstanding anything herein to the contrary, Owner shall have the right to terminate this Agreement on or before July 15, 2024, by written notice to City Parties, if Owner determines, in its sole and absolute discretion, that the Land is not suitable for construction of the Project Improvements as contemplated by Owner. In the event Owner does not terminate the Agreement pursuant to this Section 3.3.2 on or before July 15, 2024, Owner’s failure to purchase the Land in accordance with this Section 3.3 shall constitute an event of default subject to the remedies set forth in Section 23.2.1. For the avoidance of doubt, Owner shall have no right to terminate this Agreement pursuant to the immediately foregoing sentence after July 15, 2024.

 

3.3.3 Operational Rights; Revenue. Subject to the terms and provisions of this Agreement, Owner shall have full and exclusive control of the management and operation of the Complex Site. Without limiting the generality of the foregoing, but subject to the terms of this Agreement, Owner and Operator shall market, control, and be entitled to receive all revenues of any source generated by or from the Complex Site or the operation or management thereof regardless of medium (physical, digital or virtual), net of taxes, including, but not limited to, rental or license fees, admission ticket revenue and premium seating, all parking fees, all revenues derived from the sale of programs, novelties and concessions, all sponsorship revenues and facility naming revenues, all radio, television, cablecast, pay television, streaming and any other broadcasting revenues of any type whatsoever, irrespective of method of transmission or whether derived from the sale of broadcasting or streaming rights, broadcast or streaming advertising or other sources of revenue relating to broadcasting or streaming, and all advertising and signage revenues of any type whatsoever (whether interior or exterior), except for certain civic-oriented events described herein, and including all revenues from the sale of advertising and signage on or about the Complex Site, and all merchandising. Except as expressly set forth herein, Owner shall be responsible for all costs associated with the Complex and its events, including, without limitations, operating, utilities, insurance, facilities, furniture, fixtures, and equipment repair, maintenance and replacement costs; provided, however, Owner shall have no obligation to fund utility infrastructure installation or expansion not directly attributable to the Complex unless Owner receives reimbursement, in its entirety, from the City for such infrastructure. Owner shall operate and maintain (or cause others to operate and maintain) the Complex in a safe, clean, attractive, and First Class manner and consistent in all material respects with all applicable rules and regulations of all Governmental Authorities and the Operating Standard. Owner may charge a fee for admission to the Complex Site.

 

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3.3.4 Concessions and Vendors.

 

(a) Owner and Operator shall have the exclusive right to select and to establish the contractual terms for all Complex concessionaires and vendors at the Complex Site. Owner shall also have the exclusive right to market, sell, and retain all concessions, hospitality, merchandise and other revenue from the Complex Site and all events held at the Complex Site except that the City shall be entitled to certain net revenue from City Events as more fully described in Section 12.7.3.

 

(b) Owner shall be solely and exclusively responsible for identifying and entering into vendor contracts for the Complex Site.

 

(c) Owner shall require that any and all concessionaries and vendors provide certificates of insurance evidencing commercial general liability insurance within the Insurance Standards.

 

(d) OWNER HEREBY AGREES AND COVENANTS TO INDEMNIFY, DEFEND AND HOLD HARMLESS THE CITY PARTIES AND CITY PARTY INDEMNITEES FROM AND AGAINST ANY AND ALL CLAIMS, DIRECTLY OR INDIRECTLY ARISING OR ALLEGED TO ARISE OUT OF OR ANY WAY INCIDENTAL TO ANY AND ALL AGREEMENTS ENTERED INTO BY OWNER PURSUANT TO SECTION 3.3.4. THE FOREGOING INDEMNITY INCLUDES OWNER’S AGREEMENT TO PAY ALL COSTS AND EXPENSES OF DEFENSE, INCLUDING ATTORNEYS’ FEES, INCURRED BY ANY CITY PARTY AND ANY CITY PARTY INDEMNITEE. THIS INDEMNITY SHALL APPLY WITHOUT LIMITATION TO ANY LIABILITIES IMPOSED ON ANY PARTY INDEMNIFIED HEREUNDER AS A RESULT OF ANY STATUTE, RULE, REGULATION OR THEORY OF STRICT LIABILITY. THIS INDEMNIFICATION SHALL NOT BE LIMITED TO DAMAGES, COMPENSATION OR BENEFITS PAYABLE UNDER INSURANCE POLICIES, WORKERS’ COMPENSATION ACTS, DISABILITY BENEFIT ACTS OR OTHER EMPLOYEE BENEFIT ACTS.

 

3.4 Complex Site Reservations. Notwithstanding anything in this Agreement to the contrary, the City hereby reserves the following (the “Complex Site Reservations”):

 

3.4.1 Ingress and Egress. For the benefit of the public and the City, at all times, the non-exclusive right of ingress and egress to, from and across certain outside public areas located on the Complex Site (to be identified) at times other than when an event is taking place (including set up and take down of events) for access to the Complex.

 

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3.4.2 Utilities. The right of the City, at City’s sole cost and expense, to install on, under, over or below the Complex Site any and all utilities and appurtenances related to the City’s master utility plans that it reasonably deems necessary; provided, however, that Owner shall be given at least thirty (30) days to review and approve the location, nature, and scope of any such utilities, which Approval shall not be unreasonably withheld, and provided further that the utilities or appurtenances to be installed by the City pursuant to this Section 3.4.2, if any, shall: (a) be located in the building improvement or parking setback areas affecting the Land as specified in the City Utility Plan and shall not interfere in any material respect with Owner’s use of such setback area; (b) all pipes, lines, and other improvements shall be buried to a depth of at least three feet (3’); and (c) Owner shall have the right to cross such utilities and appurtenances and to construct roads, sidewalks and driveways over such utilities and appurtenances. All construction of such utility lines and appurtenances shall be promptly completed and shall not unreasonably interfere with Owner’s construction activities, conduct of business or obligations under Applicable Law. In addition, the City shall promptly repair or replace all landscaping, trees, irrigation lines, surface materials, paving, asphalt, concrete, fences, sidewalks and other facilities located on the Complex Site to the condition that existed immediately prior to such utility construction or maintenance by the City at no cost or expense to Owner, unless otherwise agreed to by the Parties in writing.

 

3.5 Development. Owner’s development activities on the Land shall relate exclusively to the development of the Project Improvements and related parking. For the avoidance of doubt, the City Parties and Owner acknowledge and agree that this Section 3.5 shall not be in derogation of any use rights afforded Owner hereunder, including pursuant to Section 12.1.

 

ARTICLE IV.

PARKING AND SITE COORDINATION

 

4.1 Parking, Transit, and Event Plan.

 

(a) The Parties shall work together to, and before Substantial Completion shall, develop a reasonable transportation, parking and event plan (including a traffic impact analysis at Owner’s cost), which shall be subject to reasonable Approval by the City consistent with existing and applicable regulations, and for which the City agrees to reasonably assist in the coordination of all relevant City, County and State agencies and relevant stakeholder groups. The transportation, parking and event plan shall address the following: on-site parking opportunities; enforcement for the affected surrounding areas on event days and during significant events; clearly defined roles and responsibilities for implementation; and determining standards and enforcement for minimizing adverse impact to surrounding communities related to event hours, noise levels, and other quality of life issues. With respect to the standards for hours, noise, and other quality of life issues, unless otherwise agreed to by the Parties in writing, the transportation, parking and event plan shall require that (i) any event at the Complex Site shall end at or before 11:15 p.m., and (ii) noise monitoring shall be conducted during performances at the front-of-house mix position and at certain agreed property line locations. The noise limits at front-of-house mix position shall not exceed an L10 of 104 dBA in any thirty (30) minute period or an L90 of 98 dBA in any thirty (30) minute period. That certain Environmental Noise Assessment (noise study) dated April 12, 2024 prepared by Owner’s consultant, LSTN, is incorporated, in its entirety, into this Agreement and attached hereto as Exhibit H. The Aggregate Effect tables (pp. 12-13), Operational Mitigation (pp. 13-14), and specifically the Noise Monitoring and Performance Controls (p. 14) shall be performance strategies (the “Sound Strategies”) employed and maintained by the Owner for all events. Owner shall require any Operator to contractually bind such Operator and any Artist performing at the Complex to operate within such parameters. In addition to the foregoing Sound Strategies, Owner shall design and construct the Complex in a manner consistent with the Sound Strategies described in this Section 4.1(a).

 

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(b) Owner, at its sole cost, shall be responsible for all costs related to Owner’s events, including, but not limited to, police, traffic control, fire prevention, emergency medical, street cleaning and street trash removal and other municipal resources within the Complex Site and, to the extent reasonably attributable to Owner’s events, outside the Complex Site. If not otherwise addressed in the transportation, parking and event plan, the Owner, upon receiving sixty (60) days’ notice from a City Party, shall permit any City Party to use the parking facilities during times when there are no Commercial Events, for specific public and civic events. The respective City Party shall reimburse Owner for such use of the parking facilities by payment to the Owner of a per diem fee, in an amount not to exceed Owner’s actual, annual utility, insurance and maintenance expenses for the prior year, attributable to the parking facilities only, divided by 365, within thirty (30) days after the date(s) such parking facilities were used by a City Party.

 

4.2 Signage.

 

(a) Prior to Substantial Completion, the City and Owner shall develop and agree upon a reasonable off-site directional signage plan guiding pedestrian, bicycle, vehicular and other attendees to the Complex and parking facilities serving the Complex. City and Owner shall approach other Governmental Authorities (e.g., the Texas Department of Transportation) as appropriate in order to request that they provide directional signage to the extent within their control. All directional signage costs shall be paid by Owner. The Parties agree to reasonably consider the allocation of responsibilities in a manner consistent with those of other similar amphitheaters and/or outdoor entertainment venues in Texas in such signage plan; provided, however, such plan must be in compliance with City Codes and Applicable Law.

 

(b) The City Parties and Owner shall also work in good faith to develop and agree upon a reasonable comprehensive, state-of-the-art Signage program on-site (both digital and projection), subject to final Approval by the City. City acknowledges the strategic and economic importance of the signage program to the long-term viability of the Complex, and the Parties shall implement a program that is reasonably acceptable to the Owner, subject to City Codes. The official name of the Complex shall include “McKinney,” (including, without limitation, a name such as “at McKinney” or a name similar thereto) and such official name shall be mutually agreed by the Parties. Such plan shall include, but not be limited to:

 

(i) outdoor signage (digital, projection and/or otherwise) advertising Complex events and attractions which could include digital or other creative forms of signage;

 

(ii) the right of Owner to control and sell all advertising, sponsorship and promotional inventory related to the signage and to retain all revenues related thereto, including third-party advertisements and outdoor media programming on the Owner digital signage; and

 

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(iii) (A) there shall be one Electronic Message Display, Level 3 sign permitted with a maximum of 200 square feet within the Complex. The City Parties shall receive or have access, at Owner’s cost, to one prominent sign within the amphitheater, and (B) the City Parties shall receive, at Owner’s cost, five (5), eight-second click per 5-minute advertising increment on the Electronic Message Display, Level 3 sign for the Term of this Agreement.

 

(c) To the extent permitted by Texas law and subject to any and all limitations on the City’s rights and powers to do so, the City agrees to reasonably cooperate with Owner to secure for Owner any and all permits, licenses and approvals necessary to allow certain Complex logos, decals, markings, and emblems on the surrounding (specific locations as mutually agreed by the Parties, not to be unreasonably withheld) City-owned public infrastructure (e.g., on sidewalks, lighting and signage structures, manhole covers, fire hydrants, etc.) in and around the Complex Site, it being understood that such materials may include branding from sponsors (e.g., naming rights partner). Unless approved by the City in advance and subject to the conditions in Section 25.9, naming rights, sponsors, logos, decals, markings and emblems proposed for use in the Complex shall not include the following: (i) tobacco and any products used to consume tobacco, including but not limited to vaping; (ii) sexual or adult oriented products or services; (iii) drugs (whether legal or illegal) and any products used to consume drugs; (iv) firearms/weapons; or (v) political candidates or ballot initiatives. The rights provided for in this paragraph (c) are in addition to, and do not limit, any rights Owner may obtain pursuant to other applicable City and other Governmental Authority programs.

 

(d) All Signage shall comply with all Applicable Law including, without limitation, City Codes.

 

ARTICLE V.
TERM

 

5.1 Term. The term of this Agreement (the “Term”) shall begin on the Effective Date and expire on the Agreement Expiration Date, unless sooner terminated as provided herein or as mutually agreed to by the Parties in writing. The City Parties, at their option, may renew the Complex Use and Occupancy provisions contained in Article XII of this Agreement for an additional 20-year term by providing written notice to the Owner.

 

ARTICLE VI.

OWNER FUNDING OBLIGATIONS

 

6.1 Owner Financing. Owner shall be solely responsible for securing its portion of the Complex Budget required for the planning, development, and construction of the Complex in accordance with the terms hereof and except as expressly provided herein.

 

6.2 Financing Plan. On or before September 1, 2024, Owner shall provide the City with a financing plan, including projected sources and uses for financing proceeds, in substantially the form attached hereto as Exhibit D.

 

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6.3 Audit Rights. Solely with respect to any and all rights granted to either Party in regard to reimbursements and/or shared revenues, each Party shall keep full and accurate records of reimbursements and/or shared revenues, received, costs incurred and items to be billed concerning such items to be reimbursed and/or revenues to be shared, which records shall be open to audit by the other Party (or its authorized representatives) at such other Party’s expense during normal business hours during the Term and until two (2) years after the Agreement Expiration Date (as may be extended). In addition, from and after the Execution Date, the Party incurring the expenses or collecting the revenue to be shared shall (a) make it a condition of all contracts or subcontracts relating thereto that all contractors or subcontractors shall keep accurate records of respective expenses submitted and billed thereto or revenues to be paid, as the case may be, and (b) require that such records shall be open to audit by the other Party or its authorized representatives during the term of such contract or subcontract and until two (2) full calendar years after expiration or termination of such contract or subcontract. The Parties agree that the information obtained pursuant to any such audit shall not be disclosed by the receiving Party except to the extent required by State law or to the extent otherwise expressly permitted hereunder (it being understood that such information includes trade secrets and other competitively sensitive information). Any review of financial information of the Owner shall be conducted at the offices of the City Parties, or at such other place as may be agreed to by the Parties in writing, and such review shall be solely for the purpose of examining such financial information.

 

ARTICLE VII.

CONDITION OF COMPLEX SITE

 

7.1 Condition of Complex Site; Disclaimer of Representations and Warranties. OWNER ACKNOWLEDGES AND AGREES THAT AS BETWEEN OWNER AND CITY PARTIES:

 

(a) EXCEPT AS EXPRESSLY SET FORTH HEREIN, NEITHER CITY PARTIES NOR ANY RELATED PARTY OF CITY PARTIES MAKES OR HAS MADE ANY WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, AND, EXCEPT AS SET FORTH IN ANY DOCUMENTS EXECUTED BY A CITY PARTY AT CLOSING, CITY PARTIES HEREBY EXPRESSLY DISCLAIM AND OWNER WAIVES ANY AND ALL WARRANTY OR REPRESENTATION, OF ANY KIND OR CHARACTER, EXPRESS OR IMPLIED, WITH RESPECT TO THE COMPLEX SITE. WITHOUT LIMITING THE GENERALITY OF THE PRECEDING SENTENCE OR ANY OTHER DISCLAIMER SET FORTH HEREIN, CITY PARTIES AND OWNER HEREBY AGREE THAT CITY PARTIES HAVE NOT MADE AND ARE NOT MAKING ANY REPRESENTATIONS OR WARRANTIES, OF ANY KIND OR CHARACTER, EXPRESS OR IMPLIED, WRITTEN OR ORAL AS TO (i) THE NATURE, CONDITION, PHYSICAL OR OTHERWISE OF THE COMPLEX SITE (INCLUDING THE GEOLOGY OR THE CONDITION OF THE SOILS, DRAINAGE CONDITIONS, TOPOGRAPHICAL FEATURES, ANY AQUIFER UNDERLYING THE COMPLEX SITE, ANY ARCHEOLOGICAL OR HISTORICAL ASPECT OF THE COMPLEX SITE, ACCESS TO PUBLIC RIGHT-OF-WAYS, AVAILABILITY OF UTILITIES OR OTHER CONDITIONS OR CIRCUMSTANCES WHICH AFFECT OR MAY AFFECT THE COMPLEX SITE) OR ANY ASPECT THEREOF, (ii) THE SUITABILITY OF THE COMPLEX SITE OR ITS FITNESS FOR A PARTICULAR PURPOSE AS TO ANY USES OR ACTIVITIES WHICH OWNER MAY MAKE THEREOF OR CONDUCT THEREON AT ANY TIME DURING THE TERM, OR ANY CONDITION AT OR WHICH AFFECT OR MAY AFFECT THE COMPLEX SITE OR ANY USE TO WHICH OWNER MAY PUT THE COMPLEX SITE OR WHICH AFFECT OR MAY AFFECT ANY PARTICULAR PURPOSE, USE, DEVELOPMENT POTENTIAL OR OTHERWISE; (iii) THE COMPLIANCE OF THE COMPLEX SITE WITH ANY APPLICABLE LAW, INCLUDING, BUT NOT LIMITED TO ANY LAND USE REGULATIONS, ANY APPLICABLE RESTRICTIVE COVENANTS, OR ANY APPLICABLE LEGAL REQUIREMENTS (INCLUDING SPECIFICALLY, WITHOUT LIMITATION, ANY ZONING LAWS OR REGULATIONS, ANY BUILDING CODES, ANY ENVIRONMENTAL LAWS, AND THE AMERICANS WITH DISABILITIES ACT OF 1990, ALL AS AMENDED FROM TIME TO TIME); (iv) THE FEASIBILITY OF THE PROJECT IMPROVEMENTS WORK, (v) THE EXISTENCE OF ANY HAZARDOUS MATERIALS OR ENVIRONMENTAL CLAIMS, (vi) THE CONSTRUCTION OF THE PROJECT IMPROVEMENTS OR ANY OTHER IMPROVEMENTS ON THE COMPLEX SITE; (vii) ANY ENVIRONMENTAL, GEOLOGICAL, METEOROLOGICAL, STRUCTURAL OR OTHER CONDITION OR HAZARD OR THE ABSENCE THEREOF, HERETOFORE, NOW, OR HEREAFTER AFFECTING IN ANY MANNER THE COMPLEX SITE, INCLUDING, BUT NOT LIMITED TO ANY ENVIRONMENTALLY HAZARDOUS SUBSTANCE ON, IN, UNDER OR ADJACENT TO THE COMPLEX SITE OR (viii) ANY OTHER MATTER RELATING TO THE PROJECT IMPROVEMENTS OR ANY OTHER IMPROVEMENTS AT ANY TIME CONSTRUCTED OR TO BE CONSTRUCTED THEREON;

 

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(b) NO REVIEW, APPROVAL OR OTHER ACTION BY THE CITY PARTIES UNDER THIS AGREEMENT SHALL BE DEEMED OR CONSTRUED TO BE SUCH A REPRESENTATION OR WARRANTY; AND

 

(c) OWNER’S ACCEPTANCE OF THE LAND AND THE COMPLEX SITE ON THE CLOSING DATE SHALL BE STRICTLY ON AN “AS IS, WHERE IS, AND WITH ALL FAULTS” BASIS INCLUDING THE ENVIRONMENTAL CONDITION OF THE COMPLEX SITE AND ANY AND ALL MATTERS SET FORTH IN SUBSECTION (a) ABOVE.

 

7.2 Owner’s Risks. OWNER AGREES THAT, AS BETWEEN THE CITY PARTIES AND OWNER, THE CITY PARTIES SHALL HAVE NO RESPONSIBILITY FOR ANY OF THE FOLLOWING (COLLECTIVELY, THE “OWNER’S RISKS”):

 

(a) THE ACCURACY OR COMPLETENESS OF ANY INFORMATION SUPPLIED BY ANY PERSON;

 

(b) THE CONDITION, SUITABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE, DESIGN, OPERATION OR VALUE OF THE COMPLEX SITE;

 

(c) THE COMPLIANCE OF THE COMPLEX SITE OR ANY OTHER PROPERTY OF THE CITY PARTIES WITH ANY APPLICABLE LAND USE REGULATIONS OR ANY APPLICABLE LAW;

 

(d) THE FEASIBILITY OF THE PROJECT, PROJECT IMPROVEMENTS WORK OR ANY ADDITIONAL WORK;

 

(e) THE EXISTENCE OR ABSENCE OF ANY HAZARDOUS MATERIALS OR ENVIRONMENTAL CLAIMS;

 

(f) THE CONSTRUCTION OF ANY IMPROVEMENTS ON THE COMPLEX SITE OR ANY ADJACENT PROPERTY; AND

 

(g) ANY OTHER MATTER RELATING TO ANY PROJECT IMPROVEMENTS OR ADDITIONAL IMPROVEMENTS.

 

THE CITY PARTIES SHALL NOT BE LIABLE AS A RESULT OF THE FAILURE BY ANY PERSON (OTHER THAN THE CITY PARTIES OR ITS AFFILIATES) TO ACT OR PERFORM THEIR OBLIGATIONS. IT IS UNDERSTOOD AND AGREED BY OWNER (FOR ITSELF OR ANY PERSON CLAIMING BY, THROUGH OR UNDER IT, INCLUDING ITS RELATED PARTIES) THAT IT HAS ITSELF BEEN, AND SHALL CONTINUE TO BE, SOLELY RESPONSIBLE FOR MAKING ITS OWN INDEPENDENT APPRAISAL OF, AND INVESTIGATION INTO, THE CONDITION, STATUS AND NATURE OF ANY PERSON, THE COMPLEX SITE OR ANY OTHER PROPERTY.

 

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7.3 Owner Property Representations. Owner hereby acknowledges that it has examined the Complex Site, the title and due diligence documents provided by City Parties relating thereto, zoning which may be applicable thereto, if any, the City Codes, the streets, sidewalks, parking areas, curbs and access ways adjoining them, any surface and subsurface conditions thereof, and the present uses and non-uses thereof, if any, and that it accepts each of them in its present condition or state, without restriction, representation, covenant or warranty, express or implied, in fact or at law, by the City Parties or any other person, and without recourse to the City Parties, as to any appurtenances thereto, the nature, condition or usability thereof, or the uses to which any or all of the Complex Site may be put.

 

ARTICLE VIII.

COMPLETION DEADLINES AND DELIVERABLES

 

8.1 Owner Deadlines. If the conditions set forth below are not satisfied or waived in writing by the City Representative by the applicable deadline provided below (as the same may be extended by (a) the City Representative, (b) an Excusable City Party Delay Period or an Excusable Owner Delay Period, and/or (c) a City Party Delay, as applicable and in accordance with this Agreement), the City shall have the option to exercise the remedies set forth in Article XXIII.

 

8.1.1 Site Studies. Owner, at Owner’s cost, shall conduct and submit to the City, within 120 days of March 6, 2024, and not less than one (1) month prior to any public meetings regarding the required site plan for the Complex, including adjacent owner/neighborhood meetings, a (i) noise study and (ii) final traffic study of the Complex ingress and egress.

 

8.1.2 Operator Agreement. Owner shall enter into a fully executed, binding contract with the Operator (the “Operator Agreement”) by December 15, 2024, a copy of which shall be provided to City Parties (with redactions for trade secrets if mandated by a non-disclosure agreement between Owner and Operator) as soon as practicable thereafter.

 

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8.1.3 Temporary Certificate of Occupancy. Owner shall receive a TCO and begin operations within thirty-six (36) months from the date of Entitlement.

 

8.1.4 Certificate of Occupancy. Owner shall receive a Certificate of Occupancy (“CO”) within forty-two (42) months from the date of Entitlement.

 

Owner shall endeavor in good faith, using commercially-reasonably efforts, to obtain all Governmental Authorizations necessary to permit commencement of construction of the Project Improvements Work, including building permits and engineering and land use approvals necessary for the commencement of development and construction of the Project Improvements, recognizing that it is the intent of the Parties that, to the extent permitted by Applicable Law, the construction permits and authorizations may be procured in stages.

 

8.2 Monthly Meetings; Agreement to Consult; Status Reports. Commencing on the date that is thirty (30) days after the Execution Date and continuing monthly thereafter, Owner and a City representative, MEDC representative, MCDC representative, the City-appointed expeditor, Owner’s contractor(s), and any other necessary party shall meet at a designated building on the Complex Site, in the development services office of City Hall, and/or in a teleconferencing or virtual meeting space at which meeting the Parties shall discuss (i) the status of Owner’s efforts to satisfy the conditions set forth in Section 8.1 and/or Final Completion, as applicable, and (ii) any new matters occurring since the date of the last monthly report that Owner expects shall change or significantly affect any such deadlines or milestones promptly after Owner becomes aware of any such matters. The Parties agree that each Party shall have full access to the Project Contractor, the Project Architect and the other consultants (pursuant to protocols, if any, agreed upon under the construction and design agreements and Section 16.1.1 hereof and provided that the City Representative is the single point of contact and coordinator for scheduling meetings requested by the City Parties) retained in connection with the design, development and construction of the Project Improvements. All Parties, including the City Representative, shall begiven a reasonable opportunity to be present at all meetings and briefings with the Project Contractor and the Project Architect (provided that City Representative is the notice party and single coordinator for notice to the City Parties) with the intent being that the City Parties are each entitled to full disclosure of the process of managing construction costs and designing, developing and constructing the Project Improvements. Prior to all meetings, Owner, or its representative, shall provide the City Representative with a copy of all primary agreements and any other documents relevant to the matters to be discussed at such meeting.

 

8.2.1 Project Construction Status Reports. Owner shall provide written reports to the City Representative, which may be provided at the meeting required by Section 8.2, regarding the status of the Project Improvements Work not less frequently than once every month, which reports shall include (i) any new or additional facts discovered by Owner or any circumstances known to Owner that occur during the course of the Project Improvements Work which in Owner’s reasonable opinion materially change the Total Project Costs or materially affect Owner’s ability to achieve Substantial Completion and Commencement of Operations, including any Excusable Owner Delay or City Party Delay and reasonable detail of such facts or circumstances, (ii) any material change to the Project Construction Schedule or the Complex Budget, (iii) an updated version of the Complex Budget, and (iv) an updated version of the Project Construction Schedule.

 

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ARTICLE IX.

CONSTRUCTION OF THE PROJECT IMPROVEMENTS;

GENERAL WORK REQUIREMENTS

 

9.1 General Provisions.

 

9.1.1 Project Improvements. Owner shall design, develop and construct, or have designed, developed and constructed, the Project Improvements within the Complex Site in accordance with the terms and conditions of this Agreement and all Applicable Law, and shall adhere to the Project Construction Schedule (subject to any Excusable Owner Delay and/or City Party Delay permitted in accordance with the terms of this Agreement), in each case, at Owner’s sole cost, risk and expense. No additional contribution, back charge, payment, or charge shall be charged against, withheld from, or assessed against MEDC or the other City Parties for any Cost Overruns (as hereinafter defined). Owner shall be responsible for the payment of any Cost Overruns. The term “Cost Overruns” as used in the Agreement shall mean the amount by which the total costs and expenses required to be paid for the design, development, construction and furnishing of the Project Improvements included in the Complex Budget exceeds the Complex Budget; provided, that, Cost Overruns shall not include such excess costs and expenses to the extent such excess arises out of or is attributable to any acts, failure to act (or failure to act timely) or omissions of the City Parties or any of their respective agents, contractors or licensees.

 

9.1.2 Project Scope Summary. Owner covenants and agrees that the construction of the Project Improvements at and within the Complex Site shall include the following general program elements and design specifications (the “Project Specifications”):

 

(a) A new, First Class, state-of-the art amphitheater/outdoor entertainment venue facility that shall provide concerts, live shows, and other entertainment and civic events, containing, at a minimum, 20,000 manifested or unmanifested ticketed seats and a minimum of 250 suites with a maximum of 2,000 unmanifested ticketed seats located within designated suite areas, to include, among such suites, one 400-person capacity, or greater, Owner’s suite (collectively, the “Complex”);

 

(b) A minimum of 5,100 dedicated surface parking spaces, including a structured parking pedestal;

 

(c) Public infrastructure improvements peripheral to the Complex that are identified in Exhibit G;

 

(d) A number of marquees, video boards and electronic signage, equipped with the latest technology;

 

(e) Storage space; and

 

(f) First-class lighting to support the Complex.

 

Prior to finalization of the Project Plans, the City and Owner shall agree upon the Complex-related off-site infrastructure that shall be the responsibility of the Owner and included in the Complex Budget. Traffic signals, turn lanes and other improvements required by the Complex on-site shall be the responsibility of Owner and part of the Complex Budget.

 

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9.2 Review Rights. The City Parties shall have the right to participate in periodic design meetings and the right to review and comment on material design aspects of the proposed plans and specifications for the Complex. The City Parties shall also have the right, at their expense, to review construction, including, without limitation, contracting with a construction observer to meet with Owner and its contractor for updates and to review such construction for compliance with approved plans and specifications and all other applicable requirements. Without limiting any other obligations of City Parties hereunder, City Parties or any third-party construction monitor shall be subject to the requirements of Section 16.1.1 pursuant to this Section 9.2.

 

9.3 Remedial Work.

 

9.3.1 Owner’s Remedial Work. Owner shall be responsible for performing or causing to be performed, and for paying the cost of performing, any and all corrective or remedial actions (including all investigations, monitoring, etc.) required by Applicable Law to be performed with respect to any Environmental Event or any Hazardous Materials present at, in, on, or under the Complex Site (Owner’s Remedial Work”). Prior to undertaking any Owner’s Remedial Work, Owner shall notify the City Representative of the steps Owner proposes to take with respect to any Owner’s Remedial Work and Owner shall select an independent environmental consultant or engineer to oversee Owner’s Remedial Work. To the extent any City Party has a claim against any third Person with respect to any Environmental Event that is included in Owner’s Remedial Work, such City Party hereby assigns to Owner, as of the date Owner is required to perform the related Owner’s Remedial Work, such claim insofar as it relates to the cost of Owner’s Remedial Work or any damages suffered by Owner in connection with such Environmental Event, and such City Party shall reasonably cooperate with Owner and provide Owner with such information as Owner shall reasonably request in pursuing such claim against any such Person.

 

9.3.2 Reserved.

 

9.3.3 Waste Disposal. All construction wastes resulting from any Construction Work shall be disposed of appropriately by Owner based on its waste classification. Regulated wastes, such as asbestos and industrial wastes shall be properly characterized, manifested and disposed of at an authorized facility.

 

9.3.4 No Cost to City Parties. For the avoidance of doubt it is understood and agreed that the City Parties shall not be responsible for the cost of any of Owner’s Remedial Work.

 

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9.4 Work Performed on Project Improvements and Additional Work.

 

9.4.1 General Requirements. Owner shall not do or permit others to do any Construction Work, (i) prior to the Closing Date, (ii) unless and until Owner shall have first procured and paid for all Governmental Authorizations and approvals then required for the Construction Work being then performed, (iii) with respect to any Project Improvements Work and Material Additional Work only, unless and until Owner shall have submitted the Project Plans or the Material Additional Work Plans, as applicable, for Approval pursuant to the terms of this Agreement, as and if required, (iv) unless and until Owner is in compliance with all Insurance Covenants, and (v) Owner has met with the City and the Consultant. It is understood and agreed that, to the extent permitted by Applicable Law, such permits and authorizations may be procured in stages. All Construction Work shall be (a) prosecuted with due diligence and completed with all reasonable dispatch (provided that with respect to the Project Improvements, and with respect to Material Additional Work, in accordance with the Material Additional Work Construction Schedule, as each may be extended by Excusable Owner Delay and/or City Party Delay in accordance with the terms of this Agreement), (b) designed, constructed and performed in a good and workmanlike manner in accordance with standard design or construction practice, as applicable, for the design or construction of improvements similar to the Improvements in question or the performance of the work in question, pursuant to a Project Design Contract and a Project Construction Contract, (c) constructed and performed using qualified workers and subcontractors, and (d) constructed and performed in accordance with all Applicable Law, the requirements of this Agreement and, to the knowledge of Owner, the requirements, rules and regulations of all insurers of the Complex Site. Without limiting the foregoing and with respect to the Project Improvements Work only, Owner shall use commercially reasonable efforts to adhere to the Project Construction Schedule. Owner shall take commercially reasonable measures and precautions to minimize the risk of damage, disruption or inconvenience caused by such work on properties in the immediate vicinity of the Complex Site in accordance with the Operating Standard and make adequate provisions for the safety of all Persons affected thereby in connection with any Construction Work. Except and to the extent as otherwise expressly set forth herein, Owner shall be responsible for all costs incurred in connection with any Construction Work. Dust, noise and other effects of such work shall be controlled by Owner using commercially accepted methods so as to comply with all Applicable Law.

 

9.4.2 Record Drawings and Other Documents. Upon completion of any Project Improvements Work or any Material Additional Work, Owner shall furnish to City (i) one (1) complete, electronic set of record drawings (prepared in accordance with the Project Design Contract in the case of the Project Improvements Work, and in accordance with accepted industry standards, to the extent appropriate considering the work performed in the case of any Material Additional Work in question) and (ii) copies of all Governmental Authorizations required for the use, occupancy and operation of all aspects and areas of the Complex Site in accordance with the terms of this Agreement, including all Governmental Authorizations required to be issued to Owner or its Affiliates to fulfill its obligations under this Agreement, it being understood that some or all of the foregoing drawings and copies may be furnished in electronic form (portable document format, a/k/a .pdf).

 

9.4.3 Retention of Drawings and Other Documents. Owner shall retain and at all times maintain at a business office within the Complex Site, at least one (1) complete, legible, electronic (or full-size) set of all working drawings in accordance with accepted industry standards regarding the Project Improvements, to the extent appropriate considering all work performed to date and the Improvements as they then exist, and certified true copies of all Governmental Authorizations, including (if applicable) all Certificates of Occupancy or their equivalent for the Complex Site as they then exist, as shall then be required by any Governmental Authority, it being understood that some or all of the foregoing drawings and copies may be retained in electronic form (portable document format, a/k/a .pdf) subject to the requirement to keep and maintain a hard copy during the construction period only if required by Applicable Law. After termination or expiration of this Agreement, Owner shall permit City Parties to use (but not own) for purposes related to the Project Improvements all such working drawings retained by Owner under this Section 9.4.3 and at all times during the Term, the same shall be available to City Parties and its agents and employees who shall have the right, at all reasonable times during Business Hours and upon not less than three (3) days’ Notice to Owner, to examine, inspect, review, copy and otherwise use the same, all in accordance with the Project Design Contract.

 

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9.4.4 Contract Requirements. Owner shall cause (i) all contracts with any contractor regarding the construction of any Construction Work to be entered into with a Qualified Contractor, (ii) all contracts with any architect or design professional regarding any Construction Work to be entered into with a Qualified Design Professional, (iii) the Project Design Contract and any Material Additional Work Design Contract to permit City Parties to use (but not own) any plans and specifications to which Owner is then entitled pursuant to any such Project Design Contract or Material Additional Work Design Contract, (iv) the Project Construction Contract and any Material Additional Work Construction Contract to provide for statutory retainage in accordance with the then current requirements of the Texas Property Code and to contain a representation and warranty that the Construction Work covered by such agreements shall be warranted from defects in workmanship and materials for a period of at least one (1) year from the date of Final Completion of such Construction Work (unless a longer period of time is provided for by the manufacturer or supplier of any materials or equipment which is a part of such Construction Work), and (v) the Project Construction Contract to (a) cover all of the Project Improvements Work through Final Completion, (b) require Substantial Completion to be achieved in accordance with the terms of this Agreement (except as otherwise Approved by City Representative pursuant to Section 11.1.5), (d) as determined by Owner either be bonded by a Qualified Surety pursuant to statutory payment and performance bonds that have been Approved by City Representative, such Approval not to be unreasonably withheld (collectively, the “Project Construction Contract Bond”). or be guaranteed by a creditworthy parent entity of the Project Contractor with the financial ability to pay sums should they become due under such a parent guarantee and include the use of a customary subguard program that have been Approved by City Representative, such Approval not to be unreasonably withheld (collectively, the “Project Contractor Parent Guarantee”). in each case naming City as a co-obligee (except as otherwise Approved by City Representative) and (e) require that upon Substantial Completion, Owner shall continue to retain an amount at least equal to the greater of $5,000,000.00 or two times the cost to complete the Project Improvements Work in order to achieve Final Completion unless a lesser amount is Approved by City Representative (collectively, the “Project Construction Contract Requirements”).

 

9.5 Mechanics’ Liens and Claims. If any Lien shall be filed against an MEDC interest in the Complex Site, the MEDC, or any Property of the MEDC by reason of any work, labor, services or materials supplied or claimed to have been supplied on or to the Complex Site (collectively, any “Mechanic’s Lien”) by or on behalf of Owner, any Affiliate of Owner or anyone claiming by, through or under Owner or any Affiliate of Owner, Owner shall, at its cost and expense, after Notice of the filing thereof but in no event less than sixty (60) days after it is filed or claimed, cause the same to be released, satisfied or discharged of record, or effectively prevent, to the reasonable satisfaction of City Representative, the enforcement or foreclosure thereof against any MEDC interest in the Complex Site, the MEDC, or any Property of the MEDC or by injunction, payment, deposit, bond, order of court or otherwise. If Owner fails to satisfy or discharge of record any such Mechanic’s Lien, or effectively prevent the enforcement thereof, not less than sixty (60) days after it is filed or claimed, then the MEDC shall have the right, but not the obligation, to satisfy or discharge such Mechanic’s Lien by payment to the claimant on whose behalf it was filed, and Owner shall reimburse the MEDC within fifteen (15) days after demand for all amounts paid by the MEDC (including reasonable attorneys’ fees, costs and expenses), together with interest on such amounts at the Default Rate from the date of demand for such amounts by the MEDC until reimbursed by Owner, without regard to any defense or offset that Owner has or may have had against such Mechanic’s Lien claim. Owner shall indemnify, defend and hold the City Parties harmless from and against any and all such Mechanic’s Liens (including, all costs, expenses and liabilities, including reasonable attorneys’ fees and court costs, so incurred in connection with such Mechanic’s Liens). IT IS THE INTENT OF CITY PARTIES AND OWNER THAT NOTHING CONTAINED IN THIS AGREEMENT SHALL (1) BE CONSTRUED AS A WAIVER OF CITY PARTIES’ LEGAL IMMUNITY AGAINST MECHANIC’S LIENS ON ITS PROPERTY AND/OR ITS CONSTITUTIONAL AND STATUTORY RIGHTS AGAINST MECHANIC’S LIENS ON ITS PROPERTY, INCLUDING THE COMPLEX SITE, (2) BE CONSTRUED AS CONSTITUTING THE EXPRESS OR IMPLIED CONSENT OR PERMISSION OF CITY PARTIES FOR THE PERFORMANCE OF ANY LABOR OR SERVICES FOR, OR THE FURNISHING OF ANY MATERIALS TO, OWNER THAT WOULD GIVE RISE TO ANY SUCH MECHANIC’S LIEN AGAINST CITY PARTIES’ INTEREST IN THE COMPLEX SITE, THE PROJECT, OR ANY PROPERTY OF CITY PARTIES, OR IMPOSING ANY LIABILITY ON CITY PARTIES FOR ANY LABOR OR MATERIALS FURNISHED TO OR TO BE FURNISHED TO OWNER UPON CREDIT, (3) GIVE OWNER ANY RIGHT, POWER OR AUTHORITY TO CONTRACT FOR OR PERMIT TO BE FURNISHED ANY SERVICE OR MATERIALS, IF DOING SO WOULD GIVE RISE TO THE FILING OF ANY MECHANICS’ OR MATERIALMANS’ LIEN AGAINST ANY OR ALL OF THE LAND OR ANY CITY PARTY INTEREST THEREIN; OR (4) TO EVIDENCE CITY PARTIES’ CONSENT THAT THE LAND BE SUBJECTED TO ANY SUCH MECHANICS’ OR MATERIALMANS’ LIEN. CITY PARTIES SHALL HAVE THE RIGHT AT ALL REASONABLE TIMES DURING ANY CONSTRUCTION ACTIVITY IN THE COMPLEX SITE TO POST AND KEEP POSTED ON THE COMPLEX SITE SUCH NOTICES OF NON-RESPONSIBILITY AS CITY PARTIES MAY DEEM NECESSARY FOR THE PROTECTION OF CITY PARTIES, AND THE FEE OF THE COMPLEX SITE, FROM MECHANIC’S LIENS.

 

9.6 Reserved

 

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9.7 Total Project Costs

 

9.7.1 The Parties anticipate a total Complex development budget of approximately $220,000,000, subject to an increase or reduction in the Owner’s sole and absolute discretion; provided, however, Owner shall not reduce the Complex Budget below $200,000,000 without the City’s consent. If the Complex Budget is reduced below $200,000,000, the contributions required to be made by the City Parties in accordance with Section 9.8 may be reduced, pro rata, in the City Parties’ sole discretion. Furthermore, the Owner covenants and agrees that if the Complex Budget is reduced below $200,000,000 but (a) the actual cost of Complex construction is less than $200,000,000, any surplus the difference between the Complex Budget and Total Project Costs actually incurred) from the construction of the Project Improvements shall, at Owner’s election, be utilized for one or more of the following purposes upon Final Completion of the Project Improvements: (i) construction of additional Owner-controlled parking, or (ii) such other purpose(s) mutually agreed to by the Parties; (b) the actual cost of Complex construction exceeds $200,000,000, then Owner may determine how to apply such excess in its sole discretion. Notwithstanding the foregoing or anything herein to the contrary, if the Total Project Costs exceeds $200,000,000, Owner shall be obligated to pay for same.

 

9.8 Contributions and Incentives of the City Parties

 

9.8.1 Subject to the terms of this Agreement and as further set forth herein, the City Parties shall provide the incentives set forth in this Section 9.8 for the public purpose of stimulating economic development and employment in the City.

 

9.8.2 Subject to the terms of this Section 9.8.2 and Article XXIII, the City (or a City Party or the City of McKinney Tax Reinvestment Zone No. 1 (the “TIRZ”), if utilized by the City in its sole discretion) shall pay to the Owner the incentive payments set forth in this Section 9.8.2; provided, however, to be eligible for such incentive payments, the Owner shall present not less than forty-five (45) Commercial Events annually, with a paid attendance of not less than 400,000 manifested tickets, annually; provided further, unearned, advanced incentive payments shall be deducted from incentive payments in the following incentive period/year.

 

(a) The City, City Party, or the THU shall pay Owner a fixed portion of the Complex Budget costs related to parking facilities in the aggregate amount of $18,000,000. Such amount shall be paid in annual installments of $3,000,000 for six (6) years, with the first payment commencing on February 1st after the first year in which 45 Commercial Events are completed in a calendar year; provided, however, the aggregate amount of the above-described incentive shall be reduced if the total number of parking spaces that are (i) contained on the approved plans for the Complex Site or (ii) actually constructed on the Complex Site as of the date of the first scheduled payment, is less than 5,100. Adjustments in payments shall be made to the first $3,000,000 annual payment, and subsequent payments, as necessary, in the amount of $2,000 for each patron parking space under 5,100;

 

(b) The City shall pay Owner at the end of each twelve (12) month period for an aggregate period which is two hundred forty (240) months from the first Commercial Event at the Complex, a payment equal to $0.90 of the $1.00 Ticket Fee received by the City from the Owner (or the Operator).

 

(c) City shall pay Owner, on a quarterly basis and based upon actual receipts verified by the City, an annual operations incentive equal to seventy-five percent (75%) of the City’s sales and use taxes ($0.01 City portion only and City portion of mixed beverage taxes) received from taxable sales at the Complex, including, but not limited to, parking, alcohol, tickets, food and merchandise, for a period of one hundred thirty-two (132) months, beginning with the first Commercial Event at the Complex; thereafter, the City shall pay Owner an annual operations incentive equal to forty percent (40%) of the City’s sales and use taxes ($0.01 City portion only and City portion of mixed beverage taxes) received from taxable sales at the Complex, including, but not limited to, parking, alcohol, tickets, food and merchandise, for a period of sixty (60) months. For purposes of this Section 9.8.2(c), payments shall not be earned by the Owner, and are subject to repayment through subsequent year reductions, in any year wherein forty-five (45) Commercial Events are not presented at the Complex;

 

(d) City shall pay Owner, on an annual basis and based upon actual receipts verified by the City, an annual operations incentive equal to seventy-five percent (75%) of the City’s portion of the ad valorem real property improvements and business personal property taxes, excluding taxes on the Land, paid by Owner and received by the City on the Complex for a period of eleven (11) tax years, beginning in tax year 2025; thereafter, the City shall pay Owner an annual operations incentive equal to forty percent (40%) of the City’s portion of the ad valorem real property improvements and business personal property taxes, excluding taxes on the Land, paid by Owner and received by the City on the Complex for a period of five (5) tax years. For purposes of this Section 9.8.2(d), payments shall not be earned by the Owner, and are subject to repayment through subsequent year reductions, in any year wherein forty-five (45) Commercial Events are not presented at the Complex;

 

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(e) City shall provide to Owner an economic development grant (the “Separated Materials Tax Grant”) payable to Owner in an amount equal to eighty percent (80%) of the City’s share of the sales tax revenue generated from the use of a Separated Materials Contract with the situs of construction materials in the City and actually received by the City from the Comptroller of Public Accounts of the State of Texas. The Separated Materials Tax Grant shall be paid upon completion of construction of the project related to the Complex and after all of the net sales tax from the use of Separated Materials Contracts has been received by the City. For the avoidance of doubt, no sales tax revenue shall be paid by the MEDC or MCDC under the Separated Materials Tax Grant. The Separated Materials Tax Grant shall be paid once all construction is completed on the project related to the Complex and after all of the net sales tax from the use of Separated Materials Contracts has been received by the City. The Owner is required to use Ryan, LLC (the “Consultant”). as a consultant to assist the Owner in the drafting, implementation, and management of the separated materials and labor construction contracts. Owner shall pay Consultant direct from Owner’s funds. The Owner shall meet with the City and the Consultant prior to the execution of any construction contracts for the Complex or the commencement of any construction. The City’s cost of administration, being an amount equivalent to the average annual hourly rate of City personnel used multiplied by the number of hours worked, shall be deducted from the amounts due to Owner prior to the City remittance to the Owner; and,

 

(f) The Owner shall pay all roadway, water, and wastewater impact fees for the Complex up to $1,000,000. After the City’s receipt of the foregoing impact fees from the Owner, the City shall transfer, from appropriate City fund accounts to the impact fee accounts, the amount of assessed roadway, water, and wastewater impact fees for the Complex exceeding $1,000,000 (the “Impact Fee Incentive”). if at all, as an incentive to the Owner.

 

In the event the City elects to utilize TIRZ revenues to pay for any incentives provided in this Section 9.8, the City shall provide notice to Owner of its intention to use such funds, and upon such notice, Owner agrees to amend this Agreement to reflect that such incentive payments shall be paid by the TIRZ from TIRZ revenues.

 

9.8.3 Subject to Section 9.8.2 and Article XXIII, on a reimbursement basis and as long as this Agreement is in effect, MCDC shall contribute up to an aggregate of $3,000,000 in cash for qualified public infrastructure costs pursuant to the Texas Development Corporation Act, exclusive of any soft costs (e.g. design, engineering, permits, and financing), for the Complex, which shall be part of the Complex Budget, as follows:

 

(a) Owner shall be reimbursed on a quarterly basis upon City’s receipt of proof from Owner of payments made to contractors.

 

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(b) Qualified public infrastructure shall include:

 

(i) Roads, curbs and gutters, etc. both within the Complex and roadways accessing the Complex from the periphery of the Complex Site;

 

(ii) Utilities and all civil work;

 

(iii) Subsurface wireless network technology;

 

(iv) Complex common areas that are, at all times, accessible to the public;

 

(v) Permanent parking facilities;

 

(vi) Traffic signals, turn lanes and other improvements on land immediately adjacent to the Complex Site; and

 

(vii) Fire suppression.

 

9.8.4 Subject to Section 9.8.2 and Article XXIII, on a reimbursement basis and as long as this Agreement is in effect, MEDC shall contribute up to an aggregate of $5,000,000 in cash for qualified public infrastructure costs pursuant to the Texas Development Corporation Act, exclusive of any soft costs (e.g. design, engineering, permits, and financing), for the Complex, which shall be part of the Complex Budget, as follows:

 

(a) Owner shall be reimbursed on a quarterly basis upon City’s receipt of proof from Owner of payments made to contractors.

 

(b) Qualified public infrastructure shall include:

 

(i) Roads, curbs and gutters, etc. both within the Complex and roadways accessing the Complex from the periphery of the Complex Site;

 

(ii) Utilities and all civil work;

 

(iii) Subsurface wireless network technology;

 

(iv) Complex common areas that are, at all times, accessible to the public;

 

(v) Permanent parking facilities;

 

(vi) Traffic signals, turn lanes and other improvements on land immediately adjacent to the Complex Site; and

 

(vii) Fire suppression.

 

(c) In addition to the above contributions, subject to the terms of this Agreement, MEDC shall reimburse Owner, within thirty (30) days of Owner’s receipt of a TCO, if such TCO is received within thirty-six (36) months from Entitlement, or within thirty (30) days of Owner’s receipt of a CO if a TCO is not received within thirty-six (36) months from Entitlement, all purchase monies previously paid by Owner to MEDC for the Land, up to the Purchase Price, and, in the event Owner paid the Purchase Price through a combination of cash, the Note, and a Letter of Credit in accordance with Section 3.3.2, MEDC shall release Owner from its obligations under the Note and Letter of Credit.

 

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9.8.5 Subject to Section 9.8.2 and Article XXIII, as long as this Agreement is in effect, on a reimbursement basis and upon completion of each stage/phase/component of the improvements and the City’s verification of such costs, the City shall contribute up to an aggregate of $5,000,000 in cash for agreed offsite roadway, traffic controls and related qualified public infrastructure costs, exclusive of any soft costs (e.g. design, engineering, permits, and financing), for the Complex, which shall be part of the Complex Budget. If the agreed offsite infrastructure improvements exceed $5,000,000 and are less than $8,000,000, the City shall reimburse Owner, as set forth above, fifty percent (50%) of the costs of such improvements. The City shall be solely responsible for any offsite infrastructure improvement costs in excess of $8,000,000; provided, however, Owner or the Consultant shall apply for grant funding for offsite infrastructure improvements in an amount not less than the total amount of all offsite infrastructure improvement costs, and, in the event such grant funding is received, grant funds shall be disbursed as follows: (1) first, to the City, to reimburse City for all amounts City paid for offsite infrastructure improvement costs as a result of the total offsite infrastructure improvement costs exceeding $8,000,000, (2) second, to the Owner and the City, equally, in an amount not to exceed $1,500,000.00 per Party, to reimburse Owner and City for their respective fifty percent (50%) share of total offsite infrastructure costs that exceed $5,000,000 and are less than $8,000,000, and (3) third, to the City.

 

9.8.6 Notwithstanding anything in this Agreement to the contrary, in the event Owner does not receive a TCO and begin operations within thirty-six (36) months from the date of Entitlement, Owner shall forfeit its right to the incentives set forth in this Section 9.8, except the incentive to receive reimbursement of the Purchase Price from MEDC pursuant to, and subject to the terms of, Section 9.8.4(c).

 

9.9 Zoning and Permits. In order to develop the Complex Site for the purposes described herein, it may be necessary or desirable that (i) street, water, sewer, drainage, gas, power lines, set back lines or other easements, dedications or similar rights be granted or dedicated over or within portions of the Complex Site by plat, replat, grant, deed or other appropriate instrument or acquired on other properties or (ii) that existing street, sewer, drainage, gas, power lines, set back lines or other easements, dedications or similar rights on, in the vicinity of or affecting the Complex Site or portions thereof be vacated or abandoned. With respect to the Complex Site, City Parties shall, on written request of Owner, join with Owner in executing and delivering such reasonable documents and otherwise reasonably cooperate with or assist Owner (at Owner’s expense as a portion of the Total Project Costs if incurred in connection with the Project Improvements Work) from time to time throughout the Term, as may be appropriate or necessary for the development of the Complex Site or to reasonably facilitate future Improvements on the Complex Site.

 

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9.10 Cessation of Work for Longer than 180 Days. In the event of a suspension of the construction of the Project Improvements by Owner for longer than one hundred eighty (180) consecutive days for any reason other than Excusable Owner Delay and/or City Party Delay (either such occurrence being a “Cessation of Work”). then, within thirty (30) days after Owner’s receipt of Notice from City informing Owner that a Cessation of Work has occurred, Owner shall submit to City a written completion plan detailing the measures that Owner shall implement to resume the construction of the Project Improvements and achieve Substantial Completion as required under this Agreement and which plan shall (i) be adequate to provide the City Parties with commercially reasonable assurance that, upon completion of such plan, Owner shall resume the construction of the Project Improvements and achieve Substantial Completion as required under this Agreement and (ii) designate such reasonable major milestones as are reasonably appropriate in the circumstances as benchmarks for Owner’s progress in prosecuting such plan. If the City Parties in their sole discretion, in good faith, determines that any plan proposed by Owner pursuant to this Section 9.10, fails to satisfy the foregoing requirements, the City Parties shall deliver Notice to Owner, specifying the reasons for City Parties’ dissatisfaction with such plan, and Owner shall, in good faith, propose such revisions to such plan as soon as practical as necessary to conform same to the requirements of this Section 9.10. If City Parties so request, Owner agrees to confer with the City Parties regarding any plan required by Owner pursuant to this Section 9.10 prior to submission to City Parties. After submittal to City Parties of a plan proposed by Owner pursuant to this Section 9.10, Owner shall promptly commence the implementation of such plan and thereafter diligently prosecute the Project Improvements Work in accordance with same.

 

9.11 Abandonment. In the event the Owner abandons the construction of the Complex prior to the completion of the Complex, such abandonment, subject to notice and cure rights provided hereunder, shall constitute an Event of Default.

 

9.12 Project Construction Contract Bond or Project Contractor Parent Bond. Notwithstanding anything herein to the contrary, City covenants and agrees that so long as no Owner Default then exists and provided that Owner has promptly commenced and is diligently pursuing all claims under the Project Construction Contract Bond or Project Contractor Parent Guarantee to cause the performance of the Project Improvements Work and the payment of all obligations in connection with same, City shall not exercise its right as co-obligee under the Project Construction Contract Bond or Project Contractor Parent Guarantee. Owner covenants and agrees that (a) all proceeds received by or on behalf of Owner under the Project Construction Contract Bond or Project Contractor Parent Guarantee shall be applied in satisfaction of Owner’s obligation hereunder to (i) complete the Project Improvements Work and (ii) pay the Total Project Costs and (b) upon the occurrence and during the continuance of both an Owner Default and an event of default under the Permitted Project Financing, City may elect, upon delivery of notice thereof to Owner, to have the right (to the exclusion of Owner) to enforce, and make claims under, the Project Construction Contract Bond or Project Contractor Parent Guarantee (including the use of a customary subguard program), subject to the rights of the Permitted Project Financing Holders, who shall have the first right to enforce and make claims thereunder.

 

ARTICLE X.

DELAYS AND EFFECT OF DELAYS

 

10.1 Excusable Owner Delay. Regardless of the existence or absence of references to Excusable Owner Delay elsewhere in this Agreement, the deadlines of Owner set forth in Section 8.1 and all other deadlines and time periods within which Owner must fulfill the obligations of Owner elsewhere in this Agreement shall each be adjusted as appropriate to include Excusable Owner Delay Periods unless otherwise expressly provided in this Agreement; provided that Owner complies with the requirements of this Article X.

 

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With respect to each occurrence of Excusable Owner Delay, Owner shall, within twenty (20) days after Owner’s knowledge of the occurrence of an event that Owner reasonably believes to be an Excusable Owner Delay, which may be a claim from the Project Contractor, give Notice to the City Representative of the event constituting Excusable Owner Delay, Owner’s good faith estimate of the Excusable Owner Delay Period resulting therefrom and the basis therefor, Owner’s good faith estimate of any adjustment resulting therefrom that is to be made to the Project Construction Schedule or other time for performance, as the case may be, together with reasonable documentation supporting the adjustments proposed. If the City Representative believes that the documentation supplied is not sufficient to justify the delay claimed or adjustments proposed, the City Representative shall give Notice to Owner of the claimed deficiency and Owner shall have a reasonable period of time to more fully document the delay and adjustments claimed. Only one (1) Notice from Owner shall be required with respect to a continuing Excusable Owner Delay, except that Owner shall promptly (and in no event less often than every month) give Notice to the City Representative of any further changes in the Project Construction Schedule or the additional time for performance claimed by reason of the continuing delay. The City Representative shall have the right to challenge Owner’s assertion of the occurrence of an Excusable Owner Delay, or Owner’s good faith estimate of the Excusable Owner Delay Period, changes in the Project Construction Schedule or the additional time for performance claimed by reason of the Excusable Owner Delay if the City Representative gives Notice to Owner within thirty (30) days after receipt by City Representative of such claim of Excusable Owner Delay or Notice from Owner of further changes to such dates as a result of such Excusable Owner Delay, as the case may be (which challenge shall be deemed to have been made if the City Representative gives Notice to Owner of any claimed deficiency in documentation as provided for above in this Section 10.1).

 

10.2 Excusable City Party Delay. Regardless of the existence or absence of references to Excusable City Party Delay elsewhere in this Agreement, any deadline or time period within which a City Party must fulfill the obligations of such City Party in this Agreement shall each be adjusted as appropriate to include Excusable City Party Delay Periods; provided that City the Party complies with the requirements of this Article X.

 

With respect to each occurrence of Excusable City Party Delay, City Representative shall, within twenty (20) days after City’s knowledge of the occurrence of an event that the City Party reasonably believes to be an Excusable City Party Delay, give Notice to Owner of the event constituting Excusable City Party Delay, City Representative’s good faith estimate of the Excusable City Party Delay Period resulting therefrom and the basis therefor, City Representative’s good faith estimate of any adjustment resulting therefrom that is to be made in the time for performance, together with reasonable documentation supporting the adjustments proposed. If Owner believes that the documentation supplied is not sufficient to justify the delay claimed or adjustment proposed, Owner shall give Notice to City Representative of the claimed deficiency and City Representative shall have a reasonable period of time to more fully document the delay and adjustments claimed. Only one (1) Notice from City Representative shall be required with respect to a continuing Excusable City Party Delay, except that City Representative shall promptly (and in no event less often than every thirty (30) days) give Notice to Owner of any further changes in the additional time for performance claimed by reason of the continuing delay. Owner shall have the right to challenge City Representative’s assertion of the occurrence of an Excusable City Party Delay, or City Representative’s good faith estimate of the Excusable City Party Delay Period, or changes in the additional time for performance claimed by reason of Excusable City Party Delay if Owner gives Notice to City Representative within thirty (30) days after receipt by Owner of such claim of Excusable City Party Delay or Notice from City Representative of further changes to such dates as a result of such Excusable City Party Delay, as the case may be (which challenge shall be deemed to have been made if Owner gives Notice to City Representative of any claimed deficiency in documentation as provided for above in this Section 10.2).

 

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10.3 Continued Performance; Exceptions. Upon the occurrence of any Owner Delay or City Party Delay, the Parties shall endeavor to continue to perform their obligations under this Agreement so far as reasonably practical. Toward that end, Owner and City Parties each hereby agrees that it shall make all reasonable efforts to prevent and reduce to a minimum and mitigate the effect of any Owner Delay or City Party Delay occasioned by an Excusable Owner Delay or Excusable City Party Delay, as applicable, and shall use its commercially reasonable efforts to ensure resumption of performance of its obligations under this Agreement after the occurrence of any Excusable Owner Delay or Excusable City Party Delay, as applicable. The Parties shall use and continue to use all commercially reasonable efforts to prevent, avoid, overcome and minimize any City Party Delay or Owner Delay.

 

ARTICLE XL

APPROVALS, CONFIRMATIONS AND NOTICES; DISPUTE RESOLUTION

 

11.1 Approvals, Confirmations and Notices.

 

11.1.1 Project Specifications. Owner shall obtain the Approval of City Parties of any Material Change to the Project Specifications prior to the commencement of any Project Improvements Work that involves such Material Change, such Approval not to be unreasonably withheld. Base Complex Plan. No later than July 15, 2024, Owner shall submit one schematic design (the “Preliminary Base Complex Plan”) which shall be attached to this Agreement as Exhibit F to City for City Parties to review, comment on, and approve as set forth in Section 9.2. On or before December 15, 2024, Owner shall submit one final schematic design (the “Final Base Complex Plan”). which shall be attached to this Agreement as Exhibit F-1, to City for City Parties review, comment and approval. At a minimum, the Final Base Complex Plan shall include all of the following: A Civil Site Plan showing location of the Complex, access roads, parking identifying number of spaces; and landscape elements; existing utilities; proposed utilities; site drainage and storm water management areas noted; building set back lines; loading dock and trash removal zones; preliminary geotechnical analysis.

 

11.1.2.2 Complex Floor Plans that clearly delineate how Owner is meeting the requirements set forth in Section 9.1.2 Project Specifications.

 

11.1.2.3 Complex Building Sections through major amphitheater elements to show relevant conditions; floor to grade relationship; slab to slab and finished floor to ceiling heights.

 

11.1.2.4 Complex Building Elevations showing North, East, South and West elevation views; extent of glazing; material identified; floor lines, roof lines indicated with dimensions; and finished grades clearly shown.

 

11.1.2.5 Structural Narrative shall include a detailed description of the structural system and alternatives considered.

 

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11.1.2.6 Mechanical System shall include a narrative description of the amphitheater’s major mechanical, electrical and plumbing components.

 

11.1.2.7 Code Analysis shall be a narrative how the Complex design meets all applicable City building codes and clearly list any building code variances required.

 

11.1.3 Project Drawings. Upon Approval of the Preliminary Base Complex Plan, Owner shall cause the Project Architect to advance the Preliminary Base Complex Plan through its own means and methods to Project Plans for construction and permitting. During this timeframe City Parties shall have the right to review and provide input at the following milestones: 100% design development, 50% construction documents, and 100% construction documents as issued for construction.

 

11.1.4 Material Changes. In the course of the design or construction of the Project Improvements, Owner may make modifications to the Preliminary Base Complex Plan and shall prepare the Plans and Specifications using the Preliminary Base Complex Plan as so modified without the Approval of City Parties. The City Representative shall conduct reviews in accordance with the milestones established in Section 11.1.3.

 

11.1.5 Project Construction Contract and Project Contractor. Owner (i) shall, prior to entering into the Project Construction Contract, submit to City Representative the name and (solely if the proposed Project Contractor is not named in the definition of “Project Contractor”) qualifications of the proposed Project Contractor and the proposed form of the Project Construction Contract solely for the purpose of allowing City Representative to confirm that the Project Improvements shall be completed in accordance with the terms of this Agreement.

 

11.1.6 Project Architect and Design Contract. Owner (i) shall, prior to entering into the Project Design Contract, submit to City Representative the name and (solely if the proposed Project Architect is not named in the definition of “Project Architect”) qualifications of the proposed Project Architect and the proposed form of Project Design Contract, solely for the purpose of allowing City Representative to confirm that the Project Improvements shall be completed in accordance with the terms of this Agreement.

 

11.1.7 Reserved.

 

11.2 Informational Purposes Only; No Approval Required. Information that is submitted to the City Parties for informational purposes only shall require no Approval by the City Parties; provided, however, such information may be used by the City Parties for confirming that Owner has complied with its obligations under this Agreement including its obligations to meet the timetables and deadlines set forth in this Agreement.

 

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11.3 Governmental Rule. No Approvals or confirmations by the City Parties or City Representative under this Agreement shall relieve or release Owner from any Applicable Law relating to the design, construction, development, operation or occupancy of the Project Improvements (including Applicable Law that are procedural, as well as or rather than, substantive in nature). The Approval by City Parties or City Representative of any matter submitted to City Parties or City Representative pursuant to this Agreement, which matter is specifically provided herein to be Approved by City Parties or City Representative shall not constitute a replacement or substitute for, or otherwise excuse Owner from, such permitting, licensing or approval processes under Applicable Law; and, conversely, no permit or license so obtained shall constitute a replacement or substitute for, or otherwise excuse Owner from, any requirement hereunder for the Approval of City Parties or City Representative.

 

11.3.1 City Party Cooperation. Subject to Section 11.3, to the extent permitted by Texas law, and subject to any and all limitations on the City Parties’ rights and powers to do so, the City Parties shall use best efforts to expedite all matters before them to keep the Complex construction on schedule and shall cooperate reasonably in connection with Owner’s efforts to pursue any necessary governmental approvals required for financing or development of the Complex, including the City providing Owner with a dedicated project expeditor to assist with all aspects of obtaining required approvals and permits for the Complex with any City agencies. The MEDC shall assist and cooperate with Owner through the MEDC’s execution of consents, and such other assurances as may be reasonably requested by Owner, subject to the City Parties’ rights under Article XXIII. Further, MEDC shall work in good faith with Owners and its contractors to modify existing zoning, as may be necessary, to all for the Complex uses, which modifications shall include, but not be limited to, (i) maximum allowable increased flexibility for light and sound emittance along US 75, State Highway 121 and internal to the site, including code required light and sound emittance adjacent to existing residential development; (ii) extended operating hours on weekends and for special events; (iii) ability to serve alcohol, subject to Texas Alcoholic Beverage Commission requirements; and (iv) the ability to install digital signage network throughout which is compatible with the overall “Southgate” development and the surrounding neighborhoods.

 

11.4 Standards for Approvals.

 

11.4.1 Review and Approval Rights. The provisions of this Section 11.4 shall be applicable with respect to all instances in which it is provided under this Agreement that City Parties, City Representative, Owner or the Owner Representative exercises Review and Approval Rights (as defined below); provided, however, that if the provisions of this Section 11.4 specifying time periods for exercise of Review and Approval Rights shall conflict with other express provisions of this Agreement providing for time periods for exercise of designated Review and Approval Rights, then the provisions of such other provisions of this Agreement shall control. As used herein, the term “Review and Approval Rights” shall include, without limiting the generality of that term, all instances in which one Party (the “Submitting Party”) is permitted or required to submit to the other Party or to the representative of that other Party any document, Notice or determination of the Submitting Party and with respect to which the other Party or its representative (the “Reviewing Party”) has a right or duty hereunder to review, comment, confirm, consent, Approve, disapprove, dispute or challenge the submission or determination of the Submitting Party.

 

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11.4.2 Standard for Review. Unless this Agreement specifically provides that a Party’s Review and Approval Rights may be exercised in the sole discretion of the Reviewing Party, then in connection with exercising its Review and Approval Rights under any provision of this Agreement, and whether or not specifically provided in any such provision, the Reviewing Party covenants and agrees to timely act in good faith, with due diligence, and in a fair and commercially reasonable manner in its capacity as Reviewing Party with regard to each and all of its Review and Approval Rights and (to the extent Approval, consent or confirmation is called for) to not unreasonably withhold its Approval of, consent to or confirmation of any submission or determination. The Reviewing Party shall review the matter submitted in writing and shall promptly (but in any event within fifteen (15) days after such receipt) give Notice to the Submitting Party of the Reviewing Party’s comments resulting from such review and, if the matter is one that requires Approval or confirmation pursuant to the terms of this Agreement, such Approval, confirmation, disapproval or failure to confirm, setting forth in detail the Reviewing Party’s reasons for any disapproval or failure to confirm. Any failure to respond within the foregoing fifteen (15) day period shall be deemed to be an Approval or confirmation of the matter submitted and shall preclude subsequent disapproval or objection to the matter so submitted. Unless otherwise provided herein, the Reviewing Party’s right to disapprove or not confirm any matter submitted to it for Approval or confirmation and to which this Section 11.4.2 applies shall be limited to the elements thereof: (i) which do not conform in all material respects to Approvals or confirmations previously given with respect to the same matter; or (ii) which propose or depict matters that are or the result of which would be a violation of or inconsistent with the provisions of this Agreement or Applicable Law. For the avoidance of doubt, if a matter is submitted for review only (but not for confirmation), then in no event shall the foregoing process be construed to provide the Reviewing Party with any rights to Approve (or disapprove), consent (or not consent) or otherwise to prevent the other Party from undertaking the applicable action following the review period provided for above.

 

11.4.3 Resubmissions. If the Reviewing Party disapproves of or fails to confirm a matter to which this Section 11.4.3 applies within the applicable time period (it being understood that this Section 11.4.3 applies only to those matters that expressly require the Approval, consent or confirmation of a Reviewing Party), the Submitting Party shall have the right to re-submit promptly the disapproved or not confirmed matter to the Reviewing Party, altered to satisfy the Reviewing Party’s basis for disapproval or failure to confirm. Similarly, if a matter is submitted for review and an objection is raised, the Submitting Party may, in its discretion, elect to re-submit such matter. The applicable Submitting Party shall use reasonable efforts to cause any such resubmission to expressly state that it is a resubmission, to identify the disapproved or not confirmed portion of the original submission (or the portion to which an objection was raised, if the Submitting Party elects to re-submit a matter submitted for review as to which a timely objection was raised) and any prior resubmission, and to not be included with an original submission unless the matter previously disapproved is expressly identified thereon. Any resubmission made pursuant to this Section 11.4.3 shall be subject to Review and Approval Rights of the Reviewing Party in accordance with the procedures described in Section 11.4.2. for an original submission (except that the Review and Approval Rights shall be limited to the portion previously disapproved or not confirmed), until such matter shall be Approved by the Reviewing Party.

 

11.4.4 Duties, Obligations and Responsibilities Not Affected. Approval or confirmation by the Reviewing Party of or to a matter submitted to it by the Submitting Party shall neither, unless specifically otherwise provided (1) relieve the Submitting Party of its duties, obligations or responsibilities under this Agreement with respect to the matter so submitted, nor (2) shift the duties, obligations or responsibilities of the Submitting Party with respect to the submitted matter to the Reviewing Party.

 

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11.5 Dispute Resolution.

 

11.5.1 Settlement By Mutual Agreement. If any dispute, controversy or claim between or among the Parties arises under this Agreement or is related in any way to this Agreement or the relationship of the Parties hereunder (a “Dispute or Controversy”). including a Dispute or Controversy relating to the effectiveness, validity, interpretation, implementation, termination, cancellation or enforcement of this Agreement, the Parties shall first attempt in good faith to settle and resolve such Dispute or Controversy by mutual agreement in accordance with the terms of this Section 11.5.1. If a Dispute or Controversy arises, either Party shall have the right to notify the other Party that it has elected to implement the procedures set forth in this Section 11.5.1. Within fifteen (15) days after delivery of any such Notice by one Party to the other Party regarding a Dispute or Controversy, City Representative and the Owner Representative shall meet at a mutually agreed time and place to attempt, with diligence and in good faith, to resolve and settle the Dispute or Controversy. If a mutual resolution and settlement are not obtained at the meeting of City Representative and the Owner Representative, they shall cooperate in a commercially reasonable manner to determine if techniques such as mediation or other techniques of alternate dispute resolution might be useful. If a technique is agreed upon, a specific timetable and completion date for implementation shall also be agreed upon. If such technique, timetable or completion date is not agreed upon within thirty (30) days after the Notice of the Dispute or Controversy was delivered, or if no resolution is obtained through such alternative technique, or if no such meeting takes place within the fifteen (15)-day period, then either Party may by Notice to the other Party resolve the Dispute or Controversy by commencing an action, suit or proceeding against the other Party in any state court located in, the City of McKinney, Texas.

 

11.5.2 Reserved.

 

11.5.3 Emergency Relief. Notwithstanding any provision of this Agreement to the contrary, either Party may seek injunctive relief or another form of ancillary relief at any time from any court of competent jurisdiction in Collin County, Texas. If a Dispute or Controversy requires emergency relief before the matter may be resolved under Section 11.5.1, notwithstanding the fact that any court of competent jurisdiction may enter an order providing for injunctive or another form of ancillary relief, the Parties expressly agree that Section 11.5.1 still shall govern the ultimate resolution of any portion of the Dispute or Controversy.

 

ARTICLE XII.

USE AND OCCUPANCY; PERMITTED AND PROHIBITED USES; OPERATING

REQUIREMENTS

 

12.1 Permitted Uses. Owner covenants and agrees that it shall use and occupy the Complex Site solely for any of the following and not for any Prohibited Uses (collectively, the “Permitted Uses”):

 

(a) The operation of the Complex including the presentation and broadcasting, streaming or other transmission of concerts, live shows, theater performances, public or private exhibitions, civic events, public ceremonies, other forms of live entertainment and activities related thereto;

 

(b) Constructing, operating and displaying any signs on the interior, exterior or any other portion of the Project Improvements or the Land as Owner deems necessary or desirable;

 

(c) Restaurants and private clubs;

 

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(d) Sale of food and alcoholic and non-alcoholic beverages, souvenirs and other items customarily sold and marketed in amphitheater/outdoor entertainment facilities, subject to the requirements of Applicable Law;

 

(e) Conducting public tours of the Complex Site;

 

(f) Parking in any parking facilities located on the Complex Site;

 

(g) Retail uses, including such uses located in the Complex, along the street level of the Complex Site and in kiosks, carts and similar movable or temporary retail facilities;

 

(h) Entertainment (including movie theaters and arcades), museum, educational, civic and other public uses;

 

(i) Conducting day-to-day business operations of Owner within Owner’s office space;

 

(j) Studio and related facilities for radio, television and other broadcast, streaming and entertainment media within the Complex, including support and production facilities, transmission equipment, antennas and other transceivers and related facilities and equipment primarily for the broadcast, streaming or other transmission of concerts and other events taking place at the Complex or elsewhere;

 

(k) Storage of maintenance equipment and supplies used in connection with the operation of the Complex Site or all other Permitted Uses;

 

(l) Construction Work permitted or required pursuant to the terms of this Agreement;

 

(m) The use and enjoyment of the rights and licenses granted to Owner under this Agreement regarding any intangible property rights;

 

(n) Presentation and broadcasting, streaming or other transmission of concerts and other entertainment events and activities related thereto, including exhibitions, promotional activities and events, community and public relations, advertising, and other marketing of concerts and events, ticket sales, and any and all other activities which, from time to time, are customarily conducted by or are related to the presentation and broadcasting or streaming of concerts and other entertainment events;

 

(o) Other uses contemplated by this Agreement, together with related parking and other facilities;

 

(p) Other uses reasonably related or incidental to any of the foregoing or not inconsistent with any of the foregoing that are not Prohibited Uses; and

 

in all cases consistent with the Operating Standard, Applicable Law and the Final Base Complex Plan, as approved by City Parties or City Representative, as and if required, pursuant to the terms of this Agreement. Any of the Permitted Uses may be conducted directly by Owner, an Affiliate of Owner, Operator, or indirectly through other Persons pursuant to Use Agreements.

 

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12.2 Prohibited Uses. Owner shall not use, or permit the use of, the Complex Site for any other, different or additional purpose that is not a Permitted Use without first obtaining the Approval of the City Representative. Owner agrees that the Permitted Uses are subject to Owner’s compliance with all Applicable Law at any time applicable to the use, occupancy or operation of the Complex Site. Notwithstanding the Permitted Uses hereunder, Owner agrees that it shall not (collectively, the “Prohibited Uses”):

 

(a) Create, cause, maintain or permit any public or private nuisance in, on or about the Complex Site; provided, however, in no event shall a City Party be entitled to assert that a Permitted Use held in compliance with Applicable Law constitutes a public or private nuisance;

 

(b) Use or allow the Complex Site to be used for the sale or display of any pornographic material or material which is obscene under standards set forth in any Applicable Law, or operate or allow any Person to operate in, on or about the Complex Site any “Adult Business” as defined in Sec. 138-418 of the City Codes;

 

(c) Use or allow the Complex Site to be used in violation of the special warranty deed from the MEDC to Owner or Applicable Law;

 

(d) Except in connection with conventions, trade shows and other similar events and subject to rules, regulations and policies promulgated by the City, use or allow the Complex Site to be used for the public display or public or private sale of guns and other weapons, ammunition or explosives, including fireworks;

 

(e) Use or allow the Complex Site to be used for the sale or commercial display of any lewd, offensive or immoral sign or advertisement, including any sign or advertisement that promotes lewd, offensive or immoral activities, including sexually immoral activities;

 

(f) Use or allow the Complex Site to be used for the sale of paraphernalia or other equipment or apparatus which is used primarily in connection with the taking or use of illegal drugs;

 

(g) Use or allow the Project Improvements or the Complex Site to be used as a place of permanent residence by any Person;

 

(h) Use or permit the Complex Site to be used for a shooting gallery, target range, vehicle repair facility, car wash facility, warehouse (but any area for the storage of goods intended to be sold or used in connection with Owners’ operations permitted hereunder shall not be deemed to be a warehouse), convalescent care facility or mortuary, or use or permit the Complex Site to be used for any assembly, manufacture, distillation, refining, smelting or other industrial or commercial operation or use (excluding, for the avoidance of doubt, a restaurant or other eatery in the concept of a restaurant-brewery, or “brewpub”); except to the extent permitted by the Project Specifications or otherwise permitted in this Agreement with respect to naming rights, installing any advertisements, signs, decorations or displays of any kind on the exterior of the Complex; or

 

(i) Use or permit the use of the Complex Site for illegal gambling; or

 

(j) Use or permit the use of the Complex Site as a massage parlor or a tanning parlor.

 

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The provisions of this Section 12.2 shall inure to the benefit of and be enforceable by City Parties and their successors and assigns. No other Person, including any guest or patron of the Complex Site, shall have any right to enforce the prohibitions as to the Prohibited Uses.

 

12.3 Operation During the Term.

 

12.3.1 Covenant to Operate; Operator Agreement; Annual Review. Upon Commencement of Operations and continuing thereafter during the remainder of the Term, Owner covenants, at Owner’s sole cost and expense (i) to operate the Complex and Project Improvements, and cause the same to be operated in accordance with the Permitted Uses and the Operating Standard and (ii) to conduct or cause to be conducted all elements of any Additional Work diligently and continuously, subject only to interruptions and delays caused by Excusable Owner Delay and/or City Party Delay and in a manner consistent with the requirements of this Agreement. Owner shall contract with the Operator for the Operator’s lease or management of the Complex for certain entertainment uses that shall be identified in such agreement between the Owner and Operator (the “Operator Agreement”). The Operator Agreement shall be for a minimum of ten years with two, five-year renewals exercisable by Owner, at its option. The Operator Agreement shall include routine operational standards consistent with the Operating Standard, and the failure to comply with such operational standards shall constitute a default under the Operator Agreement and result in remedies to be set forth in the Operator Agreement. Simultaneously with the execution of the Operator Agreement, and annually thereafter when annual financial reports are received by Owner, Owner shall provide the City Parties, or their designee, the right to an annual “in-camera” review of the Operator Agreement, the Owner’s profit/loss statement, Owner’s cash flow statement, Owner’s income statement, Owner’s balance sheet and other related reports. The City Parties shall not publicly disseminate any information obtained in such review.

 

12.3.2 Ticket Fee. Owner shall impose, or shall require Operator through the Operator Agreement to impose, a ticket surcharge, fee or assessment (collectively, the “Ticket Fee”) on each individual manifested ticket sold for events at the Complex Site, which shall be payable monthly to the City. The Ticket Fee shall be $1.00 per individual manifested ticket. The Owner or Operator, as applicable, shall provide the City with an accounting of such fees with each payment remitted from the Owner or Operator to the City. The City shall remit that portion of the Ticket Fee described in Section 9.8.2(b) to the Owner, along with an accounting of such fee, in accordance with Section 9.8.2(b).

 

12.4 Event Day Costs. The Parties hereby agree that they shall work together to address the logistical issues that arise in coordinating event planning and staffing, it being agreed that Owner shall be solely responsible for costs for police, traffic control, fire prevention, emergency medical, street cleaning/street trash removal and other municipal resources in the Complex Site, on the Complex Site, and off the Complex Site directly related to any event held on the Complex Site that is not a City Event. As between Owner and the City Parties, the City Parties shall be responsible for costs identified in Section 12.7 below) related solely and exclusively to City Events.

 

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12.5 Management. Subject to Owner’s obligation to enter into the Operator Agreement, Owner or Operator may elect to manage certain operations of the Project Improvements on an in-house basis (including via an affiliated entity) or may hire a third-party venue management firm, provided such third-party venue management firm shall have an exemplary national or regional reputation and representative experience with managing facilities similar to the Complex. Notwithstanding the foregoing, Owner shall contract with a qualified commercial owner’s association to manage all common areas of the Complex Site.

 

12.6 Compliance with Applicable Law and Permitted Exceptions. Owner shall, (a) throughout the Term and within the time periods permitted by Applicable Law, comply or cause compliance with all Applicable Law applicable to the Complex Site, including any applicable to the manner of use or the maintenance, repair or condition of the Improvements or any activities or operations conducted in or about the Complex Site and (b) throughout the Term, comply or cause compliance with the Permitted Exceptions, but with respect to each of the foregoing, Owner shall not be responsible for any failure to comply with Applicable Law or the Permitted Exceptions to the extent caused by a City Party or any Affiliate of a City Party. Owner shall keep in force throughout the Term, all licenses, consents and permits required from time-to-time by applicable law to permit the Complex Site to be used in accordance with this Agreement.

 

12.7 City Use Dates.

 

12.7.1 City’s Use of the Complex Site. The City, upon sixty (60) days’ notice, and at no cost other than those costs and expenses to be paid or reimbursed to Owner as described in Section 12.7.4 or as otherwise agreed, shall be permitted to use (and, subject to the terms hereof, to lease out for use by other Public-Sector Parties) the Complex Site for (a) charitable or educational purposes, (b) public or civic ceremonies, and (c) other civic-oriented forums, events and purposes (City Uses”) on any date on which there is no other scheduled event at the Complex; provided that the contemplated City Use shall not be of the type that would compete with events typically held at Comparable Facilities or other amphitheaters (City Dates”). The City shall have the right to designate a City Party, a City Controlled Entity, community college district, a local public school district or other public-sector entity (each a “Public-Sector Party”) as the organizer/user of the Complex Site on any City Date; provided, however, the City shall not, and shall not permit any other Person to, contract such right to any Person that would customarily contract directly with the venue operator in publicly owned facilities or for a purpose or use that Owner reasonably determines constitutes competition with, or is contrary to the operating model of, Owner. The City and any Public-Sector Party, as applicable, shall maintain liability insurance with coverages and limits reasonably acceptable to Owner in connection with any City Uses, it being understood that insurances that meets the requirements imposed on Owner hereunder shall be deemed acceptable. Such insurance shall name Owner and Operator as an additional insured. Unless otherwise agreed to by the Owner, this Section 12.7 shall convey no right to use any of the Owner’s offices, commissary, premium seating areas, at the Complex Site. If the City sells tickets to the public for a City Event, Owner’s suite holders shall have the right to use their respective suites during such City Event and Owner’s suite holders and club level users shall have a preferential right (using Owner’s standard procedure) to purchase tickets for such City Event. Without limiting the generality of the foregoing, all unmanifested tickets shall be and remain at all times the exclusive property (and under the exclusive control) of Owner for all events of every kind and nature at the Complex.

 

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12.7.2 Scheduling. The scheduling of City Dates shall be subject in all instances to priority for Complex concerts, entertainment events, and building maintenance requirements. Owner may require that any City Date that does not have priority pursuant to the preceding sentence be rescheduled due to an Owner event that does have priority. If any such rescheduling is required on account of an Owner event with priority, Owner shall provide City with as much advance notice as is reasonably practicable. All such dates shall be scheduled in accordance with Owner’s general reservation policies; provided, however, in no event shall Owner require the City to provide a deposit in excess of $5,000 in order to schedule a City Date and provided, further, that such deposit shall only be required if a Person is requesting that date and shall be required to provide a similar or greater deposit to Owner in order to book that date for an event; provided, further, that if a deposit is paid by the City under this Section 12.7.2 and the City Event for which such deposit was paid occurs, such deposit shall be credited to the deposit required under, and be governed by, the last paragraph of Section 12.7.4 hereof. The City may utilize any or all of the City Dates only for City Uses. In addition to the City Dates described above, City and Owner may, by mutual agreement, agree upon other dates for City’s use of the Complex Site. Except as provided above in respect of Complex concerts, entertainment events, and building maintenance requirements, all City Dates that are reserved more than four (4) months in advance shall take priority over any other event scheduled at the Complex Site.

 

12.7.3 Revenues from City Uses. City shall be entitled to the net ticket revenues from City Uses and any net revenues generated from the City Event itself, such as charity auction proceeds and table and event sponsorships, plus City shall be entitled to any other net revenues generated at the Complex Site in connection with City Dates to the extent that such revenues are capable of being identified, including merchandise and event parking revenues; provided, however, any revenues received by the City from event parking shall be divided equally between City and Owner. All agreements with vendors, suppliers, sponsors, ticketing agents, concessionaires and advertisers applicable to the Complex Site shall remain in effect with respect to all of the City Dates, as shall all policies established by Owner for the Complex Site including those regarding crowd control, maintenance, ticketing, access, operations and broadcasting (and/or streaming); provided, however, City shall have customary event advertising privileges for City Events (and be entitled to retain all revenue derived therefrom) including the use of electric signage and display at the Complex Site (at City’s cost) so long as such advertising is temporary in nature, is displayed only during the City Event and does not conflict with existing advertising located at the Complex Site or with existing commitments of Owner (including existing exclusivities granted by Owner); provided, further, that Owner shall, at City’s request, turn off Owner’s temporary LED/videoboard signage during City Events. In connection with any City Event, neither City nor any Public-Sector Party shall be entitled to use any vendors, suppliers, ticketing agents, concessionaires or their personnel in lieu of or in addition to the vendors, suppliers, ticketing agents, concessionaires and such personnel retained by Owner or its designees.

 

12.7.4 City Payment of Owner Costs for City Dates. City shall reimburse Owner for Owner’s actual expenses (all on a “cost” basis) attributable to the use of the Complex Site on each City Date (each a “City Event”). including the following, provided, City and Owner shall agree to the services to be provided at each City Event and such costs shall be no greater than those charged generally to members of the public for comparable events:

 

(a) All direct costs of Owner and its concessionaires, vendors and service providers for set up and break down of such City Event, other costs directly related to or associated with a City Event (including, but not limited to, ushers, security personnel, facility and systems operators, janitorial personnel and other personnel, whether employed by Owner or otherwise, and other related overhead), utility expenses and clean-up of the Complex Site following such City Event; and

 

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(b) Costs incurred by Owner for or relating to sponsorship sales and service, event planning and coordination, and temporary Signage, including Signage production, installation, and un-installation, any concessions, ticket services and other services provided in connection with such City Event, including ticket sales, facility assessments, box office and ticket takers, ticket agents or ticket brokers, and all other expenses attributable to a City Event, including due to any charges as a result of preparing, loading-in, hosting, cleaning or loading-out a City Event.

 

(c) The reimbursement obligation of City in this Section 12.7.4 shall not include charges for Capital Expenses except to the extent that the applicable Capital Repair arises as a result of the willful misconduct of City or a Public-Sector Party.

 

(d) City shall reimburse Owner for the foregoing expenses for City Events by payment of a deposit, in the amount of $5,000, directly to Owner at least ten (10) days prior to such City Event, with a final settlement within sixty (60) days after such City Event based on a reasonably detailed invoice, including third-party costs, to be provided by Owner to City within three (3) days after such City Event. At the final settlement, City shall pay to Owner or Owner shall refund to City, as the case may be, the excess or deficiency of the invoiced expenses for such City Event compared to the foregoing deposit. Any Dispute or Controversy over the amount of such invoiced expenses shall be resolved pursuant to Article XI hereof, and the final settlement shall be deferred until resolution of such Dispute or Controversy. For purposes of this Section 12.7.4, if City requests that a designee (other than the City or a City Controlled Entity) enter into a Use Agreement directly with Owner, then Owner shall have the right to Approve the creditworthiness and to require appropriate insurance coverage of the designee, such Approval not to be unreasonably withheld.

 

12.8 Suites.

 

12.8.1 Suite. At no cost to the City Parties, Owner hereby grants City Parties exclusive ownership rights of a suite in the Complex containing not less than ten (10) seats (the “Suite”) for any event at the Complex Site, including any special events held solely for suite owners, subject to all standard policies and procedures of Owner with respect to suites and suite holders (except as otherwise provided in this Agreement). The Suite shall be of a size and in a location reasonably acceptable to City Parties and Owner, and Owner and City Parties shall enter into an agreement promptly after the Effective Date that, subject to this Section 12.8.1, sets forth the Parties’ rights and obligations with respect to the Suite. Use of the Suite by City Parties shall be for promotional and economic development activities and for other public and civic purposes during any event at the Complex Site. City Parties shall have the same privileges, under the same terms and conditions, as Owner grants to the majority of third-Persons for other similarly located suites in the Complex, except that, although City Parties shall be obligated to pay for costs and expenses in connection with its use of the Suite, including without limitation their share of food and beverage service charges, telephone expenses, maintenance and repair costs and other charges imposed on the majority of suite users for services (all such charges, costs and expenses to City Parties being on a “cost” basis to the provider thereof), City Parties shall not be obligated to pay (a) to acquire their rights to the Suite, (b) any annual rent with respect thereto or (c) for tickets associated with the use of the Suite. Further, Owner shall remove the Suite from the manifest for all events at the Complex Site and City Parties shall be entitled to the number of tickets to any event in the Complex Site equal to the sum of the number of fixed seats and bar seats in the Suite. Reserved or premium parking passes shall be provided to City Parties at no charge for events at the Complex Site in the same proportion and on the same terms that other third Person suite holders in similarly located suites have parking rights.

 

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12.8.2 Owner’s Suite. In addition to the City Parties’ rights under Section 12.8.1, the City shall have access to the Complex’s 400-person Owner’s suite for public or civic events (excluding concerts, entertainment events and other public functions) at least two (2) times annually. The City shall provide Owner with a request to access the Owner’s suite not less than thirty (30) days prior to a calendared event.

 

12.8.3 Additional City Tickets. In addition to the City Parties’ rights under Section 12.8.1 and Section 12.8.2, at no cost to the City Parties, Owner shall make available up to twenty (20) additional unmanifested tickets, to be used at City’s discretion, to be situated within a fireside suite or within the Owner’s suite. The City shall provide Owner with requests for the additional twenty (20) suite tickets not less than (10) days prior to a calendared event.

 

12.9 Reports to City Parties. Upon Commencement of Operations and continuing thereafter during the remainder of the Term, Owner shall provide written reports to the City Parties regarding the on-going operations of the Complex not less frequently than once a year, which reports shall include (i) an annual calendar of events and general information regarding scheduled events at the Complex, (ii) discuss any new or additional facts discovered by Owner or any circumstances known to Owner which in Owner’s reasonable opinion materially change the financial viability of the Complex as a going concern, and (iii) an affirmation by Owner that no facts or circumstances are known to Owner which in Owner’s reasonable opinion materially affect Owner’s ability to comply with the terms of this Agreement.

 

ARTICLE XIII.

IMPOSITIONS; OPERATING EXPENSES

 

13.1 Taxes and Assessments.

 

13.1.1 Impositions on Complex Site. Owner shall be responsible for the payment of all Impositions levied on the Land, Complex Site, and the Improvements payable from and after the date it acquires the Land from the MEDC and throughout the term of its ownership of such Land, Complex Site or Improvements. The City Parties shall not, in any event, assume or undertake any ad valorem tax responsibilities or liabilities with respect to the Land, the Complex Site or the Improvements.

 

13.1.2 Payment of Impositions. Owner shall pay, or cause to be paid, in full, all Impositions, including any and all payments in lieu of taxes, if applicable, district charges, or other assessments or charges levied against any or all of the Land, Complex Site or Project Improvements directly to the taxing authority or other payee therefor. Such payment shall be completed prior to the date on which such Imposition would become delinquent. If any Imposition legally may be paid in installments prior to delinquency, whether or not interest shall accrue on the unpaid balance thereof, Owner shall have the option to make payment in such installments. Owner shall furnish to the City Parties, promptly upon receipt thereof, copies of all Notices of Property Taxes. Within sixty (60) days after payment by Owner of a Property Tax, Owner shall deliver to the City Parties reasonable evidence of the payment thereof. Each Party hereto shall deliver to the other, promptly after such party’s receipt thereof, the originals or accurate copies of any and all bills for Impositions and notices of assessments or reassessments made or to be made for the purpose of levying any Impositions.

 

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Notwithstanding anything to the contrary herein, all Impositions with respect to the fiscal year or tax year in which the Effective Date occurs shall be apportioned so that Owner shall pay only the portion of the Impositions that is applicable to the period after the Closing Date.

 

13.2 Owner’s Right to Contest Impositions.

 

13.2.1 Notice. Owner shall have the right in its own name, and at its sole cost and expense, without postponing payment thereof, to contest the validity or amount, in whole or in part, of any Impositions, by appropriate proceedings timely instituted in accordance with any protest procedures permitted by applicable Governmental Authority (a “Tax Proceeding”); provided Owner at all times effectively stays or prevents any non-judicial or judicial sale of any part of the Complex Site or any interest a City Party may have in the Land or Complex Site, by reason of non-payment of any Impositions. Owner shall diligently pursue all such Tax Proceedings in good faith. Further, Owner shall, incident to any such Tax Proceeding, provide such bond or other security as may be required by the applicable Governmental Authority, if any. OWNER SHALL INDEMNIFY, DEFEND, AND HOLD CITY PARTIES HARMLESS FROM ANY AND ALL SUCH IMPOSITIONS AND ALL CLAIMS, COSTS FEES, AND EXPENSE RELATED TO ANY SUCH IMPOSITIONS OR TAX PROCEEDING, INCLUDING ANY AND ALL PENALTIES AND INTEREST, AND OWNER SHALL PROMPTLY PAY ANY VALID FINAL ADJUDICATION ENFORCING ANY IMPOSITIONS AND SHALL CAUSE ANY SUCH FINAL ADJUDICATION TO BE TIMELY SATISFIED PRIOR TO ANY TIME PERIOD WITHIN WHICH ANY NON-JUDICIAL OR JUDICIAL SALE COULD OCCUR TO COLLECT ANY SUCH IMPOSITIONS.

 

13.2.2 Payment. Upon the entry of any determination, ruling or judgment in any Tax Proceedings, it shall be the obligation of Owner to pay the amount of such Imposition or part thereof as is finally determined in such Tax Proceedings. Upon request, Owner shall promptly furnish City Parties with copies of all Notices, filings and pleadings in all such Tax Proceedings. If a City Party chooses to participate in any such Tax Proceedings, such City Party shall have the right, at its expense, to participate therein; provided City Party take no action that would be materially adverse to Owner in any such Tax Proceeding where Owner seeks to reduce its obligation to pay Impositions.

 

13.2.3 Reserved.

 

13.2.4 Joinder of City Parties. To the extent such cooperation is required by applicable Governmental Authority for such Tax Proceeding, City Parties shall cooperate in any such Tax Proceeding as reasonably requested by Owner, at Owner’s sole cost and expense, whether or not City Parties are joined pursuant thereto.

 

13.2.5 Prima Facie Evidence. The certificate, advice, bill or statement issued or given by any Governmental Authority authorized by law to issue the same or to receive payment of an Imposition shall be prima facie evidence of the existence, non-payment or amount of such Imposition.

 

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13.3 Obligations of City Parties. Except for costs that City Parties have specifically agreed to pay and obligations and liabilities that City Parties have agreed to perform or be responsible for pursuant to the express terms of this Agreement, City Parties shall not be required to make any expenditure, incur any obligation or incur any liability of any kind whatsoever in connection with this Agreement, the Complex Site or any Impositions.

 

13.4 Operating Expenses. Owner shall pay (or cause to be paid) directly to the providers of such services all costs and expenses attributable to or incurred in connection with the development, construction, rehabilitation, completion, marketing, leasing, maintenance, management and occupancy of the Complex Site (collectively, “Operating Expenses”) including without limitation (a) all energy sources for the Improvements, such as propane, butane, natural gas, steam, electricity, solar energy and fuel oil; (b) all water, sewer and trash disposal services; (c) all maintenance, repair, replacement and rebuilding of the Improvements including, without limitation, all Equipment; (d) all landscaping, maintenance, repair and striping of all parking areas; (e) all insurance premiums relating to the Complex Site and the Project Improvements, including fire and extended coverage, public liability insurance, rental insurance and all risk insurance; and the cost and expenses of all capital improvements or repairs (whether structural or nonstructural) required to maintain the Project Improvements in good order and repair, including but not limited to any required by any governmental or quasi-governmental authority having jurisdiction over the Complex Site or the Project Improvements.

 

Owner shall also procure, or cause to be procured, at Owner’s sole cost and expense, any and all necessary permits, licenses, registrations, or other authorizations required for the lawful and proper installation and maintenance upon the Complex Site of wires, cables, pipes, conduits, tubes, fiber optics and other equipment and appliances for use in supplying any such service to the Project Improvements and upon the Complex Site. City Parties, upon request of Owner, and at the sole expense and liability of Owner, shall join with Owner in any application required for obtaining or continuing any such services, or such that are reasonably required to facilitate entitlements, construct, design, permitting, construction, ownership, operation, maintenance, use or repair of the Complex Site, and City Parties shall execute any easements, licenses or agreements reasonably required for obtaining or continuing any of the aforementioned services, or such that are reasonably required to facilitate entitlements, design, permitting, construction, ownership, operation, maintenance, use or repair of the Complex Site or the Project; provided, however that (a) Owner shall pay any and all costs of such easements, licenses, or agreements, as well as any associated or incidental costs that arise in connection therewith, and (b) such easements, licenses, and/or agreements shall be in form reasonably acceptable to City Parties.

 

ARTICLE XIV.

REPAIRS AND MAINTENANCE; UTILITIES

 

14.1 Repairs and Maintenance.

 

14.1.1 Owner’s Obligation. Owner shall, commencing after Substantial Completion and throughout the remainder of the Term, at its own expense, at no cost or expense to City Parties and substantially in compliance with Applicable Law, do the following (collectively, the “Maintenance and Repair Work”):

 

(a) Perform all Maintenance and otherwise keep and maintain, or cause to be kept and maintained, the Complex Site and all Personal Property located within the Complex Site in good working repair in accordance with the Operating Standard and in compliance with all Applicable Law;

 

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(b) Promptly make, or cause to be made, all necessary repairs, interior and exterior, structural and non-structural, foreseen as well as unforeseen, to the Complex Site, including those which constitute Capital Repairs, to keep them clean, in good working repair, order and condition in accordance with the Operating Standard and in compliance with all Applicable Law;

 

(c) Perform all alterations, upgrades, improvements, renovations or refurbishments to the Project Improvements, including Capital Repairs, necessary to keep them in a condition consistent with the standards of Comparable Facilities;

 

(d) Provide, maintain and repair any water/sewer pipes, chilled water lines, electrical lines, gas pipes, conduits, mains and other utility transmission facilities necessary for Owner’s operations from the Complex Site as provided in Section 14.2; and

 

This Section 14.1 shall not apply to any damage caused by any Condemnation Action within the scope of Section 20.1.1 if Owner is entitled to, and timely makes the election permitted under Section 20.1.1 to, terminate this Agreement.

 

14.1.2 Standards Required for Maintenance and Repair Work. The necessity for and adequacy of Maintenance and Repair Work pursuant to Section 14.1.1 shall be measured by the Operating Standard. City may, at its cost and expense, annually review and assess Owner’s compliance with the Operating Standard, including, without limitation, Capital Repairs.

 

14.1.3 No Services Provided by City Parties. Following the Effective Date, City Parties shall not be required to furnish any services or facilities or to perform any maintenance, repair or alterations in or to the Complex Site other than as and if expressly required under the terms of this Agreement. Other than as and if expressly required under the terms of this Agreement, Owner hereby assumes the full and sole responsibility for the condition, operation, security, repair, replacement, maintenance and management of the Complex Site.

 

14.2 Utilities.

 

14.2.1 Utility Costs. City Parties shall not be obligated to furnish or pay for any utilities for the Complex Site. Owner shall cause the necessary mains, conduits and other facilities to be provided and maintained (from and within the property lines of the Complex Site and beyond to the connection with the supplying utility in the streets immediately adjacent to the Complex Site) to supply water, gas, telephone, electricity and other utility services commonly supplied to and within Comparable Facilities similar to the Project Improvements, and Owner shall, at Owner’s sole cost and expense, subject to the obligations of the applicable utility provider, maintain and repair all water pipes, conduits, electric lines, gas pipes and other transmission facilities in, on or servicing the Project Improvements during the Term, provided that to the extent the same are not located in or on the Complex Site, the obligation of Owner shall be only to maintain such pipes, conduits, lines or other facilities to the connection points located in the streets immediately adjacent to the Complex Site. During the Term, Owner shall pay, or cause to be paid, for all water used in the Project Improvements and all rents or charges imposed for water used, and for any sewage charge or assessment, whether imposed by meter or otherwise. Owner shall comply with all water conservation measures required by Applicable Law. During the Term, Owner shall also pay, or cause to be paid, for all gas, electricity, fuel and other utilities used or consumed to heat, cool, light, illuminate or otherwise power the Project Improvements and outside lighting and signs, if any, for the Project Improvements on or surrounding the Project Improvements (excluding costs of municipal street lighting) or otherwise delivered thereto.

 

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14.2.2 Utility Upgrade and Extension Costs. Owner shall cause the necessary mains, conduits and other facilities to be provided and maintained (from and within the property lines of the Complex Site and beyond to the connection with the supplying utility in the streets immediately adjacent to the Complex Site) to supply any additional volume or type of utility services required in connection with Construction Work, Owner’s operations at the Complex Site or otherwise, and Owner shall, at its sole cost and expense, subject to the obligations of the applicable utility provider, maintain and repair such additional or other utility service facilities in, on or servicing only the Project Improvements during the Term, provided that to the extent the same are not located in or on the Complex Site, the obligation of Owner shall be only to maintain such pipes, conduits, lines or other facilities to the connection points located in the streets immediately adjacent to the Project Improvements. Owner shall pay, or cause to be paid, rents, charges and fees imposed for use of such additional volume or type of utility services. “Utility Upgrade and Extension Costs” shall mean the total of all costs, expenses, rents, charges and fees arising under this Section 14.2.2.

 

ARTICLE XV.

OWNERSHIP OF IMPROVEMENTS AND OWNER’S PERSONAL PROPERTY;

ADDITIONAL WORK

 

15.1 Title to the Project Improvements.

 

15.1.1 The Project Improvements During the Term; Upon Termination of the Term. Upon Owner’s payment of the Purchase Price, and except as may otherwise be set forth in the Note and Letter of Credit issued by Owner to MEDC, if any, all construction materials, consumables, improvements, repairs, alterations and all other property attached or otherwise installed as fixture on or in the Complex Site, or that shall be incorporated into and constitute the Project Improvements to be constructed on the Complex Site shall, immediately upon the completion of their installation, become part of the Complex Site, and shall be deemed owned by Owner, and title to all of such Project Improvements shall be and remain in Owner (or Affiliates or other parties over whom Owner maintains legal and operational control).

 

15.2 Additional Work by Owner.

 

15.2.1 Changes, Alterations, and Additional Improvements.

 

After the date Owner obtains a Certificate of Occupancy and subject to the limitations and requirements contained elsewhere in this Agreement, Owner shall have the right at any time and from time to time to construct additional or replacement Improvements on the Complex Site (Additional Improvements”). at its sole cost and expense, and to make, at its sole cost and expense, changes and alterations in, to or of the Project Improvements, subject, however, in all cases to the terms, conditions and requirements of this Section 15.2. For purposes of this Agreement, “Additional Work” collectively shall refer to (i) construction or installation of any such Additional Improvements and changes and alterations in, to or of the Project Improvements under this Section 15.2.1, (ii) any Casualty Repair Work, (iii) any Condemnation Repair Work, (iv) Owner’s Remedial Work, or (v) any other construction, installation, repair or removal work in, to or of the Project Improvements required or permitted to be pursuant to the terms of this Agreement. The performance of Additional Work shall, in all cases, comply with the requirements of this Section 15.2.1.

 

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(a) Owner shall not commence any Material Additional Work unless and until Owner complies with the following procedures and requirements:

 

(i) Owner shall provide that such Additional Improvements do not materially interfere with the operation of Project Improvements for its intended purpose as an amphitheater/outdoor entertainment venue facility pursuant to this Agreement;

 

(ii) Owner shall deliver all Material Additional Work Submission Matters to City Representative at least thirty (30) days prior to the commencement of any Material Additional Work; and

 

(iii) All Material Additional Work shall, once commenced, be completed in all material respects in accordance with all Material Additional Work Plans, and, subject to Excusable Owner Delay and/or City Party Delay, Owner shall use commercially reasonable efforts to cause Final Completion of the Material Additional Work to occur on or before the date for the same specified in the Material Additional Work Construction Schedule.

 

(b) Any Additional Work shall, when completed, be of such a character as not to reduce the value and utility of any Improvements below the value and utility immediately before such Additional Work and shall not weaken or impair the structural integrity of any Improvements.

 

15.3 No Substitute for Permitting Processes.

 

The review for compliance by City of any matter submitted to City pursuant to Section 15.2 shall not constitute a replacement or substitute for, or otherwise excuse Owner from, all permitting processes of Governmental Authorities applicable to the Additional Work.

 

ARTICLE XVI.

CITY PARTIES’ RIGHT OF ENTRY

 

16.1 Access to Complex Site by City Parties.

 

16.1.1 During Construction Work. Without limiting City’s rights with respect to the Complex Site Reservations, City Parties shall have the right of access, for themselves and their authorized representatives, to the Complex Site and all portions thereof, without charges or fees, during the period of the performance of any Construction Work for the purposes of assuring compliance with this Agreement or for performing or undertaking any rights or obligations of City Parties pursuant to the terms of this Agreement; provided that with respect to access other than in connection with an Owner Default, City Parties shall (i) provide Notice to Owner at least twenty-four (24) hours in advance of such proposed entry and such proposed entry shall be during normal Business Hours, (ii) not materially hinder or interfere with the Construction Work or the activities of Owner’s contractors, (iii) take such reasonable protective caution or measures as Owner may reasonably request, given the stage of the Construction Work at the time of such entry, (iv) use commercially reasonable efforts to minimize interference with Owner’s use and operation of the Complex Site then being undertaken by Owner pursuant to the terms of this Agreement, and (v) be accompanied by a representative of Owner if required by Owner. Nothing in this Agreement, however, shall be interpreted to impose an obligation upon City Parties to conduct any inspections.

 

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16.1.2 Reserved.

 

16.1.3 Access During an Emergency. Without limiting City’s rights with respect to the Complex Site Reservations and notwithstanding Section 16.1.1, City Parties shall have the right of access, for themselves and their authorized representatives, to the Complex Site and any portion thereof, without charges or fees, in connection with an Emergency, so long as City Parties use reasonable efforts to (i) notify Owner by telephone of any such Emergency prior to entering the Complex Site and as soon as reasonably possible, but in no event later than three (3) days after a City Party enters the Complex Site and (ii) minimize interference with Owner’s use and operation of the Complex Site then being conducted in the Complex Site pursuant to the terms of this Agreement.

 

16.1.4 Exhibiting the Complex Site. City Parties and their business invitees may from time to time, after giving two (2) business days written notice thereof to Owner, enter the Complex Site during Owner’s normal business hours to exhibit the Complex Site for purposes of exhibiting the same to any governmental and/or quasi-governmental authorities or other third-parties which may have an interest in developments similar to the Complex Site or similarly financed or for any other business purpose; provided that in doing so City Parties and each such invitee observe all reasonable safety standards and procedures which Owner may require. City Parties shall use good faith, reasonable efforts to minimize any interference or disruption of Owner’s work or Owner’s use or operation of the Complex Site.

 

ARTICLE XVII.

ADDITIONAL ENVIRONMENTAL PROVISIONS

 

17.1 No Hazardous Materials. Owner shall not cause or permit any Hazardous Materials to be generated, used, released, stored or disposed of in or about the Complex Site by Owner and shall prevent Owner’s invitees and guests from generating, using, releasing, storing or disposing of any Hazardous Materials in or about the Complex Site; provided, however that Owner may use, store and dispose of reasonable quantities of Hazardous Materials as may be reasonably necessary for Owner to operate and perform the construction and other obligations permitted under this Agreement from the Complex Site pursuant to the terms of this Agreement so long as such Hazardous Materials are commonly used, or permitted to be used, by Reasonable and Prudent Operators in similar circumstances and are stored and disposed of in accordance with industry standards, but in all events in compliance with Environmental Laws. For the avoidance of doubt, in no event shall the terms of this Section 17.1 limit Owner’s obligations set forth in Section 9.2.

 

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17.2 Notice of Environmental Event. During the Term, Owner shall give City and MEDC immediate oral and follow-up written Notice within ninety-six (96) hours of any actual or threatened Environmental Event. Owner shall perform Owner’s Remedial Work in accordance with all Environmental Laws to the reasonable satisfaction of the applicable Governmental Authority. Upon any Environmental Event, in addition to all other rights available to a City Party under this Agreement, at law or in equity, City and MEDC shall have the right, but not the obligation, at their option (i) to require Owner, at its sole cost and expense, to address and remedy such Environmental Event, in which event City and MEDC shall have the right to Approve (which Approval shall not be unreasonably withheld) any actions taken by Owner to address and remedy the Environmental Event, or (ii) if Owner has failed to commence action to address and remedy the Environmental Event within a reasonable time after Notice is given to City and MEDC, and such failure continues for thirty (30) days after written Notice thereof from City and MEDC to Owner, to perform, at Owner’s sole cost and expense, any lawful action necessary to address and remedy the same, in which event Owner shall pay the costs thereof to City and/or MEDC, as applicable, within ten (10) days after written demand therefor.

 

17.3 Owner Release. WITHOUT LIMITING OWNER’S INDEMNITY OBLIGATIONS UNDER THIS AGREEMENT, OWNER HEREBY RELEASES THE CITY PARTIES FROM AND AGAINST ANY CLAIMS, DEMANDS, ACTIONS, SUITS, CAUSES OF ACTION, DAMAGES, LIABILITIES, OBLIGATIONS, COSTS AND/OR EXPENSES THAT OWNER MAY HAVE WITH RESPECT TO THE COMPLEX SITE AND RESULTING FROM, ARISING UNDER OR RELATED TO ANY ENVIRONMENTAL EVENT, INCLUDING ANY SUCH CLAIM UNDER ANY ENVIRONMENTAL LAWS, WHETHER UNDER ANY THEORY OF STRICT LIABILITY OR THAT MAY ARISE UNDER THE COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT OF 1980, AS AMENDED, 42 U.S.C.A. § 9601, ET. SEQ., AND THE TEXAS SOLID WASTE DISPOSAL ACT, TEXAS HEALTH AND SAFETY CODE, CHAPTER 361, AS AMENDED.

 

17.4 Reserved.

 

ARTICLE XVIII.

CASUALTY DAMAGE

 

18.1 Damage or Destruction.

 

18.1.1 During the Term. If, at any time during the Term, the Complex Site described in clause (a) of the definition thereof or any part thereof shall be damaged or destroyed by Casualty, then Owner shall use reasonable efforts to promptly secure the area of damage or destruction to safeguard against injury to Persons or Property and, within a reasonable period of time thereafter, remediate any hazard and restore such Complex Site to a safe condition, whether by repair or by demolition, removal of debris or screening from public view. Subject to Section 19.4, Owner shall, to the extent allowed by Applicable Law, promptly commence and thereafter proceed with reasonable diligence (subject to a reasonable time allowance for the purpose of adjusting the insurance loss and subject to Excusable Owner Delay and/or City Party Delay) to repair, restore, replace or rebuild such Complex Site, at Owner’s sole cost and expense, as nearly as practical to a condition substantially equivalent to that existing immediately prior to such Casualty and in accordance with the terms of this Agreement. Such repair, restoration, replacement or rebuilding, including temporary repairs for the protection of other Property pending the completion of any such work, remediation of hazards and restoration of such Complex Site to a safe and presentable condition or any demolition and debris removal required are sometimes referred to in this Agreement as the “Casualty Repair Work.

 

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18.2 Casualty Proceeds.

 

18.2.1 Requirements for Disbursement when Agreement is Not Terminated. Insurance proceeds paid pursuant to the policies of insurance required to be carried by Owner under Article XIX for loss of or damage to such Complex Site (other than Owner’s Business Interruption Policy) (the “Casualty Proceeds”) shall be paid and delivered to Owner to be applied to the payment of the direct and out-of-pocket costs of the Casualty Repair Work. Owner shall be entitled to receive such Casualty Proceeds directly from the insurer; provided, however, that Owner shall be required to deliver Notice to City, executed by a Responsible Officer of Owner, within fifteen (15) days after Owner’s receipt of such Casualty Proceeds from the insurer stating that such Casualty Proceeds were advanced to Owner by the insurer for payment of costs of Casualty Repair Work yet to be performed or that (x) such Casualty Proceeds represent amounts paid by Owner for direct, out-of-pocket cost of Casualty Repair Work or which are then due and payable to contractors, subcontractors, materialmen, architects, engineers or other Persons who have rendered services or furnished materials in connection with the Casualty Repair Work, giving a reasonably detailed description of the services and materials and the several amounts so paid or then due and (y) except for the amount stated in such Notice to be due (or except for statutory or contractual retainage not yet due and payable), there is no outstanding indebtedness for such Casualty Repair Work known to the Persons signing such Notice which is then due to Persons being paid, after due inquiry.

 

18.2.2 Uninsured Losses/Policy Deductibles. Owner shall be obligated to pay for all costs and expenses of any Casualty Repair Work that is not covered by Casualty Proceeds or for which Casualty Proceeds are inadequate.

 

ARTICLE XIX.

INSURANCE AND INDEMNIFICATION

 

19.1 Policies Required.

 

19.1.1 Policies Required During Construction of Projects Improvements Work.

 

(a) Builder’s Risk Policies for Project Improvements Work. Following the Execution Date and prior to the commencement of any Project Improvements Work and at all times during the performance of such Project Improvements Work and for so long after the completion thereof that (i) the Project Contractor or any of Owner’s other contractors or subcontractors has not been paid in full with respect to the Project Improvements Work or (ii) any Person has any repair obligations with respect to the Project Improvements Work, Owner shall, at its cost and expense as a portion of Total Project Costs, obtain, keep and maintain or cause to be obtained, kept and maintained, builder’s “all risk” insurance policies (collectively, the “Builder’s Risk Policies for Project Improvements Work”) affording coverage of such Project Improvements Work, whether permanent or temporary, and, to the extent not covered by a separate policy, all Insured Materials and Equipment and Contractors’ Equipment related thereto, against loss or damage due to Insured Casualty Risks by the broadest form of extended coverage insurance generally available on commercially reasonable terms from time to time in the City of McKinney, Collin County, Texas. The Builder’s Risk Policies for Project Improvements Work shall be written on an occurrence basis and on a “replacement cost” basis, insuring one hundred percent (100%) of the insurable value of the Project Improvements and the cost of the Project Improvements Work, using a completed value form (with permission to occupy upon completion of work or occupancy), naming Owner as the insured, and with any deductible not exceeding Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss for Insured Casualty Risks, unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms; provided, however, that, in the case of demolition and debris removal coverage, Owner shall carry coverage in not less than the full amount necessary to demolish the Project Improvements and to remove all debris that may exist after the occurrence of any Insured Casualty Risks.

 

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(b) Policies for Project Improvements Work. If any vehicles are to be used in connection with any Project Improvements Work by the Project Contractor and Owner’s other contractors and subcontractors, prior to the commencement of the use of such vehicles in connection with such Project Improvements Work, and at all times during such use through completion of such use, Owner shall cause the Project Contractor and Owner’s other contractors and subcontractors to obtain, keep and maintain business automobile liability insurance policies (the “Auto Policies for Project Improvements Work”) covering all vehicles, whether owned or non-owned and hired or borrowed vehicles, used in connection with the Project Improvements Work, affording protection against liability for bodily injury and death and/or for property damage in an amount not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit per occurrence or its equivalent and with a self-insured retention not to exceed Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms. In addition to the Auto Policies for Project Improvements Work described above, if any Hazardous Materials shall be transported, loaded or unloaded by the Project Contractor or Owner’s other contractors or subcontractors, prior to such transport, loading or unloading, and at all times during such transport, loading or unloading through completion thereof, Owner shall cause the relevant contractor or subcontractor to obtain, keep and maintain in its Auto Policy for Project Improvements Work a motor trucker or carrier pollution endorsement related to claims arising out of the transporting and loading or unloading of such Hazardous Materials.

 

(c) Workers’ Compensation Policies for Project Improvements Work. Prior to the commencement of any Project Improvements Work and at all times during the performance of such Project Improvements Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Project Improvements Work, in addition to Owner’s Workers’ Compensation Policy, Owner shall cause the Project Contractor and Owner’s other contractors and subcontractors to obtain, keep and maintain workers’ compensation insurance policies and any and all other statutory forms of insurance now or hereafter prescribed by Applicable Law, providing statutory coverage under the laws of the State of Texas for all Persons employed by the Project Contractor and Owner’s other contractors and subcontractors in connection with the Project Improvements Work and employers liability insurance policies with respect to same which afford protection of not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by accident (each accident), not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by disease (each employee) and not less than One Million and No/100 Dollars ($1,000,000.00) bodily injury by disease (policy limit) and with each deductible not exceeding Five Hundred Thousand and No/100 Dollars ($500,000.00) per loss, unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms.

 

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(d) General Liability Policy for Project Improvements Work. Prior to commencement of any Project Improvements Work and at all times during the performance of such Project Improvements Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Project Improvements Work, in addition to Owner’s GL Policy, Owner shall cause the Project Contractor and Owner’s other contractors and subcontractors to obtain keep and maintain a commercial general liability insurance policy (GL Policy for Project Improvements Work”). written on an occurrence basis and limited to the Project Improvements Work and the Complex Site naming such contractor or subcontractor as the insured and Owner as additional insureds and providing a Waiver of Subrogation in favor of Owner, affording protection against liability arising out of personal injury, bodily injury and death and/or property damage occurring, in, upon or about the Complex Site or resulting from, or in connection with, the construction, use, operation or occupancy of the Complex Site and containing provisions for severability of interests. The Project Contractor’s GL Policy for Project Improvements Work shall be in such amount and such policy limits so that (i) the coverage, deductibles and limits meet the Insurance Standard and are adequate to maintain the Excess/Umbrella Policy for Project Improvements Work without gaps in coverage between the GL Policy for Project Improvements Work and the Excess/Umbrella Policy for Project Improvements Work (but not less than $1,000,000 each occurrence, $1,000,000 personal and advertising injury, $2,000,000 completed operations aggregate, $2,000,000 general aggregate, $5,000 medical payments and $250,000 fire legal liability) and (ii) the self-insured retention not to exceed Five Hundred Thousand and No/100 Dollars ($500,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms. Owner’s GL Policy for Project Improvements Work shall also contain the following endorsements to the extent obtainable on commercially reasonable terms or necessary to meet the Insurance Standard-(i) premises and operations coverage with explosion, collapse and underground exclusions deleted, if applicable, (ii) owners’ and contractors’ protective coverage, (iii) blanket contractual coverage as granted by the standard ISO CG 00 01 or equivalent, (iv) broad form property damage coverage, (v) completed operations and products liability coverage for a period of two (2) years after Commencement of Operations, (vi) cross liability endorsement, (vii) hoists and elevators or escalators and (viii) an endorsement (or, at Owner’s option, equivalent coverage under a separate policy) providing for protection from pollution liability and providing for related clean-up of the Complex Site and any affected adjacent property. The GL Policy for Project Improvements Work of Owner’s other contractors and subcontractors shall be in such amount and such policy limits as meets the Insurance Standard for such contractors and subcontractors.

 

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(e) Excess/Umbrella Policy for Project Improvements Work. Prior to the commencement of any Project Improvements Work and at all times during the performance of such Project Improvements Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Project Improvements Work, in addition to Owner’s Excess/Umbrella Policies, Owner shall cause the Project Contractor to obtain, keep and maintain an excess or umbrella liability insurance policy (Excess/Umbrella Policy for Project Improvements Work”). written on an occurrence basis, in an amount not less than Fifty Million and No/100 Dollars ($50,000,000.00) per occurrence and in the aggregate for personal injury, bodily injury and death and/or property damage liability combined, such policy to be written on an excess basis above the coverages required hereinabove (specifically listing such underlying policies) and following the form of such underlying policies, naming Owner as insured. Owner shall cause Owner’s other contractors and subcontractors to obtain, keep and maintain an excess or umbrella liability insurance policy in such amount as meets the Insurance Standard for such contractors and subcontractors. Pollution Liability Excess/Umbrella coverage limit shall be provided at Five Million and No/100 Dollars ($5,000,000.00).

 

(f) Additional Insurance. Prior to the commencement of any Project Improvements Work and at all times during the performance of such Project Improvements Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Project Improvements Work, Owner shall, or shall cause the Project Contractor and Owner’s other contractors and subcontractors to, obtain, keep, and maintain (i) such other and additional insurance as is, from time to time, required by all Applicable Law, (ii) such other and additional insurance as may be reasonably required to meet the Insurance Standard and (iii) such other insurance as may be mutually agreeable to the Parties. Such other and additional insurance policies shall name City as loss payee or City as an additional insured in a manner consistent with it being named loss payees or additional insured in the policies required above in this Section 19.1.1 and shall comply with all applicable requirements set forth in Section 19.4

 

19.1.2 Policies Required During Construction of Additional Improvements Work.

 

(a) Builder’s Risk Policy for Additional Work. Prior to the commencement of any Additional Work, whether or not such work is Material Additional Work, and at all times during the performance of such Additional Work and for so long after the completion thereof that (i) the Material Additional Work Construction Contractor or any of Owner’s other contractors and subcontractors has not been paid in full in respect to the Additional Work and (ii) any Person has any repair obligations with respect to such Additional Work, Owner shall, at its cost and expense, obtain, keep and maintain or cause to be obtained, kept and maintained, builder’s “all risk” insurance policies (collectively, the “Builder’s Risk Policies for Additional Work”) affording coverage of all Additional Work, whether permanent or temporary, and, to the extent not covered by a separate policy, all Insured Materials and Equipment and Contractors’ Equipment related thereto against loss or damage due to Insured Casualty Risks covered by the broadest form of extended coverage insurance generally available on commercially reasonable terms from time to time with respect to similar work in the City of McKinney, Collin County, Texas. The Builder’s Risk Policies for Additional Work shall be written on an occurrence basis and on a “replacement cost” basis, insuring one hundred percent (100%) of the cost of the Additional Work using a completed value form (with permission to occupy upon completion of work or occupancy), naming Owner as the insured, with replacement cost coverage in an amount designated by Owner, subject to the Approval of City Representative, and with any deductible not exceeding Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms; provided, however, that, in the case of demolition and debris removal coverage, Owner shall carry coverage in not less than the full amount necessary to demolish the Additional Work and to remove all debris that may exist after any Insured Casualty Risks.

 

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(b) Auto Policies for Additional Work. If any vehicles are to be used in connection with any Additional Work by the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors, prior to the commencement of the use of such vehicles in connection with such Additional Work, and at all times during such use through completion of such use, Owner shall cause the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors to obtain, keep and maintain business automobile liability insurance policies (the “Auto Policies for Additional Work”) covering all vehicles, whether owned, non-owned and hired or borrowed vehicles, used in connection with the Additional Work, affording protection against liability for bodily injury and death and/or for property damage in an amount not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit per occurrence or its equivalent and with a self-insured retention not to exceed Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms. If any Hazardous Materials shall be transported, loaded or unloaded by the Material Additional Work Construction Contractor or Owner’s other contractors and subcontractors, prior to such transport, loading or unloading, and at all times during such transport, loading or unloading through completion thereof, Owner shall cause the relevant contractor or subcontractor to obtain, keep and maintain in its Auto Policies for Additional Work a motor trucker or carrier pollution endorsement related to claims arising out of the transporting and loading or unloading of such Hazardous Materials.

 

(c) Workers’ Compensation Policies for Additional Work. Prior to the commencement of any Additional Work, whether or not such work is Material Additional Work, and at all times during the performance of such Additional Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Additional Work, in addition to Owner’s Workers Compensation Policy, Owner shall cause the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors to obtain, keep and maintain workers’ compensation insurance policies and any and all other statutory forms of insurance now or hereafter prescribed by Applicable Law, providing statutory coverage under the laws of the State of Texas for all Persons employed by the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors in connection with the Additional Work and employers liability insurance policies with respect to same which afford protection of not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by accident (each accident), not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by disease (each employee) and not less than One Million and No/100 Dollars ($1,000,000.00) bodily injury by disease (policy limit) and with each deductible not exceeding Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms.

 

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(d) Commercial General Liability Policy for Additional Work. Prior to commencement of any Additional Work and at all times during the performance of such Additional Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Additional Work, in addition to Owner’s GL Policy, Owner shall cause the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors to obtain keep and maintain a commercial general liability insurance policy (GL Policy for Additional Work”). written on an occurrence basis and limited to the Additional Work and the Complex Site, naming such contractor or subcontractor as the insured and Owner and providing a Waiver of Subrogation in favor of Owner, affording protection against liability arising out of personal injury, bodily injury and death or property damage occurring, in, upon or about the Additional Work or the Complex Site or resulting from, or in connection with, the construction, use, operation or occupancy of the Additional Work or the Complex Site, and containing provisions for severability of interests. The Material Additional Work Contractor’s GL Policy for Additional Work shall be in such amount and such policy limits so that (i) the coverage, deductibles and limits meet the Insurance Standard and are adequate to maintain the Excess/Umbrella Policy for Additional Work without gaps in coverage between the GL Policy for Additional Work and the Excess/Umbrella Policy for Additional Work (but not less than $1,000,000 each occurrence, $1,000,000 personal and advertising injury, $2,000,000 completed operations aggregate, $2,000,000 general aggregate, $5,000 medical payments and $250,000 fire legal liability) and (ii) the self-insured retention not to exceed Five Hundred Thousand and No/100 Dollars ($500,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms. Owner’s GL Policy for Additional Work shall also contain the following endorsements to the extent obtainable on commercially reasonable terms or necessary to meet the Insurance Standard: (i) premises and operations coverage with explosion, collapse and underground exclusions deleted, if applicable, (ii) owners’ and contractors’ included as insured, (iii) blanket contractual coverage as granted in standard ISO CG 00 01 or equivalent, (iv) broad form property damage coverage, (v) completed operations and products liability coverage for a period of two (2) years after Commencement of Operations, (vi) cross liability endorsement, (vii) hoists and elevators or escalators and (viii) an endorsement (or, at Owner’s option, equivalent coverage under a separate policy) providing for protection from pollution liability and providing for related clean-up of the Complex Site and any affected adjacent property. The GL Policy for Project Improvements Work of Owner’s other contractors and subcontractors shall be in such amount and such policy limits as meets the Insurance Standard for such contractors and subcontractors.

 

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(e) Excess/Umbrella Policy for Additional Work. Prior to the commencement of any Additional Work and at all times during the performance of such Additional Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Project Improvements Work, in addition to Owner’s Excess/Umbrella Policies, Owner shall cause the Material Additional Work Construction Contractor to obtain, keep and maintain an excess or umbrella liability insurance policy (Excess/Umbrella Policy for Additional Work”). written on an occurrence basis, in an amount not less than Ten Million and No/100 Dollars ($10,000,000.00) per occurrence and in the aggregate for personal injury, bodily injury and death and/or property damage liability combined, such policy to be written on an excess basis above the coverages required hereinabove (specifically listing such underlying policies) and following the form of such underlying policies, naming Owner as insured. Owner shall cause Owner’s other contractors and subcontractors to obtain, keep and maintain an excess or umbrella liability insurance policy in such amount as meets the Insurance Standard for such contractors and subcontractors.

 

(f) Additional Insurance. Prior to the commencement of any Additional Work, whether or not such work is Material Additional Work, and at all times during the performance of such Additional Work and for so long after the completion thereof that any Person has any repair obligations with respect to such Additional Work, Owner shall cause the Material Additional Work Construction Contractor and Owner’s other contractors and subcontractors to obtain, keep and maintain (i) such other and additional insurance as is, from time to time, required by all Applicable Law, (ii) such other and additional insurance as may be reasonably required to meet the Insurance Standard and (iii) such other insurance as may be mutually agreed by the Parties. Such other and additional insurance policies shall name City as loss payee or City as an additional insured in a manner consistent with their being named loss payees or additional insureds in the policies required above in this Section 19.1.2 and shall comply with all other requirements set forth in Section 19.4.

 

19.1.3 Policies Required by Owner After Substantial Completion. Commencing on Substantial Completion (unless otherwise provided below) and at all times during the Term (unless otherwise provided below), Owner shall, at its sole cost and expense, obtain, keep and maintain or cause to be obtained, kept and maintained, the following insurance policies:

 

(a) Commercial General Liability Policy. A commercial general liability insurance policy (Owner’s GL Policy’”). written on an occurrence basis and limited to the Complex Site, naming Owner as the named insured (with the effect that Owner and its employees are covered) and providing a Waiver of Subrogation, affording protection against liability arising out of personal injury, bodily injury and death or property damage occurring, in, upon or about the Complex Site or resulting from, or in connection with, the construction, use, operation or occupancy of the Complex Site and containing provisions for severability of interests. Owner’s GL Policy must specifically include host legal liquor liability and dram shop liability coverage, if exposure exists; premises and operations coverage with explosion, collapse and underground exclusions deleted, if applicable; owners’ included as insured; blanket contractual coverage as granted in standard ISO CG 00 01; personal injury and advertising injury; broad form property damage coverage (including fire legal); incidental medical professional liability insurance a commencement of Complex operations and evidence of insurance can be satisfied by contractual medical professional vendors; products/completed operations for a period of three (3) years after Commencement of Operations; and hoists and elevators or escalators, if exposure exists. Owner’s GL Policy shall be in such amount and such policy limits so that (i) the coverage, deductibles and limits meet the Insurance Standard and are adequate to maintain Owner’s Excess/Umbrella Policies without gaps in coverage between Owner’s GL Policy and Owner’s Excess/Umbrella Policies (but not less than $1,000,000 each occurrence, $1,000,000 personal and advertising injury, $2,000,000 completed operations aggregate, $2,000,000 general aggregate, $5,000 medical payments and $250,000 fire legal liability) and (ii) the self-insured retention not to exceed Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms. Owner’s GL Policy shall also contain an endorsement (or, at Owner’s option, equivalent coverage under a separate policy) providing for protection from pollution liability at limits of not less than $1,000,000 and providing for related cleanup of the Complex Site and any affected adjacent property at limits of not less than $1,000,000.

 

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(b) Auto Policy. A business automobile liability insurance policy covering all vehicles, whether owned, non-owned and hired or borrowed vehicles, used in connection with the construction, maintenance or operation of the Complex Site, naming Owner as the insured and providing a Waiver of Subrogation, affording protection against liability for bodily injury and death or for property damage in an amount not less than One Million and No/100 Dollars ($1,000,000.00) combined single limit per occurrence or its equivalent and with a self-insured retention not to exceed Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms.

 

(c) Workers’ Compensation Policy. A workers’ compensation insurance policy and any and all other statutory forms of insurance now or hereafter prescribed by Applicable Law, providing statutory coverage under the laws of the State of Texas for all Persons employed by Owner in connection with the Complex Site and employers liability insurance policy (collectively, the “Owner’s Workers’ Compensation Policy”) affording protection of not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by accident (each accident), not less than One Million and No/100 Dollars ($1,000,000.00) for bodily injury by disease (each employee) and not less than One Million and No/100 Dollars ($1,000,000.00) bodily injury by disease (policy limit) and with each deductible not exceeding Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) per loss, unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms.

 

(d) Excess/Umbrella Policies. Commencing after Substantial Completion, an excess or umbrella liability insurance policies (Owner’s Excess/Umbrella Policies”). written on an occurrence basis, in an amount not less than (i) Twenty Million and No/100 Dollars ($20,000,000.00) per occurrence and in the aggregate for personal injury, bodily injury and death or property damage liability combined, and (ii) Twenty Million and No/100 Dollars ($20,000,000.00) per occurrence and in the aggregate for hazard and casualty coverage, such policies to be written on an excess basis above the coverages required hereinabove (specifically listing such underlying policies) and following the form of such underlying policies. Pollution Liability Excess/Umbrella coverage limit shall be provided at Five Million and No/100 Dollars ($5,000,000.00).

 

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(e) No later than the Substantial Completion of the Project Improvements Work, and at all times during the remainder of the Term and continuing thereafter until Owner has fulfilled all of its obligations under Article XXII, Owner shall, at its sole cost and expense, obtain, keep, and maintain or cause to be obtained, kept and maintained, a special form (formerly “all risk”) property insurance policy (the “Personal Property Insurance Policy”) providing for coverage of the Personal Property against loss or damage due to Insured Perils covered by the broadest form of extended coverage insurance generally available on commercially reasonable terms from time to time available in the City and affording coverage for, among other things, losses from malicious acts of any employee or agent of an insured and, to the extent available on commercially reasonable terms, terrorism, naming Owner as the first named insured for a sum at least equal to one hundred percent (100%) of the insurable replacement cost the Personal Property, and with any deductible not exceeding Twenty-Five Thousand and No/100 Dollars ($25,000) per loss unless such deductible is lower than what is available on commercially reasonable terms and, so long as the higher deductible meets the Insurance Standard, Owner shall be entitled to maintain the deductible that is available on commercially reasonable terms. The Personal Property Insurance Policy shall also include an agreed amount clause or waiver of coinsurance and shall not contain any exclusion for freezing, mechanical breakdown.

 

(f) Business Interruption Policy. Commencing after Substantial Completion, a business interruption insurance policy or, alternatively, sub-limit coverage under the Personal Property Insurance Policy (the “Owner’s Business Interruption Policy”) that is in an amount sufficient to cover one hundred percent (100%) of continuing normal operating expenses for a period of eighteen (18) months (including all debt service and payroll) naming Owner as the insured and containing a deductible that meets the Insurance Standard. To the extent available on commercially reasonable terms in compliance with the Insurance Standard, the maximum deductible under such policy shall be no more than thirty (30) days. There shall be an agreed amount clause or a waiver of co-insurance.

 

(g) Liquor Legal Liability Policy. Prior to the manufacturing, selling, or distributing of any alcoholic beverages on the Complex Site, Owner shall, at its sole cost and expense, obtain, keep, and maintain or cause to be obtained, kept and maintained, a liquor legal liability policy with minimum limits of $5,000,000 each occurrence and aggregate.

 

(h) Commercial Crime Policy. Commencing after Substantial Completion, a commercial crime insurance policy insuring against employee dishonesty, forgery or alteration, robbery (inside and outside) and computer fraud, naming Owner as the insured.

 

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(i) Special Policies for Contractor Engaged in Pollution or Hazardous Materials Related Activities. At any time during the Term, if any Project Contractor, any Material Additional Work Construction Contractor or any other of Owner’s other contractors and subcontractors is to remove and/or dispose of any Hazardous Materials from in, upon or about the Complex Site, then prior to the commencement of such removal and disposal, and at all times during such removal and disposal through completion thereof, Owner shall cause to be obtained, kept and maintained, as a minimum, a pollution or environmental impairment liability insurance policy written on a claims made basis, that names Owner as the insured, insuring against liability for bodily injury and death or for property damage occurring in, upon or about the Complex Site as a result of the removal and disposal of any Hazardous Materials in an amount not less than Five Million and No/100 Dollars ($5,000,000.00) combined single limit per occurrence.

 

(j) Employment Practices Liability Policy. A directors & officers/employment practices liability insurance policy in an amount not less than One Million and No/100 Dollars ($1,000,000.00) per occurrence and in the aggregate, naming Owner as the insured, with a self-insured retention not to exceed One Million and No/100 Dollars ($1,000,000.00) per loss, unless such retention is lower than what is available on commercially reasonable terms and, so long as the higher retention meets the Insurance Standard, Owner shall be entitled to maintain the retention that is available on commercially reasonable terms, and affording protection against liability arising out of, and indemnification for, claims or losses incurred from wrongful employment-related acts or practices by Owner or any other operator of the Complex Site, including violation of any Applicable Law regarding employment practices, resulting from, or in connection with, the employment of Persons for the use, operation or occupancy of the Complex Site and containing provisions for severability of interests.

 

(k) Additional Insurance. In addition to all insurance policies and coverage required above in this Section 19.1, Owner covenants, at its sole cost and expense, commencing on the Execution Date and at all times necessary during the Term and through the date Owner has fulfilled its obligations under Article XXII, to obtain, keep and maintain or cause to be obtained, kept and maintained, all other additional insurance policies on the Complex Site, as they exist at all times from time to time (i) as required by Applicable Law, (ii) such other and additional insurance as may be reasonably required to meet the Insurance Standard and (iii) such other insurance as may be mutually agreed by the Parties.

 

19.1.4 Adjustments in Policies. Without limiting the other provisions of this Agreement with respect to policy limits and coverage, Owner covenants and agrees that upon written request, and in no event more often than once every five (5) years during the Term, Owner shall review the policies that it is required to carry pursuant to the terms of this Agreement to ensure that same meet the Insurance Standard. Upon completion of such analysis and review, Owner shall deliver a Notice to City which has been certified by a Responsible Officer of Owner stating the results of such analysis and review and any adjustments to the policy limits, deductibles and coverages so as to meet the Insurance Standard.

 

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19.2 Blanket or Master Policy. Any one or more of the types of insurance coverages required in Section 19.1 (except that the GL Policy for Project Improvements Work, GL Policy for Additional Work and Owner’s GL Policy shall have a general aggregate limit that shall be site specific to the Complex Site) may be obtained, kept and maintained through a blanket or master policy or excess/umbrella policies insuring other entities (such as Affiliates of Owner), provided that (a) such blanket or master policy or excess/umbrella policies and the coverage effected thereby comply with all applicable requirements of this Agreement and (b) the protection afforded under such blanket or master policy or excess/umbrella policies shall be no less than that which would have been afforded under a separate policy or policies relating only to the Complex Site. If any excess or umbrella liability insurance coverage required pursuant hereto is subject to an aggregate annual limit and is maintained through such blanket or master policy, and if such aggregate annual limit is impaired as a result of claims actually paid by more than fifty percent (50%), Owner shall immediately give Notice thereof to City and, within ninety (90) days after discovery of such impairment, to the fullest extent reasonably possible, cause such limit to be restored by purchasing additional coverage if higher excess limits have not been purchased.

 

19.3 Failure to Maintain.

 

19.3.1 Reserved.

 

19.3.2 Work Stoppage. If any time prior to the commencement of, or during, any Construction Work for any reason Owner fails to provide, maintain, keep in force and effect, or deliver City Parties proof of, any of the insurance required hereunder, City Parties shall have the right to deliver Notice to Owner of such failure and if that Owner shall have failed to cure such failure within ten (10) days of delivery of such Notice, order Owner, the Project Contractor, the Material Additional Work Construction Contractor or Owner’s other contractors and subcontractors, as applicable, to stop such Construction Work until such time that the insurance policies required hereunder shall have been obtained, and proof furnished to City Parties that such policies are in full force and effect. Proof of insurance may be provided through certificates of insurance (Acord 25 for Liability coverage and Acord 28 for Property Insurance coverages). Such a work stoppage shall not constitute an Excusable Owner Delay.

 

19.4 Additional Policy Requirements.

 

19.4.1 Approval of Insurers; Certificate and Other Requirements.

 

(a) All insurance policies required to be carried by Owner pursuant to the terms of this Agreement shall be effected under valid policies issued by insurers authorized to do business in the State of Texas and which have an A.M. Best Company, Inc. rating of “A-” or better and a financial size category of not less than “VIII”. If A.M. Best Company, Inc. no longer uses such rating system, then the equivalent or most similar ratings under the rating system then in effect, or if A.M. Best Company, Inc. is no longer the most widely accepted rater of the financial stability of insurance companies providing coverage such as that required by this Agreement, then the equivalent or most similar rating under the rating system then in effect of the most widely accepted rater of the financial stability of such insurance companies at the time. Owner may utilize insurers with lower ratings with the prior written Approval of the City Parties.

 

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(b) Each and every insurance policy required to be carried by or on behalf of the Owner pursuant to this Agreement shall provide (and any certificate evidencing the existence of each such insurance policy shall certify) that such insurance policy shall not be canceled, non-renewed or coverage thereunder materially reduced unless the City shall have received Notice of cancellation, non-renewal or material reduction in coverage, in each such case (except for Notice of cancellation due to non-payment of premiums) such Notice to be sent to the City not less than thirty (30) days (or the maximum period of days permitted under Applicable Law, if less than thirty (30) days) prior to the effective date of such cancellation, non-renewal or material reduction in coverage, as applicable. If any insurance policy required to be carried by or on behalf of Owner pursuant to this Agreement is to be canceled due to non-payment of premiums, the requirements of the preceding sentence shall apply except that the Notice shall be sent to the City on the earliest possible date but in no event less than ten (10) days prior to the effective date of such cancellation.

 

(c) Each and every insurance policy required to be carried by the Owner pursuant to this Agreement shall provide that the policy is primary and that any other insurance of any insured, Loss Payee or additional insured thereunder with respect to matters covered by such insurance policy shall be excess and non-contributing.

 

(d) Owner shall require all subcontractors performing any of the Construction Work to carry insurance and otherwise complying with the requirements of Section 20.1 of this Agreement; provided, however, the amount and type of such subcontractor’s insurance must be commensurate with the amount and type of the subcontract, but in no case less than what would be required by a Reasonable and Prudent Developer or a Reasonable and Prudent Operator, as applicable. Owner shall provide certificates of insurance regarding all such subcontractor policies to City in accordance with Section 19.4.2.

 

(e) Owner shall comply in all material respects with all rules, orders, regulations and requirements of the Board of Fire Underwriters or any other similar body having jurisdiction, in the case of fire insurance policies, or as approved by carrier underwriters in place of regulations or jurisdictional requirement.

 

19.4.2 Delivery of Evidence of Insurance. With respect to each and every one of the insurance policies required to be obtained, kept or maintained under the terms of this Agreement, on or before the date on which each such policy is required to be first obtained and at least five (5) days before the expiration of any policy required hereunder previously obtained, the Party required to obtain, keep or maintain such policy shall deliver evidence reasonably acceptable to the other Party showing that such insurance is in full force and effect. Such evidence shall include certificates of insurance (on the ACORD 25 form for Liability coverages and ACORD 28 form for Property coverages) issued by a Responsible Officer of the issuer of such policies, or in the alternative, a Responsible Officer of an agent authorized to bind the named issuer, setting forth the name of the issuing company, the coverage, primary limits, primary deductibles, endorsements, term and, in the case of Owner only, along with a similar certificate executed by a Responsible Officer of Owner. Further, each Party agrees to promptly deliver Notice to the other Party of any facts or circumstances of which it is aware which, if not disclosed to its insurers or re-insurers, is likely to affect adversely the nature or extent of the coverage to be provided under any insurance policy required hereunder.

 

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19.4.3 Waiver of Right of Recovery. TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW, AND WITHOUT AFFECTING THE INSURANCE COVERAGES REQUIRED TO BE MAINTAINED HEREUNDER, CITY PARTIES AND OWNER EACH WAIVE ALL RIGHTS OF RECOVERY, CLAIM, ACTION OR CAUSE OF ACTION AGAINST THE OTHER FOR ANY DAMAGE TO PROPERTY, AND RELEASE EACH OTHER FOR SAME, TO THE EXTENT THAT SUCH DAMAGE (I) IS COVERED (AND ONLY TO THE EXTENT OF SUCH COVERAGE WITHOUT REGARD TO DEDUCTIBLES) BY INSURANCE ACTUALLY CARRIED BY THE PARTY HOLDING OR ASSERTING SUCH CLAIM OR (II) WOULD BE INSURED AGAINST UNDER THE TERMS OF ANY INSURANCE REQUIRED TO BE CARRIED UNDER THIS AGREEMENT BY THE PARTY HOLDING OR ASSERTING SUCH CLAIM. THIS PROVISION IS INTENDED TO RESTRICT EACH PARTY (IF AND TO THE EXTENT PERMITTED BY APPLICABLE LAW) TO RECOVERY AGAINST INSURANCE CARRIERS TO THE EXTENT OF SUCH COVERAGE AND TO WAIVE (TO THE EXTENT OF SUCH COVERAGE), FOR THE BENEFIT OF EACH PARTY, RIGHTS OR CLAIMS WHICH MIGHT GIVE RISE TO A RIGHT OF SUBROGATION IN ANY INSURANCE CARRIER. NEITHER THE ISSUANCE OF ANY INSURANCE POLICY REQUIRED UNDER, OR THE MINIMUM LIMITS SPECIFIED HEREIN SHALL BE DEEMED TO LIMIT OR RESTRICT IN ANY WAY CITY PARTIES’ OR OWNER’S LIABILITY ARISING UNDER OR OUT OF THIS AGREEMENT PURSUANT TO THE TERMS HEREOF. OWNER SHALL BE LIABLE FOR ANY LOSSES, DAMAGES OR LIABILITIES SUFFERED OR INCURRED BY CITY PARTIES AS A RESULT OF OWNER’S FAILURE TO OBTAIN, KEEP AND MAINTAIN OR CAUSE TO BE OBTAINED, KEPT AND MAINTAINED, THE TYPES OR AMOUNTS OF INSURANCE REQUIRED UNDER THE TERMS OF THIS AGREEMENT.

 

19.4.4 Reserved.

 

19.5 General Obligations with Respect to Policies. The Parties hereby agree as follows:

 

(a) To punctually pay or cause to be paid all premiums and other sums payable under each insurance policy required to be obtained, kept and maintained pursuant to this Agreement;

 

(b) To maintain in full force and effect the policies required to be carried to the extent so required to be carried pursuant to the terms hereof;

 

(c) To ensure that all Casualty Proceeds are paid to the Party entitled to receive same pursuant to the terms of this Agreement, including Section 19.4.3;

 

(d) Not, at any time, to take any action (or omit to take action) which action (or omission) would cause any insurance policies required to be obtained, kept and maintained under this Agreement to become void, voidable, unenforceable, suspended or impaired in whole or in part or which would otherwise cause any sum paid out under any such insurance policy to become repayable in whole or in part; and

 

(e) Promptly deliver Notice to the other Party of any facts or circumstances of which it is aware which, if not disclosed to its insurers or re-insurers, is likely to affect adversely the nature or extent of the coverage to be provided under any insurance policy required hereunder.

 

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19.6 Proceeds of Insurance. Casualty Proceeds shall be payable in accordance with the provisions of Article XVIII.

 

19.7 Indemnity by Owner.

 

19.7.1 Agreement to Indemnify. SUBJECT TO SECTION 19.4.3 AND TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW AND EXCEPT TO THE EXTENT SPECIFICALLY EXCLUDED HEREFROM PURSUANT TO SECTION 19.7.2 OWNER HEREBY AGREES AND COVENANTS TO INDEMNIFY, DEFEND AND HOLD HARMLESS CITY PARTIES AND CITY PARTY INDEMNITEES FROM AND AGAINST ANY AND ALL CLAIMS, DIRECTLY OR INDIRECTLY ARISING OR ALLEGED TO ARISE OUT OF OR ANY WAY INCIDENTAL TO (a) ANY USE, OCCUPANCY, CONDUCT, MANAGEMENT OR OPERATION OF THE COMPLEX SITE BY OR ON BEHALF OF OWNER OR ANY AFFILIATE, CONTRACTOR, SUBCONTRACTOR, INVITEE OR GUEST OF OWNER DURING THE TERM, OR DURING ANY PERIOD OF TIME, IF ANY, BEFORE OR AFTER THE TERM THAT OWNER MAY HAVE HAD POSSESSION OF THE COMPLEX SITE, (b) ANY BREACH OF THE TERMS AND CONDITIONS OF THIS AGREEMENT BY OWNER OR BREACH OR DEFAULT OF OWNER IN PERFORMING ANY OBLIGATIONS UNDER APPLICABLE LAW, (c) ANY ENVIRONMENTAL EVENT, OR THE NEGLIGENCE, INTENTIONAL TORT, WILLFUL ACT, OR ANY ACT OR OMISSION OF OWNER OR OWNER’S RELATED PARTIES (COLLECTIVELY, THE OWNER LIABILITIES”). OR (d) ANY INJURY TO OR DEATH OF ANY PERSON, OR DAMAGE TO ANY PROPERTY OCCURRING ON THE PROPERTY AND FROM AND AGAINST ALL REASONABLE EXPENSES AND LIABILITIES INCURRED IN CONNECTION WITH ANY SUCH CLAIM OR ANY ACTION OR PROCEEDING BROUGHT THEREON (INCLUDING, BUT NOT LIMITED TO THE REASONABLE FEES OF ATTORNEYS, INVESTIGATORS AND EXPERTS) ALL REGARDLESS OF WHETHER SUCH CLAIM IS ASSERTED DURING OR AFTER THE EXPIRATION OF THE TERM OR ANY EARLIER TERMINATION OF THIS AGREEMENT. THE FOREGOING INDEMNITY INCLUDES OWNER’S AGREEMENT TO PAY ALL COSTS AND EXPENSES OF DEFENSE, INCLUDING ATTORNEYS’ FEES, INCURRED BY CITY PARTIES AND ANY CITY PARTY INDEMNITEE. THIS INDEMNITY SHALL APPLY WITHOUT LIMITATION TO ANY LIABILITIES IMPOSED ON ANY PARTY INDEMNIFIED HEREUNDER AS A RESULT OF ANY STATUTE, RULE, REGULATION OR THEORY OF STRICT LIABILITY. THIS INDEMNIFICATION SHALL NOT BE LIMITED TO DAMAGES, COMPENSATION OR BENEFITS PAYABLE UNDER INSURANCE POLICIES, WORKERS’ COMPENSATION ACTS, DISABILITY BENEFIT ACTS OR OTHER EMPLOYEE BENEFIT ACTS. ALTHOUGH OWNER HAS CAUSED CITY PARTIES TO BE NAMED AS LOSS PAYEE OR ADDITIONAL INSURED UNDER OWNER’S INSURANCE POLICIES (EXCEPT WORKERS’ COMPENSATION), OWNER’S LIABILITY UNDER THIS INDEMNIFICATION PROVISION SHALL NOT BE LIMITED TO THE LIABILITY LIMITS SET FORTH IN SUCH POLICIES.

 

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OWNER AGREES THAT CITY PARTIES SHALL NOT BE LIABLE FOR ANY DAMAGE OR LIABILITY OF ANY KIND OR FOR ANY INJURY TO OR DEATH OF PERSONS OR DAMAGE TO PROPERTY OF OWNER OR ANY OTHER PERSON FROM ANY CAUSE WHATSOEVER BY REASON OF ANY WORK, LABOR OR MATERIALS PERFORMED OR DELIVERED TO, OR CONNECTED TO THE USE, OCCUPANCY, OR ENJOYMENT OF THE PREMISES BY OWNER OR ANY PERSON ON THE PREMISES OR HOLDING ALL OR ANY PART OF THE PREMISES UNDER OWNER. OWNER DOES HEREBY INDEMNIFY AND SAVE HARMLESS CITY PARTIES FROM ALL CLAIMS, ACTIONS, DEMANDS, COSTS AND REASONABLE EXPENSES AND LIABILITY WHATSOEVER, INCLUDING REASONABLE ATTORNEYS’ FEES, ON ACCOUNT OF ANY SUCH REAL OR CLAIMED DAMAGE OR LIABILITY SUSTAINED BY THIRD PARTIES AND FROM ALL LIENS, CLAIMS AND DEMANDS OCCURRING IN OR AT THE PREMISES, OR ARISING OUT OF THE CONSTRUCTION, USE, OCCUPANCY OR ENJOYMENT OF THE COMPLEX SITE AND ITS FACILITIES, OR ANY REPAIRS OR ALTERATIONS WHICH OWNER MAY MAKE UPON THE COMPLEX SITE, OR OCCASIONED IN WHOLE OR IN PART BY ANY ACT OR OMISSION OF OWNER OR ANY OF OWNER’S RELATED PARTIES.

 

OWNER ACKNOWLEDGES THAT CITY PARTIES ARE NOT REQUIRED TO PROVIDE SECURITY FOR PERSONS OR PROPERTY IN OR ABOUT THE COMPLEX SITE. OWNER HEREBY WAIVES AND RELEASES ANY CLAIM AGAINST CITY PARTIES FOR INJURY OR DEATH OF ANY PERSON AND ANY PROPERTY DAMAGE ARISING OUT OF OR ATTRIBUTABLE TO ANY CRIMINAL ACTIVITY IN OR ABOUT THE COMPLEX SITE, SPECIFICALLY INCLUDING, BUT NOT LIMITED TO VANDALISM, THEFT, BURGLARY, ROBBERY, RAPE, MURDER OR ASSAULT.

 

OWNER HEREBY AGREES TO INDEMNIFY CITY PARTIES AND HOLD CITY PARTIES HARMLESS FROM AND AGAINST ANY AND ALL LOSS, DAMAGES, LIABILITIES, REASONABLE EXPENSE AND COST INCLUDING, WITHOUT LIMITATION, REASONABLE ATTORNEYS’ FEES, PAID, INCURRED OR SUFFERED BY CITY PARTIES AS A DIRECT OR INDIRECT RESULT OF THE PRESENCE ON OR UNDER, OR THE ESCAPE, SEEPAGE, LEAKAGE, SPILLAGE, EMISSION, DISCHARGE, MIGRATION OR RELEASE FROM THE COMPLEX SITE OF ANY HAZARDOUS SUBSTANCE ARISING OUT OF OWNER’S USE OR OCCUPANCY OF THE COMPLEX SITE.

 

19.7.2 Owner’s Exclusions. TO THE EXTENT ANY OF THE CLAIMS FOR WHICH OWNER IS OBLIGATED TO INDEMNIFY CITY PARTIES AND CITY PARTY INDEMNITEES PURSUANT TO SECTION 19.7.1 ARE CAUSED BY ANY OF THE FOLLOWING, SUCH CLAIMS SHALL NOT BE COVERED BY SUCH INDEMNITY:

 

(a) ANY INJURY TO OR DEATH OF ANY PERSON OR ANY PHYSICAL DAMAGE TO REAL OR TANGIBLE PERSONAL PROPERTY TO THE EXTENT, AND ONLY TO THE EXTENT, CAUSED BY THE WILLFUL MISCONDUCT OF CITY PARTIES OR ANY CITY PARTY INDEMNITEE; OR

 

(b) ANY ENVIRONMENTAL EVENT OR ANY HAZARDOUS MATERIALS PRESENT AT, IN, ON OR UNDER THE COMPLEX SITE CAUSED BY OR ARISING FROM THE WILLFUL MISCONDUCT OF CITY PARTIES OR A CITY PARTY INDEMNITEE FROM AND AFTER THE EXECUTION DATE.

 

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19.8 Conduct of Claims. City Parties shall, reasonably promptly after the receipt of written Notice of any Action or Proceeding or claim against City Parties or City Party Indemnitees in respect of which indemnification may be sought pursuant to Section 19.7, notify Owner in writing of such Action or Proceeding or claim. If any such Action or Proceeding or claim shall be made or brought against City Parties or City Party Indemnitees, Owner may, or if so requested by City Parties shall, assume the defense thereof with counsel of its selection reasonably acceptable to City Parties and which shall be reasonably competent and experienced to defend City Parties and/or City Party Indemnitees. In such circumstances, the City Parties and City Party Indemnitees shall (i) at no cost or expense to City Parties and/or City Party Indemnitees, cooperate with Owner and provide Owner with such information and assistance as Owner shall reasonably request in connection with such Action or Proceeding or claim, and (ii) at its own expense, have the right to participate and be represented by counsel of its own choice in any such action or with respect to any such claim. If Owner assumes the defense of the relevant claim or action, Owner shall not conclude any settlement that requires any action or forbearance from action or payment or admission by City Parties or any City Party Indemnitee without the prior Approval of such Party, as applicable. The obligations of Owner under Section 19.7 shall not extend to any loss, damage and expense of whatever kind and nature (including all related costs and expenses) to the extent the same results from the acts of City Parties or a City Party Indemnitee (unless required by Applicable Law or applicable legal process) after the assertion of any claim which gave rise to the obligation to indemnify which prejudices the successful defense of the Action or Proceeding or claim without, in any such case, the prior written Approval of Owner (such Approval not to be required in a case where Owner has not assumed the defense of the Action or Proceeding or claim). If Owner has assumed the defense of the relevant Action or Proceeding or claim, City Parties agree to afford Owner and its counsel the opportunity to be present at, and to participate in, conferences between City Parties and any Persons, including Governmental Authorities, or conferences between City Parties and representatives of or counsel for such Person, asserting any claim or action against City Parties or City Party Indemnitees covered by the indemnity contained in Section 19.7 to the extent such conference relates to the subject matter of the claim or action covered by the indemnity contained in Section 19.7.

 

19.9 Failure to Defend. It is understood and agreed by Owner that if City Parties or any City Party Indemnitee is made a defendant in any Action or Proceeding or Claim for which it is indemnified pursuant to this Agreement, and Owner fails or refuses to assume the defense thereof, after having received Notice by City Parties or any City Party Indemnitee of its obligation hereunder to do so, City Parties or such City Party Indemnitee may compromise or settle or defend any such Action or Proceeding or Claim, and Owner shall be bound and obligated to reimburse City Parties and/or such City Party Indemnitee for the amount reasonably expended by City Parties and/or City Party Indemnitee in settling and compromising any such Action or Proceeding or Claim, or for the amount reasonably expended by City Parties and/or any City Party Indemnitee in paying any judgment rendered therein, together with all reasonable attorneys’ fees incurred by City Parties and/or any City Party Indemnitee for defense or settlement of such Action or Proceeding or Claim. Any judgment rendered against City Parties and/or any City Party Indemnitee or amount reasonably expended by City Parties and/or any City Party Indemnitee in compromising or settling such Action or Proceeding or Claim shall be conclusive as determining the amount for which Owner is liable to reimburse City Parties and/or any City Party Indemnitee hereunder. To the extent that City Parties and/or any City Party Indemnitee has the right to, and in fact does, assume the defense of such Action or Proceeding or Claim, City Parties and/or each City Party Indemnitee shall have the right, at its expense, to employ independent legal counsel in connection with any Action or Proceeding or Claim, and Owner shall cooperate with such counsel in all reasonable respects at no cost to City Parties or any City Party Indemnitee.

 

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19.10 No Third-Party Beneficiary. The provisions of Sections 19.7, 19.8 and 19.9 are solely for the benefit of the City Parties, City Party Indemnitees, Owner, and Owner’s Related Parties and are not intended to create or grant any rights, contractual or otherwise, to any other person.

 

19.11 Surety Bonds for Additional Work. Prior to the commencement of any Additional Work that shall cost in excess of the Additional Work Surety Bond Threshold, whether or not such work is Material Additional Work, and at all times during the performance of such Additional Work and for so long after the completion thereof that any of Owner’s other contractors and subcontractors (other than the Additional Work Construction Contractor) have not been paid in full in respect to the Additional Work, Owner shall cause the Additional Work Construction Contractor to obtain, keep and maintain performance and payment bonds from a Qualified Surety in a total amount equal to one hundred percent (100%) of the costs of the Additional Work.

 

19.12 No Waiver. Approval, disapproval or failure to act by City Parties regarding any insurance applied by Owner shall not relieve Owner of full responsibility or liability for damages or accidents as set forth in this Agreement. Neither shall the bankruptcy, insolvency or denial of liability by the insurance company exonerate Owner from any such liability.

 

19.13 Increase in Risk. Owner shall not do or permit to be done any act or thing as a result of which either (a) any policy of insurance of any kind covering any or all of the Land or any liability of City Parties in connection therewith becomes void or suspended and such insurance policy is not replaced, or (b) the insurance risk under any such policy would (in the opinion of the insurer thereunder) be made materially greater and action is not taken to address the risk.

 

ARTICLE XX.

CONDEMNATION

 

20.1 Condemnation of Substantially All of the Complex Site.

 

20.1.1 Termination Rights. If, at any time during the Term, title to the whole or Substantially All of the Complex Site is taken in any Condemnation Action (or conveyed in lieu of any such Condemnation Action), other than for a temporary use or occupancy that is for one (1) year or less in the aggregate, then Owner may, at its option, terminate this Agreement by Notice to City Parties, and in such event this Agreement shall terminate and expire on the date of such taking (or conveyance) and all other payments, including Impositions, shall be paid to the date of such taking (or conveyance)). With respect to any sums payable to City Parties hereunder or pursuant hereto that are to be paid to City Parties in the event of such termination but which are not then capable of ascertainment, reasonable estimates of such items shall be made and such estimates shall be included in the aforesaid payment, and City Parties and Owner shall make adjustments to correct any error in such estimates as and when the same become determined.

 

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20.1.2 Condemnation Awards. All Condemnation Awards payable as a result of or in connection with any taking of the whole or Substantially All of the Complex Site shall be paid and distributed in accordance with the provisions of this Section 20.1.2. Notwithstanding the division of the Condemnation Award by a court or condemning authority in a Condemnation Action, all Condemnation Awards shall be payable first, to pay outstanding Permitted Project Financing and any other Debt (as required by the applicable loan documents) of and other investments by Owner and its Affiliates to pay for construction of the Improvements, second, to satisfy any remaining obligations of Owner to City Parties under this Agreement, and thereafter to Owner.

 

20.2 Condemnation of Part. In the event of a Condemnation Action affecting less than the whole or less than Substantially All of the Complex Site, the Term shall not be reduced or affected in any way, and the following provisions shall apply:

 

20.2.1 Condemnation Awards. All Condemnation Awards payable as a result of or in connection with any taking of less than the whole or less than Substantially All of the Complex Site shall be paid and distributed in accordance with the provisions of this Section 20.2. Notwithstanding the division of the Condemnation Award by a court or condemning authority in a Condemnation Action, Owner shall be entitled to the entire proceeds of the Condemnation Award (subject to the rights of any Mortgagees). The Condemnation Award payable to Owner pursuant to this Section 202 shall be paid to Owner and applied by Owner in the following order of priority: (i) payment of all Condemnation Expenses and (ii) paying any remainder to Owner (subject to the rights of any Mortgagees). For purposes of this Article XX,Substantially All of the Complex Site” shall be deemed to have been taken if, by reason of the taking of title to or possession of the Complex Site or any portion thereof by Condemnation Actions, an Inoperable Condition exists or is reasonably expected to exist for longer than one (1) year.

 

20.2.2 Restoration of the Complex Site. Following a condemnation of less than the whole or Substantially All of the Complex Site during the Term, Owner shall, subject to the requirements of Section 15.2 and Article XX, with reasonable diligence (subject to Excusable Owner Delay and/or City Party Delay), commence and thereafter proceed to repair, alter and restore the remaining part of the Complex Site described in clause (a) of the definition thereof to substantially their former condition to the extent that the same may be feasible and in accordance with the Final Base Complex Plan that has been Approved pursuant to the terms of this Agreement, as and if required, to the extent practical and permitted by Applicable Law. Such repairs, alterations or restoration, including temporary repairs for the protection of Persons or Property pending the completion of any part thereof are sometimes referred to in this Article XX as the “Condemnation Repair Work.

 

20.3 Temporary Taking. If the whole or any part of the Complex Site shall be taken in Condemnation Actions for a temporary use or occupancy of one (1) year or less, the Term shall not be reduced, extended or affected in any way. Except to the extent that Owner is prevented from doing so pursuant to the terms of the order of the condemning authority or because it is not practical as a result of such taking, Owner shall continue to perform and observe all of the other covenants, agreements, terms and provisions of this Agreement as though such temporary taking had not occurred. In the event of any such temporary taking, Owner shall be entitled to receive the entire amount of any Condemnation Award made for such taking (subject to the rights of any Mortgagees), whether such award is paid by way of damages or otherwise, less any Condemnation Expenses paid by City Parties, if any.

 

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20.4 Condemnation Proceedings. Notwithstanding any termination of this Agreement, (i) Owner and City Parties each shall have the right, at their own expense, to appear in any Condemnation Action and to participate in any and all hearings, trials and appeals therein.

 

20.5 Notice of Condemnation. If City Parties or Owner shall receive Notice of any proposed or pending Condemnation Action affecting the Complex Site, the Party receiving such Notice shall promptly notify the other Party hereto.

 

20.6 Survival. The provisions contained in this Article XX shall survive the expiration or earlier termination of this Agreement, but only insofar as such provisions relate to any Condemnation Action or Condemnation Awards that arose prior to the expiration or earlier termination of this Agreement.

 

ARTICLE XXI.

ASSIGNMENT AND TRANSFER

 

21.1 Assignment. Owner hereby acknowledges that City Parties have entered into this Agreement because of Owner’s financial strength, goodwill, ability and expertise and that, accordingly, this Agreement is one which is personal to Owner, and Owner agrees for itself and its successors and assigns in interest hereunder that it shall not, during the Term of this Agreement, relinquish control of the Complex Site, the Project Improvements or the Property generally, subject only to the rights granted to the Operator under the terms of the Operating Agreement. As used in this Section 21.1, the term “control” shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of the Complex Site. Any assignment, sale, transfer, conveyance, mortgage, pledge encumbrance or other transfer in contravention of the foregoing agreement (each a “Transfer”) without the prior written Approval of City, shall not be permitted hereunder and shall constitute an Event of Default. In no event shall the City Parties have any control or discretion over the financing or ownership structure utilized by Owner, provided Owner maintains operational control of the Complex as provided herein above; provided, however, upon City’s reasonable, written request, Owner shall provide City with evidence reasonably satisfactory to the City that Owner maintains operational control of the Complex.

 

21.2 Costs. In connection with any request for City’s Approval under this Article XXI, and as a condition to City’s obligation to deliver its Approval, Owner shall pay to City all reasonable third-party costs and expenses incurred by City in reviewing Owner’s request for Approval, whether or not City grants such Approval.

 

21.3 No Waiver of Rights by City Parties. The Approval of City of any proposed Transfer shall not be a waiver of any right to object to further or future proposed Transfers, and the Approval of City of each such successive proposed Transfer must be first obtained in writing from City. No such Transfer shall alter or impair the obligations hereunder of Owner or any other person constituting Owner or holding any interest hereunder before any such Transfer.

 

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21.4 Conditions to Effectiveness of Any Transfer. Any proposed Transfer to which City’s Approval is required by this Article XXI shall be void and shall confer no right upon the proposed transferee with respect to this Agreement unless and until (a) such Approval of City is obtained, (b) the transferee of Owner shall have assumed in writing each and every one of the terms, covenants and provisions of Owner contained in this Agreement with respect to the period from and after the Transfer, by an instrument delivered to City, and (c) any then-existing default by Owner under this Agreement is fully cured (it being expressly acknowledged that City may condition its Approval of any Transfer on the cure of any and all such defaults existing at the time of such proposed Transfer). Any such Transfer in which City has given its Approval shall not constitute a release of any liability, existing or future, under this Agreement unless such Approval specifically includes an express written release by City, which release City has no obligation to provide. Subject to the provisions of this Article XXI, this Agreement shall be binding on and inure to the benefit of the Parties hereto and their respective heirs, personal representatives, successors and assigns in interest hereunder.

 

21.5 Use Agreements. Nothing contained in this Agreement shall prevent or restrict Owner from leasing portions of the Project Improvements under Use Agreements, in accordance with the terms of this Agreement and without City’s Approval, provided that each such Use Agreement (a) shall be subject and subordinate to this Agreement and any Mortgage and to the rights of City hereunder and the rights of any Mortgagee thereunder, and shall expressly so state, and (b) shall be operated at the Operating Standard. Owner shall at all times remain liable for the performance of all of the covenants and agreements under this Agreement on Owner’s part to be so performed.

 

21.6 Transfers by City Parties. Except with respect to a City Party Transfer to the other City Parties or a City Controlled Entity that is capable of performing and complying with all obligations of City Parties hereunder, the City Parties shall not effect a City Party Transfer of their interest in this Agreement at any time or from time to time to any Person (a “City Party Transferee”). without the prior Approval of Owner, such Approval not to be unreasonably withheld. For purposes of this Section 21.6, a “City Party Transfer” shall mean any assignment or other transfer by a City Party of this Agreement or any part thereof or interest therein by a City Party. City Parties shall promptly give Notice to Owner advising Owner of the name of any City Party Transferee. Any security given by Owner to secure performance of Owner’s obligations under this Agreement shall be transferred by City Parties to the successor in interest of City Parties, and City Parties shall thereby be discharged of any further obligation relating thereto.

 

21.7 No Release.

 

21.7.1 Owner. Notwithstanding any Transfer, Owner shall remain fully responsible and liable for compliance with all of Owner’s other obligations under this Agreement for periods prior to such Transfer.

 

21.7.2 City Party. No City Party Transfer shall relieve such City Party from any of its obligations under this Agreement for periods prior to such City Party Transfer, except that City Party shall be relieved from any obligations under this Agreement relating to periods on and after the date of the City Party Transfer in question if, and only if (a) Owner Approves such City Party Transfer or (b) Owner’s Approval to such City Party Transfer is not required pursuant to the terms of Section 21.6.

 

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21.8 General Provisions. Owner shall, in connection with any assignment, conveyance, or lease, upon the written request of City, provide Notice to City of the name, legal composition and address of any assignee or grantee. In addition, upon the written request of City, Owner shall provide City with a description of the nature of the assignee’s or grantee’s business to be carried on in the Complex Site. In no event, however, shall Owner be required to provide City with a copy of any assignment agreement, deed, or lease.

 

ARTICLE XXII.

REPRESENTATIONS, WARRANTIES AND COVENANTS

 

22.1 Owner’s Representations and Warranties. As an inducement to City Parties to enter into this Agreement, Owner represents and warrants to City Parties that notwithstanding anything herein to the contrary and as of the Execution Date:

 

(a) Organization. Owner is a corporation duly organized, validly existing and in good standing under the laws of the State of Colorado. The business which Owner carries on and which it proposes to carry on may be conducted by Owner. Owner is duly authorized to conduct business as a corporation in the State of Texas and each other jurisdiction in which the nature of its properties or its activities requires such authorization.

 

(b) Authority. The execution, delivery and performance of this Agreement by Owner are within Owner’s powers, and have been duly authorized by all necessary action of Owner.

 

(c) No Conflicts. Neither the execution and delivery of this Agreement nor the consummation of any of the transactions herein or therein contemplated nor compliance with the terms and provisions hereof or thereof shall contravene the organizational documents of Owner nor any Applicable Law to which Owner is subject or any judgment, decree, license, order or permit applicable to Owner, or shall conflict or be inconsistent with, or shall result in any breach of any of the terms of the covenants, conditions or provisions of, or constitute a default under, or result in the creation or imposition of a lien upon any of the property or assets of Owner pursuant to the terms of, any indenture, mortgage, deed of trust, agreement or other instrument (other than this Agreement) to which Owner is a party or by which Owner is bound, or to which Owner is subject.

 

(d) No Consent. Except as set forth in Schedule 23.1(4 no consent, authorization, approval, order or other action by, and no Notice to or filing with, any court or Governmental Authority or regulatory body or third party is required for the execution, delivery and performance by Owner of this Agreement.

 

(e) Valid and Binding Obligation. This Agreement is the legal, valid and binding obligation of Owner, enforceable against Owner in accordance with its terms, except as limited by applicable relief, liquidation, conservatorship, bankruptcy, moratorium, rearrangement, insolvency, reorganization or similar laws affecting the rights or remedies of creditors generally, as in effect from time to time.

 

(f) No Pending Litigation. There is no action, proceeding, or inquiry, at law or in equity, before any court, arbitrator, governmental or other board or official, pending or, to the knowledge of Owner, threatened against or affecting Owner, which the management of Owner in good faith believes that the outcome of which would (a) materially and adversely affect the validity or enforceability of, or the authority or ability of Owner under, this Agreement to perform its obligations under this Agreement, or (b) have a material and adverse effect on the consolidated financial condition or results of operations of Owner or on the ability of Owner to conduct its business as presently conducted or as proposed or contemplated to be conducted (including the operation of the Improvements).

 

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(g) No Material Environmental Event. Owner has conducted its own due diligence and determined that no Environmental Event has occurred or is existing at the Complex Site that would prevent Owner from performing its obligations under this Agreement.

 

22.2 Owner Covenants.

 

(a) Stormwater detention requirements shall be in accordance with City Codes.

 

(b) If wetlands or other critical environmental features are determined to exist on the Complex Site, Owner shall design the Complex and other elements in a manner consistent with federal, state, and local law.

 

(c) Renderings and depictions of the Complex shall not be advertised or released to the public without the mutual consent of the Parties.

 

(d) Owner shall provide to City the Project Construction Contract Bond or the Project Contractor Parent Guarantee in accordance with Section 9.4.4 hereof in a form and an amount and for a term reasonably acceptable to City.

 

(e) Owner shall provide the City Parties with a copy of any non-disclosure agreement between Owner and Operator.

 

(f) Owner shall use good faith and commercially-reasonable efforts, including the expenditure of reasonable sums, to obtain all Governmental Authorizations in a timely manner and otherwise in accordance with the terms hereof.

 

22.3 City’s Parties’ Representations and Warranties.

 

As an inducement to Owner to enter into this Agreement, City represents and warrants to Owner that notwithstanding anything herein to the contrary and as of the Execution Date:

 

(a) Organization. City is a Texas home rule municipal corporation duly formed and validly existing under the laws of the State of Texas with all necessary power and authority to enter into this Agreement and to consummate the transactions herein contemplated. MEDC is non-profit corporation duly formed and validly existing under the laws of the State of Texas with all necessary power and authority to enter into this Agreement and to consummate the transactions herein contemplated. MCDC is non-profit corporation duly formed and validly existing under the laws of the State of Texas with all necessary power and authority to enter into this Agreement and to consummate the transactions herein contemplated.

 

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(b) Authority. The execution, delivery and performance of this Agreement by City Parties is within City Parties’ powers, respectively, and have been duly authorized by all necessary action of City Parties.

 

(c) No Conflicts. Neither the execution and delivery of this Agreement nor the consummation of any of the transactions herein or therein contemplated nor compliance with the terms and provisions hereof or thereof shall contravene any Applicable Law to which City Parties are subject or any judgment, decree, license, order or permit applicable to City Parties.

 

(d) No Consent. Except as otherwise set forth herein, upon the execution of this Agreement by City Parties, City Parties shall have caused all governmental proceedings required to be taken by or on behalf of City Parties to authorize City Parties to make and deliver this Agreement and to perform the covenants, obligations and agreements of City Parties hereunder.

 

(e) Valid and Binding Obligation. This Agreement is the legal, valid and binding obligation of City Parties, enforceable against City Parties in accordance with its terms, except as limited by applicable relief, liquidation, conservatorship, bankruptcy, moratorium, rearrangement, insolvency, reorganization or similar laws affecting the rights or remedies of creditors generally, as in effect from time to time.

 

(f) No Pending Litigation, Investigation or Inquiry. There is no action, proceeding, inquiry or investigation, at law or in equity, before any court, arbitrator, governmental or other board or official, pending or, to the knowledge of City Parties, threatened against or affecting City Parties, which City Parties in good faith believe that the outcome of which would (a) materially and adversely affect the validity or enforceability of, or the authority or ability of City Parties under, this Agreement to perform their obligations under this Agreement, or (b) have a material and adverse effect on the consolidated financial condition or results of operations of City Parties or on the ability of City Parties to conduct its business as presently conducted or as proposed or contemplated to be conducted.

 

(g) Environmental Event. MEDC has no knowledge of any Environmental Event affecting the Complex Site that has occurred since MEDC obtained fee title to the Land from the predecessor owner or any off-site land on which MEDC expects Owner to construct infrastructure improvements related to, or for, the Complex Site.

 

(h) Proceedings. To the knowledge of City Parties, there are no actions, suits or proceedings pending or threatened or asserted against City Parties affecting any portion of the Complex Site, at law or in equity or before or by any federal, state, municipal or other governmental department, commission, board, bureau, agency or instrumentality, domestic or foreign.

 

(i) Compliance with Laws. Neither MEDC nor the City have received any Notice of any violation of any ordinance, regulation, law or statute of any Governmental Authority pertaining to the Complex Site or any portion thereof.

 

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22.4 City Parties Covenants.

 

(a) Owner acknowledges that the City Parties cannot preclude the possibility that it may assist in a similar manner to this Agreement with the developing and providing incentives to venues specifically designed for sports, entertainment or other purposes related to the events of the type provided by the Complex.

 

(b) The City Parties shall recognize and refer to the Complex by its official designated name and shall (and shall work with other applicable Governmental Authorities to) provide the primary naming rights partner and other sponsors with the inclusion of the names of the Project Improvements and Additional Improvements on directional signage and highway signage.

 

(c) Except for the Ticket Fee and a public improvement district (“PID”) assessment, if the City receives PID consent from the Owner, the City shall not impose on all or any portion of the Improvements or Owner or the Land any targeted or special taxes, fees or assessments, including special district taxes, fees, charges or assessments, unless such taxes, fees or assessments have been mutually agreed upon by the Parties. The foregoing covenant shall not prohibit the City from exercising its Governmental Functions or from imposing taxes, fees, charges or assessments, including special district taxes, fees, or assessments that are generally applicable within the City so long as such taxes, fees or assessments are not targeted or otherwise designed to primarily impact the Complex Site, it being understood that if any such generally applicable tax is levied, Owner may request that the City discuss in good faith (and the City in such case shall discuss in good faith) modifications to the terms of this Agreement in order to account for the economic impact that such taxes have on Owner. For the avoidance of doubt, the TIRZ, and revenues from the TIRZ, shall not constitute a tax, fee, or assessment prohibited by this Section 22.4.

 

(d) Subject to Owner’s satisfaction of all conditions precedent to the sale of the Land, including Owner’s payment of the Purchase Price, the MEDC covenants that it shall execute and deliver to Owner at closing a special warranty deed and such other customary closing documents as may be reasonably required by Owner’s title or escrow agent to vest in Owner fee simple title to the Land, insurable subject only to the Permitted Exceptions, the restrictive covenant regarding multi-family residential uses, and the rights and reservations of the MEDC under this Agreement.

 

(e) City Parties affirm their consent to all renderings and depictions of the Complex advertised or released to the public and delivered by Owner to a City Party prior to the execution of this Agreement.

 

Except as otherwise expressly set forth herein, nothing in this Agreement shall be deemed to impose on City Parties any liability on account of any act or failure to act by any person other than City Parties (or, where expressly so provided herein, City Parties’ agents and employees).

 

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ARTICLE XXIII.

DEFAULTS AND REMEDIES

 

23.1 Events of Default.

 

23.1.1 Owner Default. The occurrence of any of the following shall be an “Event of Default” by Owner or an “Owner Default”:

 

(a) Unless Owner terminates this Agreement in accordance with Section 3.3.2, the failure of Owner to acquire the Land from the MEDC and pay the Purchase Price pursuant to and in accordance with Article HI:,

 

(b) The failure of Owner to enter into a fully executed Operator Agreement by December 15, 2024;

 

(c) The failure of Owner to obtain a TCO within thirty-six (36) months from the date of Entitlement;

 

(d) The failure of Owner to obtain a CO within forty-two (42) months from the date of Entitlement;

 

(e) The failure of Owner to keep, observe or perform any of the terms, covenants or agreements contained in this Agreement on Owner’s part to be kept, performed or observed (other than those referred to in clauses (a)-(d) above and (f) below) if: (1) such failure is not remedied by Owner (a) in the case of a monetary default, within ten (10) days after Notice from a City Party to Owner of such default and (b) in the case of a non-monetary default, thirty (30) days after Notice from a City Party to Owner of such default, or (2) in the case of any such default that cannot with due diligence and good faith be cured within ten (10) days (with respect to a monetary default) or thirty (30) days with respect to a non-monetary default, Owner fails to commence to cure such default within ten (10) or thirty (30) days, as applicable, after Notice from a City Party to Owner of such default, or Owner fails to prosecute diligently the cure of such default to completion within such additional period as may be reasonably required to cure such default with diligence and in good faith; it being intended that, in connection with any such default which is not susceptible of being cured with due diligence and in good faith within such ten (10) or thirty (30) day time period, as applicable, but is otherwise reasonably susceptible of cure, the time within which Owner is required to cure such default shall be extended for such additional period as may be necessary for the curing thereof with due diligence and in good faith; provided, however, that if such default is not cured within one hundred eighty (180) days after Notice from a City Party of such default, (notwithstanding Owner’s diligent prosecution of curative efforts), then such failure shall constitute an Event of Default under this Agreement; or

 

(f) The (1) filing by Owner of a voluntary petition in bankruptcy; (2) adjudication of Owner as bankrupt; (3) approval as properly filed by a court of competent jurisdiction of any petition or other pleading in any action seeking reorganization, rearrangement, adjustment or composition of, or in respect of Owner under the United States Bankruptcy Code or any other similar state or federal law dealing with creditors’ rights generally; (4) Owner’s assets are levied upon by virtue of a writ of court of competent jurisdiction; (5) insolvency of Owner; (6) assignment by Owner of all or substantially of its assets for the benefit of creditors; (7) initiation of procedures for involuntary dissolution of Owner, unless within ninety (90) days after such filing, Owner causes such filing to be stayed or discharged; (8) Owner ceases to do business in any manner; and (9) appointment of a receiver, trustee or other similar official for Owner, or Owner’s property, unless within ninety (90) days after such appointment, Owner causes such appointment to be stayed or discharged.

 

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23.1.2 City Party Default. The occurrence of the following shall be an “Event of Default” by a City Party or a “City Party Default”:

 

(a) the failure of City Party to pay any of its monetary obligations to Owner under this Agreement when due and payable if such failure continues for twenty (20) Business Days after Owner gives notice to such City Party that such amount was not paid when due;

 

(b) the failure of City Party to perform or observe any of the other obligations, covenants or agreements to be performed or observed by such City Party under this Agreement within thirty (30) days after notice from Owner of such failure; provided, however, that if such performance or observance cannot reasonably be accomplished within such thirty (30) calendar day period, then no Event of Default shall occur unless City Party fails to commence such performance or observance within such thirty (30) calendar day period and fails to diligently prosecute such performance or observance to conclusion thereafter; provided further, however, that if such performance or observance has not been accomplished within one hundred eighty (180) days after notice from Owner to City Party of such failure (notwithstanding City Party’s diligent prosecution of its curative efforts), then such failure shall constitute an Event of Default hereunder;

 

(c) the material breach of any representation or warranty made in this Agreement by City Party and such breach is not remedied within thirty (30) days after Owner gives notice to City Party of such breach; or

 

(d) the (1) filing by a City Party of a voluntary petition in bankruptcy; (2) adjudication of a City Party as a bankrupt; (3) approval as properly filed by a court of competent jurisdiction of any petition or other pleading in any action seeking reorganization, rearrangement, adjustment or composition of, or in respect of a City Party under the United States Bankruptcy Code or any other similar state or federal law dealing with creditors’ rights generally; (4) a City Party’s assets are levied upon by virtue of a writ of court of competent jurisdiction; (5) insolvency of a City Party; (6) assignment by a City Party of all or substantially of its assets for the benefit of creditors; (7) initiation of procedures for involuntary dissolution of a City Party, unless within ninety (90) days after such filing, such City Party causes such filing to be stayed or discharged; (8) City Party ceases to do business in any manner other than as a result of an internal reorganization and the respective obligations of such City Party are properly transferred to a successor entity; and (9) appointment of a receiver, trustee or other similar official for a City Party, or a City Party’s property, unless within ninety (90) days after such appointment, such City Party causes such appointment to be stayed or discharged.

 

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23.2 Remedies. Subject to the provisions of this Article XXIII:

 

23.2.1 City Parties’ Remedies.

 

Subject to this Article XXIII, upon the occurrence of an Owner Default, a City Party may, in its sole discretion, pursue the following remedies after delivery of Notice to Owner:

 

(a) In the event of an Owner Default pursuant to Section 23.1.1(0:

 

(i) City Parties may terminate this Agreement by providing written Notice to Owner; and

 

(ii) Owner shall pay the City Parties Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00);

 

(b) In the event of an Owner Default pursuant to Section 23.1.1(b), Owner shall not be entitled to receive any City Party contribution or incentive set forth in Section 9.8;

 

(c) In the event of an Owner Default pursuant to Section 23.1.1(c), Owner shall not be entitled to receive any City Party contribution or incentive set forth in Section 9.8 other than reimbursement of the Purchase Price as set forth in Section 9.8.4(c); provided, however, that such reimbursement shall be reduced by liquidated damages in the amount of $5,000 per day, which damages shall accrue until Owner has obtained a TCO;

 

(d) In the event of an Owner Default pursuant to Section 23.1.1(d), Owner shall not be entitled to receive any City Party contribution or incentive set forth in Section 9.8 other than the reimbursement of the Purchase Price as set forth in Section 9.8.4(c), until Owner has obtained a CO, and Owner shall pay liquidated damages in the amount of $5,000 per day in the form of a reduction to, at the City Parties’ option, one or more of the contributions and/or incentives provided in Section 9.8, which damages shall accrue until Owner has obtained a CO;

 

(e) In the event of any Owner Default set forth in Section 23.1.1(e), Owner shall pay liquidated damages in the amount of $5,000 per day in the form of a reduction to, at the City Parties’ option, one or more of the contributions and/or incentives provided in Section 9.8, which damages shall accrue from the date a City Party has provided Owner with a Notice of Owner Default until Owner has cured such Owner Default. Notwithstanding the foregoing, should any Owner Default under Section 23.1.1(e) not be cured within 180 days, Owner shall thereafter not be entitled to receive any City Party contribution or incentive set forth in Section 9.8. If, upon a City Party’s Notice to Owner of an Owner Default pursuant to Section 23.1.1(e), the Owner has a reasonable, good-faith basis to assert, and does assert, such Owner Default has not occurred, the Parties shall resolve such disagreement pursuant to Section 11.5.1; and

 

(f) In the event of an Owner Default pursuant to Section 23.1.1(f), City Parties may terminate this Agreement by providing written Notice to Owner and Owner shall not be entitled to receive any additional City Party contributions or incentives set forth in Section 9.8. If an Owner Default pursuant to Section 23.1.1(f) occurs after Owner has purchased the Land from MEDC but prior to the time MEDC has reimbursed Owner pursuant to Section 9.8.4(c), MEDC shall retain the Purchase Price, including any amounts received on any Letter of Credit provided by Owner to the MEDC for the Purchase Price.

 

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No expiration or termination of this Agreement, or summary dispossession proceedings, abandonment, bankruptcy, re-entry by a City Party or vacancy, shall relieve Owner of any of its liabilities and obligations under this Agreement that arose during the Term of this Agreement, and Owner shall remain liable to City Parties for all damages resulting from any Event of Default, including but not limited to any damage resulting from the breach by Owner of any of its obligations under this Agreement to pay any sums which Owner is obligated to pay hereunder. If an Event of Default exists, Owner shall, immediately on its receipt of a written demand therefor from a City Party, reimburse such City Party for (a) all reasonable expenses (including but not limited to any and all reasonable costs, management expenses, operating expenses, legal expenses and reasonable attorneys’ fees) incurred by a City Party (i) in curing or seeking to cure any Event of Default and/or (ii) in exercising or seeking to exercise any of a City Party’s rights and remedies under this Agreement and/or at law or in equity on account of any Event of Default, plus (b) interest on all such expenses, at the lesser of the prime rate (as reported by the Wall Street Journal’s bank survey) plus 3% or the highest rate then permitted on account thereof by applicable law, all of which expenses shall be payable by Owner immediately on demand therefor by a City Party.

 

23.2.2 Owner’s Remedies. Subject to this Article XXIII, upon the occurrence of any City Party Default beyond the expiration of any applicable notice and cure periods, Owner may, at its sole discretion, have the option to pursue any one or more of the following remedies without any Notice or demand whatsoever, other than any Notice expressly provided in this Agreement:

 

(a) Owner may terminate this Agreement for a City Party Default under Section 25.2; and

 

(b) Owner may exercise any and all other remedies available to Owner at law or in equity;

 

provided that notwithstanding the foregoing or anything else herein to the contrary, Owner’s rights under this Section 23.2 shall be subject to the waiver and release contained in Section 17.3.

 

23.2.3 Right to Terminate. Without limitation of the other termination rights expressly provided to the applicable parties hereunder, there shall be no right to terminate upon the occurrence of either an Owner Default set forth in Sections 23.1.1(b)-(e), or a City Party Default except as set forth in Section 23.2.2(a).

 

23.2.4 Cumulative Remedies. Subject to the provisions of this Article XXIII, each right or remedy of City Parties and Owner provided for in this Agreement shall be cumulative of and shall be in addition to every other right or remedy of City Parties or Owner provided for in this Agreement, and the exercise or the beginning of the exercise by City Parties or Owner of any one or more of the rights or remedies provided for in this Agreement shall not preclude the simultaneous or later exercise by City Parties or Owner of any or all other rights or remedies provided for in this Agreement or hereafter existing at law or in equity, by statute or otherwise.

 

23.3 Right to Injunction. In addition to the remedies set forth in this Article XXIII, the Parties shall be entitled to seek injunctive relief prohibiting (rather than mandating) action by the other Party in connection with an Event of Default and to seek declaratory relief with respect to any matter under this Agreement for which such remedy is available hereunder, at law or in equity.

 

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23.4 No Waivers.

 

23.4.1 General. No failure or delay of any Party, in any one or more instances (i) in exercising any power, right or remedy under this Agreement or (ii) in insisting upon the strict performance by the other Party of such other Party’s covenants, obligations or agreements under this Agreement, shall operate as a waiver, discharge or invalidation thereof, nor shall any single or partial exercise of any such right, power or remedy or insistence on strict performance, or any abandonment or discontinuance of steps to enforce such a right, power or remedy or to enforce strict performance, preclude any other or future exercise thereof or insistence thereupon or the exercise of any other right, power or remedy. The covenants, obligations, and agreements of a defaulting Party and the rights and remedies of the other Party upon a default shall continue and remain in full force and effect with respect to any subsequent breach, act or omission.

 

23.4.2 No Accord and Satisfaction. Without limiting the generality of Section 23.1.1 above, no acceptance by a City Party or Owner of a lesser sum than then due shall be deemed to be other than on account of the earliest installment of the amounts due under this Agreement, nor shall any endorsement or statement on any check, or any letter accompanying any check, wire transfer or other payment, be deemed an accord and satisfaction. City Parties and Owner may accept a check, wire transfer or other payment without prejudice to its right to recover the balance of such installment or pursue any other remedy provided in this Agreement.

 

23.4.3 No Waiver of Termination Notice. Without limiting the effect of Section 23.1.1 above, the receipt by a City Party of any sums paid by Owner after the termination in any manner of the Term, or after the giving by a City Party of any Notice hereunder to effect such termination, shall not, except as otherwise expressly set forth in this Agreement, reinstate, continue or extend the Term, or destroy, or in any manner impair the efficacy of, any such Notice of termination as may have been given hereunder by a City Party to Owner prior to the receipt of any such sums paid or other consideration, unless so agreed to in writing and executed by a City Party.

 

23.5 Effect of Termination. If City Parties or Owner elect to terminate this Agreement, as provided herein (whether such termination occurs pursuant to this Article XXIII or any other provision hereof), this Agreement shall, on the effective date of such termination, terminate with respect to all future rights and obligations of performance hereunder by the Parties (except for the rights and obligations herein that expressly are to survive termination hereof). Termination of this Agreement shall not alter the then existing Claims, if any, of either Party for breaches of this Agreement occurring prior to such termination and the obligations of the Parties hereto with respect thereto shall survive termination.

 

ARTICLE XXIV.
MORTGAGES

 

24.1 Owner’s Right to Grant Liens .

 

24.1.1 Owner’s Right to Mortgage or Pledge. Owner shall have the unrestricted right, at any time and from time to time, with Notice to City Parties, during the Term, to grant one or more Mortgages as security for Permitted Project Financing made by a Permitted Project Financing Holder.

 

24.1.2 No Subordination by City Parties. Neither this Article XXIV nor any other provision of this Agreement requires, or shall be construed to require, City Parties to subordinate City Parties’ interest in this Agreement to a Mortgagee.

 

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ARTICLE XXV.

GENERAL PROVISIONS

 

25.1 No Broker’s Fees or Commissions. Each Party hereto hereby represents to the other Party hereto that such Party has not created any liability for any broker’s fee, broker’s or agent’s commission, finder’s fee or other fee or commission in connection with this Agreement.

 

25.2 Non-Appropriation. Notwithstanding any other provision in this Agreement, the Parties agree that (a) the provisions of this Section 25.2 shall prevail over any other provisions of this Agreement and (b) the obligation of City Parties to pay any money under any provision of this Agreement is contingent upon an Appropriation by City Parties in the amount of such payment or other monetary obligation. Neither City Parties nor their elected officials, attorneys or other individuals acting on behalf of City Parties, make any representation or warranty as to whether any appropriation shall, from time to time during the Term of this Agreement, be approved by the Controlling Body of such City Party. Notwithstanding anything in this Agreement to the contrary, the failure of City Parties to make an Appropriation shall not cause City Parties to be in default under the terms of this Agreement, there being no obligation imposed by law requiring the same; provided, however, in the event of a Non-Appropriation by City Parties related to an undisputed monetary obligation of City Parties under this Agreement, Owner, as its sole and exclusive remedy as a result thereof, may terminate this Agreement pursuant to Article

 

25.3 Employment of Consultants. City Parties shall have the right, at their sole cost and expense unless otherwise expressly provided herein, to employ such consultants as such City Party may deem necessary to assist in the review of any and all plans, specifications, reports, agreements, applications, bonds, statements and other documents and information to be supplied to City Parties by Owner under this Agreement and, subject to Article XVI, to perform any inspection rights on behalf of City Parties. Owner covenants and agrees to reasonably cooperate with such consultants in the same manner as Owner is required to cooperate with City Parties pursuant to the terms of this Agreement.

 

25.4 Reserved.

 

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25.5 Open Records. If any Person requests a City Party to disclose any information of a confidential, proprietary or trade secret nature with respect to the private contract rights under the Texas Public Information Act (Tex. Gov’t Code Ann. Sec. 552.001 et seq.) or any equivalent or successor statute (the “Open Records Act”) and such information is subject to, or potentially subject to, an exception under the Open Records Act, then prior to making any such disclosure and to the extent permitted under Applicable Law, such City Party shall send Notice to Owner of such request within five (5) Business Days of City Party’s receipt of such request. Within five (5) Business Days of Owner’s receipt of such Notice from City Party, Owner shall notify such City Party in writing whether Owner desires City Party to request a determination from the Texas Attorney General (an “Opinion Request”) as to whether the requested information must be disclosed pursuant to the Open Records Act; provided that City Party shall only be required to comply with the foregoing to the extent that City Party, in good faith, believes there is a reasonable basis for claiming that the requested information is subject to an exception under the Open Records Act and the Open Records Act permits City Party to make an Opinion Request in the circumstance in question. Upon receipt of a request from Owner for City Party to make an Opinion Request and provided such City Party is required to act on same pursuant to the terms hereof, City Party, at Owner’s sole cost and expense, shall provide all commercially reasonable assistance to Owner necessary to draft the Opinion Request so that it may be completed and filed within the time period prescribed by the Open Records Act. After the Opinion Request is so filed, each Party shall cooperate with each other Party in preparing appropriate responses or filings to the Texas Attorney General and to any other Person with respect to the information request and the Opinion Request, including any commercially reasonable appeals involved with respect thereto, to prevent the disclosure of such information. Each Party shall also cooperate with each other Party and use reasonable efforts to promptly identify any possible third Person whose privacy or property interests may be compromised by any such information request in order to enable City Party to timely furnish to any such third Person any statutory Notice required by the Open Records Act and to seek any applicable exceptions from disclosure under the Open Records Act.

 

25.6 Maintenance of Rights of Way, Easements and Licenses. Owner, at Owner’s sole cost and expense, shall maintain, preserve and renew all rights of way, easements, grants, privileges, licenses and franchises reasonably necessary for the use of the Project Improvements from time to time. Owner shall not, without the prior Approval of City, initiate, join in or consent to any variance, private restrictive covenant or other public or private restriction as to the use of the Project Improvements or any portion thereof, or any declaration, plat or other document having the effect of subjecting the Project Improvements to the condominium or cooperative form of ownership. Owner shall, however, comply with all restrictive covenants which may at any time affect the Project Improvements, ordinances and other public or private restrictions relating to the use of the Project Improvements.

 

25.7 Compliance with Anti-Forfeiture Laws. Owner shall not commit, permit or suffer to exist any act or omission affording any Governmental Authority the right of forfeiture against the Project Improvements or any part thereof. Without limiting the generality of the foregoing, the entry of a final, non-appealable judgment against Owner providing for the forfeiture of all or substantially all of the Complex Site or the Project Improvements, shall, at the election of a City Party (which election must be made within forty-five (45) days following entry of such judgment), constitute an immediate Owner Default.

 

25.8 Assignment of License Agreements: Name of Project Improvements; Trademarks. Owner hereby grants, conveys and assigns to City Parties a non-exclusive right to the trademarks and other intellectual property concerning the Complex for use in the City Parties’ promotional materials. As between the Parties, all goodwill arising from any such use shall inure to the benefit of Owner.

 

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25.9 Marketing Rights.

 

25.9.1 Naming Rights. City Parties hereby grant to Owner the right to (a) name the Complex Site, the Project Improvements, any portions thereof and any operations therefrom and (b) give designations and associations to any portion of the Complex Site, the Project Improvements or the operations therefrom (collectively, “Naming Rights”); provided, however, that the exercise by Owner of the Naming Rights shall be subject to the prior written approval of City, which approval shall be deemed given unless the proposed exercise (u) would reasonably be considered lewd, offensive or immoral, including any sign or advertisement that promotes activities that would reasonably be considered lewd, offensive or immoral; (v) violates any Applicable Law, (w) promotes establishments whose primary business is illegal gambling, provided, however, that the foregoing shall not prohibit agreements with gambling enterprises otherwise permitted by Applicable Law, (x) uses the name of a Governmental Authority that is a county located in Texas or a city (regardless of whether located in Texas) (other than the City) located within a 50-mile radius of the Collin County Courthouse in McKinney, Texas, in each case, with a population in excess of 200,000, or (y) would reasonably cause embarrassment or disparagement to a City Party (including names containing drugs or drug paraphernalia, whether legal or illegal, barbarisms, racial epithets, obscenities, profanity, guns or firearms, names relating to any sexually-oriented business or enterprise or containing any overt political reference), and City Parties shall never require payment of any naming rights fee or other payments received by Owner for such Naming Rights. Notwithstanding the foregoing, the official name of the Complex shall include “McKinney “ Notwithstanding anything to the contrary contained in this Agreement, Owner hereby grants to City Parties the non-exclusive right to use (but not sublicense) the trade name, mark(s) and image(s) of the Complex solely for the purpose of marketing and promoting the Complex or a City Party, and for no other purpose; provided, that no such use shall imply that Owner or any of its Affiliates is the source of or has endorsed or sponsors any marketing or promotional activity of the City Parties. From and after the date Owner notifies City Parties of (1) Owner’s exercise of any one or more of the Naming Rights or (2) the existence of a naming rights agreement related thereto, City Parties shall (i) adopt the nomenclature designated in such naming rights agreement for the Complex Site or the portion thereof covered by such naming rights agreement and (ii) refrain from using any other nomenclature for the Complex Site or such portion thereof in any documents, press releases or other materials produced or disseminated by City Parties.

 

25.9.2 Sponsor Signs. Except as otherwise expressly set forth in Section 12.7.3 and subject to all City Codes, Owner shall have the exclusive right to sell, grant or license the placement of Signage in, on, about and throughout the Complex Site. Owner, at its sole discretion, may charge a fee for the placement of any such Signage. Owner shall have sole discretion as to the content of any such Signage subject to the terms of Section 25.9.

 

25.9.3 Use of Signage and Naming Rights Revenue. City Parties recognize that (a) Owner has contributed and/or shall contribute significant capital costs to the construction of the Project Improvements, (b) Owner shall be required to pay outstanding Debt (as required by the applicable loan documents) of and other investments by Owners and its Affiliates to pay for construction of the Improvements, (c) Owner shall incur significant cost in operating and maintaining the Complex Site, and (d) Owner shall incur significant cost in making and/or constructing improvements, capital repairs, and replacements at the Complex Site. In recognition of this financial burden and in further consideration of Owner’s obligations under this Agreement, Owner shall have the right to retain all revenues generated by or from the sale of naming rights, advertising and signage in all places on or about the Complex Site; provided however, Owner shall use all or part of such revenues for the payment of costs associated with construction of the Improvements and cost and expenses associated with operating, maintaining and repairing the Complex Site.

 

25.10 Verifications of Statutory Representations and Covenants. The Owner makes the following representations and covenants pursuant to Chapters 2252, 2271, 2274, and 2276, Texas Government Code, as amended (the “Government Code”). in entering into this Agreement. As used in such verifications, “affiliate” means an entity that controls, is controlled by, or is under common control with the Owner within the meaning of SEC Rule 405, 17 C.F.R. § 230.405, and exists to make a profit. Liability for breach of any such verification during the term of this Agreement shall survive until barred by the applicable statute of limitations, and shall not be liquidated or otherwise limited by any provision of this Agreement, notwithstanding anything in this Agreement to the contrary.

 

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(a) Not a Sanctioned Company. The Owner represents that neither it nor any of its parent company, wholly- or majority-owned subsidiaries, and other affiliates is a company identified on a list prepared and maintained by the Texas Comptroller of Public Accounts under Section 2252.153 or Section 2270.0201, Government Code. The foregoing representation excludes the Owner and each of its parent company, wholly- or majority-owned subsidiaries, and other affiliates, if any, that the United States government has affirmatively declared to be excluded from its federal sanctions regime relating to Sudan or Iran or any federal sanctions regime relating to a foreign terrorist organization.

 

(b) No Boycott of Israel. The Owner hereby verifies that it and its parent company, wholly- or majority-owned subsidiaries, and other affiliates, if any, do not boycott Israel and shall not boycott Israel during the term of this Agreement. As used in the foregoing verification, “boycott Israel” has the meaning provided in Section 2271.001, Government Code.

 

(c) No Discrimination Against Firearm Entities. The Owner hereby verifies that it and its parent company, wholly- or majority-owned subsidiaries, and other affiliates, if any, do not have a practice, policy, guidance, or directive that discriminates against a firearm entity or firearm trade association and shall not discriminate against a firearm entity or firearm trade association during the term of this Agreement. As used in the foregoing verification, “discriminate against a firearm entity or firearm trade association” has the meaning provided in Section 2274.001(3), Government Code.

 

(d) No Boycott of Energy Companies. The Owner hereby verifies that it and its parent company, wholly- or majority-owned subsidiaries, and other affiliates, if any, do not boycott energy companies and shall not boycott energy companies during the term of this Agreement. As used in the foregoing verification, “boycott energy companies” has the meaning provided in Section 2276.001(1), Government Code.

 

25.11 Ethics Disclosure. The Owner represents that it has completed the applicable Texas Ethics Commission (“TEC”) form 1295 (Form 1295”) generated by the TEC’s electronic filing application in accordance with the provisions of Texas Government Code Section 2252.908 and the rules promulgated by the TEC. The Parties agree that, with the exception of the information identifying the City Parties and the contract identification number, the City Parties are not responsible for the information contained in the Form 1295. The information contained in the Form 1295 has been provided solely by Owner and the City Parties have not verified such information.

 

[Signature Pages Follow]

 

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MEDC:

 

MCKINNEY ECONOMIC DEVELOPMENT CORPORATION,  
a Texas non-profit corporation  
   
By: /s/ Michael A. Kowski, Jr.  
Name: Michael A. Kowski, Jr.  
Title: President and CEO  
   
By: /s/ Brian S. Loughmiller.  
Name: Brian S. Loughmiller  
Title: Chairman of the Board  

 

THE STATE OF TEXAS §
  §
COUNTY OF COLLIN §

 

This instrument was acknowledged before me on this the 19th day of April, 2024, by Michael A. Kowski, Jr. and Brian S. Loughmiller, the President and Chief Executive Officer and the Chairman of the Board of Directors, respectively, of the McKinney Economic Development Corporation, a Texas non-profit corporation, on behalf of said McKinney Economic Development Corporation.

 

  /s/ Blanca I. Garcia
  Notary Public in and for the State of Texas
  Blanca I. Garcia
  Printed Name of Notary Public
  My Commission Expires: 4/18/28

 

MEDC’S Address for Tax Notices:  
   
McKinney Economic Development Corporation  
   
       
       
Attention: Michael A. Kowski, Jr.  
   
When recorded, return to:  
   
     
     
Attention: Mark Houser  

 

Signature Page to

Development Agreement 

 

 

  OWNER:
     
  NOTES LIVE, INC.,
  a Colorado corporation
     
  By: /s/ JW Roth
  Name: JW Roth
  Title: Chairman and CEO

 

THE STATE OF COLORADO §
  §
COUNTY OF EL PASO §

 

This instrument was acknowledged before me on this the 16th day of April, 2024, by JW Roth, the Chairman and Chief Executive Officer of Notes Live, Inc., a Colorado corporation, on behalf of said Notes Live, Inc.

 

  /s/ Kristin Hoskins
  Notary Public in and for the State of Colorado
  Kristin Hoskins
  Printed Name of Notary Public
  My Commission Expires: June 20, 2027

 

Owner’s Address for Tax Notices:  
   
Notes Live, Inc.  
1755 Telstar Dr. Ste 501  
Colorado Springs, CO 80921  
Attention: Heather Atkinson  

 

When recorded, return to:  
     
     
Attention: Mark Houser  

 

Signature Page to

Development Agreement

 

 

 

This Agreement is executed to be effective for all purposes as of the Execution Date.

 

  CITY:
   
  CITY OF MCKINNEY, TEXAS,
  a Texas home rule municipal corporation
   
  By: /s/ Paul G. Grimes
  Name: Paul G. Grimes
  Title: City Manager

 

THE STATE OF TEXAS §
  §
COUNTY OF COLLIN §

 

This instrument was acknowledged before me on this the 19th day of April, 2024, by Paul G. Grimes the City Manager of the City of McKinney, Texas, a Texas home rule municipal corporation, on behalf of said City of McKinney, Texas.

 

  /s/ Blanca I. Garcia
  Notary Public in and for the State of Texas
  Blanca I. Garcia
  Printed Name of Notary Public
  My Commission Expires: 4/18/28

 

City’s Address for Tax Notices:  
City of McKinney, Texas  
   
   
Attention: Paul G. Grimes  
   
When recorded, return to:  
     
     
Attention: Mark Houser  

 

Signature Page to

Development Agreement

 

 

  

MCDC:

 

MCKINNEY COMMUNITY DEVELOPMENT CORPORATION,  
a Texas non-profit corporation  
   
By: /s/ Cindy Schneible  
Name: Cindy Schneible  
Title: President  
   
By: /s/ Angela Richardson-Woods  
Name: Angela Richardson-Woods  
Title: Chair of the Board  

 

THE STATE OF TEXAS §
  §
COUNTY OF COLLIN §

 

This instrument was acknowledged before me on this the 23 day of April, 2024, by Cindy Schneible and Angela Richardson-Woods, the President and the Chair the Board of Directors, respectively, of the McKinney Community Development Corporation, a Texas non-profit corporation, on behalf of said McKinney Community Development Corporation.

 

  /s/ Amy Jetter
  Notary Public in and for the State of Texas
  Amy Jetter
  Printed Name of Notary Public
  My Commission Expires: 6-13-26

 

MCDC’S Address for Tax Notices:  
McKinney Community Development Corporation  
   
   
Attention: Cindy Schneible  
   
When recorded, return to:  
     
     
Attention: Mark Houser  

 

Signature Page to

Development Agreement

 

 

 

APPENDIX A

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

RULES AS TO USAGE

 

The terms defined below have the meanings set forth below for all purposes, and such meanings are equally applicable to both the singular and plural forms of the terms defined.

 

(1) “Include,” “includes” and “including” shall be deemed to be followed by “, but not limited to,” whether or not they are in fact followed by such words or words of like import.

 

(2) “Writing,” “written” and comparable terms refer to printing, typing, and other means of reproducing in a visible form.

 

(3) Any agreement, instrument or Applicable Law defined or referred to above means such agreement or instrument or Applicable Law as from time to time amended, modified or supplemented, including (in the case of agreements or instruments) by waiver or consent and (in the case of Applicable Law) by succession of comparable successor Applicable Law and includes (in the case of agreements or instruments) references to all attachments thereto and instruments incorporated therein.

 

(4) References to a Person are also to its permitted successors and assigns.

 

(5) Any term defined above by reference to any agreement, instrument or Applicable Law has such meaning whether or not such agreement, instrument or Applicable Law are in effect.

 

(6) “Hereof,” “herein,” “hereunder” and comparable terms refer, unless otherwise expressly indicated, to the entire agreement or instrument in which such terms are used and not to any particular article, Section or other subdivision thereof or attachment thereto. References in an instrument to “Article,” “Section,” “Subsection” or another subdivision or to an attachment are, unless the context otherwise requires, to an article, section, subsection or subdivision of or an attachment to such agreement or instrument. All references to exhibits or appendices in any agreement or instrument that is governed by this Appendix are to exhibits or appendices attached to such instrument or agreement.

 

(7) Pronouns, whenever used in this Agreement and of whatever gender, shall include natural Persons, corporations, limited liability companies, partnerships and associations of every kind and character.

 

(8) References to any gender include, unless the context otherwise requires, references to all genders.

 

(9) The word “or” shall have the inclusive meaning represented by the phrase “and/or.”

 

(10) “Shall” and “will” have equal force and effect.

 

(11) Unless otherwise specified, all references to a specific time of day shall be based upon Central Standard Time or Central Daylight Time, as applicable on the date in question in McKinney, Texas.

 

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(12) References to “$” or to “dollars” shall mean the lawful currency of the United States of America.

 

(13) “Not to be unreasonably withheld” when used herein with respect to any Approval shall be deemed to be followed by “, conditioned or delayed” whether or not it is in fact followed by such words or words of like import.

 

GLOSSARY OF DEFINED TERMS

 

Action” or “Proceedings” means any legal action, lawsuit, proceeding, arbitration, investigation by a Governmental Authority, hearing, audit, appeal, administrative proceeding or judicial proceeding.

 

Additional Addressees” has the meaning set forth in Section 23 of Appendix B.

 

Additional Improvements” has the meaning set forth in Section 15.2.1.

 

Additional Work” has the meaning set forth in 15.2.1.

 

Additional Work Surety Bond Threshold” means One Million and No/100 Dollars ($1,000,000.00), as increased on January 1 of each Agreement Year during the Term by the annual change in the CPI from the CPI on the prior January 1, as soon as such information becomes available.

 

Affiliate” of any specified Person means a Person that directly, or indirectly through one or more intermediaries, controls or is controlled by, or is under common control with, the specified Person. As used in this definition, the term “control,” “controlling,” or “controlled by” shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of a person, whether through the ownership of voting securities, by contract, or otherwise.

 

Agreement” has the meaning set forth in the preamble to this Agreement.

 

Agreement Expiration Date” means the date which is twenty-five (25) years after the Effective Date, unless this Agreement is extended pursuant to the City Parties’ option to renew or sooner terminated pursuant to any applicable provision hereof whereupon such date of termination shall be the “Agreement Expiration Date.

 

Agreement Year” means each twelve (12) full calendar month period during the Tenn, commencing on the Effective Date; provided, however, that (i) if the Effective Date is not the first day of any calendar month, the first Agreement Year Term shall end on the last day of the twelfth (12th) succeeding calendar month, (ii) the Agreement Year in which the Term ends shall also end on the last day of the Term even though such Agreement Year may not constitute a full twelve (12) calendar months, and (iii) if the first day after the date of Substantial Completion is not January 1st, (x) ) the first Agreement Year shall be a period longer than a calendar year and shall conclude as of December 31’ of the first full calendar year to occur after the date of Substantial Completion and (y) thereafter, an “Agreement Year” shall be each calendar year during the Term or, if the Agreement Expiration Date occurs during the middle of a calendar year, such portion of such calendar year.

 

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Applicable Law” means any and all laws, ordinances, statutes, regulations, judicial decisions, orders, injunctions, writs, rulings, interpretations, rules, permits or certificates of any court, arbitrator or other Governmental Authority and applicable to the Person or Property in question (including any activities or operations occurring on, under, over, upon, at or from such Property in question). Applicable Law shall include all City Codes, Environmental Laws and any applicable Federal wage requirements.

 

Appropriation” means with respect to any payment obligation or other monetary obligation of City Parties that may from time to time exist or arise under this Agreement during an Agreement Year, the approval and setting aside by City Parties of an adequate amount of funds to satisfy the payment obligation or other monetary obligation of City Parties.

 

Approval,” “Approve” or “Approved” means (a) with respect to any item or matter for which the approval of a City Party or City Representative, as the case may be, is required under the terms of this Agreement, the specific approval of such item or matter by a City Party pursuant to a written instrument executed by City Party or City Representative, as applicable, delivered to Owner, and shall not include any implied or imputed approval, and no approval by City Party or City Representative pursuant to this Agreement shall be deemed to constitute or include any approval required in connection with any Governmental Functions of the City Party, unless such written approval shall so specifically state; (b) with respect to any item or matter for which the approval of Owner is required under the terms of the Agreement, the specific approval of such item or matter by Owner or the Owner Representative, as the case may be, pursuant to a written instrument executed by a duly authorized officer of Owner or the Owner Representative, as permitted pursuant to the terms of this Agreement, and delivered to City Party, and shall not include any implied or imputed approval; and (c) with respect to any item or matter for which the approval of any other Person is required under the terms of this Agreement, the specific approval of such item or matter by such Person pursuant to a written instrument executed by a duly authorized representative of such Person and delivered to City Party or Owner, as applicable, and shall not include any implied or imputed approval.

 

Auto Policies for Additional Work” has the meaning set forth in Section 19.1.2(b).

 

Auto Policies for Project Improvements Work” has the meaning set forth in Section 19.1.1(b).

 

Bankruptcy” means any case or proceeding under any law relating to bankruptcy, insolvency, reorganization, receivership, winding-up, liquidation, dissolution or composition or adjustment of debt, including any voluntary or involuntary proceeding pursuant to Sections 301, 302, 303 and/or 304 of the Bankruptcy Code or the voluntary election to wind-up, liquidate, dissolve or otherwise cease to operate.

 

Builder’s Risk Policies for Additional Work” has the meaning set forth in Section 19.1.2(O.

 

Builder’s Risk Policies for Project Improvements Work” has the meaning set forth in Section 19.1.1(a).

 

Business Day” means a day of the year that is not a Saturday, Sunday or Legal Holiday.

 

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Business Hours” means 9:00 a.m. through 5:00 p.m. Central on Business Days.

 

Capital Expenses” means all expenses incurred with respect to Capital Repairs.

 

Capital Leases” as applied to any Person, means any lease of any Property by such Person as Owner which would, in accordance with GAAP, be required to be classified and accounted for as a capital lease on the balance sheet of such Person.

 

Capital Repairs” shall mean any work (including all labor, supplies, materials, equipment and costs of permits and approvals of Governmental Authorities) reasonably necessary to repair, restore, refurbish or replace (in each case, in a manner that extends the useful life thereof) any equipment, facility, structure or other Component, if such work is necessitated by:

 

(a) Any material defects in design, construction or installation of the Project Improvements;

 

(b) Physical Obsolescence;

 

(c) Functional Obsolescence;

 

(d) Requirements imposed by Applicable Law;

 

(e) Requirements or recommendations of any insurance carrier insuring any portion of the Premises; or

 

(f) Requirements of any manufacturer, supplier or installer of any Component, system or equipment at the Complex Site stipulated in the operating manuals therefor.

 

Capital Repairs shall not include (i) any Maintenance, (ii) any Casualty Repair Work (except for Casualty Repair Work otherwise constituting Capital Repairs to the extent insurance proceeds are insufficient to complete such Casualty Repair Work for any reason other than as a result of an Owner Default under this Agreement) or (iii) any Condemnation Repair Work.

 

Casualty” means physical damage, physical destruction or other property casualty resulting from any fire or any other sudden, unexpected or unusual cause.

 

Casualty Proceeds” has the meaning set forth in Section 18.2.1.

 

Casualty Repair Work” has the meaning set forth in Section 18.1.1.

 

Certificate of Occupancyor CO” means a permanent certificate of occupancy. If a TCO is obtained first, Owner shall obtain a permanent certificate of occupancy with six (6) months thereafter.

 

Cessation of Work” has the meaning set forth in Section 9.10.

 

City” means the City of McKinney, Texas, a Texas home rule municipal corporation.

 

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City Codes” means all ordinances, codes and policies from time to time adopted by the City of McKinney, Texas, including, any building codes, fire or life safety codes, development codes and zoning ordinances, as same may be amended from time to time.

 

City Controlled Entity” means any entity created by the City in which the City has the power to appoint any of the members of the board of directors or the legal authority to control the actions of such entity.

 

City Council” means the governing body of the City. 

 

City Dates” has the meaning set forth in Section 12.7.1.

 

City Party” means City, MEDC, or MCDC and “City Parties” means City, MEDC and MCDC.

 

City Party Default” has the meaning set forth in Section 23.1.2.

 

City Party Delay” means any delay by a City Party in achieving performance of its obligations under this Agreement to the extent that such delay has an effect on Owner’s ability to perform its obligations hereunder. Without limiting the generality of the foregoing, subject to Owner’s compliance with, and City Parties’ obligations pursuant to, City Codes, it shall be deemed a City Party Delay in the event the City fails to deliver to Owner in a timely manner the building permit and any other City approvals that are required for Owner to conduct the work antecedent to obtaining a CO.

 

City Party Indemnitees” means the City Parties or any Related Party of City Parties.

 

City Party Transfer” has the meaning set forth in Section 21.6.

 

City Party Transferee” has the meaning set forth in Section 21.6.

 

City Representative” has the meaning set forth in Section 2.1.

 

City Uses” has the meaning set forth in Section 12.7.1.

 

City Utility Plan” means an engineered drawing that shows the specific location, boundaries and intended use of utilities and appurtenances proposed to be installed on, under, over or below the Complex Site pursuant to Section 3.4.2 and which shall be submitted to Owner not more than 150 days following the Effective Date.

 

Claims” means and includes any and all actions, causes of action, suits, disputes, controversies, claims, debts, sums of money, offset rights, defenses to payment, agreements, promises, notes, losses, damages and demands of whatsoever nature, known or unknown, whether in contract or in tort, at law or in equity, for money damages or dues, recovery of property, or specific performance, or any other redress or recompense that have accrued or may ever accrue, may have been had, may be now possessed, or may or shall be possessed in the future by or on behalf of any Person against any other Person for, upon, by reason of, on account of, or arising from or out of, or by virtue of, any transaction, event or occurrence, duty or obligation, indemnification, agreement, promise, warranty, covenant or representation, breach of fiduciary duty, breach of any duty of fair dealing, breach of confidence, breach of funding commitment, undue influence, duress, economic coercion, conflict of interest, negligence, bad faith, malpractice, violations of any Applicable Law, intentional or negligent infliction of mental distress, tortious interference with contractual relations, tortious interference with corporate governance or prospective business advantage, breach of contract, deceptive trade practices, libel, slander, usury, conspiracy, wrongful acceleration of any indebtedness, wrongful foreclosure or attempt to foreclose on any collateral relating to any indebtedness, action or inaction, relationship or activity, service rendered, matter, cause or thing, whatsoever, express or implied.

 

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Commencement of Operations” or “Commence Operations” means opening for business to the public and the actual commencement of operation of all elements of the Project Improvements in accordance with the Operating Standard and the terms of this Agreement and all other Project Documents and all Applicable Law, except such minor elements that do not prevent Owner from operating the Complex Site and the Project Improvements as a whole in accordance with the Operating Standard.

 

Commercial Event” means a concert, live show, or other entertainment performed at the Complex for profit, but specifically excluding civic and public events.

 

Comparable Facilities” means one or more first-class, multi-purpose event centers that (i) have been completed no earlier than five (5) years before Final Completion, (ii) are comparable in size and quality of construction to the Complex and (iii) are located in the United States. For the purposes of this Agreement, the term Comparable Facilities shall include, as of the Execution Date (but which may not be included in the future if such properties no longer meet the definition of Comparable Facilities): Sunset Amphitheater in Colorado Springs, Colorado.

 

Complex” has the meaning set forth in Section 9.1.2(a).

 

Complex Budget” means the total budget for the Total Project Costs, broken down in reasonable detail by cost categories including separate line items for the amount payable under each of the Project Construction Document and allowances and contingencies, together with any amendments thereto up to the date Owner obtains a Certificate of Occupancy. City Parties have Approved the initial Complex Budget attached hereto as Exhibit D.

 

Complex Site” means a fee simple interest in the Land, together with (a) the Project Improvements, as and when constructed on the Land, and all alterations and modifications thereof pursuant to the terms of this Agreement and all other Improvements, (b) all air rights and air space above the Land and all existing rights to light and air that are granted to Owner from MEDC and (c) all of MEDC’s right, title and interest, if any, in and to all rights, alleys, rights-of-way, privileges and easements appurtenant to the Land including any intangible property rights, concessions, pouring and branding rights, advertising and broadcasting and/or streaming rights and development rights; subject to the operation and effect of the Permitted Exceptions; and provided, that if at any time hereafter any portion of the Complex Site becomes no longer subject to this Agreement, “Complex Site” shall thereafter mean so much thereof as remains subject to this Agreement.

 

Complex Site Reservations” has the meaning set forth in Section 3.4.

 

Component” means any item of real or tangible personal property that is incorporated in the Complex Site or integral to the operation or maintenance of the Complex Site and located in, on or under the Land in accordance with the terms of this Agreement, including all structural members, all mechanical, electrical, plumbing, heating, ventilating, air conditioning, telecommunication, broadcast, streaming, video, sound and other equipment (including principal components of each such item of equipment), seats, food and beverage preparation, dispensing or serving equipment, electronic parts, Signage, video replay and display equipment, sound systems and speakers and all computers and computer control equipment.

 

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Condemnation Actions” means a taking by any Governmental Authority (or other Person with power of eminent domain) by exercise of any right of eminent domain or by appropriation and an acquisition by any Governmental Authority (or other Person with power of eminent domain) through a private purchase in lieu thereof, but shall not include the dedication of any portion of the Complex Site necessary to obtain Governmental Authorizations or to comply with any other Applicable Law respecting the construction of any Improvements on the Complex Site.

 

Condemnation Award” means all sums, amounts or other compensation for the Complex Site payable to MEDC or Owner as a result of or in connection with any Condemnation Action.

 

Condemnation Expenses” means a City Party’s payment, disbursement, reimbursement or contribution toward the costs of Condemnation Repair Work.

 

Condemnation Repair Work” means the repair, alteration and restoration, including temporary repairs for the protection of Persons or Property pending the completion of any part thereof, of the remaining part of the Complex Site described in clause (a) of the definition thereof to substantially its former condition to the extent that the same may be feasible and in accordance with the Base Complex Plan that has been Approved pursuant to the terms of this Agreement, as and if required, to the extent practical and permitted by Applicable Law.

 

Construction Work” means, collectively, the Project Improvements Work and any Additional Work, including Maintenance and Repair Work, Owner’s Remedial Work, any Casualty Repair Work and any Condemnation Repair Work.

 

Consultant” means Ryan, LLC, the consultant to be hired and paid by the Owner to assist in the drafting, implementation, and management of the Separated Materials Contracts.

 

Contractors’ Equipment” means and refers to all equipment used by any contractor in connection with the Project Improvements Work and the Additional Work, as applicable, whether owned, hired or leased.

 

Cost Overruns” has the meaning set forth in Section 9.1.1.

 

County” means Collin County, Texas.

 

CPI” means the United States Consumer Price Index for all Urban Consumers (also known as the CPI-U) for the Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (1982-1984=100), as published monthly (or if the same shall no longer be published monthly, on the most frequent basis available) by the Bureau of Labor Statistics, U.S. Department of Labor (but if such is subject to adjustment later, then the later adjusted index, together with any correlation factor necessary to relate the later adjusted index to the earlier index, as published by the entity publishing the index, shall be used), or if such publication is discontinued, the CPI shall then refer to comparable statistics on changes in the cost of living for urban consumers as the same may be computed and published (on the most frequent basis available) by an agency of the United States or by a responsible financial periodical of recognized authority, which agency or periodical shall be selected jointly by City and Owner.

 

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Debt” means for any Person without duplication:

 

(a) indebtedness of such Person for borrowed money;

 

(b) obligations of such Person evidenced by bonds, debentures, notes or other similar instruments;

 

(c) obligations of such Person to pay the deferred purchase price of Property or services;

 

(d) obligations of such Person as Owner under Capital Leases;

 

(e) obligations of such Person under direct or indirect guaranties in respect of, and obligations (contingent or otherwise) of such Person to purchase or otherwise acquire, or otherwise to assure a creditor against loss in respect of, indebtedness or obligation of another Person of the kinds referred to in clauses (a) through (d) above; and

 

(f) indebtedness or obligations of others of the kinds referred to in clauses (a) through (e) secured by any Lien on or in respect of any Property of such Person.

 

Default Rate” means the lesser of (i) the Prime Rate plus four percent (4%) per annum or (ii) the Maximum Lawful Rate.

 

Dispute or Controversy” has the meaning set forth in Section 11.5.1.

 

Due Diligence Reports” has the meaning set forth in Section 8 of Appendix D.

 

Due Diligence Work” has the meaning set forth in Section 3 of Appendix D.

 

Effective Date” means the date this Agreement is fully executed by the Parties.

 

Emergency” means any circumstance in which (i) Owner, City Party or the Person in question, as applicable, in good faith believes that immediate action is required in order to safeguard a life or lives, Property or the environment against the likelihood of injury, damage or destruction due to an identified threat or (ii) Applicable Law requires that immediate action is taken in order to safeguard a life or lives, Property or the environment.

 

Encumbrances” means any defects in, easements, covenants, conditions or restrictions affecting, or Liens or other encumbrances on, the title to the Complex Site, whether evidenced by written instrument or otherwise evidenced.

 

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Entitlement” means the earlier of (i) the date on which Owner receives a “Grading Only Permit,” if Owner submits its application for a “Grading Only Permit” on or before December 12, 2024, or (ii) December 15, 2024, if Owner has not submitted its application for a “Grading Only Permit” on or before December 12, 2024; provided, however, if Owner has submitted, but the City has not approved, the “Grading Only Permit” on or before December 12, 2024, Entitlement shall occur on the date the City Council approves the “Grading Only Permit.”

 

Environmental Claim” means any Action or Proceeding regarding the Complex Site (i) arising under an Environmental Law or (ii) related to or arising out of an Environmental Event.

 

Environmental Event” means the occurrence of any of the following: (i) any noncompliance with an Environmental Law; (ii) an environmental condition requiring responsive action, including an environmental condition at the Complex Site caused by a third party; (iii) any event on, at or from the Complex Site or related to the operation thereof of such a nature as to require reporting to applicable Governmental Authorities under any Environmental Law; (iv) an emergency environmental condition; or (v) the existence or discovery of any spill, discharge, leakage, pumpage, drainage, pourage, interment, emission, emptying, injecting, escaping, dumping, disposing, migration or other release or any kind of Hazardous Materials on, at or from the Complex Site which may cause a threat or actual injury to human health, the environment, plant or animal life.

 

Environmental Law(s)” means any applicable Federal, state or local statute, law (including common law tort law, common law nuisance law and common law in general), rule, regulation, ordinance, code, permit, concession, grant, franchise, license, policy or rule of common law now in effect or adopted in the future, and in each case as may be amended or replaced, and any judicial or administrative interpretation thereof (including any judicial or administrative order, consent decree or judgment) relating to (i) the environment, health, safety or Hazardous Materials, (ii) the storage, handling, emission, discharge, release and use of chemicals and other Hazardous Materials, (iii) the generation, processing, treatment, storage, transport, disposal, investigation, remediation or other management of waste materials of any kind, and (iv) the protection of environmentally sensitive areas, including the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. §§ 9601 et seq.; the Hazardous Materials Transportation Act, as amended, 49 U.S.C. §§ 5101 et seq.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §§ 6901 et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. §§ 1251 et seq.; the Toxic Substances Control Act, 15 U.S.C. §§ 2601 et seq.; the Clean Air Act, 42 U.S.C. §§ 7401 et seq.; the Safe Drinking Water Act, 42 U.S.C. §§ 300f et seq.; the Endangered Species Act, as amended, 16. U.S.C. §§ 1531 et seq.; the Texas Solid Waste Disposal Act, Tex. Health & Safety Code Ann. Ch. 361 (Vernon 1990); the Texas Clean Air Act, Tex. Health & Safety Code Ann. Ch. 382 (Vernon 1990); the Texas Water Code, Tex. Water Code Ann. (Vernon 1988 and Supp. 1990); the Texas Hazardous Substances Spill Prevention and Control Act, Tex. Water Code Ann. (Vernon 1988 and Supp. 1990); the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§ 136 et. Seq.; and the Emergency Preparedness and Response Community Right-to-Know Act, 42 U.S.C. § 11001.

 

Event of Default” has the meaning set forth in Section 23.1.1 and Section 23.1.2.

 

Excess/Umbrella Policy for Additional Work” has the meaning set forth in Section 19.1.2(e).

 

Excess/Umbrella Policy for Project Improvements Work” has the meaning set forth in Section 19.1.1(e).

 

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Excusable City Party Delay” means any City Party Delay that is caused by or attributable to (but only to the extent of) Force Majeure. No City Party Delay arising from the failure to make funds available for any purpose shall ever be an Excusable City Party Delay unless such failure, inability or refusal itself arises directly from, and is based upon, another event or circumstance which is an Excusable City Party Delay.

 

Excusable City Party Delay Period” means with respect to any particular occurrence of Excusable City Party Delay, that number of days of delay in the performance by a City Party of its obligations under the Agreement actually resulting from such occurrence of Excusable City Party Delay.

 

Excusable Owner Delay” means any Owner Delay that is caused by or attributable to (but only to the extent of) Force Majeure. No Owner Delay arising from the failure to make funds available for any purpose shall ever be an Excusable Owner Delay unless such failure, inability or refusal itself arises directly from, and is based upon, another event or circumstance which is an Excusable Owner Delay.

 

Excusable Owner Delay Period” means with respect to any particular occurrence of an Excusable Owner Delay, that number of days of delay in the performance by Owner of its obligations hereunder actually resulting from such occurrence of Excusable Owner Delay, but not to exceed three hundred sixty-five (365) days with respect to any deadline or time period with respect to any Construction Work other than the Project Improvements Work.

 

Execution Date” has the meaning set forth in the preamble to the Agreement.

 

Expiration Date” has the meaning set forth in Section 2 of Appendix B.

 

Final Base Complex Plan” has the meaning set forth in Section 11.1.2.

 

Final Completion” means (i) with respect to the Project Improvements Work or any component of the Project Improvements Work, (A) the final completion of the design, development, construction, furnishing and all other aspects of such work and Improvements in accordance in all material respects with the Project Plans (all of which have been Approved pursuant to the terms of this Agreement, as and if required), all Applicable Law and all other requirements of this Agreement, including the completion of the punch-list type items referred to in the definition of the term “Substantial Completion,” (B) the issuance of all Governmental Authorizations necessary to use, occupy and operate all aspects and areas of the Complex Site in accordance with the terms of this Agreement including all Governmental Authorizations required to be issued to Owner or its Affiliates to fulfill its obligations under this Agreement and (C) Commencement of Operations in accordance with the terms of this Agreement and all Applicable Law and (ii) with respect to the Material Additional Work, means (A) the final completion of the design, development, construction, furnishing and all other aspects of such work and Improvements in accordance in all material respects with the Material Additional Work Specifications, the Material Additional Work Plans, all Applicable Law and all other requirements of this Agreement, including the completion of the punch-list type items referred to in the definition of the term “Substantial Completion,” (B) the issuance of all Governmental Authorizations necessary to use, occupy and operate all aspects and areas of the Complex Site in accordance with the terms of this Agreement including all Governmental Authorizations required to be issued to Owner or its Affiliates to fulfill its obligations under this Agreement (if any) and (C) Commencement of Operations as to all elements of the Complex Site in accordance with the terms of this Agreement and all Applicable Law. Substantial Completion of such work and Improvements is a prerequisite to Final Completion of the same.

 

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First Class” means maintained and operated in a manner consistent with other United States amphitheaters of similar size and programming as the Complex that are generally recognized in the industry as being first class venues capable of providing a high-quality patron experience in all material respects, and in any event, of at least equivalent quality to other facilities owned and/or operated by Owner or its affiliates, such as Sunset Amphitheater in Colorado Springs, Colorado.

 

Force Majeure” means any act that (a) materially and adversely affects the affected Party’s ability to perform the relevant obligations under this Agreement or delays such affected Party’s ability to do so, (b) is beyond the reasonable control of the affected Party, (c) is not due to the affected Party’s willful misconduct or negligence and (d) could not be avoided, by the Party who suffers it, by the exercise of commercially reasonable efforts, including the expenditure of any reasonable sum of money. Subject to the satisfaction of the conditions set forth in (a) through (d) above, Force Majeure shall include: (i) natural phenomena, such as pandemics, floods, earthquakes; (ii) wars, civil disturbances, revolts, insurrections, terrorism, sabotage and threats of sabotage or terrorism; (iii) transportation disasters, whether by ocean, rail, land or air; (iv) strikes or other labor disputes that are not due to the breach of any labor agreement by the affected Party; (v) fires; (vi) actions or omissions of a Governmental Authority (including the actions of City in its capacity as a Governmental Authority) that were not voluntarily induced or promoted by the affected Party, or brought about by the breach of its obligations under this Agreement or any Applicable Law (including any Shelter in Place restrictions or other state or county emergency shut-down or closed requirements for the Complex Site); and (vii) failure of either Party to perform any of its obligations under this Agreement within the time or by the date required pursuant to the terms of this Agreement for the performance thereof; provided, however, that under no circumstances shall Force Majeure include (A) economic hardship, (B) any strike or labor dispute involving employees of Owner, other than industry wide or nationwide strikes or labor disputes, (C) rainfall and temperature conditions that are consistent with historical norms, (D) the inability to pay debts or other monetary obligations in a timely manner, (E) any delay, default, or failure (financial or otherwise) of the Project Contractor or any subcontractor, vendor or supplier of Owner or the Project Contractor that is not the result of an event that would otherwise be Force Majeure.

 

Functional Obsolescence” shall mean any equipment, fixture, furnishing, facility, structure or any other Component of the Complex Site that is not dysfunctional (and thus not Physically Obsolete), but is no longer reasonably optimal for its intended purposes or otherwise does not comply with the standards of Comparable Facilities, by reason of (i) material innovations, inventions or improvements in the design, manufacture, operation or production of comparable equipment, systems or facilities that render more efficient, more satisfactory or more technologically advanced service or (ii) business patterns or practices (such as methods for selling tickets or admitting patrons to the Project Improvements) that require the modification or addition of equipment or facilities.

 

GAAP” means generally accepted accounting principles, applied on a consistent basis, as set forth in Opinions of the Accounting Principles Board of the American Institute of Certified Public Accountants and/or in statements of the Financial Accounting Standards Board and/or their respective successors, which are applicable in the circumstances as of the date in question. Accounting principles are applied on a “consistent basis” when the accounting principles observed in a current period are comparable in all material respects to those accounting principles applied in a preceding period.

 

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GL Policy for Additional Work” has the meaning set forth in Section 19.1.2(d).

 

GL Policy for Project Improvements Work” has the meaning set forth in Section 19.1.2(d).

 

Governmental Authority” means any Federal, state, or local entity, authority or agency, court, tribunal, regulatory commission or other body, whether legislative, judicial or executive (or a combination or permutation thereof), including a local government corporation. The City Parties shall not, in exercising their rights under this Agreement, be considered a Governmental Authority.

 

Governmental Authorizations” means all approvals, consents, decisions, authorizations, certificates, confirmations, exemptions, applications, notifications, concessions, acknowledgments, agreements, licenses, permits, environmental permits, decisions, right of ways, and similar items from any Governmental Authority.

 

Governmental Function” means any regulatory, legislative, permitting, zoning, enforcement (including police power), licensing or other functions that City Parties are authorized or required to perform in its capacity as a Governmental Authority in accordance with Applicable Law. The entering into this Agreement and the performance by a City Party of its obligations under this Agreement shall not be considered a “Governmental Function.”

 

Hazardous Materials” means (a) any petroleum or petroleum products, metals, gases, chemical compounds, radioactive materials, asbestos, urea formaldehyde foam insulation, transformers or other equipment that contain dielectric fluid containing polychlorinated biphenyls, lead paint, putrescible and infectious materials, and radon gas; (b) any chemicals or substances defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “extremely hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “contaminants” or “pollutants,” or words of similar import, under any applicable Environmental Law; and (c) any other chemical, material or substance, exposure to which is prohibited, limited or regulated by any applicable Environmental Law or Governmental Authority or which is regulated because of its adverse effect or potential adverse effect on health and the environment including soil and construction debris that may contain any of the materials described in this definition.

 

Impositions” means all Property Taxes, all personal property taxes and all possessory interest taxes imposed or assessed upon the Complex Site (including any interest of Owner City Party hereunder), on any items of real property or Owner’s Personal Property located on the Complex Site, all use and occupancy taxes, all excises, levies, license and permit fees, general and special, ordinary and extraordinary, foreseen and unforeseen, that are, with respect to this Agreement, assessed, levied, charged, confirmed or imposed upon or with respect to or become payable out of or become a lien on the Complex Site, or the appurtenances thereto, or for any use or occupation of the Complex Site, or such franchises, licenses and permits as may be appurtenant or related to the use of the Complex Site, this transaction or any documents to which Owner is a party, creating or transferring an interest or estate in the Complex Site, or any real estate taxes, assessments, excises, levies or fees, general or special, ordinary or extraordinary, foreseen or unforeseen (including assessments for public improvements and betterment, and any mass transit, park, child care and art contributions, assessments or fees) that are levied, imposed or assessed upon the fee simple estate of the Land.

 

Appendix A
Page 12

 

 

Improvements” means all improvements, structures, buildings and fixtures of any kind whatsoever, other than trade fixtures that constitute Personal Property, whether above or below grade, including buildings, the foundations and footings thereof, utility installations, storage, loading facilities, walkways, driveways, landscaping, signs, site lighting, site grading and earth movement, and all fixtures, plants, apparatus, appliances, furnaces, boilers, machinery, engines, motors, compressors, dynamos, elevators, fittings, piping, connections, conduits, ducts and equipment of every kind and description now or hereafter affixed or attached to any of such buildings, structures or improvements and used or procured for use in connection with the heating, cooling, lighting, plumbing, ventilating, air conditioning, refrigeration, or general operation of any of such buildings, structures or improvements, and any exterior additions, changes or alterations thereto or replacements or substitutions therefor.

 

Inoperable Condition” means the existence of a condition (but only to the extent the same is not the result of the failure of Owner to perform its obligations under this Agreement) pursuant to which the operation of the Complex Site, in Owner’s commercially reasonable business judgment, cannot be practically conducted in the remaining portion of the Complex Site (taking into account the amount of Condemnation Award available for restoration), due to physical constraints, Applicable Law, provisions of any insurance policy required to be maintained by Owner pursuant to the terms of this Agreement or the terms, conditions and covenants of this Agreement, in substantially the same manner as conducted immediately prior to such taking.

 

Insolvency Event” means, with respect to any Person, (a) such Person’s or any of its Major Subsidiaries’ (i) failure to not generally pay its debts as such debts become due, (ii) admitting in writing its inability to pay its debts generally or (iii) making a general assignment for the benefit of creditors; (b) any proceeding being instituted by or against such Person or any of its Major Subsidiaries (i) seeking to adjudicate it a bankrupt or insolvent, (ii) seeking liquidation, winding up, reorganization, arrangement, adjustment, protection, relief, or composition of it or its debts under any law relating to bankruptcy, insolvency or reorganization or relief of debtors or (iii) seeking the entry of an order for relief or the appointment of a receiver, trustee or other similar official for it or for any substantial part of its Property and, in the case of any such proceeding instituted against such Person or any such Major Subsidiary, any such proceeding shall remain undismissed for a period of ninety (90) days or any of the actions sought in such proceeding shall occur; or (c) such Person’s or any of its Major Subsidiaries’ taking any corporate action to authorize any of the actions set forth above in this definition.

 

Insurance Covenant” means all of the covenants and agreements of Owner with respect to insurance policies and coverages to be maintained by Owner and its contractors and subcontractors (of any tier) pursuant to and in accordance with this Agreement.

 

Insurance Standard” means such insurance policies, coverage amounts, types of coverage, endorsements or deductibles, as applicable, that (i) in connection with any Construction Work, that a Reasonable and Prudent Developer or Reasonable and Prudent Operator, as applicable, would reasonably be expected to obtain, keep and maintain, or require to be obtained, kept and maintained with respect to the Complex Site and such Construction Work and (ii) with respect to the operation and use of the Complex Site, that a Reasonable and Prudent Operator would reasonably be expected to obtain, keep and maintain, or require to be obtained, kept and maintained with respect to the Complex Site and the ownership, operation and use thereof.

 

Appendix A
Page 13

 

 

Insured Casualty Risks” means physical loss or damage from fire, casualty, lightning, windstorm, hail, flooding, earth movement (including earthquake, landslide, subsidence and volcanic eruption), collapse, water damage, leakage from fire protection equipment or sprinkler systems, explosion (except steam boiler explosion), smoke, aircraft (including objects falling therefrom), motor vehicles, riot, riot attending a strike, civil commotion, sabotage, terrorism, vandalism, malicious mischief, theft, civil or military authority and all other peril (including resultant loss or damage arising from faulty materials, workmanship or design).

 

Insured Materials and Equipment” means all materials intended for incorporation into the Complex Site, whether stored on-site or off-site, and all machinery, equipment and tools, whether owned, leased or borrowed and brought on-site and/or otherwise utilized but not incorporated into the Project Improvements, by Owner or Owner’s other contractors and subcontractors, including temporary buildings, site huts, trailers and offices and their contents and all other property of the insured or in their care, custody or control while at the construction site or in storage facilities on- or off-site.

 

Land” means the tract of land described in Exhibit A together with all appurtenances thereto.

 

Legal Holiday” means any day, other than a Saturday or Sunday, on which the City’s administrative offices are closed for business.

 

Letter of Credit” means a standby letter of credit issued at the request of the Owner or an Affiliate of Owner for the benefit of the MEDC, by a financial institution reasonably acceptable to the MEDC, in an amount at least equal to $35,000,000 (or $25,000,000 if a partial cash payment is made by Owner), such letter of credit only to be drawn in the event (i) Owner does not cause Final Completion of the Project Improvements Work on or before the dates required in this Agreement, (ii) Owner no longer has “control,” as defined in Section 21.1, of the Complex Site, the Project Improvements or the Property generally, subject only to the rights granted to the Operator under the terms of the Operating Agreement, or (iii) an Event of Default has occurred pursuant to Section 23.1.1(f).

 

Lien” means any mortgage, charge, pledge, lien, privilege, security interest, hypothecation or other encumbrance upon or with respect to any Property or assets or any kind, whether choate or inchoate, whether real or personal tangible or intangible, now owned or hereafter acquired.

 

Maintenance” means all work (including all labor, supplies, materials and equipment) which is of a routine nature and is reasonably necessary for the cleaning and routine care of and preventative maintenance and repair for any property, structures, surfaces, facilities, fixtures, equipment, furnishings, improvements and Components that form any part of the Complex Site in a manner reasonably consistent with the standards at other Comparable Facilities. Maintenance shall include the following: (i) preventative or routine maintenance that is stipulated in the operating manuals for the Components; (ii) periodic testing of building systems, such as mechanical, card-key security, fire alarm, lighting and sound systems; (iii) ongoing trash removal; (iv) regular maintenance procedures for heating, ventilation and air-conditioning, plumbing, electrical, roof and structural systems and vertical lift systems (e.g., escalators and elevators); (v) painting or application of protective materials; (vi) cleaning prior to, during and following, and necessary as a direct result of, all events at the Project Improvements; and (vii) routine changing of light bulbs, ballasts, fuses and circuit breakers as they fail in normal use.

 

Appendix A
Page 14

 

 

Maintenance and Repair Work” has the meaning set forth in Section 14.1.1.

 

Major Subsidiary” or “Major Subsidiaries” means a Subsidiary whose Insolvency Event would reasonably be expected to have a material adverse effect on the Person in question and/or the operation of the Complex.

 

Material Additional Work” means any Additional Improvements (i) that do not substantially conform in any material respect to the Permitted Uses or (ii) that constitute material changes or alterations in, to or of the Project Improvements that do not conform to the Project Specifications or the Project Schematics which have been Approved pursuant to the terms of this Agreement.

 

Material Additional Work Architect” means a Qualified Design Professional.

 

Material Additional Work Construction Contract” means the construction contract to be entered into by Owner with the Material Additional Work Construction Contractor for the construction of Material Additional Work.

 

Material Additional Work Construction Contractor” means a Qualified Contractor.

 

Material Additional Work Construction Schedule” means a schedule of critical dates relating to the construction of the Material Additional Work (which dates may be described or set forth as intervals of time from or after the completion or occurrence of the proceeding task or event), which schedule, shall include the dates for (a) ordering and delivery of critical delivery items, such as construction components or items requiring long lead time for purchase or manufacture, or items which by their nature affect the basic structure or system of the Improvements, (b) completion of the Material Additional Work Plans in detail sufficient for satisfaction of all Applicable Law (including issuance of all necessary Governmental Authorizations), (c) issuance of all Governmental Authorizations prerequisite to commencement of the Material Additional Work, (d) commencement of the Material Additional Work and (e) Final Completion of the Material Additional Work. The “Material Additional Work Construction Schedule” shall be adjusted as appropriate to reflect the delay in the Material Additional Work by Owner resulting from each occurrence of Excusable Owner Delay in accordance with the provisions of Section 9.1 of this Agreement.

 

Material Additional Work Design Contract” means the services contract to be entered into by Owner with respect to the Material Additional Work Architect for the design of the Material Additional Work and preparation of the Material Additional Work Plans.

 

Material Additional Work Plans” means individually and collectively, the concept drawings, schematic drawings, design development drawings and detailed working drawings for the Material Additional Work prepared by the Material Additional Work Architect.

 

Appendix A
Page 15

 

 

Material Additional Work Specifications” means schematic design plans for the Material Additional Work showing all elements of the Material Additional Work and their effect on the Project Improvements (including conceptual plans, schematic plans and design development plans and specifications), conforming in all respects to the usual and customary standards of the American Institute of Architects for schematic design plans and submitted to the City for its Approval.

 

Material Additional Work Submission Matters” means all of the following:

 

(a) the proposed Material Additional Work Construction Schedule, together with a statement of whether such Material Additional Work shall require any down time and, if so, the duration and dates for such down time;

 

(b) the name and qualifications of the proposed Material Additional Work Architect and the Material Additional Work Construction Contractor;

 

(c) the Material Additional Work Specifications; and

 

(d) the Material Additional Work Plans.

 

Material Change” means any modification to the Project Improvements that would cause the Project Improvements not to substantially conform in all material respects to those aspects of the Project Specifications, the Project Schematics, the Project Drawings or the Project Plans, as applicable, such that (a) the Project Improvements would be materially and adversely impacted with respect to public accommodation taken as a whole (such as reductions to the number of restrooms or configuration of seats, concessions and support), public safety, exterior appearance, sustainability, or overall capacity or (b) the overall quality or scope of the Project Improvements would be materially diminished relative to the overall quality and scope reflected by the previously Approved Project Specifications, Project Schematics, Project Drawings or Project Plans taken as a whole, as applicable.

 

Maximum Lawful Rate” means the maximum non-usurious interest rate, if any, that at any time, or from time to time, may be contracted for, taken, reserved, charged or received on any indebtedness or other sum becoming due and owing under this Agreement, under Applicable Law with respect to the Person entitled to collect such interest and such indebtedness or, to the extent permitted by Applicable Law, under such Applicable Law which may hereafter be in effect and which allow a higher maximum non-usurious interest rate than Applicable Law now allow.

 

MCDC” has the meaning set forth in the preamble to this Agreement.

 

Mechanic’s Lien” has the meaning set forth in Section 9.5.

 

MEDC” has the meaning set forth in the preamble to this Agreement.

 

Mortgage” means a mortgage, a deed of trust, a security agreement or any other type of security instrument pursuant to which a Lien is granted to secure Debt.

 

Mortgagee” means the trustee and beneficiary under, and the party secured by, any Mortgage.

 

Appendix A
Page 16

 

 

Naming Rights” has the meaning set forth in Section 25.9.1.

 

Non-Appropriation” means and shall be deemed to have occurred with respect to any payment obligation or other monetary obligation of a City Party (in any capacity) that may arise under this Agreement during any Agreement Year and for which a City Party is determined to have liability or responsibility, if a City Party fails to make an Appropriation within sufficient time to avoid a City Party Default under this Agreement; provided however, Non-Appropriation does not constitute a City Party Default.

 

Note” has the meaning set forth in Section 3.3.2.

 

Notice” has the meaning set forth in Section 21 of Appendix B.

 

Open Records Act” has the meaning set forth in Section 25.5.

 

Opinion Request” has the meaning set forth in Section 25.5.

 

Operating Standard” means the continuous operation, maintenance and repair of the Complex on a full-service basis in a manner consistent with (i) other First Class amphitheaters in the United States; (ii) current prudent business and management practices applicable to the operation, repair, maintenance and management of a First Class amphitheater, including compliance with Applicable Law; (iii) the requirements and limitations set forth in this Agreement; (iv) at a minimum, the standards applicable to other amphitheaters operated by Owner or an affiliate of Owner; and (v) keeping the Complex in a clean, sanitary and attractive condition, and reasonably calculated to protect and preserve the assets and the Parties’ investment in the Complex.

 

Operator” shall mean the entertainment promoter entity identified in the Operator Agreement, namely, Live Nation Entertainment, Inc., Anschutz Entertainment Group, Inc., or Oak View Group, LLC, including approved affiliates thereof.

 

Owner” has the meaning set forth in the preamble to this Agreement.

 

Owner Default” has the meaning set forth in Section 23.1.1.

 

Owner Delay” means any delay by Owner in achieving performance of its obligations under this Agreement, including any of the deadlines set forth in Section 7.1 of this Agreement with respect to the Project Improvements Work.

 

Owner Estate” means, collectively, (i) the fee simple estate in the Land to be granted to Owner pursuant to this Agreement and (ii) all other rights, titles and interest granted to Owner under this Agreement.

 

Owner Liabilities” has the meaning set forth in Section 19.7.1.

 

Owner Representative” has the meaning set forth in Section 2.2.

 

Owner’s Business Interruption Policy” has the meaning set forth in Section 19.4.1(e).

 

Owner’s Excess/Umbrella Policies” has the meaning set forth in Section 19.1.3(d).

 

Appendix A
Page 17

 

 

Owner’s GL Policy” has the meaning set forth in Section 19.1.3(a).

 

Owner’s Remedial Work” has the meaning set forth in Section 9.3.1.

 

Owner’s Risks” has the meaning set forth in Section 7.2.

 

Owner’s Workers’ Compensation Policy” has the meaning set forth in Section 19.1.3(c).

 

Parties” or “Party” has the meaning set forth in the preamble to this Agreement.

 

Permitted Exceptions” means (i) to the extent not amended in writing by the Parties prior to the Closing Date, those certain Encumbrances upon and/or exceptions to the title to the Complex Site that are referenced and/or described on Exhibit C attached hereto and (ii) the Complex Site Reservations and all rights to use the Complex Site pursuant thereto.

 

Permitted Project Financing” means one or more loans with a Qualified Lender secured by a Mortgage, together with all modifications, renewals, supplements, substitutions and replacements thereof, entered into by Owner for the sole purpose of financing or refinancing Owner’s obligations to design, develop and construct the Project Improvements and to operate the Project Improvements in accordance with the terms of this Agreement.

 

Permitted Project Financing Holder” means any Qualified Lender that is the owner and holder of any component of a Permitted Project Financing.

 

Permitted Uses” has the meaning set forth in Section 12.1.

 

Person” means any individual, corporation, limited or general partnership, limited liability company, joint venture, association, joint-stock company, trust, unincorporated organization or government or any agency or political subdivision thereof or any other form of entity.

 

Personal Property” means any and all movable equipment, furniture, trade fixtures and other tangible personal property that are owned by Owner and located on or within the Complex Site and that do not constitute fixtures and can be removed from the Complex Site without damage thereto.

 

Personal Property Insurance Policy” has the meaning set forth in Section 19.1.3.

 

Physical Obsolescence” or “Physically Obsolete” shall mean any equipment, fixture, furnishing, facility, surface, structure or any other Component of the Complex Site that does not comply with Applicable Law or has become dysfunctional due to defects in design, materials or workmanship, ordinary wear and tear or damage (other than as a result of Owner’s failure to perform its maintenance obligations under this Agreement). For the purposes of determining if an improvement is Physically Obsolete, any equipment, fixture, furnishing, facility, surface, structure or any other Component shall be deemed dysfunctional if such equipment, fixture, furnishing, facility, surface, structure or other Component has deteriorated or has been damaged to a degree that cannot be remedied through Maintenance (including replacement necessitated by repeated breakdown or failure of a Component despite Maintenance).

 

Appendix A
Page 18

 

 

Preliminary Base Complex Plan” has the meaning set forth in in Section 11.1.2.

 

Pre-Construction Period” has the meaning set forth in Section 2 of Appendix D.

 

Prime Rate” means the rate of interest from time to time reported by the Wall Street Journal’s bank survey.

 

Prohibited Uses” has the meaning set forth in Section 12.2.

 

Project Architect” means BCA-Studios Architects, or such subsequent Qualified Design Professional as Owner identifies in a Notice to City Parties.

 

Project Construction Contract” means the contract or contracts between Owner and its construction contractors for the Project Improvements, such Contract to require such contractors to perform such construction work in a good and workmanlike manner and for a fixed price or a guaranteed maximum price for all such work .

 

Project Construction Contract Bond” has the meaning set forth in Section 9.3.4.

 

Project Construction Contract Requirements” has the meaning set forth in Section 9.3.4.

 

Project Construction Documents” means any and all contracts, documents or other instruments entered into by or on behalf of Owner or any other of its Affiliates for the development, design or construction of the Project Improvements, including the Project Construction Contract and the Project Design Contract.

 

Project Construction Schedule” means a schedule of critical dates relating to the Project Improvements Work and the Commencement of Operations (which dates may be described or set forth as intervals of time from or after the completion or occurrence of the preceding task or event), which schedule shall include the estimated dates for (i) ordering and delivering of critical delivery items, such as construction components or items requiring long lead time for purchase or manufacture, or items which by their nature affect the basic structure or systems of the Project Improvements, (ii) completion of the Project Plans in detail sufficient for satisfaction of all Applicable Law (including issuance of necessary building permits), (iii) issuance of all Governmental Authorizations and satisfaction of all Applicable Law prerequisite to commencement of the Project Improvements Work, (iv) commencement of any of Owner’s Remedial Work and all other Project Improvements Work, (v) Substantial Completion of the Project Improvements and (vi) all material elements of pre-opening services. The Project Construction Schedule shall be adjusted as appropriate to reflect the delay in the Project Improvements Work by Owner resulting from each occurrence of Excusable Owner Delay in accordance with the provisions of this Agreement. City Parties have Approved the initial Project Construction Schedule attached hereto as Exhibit E.

 

Project Contractor” means BCA-Studios Architects or another Qualified Contractor.

 

Appendix A
Page 19

 

 

Project Costs” means all documented, direct, out-of-pocket third party costs incurred or to be incurred by Owner, Project Contractor and the Project Architect and their respective other contractors, consultants, subcontractors and subconsultants in order for Owner to fulfill its obligations under this Agreement to cause Final Completion of the Project Improvements Work, including all amounts payable to a third party under any of the Project Construction Documents. Project Costs shall not include (i) general and administrative costs of Owner or any Affiliate of Owner in connection with the Project Improvements Work, (ii) any bankers’ fees, interest and other expenses of financing, (iii) permit fees, utility connection fees and utility costs and similar matters for which participation is not possible, (iv) working capital, (v) the cost of any merchandise, food or beverages or (vi) legal fees or other costs incurred in connection with negotiation or entering into this Agreement.

 

Project Design Contract” means the Architectural Services Agreement between Owner and the Project Architect for the design of the Project Improvements and preparation of the Project Plans, or such subsequent Project Design Contract as is executed by Owner with a subsequent Project Architect in accordance with the terms of this Agreement.

 

Project Documents” means this Agreement and all other documents, instruments and agreements entered into between City Parties and Owner during the Term in connection with the transactions contemplated by this Agreement, as such documents, instruments and agreements may be amended, supplemented, modified, renewed or extended from time to time.

 

Project Drawings” means the design development plans and drawings and final site elevations for the Project Improvements prepared by the Project Architect and delivered by Owner to City Parties for confirmation in accordance with the terms of this Agreement, and which are sufficient in detail to allow City Parties to determine whether the same conform in all material respects to the Project Specifications and the Project Schematics.

 

Project Improvements” means the Improvements and the Personal Property described in the Project Specifications, Project Schematics, Project Drawings and Project Plans.

 

Project Improvements Work” means the design, development and construction of the Project Improvements in accordance with the terms of this Agreement.

 

Project Plans” means the detailed working construction drawings for the Project Improvements prepared by the Project Architect and delivered by Owner to City Parties for confirmation in accordance with the terms of this Agreement.

 

Project Schematics” means the concept drawings, schematic drawings and preliminary elevations for the Project Improvements prepared by the Project Architect and delivered to City Parties for Approval in accordance with the terms of this Agreement and which (i) show in reasonable detail all proposed buildings, structures, fixtures, signage, facilities, equipment and other improvements to be constructed as part of the Project Improvements Work, (ii) identify in reasonable detail all uses to be made of each area at the Complex Site (including areas within the Project Improvements) and (iii) be consistent with, and show in reasonable detail, the elements of the Project Specifications.

 

Project Specifications” has the meaning set forth in Section 9.1.2, as may be modified by Material Additional Work Submission Matters that have been Approved by City Parties pursuant to the terms of this Agreement, as and if required.

 

Appendix A
Page 20

 

 

Property” means any interest in any kind of property or asset, whether real, personal or mixed, or tangible or intangible.

 

Property Taxes” means any real estate ad valorem taxes and assessments, or any other similar form of tax or assessment now or hereinafter levied and assessed against the property in question.

 

Qualified Contractor” means a general contractor that, on the date its name and qualifications are submitted to City, and if such general contractor thereafter becomes (or replaces the prior) Project Contractor, at all times until Final Completion of the Project Improvements Work, shall satisfy all of the following criteria:

 

(a) licensed and otherwise in compliance with all Applicable Law to do business and act as a general contractor in the State of Texas and the City of McKinney, Texas for the type of work proposed to be performed by such contractor;

 

(b) possessed of the capacity to obtain payment and performance bonds in the full amount of the pertinent construction contract from a Qualified Surety;

 

(c) well experienced as a general contractor in comparable work; and

 

(d) neither such general contractor nor its Affiliate is in default under any material obligation to a City Party under any other contract between such contractor or its Affiliate and such City Party.

 

Qualified Design Professional” means an architect that, on the date its name and qualifications are submitted to City, and if such architect thereafter becomes the Project Architect, at all times until Final Completion of the Project Improvements Work, satisfies all of the following criteria:

 

(i) Licensed and otherwise in compliance with all Applicable Law to do business and act as an architect in the State of Texas and in the City of McKinney, Texas for the type of work proposed to be performed by such architect;

 

(ii) Well experienced as an architect in comparable work; and

 

(iii) Neither such architect nor any of its Affiliates is in default under any material obligation to a City Party under any other contract between such architect or any of its Affiliates and such City Party.

 

Notwithstanding the foregoing, BCA-Studios Architects satisfies the requirements of a Qualified Design Professional for purposes of qualifying as the Project Architect.

 

Appendix A
Page 21

 

 

Qualified Lender” means a Person which is a state or federally chartered savings bank, savings and loan association, credit union, commercial bank or trust company or a foreign banking institution; an insurance company organized and existing under the laws of the United States or any state thereof or a foreign insurance company; an institutional investor such as, without limitation, a publicly held real estate investment trust, an entity that qualifies as a “REMIC” under the Internal Revenue Code of 1986, as amended, or other public or private investment entity or individual which at the date hereof or in the future, is in the business of investing in the real estate assets or making real estate loans, a mutual fund, hedge fund or investment trust; a brokerage or investment banking organization; an employees’ welfare, benefits, pension or retirement fund; an institutional leasing company; any governmental agency or entity insured by a governmental agency or any combination of the foregoing.

 

Qualified Surety” means any surety which has been approved by City and which has an A.M. Best Company, Inc. rating of “A-” or better and a financial size category of not less than “VIII” (or, if A.M. Best Company, Inc. no longer uses such rating system, then the equivalent or most similar ratings under the rating system then in effect, or if A.M. Best Company, Inc. is no longer the most widely accepted rater of the financial stability of sureties providing coverage such as that required by this Agreement, then the equivalent or most similar rating under the rating system then in effect of the most widely accepted rater of the financial stability of such insurance companies at the time).

 

Reasonable and Prudent Developer” means a developer of projects similar in scope, size and complexity to the Complex Site seeking in good faith to perform its contractual obligations and in so doing and in the general conduct of its undertakings, exercises that degree of skill, diligence, prudence and foresight which would reasonably and ordinarily be expected from a skilled and experienced developer of projects similar to the Complex Site complying with all Applicable Law and engaged in the same type of undertaking.

 

Reasonable and Prudent Operator” means a reasonable and prudent operator of projects similar in scope, size and complexity to the Project Improvements seeking in good faith to perform its contractual obligations and in so doing and in the general conduct of its undertakings exercises that degree of skill, diligence, prudence and foresight which would reasonably and ordinarily be expected from a skilled and experienced operator of Comparable Facilities complying with all Applicable Law and engaged in the same type of undertaking.

 

Related Party” or “Related Parties” means with respect to any Person, such Person’s partners, directors, officers, shareholders, members, agents, employees, auditors, advisors, consultants, servants, counsel, contractors, subcontractors (of any tier), Owners, licensees, sublicensees (of any tier), lenders, successors, assigns, legal representatives, elected and appointed officials, volunteers and Affiliates, and for each of the foregoing their respective partners, directors, officers, shareholders, members, agents, employees, auditors, advisors, counsel, consultants, contractors, subcontractors, licensees, sublicensees, Owners. For the avoidance of doubt, in no event shall a City Party be deemed or considered a “Related Party” of another City Party and in no event shall Owner or any of its Related Parties be deemed or considered to be a “Related Party” of a City Party.

 

Responsible Officer” means with respect to the subject matter of any certificate, representation or warranty of any Person contained in this Agreement, an authorized officer of such Person (or in the case of a partnership, an individual who is a general partner of such Person or such an authorized officer of a general partner of such Person) who, in the normal performance of his operational responsibility, would have knowledge of such matter and the requirements with respect thereto.

 

Review and Approval Rights” has the meaning set forth in Section 11.4.1.

 

Appendix A
Page 22

 

 

Reviewing Party” has the meaning set forth in Section 11.4.1.

 

Separated Materials Contract” means a construction contract in the amount of $5,000,000.00 or more for construction of the Complex Site.

 

Signage” means all signage (permanent or temporary, regardless of medium, including digital, projection or otherwise) in or on the Complex Site, including scoreboards, jumbotron or other replay screens, banners, displays, time clocks, message centers, advertisements, signs and marquee signs.

 

Submitting Party” has the meaning set forth in Section 11.4.1.

 

Subsidiary” means, for any specified Person, an Affiliated Person who is controlled by the specified Person, directly or indirectly, through one or more intermediaries.

 

Substantial Completion” means, (i) when used with respect to the Project Improvements Work or any component of the Project Improvements Work, (A) the substantial completion of all aspects of such work and Improvements in accordance in all material respects with the Project Plans (as Approved pursuant to the terms of this Agreement, as and if required) and with Applicable Law and in accordance in all material respects with the requirements for the same contained in this Agreement such that, subject only to minor punch-list type items, all such work and Improvements are complete and, regardless of such punch-list type items, substantially all of the Improvements are ready for use and occupancy for their intended purposes and are operational in accordance with the Operating Standard and (B) the receipt of all Governmental Authorizations then necessary to Commence Operations and (ii) when used with respect to Additional Work or any component of Additional Work, (A) the substantial completion of all aspects of such work and Improvements in accordance in all material respects with Applicable Law (and with respect to Material Additional Work only, the Material Additional Work Plans) and in accordance in all material respects with the requirements for the same contained in this Agreement such that, subject only to minor punch-list type items, all such work and Improvements are complete and, regardless of such punch-list type items, all of the Improvements are ready for use and occupancy for their intended purposes and are operational in accordance with the Operating Standard and (B) the receipt of all Governmental Authorizations then necessary to commence or resume, as applicable, operations of the Complex Site pursuant to the terms of this Agreement.

 

Substantially All of the Complex Site” has the meaning set forth in Section 20.2.1.

 

Suite” has the meaning set forth in Section 12.8.1.

 

Tax Proceeding” has the meaning set forth in Section 13.2.1.

 

TCO” or “Temporary Certificate of Occupancy” has the meaning set forth in Section 3.3.2.

 

Term” has the meaning set forth in Section 5.1.

 

Ticket Fee” has the meaning set forth in Section 12.3.2.

 

Appendix A
Page 23

 

 

Total Project Costs” means all costs directly incurred by Owner or its Affiliates through the date Owner obtains a Certificate of Occupancy for the design, construction and development of the Project Improvements that conform to the Project Plans for Project Improvements (as Approved pursuant to the terms of this Agreement, as and if required) in accordance with the terms of this Agreement, including the cost of such Project Improvements, furniture, trade fixtures, equipment and other personal property, construction, architectural, engineering and design costs and fees, legal fees, contractor’s fees, development fees, permits and approvals from Governmental Authorities, title examination and surveying costs, financing fees, and other transactional costs.

 

Transfer” has the meaning set forth in Section 21.1.

 

Use Agreement” means a use, lease, sublease, license, concession, occupancy or other agreement for the use or occupancy of any designated space or designated facilities within the Complex Site for any Permitted Use.

 

Utility Upgrade and Extension Costs” has the meaning set forth in Section 14.2.2.

 

Appendix A
Page 24

 

 

APPENDIX B

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Governing Provisions

 

The following Governing Provisions shall apply to and govern this Agreement.

 

1. Accounting Terms and Determinations. Unless otherwise specified, all accounting terms used in this Agreement shall be interpreted, all determinations with respect to accounting matters thereunder shall be made, and all financial statements and certificates and reports as to financial matters required to be furnished hereunder shall be prepared, in accordance with GAAP.

 

2. Survival. Subject to Section 20.6, upon expiration or termination of this
Agreement, Owner’s covenants, representations and agreements in Article XXII shall survive such expiration or termination and shall remain in full force and effect until the later of the date (the “Expiration Date”) that is (i) two (2) years after the Agreement Expiration Date and (ii) the date of payment in full of all amounts payable under this Agreement for which claims have been made in writing by the Party due such payment on or before the date set forth in the preceding clause (i) of this Section 2; provided, however, that it is understood and agreed that this Agreement shall continue in full force and effect with respect to all claims made in writing by either Party on or before the Expiration Date until such claims are paid in full. In addition, the following terms and provisions of this Agreement shall survive any expiration or termination of this Agreement: Article I, Article IV, Section 5.1, Article VII, Section 9.4.3, Section 11.5, Article XII, Article XIII, Section 17.3, Section 19.1.2, Section 19.6, Section 19.7, Section 19.8, Section 20.1.1, Section 20.6, Article XXI, Section 23.1, Section 23.2, Section 23.5, Article XXIV, Section 25.1, Appendix A (as to provisions that survive termination or expiration of this Agreement), Appendix B, and Appendix C.

 

3. Severability. If any term or provision of this Agreement, or the application thereof to any Person or circumstances, shall to any extent be invalid or unenforceable in any jurisdiction, as to such jurisdiction, the remainder of this Agreement, or the application of such term or provision to the Persons or circumstances other than those as to which such term or provision is held invalid or unenforceable in such jurisdiction, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by Applicable Law and any such invalidity or unenforceability in any jurisdiction shall not invalidate or render unenforceable such provision in any other jurisdiction. To the extent permitted by Applicable Law, the Parties hereby waive any provision of law that renders any provision thereof prohibited or unenforceable in any respect.

 

4. Entire Agreement; Amendment. This Agreement constitutes the entire agreement of the Parties with respect to the subject matter hereof and supersedes all prior written and oral agreements and understandings with respect to such subject matter, including that certain Term Sheet dated March 5, 2024 by and among the City Parties and Owner. Neither this Agreement nor any of the terms thereof may be terminated, amended, supplemented, waived or modified orally, but only by an instrument in writing signed by the Party against which the enforcement of the termination, amendment, supplement, waiver or modification shall be sought.

 

Appendix B
Page 1

 

 

5. Table of Contents; Headings; Exhibits. The table of contents, if any, and headings, if any, of the various articles, sections and other subdivisions of this Agreement are for convenience of reference only and shall not modify, define or limit any of the terms or provisions of this Agreement. All Appendices, Schedules and Exhibits attached to this Agreement are incorporated herein by reference in their entirety and made a part hereof for all purposes; provided, however, that in the event of a conflict between the terms of the text of this Agreement and any Appendices, Schedules or Exhibits, the text of this Agreement shall control.

 

6. Parties in Interest; Limitation on Rights of Others. The terms of this Agreement shall be binding upon, and inure to the benefit of, the Parties and their permitted successors and assigns. Nothing in this Agreement, whether express or implied, shall be construed to give any Person (other than the Parties and their permitted successors and assigns and as expressly provided herein) any legal or equitable right, remedy or claim under or in respect of this Agreement or any covenants, conditions or provisions contained therein or any standing or authority to enforce the terms and provisions of this Agreement.

 

7. Counterparts. This Agreement may be executed by the Parties in separate counterparts, each of which when so executed and delivered shall be an original, but all such counterparts shall together constitute but one and the same instrument. All signatures need not be on the same counterpart.

 

8. Law. THIS AGREEMENT AND THE ACTIONS OF THE PARTIES SHALL IN ALL RESPECTS BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF TEXAS (EXCLUDING PRINCIPLES OF CONFLICT OF LAWS).

 

9. Court Proceedings. Subject to Section 11.5 of the Agreement, any suit, action or proceeding against any Party arising out of or relating to this Agreement, any transaction contemplated hereby or, if applicable, any arbitration judgment entered in respect of any thereof may be brought in any Federal court that includes, or state court located in, the City of McKinney, Texas, and the Parties hereby submit to the nonexclusive jurisdiction of such courts for the purpose of any such Suit, action or proceeding. To the extent that service of process by mail is permitted by Applicable Law, the Parties irrevocably consent to the service of process in any such Suit, action or proceeding in such courts by the mailing of such process by registered or certified mail, postage prepaid, at its address for Notice provided for in this Agreement. The Parties irrevocably agree not to assert any objection that they may ever have to the laying of venue of any such suit, action or proceeding in any Federal or state court located in the City of McKinney, Texas, and any claim that any such Suit, action or proceeding brought in any such court has been brought in an inconvenient forum. Each Party agrees not to bring any action, suit or proceeding against the other Party arising out of or relating to this Agreement or any transaction contemplated hereby except in a Federal court that includes, or state court located in, the City of McKinney, Texas.

 

10. No Limitation on City Parties’ Governmental Functions. The Parties acknowledge that each City Party is a Governmental Authority, and that no representation, warranty, consent, Approval or agreement in this Agreement by a City Party shall be binding upon, constitute a waiver by or estop the City Party from exercising any of its rights, powers or duties in connection with its Governmental Functions nor shall any portion of this Agreement be deemed to waive any immunities granted to a City Party when performing its Governmental Functions, which are provided under Applicable Law. Any consent to jurisdiction by a City Party is only with respect to matters arising in its capacity as a Party to this Agreement and expressly does not constitute a waiver of such City Party’s legal immunity or a consent to jurisdiction for any actions, omissions or circumstances, in each case solely arising out of the performance of the City Party’s Governmental Functions. It is acknowledged that Owner’s rights and remedies in connection with any injury, damage or other Claim resulting from any action, omission or circumstances arising out of a City Party’s exercise of its Governmental Functions shall be governed by the laws and regulations concerning Claims against the City Party as a Governmental Entity (which rights and remedies against the City Party with regard to actions by such City Party in exercising its Governmental Functions to remain unaffected by this Agreement.

 

Appendix B
Page 2

 

 

11. Non-liability of City Parties’ Officials and Owner’s Employees. No member of any legislative, executive, or administrative body of, or affiliated with a City Party or its Related Parties, and no official, agent, employee or representative of a City Party or its Related Parties shall be personally liable to Owner or any Person holding by, through or under Owner, for any actions taken in his or her capacity as an official, agent, employee or representative of such Person in the event of any default or breach by a City Party, or for any amount that may become due to Owner or any Person holding by, through or under Owner, or for any other obligation, under or by reason of this Agreement. No officer, director, shareholder, member, agent, employee or representative of Owner or its Related Parties shall be personally liable to a City Party or any Person holding by, through or under a City Party, for any actions taken in his or her capacity as an officer, director, shareholder, agent, employee or representative of such Person in the event of any default or breach by Owner, or for any amount that may become due to a City Party or any Person holding by, through or under a City Party, or for any other obligation, under or by reason of this Agreement.

 

12. Payment on Business Days. If any payment under such instrument is required to be made on a day other than a Business Day, the date of payment shall be extended to the next Business Day.

 

13. Time. Times set forth in this Agreement for the performance of obligations shall be strictly construed, time being of the essence of this Agreement. All provisions in this Agreement which specify or provide a method to compute a number of days for the performance, delivery, completion or observance by a Party of any action, covenant, agreement, obligation or Notice hereunder shall mean and refer to days, unless otherwise expressly provided. However, if the date specified or computed under such instrument for the performance, delivery, completion or observance of a covenant, agreement, obligation or Notice by either Party, or for the occurrence of any event provided for herein, shall be a day other than a Business Day, then the date for such performance, delivery, completion, observance, or occurrence shall automatically be extended to the next calendar day that is Business Day.

 

14. Interpretation and Reliance. No presumption shall apply in favor of any Party in the interpretation of this Agreement or in the resolution of any ambiguity of any provision hereof.

 

15. Attorneys’ Fees. If any Party to this Agreement defaults in the performance of any covenants, obligations or agreements of such Party contained in this Agreement and the other Party hereto places the enforcement of this Agreement, or any part thereof, or the exercise of any other remedy therein provided for such default, in the hands of an attorney who files suit upon the same (either by direct action or counterclaim) or, if applicable, seeks arbitration to handle same, the non-prevailing Party shall pay to the prevailing Party its reasonable attorneys’ fees, costs of arbitration and costs of court. In addition to the foregoing award of attorneys’ fees to the prevailing Party, the prevailing Party shall be entitled to its attorneys’ fees incurred in any post-judgment proceedings to collect or enforce the judgment. This provision is separate and several and shall survive the merger of this Agreement into any judgment or award on this Agreement.

 

Appendix B
Page 3

 

 

16. Joint and Several Liability. If Owner at any time comprises more than one Person, all such Persons shall be jointly and severally liable for performance of every obligation of Owner under this Agreement.

 

17. Relationship of the Parties; No Partnership. The relationship of Owner and the City Parties under this Agreement is that of independent parties, each acting in its own best interests, and notwithstanding anything in this Agreement to the contrary, no aspect of this Agreement shall create or evidence, nor is it intended to create or evidence, a partnership, joint venture or other business relationship or enterprise between Owner and City Parties. As such, City Parties shall have no direct supervision of or obligation to the employees of Owner and any communication of employee matters shall be through the Owner Representative.

 

19. Covenants Running with the Estates in Land. This Agreement and all amendments thereto and assignments hereof shall be recorded in the real property records of Collin County, Texas. The Parties covenant and agree that all of the conditions, covenants, agreements, rights, privileges, obligations, duties, specifications and recitals contained in this Agreement, except as otherwise expressly stated herein, shall be construed as covenants running with title to the Land, Complex Site, and the Owner Estate, respectively, which shall extend to, inure to the benefit of and bind, City, MEDC, and Owner, and their permitted successors and assigns, to the same extent as if such successors and assigns were named as original parties to this Agreement.

 

20. Payments by Either Party. All payments required to be made by either Party to the other Party pursuant to the terms of this Agreement shall be paid in such freely transferable coin or currency of the United States as at the time of payment shall be legal tender for the payment of public and private debts at the receiving Party’s address for payments as set forth in Appendix C. All payments shall be deemed paid and received only when actually received by the other Party and, in the event of payment by check, other than a cashier’s check or certified check, shall not be considered to have been actually received in the event of the failure of such check to clear the receiving Party’s account.

 

21. Notice. Each provision of this Agreement and other requirements with reference to the sending, mailing or delivery of any Notice, direction, Approval, instructions, request, reply, advice, confirmation and other communications (hereinafter severally and collectively called “Notice”), or with reference to the making of any payment by Owner to City Parties, shall have been complied with when and if the procedures described in this Section 21 have been complied with by the Party giving such Notice. All Notices must be in writing and given to such Party at the address set forth in Appendix C to this Agreement or at such other address as such Party shall designate by delivering to the other Party five (5) days’ Notice thereof and shall be (i) sent by prepaid, registered or certified U.S. Mail with return receipt requested, (ii) delivered personally with receipt of delivery, (iii) sent by nationally recognized overnight courier (e.g. Federal Express) with electronic tracking or (iv) sent by electronic mail with a copy to follow by U.S. Mail postage prepaid) to the Party entitled thereto. Such Notices shall be deemed to be duly given or made (i) in the case of U.S. mail in the manner provided above, three (3) Business Days after posting, (ii) if delivered personally with receipt of delivery, when actually delivered by hand and receipted unless such day is not a Business Day, in which case such delivery shall be deemed to be made as of the next succeeding Business Day, (iii) if sent by nationally recognized overnight courier with electronic tracking service, the next Business Day after depositing same with such overnight courier before the overnight deadline, and if deposited with such overnight courier after such deadline, then the next succeeding Business Day or (iv) in the case of facsimile (with confirmation of receipt by the sending machine and a copy to follow by U.S. Mail, postage prepaid), when sent so long as it was received during normal Business Hours of the receiving Party on a Business Day and otherwise such delivery shall be deemed to be made as of the next succeeding Business Day. Each Party hereto shall have the right at any time and from time to time to specify additional parties (Additional Addressees”) to whom Notice thereunder must be given, by delivering to the other Party five (5) days’ Notice thereof setting forth a single address for each such Additional Addressee; provided, however, that no Party shall have the right to designate more than two (2) such Additional Addressees.

 

Appendix B
Page 4

 

 

APPENDIX C

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

ADDRESS FOR PAYMENT AND NOTICES

 

A.CITY: CITY OF MCKINNEY, TEXAS, a Texas home rule municipal corporation

 

(1)Notices and Payments to City. Any notices and payments to City shall be given to City at the following address:

 

City of McKinney, Texas

City Hall

222 N. Tennessee

McKinney, Texas 75069

Attention: City Manager

Email: pgrimes@mckinneytexas.org

Phone: 972-547-7500

 

with sufficient information to identify the source of such funds, and with copies of all notices relating to defaults, remedies or indemnification being sent to:

 

Mark Houser

City Attorney

City of McKinney, Texas
222 N. Tennessee

McKinney, Texas 75069
Email: mhouser@bhlaw.net

 

B.MEDC: MCKINNEY ECONOMIC DEVELOPMENT CORPORATION, a non-profit development corporation

 

(1)Notices and Payments to MEDC. Any notices and payments to MEDC shall be given to MEDC at the following address:

 

McKinney Economic Development Corporation

7300 SH 121 SB Suite 200

McKinney, Texas 75070

Attention: President and CEO

Email: mkowski@mckinneyedc.com

Phone: 972-547-7651

 

with sufficient information to identify the source of such funds, and with copies of all notices relating to defaults, remedies or indemnification being sent to:

 

Mark Houser
City Attorney 

City of McKinney, Texas
222 N. Tennessee

McKinney, Texas 75069
Email: mhouser@bhlaw.net

 

Appendix C
Page 1

 

 

C.MCDC: MCKINNEY COMMUNITY DEVELOPMENT CORPORATION, a non-profit development corporation

 

(1)Notices and Payments to MCDC. Any notices and payments to MCDC shall be given to MCDC at the following address:

 

McKinney Community Development Corporation

7300 SH 121 SB Suite 200

McKinney, Texas 75070

Attention: President

Email: cschneible@mckinneycdc.org

Phone: 972-547-7654

 

with sufficient information to identify the source of such funds, and with copies of all notices relating to defaults, remedies or indemnification being sent to:

 

Mark Houser

City Attorney

City of McKinney, Texas
222 N. Tennessee

McKinney, Texas 75069
Email: mhouser@bhlaw.net

 

D.OWNER: NOTES LIVE, INC.

 

(1)Notices and Payments to Owner. All payments to Owner shall be given to Owner at the following address:

 

Notes Live, Inc.

1755 Telstar, Suite 501

Colorado Springs, CO 80920
Attention: Robert M. Mudd
Email: rmudd@noteslive.vip

 

and a copy to:

 

Notes Live, Inc.

1755 Telstar, Suite 501

Colorado Springs, CO 80920
Attention: W. Wade Beavers
Email: wbeavers@noteslive.vip

 

Appendix C
Page 2

 

 

APPENDIX D

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Site Access Terms

 

1. MEDC and the other City Parties hereby grant Owner a non-exclusive license (the “License) to enter the Complex Site during the Pre-Construction Period (as defined below) for the limited purpose of performing the Due Diligence Work.

 

2. The License shall commence on the Execution Date and expire on the earlier to occur of (a) the termination of this Agreement and (b) the Effective Date (the “Pre-Construction Period”).

 

3. The “Due Diligence Work” shall be limited to such tests, studies, or inspections deemed necessary or appropriate by Owner in order to evaluate the physical condition of the Complex Site including (i) an environmental audit of the Complex Site and (ii) taking air, soil, water and any other samples necessary to complete any such environmental audit of the Complex Site; provided that prior to accessing the Complex Site or performing any Due Diligence Work, Owner shall provide City Parties with a detailed, written description of the Due Diligence Work to be performed in connection with such access including the type of tests to be performed, and the time during which such access shall be undertaken (the “Work Notice”) for City’s approval, with such approval not to be unreasonably withheld. The Work Notice shall be provided by Owner to City Parties at least three (3) Business Days prior to the proposed Due Diligence Work in question is to be undertaken. Any Due Diligence Work consented to by City shall be performed in accordance with the terms and conditions of City’s consent, if any.

 

4. The Due Diligence Work shall be performed during reasonable business hours and City Parties shall have the right to have a City Representative present during the performance of all Due Diligence Work.

 

5. Owner shall, and shall cause its contractors, subcontractors (of any tier), agents, representatives, consultants, employees and servants, to conduct the Due Diligence Work in a commercially reasonable manner and in compliance with all Applicable Law.

 

6. If the Agreement is terminated prior to the Effective Date or if the Complex Site is damaged in any manner as a result of any entry upon or use or occupancy of the Complex Site or performance of any Due Diligence Work by Owner or any of its agents, employees, servants, representatives, consultants, contractors or subcontractors, Owner shall, at its sole cost and expense, promptly and with due diligence fully restore and repair the Complex Site to the same condition as existed prior to such entry, use or occupancy or the performance of the Due Diligence Work.

 

7. Owner covenants and agrees that any person or entity, whether a direct employee of Owner or not, that performs any portion of the Due Diligence Work shall (i) possess any and all necessary licenses, certifications and/or permits required by Applicable Law to perform the portion of the Due Diligence Work in question, (ii) be well qualified and skilled with respect to the Due Diligence Work to be performed by such person or entity and (iii) maintain the same insurance required to be maintained by Owner pursuant to the terms of Section 11 of this Appendix D and shall evidence same to City Parties prior to performing such Due Diligence Work.

 

Appendix D
Page 1

 

 

8. Owner agrees to provide City Parties with a copy of any inspection or test report prepared in connection with any Due Diligence Work (the “Due Diligence Reports”) within five (5) Business Days after its receipt thereof and prior to the issuance of any final version of such report so that City Parties may have an opportunity to object to or dispute any information contained in any Due Diligence Report. Owner shall provide City Parties with a copy of the final version of all Due Diligence Reports and cause the same to be issued in such a manner that shall permit City Parties to be legally entitled to rely on such Due Diligence Reports.

 

9. Owner covenants and agrees not to reveal to any third party not approved in writing by City the results of its Due Diligence Work or any Due Diligence Reports, provided that (A) Owner lenders, attorneys and consultants shall be deemed to have been approved by City to the extent that such disclosure to such lender, attorney or consultant is reasonably necessary in connection with performing his or her role as a lender, counselor or consultant regarding Owner’s proposed development of the Complex Site and provided that Owner causes such lender, attorney or consultant to maintain such information confidential and (B) Owner may disclose the results of its Due Diligence Work or Due Diligence Reports if it is required to do so by Applicable Law, so long as (x) such disclosure is limited to the extent, and only to the extent, required by such Applicable Law and (y) Owner immediately discloses such requirement to City Parties and prior to disclosure as required by such Applicable Law, to the extent it is permitted to do so under such Applicable Law, so as to afford City Parties an opportunity to prevent such disclosure.

 

10. Owner’s indemnification obligations set out in Section 19.7 shall expressly apply to the Pre-Construction Period.

 

11. Prior to and at all times during the performance of the Due Diligence Work, Owner shall, and shall require all contractors and subcontractors of every tier to provide, the insurance coverages described below, with commercially reasonable deductibles for their own account, on policy forms reasonably acceptable to City and with limits not less than those shown below, all of which shall be provided at the sole cost and expense of Owner or its contractors and subcontractors:

 

TYPE OF INSURANCE MINIMUM LIMITS
   
Commercial General Liability Per Occurrence
  $5,000,000
   
Automobile Liability Combined Single Limit
(All owned, Non-owned and Hired) $1,000,000
   
Workers’ Compensation Statutory
   
Employer’s Liability $1,000,000

 

Appendix D
Page 2

 

 

Further, Owner agrees to provide or cause any transporter of contaminated media or other wastes associated with the Due Diligence Work to provide insurance coverage that shall cover any occurrences taking place during the shipment of such wastes. Each of the insurance policies required to be maintained pursuant to this Section 11 shall (i) name City as an additional insured, except for any Workers’ Compensation policies, (ii) be primary to any insurance carried by City (and that such insurance, if any, shall be excess and non-contributory), (iii) provide for waivers of subrogation (iv) be effected under policies issued by insurers approved by City and which have an A.M. Best Company, Inc. rating of “A-” or better and a financial size category of not less than “VI” and (v) carry such endorsements as are appropriate or customary for the performance of the Due Diligence Work in question. With respect to the commercial general liability policy, such policy shall (i) afford protection, on an occurrence basis, against liability arising out of personal injury, bodily injury and death and/or property damage arising from, out of or related to the Due Diligence Work or any entry upon, access to, from or across or use of the Complex Site by Owner or any of its employees, contractors, subcontractors, servants, agents or representatives and (ii) contain the following endorsements: (a) blanket contractual liability sufficient to cover Owner indemnification obligations hereunder, (b) cross liability endorsement, (c) broad form property damage coverage, (d) fire legal coverage, (e) premise and operations coverage with explosion, collapse and underground exclusions deleted, (f) an endorsement (or, at Owner’s option, equivalent coverage under a separate policy) providing for protection from pollution liability, (g) personal injury and advertising injury and (h) owners and contractors protective coverage.

 

12. Owner shall and, shall require its contractors and subcontractors of any tier to, furnish to City prior to commencing any Due Diligence Work, certificates (on the ACORD 28 form) evidencing that the insurance required pursuant to Section 11 of this Appendix D is in force. The certificates shall provide that in the event of cancellation or material change to coverage, thirty (30) days’ prior written notice shall be given to City. The compliance of Owner and its contractors and subcontractors with the provisions of this Appendix D and the limits of liability shown for each of the insurance coverages to be provided by Owner and its contractors and subcontractors shall not be deemed to constitute a limitation of Owner liability for any claims or in any way limit, modify or otherwise affect Owner indemnification obligations. The insolvency, bankruptcy or failure of any insurance company carrying insurance for Owner or its contractors or subcontractors, or the failure of any insurance company to pay claims accruing shall not be held to waive or invalidate any of the provisions of this Appendix D.

 

13. Neither Owner nor any of its agents, employees, servants, representatives, consultants, contractors or subcontractors shall (i) alter the Complex Site in any manner, (ii) construct any structures upon the Complex Site, (iii) excavate any portion of the Complex Site (unless consented to as part of the Due Diligence Work pursuant to the terms of this Agreement) or (iv) remove or damage any trees or vegetation.

 

14. Owner shall not permit any mechanic’s or other lien or security interest to be filed against the Complex Site as a result of any activities by Owner or any of its agents, employees, servants, representatives, consultants, contractors or subcontractors. IT IS THE INTENT OF OWNER AND MEDC THAT NOTHING CONTAINED IN THIS APPENDIX D SHALL (1) BE CONSTRUED AS A WAIVER OF MEDC’S LEGAL IMMUNITY AGAINST MECHANIC’S LIENS ON ITS COMPLEX SITE AND/OR ITS CONSTITUTIONAL AND STATUTORY RIGHTS AGAINST MECHANIC’S LIENS ON ITS COMPLEX SITE, OR (2) BE CONSTRUED AS CONSTITUTING THE EXPRESS OR IMPLIED CONSENT OR PERMISSION OF MEDC FOR THE PERFORMANCE OF ANY LABOR OR SERVICES FOR, OR THE FURNISHING OF ANY MATERIALS TO, OWNER THAT WOULD GIVE RISE TO ANY SUCH MECHANIC’S LIEN AGAINST MEDC’S INTEREST IN THE COMPLEX SITE, MEDC OR ANY PROPERTY OF MEDC, OR IMPOSING ANY LIABILITY ON MEDC FOR ANY LABOR OR MATERIALS FURNISHED TO OR TO BE FURNISHED TO OWNER UPON CREDIT.

 

Appendix D
Page 3

 

 

SCHEDULE 23.1(d)

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Consents

 

 

 

EXHIBIT A

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Land

 

Being a lot, tract or parcel of land situated in the William Hemphill Survey, Abstract No. 449, City of McKinney, Collin County, Texas, and being a portion of a tract of land conveyed to McKinney Economic Development Corporation, by deed recorded in Volume 4763, Page 2421, Deed Records, Collin County, Texas, and being a portion of a tract of land conveyed to McKinney Economic Development Corporation, by deed recorded in Clerk’s File No. 20060703000908810, Deed Records, Collin County, Texas, and being a portion of a tract of land conveyed to McKinney Economic Development Corporation, by deed recorded in Clerk’s File No. 20120720000882560, Deed Records, Collin County, Texas, and being more particularly described by metes and bounds as follows:

 

BEGINNING at a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner, said corner being along the East right of way line of U.S. Highway No. 75 (variable width right of way), said corner being along the North right of way line of Gateway Boulevard (variable width right of way);

 

THENCE North 16 degrees 35 minutes 45 seconds East, along the East right of way line of said U.S. Highway No. 75, a distance of 957.71 feet to a TxDot Aluminum cap found for corner;

 

THENCE North 73 degrees 25 minutes 55 seconds West, a distance of 22.22 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner, said corner being along the East right of way line of said U.S. Highway No. 75;

 

THENCE North 16 degrees 28 minutes 36 seconds East, along the East right of way line of said U.S. Highway No. 75, a distance of 238.03 feet to a Mag nail set for corner, said corner being the Southwest corner of Lot 1, Block A of Gateway Addition, an addition to the City of McKinney, Collin County, Texas, according to the plat thereof recorded in Instrument No. 2012-273, Official Public Records, Collin County, Texas;

 

THENCE South 73 degrees 23 minutes 14 seconds East, along the South line of said Gateway Addition, a distance of 550.04 feet to a Mag nail set for corner;

 

THENCE North 16 degrees 39 minutes 01 seconds East, along the East line of said Gateway Addition, a distance of 772.77 feet to a Mag nail set for corner;

 

THENCE North 32 degrees 51 minutes 30 seconds East, along the East line of said Gateway Addition, a distance of 139.81 feet to a Mag nail set for corner, said corner being along the Southwest right of way line of Marketplace Drive (60 foot right of way);

 

THENCE South 58 degrees 02 minutes 11 seconds East, along the Southwest right of way line of said Marketplace Drive, a distance of 28.65 feet to a Mag nail set for corner;

 

Exhibit A
Page 1

 

 

THENCE South 52 degrees 16 minutes 59 seconds East, along the Southwest right of way line of said Marketplace Drive, a distance of 521.47 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner, said corner being the beginning of a tangent curve to the left, with a radius of 560.00 feet, a delta angle of 03 degrees 12 minutes 16 seconds, a chord bearing of South 53 degrees 53 minutes 07 seconds East, and a chord length of 31.32 feet;

 

THENCE along said curve to the left, along the Southwest right of way line of said Marketplace Drive, an arc length of 31.32 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner;

 

THENCE South 55 degrees 29 minutes 13 seconds East, along the Southwest line of said Marketplace Drive, a distance of 212.56 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner;

 

THENCE South 10 degrees 29 minutes 13 seconds East, a distance of 21.21 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner, said corner being along the West right of way line of Medical Center Drive (100 foot right of way);

 

THENCE South 34 degrees 32 minutes 21 seconds West, along the West right of way line of said Medical Center Drive, a distance of 178.78 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner, said corner being the beginning of a non-tangent curve to the left, with a radius of 1200.00 feet, a delta angle of 51 degrees 57 minutes 39 seconds, a chord bearing of South 08 degrees 32 minutes 39 seconds West, and a chord length of 1051.35 feet;

 

THENCE along said curve to the left, along the West right of way line of said Medical Center Drive, an arc length of 1088.27 feet to a 5/8 iron rod found for corner, said corner being the intersection of the West right of way line of Medical Center Drive and the North right of way line of said Gateway Drive;

 

THENCE South 26 degrees 11 minutes 41 seconds West, along the North right of way line of said Gateway Drive, a distance of 36.05 feet to a 5/8 inch iron rod found for corner;

 

THENCE South 71 degrees 25 minutes 52 seconds West, along the North right of way line of said Gateway Drive, a distance of 31.06 feet to a 5/8 inch iron rod found for corner, said corner being the beginning of a non-tangent curve to the left, with a radius of 686.50 feet, a delta angle of 16 degrees 29 minutes 25 seconds, a chord bearing of South 62 degrees 32 minutes 35 seconds West, and a chord length of 196.90 feet;

 

Exhibit A
Page 2

 

 

THENCE along said curve to the left, along the North right of way line of said Gateway Drive, an arc length of 197.58 feet to a 5/8 iron rod found for corner;

 

THENCE South 54 degrees 08 minutes 46 seconds West, along the North right of way line of said Gateway Drive, a distance of 95.97 feet to a 5/8 inch iron rod found for corner, said corner being the beginning of a non-tangent curve to the right, with a radius of 463.50 feet, a delta angle of 29 degrees 55 minutes 14 seconds, a chord bearing of South 69 degrees 23 minutes 36 seconds West, and a chord length of 239.30 feet;

THENCE along said curve to the right, along the North right of way line of said Gateway Drive, an arc length of 242.04 feet to a 5/8 iron rod found for corner;

 

THENCE South 84 degrees 12 minutes 07 seconds West, along the North right of way line of said Gateway Drive, a distance of 322.80 feet to a 5/8 inch iron rod found for corner, said corner being the beginning of a non-tangent curve to the right, with a radius of 1328.50 feet, a delta angle of 20 degrees 48 minutes 10 seconds, a chord bearing of North 84 degrees 30 minutes 04 seconds West, and a chord length of 479.70 feet;

 

THENCE along said curve to the right, along the North right of way line of said Gateway Drive, an arc length of 482.35 feet to a 5/8 iron rod found for corner;

 

THENCE North 73 degrees 21 minutes 31 seconds West, along the North right of way line of said Gateway Drive, a distance of 198.70 feet to a 1/2 inch iron rod set with yellow plastic cap stamped “CBG SURVEYING” for corner;

 

THENCE North 28 degrees 21 minutes 28 seconds West, along the North right of way line of said Gateway Drive, a distance of 35.36 feet to the POINT OF BEGINNING and containing 1,991,185 square feet or 45.71 acres of land.

 

Exhibit A
Page 3

 

 

EXHIBIT B

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Form of Note

 

PROMISSORY NOTE
Collin County, Texas

 

$25,000,000                                            , 2024

 

For value received, NOTES LIVE, INC., a Colorado corporation, as principal (Borrower”) promises to pay to the order of MCKINNEY ECONOMIC DEVELOPMENT CORPORATION, a Type A, non-profit development corporation creating and existing under the laws of the State of Texas (“Lender”), at 7300 SH 121 SB Suite 200, McKinney, Texas 75070, or at such other address as Lender shall from time to time specify in writing, the maximum sum of TWENTY-FIVE MILLION AND NO/100 DOLLARS ($25,000,000.00), or such lesser amount of loans and advances (collectively, the “Loan) as may be made pursuant to this Promissory Note (the “Note”), in legal and lawful money of the United States of America, with interest on the outstanding principal from the date advanced until paid at the rate set out below. Interest shall be computed on a per annum basis of a year of 360 days and for the actual number of days elapsed, unless such calculation would result in a rate greater than the highest rate permitted by applicable law, in which case interest shall be computed on a per annum basis of a year of 365 days or 366 days in a leap year, as the case may be. The aggregate amount of principal to be advanced hereunder shall not exceed the amount first stated above. Capitalized terms used but not otherwise defined herein have the respective meanings set forth in the “Chapter 380, Grant, and Development Agreement by and among City of McKinney, Texas, McKinney Economic Development Corporation, McKinney Community Development Corporation, as City Parties, and Notes Live, Inc., as Owner,” dated as of April 16, 2024 (the “Development Agreement), and this Note is subject to all of the terms, benefits and provisions of, and is the Note referred to in, such Development Agreement.

 

1. Payment Terms.

 

(a) The outstanding principal amount, remaining unpaid, of this Note shall be due and payable to Lender on or before that date which is thirty (30) days following the earlier of (x) Borrower’s receipt of a TCO (as such term is defined in the Development Agreement), or (y) the occurrence of an Owner Default (as such term is defined in the Development Agreement) or Borrower default (collectively, the “Maturity Date).

 

(b) On the Maturity Date, the outstanding unpaid principal balance hereof, and all accrued interest then remaining unpaid, if any, shall then be due and payable. Interest hereunder shall be calculated on the unpaid principal each day principal is outstanding and all payments made credited as follows: (i) first, to any collection or other costs to which Lender is entitled hereunder or under the Development Agreement, (ii) second, to the discharge of the unpaid interest accrued, and (iii) third, to the reduction of the outstanding unpaid principal.

 

Exhibit B
Page 1

 

 

2. Interest Rate. Interest on the outstanding and unpaid principal balance hereof shall be computed at a per annum rate equal to zero percent (0.00%) per annum (the “Note Rate”).

 

3. Default Rate. For so long as any Event of Default has occurred and is continuing under this Note or under the Development Agreement, regardless of whether or not there has been an acceleration of the indebtedness evidenced by this Note, and at all times after the maturity of the indebtedness evidenced by this Note (whether by acceleration or otherwise), and in addition to all other rights and remedies of Lender hereunder, interest shall accrue on the outstanding unpaid principal amount hereof (and on such other amounts as are due and owing and expressly stated, in the Development Agreement, to bear interest at the Default Rate, as hereinafter defined) at the highest rate permitted by Applicable Law (as hereinafter defined) (the “Default Rate”). but in no event in excess of the highest rate permitted by Applicable Law, and such accrued interest shall be immediately due and payable. Borrower acknowledges that it would be extremely difficult or impracticable to determine Lender’s actual damages resulting from any Event of Default, and such accrued interest is a reasonable estimate of those damages and does not constitute a penalty.

 

4. Payments. All payments and prepayments of principal or interest on this Note shall be made in lawful money of the United States of America in immediately available funds, at the address of Lender indicated above, or such other place as the holder of this Note shall designate in writing to Borrower. If any payment of principal or interest on this Note shall become due on a day which is not a Business Day (as hereinafter defined), such payment shall be made on the next succeeding Business Day, and any such extension of time shall be included in computing interest in connection with such payment. The books and records of Lender shall be prima facie evidence of all outstanding principal of and accrued and unpaid interest on this Note. “Business Day” means a day other than a Saturday, Sunday or a day on which commercial banks in the State of Texas are authorized to be closed or are in fact are closed.

 

5. Prepayment. Borrower reserves the right to prepay, prior to the Maturity Date, all or any part of the principal of this Note without penalty. Any prepayments shall be applied first to accrued interest and then to principal. Borrower will provide written notice to the holder of this Note of any such prepayment of all or any part of the principal at the time thereof. All payments and prepayments of principal or interest on this Note shall be made in lawful money of the United States of America in immediately available funds, at the address of Lender indicated above, or such other place as the holder of this Note shall designate in writing to Borrower.

 

6. Default. Upon the occurrence and continuance of an event of default under this Note or the Development Agreement, the holder of this Note may, without further notice or demand, (a) declare the outstanding principal balance of and accrued but unpaid interest on this Note at once due and payable, (b) refuse to advance any additional amounts under this Note, (c) foreclose all liens securing payment hereof, (d) pursue any and all other rights, remedies and recourses available to the holder hereof, including but not limited to any such rights, remedies or recourses under the Development Agreement, at law or in equity, or (e) exercise any combination of the foregoing; and in the event default is made in the prompt payment of this Note when due or declared due, and the same is placed in the hands of an attorney for collection, or suit is brought on same, or the same is collected through probate, bankruptcy or other judicial proceedings, then the Borrower agrees and promises to pay all costs of collection, including without limitation reasonable attorneys’ fees.

 

Exhibit B
Page 2

 

 

7. No Usury Intended; Usury Savings Clause. It is the intent of Lender and Borrower in the execution and performance of this Note to remain in strict compliance with Applicable Law from time to time in effect. In furtherance thereof, Lender and Borrower stipulate and agree that none of the terms and provisions contained in this Note shall ever be construed to create a contract to pay, for the use, forbearance or detention of money, (i) interest at a rate or in an amount in excess of the highest lawful rate permitted by Applicable Law (the “Maximum Rate”), or (ii) an amount of interest in excess of that permitted to be charged under Applicable Law. For purposes of this Note, “interest” shall include the aggregate of all charges which constitute interest under Applicable Law that are contracted for, charged, reserved, received or paid under this Note. In no event shall interest contracted for, charged or received hereunder, plus any other charges in connection herewith which constitute interest, exceed the maximum interest permitted by Applicable Law. The amounts of such interest or other charges previously paid to the holder of the Note in excess of the amounts permitted by Applicable Law shall be applied by the holder of the Note to reduce the principal of the indebtedness evidenced by the Note, or, at the option of the holder of the Note, be refunded. To the extent permitted by Applicable Law, determination of the legal maximum amount of interest shall at all times be made by amortizing, prorating, allocating and spreading in equal parts during the period of the full stated term of the Loan and indebtedness, all interest at any time contracted for, charged or received from the Borrower hereof in connection with the Loan and indebtedness evidenced hereby, so that the actual rate of interest on account of such indebtedness is uniform throughout the term hereof. For purposes of this Note, “Applicable Law” shall mean the law in effect from time to time and applicable to the transactions between Lender and Borrower pursuant to this Note which lawfully permits the charging and collection of the highest permissible lawful non-usurious rate of interest on such transactions, including laws of the State of Texas, and to the extent controlling and providing for a higher lawful rate of interest, laws of the United States of America. It is intended that the Texas Finance Code (subject to Section 11 of this Note) shall be included in the laws of the State of Texas in determining Applicable Law.

 

8. Security. The holder of this Note is entitled to the benefits and security provided in the Development Agreement and that certain Letter of Credit, dated r                  , 2024], issued by [                        ].

 

9. Joint and Several Liability; Waiver. Each maker, signer, surety and endorser hereof, as well as all heirs, successors and legal representatives of said parties, shall be directly and primarily, jointly and severally, liable for the payment of all indebtedness hereunder. Lender may release or modify the obligations of any of the foregoing persons or entities, or guarantors hereof, in connection with this Note without affecting the obligations of the others. Subject to any applicable notice and cure provisions contained in the Development Agreement with respect to any Default or Event of Default, all such persons or entities expressly waive presentment and demand for payment, notice of default, notice of intent to accelerate maturity, notice of acceleration of maturity, protest, notice of protest, notice of dishonor, and all other notices and demands for which waiver is not prohibited by law, and diligence in the collection hereof; and agree to all renewals, extensions, indulgences, partial payments, releases or exchanges of collateral, or taking of additional collateral, with or without notice, before or after maturity. No delay or omission of Lender in exercising any right hereunder shall be a waiver of such right or any other right under this Note or the other Loan Documents.

 

Exhibit B
Page 3

 

 

10. Texas Finance Code. In no event shall Chapter 346 of the Texas Finance Code (which regulates certain revolving loan accounts and revolving tri-party accounts) apply to this Note. To the extent that Chapter 303 of the Texas Finance Code is applicable to this Note, the “weekly ceiling” specified in such article is the applicable ceiling; provided that, if any applicable law permits greater interest, the law permitting the greatest interest shall apply.

 

11. Governing Law: Venue. This Note is being executed and delivered, and is intended to be performed in the State of Texas. Except to the extent that the laws of the United States may apply to the terms hereof, the substantive laws of the State of Texas (without regard to conflicts of laws principles) shall govern the validity, construction, enforcement and interpretation of this Note. In the event of a dispute involving this Note or any other instruments executed in connection herewith, the undersigned irrevocably agrees that venue for such dispute shall lie in any court of competent jurisdiction in Collin County, Texas.

 

12. Purpose of Loan. Borrower agrees that no advances under this Note shall be used for personal, family or household purposes, and that all advances hereunder shall be used solely for business, commercial, investment, or other similar purposes.

 

13. Captions. The captions in this Note are inserted for convenience only and are not to be used to limit the terms herein.

 

[Signature on the following page]

 

Exhibit B
Page 4

 

 

SIGNATURE PAGE TO

PROMISSORY NOTE

 

Collin County, Texas 

   
  BORROWER:
   
  NOTES LIVE, INC.,
  a Colorado corporation
   
  By:                  
  Name: JW Roth
  Title: Chairman and CEO

 

Exhibit B
Page 5

 

 

EXHIBIT C

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

PERMITTED EXCEPTIONS

 

[Add specific list of exceptions from title commitment]

 

Exhibit C
Page 1

 

 

EXHIBIT D

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Financing Plan and Complex Budget

 

[See Attached]

 

Exhibit D
Page 1

 

 

COMPLEX BUDGET _______________ , 2024

 

SOURCES OF FINANCING        
[Owner to provide sources]     $  
      $  
         
USES OF FINANCING        
         
DESIGN/PROFESSIONAL SERVICES        
Basic Design & Engineering Services        
Site Surveying (Boundary & Topographic)        
Traffic & Parking Studies        
Geotechnical Report/Groundwater Analysis        
  Sub-Total:      
         
PROJECT ADMINISTRATION         
Project Office Expenses        
Furniture, Fixtures, & Equipment        
Printing / Reproduction Expenses        
  Sub-Total:   $  
         
CONSTRUCTION        
Preconstruction Services Fees        
Hard Construction Cost        
  Sub-Total:      
         
SYSTEM & EQUIPMENT        
Concession Menu, Boards, Condiments stands, Misc.        
Ticketing System        
Highway Marquee Sign        
  Sub-Total:      
         
PERMITS, TESTING, FEES & SPECIAL TAXES        
Building Permit Fees/Approval        
Water Meters        
System Development Charges (Water & Sanitary)        
Testing Fees        
  Sub-Total:   $  
         
INSURANCE FINANCING & TRANSACTION COSTS        
Construction Insurance — Property        
Legal Fees & Expenses        
  Sub-Total:   $  
         
LAND        
Land Cost        
  Sub-Total:   $  
         
OTHER        
Pre-Opening Cost        
  Sub-Total:   $  
         
CONTINGENCY        
Design Development Contingency     $  
  Sub-Total:   $  
         
TOTAL PROJECT COST/USES OF FINANCING        

 

Exhibit D
Page 2

 

 

EXHIBIT E

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Project Construction Schedule

 

[See Attached]

 

Exhibit E
Page 1

 

 

                       , 2024

 

PROJECT SCHEDULE

 

Name: Sunset Amphitheater
Location: McKinney, Texas

 

[Omitted.]

 

Exhibit E
Page 2

 

 

EXHIBIT F

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Preliminary Complex Plan Drawings

 

 

Exhibit F
Page 1

 

 

EXHIBIT G

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

[Reserved for any Public Infrastructure Peripheral to the Complex]

 

Exhibit G
Page 1

 

 

EXHIBIT H

TO

CHAPTER 380, GRANT, AND DEVELOPMENT AGREEMENT

 

Environmental Noise Assessment (LSTN)

 

[See Attached]

 

Exhibit H
Page 1

 

  

Job No.: 24250 LSTN
Date: 2024-04-22  
     

Robert B. Mudd

Notes Live

1830 Jet Stream Dr
Colorado Springs, CO 80921
678-617-4726
bmudd@noteslive.vip

LSTN Consultants
LLC 76 Beaver St Fl
2 New York NY
10005 347-788-0810

 

Subject:Sunset Amphitheater in McKinney
Environmental Noise Assessment

 

Dear Bob,

 

In this document we summarize our current environmental noise assessment for the development of the Sunset Amphitheater in McKinney, TX.

 

Please let us know if you or the municipality have any questions.

 

Yours Sincerely,

 

/s/ Matt Mahon

 

Matt Mahon

 

Partner, LSTN Consultants

 

CC: Ken Andria, LSTN

 

 

 

[Omitted.]

 

LSTN Consultants LLCPage 2

 

 

 

Exhibit 10.6

 

TAD DEVELOPMENT
AGREEMENT

 

This Development Agreement (this “Agreement”), dated as of the 12th day of September, 2022, is made by and between the City of Gainesville, Georgia, a municipal corporation of the State of Georgia (the “City”) and GA HIA, LLC (hereinafter referred to as “Developer”), a Georgia limited liability company, as Developer.

 

ARTICLE I
RECITALS

 

WHEREAS, the City is duly authorized to exercise the redevelopment powers granted to cities and counties in the State pursuant to the Redevelopment Powers Law, pursuant to Local Act 222/House Bill 772 (2005 Ga. Laws) enacted by the General Assembly in 2005 and a voter referendum approved on November 8, 2005; and

 

WHEREAS, by Ordinance 2006-53 duly adopted on October 17, 2006 following a public hearing as required by law, the Gainesville City Council approved the Midtown Urban Redevelopment Plan and created Tax Allocation District Number One - Midtown TAD (the “Midtown TAD”); and •

 

WHEREAS, the Redevelopment Powers Law provides that the City may enter into public-private partnerships to effect the redevelopment projects contemplated in the Redevelopment Plan; and

 

WHEREAS, the TAD Ordinance expressed the intent of the City, as set forth in the Redevelopment Plan, to provide funds to induce and stimulate redevelopment in the Midtown TAD; and

 

WHEREAS, based on the findings of the City and in reliance on the City’s undertakings expressed in the Redevelopment Plan, by ordinance adopted on October 17, 2006 by the Governing Body of the City of Gainesville, and by way of resolution and intergovernmental agreements by Hall County and the Gainesville City School System consented to the inclusion of their respective share of ad valorem taxes on real and personal property in the computation of the positive tax allocation increment for the Midtown TAD within the meaning of the Redevelopment Powers Law; and

 

WHEREAS, the undertakings contemplated by the Redevelopment Plan include, among other renewal activity, redevelopment of vacant and under-achieving properties within the Midtown TAD area including the subject property in the City of Gainesville, which subject property is further described below; and

 

WHEREAS, Developer is the owner of the real property located within the Midtown TAD, which property is a block of property in the City bounded on four (4) sides by Jesse Jewell Parkway, West Academy Street, Broad Street, and Maple Street and more particularly described as those six (6) parcels of real properly described in that Limited Warranty Deed dated January 27, 2022, and recorded at Deed Book, 9110, Pages 529-534, Hall County, Georgia Deed Records. The aforementioned real property is hereinafter referred to as “the Property”; and

 

 

 

 

WHEREAS, Developer seeks to undertake the redevelopment of the Property by constructing a 18,000 square foot concert-hall/special event facility that will host 100-120 ticketed shows per year, plus host an additional 100 special events such as conventions, weddings, and sporting events per year.

 

In addition to the concert-hall/special event facility, the Developer seeks to undertake construct ion of an 8,000 square foot restaurant with a 6,000 square foot outdoor patio. The concert-hall and restaurant will share a central kitchen. The total development shall be known as “Bourbon Brothers”; and

 

WHEREAS, the proposed development involves redevelopment of property, has potential for providing needed improvements in the Midtown TAD and will significantly increase the value of the Property on the tax digest maintained regarding real property in the City; and

 

WHEREAS, the proposed development will provide new investment into this area of the Midtown TAD, which will be the catalyst needed to stimulate additional investment on surrounding properties; and

 

WHEREAS, in order to induce and further facilitate the successful accomplishment of this portion of the Redevelopment Plan, the City has indicated its intent to exercise its authority under the Redevelopment Powers Law and in accordance with State law to enter into this Development Agreement with Developer pursuant to which, subject to the conditions described herein, the Tax Allocation Increment (which Tax Allocation Increment is hereinafter defined) collected in the Midtown TAD from The National will be used to reimburse Developer for approved Redevelopment Costs (which Redevelopment Costs are hereinafter defined) incurred by it in connection with the TAD Project (which TAD Project is hereinafter defined); and

 

WHEREAS, Developer agrees, pursuant to the terms of this Agreement, to undertake this revitalization in the City of Gainesville, consistent with the Midtown Redevelopment Plan and the approval of the governing body of the City per Resolution BR-2022-03, which Resolution is attached hereto and made a part hereof as Exhibit A.

 

AGREEMENT

 

NOW THEREFORE, the City and Developer, for and in consideration of the mutual promises, covenants, obligations, and benefits of this Agreement, hereby agree as follows:

 

ARTICLE II

GENERAL TERMS

 

Section 2.1 Definitions. Unless the context clearly requires a different meaning, the following terms are used herein with the meanings as set forth in this Article II. Terms used herein and not otherwise defined in this Article II but defined in the Redevelopment Powers Law, shall have the meanings as defined in the Redevelopment Powers Law.

 

2

 

 

“Act of Bankruptcy” means the making of an assignment for the benefit of creditors, the filing of a petition in bankruptcy, the petitioning or application to any tribunal for any receiver or any trustee of the applicable Person or any substantial part of its property, the commencement of any proceeding relating to the applicable Person under any reorganization, arrangement, readjustments of debt, dissolution or liquidation law or statute of any jurisdiction, whether now or hereafter in effect, or if, within 60 days after the filing of a bankruptcy petition or the commencement of any proceeding against the applicable Person seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the proceedings have not been dismissed, or, if, within 60 days after the appointment, without the consent or acquiescence of the applicable Person, of any trustee, receiver or liquidator of the applicable Person or of the land owned by the applicable Person, the appointment has not been vacated.

 

“Affiliate” means, with respect to any Person, (a) a parent, partner, member or owner of such Person or of any Person identified in clause (b) below, and (b) any other Person that, directly or indirectly through one or more intermediaries, controls, is controlled by or is under common control with such Person. As used in this definition, the term “control” means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of a Person, whether through the ownership of voting securities, by contract or otherwise.

 

“City” means the City of Gainesville, Georgia, a municipal corporation and a political subdivision of the State, acting through its governing body, and its successors and assigns under this Agreement.

 

“County” means Hall County, Georgia, a constitutionally created political subdivision of the State of Georgia, acting by and through its Board of Commissioners.

 

“Developer” means the owner of the Property, which is GA H1A, LLC.

 

“Developer Project” means the construction of Bourbon Brothers, which Project is more fully described on Exhibit B and Exhibit B-1 hereto, as such Exhibits may be amended or modified from time to time as permitted herein.

 

“Developer Project Estimated Completion Date” means the date on which construction of the Developer Project is currently estimated to be completed (as evidenced by the issuance of an appropriate Certificate of Occupancy), which is currently no later than August 31, 2023, unless delay is caused by Force Majeure.

 

“Development Team” means Developer and its development partners.

 

“Environmental Laws” means with any and all applicable laws, ordinances, rules, regulations and requirements respecting the storage, handling, treatment, release, disposal, presence or use of such permitted Hazardous Materials.

 

“Effective Date” means the date of this Agreement.

 

3

 

 

“Force Majeure” means the actual period of any delay to the final completion date of the TAD Project or the Developer Project, as applicable, caused by a pandemic, fire, unavailability of manufactured materials or specialized construction trade labor, earthquake, flood, explosion, war, acts of terrorism, invasion, insurrection, mob violence, sabotage, lockouts, litigation, condemnation, riots or other civil disorder, national or local emergency, act of God, unusual delays in transportation, unusual delay in obtaining lawful permits or consents to which the applicant is legally entitled, strike or labor dispute, severe unanticipated weather conditions, in any such case entitling Developer a commensurate extension of time to perform and complete its obligations delayed thereby under this Agreement. Developer will give written notice in accordance with Section 9.2 as soon as reasonably practical after the start of the Force Majeure event or occurrence giving rise to the delay, specifically identifying the occurrence or event and the anticipated resulting delays to the TAD Project or the Developer Project, as applicable.

 

“General Contractor” means an experienced, licensed, bondable and reputable general contractor reasonably satisfactory to the City.

 

“Hazardous Substances” means any hazardous waste, as defined by 42 U.S.C. § 6903(5), any hazardous substances as defined by 42 U.S.C. § 9601(14), any pollutant or contaminant as defined by 42 U.S.C. § 9601 (33), and any toxic substances, oil or hazardous materials or other chemicals or substances regulated by any Environmental Laws.

 

“Intergovernmental Agreement,” means that certain Intergovernmental Agreement by and between the City and the School Board, dated August 18, 2009; and between the City and the County, dated May 1, 2007; regarding the Midtown TAD and any duly authorized and fully executed amendments thereto.

 

“Legal Requirements” means any legal requirements (including, without limitation, Environmental Laws), including any local, state or federal statute, law, ordinance, rule or regulation, now or hereafter in effect, or order, judgment, decree, injunction, permit, license, authorization, certificate, franchise, approval, notice, demand, direction or determination of any governmental authority.

 

“Material Modification” means (i) any modification, change or alteration in the description of the TAD Project or the Developer project, as applicable, that would require an additional architectural design review or zoning change by the City after initial approval or amendment to the land disturbance or building permits issued by the City; (ii) modification of development uses other than the uses included in the application request for Midtown TAD funding and as presented to the City, as more particularly described in Exhibit B and Exhibit B-1 hereto; (iii) modification of the overall project budget for construction by more than 15% over or under the budget included in the application request for Midtown TAD funding and as presented to the City (iv) alteration of any conditions of TAD Funding approval imposed by the governing body of the City as shown in Exhibit A; or (v) extension of the construction timeline as stated in this Agreement by more than ninety (90) days for reasons other than Force Majeure.

 

“Midtown TAD” means that Tax Allocation District Number One created by the City, effective December 31, 2006, pursuant to the Redevelopment Powers Law and the TAD Ordinance 2006-53 and as further described in the Redevelopment Plan.

 

“Park Project” means the renovation of Poultry Park to construct 40 parking spaces, relocate the “Poultry Capital of the World” monument and install light and landscaping.

 

4

 

 

“Permitted Exceptions” means all of the following: (i) title exceptions set forth in the Title Policy; (ii) any reasonable and customary exceptions that serve or enhance the use or utility of the TAD Project or the Developer Project arising in the come of and necessary in connection with the construction, or ultimate operation, of the TAD Project or the Developer Project, including by way of example and not of limitation, easements granted to public utility companies or governmental bodies (for public rights-of-way or otherwise), (iii) any other exceptions expressly approved in writing by the City; (iv) real property taxes, bonds and assessments (including assessments for public improvements) not yet due and payable; and (v) any exceptions approved by any acquisition, development or permanent lender.

 

“Person” includes a corporation, a trust, an association, a partnership (including a limited liability partnership), a joint venture, an unincorporated organization, a business, an individual or natural person, a joint stock company, a limited liability company, or any other entity.

 

“Plans” means the site plan and the construction plans for both the Developer Project and TAD Project.

 

“Project Approvals” means all approvals, consents, waivers, orders, agreements, authorizations, permits and licenses required under applicable Legal Requirements or under the terms of any restriction, covenant or easement affecting the TAD Project or the Developer Project, as applicable, or otherwise necessary or desirable for the ownership, acquisition, construction, equipping, use or operation thereof, whether obtained from a governmental authority or any other person.

 

“Redevelopment Costs” has the meaning given that term by O.C.G.A. § 36-44-3(8) and as used in this Agreement, means Redevelopment Costs of the TAD Project and any other Redevelopment Costs (as defined in the Redevelopment Powers Law) contemplated by this Agreement.

 

“Redevelopment Plan” means the City of Gainesville Tax Allocation District Number One Midtown Redevelopment Plan approved by the City pursuant to the TAD Ordinance 2006-53 adopted on October 17, 2006, following a public hearing as required by law, as amended from time to time.

 

“Redevelopment Powers Law” means the Redevelopment Powers Law, O.C.G.A. §36-44-1, et seq., as amended from time to time.

 

“Reimbursable Costs” means payments of approved items associated with the TAD Project by Developer or any other Person or entity that comprise Redevelopment Costs associated with the TAD Project, including without limitation the expenditures set forth on the proposed budget attached hereto as Schedule 1.

 

“Requisition” means a requisition in substantially the form attached as Exhibit D hereto (or such other form approved by the City).

 

“Site” means the Property.

 

5

 

 

“Special Fund” means the fund established by the City for the collection of Tax Allocation Increment and disbursements as permitted under this Agreement.

 

“State” means the State of Georgia.

 

“TAD Project” means those infrastructure or site improvements approved by the governing body of the City to receive finding from the Special Fund which are identified and more fully described in Exhibit C hereto, the costs of which are to be incurred by Developer and reimbursed to Developer from amounts on deposit in the Special Fund as contemplated by this Agreement.

 

“TAD Project Budget” means the projected cost for construction of the TAD Project as set forth in Exhibit C hereto, which costs include all architectural, engineering, design, legal and other consultant fees and expenses related to the TAD Project as such Exhibit may be amended or modified from time to time.

 

“TAD Project Completion Date” Means August 31, 2023, the anticipated date of substantial completion of the TAD Project (as evidenced by delivery by Developer to the City of the certificate contemplated in Section 4. 1(D)).

 

“TAD Project Construction Schedule” means the estimated schedule for construction of the TAD Project as set forth in Exhibit C hereto as such schedule may be amended or modified from time to time.

 

“TAD Ordinance” means the Ordinance duly adopted by the governing body of the City of Gainesville on October 17, 2006, following a public hearing as required by law, pursuant to which the City approved the Redevelopment Plan and created the TAD Number One — Midtown TAD.

 

“Tax Allocation Increment” means the positive tax allocation increment (within the meaning of the Redevelopment Powers Law) levied and collected within the Midtown TAD relating to the Property and the Developer Project at the tax millage rates then in force in the City, City Schools, and County.

 

“Title Policy” means the owner’s title insurance policy issued to Developer by a nationally recognized title company with respect to the Site.

 

Section 2.2 Singular and Plural. Words used herein in the singular, where the context so permits, also include the plural and vice versa. The definitions of words in the singular herein also apply to such words when used in the plural where the context so permits and vice versa.

 

ARTICLE III

REPRESENTATIONS AND WARRANTIES

 

Section 3.1 Representation and Warranties of Developer. Developer hereby represents and warrants to the City that:

 

A.Organization and Authority. Developer is a Georgia domestic limited liability company which is the developer of the Property and is duly authorized to transact business in Georgia. Developer has the requisite power and authority to execute and deliver this Agreement, to incur and perform its obligations hereunder, and to carry out the transactions contemplated by this Agreement.

 

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B.Due Authorization, Execution and Delivery. The execution, delivery, and performance of this Agreement has been duly authorized by all necessary action and proceedings by or on behalf of Developer, and no further approvals or filings of any kind, including any approval of or filing with any governmental authority, are required by or on behalf of Developer as a condition to the valid execution, delivery, and performance by it of this Agreement. This Agreement, when duly executed and delivered by each party hereto, will be the valid, binding and enforceable obligation of Developer in accordance with its terms, subject to matters and laws affecting creditors’ right generally and to general principles of equity.

 

C.Organizational Documents. Developer’s organizational documents are in full force and effect and have not been modified or supplemented from those submitted to the City, and no fact or circumstance has occurred that, by itself or with the giving of notice or the passage of time or both, would constitute a default thereunder.

 

D.Financial Statements. All financial statements to be furnished to the City with respect to Developer, the Developer Project, and the TAD Project will fairly present the financial condition of Developer as of the dates thereof, and all other written information furnished to the City by Developer will be accurate, complete and correct in all material respects and will not contain any material misstatement of fact or omit to state any fact necessary to make the statements contained therein not misleading.

 

E.Environmental. Neither Developer, nor its partners, officers, directors, members, or managers, have any knowledge, except as disclosed in Environmental Reports prepared for the Developer in the course of Developer’s due diligence in purchasing and developing the Property: (i) of the presence of any Hazardous Substances on the Site, or any portion thereof, or of any spills, releases, discharges, or disposal of Hazardous Substances that have occurred or are presently occurring on or onto the Site, or any portion thereof, or (ii) of the presence of any PCB transformers serving, or stored on, the Site, or any portion thereof, in violation of Environmental Laws and, subject to disclosures in said Environmental Reports, Developer has no knowledge of any failure to comply with any applicable Environmental Laws relating to the generation, recycling, reuse, sale, storage, handling, transport and disposal of any Hazardous Substances.

 

F.Bankruptcy. No Act of Bankruptcy has occurred with respect to Developer.

 

G.No Litigation. There is no action, suit or proceeding pending, and Developer has not received written notice of any threatened action, suit or proceeding, against or affecting Developer in any court, before any arbitrator or before or by any governmental body which (i) in any manner raises any question affecting the validity or enforceability of this Agreement, (ii) could materially and adversely affect the business, financial position or results of operations of Developer, or (iii) could materially and adversely affect the ability of Developer to perform its obligations hereunder.

 

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H.No Undisclosed Liabilities. Neither Developer nor the Site is subject to any material liability or obligation, including contingent liabilities, other than loans to finance the Developer Project. Developer is not in default under or in breach of any material contract or agreement, and no event has occurred which, with the passage of time or giving of notice (or both) would constitute such a default, which has a material adverse effect on the ability of Developer to perform its obligations under this Agreement.

 

I.Tax Matters. Developer has prepared and filed in a substantially correct manner all federal, state, local, and foreign tax returns and reports heretofore required to be filed by it and have paid, or will pay prior to delinquency, all taxes shown as due thereon. To Developer’s knowledge, no governmental body has asserted any deficiency in the payment of any tax, and Developer has not received written notice that such governmental body intends to assert any such deficiency or to make any audit or other investigation of Developer for the purpose of determining whether such a deficiency should be asserted against Developer.

 

J.ERISA and Related Matters. Developer does not maintain any retirement or deferred compensation plan, savings, incentive, stock option or stock purchase plan, unemployment compensation plan, vacation pay, severance pay, bonus or benefit arrangement, insurance or hospitalization program o• any other fringe benefit arrangement for any employee, consultant or agent of Developer, whether pursuant to contract, arrangement, custom o• informal understanding, which does not constitute an “Employee Benefit Plan” (as defined in §3(3) of ERISA). Developer does not maintain no• has Developer ever contributed to any Multiemployer Plan (as defined in §3(37) of ERISA). Developer does not currently maintain any Employee Pension Benefit Plan subject to Title IV of ERISA. There have been no “prohibited transactions” (as described in §406 of ERISA or §4975 of the Internal Revenue Code) with respect to any Employee Pension Benefit Plan or Employee Welfare Benefit Plan maintained by Developer as to which Developer has been a party.

 

K.Principal Office. The address of Developer’s principal place of business is 1830 Jet Stream Drive, Colorado Springs, CO 80921.

 

L.Licenses and Permits. Developer will at all appropriate times possess all franchises, patents, copyrights, trademarks, tradenames, licenses and permits, and rights in respect of the foregoing, adequate for the conduct of its business substantially as now conducted or as it is intended to be conducted with respect to the Developer Project, and the TAD Project, without known conflict with any rights of others.

 

M.Project Location. The Developer Project and the TAD Project are located wholly within the municipality of Gainesville and further, wholly within the Midtown TAD.

 

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N.Plans. Developer will furnish to the City true and complete sets of the Plans. The Plans so furnished to the City will, to the best of Developer’s knowledge, comply with all applicable governmental requirements, all Project Approvals, and all conditions, restrictions, covenants and easements affecting the Developer Project and TAD Project, and will be subject to approval by such governmental body as is required for construction of the Developer Project and TAD Project.

 

O.Liens. Other than as disclosed in writing to the City, there are no material liens of laborers, subcontractors or materialmen on or respecting the TAD Project on the Effective Date.

 

P.Construction Schedule. The TAD Project Construction Schedule accurately reflects the currently estimated schedule for construction of the TAD Project.

 

Section 3.2 Representations and Warranties of the City. The City hereby represents and warrants to Developer that:

 

A.Organization and Authority. The City is a municipal corporation duly created and existing under the laws of the State. The City has the requisite power and authority to execute and deliver this Agreement, to incur and perform its obligations hereunder, and to carry out the transactions contemplated by this Agreement.

 

B.Due Authorization, Execution and Delivery. The execution, delivery, and performance of this Agreement has been duly authorized by all necessary action and proceedings by or on behalf of the City, and no further approvals or filings of any kind, including any approval of or filing with any governmental authority, are required by or on behalf of the City as a condition to the valid execution, delivery, and performance by the City of this Agreement. This Agreement, when duly executed and delivered by each party hereto, will be the valid, binding and enforceable obligation of the City in accordance with its terms, subject to matters and laws affecting creditors’ right generally as to political bodies and to general principles of equity.

 

C.No Litigation. There are no actions, suits, proceedings or investigations of any kind pending or threatened against the City before any court, tribunal or administrative agency or board or any mediator or arbitrator that questions the validity of this Agreement or any action taken or to be taken pursuant hereto.

 

D.TAD Resolution. The TAD Ordinance has been validly adopted, remains in full force and effect, and has not been amended or supplemented since its date of adoption. No amendment of or supplement to the TAD Ordinance is contemplated by the City or to the resolutions referred to previously herein adopted by the County and the School Board with respect to the Midtown TAD.

 

E.Zoning. This Agreement will have no effect on the zoning of the TAD Project and will not obligate the City to zone the Property in any way except required in the event a rezoning application is filed under the applicable zoning ordinance of the City. The existence of this Agreement in no way guarantees an affirmative decision on any application or implies any special consideration will be granted to the applicant by virtue of the existence of this Agreement. The Project as planned is a legal use within the current zoning.

 

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ARTICLE IV

DEVELOPMENT AND CONSTRUCTION

 

Section 4.1 Construction of the Developer Project and the TAD Project.

 

A.Developer will develop and construct, or cause the development and construction of, the Developer Project and the TAD Project in substantial conformance with the Plans and the description thereof set forth in Exhibit B and Exhibit B-1 hereto, subject to Force Majeure. The City acknowledges that, during the term of this Agreement, modifications to the Developer Project or the TAD Project as contemplated on the Effective Date may occur. To the extent that such modifications are not Material Modifications, Developer will provide a revised version of Exhibit B and Exhibit B-1 to the City. To the extent that any such modification is a Material Modification, Developer will comply with the procedures set forth in Section 4.4.

 

B.Developer will construct or cause the construction of the Developer Project and the TAD Project in accordance with all applicable Legal Requirements.

 

C.Developer (or its development partners) will develop and construct, or cause the development and construction of, the Developer Project substantially as contemplated in the Redevelopment Plan and as described in Exhibit B and Exhibit B-1 hereto and the TAD Project as defined in Exhibit C hereto, subject to Force Majeure.

 

D.To the extent not included in a Requisition, Developer will deliver construction reports and interim progress reports in form and content reasonably satisfactory to the City, including an updated TAD Project Construction Schedule and a summary of all costs and expenses incurred in connection with the TAD Project, not less frequently than quarterly; from and after the Effective Date until the TAD Project Completion Date, and will keep the City informed as to the status and progress of all construction work with respect to the TAD Project. Upon completion of the construction of the TAD Project, Developer will provide the City with a final cost summary of all costs and expenses associated with the TAD Project, a certification that the TAD Project has been completed (e.g. official Certificate of Completion), and evidence that all amounts owing to contractors and subcontractors have been paid in full evidenced by a properly executed AIA G706A Contractors Affidavit of Release of Liens.

 

E.The City acknowledges that one or more separate contractors may undertake the construction of portions of the TAD Project under separate contractual agreements with Developer as members of the Development Team. These development partners will not have any privity of contract with the City hereunder. Although Developer reasonably expects that selected development partners will fulfill all of their contractual obligations thereunder in a timely manner as estimated on the TAD Project Construction Schedule, subject to Force Majeure, and that such portions of the TAD Project will be constructed as estimated on the TAD Project Budget, the parties acknowledge that Developer has no direct control over the construction to be undertaken by these development partners other than contractual remedies in the event of default. Developer agrees to use commercially reasonable efforts to facilitate, where appropriate, the construction of the TAD Project in all material respects.

 

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Section 4.2 Approvals Required for the TAD Project. Developer will obtain or cause to be obtained all necessary Project Approvals for the TAD Project and will comply with all Legal Requirements of any governmental body regarding the use or condition of the TAD Project. Developer may, however, contest any such Legal Requirement or Project Approval by an appropriate proceeding diligently prosecuted. The City agrees to process zoning and permit applications and other approvals that may be required hereunder in a prompt and timely manner in accordance with its normal rules and procedures and to expedite requests for zoning amendments and variances.

 

Section 4.3 Unreasonable Delco, or Abandonment. If the City determines in its reasonable discretion that (i) Developer has unduly delayed construction of the Developer Project and/o• TAD Project for reasons other than Force Majeure and such delay is a Material Modification, (ii) the Developer Project and/or TAD Project is delayed for reasons other than Force Majeure such that the Developer Project and/or TAD Project will not be completed by the Project Completion Dates stated herein, o• (iii) Developer has ceased work on the Developer Project and/or TAD Project for more than 90 days for reasons other than Force Majeure, and such delay remains uncured thirty (30) days following delivery of written notice thereof from the City to Developer, then the City may, subject to the final sentence of this Section, terminate this Agreement. Upon termination of this Agreement as provided in this Section, none of the parties hereto will have any further rights, duties or obligations hereunder except that Developer must return to the City all stuns paid to Developer under this Agreement within 10 days of termination of this Agreement.

 

Section 4.4 Material Modifications. Prior to Developer making a Material Modification to the Developer Project or TAD Project, it will submit the proposed modifications to the Community and Economic Development Director in writing for its review. Any such submission must clearly identify all changes, omissions and additions as compared to the previously approved description of the Developer Project or TAD Project, as more fully set forth in Exhibit B, Exhibit B-1 and Exhibit C hereto. The Community and Economic Development Director will put the request for modification on meeting agenda for the City’s consideration. The City will act on the requested modification within an amount of time that is reasonably required to consider the request. In addition, to the extent any Material Modification requires an amendment to any portion of the Redevelopment Plan, the City will have such amount of time as reasonably required to pursue any such amendment (including required approvals, if any). Any provision hereof to the contrary notwithstanding, any delay due to Force Majeure shall not be deemed to constitute a Material Modification.

 

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ARTICLE V

DUTIES, RESPONSIBILITIES, AND SPECIAL COVENANTS OF DEVELOPER

 

Section 5.1 Completion of the Developer Project and the TAD Project. Except as contemplated in Section 4.I(e), notwithstanding any other provision of this Agreement, Developer will commence and complete construction of the Developer Project and the TAD Project substantially in accordance with Exhibit B, Exhibit B- I and Exhibit C hereto with diligence and in a good and workmanlike manner, free and clear of all liens and claims for materials supplied or for labor or services performed, subject to any lawful protest in accordance with Section 5.6.

 

Section 5.2 Compliance with Documents. Developer shall not permit or suffer a material event of default to remain uncured beyond any applicable cure period under any loan documents pursuant to which amounts were loaned or otherwise made available to Developer to finance construction of the Developer Project and the TAD Project.

 

Section 5.3 Litigation. Developer will notify the City in writing, within ten business days of its having received notification, of any actual, pending, or written threat of litigation or adversarial proceeding in which a claim is made against Developer as owner or developer of the Site, or against the Site or the Developer Project or the TAD Project, or of any other actual, pending or written threat of litigation or adverse proceeding not related to the Site or the Developer Project or the TAD Project, but which Developer reasonably considers may impair Developer’s ability to perform its obligations under this Agreement, and of any judgment rendered against Developer in any such litigation or proceeding. Developer will notify the City in writing and within ten business days of any matter that Developer has received notice of litigation may result or does result in a material adverse change in the financial condition or operation of Developer or the Developer Project or the TAD Project.

 

Section 5.4 Maintenance of the Developer Project and the TAD Project. Developer agrees that, to the extent it has an interest in the Developer Project and the TAD Project, it will at its own expense, (i) keep the Developer Project and the TAD Project, or cause the Developer Project and the TAD Project to be kept in as reasonably safe condition as its operations permit, (ii) make or cause to be made from time to time all necessary repairs thereto and renewals and replacements thereof and otherwise keep the Developer Project and the TAD Project in good repair and in good operating condition, and (iii) not permit or suffer others to commit a nuisance or waste on or about the Developer Project and the TAD Project, to the extent it has an interest in the Developer Project and the TAD Project, at its own expense and from time to time, may make any additions, modifications or improvements to the Developer Project and the TAD Project that it may deem desirable for its business purposes and that do not impair the effective use, or decrease the value, of the Developer Project and the TAD Project and do not comprise Material Modifications.

 

Section 5.5 Records and Accounts. Developer will keep true and accurate records and books of account in connection with the Developer Project and the TAD Project in which full, true and correct entries will be made on a consistent basis, in accordance with generally accepted accounting principles.

 

Section 5.6 Liens and Other Charges. Developer will duly pay and discharge, or cause to be paid and discharged, before the same become overdue all claims for labor, materials, or supplies that if unpaid might by law become a lien or charge upon the Developer Project or the TAD Project unless Developer is lawfully protesting the same, in which case Developer will provide a suitable “mechanics lien bond” to discharge such lien from the TAD Project within sixty (60) days of imposition of the lien.

 

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Section 5.7 Compliance with Laws, Contracts, Licenses, and Permits. Developer will comply in all material respects with (i) all applicable laws, (ii) all agreements and instruments by which it or any of its properties may be bound, and all restrictions, covenants and easements affecting the Developer Project or the TAD Project, (iii) all applicable decrees, orders and judgments, and (iv) all licenses and permits required by applicable laws and regulations for the conduct of its business or the ownership, use or operation of its properties.

 

Section 5.8 Laborers, Subcontractors and Materialmen. Developer will furnish to the City, upon written request at any time and from time to time no more often than every thirty (30) days, affidavits listing all laborers, subcontractors, material men, and any other Persons who might or could. claim statutory or common law liens and are furnishing or have furnished labor or material to the Developer Project or the TAD Project or any part thereof, together with affidavits, or other evidence satisfactory to the City, showing that such parties have been paid all amounts then due for labor and materials furnished to the Developer Project or the TAD Project. Developer will also furnish to the City, at any time and from time to time no more often than every thirty (30) days, upon demand by the City, lien waivers bearing a then current date and prepared on a form satisfactory to the City from the General Contractor for the Developer Project or the TAD Project and such subcontractors or materialmen as the City may designate.

 

Section 5.9 Taxes. To the extent of its fee simple title interest therein, Developer will pay when due all taxes imposed upon or assessed against the Site and the TAD Project, or upon the revenues, rents, issues, income and profits of the TAD Project, or arising in respect of the occupancy, use or possession thereof.

 

Section 5.10 Insurance. To the extent of its interest therein, Developer will keep the Developer Project and the TAD Project continuously insured against such risks as are customarily insured against by businesses of like size and type engaged in the same or similar operations, including builder’s risk insurance during any time that clearing, grading and construction work is in progress.

 

Section 5.11 Further Assurances and Corrective Instruments. The City and Developer agree that they will, from time to time, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such supplements and amendments hereto and such further instruments as may reasonably be required for carrying out the intention or facilitating the performance of this Agreement; provided that the rights of the City and Developer hereunder and the ability of the City and Developer to construct the TAD Project are not impaired thereby.

 

Section 5.12 Performance by Developer and City. Developer and City will each perform all acts to be performed by such party hereunder and will refrain from taking or omitting to take any action that would materially violate such party’s representations and warranties hereunder or render the same materially inaccurate as of the Effective Date or that in any material way would prevent the consummation of the transactions contemplated hereby in accordance with the terms and conditions hereof.

 

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Section 5.13 Restrictions on Easements and Covenants. Except for Permitted Exceptions, Developer will not create or suffer to be created or to exist any easement, right-of-way, restriction, covenant, condition, license or other right in favor of any Person which affect or might affect title to the Developer Project or the TAD Project or the use and occupancy thereof or any part thereof without obtaining the prior approval of the City, other than easements and rights-of-ways customary for utilities which do not adversely affect the use of the TAD Project for its intended purposes.

 

Section 5.14 Access to the Site. Developer will permit persons designated by the City to access the Site and to discuss the progress and status of the Developer Project and the TAD Project with representatives of Developer, all in such detail and at such times as the City may reasonably request. All such access must be during normal business hours and in a manner that will not unreasonably interfere with construction activities of the TAD Project or with Developer’s business operations generally. The City must be accompanied by a representative of Developer during any access contemplated by this Section.

 

ARTICLE VI

REIMBURSEMENT; FINANCING ALTERNATIVES

 

Section 6.1 Reimbursable Costs.

 

A.Developer may make or cause to be made Reimbursable Costs (or payment of redevelopment costs) in connection with the TAD Project.

 

B.Developer may submit Requisitions/Invoices to the City for its review and approval for reimbursement from the Special Fund for any such Reimbursable Costs that are to be directly reimbursed as described in Section 6.2.

 

Section 6.2 Disbursements. Subject to compliance by Developer with all of the terms and conditions of this Agreement, the funds deposited into the Special Fund from Tax Allocation Increment will be available for disbursement to Developer for reimbursement of approved expenditures in connection with the TAD Project, and more specifically for the redevelopment activities approved by resolution by the Governing Body, at such times and in such amounts as determined (each a “Disbursement”) in accordance with the following procedures:

 

A.Developer shall be reimbursed for Reimbursable Costs in a total amount not to exceed $1,986,411 for uses as set forth in Exhibit C (“the Reimbursable Costs”), and all such construction shall be done in accordance with the Plans.

 

i.Not more than sixty (60) days after the date on which Developer receives a Certificate of Occupancy for the Project, Developer will submit a Requisition to the City. The Requisition will include: (i) the TAD Project Budget and the itemized schedule of values prepared by the General Contractor or Developer of the total of Reimbursable Costs, which are those costs associated with the approved TAD activities of the TAD Project per Resolution BR-2022-03, for which amounts in the Special Fund are requested; (ii) all costs incurred for construction and non-construction expenses for the Reimbursable Costs. The accuracy of the cost breakdown in the Requisition must be certified by Developer and the General Contractor.

 

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ii.The Requisition must be accompanied by evidence in form and content reasonably satisfactory to the City showing:

 

(a)Paid invoices, bills or statements for approved Reimbursable Costs per Resolution BR-2022-03;

 

(b)If the Requisition includes amounts paid to any contractor, a contractor’s application for payment showing the amount paid with respect to each such line item and copies of all bills or statements and canceled checks for expenses incurred for which the Disbursement is requested and a copy of a satisfactory “Interim Waiver and Release upon Payment” pursuant to 0.C.G.A. § 44-14-366 from the General Contractor which received payment from the proceeds of the immediately preceding Requisition;

 

(c)That all construction has been conducted substantially in accordance with the Plans (and all changes thereto approved by the City or otherwise permitted pursuant to the terms hereof) and issuance of a final Certificate of Occupancy or Certificate of Completion; and

 

(d)That there are no liens outstanding against the TAD Project except for those set forth in the Title Policy, other than (A) inchoate liens for property taxes not yet due and payable, (B) liens being contested in accordance with the terms and conditions set forth in applicable law, and (C) loans for the construction of the TAD Project.

 

B.After receipt and approval of a Requisition from Developer, City will reimburse Developer for Reimbursable Costs as follows:

 

1.Reimbursement of the Reimbursable Costs will begin the calendar year after a Certificate of Occupancy is obtained for the Project.

 

2.Reimbursement of the Reimbursable Costs will be made once per year on an annual basis, not to exceed fifteen (15) calendar years, which period shall commence upon the first calendar year in which any reimbursement is paid to the Developer.

 

3.The annual reimbursement will be limited to the Tax Allocation Increment generated in the Special Fund by the Developer Project for the calendar year in which the annual reimbursement is to occur.

 

4.Reimbursement for the annual Tax Allocation Increment generated in the Special Fund by the Developer Project will occur within thirty (30) days after receipt by City of the animal property tax payments for Bourbon Brothers, which reimbursement is estimated to be prior to December 31” of the year in which the annual property tax payment is made.

 

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5.Reimbursement shall not be made: (1) in an amount exceeding the total of the Tax Allocation Increment generated in the Special Fund by the Developer Project for a period in excess of 15 consecutive calendar years; or (2) in an amount exceeding the total reimbursement of $1,986,411; whichever occurs first. In no event shall reimbursement of any Reimbursable Costs be made after December 31, 2039.

 

C.Developer hereby consents to the utilization of $250,0000 Tax Allocation Increment generated by the construction and completion of Bourbon Brothers to be reimbursed to the City for the City’s costs in completing the Park Project as described in Article II above.

 

Section 6.3 Limited Liability.

 

A.Only the Tax Allocation Increment generated by the Developer Project can be used to make any payments toward any Requisition or related interest for the Developer. The City will not have any liability to honor any Requisition except from amounts on deposit in the Special Fund.

 

B.To the extent permitted by State law, no director, officer, employee or agent of the City will be personally responsible for any liability arising under or growing out of the Agreement.

 

C.The City will not be obligated to disburse any funds to any person under this Agreement other than as permitted under this Agreement.

 

Section 6.4 Alternative Financing. Nothing in this Agreement will limit the right of parties to this Agreement to consider alternative methods of financing and refinancing Redevelopment Costs of the TAD Project, including without limitation, the issuance of bonds, so long as such financing does not have a detrimental effect on the TAD Project or reimbursement to Developer of Reimbursable Costs as contemplated herein. In lieu of reimbursement from Tax Allocation Increment pursuant to Requisitions as contemplated herein, the City, in its sole discretion and at its own expense, may choose to issue bonds to finance all or a portion of the TAD Project contemplated herein. If the City chooses to issue bonds, Developer will cooperate and assist the City in this regard. If Bonds are issued and proceeds thereof paid to Developer in an amount sufficient to pay the unpaid Redevelopment Costs of the TAD Project as contemplated by this Agreement—and the proceeds of any such bonds paid to the Developer together with the principal sum paid by the reimbursements contemplated herein are not less than the amounts contemplated in Section 6.2 of this Agreement (i.e., $1,986,411) then upon such payments, this Agreement will terminate.

 

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ARTICLE VII

INDEMNIFICATION

 

Section 7.1 Indemnification. Developer will defend, indemnify, and hold the City and its agents, employees, officers, and legal representatives (collectively, the “Indemnified Persons”) harmless for all claims, causes of action, liabilities, fines, and expenses (including, without limitation, reasonable attorneys’ fees, court costs, and all other defense costs and interest) (collectively, the “Losses”) for injury, death, damage, or loss to persons or property sustained in connection with or incidental to the construction by Developer of the Developer Project and/or the TAD Project. Notwithstanding anything to the contrary in this Article, (1) Developer will not be obligated to indemnify any Indemnified Person for the Indemnified Person’s own negligence, recklessness or intentional act or omission; and (2) Developer will not be obligated to indemnify any Indemnified Persons to the extent that any claims that might otherwise be subject to indemnification hereunder resulted, in whole or in part, from the negligence, recklessness or intentional act or omission of any other Indemnified Person or Persons.

 

Section 7.2 Notice of Claim. If an Indemnified Person receives notice of any claim or circumstance which could give rise to indemnified Losses, the receiving party shall give written notice to Developer within ten (10) days after receipt by the City of written notice of the occurrence of the event giving rise to such claim. The notice must include a description of the indemnification event in reasonable detail, the basis on which indemnification may be due, and the anticipated amount of the indemnified Losses. Such notice will not stop or prevent an Indemnified Person from later asserting a different basis for indemnification or a different amount of indemnified Losses than that indicated in the initial notice. If an Indemnified Person does not provide this notice within the ten (10) business-day period, it does not waive any right to indemnification except to the extent that Developer is prejudiced, suffers loss, or incurs expense because of the delay.

 

Section 7.3 Defense. Developer may assume and control the defense of the claim based on the indemnified Losses at its own expense with counsel chosen by Developer with the concurrence of the Indemnified Person. Developer will also control any negotiations to settle the claim. Within ten (10) business days after receiving written notice of the indemnification request, Developer will advise the Indemnified Person as to whether or not it will defend the claim. If Developer does not assume the defense, the Indemnified Person will assume and control the defense and all defense expenses actually incurred by it will constitute Losses.

 

Section 7.4 Separate Counsel. If Developer elects to defend a claim, the Indemnified Person may retain separate counsel, at the sole cost and expense of such Indemnified Person, to participate in (but not control or impair) the defense and to participate in (but not control or impair) any settlement negotiations. Developer may settle the claim without the consent or agreement of the Indemnified Person, unless the settlement (i) would result in injunctive relief or other equitable remedies or otherwise require the Indemnified Person to comply with restrictions or limitations that adversely affect the Indemnified Person, (ii) would require the Indemnified Person to pay amounts that Developer does not fund in full, or (iii) would not result in the Indemnified Person’s full and complete release from all liability to the plaintiffs or claimants who are parties to or otherwise bound by the settlement.

 

Section 7.5 Survival. The provisions of Article will survive any expiration or earlier termination of this Agreement and any closing, settlement or other similar event which occurs under this Agreement.

 

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ARTICLE

DEFAULT

 

Section 8.1 Default by Developer. The following will constitute a default by Developer:

 

A.Failure of Developer to materially and timely comply with, and cure after notice, its covenants, conditions or obligations set forth in this Agreement.

 

B.The declaration of an “event of default” by any lender under any loan agreement with respect to loans to finance the Developer Project and/or the TAD Project.

 

C.Any representation or warranty made by Developer in this Agreement or subsequently made by it in any written statement or document furnished to the City and related to the transactions contemplated by this Agreement is knowingly false or intentionally misleading in any material respect as of the date such representation or warranty is made.

 

D.Any report, certificate or other document or instrument furnished to the City by Developer in relation to the transactions contemplated by this Agreement is knowingly false or intentionally misleading in any material respect; or if any report, certificate or other document furnished to the City on behalf of Developer, to the extent that Developer knows such document is false or misleading and fails to promptly report such discrepancy to the City.

 

E.An Act of Bankruptcy of Developer.

 

Section 8.2 Remedies. If a default by Developer occurs and is continuing 30 days after receipt of written notice to Developer from the City specifying the existence of such default (or within a reasonable time thereafter if such default cannot reasonably be cured within such 30-day period and Developer begins to diligently pursue the cure of such default within such 30-day period), the default will become an “Event of Default,” and the City will be entitled to elect any or all of the following remedies: (i) subject to the final sentence in this Section, terminate this Agreement and discontinue further funding hereunder, (ii) seek any remedy at law or in equity that may be available as a consequence of Developer’s default; (iii) pursue injunctive relief; or (iv) waive such “Event of Default”. Upon termination of this Agreement as provided in this Section, none of the parties hereto will have any further rights, duties or obligations hereunder.

 

Section 8.3 Remedies Cumulative. Except as otherwise specifically provided, all remedies of the parties provided for herein are cumulative and will be in addition to any and all other rights and remedies provided for or available hereunder, at law or inequity.

 

Section 8.4 Agreement to Pay Attorneys’ Fees and Expenses. In the event of an Event of Default, if the City employs attorneys or incurs other expenses for the collection of amounts due hereunder or for the enforcement of the performance or observance of any covenants or agreements on the part of Developer contained herein, Developer agrees that it will on demand therefore pay to the City, as applicable, the reasonable fees of such attorneys and such other reasonable expenses so incurred by the City, the amount of such fees of attorneys to be without regard to any statutory presumption.

 

Section 8.5 Default by City. The following will constitute a default by the City: Any material breach by it of any representation made in this Agreement or any material failure by it to observe and perform any covenant, condition or agreement on its part to be observed or performed hereunder, for a period of 30 days after written notice specifying such breach or failure and requesting that it be remedied, given to it by Developer; provided that in the event such breach or failure can be corrected but cannot be corrected within said 30-day period, the same will not constitute a default hereunder if corrective action is instituted by the defaulting party or on behalf of the defaulting party within said 30- day period and is being diligently pursued.

 

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Section 8.6 Remedies Against the City. Upon the occurrence and continuance of a default by the City hereunder, Developer may seek specific performance of this Agreement or pursue any other remedies available at law or in equity.

 

ARTICLE IX

MISCELLANEOUS

 

Section 9.1 Term of Agreement. This Agreement will commence on the Effective Date and will expire on the date on which a Certificate of Occupancy has been issued for the Developer Project and a Certificate of Completion has been issued for the TAD Project; provided, however, the terms and provisions of Articles III through VIII shall survive expiration or termination hereof.

 

Section 9.2 Notices. Any notice sent under this Agreement (except as otherwise expressly required) must be written and mailed or sent by overnight courier or personally delivered to an officer of the receiving party at the following addresses:

 

If to Developer:

 

GA HIA, LLC

1755 Telstar Drive, Suite 501

Colorado Springs, CO 80920

 

With a copy to:

 

Capital Law & Advisory Partners, LLC

Attention: W. Wade Beavers, Esq.

319 Boulevard

Gainesville, GA 30501

 

If to the City:

 

City of Gainesville

Attention: Bryan Lackey, City Manager

P. O. Box 2496

Gainesville, GA 30503-2496

blackey@gainesvillega.org

 

With a copy to:

 

City Attorney

Abbott S. Hayes, Jr.

Hulsey, Oliver & Mahar, LLP

200 E.E. Butler Parkway

Gainesville, GA 30501

ash@homlaw.com

 

Each party may change its address by written notice in accordance with this Section. Any communication addressed and mailed in accordance with this Section will be deemed to be given when so mailed, any notice so sent by electronic or facsimile transmission will be deemed to be given when receipt of such transmission is acknowledged, and any communication so delivered in person will be deemed to be given when receipted for by, or actually received by the party identified above.

 

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Section 9.3 Amendments and Waivers. Any provision of this Agreement, including Exhibits attached hereto, may be amended or waived if such amendment or waiver is in writing and is signed by the parties hereto. No course of dealing on the part of any party to this Agreement, nor any failure or delay by any party to this Agreement with respect to exercising any right, power or privilege hereunder will operate as a waiver thereof.

 

Section 9.4 Invalidity. In the event that any provision of this Agreement is held unenforceable in any respect, such unenforceability will not affect any other provision of this Agreement.

 

Section 9.5 Successors and Assigns. Developer may not assign this Agreement or any of its rights hereunder or any interest herein without the prior written consent of the City, which consent may not be unreasonably withheld or delayed; provided that Developer may, without the prior consent of the City, assign this Agreement and all or any portion of its rights hereunder and interests herein to any Affiliate of it or to any entity controlled by or under common control with it or to a Successor in Ownership. Developer will provide written notice to the City of any such assignment. Upon any such assignment of the obligations of Developer hereunder, Developer will be deemed released from such obligations. Notwithstanding the above, Developer may collaterally assign this Agreement and its rights hereunder and interest herein, without the consent of the City to a lender to secure any acquisition, development or construction loan for the TAD Project or Developer Project, or to securitize Disbursements to which Developer is or will become entitled under this Agreement. No such assignment shall be effective until Developer shall have provided the City with written notice of assignment identifying the assignee, in which event the City shall pay all subsequent Disbursements due under this Agreement to the assignee named in such notice of assignment.

 

Section 9.6 Schedules; Titles of Articles and Sections. The Schedules attached to this Agreement are incorporated herein and will be considered a part of this Agreement for the purposes stated herein, except that in the event of any conflict between any of the provisions of such Exhibits and the provisions of this Agreement, the provisions of this Agreement will prevail. All titles or headings are only for the convenience of the parties and may not be construed to have any effect or meaning as to the agreement between the parties hereto. Any reference herein to a Section or subsection will be considered a reference to such Section or subsection of this Agreement unless otherwise stated. Any reference herein to an Exhibit will be considered a reference to the applicable Exhibit attached hereto unless otherwise stated.

 

Section 9.7 Applicable Law. This Agreement is a contract made under and will be construed in accordance with and governed by the laws of the United States of America and the State of Georgia.

 

Section 9.8 Entire Agreement. This written agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

Section 9.9 Approval by the Parties. Whenever this Agreement requires or permits approval or consent to be hereafter given by any of the parties, the parties agree that such approval or consent may not be unreasonably withheld or delayed and will be deemed given if no written objection is delivered to the requesting party within fifteen (15) business days after delivery of the request to the approving party except in the case of requests for Material Modifications or where otherwise stated in this Agreement.

 

Section 9.10 Additional Actions. The parties agree to take such actions, including the execution and delivery of such documents, instruments, petitions and certifications as may be necessary or appropriate, from time to time, to carry out the terms, provisions and intent of this Agreement and to aid and assist each other in carrying out said terms, provisions and intent.

 

(SIGNATURES CONTINUED ON FOLLOWING PAGE)

 

21

 

 

GA HIA, LLC

 

By: /s/ Robert R. Mudd  
   
Printed Name & Title: Robert R. Mudd, Manager 
   
APPROVED TO FORM BEFORE EXECUTION:  
   
By: /s/ Abbott S. Hayes, Jr.  
  Abbott S. Hayes, Jr., Attorney for the City of Gainesville  

 

  CITY OF GAINESVILLE, GEORGIA  
     
  By: /s/ Bryan Lackey  
    Name: Bryan Lackey  
  Title: City Manager  
           
    Attest:  /s/ Denise Jordan  
         
      Name: Denise Jordan  
         
      Title: City Clerk  

 

EXHIBITS

 

Exhibit “A” TAD Resolution BR-2022-03

Exhibit “B” and “B-1” Developer Project Description

Exhibit “C” TAD Project Description, Budget & Schedule

Exhibit “D” Form of Requisition/Invoice

 

22

 

 

EXHIBIT A

 

TAD RESOLUTION BR-2022-03

 

(SEE ATTACHED RESOLUTION)

 

 

 

 

 

 

 

 

23

 

 

RESOLUTION BR-2022-03

 

TAX ALLOCATION DISTRICT (TAD) FUNDING FOR “BOURBON BROTHERS”

AND POULTRY PARK IMPROVEMENTS

 

WHEREAS, the governing body of the City of Gainesville is committed to the success of the redevelopment of Midtown Gainesville into a live, work and play area; and

 

WHEREAS, on October 17, 2006 the governing body of the City of Gainesville adopted the Midtown Redevelopment Plan and created Tax Allocation District (TAD) Number One —Midtown pursuant to the Georgia Redevelopment Powers Law (O.C.G.A. § 36-44-1 et seq.) as the next steps in the City’s redevelopment effort to reinvigorate Midtown; and

 

WHEREAS, the City of Gainesville will only consider applications for TAD financing for purposes or uses that are consistent with the definition of “redevelopment” as defined in the Georgia Redevelopment Powers Law (O.C.G.A. § 36-44-3(5)], with said eligible purposes or uses including public works and utilities, telecommunications infrastructure, street/streetscape improvements, parks and open space amenities, transit facilities and public parking structures, pedestrian amenities and safety improvements, and site preparation; and

 

WHEREAS, upon approval of a request for TAD funding, a TAD Development Agreement between the applicant/developer and the City shall be executed, and shall specify the eligible expenses, what method of funding will be utilized (i.e., pay-as-you-go, bank financing, bond financing or other method), and any special conditions and performance standards of the developer; and

 

WHEREAS, an application involving the construction of a restaurant with patio and an approximately 15,000 square foot entertainment venue, known as Bourbon Brothers, hereinafter “project,” was reviewed by the TAD Advisory Committee and determined to achieve the TAD criteria; and

 

WHEREAS, an application involving the renovation of Poultry Park to construct 40 parking spaces, relocate the “Poultry Capital of the World” monument and install lighting and landscaping, hereinafter “park project,” was also reviewed by the TAD Advisory Committee and determined to achieve the TAD criteria; and

 

WHEREAS, the TAD Advisory Committee unanimously recommended approval of the TAD funding request of up to $2,486,411 for the following uses with the following conditions and payment schedule:

 

Use relating to the project:

 

Sitework & Utilities Architectural Fees
   
Paving Engineering Fees
   
Site Improvements Poultry Park Improvements
   
Brick Veneer  

 

Use relating to the project:

 

Poultry Park Improvements

 

24

 

 

RESOLUTION BR-2022-03

 

TAX ALLOCATION DISTRICT (TAD) FUNDING FOR “BOURBON BROTHERS”
AND POULTRY PARK IMPROVEMENTS

 

Conditions:

 

Permitted project must be in substantial conformance with the architectural renderings and budget submitted with the TAD application

 

In order to receive any TAD funds whatsoever, the project must remain a tourism attraction that Is in substantial conformance with the uses proposed in the application, such as a restaurant and entertainment venue.

 

Payment Schedule:

 

·Up to $2,236,411 in TAD funds shall be made payable upon submittal of paid invoices for the purchase of and/or labor to complete or install the items specified under “Use” above, relating to the project, based upon the schedule and conditions listed below.

 

·Reimbursement will be distributed on an annual basis based on the TAD increment generated by the project for that calendar year, except for $250,000 payable to the City for park project improvements.

 

·Reimbursement will not begin until the calendar year after the calendar year in which the first Certificate of Occupancy is obtained for the project, except for $250,000 payable to the City for park project improvements.

 

·The total period of reimbursement of up to a maximum of $2,236,411 shall not exceed a period of 15 calendar years, which period shall commence upon the first calendar year in which any reimbursement is paid to the applicant. The distribution of funds to the City for park project improvements shall not constitute the commencement of the 15-year time period for reimbursement relating to the project.

 

·Up to $250,000 in TAD funds shall be made payable to the City of Gainesville from the fund balance of the TAD Special Fund for park project improvements.

 

NOW, THEREFORE, BE IT RESOLVED THAT the governing body for the City of Gainesville hereby approves the TAD application of up to $2,486,411 for “Bourbon Brothers” and Poultry Park Improvements,

 

BE IT FURTHER RESOLVED THAT that the governing body for the City of Gainesville hereby approves funding for the redevelopment improvement from the increment generated by the Bourbon Brothers project and that is deposited into the Tax Allocation District Fund as well as from the fund balance of the Tax Allocation District Special Fund.

 

BE IT FURTHER RESOLVED THAT the governing body authorizes the City Manager and City Attorney to prepare and execute a TAD Development Agreement to effectuate the terms and conditions of the funding, use and payment schedule.

 

25

 

 

RESOLUTION BR-2022-03

 

TAX ALLOCATION DISTRICT (TAD) FUNDING FOR “BOURBON BROTHERS”
AND POULTRY PARK IMPROVEMENTS

 

Adopted this 18th day of January, 2022.

 

  /s/ W. Samuel Couvillon, Mayor
  W. Samuel Couvillon, Mayor

 

This is to certify that I am City Clerk of the City of Gainesville. As such, I keep its official records, including its minutes. In that capacity, my signature below certifies this resolution was adopted as stated and will be recorded in the official minutes.

 

ATTEST:

 

/s/ Denise O. Jordan  
Denise O. Jordan, City Clerk  

 

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EXHIBIT B

 

DEVELOPER PROJECT DESCRIPTION

 

Proposed Use: An approximately 8,000-sf restaurant with rooftop bar with an approximately 6,000-sf outdoor patio area that is adjacent to a nearly 18,000-sf music, convention and event hall with mezzanine.

 

Both facilities will share a 4,380-sf kitchen.

 

Size of Property: Approximately 1.85± acres

 

Description of Project: The subject property, which contained a surface parking lot, undeveloped grassed area, and Engine 209 Park, is located two blocks from the historic square in downtown Gainesville. The property is surrounded by Jesse Jewell Parkway, Maple Street, Broad Street and West Academy Street. Said subject property more specifically consists of five tracts known as 315 Broad Street SW, 0 Maple Street SW, 320 Maple Street SW, 323 Broad Street SW and 312 Jesse Jewell Parkway SW in the City of Gainesville.

 

This development, known as “Bourbon Brothers”, will consist of an approximately 8,000 sq ft restaurant with seating capacity for over 200. The restaurant will have a rooftop bourbon bar which will overlook Broad Street and Maple Street. The development will contain a 6,000 sq ft outdoor patio with fireplaces that can accommodate up to 65 guests. Adjacent to the restaurant and patio will be an approximately 18,000 sq ft. music, convention and event hail with mezzanine level. The event hall will be able to accommodate 480 guests seated at a table and approximately 1,200 people with general admission. The event hall will have a world class sound system. The event hall will be used to host between 100-120 ticketed events per year. The event hall will also be used to host conventions, proms, sporting events, corporate events, etc.

 

The Developer Project must be completed in substantial conformance with the architectural renderings and budget submitted with the application for TAD funding. More specifically, the Developer Project must be in compliance with both the civil plans submitted to and approved by the City on February 2, 2022 and the architectural plans submitted to and approved by the City on March 31, 2022. These plans are kept on file in the Community and Economic Development Department and are hereby incorporated by reference as Exhibit B-1.

 

27

 

 

EXHIBIT C

 

TAD PROJECT DESCRIPTION, BUDGET & SCHEDULE

 

The TAD Project consists of the following eligible development-related activities, with approved amounts for TAD funding listed adjacent to each activity:

 

Sitework & Utilities Architectural Fees
   
Paving Engineering Fees
   
Site Improvements Poultry Park Improvements
   
Brick Veneer  

 

Per the TAD Resolution BR-2022-03, the TAD Project was approved for up to $2,236,411 in TAD funds to be made payable upon submittal of paid invoices for the purchase of and/or labor to complete or install the items specified above, based upon the conditions and payment schedule listed below:

 

Conditions

 

1.Permitted project must be in substantial conformance with the architectural renderings and budget submitted with the TAD application.

 

2.In order to receive any TAD funds whatsoever, the project must remain a tourism attraction that is in substantial conformance with the uses proposed in the application, such as a restaurant and entertainment venue.

 

Payment Schedule

 

After receipt and approval of a Requisition from Developer, City will reimburse Developer for Reimbursable Costs as follows:

 

1.Reimbursement of up to $1,986,411 will begin the calendar year after the calendar year in which the Certificate of Occupancy is obtained.

 

2.The total period for reimbursement of up to the maximum of $1,986,411 shall not exceed a period of 15 calendar years, which period shall commence upon the first calendar year in which any reimbursement is paid to the applicant. In no event shall reimbursement extend beyond December 31, 2039.

 

3.The annual reimbursement will be based on the Tax Allocation Increment generated in the Special Fund by the Developer Project for the calendar year in which the annual reimbursement is to occur.

 

4.The Developer consents to the utilization of $250,0000 Tax Allocation Increment generated by the construction and completion of Bourbon Brothers to be reimbursed to the City for the City’s costs in completing the Park Project as described in Article II above. Payment to the City shall not constitute the commencement of the 15-year time period for reimbursement relating to the TAD Project.

 

28

 

 

EXHIBIT D

 

FORM OF REQUISITION/INVOICE

 

MIDTOWN TAX ALLOCATION DISTRICT
TAD PROJECT

 

Requisition Number:

 

Date of Requisition:

 

TO:

 

City of Gainesville

City Manager’s Office

P.O. Box 2496

Gainesville, GA 30503

Attention: Ms. Angela Sheppard

Email: ashepoard@gainesvillega.org

 

PROJECT:

 

Bourbon Brothers

 

DEVELOPER:

 

GA-HIA

 

Application is made for payment of amounts on deposit in the Special Fund to pay for Redevelopment Costs in the amount, for the purposes, and on the terms set forth with the provisions of that certain TAD Development Agreement between the City of Gainesville, Georgia and the Developer named above, dated as of ____________________, 2022. All capitalized terms used herein not otherwise defined shall have the meaning given them in the TAD Development Agreement.

 

As of the date of this Requisition No.______ , outstanding Requisition amounts thereon is $ ___________________________ (the “Outstanding Balance”) as detailed below:

 

Requisite
No.
Date
Approved
Amount of
Requisition
Amounts
Paid to Date
Balance
Unpaid
Total
Amount Due
           
           
           
           

 

29

 

 

Certificates of Payment from the materialmen/laborers providing building materials and the installation labor for the construction arc attached as Exhibit A and are made a part of this Requisition.

 

1.The TAD Project Budget is $ ____________and is to be made payable upon paid invoices and issuance of a final Certificate of Occupancy (or 100% completion of project).

 

2.Total Amount Requested: $ _____________________.

 

3.Attached hereto as Exhibit B are:

 

(a)Reasonable evidence of cost of construction, such as copies of paid invoices and canceled checks (or receipts) for the approved TAD-funded activities outlined in the TAD Development Agreement and TAD Resolution BR-2022-03 for which this Requisition is requested.

 

(b)To the extent applicable, a copy of a satisfactory “(Merlin Waiver and Release Upon Payment” pursuant to O.C.G.A. § 44-14-366 from the General Contractor which received payment front the proceeds of the immediately preceding Requisition.

 

DEVELOPER’S CERTIFICATIONS

 

In accordance with the TAD Development Agreement, Developer certifies to the City that:

 

(a)all of its representations and warranties made in and as of the date of the TAD Development Agreement are true and correct as of the date hereof;

 

(b)the quality of the construction of the TAD Project to date is in accordance with the Plans and the ‘FAD Development Agreement;

 

(c)the Project Cost breakdown and the percentage completion referenced in this Requisition are accurate;

 

(d)all amounts being reimbursed are for those Approved TAD Costs outlined in the TAD Development Agreement, per TAD Resolution BR-2022-03;

 

(e)no amounts are requested for materials to be stored or for installation labor yet to be completed;

 

(f)no payment under this Requisition exceeds the maximum allowable expenses actually incurred within the amounts set forth in the TAD Project Budget;

 

(g)all payments requested under this Requisition are for TAD Project items (i) which are of quality and construction acceptable under the Plans, and (ii) which have not been previously paid;

 

30

 

 

(h)there are no liens outstanding against the site of the TAD Project except (i) inchoate liens for property taxes not yet due and payable, (ii) liens being contested in accordance with the terms and conditions set forth in applicable law, and (iii) liens consented to by the City or otherwise permitted by the TAD Development Agreement;

 

(i)Developer is not in default under the TAD Development Agreement; and

 

(j)no governmental body has issued the equivalent of a stop work order with respect to any portion of the TAD Project.

 

GA HIA, LLC

 

By: /s/ Robert R. Mudd  
   
Approved:  
   
Total Amount Approved: $_________________  
   
CITY OF GAINESVILLE  
   
By:    
   
Its:    

 

31

 

 

SCHEDULE 1

 

[ATTACH COPY OF PROPOSED PROJECT BUDGET]

 

 

 

 

 

 

32

 

 

Full Development Cost Projection

 

[Omitted.]

 

 

33

 

 

 

Exhibit 10.7

 

 

 

 

 

 

ECONOMIC DEVELOPMENT AGREEMENT

 

BY AND AMONG

 

SUNSET AT BROKEN ARROW, LLC

 

and

 

BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY

 

and

 

CITY OF BROKEN ARROW, OKLAHOMA

 

Dated as of October 3, 2023

 

 

 

 

 

 

 

 

 

 

 

 

 

ECONOMIC DEVELOPMENT AGREEMENT

 

This ECONOMIC DEVELOPMENT AGREEMENT (the “Agreement”) dated as of October 3, 2023, by and among SUNSET AT BROKEN ARROW, LLC, a Colorado limited liability company (the “Developer”), BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY (the “Authority”) an Oklahoma public trust, and the CITY OF BROKEN ARROW, OKLAHOMA, a municipal corporation (hereinafter called the “City”), as beneficiary of the Authority.

 

WITNESSETH:

 

WHEREAS, the Authority has been created by a Trust Indenture dated November 19, 1973, as supplemented and amended by an Amendment to Trust Indenture dated March 11, 1982, as supplemented and amended by a Second Amendment to Trust Indenture dated August 4, 1983, and as further supplemented and amended by a Third Amendment to Trust Indenture dated March 18, 2014, for the use and benefit of the City under authority of and pursuant to the provisions of Title 60, Oklahoma Statutes 2021, Sections 176 to 180.4, inclusive, as amended and supplemented, the Oklahoma Trust Act and other applicable statutes of the State of Oklahoma; and

 

WHEREAS, among the Authority’s stated purposes are those of promoting and encouraging development of industry and commerce within and without the territorial limits of the City by instituting, furnishing, providing, and supplying property, improvements and services for the City and for the inhabitants, owners and occupants of the property. and governmental, industrial, commercial and mercantile entities, establishments, and enterprises within and without the City; promoting the general convenience, general welfare and public safety of the residents of the City; acquiring by purchase real property useful in instituting, furnishing, providing, or supplying any of the aforementioned property, improvements and services; complying with the terms and conditions of contracts made in connection with or for the acquiring of any of said properties: receiving funds, property and other things of value from, among others, the City; and participating in State and other programs which are to the advantage of the Authority and the City; and the Authority has determined that its undertakings and the performance of its obligations under this Agreement are authorizing and proper functions of the Authority’s Trust Indenture; and

 

WHEREAS, a declared goal of the Authority is to encourage and facilitate economic development within and near the City by attracting new retail and commercial businesses to the Broken Arrow area, and to promote the economic health and expansion of existing industry and commercial businesses within the City; and

 

WHEREAS, the Oklahoma Supreme Court has held that economic development is a legitimate public purpose for which public funds may be expended and that economic development in the City will allow the City to expand the type and scope of its services, including enhanced public improvements, police protection, fire protection and recreational facilities; and

 

WHEREAS, the City has initiated a process pursuant to the Oklahoma Local Development Act, Title 62, Oklahoma Statutes, Section 850, et seq. as amended (the “Local Development Act”) to consider the creation of a tax increment financing district (referred to herein as the “Increment District”) and the adoption and approval of the Sunset Amphitheater Economic Development Project Plan (referred to herein as the “Project Plan”); and

 

2

 

 

WHEREAS, the Project Plan envisions the generation of substantial capital investment and creation of significant new entertainment and retail opportunities within a reinvestment area by establishment of the Project (as defined herein) within the Increment District; and

 

WHEREAS, the City has heretofore created an approximately 124 acre events park immediately north and east of the intersection of the Creek Turnpike and East 101st Street South (referred to herein as the “Events Park”); and

 

WHEREAS, the Authority has under consideration the acquisition of an additional 41 acres adjacent to and immediately north of the Events Park (the “Project Site”); and

 

WHEREAS, the Developer is interested in developing approximately 13 acres within the Project Site for construction of a 12,500 seat outdoor entertainment venue (the “Project” or the “Sunset Amphitheater”); and

 

WHEREAS, the Authority recognizes that the full development of the Project will have both direct and indirect economic benefits for the City and through such development reasonably expects (i) to realize increased sales tax revenues from Project-based sales in the City, purchases by Project facilities owners and their employees from local vendors; (ii) to realize increases in ad valorem revenues to be derived therefrom by the City, Wagoner County, Oklahoma (“Wagoner County”), Independent School District No. 3 of Tulsa County, Oklahoma and other local and area governmental entities from time to time benefiting therefrom; (iii) that the Project will generally enhance property values, both residential and commercial, within the City; and (iv) that the Project’s operation will otherwise contribute significantly to the economic well-being of the citizens of, and residents within and near, the City, and those in Wagoner County and the State of Oklahoma (the “State”) generally; and

 

WHEREAS, the Authority reasonably expects that the establishment of the Project will increase overall sales tax and property tax revenues of the City; and

 

WHEREAS, the Authority also recognizes that the Project and its operations will have additional direct and indirect economic benefits within and near the City, in Wagoner County and in the State of Oklahoma through, including without limitation, diversifying the local economy, providing economic stimulus for additional employment and other development, and predicating and/or providing training and employment opportunities in sales and management skills; and

 

WHEREAS, the Project contemplates an approximately $71.5 million capital investment, supporting approximately 741 jobs during the construction period, and upon completion, providing approximately 86 direct full time positions with an annual payroll of approximately $3.49 million, and supporting an additional 154 indirect jobs with an annual payroll of approximately $4.01 million; and

 

WHEREAS, the projected capital investment is expected to generate approximately $933,800 in new annual ad valorem taxes, benefiting taxing entities including Wagoner County, the Wagoner County Health Department, Independent School District No. 3 of Tulsa County (Broken Arrow Public Schools), Tulsa Technology Center Vo-Tech District No. 18, and the City; and

 

3

 

 

WHEREAS, the Project further contemplates the generation of approximately $85.5 million in annual taxable sales, supporting approximately 741 jobs during the construction period, and upon completion, providing approximately 86 direct full time positions with an annual payroll of approximately $3.49 million, and supporting an additional 154 indirect jobs with an annual payroll of approximately $4.01 million; and

 

WHEREAS, implementation of this Agreement, which is reasonably expected to facilitate the realization of the aforesaid economic benefits to the City and general area, would otherwise be difficult or impractical without certain development incentives, and apportionments and appropriations for such purposes of certain City economic incentives, other foams of public assistance, and the involvement the City; and

 

WHEREAS, the City and the Authority desire to assist, encourage and support the Project by completing certain necessary public infrastructure improvements to support the implementation of the Project (or in the alternative thereto, providing assistance in development financing to the Developer as authorized under the Local Development Act), in order to facilitate the Project and to encourage higher quality development so as to provide opportunities for full time employment for the residents in and around the geographical area of the City and the consequent benefits to the local economy that will derive therefrom; and

 

WHEREAS, implementation of the Project and the Project Plan will expand employment in the area, attract major investment, enhance the tax base, and make possible investment, development and economic growth which would otherwise be difficult or impossible without the apportionment of sales and use taxes, hotel taxes, and other forms of public assistance to the Project; and

 

WHEREAS, the Authority and the City deem the execution of this Agreement providing for the implementation of the Project to be vital and in the best interests of the City, and the health, safety, and welfare of the State of Oklahoma and its residents in accordance with the public purposes of the Project and the Project Plan.

 

NOW, THEREFORE, in consideration of the promises and mutual obligations herein set forth and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties hereby covenant and agree with each other as follows:

 

ARTICLE I. DEFINITIONS

 

In each and every place in and throughout this Agreement, whenever the following terms are used, unless the context shall clearly indicate another or different meaning or intent, they shall have the following meanings:

 

“Agreement” shall mean this Economic Development Agreement dated as of October 3, 2023, entered into by and among the Developer, the City, and the Authority.

 

4

 

 

“Apportionment Fund” shall mean such fund as created by the TIF Ordinance of the City, for the purpose of administering the Tax Increment revenues derived from the Increment District.

 

“Authority” shall mean the Broken Arrow Economic Development Authority, a public trust having the City as beneficiary thereof

 

“bonds” shall mean any tax apportionment bonds or notes issued by the Authority and secured by the Tax Increment, all pursuant to the Project Plan and the Indenture.

 

“City” shall mean the City of Broken Arrow, Oklahoma.

 

“Construction Plans” shall mean such architectural and engineering drawings, plans, specifications, and other documentation as may be reasonably necessary to describe the nature, scope, materials, quality, quantity, and other information requisite for the construction and fitting of improvements and/or structures included, or to be included, within the Project, which shall be subject to the Authority’s normal and customary review and approval as part of the City’s permitting process.

 

“Developer” shall mean Sunset at Broken Arrow, LLC, a Colorado limited liability company.

 

“Increment District” shall mean that certain tax increment financing district of the City, as may be established pursuant to the TIF Ordinance, generally comprising the Project Site and certain areas in the vicinity thereof

 

“Indenture” shall collectively mean any General Bond Indenture (or similarly named document), as may be supplemented and amended from time to time, all by and between the Authority and the Trustee, entered into for the purpose of issuing and securing debt obligations secured by the Tax Increment revenues.

 

“Local Development Act” shall mean the Oklahoma Local Development Act, Title 62, Oklahoma Statutes, Section 850, et seq. as amended.

 

“Project” or “Sunset Amphitheater” shall mean the construction of a 12,500 seat outdoor entertainment venue at Project Site within the Increment District, all as more specifically described in Article II herein.

 

“Project Architect” shall mean the any architect retained by Developer (or an assign or successor thereto) for the design of the Project.

 

“Project Plan” shall mean the Sunset Amphitheater Economic Development Project Plan as may be adopted and approved by the City pursuant to the TIF Ordinance and the Oklahoma Local Development Act.

 

“Project Site” shall mean the property described in Exhibit B to be acquired by the Authority and to subsequently be acquired (in part) by the Developer (or an assign or successor thereto), and located within the boundaries of the Increment District. See Exhibit A for a preliminary Project Site Development Plan.

 

“Project Site Improvements” shall mean the infrastructure and other site improvements to be constructed by the Authority on behalf of the Developer as contemplated in Section 3.1.

 

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“Tax Increment” shall mean the incremental portion of sales and use tax revenue, hotel tax revenue, and other tax revenue sources generated within the Increment District.

 

“TIF Ordinance” shall mean the ordinance adopted by the City for the purpose of establishing the Increment District, as may be supplemented and amended from time to time, all pursuant to the Oklahoma Local Development Act.

 

ARTICLE II. CONDITIONS TO PERFORMANCE

 

2.1. MUTUAL CONDITIONS PRECEDENT. The obligations of the Authority, the City, and the Developer to proceed with their respective obligations are subject to the satisfaction or waiver of the following conditions precedent set forth in this Section 2.1. All such conditions shall be completed not later than January 31, 2024, or such later date as may be mutually agreed upon by the parties hereto. Failure by any party to timely complete its obligations under this Section 2.1 shall be a breach of this Agreement unless a mutually agreed extension of the timeline to complete such obligation is entered into prior to January 31, 2024. Any extension of the deadline to complete the conditions precedent set forth in items A, B, C, E and F below shall result in a corresponding extension in any deadline for the Developer to complete its obligations under this Agreement.

 

A. Authority or City shall execute a Purchase Sale Agreement for acquisition of the Project Site and proceed with due diligence to closing.

 

B. City shall approve its TIF Ordinance and create an Increment District with respect to the Project. The City has heretofore adopted its Amended Resolution No. 1548 dated October 3, 2023 (the “TIF Intent Resolution”), which signifies the City’s formal intent to consider the creation of a tax increment financing district pursuant to the Local Development Act, establishes a statutory review committee, directs the preparation of a project plan, and directs the conduct of public hearings and making of recommendations as required by the Local Development Act. It is understood and agreed by the parties hereto that the TIF Intent Resolution by itself does not legally obligate the City to adopt a TIF Ordinance or establish an Increment District.

 

C. The City, at the City’s sole cost and expense, shall undertake a rezoning and/or other planned land use to ensure necessary and appropriate zoning is in place on the Project Site to accommodate the Project Site Improvements contemplated in Article III below.

 

D. The City shall consider and review a planned unit development or similar planned land use document (the “PUD”), prepared by the Developer for the portion of the Project Site to where the Sunset Amphitheater is to be located, and will review and consider any necessary and appropriate zoning changes to accommodate the Sunset Amphitheater and the development of the Project Site. The Developer shall prepare (with the assistance of the Authority and the City) the PUD and shall file said document with the City for consideration. The Developer shall provide necessary detail relative to the Project, including but not limited to the proposed site plan and appropriate traffic, sound, lighting, environmental, and other applicable studies.

 

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E. Authority or City shall execute a lease or other use agreement with Northeastern State University — Broken Arrow campus, for the use of 1,000 parking spaces in connection with events held at the Sunset Amphitheater. Such agreement shall provide for reasonable accommodations so as not to interfere with normal campus activities, and shall allow for the assignment of use of said parking to the Developer or its assigned operators, and shall include language necessary to ensure an appropriate amount of notice prior to termination by Northeastern State University — Broken Arrow to ensure that the 1,000 parking spaces shall be available for use in connection with the Project at all times required for operation of the Sunset Amphitheater without interruption.

 

F. The City shall obtain confirmation that the local water service provider (Rural Water, Sewer, Gas and Solid Waste Management District No. 4, Wagoner County, Oklahoma, and referred to herein as “Wagoner Co. RWD #4”) has the capability to provide for all domestic water use in operation of the Sunset Amphitheater including both daily and event-related water use and fire suppression. In the event that Wagoner Co. RWD #4 cannot or will not serve the Project, the City, at the City’s cost, will take all necessary steps including but not limited to construction of additional infrastructure to create sufficient water service to the Project.

 

ARTICLE III. NATURE OF THE AGREEMENT

 

3.1. SCOPE OF THE PROJECT. The City desires to encourage economic development in the City by facilitating the payment of the costs of essential infrastructure improvements and remedial costs necessary to make certain property viable for development, all in a manner that encourages commerce, increases entertainment and retail opportunities, and generates a corresponding growth in the local tax base. The Developer proposes to acquire and develop approximately 13 acres of property from the Authority within the Increment District immediately north of the Broken Arrow Events Park located at 21101 E 101st Street South, just east of the Creek Turnpike. The subject property is currently undeveloped land. The Developer’s initial commitment includes the construction of a 12,500 seat outdoor entertainment venue with a dedicated stage for a diverse array of performances and outdoor live music concerts. The Sunset Amphitheater is projected to be open by December 2025. The total capital investment in the Sunset Amphitheater is projected to be approximately $71.5 million, plus $17.81 million cost of Project Site Improvements (described below) to be funded through the Increment District.

 

The Authority shall cause to be installed the following infrastructure improvements supporting the Project Site detailed below (collectively, the “Project Site Improvements”) on a schedule to be mutually agreed upon with the Developer (the “Project Site Improvements Schedule”). The City and the Authority acknowledge and agree that certain of the Project Site Improvements must be installed before the Developer can begin construction of the Project. The design, construction start dates and completion dates of the Project Site Improvements shall be at the sole discretion of the Authority provided, however, that the Project Site Improvements are completed in accordance with the Project Site Improvements Schedule and that any delay in the completion of the Project Site Improvements shall also result in the Developer being allowed an additional number of days equal to such delay for the Developer to fully perform its obligations set forth in Article IV. The Project Site Improvements include the following (including preliminary estimated project budgets):

 

A. On-site surface parking improvements providing a minimum 2,360 spaces, at an estimated cost of $7,184,834;

 

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B. Stormwater detention facilities at an estimated cost of $2,273,400;

 

C. Road improvements within the Events Park at an estimated cost of $2,485,187;

 

D. Subject to acquisition of the 41 acres, roadway extension to north end of Project Site at an estimated cost of $2,120,616;

 

E. Roadway extension providing connecting access to State Highway 51 at East Washington Street, including railroad crossing improvements, subject to the approval of Union Pacific Railroad, at an estimated cost of $3,500,000;

 

F. Construct third access point across creek to connect Project Site with Challenger Sports Complex at an estimated cost of $250,000.

 

Notwithstanding the foregoing list, the Project Site Improvements do not include the provision of internet, electric, public utilities or natural gas services to the Project Site. Any necessary costs of those specific utility services shall be borne by the Developer.

 

The Project Site Improvements are proposed for inclusion as authorized project costs pursuant to the Project Plan. The City and the Authority may utilize Tax Increment revenues derived from the Increment District to offset the costs of the Project Site Improvements provided, however, that the availability or non-availability of such funds shall not relieve the Authority of the obligation to timely construct the Project Site Improvements. The Project Plan may authorize additional costs and/or infrastructure improvements payable from the Tax Increment revenues. The Authority and/or the City has contracted or shall contract for or otherwise cause to be completed, and shall bear the cost, if any, of the Project Site Improvements. Notwithstanding the foregoing, additional project costs may be incurred by agreement of the parties as may be specifically authorized under the Project Plan. Nothing herein shall prohibit the Developer, the Authority, and/or the City from seeking, obtaining, and applying available state, federal, or other funding to the payment of certain Project Site Improvements in lieu of including said Project Site Improvements as project costs under the Project Plan.

 

The Project will be financed from a combination of public and private sources, including apportionment of sales and use tax increments, hotel tax increments, and other incremental revenues generated within or sourced to the Increment District established in connection with the Project. It will require a combination of public and private actions for implementation.

 

3.2. RELATIONSHIP OF THE AUTHORITY, CITY, AND DEVELOPER.

 

A. The undertaking of this Project is a complex process which will require the mutual agreement of the Authority, the City, and the Developer and their timely actions on matters appropriate or necessary to Project implementation. Each of the parties hereto shall use commercially reasonable efforts in good faith to perform and to assist the other parties in performing their respective obligations under this Agreement, including specifically the performance of obligations hereinafter set forth in Article IV and Article V.

 

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B. The parties understand, acknowledge and agree that the Authority and/or the City shall be solely responsible for constructing and completing or, causing the construction and completion of, the Project Site Improvements. Accordingly, and notwithstanding anything to the contrary in this Agreement, nothing herein shall be deemed to impose any obligations on the Developer for the construction or completion of the Project Site Improvements or for any activities or obligations related to such construction or reasonably expected to be within the control of the Authority or the City.

 

3.3. OTHER GOVERNMENTAL APPROVALS. The implementation of this Project will require approvals by other governmental entities and the City in accordance with applicable laws, ordinances, and regulations. The Authority and the City will in good faith use their best efforts to obtain and expedite the necessary approvals for undertaking and implementing the Project Site Improvements and, to the extent applicable, the construction of the Project, to the extent the Authority or the City has the authority to grant approval. The Authority and the City, with the commercially reasonable cooperation of the Developer, shall be responsible for assisting the Developer in complying with applicable requirements, filing appropriate applications, and taking other steps necessary or desirable to expedite and obtain the approvals necessary for undertaking and implementing the Project Site Improvements and, to the extent applicable, the construction of the Project; provided, that any normal and customary expenses related to said approvals shall be the responsibility of the Developer. The Authority agrees that the City Manager’s approval of the Construction Plans shall also constitute the Authority’s approval thereof.

 

ARTICLE IV. COVENANTS AND OBLIGATIONS OF
THE AUTHORITY AND CITY

 

4.1. PROJECT SITE.

 

A. The Authority shall acquire the Project Site.

 

B. The City will accept Developer’s submission of a PUD covering the Sunset Amphitheater. Said PUD shall be developed in coordination with the Developer’s proposed site plan for the Project, as set forth in Section 2.1(C) herein.

 

C. The Authority agrees to sell to the Developer approximately thirteen (13) acres within the Project Site for the price of $38,462.00 per acre. In the event that the Developer determines during the process of planning the project that additional land is needed, the Authority will sell up to seven (7) additional acres (for a total of twenty (20) acres) to the Developer at the price of $38,462.00 per acre.

 

D. The Authority and the City agree to undertake all necessary steps to obtain appropriate zoning and land use approvals for the Project Site Improvements.

 

E. The Authority agrees to cause the completion of the Project Site Improvements, as described herein. The parties understand. acknowledge and agree that the Authority shall be solely responsible for constructing and completing or causing the construction or completion of the Project Site Improvements.

 

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F. The Authority shall cause to be available a minimum 3,360 parking spaces for use by the Developer. The Authority shall cause to be constructed 2,360 parking spaces, to be located within the Project Site, or within the Events Park, said location to be determined at the discretion of the Authority. The Authority shall lease an additional 1,000 parking spaces from Northeastern State University — Broken Arrow Campus pursuant to an agreement that shall provide renewal terms sufficient to provide adequate notice of non-renewal such that the Authority can construct additional surface parking spaces to provide the minimum requirement at all times in which events are being conducted at the Sunset Amphitheater provided, however, that the Authority may provide temporary parking for a period of up to twelve (12) consecutive months in lieu of permanent parking while permanent parking is being constructed to replace the parking spaces being leased from Northeastern State University — Broken Arrow. The Authority and/or the City may enter into one or more Parking Space Use Agreement(s) with the Developer and/or its contract vendors.

 

4.2. COLLECTION OF APPORTIONED TAX INCREMENTS. The Authority and or the City shall promptly collect the Tax Increment as generated pursuant to the TIF Ordinance and the Project Plan, and shall maintain such funds in the Apportionment Fund for the purposes set forth in the TIF Ordinance and the Project Plan.

 

4.3. ISSUANCE OF TAX APPORTIONMENT BONDS AND USE OF PROCEEDS.

 

A. The Authority may issue its bonds and/or notes (collectively, the “TIF Bonds”) for payment of the costs of the Project Site Improvements. The TIF Bonds may be issued pursuant to and in the form provided in the Indenture. At the sole discretion of the Authority and the City, the TIF Bonds may be issued with or without regard to applicable requirements for tax exempt status under the United States Internal Revenue Code. Notwithstanding the foregoing, the Authority may issue additional bonds from time to time for the purposes set forth in the Project Plan as authorized under the Indenture, and subject to the requirements for approvals set forth therein.

 

B. The Authority hereby agrees to utilize proceeds of the TIF Bonds, along with other available funds, to pay for the costs of the Project Site Improvements. Other proceeds of the TIF Bonds may be utilized to pay authorized project costs as described in the Project Plan, along with the payment of capitalized interest and costs of issuance associated with the TIF Bonds.

 

C. The Authority and the City agree to utilize the Tax Increment revenues generated within or sourced to the Increment District for the payment of the TIF Bonds, all as may be more fully set forth in the Indenture, the TIF Ordinance, and the Project Plan, and as may be limited thereby. As utilized in this Agreement, the phrase “generated within or sourced to the Increment

 

District” contemplates all sales and use tax revenues of the City on materials and equipment that will be utilized as part of the Project, even if said materials and equipment are temporarily stored by the Developer at locations outside the Increment District prior to installation.

 

4.4. PLEDGE OF APPORTIONED TAX INCREMENTS. The Authority shall pledge, and agrees to take any other actions as shall be necessary to confirm or perfect such pledge, in each case in accordance with the Indenture, one-hundred percent (100%) of the apportioned Tax Increment pertaining to the Increment District, at such times and in such amounts as the Tax Increment may be received, to the payment of debt service on obligations issued pursuant to Section 4.3 herein. Tax Increment revenues in excess of that needed for annual debt service requirements shall be applied as set forth in the Indenture and Project Plan.

 

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4.5. TERM OF DISTRICT. The Authority and the City agree not to take or omit to take any action that would in any way contribute to or cause the elimination of any portion of the area or duration of the Increment District or that would in any way reduce or otherwise jeopardize the Tax Increment to be apportioned to the Increment District; provided however, this provision shall not be construed to prohibit the City, from time to time in the normal course of its legislative powers, from proposing changes in taxing measures that may impact the applicable levies and resulting Tax Increment.

 

4.6. OTHER ACTIONS. The City and the Authority agree to take such other reasonable actions as may be appropriate or desirable to support the implementation of the Project including, by way of example, assistance in qualifying for tax incentives and exemptions, and other appropriate assistance to facilitate the Project.

 

ARTICLE V. COVENANTS AND OBLIGATIONS OF THE DEVELOPER

 

5.1. DEVELOPMENT OF THE PROJECT. In accordance with the provisions of this Agreement, the Developer shall, at its sole cost, develop and construct the Sunset Amphitheater facilities on property acquired from the Authority within the Project Site, with a minimum capital investment of $70 million. Beginning on the 36O day after the full completion of the Project, the Developer shall operate or cause to be operated the Sunset Amphitheater facilities with a minimum of forty-five (45) scheduled events each calendar year; provided, that nothing in this sentence shall require or be construed to require the Developer to waive rights that are, or accept agreements or provisions that are not, customary or commercially reasonable in connection with the development, construction, and operation of the Project. The Developer shall provide to the City periodic updates to the Site Plan and Design Documents for the development of the Project, which said documents shall be consistent in all respects with any applicable provisions of the City’s Zoning Ordinances and Building and Land Subdivision Codes, and the Engineering Design Criteria Manual. The Site Plan shall consist of conceptual drawings depicting the preliminary scale, placements, and design of the Project. The Design Documents shall consist of drawings and other documents to fix and describe the size and character of the Project as to structural, mechanical, and electrical systems, materials, components, and other such essentials as the City may reasonably request to review and approve the nature, quality, and appearance of the Project. The Developer shall construct and maintain the Project in accordance with standards applicable to a first class entertainment venue. The parties understand, acknowledge and agree that the Developer shall be solely responsible for constructing and completing or causing the construction or completion of any and all improvements to the Project Site, except as specifically provided herein.

 

5.2. DEVELOPMENT TIMELINE AND OBLIGATIONS OF THE DEVELOPER. The Developer agrees to complete construction of the Project by December 31, 2025. The Developer’s obligation to honor such completion date is specifically conditioned upon timely completion by the City and the Authority of all of their respective obligations hereunder and subject to any delays in full completion of any of the conditions precedent set forth in Articles II and III above, any delays in completion of the Project Site Improvements, or anything beyond the reasonable control of the Developer including but not limited to acts of God, tornado or severe weather event, flood, strikes, shortages of materials or pandemic.

 

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5.3. TAX PAYMENTS. The Developer agrees and understands that the payment of the TIF Bonds that provide the funds for the Project Site Improvements is directly dependent upon the Developer’s success with respect to the Project in a manner that will generate sufficient Tax Increment revenue to pay the TIF Bonds. The Developer agrees to remit all ad valorem taxes and sales taxes for which it is legally obligated to remit in a timely manner; the Developer will also use its commercially reasonable efforts to require its contract vendors to do the same. All payments of ad valorem taxes shall be made to the Wagoner County Treasurer at the times and in the amounts ordinarily required by law. All payments of sales taxes shall be made to the Oklahoma Tax Commission at the times and in the amounts ordinarily required by law. The Developer shall cause, and shall require all contractors to cause, all construction purchases to be delivered to the Project Site and use the appropriate Broken Arrow street address for such purchases and deliveries.

 

5.4. SPECIAL ASSESSMENT REVENUE. The Developer shall charge, and shall cause its contract vendors to charge, an additional one percent (1.0%) special assessment on all taxable sales directly associated with the Sunset Amphitheater venue (the “Special Assessment”). This Special Assessment is contemplated to be applicable to all taxable transactions, including ticket sales, concessions, and merchandise sales by the Developer, venue operator or any promoter. The Developer will use commercially reasonable efforts to require all contracted vendors to obtain the required sales tax permit(s) with the City and/or the State of Oklahoma. The Developer, or the respective contract vendors, shall collect the Special Assessment at the point of sale, and shall remit amounts directly to the City on a monthly basis, in the same manner as sales tax collections are to be remitted to the Oklahoma Tax Commission. The Special Assessment is contemplated to constitute a portion of the Tax Increment revenue and pledged to the repayment of the TIF Bonds.

 

5.5. REPORTING. The Developer shall provide monthly consolidated reports listing taxable transactions, including ticket sales, concessions, and merchandise sales, completed by the Developer and/or its contract vendors, for the purpose of assisting the City in validating sales and use tax increment revenues and Special Assessment revenues. Such reports shall be made as long as the Increment District created pursuant to the Local Development Act remains in effect.

 

5.6 PUBLIC SAFETY DESIGN AND OPERATION REQUIREMENTS. The Project shall be designed to and comply with the International Fire/Building codes and appendices, ordinances, and engineering and design criteria and construction standards adopted by the City at the time of submittal. If the plan review/approval process becomes dormant for more than 365 days and the City adopts a newer version of the International Fire or Budding codes, City Ordinance, or criteria and standards the new version shall be followed.

 

Additional requirements to be provided by the Developer and maintained by the operator of the venue shall be the following:

 

A. General venue security shall be handled by private security at cost to the venue operator. The venue operator shall provide advance notice of all events (not less than 14 days), including anticipated attendance levels and any unique considerations, so that Broken Arrow public safety officials may account for an appropriate presence.

 

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B. It shall be the responsibility of the venue operator to cancel events or activities and evacuate attendees in a timely manner in the event of any inclement weather, dangerous circumstances, threats, or any other occurrence that may threaten the health and safety of attendees. The City and the Authority shall assume no responsibility or liability of the venue operator’s decision nor their failure to cancel an event facing dangerous circumstances.

 

C. An onsite climate controlled public safety incident command post at least 20’ x 30’ to accommodate management of emergency incidents occurring at the venue shall be required. The public safety incident command post shall be equipped with emergency backup electricity, phones, high-speed internet access, and radio communications equipment designated by the City. Additional secure space shall be provided to serve as a designated police substation serving as an on-site office location to house public safety personnel during events, and to serve as a staging/detention area for any individuals in police custody.

 

D. An onsite dedicated 20’ x 30’ climate controlled first aid station shall be provided and equipped with medical equipment necessary to triage and treat no less than 10 patients. Fire department vehicle access should be no greater than 100’ from the first aid station and it should be navigable with a standard medical gurney.

 

E. A horizontal fire department standpipe system shall be installed so that 2%” fire department connections can be made no greater than 300’ from any location in the venue. The fire department standpipe system shall be capable of pressurization by fire apparatus from a riser no greater than 100’ from an accessible fire lane and fire hydrant.

 

F. All fire pits shall have an individual emergency shut-off and a master gas shutoff for the entire venue should also be readily accessible to emergency personnel.

 

G. All events shall be required to comply with the adopted International Fire Code for the use of pyrotechnics, fireworks, or any other explosive or theatric device.

 

H. At its own expense, the venue operator shall provide onsite Advanced Life Support Emergency Medical Care (EMS) that complies with the following requirements. The City of Broken Arrow Fire Department shall have first right of refusal to provide the EMS for the venue but may defer to another approved entity determined by the City. If the City of Broken Arrow Fire Department provides EMS staffing, the City’s Manual of Fees shall establish costs associated with EMS staffing. Failure of the venue operator to comply with the EMS requirements may result in a fine not to exceed $5,000 for each deficiency.

 

1.An Advanced Life Support (ALS) Unit shall be defined as a minimum of one (1) Oklahoma State licensed Paramedic and at least one (1) Oklahoma State licensed Emergency Medical Technician and both must also have clinical privileges from a state licensed medical doctor. Both medical personnel shall be properly trained and equipped with necessary medical supplies and equipment to deliver ALS care until the patient can be transported by ambulance.

 

2.One ALS Unit (at least one Paramedic and one EMT as described above) shall be required to staff the first aid station at every event that exceeds 500 attendees.

 

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3.One additional ALS Unit (at least one Paramedic and one EMT as described above) shall be required to patrol the venue space at every event that exceeds 1,000 attendees.

 

4.An additional ALS Unit (at least one Paramedic and one EMT as described above) shall be added for every additional 2,000 attendees. See graph below for clarification.

 

5.Events that exceed 5,000 attendees shall require the presence of at least one Public Safety supervisory person to assume the role of Incident Commander for the venue. The Public Safety Supervisor shall have direct radio communications with onsite emergency personnel and incoming responding units as well as the City of Broken Arrow 911 dispatch center.

 

Attendees   First Aid Station ALS Unit(s)   Rotating ALS Unit(s)   Incident Command   Total Personnel 
500    1    0    0    2 
1000    1    1    0    4 
3000    1    2    0    6 
5000    1    3    1    9 
7000    1    4    1    11 
9000    1    5    1    13 
11000    1    6    1    15 

 

6.Independent cooling stations (not the Public Safety Command post or the First Aid Station) with at least shade and cooling fans shall be provided to accommodate 0.5% of all attendees during events when there is a heat index of 85° or greater.

 

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7.Attendee numbers will be based on actual tickets sold and assuming maximum occupancy for all suites or actual attendees whichever is greater.

 

8.ALS Units shall be required to be on premises and operational beginning when attendees are allowed to enter the venue and until one-hour after the conclusion of the event.

 

I. The City of Broken Arrow Fire Chief, Police Chief, or Emergency Manager may require additional personnel or emergency equipment based on the forecasted weather or type, duration, and activities at the event. This may include fire suppression units, law enforcement, or other personnel.

 

5.7. TRAFFIC CONTROL AND PARKING DESIGN AND OPERATION REQUIREMENTS. It is contemplated that the Developer, or a contract vendor, will operate the parking facilities serving the Project during scheduled events. The City or the Authority may enter into one or more Parking Space Use Agreement(s) with the Developer and/or its contract vendors, which shall provide for the following consideration:

 

A. The Developer, or a contract vendor, shall provide personnel to handle all traffic control on City streets. The City shall adopt appropriate amendments to city ordinance to give event staff the authority to conduct traffic control.

 

B. Portable message boards shall be placed roadside around the Events Park to communicate public service announcements related to events and parking.

 

C. Parking plans shall provide for secured designated public safety parking.

 

D. The Developer, or a contract vendor, shall be responsible for picking up all litter, emptying trash receptacles, and removal of all trash from the venue grounds and all parking areas.

 

E. The Developer, or a contract vendor, shall be responsible for mowing, edging, and maintaining the landscaping on the venue grounds and parking areas.

 

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F. Parking revenue shall be collected by the Developer or its contract vendor. The City shall receive $5 per car for each event. Said amount shall be remitted to the City by the vendor within 14 days of each event. The Parking revenues payable to the City is not contemplated to be part of the Increment Revenue, and shall be available to the City to use for any lawful purpose.

 

G. At all times other than scheduled events including an appropriate amount of time before and after scheduled events as determined by the Developer, the City may, at its sole discretion, direct that all or a portion of the parking area be available to the general public at no cost, or at such cost as may be determined by the City.

 

5.8 PERFORMANCE AND TERMINATION; OTHER REPRESENTATIONS. The Developer shall meet all of the following commitments, or will be subject to liquidated damages in accordance with this Agreement. The commitments are as follows:

 

A. 13+ Acre Tract. In consideration for conveyance of the 13 acre tract of real property from the Authority to the Developer, the Developer agrees to timely complete the Project as set forth in Section 5.2. In the event that the Developer has not completed construction of the Project prior to December 31, 2025, the Developer will pay to the Authority the sum of TEN THOUSAND AND NO/100 DOLLARS ($10,000.00) per month for each month in which the Developer has not completed the Project by the first day of said month. The Developer’s obligation to honor such completion date is specifically conditioned upon timely completion by the City and the Authority of all of their respective obligations hereunder and subject to any delays in full completion of any of the conditions precedent set forth in Articles 11 and II above, any delays in completion of the Project Site Improvements, or anything beyond the reasonable control of the Developer including but not limited to acts of God, tornado or severe weather event, flood, strikes, shortages of materials or pandemic. The rights, duties and obligations set forth in this Section 5.8A shall terminate and be of no effect upon the twenty-fifth (25th) anniversary of the date of completion of the Project by the Developer.

 

B. Performance and Termination. In the event the Developer fails to meet the Developer’s obligations outlined in Section 5.1, the Authority shall provide notice to the Developer of such breach and the Developer shall have one (1) year from the date of the Developer’s receipt of such notice to cure such breach. In the event that the Developer fails to cure such failure to meet its obligations in Section 5.1 within such time period, the Developer will pay to the Authority the sum of TEN THOUSAND AND NO/100 DOLLARS ($10,000.00) per month for each month in which the Developer has not completed the Project by the first day of said month. The Developer’s timely performance of its obligations set forth in Section 5.1 is conditioned upon timely completion by the City and the Authority of all of their respective obligations hereunder and subject to any delays in full completion of any of the conditions precedent set forth in Article II above, any delays in completion of the Project Site Improvements. or anything beyond the reasonable control of the Developer including but not limited to acts of God, tornado or severe weather event, flood, strikes, shortages of materials or pandemic. The rights, duties and obligations set forth in this Section 5.8B shall terminate and be of no effect upon the twenty-fifth (25th) anniversary of the date of completion of the Project by the Developer.

 

C. The parties acknowledge that time is of the essence for purposes of this Agreement.

 

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D. The Developer will use reasonable efforts to use qualified City labor and suppliers under this Agreement, provided however, the Developer may in its sole discretion select suppliers and contractors based on program needs, criteria, and standards.

 

E. By execution of this Agreement, the Developer certifies that it is a company in good standing under the laws of the State in which it was formed or organized, and has provided the Authority sufficient evidence of such. In addition, the Developer certifies that it owes no delinquent taxes to any taxing unit of this City or County at the time of execution of this Agreement.

 

F. The Developer will furnish to the Authority and City timely updates throughout the term of the Agreement or as requested by the Authority or City, regarding the general project status, market and general summary financial updates regarding the Developer related to the Sunset Amphitheater contained herein.

 

G. The parties’ or their representatives will meet as needed to implement the terms of this Agreement and will make a good faith attempt to informally resolve any disputes or issues related to this venture.

 

H. The Developer agrees not to seek any incentives for the Project pursuant to the Oklahoma Tourism Development Act, Title 68, Oklahoma Statutes Section 2391 et seq.

 

5.9. ECONOMIC DEVELOPMENT BENEFIT TO BROKEN ARROW. The completion and operation of the Project is expected to provide a significant attraction that can be leveraged to enhance economic development and recruitment efforts within the City. Therefore, the Developer hereby agrees to provide the following benefits for the promotion of Broken Arrow:

 

A. The Developer shall consistently promote the Project and its scheduled events in a manner that clearly indicates the Sunset Amphitheater is located in Broken Arrow.

 

B. The Developer shall provide the Authority with 400 suite tickets annually for use at the Authority’s discretion to promote Broken Arrow. Tickets must be requested not less than 30 days in advance of a scheduled event, and shall not exceed 16 tickets per show.

 

5.10. OTHER ACTIONS. The Developer agrees to take such other commercially reasonable actions as may be reasonably necessary or appropriate, and to the extent it is able, to support the implementation of the Project including, by way of example, famishing information reasonably requested by the Authority or the City for reporting purposes under the Local Development Act, preparation and execution of supporting Project documentation, cooperation in construction activities, preparation of Project activities reports, and assistance in other matters that may be of benefit to the Project; provided, that nothing in this Section 5.10 shall obligate or be deemed to obligate the Developer to (i) incur, expend or enter into any cost, expense, liability or obligation, (ii) disclose any confidential information, information of third parties or information to which it does not have ready access, or (iii) undertake any action for which the Authority and/or the City are responsible for undertaking.

 

17

 

 

ARTICLE VI. CONSTRUCTION PROVISIONS

 

6.1. COMPETITIVE BIDDING ACT. To the extent required by law, any and all public construction contracts, or portions thereof, made by the Authority or the City pursuant to Section 4.1 of this Agreement, shall be made in compliance with the Oklahoma Public Competitive Bidding Act of 1974, Title 61, Oklahoma Statutes, Section 101, et seq., as amended (the “Bidding Act”). The Developer agrees the City and the Authority shall have the exclusive right to make determinations pursuant to the Bidding Act.

 

6.2. CONSTRUCTION PLANS AND CONTRACTS. The Authority and the City shall use their respective best efforts to obtain whatever assistance and approvals may be required from third parties in order to facilitate construction of the Project Site Improvements.

 

6.3. [Left Blank Intentionally]

 

6.4. PERFORMANCE AND COMPLETION BONDS. Any and all contracts, or portions thereof, made by the Authority or the City pursuant to Section 4.1 of this Agreement shall, to the extent applicable, comply with the bonding requirements of the Bidding Act.

 

6.5. INDEMNIFICATION.

 

A. The Developer shall indemnify and hold harmless the Authority and the City for any liability for breach of the Developer’s obligations under this Agreement, in each case subject to Section 7.18; provided, that the Developer shall have no obligation to indemnify the Authority or the City for any such injury or damages to the extent arising out of or from (i) any breach of this Agreement by the City or the Authority, (ii) any matter for which the Authority or the City are responsible or liable pursuant to any other contract with the Developer or any third party, (iii) any matter for which any other Person or entity is liable to the Authority or the City, or (iv) any matter caused by willful misconduct or gross negligence of the City or the Authority. The Developer shall have the right to control the defense of any third-party claims for which the Authority or the City seek indemnification hereunder. The Authority or the City shall promptly notify the Developer in writing of any claim subject to this Section 6.5, but in any event shall provide such notification within thirty (30) days of receipt of any such claim in writing.

 

B. To the fullest extent allowable by law, the Authority and the City shall be liable for and shall indemnify and hold harmless the Developer for (i) any liability to third parties for personal injury or property damage for construction and operation activities of the Authority or the City arising out of or related to this Agreement, the subject matter thereof and/or (ii) breach of the Authority’s or the City’s obligations stated herein, to the extent not caused by willful misconduct or gross negligence of the Developer, provided that, said indemnification, if lawful, is not intended to be a waiver of tort claims liability limits, and any claims against the Authority and the City shall be limited to the amounts specified in the Governmental Tort Claims Act, Title 51, Oklahoma Statutes, Section 151, et seq., as amended.

 

6.6. CHANGE IN SITE PLAN OR DESIGN DOCUMENTS. If the Developer desires to make any material change to the Site Plan or Design Documents, the Developer shall submit the proposed change to the City for approval. The City may approve the proposed change and notify the Developer in writing of its approval. Such change to the Site Plan or Design Documents shall, in any event, be deemed approved by the City unless rejection thereof, in whole or in part, by written notice thereof by the City to the Developer, setting forth in detail the reasons therefor, is delivered to the Developer within fifteen (15) days after the date of the City’s receipt of such proposed change. The City shall have full discretion to approve, disapprove, or request modification of the Site Plan or the Design Documents to assure desired standards of quality and appearance.

 

18

 

 

6.7. CERTIFICATE OF COMPLETION. Promptly after construction of the Project, and upon request of the Developer, the City shall furnish the Developer with an appropriate instrument certifying satisfactory completion of such building site.

 

(a) City to Withhold Certificates of Occupancy. It is the intent of the parties that the Project Architect’s inspections serve as the primary evidence of satisfactory completion of the Project. However, the City building inspection department shall retain its statutory obligation of building inspections required during the construction process.

 

(b) Effect of Certificates of Completion. The Certificates of Completion issued by the City shall serve as a conclusive determination of satisfaction and termination of those agreements, covenants, and conditions made by the Developer to complete the Development in accordance with this Agreement. The Certificates of Completion may be filed among the public land records in the Office of the Wagoner County Clerk.

 

(e) Form of Certificates. The certification provided for in this Section shall be delivered to the Developer in a suitable form that will enable it to be recorded in the proper office for the recording of deeds and other legal instruments pertaining to the Property.

 

(d) City’s Failure to Provide Certificates of Completion. If the City declines or fails to provide Certificates of Completion in accordance with the provisions of this Section, the City shall, no later than three (3) days after receiving a written request from the Developer, provide a written explanation of the cause for the denial of a Certificate of Completion. The explanation shall detail the specific failure(s) or default(s) of the Developer to complete the Development in accordance with building code and the necessary acts to be performed by the Developer in order to obtain a Certificate of Completion. If the City fails to respond to the Developer’s written request within five (5) days after receipt of such written request, then the City shall be deemed to have issued the necessary Certificates of Completion.

 

ARTICLE VII. GENERAL PROVISIONS

 

7.1. NONDISCRIMINATION. The Developer agrees, in its capacity as the developer of the Project, not to discriminate on the basis of race, color, religion, gender, or national origin in the use or occupancy of any of the buildings and facilities constructed on the Project Site, in violation of any applicable law or regulation.

 

19

 

 

7.2. MUTUAL RIGHTS OF ACCESS.

 

A. Authority and City Access to Project Site. Prior to the delivery of premises to businesses that will occupy and operate from the Project, the Developer shall permit representatives of the Authority and the City and the Authority and the City shall permit representatives of the Developer to have reasonable access to the Project Site, at all reasonable times, for the purposes of this Agreement, including, but not limited to, construction by the Authority and the City, as the case may be, and inspection of all work being performed in connection with construction. No such access shall interfere with the use or occupancy of the businesses occupying and operating from the Project.

 

B. No Charge. No compensation shall be payable nor shall any charge be made in any form by any party for the access provided in this Section,

 

7.3. [Left Blank Intentionally]

 

7.4. CONFLICT OF INTEREST; AUTHORITY’S AND CITY’S REPRESENTATIVES NOT INDIVIDUALLY LIABLE. No official or employee of the Authority or the City shall have any personal interest in this Agreement, nor shall the City or the Authority permit any such person voluntarily to acquire any ownership interest, direct or indirect, in the legal entities which arc parties to this Agreement. No official or employee of the Authority or the City shall be personally liable to the Developer or any successor in interest, in the event of any default or breach by the Authority or the City of this Agreement or for any amount which becomes due to the Developer or its successors under this Agreement.

 

7.5. DEVELOPER’S OWNERS AND REPRESENTATIVES NOT INDIVIDUALLY LIABLE. No shareholder, member, partner, manager, officer, director, advisory board member, unit holder or employee of the Developer shall be personally liable to the Authority or the City or any successor in interest, in the event of any default or breach by the Developer of this Agreement or for any amount which becomes due to the Authority the City or their successors under this Agreement.

 

7.6. APPLICABLE LAW, SEVERABILITY AND ENTIRE AGREEMENT. This Agreement shall be governed by and construed in accordance with the laws of the State of Oklahoma governing agreements made and fully performed in Oklahoma. If any provisions of this Agreement or the application thereof to any persons or circumstances shall, to any extent, be invalid or unenforceable, then the remainder of this Agreement or surviving portion(s) of such provision, and each other provision of this Agreement, shall be valid and enforceable to the fullest extent permitted by law. This Agreement sets forth the entire understanding between the Authority, the City, and the Developer with respect to the subject matters of this Agreement, there being no terms, conditions, warranties or representations with respect to the subject matter other than as contained herein.

 

7.7. THIRD PARTIES. Except as expressly provided otherwise in this Agreement, the provisions of this Agreement are for the exclusive benefit of the parties hereto and not for the benefit of any other persons, as third-party beneficiaries or otherwise, and this Agreement shall not be deemed to have conferred any rights express or implied, upon any other person.

 

20

 

 

7.8. NO PARTNERSHIP OR JOINT VENTURE CREATED. This Agreement specifically does not create any partnership or joint venture between or among the Authority, the City and the Developer, or render any of them liable for any of the debts or obligations of any or the others.

 

7.9. TIME IS OF THE ESSENCE. The Authority, the City and the Developer understand and agree that time is of the essence with regard to all the terms and provisions of this Agreement.

 

7.10. REPRESENTATIONS AND WARRANTIES; FORMALITIES AND AUTHORITY. Each party represents and warrants to the other parties that, as of the date hereof and at all times during the term of this Agreement:

 

A. Such party validly exists and has all necessary power and authority to execute, deliver and perform its obligations under the Agreement and to carry out the transactions contemplated hereby and thereby.

 

B. The execution and delivery by such party of the Agreement, and, except as expressly set forth in Section 2.1 herein, the performance by such party of the obligations undertaken pursuant to the Agreement, have been duly authorized by all necessary proceedings with respect to such party, and no other proceedings with respect to such party are necessary to authorize the Agreement and the transactions contemplated hereby and thereby.

 

C. The Agreement has been duty executed and delivered by each party and, assuming due authorization, execution and delivery thereof by the other parties thereto, constitutes a valid and binding obligation of such party, enforceable against such party in accordance with its terms, subject to applicable bankruptcy, insolvency and similar laws affecting creditors’ rights generally and to general principles of equity.

 

D. The performance by each party of its obligations under the Agreement and the transactions contemplated thereby do not: (i) violate, conflict with or constitute a default (with or without the giving of notice, lapse of time or both) under, accelerate any obligations under, terminate or give rise to a right of termination of, any contract or agreement to which such party is a party or by which any property or asset of such party is bound; (ii) violate, conflict with or constitute a default (with or without the giving of notice, lapse of time or both) under the constitutive documents of such party; (iii) cause the creation of any lien or encumbrance upon any of the properties or assets of such party; (iv) violate, conflict with or constitute a default (with or without the giving of notice, lapse of time or both) under any provision of applicable law with respect to such party; (v) require such party to make or provide any notice to, declaration or filing with, or obtain any consent, authorization, permit or approval from, any governmental entity or other person or legal entity or (vi) give any governmental entity the right to revoke, withdraw, suspend, cancel, terminate or modify any permit, license or approval held by such party.

 

E. There is no proceeding, claim or litigation pending or, to the knowledge of such party, threatened, against such party with respect to the transactions contemplated by the Agreement.

 

21

 

 

7.11. NOTICES AND DEMANDS. Any notice, demand, or other communication under this Agreement shall be sufficiently given or delivered when it is deposited in the United States mail, registered or certified mail, postage prepaid, return receipt requested, or delivered personally to:

 

A.In the Case of the Developer:

 

Notes Live, Inc.

Attn: Heather Atkinson

1755 Telstar Drive #501

Colorado Springs, CO 80920

 

B.In the case of Authority:

 

Broken Arrow Economic Development Authority

Attn: City Manager

P. O. Box 610

220 South First

Broken Arrow, OK 74012

 

C.In the case of the City:

 

City of Broken Arrow, Oklahoma

Attn: City Manager

P. O. Box 610

220 South First

Broken Arrow, OK 74012

 

or to such other address, within the United States, with respect to a party as that party may from time to time designate in writing and forward to the others as provided in this Section. A copy of any notice, demand or other communication: under this Agreement given by a party under this Agreement to any other party under this Section shall be given to each other party to this Agreement.

 

7.12. BINDING EFFECT. This Agreement shall be binding upon and inure to the benefit of the Authority, the City and the Developer and their respective legal representatives, successors and assigns.

 

7.13. MODIFICATIONS. This Agreement cannot be changed orally, and no agreement shall be effective to waive, change, modify or discharge it in whole or in part unless such agreement is in writing and is signed by the party or parties against whom enforcement of any waiver, change, modification or discharge is sought.

 

22

 

 

7.14. UNAVOIDABLE DELAYS. The time for performance of any term, covenant, condition, or provision of this Agreement shall be extended by any period of unavoidable delays. In this Agreement, “unavoidable delays” means beyond the reasonable control of the party obligated to perform the applicable term, covenant, condition or provision under this Agreement and shall include, without limiting the generality of the foregoing, delays attributable to acts of God, any other party to this Agreement, strikes, labor disputes, governmental restrictions, delays in any governmental permitting process that are outside of the Developer’s control, court injunctions, riot, civil commotion, acts of public enemy and casualty, but shall not include delays attributable to financial difficulties of such party unless caused by the act or omission of another party hereto. In the event of an unavoidable delay the affected party shall promptly notify the other parties in writing and use its reasonable efforts to mitigate and resolve the unavoidable delay as promptly as possible (keeping the other parties informed of the efforts being made to mitigate and resolve the unavoidable delay). Provided however, it is understood and agreed by the parties that under no circumstances shall an unavoidable delay operate to extend the duration of the Increment District or in any way alter the provisions of the TIF Ordinance.

 

7.15. FURTHER ASSURANCES. Each party agrees that it will, without further consideration, execute and deliver such other documents and take such other action, whether prior or subsequent to closing, as may be reasonably requested by the other party to consummate more effectively the purposes or subject matter of this Agreement.

 

7.16. ATTORNEYS’ FEES. In the event of any controversy, claim or dispute between the Authority, the City and the Developer affecting or relating to the subject matter or performance of this Agreement, the prevailing party shall be entitled to recover from the non-prevailing party all of its reasonable expenses, including reasonable attorneys’ fees.

 

7.17. COUNTERPARTS; HEADINGS.

 

A. This Agreement may be executed in several counterparts, and all such executed counterparts shall constitute the same agreement. It shall be necessary to account for only one such counterpart in proving this Agreement.

 

B. The headings set forth in this Agreement are for convenience and reference only, and in no way define or limit the scope or content of this Agreement or in any way affect its provisions.

 

7.18. LIMITED LIABILITY. Except as provided in and subject to Section 6.5B, above, the liability of the Authority and the City to the Developer arising by virtue of this Agreement shall be limited to the payment of costs for the Project Site Improvements. Except as provided in and subject to Section 6.5B, above, the said liability of the Authority as to the Project Site Improvements shall be further limited to and payable solely from the proceeds of the TIF Bonds, and resort shall not be had to the Authority or the City for any additional amounts.

 

7.19. ASSIGNMENT. This Agreement and the rights and obligations of the Developer may be assigned or transferred upon written approval of the other parties hereto, which approval shall not be unreasonably withheld, conditioned or delayed. This Agreement will apply to, be binding in all respects upon and inure to the benefit of the permitted assigns of the parties. Developer may assign its right in and to this Agreement to Developer’s primary lender for collateral purposes.

 

7.20. NO USE OF NAMES. Neither the entry into or consummation of this Agreement, or the transactions contemplated hereby, shall give the City or the Authority, any right to use any name, trademark, servicemark, logo or other intellectual property of the Developer or its affiliates.

 

23

 

 

7.21. EXHIBITS AND SCHEDULES. The following schedules or exhibits attached hereto shall be deemed to be an integral part of this Agreement:

 

A. Exhibit A — Project Site Development Plan;

 

B. Exhibit B — Legal descriptions of Project Site tract

 

7.22. CONSTRUCTION OF THIS AGREEMENT. The Authority, the City and the Developer acknowledge that they and their counsel have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any exhibits or amendments hereto.

 

7.23. SURVIVAL. The representations, warranties, covenants and undertakings of the parties set forth in this Agreement shall survive the execution and delivery of this Agreement, and continue in full force until this Agreement has been fully performed in accordance with its terms.

 

7.24. JURISDICTION AND VENUE. This Agreement shall be interpreted under the laws of the State of Oklahoma. That any lawsuit or challenge to this Agreement shall be commenced and maintained in the District Court of Wagoner County, State of Oklahoma,

 

[Remainder of Page Intentionally Left Blank]

 

24

 

 

IN WITNESS WHEREOF, the Developer, the City and the Authority have caused this Agreement to be duly executed and delivered as of the date first above written.

 

    10/3/23
     
    By: /s/ JW Roth
    Name: JW Roth
    Title: Chairman and CEO, Notes Live
     
STATE OF COLORADO )  
  )SS  
COUNTY OF EL PASO )  

 

BEFORE ME, the undersigned, a Notary Public in and for said State on the 3rd day of October, 2023, personally appeared to me known to be a Managing Member of Sunset at Broken Arrow, LLC, an Colorado limited liability company, on behalf of said company.

 

IN WITNESS WHEREOF, I have hereunto set my hand and affixed by notarial seal the day and year first above written.

 

Kristin Olson
Notary Public
State of Colorado
Notary ID 20234023023
(SEAL) MY COMMISSION EXPIRES JUNE 20, 2027  
     Notary Public  

 

My commission expires 6/20/27.

My commission number 20234023023.

 

25

 

 

    BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY
     
(SEAL)   By:

/s/ Debra Wimpee

    Name:

Debra Wimpee

ATTEST:   Title: Chairman
     
By: /s/ Curtis Green  
Name: Curtis Green  
Title: Secretary  

 

STATE OF OKLAHOMA )  
  )SS  
COUNTY OF TULSA )  

 

The foregoing instrument was acknowledged before me this 3rd day of October, 2023, by Debra Wimpee, Chairman of the Broken Arrow Economic Development Authority, a public trust, on behalf of the trust.

 

IN WITNESS WHEREOF, I have hereunto set my hand and affixed my notarial seal the day and year first above written.

 

(SEAL) /s/ Nathan D. Ellis
Notary Public

 

My commission expires 08/26/2024.

My commission number 04007771.

 

26

 

 

   

CITY OF BROKEN ARROW, OKLAHOMA

     
(SEAL)   By:

/s/ Debra Wimpee

    Name: 

Debra Wimpee

ATTEST:   Title:

Mayor

     
By: /s/ Curtis Green  
Name: Curtis Green  
Title: Secretary  

 

STATE OF OKLAHOMA )  
  )SS  
COUNTY OF TULSA )  

 

The foregoing instrument was acknowledged before me this 3rd day of October, 2023, by Debra Wimpee, Mayor of the City of Broken Arrow, Oklahoma, a municipality, on behalf of the City.

 

IN WITNESS WHEREOF, I have hereunto set my hand and affixed my notarial seal the day and year first above written.

 

(SEAL) /s/ Nathan D. Ellis
Notary Public

 

My commission expires 08/26/2024.

My commission number 04007771.

 

27

 

 

EXHIBIT A

 

PRELIMINARY SITE DEVELOPMENT PLAN*

 

SUNSET AMPHITHEATER

 

 

 

*Preliminary Layout subject to change.

 

 

 

 

EXHIBIT B

 

PROJECT SITE

 

Account 730005739:

 

20-18-15 TH PT NW NW LYING S OF MKT RY CONST 17.30AC BK574 PG179, LESS 6.61 AC TO TURNPIKE BK1153/131

 

Account 730006906:

 

20-18-15 SW NW LESS 9.07 AC TO TURNPIKE BK1154/572

 

 

 

 

 

Exhibit 10.8

 

FIRST AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT

 

This FIRST AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT (the “First Amendment”) dated as of January 31, 2024, by and among SUNSET AT BROKEN ARROW, LLC, a Colorado limited liability company (the “Developer”), BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY an Oklahoma public trust (the “Authority”), and the CITY OF BROKEN ARROW, OKLAHOMA, a municipal corporation (the “City”), as beneficiary of the Authority.

 

WITNESSETH:

 

WHEREAS, the Developer, the Authority and the City entered into that certain Economic Development Agreement dated October 3, 2023 (the “Agreement”); and

 

WHEREAS, the terms and conditions of the Agreement require that the parties to the Agreement take certain actions no later than January 31, 2024; and

 

WHEREAS, pursuant to Section 2.1 of the Agreement, the parties agree that an extension of certain deadlines set forth in the Agreement is necessary.

 

NOW, THEREFORE, in consideration of the promises and mutual obligations herein set forth and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties hereby covenant and agree with each other as follows:

 

1.AMENDMENT TO SECTION 2.1

 

The first paragraph of Section 2.1 is hereby deleted in its entirety and replaced with the following:

 

2.1. MUTUAL CONDITIONS PRECEDENT. The obligations of the Authority, the City, and the Developer to proceed with their respective obligations are subject to the satisfaction or waiver of the following conditions precedent set forth in this Section 2.1. As of the date of this First Amendment, items A, B, C and D below have been completed. Items E and F below shall be completed no later than February 21, 2024, or such later date as may be mutually agreed upon by the parties hereto. Failure by any party to timely complete its obligations under this Section 2.1 shall be a breach of this Agreement unless a mutually agreed extension of the timeline to complete such obligation is entered into prior to February 21, 2024. Any additional extension of the deadline to complete the conditions precedent set forth in items E and F below shall result in a corresponding extension in any deadline for the Developer to complete its obligations under this Agreement.

 

 

 

 

All other provisions of Section 2.1 shall remain in full force and effect.

 

2.NO OTHER AMENDMENTS.

 

All other provisions of the Agreement, except as amended herein, shall remain in full force and effect and are hereby ratified in all respects. In the event of any inconsistency between the terms and conditions of this First Amendment and the terms and conditions of the Agreement, the terms and conditions of this Amendment shall control.

 

3.BINDING EFFECT.

 

This First Amendment shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

 

4.COUNTERPARTS.

 

The parties may execute this First Amendment in counterparts, each of which shall constitute an original and all of which, taken together, shall constitute one and the same instrument.

 

5.FACSIMILE AND ELECTRONIC SIGNATURE.

 

This First Amendment may be executed by facsimile signatures transmitted by electronic mail or any other electronic signature platform and any such executed versions shall be binding upon the parties hereto as if the signatures were originally executed.

 

[SIGNATURES APPEAR ON FOLLOWING PAGE(S)]

 

2

 

 

IN WITNESS WHEREOF, the Developer has caused this First Amendment to be duly executed and delivered as of the date first above written.

 

  SUNSET AT BROKEN ARROW, LLC,
  an Oklahoma limited liability company
   
  By: /s/ JW Roth
  Name:  JW Roth 2/1/2024
  Title: Manager

 

 

 

 

IN WITNESS WHEREOF, the Authority has caused this First Amendment to be duly executed and delivered as of the date first above written.

 

  BROKEN ARROW ECONOMIC
  DEVELOPMENT AUTHORITY,
  an Oklahoma public trust
   
(SEAL) By: /s/ Debra Wimpee
  Name:  Debra Wimpee 2/1/2024
ATTEST: Title: Chairman

 

By: /s/ Curtis Green  
Name:  Curtis Green 2/1/2024  
Title: Secretary  

 

 

 

 

IN WITNESS WHEREOF, the City has caused this First Amendment to be duly executed and delivered as of the date first above written.

 

  CITY OF BROKEN ARROW, OKLAHOMA,
  a municipal corporation
   
(SEAL) By: /s/ Debra Wimpee
  Name:  Debra Wimpee 2/1/2024
ATTEST: Title: Chairman

 

By: /s/ Curtis Green  
Name:  Curtis Green 2/1/2024  
Title: Secretary  

 

 

 

 

 

 

Exhibit 10.9

 

SECOND AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT

 

This SECOND AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT (the “Second Amendment”) dated as of February 20, 2024, by and among SUNSET AT BROKEN ARROW, LLC, a Colorado limited liability company (the “Developer”), BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY an Oklahoma public trust (the “Authority”), and the CITY OF BROKEN ARROW, OKLAHOMA, a municipal corporation (the “City”), as beneficiary of the Authority.

 

WITNESSETH:

 

WHEREAS, the Developer, the Authority and the City entered into that certain Economic Development Agreement dated October 3, 2023 (the “Agreement”); and

 

WHEREAS, the terms and conditions of the Agreement require that the parties to the Agreement take certain actions no later than February 20, 2024; and

 

WHEREAS, pursuant to Section 2.1 of the Agreement, the parties agree that an extension of certain deadlines set forth in the Agreement is necessary.

 

NOW, THEREFORE, in consideration of the promises and mutual obligations herein set forth and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties hereby covenant and agree with each other as follows:

 

1.AMENDMENT TO SECTION 2.1

 

The first paragraph of Section 2.1 is hereby deleted in its entirety and replaced with the following:

 

2.1. MUTUAL CONDITIONS PRECEDENT. The obligations of the Authority, the City, and the Developer to proceed with their respective obligations are subject to the satisfaction or waiver of the following conditions precedent set forth in this Section 2.1. As of the date of the First Amendment on January 31, 2024, items A, B, C and D below have been completed. As of the date of the Second Amendment, Item E has been completed. Item F below shall be completed no later than April 30, 2024, or such later date as may be mutually agreed upon by the parties hereto. Failure by any party to timely complete its obligations under this Section 2.1 shall be a breach of this Agreement unless a mutually agreed extension of the timeline to complete such obligation is entered into prior to April 30, 2024. Any additional extension of the deadline to complete the conditions precedent set forth in item F below shall result in a corresponding extension in any deadline for the Developer to complete its obligations under this Agreement.

 

 

 

 

All other provisions of Section 2.1 shall remain in full force and effect.

 

2.NO OTHER AMENDMENTS.

 

All other provisions of the Agreement, except as amended herein, shall remain in full force and effect and are hereby ratified in all respects. In the event of any inconsistency between the terms and conditions of this Second Amendment and the terms and conditions of the Agreement, the terms and conditions of this Amendment shall control.

 

3.BINDING EFFECT.

 

This Second Amendment shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 

 

4.COUNTERPARTS.

 

The parties may execute this Second Amendment in counterparts, each of which shall constitute an original and all of which, taken together, shall constitute one and the same instrument.

 

5.FACSIMILE AND ELECTRONIC SIGNATURE.

 

This Second Amendment may be executed by facsimile signatures transmitted by electronic mail or any other electronic signature platform and any such executed versions shall be binding upon the parties hereto as if the signatures were originally executed.

 

[SIGNATURES APPEAR ON FOLLOWING PAGE(S)]

 

2

 

 

IN WITNESS WHEREOF, the Developer has caused this Second Amendment to be duly executed and delivered as of the date first above written.

 

  SUNSET AT BROKEN ARROW, LLC,
  an Oklahoma limited liability company
   
  By: /s/ JW Roth
  Name:  JW Roth
  Title: Manager

 

 

 

 

IN WITNESS WHEREOF, the Authority has caused this Second Amendment to be duly executed and delivered as of the date first above written. 

 

  BROKEN ARROW ECONOMIC
  DEVELOPMENT AUTHORITY,
  an Oklahoma public trust
   
(SEAL) By:  
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By:    
Name:  Curtis Green  
Title: Secretary  

 

 

 

 

IN WITNESS WHEREOF, the City has caused this Second Amendment to be duly executed and delivered as of the date first above written. 

 

  CITY OF BROKEN ARROW, OKLAHOMA,
  a municipal corporation
   
(SEAL) By:  
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By:    
Name:  Curtis Green  
Title: Secretary  

 

 

 

 

 

 

Exhibit 10.10

 

THIRD AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT

 

This THIRD AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT (the “Third Amendment”) dated as of March 5, 2024, by and among SUNSET AT BROKEN ARROW, LLC, a Colorado limited liability company (the “Developer”), BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY an Oklahoma public trust (the “Authority”), and the CITY OF BROKEN ARROW, OKLAHOMA, a municipal corporation (the “City”), as beneficiary of the Authority.

 

WITNESSETH:

 

WHEREAS, the Developer, the Authority and the City entered into that certain Economic Development Agreement dated October 3, 2023 (the “Agreement”);

 

WHEREAS, the Developer, the Authority, and the City entered into a First Amendment dated January 31, 2024;

 

WHEREAS, the Developer the Authority, and the City entered into a Second Amendment dated February 20, 2024;

 

WHEREAS, pursuant to Section 4.1 of the Agreement, the parties agree that an addendum set forth in the Agreement is necessary;

 

WHEREAS, pursuant to Section 5.6 of the Agreement, the parties agree that an addendum set forth in the Agreement is necessary;

 

WHEREAS, pursuant to Section 5.7 of the Agreement, the parties agree that an addendum set forth in the Agreement is necessary.

 

NOW, THEREFORE, in consideration of the promises and mutual obligations herein set forth and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties hereby covenant and agree with each other as follows:

 

1.AMENDMENT TO SECTION 4.1

 

The following shall be appended to Section 4.1 PROJECT SITE:

 

G.The City, at its sole expense, shall extend or cause to be extended existing public utilities, water and sanitary sewer, to the property boundaries of the Project Site.

 

H.The City shall clear or cause the site to be cleared of vegetation, including trees and shrubs, prior to selling the property to Developer. The burning of the waste material may continue beyond the closing date of the purchase and sale of a portion of the Project Site from the City to Developer but must cease before the start of construction.

 

I.The City shall construct or cause to be constructed the “shared” detention facility. The City shall retain ownership and, thereafter, operate and maintain the “shared” detention facility after construction. The City shall be responsible for its cost of the “shared” facility based upon the percentage of impervious area owned by the City contributing to the influent flow into the facility.

 

 

 

  

2.AMENDMENT TO SECTION 5.6

 

The following shall be appended to Section 5.6 PUBLIC SAFETY DESIGN AND OPERATION REQUIREMENTS:

 

J.The Developer, at its sole expense, shall extend or cause to be extended new public utilities, water and sanitary sewer, from the property boundaries of the Project Site. The Developer, at its sole expense, shall be responsible for all service connections.

 

K. The Developer shall reimburse the City $75,000 for the work identified in Section 4.1.H. The City shall invoice the Developer for said work by submitting the request for payment to the Developer’s General Contractor.

  
L.The Developer shall be responsible for its cost of the “shared” facility based upon the percentage of impervious area owned by the Developer contributing to the influent flow into the facility. The City shall invoice the Developer for said cost share by submitting the request for payment to the Developer’s General Contractor.

 

3.AMENDMENT TO SECTION 5.7

 

The following shall be appended to Section 5.7 TRAFFIC CONTROL AND PARKING DESIGN AND OPERATION REQUIREMENTS:

 

H.Developer shall provide one (1) Security Officer per 250 vehicles as counted within all venue parking lots on-site or off-site.

 

All other provisions of Section 4.1., Section 5.6, and Section 5.7 shall remain in full force and effect.

 

4.NO OTHER AMENDMENTS.

 

All other provisions of the Agreement, except as amended herein, shall remain in full force and effect and are hereby ratified in all respects. In the event of any inconsistency between the terms and conditions of this Third Amendment and the terms and conditions of the Agreement, the terms and conditions of this Amendment shall control.

 

5.BINDING EFFECT.

 

This Third Amendment shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

 

6.COUNTERPARTS.

 

The parties may execute this Third Amendment in counterparts, each of which shall constitute an original and all of which, taken together, shall constitute one and the same instrument.

 

7.FACSIMILE AND ELECTRONIC SIGNATURE.

 

This Third Amendment may be executed by facsimile signatures transmitted by electronic mail or any other electronic signature platform and any such executed versions shall be binding upon the parties hereto as if the signatures were originally executed.

 

[SIGNATURES APPEAR ON FOLLOWING PAGE(S)]

 

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IN WITNESS WHEREOF, the Developer has caused this Third Amendment to be duly executed and delivered as of the date first above written.

 

  SUNSET AT BROKEN ARROW, LLC,
  an Oklahoma limited liability company
   
  By: /s/ JW Roth 3/4/2024
  Name:  JW Roth
  Title: Manager

 

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IN WITNESS WHEREOF, the Authority has caused this Third Amendment to be duly executed and delivered as of the date first above written.

 

  BROKEN ARROW ECONOMIC
  DEVELOPMENT AUTHORITY,
  an Oklahoma public trust
   
(SEAL) By: /s/ Debra Wimpee 3/4/2024
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By: /s/ Curtis Green 3/4/2024  
Name:  Curtis Green  
Title: Secretary  

 

/s/ Danny Littlefield 3/4/2024  
Danny Littlefield  
Deputy City Attorney  

 

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IN WITNESS WHEREOF, the City has caused this Third Amendment to be duly executed and delivered as of the date first above written. 

 

  CITY OF BROKEN ARROW, OKLAHOMA,
  a municipal corporation
   
(SEAL) By: /s/ Debra Wimpee 3/4/2024
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By: /s/ Curtis Green 3/4/2024  
Name:  Curtis Green  
Title: Secretary  

 

/s/ Danny Littlefield 3/4/2024  
Danny Littlefield  
Deputy City Attorney  

 

 

 

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Exhibit 10.11

 

FOURTH AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT

 

This FOURTH AMENDMENT TO ECONOMIC DEVELOPMENT AGREEMENT (the “Fourth Amendment”) dated as of March 5, 2024, by and among SUNSET AT BROKEN ARROW, LLC, a Colorado limited liability company (the “Developer”), BROKEN ARROW ECONOMIC DEVELOPMENT AUTHORITY an Oklahoma public trust (the “Authority”), and the CITY OF BROKEN ARROW, OKLAHOMA, a municipal corporation (the “City”), as beneficiary of the Authority.

 

WITNESSETH:

 

WHEREAS, the Developer, the Authority and the City entered into that certain Economic Development Agreement dated October 3, 2023 (the “Agreement”); and

 

WHEREAS, the Developer, the Authority, and the City entered into a First Amendment dated January 31, 2024;

 

WHEREAS, the Developer the Authority, and the City entered into a Second Amendment dated February 20, 2024;

 

WHEREAS, the Developer the Authority, and the City entered into a Third Amendment dated March 5, 2024;

 

WHEREAS, pursuant to Section 2.1 of the Agreement, the parties agree that an extension of certain deadlines set forth in the Agreement is necessary.

 

NOW, THEREFORE, in consideration of the promises and mutual obligations herein set forth and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the parties hereby covenant and agree with each other as follows:

 

1.AMENDMENT TO SECTION 2.1

 

The first paragraph of Section 2.1 is hereby deleted in its entirety and replaced with the following:

 

2.1. MUTUAL CONDITIONS PRECEDENT. The obligations of the Authority, the City, and the Developer to proceed with their respective obligations are subject to the satisfaction or waiver of the following conditions precedent set forth in this Section 2.1. As of the date of the First Amendment on January 31, 2024, items A, B, C and D below have been completed. As of the date of the Second Amendment, Item E has been completed. Item F below shall be completed no later than June 30, 2024, or such later date as may be mutually agreed upon by the parties hereto. Failure by any party to timely complete its obligations under this Section 2.1 shall be a breach of this Agreement unless a mutually agreed extension of the timeline to complete such obligation is entered into prior to June 30, 2024. Any additional extension of the deadline to complete the conditions precedent set forth in item F below shall result in a corresponding extension in any deadline for the Developer to complete its obligations under this Agreement.

 

 

 

  

All other provisions of Section 2.1 shall remain in full force and effect.

 

2.NO OTHER AMENDMENTS.

 

All other provisions of the Agreement, except as amended herein, shall remain in full force and effect and are hereby ratified in all respects. In the event of any inconsistency between the terms and conditions of this Fourth Amendment and the terms and conditions of the Agreement, the terms and conditions of this Amendment shall control.

 

3.BINDING EFFECT.

 

This Fourth Amendment shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

 

4.COUNTERPARTS.

 

The parties may execute this Fourth Amendment in counterparts, each of which shall constitute an original and all of which, taken together, shall constitute one and the same instrument.

 

5.FACSIMILE AND ELECTRONIC SIGNATURE.

 

This Fourth Amendment may be executed by facsimile signatures transmitted by electronic mail or any other electronic signature platform and any such executed versions shall be binding upon the parties hereto as if the signatures were originally executed.

 

[SIGNATURES APPEAR ON FOLLOWING PAGE(S)]

 

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IN WITNESS WHEREOF, the Developer has caused this Fourth Amendment to be duly executed and delivered as of the date first above written.

 

  SUNSET AT BROKEN ARROW, LLC,
  an Oklahoma limited liability company
   
  By: /s/ JW Roth 4/19/2024
  Name:  JW Roth
  Title: Manager

 

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IN WITNESS WHEREOF, the Authority has caused this Fourth Amendment to be duly executed and delivered as of the date first above written.

 

  BROKEN ARROW ECONOMIC
  DEVELOPMENT AUTHORITY,
  an Oklahoma public trust
   
(SEAL) By: /s/ Debra Wimpee 4/19/2024
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By: /s/ Curtis Green 4/22/2024  
Name:  Curtis Green  
Title: Secretary  

 

/s/ Danny Littlefield 4/16/2024  
Danny Littlefield  
Deputy City Attorney  

 

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IN WITNESS WHEREOF, the City has caused this Fourth Amendment to be duly executed and delivered as of the date first above written.

 

  CITY OF BROKEN ARROW, OKLAHOMA,
  a municipal corporation
   
(SEAL) By: /s/ Debra Wimpee 4/19/2024
  Name:  Debra Wimpee
ATTEST: Title: Chairman

 

By: /s/ Curtis Green 4/22/2024  
Name:  Curtis Green  
Title: Secretary  

 

/s/ Danny Littlefield 4/16/2024  
Danny Littlefield  
Deputy City Attorney  

 

 

 

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Exhibit 10.12

 

PURCHASE AND SALES AGREEMENT

 

ARTICLE 1

PROPERTY/PURCHASE PRICE

 

1.1 CERTAIN BASIC TERMS:

 

(a)Purchaser and Notice Address: Sunset at Broken Arrow, LLC
   a Colorado limited liability company
   1755 Telstar Drive #501
   Colorado Springs, CO 80920

 

(b)Seller and Notice Address: City of Broken Arrow
   a Municipal corporation
   220 South First Street
   Broken Arrow, Oklahoma 74012

 

(c)Effective Date of this Agreement: March 6, 2024

 

(d)Purchase Price: Five Hundred Seventy-Seven Thousand, Three Hundred Fourteen Dollars and Sixty-Two Cents ($577,314.62)

 

(e)Earnest Money Ten Thousand Dollars & no cents ($10,000)

 

(f)Due Diligence Period: Thirty (30) days after the Effective Date of this Agreement

 

(g)Closing Date: 5 days after the close of the Due Diligence Period or as otherwise agreed by Purchaser and Seller

 

(h)Title and Survey Costs: Commitment cost-Seller Title Insurance & Survey-Purchaser

 

(i)Title Company: FirsTitle
   4500 W Houston St.
   Broken Arrow, OK 74012
   918-615-6832
   Attention: Dawn Peek

 

 

1.2 PROPERTY: Subject to the terms of this Purchase and Sales Agreement (“Agreement”), Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, the following property (“Property”):

 

(a)The real property described in Exhibit “A,” together with the buildings (if any) and improvements therein (“Improvements”), and all appurtenances of the above-described real property, including easements or rights-of-way relating thereto. Additionally, all rights, title, and interest, if any, and with warranty, of Seller in and to the land lying within any street or roadway adjoining the real property described above or any vacated or hereafter vacated street or alley adjoining said real property.

 

(b)All of Seller’s right, title, and interest in and to all tangible personal property, if any, owned by Seller (“Personal Property”) presently located on such properties.

 

(c)All mineral rights of whatever nature under the surface of the land.

 

(d)All of Seller’s right, title, and interest in and to all of the following items, to the extent assignable, relating to the ownership, operation, and management of the Property (“Intangible Personal Property”): (i) licenses and permits relating to the operation of the Property; (ii) telephone exchanges, trade names, marks, and other identifying materials (but specifically excluding any right, title or interest in any other trademarks, service marks and trade names of Seller); and (iii) guaranties and warranties from any contractor, manufacturer or other people in connection with the construction or operation of the Property.

 

1.3 PURCHASE PRICE: The purchase price is Five Hundred Seventy-Seven Thousand, Three Hundred Fourteen Dollars and Sixty Two Cents ($577,314.62) payable as follows: the Earnest Money shall be payable upon execution of this Contract shall be deposited with the Title Company within seven (7) days of the Effective Date with the balance of the Purchase Price paid by Purchaser to Seller in certified funds upon the Closing.

 

ARTICLE 2

INSPECTIONS/CONTINGENCIES

 

2.1 PROPERTY INFORMATION: Seller shall make available to Purchaser within five (5) days after the Date of this Agreement, to the extent in Seller’s possession, copies of, or access to, with the right to copy, the following (“Property Information”):

 

(a)Any environmental, architectural and engineering reports prepared for Seller and, to Seller’s knowledge, in its possession in connection with Seller’s purchase, ownership or management of the property.

 

(b)Any and all environmental, architectural, engineering, appraisal, zoning, flood, sewer and utility information and any and all other information currently in Seller’s possession or which may be easily obtained by Seller.

 

(c)Any known property faults, which may affect the value of the property including the existence of any hazardous materials. Seller represents and warrants to the best of Seller’s knowledge that the Property Information is true, correct, and accurate.

 

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FOR PURPOSES OF THIS AGREEMENT, THE TERM “HAZARDOUS MATERIAL” SHALL MEAN ANY ASBESTOS OR ASBESTOS-CONTAINING MATERIAL OR ANY SUBSTANCE, CHEMICAL, WASTE OR MATERIAL THAT IS OR BECOMES REGULATED BY ANY FEDERAL, STATE OR LOCAL GOVERNMENTAL AUTHORITY BECAUSE OF ITS TOXICITY, INFECTIOUSNESS, RADIO-ACTIVITY, EXPLOSIVENESS, IGNITABILITY, CORROSIVENESS OR REACTIVITY AND SHALL INCLUDE ANY CHEMICAL, SUBSTANCE, MATERIAL OR WASTE OR COMPONENT THEREOF, WHICH IS NOW OR HEREAFTER LISTED, DEFINED OR REGULATED AS A HAZARDOUS OR TOXIC SUBSTANCE, MATERIAL OR WASTE OR COMPONENT THEREOF BY ANY FEDERAL, STATE OR LOCAL GOVERNING OR REGULATORY BODY HAVING JURISDICTION, OR WHICH TRIGGERS ANY EMPLOYEE OR COMMUNITY “RIGHT-TO-KNOW” REQUIREMENTS ADOPTED BY ANY SUCH BODY, OR FOR WHICH ANY SUCH BODY HAS ADOPTED ANY REQUIREMENTS OR THE PREPARATION OR DISTRIBUTION OF MATERIAL SAFETY DATA SHEETS ISSUED BY THE MANUFACTURER OF ANY SUCH MATERIAL. NO BROKER OR OTHER INDIVIDUAL HAS MADE ANY REPRESENTATIONS OR WARRANTY NOT HEREIN SET FORTH IN WRITING.

 

2.2 CONFIDENTIALITY: The Property Information and all other information furnished to, or obtained through inspection of the Property by Purchaser, its affiliates, employees or agents relating to the Property will be treated by Purchaser, its affiliates, employees and agents as confidential, (other than matters of public record). Purchaser shall not disclose any of the Property Information or other information to anyone other than Purchaser’s consultants, attorneys, architects, engineers, and the like and then only on a need-to-know basis and further, all such information shall be returned to Seller by Purchaser if the Closing does not occur.

 

2.3 INSPECTIONS IN GENERAL: During the Due Diligence Period, Purchaser, its agents, and employees shall have the right to enter upon the Property for the purpose of making such non-intrusive inspections as Purchaser may deem appropriate at Purchaser’s sole risk, cost, and expense. All of such entries upon the Property shall be at reasonable times and after at least twenty-four (24) hours notice to Seller, and Seller shall have the right to accompany Purchaser during any activities performed by Purchaser on the Property. At Seller’s request, Purchaser shall provide Seller with a copy of the results of any tests and inspections made by Purchaser, excluding only market studies or economic feasibility studies. If any inspection or test disturbs the Property, Purchaser will restore the Property to the same condition as it existed prior to the inspections or tests. All inspectors, contractors, subcontractors, or vendors contracted by Purchaser to inspect, survey, core drill, or perform any other inspection services on the Property shall submit to Purchaser certificates of insurance evidencing insurance in the minimum amounts of $1,000,000.00 per occurrence and $2,000,000 per aggregate claim.

 

2.4 ENVIRONMENTAL INSPECTIONS: Purchaser at Purchaser’s expense, shall have the right to enter upon the Property, together with any other persons, to inspect and conduct such environmental soil, air, hydrocarbon, chemical, carbon, asbestos, lead-based paint, and other tests Purchaser deems necessary or appropriate. The inspections under this Section 2.4 may include a non-intrusive Phase I environmental inspection of the Property, but no Phase II environmental inspection or other intrusive inspection or sampling of soil or materials shall be performed without the prior written consent of Seller, which may be withheld in its sole and absolute discretion and which shall in any case be subject to Seller’s review and approval of the proposed scope of work and the party that will perform the work. Should this transaction not Close, Purchaser shall deliver to Seller, at Seller’s request, copies of any environmental report obtained by Purchaser. If any report discloses an environmental condition unacceptable to the Purchaser, then Purchaser may terminate this Agreement in its sole and absolute discretion and the Earnest Money shall be refunded to Purchaser, if provisions satisfactory to Purchaser are not made with respect to such condition.

 

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2.5 TERMINATION DURING DUE DILIGENCE PERIOD: In the event Purchaser determines, before the expiration of the Due Diligence Period, that the Property is unacceptable for Purchaser’s purposes for any reason or no reason. Purchaser shall have the right to terminate this Agreement in its sole and absolute discretion by giving to Seller notice of termination before the expiration of the Due Diligence Period.

 

ARTICLE 3

TITLE AND SURVEY REVIEW

 

3.1 DELIVERY OF TITLE COMMITMENT: Within fifteen (15) days after the Effective Date, Seller shall cause to be delivered to Purchaser or Purchaser’s attorney an ALTA survey and a title commitment issued by the Title Company (the “Title Commitment”), covering the Property, together with copies of all documents referenced in Title Commitment. Purchaser shall pay all costs of issuance of the Title Commitment.

 

3.2 SURVEY: As soon after the execution of this Agreement as is practicable, Purchaser, at Purchaser’s sole cost and expense, shall have the right to commission a survey through a surveyor of Purchaser’s choice prepared in accordance with the “Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys” jointly established and adopted by ALTA and NSPS effective February 23, 2021 and pursuant to the accuracy standards (as adopted by alter an NSPS and in effect on the date of the certification) for an ALTA/NSPS Land Title Survey and including items 1, 2, 3, 4, 6(a), 6(b), 7(a), 7(c), 8, 9, 11, 13, 16, 17, and 18 from Table A thereto (the “Survey”). Seller agrees that such surveyor shall have the right to enter onto the Property for purposes of doing all necessary field work to complete the Survey and that Seller will not interfere with the surveyor’s work.

 

3.3 TITLE REVIEW AND CURE: Purchaser shall review the Title Commitment and the Survey and shall notify Seller in writing of any title or survey objections/defects no later than fifteen (15) days after Purchaser’s receipt of the last of the Title Commitment and Survey (whichever is later in time). If the Title Company revises the Title Commitment after the expiration of the Due Diligence Period to add or modify exceptions that materially and adversely affect title to the Property, Purchaser may object to such matter by notice to Seller within five (5) days after such revised Title Commitment is delivered to Purchaser. Seller may, but shall not be obligated to, attempt to cure any title objections by the Closing Date, or such additional time as agreed to by Seller and Purchaser and in writing, to satisfy such objections, except liens of an ascertainable amount created by Seller, which liens Seller shall cause to be released at the Closing. If Seller elects not to cure any title or survey objection/defect, (other than liens of an ascertainable amount) or fails to cure any title or survey objection by the Closing Date or by the additional time as agreed to above, then Purchaser may either terminate this Agreement by written notice to Seller given on or before ten (10) days after receipt of any notice by Seller that it elects not to cure or cannot cure any title or survey objections, or, if later, the Closing Date or the additional time as agreed to above, and the Earnest Money shall be refunded to the Purchaser, or waive such title or survey objections, in which event the Closing shall occur as contemplated herein and Purchaser shall accept title to the Property subject to such condition and with such exceptions (the “Permitted Exceptions”). Failure of Purchaser to give written notice to Seller of Purchaser’s intent to so terminate shall constitute waiver of such objection(s).

 

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3.4 TITLE POLICY: At the Closing, as a condition to Purchaser’s obligation to close and subject to the performance by Purchaser of all its obligations in connection therewith, the Title Company shall deliver to Purchaser an Owner’s Policy of Title Insurance (“Title Policy”), issued by the Title Company, dated the date and time of recording of the Deed, in the amount of the Purchase Price, insuring Purchaser as owner of fee simple to the Property, in such form permitted by, and subject to such exceptions as set forth in, the most current Title Commitment as of the expiration of the Due Diligence Period. The Title Policy may be delivered after the Closing if that is customary in the locality.

 

ARTICLE 4

OPERATIONS AND RISK OF LOSS

 

4.1 NEW CONTRACTS: While this Agreement is pending, Seller shall not enter into any contract that will be an obligation affecting the Property subsequent to the Closing, except contracts entered into, in the ordinary course of business, that are terminable without cause upon thirty (30) days’ notice, without the prior consent of the Purchaser, which shall not be unreasonably withheld.

 

4.2 TERMINATION OF SERVICE CONTRACTS: On the Closing Date, Seller shall terminate any and all contracts related to the Property, if any, except those agreed to be assigned to Purchaser hereunder, if any, (the “Service Contracts”), unless Purchaser notifies Seller during prior to the Closing that any Service Contract(s) should not be canceled and will be assumed by Purchaser. All Service Contracts not terminated by Seller per Purchaser’s request shall be assigned to and assumed by Purchaser at Closing.

 

4.3 DAMAGE OR CONDEMNATION: Risk of loss resulting from any condemnation or eminent domain proceeding which is commenced or has been threatened prior to the Closing, and risk of loss to the Property due to fire, flood, or any other cause prior to the Closing, shall remain with Seller. If prior to the Closing, the Property, or any portion thereof, becomes subject to a bona fide threat of condemnation or becomes the subject of any proceedings, judicial, administrative or otherwise, with respect to a taking by eminent domain or condemnation, Seller shall notify Purchaser, within a reasonable time after receipt of actual notice by Seller, but in any event prior to Closing. At its option, Purchaser may then elect, within five (5) days after receipt of this Agreement at any time prior to Closing, in either of which events this Agreement shall terminate and the Earnest Money shall be returned to the Purchaser. If the Closing Date is within the aforesaid five (5) day period, then the Closing Date shall be extended to the next business day following the end of said five (5) day period. If no such election is made, and in any event, if the damage is not material, then this Agreement shall remain in full force and effect and the Purchaser contemplated herein, less any interest taken by eminent domain or condemnation, shall be effected with no further adjustment, and upon the Closing, any interest of Seller in and to any awards that have been or that thereafter be made for such taking, shall be assigned to Purchaser and Seller shall assign, transfer or set over to Purchaser any insurance proceeds that may thereafter be made for such damage or destruction giving the Purchaser a credit at Closing for any deductible under such policies. For the purposes of this Section, the phrases “Material Damage” and “Materially Damages” means damage reasonably exceeding ten percent (10%) of the Purchase Price to repair.

 

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ARTICLE 5
CLOSING

 

5.1 CLOSING: The consummation of the transaction contemplated herein (“the Closing”) shall occur on or before the Closing Date at the office of the FirsTitle.

 

5.2 CONDITIONS: The obligation of Seller, on one hand, and Purchaser, on the other hand, to consummate the transaction contemplated hereunder is contingent upon the following:

 

(a)Each party’s representations and warranties contained herein shall be true and correct in all material respects as of the date of this Agreement and the Closing Date;

 

(b)As of the Closing Date, each party shall have performed its obligations hereunder and all deliveries made at Closing shall be tendered;

 

(c)No actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, pending or threatened against the other party that would materially and adversely affect the other party’s ability to perform its obligations under this Agreement shall exist;

 

(d)No pending or threatened action, suit or proceeding with respect to the other party before or by any court or administrative agency which seeks to restrain or prohibit, or to obtain damages or a discovery order with respect to this Agreement or the consummation of the transaction contemplated hereby shall exist; and

 

(e)Seller will pursue the eviction of all tenants on subject property (if any) and no leases shall survive the Closing (if any).

 

So long as neither party is not in default hereunder, if any condition to a party’s obligations to proceed with the Closing hereunder has not been satisfied as of the Closing Date, such party may, in its sole discretion, terminate this Agreement by delivering written notice to the other party on or before the Closing Date. Or, such party may elect to close, not withstanding the non-satisfaction of such condition, in which event such party shall be deemed to have waived any such condition. There shall be no liability on the part of the other party hereto for breaches of representations and warranties of which the party electing to close had knowledge as of the Closing. Nothing in the foregoing shall relieve a party from any liability it would otherwise have if the failure of such party to satisfy a condition also constitutes a default by such party hereunder.

 

5.3 EACH PARTIES OPTIONS TO TERMINATE: The obligation of both Purchaser and Seller to close the transaction contemplated by this Agreement are each specifically conditioned upon the fulfillment of each of the obligations set forth in Section 5.2.

 

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5.4 SELLER’S DELIVERIES: On or before the Closing Date, Seller shall deliver to the purchaser the following:

 

(a)Deed: A General Warranty Deed (“Deed”) in the form provided for under the laws of the State of Oklahoma, executed and acknowledged by Seller, conveying to Purchaser fee simple title to the Property, subject only to: (i) all zoning and building laws, ordinances, maps, resolutions, and regulations, of all governmental authorities having jurisdiction which affect the Property and the uses and improvements thereon; (ii) any leases; (iii) all matters of record; (iv) any statement of facts, which an accurate survey made of the Property at the time of Closing would show; and (v) any statement of facts, which a personal inspection of the Property and all appurtenances thereto is made at the time of Closing would disclose. Seller shall quitclaim any discrepancy within the legal description of the Property and within the deed from the Seller’s immediate grantor and in the Deed;

 

(b)State Law Disclosures: Such disclosures and reports as are required by the City of Broken Arrow and the State of Oklahoma laws in connection with the conveyance of real property;

 

(c)FIRPTA: A Foreign Investment in Real Property Tax Act affidavit executed by Seller;

 

(d)Authority: Evidence of the existence, organization and authority of Seller and of the authority of the persons executing the documents on behalf of Seller reasonably satisfactory to the Purchaser and the Title Company; and

 

(e)Additional Documents: Any additional documents that Purchaser or the Title Company may reasonably require for the consummation of the transaction contemplated by this Agreement.

 

5.5 PURCHASER’S DELIVERIES: On or before the Closing Date, Purchaser shall deliver to the Seller the following:

 

(a)Purchase Price: The Purchase Price, plus or minus any applicable prorated amounts, in same-day federal funds;

 

(b)State Law Disclosures: Such disclosure and reports as are required by the City of Broken Arrow and State of Oklahoma laws in connection with the conveyance of real property; and

 

(c)Additional Documents: Any additional documents that the Seller or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this Agreement

 

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5.6 CLOSING STATEMENTS: At the closing, Seller and Purchaser shall deposit with the Title Company executed closing statements consistent with this Agreement in the form required by the Title Company.

 

5.7 TITLE POLICY: The Title Policy shall be delivered at closing as provided in Section 3.4.

 

5.8 POSSESSION: Seller shall deliver possession of the Property to Purchaser at the Closing, subject only to the Permitted Exceptions (if any).

 

5.9 CLOSING COSTS: All Closing Costs shall be paid at or before the Closing as provided in this Agreement. The Title Company’s closing fee shall be paid by the Purchaser. Each party shall pay its own attorney’s fees.

 

5.10 CLOSE OF SALE: Upon satisfaction or completion of the foregoing conditions and deliveries, the parties shall direct the Title Company to immediately record and deliver the documents described above to the appropriate parties and make disbursements according to the closing statements executed by Seller and Purchaser.

 

ARTICLE 6

PRORATED AMOUNTS

 

6.1 PRORATED AMOUNTS: The items in Section 6.1 shall be prorated between Seller and Purchaser as of the Closing Date, the day of the Closing shall belong to Purchaser and all prorated amounts provided to be made as of the Closing shall each be made as of the end of the day before the Closing Date.

 

(a) Taxes and Assessments: General real estate taxes imposed by government authority (“Taxes”) not yet due and payable shall be prorated. If the Closing occurs prior to the receipt by Seller of the tax bill of the calendar year or other applicable tax period in which the Closing occurs, Purchaser and Seller shall prorate Taxes for such calendar year or other applicable tax period based upon the most recent ascertainable assessed values and tax rates.

 

6.2 SALES, TRANSFER AND DOCUMENTARY TAXES: Seller shall pay any sales, gross receipts, compensating, excise, transfer, deed, documentary stamp, or similar taxes and fees imposed in connection with this transaction.

 

6.3 COMMISSIONS: Each party represents and warrants that it has not agreed to pay any real estate broker, sales person or finder in connection with this transaction. In the event of any claim for broker’s or finder’s fees or commissions in connection with the negotiation, execution or consummation of this Agreement of the transactions contemplated hereby, each party shall defend, indemnify and hold harmless the other party from and against any such claim based upon any statements, representation or agreement of such party.

 

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ARTICLE 7

REPRESENTATIONS AND WARRANTIES

 

7.1 SELLER’S REPRESENTATIONS AND WARRANTIES: As a material inducement to Purchaser to execute this Agreement and consummate this transaction, Seller represents and warrants to Purchaser (which representations and warranties shall survive closing) that:

 

(a)Organization and Authority: Seller has been duly organized and is validly qualified to do business in the state in which the Real Property is located on the Closing Date. Seller has the full right and authority and has obtained all consents (if any) required to enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and all of the documents to be delivered by Seller at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and binding obligation of Seller, enforceable in accordance with their terms;

 

(b)Conflicts and Pending Action: There is no agreement to which Seller is a party or to Seller’s knowledge binding on Seller, which is in conflict with this Agreement. There is no action or proceeding pending or, to Seller’s knowledge, threatened against Seller of the Property, including condemnation proceedings, which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement; and

 

(c)Compliance with Law: To Seller’s knowledge, Seller has not received any written notice, addressed specifically to Seller and sent by any governmental authority or agency having jurisdiction over the Property, that the property or its use is in material violation of any law, ordinance, or regulations.

 

“Seller’s knowledge”, as used in this Agreement means the current actual knowledge of the undersigned Seller, without any obligation on such person’s part to make any independent investigation of the matters being represented, or to make any inquiry of any other persons, or to search or examine any files, records, books, correspondence and the like.

 

7.2 PURCHASER’S REPRESENTATIONS AND WARRANTIES: As a material inducement to Seller to execute this Agreement and consummate this transaction, Purchaser represents and warrants to Seller that:

 

(a)Organization and Authority: Purchaser has the full right and authority and has obtained all consents required to enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and all of the documents to be delivered by Purchaser at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and binding obligations of Purchaser, enforceable in accordance with their terms; and

 

(b)Conflicts and Pending Action: There is no agreement to which Purchaser is a part or to Purchaser’s knowledge binding on Purchaser which is in conflict with this Agreement.

 

There is no action or proceeding pending, or, to Purchaser’s knowledge, threatened against Purchaser which challenges or impairs Purchaser’s ability to execute or perform its obligations under this Agreement.

 

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7.3 DISCLAIMER OF WARRANTIES: IT IS UNDERSTOOD AND AGREED THAT THE PROPERTY IS BEING SOLD AND CONVEYED HEREUNDER “AS IS, WHERE IS, WITH ALL FAULTS,” EXCEPT AS OTHERWISE EXPRESSLY SET FORTH HEREIN. NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY, THE AGREEMENTS OF THE PARTIES SET FORTH IN THIS SECTION SHALL SURVIVE THE CLOSING DATE AND SHALL BE ENFORCEABLE AT ANY TIME.

 

ARTICLE 8

DEFAULT AND DAMAGES

 

8.1 DEFAULT BY PURCHASER: In the event that Purchaser shall default in its obligation to purchase the Property pursuant to this Agreement, Purchaser agrees that Seller shall have the right to terminate this Agreement and Purchaser shall have no further right, title, or interest in the Property.

 

8.2 DEFAULT BY SELLER: In the event Seller defaults in its obligation to sell and convey the Property to Purchaser pursuant to this Agreement, Purchaser’s sole remedy shall be to elect one of the following: (a) to terminate this Agreement, in which event Purchaser shall be entitled to the return by the Title Company to Purchaser of the Earnest Money, or (b) to bring an action for specific performance or any other remedies Purchaser may have.

 

ARTICLE 9

MISCELLANEOUS

 

9.1 PARTIES BOUND: This Agreement shall be binding upon and inure to the benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties.

 

9.2 CONFIDENTIALITY: Purchaser shall not record this Agreement or any memorandum of this Agreement.

 

9.3 HEADINGS: The Article and Section headings of this Agreement are of convenience only and in no way limit or enlarge the scope or meaning of the language hereof.

 

9.4 INVALIDITY AND WAIVER: If any portion of this Agreement is held invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and effect shall be given to the intent manifested by the portion held invalid or inoperative. The failure by either party to enforce against the other any term or provision of this Agreement shall not be deemed to be a waiver of such party’s right to enforce against the other party the same or any other such term or provision in the future.

 

9.5 GOVERNING LAW: This Agreement shall, in all respects, be governed, construed, applied, and enforced in accordance with the law of the State of Oklahoma.

 

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9.6 SURVIVAL: Unless otherwise expressly stated in this Agreement, each of the covenants, obligations, representations, and agreements contained in this Agreement shall survive the Closing.

 

9.7 NO THIRD PARTY BENEFICIARY: This Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions, or remedies to any person or entity as a third party beneficiary, decree, or otherwise.

 

9.8 ENTIRETY AND AMENDMENTS: This Agreement embodies the entire agreement between the parties and supersedes all prior agreements and understandings relating to the Property except for any confidentiality agreement binding on Purchaser, which shall not be superseded by this Agreement. This Agreement may be amended or supplemented only by an instrument in writing executed by the party against whom enforcement is sought.

 

9.9 TIME: Time is of the essence in the performance of this Agreement.

 

9.10 ATTORNEY’S FEES: Should either party employ attorneys to enforce any of the provisions hereof, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges, and expenses, including attorney’s fees, expended or incurred in connection therewith.

 

9.11 NOTICES: All notices required or permitted hereunder shall be in writing and shall be served on the parties at the addresses set forth in Section 1.1. Any such notices shall be either: (a) sent by certified mail, return receipt requested, in which case notice shall be deemed delivered three (3) business days after deposit, postage prepaid in the U.S. mail; (b) sent by overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered one (1) business day after deposit with such courier; (c) sent by facsimile, in which case notice shall be deemed delivered upon transmission of such notice, or (d) sent by personal delivery, in which case notice shall be deemed delivered upon receipt. A party’s address may be changed by written notice to the other party; provided, however, that no notice of a change of address shall be effective until actual receipt of such notice. Copies of notices are for information purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice.

 

9.12 CONSTRUCTION: The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and any ambiguities shall not be resolved against the drafting party, both parties being deemed to have drafted this Contract.

 

9.13 CALCULATION OF TIME PERIODS: Unless otherwise specified, in computing any period of time described herein, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless such last day is a Saturday, Sunday or legal holiday for national banks in the location where the Property is located, in which event the period shall run until the end of the next day which is neither a Saturday, Sunday, or legal holiday. The last day of any period of time described herein shall be deemed to end at 5:00 p.m. local Tulsa, Oklahoma time.

 

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9.14 EXECUTION IN COUNTERPARTS: This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one Agreement. To facilitate execution of this Agreement, the parties may execute and exchange by facsimile counterparts of the signature pages and/or any other pages as deemed necessary to reach a final agreement.

 

9.15 INVESTIGATION RESULTS: In the event the subject transaction does not close, then copies of all the results of the environmental investigation, survey, core drilling, engineering studies, topographic photos and/or maps, site analysis, or other studies or analysis Purchaser may have performed with regard to the property shall be made available to the Seller, upon written request, within a reasonable amount of time, not to exceed thirty (30) days from the date transaction is terminated, at no additional cost to the Seller.

 

ARTICLE 10

PURCHASER’S CONTINGENCY

 

10.1 PURCHASER’S CONTINGENCY: Purchase and Seller agree that, in addition to any other conditions contained in this Agreement, Purchaser’s obligation to purchase the Property is expressly conditioned upon the following:

 

(a)Purchaser obtaining a Phase I Environmental Site Assessment by qualified company acceptable to Purchaser certifying that the Property is free of Hazardous Materials and that no remediation is needed. Purchaser shall pay the cost of said Assessment;

 

(b)Purchaser obtaining a soil test showing that the soils on the Property are suitable for Purchaser’s intended use. Purchaser will perform such test within fifteen (15) days after Seller’s acceptance of this offer; and

 

(c)Purchaser’s determination, in Purchaser’s sole discretion, that access to the Property acceptable to Purchaser and suitable for Purchaser’s intended use.

 

[SIGNATURES APPEAR ON THE FOLLOWING PAGE(S)]

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day and year first written below.

 

“SELLER”

 

CITY OF BROKEN ARROW, A MUNICIPAL CORPORATION
BROKEN ARROW, OKLAHOMA
 
BY: /s/ Debra Wimpee   DATE: 3/19/2024
  Debra Wimpee, Mayor
 
“PURCHASER”
 
SUNSET AT BROKEN ARROW, LLC
A COLORADO LIMITED LIABILITY COMPANY
 
BY: /s/ JW Roth   DATE: 3/12/2024
  JW Roth, Managing Member
 
Approved as to Form
 
BY: /s/ Graham Parker   DATE: 3/15/2024
  Assistant City Attorney
 
ATTEST:
 
BY: /s/ Curtis Green   DATE:3/19/2024  
  City Clerk

 

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Exhibit “A”

 

Legal Description of Property

 

L1 B1 SUNSET AMPHITHEATER

 

 

 

 

 

 

Exhibit 10.13

 

CERTAIN IDENTIFIED INFORMATION, MARKED BY [***], HAS BEEN EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH (I) NOT MATERIAL AND (II) WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY, IF PUBLICLY DISCLOSED.

 

EXCLUSIVE OPERATING AGREEMENT

 

THIS EXCLUSIVE OPERATING AGREEMENT (this “Agreement”) dated this 14th day of June, 2023 (the “Effective Date”), is by and between AEG Presents – Rocky Mountains, LLC, a Delaware limited liability company (“Operator”) and Notes Live, Inc., a Colorado corporation (“Owner”).

 

RECITALS

 

WHEREAS, Owner is currently constructing an approximately 8,000-capacity open-air amphitheater currently intended to be named “The Sunset Amphitheater”, exact address TBD, Colorado Springs, Colorado (the “Venue”) within the retail and commercial development known as Polaris Pointe in northern Colorado Springs, Colorado, southeast of Interstate-25 and North Gate Boulevard on the city’s far north side as further described herein (the “Project”).

 

WHEREAS, Operator is an experienced venue operator and booker of first class entertainment venues substantially comparable to the Venue.

 

WHEREAS, Owner and Operator (the “Parties”) desire that Operator operate and book the Premises upon the terms and conditions set forth in this Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the recitals set forth above, the covenants and agreements set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner and Operator covenant and agree as follows:

 

1. GRANT OF RIGHTS.

 

(a) Grant of Rights. Subject to the terms and conditions set forth herein, Owner grants to Operator the exclusive right to operate and use the Venue located within the Project, including all facilities, structures, improvements, fixtures, easements, rights of ingress and egress, and appurtenances located thereon or thereto (the “Premises”), including the nonexclusive right to use the common areas of the Project such as loading docks, corridors, sidewalks, etc., for the Permitted Use (“Common Areas”). Owner shall also be responsible for building and operating the restaurant building (the “Restaurant Building”) that includes terraced seating of approximately 1,200 capacity shown on the Schematic Seating Plan attached as Exhibit A (“Schematic”) as Level 1, Level 2 and Level 3 (the “Terraced Suites”). The Restaurant Building is not intended to be part of the Venue; provided however that the Terraced Suites shall be part of the Venue for all purposes, including Operator’s exclusivity, operations and ticketing, the Base Fee, Venue Expenses and Adjusted Gross Revenues (each as defined herein).

 

(b) Owner Reserved Events. Notwithstanding Section 1(a), Owner reserves the right for Owner to use the Venue for (i) private events such as corporate events, high school graduations, etc. and (ii) publicly ticketed movie nights and performances by local bands that are not nationally recognized and that are not promoted by or co-promoted with a national promoter, both pursuant to industry standard calendar scheduling processes and standard licensing procedures (“Owner Reserved Events”) at its sole expense and risk. Standard licensing procedures for each Owner Reserved Event include the following: (i) Operator enters into its standard event license agreement with the third party licensor; (ii) Operator retains control over the Venue and provides agreed upon staffing and services; (iii) Operator provides an initial estimate of costs and expenses depending on the nature of the event that will then be reconciled to actual amounts in settlement; (iii) settlement is on an event-by-event basis so the night of each such event, Operator prepares an accounting and reconciliation including actual expenses; and (iv) any outstanding payments due between the Parties for expenses not covered by the third party licensor, event profits and/or event losses shall be made within ten (10) days following such settlement.

 

 

 

(c) Fire Pit Suites. The 90 “Fire Pit Suites” (approximately 800-person capacity) at the Venue (“Fire Pit Suites”), were previously sold by Owner so no additional revenues from sales of tickets are expected to be derived from that space and no Base Fee is payable for any tickets issued for the Fire Pit Suites. For all other purposes, the Fire Pit Suites shall operate as part of the Premises, including Operator’s responsibilities for operating the Fire Pit Suites, and all revenues therefrom shall be included as Adjusted Gross Revenues and all expenses shall be included as Venue Expenses.

 

2. TERM.

 

(a) Term. The initial term of this Agreement (the “Initial Term”) shall be for a period commencing on the delivery of the Premises by Owner in compliance with its obligations set forth under Owner’s Work (the “Commencement Date”) and shall expire at 11:59 PM local time on the calendar day immediately preceding the [***]full Year after the Fee Commencement Date (the “Initial Expiration Date” as such date may be automatically extended by the length of any Renewal Periods that are exercised, the “Expiration Date”)). As used herein, the term “Year” shall have the following meaning: (a) provided that the Fee Commencement Date is in May of such year, the first Year shall be the period commencing on the Fee Commencement Date and expiring at 11:59 PM local time December 31st; and (b) the second and each subsequent Year shall mean the successive calendar years from January 1 to December 31. In the Event that the Fee Commencement Date is in June or later then due to the seasonal aspect of the Venue, the Parties agree that first Year will begin with the first full season at the Venue and the partial initial year shall not count towards the [***]Years of the Initial Term.

 

(b) Renewal Options. Operator may extend the Initial Term of this Agreement for two additional successive and consecutive periods of five Years each (each, an “Renewal Period” and if exercised, together with the Initial Term, the “Term”) on the same terms as set forth in this Agreement. Operator may exercise an option for a Renewal Period by delivering to Owner written notice of Operator’s intent to exercise such option not less than six (6) months prior to the Initial Expiration Date or, if the Term is extended by Operator’s exercise of the first Renewal Period, the last day of the most-recently exercised Renewal Period. All terms and conditions of the Agreement shall remain in place during the Renewal Terms.

 

(c) Fee Commencement Date Memorandum. As soon as practicable following the Fee Commencement Date, upon request of either Party, Owner and Operator shall promptly and in good faith execute and deliver to one another a memorandum setting forth (a) the Fee Commencement Date; and (b) the Initial Expiration Date, provided that the failure to do so shall not affect the enforceability of this Agreement.

 

(d) Surrender. On the Expiration Date, Operator shall surrender possession of the Premises to Owner in a broom clean and in the same condition it was delivered on the Commencement Date, normal wear and tear and Improvements excepted. On the Expiration Date, Operator shall surrender to Owner all keys to or for the Premises and inform Owner of all combinations of locks, safes and vaults, if any, which will remain in the Premises.

 

3. OPERATING FEE. Beginning on the Fee Commencement Date, Operating Fees payable to Owner by Operator related to Operator’s rights hereunder shall consist of the Base Fee and the Owner Revenue Share.

 

(a) Base Fee. The Base Fee payable to Owner shall be $[***]per paid ticket to each public event held by Operator pursuant to this Agreement at the Premises (each, an “Event”), including (i) paid tickets on the Terraced Suites, and (ii) for any Event which Owner has opted out of, but specifically excluding any tickets related to the Fire Pit Suites. These amounts will be paid by Operator monthly in arrears, within ten (10) days of the completion of any calendar month in which there were Events. The Base Fee shall increase by [***]per year. For any Owner Reserved Events with paid tickets, the Base Fee shall only be payable in the event that Owner chooses to charge it as an Event Expense and then it will be paid as part of the settlement of such event. “Fee Commencement Date” means the date of Operator’s “grand opening event” at the Premises after delivery of the Premises by Owner in compliance with its obligations set forth under Owner’s Work; provided that, for the avoidance of doubt, no “soft openings” or other similar pre-opening activities shall constitute Operator’s “grand opening event”.

 

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(b) Owner Revenue Share. Each month, Owner shall be entitled to [***]percent of the Venue Profits, if any or shall be responsible for [***]% of the Venue Losses, if any. If there are Venue Profits, Operator shall pay Owner its share of Venue Profits monthly in arrears, within ten (10) days of the completion of any calendar month in which there were Events. If there are Venue Losses, Operator shall send a written notice to Owner setting forth Owner’s share of such Venue Losses, and Owner shall reimburse Operator for its share of such Venue Losses within 10 days of the date of such notice. Within 30 days of the completion of Operator’s annual audit performed by outside accountants, Operator shall furnish to Owner a reconciliation statement showing the actual Venue Profits and Venue Losses for the applicable Year based on final actual Adjusted Gross Receipts and Venue Expenses. Depending on the results, Owner shall either receive an additional payment of Venue Profits or be required to pay its share of additional Venue Losses within ten (10) days of the date of such reconciliation statement.

 

(c) Financial Definitions.

 

(i)Adjusted Gross Revenues” shall mean all revenues received by Operator at the Venue, including all ticket sales receipts, ticket rebates, facility fees, VIP services, net food and beverage sales, promoter profit, net venue commission from Artist merchandise sales, parking, event rental fees, Parking Fees and sponsorship fees, net of any and all applicable sales taxes and/or commissions. Adjusted Gross Revenues shall not include monies collected for the benefit of and paid to third parties – e.g., co-promoters or gratuities for Operator’s personnel.

 

(ii)Venue Expenses” shall mean all expenses incurred by Operator, including those incurred indirectly via Owner as specifically set forth in this definition below, for the day-to-day operation of the Premises and booking and production of events as set forth under Operator Responsibilities below, including Base Fees, amounts specifically set forth elsewhere in this Agreement, artist fees; staffing; production; Property Taxes (as defined below), marketing and advertising; insurance costs; audit, accounting and legal fees; fines and penalties incurred as a result of an Event; cleaning and janitorial fees; operating supplies; office costs; computer software and hardware; internet, telephone and communications equipment rental; repairs and maintenance within Operator’s scope of responsibilities; utilities; travel and entertainment expense related to Venue only; security; service agreements; ticketing; and all other non-capital expenses incurred in opening, operating and managing the Premises. Venue Expenses shall not include any of Owner’s expenses, including common area maintenance costs or any of Owner’s other obligations set forth herein, except for the Premises’ cost of the all-risk property insurance and Property Taxes, as set forth herein. Venue Expenses that are not “show costs”, meaning expenses including overhead/G&A, insurance costs, Property Taxes, etc., will be allocated amongst all Events and Owner Reserved Events each Year pro-rata based on gross revenues.

 

(iii)Venue Losses” shall mean each Year when there are insufficient Adjusted Gross Revenues to pay the full amount of the Venue Costs.

 

(iv)Venue Profits” shall mean for each Year when Adjusted Gross Revenues exceed the full amount of the Venue Expenses.

 

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4. CONDUCT OF BUSINESS.

 

(a) Permitted Use. During the Term, Operator may use, occupy, manage and operate the Premises as a live entertainment venue with a capacity of 8,000, together with ancillary and incidental uses thereto including without limitation operation of food and alcoholic and non-alcoholic beverage service for on-site consumption, VIP rooms and facilities, private rentals, private parties, product exhibitions, meetings, fund raising events, charity events, broadcasting, recording, sound checks, rehearsals, sale of concession items, sale of merchandise related to use or operation of the Premises, exhibiting of films and other media, pay-per-view events, the display and sale of works of art, videotapes, promotional items, music, CDs, DVDs and other items of a kind or nature sold at entertainment venues, general offices, advertising, facility sponsorship, and any other related use consistent generally with the foregoing (as all of the foregoing may expand or evolve over time through changes in technology or otherwise), subject to compliance with applicable Legal Requirements (collectively, the “Permitted Use”). Operator shall have the free and uninterrupted exclusive access to and use of the Premises, and easements and licenses appurtenant thereto, 24 hours per day, 7 days per week, subject to the terms of this Agreement.

 

(b) Operator Responsibilities. Operator shall manage, operate and maintain the Premises as a live entertainment venue in a manner consistent with the level of service and quality at comparable live entertainment venues it operates, including booking and producing events, booking artists, ticketing, marketing, staffing, security, sponsorships, merchandise, food and beverage, general facility operations such as communications, day-to-day maintenance, cleaning, and upkeep not involving capital improvements or capital acquisitions, contracting, hiring service providers including the Concessionaire, accounting, human resources and any other services typically performed by a venue operator and booker in the live entertainment industry. All costs and expenses related to such obligations shall be Venue Expenses. Operator shall be responsible for collecting all Adjusted Gross Revenues and paying all Venue Expenses in a in a timely manner so as to ensure that there is no material and adverse impact on the operation of the Premises. In the event that Owner is contacted directly with regards to booking an Event, it shall refer such party to Operator and acknowledges and agrees that Operator shall be the sole party to negotiate and contract with artists for Events.

 

(c) Owner Opt-Out Right. Owner may opt-out of an Event proposed Operator by delivering written notice to Operator within 48 hours of receiving notice of the intended artist and date of an Event. In the event of an opt-out, Operator shall be entitled to retain all Event Profits and be solely responsible for the Event Losses related to such Music Event, as the case may be, and such revenues and expenses shall not be included in Adjusted Gross Revenues or Venue Expenses. Even if Owner opts out of an Event, the Event will still count towards the Event and Attendance Targets set forth in Section 15. “Event Profits” means if the Event’s Adjusted Gross Revenues exceed the Event’s “show costs” plus its allocation of Venue Expenses (“Event Expenses”). “Event Losses” shall mean if the Event Expenses exceed the Event’s Adjusted Gross Revenues.

 

(d) Operator Opt-Out Right. In the event that Owner wishes to propose an Event (which process will be in keeping with Section 4(b) above related to booking of artists), Operator may opt-out of such Event proposed Owner by delivering written notice to Owner within 48 hours of Owner confirming it wants to proceed with the intended artist and date of an Event regardless of Operator’s advice. In the event of such an opt-out, Operator shall continue to operate and book the Event as usual however Owner shall be entitled to retain all Event Profits and be solely responsible for the Event Losses related to such Music Event, as the case may be, and such revenues and expenses shall not be included in Adjusted Gross Revenues or Venue Expenses. Even if Operator opts out of an Event, the Event will still count towards the Event and Attendance Targets set forth in Section 15.

 

(e) Operator Radius Restriction. During the Term, Operator shall not operate any seasonal, outdoor live entertainment venue within[***]miles excepting Denver and Arapahoe counties (“Restricted Area”) having a capacity of more than 4,000 and less than 9,000 persons (a “Competing Venue”), it being agreed that, notwithstanding the foregoing, Operator shall have the right to enter into bookings and exclusive booking agreements for any live entertainment venue within the Restricted Area.

 

(f) Protected Use within Project. During the Term, Owner shall not permit, directly or indirectly, any ticketed music events within the Project other than at the Premises and at the Boot Barn Hall provided its capacity is not expanded beyond its current 1,400 general admission capacity.

 

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(g) Owner Radius Restriction. Commencing on the Effective Date and continuing until the expiration or termination of the Term, neither Owner nor its Affiliates (as defined herein) shall directly or indirectly, own, operate or develop any Owner Competing Venue (as defined herein) within the Restricted Area. If the foregoing protective covenant is violated by Owner, then Operator may enforce the covenant directly against Owner by recovery of damages or by equitable remedies including specific performance, injunction and declaratory relief. If the foregoing protective covenant is violated by one or more Affiliates of Owner then Operator may enforce covenant directly against Owner by recovery of damages. Further, if Owner develops a music venue in the Restricted Area that is not prohibited by the previous sentence, then it will first offer Operator the right to such venue. For purposes of this Agreement, “Owner Competing Venue” shall mean any venue with a capacity in excess of 1,400 general admission capacity.

 

6. OWNER RESPONSIBILITIES.

 

(a) Owner Expenses & Obligations. Except as otherwise set forth herein, Owner shall be solely responsible for and pay all the costs and expenses associated with the ownership, upkeep and operation of the Premises and the Project, including capital maintenance and repairs including structural (including, but not limited to the foundation, roof, structural walls, columns and beams and floor slabs), physical plant (including but not limited to HVAC, MEP), any repairs that may be required by any lawful authority, and anything required under the Agreement and Operator shall not be charged for any such costs related to the Premises nor shall such costs be included as Venue Expenses. Owner shall pay all such expenses in a timely manner so as to ensure that there is no material and adverse impact on Operator’s operation of the Premises.

 

(b) Parking. Owner shall make on-site parking spaces available for use by event attendees in a number sufficient to obtain and maintain all Approvals and Premises Approvals for the Premises to operate at full capacity. Parking/Facility Fees pursuant to the Development Plan shall be included as Adjusted Gross Revenues and expenses related to the parking operations for Events shall be Venue Expenses. Owner shall also make an agreed upon number of parking spaces on site available to Operator’s employees free of cost.

 

(d) Project Signage. In addition to outdoor signage on the Premises for the promotion of Venue events and Venue sponsors directly associated with current and future scheduled events at the Premises, Owner and Operator shall agree on directional and promotional outdoor signage for the Premises elsewhere in the Project and Operator will have to right to promote the Venue and Venue events on the Project’s signage at no additional cost to Operator.

 

(e) Further Assurances. Owner will use its best reasonable efforts, without cost to the Owner, to cooperate with Operator and, upon request, assist Operator with regard to any licenses, consents and approvals required or desired by Operator related to Improvements and/or Operator’s operation of the Premises.

 

7. SPONSORSHIPS. During the Term, Owner shall be entitled to secure name-in-title sponsorship rights for the Venue and be entitled to retain the sponsorship fees related thereto and shall be responsible for fulfillment of such sponsorship elements. Operator and Owner shall both be entitled to secure all other sponsorships for the Premises subject to each other’s mutual approval. Owner may include the Premises in any sponsorships for the Project only with Operator’s prior written approval and an agreement on the allocation of the sponsorship fee to the Premises. Sponsorship fees shall be included as Adjusted Gross Revenues after deduction of a [***]commission payable directly to the party securing the sponsorship.

 

8. FOOD AND BEVERAGE CONCESSIONS. Operator may elect, in its sole discretion, to apply or cause a third-party concessionaire engaged by Operator (“Concessionaire”), to apply for an all-alcoholic beverage pouring license for the Premises, or such other liquor license that Operator deems necessary or appropriate in connection with any Permitted Use (the “Liquor License”). Concessionaire may maintain any licenses on Operator’s behalf and act as Operator’s designated representative in all respects relating thereto, and may from time to time assign such licenses as Operator deems appropriate in Operator’s sole and absolute discretion, and otherwise perform and satisfy Operator’s obligations hereunder, including any obligation to maintain liquor liability insurance. Owner shall execute and deliver all documents and instruments as may be reasonably necessary or appropriate in connection therewith, and shall otherwise reasonably cooperate in connection therewith.

 

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9. OWNER’S WORK.

 

(a) Owner’s Work. Owner shall be solely responsible for the development and construction of the Venue, the Common Area and the Restaurant Building (the “Improvements”) as well as the installation of all sound equipment, lights, video equipment, furniture, kitchen equipment, bar equipment, stage and related equipment, rigging equipment, art, décor, signage, etc. (“FF&E”), at its sole cost and expense, pursuant to the Schematic attached hereto on Exhibit A and the plans and specifications to be mutually and reasonably agreed upon by Owner and Operator as further set forth on Exhibit B hereto, which plans shall conform to Operator’s production requirements.

 

(b) Permits; Licenses, Etc. Owner shall be responsible for procurement of all licenses, approvals, permits and entitlements from the City of Colorado Springs, community boards, etc. for the Premises, including the zoning and entitlements related to the conditional use permit and an all-alcoholic beverage pouring license for the Premises (the “Liquor License”) and hours of operation (the “Approvals”) at its sole cost and expense. For clarity, Owner shall not be required to procure the Liquor License itself, but shall procure any special or conditional use permits necessary for Operator or its concessionaire to procure its Liquor License. Subject to Owner’s receipt of such Approvals, as between Owner and Operator, Operator shall be responsible to obtain, at no additional cost and expense to Owner, any specific Approvals related solely to the Premises including the cost to acquire the Liquor License (“Premises Approvals”) as Venue Expenses.

 

(c) Development Agreement. The Parties acknowledge and agree to abide by the Development Agreement Owner previously entered into with the City of Colorado Springs (“Development Agreement”) that requires that all paid tickets must include a parking/facility fee of a minimum of $10.00 per ticket to be assessed to each purchaser as part of the ticket purchase flow (“Parking/Facility Fee”).

 

(d) Sub-metered Utilities. Prior to the Fee Commencement Date, Owner shall cause the utility-owned meters to measure usage only within the Premises, and Operator shall have reasonable access to such meters wherever located within the Premises, for the purpose of verifying the same. If Operator determines that any utility meter for utilities serving the Premises also measures usage outside the Premises, then Operator shall have the right to install sub-meters to measure such usage outside the Premises, and Owner shall reimburse Operator for the costs associated with the installation of such meter, and for usage outside the Premises, in amounts and at rates reasonably determined by Operator.

 

(e) Property Taxes. Prior to the Fee Commencement Date, Owner shall cause the Project land to be legally subdivided so that the Venue land becomes a legal and tax parcel, separate from any other portion of the Project. Subject to the foregoing, during the Term, the Property Taxes on the Venue shall be a Venue Expense. “Property Taxes” means real estate taxes and assessments collected by the El Paso County Treasurer.

 

10. DESTRUCTION OF THE LEASED PREMISES.

 

(a) Continuance of Agreement. In the event of any damage to the Premises by fire or other casualty, this Agreement shall not be terminated or otherwise affected; except that, if the fire or casualty occurs in the last two Years of the Term, and if Owner’s contractor reasonably estimates that it will take longer than two Years from the date of the casualty to restore the Premises and any other portions of the Improvements required to operate in the ordinary course (which estimate Owner shall cause to be delivered to Operator in writing within 90 calendar days after the date of such damage or casualty), then either Owner or Operator shall have the option to terminate this Agreement within 30 calendar days following receipt of such notice from Owner by giving written notice to the other during such period. In the event of any termination, Owner and Operator shall be relieved from any and all further liability or obligation accruing under this Agreement from and after the date of such termination.

 

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(b) Restoration. If the Premises are damaged by fire or other casualty and this Agreement is not terminated in accordance with Section 10(a) above, then the damage to the Premises and Improvements if applicable shall be promptly repaired by Owner. Owner shall diligently pursue the completion of its work and shall cause the same to be completed as soon as reasonably possible under the circumstances.

 

11. CONDEMNATION. If the Premises or any material portion thereof shall be taken or condemned by any governmental authority (including, for purposes of this Section, any purchase by such governmental authority in lieu of a taking), then Operator may elect to terminate this Agreement by giving notice to Owner not more than 180 calendar days after the date on which title or possession shall vest in the authority. In the case of any taking or condemnation, whether or not the Term of this Agreement shall cease and terminate, the entire award shall be the property of Owner, except that Operator shall be entitled to any award made for moving expenses, going concern value and goodwill.

 

12. FORCE MAJEURE. Neither Owner nor Operator shall be chargeable with, liable for, or responsible to the other for any Force Majeure, and any Force Majeure shall not be deemed a breach of or default in the performance of this Agreement, it being specifically agreed that any time limit contained in this Agreement shall be extended by a number of days equal to the number of days of such Force Majeure. As used herein, “Force Majeure” means any delay, interruption or prevention beyond the reasonable control of Owner or Operator, as the case may be, including without limitation delay, interruption or prevention due to inclement weather, natural disaster, disease, epidemic, pandemic, casualty, labor strikes or disputes, shortage of materials, labor or utility services (and at reasonable prices), national emergency, delays in governmental approvals, acts of God, governmental restrictions, fire, explosion, war, invasion, insurrection, rebellion or riots, or acts of terrorism.

 

13. INTELLECTUAL PROPERTY; DATA.

 

(a) Tradename of Venue. Owner represents and warrants it owns all rights to the name “The Sunset Amphitheater” (the “Venue Name”). Owner hereby grants Operator an exclusive, irrevocable, royalty free license during the Term to use the Venue Name and any other current or future trade names, service names, logos and derivatives thereof for the Premises and the operation of the Premises (collectively, the “Marks”) in its operation of the Premises and the Venue’s business, including the right to grant the right to others to use the Marks consistent with that purpose.

 

(b) Website URL, Social Media Sites. Owner is the registered owner of the domain name known as “https://sunset.live/” and related names (the “Website URL”) and shall deliver the Website URL and any Mark-related or Venue-related social media sites and handles to Operator within ten (10) days of the Commencement Date pursuant to an agreed upon manner for Operator’s use during the Term. Upon termination of this Agreement, Operator shall deliver the Website URLs and related social media sites back to Owner pursuant to an agreed upon manner.

 

(c) Data. Operator and Owner shall jointly own all data: (i) generated by purchasers of tickets to the Events (the “Ticket Purchasers”), including but not limited to, names, email addresses, phone numbers, demographics, profiles, purchasing history, and other marketing or identifying information, so long as the Ticket Purchaser has consented to the collection and use of such information; and (ii) such other data regarding the Festivals as may be collected by the Parties in the performance of this Agreement (collectively, the “Purchaser Data”). Each Party has the right to use, analyze, modify and copy the Purchaser Data for any lawful purpose consistent with their standard business operations and in connection with providing or receiving ticketing services, provided each party agrees to collect, hold and use such information in compliance with all applicable privacy policies, and subject to each Party’s compliance with all applicable laws and regulations and with any relevant customer requests such as data deletion requests or marketing opt-outs. Further, the Parties acknowledge and agree that initial disclosure of Purchaser Data shall occur utilizing Operator’s ticketing company’s platforms and/or supplied technology and Operator hereby represents and warrants that it shall cause such ticketing company to comply with all applicable laws and regulations related the collection, storage and disclosure of personal information, e.g., the General Data Protection Regulation and the California Consumer Privacy Act of 2020. The Parties shall take all necessary steps to disclose to the public each Party’s rights herein. Each of Operator and Owner agrees to indemnify and hold harmless the other Party, and their Affiliates, officers, directors, agents and employees from and against any claim or lawsuit arising out of, or relating to the use of, Purchaser Data by the indemnifying party except to the extent any such claim or lawsuit arises out of and/or results from the negligence and/or willful misconduct, including the violation of any applicable privacy law, of such other Party. The Parties shall amend or add to the terms of this Section in the event applicable laws or interpretations thereof render any of the foregoing illegal or otherwise impose additional requirements on the parties. This Section 13(c) shall survive the termination of this Agreement.

 

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14. EVENTS OF DEFAULT AND REMEDIES.

 

(a) Event of Default. The occurrence of any one of the following events shall constitute a default under this Agreement (each, a “Event of Default”):

 

(i) the failure of either Party to make a payment required under this Agreement and the failure continues for thirty (30) days after written notice that the payment is due and payable;

 

(ii) the failure of either Party to promptly and fully perform any material term, condition or covenant contained in this Agreement and the failure continues for thirty (30) days after written notice from the other Party, provided however, if such default by its nature cannot be cured within thirty (30) days and if the defaulting Party has commenced curing such default and diligently and continuously pursues such remedy, then the defaulting Party shall have ninety (90) days from such written notice within which to cure such default;

 

(iii) the assignment by either Party for the benefit of creditors, or the institution of a proceeding in bankruptcy, receivership or insolvency by or against, or if a trustee or receiver shall be appointed for, either Party or any other assignment not permitted under this Agreement;

 

(iv) Owner’s failure to deliver physical possession of the Premises to Operator on the Commencement Date.

 

(b) Owner Remedies. During the continuance of Operator’s Event of Default, Owner shall have the following remedies: (i) to terminate this Agreement and recover possession of the Agreement Premises; (ii) to require specific performance of the terms of this Agreement; or (iii) to recover damages. Owner shall use commercially reasonable efforts to mitigate any damages resulting from any default by Operator under this Agreement. Notwithstanding anything to the contrary herein or under applicable law, following entry of any order of termination or forfeiture against Operator by a court of competent jurisdiction arising from a default by Operator, Operator shall have a right to cure such default and nullify such termination or forfeiture within 10 calendar days after entry of such order.

 

(c) Operator Remedies. During the continuance of an Owner Event of Default, Operator shall have the following remedies: (i) to incur any reasonable expense necessary to perform the obligation of Owner specified in the notice given by Operator and perform such obligation, and, unless Owner reimburses Operator the reasonable costs therefor within 30 calendar days following notice thereof from Operator, Operator shall have the right to deduct or offset such unpaid reimbursement from the Operating Fee as it comes due; (ii) if the Owner Event of Default arises from the failure by Owner to pay to Operator any amount due Operator pursuant to this Agreement, Operator shall be entitled to recover all such unpaid amounts by offset against the Operating Fees as such Operating Fees comes due; or (iii) to terminate this Agreement.

 

15. EARLY TERMINATION RIGHT. Owner acknowledges that this Agreement does not constitute an agreement to book or arrange any specific artist or event at the Premises and that all bookings are subject to scheduling, logistics and artist preference. Operator will use commercially reasonable efforts to book (a) an average of 30 Events per Year or (b) hold Events with an average of [***]attendees per year (each pro-rated for any partial Year, adjusted for seasonality and reduced for the number of Owner Reserved Events booked by Owner on dates that Operator could have otherwise booked Events) (the “Event or Attendance Target”). Operator’s failure to meet the Event or Attendance Target shall not be a breach of, or a default under, the Agreement. Notwithstanding the foregoing, starting in the third Year of the Term, Owner may choose to terminate the Agreement by giving written notice to Operator within thirty (30) days of the last Event of each season where, after calculating the rolling 3-Year average of Events and attendance numbers, the Operator did not meet either the Event or Attendance Target. If Owner chooses to terminate the Agreement pursuant to this provision, Operator may cause Owner to rescind such termination notice if it chooses to pay Owner an amount equal to the product of (1) average Base Fee per Event multiplied by [***]the difference between the 30 Events per Year and the number of such Events actually presented that Year.

 

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16. REPRESENTATIONS AND WARRANTIES.

 

(a) Representations and Warranties of Operator. Operator hereby represents and warrants that (i) Operator is a limited liability company, duly organized, validly existing and in good standing under the laws of the State of Delaware, with full power and authority to conduct its business as presently conducted, and to execute, deliver and perform its obligations under this Agreement; (ii) Operator has taken all necessary action to authorize its execution, delivery and performance of this Agreement. This Agreement constitutes a legal, valid and binding obligation of Operator, enforceable against Operator in accordance with its terms; and (iii) the execution, delivery and performance of this Agreement by Operator does not and will not conflict with, or constitute a violation or a breach of, or constitute a default under, or result in the creation or imposition of any lien upon the property of Operator by reason of the terms of (a) charter documents of Operator, (b) any applicable law, rule or regulation binding upon or applicable to Operator, or (c) any material agreements to which Operator is a Party.

 

(b) Representations and Warranties of Owner. Owner hereby represents and warrants that (i) Owner is a corporation, duly organized, validly existing and in good standing under the laws of the State of Colorado, with full power and authority to conduct its business as presently conducted, and to execute, deliver and perform its obligations under this Agreement; (ii) Owner has taken all necessary action to authorize its execution, delivery and performance of this Agreement. This Agreement constitutes a legal, valid and binding obligation of Owner, enforceable against Owner in accordance with its terms; and (iii) the execution, delivery and performance of this Agreement by Owner does not and will not conflict with, or constitute a violation or a breach of, or constitute a default under, or result in the creation or imposition of any lien upon the property of Owner by reason of the terms of (a) charter documents of Owner, (b) any applicable law, rule or regulation binding upon or applicable to Owner, or (c) any material agreements to which Owner is a Party. Owner further represents and warrants to Operator that, as of the date hereof, no mortgage, deed of trust or other security interest encumbers the Premises.

 

17. INDEMNIFICATION.

 

(a) Indemnification by Operator. Operator shall and hereby does indemnify, defend and hold Owner, its employees, agents, officers, directors, partners, members and shareholders (“Owner Parties”) harmless from and against any and all third-party claims, actions, damages, liability, losses, suits, obligations, fees, and expenses (including reasonable attorneys’ fees) (collectively, “Claims”), to the extent arising from or out of Operator’s use and occupancy of the Premises, except to the extent caused by the negligence or misconduct of any of the Owner Parties acting in their capacity as Owner Parties.

 

(b) Indemnification by Owner. Owner shall and hereby does indemnify, defend and hold Operator or any of its employees, agents, officers, directors, partners, members, shareholders, customers, patrons, guests or contractors (“Operator Parties”) harmless from and against any and all third-party Claims to the extent arising (i) from the Project including the Restaurant Building, (ii) from any Owner Reserved Events and Events that Operator has opted out of, and (iii) from the action of any of the Owner Parties, except to the extent caused by the negligence or misconduct of any of the Operator Parties acting in their capacity as Operator Parties. Further, Owner hereby agrees to protect, defend, indemnify and hold harmless Operator Parties from any Claims arising out of or related to the Marks.

 

18. INSURANCE.

 

(a) Operator’s Insurance. During the Term, Operator shall maintain or cause to be maintained, each as a Venue Expense, insurance policies providing for the following coverage:

 

(i) Commercial auto liability insurance, providing a minimum limit of One Million Dollars ($1,000,000) each accident combined single limit for all owned, non-owned and hired automobiles.

 

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(ii) Commercial general liability insurance providing coverage for bodily injury and property damage liability, personal and advertising injury liability, with minimum limits of One Million Dollars ($1,000,000) each occurrence and Two Million Dollars ($2,000,000) in the aggregate. This coverage shall be primary and non-contributory to any coverage available to the Owner, and Owner’s insurance shall be excess thereto. This coverage shall include a waiver of subrogation in favor or Owner. This coverage shall include Owner, its subsidiaries, affiliates, directors, officers and employees as additional insured.

 

(iii) Umbrella excess liability insurance with a minimum limit of Ten Million Dollars ($10,000,000) each occurrence and Ten Million Dollars ($10,000,000) in the aggregate. This coverage shall be excess over the commercial auto liability, commercial general liability and employers’ liability policies.

 

(iv) Workers’ compensation and employers’ liability providing workers’ compensation coverage with statutory limits under any applicable law, and employers’ liability insurance with minimum limits of One Million Dollars ($1,000,000) Each Accident, One Million Dollars ($1,000,000) bodily injury by disease and One Million Dollars ($1,000,000) bodily injury by disease – policy limit. This policy shall include a waiver of subrogation in favor of the Owner.

 

(v) If any alcoholic beverages are sold, distributed, furnished or served on a commercial basis, at or from any portion of the Premises, Operator shall cause the Concessionaire to provide liquor liability insurance (Dram Shop) for liability in an amount not less than $2,000,000 each occurrence and $2,000,000 aggregate.

 

All policies of insurance provided for in this Section shall be issued by insurance companies with a Best’s Rating of not less than A- and a Best’s Financial Performance Rating of not less than VII as rated in the most current available A.M. Best Company Key Rating Guide and qualified to do business in the State of Colorado. Upon written request by Owner from time to time, Operator shall cause a certificate of each such policy to be delivered to Owner.

 

(b) Owner’s Insurance. During the Term, Owner shall maintain or cause to be maintained, at Owner’s sole cost and expense except as set forth in (i) below, insurance policies providing for the following coverage:

 

(i) “All-Risk” property insurance providing coverage for the building, including boiler and machinery coverage, and all FF&E and personal property, written on an agreed amount basis covering the full replacement cost of the building and any appurtenant structures, if any, and any Improvements and include a waiver of subrogation in favor of Operator. Such policy shall also insure against the perils of flood and earthquake. Subject to the foregoing, during the Term, the premiums on the insurance for the Venue shall be a Venue Expense.

 

(ii) If applicable, commercial auto liability insurance providing a minimum limit of One Million Dollars ($1,000,000) each accident combined single limit for all owned, non-owned and hired automobiles.

 

(iii) Commercial general liability insurance providing coverage for bodily injury and property damage liability, personal and advertising injury liability, with minimum limits of One Million Dollars ($1,000,000) each occurrence and Two Million Dollars ($2,000,000) in the aggregate, providing coverage for Owner’s and/or Property Manager’s premises liability and/or completed operations activities arising out of any Common Areas. This policy shall include Operator and its parent, subsidiaries, affiliates, directors, officers and employees as additional insureds.

 

(iv) Commercial umbrella excess liability insurance with a minimum limit of Ten Million Dollars ($10,000,000) each occurrence and Ten Million Dollars ($10,000,000) in the aggregate. This coverage shall be excess over the commercial auto liability, commercial general liability and employers’ liability policies.

 

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(v) Workers’ compensation and employers’ liability providing coverage for Owner’s and/or property manager’s employees, for workers’ compensation with statutory limits under any applicable law, and employers’ liability insurance with minimum limits of One Million Dollars ($1,000,000) Each Accident, One Million Dollars ($1,000,000) bodily injury by disease and One Million Dollars ($1,000,000) bodily injury by disease – policy limit. This policy shall include a waiver of subrogation in favor of Operator.

 

All policies of insurance provided for in this Section shall be issued by insurance companies with a Best’s Rating of not less than A- and a Best’s Financial Performance Rating of not less than VII as rated in the most current available A.M. Best Company Key Rating Guide and qualified to do business in the State of Colorado. Upon written request by Operator from time to time, Owner shall cause a certificate of each such policy to be delivered to Operator.

 

19. ASSIGNMENT.

 

(a) Assignment. This Agreement shall not be assignable, in whole or in part, without the prior written consent of the other Party; except that (i) Operator may assign this Agreement to an Affiliate (as defined below) or as part of a sale of its equity, all or substantially all of its assets or any other change of control transaction without the consent of Owner, and (ii) Owner may assign this Agreement to an Affiliate to whom Owner is concurrently transferring all or substantially all of its interest in the Venue, or as part of a sale of its equity or all or substantially all of its assets or any other change of control transaction without the consent of Operator. No such assignment shall relieve the assignor of its obligations hereunder. If either Party delegates any of its obligations hereunder to any other person, firm or entity, such Party shall remain fully liable for the performance of such obligations. “Affiliate” shall mean, with respect to an entity, any person or entity that directly or indirectly controls, is controlled by or is under common control with such entity. Any assignment or delegation in violation of this paragraph shall be void and of no force or effect.

 

(b) Licenses and Agreements. Notwithstanding anything to the contrary contained in this Agreement, Operator’s agreements with its Concessionaire, license agreements for the Premises under so called “four wall deals” for a limited engagement, co-promotions, operating agreements, management agreements, catering agreements, event agreements for specific performances or events, rental agreements for specific performances or events, filming and location agreements and other uses consistent with operation of a concert or event venue or otherwise contemplated within the definition of Permitted Uses shall not be considered assignments, sublets or transfers under this Agreement.

 

(c) Release of Owner. If Owner conveys all of its right, title and interest in and to the Premises in a transaction that otherwise complies with the provisions of this Agreement, and the transferee assumes in writing all of the obligations of Owner accruing from and after the date of such transfer under this Agreement, then Owner shall be released from all of the obligations of Owner accruing from and after the date of such transfer under this Agreement. Owner shall provide prompt written notice to Operator of any such transfer, together with a true and complete copy of such written assumption agreement. Operator shall not be obligated to pay the Operating Fee following any such transfer until the transferee has provided Operator a completed IRS Form W-9.

 

20. REPORTING; AUDIT RIGHTS

 

(a) Reporting. Operator shall make available to Owner the following reports when available: annual budget, quarterly financial reports and Year-end financial reports.

 

(b) Audit Rights. During the Term, each Party shall provide the other with (a) full and complete access during regular business hours to the Party’s Venue related books and records and (b) the right to inspect and copy, and to perform, at the expense of the auditing Party, audits or reviews of such books and records. Each Party acknowledges that certain information made available to the other Party may constitute “material non-public information” within the meaning of the U.S. federal securities laws. In addition to any recovery payable to a Party in connection with any such audit, should any such audit discover any discrepancy or underpayment equal to at least ten percent (10%) of the monies which were due and payable over the periods covered by the examination, then the Party being audited shall be responsible for the reasonable cost of the audit.

 

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21. MISCELLANEOUS.

 

(a) Covenant of Quiet Enjoyment. Owner covenants that, for so long as no Event of Default is continuing, Operator shall peaceably have, hold and enjoy the Premises, without any interruption or disturbance from Owner or anyone lawfully or equitably claiming through or under Owner.

 

(b) No Partnership. Notwithstanding anything to the contrary herein, or in any other communications to, from or between Owner and Operator, prior to the Effective Date or thereafter, Owner and Operator are not and shall not be deemed to be partners or joint venturers. Neither Owner nor Operator has or shall have any fiduciary or other duties to one another, it being understood that the relationship between them is contractual, and governed solely by this Agreement and the other written agreements referred to herein

 

(c) Parties’ Limited Liability. Notwithstanding anything to the contrary herein or under applicable law, none of the constituent partners, officers, members, principals, shareholders, agents or employees of Owner or Operator shall be personally liable hereunder.

 

(d) Successors. This Agreement and all rights and liabilities herein given to, or imposed upon, the respective parties hereto shall extend and inure to and bind the several respective heirs, executors, administrators, successors and assigns of the said parties. Owner hereby acknowledges and agrees that the rights granted to Operator in this Agreement are exclusive to Operator, and are to be superior to the rights of all others.

 

(e) Severability. If any term or provision of this Agreement, or the application thereof to any person or circumstances, shall, to any extent, be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to the fullest extent permitted by law.

 

(f) No Waiver. No failure by either Party to insist upon the strict performance of any term, covenant, agreement, provision, condition or limitation of this Agreement to be kept, observed or performed by either party, and no failure by either party to exercise any right or remedy available upon a breach of any such term, covenant, agreement, provision, condition or limitation of this Agreement, shall constitute a waiver of any such breach or of any such term, covenant, agreement, provision, condition or limitation of this Agreement. The consent or approval by either party to or of any act requiring such party’s consent or approval shall not be deemed to waive or render unnecessary the consent or approval by such party to or of any subsequent similar act.

 

(g) Governing Law; Jurisdiction. It is the intent of the parties hereto that all questions with respect to the construction of this Agreement and the rights and the liabilities of the parties hereto shall be determined in accordance with the laws of the State of Colorado, without giving effect to conflict of law rules, and all actions or proceedings shall be exclusively in any court of competent jurisdiction in Colorado.

 

(h) Waiver of Jury Trial. OWNER AND OPERATOR HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON, OR IN RESPECT OF, ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF OWNER AND OPERATOR HEREUNDER, OPERATOR’S USE OR OCCUPANCY OF THE LEASED PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE.

 

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(i) Attorneys’ Fees. In any action or proceeding hereunder, the prevailing party shall be entitled to recover from the other party the prevailing party’s reasonable costs and expenses in such action or proceeding, including reasonable attorneys’ fees, costs and expenses. If either party is sued by a third party as a result of a violation of a covenant or warranty herein contained by the other party hereto, then the party who has violated the covenant or warranty shall be responsible for the reasonable costs and expenses in such action or proceeding incurred by the other party, including reasonable attorneys’ fees, costs and expenses

 

(j) Expenses. Except as otherwise provided herein, all costs and expenses incurred in connection with this Agreement shall be paid by the Party incurring such costs and expenses.

 

(k) Survival. All terms and provisions of this Agreement shall survive the Agreement Termination or expiration of this Agreement, except those that by their nature would ordinarily terminate upon termination or expiration of a real property lease.

 

(l) General Rules of Construction. (a) This Agreement may be executed in several counterparts, and the counterparts shall constitute one and the same instrument; (b) the parties agree that a scanned or electronically reproduced copy or image of this Agreement bearing the party’s signatures shall be deemed an original and may be introduced or submitted in any action or proceeding as competent evidence of the execution, terms and existence hereof notwithstanding the failure or inability to produce or tender an original, executed counterpart of this Agreement and without the requirement that the unavailability of such original, executed counterpart of this Agreement first be proven; (c) (i) wherever appropriate herein, the singular includes the plural and the plural includes the singular; (ii) whenever the word “including” is used herein, it shall be deemed to mean “including, but not limited to”; (d) this Agreement shall be interpreted in accordance with the words thereof, without reference to extrinsic evidence of any party’s intent, and neither this Agreement nor any provision hereof shall be interpreted against any party by virtue of such party having drafted this Agreement or such provision; and (e) it would be unreasonable under the circumstances for either party to rely upon any purported oral modification or waiver of any provision of this Agreement.

 

(m) Headings. The captions, section numbers, article numbers and index appearing in this Agreement are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope or intent of such sections or articles of this Agreement nor in any way affect this Agreement.

 

(n) Notices. No notice required or permitted to be given under this Agreement shall be effective unless the same is (a) in writing and is delivered in person or by Federal Express or other reliable national courier service, provided that any such courier service provides written evidence of delivery; (b) in electronic form and is delivered via e-mail as a readily identifiable attachment thereto in portable document format (pdf). Any such notice or communication shall be addressed as follows or to such other address as Owner or Operator may from time to time designated to the other party in writing:

 

  If to Operator: AEG Presents – Rocky Mountains, LLC
    4180 Wynkoop Street, Suite 300
Denver, Colorado 80216
    Attn: Brent Fedrizzi
    Email: [●]
     
  With a copy to: AEG Presents LLC
    425 West 11th Street, Suite 400
    Los Angeles, CA 90015
    Attn: Shawn Trell
    Email: [●]
   
  If to Owner: Notes Live, Inc.
    1755 Telstar Dr, STE 501
    Colorado Springs, CO 80920
    Attn: JW Roth
    Email: [●]

 

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  With a copy to: Dykema Gossett PLLC
    111 E. Kilbourn Ave, Suite 1050
    Milwaukee, WI 53202
    Attn: Peter Waltz
    Email: [●]

 

(o) Confidentiality. Each Party will use reasonable efforts to treat as confidential all information provided by the other Party pursuant to this Agreement which is either designated as confidential or which a reasonable business person would assume to be confidential and which does not otherwise become known to the public (other than by reason of a breach of confidentiality). The terms and provisions of this Agreement and those of any other agreements entered into by either Party and any information regarding a Party hereto or its Affiliates which is learned by any other Party as a result of this Agreement, the negotiations leading up to it or the performance hereof shall be deemed to be confidential. Confidential information shall not be disclosed by the Parties or their attorneys to any third Parties other than (i) as is reasonably necessary for the fulfillment of this Agreement to their accountants and/or attorneys, and (ii) as otherwise as may be required by law, governmental regulation or court order.

 

(p) Press Releases. The Parties agree to endeavor to coordinate all publicity in connection with the announcement of this Agreement and Operator’s operation of the Venue, it being understood that no Party shall issue any press release or other public notice without the prior written consent of Operator.

 

(q) Entire Agreement. This Agreement, the exhibits and the other instruments and agreements referenced herein contain the entire agreement between the parties hereto, and there are no promises, agreements, conditions, undertakings, warranties, or representations, oral or written, express or implied, between them other than as herein and therein set forth. No change or modification of this Agreement or of any of the provisions hereof shall be valid or effective unless the same is in writing and signed by the parties hereto. No alleged or contended waiver of any of the provisions of this Agreement shall be valid or effective unless in writing signed by the party against whom it is sought to be enforced.

 

[Signatures on Following Page]

 

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IN WITNESS WHEREOF, the undersigned have duly executed this Agreement on the date and year first above written.

 

  AEG PRESENTS – ROCKY MOUNTAINS, LLC
     
  By: /s/ Shawn Trell
  Name: Shawn Trell
  Title: Executive Vice President & Chief Operating Officer
     
  NOTES LIVE, INC.
     
  By: /s/ JW Roth
  Name:  JW Roth
  Title: Founder, Chairman & CEO

 

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EXHIBIT A

 

SCHEMATIC SEATING PLAN

 

 

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EXHIBIT B

 

form of Work LETTEr

 

 

 

 

 

 

 

 

 

 

 

 

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Exhibit 10.14

 

CERTAIN IDENTIFIED INFORMATION, MARKED BY [***], HAS BEEN EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH (I) NOT MATERIAL AND (II) WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY, IF PUBLICLY DISCLOSED.

 

EXCLUSIVE OPERATING AGREEMENT

 

THIS EXCLUSIVE OPERATING AGREEMENT (this “Agreement”) dated January 22, 2024 (the “Effective Date”), is by and between Live Nation Worldwide, Inc., a Delaware corporation or an affiliate thereof (“Operator”) and Notes Live, Inc., a Colorado corporation (“Owner”).

 

RECITALS

 

WHEREAS, Owner is currently planning to construct an approximately 12,500-capacity open-air amphitheater in Broken Arrow, Oklahoma (the “Venue”) together with certain additional adjoining developments intended to complement the Venue (the “Project”).

 

WHEREAS, Operator is an experienced venue operator and booker of first-class entertainment venues substantially comparable to the Venue.

 

WHEREAS, Owner and Operator (each, a “Party”, and together the “Parties”) desire that Operator operate, manage and book the Premises upon the terms and conditions set forth in this Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the recitals set forth above, the covenants and agreements set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner and Operator covenant and agree as follows:

 

1. GRANT OF RIGHTS.

 

(a) Grant of Rights. Subject to the terms and conditions set forth herein, Owner grants to Operator the exclusive right to operate, manage and use the Venue located within the Project, including all facilities, structures, improvements, fixtures, easements, rights of ingress and egress, and appurtenances located thereon or thereto (the “Premises,” or the “Venue”), including the nonexclusive right to use the common areas of the Project such as loading docks (dedicated to Operator’s use), corridors, sidewalks, etc., for the Permitted Use (“Common Areas”). The Common Areas will be depicted on a Site Plan, subject to approval by the Parties.

 

 

 

(b) Owner Reserved Events. Notwithstanding anything contained herein to the contrary, Owner will not restrict Operator’s booking of Events and the Parties will work together to allow Operator to maximize the number of Events at the Premises. Notwithstanding Section 1(a), Owner reserves the right for Owner to use the Venue for non-ticketed private events, such as corporate events, high school graduations, etc., subject to Operator’s calendar scheduling process and the terms set forth in this Section (the “Corporate Events”). Further, Owner, at its sole expense and risk, shall have the right to hold publicly ticketed movie nights and performances that are not promoted, or co-promoted by Operator, and do not involve nationally touring shows that would be customarily booked by the Operator, provided that Owner requests to hold the date on Operator’s calendar 90 days in advance of scheduled play-off (the “Owner Events”). Corporate Events and Owner Events are referred to collectively as the “Owner Reserved Events.” Owner Reserved Events will be booked pursuant to industry standard calendar scheduling processes, artist restrictions and standard licensing procedures. Standard licensing procedures for each Owner Reserved Event include the following: (i) Operator enters into its standard event license agreement with the third party licensor; (ii) Operator retains control over the Venue and provides agreed upon staffing and services; (iii) Operator provides an initial estimate of costs and expenses depending on the nature of the event that will then be reconciled to actual amounts in settlement; (iii) settlement is on an event-by-event basis so the night of each such event, Operator prepares an accounting and reconciliation including actual expenses; and (iv) any outstanding payments due between the Parties for expenses not covered by the third party licensor, event profits and/or event losses shall be made within ten (10) days following such settlement. For the avoidance of doubt, there shall be no Base Fee (as defined below) payable by the Operator to Owner for any ticketed Owner Reserved Events (unless Operator collects a Base Fee for such an event), Owner Reserved Events will not count towards the Event/Attendance Targets (as defined below), but all revenues therefrom shall be included as Adjusted Gross Revenues and count towards the Operating Income Threshold (only to the extent Operator opts to serve as the co-promotor of the applicable Owner Reserved Event) and all expenses shall be included as Event Expenses. Notwithstanding anything contained herein to the contrary, all proposed Owner Reserved Events and related date holds will be reasonably controlled by Operator so as not to negatively impact its ability to hold dates, make offers, confirm shows and maximize performance under this Agreement. Owner alone shall be responsible for all costs associated with an Owner Reserved Event unless Operator opts in.

 

(c) Suites. The “Fire Pit Suites” (in total, approximately 1,250-person maximum capacity) at the Venue (“Suites”), are owned by, or otherwise designated to, third party investors of Owner (or an Affiliate (as defined below) thereof) and no additional revenues from sales of tickets are expected to be derived from that space and no Base Fee is payable to Owner for any tickets issued for the Suites. For all other purposes, the Suites shall operate as part of the Premises, including Operator’s responsibilities for operating the Suites, and all food and beverage revenues therefrom shall be included as Adjusted Gross Revenues (going towards the Operating Income Threshold) and all operating expenses shall be included as Event Expenses. Any tickets issued, or attendees within the Suites for an Event issued for space within a Suite shall not be counted for purposes of the Event/ Attendance Targets. Operator will not be charged (whether as a Show Expense or otherwise) for any parking for vehicles associated with non-manifested Suites. Notwithstanding anything contained herein to the contrary, if Operator receives three or more written complaints in any Year from artist representatives regarding the number of non-manifested Suites, the re-sale of tickets for non-manifested Suites and/or the number of unoccupied Suites, Operator shall notify Owner in writing of the applicable issue (the “Suites Notice”). The Parties shall promptly meet and confer to address the applicable issues. If Owner fails to address the complaints to Operator’s satisfaction, then Operator will have the right – in its sole and absolute discretion - to terminate this Agreement upon prior written notice to Owner and payment to Owner of a termination fee in the amount of $[***], with termination effective at the end of the calendar year in which the Suites Notice was given. Following such termination, neither Party shall have any liability to the other.

 

(d) Co-Promotion of Events. Operator will act as “treasurer” for all Events. All non-Owner Excluded Events will be co-promoted Events unless either Party opts out. With respect to each planned Event, Operator shall, prior to booking the event, provide to Owner a pro forma financial projection for that Event. “Event Profits” means if the Event’s Adjusted Gross Revenues (defined below) exceed the Event Expenses (defined below). “Event Losses” shall mean if the Event Expenses exceed the Event’s Adjusted Gross Revenues. Any net monies owed from Operator to Owner from co-promoted Events, for the Base Fee or for Owner Excluded Events shall be paid on the 45-Day Payment Cycle, as defined below, with the exception of the Base Fee per paid attendee, which shall be paid within five (5) business days of the following month.

 

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2. TERM.

 

(a) Term. The initial term of this Agreement (the “Initial Term”) shall be for a period commencing on the delivery of the Premises by Owner in compliance with its obligations set forth under Owner’s Work (the “Commencement Date”) and shall expire at 11:59 PM local time on the calendar day immediately preceding the [***]full Year after the Fee Commencement Date (as defined below) (the “Initial Expiration Date” as such date may be automatically extended by the length of any Renewal Periods that are exercised, the “Expiration Date”)). As used herein, the term “Year” shall have the following meaning: (a) provided that the Fee Commencement Date is after January 1 of such year, the first Year shall be the period commencing on the Fee Commencement Date and expiring at 11:59 PM local time December 31st; and (b) the second and each subsequent Year shall mean the successive calendar years from January 1 to December 31. In the event that the Fee Commencement Date is in June or later for any reason, the Parties agree that first Year will begin the following year and the partial initial year shall not count towards the [***]Years of the Initial Term.

 

(b) Renewal Options. Operator may extend the Initial Term of this Agreement for two additional successive and consecutive periods of five Years each (each, an “Renewal Period,” and if exercised, together with the Initial Term, the “Term”) on the same terms as set forth in this Agreement. Operator may exercise an option for a Renewal Period by delivering to Owner written notice of Operator’s intent to exercise such option not less than six (6) months prior to the Initial Expiration Date or, if the Term is extended by Operator’s exercise of the first Renewal Period, the last day of the most-recently exercised Renewal Period. All terms and conditions of the Agreement shall remain in place during the Renewal Terms.

 

(c) Fee Commencement Date Memorandum. As soon as practicable following the Fee Commencement Date, upon request of either Party, Owner and Operator shall promptly and in good faith execute and deliver to one another a memorandum setting forth (a) the Fee Commencement Date; and (b) the Initial Expiration Date, provided that the failure to do so shall not affect the enforceability of this Agreement.

 

(d) Surrender. On the Expiration Date, Operator shall surrender possession of the Premises to Owner in a broom clean and in the same condition it was delivered on the Commencement Date, normal wear and tear and Improvements excepted. On the Expiration Date, Operator shall surrender to Owner all keys to, or for, the Premises and inform Owner of all combinations of locks, safes and vaults, if any, which will remain in the Premises.

 

3. OPERATING FEE. Beginning on the Fee Commencement Date, “Operating Fees” payable to Owner by Operator related to Operator’s rights hereunder consist of the Base Fee and the Owner Revenue Share (defined below).

 

(a) Base Fee; Fee Commencement Date. The “Base Fee” payable to Owner shall be $[***]per paid ticket to each public event held by Operator pursuant to this Agreement at the Premises (each, an “Event”), including any Event opted out of by Owner, excluding Owner Reserved Events and tickets related to the non-manifested Suites. The Base Fee, starting with the second full Year, shall escalate [***]% per Year. The Base Fee will be paid by Operator monthly in arrears, within five (5) business days of the completion of any calendar month in which there were Events. For any Owner Reserved Events with paid tickets, the Base Fee shall only be payable in the event that Owner chooses to charge it as an Event Expense, and in such event, it will be paid as part of the settlement of such Event. “Fee Commencement Date” means the date of Operator’s “grand opening event” at the Premises after delivery of the Premises by Owner in compliance with its obligations set forth under Owner’s Work and the issuance to Operator of all operational permits, including the liquor license, the health permits, and any other permit or license required for the Permitted Use; provided that, for the avoidance of doubt, no “soft openings” or other similar pre-opening activities shall constitute Operator’s “grand opening event”.

 

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(b) Owner Revenue Share. Each Year (with the Operating Income Threshold prorated for any partial calendar year) during the Term is as set forth below (the “Owner Revenue Share”).

 

(i)In each Year during the Term, Owner shall be entitled to [***]% of the Venue Profits (defined below) or shall be responsible for [***]% of the Venue Losses (defined below), if any, with Operator entitled to [***]% of the Venue Profits and Venue Losses until such time as operations for the Venue attributable to that Year total $[***]million in profits (the “Operating Income Threshold”), and upon the Operating Income Threshold being achieved in any Year, for any Venue Profits above that threshold, Owner will be entitled to [***]% of such excess and Operator shall be entitled to [***]% of such excess. The Operating Income Threshold will be determined on an annual basis during the Term.

 

(ii)If there are Venue Profits, Operator shall pay Owner its share of Venue Profits monthly in arrears, within 45 days of the completion of the last Event in any calendar month. By way of example, if the last Event in the month of October plays off on October 31, Operator shall pay Owner its share of Venue Profits by December 15 (the “45-Day Payment Cycle”). If there are Venue Losses, Operator shall send a written notice to Owner setting forth Owner’s share of such Venue Losses, and Owner shall reimburse Operator for its share of such Venue Losses within 30 days of the date of such notice. Within 60 days of the completion of Operator’s annual audit for the Venue (as opposed to a consolidated or company-wide audit) (performed by outside accountants, with Operator paying the first $[***]and Owner paying any cost above $[***] for such outside audit), Operator shall furnish to Owner a reconciliation statement showing the actual Venue Profits and Venue Losses for the applicable Year based on final actual Adjusted Gross Receipts (defined below) and Event Expenses (defined below). Depending on the results, Owner shall either receive an additional payment of Venue Profits or be required to pay its share of additional Venue Losses within 30 days of the date of such reconciliation statement.

 

(iii)In the event there are Event Expenses not captured in Operator’s monthly settlement, Operator shall have the right to assess those Event Expenses as deductions from future distributions of Venue Profits to Owner (or, to carry such expenses forward as Venue Losses, as the case may be.)

 

(c) Financial Definitions.

 

(i)Adjusted Gross Revenues” shall mean all revenues received by Operator including, without limitation, all ticket sales receipts, ticket rebates, facility fees, VIP services, net food and beverage sales, promoter profit, net venue commission from Artist merchandise sales, parking, event rental fees, Parking/Facility Fees (defined below) and sponsorship fees, net of any and all applicable sales taxes and/or commissions. Adjusted Gross Revenues shall not include monies collected for the benefit of and paid to third parties – e.g., co-promoters or gratuities for Operator’s personnel.

 

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(ii)Event Expenses” or “Show Expenses” shall mean all Event Expenses incurred by Operator directly incurred for an Event, subject to the Owner Obligations (defined below), including, without limitation, those incurred by Owner as set forth in this definition below for the day-to-day operation of the Premises and booking and production of Events as set forth under Operator Responsibilities below, including Base Fee, amounts specifically set forth elsewhere in this Agreement, all costs of talent acquisition (including artist fees); staffing; production; required EMT costs; any costs/charges related to cancelled or postponed Events; marketing and advertising; “insurance charges (or Event-related insurance charges); accounting and legal fees; fines and penalties incurred as a result of an Event; cleaning and janitorial fees; operating supplies; computer software and hardware; internet, telephone and communications equipment rental; alterations within Operator’s scope of responsibilities; travel and entertainment expense related to Events only; security; service agreements; ticketing; and all other non-capital expenses incurred in opening, operating and managing the Premises. The Parties acknowledge and agree that certain Operator tours will have expenses associated with them beyond artist’s costs, commonly referred to as touring supply overhead (“TSO”), which are costs allocated to cover tour reps and such other costs required to acquire and operate the applicable tour. TSO, when applicable, will be included in Event Expenses, but subject to a maximum of $[***] per show.

 

Notwithstanding anything contained herein to the contrary, Venue or Show Expenses shall not include, and Owner alone shall be responsible for: Property Taxes, utilities, insurance for the building structure and the coverages set forth in Section 23(b),Venue branding marketing/advertising expense (non-show specific), repair and maintenance expense or other Owner’s expenses, alterations, capital costs, Common Area maintenance costs or any of Owner’s other obligations set forth herein (collectively, the “Owner Obligations”).

 

Outside of Show Expenses, Operator alone shall be responsible for certain fixed costs such as non-Event labor, supplies, insurance for events that are not co-promoted by the Parties (e.g., an Event where Owner opts out) and bank fees.

 

(iii)Venue Losses” shall mean when there are insufficient Adjusted Gross Revenues to pay the full amount of the Venue Costs.

 

(iv)Venue Profits” shall mean when Adjusted Gross Revenues exceed the full amount of the Event Expenses.

 

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4. GAAP ACCOUNTING. Generally Accepted Accounting Principles shall govern the timing, inclusion and exclusion of individual cost items or sources of revenue for purposes of financial reporting.

 

5. POSSESSION AND CONSTRUCTION.

 

(a) Plans, Final Plans, Substantial Completion and Delivery Date.

 

Owner, at its sole cost and expense, shall prepare and furnish to Operator for Operator’s review and approval (not to be unreasonably withheld, conditioned or delayed) detailed turn-key plans and specifications as specified in the Scope of Owner’s Work to be mutually approved by the Parties for the initial improvements and construction of the Premises, including, without limitation, all necessary utility, mechanical, electrical, plumbing, life-safety, structural, non-structural and other disciplines as may be necessary to design and construct the Premises (collectively the “Plans”). Operator shall review the Plans and, not later than thirty (30) business days (or longer if mutually agreed to by Owner and Operator) after its receipt thereof, by written notice given to Owner, either approve the Plans or advise Owner of any modifications to the Plans that Operator or Operator’s architect requires in order for the Plans to be approved by Operator. Owner acknowledges and agrees that the Plans shall include, without limitation, full design and specifications for a high-quality entertainment venue having a sellable capacity of approximately 12,500 patrons. Operator’s failure to provide written notice to Owner of any requested modifications to the Plans within the thirty (30) business day (or longer if mutually agreed to by Owner and Operator) review period shall constitute acceptance of the Plans. In a timely manner, but in no event longer than thirty (30) business days (or longer if mutually agreed to by Owner and Operator) following Owner’s receipt of such notice from Operator, Owner shall confer with Operator and thereafter modify the Plans, as reasonably requested by Operator and mutually agreed by Owner and cause them to be filed with the appropriate building department (if applicable). If the Parties do not agree with proposed modifications that are significant and material in nature to the Plans, the Parties will meet and confer in good faith to reach resolution for a period of fifteen business days, after which – if agreement is not reached - either Party may terminate this Agreement upon written notice to the other with neither Party having any liability to the other.

 

Absent a termination, Owner shall thereafter diligently act to procure all necessary permits and approvals, including making any modifications to the Plans required by the building department; provided that any such modifications shall be subject to Operator’s review and approval thereof (such final filed, approved and permitted Plans are hereinafter referred to as the “Final Plans”). Upon the issuance of such permits and approvals, Owner shall furnish copies thereof to Operator, and Owner shall proceed with construction of the Premises in strict accordance with the Final Plans and a mutually approved construction schedule diligently and continuously until completion. For the purposes of this Agreement, the term “Owner’s Work” shall mean all those matters depicted, described and reasonably inferred from the Final Plans. As part of Owner’s Work, Owner shall install separate meters for all utilities serving the Premises so that such meters will reflect utilities consumed only at the Premises, and all utilities shall be in capacities, at locations and distributed throughout the Premises as Operator may require. The Premises with Owner’s Work completed shall be in compliance with statutes, rules, regulations and orders of any governmental authority (including any necessary permits) and any interpretation, application or order of any governmental authority or court (“Applicable Laws”) and licenses and permits regarding the Premises and the Permitted Uses. Owner’s Work, including, without limitation, all soft and hard costs therefor, shall be the sole responsibility of Owner and effected at Owner’s sole cost.

 

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(i)The term “Substantial Completion of the Premises,” as used in this Agreement, shall mean the date (the “Delivery Date”) on which all of the following have occurred: (i) Owner’s delivery of the Premises to Operator with Owner’s Work “Substantially Completed” (meaning when such work is subject only to minor punch list items capable of being completed within 90 days and that in the aggregate do not interfere with operation of the Premises); (ii) Owner’s completion of all material portions of the Common Areas; (iii) receipt of all “Permits” (as defined below); (iv) the receipt by Operator of a leasehold title insurance policy, subject only to exceptions approved by the Operator, written with liability in an amount acceptable to Operator and issued by a title company acceptable to Operator; (v) not less than ten (10) days’ prior written notice of delivery for Owner and Operator to complete a walk-through inspection and punch list related to the Premises (the Parties agree that all punch list items must be capable of being completed within 90); and (vi) Owner has provided Operator with at least ninety (90) days’ prior written notice of the exact Delivery Date (the exact Delivery Date set forth in such notice is referred to herein as the “Noticed Delivery Date”).

 

(ii)On or before [***], Owner shall advise Operator of the target Delivery Date for any portion of the 2025 touring season (the “Required Delivery Date”). If the Substantial Completion of the Premises has not occurred on or before the Required Delivery Date, which Required Delivery Date shall be extended on a day-for-day basis for each day of Operator Delay, then Operator shall have the right to recover from Owner its documented out-of-pocket costs and expenses that are actually incurred by Operator (and not otherwise recouped by Operator) for Events that are cancelled or postponed that otherwise would have occurred after the Required Delivery Date. Notwithstanding anything contained herein to the contrary, if Substantial Completion has not occurred on or before [***] (the “Outside Date”), Operator shall have the option, but not the obligation, to terminate this Agreement with no liability to Owner upon prior written notice to Owner.

 

(iii)As used in this Agreement, “Operator Delay” shall mean any delay in the completion of Owner’s Work resulting from: (a) Operator’s failure to reasonably respond to Owner’s request for additional documentation or direction from Operator as may be required for the performance of Owner’s Work; or (b) a change to Owner’s Work requested by Operator from and after the Effective Date provided that Owner notifies Operator at the time of the requested change of the amount of Operator Delay associated with such change; and provided further, no Operator Delay shall be deemed to have occurred until the date Operator has received written notice from Owner (“Operator Delay Notice”) specifying with reasonable detail the claimed Operator Delay. Any Operator Delay Notice required to be delivered to Operator pursuant to this Section shall be delivered in writing as set forth in Section 32(n) of this Agreement with a copy to (1) Sheila Small (●); and (2) David Codiga (●), as such may be amended from time to time by written notice from Operator to Owner.

 

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(b) Delivery of Possession. Subject to the terms of this Agreement, Operator shall accept possession of the Premises from Owner upon the Delivery Date and shall use diligent efforts to complete fixturizing the Premises.

 

(c) Construction of the Project. Owner shall use its best efforts to minimize and cause others to minimize interruption to Operator’s business operations during the development of the Project throughout the Term. At all times during the Term, Operator and its patrons, agents, representatives, invitees, and employees shall have access to the Premises and the Project.

 

6. CONDUCT OF BUSINESS.

 

(a) Permitted Use. During the Term, Operator may, subject to all terms and conditions of this Agreement, use, occupy, manage and operate the Premises as a live entertainment venue for the showing of live music performances and/or other entertainment, with a capacity of approximately 12,500, together with ancillary and incidental uses thereto including without limitation operation of food and alcoholic and non-alcoholic beverage service for on-site consumption, VIP rooms and facilities, private rentals, private parties, product exhibitions, meetings, fund raising events, charity events, broadcasting, recording, sound checks, rehearsals, sale of concession items, sale of merchandise related to use or operation of the Premises, exhibiting of films and other media, pay-per-view events, the display and sale of works of art, videotapes, promotional items, music, CDs, DVDs and other items of a kind or nature sold at entertainment venues, general offices, advertising, facility sponsorship, and any other related use consistent generally with the foregoing (as all of the foregoing may expand or evolve over time through changes in technology or otherwise), subject to compliance with Applicable Laws (collectively, the “Permitted Use”). Operator shall have the free and uninterrupted exclusive access to and use of the Premises, and easements and licenses appurtenant thereto, 24 hours per day, 7 days per week, subject to the terms of this Agreement.

 

(b) Operator Responsibilities. Operator shall manage, operate and maintain the Premises as a live entertainment venue in a manner consistent with the level of service and quality at comparable live entertainment venues it operates, including booking and producing events, booking artists, ticketing, marketing, staffing, security, sponsorships, merchandise, food and beverage, general facility operations such as communications, day-to-day maintenance, cleaning, and upkeep not involving capital improvements or capital acquisitions, contracting, hiring service providers including the Concessionaire (defined below), accounting, human resources and any other services typically performed by a venue operator and booker in the live entertainment industry. All costs and expenses related to such obligations (except those that are non-Event related) shall be Event Expenses. Operator shall be responsible for collecting all Adjusted Gross Revenues and paying all Event Expenses in a in a timely manner so as to ensure that there is no material and adverse impact on the operation of the Premises. In the event that Owner is contacted directly with regards to booking an Event, it shall refer such party to Operator and acknowledges and agrees that Operator shall be the sole party to negotiate and contract with artists for Events. Notwithstanding anything contained herein to the contrary, Operator shall make all operational decisions concerning the Venue (e.g., staffing, ticket scaling, employee uniforms (subject to sponsorship commitments of Owner, as set forth in this Agreement), etc.).

 

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(c) Owner Opt-Out Right. Owner may opt-out of the co-promotion of an Event for the Venue proposed by Operator by delivering written notice to Operator no less than ten business days prior to the public announcement of an Event. In the event of an opt-out, Operator shall be entitled to retain all Event Profits and be solely responsible for the Event Losses related to such Event, as the case may be. Even if Owner opts out of an Event, the Event shall count towards the Event / Attendance Targets set forth in Section 15. Operator is responsible to pay Owner the Base Fee for an Event to which it exercised any opt out right. Any revenues derived from Events where Owner has opted out shall be applied and credited towards the Operating Income Threshold and the Event/Attendance Target.

 

(d) Operator Radius Restriction. During the Term, Operator (and its Affiliates) shall not operate any seasonal, outdoor live entertainment venue within a [***]radius of the Venue (“Restricted Area”) having a capacity of more than [***]and less than [***]persons (a “Competing Venue”), it being agreed that, notwithstanding the foregoing, Operator shall have the right to enter into bookings, festivals and exclusive booking agreements for any live entertainment venue within the Restricted Area. Notwithstanding the foregoing, any non-wholly owned subsidiaries of Operator that Operator does not control (the “Non-Controlled Subsidiary”) shall not be subject to the Operator Radius Restriction. However, if any Non-Controlled Subsidiary entity determines to build or operate a competing venue similar to that of the Venue, Operator shall notify Owner of such determination within thirty (30) days of that determination and thereafter Owner shall have the right, as its sole and exclusive remedy, to terminate this Agreement without penalty.

 

(e) Owner Radius Restriction. Commencing on the Effective Date and continuing until the expiration or termination of the Term, neither Owner nor its Affiliates (as defined herein) shall directly or indirectly, own, operate, lease or develop any Competing Venue within the Restricted Area, with the exception only of one amphitheater of approximately 12,500 capacity to be owned by Owner and booked by Operator in a location TBD in the Oklahoma City market. If the foregoing protective covenant is violated by Owner, then Operator may enforce the covenant directly against Owner by recovery of damages or by equitable remedies including specific performance, injunction and declaratory relief. If the foregoing protective covenant is violated by one or more Affiliates of Owner, then Operator may enforce covenant directly against Owner by recovery of damages or otherwise at law or in equity.

 

(f) R&M; Alterations. Owner covenants to maintain the Premises, Common Areas and Project in a condition and repair consistent with industry standards and in compliance with all Applicable Laws. Upon receipt of any notice from a governing body with jurisdiction concerning required repairs or alterations to the Premises, Owner shall promptly prosecute corrective work/action at its sole cost and expense. The Parties will meet and confer on a quarterly basis to discuss and review the condition and general repair of the Premises and Common Areas and any needed repairs, replacements, upgrades and any other alterations. The Parties will discuss, in good faith, the need of Owner to perform any repair/maintenance (e.g., repairs to building systems, roof, structure) and/or other alterations (e.g., upgrade finishes, new sound, etc.) at the Premises. If the Parties agree upon any items of repair/maintenance or other alterations, Owner shall diligently prosecute such work to completion. Notwithstanding anything contained herein to the contrary, Operator shall have the right – without Owner’s prior approval – to undertake cosmetic, non-structural alterations to the Premises as Event Expenses, subject in each case to cap of $5,000.

 

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7. OWNER RESPONSIBILITIES.

 

(a) Owner Expenses & Obligations. Except as otherwise set forth herein, Owner shall be solely responsible for and pay all the costs and expenses associated with the ordinary day-to-day and long-term ownership, upkeep, maintenance and repair of the Premises and the Project, including utility costs, capital maintenance and repairs including structural (including, but not limited to the foundation, roof, structural walls, columns and beams and floor slabs), physical plant (including but not limited to HVAC, MEP), any repairs that may be required by any lawful authority, and anything required under the Agreement and Operator shall not be charged for any such costs related to the Premises nor shall such costs be included as Event Expenses Owner shall pay all such expenses in a timely manner so as to ensure that there is no material and adverse impact on Operator’s operation of the Premises. The following examples are intended to illustrate the respective obligations of the Parties under this Agreement: if chairs are damaged during an Event, the repair cost would be an Event Expense; if tables are damaged during an Event where Owner has opted out, the repair cost would be borne alone by Operator; if there is damage to the roof, the repair cost would be borne alone by Owner.

 

(b) Parking. Operator reasonably anticipates needing an aggregate of approximately 4,400 spaces for patrons, including approximately 300 dedicated spaces in close proximity to the Venue for ride share staging and post-show pick-up and approximately 600 dedicated parking spaces for staff. The Parties will work together during the Post-Execution Period (defined below) to develop an adequate parking plan that may include a “per ticket” parking charge as part of the ticket price to pay for or defer any costs associated with parking. Parking/Facility Fees shall be included as Adjusted Gross Revenues and expenses related to the parking operations for Events shall be Event Expenses. Notwithstanding anything contained herein to the contrary, Operator may – in its sole and absolute discretion – terminate this Agreement without penalty anytime between April 1, 2024 and April 30, 2024 upon prior written notice to Owner in the event Owner is unable to deliver parking in locations acceptable to Operator and at a cost of no more than $[***] per vehicle and/or a satisfactory ingress/egress plan to accommodate 12,500 patrons at the Venue. In the event of such termination, neither Party shall have any liability to the other.

 

(c) Project Signage. In addition to outdoor signage on the Premises for the promotion of Events and Venue sponsors directly associated with current and future scheduled Events at the Premises, Owner and Operator shall agree on directional and promotional outdoor signage for the Premises elsewhere in the Project and Operator will have to right to promote the Venue and Events on the Project’s signage at no additional cost to Operator.

 

(d) Further Assurances. Owner will use its best efforts, without cost to the Owner, to cooperate with Operator and, upon request, assist Operator with regard to any licenses, consents and approvals and variances (e.g., for signage) required or desired by Operator related to Improvements and/or Operator’s operation of the Premises.

 

8. SPONSORSHIPS. During the Term, Owner shall be entitled to secure a name-in-title sponsorship for the Venue and be entitled to retain [***]% of the sponsorship fees related thereto and shall be responsible for fulfillment of such sponsorship elements. Owner may include the Premises in any sponsorships for the Project only with Operator’s prior written approval and an agreement on the allocation of the sponsorship fee to the Premises. From time to time, Owner may ask Operator to secure sponsorships in certain categories or to include the Venue as part of a national sponsorship deal in exchange for a [***]% commission on net sales. Sponsorship fees shall be included as Adjusted Gross Revenues after deduction of a [***]%commission payable directly to the Party securing the sponsorship. Within 30 days of receipt of any monies received by either Party for sponsorship (excluding NIT), the receiving Party shall pay to the other Party their applicable share in accordance with the splits set forth in Section 3(b) of the Agreement. Notwithstanding anything contained herein to the contrary, Owner shall seek Operator’s prior, written approval for any sponsorship elements that have public-facing media requirements.

 

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9. TICKETING. Operator shall use a Ticketmaster-affiliated ticketing platform as the Venue’s exclusive ticketing service provider. TM Plus may be utilized for Suite re-sale of un-manifested tickets related to the Suites, however, Operator shall have no rights to, nor revenue derived from, after market resales of such tickets.

 

10. FOOD AND BEVERAGE CONCESSIONS.

 

(a) Liquor License. Operator may elect, in its sole discretion, to apply or cause a third-party concessionaire engaged by Operator (“Concessionaire”), to apply for an all-alcoholic beverage pouring license for the Premises, or such other liquor license that Operator deems necessary or appropriate in connection with any Permitted Use (“Liquor License”). Concessionaire may maintain any licenses on Operator’s behalf and act as Operator’s designated representative in all respects relating thereto and may from time to time assign such licenses as Operator deems appropriate in Operator’s sole and absolute discretion, and otherwise perform and satisfy Operator’s obligations hereunder, including any obligation to maintain liquor liability insurance. Owner shall execute and deliver all documents and instruments as may be reasonably necessary or appropriate in connection therewith and shall otherwise reasonably cooperate in connection therewith.

 

(b) Concessions. With respect to any food or other non-alcoholic concessions to be sold at the Venue during any Event, Owner shall be entitled to designate or approve menu offerings and specific vendors to the extent that Owner has an exclusive sponsorship agreement. In the event that such designated vendors conflict with any agreement or policy of Operator, the Parties will meet and confer to discuss the types and brands of the products to be sold at the Venue.

 

11. OWNER’S WORK.

 

(a) Owner’s Work. Owner shall be solely responsible for the design (with Operator’s input and approval), development and construction of the Venue and the Common Area (the “Improvements”) as well as the installation of all sound equipment, lights, video equipment, furniture, kitchen equipment, bar equipment, stage and related equipment, rigging equipment, art, décor, signage, etc. (“FF&E”), at its sole cost and expense, pursuant to the Schematic attached hereto on Exhibit A and the plans and specifications to be mutually and reasonably agreed upon by Owner and Operator.

 

(b) Permits; Licenses, Etc. Owner shall be responsible for procurement of all licenses, approvals, permits and entitlements from the City of Broken Arrow, community boards, etc. for the Premises, including the certificate of occupancy, zoning and entitlements related to the conditional use permit and an all-alcoholic beverage pouring license for the Premises and hours of operation (the “Approvals”) at its sole cost and expense but on terms and conditions reasonably acceptable to Operator. For clarity, Owner shall not be required to procure the Liquor License itself, but shall procure any special or conditional use permits necessary for Operator or its Concessionaire to procure its Liquor License.

 

(c) Development Agreement. Owner agrees to abide by the Development Agreement Owner previously entered into with the City of Broken Arrow (“Development Agreement”) that requires, among other things, that all paid tickets must include a parking/facility fee of a minimum of $[***]per ticket to be assessed to each purchaser as part of the ticket purchase flow (“Parking/Facility Fee”).

 

(d) Property Taxes; Sales Tax Rate; Surcharge. Prior to the Fee Commencement Date, Owner shall cause the Project land to be legally subdivided so that the Venue land becomes a legal and tax parcel, separate from any other portion of the Project. Subject to the foregoing, during the Term, the Property Taxes on the Venue shall be an Owner Expense. “Property Taxes” means real estate taxes and assessments collected by the Tulsa County and / or Wagoner County Treasurer / Assessor. Owner shall promptly pay all Property Taxes. The Parties acknowledge that the applicable sales tax rate (State, County and City) is 8.42%. Adjusted Gross Revenues will be subject to a 1% surcharge, which Operator will be permitted to assess as a patron “pass-through” on the sale of tickets, merchandise, concessions, etc.

 

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12. Intentionally Omitted.

 

13. INSURED CASUALTY. In the case of damage by fire or other perils covered by the insurance maintained by Owner or required to be maintained by Owner (as an Event Expense), the following provisions shall apply:

 

(a) Promptly following obtaining all applicable permits (which permits Owner shall promptly apply for and diligently seek), Owner shall commence the repair, reconstruction and restoration of the Premises to substantially its prior condition (in all events to include Owner’s Work) and shall diligently prosecute the same to completion.

 

(b) Notwithstanding anything to the contrary contained in this Agreement, if the Premises are materially damaged, or if the Project is destroyed to an extent of at least fifty percent (50%) of the then full replacement cost thereof as of the date of destruction, (whether the casualty is insured or uninsured), then if such destruction occurs during the last two (2) years of the Term, and Operator does not exercise any remaining extension options, or if such destruction to the Project occurs at any time if it is reasonably estimated that repair or restoration after a casualty which Owner is obligated under the Agreement to undertake will take more than two hundred seventy (270) days after the issuance of the building permit for such work to complete, Owner and Operator shall each have the right to terminate this Agreement. In each case, the termination right shall be exercised by the terminating party giving written notice to the other party within thirty (30) days after the date of destruction and determination of the estimated time to repair. If the Agreement is not so terminated, it shall remain in effect regardless of whether the actual restoration time differs from the estimate; provided, however, in the event the actual restoration time exceeds three hundred (300) days from the date of the issuance of the building permit, Operator shall have the further right to terminate this Agreement by written notice to Owner, but only within twenty (20) days after the expiration of such three hundred (300) day period.

 

14. UNINSURED CASUALTY. If the Premises or the Project are damaged as a result of any casualty not covered by the insurance maintained by Owner or required to be maintained by Owner as specified herein, and if Owner’s cost to repair is more than twenty percent (20%) of the replacement cost of the Project, Owner, promptly following obtaining all applicable permits (which permits Owner shall promptly apply for and diligently seek), shall commence repair, reconstruction or restoration of the Premises or the Project to substantially its prior condition and shall diligently prosecute the same to completion, or Owner may elect within ninety (90) days following the date of such damage not to so repair, reconstruct or restore the damaged property, in which event, at Owner’s option, this Agreement shall cease and terminate upon the expiration of such ninety (90) day period. In the event Owner elects to restore the Premises, then subject to the terms of this Agreement, Operator shall have the same repair, restoration and replacement obligations it has pursuant to Section 13(a).

 

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15. EMINENT DOMAIN.

 

(a) Taking. The term “Taking”, as used in this Section 15, shall mean an appropriation or taking under the power of eminent domain by any public or quasi-public authority or a voluntary sale or conveyance in lieu of condemnation but under threat of condemnation.

 

(b) Total Taking. In the event of a Taking of the entire Premises, this Agreement shall terminate and expire as of the date possession is delivered to the condemning authority and Owner and Operator shall each be released from any liability accruing pursuant to this Agreement after the date of such termination.

 

(c) Partial Taking. If there is a Taking of a material portion of the Premises, or a material portion of the Project regardless of the amount taken, and if the Premises are deemed by the Parties to not be suitable for the continued operation of Operator’s business, Operator may terminate this Agreement upon giving notice in writing of such election to Owner within thirty (30) days after receipt by Operator from Owner of written notice that a portion of the Premises or the Project has been so appropriated or taken. In each case, the termination of this Agreement shall be effective as of the date Operator is required to vacate all or a portion of the Premises or the condemning authority takes possession, whichever is earlier.

 

(d) Award. The entire award or compensation in any such condemnation proceeding, whether for a total or partial Taking, or for diminution in the value of the leasehold or for the fee, shall belong to and be the property of Owner. Without derogating the rights of Owner under the preceding sentence, Operator shall be entitled to recover from the condemning authority such compensation as may be separately awarded by the condemning authority to Operator or recoverable from the condemning authority by Operator in its own right for the taking of trade fixtures and equipment owned by Operator and for the expense of removing and relocating its trade fixtures and equipment and for goodwill.

 

(e) Continuation of Agreement. In the event of a Taking, if Operator elects not to terminate this Agreement as provided above, Owner agrees, at Owner’s cost and expense as soon as reasonably possible after the Taking, to restore the Premises and/or the Common Area necessary for Operator to reasonably operate from the Premises (to the extent of the condemnation proceeds) on the land remaining to a complete unit of like quality and character as existed prior to the Taking and, thereafter, the Base Fee payable by Operator hereunder shall be reduced on an equitable basis, taking into account the relative value of the portion taken as compared to the portion remaining, and Owner shall be entitled to receive the total award or compensation in such proceedings, provided however, if Owner does not so fully restore the Premises or the Common Area, Operator shall have the right to terminate this Agreement.

 

16. FORCE MAJEURE. Neither Owner nor Operator shall be chargeable with, liable for, or responsible to the other for any Force Majeure, and any Force Majeure shall not be deemed a breach of or default in the performance of this Agreement, it being specifically agreed that any time limit contained in this Agreement shall be extended by a number of days equal to the number of days of such Force Majeure. As used herein, “Force Majeure” means any delay, interruption or prevention beyond the reasonable control of Owner or Operator, as the case may be, including without limitation delay, interruption or prevention due to inclement weather, natural disaster, disease, epidemic, pandemic, casualty, labor strikes or disputes, shortage of materials, labor or utility services (and at reasonable prices), national emergency, delays in governmental approvals, acts of God, governmental restrictions, fire, explosion, war, invasion, insurrection, rebellion or riots, or acts of terrorism.

 

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17. INTELLECTUAL PROPERTY; DATA.

 

(a) Tradename of Venue. Owner represents and warrants it owns all rights to the name “The Sunset Amphitheater” (the “Venue Name”). Owner hereby grants Operator an exclusive, irrevocable, royalty free license during the Term to use the Venue Name and any other current or future trade names, service names, logos and derivatives thereof for the Premises and the operation of the Premises (collectively, the “Marks”) in its operation of the Premises and the Venue’s business, including the right to grant the right to others to use the Marks consistent with that purpose.

 

(b) Website URL, Social Media Sites. Owner is the registered owner of the domain name known as “https://sunset.live/” and related names (the “Website URL”) and shall deliver the Website URL and any Mark-related or Venue-related social media sites and handles to Operator thirty (30) days prior to the Commencement Date pursuant to an agreed upon manner for Operator’s use during the Term. Upon termination of this Agreement, Operator shall deliver the Website URLs and related social media sites back to Owner pursuant to an agreed upon manner.

 

(c) Data. Subject to Owner signing the applicable data sharing agreement, Operator and Owner shall jointly own all data: generated by purchasers of tickets to the Events at the Venue (the “Ticket Purchasers”), including but not limited to, names, email addresses, phone numbers, demographics, profiles, purchasing history, and other marketing or identifying information, so long as the Ticket Purchaser has consented to the collection and use of such information (collectively, the “Purchaser Data”). Each Party has the right to use, analyze, modify and copy the Purchaser Data for any lawful purpose consistent with their standard business operations and in connection with providing or receiving ticketing services, provided each Party agrees to collect, hold and use such information in compliance with all applicable privacy policies, and subject to each Party’s compliance with all applicable laws and regulations and with any relevant customer requests such as data deletion requests or marketing opt-outs. Further, the Parties acknowledge and agree that initial disclosure of Purchaser Data shall occur utilizing Operator’s ticketing company’s platforms and/or supplied technology and Operator hereby represents and warrants that it shall cause such ticketing company to comply with all applicable laws and regulations related the collection, storage and disclosure of personal information, e.g., the General Data Protection Regulation and the California Consumer Privacy Act of 2020. The Parties shall take all necessary steps to disclose to the public each Party’s rights herein. Each of Operator and Owner agrees to indemnify and hold harmless the other Party, and their Affiliates, officers, directors, agents and employees from and against any claim or lawsuit arising out of, or relating to the use of, Purchaser Data by the indemnifying party except to the extent any such claim or lawsuit arises out of and/or results from the negligence and/or willful misconduct, including the violation of any applicable privacy law, of such other Party. The Parties shall amend or add to the terms of this Section in the event Applicable Laws or interpretations thereof render any of the foregoing illegal or otherwise impose additional requirements on the parties. This Section 17(c) shall survive the termination of this Agreement.

 

18. RIGHT OF FIRST OFFER. If Owner or its Affiliates definitively determines to sell, transfer or otherwise dispose of all, or substantially all of its portfolio of outdoor music amphitheater venue assets, it shall provide Operator written notice of that determination (including reasonable information and details (to the extent available) to Operator) and within thirty (30) business days of the date of receipt of that notice, Operator shall notify Owner in writing whether it intends to exercise its right of first offer to purchase the applicable assets. If Operator exercises its right of first offer, the parties will have one hundred twenty (120) days to negotiate the definitive terms of that relationship/transaction. During that period, Owner and its Affiliates shall exclusively negotiate with Operator with respect to the sale or other transaction. If the Parties are unable to reach agreement on the definitive terms during that period, Owner may negotiate with other prospective third parties.

 

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19. EVENTS OF DEFAULT AND REMEDIES.

 

(a) Event of Default. The occurrence of any one of the following events shall constitute a default under this Agreement (each, a “Event of Default”):

 

(i) the failure of either Party to make a payment required under this Agreement and the failure continues for thirty (30) days after written notice that the payment is due and payable;

 

(ii) the failure of either Party to promptly and fully perform any material term, condition or covenant contained in this Agreement and the failure continues for thirty (30) days after written notice from the other Party, provided however, if such default by its nature cannot be cured within thirty (30) days and if the defaulting Party has commenced curing such default and diligently and continuously pursues such remedy, then the defaulting Party shall have ninety (90) days from such written notice within which to cure such default;

 

(iii) the assignment by either Party for the benefit of creditors, or the institution of a proceeding in bankruptcy, receivership or insolvency by or against, or if a trustee or receiver shall be appointed for, either Party or any other assignment not permitted under this Agreement; or

 

(iv) Owner’s failure to deliver physical possession of the Premises to Operator on the Commencement Date.

 

(b) Owner Remedies. During the continuance of Operator’s Event of Default (following notice and an opportunity to cure), Owner shall have the following remedies: (i) to terminate this Agreement and recover possession of the Premises; (ii) to require specific performance of the terms of this Agreement; (iii) to recover damages and (iv) all other legal and equitable rights and remedies. Owner shall use commercially reasonable efforts to mitigate any damages resulting from any default by Operator under this Agreement. Notwithstanding anything to the contrary herein or under Applicable Laws, following entry of any order of termination or forfeiture against Operator by a court of competent jurisdiction arising from a default by Operator, Operator shall have a right to cure such default and nullify such termination or forfeiture within 10 calendar days (or such additional time as reasonably required) after entry of such order.

 

(c) Operator Remedies. During the continuance of an Owner Event of Default (following notice and an opportunity to cure), Operator shall have the following remedies: (i) to incur any reasonable expense necessary to perform the obligation of Owner specified in the notice given by Operator and perform such obligation, and, unless Owner reimburses Operator the reasonable costs therefor within 30 calendar days following notice thereof from Operator, Operator shall have the right to deduct or offset such unpaid reimbursement from the Operating Fee as it comes due; (ii) if the Owner Event of Default arises from the failure by Owner to pay to Operator any amount due Operator pursuant to this Agreement, Operator shall be entitled to recover all such unpaid amounts by offset against the Operating Fees as such Operating Fees comes due; (iii) to terminate this Agreement; (iv) to recover damages and (v) all other legal and equitable rights and remedies.

 

20. TARGETS; EARLY TERMINATION RIGHT.

 

(a) Booking and Event Targets. Owner acknowledges that this Agreement does not constitute an agreement to book or arrange any specific artist or Event at the Premises and that all bookings are subject to scheduling, logistics and artist preference. Operator will use commercially reasonable efforts to book a minimum of 35 Events at the Venue annually starting in the first full Year with an average of [***]attendees per Event (the “Event/Attendance Target”), in each case pro-rated for any partial Year, and reduced for the number of Owner Reserved Events booked by Owner on dates that Operator definitively would have otherwise booked Events). Notwithstanding anything contained herein to the contrary, the Event/Attendance Target shall be subject to Force Majeure (defined below), alterations and Owner’s default.

 

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(b) Shortfall Fee. The failure to meet the Event/Attendance Target during any Year during the Term (an “Attendance Shortfall”), shall result in Operator being obligated to pay to Owner a fee calculated in the amount of the Base Fee in effect for the Year in which the Attendance Shortfall occurred (giving effect to year-over-year increases of the Base Fee), multiplied by the difference in [***] (being 35 x [***]) and the aggregate number of attendees to all Events at the Venue during the applicable Year booked by Operator (but excluding unmanifested tickets issued to Suite holders). Such fee shall be due and payable by January 31 in the year following the Year in which the Attendance Shortfall occurred (the “Shortfall Fee”).

 

(c) Termination Right. Starting after the third full calendar Year of the Term and after each of the 6th Year and the 9th Year, Owner after calculating the most recent three-year average of the Event/Attendance Target may, at its election, determine to terminate this Agreement if there is an aggregate Attendance Shortfall for that prior three-Year period. If Owner elects to terminate this Agreement pursuant to this Section 20(c) Operator may cause Owner to rescind such termination by paying Owner an amount equal to the difference in the aggregate Attendance Shortfall over the applicable three-year period multiplied by the then current Base Fee (giving effect to year-over-year increases) and then multiplied by [***], but reduced by the amount of any Shortfall Fee paid by Operator to Owner during in any given year of the same applicable three-Year period. Examples of the Shortfall Fee are set forth on Exhibit B attached hereto.

 

21. REPRESENTATIONS AND WARRANTIES.

 

(a) Representations and Warranties of Operator. Operator hereby represents and warrants that (i) Operator is a corporation, duly organized, validly existing and in good standing under the laws of the State of Delaware, with full power and authority to conduct its business as presently conducted, and to execute, deliver and perform its obligations under this Agreement; (ii) Operator has taken all necessary action to authorize its execution, delivery and performance of this Agreement. This Agreement constitutes a legal, valid and binding obligation of Operator, enforceable against Operator in accordance with its terms; and (iii) the execution, delivery and performance of this Agreement by Operator does not and will not conflict with, or constitute a violation or a breach of, or constitute a default under, or result in the creation or imposition of any lien upon the property of Operator by reason of the terms of (a) charter documents of Operator, (b) any Applicable Laws, rule or regulation binding upon or applicable to Operator, or (c) any material agreements to which Operator is a Party.

 

(b) Representations and Warranties of Owner. Owner hereby represents and warrants that: (i) Owner is a corporation, duly organized, validly existing and in good standing under the laws of the State of Colorado, with full power and authority to conduct its business as presently conducted, and to execute, deliver and perform its obligations under this Agreement; (ii) Owner has taken all necessary action to authorize its execution, delivery and performance of this Agreement. This Agreement constitutes a legal, valid and binding obligation of Owner, enforceable against Owner in accordance with its terms; and (iii) the execution, delivery and performance of this Agreement by Owner does not and will not conflict with, or constitute a violation or a breach of, or constitute a default under, or result in the creation or imposition of any lien upon the property of Owner by reason of the terms of (a) charter documents of Owner, (b) any Applicable Laws, rule or regulation binding upon or applicable to Owner, or (c) any material agreements to which Owner is a Party.

 

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22. INDEMNIFICATION.

 

(a) Indemnification by Operator. Operator shall and hereby does indemnify, defend and hold Owner, its employees, agents, officers, directors, partners, members and shareholders (“Owner Parties”) harmless from and against any and all third-party claims, actions, damages, liability, losses, fines, suits, obligations, fees, costs, and expenses (including reasonable attorneys’ fees) (collectively, “Claims”), to the extent arising from or out of Operator’s use and occupancy of the Premises or a breach of this Agreement by any Operator Party, except to the extent caused by the negligence or misconduct of any of the Owner Parties.

 

(b) Indemnification by Owner. Owner shall and hereby does indemnify, defend and hold Operator or any of its employees, agents, officers, directors, partners, members, shareholders, customers, patrons, guests or contractors (“Operator Parties”) harmless from and against any and all Claims to the extent arising (i) from the Project, (ii) from any Owner Reserved Events, (iii) from the action of any of the Owner Parties, except to the extent caused by the negligence or misconduct of any of the Operator Parties, (iv) a breach of this Agreement or the Development Agreement, TIF or any other agreement between the Owner Parties and the City of Broken Arrow and/or the applicable authority, (v) from any events not co-promoted by Operator, and (vi) from any late payment or non-payment of any Owner’s Expenses. Further, Owner hereby agrees to protect, defend, indemnify and hold harmless Operator Parties from any Claims arising out of or related to the Marks.

 

(c) A party seeking indemnification for a Claim (“Indemnified Party”) shall promptly provide written notice detailing the circumstances of that Claim to the party responsible hereunder for indemnifying against the Claim (“Indemnifying Party”); provided that failure to timely provide such notice shall not diminish the Indemnifying Party’s indemnification obligation except to the extent the Indemnifying Party’s ability to defend the Claim is materially prejudiced by such failure. The Indemnified Party, at the Indemnifying Party’s expense, shall provide the Indemnifying Party with such information and cooperation as the Indemnifying Party may reasonably request. The Indemnifying Party shall control the defense and settlement of any Claim hereunder, provided that the Indemnified Party may participate in the defense and settlement of the Claim with its own counsel at its own expense. The Indemnifying Party shall not be responsible for any costs incurred or compromise made by the Indemnified Party without the Indemnifying Party’s prior written consent. The Indemnifying Party may not enter into any settlement that (a) fails to encompass a complete and unconditional release from all liability of the Indemnified Party, (b) that contains an admission of wrongdoing on the part of the Indemnified Party, or (c) that imposes a financial obligation on or otherwise commits or adversely impacts the Indemnified Party, without the Indemnified Party’s prior written consent, such consent not to be unreasonably withheld, conditioned or delayed.

 

23. INSURANCE

 

(a) Operator’s Insurance. During the Term, Operator shall maintain or cause to be maintained, each as an Event Expense, insurance policies providing for the following coverage:

 

(i) Commercial auto liability insurance, providing a minimum limit of One Million Dollars ($1,000,000) each accident combined single limit for all owned, non-owned and hired automobiles.

 

(ii) Commercial general liability insurance providing coverage for bodily injury and property damage liability, personal and advertising injury liability, with minimum limits of One Million Dollars ($1,000,000) each occurrence and Two Million Dollars ($2,000,000) in the aggregate. This coverage shall be primary and non-contributory to any coverage available to the Owner, and Owner’s insurance shall be excess thereto. This coverage shall include a waiver of subrogation in favor or Owner. This coverage shall include Owner, its subsidiaries, affiliates, directors, officers and employees as additional insured.

 

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(iii) Umbrella excess liability insurance with a minimum limit of Ten Million Dollars ($10,000,000) each occurrence and Ten Million Dollars ($10,000,000) in the aggregate. This coverage shall be excess over the commercial auto liability, commercial general liability and employers’ liability policies.

 

(iv) Workers’ compensation and employers’ liability providing workers’ compensation coverage with statutory limits under any Applicable Laws, and employers’ liability insurance with minimum limits of One Million Dollars ($1,000,000) Each Accident, One Million Dollars ($1,000,000) bodily injury by disease and One Million Dollars ($1,000,000) bodily injury by disease – policy limit. This policy shall include a waiver of subrogation in favor of the Owner.

 

(v) If any alcoholic beverages are sold, distributed, furnished or served on a commercial basis, at or from any portion of the Premises, Operator shall cause the Concessionaire to provide liquor liability insurance (Dram Shop) for liability in an amount not less than $2,000,000 each occurrence and $2,000,000 aggregate.

 

All policies of insurance provided for in this Section shall be issued by insurance companies with a Best’s Rating of not less than A- and a Best’s Financial Performance Rating of not less than VII as rated in the most current available A.M. Best Company Key Rating Guide and qualified to do business in the State of Colorado. Upon written request by Owner from time to time, Operator shall cause a certificate of each such policy listing Owner as an additional insured party to be delivered to Owner.

 

(b) Owner’s Insurance. During the Term, Owner shall maintain or cause to be maintained for the Venue, as an Event Expense, insurance policies providing for the following coverage:

 

(i) “All-Risk” property insurance providing coverage for the building, including boiler and machinery coverage, and all FF&E and personal property, written on an agreed amount basis covering the full replacement cost of the building and any appurtenant structures, if any, and any Improvements and include a waiver of subrogation in favor of Operator. Such policy shall also insure against the perils of flood and earthquake.

 

(ii) If applicable, commercial auto liability insurance providing a minimum limit of One Million Dollars ($1,000,000) each accident combined single limit for all owned, non-owned and hired automobiles and include a waiver of subrogation in favor of Operator.

 

(iii) Commercial general liability insurance providing coverage for bodily injury and property damage liability, personal and advertising injury liability, with minimum limits of One Million Dollars ($1,000,000) each occurrence and Two Million Dollars ($2,000,000) in the aggregate, providing coverage for Owner’s and/or Property Manager’s premises liability and/or completed operations activities arising out of any Common Areas and include a waiver of subrogation in favor of Operator. This policy shall include Operator and its parent, subsidiaries, affiliates, directors, officers and employees as additional insureds.

 

(iv) Commercial umbrella excess liability insurance with a minimum limit of Ten Million Dollars ($10,000,000) each occurrence and Ten Million Dollars ($10,000,000) in the aggregate and include a waiver of subrogation in favor of Operator. This coverage shall be excess over the commercial auto liability, commercial general liability and employers’ liability policies.

 

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(v) Workers’ compensation and employers’ liability providing coverage for Owner’s and/or property manager’s employees, for workers’ compensation with statutory limits under any Applicable Laws, and employers’ liability insurance with minimum limits of One Million Dollars ($1,000,000) Each Accident, One Million Dollars ($1,000,000) bodily injury by disease and One Million Dollars ($1,000,000) bodily injury by disease – policy limit. This policy shall include a waiver of subrogation in favor of Operator.

 

All policies of insurance provided for in this Section shall be issued by insurance companies with a Best’s Rating of not less than A- and a Best’s Financial Performance Rating of not less than VII as rated in the most current available A.M. Best Company Key Rating Guide and qualified to do business in the State of Colorado. Upon written request by Operator from time to time, Owner shall cause a certificate of each such policy listing Operator as an additional insured party to be delivered to Operator.

 

24. BROKERS. Each party represents to the other that it has not engaged any broker in connection with the transaction contemplated by this Agreement.

 

25. ASSIGNMENT.

 

(a) Assignment. This Agreement shall not be assignable, in whole or in part, without the prior written consent of the other Party; except that (i) Operator may assign this Agreement to an Affiliate (as defined below) or as part of a sale of its equity, all or substantially all of its assets or any other change of control transaction, to any entity determined by Operator to be necessary or desirable in connection with obtaining liquor licenses for the Premises (including, without limitation, to an unaffiliated non-profit corporation) or to any entity resulting from a consolidation, reorganization or merger to a corporation acquiring all or substantially all of the assets of Operator without the consent of Owner, and (ii) Owner may assign this Agreement to an Affiliate to whom Owner is concurrently transferring all or substantially all of its interest in the Venue (expected to be Sunset at Broken Arrow, LLC and / or Sunset Operations at Broken Arrow, LLC), or as part of a sale of its equity or all or substantially all of its assets or any other change of control transaction without the consent of Operator. No such assignment shall relieve the assignor of its obligations hereunder. If either Party delegates any of its obligations hereunder to any other person, firm or entity, such Party shall remain fully liable for the performance of such obligations. “Affiliate” shall mean, with respect to an entity, any person or entity that directly or indirectly controls, is controlled by or is under common control with such entity. Any assignment or delegation in violation of this paragraph shall be void and of no force or effect.

 

(b) Licenses and Agreements. Notwithstanding anything to the contrary contained in this Agreement, Operator’s agreements with its Concessionaire, license agreements for the Premises under so called “four wall deals” for a limited engagement, co-promotions, operating agreements, management agreements, catering agreements, event agreements for specific performances or events, rental agreements for specific performances or events, filming and location agreements and other uses consistent with operation of a concert or event venue or otherwise contemplated within the definition of Permitted Uses shall not be considered assignments, sublets or transfers under this Agreement.

 

(c) Release of Owner. If Owner conveys all of its right, title and interest in and to the Premises in a transaction that otherwise complies with the provisions of this Agreement, and the transferee assumes in writing all of the obligations of Owner accruing from and after the date of such transfer under this Agreement, then Owner shall be released from all of the obligations of Owner accruing from and after the date of such transfer under this Agreement. Owner shall provide prompt written notice to Operator of any such transfer, together with a true and complete copy of such written assumption agreement. Operator shall not be obligated to pay the Base Fee following any such transfer until the transferee has provided Operator a completed IRS Form W-9.

 

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26. SNDA. Owner represents to Operator that, as of the Effective Date, the Premises and Project are not encumbered by any mortgage/deed of trust or other security interest. In the event the Premises become subject to a mortgage, Operator’s subordination of its rights to the lien of any mortgage, deed of trust or the interest of any leases in which Owner is the lessee shall be conditioned upon Operator receiving a non-disturbance agreement in form acceptable to Operator.

 

27. FURTHER OWNER REPRESENTATIONS AND WARRANTIES. Owner represents, warrants and covenants: (a) the Premises are zoned for Operator’s Permitted Use and that all necessary Permits and discretionary approvals have been or will be timely obtained by Owner prior to the Commencement Date, including without limitation any permit required for Operator’s proposed use of the Premises for the at occupancy required by this Agreement; (b) this Agreement and the use of the Premises by Operator as permitted in the Agreement will not violate any conditions, covenants or restrictions, or other documents of record, affecting the Premises or the Project, or the terms and provisions of any lease for other space in the Premises or Project; (c) at the Commencement Date, the Premises shall be free and clear in all material respects of any Hazardous Materials (d) the execution and delivery of this Agreement on behalf of Owner is duly authorized and each individual executing this Agreement is authorized to execute and deliver this Agreement on behalf of Owner; (e) the execution, delivery and performance of this Agreement by Owner will not breach or constitute a default under or grounds for the acceleration of maturity of any agreement, indenture or undertaking or other instrument to which Owner is a party or by which Owner or any of its property may be bound or affected; (f) as of the date of execution of this Agreement, the Premises and Project are free from defects, known to the Owner after reasonable investigation, that would materially and adversely affect Operator’s use of the Premises as permitted under this Agreement; (g) truck and bus parking for Operator’s guests and other invitees (including artists and other performers) shall be reasonably available and accessible at all times of the day, seven days per week throughout the Term; (h) any covenants, conditions, restrictions, easements, ground leases, mortgages or deeds of trust currently of record, including but not limited to the Agreement and any condominium declaration, as same may be amended or modified, shall not interfere with or prevent Operator from using the Premises for the Permitted Uses, and shall not diminish the rights or increase the obligations of Operator under this Agreement; and (i) as of the Commencement Date, that the Owner is the fee title owner of and has all requisite rights, title and interest to the land and improvements comprising the Premises and the Project.

 

28. REPORTING; AUDIT RIGHTS

 

(a) Reporting. Operator shall make available to Owner the following reports when available: annual budget, quarterly financial reports and year-end financial reports.

 

(b) Audit Rights. During the Term, each Party shall provide the other with (a) full and complete access during regular business hours to the Party’s Venue related books and records and (b) the right to inspect and copy, and to perform, at the expense of the auditing Party, audits or reviews of such books and records. Each Party acknowledges that certain information made available to the other Party may constitute “material non-public information” within the meaning of the U.S. federal securities laws. In addition to any recovery payable to a Party in connection with any such audit, should any such audit discover any discrepancy or underpayment equal to at least ten percent (10%) of the monies which were due and payable over the periods covered by the examination, then the Party being audited shall be responsible for the reasonable cost of the audit.

 

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29. Intentionally Omitted.

 

30. Intentionally Omitted.

 

31. HAZARDOUS MATERIAL AND ENVIRONMENTAL COMPLIANCE. As used herein, the term “Hazardous Materials” shall mean any wastes, materials or substances (whether in the form of liquids, solids or gases, and whether or not air-borne), which are or are deemed to be (i) pollutants or contaminants, or which are hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or which present a risk to public health or to the environment, or which are regulated by or under the authority of any applicable local, state or federal laws, judgments, ordinances, orders, rules, regulations, codes or other governmental restrictions, guidelines or requirements, any amendments or successor(s) thereto, replacements thereof or publications promulgated pursuant thereto, including, without limitation, any such items or substances which are regulated by any of the Environmental Laws (as defined herein), as the same may be amended from time to time; (ii) listed as a chemical known to cause cancer or reproductive toxicity; or (iii) a pesticide, petroleum, including crude oil or any fraction thereof, asbestos or an asbestos- containing material, a polychlorinated biphenyl, radioactive material, or urea formaldehyde.

 

(a) In addition to the laws referred to in Section 31 above, the term “Environmental Laws” shall include, without limitation, 33 U.S.C. Section 1251 et seq., 42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 7401 et seq. and 42 U.S.C. Section 9601 et seq., as the same may be amended from time to time, or any successor(s) thereto, all local, state and federal laws, judgments, ordinances, orders, rules, regulations, codes and other governmental restrictions, guidelines and requirements, any amendments and successors thereto, replacements thereof and publications promulgated pursuant thereto, which deal with or otherwise in any manner relate to, air or water quality, air emissions, soil or ground conditions or other environmental matters of any kind.

 

(b) Operator agrees that during the Term of this Agreement, there shall be no use, presence, disposal, storage, generation, leakage, treatment, manufacture, import, handling, processing, release, or threatened release of Hazardous Materials on, from or under the Premises by Operator (individually and collectively, “Hazardous Use”) except to the extent that, and in accordance with such conditions as, Owner may approve by written notice to Operator, which approval Owner may give or withhold in its sole and absolute discretion, provided however, Operator shall (without Owner’s consent) be entitled to use and store those Hazardous Materials which are (i) typically used in the ordinary course of its business for use in the manner for which they were designed and in such limited amounts as may be normal, customary and necessary for Operator’s business in the Premises, and (ii) in full compliance with Environmental Laws, and all judicial and administrative decisions pertaining thereto.

 

(c) Operator agrees that during the Term of this Agreement, Operator shall not be in violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene, soil, water, or environmental conditions on, under or about the Premises including, but not limited to, the Environmental Laws. If Owner reasonably believes that Operator is in violation of the provisions of this Section, Owner shall have the right at all reasonable times during the Term of this Agreement, at Operator’s cost, to conduct tests and investigations to determine whether Operator is in compliance with the provisions of this Section. Except in case of emergency, Owner shall give reasonable notice to Operator before conducting any inspections, tests, or investigations. Neither any action nor inaction on the part of Owner pursuant to this Section 31 shall be deemed in any way to release Operator from, or in any way modify or alter, Operator’s responsibilities, obligations, and/or liabilities incurred pursuant to this Section 31.

 

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(d) Owner represents, warrants and covenants to Operator that: (i) there are no Hazardous Materials, in, on, under, below or otherwise located on or about the Premises or the Project except for normal office and cleaning supplies, provided all such supplies are stored and disposed of in compliance with all laws and regulations; (ii) there is no threatened release or migration of any Hazardous Materials onto, beneath, upon or about the Premises or the Project; and (iii) Owner has not received notice of any violation or threatened violation of any Environmental Law which shall include any Hazardous Materials which, in their present state, are in violation of Environmental Laws). Prior to the Delivery Date, Owner shall remediate, rectify and cure all existing Hazardous Materials in the Premises and the Project at Owner’s sole cost and expense. If Operator discovers any Hazardous Materials on or about the Premises or the Project and provided such presence is not due to Operator acts and materially threatens the health, safety or welfare of Operator’s employees, invitees or guests, Operator shall have the option to terminate its obligations under the Agreement by delivering written notice to Owner. Owner shall indemnify, protect, defend and hold Operator, its successors, assigns and subtenants, agents, employees, officers and directors harmless from any and all losses, damages, liabilities, judgments, costs, claims, expenses and penalties, including but not limited to attorneys’ fees, court costs and consultants fees: (x) arising out of or involving any Hazardous Material existing on the Premises or Project prior to the date of this Agreement (or during the Term to the extent Owner is required to remediate any Hazardous Material violation); (y) due to Owner’s breach of its foregoing representation; or (z) due to Owner’s acts or omissions with respect to Hazardous Materials beneath, on, upon or about the Premises or Project. Notwithstanding anything contained to the contrary herein, the cost to remediate, remove or otherwise rectify existing Hazardous Material violations shall be borne solely by the Owner. For purposes of this Section, Owner’s environmental compliance shall include but not be limited to addressing and/or remediating all “Recognized Environmental Conditions” as to the soil and groundwater conditions at the Premises and the Property.

 

32. LATENT DEFECTS. Owner, at Owner’s sole cost and expense, shall be responsible for the repair and remediation of any and all structural defects including roof and flooring, asbestos, asbestos containing materials and/or latent defects in the Premises and Project over the Term.

 

33. APPLICABLE NOISE ORDINANCE; SOUND CHECK. During the Post-Execution Period (defined below), the Parties will work together to determine the applicable noise ordinance and curfew and to pursue a variance for same to the extent required for Operator’s operations at the Premises. Operator acknowledges that artist sound checks at the Premises cannot start prior to 3:40 PM Central Standard Time for Events held Monday through Friday while the neighboring High School is in session for the Fall and Spring Semesters (approximately August 15 through May 20 annually). Pursuant to Section 34 below, Operator may terminate this Agreement if local laws restrict Event hours prior to 11:00 p.m. and/or limit sound pressure levels below industry standards for comparable outdoor amphitheaters.

 

34. DESIGN AND OPERATIONAL ISSUES; MUTUAL TERMINATION RIGHT. For a period of ninety (90) days following full execution of this Agreement (the “Post-Execution Period”), the Parties shall meet and confer cooperatively and in good faith to develop drawings and to address Operator’s opinion on design and operational requirements for the Premises (the “Venue Requirements”). The Venue Requirements will include, but not be limited to, design and configuration, capacity, parking, hours for sound check, applicable noise ordinance, operating hours, ingress/egress/emergency exiting and other matters related to Operator’s ability to conduct business at the Premises in a manner similar to operations at other comparable venues nationally run by Operator or its Affiliates. Each Party agrees it will, without further consideration, execute and deliver such other documents (e.g., an amendment to this Agreement) and take such other action as may be reasonably required by the other Party to address and resolve the Venue Requirements. Following the Post-Execution Period, in the event the Parties are unable to address the Venue Requirements in a mutually satisfactory way or in the event Owner does not acquire ownership of the Premises and the Property within the Post-Execution Period, then either Party may terminate this Agreement upon written notice of termination to the other Party, in which case, neither Party will have any further liability to the other under this Agreement.

 

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35. MISCELLANEOUS.

 

(a) Covenant of Quiet Enjoyment. Owner covenants that, for so long as no Event of Default is continuing, Operator shall peaceably have, hold and enjoy the Premises, without any interruption or disturbance from Owner or anyone lawfully or equitably claiming through or under Owner.

 

(b) No Partnership. Notwithstanding anything to the contrary herein, or in any other communications to, from or between Owner and Operator, prior to the Effective Date or thereafter, Owner and Operator are not and shall not be deemed to be partners or joint venturers. Neither Owner nor Operator has or shall have any fiduciary or other duties to one another, it being understood that the relationship between them is contractual and governed solely by this Agreement and the other written agreements referred to herein.

 

(c) Parties’ Limited Liability. Notwithstanding anything to the contrary herein or under Applicable Laws, none of the constituent partners, officers, members, principals, shareholders, agents or employees of Owner or Operator shall be personally liable hereunder.

 

(d) Successors. This Agreement and all rights and liabilities herein given to, or imposed upon, the respective parties hereto shall extend and inure to and bind the several respective heirs, executors, administrators, successors and assigns of the said parties. Owner hereby acknowledges and agrees that the rights granted to Operator in this Agreement are exclusive to Operator and are to be superior to the rights of all others.

 

(e) Severability. If any term or provision of this Agreement, or the application thereof to any person or circumstances, shall, to any extent, be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to the fullest extent permitted by law.

 

(f) No Waiver. No failure by either Party to insist upon the strict performance of any term, covenant, agreement, provision, condition or limitation of this Agreement to be kept, observed or performed by either party, and no failure by either party to exercise any right or remedy available upon a breach of any such term, covenant, agreement, provision, condition or limitation of this Agreement, shall constitute a waiver of any such breach or of any such term, covenant, agreement, provision, condition or limitation of this Agreement. The consent or approval by either party to or of any act requiring such party’s consent or approval shall not be deemed to waive or render unnecessary the consent or approval by such party to or of any subsequent similar act.

 

(g) Governing Law; Jurisdiction. It is the intent of the parties hereto that all questions with respect to the construction of this Agreement and the rights and the liabilities of the parties hereto shall be determined in accordance with the laws of the State of Oklahoma, without giving effect to conflict of law rules, and all actions or proceedings shall be exclusively in any court of competent jurisdiction in Oklahoma.

 

(h) Waiver of Jury Trial. OWNER AND OPERATOR HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON, OR IN RESPECT OF, ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS AGREEMENT, THE RELATIONSHIP OF OWNER AND OPERATOR HEREUNDER, OPERATOR’S USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE.

 

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(i) Attorneys’ Fees. In any action or proceeding hereunder, the prevailing party shall be entitled to recover from the other party the prevailing party’s reasonable costs and expenses in such action or proceeding, including reasonable attorneys’ fees, costs and expenses.

 

(j) Expenses. Except as otherwise provided herein, all costs and expenses incurred in connection with this Agreement shall be paid by the Party incurring such costs and expenses.

 

(k) Survival. All terms and provisions of this Agreement shall survive the Agreement Termination or expiration of this Agreement, except those that by their nature would ordinarily terminate upon termination or expiration of a real property lease.

 

(l) General Rules of Construction. (a) This Agreement may be executed in several counterparts, and the counterparts shall constitute one and the same instrument; (b) the Parties agree that a scanned or electronically reproduced copy or image of this Agreement bearing the Party’s signatures shall be deemed an original and may be introduced or submitted in any action or proceeding as competent evidence of the execution, terms and existence hereof notwithstanding the failure or inability to produce or tender an original, executed counterpart of this Agreement and without the requirement that the unavailability of such original, executed counterpart of this Agreement first be proven; (c) (i) wherever appropriate herein, the singular includes the plural and the plural includes the singular; (ii) whenever the word “including” is used herein, it shall be deemed to mean “including, but not limited to”; and (d) this Agreement shall be interpreted in accordance with the words thereof, without reference to extrinsic evidence of any Party’s intent, and neither this Agreement nor any provision hereof shall be interpreted against any Party by virtue of such Party having drafted this Agreement or such provision.

 

(m) Headings. The captions, section numbers, article numbers and index appearing in this Agreement are inserted only as a matter of convenience and in no way define, limit, construe, or describe the scope or intent of such sections or articles of this Agreement nor in any way affect this Agreement.

 

(n) Notices. No notice required or permitted to be given under this Agreement shall be effective unless the same is (a) in writing and is delivered in person or by Federal Express or other reliable national courier service, provided that any such courier service provides written evidence of delivery; (b) in electronic form and is delivered via e-mail as a readily identifiable attachment thereto in portable document format (pdf). Any such notice or communication shall be addressed as follows or to such other address as Owner or Operator may from time to time designated to the other party in writing:

 

  If to Operator: Live Nation Entertainment, Inc.  
    12880 E 146th Street  
    Noblesville, IN 46060  
    Attn: Karl Adams  
    Email: [●]  
     
  With a copy to: Live Nation Entertainment, Inc.  
    325 N. Maple Drive  
    Beverly Hills, CA 90210  
    Attn: Legal Department  
    Email: [●]  

 

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  If to Owner: Notes Live, Inc.  
    1755 Telstar Dr., Suite 501  
    Colorado Springs, CO 80920  
    Attn: JW Roth  
    Email: [●]  
     
  With a copy to: Dykema Gossett PLLC  
    111 E. Kilbourn Ave., Suite 1050  
    Milwaukee, WI 53202  
    Attn: Peter Waltz  
    Email: [●]  

 

(o) Confidentiality. Operator and Owner agree that the terms of this Agreement are confidential and constitute proprietary information of the Parties. Each of the Parties agrees that such party, and its respective partners, officers, directors, employees, agents and attorneys, shall not disclose the terms and conditions of this Agreement to any other person without the prior written consent of the other party hereto except pursuant to an order of a court of competent jurisdiction laws; provided, however, that each Party may disclose the terms hereof to its lenders or prospective lenders or its accountants who audit its financial statements or prepare its tax returns, to any prospective transferee of all or any portions of its interests hereunder, in reports or other filings made in accordance with applicable rules of the Securities and Exchange Commission, to any governmental entity agency or person to whom disclosure is required by applicable law or regulation and to its attorneys, including without limitation in connection with any action brought to enforce the terms of this Agreement, on account of the breach or alleged breach hereof or to seek a judicial determination of the rights or obligations of the Parties.

 

(p) Press Releases. All press releases, public announcements and related activities in connection with this Agreement shall be mutually approved in writing by Owner and Operator. Owner shall make no public statement (written or verbal) regarding this Agreement, or the terms contained herein without the prior written consent of Operator to which the Operator shall not reasonably withhold approval thereof.

 

(q) Entire Agreement. This Agreement, the exhibits and the other instruments and agreements referenced herein contain the entire agreement between the parties hereto, and there are no promises, agreements, conditions, undertakings, warranties, or representations, oral or written, express or implied, between them other than as herein and therein set forth. No change or modification of this Agreement or of any of the provisions hereof shall be valid or effective unless the same is in writing and signed by the parties hereto. No alleged or contended waiver of any of the provisions of this Agreement shall be valid or effective unless in writing signed by the party against whom it is sought to be enforced.

 

[Signatures on Following Page]

 

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IN WITNESS WHEREOF, the undersigned have duly executed this Agreement on the date and year first above written.

 

  LIVE NATION WORLDWIDE, INC.
   
  By: /s/ Bob Roux
  Name:  Bob Roux
  Title: President US Concerts
   
  NOTES LIVE, INC.
   
  By: /s/ JW Roth
  Name: JW Roth
  Title: Founder, Chairman & CEO

 

[Signature Page to Broken Arrow Operating Agreement]

 

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exhibit A

 

schematic drawing

 

 

 

EXHIBIT B

 

ILLUSTRATIONS OF SHORTFALL PAYMENT

 

 
   
   
   
   
   
   
   
   
   
   
   
   
   
   
   

 

*Years in this Exhibit are for illustration purposes. For clarity, the termination right referred to in Section 20(c) does not arise in the first three Years. Nothing in this Exhibit will modify the terms and conditions set forth in Section 20(c) of this Agreement.

 

 

 

 

 

 

Exhibit 10.15

 

THIS PROMISSORY NOTE AND ANY SECURITIES ISSUABLE UPON THE CONVERSION HEREOF HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ACT”), OR UNDER THE SECURITIES LAWS OF CERTAIN STATES. THESE SECURITIES MAY NOT BE OFFERED, SOLD OR OTHERWISE TRANSFERRED, PLEDGED OR HYPOTHECATED EXCEPT AS PERMITTED UNDER THE ACT AND APPLICABLE STATE SECURITIES LAWS PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT OR AN EXEMPTION THEREFROM. THE ISSUER OF THESE SECURITIES MAY REQUIRE AN OPINION OF COUNSEL SATISFACTORY TO THE ISSUER THAT SUCH OFFER, SALE OR TRANSFER, PLEDGE OR HYPOTHECATION OTHERWISE COMPLIES WITH THE ACT AND ANY APPLICABLE STATE SECURITIES LAWS.

 

PROMISSORY NOTE

As of January 17, 2024

 

$10,000,000.00 Colorado Springs, Colorado

 

1. Promise To Pay. FOR VALUE RECEIVED, the undersigned NOTES LIVE, INC., a Colorado corporation, and NOTES REAL ESTATE AND DEVELOPMENT, LLC, a Colorado limited liability company (hereinafter collectively referred to as the “Maker”), with its principal office located at 1755 Telstar Dr. Suite 501 Colorado Springs, CO, promises to pay to the order of KWO, LLC, a Colorado limited liability company (hereinafter referred to as the “Holder”), without grace, at 117 S Wahsatch Ave, Colorado Springs, CO 80903 or at such other place as the Holder may designate to the Maker in writing from time to time, the principal sum of TEN MILLION AND 00/100 DOLLARS ($10,000,000.00), together with interest thereon, or on so much thereof as is from time to time advanced and outstanding, at the rates hereinafter set forth (computed on the basis of a 360 day year), in lawful money of the United States of America, which shall at the time of payment be legal tender in payment of all debts and dues, public and private; such principal and interest to be paid, without offset or reduction whatsoever, in the manner hereinafter provided.

 

Notwithstanding anything to the contrary set forth hereinbelow, the terms of this promissory note (this “Note”) are expressly made subject to the Special Stipulations attached hereto and by reference made a part hereof.

 

2. Interest. From and after the date hereof (until maturity or default as hereinafter provided), interest on the principal balance hereof outstanding from time to time shall accrue at the rate of eight and 75/100ths percent (8.75%) per annum.

 

3. Payments.

 

(a) Payments of interest at the aforesaid rate shall be due and payable monthly, commencing on the last day of the first full month following the month in which the first “Draw” (as defined below) is funded by Holder and continuing on the last day of each month thereafter through and including the “Maturity Date” (as defined below).

 

(b) The entire outstanding principal balance, together with all accrued but unpaid interest thereon, shall be due and payable in full on the Maturity Date.

 

 

 

4. Late Charge. In the event that any payment of principal or interest is not received at the abovesaid address (or at such other place as is designated pursuant to the terms hereof) on or before the tenth (10th) day after the due date thereof, in addition to any other permitted charges hereunder, a late payment fee shall be due and owing to Holder in the amount of five percent (5%) of the amount past due. Notwithstanding anything contained herein, this paragraph is not intended to create any grace period or indulgence by Holder with respect to the punctual payment by Maker of all sums owed Holder, nor shall this paragraph in any way hinder, prevent or delay Holder from exercising any remedy which it may have hereunder or at law or in equity, with respect to Maker’s failure to timely make any payment when due. Maker acknowledges that the aforesaid late payment fee is not imposed as a charge for the use of money, but rather is imposed to permit Holder to recoup its administrative charges and other costs in dealing with loans not paid on time (it being agreed by Maker that such are difficult or impossible of accurate calculation and that the foregoing constitutes a reasonable pre-estimate and settlement thereof), and said late payment fee shall in no way be deemed an interest charge or a penalty.

 

5. Prepayment. This Note may be prepaid in whole, or in part, at any time during the term hereof; provided, however, any such prepayment must be accompanied by all accrued but unpaid interest, all other accrued but unpaid charges, and all other fees payable to Holder hereunder; and Holder shall have no obligation to accept any prepayment unless such payment is made in accordance with the terms of this paragraph.

 

6. Default and Acceleration.

 

(a) It is hereby expressly agreed that should any “Event of Default” (as defined hereafter) occur, the principal of this obligation or any unpaid part thereof and all unpaid interest accrued thereon, together with all other sums then owing to Holder hereunder or under any other document evidencing, securing or in any way relating to the Loan, shall, at the option of the Holder, at once become due and payable without notice or demand and may be collected forthwith, regardless of the stipulated date of maturity.

 

(b) Upon the occurrence of an Event of Default, interest shall accrue on the outstanding principal balance of this Note from the date of any Event of Default hereunder (as long as such Event of Default continues), regardless of whether or not there has been an acceleration of the payment of principal as set forth herein, or after maturity, at the rate equal to Fifteen (15%) percent per annum. All such interest shall be paid at the time of and as a condition precedent to the curing of such Event of Default should Holder, in his sole discretion, allow such Event of Default to be cured.

 

(c) Time is of the essence with regard to this Note. In the event this Note, or any part thereof, is collected by or through an attorney-at-law, the Maker agrees to pay all costs of collection including, but not limited to, reasonable attorney’s fees.

 

(d) An “Event of Default” shall be the occurrence of any of the following events: (i) any default made in the payment as stipulated above of either principal, interest or other charges, and such default remains uncured for ten (10) days after written notice thereof; (ii) the Maker is generally not paying its debts as such debts become due; (iii) the filing of any petition for relief under any provision of “Bankruptcy Law” (as defined hereafter) is brought by or against Maker; (iv) an application for the appointment of a “Custodian” (as defined hereafter) for, the making of a general assignment for the benefit of creditors by or the insolvency of, Maker; (v) the dissolution, merger, consolidation, or reorganization of Maker; or (vi) a default or event of default under any other Loan Document (as defined below);

 

(e) The term “Bankruptcy Law” means Title 11, U.S. Code or any similar federal or state law for the relief of debtors. The term “Custodian” means any receiver, trustee, assignee, liquidator or similar official under any Bankruptcy Law.

 

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7. Waivers.

 

(a) Presentment for payment, demand, protest and notice of demand, protest and non-payment and all other notices are hereby waived by the Maker. Failure to accelerate the debt evidenced hereby by reason of the occurrence of an Event of Default, or the acceptance of a past due installment or of less than the full amount due, shall not be construed as a waiver of any Event of Default, a novation of this Note or a waiver of the right of the Holder thereafter to insist upon strict compliance with the terms of this Note without previous notice of such intention being given to the Maker. This Note may not be changed orally or by any course of conduct or departure from the terms hereof, but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought.

 

(b) The Maker hereby waives and renounces for himself, his heirs, successors and assigns, all rights to the benefits of any appraisement, exemption or homestead now provided, or which may hereafter be provided by the Constitution or laws of the United States of America or of any state thereof to and in all his property, real and personal, against the enforcement and collection of the obligations evidenced by this Note.

 

(c) The Maker hereby transfers, conveys and assigns to the Holder a sufficient amount of such homestead or exemption as may be set apart in bankruptcy, to pay this Note in full, with all costs of collection, and does hereby direct any trustee in bankruptcy having possession of such homestead or exemption to deliver to the Holder a sufficient amount of property or money set apart as exempt to pay the indebtedness evidenced hereby, or any renewal thereof, and does hereby irrevocably appoint the Holder the attorney-in-fact for the Maker to claim any and all homestead exemptions allowed by law.

 

8. Loan Documents. This Note is secured by that certain Mortgage of even date herewith conveying to Holder a first-priority security interest in and to certain real property located in El Paso County, Colorado, the same being more particularly described therein. Said Mortgage, together with any other documents evidencing, securing or guaranteeing the indebtedness evidenced hereby, are hereby collectively referred to as the “Loan Documents”.

 

9. Governing Law. This Note is made and intended to constitute a contract under, and shall be construed, interpreted and enforced in accordance with, the laws of the State of Colorado; provided, however, that if Colorado conflict or choice of law rules would choose the law of another State, the Maker hereby waives such rules and agrees that Colorado substantive, procedural and constitutional law shall nonetheless govern.

 

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10. No Jury Trial; Jurisdiction; Venue.

 

(a) MAKER, FOR HIMSELF AND HIS SUCCESSORS AND ASSIGNS, WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO ANY LAWSUIT, PROCEEDING, COUNTERCLAIM OR ANY OTHER LITIGATION OR PROCEEDING BROUGHT BY MAKER OR HIS SUCCESSORS OR ASSIGNS, HOLDER OR HIS SUCCESSORS OR ASSIGNS OR ANY OTHER PERSON RELATING IN ANY WAY TO THIS NOTE. NO PARTY WILL SEEK TO CONSOLIDATE ANY SUCH ACTION IN WHICH A JURY TRIAL HAS NOT BEEN WAIVED, WITH ANY OTHER ACTION IN WHICH A JURY TRIAL CANNOT BE OR HAS NOT BEEN WAIVED. MAKER HEREBY AGREES THAT THIS AGREEMENT CONSTITUTES A WRITTEN CONSENT TO WAIVER OF TRIAL BY JURY, AND SAID MAKER DOES HEREBY CONSTITUTE AND APPOINT HOLDER HIS TRUE AND LAWFUL ATTORNEY-IN-FACT, WHICH APPOINTMENT IS COUPLED WITH AN INTEREST, AND DOES HEREBY AUTHORIZE AND EMPOWER HOLDER, IN THE NAME, PLACE AND STEAD OF MAKER, TO FILE THIS AGREEMENT WITH A CLERK OR JUDGE OF ANY COURT OF COMPETENT JURISDICTION AS A STATUTORY WRITTEN CONSENT TO WAIVER OF TRIAL BY JURY. THE PROVISIONS OF THIS SECTION HAVE BEEN FULLY DISCUSSED BY THE PARTIES HERETO AND THEIR RESPECTIVE ATTORNEYS, AND THESE PROVISIONS SHALL BE SUBJECT TO NO EXCEPTIONS. NO PARTY HAS IN ANY WAY AGREED WITH OR REPRESENTED TO ANY OTHER PARTY THAT THE PROVISIONS OF THIS SECTION WILL NOT BE FULLY ENFORCED IN ALL INSTANCES.

 

(b) MAKER HERETO HEREBY AGREES THAT ANY SUIT, ACTION OR PROCEEDING IN RESPECT THEREOF ARISING OUT OF THIS NOTE MAY BE BROUGHT IN ANY STATE COURT SITTING IN EL PASO COUNTY, COLORADO; AND MAKER HERETO HEREBY IRREVOCABLY SUBMITS TO THE JURISDICTION OF SUCH COURTS AND ANY APPELLATE COURT THEREOF FOR THE PURPOSE OF ANY SUIT, ACTION, PROCEEDING ARISING OUT OF THIS NOTE (AND WAIVES FOR SUCH PURPOSE ANY DEFENSE BASED ON LACK OF PERSONAL JURISDICTION). FURTHER, MAKER HEREBY IRREVOCABLY WAIVES ANY OBJECTION WHICH IT MAY NOW OR HEREAFTER HAVE TO THE LAYING OF THE VENUE OF ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS NOTE BROUGHT IN ANY SUCH COURT AND HEREBY FURTHER IRREVOCABLY WAIVES ANY CLAIM THAT ANY SUCH SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM. NOTHING CONTAINED HEREIN, HOWEVER, SHALL PREVENT HOLDER FROM BRINGING ANY ACTION OR EXERCISING ANY RIGHTS AGAINST ANY SECURITY AND AGAINST MAKER PERSONALLY, AND AGAINST ANY PROPERTY OF MAKER, WITHIN ANY OTHER STATE. INITIATING SUCH PROCEEDING OR TAKING SUCH ACTION IN ANY OTHER STATE SHALL IN NO EVENT CONSTITUTE A WAIVER OF THE AGREEMENT CONTAINED HEREIN THAT THE LAW OF THE STATE OF COLORADO SHALL GOVERN THE RIGHTS AND OBLIGATIONS OF MAKER AND HOLDER HEREUNDER OR OF THE SUBMISSION HEREIN MADE BY MAKER TO PERSONAL JURISDICTION WITHIN THE STATE OF COLORADO. THE AFORESAID MEANS OF OBTAINING PERSONAL JURISDICTION AND PERFECTING SERVICE OF PROCESS ARE NOT INTENDED TO BE EXCLUSIVE BUT ARE CUMULATIVE AND IN ADDITION TO ALL OTHER MEANS OF OBTAINING PERSONAL JURISDICTION AND PERFECTING SERVICE OF PROCESS NOW OR HEREAFTER PROVIDED BY THE LAW OF THE STATE OF COLORADO OR ANY OTHER STATE.

 

11. Notices. All notices under this Note shall be in writing and shall be deemed to have been sufficiently given or served and effective for all purposes when presented personally, or three (3) days after being deposited in a United States postal receptacle for registered or certified mail addressed, return receipt requested, postage prepaid, or one (1) business day after delivery to a small package air courier offering service to the address of the intended recipient with shipping prepaid, to any person at the address set forth in the introductory paragraph.

 

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12. Definitions. As used herein, the terms “Maker” and “Holder” shall be deemed to include their respective heirs, successors, legal representatives and assigns, whether voluntary by action of the parties or involuntary by operation of law.

 

13. Limit Of Validity. If from any circumstances whatsoever fulfillment of any provision of this Note, at the time performance of such provision shall be due, shall involve transcending the limit of validity presently prescribed by any applicable usury statute or any other applicable law, with regard to obligations of like character and amount, then ipso facto the obligation to be fulfilled shall be reduced to the limit of such validity, so that in no event shall any exaction be possible under this Note that is in excess of the current limit of such validity, but such obligation shall be fulfilled to the limit of such validity. The provisions of this paragraph shall control every other provision of this Note and the Loan Documents.

 

14. Judicial Interpretation. Should any provision of this Note require judicial interpretation, it is agreed that the court interpreting or construing the same shall not apply a presumption that the terms hereof shall be more strictly construed against one party by reason of the rule of construction that a document is to be construed more strictly against the party who itself or through its agent prepared same, it being agreed that all parties or their agents have participated in the preparation hereof.

 

15. Section Headings. Section and other headings contained in this Note are for reference purposes only and are in no way intended to describe, interpret, define or limit the scope, extent or intent of this Note or any provisions hereof.

 

IN WITNESS WHEREOF, the Maker has executed this Note under seal on the date first above written.

 

  NOTES LIVE, INC., a Colorado corporation
   
  By:             
  Its:  
     
  [CORPORATE SEAL]
   
  NOTES LIVE REAL ESTATE AND DEVELOPMENT, LLC, a Colorado limited liability company
   
  By:  
  Its:  

 

[Signatures of Personal Guarantors on following page]

 

5

 

Personal Guaranty

 

The undersigned, J.W. ROTH, does hereby personally guaranty unto Holder, without limit, defense, waiver or setoff of any kind or nature, the full and complete performance by Maker of all obligations of Maker under this Note, including without limitation full and prompt repayment of all sums due to Holder hereunder.

 

The undersigned hereby acknowledges and agrees that the foregoing guaranty obligation is supported by adequate and concurrent consideration therefor.

 

Executed and agreed as of the day and year first above written.

 

   
  J. W. Roth, personally

 

Personal Guaranty

 

The undersigned, KEVIN O’NEIL, does hereby personally guaranty unto Holder, without limit, defense, waiver or setoff of any kind or nature, the full and complete performance by Maker of all obligations of Maker under this Note, including without limitation full and prompt repayment of all sums due to Holder hereunder.

 

The undersigned hereby acknowledges and agrees that the foregoing guaranty obligation is supported by adequate and concurrent consideration therefor.

 

Executed and agreed as of the day and year first above written.

 

   
  Kevin O’Neil, personally

  

[SPECIAL STIPULATIONS BEGIN ON FOLLOWING PAGE]

 

6

 

SPECIAL STIPULATIONS

 

to
$10,000,000 Promissory Note
from
NOTES LIVE, INC
in favor of
KWO, LLC

 

 

 

The following terms are hereby incorporated into and made a part of this Note. In the event of any conflict between the terms below and terms set forth in the body of this Note, the terms set forth below shall be deemed controlling.

 

 

 

1. Collateral: The indebtedness evidenced by this Note is secured by a Deed of Trust of even date from Notes Live Real Estate and Development, LLC, in favor of Holder, conveying a first-priority lien against certain real property located in El Paso County, Colorado, the same being more particularly described therein.

 

2. Loan Funding: Maker and Holder agree that the funds borrowed hereunder shall be advanced to Maker, upon demand at any time between March 1, 2024 and May 31, 2024 in multiple draws (the “Draws”), the sum total of which shall not exceed $10,000,000. Maker shall not be obligated to borrower all or any portion of said funds, and interest shall accrue only on the principal balance advanced and outstanding from time to time.

 

3. Payment of Interest: The monthly payments of interest due hereunder shall be paid by Maker, at Holder’s option, by a transfer to Holder of Class C Voting Common Stock of Notes Live, Inc. (the “NL Shares”) of equivalent value, rather than cash. For all purposes under this Note (including without limitation, this Section 3 and Sections 4, 6 and 7 below), the NL Shares shall be deemed to have a fixed value of $10 per share.

 

4. Payment of Principal: The principal balance of this Note, together with all other sums owing hereunder or under the other Loan Documents, shall be paid by Maker, at Holder’s option, by a transfer to Holder of NL Shares of equivalent value, rather than cash.

 

5. Maturity Date: The Maturity Date shall be defined herein as the date one (1) year following the date on which Maker receives loan funds pursuant to the first Draw.

 

6. Conversion to Equity: At any time during the period commencing on June 1, 2024 and continuing until the date on which all sums due under the Note are paid in full (the “Conversion Period”), Holder shall have the right to convert the outstanding balance of this Note into NL Shares of equivalent value. Said right shall be exercised, if at all, upon written notice thereof delivered to Maker prior to expiration of the Conversion Period. Not later than thirty (30) days following such exercise, if any, Maker shall transfer the requisite NL Shares to Holder and, upon such transfer, all obligations of Maker and J.W. Roth under this Note and the other Loan Documents shall be deemed satisfied in full.

 

7

 

7. Origination Fee: In addition to the principal, interest and other sums due to Holder hereunder, Maker shall pay to Holder an origination fee in the amount of $100,000. Said origination fee shall be paid by transfer to Holder, no later than June 30, 2024, in cash or, at Holder’s option, by a transfer of 10,000 NL Shares, rather than cash.

 

8. Consideration to Personal Guarantor – O’Neil: Maker and Holder acknowledge that, as

consideration for the agreement by Kevin O’Neil (“O’Neil”) to personally guaranty unto Holder the performance by Maker under this Note:

 

a. Maker shall lease to O’Neil, without additional payment or consideration, one (1) of the forty (40) suites to be constructed within the Sunset Hospitality Collection in Colorado Springs. Said suite shall be in a location selected by Maker and otherwise subject to and consistent with the schedule, rights, terms and conditions generally applicable to other such suites offered to the public.

 

b. Maker has granted to O’Neil, pursuant to a separate agreement of even date, a three (3) year warrant to purchase 500,000 NL Shares at the price of $10 per share.

 

Notwithstanding anything in this Note to the contrary, O’Neil shall have the right to assign and transfer said suite and warrants to a third-party (or parties) without the consent of Maker.

 

9. Consideration to Personal Guarantor - Roth: Maker and Holder acknowledge that, as consideration for the agreement by J.W. Roth (“Roth”) to personally guaranty unto Holder the performance by Maker under this Note: (a) Maker has granted to Roth pursuant to a separate agreement of even date herewith a three (3) year warrant to purchase 500,000 NL Shares at the price of $10 per share; and (b) Maker hereby agrees and covenants that it shall pay to Roth no later than June 30, 2024 a personal guaranty fee in an amount equal to one percent (1%) of the outstanding principal balance under this Note as of May 31, 2024. Said fee shall be paid to Roth, at Roth’s discretion, in cash or NL Shares of equivalent value.

 

10. Representations of Holder: Holder acknowledges that the Note is issued to Holder in reliance upon Holder’s representation to Maker that the Note will be acquired for investment purposes for Holder’s own account. Holder is an investor in securities of companies in the ongoing development stage and acknowledges that it is able to fend for itself, can bear the economic risk of its investment, and has such knowledge and experience in financial or business matters that it is capable of evaluating the merits and risks of the investment in this Note. Maker has made available to Holder sufficient information regarding Maker for Holder to evaluative an investment in Maker. Holder also represents it has not been organized solely for the purpose of acquiring this Note. Holder acknowledges that the investment in Maker is a speculative investment which involves a high degree of risk of loss, that there may be restrictions on the transferability of the shares of common stock acquired upon conversion of this Note. Maker is an “accredited investor” within the meaning of Rule 501 of Regulation D, as presently in effect, as promulgated by the Securities and Exchange Commission.

 

11. Assignment and Negotiability: This Note and the rights and obligations hereunder are not negotiable and may not be transferred, assigned, sold or encumbered without the prior written consent of both Maker, Holder and Roth, which consent may be granted or denied in the absolute discretion of said parties.

 

8

 

 

 

 

 

 

END OF SPECIAL STIPULATIONS

 

 

 

 

 

 

 

 

 

9

 

 

 

Exhibit 10.16

 

DEED OF TRUST

 

THIS DEED OF TRUST is made this ______ day of January, 2024, between NOTES LIVE REAL ESTATE AND DEVELOPMENT, LLC, a Colorado limited liability company (Borrower), whose address is 1755 Telstar Dr. Suite 501 Colorado Springs, CO; and the Public Trustee of the County in which the Property (see § 1) is situated (Trustee); for the benefit of KWO, LLC, a Colorado limited liability company Lender), whose address is 117 S Wahsatch Ave, Colorado Springs, Colorado.

 

Borrower and Lender covenant and agree as follows:

 

1. Property in Trust. Borrower, in consideration of the indebtedness herein recited and the trust herein created, hereby grants and conveys to Trustee in trust, with power of sale, the following legally described property located in the County of El Paso, State of Colorado:

 

SEE EXHIBIT A ATTACHED HERETO AND BY REFERENCE MADE A PART HEREOF

 

together with all its appurtenances (Property).

 

2. Note: Other Obligations Secured. This Deed of Trust is given to secure to Lender:

 

2.1. the repayment of the indebtedness evidenced by that certain Promissory Note of even date made by Borrower and Notes Live, Inc., an affiliate of Borrower, in the principal sum of TEN MILLION DOLLARS ($10,000,000.00) (the Note), or so much thereof as may be advanced, until paid, at the rate of 8.75 percent per annum, with principal and interest payable at 117 S Wahsatch Ave, Colorado Springs, CO 80903 or such other place as Lender may designate, in monthly payment of interest only beginning after the first advance, all as more particularly set forth in the Note; such payments to continue until the entire indebtedness evidenced by said Note is fully paid; however, if not sooner paid, the entire principal amount outstanding and accrued interest thereon shall be due and payable on May 31, 2025 or, if earlier, the date one (1) year from the first advance by Lender hereunder; and Borrower has the right to prepay the principal amount outstanding under said Note, in whole or in part, at any time without penalty;

 

2.2. the payment of all other sums, with interest thereon at 8.75% per annum, disbursed by Lender in accordance with this Deed of Trust to protect the security of this Deed of Trust; and

 

2.3. the performance of the covenants and agreements of Borrower herein contained.

 

3. Title. Borrower covenants that Borrower owns and has the right to grant and convey the Property, and warrants title to the same, subject to general real estate taxes for the current year, easements of record or in existence, and recorded declarations, restrictions, reservations and covenants, if any, as of this date; and subject to other matters of public record.

 

4. Payment of Principal and Interest. Borrower shall promptly pay when due the principal of and interest on the indebtedness evidenced by the Note, and late charges as provided in the Note and shall perform all of Borrower’s other covenants

contained in the Note.

 

5. Application of Payments. All payments received by Lender under the terms hereof shall be applied by Lender first in payment of amounts due pursuant to § 23 (Escrow Funds for Taxes and Insurance), then to amounts disbursed by Lender pursuant to § 9 (Protection of Lender’s Security), and the balance in accordance with the terms and conditions of the Note.

 

6. Prior Mortgages and Deeds of Trust; Charges; Liens. Borrower shall perform all of Borrower’s obligations under any prior deed of trust and any other prior liens. Borrower shall pay all taxes, assessments and other charges, fines and impositions attributable to the Property which may have or attain a priority over this Deed of Trust, and leasehold payments or ground rents, if any, in the manner set out in § 23 (Escrow Funds for Taxes and Insurance) or, if not required to be paid in such manner, by Borrower making payment when due, directly to the payee thereof. Despite the foregoing, Borrower shall not be required to make payments otherwise required by this section if Borrower, after notice to Lender, shall in good faith contest such obligation by, or defend enforcement of such obligation in, legal proceedings which operate to prevent the enforcement of the obligation or forfeiture of the Property or any part thereof, only upon Borrower making all such contested payments and other payments as ordered by the court to the registry of the court in which such proceedings are filed.

 

TD72-8-10. DEED OF TRUST

Page 1 of 5

 

 

7. Property Insurance. Borrower shall keep the improvements now existing or hereafter erected on the Property insured against loss by fire or hazards included within the term “extended coverage” in an amount at least equal to the lesser of (a) the insurable value of the Property or (b) an amount sufficient to pay the sums secured by this Deed of Trust as well as any prior encumbrances on the Property. All of the foregoing shall be known as “Property Insurance.”

 

The insurance carrier providing the insurance shall be qualified to write Property Insurance in Colorado and shall be chosen by Borrower subject to Lender’s right to reject the chosen carrier for reasonable cause. All insurance policies and renewals thereof shall include a standard mortgage clause in favor of Lender, and shall provide that the insurance carrier shall notify Lender at least ten (10) days before cancellation, termination or any material change of coverage. Insurance policies shall be furnished to Lender at or before closing. Lender shall have the right to hold the policies and renewals thereof.

 

In the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender. Lender may make proof of loss if not made promptly by Borrower.

 

Insurance proceeds shall be applied to restoration or repair of the Property damaged, provided said restoration or repair is economically feasible and the security of this Deed of Trust is not thereby impaired. If such restoration or repair is not economically feasible or if the security of this Deed of Trust would be impaired, the insurance proceeds shall be applied to the

sums secured by this Deed of Trust, with the excess, if any, paid to Borrower. If the Property is abandoned by Borrower, or if Borrower fails to respond to Lender within 30 days from the date notice is given in accordance with § 16 (Notice) by Lender to Borrower that the insurance carrier offers to settle a claim for insurance benefits, Lender is authorized to collect and apply the insurance proceeds, at Lender’s option, either to restoration or repair of the Property or to the sums secured by this Deed of Trust.

 

Any such application of proceeds to principal shall not extend or postpone the due date of the installments referred to in §§ 4 (Payment of Principal and Interest) and 23 (Escrow Funds for Taxes and Insurance) or change the amount of such installments. Notwithstanding anything herein to the contrary, if under § 18 (Acceleration; Foreclosure; Other Remedies) the Property is acquired by Lender, all right, title and interest of Borrower in and to any insurance policies and in and to the proceeds thereof resulting from damage to the Property prior to the sale or acquisition shall pass to Lender to the extent of the sums secured by this Deed of Trust immediately prior to such sale or acquisition.

 

All of the rights of Borrower and Lender hereunder with respect to insurance carriers, insurance policies and insurance proceeds are subject to the rights of any holder of a prior deed of trust with respect to said insurance carriers, policies and proceeds.

 

8. Preservation and Maintenance of Property. Borrower shall keep the Property in good repair and shall not commit waste or permit impairment or deterioration of the Property and shall comply with the provisions of any lease if this Deed of Trust is on a leasehold. Borrower shall perform all of Borrower’s obligations under any declarations, covenants, by-laws, rules, or other documents governing the use, ownership or occupancy of the Property.

 

9. Protection of Lender’s Security. Except when Borrower has exercised Borrower’s rights under § 6 above, if Borrower fails to perform the covenants and agreements contained in this Deed of Trust, or if a default occurs in a prior lien, or if any action or proceeding is commenced which materially affects Lender’s interest in the Property, then Lender, at Lender’s option, with notice to Borrower if required by law, may make such appearances, disburse such sums and take such action as is necessary to protect Lender’s interest, including, but not limited to:

 

9.1. any general or special taxes or ditch or water assessments levied or accruing against the Property;

 

9.2. the premiums on any insurance necessary to protect any improvements comprising a part of the Property;

 

9.3. sums due on any prior lien or encumbrance on the Property;

 

9.4. if the Property is a leasehold or is subject to a lease, all sums due under such lease;

 

9.5. the reasonable costs and expenses of defending, protecting, and maintaining the Property and Lender’s interest in the Property, including repair and maintenance costs and expenses, costs and expenses of protecting and securing the Property, receiver’s fees and expenses, inspection fees, appraisal fees, court costs, attorney fees and costs, and fees and costs of an attorney in the employment of Lender or holder of the certificate of purchase;

 

9.6. all other costs and expenses allowable by the evidence of debt or this Deed of Trust; and

 

9.7. such other costs and expenses which may be authorized by a court of competent jurisdiction. Borrower hereby assigns to Lender any right Borrower may have by reason of any prior encumbrance on the Property or by law or otherwise to cure any default under said prior encumbrance.

 

Any amounts disbursed by Lender pursuant to this § 9, with interest thereon, shall become additional indebtedness of Borrower secured by this Deed of Trust. Such amounts shall be payable upon notice from Lender to Borrower requesting payment thereof, and Lender may bring suit to collect any amounts so disbursed plus interest specified in § 2.2 (Note: Other Obligations Secured). Nothing contained in this § 9 shall require Lender to incur any expense or take any action hereunder.

 

10. Inspection. Lender may make or cause to be made reasonable entries upon and inspection of the Property, provided that Lender shall give Borrower notice prior to any such inspection specifying reasonable cause therefore related to Lender’s interest in the Property.

 

TD72-8-10. DEED OF TRUST

Page 2 of 5

 

 

11. Condemnation. The proceeds of any award or claim for damages, direct or consequential, in connection with any condemnation or other taking of the Property, or part thereof, or for conveyance in lieu of condemnation, are hereby assigned and shall be paid to Lender as herein provided. However, all of the rights of Borrower and Lender hereunder with respect to such proceeds are subject to the rights of any holder of a prior deed of trust.

 

In the event of a total taking of the Property, the proceeds shall be applied to the sums secured by this Deed of Trust, with the excess, if any, paid to Borrower. In the event of a partial taking of the Property, the proceeds remaining after taking out any part of the award due any prior lien holder (net award) shall be divided between Lender and Borrower, in the same ratio as the amount of the sums secured by this Deed of Trust immediately prior to the date of taking bears to Borrower’s equity in the Property immediately prior to the date of taking. Borrower’s equity in the Property means the fair market value of the Property less the amount of sums secured by both this Deed of Trust and all prior liens (except taxes) that are to receive any of the award, all at the value immediately prior to the date of taking.

 

If the Property is abandoned by Borrower or if, after notice by Lender to Borrower that the condemnor offers to make an award or settle a claim for damages, Borrower fails to respond to Lender within 30 days after the date such notice is given, Lender is authorized to collect and apply the proceeds, at Lender’s option, either to restoration or repair of the Property or to the sums secured by this Deed of Trust.

 

Any such application of proceeds to principal shall not extend or postpone the due date of the installments referred to in §§ 4 (Payment of Principal and Interest) and 23 (Escrow Funds for Taxes and Insurance) nor change the amount of such installments.

 

12. Borrower not Released. Extension of the time for payment or modification of amortization of the sums secured by this Deed of Trust granted by Lender to any successor in interest of Borrower shall not operate to release, in any manner, the liability of the original Borrower, nor Borrower’s successors in interest, from the original terms of this Deed of Trust. Lender shall not be required to commence proceedings against such successor or refuse to extend time for payment or otherwise modify amortization of the sums secured by this Deed of Trust by reason of any demand made by the original Borrower nor Borrower’s successors in interest.

 

13. Forbearance by Lender Not a Waiver. Any forbearance by Lender in exercising any right or remedy hereunder, or otherwise afforded by law, shall not be a waiver or preclude the exercise of any such right or remedy.

 

14. Remedies Cumulative. Each remedy provided in the Note and this Deed of Trust is distinct from and cumulative to all other rights or remedies under the Note and this Deed of Trust or afforded by law or equity, and may be exercised concurrently, independently or successively.

 

15. Successors and Assigns Bound; Joint and Several Liability; Captions. The covenants and agreements herein contained shall bind, and the rights hereunder shall inure to, the respective successors and assigns of Lender and Borrower, subject to the provisions of § 24 (Transfer of the Property; Assumption). All covenants and agreements of Borrower shall be joint and several. The captions and headings of the sections in this Deed of Trust are for convenience only and are not to be used to interpret or define the provisions hereof.

 

16. Notice. Except for any notice required by law to be given in another manner, (a) any notice to Borrower provided for in this Deed of Trust shall be in writing and shall be given and be effective upon (1) delivery to Borrower or (2) mailing such notice by first class U.S. mail, addressed to Borrower at Borrower’s address stated herein or at such other address as Borrower may designate by notice to Lender as provided herein, and (b) any notice to Lender shall be in writing and shall be given and be effective upon (1) delivery to Lender or (2) mailing such notice by first class U.S. mail, to Lender’s address stated herein or to such other address as Lender may designate by notice to Borrower as provided herein. Any notice provided for in this Deed of Trust shall be deemed to have been given to Borrower or Lender when given in any manner designated herein.

 

17. Governing Law; Severability. The Note and this Deed of Trust shall be governed by the law of Colorado. In the event that any provision or clause of this Deed of Trust or the Note conflicts with the law, such conflict shall not affect other provisions of this Deed of Trust or the Note which can be given effect without the conflicting provision, and to this end the provisions of the Deed of Trust and Note are declared to be severable.

 

18. Acceleration; Foreclosure; Other Remedies. Except as provided in § 24 (Transfer of the Property; Assumption), upon Borrower’s breach of any covenant or agreement of Borrower in this Deed of Trust, or upon any default in a prior lien upon the Property, (unless Borrower has exercised Borrower’s rights under § 6 above), at Lender’s option, all of the sums secured by this Deed of Trust shall be immediately due and payable (Acceleration). To exercise this option, Lender may invoke the power of sale and any other remedies permitted by law. Lender shall be entitled to collect all reasonable costs and expenses incurred in pursuing the remedies provided in this Deed of Trust, including, but not limited to, reasonable attorney’s fees.

 

If Lender invokes the power of sale, Lender shall give written notice to Trustee of such election. Trustee shall give such notice to Borrower of Borrower’s rights as is provided by law. Trustee shall record a copy of such notice and shall cause publication of the legal notice as required by law in a legal newspaper of general circulation in each county in which the Property is situated, and shall mail copies of such notice of sale to Borrower and other persons as prescribed by law. After the lapse of such time as may be required by law, Trustee, without demand on Borrower, shall sell the Property at public auction to the highest bidder for cash at the time and place (which may be on the Property or any part thereof as permitted by law) in one or more parcels as Trustee may think best and in such order as Trustee may determine. Lender or Lender’s designee may purchase the Property at any sale. It shall not be obligatory upon the purchaser at any such sale to see to the application of the purchase money.

 

Trustee shall apply the proceeds of the sale in the following order: (a) to all reasonable costs and expenses of the sale, including, but not limited to, reasonable Trustee’s and attorney’s fees and costs of title evidence; (b) to all sums secured by this Deed of Trust; and (c) the excess, if any, to the person or persons legally entitled thereto.

  

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19. Borrower’s Right to Cure Default. Whenever foreclosure is commenced for nonpayment of any sums due hereunder, the owners of the Property or parties liable hereon shall be entitled to cure said defaults by paying all delinquent principal and

interest payments due as of the date of cure, costs, expenses, late charges, attorney’s fees and other fees all in the manner provided by law. Upon such payment, this Deed of Trust and the obligations secured hereby shall remain in full force and effect as though no Acceleration had occurred, and the foreclosure proceedings shall be discontinued.

 

20. Assignment of Rents; Appointment of Receiver; Lender in Possession. As additional security hereunder, Borrower hereby assigns to Lender the rents of the Property; however, Borrower shall, prior to Acceleration under § 18 (Acceleration; Foreclosure; Other Remedies) or abandonment of the Property, have the right to collect and retain such rents as they become due and payable.

 

Lender or the holder of the Trustee’s certificate of purchase shall be entitled to a receiver for the Property after Acceleration under § 18 (Acceleration; Foreclosure; Other Remedies), and shall also be so entitled during the time covered by foreclosure proceedings and the period of redemption, if any; and shall be entitled thereto as a matter of right without regard to the solvency or insolvency of Borrower or of the then owner of the Property, and without regard to the value thereof. Such receiver may be appointed by any Court of competent jurisdiction upon ex parte application and without notice; notice being hereby expressly waived.

 

Upon Acceleration under § 18 (Acceleration; Foreclosure; Other Remedies) or abandonment of the Property, Lender, in person, by agent or by judicially-appointed receiver, shall be entitled to enter upon, take possession of and manage the Property and to collect the rents of the Property including those past due. All rents collected by Lender or the receiver shall be applied, first to payment of the costs of preservation and management of the Property, second to payments due upon prior liens, and then to the sums secured by this Deed of Trust. Lender and the receiver shall be liable to account only for those rents actually received.

 

21. Release. Upon payment of all sums secured by this Deed of Trust, Lender shall cause Trustee to release this Deed of Trust and shall produce for Trustee the Note. Borrower shall pay all costs of recordation and shall pay the statutory Trustee’s fees. If Lender shall not produce the Note as aforesaid, then Lender, upon notice in accordance with § 16 (Notice) from Borrower to Lender, shall obtain, at Lender’s expense, and file any lost instrument bond required by Trustee or pay the cost thereof to effect the release of this Deed of Trust.

 

22. Waiver of Exemptions. Borrower hereby waives all right of homestead and any other exemption in the Property under state or federal law presently existing or hereafter enacted.

 

23. Escrow Funds for Taxes and Insurance. INTENTIONALLY DELETED

 

24. Transfer of the Property; Assumption. The following events shall be referred to herein as a “Transfer”: (i) a transfer or conveyance of title (or any portion thereof, legal or equitable) of the Property (or any part thereof or interest therein); (ii) the execution of a contract or agreement creating a right to title (or any portion thereof, legal or equitable) in the Property (or any part thereof or interest therein); (iii) or an agreement granting a possessory right in the Property (or any portion thereof), in excess of 3 years; (iv) a sale or transfer of, or the execution of a contract or agreement creating a right to acquire or receive, more than fifty percent (50%) of the controlling interest or more than fifty percent (50%) of the beneficial interest in Borrower and (v) the reorganization, liquidation or dissolution of Borrower. Not to be included as a Transfer are (x) the creation of a lien or encumbrance subordinate to this Deed of Trust; (y) the creation of a purchase money security interest for household appliances; or (z) a transfer by devise, descent or by operation of the law upon the death of a joint tenant. At the election of Lender, in the event of each and every Transfer:

 

24.1. All sums secured by this Deed of Trust shall become immediately due and payable (Acceleration).

 

24.2. If a Transfer occurs and should Lender not exercise Lender’s option pursuant to this § 24 to Accelerate, Transferee shall be deemed to have assumed all of the obligations of Borrower under this Deed of Trust including all sums secured hereby whether or not the instrument evidencing such conveyance, contract or grant expressly so provides. This covenant shall run with the Property and remain in full force and effect until said sums are paid in full. Lender may without notice to Borrower deal with Transferee in the same manner as with Borrower with reference to said sums including the payment or credit to Transferee of undisbursed reserve Funds on payment in full of said sums, without in any way altering or discharging Borrower’s liability hereunder for the obligations hereby secured.

 

24.3. Should Lender not elect to Accelerate upon the occurrence of such Transfer then, subject to § 24.2 above, the mere fact of a lapse of time or the acceptance of payment subsequent to any of such events, whether or not Lender had actual or constructive notice of such Transfer, shall not be deemed a waiver of Lender’s right to make such election nor shall Lender be estopped therefrom by virtue thereof. The issuance on behalf of Lender of a routine statement showing the status of the loan, whether or not Lender had actual or constructive notice of such Transfer, shall not be a waiver or estoppel of Lender’s said rights.

 

25. Borrower’s Copy. Borrower acknowledges receipt of a copy of the Note and this Deed of Trust.

 

26. Special Stipulations. The terms of this Deed of Trust shall be subject and subordinate to the terms of the Note, including without limitation, the terms set forth in the Special Stipulations thereto. In the event of any conflict between the terms of this Deed of Trust and the terms of the Note, the terms of the Note shall be deemed controlling.

 

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EXECUTED BY BORROWER.

 

  NOTES LIVE REAL ESTATE AND DEVELOPMENT, LLC,
  a Colorado limited liability company
   
  By                  

 

_____________________________________________, Manager

 

STATE OF COLORADO

___________________ COUNTY OF _____________________

 

The foregoing instrument was acknowledged before me this________ day of _______________, 20 _________, by__________________________________________________________.

 

  Witness my hand and official seal.
  My commission expires: _____________________________
   
  Notary Public

 

[EXHIBIT A LEGAL DESCRIPTION BEGINS ON NEXT PAGE]

 

 

 

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Exhibit 10.17

 

GUARANTEES FEE AGREEMENT

 

THIS GUARANTEES FEE AGREEMENT (“Agreement”) is made as of February ___, 2024, by and between Notes Live, Inc., a Colorado corporation (“Company”), and J. W. Roth, individually (“Guarantor”).

 

WITNESSETH:

 

WHEREAS, Company (either directly or through a subsidiary), as debtor, obligor or maker, has entered into certain loan and debt obligations as summarized on the attached Exhibit A, which is incorporated herein (“Company Debt”), and Guarantor, has personally guaranteed the Company Debt; and

 

WHEREAS, Company and Guarantor have agreed that until such time as the total amount of Company Debt is fully repaid and the personal guarantees of Guarantor are extinguished, that as consideration for the Guarantor personally guaranteeing the Company Debt that Guarantor shall receive a personal guarantee fee as set forth in this Agreement.

 

NOW, THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Company and Guarantor agree as follows:

 

1. Company hereby agrees to pay Guarantor a fee in an amount equal to one percent (1%) of the outstanding principal balance owed by the Company (or any subsidiary thereof) on the Company Debt as of May 31st of each calendar year (the “Annual Guarantee Fee”). The Annual Guarantee Fee will be paid to Guarantor pro rata (being 1/12th of the annual amount owed) on a monthly basis, with each installment to be paid to Guarantor within five days after the end of each applicable calendar month. Upon any portion of the Company Debt being satisfied in full, the obligation to pay that portion of the Annual Guarantee Fee related to that Company Debt shall terminate.

 

2. Company represents and warrants to the existence of the Company Debt, and that no current default of the Company Debt exists as of the time of this Agreement. Company covenants and agrees that no default of the Company Debt shall exist as of the time of it making any Annual Guarantee Fee payment to Guarantor under the terms of this Agreement.

 

3. Guarantor hereby accepts the terms of this Agreement and any applicable Annual Guarantee Fee payments as consideration for his providing personal guarantees of the Company Debt until such time as the Company Debt is fully repaid and the personal guarantees of Guarantor are extinguished.

 

4. This Agreement, including Exhibit A as to the certain loan and debt obligations and amounts subject to this Agreement as Company Debt, may be amended or modified only with the written consent of parties hereto.

 

5. This Agreement shall be construed under and enforced in accordance with the laws of the State of Colorado. This Agreement shall be binding on and inure to the benefit of the parties hereto, their heirs, executors, administrators, and successors in interest. This Agreement and the rights and obligations hereunder are not negotiable and may not be transferred, assigned, sold or encumbered without the prior written consent of the parties hereto.

 

6. This Agreement may be executed in any number of counterparts, any one of which need not contain the signatures of all parties, but all of which counterparts when taken together will constitute one and the same binding agreement. Counterpart signature pages to this Agreement may be electronically signed and delivered, including by email of a PDF signature page, and each such counterpart signature page will constitute an original for all purposes.

 

[SIGNATURE PAGE FOLLOWS]

 

 

 

This Agreement is executed as of the date first above written.

 

  COMPANY:
   
  Notes Live, Inc.,
  a Colorado corporation
   
  By: /s/ Heather Atkinson
    Heather Atkinson, CFO
   
  GUARANTOR:
   
  By: /s/ J.W. Roth
    J. W. Roth, individually

 

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Exhibit A

 

Company Debt

 

 

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Exhibit 10.18

 

LEASE AGREEMENT

 

THIS LEASE AGREEMENT (“Lease”) is made and entered into this 29th day of May, 2013 between Bourbon Brothers, LLC, a Colorado limited liability company whose address is 2 N. Cascade Ave., Ste. 1400, Colorado Springs, Co 80903, herein designated as the “Landlord,” and Bourbon Brothers Smokehouse and Tavern Colorado Springs, LLC, a Colorado limited liability partnership whose address is 2 N. Cascade Ave., Ste. 1400, Colorado Springs, CO 80903, herein designated as the “Tenant.”

 

WITNESSETH:

 

In consideration of the rent to be paid and the covenants to be performed by Tenant hereunder, Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease and take from Landlord, the Premises described below, upon the following terms and conditions:

 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the following described Real Property:

 

See Exhibit “A”, attached hereto and incorporated herein by reference,

 

and land, a building and parking lot generally described in Exhibit A, attached hereto and incorporated herein by reference, to be constructed by Landlord pursuant to the terms of this Lease in accordance with the design plans attached hereto (the “Improvements”), to be constructed on the lot located at 13021 Bass Pro Drive, Colorado Springs, 80921, equaling approximately 1.5 acres, all liens, encumbrances, easements, restrictions, agreements, covenants, rights of way, and any other matters or documents of record, including any document placed of record by Landlord, zoning laws and regulations affecting or governing the Premises and general and special taxes. The Real Property and the Improvements collectively are referred to herein as the “Premises.”

 

2. TERM OF LEASE. The term of this Lease shall commence on the date on which Tenant takes possession of the Premises, referred to herein as the “Rent Commencement Date,” and shall expire at midnight on the date ten years from the Rent Commencement Date, unless terminated sooner as provided in this Lease. Tenant, at its option, may extend this Lease for one additional ten-year term by providing written notice of its intent to do so at least 120 days before the Lease expires.

 

3. RENTAL. Tenant hereby covenants and agrees to pay to Landlord annual Base Rent of $385,000.00 for the first sixty 60 months of the Lease term, payable in monthly installments of $32,083.33. This Base Rent assumes the building cost does not exceed $2,000,000. Any building costs in excess of $ 2,000,000 will result in the Base Rent being , adjusted by 11% of the difference between $2,000,000 and the actual cost, per year. The / first month and the last month installment of rent shall be due upon the Rent Commencement Date. Subsequent monthly installments shall be due on the 1st day of each month thereafter during the term hereof. Monthly Base Rent for any partial month shall be prorated at the rate of 1/30th of the monthly rent per day. All Base Rent paid by Tenant under this Lease to Landlord shall be by normally accepted business methods payable in advance and without notice and shall be paid to Landlord at Landlord’s address set forth above, or at such other place as Landlord may from time to time direct in writing.

 

4. RENT ADJUSTMENTS. Every 60 months from the Rent Commencement Date, the annual rental rate shall be increased by the greater of: (a) ten percent; or (b) the percent change in the average annual Consumer Price Index, for all urban consumers in the Denver-Boulder-Greeley, Colorado metropolitan area for all items, from the calendar year in which the prior 60-month Lease period commenced to the most recent calendar year prior to the rent adjustment.

 

 

 

 

5. ADDITIONAL RENT.

 

(a) During the term of the Lease, Tenant shall pay all general and special real and personal property taxes and assessments relating to the Premises or Tenant’s personal property located on or used in connection with the Premises, all premiums for insurance maintained on the Premises by Landlord, and all dues and assessments levied or charged against the Premises or its owner by Northgate Business Properties or pursuant to any covenants, which shall be Additional Rent payable to Landlord. Tenant shall pay, with each monthly rental payment, an Additional Rent Deposit, representing 1/12 of Landlord’s estimate of taxes, assessments and premiums for the Lease year. As soon as feasible (but in no event later than 90 days) after the commencement of each Lease year, Landlord will furnish Tenant a statement (“Landlords Statement”) showing the following:

 

(i) The amount of Additional Rent due Landlord for the previous Lease year, less credit for Additional Rent Deposits paid, if any;

 

(ii) Estimated real property taxes and assessments for the new Lease year;

 

(iii) Estimated insurance premiums for the new Lease year;

 

(iv) Estimated assessments by Northgate Business Properties or pursuant to other covenants for the new Lease year;

 

(v) Estimates for any other costs Landlord is entitled to as Additional Rent; and

 

(vi) The Additional Rent Deposit due monthly in the then current Lease year, including the amount or revised amount due for months prior to the rendition of the statement.

 

(b) Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts for Additional Rent then due in accordance with Landlord’s Statement. Any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Additional Rent Deposit next coining due, or refunded to Tenant if the Term has already expired (which obligation shall survive such expiration) provided Tenant is not in default hereunder, No interest or penalties shall accrue on any amounts which Landlord is obligated to credit to Tenant by reason of this Section. Landlord’s failure to deliver Landlord’s Statement or in computing the amount of the Additional Rent shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a release of Tenant’s obligations to pay such amounts. The Additional Rent Deposit shall be credited against Additional Rent due for the applicable Lease year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Additional Rent Deposit its estimate of Additional Rent that may not be finally determined until after the termination of this Lease. Tenant’s obligation to pay Additional Rent (and Landlord’s obligation to reimburse Tenant for any excess estimated payments made by Tenant) survives the expiration or termination of the Lease. Tenant will remit all taxes and insurance due as detailed in section 5(a) directly to Landlord and Landlord will pay directly to the taxing authorities and insurance provider.

 

(c) Landlord shall maintain books and records showing real estate taxes and assessments, insurance premiums and dues and assessments paid pursuant to any covenants. The Tenant or its representative shall have the right, for a period of one hundred fifty (150) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine the Landlord’s books and records with respect to the items in Landlord’s Statement during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord’s Statement within one year of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant. Landlord shall promptly repay Tenant for any overpayments which Tenant or its auditors identify, together with interest thereon at the Interest Rate from the date paid by Tenant until refunded in full.

 

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6. LATE PAYMENTS.

 

(a) If Tenant shall neglect or fail to pay, when the same is due and payable, any Base Rent or Additional Rent, or any other amount required to be paid under this Lease, Tenant shall pay to Landlord, in addition to such unpaid amounts, interest upon such unpaid amounts from the due date thereof to the date of payment at the rate of 12% per annum.

 

(b) If any installment of Base Rent or Additional Rent is not received by Landlord from Tenant by the 10th day of the month for which such installment is due, Tenant shall immediately pay to Landlord, in addition to any interest on delinquent amounts, a late charge equal to 1% of such installment. Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses related to the late payment and is fair compensation to Landlord for its loss suffered by such nonpayment by Tenant. The interest and late charge provisions contained herein are in addition to and do not diminish or represent a substitute for any or all of Landlord’s rights contained in this Lease.

 

7 DELIVERY AND CONDITION OF PREMISES. Landlord shall construct the / Improvements on the Real Property and shall deliver the Premises to Tenant when the Improvements have been completed to the specifications contained in Exhibit A, attached hereto. Landlord represents, warrants, and covenants that upon delivery to Tenant, except for any condition owing to the act or negligence of Tenant, the Premises will conform to all applicable laws, orders, ordnances and regulations, and all parts thereof will be in good repair and in good working condition Upon delivery to Tenant, Tenant shall have and is entitled to exclusive possession of the Premises as set forth in this Lease.

 

8. IMPROVEMENTS BY TENANT. Tenant shall complete the final finish of the Improvements, as described in Exhibit B. No other alterations, additions or improvements may be made and no climate regulating, air conditioning, cooling, heating or sprinkler systems, television or radio antennas, heavy equipment apparatus and fixtures, shall be installed in or attached to the Premises, without the written consent of Landlord. Unless otherwise provided herein, all such alterations, additions or improvements and systems, when made, installed in or attached to the Premises, including improvements as described in Exhibit B, shall belong to and become the property of the Landlord upon expiration or earlier termination of the Lease and shall be surrendered with the Premises without hindrance, molestation or injury.

 

9. UTILITIES AND SERVICES. Utilities and services, including, without limitation, electric, water, sewer, telephone, gas, television, satellite services, Internet, garbage collection, lawn and landscaping care, shall be Tenant’s sole responsibility and all accounts and invoicing for utilities and services shall be in Tenant’s sole name. Tenant shall during the Term of this Lease (a) contract with a service company for the servicing and maintenance of all fire extinguishing systems and all mechanical exhaust devices, including, but not limited to, hoods, fans and air flues on a monthly, or more frequent if needed, basis; and (b) provide grease interceptors in compliance with all laws and regulations and service and maintain such grease interceptors on a scheduled basis.

 

10. REPAIRS AND CARE. Tenant shall (i) maintain the Premises in as good condition as at the Rent Commencement Date, ordinary wear and tear and other matters set forth in this Lease excepted, and shall keep the Premises free of trash and debris; (ii) shall be responsible for all nonstructural repairs and all maintenance of the Premises, including, but not limited to, plumbing, sewer, window replacement or repair, or electrical repair; (iii) be responsible for maintenance and repair of stairways, elevators, halls, sidewalks and parking areas, if any; (iv) conform to all laws, orders and regulations of the federal, state or local governments, including special districts, or of any of their departments, applicable to the Premises; (v) repair at or before the end of the term, all injury to the Premises; and (vi) at the end of the term, surrender the Premises in as good condition as at the beginning of the term, except for those matters set forth in this Section.

 

11. SIGNS. The Tenant shall not place, nor allow to be placed, any signs of any kind whatsoever, upon, in or about the Premises or any part thereof, except of a design and structure and in or at such places as may be indicated and consented to by Landlord in writing. Landlord or the Landlord’s agents, employees or representatives may remove any such signs in order to paint or make any repairs, alterations or improvements in or upon the Premises or any part thereof, but such signs shall be replaced at the Landlord’s expense upon completion of such painting, repairs, alterations or improvements. Any signs shall at all times conform to all laws and covenants applicable thereto.

 

12. COMPLIANCE WITH LAWS, ETC. Tenant shall obtain any and all government approvals required for Tenant’s intended use and occupancy of the Premises, including, but not limited to any Certificate of Occupancy and/or Certificate of Use, Site Plan Approval or Site Plan Waiver, and to promptly comply with all laws, ordinances, rules, regulations, requirements, orders, and directives of the federal, state, or local governments, including special districts, and of all their departments, agencies, bureaus and subdivisions, applicable to and affecting the use and occupancy of the Premises. Tenant shall correct and abate all nuisances, violations or other grievances in, upon or connected with the Premises and shall promptly comply with all orders, regulations, requirements and directives issued by the Board of Fire Underwriters or similar authority and of any insurance companies that have issued or are about to issue policies of insurance covering the Premises and its contents at the Tenant’s own cost and expense. If any federal, state or local governmental authority, including special districts, having jurisdiction over the subject property, requires any improvements be made to the Premises as a result of Tenant’s use of the subject property, Tenant shall be solely responsible for same.

 

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13. LIABILITY INSURANCE. At the Tenant’s sole expense, the Tenant shall obtain and maintain, during the Term, public liability insurance naming the Landlord, its agents and the Tenant as insureds against any and all claims for injury to or death of persons or loss or damage to property occurring upon, in or about the Premises. Such insurance shall afford minimum protection of $1,000,000.00 with respect to bodily injury to or death of any one person, $1,000,000.00 with respect to bodily injury or death in any one occurrence or accident, and $1,000,000.00 for property damage. The Tenant waives all rights of recovery against the Landlord or Landlords’ agents, employees or other representatives for any loss, damages or injury of any nature whatsoever to property or persons for which the Tenant is insured. The Tenant shall obtain from Tenant’s insurance carriers and will deliver to the Landlord, waivers of the subrogation rights under the respective policies.

 

14. INDEMNIFICATION. The Tenant also agrees to and shall save, hold and keep harmless and indemnify the Landlord, its officers, directors, members, shareholders, partners, lenders, agents and employees from and for any and all demands, losses, damages, claims, suits, actions, judgments, fines, penalties, payments, expenses, costs, attorney fees and investigation costs wholly or partially resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests, licensees, invitees, contractors, subtenants, assignees or successors, or for any cause or reason whatsoever arising out of or by reason of the occupancy by the Tenant or the conduct of the Tenant’s business. If any action or proceeding is brought against Landlord, its officers, directors, members, shareholders, partners, lenders, employees or agents, by reason of any such claim, Tenant, upon notice from Landlord, shall defend the claim at Tenant’s expense with counsel reasonably satisfactory to Landlord.

 

15. ASSIGNMENT. The Tenant shall not, without the written consent of the Landlord, assign, mortgage or hypothecate this lease, nor sublet or sublease the Premises or any part thereof.

 

16. USE AND POSSESSION OF PREMISES. Tenant, its successors or assigns may use the ?remises for operation of a restaurant. Any other use shall be permitted only with the ;written consent of the Landlord, subject to any covenants restricting use of the Premises. / The Tenant shall not occupy or use the Premises or any part thereof, nor permit or suffer the / same to be occupied or used for any purposes other than as herein limited, nor for any purpose deemed unlawful, disreputable, or extra hazardous, on account of fire or other casualty. Tenant shall not use, store, manufacture or in any manner bring upon the Premises any hazardous wastes, hazardous chemicals, hazardous substances or petroleum products, except to the extent reasonable and common for the operation of a restaurant.

 

17. SUBORDINATION. This Lease and Tenant’s rights under this Lease are subject and subordinate to any first mortgage, first deed of trust, or other first lien encumbrance or indenture, together with any renewals, extensions, modifications, consolidations, and replacements thereof that now or at any subsequent time affects the Premises or any interest of Landlord in the Premises or Landlord’s interest in this Lease and the estate created by this Lease. Tenant agrees to execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord, documents requested by Landlord, any mortgage or any holder of a deed of trust or other instrument described in this section, to confirm or effect the subordination provided herein. Any refusal by Tenant to execute and deliver such documents shall be a material breach of this Lease.

 

18. ESTOPPEL CERTIFICATE. Landlord and Tenant agree at any time and from time to time, upon not less than 20 days’ prior written request by either of them to the other, to execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating the modifications), and the date to which the rental and other charges have been paid in advance, if any, it being intended that any such statement delivered pursuant to this section may be relied upon by any prospective purchaser of the fee, or mortgagee or assignee of any mortgage upon the fee or leasehold interest in the Premises, or by any assignee of the Tenant.

 

19. CONDEMNATION. If the Premises, or the land or property of which the Premises are a part, or any portion thereof, is taken under eminent domain or condemnation proceedings, or is sold or conveyed in lieu of any formal eminent domain or condemnation proceedings or actions, then this Lease shall terminate, and the term thereof shall end as of the date possession is taken. Tenant shall have no claim or right to claim or be entitled to any portion of any amount that may be awarded as damages or paid as the result of such taking or sale; and all rights of the Tenant to damages, if any, are hereby assigned to the Landlord.

 

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20. FIRE AND OTHER CASUALTY. Tenant shall immediately notify Landlord of any fire or other casualty at the Premises. If the Premises is damaged by fire or other casualty, but not so as to render the Premises untenantable, the Landlord shall repair the same as speedily as practicable, but the Tenant’s obligation to pay the rent hereunder shall not cease. If, in the opinion of the Landlord, the Premises be so extensively and substantially damaged as to render it untenantable, then the rent shall cease until such time as the Premises shall be made tenantable by the Landlord. However, if, in the opinion of the Landlord, the Premises be totally destroyed or so extensively and substantially damaged as to require practically a rebuilding thereof, then Landlord shall either: (a) notify Tenant that the Lease is terminated; or (b) notify Tenant that Landlord intends to rebuild the Premises, in which case, rent shall be abated from the date of the fire or other casualty until issuance of a certificate of occupancy for the Premises, during which time Tenant may terminate this Lease by written notice to Landlord. In no event however, shall the provisions of this clause become effective or be applicable, if the fire or other casualty results from the carelessness, negligence or improper conduct of the Tenant or the Tenant’s agents, employees, guests, contractors, licensees, invitees, subtenants, assignees or successors. In such case, the Tenant’s liability for the payment of the rent and the performance of all the covenants, conditions and terms hereof on the Tenant’s part to be performed shall continue and the Tenant shall be liable to the Landlord for the damage and loss suffered by the Landlord. Tenant shall repair all damages caused to the Premises by vandalism or burglary.

 

21. REIMBURSEMENT OF LANDLORD. If the Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, the Landlord may if the Landlord so elects, carryout and perform such conditions and covenants, at the cost and expense of the Tenant. All costs and expenses incurred by Landlord pursuant to this section shall be Additional Rent and shall be due and payable within 15 days after written demand from Landlord to Tenant. This remedy shall be in addition to any other remedies the Landlord may have upon Tenant’s breach of any of the covenants and conditions in this Lease.

 

22. INSPECTION AND REPAIR. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same or making such repairs or alterations therein as may be necessary for the safety and preservation thereof. This clause shall not be deemed to be a covenant by the Landlord nor be construed to create an obligation on the part of the Landlord to make such inspection or repairs.

 

23. RIGHT TO EXHIBIT. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, to show the premises to persons wishing to rent or purchase the same. Beginning 90 days prior to the expiration of this Lease, the Landlord , its agents, employees or other representatives, shall have the right to place notices on the front of the Premises or any part thereof, offering the Premises for rent or for sale; and the Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.

 

24. INCREASE OF INSURANCE RATES. If for any reason it shall be impossible to obtain fire and other hazard insurance on the buildings and improvements of which it is a part, in an amount and form and with insurance companies acceptable to the Landlord, the Landlord may, if the Landlord so elects at any time thereafter, terminate this Lease, upon giving the Tenant fifteen days notice in writing of such termination.

 

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25. LANDLORD’S REMEDIES ON DEFAULT.

 

(a) The failure of Tenant to perform each covenant made under this Lease, including any abandonment of the Premises by Tenant, shall constitute a default hereunder. However, Landlord shall not commence any action to terminate Tenant’s right of possession as a consequence of a default until the period of grace with respect thereto, if any, has elapsed.

 

Tenant shall have a period of three (3) days from the date of written notice from Landlord within which to cure any default in the payment of any monetary obligations of Tenant under this Lease.

 

Tenant shall have a period of fifteen (15) days from the date of written notice from Landlord within which to cure any other default under this Lease which is capable of being cured; provided, however, that with respect to any curable default which cannot reasonably be cured within fifteen (15) days, the default shall not be deemed to be uncured if Tenant commences to cure within fifteen (15) days from Landlord’s notice and thereafter prosecutes diligently and continuously to completion all acts required to cure the default.

 

(b) If Tenant fails to cure a default, Landlord shall have the following rights and remedies in addition to any other rights and remedies available to Landlord at law or in equity:

 

(i) The right to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of maintenance or preservation, efforts to relet the Premises, or the ex parte appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession;

 

(ii) The right to terminate this Lease by giving notice to Tenant in accordance with applicable law. Tenant shall be entitled to retain possession of the Premises for a period of one hundred twenty (120) days following service of such notice;

 

(iii) If Tenant has vacated the Premises, the right and power to enter the Premises and remove therefrom all persons and property, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord may from time to time sublet the Premises or any part thereof for such term or terms (which may extend beyond the Term of this Lease) and at such rent and such other terms as Landlord in its discretion may deem advisable, with the right to make alterations and repairs to the Premises. Rents received from such subletting shall be applied first, to payment of any indebtedness other than rent due hereunder, from Tenant to Landlord; second, to payment of any costs of such subletting and of such alterations and repairs; third, to payment of rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same becomes due hereunder. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant. Notwithstanding any such subletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach; and

 

26. REMOVAL OF TENANT’S PROPERTY. Any equipment, fixtures, goods or other property of the Tenant not removed by the Tenant upon the termination of this Lease, or upon any quitting, vacating or abandonment of the Premises by the Tenant, or upon the Tenant’s eviction, shall be considered as abandoned and the Landlord shall have the right, without any notice to the Tenant, to sell or otherwise dispose of the same, at the expense of the Tenant, and shall not be accountable to the Tenant for any part of the proceeds for such sale, if any.

 

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27. NON-LIABILITY OF LANDLORD. The Landlord shall not be liable for, and Tenant hereby releases and waives any claim against Landlord arising out of, any damage or injury which may be sustained by the Tenant or any other person, as a consequence of the failure, breakage, leakage or obstruction of water, plumbing, steam, sewer, waste or soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the like or of the electrical, gas, power, conveyor, refrigeration, sprinkler, air conditioning or heating systems, elevators, or hoisting equipment or by reason of the elements; or attributable to any interference with, interruption of or failure beyond the control of the Landlord, of any services to be furnished or supplied by the Landlord.

 

28. NON-WAIVER OF LANDLORD. The various rights, remedies, options and elections of the Landlord, expressed herein, are cumulative, and the failure of the Landlord to enforce strict performance by the Tenant of the conditions and covenants of this Lease or to exercise any election or option or to resort or have recourse to any remedy herein confirmed or the acceptance by the Landlord of any installment of rent after any breach by the Tenant, in any one or more instances, shall not be construed and deemed to be a waiver or a relinquishment for the future by the Landlord of any such conditions and covenants, options, elections or remedies, but the same shall continue in full force and effect.

 

29. NON-PERFORMANCE BY LANDLORD. This lease and the obligation of the Tenant to pay the rent hereunder and to comply with the covenants and conditions hereof, shall not be affected, curtailed, impaired or excused because of the Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation or preemption by any governmental entity, authority, department, agency or subdivision or for any delay which may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of the Landlord.

 

30. SEVERABILITY. The terms, conditions, covenants and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

 

31. NOTICES. All notices required under the terms of this Lease shall be given and shall be completed by hand-delivery or mailing such notices by certified or registered mail, return receipt requested, to the address of the parties as shown at the head of this Lease or to such other address as may be designated in writing, which notice of change of address shall be given in the same manner.

 

32. TITLE AND QUIET ENJOYMENT. The Landlord covenants and represents that the Landlord is the owner of the Premises and has the right and authority to enter into, execute and delivery this Lease and does further covenant that the Tenant, on paying the rent and performing the conditions and covenants herein contained, shall and may peaceably and quietly ‘have, hold and enjoy the Premises for the term of the Lease.

 

33. TERMINATION BASED ON PURCHASE AGREEMENT. The Landlord possesses limited rights to compel the prior owner of the Real Estate to purchase the Real Estate back from Landlord. Landlord shall provide Tenant written notice of Landlord’s exercise of the right to compel repurchase within 10 days after exercise of such right and this Lease shall terminate upon delivery of such notice.

 

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34. ENTIRE CONTRACT. This Lease contains the entire contract between the parties relating to the subject matter of this Lease. No additions, changes or modifications, renewals or extensions hereof shall be binding unless reduced to writing and signed by the Landlord and the Tenant.

 

35. MECHANICS LIENS. No one shall have any lien or claim against the Landlord or Landlord’s interest in the Premises for work done or materials supplied at the insistence of Tenant. If any mechanics’ or other liens are created or filed against the Premises, or the land upon which it is located, by reason of labor performed or materials furnished for the Tenant in the erection, construction, completion, alteration, repair or addition to any building or improvement, the Tenant shall upon demand, at the Tenant’s own cost and expense, cause such lien or liens to be satisfied and discharged of record together with any Notices of Intent that may have been filed.

 

36. SECURITY. The Tenant has this day deposited with the Landlord the sum of $32,083.33, representing one (1) month of rent as security payment of the rent hereunder and the full and faithful performance by the Tenant of the covenants and conditions herein. Said sum shall be returned to the Tenant, without interest, after the expiration of the term hereof, provided that the Tenant has filly and faithfully performed all such covenants and conditions and is not in arrears in rent. During the term hereof, the Landlord may, if the Landlord so elects, have recourse to such security, to make good any default by the Tenant, in which event the Tenant shall, on demand, promptly restore said security to its original amount. Liability to repay said security to the Tenant shall run with the reversion and title to the Premises, whether any change in ownership thereof be by voluntary alienation or as the result if judicial sale, foreclosure or other proceedings, or the exercise of a right of taking or entry by any mortgagee, The Landlord shall assign or transfer said security, for the benefit of the Tenant, to any subsequent owner or holder of the reversion or title to the Premises, in which case the assignee shall become liable for the repayment thereof as herein provided, and the assignor shall be deemed to be released by the Tenant from all liability to return such security. This provision shall be applicable to every alienation or change in titled and shall in no wise be deemed to permit the Landlord to retain the security after termination of the Landlord’s ownership of the reversion or title. The Tenant shall not mortgage, encumber or assign the security without the written consent of the Landlord.

 

37. HOLDOVER. Any rule of law to the contrary notwithstanding, in the event the Tenant remains in possession of the Premises or any part thereof subsequent to the expiration of the term hereof and such holding over shall be with the consent of the Landlord, it shall be conclusively deemed that such possession and occupancy shall be for a tenancy from month-to-month, subject to all of the other terms and conditions of this Lease, including, without limitation, Rent Adjustments.

 

38. BROKERS. Neither Landlord nor Tenant has not dealt with any broker or finder with re and to the Premises or this Lease. Tenant will indemnify Landlord against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Tenant has dealt in regard to the Premises or this Lease. Landlord will indemnify Tenant against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Landlord has dealt in regard to the Premises or this Lease.

 

39. RECORDATION. Tenant shall not file this Lease in the real property records of any county clerk and recorder.

 

40. INTERPRETATION. This Lease is the product of negotiations between the Parties, therefore, the rule of construction which provides that ambiguities in a contract shall be construed against the drafter shall not apply to this Lease and all Parties waive any such defense to the terms of this Lease. In all references herein to any parties, persons, entities or corporations the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within instrument may require.

 

41. BINDING EFFECT; BENEFIT. All the terms covenants and conditions herein contained shall be for and shall inure to the benefit of and shall bind the respective parties hereto, and their heirs, executors, administrators, personal or legal representatives, successors and assigns.

 

42. APPLICABLE LAW. This Lease is made and entered into, and shall be governed by and construed in accordance with, the laws of the State of Colorado. Any suits, proceedings, arbitrations, or other actions relating to, arising out of or in connection with this Lease shall be submitted to the jurisdiction of the courts located exclusively in the State of Colorado, City of Colorado Springs.

 

43. ATTORNEYS’ FEES AND COSTS. In the event an arbitration, suit or action is brought by any Party to this Agreement to enforce any terms of this Agreement, or in any appeal therefrom, it is agreed that the prevailing Party shall be awarded its costs and expenses incurred in the proceeding, including without limitation, reasonable attorney fees, expert witness fees, filing fees, arbitrator fees and interest, to be fixed by the arbitrator, trial court, and/or appellate court.

 

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IN WITNESS WHEREOF, the parties have hereunto at their hands and seals, the day and year written herein below:

 

LANDLORD:   TENANT:
   
Bourbon Brothers, LLC   Bourbon Brothers Smokehouse and Tavern Colorado Springs, LLC
     
/s/ JW Roth   /s/ Authorized Representative
By: JW Roth   Manager
Title: Manager    

 

 

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Exhibit 10.19

 

FIRST AMENDMENT 

TO 

LEASE AGREEMENT

 

THIS FIRST AMENDMENT TO THE LEASE AGREEMENT (“Amendment”) is made and entered into this 1st day of June 2014, between Bourbon Brothers, LLC, a Colorado limited liability company whose address is 2 N. Cascade Ave., Ste. 1400, Colorado Springs, Co 80903, herein designated as the “Landlord,” Bourbon Brothers Southern Kitchen Colorado Springs, LLC, a Colorado limited liability company whose address is 2 N. Cascade Ave., Ste. 1400, Colorado Springs, Co 80903, herein designated as the “Tenant” and Bourbon Brothers Holding Corporation, a Colorado corporation whose address is 2 N. Cascade Ave., Ste. 1400, Colorado Springs, Co 80903, herein designated as the “Guarantor.”

 

This is to amend the Lease Agreement (“Lease”) originally dated May 29, 2013.

 

1.Term of Lease. The term of the lease commenced on the date on which Tenant takes possession of the Premises, referred to in the Lease as the “Rent Commencement Date,” which is amended as it is known to have transacted on January 11, 2014.

 

2.Rental. The Base Rent is adjusted as the building costs were in excess of $2,000,000. The excess building costs is 11% of $146,307 for the monthly increase to be $1,341.

 

3.Repairs and Care. The Tenant is solely responsible for all structural components including the roof, structure and foundation of the premises. The Tenant acknowledges the Landlord has no responsibility for these structural components. These items are in addition to CAM, taxes and insurance as stated in the Lease.

 

4.Guaranty of Payment. The Guarantor hereby agrees the guaranty of payment. Guarantor unconditionally, absolutely and irrevocably guarantees, for the benefit of the Landlord and each and every present and future holder or holders of the Lease or assignee or assignees of the Lease, the due, punctual and payment of the Rent, and all other monies due or which may become due thereunder. Notwithstanding the above, Guarantor shall in no circumstance be liable to any amount greater than the remaining obligations in aggregate of the lease at the time such Guarantee is exercised by the Landlord.

 

IN WITNESS WHEREOF, this Amendment is executed as of the day and year first written above.  

 

LANDLORD: Bourbon Brothers, LLC  
   
/s/ JW Roth  
JW Roth, Manager  
   
TENANT: Bourbon Brothers Southern Kitchen Colorado Springs, LLC
   
/s/ Robert B. Mudd  
Robert B. Mudd, Manager  
   
GUARANTOR: Bourbon Brothers Holding Corporation  
   
/s/ Robert B. Mudd  
Robert B. Mudd, CEO & Manager

 

 

 

 

 

Exhibit 10.20

 

ASSIGNMENT AND TRANSFER OF LEASE AGREEMENT

 

This Assignment and Transfer of Lease Agreement (“Agreement”) is entered into this 27th day of March, 2017 by and among Bourbon Brothers, LLC d/b/a Hospitality Income & Asset, LLC (“HIA” and “Landlord”), Bourbon Brothers Smokehouse and Tavern CS, LLC ( “BBSTCS”), Art Dimensions, Inc. d/b/a Southern Concepts Restaurant Group, Inc. (“SCRG”) and Bourbon Brothers Smokehouse and Tavern Colorado Springs, LLC d/b/a Southern Hospitality Southern Kitchen, LLC (“SHSK”). The foregoing parties to this Agreement are referred to collectively as the “Parties.”

 

RECITALS

 

WHEREAS, Landlord and SHSK entered into a Lease Agreement on or about May 29, 2013 for the lease by Landlord to SHSK of certain premises owned by Landlord at 13021 Bass Pro Drive, Colorado Springs, Colorado, 80921 and as further defined in the Lease Agreement as the “Premises”; and

 

WHEREAS, Landlord and SHSK entered into a First Amendment to Lease Agreement on or about June 1, 2014; and

 

WHEREAS, in connection with the First Amendment to Lease Agreement, SCRG agreed to guaranty payment of the Lease Agreement; and

 

WHEREAS, the Lease Agreement and First Amendment to Lease Agreement are referred to herein collectively as the “Lease”; and

 

WHEREAS, Section 15 of the Lease permits SHSK, with the written consent of Landlord, to assign the Lease; and

 

WHEREAS, subject to the terms of this Agreement, SHSK wishes to assign the Lease to BBSTCS, an assignee selected and consented to by Landlord, and Landlord and BBSTCS wish to accept such assignment;

 

 

 

 

NOW THEREFORE, for and in consideration of the mutual promises herein, and other good and valuable consideration, the Parties agree as follows.

 

AGREEMENT

 

1.LEASE ASSIGNMENT AND ASSIGNMENT DATE

 

Effective as of 12:01 a.m. on April 17, 2017, the Lease shall be assigned by 5115K to BBSTCS (“Assignment Date”). The foregoing assignment of the Lease is consented to and accepted by each of the Parties.

 

On the Assignment Date, SHSK shall vacate and surrender the Premises and deliver the same to BBSTCS in the same condition as received by 5115K upon commencement of the Lease, normal wear and tear excepted. BBSTCS shall be entitled, but not obligated, to inspect the Premises at any time prior to the Assignment Date.

 

2.EARLY TERMINATION OF SHSK LEASE RIGHTS AND OBLIGATIONS, EARLY TERMINATION OF SCRG GUARANTY; ASSUMPTION OF LEASE OBLIGATIONS BY BBSTCS

 

On the Assignment Date, SHSK shall have no further obligations under the Lease as Tenant or otherwise, except as specifically set forth herein, and except as set forth herein SHSK’s rights and obligations as Tenant or other Lease obligations shall terminate immediately. Also on the Assignment Date, and except as set forth herein, SCRG’s obligations as guarantor under the Lease shall terminate. Except as set forth herein, SHSK shall remain obligated for all of Tenant’s obligations under the Lease until the Assignment Date, including, without limitation, Tenant’s obligations for payment of utilities and services, repairs, legal compliance, and maintenance of liability and premises insurance.

 

On the Assignment Date, BBSTCS shall assume and be obligated to perform all of Tenant’s obligations arising on or after the Assignment Date. BBSTCS shall not assume or be obligated to perform any of Tenant’s obligations accruing or arising prior to the Assignment Date. On the Assignment Date, BBSTCS shall take possession of the Premises and otherwise become entitled to all of Tenant’s rights under the Lease.

 

3.RENT

 

Beginning on the Assignment Date, BBSTCS shall pay to Landlord the Monthly Base Rent and Additional Rent, according and subject to the terms set forth in the Lease.

 

SHSK understands and agrees that it waives and shall not be entitled upon the Assignment Date, or at any other time, to return of any security or deposit, first or last month’s rent, or any other refund or payment from Landlord notwithstanding any provision of the Lease (including, without limitation, Section 36 thereof).

 

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4.SURVIVAL OF SHSK INDEMNITY OBLIGATIONS

 

Notwithstanding anything herein to the contrary, the Parties agree that SHSK’s indemnity obligations under the Lease, including Section 14 thereof, shall continue on and after the Assignment Date and shall survive the early termination hereunder of SHSK’s Lease obligations, and SCRG shall continue to guaranty any such payment obligations of SHSK.

 

5.IMPROVEMENTS AND SHSK PERSONAL PROPERTY ON THE PREMISES

 

On the Assignment Date, any and all improvements to the Premises made by SHSK shall remain or become owned and possessed solely by Landlord. Also on the Assignment Date, and for an in consideration of the sum of $1.00, all inventory, furniture, fixtures, equipment, goods or personal property of SHSK located on the Premises as of the Assignment Date shall be transferred to and become the property of BBSTCS. Upon written request by BBSTCS, SHSK shall provide a bill of sale or other written itemization of all such property transferred to BBSTCS.

 

6.EXPRESS CONDITION PRECEDENT

 

HIA and SHSK, or certain affiliates of SHSK, are parties to a License Agreement dated April 13, 2013, as amended thereafter (“License Agreement”), by which SHSK and certain other parties to the License Agreement obtained, as licensees, a license to use certain “Marks” as defined therein and owned by HIA, including the Service Mark “Bourbon Brothers,” USPTO Serial Number 85,858,267, application filed on February 23, 2013.

 

As an express condition precedent of this Agreement, and the enforceability hereof, the Parties agree that all parties to the License Agreement shall have executed, as of the Assignment Date, a License Termination Agreement in form and substance acceptable to HIA, SCRG and SHSK. This Agreement shall become binding and effective only upon satisfaction of the foregoing condition precedent.

 

7.MUTUAL RELEASE BETWEEN SHSK/SCRG AND LANDLORD

 

Except for the obligations set forth herein, and subject to the terms hereof, SHSK and SCRG on the one hand, and Landlord on the other hand, agree to release one another from obligations arising under the Lease arising prior to or after the Assignment Date, including Monthly Base Rent and/or Additional Rent not paid by SHSK to Landlord. This release is limited to SHSK’s and Landlord’s respective obligations under the Lease and does not apply to any other agreement to which SCRG, SHSK, Landlord, or any affiliated companies, are parties. For removal of doubt, it is expressly understood and agreed that this release does not apply to that certain Loan Agreement or Promissory Note dated December 31, 2014 between Bourbon Brother 1114, LLC and SCRG or that certain Note Conversion Agreement dated December 29, 2016.

 

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8.SIGNAGE AND OTHER ASSIGNMENT EXPENSES

 

Except as set forth herein, the Parties agree that each shall bear their own expenses incurred in connection with this Agreement, including without limitation costs of signage installation and removal, advertising, moving and other expenses.

 

9.MISCELLANEOUS

 

This Agreement shall be governed and construed in accordance with the laws of the State of Colorado. Each of the Parties acknowledges receipt and review of this Agreement and the Lease. Each of the Parties further acknowledges that it has had the opportunity to consult with legal counsel of its own choosing regarding this Agreement. This Agreement may be executed in any number of counterparts, each of which, when so executed, shall be deemed to be an original and all of which, taken together, shall constitute one and the same agreement. Facsimile signatures shall carry the same force and effect as an original signature. In the event that a court of competent jurisdiction or arbitrator enters a judgment or award declaring that any material provision of this Agreement is invalid or unenforceable, the remainder of this Agreement shall continue in full force and effect, and the remaining provisions shall be deemed modified to the extent necessary to comply with the judgment or award. The Agreement contains the entire agreement between the Parties, and may not be modified in any manner except in a writing signed by the Parties. This Agreement shall be binding upon and inure to the benefit of the executors, administrators, personal representatives, devisees, agents, employees, officers, directors, trustees, conservators, guardians, beneficiaries, heirs, successors and assigns of each Party. All individuals executing this Agreement represent and warrant that they have the authority to execute this Agreement on behalf of their respective Party and to bind it to its terms.

 

Subject to the foregoing condition precedent, this Agreement shall become binding as of the last date of execution set forth below.

 

REMAINDER OF PAGE INTENTIONALLY LEFT BLANK

 

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[Signatures on File with the Parties]

 

 

 

 

 

Exhibit 10.21

 

LEASE AGREEMENT

 

THIS LEASE AGREEMENT (“Lease”) is made and entered into this 23w day of October, 2018 between Hospitality Income & Asset, LLC (filch Bourbon Brothers, LLC), a Colorado limited liability company whose address is 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Landlord,” and Bourbon Brothers Presents, LLC, a Colorado limited liability company whose address 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Tenant.”

 

WITNESSETH:

 

In consideration of the rent to be paid and the covenants to be performed by Tenant hereunder, Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease and take from Landlord, the Premises described below, upon the following terms and conditions:

 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the following described Real. Property:

 

See Exhibit “A”, attached hereto and incorporated herein by reference, and land, a building and parking lot generally described in Exhibit A, attached hereto and incorporated herein by reference, to be constructed by Landlord pursuant to the terms of this Lease in accordance with the design plans attached hereto (the “Improvements”), to be constructed on the lot located at 13021 Bass Pro Drive, Colorado Springs, 80921, equaling approximately 3 acres, all liens, encumbrances, easements, restrictions, agreements, covenants, rights of way, and any other matters or documents of record, including any document placed of record by Landlord, zoning laws and regulations affecting or governing the Premises and general and special taxes. The Real Property and the Improvements collectively are referred to herein as the “Premises.”

 

2. TERM OF LEASE. The term of this Lease shall commence on the date on which Tenant takes possession of the Premises, referred to herein as the “Rent Commencement Date,” and shall expire at midnight on the date ten years from the Rent Commencement Date, unless terminated sooner as provided in this Lease, Tenant, at its option, may extend this Lease for two additional five-year terms by providing written notice of its intent to do so at least 120 days before the Lease expires.

 

3. RENTAL. Tenant hereby covenants and agrees to pay to Landlord annual Base Rent of $330,000.00 for the first sixty 60 months of the Lease term, payable in monthly installments of $27,500.00. The first month and the last month installment of rent shall be due upon the Rent Commencement Date. Subsequent monthly installments shall be due on the 1st day of each month thereafter during the term hereof. Monthly Base Rent for any partial month shall be prorated at the rate of I/30th of the monthly rent per day. All Base Rent paid by Tenant Tinder this Lease to Landlord shall be by normally accepted business methods payable in advance and without notice and shall be paid to Landlord at Landlord’s address set forth above, or at such other place as Landlord may from time to time direct in writing.

 

4. RENT ADJUSTMENTS. Every 60 months from the Rent Commencement Date, the annual rental rate shall be increased by the greater of: (a) ten percent; or (b) the percent change in the average annual Consumer Price Index, for all urban consumers in the Denver-Boulder-Greeley, Colorado metropolitan area for all items, from the calendar year in which the prior 60-month Lease period commenced to the most recent calendar year prior to the rent adjustment.

 

 

 

 

5. ADDITIONAL RENT.

 

(a) During the term of the Lease, Tenant shall pay all general and special real and Personal property taxes and assessments relating to the Premises or Tenant’s personal property locate on or used in connection with the Premises, all premiums for insurance maintained on the Premises by Landlord, and all dues and assessments levied or charged against the Premises or its owner by Northgate Business Properties or pursuant to any covenants, which shall be Additional Rent payable to Landlord. Tenant shall pay, with each monthly rental payment, an Additional Rent Deposit, representing 1/ 12 of Landlord’s estimate of taxes, assessments and premiums for the Lease year. As soon as feasible (but in no event later than 90 days) after the commencement of each Lease year, Landlord will furnish Tenant a statement (“Landlords Statement’) showing the following:

 

(i) The amount of Additional Rent due Landlord for the previous Lease year, less credit for Additional Rent Deposits paid, if any;

 

(ii) Estimated real property taxes and assessments for the new Lease year;

 

(iii) Estimated insurance premiums for the new Lease year;

 

(iv) Estimated assessments by Northgate Business Properties or pursuant to other covenants for the new Lease year;

 

(V) Estimates for any other costs Landlord is entitled to as Additional Rent; and

 

(vi) The Additional Rent Deposit due monthly in the then current Lease year, including the amount or revised amount due for months prior to the rendition of the statement.

 

(b) Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts of Additional Rent then due in accordance with Landlords Statement any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Additional Rent Deposit next coming due, or refunded to Tenant if the Term has already expired (which obligation shall survive such expiration) provided Tenant is not in default hereunder. No interest or penalties shall accrue on any amounts which Landlord is obligated to credit to Tenant by reason of this Section. Landlord’s failure to deliver Landlord’s Statement or in computing the amount of the Additional Rent shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a release of Tenant’s obligations to pay such amounts. The Additional Rent Deposit shall be credited against Additional Rent due for the applicable Lease year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Additional Rent Deposit its estimate of Additional Rent that may not be finally determined until after the termination of this Lease. Tenants obligation to pay Additional Rent (and Landlord’s obligation to reimburse Tenant for any excess estimated payments made by Tenant) survives the expiration or termination of the Lease. Tenant will remit all taxes and insurance due as detailed in section 5(a) directly to Landlord and Landlord will pay directly to the taxing authorities and insurance provider.

 

(c) Landlord shall maintain books and records showing real estate taxes and assessments, insurance premiums and dues and assessments paid pursuant to any covenants. The Tenant or its representative shall have the right, for a period of one hundred fifty (150) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine the Landlord’s books and records with respect to the items in Landlord’s Statement during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord’s Statement within one year of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant. Landlord shall promptly repay Tenant for any overpayments which Tenant or its auditors identify, together with interest thereon at the Interest Rate from the date paid by Tenant until refunded in full.

 

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6. LATE PAYMENTS.

 

(a) If Tenant shall neglect or fail to pay, when the same is due and payable, any Base Rent or Additional Rent, or any other amount required to be paid under this Lease, Tenant shall pay to Landlord, in addition to such unpaid amounts, interest upon such unpaid amounts from the due date thereof to the date of payment at the rate of 12% per annum.

 

(b) If any installment of Base Rent or Additional Rent is not received by Landlord from Tenant by the 10th day of the month for which such installment is due, Tenant shall immediately pay to Landlord, in addition to any interest on delinquent amounts, a late charge equal to 1% of such installment. Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses related to the late payment and is fair compensation to Landlord for its loss suffered by such nonpayment by Tenant. The interest and late charge provisions contained herein are in addition to and do not diminish or represent a substitute for any or all of Landlord’s rights contained in this Lease.

 

7. DELIVERY AND CONDITION OF PREMISES. Landlord shall construct the Improvements on the Real Property and shall deliver the Premises to Tenant when the Improvements have been completed to the specifications contained in Exhibit A, attached hereto. Landlord represents, warrants, and covenants that upon delivery to Tenant, except for any condition owing to the act or negligence of Tenant, the Premises will conform to all applicable laws, orders, ordnances and regulations, and all parts thereof will be in good repair and in good working condition Upon delivery to Tenant, Tenant shall have and is entitled to exclusive possession of the Premises as set forth in this Lease.

 

8. IMPROVEMENTS BY TENANT. Tenant shall complete the final finish of the Improvements, as described in Exhibit B. No other alterations, additions or improvements may be made and no climate regulating, air conditioning, cooling, heating or sprinkler systems, television or radio antennas, heavy equipment apparatus and fixtures, shall be installed in or attached to the Premises, without the written consent of Landlord. Unless otherwise provided herein, all such alterations, additions or improvements and systems, when made, installed in or attached to the Premises, including improvements as described in Exhibit B, shall belong to and become the property of the Landlord upon expiration or earlier termination of the Lease and shall be surrendered with the Premises without hindrance, molestation or injury.

 

9. UTILITIES AND SERVICES. Utilities and services, including, without limitation, electric, water, sewer, telephone, gas, television, satellite services, Internet, garbage collection, lawn and landscaping care, shall be Tenant’s sole responsibility and all accounts and invoicing for utilities and services shall be in Tenant’s sole name. Tenant shall during the Term of this Lease (a) contract with a service company for the servicing and maintenance of all fire extinguishing systems and all mechanical exhaust devices, including, but not limited to, hoods, fans and air flues on a monthly, or more frequent if needed, basis; and (b) provide grease interceptors in compliance with all laws and regulations and service and maintain such grease interceptors on a scheduled basis.

 

10. REPAIRS AND CARE. Tenant shall (i) maintain the Premises in as good condition as at the Rent Commencement Date, ordinary wear and tear and other matters set forth in this Lease excepted, and shall keep the Premises free of trash and debris; (ii) shall be responsible for all nonstructural repairs and all maintenance of the Premises, including, but not limited to, plumbing, sewer, window replacement or repair, or electrical repair; (iii) be responsible for maintenance and repair of stairways, elevators, halls, sidewalks and parking areas, if any; (iv) conform to all laws, orders and regulations of the federal, state or local governments, including special districts, or of any of their departments, applicable to the Premises; (V) repair at or before the end of the term, all injury to the Premises; and (vi) at the end of the term, surrender the Premises in as good condition as at the beginning of the term, except for those matters set forth in this Section.

 

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11. SIGNS. The Tenant shall not place, nor allow to be placed, any signs of any kind whatsoever, upon, in or about the Premises or any part thereof, except of a design and structure and in or at such places as may be indicated and consented to by Landlord in writing. Landlord or the Landlord’s agents, employees or representatives may remove any such signs in order to paint or make any repairs, alterations or improvements in or upon the Premises or any part thereof, but such signs shall be replaced at the Landlord’s expense upon completion of such painting, repairs, alterations or improvements. Any signs shall at all times conform to all laws and covenants applicable thereto.

 

12. COMPLIANCE WITH LAWS, ETC. Tenant shall obtain any and all government approvals required for Tenant’s intended use and occupancy of the Premises, including, but not limited to any Certificate of Occupancy and/or Certificate of Use, Site Plan Approval or Site Plan Waiver, and to promptly comply with all laws, ordinances, rules, regulations, requirements, orders, and directives of the federal, state, or local governments, including special districts, and of all their departments, agencies, bureaus and subdivisions, applicable to and affecting the use and occupancy of the Premises. Tenant shall correct and abate all nuisances, violations or other grievances in, upon or connected with the Premises and shall Promptly comply with all orders, regulations, requirements and directives issued by the Board of Fire Underwriters or similar authority and of any insurance companies that have issued or are about to issue policies of insurance covering the Premises and its contents at the Tenant’s own cost and expense. If any federal, state or local governmental authority, including special districts, having jurisdiction over the subject property, requires any improvements be made to the Premises as a result of Tenant’s use of the subject property, Tenant shall be solely responsible for same.

 

13. LIABILITY INSURANCE. At the Tenant’s sole expense, the Tenant shall obtain and maintain, during the Term, public liability insurance naming the Landlord, its agents and the Tenant as insureds against any and all claims for injury to or death of persons or loss or damage to property occurring upon, in or about the Premises. Such insurance shall afford minimum protection of $1,000,000.00 with respect to bodily injury to or death of any one person, $1,000,000.00 with respect to bodily injury or death in any one occurrence or accident, and $1,000,000.00 for property damage. The Tenant waives all rights of recovery against the Landlord or Landlords’ agents, employees or other representatives for any loss, damages or injury of any nature whatsoever to property or persons for which the Tenant is insured. The Tenant shall obtain from Tenant’s insurance carriers and will deliver to the Landlord, waivers of the subrogation rights under the respective policies.

 

14. INDEMNIFICATION. The Tenant also agrees to and shall save, hold and keep harmless and indemnify the Landlord, its officers, directors, members, shareholders, partners, lenders, agents and employees from and for any and all demands, losses, damages, claims, suits, actions, judgments, fines, penalties, payments, expenses, costs, attorney fees and investigation costs wholly or partially resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests, licensees, invitees, contractors, subtenants, assignees or successors, or for any cause or reason whatsoever arising out of or by reason of the occupancy by the Tenant or the conduct of the Tenant’s business. If any action or proceeding is brought against Landlord, its officers, directors, members, shareholders, partners, lenders, employees or agents, by reason of any such claim, Tenant, upon notice from Landlord, shall defend the claim at Tenant’s expense with counsel reasonably satisfactory to Landlord.

 

15. ASSIGNMENT. The Tenant shall not, without the written consent of the Landlord, assign, mortgage or hypothecate this lease, nor sublet or sublease the Premises or any part thereof.

 

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16. USE AND POSSESSION OF PREMISES. Tenant, its successors or assigns may use the Premises for operation of a restaurant. Any other use shall be permitted only with the written consent of the Landlord, subject to any covenants restricting use of the Premises. The Tenant shall not occupy or use the Premises or any part thereof, nor permit or suffer the same to be occupied or used for any purposes other than as herein limited, nor for any purpose deemed unlawful, disreputable, or extra hazardous, on account of fire or other casualty. Tenant shall not use, store, manufacture or in any manner bring upon the Premises any hazardous wastes, hazardous chemicals, hazardous substances or petroleum products, except to the extent reasonable and common for the operation of a restaurant.

 

17. SUBORDINATION. This Lease and Tenant’s rights under this Lease are subject and subordinate to any first mortgage, first deed of trust, or other first lien encumbrance or indenture, together with any renewals, extensions, modifications, consolidations, and replacements thereof that 110w or at any subsequent time affects the Premises or any interest of Landlord in the Premises or Landlord’s interest in this Lease and the estate created by this Lease. Tenant agrees to execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord, documents requested by Landlord, any mortgage or any holder of a deed of trust or other instrument described in this section, to confirm or effect the subordination provided herein. Any refusal by Tenant to execute and deliver such documents shall be a material breach of this Lease.

 

18. ESTOPPEL CERTIFICATE. Landlord and Tenant agree at any time and from time to time, upon not less than 20 days’ prior written request by either of them to the other, to execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating the modifications), and the date to which the rental and other charges have been paid in advance, if any, it being intended that any such statement delivered pursuant to this section may be relied upon by any prospective purchaser of the fee, or mortgagee or assignee of any mortgage upon the fee or leasehold interest in the Premises, or by any assignee of the Tenant.

 

19. CONDEMNATION. If the Premises, or the land or property of which the Premises are a part, or any portion thereof, is taken under eminent domain or condemnation proceedings, or is sold or conveyed in lieu of any formal eminent domain or condemnation proceedings or actions, then this Lease shall terminate, and the term thereof shall end as of the date possession is taken. Tenant shall have no claim or right to claim or be entitled to any portion of any amount that may be awarded as damages or paid as the result of such taking or sale; and all rights of the Tenant to damages, if any, are hereby assigned to the Landlord.

 

20. FIRE AND OTHER CASUALTY. Tenant shall immediately notify Landlord of any fire or other casualty at the Premises. If the Premises is damaged by fire or other casualty, but not so as to render the Premises untenantable, the Landlord shall repair the same as speedily as practicable, but the Tenant’s obligation to pay the rent hereunder shall not cease. If, in the opinion of the Landlord, the Premises be so extensively and substantially damaged as to render it untenantable, then the rent shall cease until such time as the Premises shall be made tenantable by the Landlord. However, if, in the opinion of the Landlord, the Premises be totally destroyed or so extensively and substantially damaged as to require practically a rebuilding thereof, then Landlord shall either: (a) notify Tenant that the Lease is terminated; or (b) notify Tenant that Landlord intends to rebuild the Premises, in which case, rent shall be abated from the date of the fire or other casualty until issuance of a certificate of occupancy for the Premises, during which time Tenant may terminate this Lease by written notice to Landlord. In no event however, shall the provisions of this clause become effective or be applicable, if the fire or other casualty results from the carelessness, negligence or improper conduct of the Tenant or the Tenant’s agents, employees, guests, contractors, licensees, invitees, subtenants, assignees or successors. In such case, the Tenant’s liability for the payment of the rent and the performance of all the covenants, conditions and terms hereof on the Tenant’s part to be performed shall continue and the Tenant shall be liable to the Landlord for the damage and loss suffered by the Landlord. Tenant shall repair all damages caused to the Premises by vandalism or burglary.

 

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21. REIMBURSEMENT OF LANDLORD. If the Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, the Landlord may if the Landlord so elects, carryout and perform such conditions and covenants, at the cost and expense of the Tenant. All costs and expenses incurred by Landlord pursuant to this section shall be Additional Rent and shall be due and payable within 15 days after written demand from Landlord to Tenant This remedy shall be in addition to any other remedies the Landlord may have upon Tenant’s breach of any of the covenants and conditions in this Lease.

 

22. INSPECTION AND REPAIR. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same or making such repairs or alterations therein as may be necessary for the safety and preservation thereof. This clause shall not be deemed to be a covenant by the Landlord nor be construed to create an obligation on the part of the Landlord to make such inspection or repairs.

 

23. RIGHT TO EXHIBIT. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, to show the premises to persons wishing to rent or purchase the same. Beginning 90 days prior to the expiration of this Lease, the Landlord, its agents, employees or other representatives, shall have the right to place notices on the front of the Premises or any part thereof, offering the Premises for rent or for sale; and the Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.

 

24. INCREASE OF INSURANCE RATES. If for any reason it shall be impossible to obtain fire and other hazard insurance on the buildings and improvements of which it is a part, in an amount and form and with insurance companies acceptable to the Landlord, the Landlord may, if the Landlord so elects at any time thereafter, terminate this Lease, upon giving the Tenant fifteen days’ notice in writing of such termination.

 

25. LANDLORD’S REMEDIES ON DEFAULT.

 

(a) The failure of Tenant to perform each covenant made under this Lease, including any abandonment of the Premises by Tenant, shall constitute a default hereunder. However, Landlord shall not commence any action to terminate Tenant’s right of possession as a consequence of a default until the period of grace with respect thereto, if any, has elapsed.

 

(i) Tenant shall have a period of three (3) days from the date of written notice from Landlord within which to cure any default in the payment of any monetary obligations of Tenant under this Lease.

 

(ii) Tenant shall have a period of fifteen (15) days from the date of written notice from Landlord within which to cure any other default under this Lease which is capable of being cured; provided, however, that with respect to any curable default which cannot reasonably be cured within fifteen (15) days, the default shall not be deemed to be uncured if Tenant commences to cure within fifteen (15) days from Landlord’s notice and thereafter prosecutes diligently and continuously to completion all acts required to cure the default.

 

(b) If Tenant fails to cure a default, Landlord shall have the following rights and remedies in addition to any other rights and remedies available to Landlord at law or in equity:

 

(i) The right to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of maintenance or preservation, efforts to relent the Premises, or the ex parte appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession;

 

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(ii) The light to terminate this Lease by giving notice to Tenant in accordance with applicable law. Tenant shall be entitled to retain possession of the Premises for a period of one hundred twenty (120) days following service of such notice;

 

(iii) If Tenant has vacated the Premises, the right and power to enter the Premises and remove therefrom all persons and property, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord may from time to time sublet the Premises or any part thereof far• such term or terms (which may extend beyond the Term of this Lease) and at such rent and such other terms as Landlord in its discretion may deem advisable, with the right to make alterations and repairs to the Premises. Rents received from such subletting shall be applied first, to payment of any indebtedness other than rent due hereunder, from Tenant to Landlord; second, to payment of any costs of such subletting and of such alterations and repairs; third, to payment of rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same becomes due hereunder. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant. Notwithstanding any such subletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

 

26. REMOVAL OF TENANT’S PROPERTY. Any equipment, fixtures, goods or other property of the Tenant not removed by the Tenant upon the termination of this Lease, or upon any quitting, vacating or abandonment of the Premises by the Tenant, or upon the Tenant’s eviction, shall be considered as abandoned and the Landlord shall have the right, without any notice to the Tenant, to sell or otherwise dispose of the same, at the expense of the Tenant, and shall not be accountable to the Tenant for any part of the proceeds for such sale, if any.

 

27. NON-LIABILITY OF LANDLORD. The Landlord shall not be liable for, and Tenant hereby releases and waives any claim against Landlord arising out of, any damage or injury which may be sustained by the Tenant or any other person, as a consequence of the failure, breakage, leakage or obstruction of water, plumbing, steam, sewer, waste or soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the like or of the electrical, gas, power, conveyor, refrigeration, sprinkler, air conditioning or heating systems, elevators, or hoisting equipment or by reason of the elements; or attributable to any interference with, interruption of or failure beyond the control of the Landlord, of any services to be furnished or supplied by the Landlord.

 

28. NON-WAIVER OF LANDLORD. The various rights, remedies, options and elections of the Landlord, expressed herein, are cumulative, and the failure of the Landlord to enforce strict performance by the Tenant of the conditions and covenants of this Lease or to exercise any election or option or to resort or have recourse to any remedy herein confirmed or the acceptance by the Landlord of any installment of rent after any breach by the Tenant, in any one or more instances, shall not be construed and deemed to be a waiver or a relinquishment for the future by the Landlord of any such conditions and covenants, options, elections or remedies, but the same shall continue in full force and effect.

 

29. NON-PERFORMANCE BY LANDLORD. This lease and the obligation of the Tenant to pay the rent hereunder and to comply with the covenants and conditions hereof, shall not be affected, curtailed, impaired or excused because of the Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation or preemption by any governmental entity, authority, department, agency or subdivision or for any delay which may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of the Landlord.

 

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30. SEVERABILITY. Tie terms, conditions, covenants and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

 

31. NOTICES. All notices required under the terms of this Lease shall be given and shall be completed by hand—delivery or mailing such notices by certified or registered mail, return receipt requested, to the address of the parties as shown at the head of this Lease or to such other address as may be designated in writing, which notice of change of address shall be given in the same manner.

 

32. TITLE AND QUIET ENJOYMENT. The Landlord covenants and represents that the Landlord is the owner of the Premises and has the right and authority to enter into, execute and delivery this Lease and does further covenant that the Tenant, on paying the rent and performing the conditions and covenants herein contained, shall and may peaceably and quietly have, hold and enjoy the Premises for the term of the Lease.

 

33. TERMINATION BASED ON PURCHASE AGREEMENT. The Landlord possesses limited rights to compel the prior owner of the Real Estate to purchase the Real Estate back from Landlord. Landlord shall provide Tenant written notice of Landlord’s exercise of the right to compel repurchase within 10 days after exercise of such right and this Lease shall terminate upon delivery of such notice.

 

34. ENTIRE CONTRACT. This Lease contains the entire contract between the parties relating to the subject matter of this Lease. No additions, changes or modifications, renewals or extensions hereof shall be binding unless reduced to writing and signed by the Landlord and the Tenant.

 

35. MECHANICS LIENS. No one shall have any lien or claim against the Landlord or Landlord’s interest in the Premises for work done or materials supplied at the insistence of Tenant. If any mechanics’ or other liens are created or filed against the Premises, or the land upon which it is located, by reason of labor performed or materials furnished for the Tenant in the erection, construction, completion, alteration, repair or addition to any building or improvement, the Tenant shall upon demand, at the Tenant’s own cost and expense, cause such lien or liens to be satisfied and discharged of record together with any Notices of Intent that may have been filed.

 

36. SECURITY. The Tenant will deposit with the Landlord the sum of $27,500.00, on the Rent Commencement Date, representing one (1) month of rent as security payment of the rent hereunder and the full and faithful performance by the Tenant Of the covenants and conditions herein. Said sum shall be returned to the Tenant, without interest, after the expiration of the term hereof, provided that the Tenant has fully and faithfully performed all such covenants and conditions and is not in arrears in rent. During the term hereof, the Landlord may, if the Landlord so elects, have recourse to such security, to make good any default by the Tenant, in which event the Tenant shall, on demand, promptly restore said security to its original amount. Liability to repay said security to the Tenant shall run with the reversion and title to the Premises, whether any change in ownership thereof be by voluntary alienation or as the result if judicial sale, foreclosure or other proceedings, or the exercise of a right of taking or entry by any mortgagee. The Landlord shall assign or transfer said security, for the benefit of the Tenant, to any subsequent owner or holder of the reversion or title to the Premises, in which case the assignee shall become liable for the repayment thereof as herein provided, and the assignor shall be deemed to be released by the Tenant from all liability to return such security. This provision shall be applicable to every alienation or change in titled and shall in no wise be deemed to permit the Landlord to retain the security after termination of the Landlord’s ownership of the reversion or title. The Tenant shall not mortgage, encumber or assign the security without the written consent of the Landlord.

 

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37. HOLDOVER. Any rule of law to the contrary notwithstanding, in the event the Tenant remains in possession of the Premises or any part thereof subsequent to the expiration of the term hereof and such holding over shall be with the consent of the Landlord, it shall be conclusively deemed that such possession and occupancy shall be for a tenancy from month-to-month, subject to all of the other terms and conditions of this Lease, including, without limitation, Rent Adjustments.

 

38. BROKERS. Neither Landlord nor Tenant has not dealt with any broker or finder with re aid to the Premises or this Lease. Tenant will indemnify Landlord against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Tenant has dealt in regard to the Premises or this Lease. Landlord will indemnify Tenant against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Landlord has dealt in regard to the Premises or this Lease.

 

39. RECORDATION. Tenant shall not file this Lease in the real property records of any county clerk and recorder.

 

40. INTERPRETATION. This Lease is the product of negotiations between the Parties, therefore, the rule of construction which provides that ambiguities in a contract shall be construed against the drafter shall not apply to this Lease and all Parties waive any such defense to the terms of this Lease. In all references herein to any Parties, persons, entities or corporations the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within instrument may require.

 

41. BINDING EFFECT; BENEFIT. All the terms covenants and conditions herein contained shall be for and shall inure to the benefit of and shall bind the respective parties hereto, and their heirs, executors, administrators, personal or legal representatives, successors and assigns.

 

42. APPLICABLE LAW. This Lease is made and entered into, and shall be governed by and construed in accordance with, the laws of the State of Colorado. Any suits, proceedings, arbitrations, or other actions relating to, arising out of or in connection with this Lease shall be submitted to the jurisdiction of the courts located exclusively in the State of Colorado, City of Colorado Springs.

 

43. ATTORNEYS’ FEES AND COSTS. In the event an arbitration, suit or action is brought by any Party to this Agreement to enforce any terms of this Agreement, or in any appeal therefrom, it is agreed that the prevailing Party shall be awarded its costs and expenses incurred in the proceeding, including without limitation, reasonable attorney fees, expert witness fees, filing fees, arbitrator fees and interest, to be fixed by the arbitrator, trial court, and/or appellate court.

 

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IN WITNESS WHEREOF, the parties have hereonto set their hands and seals, the day and year written herein below:

 

LANDLORD:   TENANT:
   
Hospitality Income & Asset, LLC     Bourbon Brothers Presents, LLC
 
By: /s/ JW Roth     /s/ JW Roth
Manager     Manager
Date:         Date: October 25, 2018

 

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Exhibit 10.22

 

FIRST AMENDMENT

TO

LEASE AGREEMENT

 

THIS FIRST AMENDMENT TO THE LEASE AGREEMENT (“Amendment”) is made and entered into this 1st day of April 2022, between Hospitality Income & Asset, LLC, a Colorado limited liability company whose address is 1820 Jet Stream Drive, Colorado Springs, Co 80921, herein designated as the “Landlord,” and Bourbon Brothers Presents, LLC, a Colorado limited liability company whose address is 1820 Jet Stream Drive, Colorado Springs, Co 80921, herein designated as the “Tenant”.

 

This is to amend the Lease Agreement (“Lease”) originally dated October 23, 2018.

 

1.Rental. The Base Rent will be adjusted starting May 1, 2022. The monthly installments due will be $7,500.00 per month or $90,000 annually. This reduction is base rent will be in effect through the remainder of the lease. The rent adjustments to take place every 60 months is still in effect.

 

IN WITNESS WHERE OF, this Amendment is executed as of the day and year first written above.

 

LANDLORD: Hospitality Income & Asset, LLC  
   
/s/ JW Roth  
JW Roth, Manager  
   
TENANT: Bourbon Brothers Presents, LLC  
   
/s/ JW Roth  
JW Roth, Manager  

 

 

 

 

Current 
full rent        
base rent   7,500.00   $1,730.77 
insurance   2,700.00   $623.08 
taxes   5,300.00   $1,223.08 
weekly transfer   15,500.00   $3,576.92 

 

 

 

 

 

 

Exhibit 10.23

 

LEASE AGREEMENT

 

THIS LEASE AGREEMENT (“Lease”) is made and entered into this 1st day of April 2022 between GAHIA, LLC a Colorado limited liability company whose address is 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Landlord,” and Bourbon Brothers Smokehouse and Tavern GA, LLC, a Georgia based limited liability company whose address 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Tenant.”

 

Bourbon Brothers Smokehouse and Tavern GA, LLC is a wholly Owned subsidiary of Notes Live, Inc. Notes Live, Inc. will serve as the guarantor of the stated obligations of the Tenant in this Lease Agreement.

 

WITNESSETH:

 

In consideration of the rent to be paid and the covenants to be performed by Tenant hereunder, Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease and take from Landlord, the Premises described below, upon the following terms and conditions:

 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the following described Real Property:

 

See Exhibit “A”, attached hereto and incorporated herein by reference,

 

and land, a building and parking lot generally described in Exhibit A, attached hereto and incorporated herein by reference, to be constructed by Landlord pursuant to the terms of this Lease in accordance with the design plans attached hereto (the “Improvements”), to be constructed on the lot located at 312 Jesse Jewell Parkway, Gainesville, GA 30501 equaling approximately 1.7 acres, all liens, encumbrances, easements, restrictions, agreements, covenants, rights of way, and any other matters or documents of record, including any document placed of record by Landlord, zoning laws and regulations affecting or governing the Premises and general and special taxes. The Real Property and the Improvements collectively are referred to herein as the “Premises.”

 

2. TERM OF LEASE. The term of this Lease shall commence on the date on which Tenant takes possession of the Premises, referred to herein as the “Rent Commencement Date,” and shall expire at midnight on the date ten years from the Rent Commencement Date, unless terminated sooner as provided in this Lease, Tenant, at its option, may extend this Lease for four additional five-year terms by providing written notice of its intent to do so at least 120 days before the Lease expires.

 

3. RENTAL. Tenant hereby covenants and agrees to pay to Landlord annual Base Rent of $833,000 for the first sixty 60 months of the Lease term, payable in monthly installments of 569,418. The first month and the last month installment of rent shall be due upon the Rent Commencement Date. Subsequent monthly installments shall be due on the 1$* day of each month thereafter during the term hereof. Monthly Base Rent for any partial month shall be prorated at the rate of 1/30th of the monthly rent per day. All Base Rent paid by Tenant under this Lease to Landlord shall be by normally accepted business methods payable in advance and without notice and shall be paid to Landlord at Landlord’s address set forth above, or at such other place as Landlord may from time to time direct in writing.

 

4. RENT ADJUSTMENTS. Every 60 months from the Rent Commencement Date, the annual rental rate shall be increased by ten percent.

 

5. ADDITIONAL RENT.

 

 

 

 

(a) During the term of the Lease, Tenant shall pay all general and special real and Personal property taxes and assessments relating to the Premises or Tenant’s personal property located on or used in connection with the Premises and all premiums for insurance maintained on the Premises by Landlord. Tenant shall pay, with each monthly rental payment, an Additional Rent Deposit, representing 11 12 of Landlord’s estimate of taxes, assessments and premiums for the Lease year. As soon as feasible (but in no event later than 90 days) after the commencement of each Lease year, Landlord will furnish Tenant a statement (“Landlords Statement”) showing the following:

 

(i) The amount of Additional Rent due Landlord for the previous Lease year, less credit for Additional Rent Deposits paid, if any;

 

(ii) Estimated real property taxes and assessments for the new Lease year,

 

(iii) Estimated insurance premiums for the new Lease year;

 

(IV) Estimates for any other costs Landlord is entitled to as Additional Rent; and

 

(v) The Additional Rent Deposit due monthly in the then current Lease year, including the amount or revised amount due for months prior to the rendition of the statement.

 

(b) Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts of Additional Rent then due in accordance with Landlords Statement any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Additional Rent Deposit next coming due, or refunded to Tenant if the Term has already expired (which obligation shall survive such expiration) provided Tenant is not in default hereunder. No interest or penalties shall accrue on any amounts which Landlord is obligated to credit to Tenant by reason of this Section. Landlord’s failure to deliver Landlord’s Statement or in computing the amount of the Additional Rent shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a release of Tenant’s obligations to pay such amounts. The Additional Rent Deposit shall be credited against Additional Rent due for the applicable Lease year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Additional Rent Deposit its estimate of Additional Rent that may not be finally determined until after the termination of this Lease. Tenants obligation to pay Additional Rent (and Landlord’s obligation to reimburse Tenant for any excess estimated payments made by Tenant) survives the expiration or termination of the Lease. Tenant will remit all taxes and insurance due as detailed in section 5(a) directly to Landlord and Landlord will pay directly to the taxing authorities and insurance provider.

 

(c) Landlord shall maintain books and records showing real estate taxes and assessments, insurance premiums and dues and assessments paid pursuant to any covenants. The Tenant or its representative shall have the right, for a period of one hundred fifty (150) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine the Landlord’s books and records with respect to the items in Landlord’s Statement during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord’s Statement within one year of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant. Landlord shall promptly repay Tenant for any overpayments which Tenant or its auditors identify, together with interest thereon at the Interest Rate from the date paid by Tenant until refunded in full.

 

(d) Tenant understands and accepts that the Landlord has contracted with the City of Gainesville for all property taxes paid to be rebated up to $2.2 million within a 15 year period. Tenant understands that the rebate is solely the right and property of the Landlord.

 

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6. LATE PAYMENTS.

 

(a) If Tenant shall neglect or fail to pay, when the same is due and payable, any Base Rent or Additional Rent, or any other amount required to be paid under this Lease, Tenant shall pay to Landlord, in addition to such unpaid amounts, interest upon such unpaid amounts from the due date thereof to the date of payment at the rate of 12% per annum.

 

(b) If any installment of Base Rent or Additional Rent is not received by Landlord from Tenant by the 10th day of the month for which such installment is due, Tenant shall immediately pay to Landlord, in addition to any interest on delinquent amounts, a late charge equal to 1% of such installment. Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses related to the late payment and is fair compensation to Landlord for its loss suffered by such nonpayment by Tenant. The interest and late charge provisions contained herein are in addition to and do not diminish or represent a substitute for any or all of Landlord’s rights contained in this Lease.

 

7. DELIVERY AND CONDITION OF PREMISES. Landlord shall construct the Improvements on the Real Property and shall deliver the Premises to Tenant when the Improvements have been completed to the specifications contained in Exhibit A, attached hereto. Landlord represents, warrants, and covenants that upon delivery to Tenant, except for any condition owing to the act or negligence of Tenant, the Premises will conform to all applicable laws, orders, ordnances and regulations, and all parts thereof will be in good repair and in good working condition Upon delivery to Tenant, Tenant shall have and is entitled to exclusive possession of the Premises as set forth in this Lease.

 

S. IMPROVEMENTS BY TENANT. Tenant shall complete the final finish of the Improvements, as described in Exhibit B. No other alterations, additions or improvements may be made and no climate regulating, air conditioning, cooling, heating or sprinkler systems, television or radio antennas, heavy equipment apparatus and fixtures, shall be installed in or attached to the Premises, without the written consent of Landlord. Unless otherwise provided herein, all such alterations, additions or improvements and systems, when made, installed in or attached to the Premises, including improvements as described in Exhibit B, shall belong to and become the property of the Landlord upon expiration or earlier termination of the Lease and shall be surrendered with the Premises without hindrance, molestation or injury.

 

9. UTILITIES AND SERVICES. Utilities and services, including, without limitation, electric, water, sewer, telephone, gas, television, satellite services, Internet, garbage collection, lawn and landscaping care, shall be Tenant’s sole responsibility and all accounts and invoicing for utilities and services shall be in Tenant’s sole name. Tenant shall during the Term of this Lease (a) contract with a service company for the servicing and maintenance of all fire extinguishing systems and all mechanical exhaust devices, including, but not limited to, hoods, fans and air flues on a monthly, or more frequent if needed, basis; and (b) provide grease interceptors in compliance with all laws and regulations and service and maintain such grease interceptors on a scheduled basis.

 

10. REPAIRS AND CARE. Tenant shall (1) maintain the Premises in as good condition as at the Rent Commencement Date, ordinary wear and tear and other matters set forth in this Lease excepted, and shall keep the Premises free of trash and debris; (ii) shall be responsible for all nonstructural repairs and all maintenance of the Premises, including, but not limited to, plumbing, sewer, window replacement or repair, or electrical repair, (iii) be responsible for maintenance and repair of stairways, elevators, halls, sidewalks and parking areas, if any; (iv) conform to all laws, orders and regulations of the federal, state or local governments, including special districts, or of any of their departments, applicable to the Premises; (V) repair at or before the end of the term, all injury to the Premises; and (vi) at the end of the term, surrender the Premises in as good condition as at the beginning of the term, except for those matters set forth in this Section.

 

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11. SIGNS. The Tenant shall not place, nor allow to be placed, any signs of any kind whatsoever, upon, in or about the Premises or any part thereof, except of a design and structure and in or at such places as may be indicated and consented to by Landlord in writing and consistent with the design in Exhibit B. Landlord or the Landlord’s agents, employees or representatives may remove any such signs in order to paint or make any repairs, alterations or improvements in or upon the Premises or any part thereof, but such signs shall be replaced at the Landlord’s expense upon completion of such painting, repairs, alterations or improvements. Any signs shall at all times conform to all laws and covenants applicable thereto.

 

12. COMPLIANCE WITH LAWS, ETC. Tenant shall obtain any and all government approvals required for Tenant’s intended use and occupancy of the Premises, including, but not limited to any Certificate of Occupancy and/or Certificate of Use, Site Plan Approval or Site Plan Waiver, and to promptly comply with all laws, ordinances, rules, regulations, requirements, orders, and directives of the federal, state, or local governments, including special districts, and of all their departments, agencies, bureaus and subdivisions, applicable to and affecting the use and occupancy of the Premises. Tenant shall correct and abate all nuisances, violations or other grievances in, upon or connected with the Premises and shall Promptly comply with all orders, regulations, requirements and directives issued by the Board of Fire Underwriters or similar authority and of any insurance companies that have issued or are about to issue policies of insurance covering the Premises and its contents at the Tenant’s own cost and expense. If any federal, state or local governmental authority, including special districts, having jurisdiction over the subject property, requires any improvements be made to the Premises as a result of Tenant’s use of the subject property, Tenant shall be solely responsible for same.

 

13. LIABILITY INSURANCE. At the Tenant’s sole expense, the Tenant shall obtain and maintain, during the Term, public liability insurance naming the Landlord, its agents and the Tenant as insureds against any and all claims for injury to or death of persons or loss or damage to property occurring upon, in or about the Premises. Such insurance shall afford minimum protection of $1,000,000.00 with respect to bodily injury to or death of any one person, $1,000,000.00 with respect to bodily injury or death in any one occurrence or accident, and $1,000,000.00 for property damage. The Tenant waives all rights of recovery against the Landlord or Landlords’ agents, employees or other representatives for any loss, damages or injury of any nature whatsoever to property or persons for which the Tenant is insured. The Tenant shall obtain from Tenant’s insurance carriers and will deliver to the Landlord, waivers of the subrogation rights under the respective policies.

 

14. INDEMNIFICATION. The Tenant also agrees to and shall save, hold and keep harmless and indemnify the Landlord, its officers, directors, members, shareholders, partners, lenders, agents and employees from and for any and all demands, losses, damages, claims, suits, actions, judgments, fines, penalties, payments, expenses, costs, attorney fees and investigation costs wholly or partially resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests, licensees, invitees, contractors, subtenants, assignees or successors, or for any cause or reason whatsoever arising out of or by reason of the occupancy by the Tenant or the conduct of the Tenant’s business. If any action or proceeding is brought against Landlord, its officers, directors, members, shareholders, partners, lenders, employees or agents, by reason of any such claim, Tenant, upon notice from Landlord, shall defend the claim at Tenant’s expense with counsel reasonably satisfactory to Landlord.

 

15. ASSIGNMENT. The Tenant shall not, without the written consent of the Landlord, assign, mortgage or hypothecate this lease, nor sublet or sublease the Premises or any part thereof.

 

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16. USE AND POSSESSION OF PREMISES. Tenant, its successors or assigns may use the Premises for operation of a restaurant, music and event venue. Any other use shall be permitted only with the written consent of the Landlord, subject to any covenants restricting use of the Premises. The Tenant shall not occupy or use the Premises or any part thereof, nor permit or suffer the same to be occupied or used for any purposes other than as herein limited, nor for any purpose deemed unlawful, disreputable, or extra hazardous, on account of fire or other casualty. Tenant shall not use, store, manufacture or in any manner bring upon the Premises any hazardous wastes, hazardous chemicals, hazardous substances or petroleum products, except to the extent reasonable and common for the operation of a restaurant.

 

17. SUBORDINATION. This Lease and Tenant’s rights under this Lease are subject and subordinate to any first mortgage, first deed of trust, or other first lien encumbrance or indenture, together with any renewals, extensions, modifications, consolidations, and replacements thereof that any subsequent time affects the Premises or any interest of Landlord in the Premises or Landlord’s interest in this Lease and the estate created by this Lease. Tenant agrees to execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord, documents requested by Landlord, any mortgage or any holder of a deed of trust or other instrument described in this section, to confirm or effect the subordination provided herein. Any refusal by Tenant to execute and deliver such documents shall be a material breach of this Lease.

 

18. ESTOPPEL CERTIFICATE. Landlord and Tenant agree at any time and from time to time, upon not less than 20 days’ prior written request by either of them to the other, to execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating the modifications), and the date to which the rental and other charges have been paid in advance, if any, it being intended that any such statement delivered pursuant to this section may be relied upon by any prospective purchaser of the fee, or mortgagee or assignee of any mortgage upon the fee or leasehold interest in the Premises, or by any assignee of the Tenant.

 

19. CONDEMNATION. If the Premises, or the land or property of which the Premises are a part, or any portion thereof, is taken under eminent domain or condemnation proceedings, or is sold or conveyed in lieu of any formal eminent domain or condemnation proceedings or actions, then this Lease shall terminate, and the term thereof shall end as of the date possession is taken. Tenant shall have no claim or right to claim or be entitled to any portion of any amount that may be awarded as damages or paid as the result of such taking or sale; and all rights of the Tenant to damages, if any, are hereby assigned to the Landlord.

 

20. FIRE AND OTHER CASUALTY. Tenant shall immediately notify Landlord of any fire or other casualty at the Premises. If the Premises is damaged by fire or other casualty, but not so as to render the Premises untenantable, the Landlord shall repair the same as speedily as practicable, but the Tenant’s obligation to pay the rent hereunder shall not cease. It, in the opinion of the Landlord, the Premises be so extensively and substantially damaged as to render it untenantable, then the rent shall cease until such time as the Premises shall be made tenantable by the Landlord. However, if, in the opinion of the Landlord, the Premises be totally destroyed or so extensively and substantially damaged as to require practically a rebuilding thereof, then Landlord shall either (a) notify Tenant that the Lease is terminated; or (b) notify Tenant that Landlord intends to rebuild the Premises, in which case, rent shall be abated from the date of the fire or other casualty until issuance of a certificate of occupancy for the Premises, during which time Tenant may terminate this Lease by written notice to Landlord. In no event however, shall the provisions of this clause become effective or be applicable, if the fire or other casualty results from the carelessness, negligence or improper conduct of the Tenant or the Tenant’s agents, employees, guests, contractors, licensees, invitees, subtenants, assignees or successors. In such case, the Tenant’s liability for the payment of the rent and the performance of all the covenants, conditions and terms hereof on the Tenant’s part to be performed shall continue and the Tenant shall be liable to the Landlord for the damage and loss suffered by the Landlord. Tenant shall repair all damages caused to the Premises by vandalism or burglary.

 

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21. REIMBURSEMENT OF LANDLORD. If the Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, the Landlord may if the Landlord so elects, carryout and perform such conditions and covenants, at the cost and expense of the Tenant. All costs and expenses incurred by Landlord pursuant to this section shall be Additional Rent and shall be due and payable within 15 days after written demand from Landlord to Tenant This remedy shall be in addition to any other remedies the Landlord may have upon Tenant’s breach of any of the covenants and conditions in this Lease.

 

22. INSPECTION AND REPAIR. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same or making such repairs or alterations therein as may be necessary for the safety and preservation thereof. This clause shall not be deemed to be a covenant by the Landlord nor be construed to create an obligation on the part of the Landlord to make such inspection or repairs.

 

23. RIGHT TO EXHIBIT. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, to show the premises to persons wishing to rent or purchase the same. Beginning 90 days prior to the expiration of this Lease, the Landlord, its agents, employees or other representatives, shall have the right to place notices on the front of the Premises or any part thereof, offering the Premises for rent or for sale; and the Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.

 

24. INCREASE OF INSURANCE RATES. If for any reason it shall be impossible to obtain fire and other hazard insurance on the buildings and improvements of which it is a part, in an amount and form and with insurance companies acceptable to the Landlord, the Landlord may, if the Landlord so elects at any time thereafter, terminate this Lease, upon giving the Tenant fifteen days’ notice in writing of such termination.

 

25. LANDLORD’S REMEDIES ON DEFAULT.

 

(a) The failure of Tenant to perform each covenant made under this Lease, including any abandonment of the Premises by Tenant, shall constitute a default hereunder. However, Landlord shall not commence any action to terminate Tenant’s right of possession as a consequence of a default until the period of grace with respect thereto, if any, has elapsed.

 

(i) Tenant shall have a period of three (3) days from the date of written notice from Landlord within which to cure any default in the payment of any monetary obligations of Tenant under this Lease.

 

( ) Tenant shall have a period of fifteen (15) days from the date of written notice from Landlord within which to cure any other default under this Lease which is capable of being cured; provided, however, that with respect to any curable default which cannot reasonably be cured within fifteen (15) days, the default shall not be deemed to be uncured if Tenant commences to cure within fifteen (15) days from Landlord’s notice and thereafter prosecutes diligently and continuously to completion all acts required to cure the default.

 

(b) If Tenant fails to cure a default, Landlord shall have the following rights and remedies in addition to any other rights and remedies available to Landlord at law or in equity:

 

(i) The right to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of maintenance or preservation, efforts to relent the Premises, or the ex parte appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession;

 

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(ii) The right to terminate this Lease by giving notice to Tenant in accordance with applicable law. Tenant shall be entitled to retain possession of the Premises fora period of one hundred twenty (120) days following service of such notice;

 

(iii) If Tenant has vacated the Premises, the right and power to enter the Premises and remove therefrom all persons and property, at the discretion of the Landlord, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord may from time to time sublet the Premises or any part thereof for such term or terms (which may extend beyond the Term of this Lease) and at such rent and such other terms as Landlord in its discretion may deem advisable, with the right to make alterations and repairs to the Premises. Rents received from such subletting shall be applied first, to payment of any indebtedness other than rent due hereunder, from Tenant to Landlord; second, to payment of any costs of such subletting and of such alterations and repairs; third, to payment of rent due and unpaid hereunder, and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same becomes due hereunder. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant. Notwithstanding any such subletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

 

26. REMOVAL OF TENANT’S PROPERTY. Any equipment, fixtures, goods or other property of the Tenant not removed by the Tenant upon the termination of this Lease, or upon any quitting, vacating or abandonment of the Premises by the Tenant, or upon the Tenant’s eviction, shall be considered as abandoned and the Landlord shall have the right, without any notice to the Tenant, to sell or otherwise dispose of the same, at the expense of the Tenant, and shall not be accountable to the Tenant for any part of the proceeds for such sale, if any.

 

27. NON-LIABILITY OF LANDLORD. The Landlord shall not be liable for, and Tenant hereby releases and waives any claim against Landlord arising out of, any damage or injury which may be sustained by the Tenant or any other person, as a consequence of the failure, breakage, leakage or obstruction of water, plumbing, steam, sewer, waste or soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the lice or of the electrical, gas, power, conveyor, refrigeration, sprinkler, air conditioning or heating systems, elevators, or hoisting equipment or by reason of the elements; or attributable to any interference with, interruption of or failure beyond the control of the Landlord, of any services to be furnished or supplied by the Landlord.

 

28. NON-WAIVER OF LANDLORD. The various rights, remedies, options and elections of the Landlord, expressed herein, are cumulative, and the failure of the Landlord to enforce strict performance by the Tenant of the conditions and covenants of this Lease or to exercise any election or option or to resort or have recourse to any remedy herein confirmed or the acceptance by the Landlord of any installment of rent after any breach by the Tenant, in any one or more instances, shall not be construed and deemed to be a waiver or a relinquishment for the future by the Landlord of any such conditions and covenants, options, elections or remedies, but the same shall continue in full force and effect.

 

29. NON-PERFORMANCE BY LANDLORD. This lease and the obligation of the Tenant to pay the rent hereunder and to comply with the covenants and conditions hereof, shall not be affected, curtailed, impaired or excused because of the Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation or preemption by any governmental entity, authority, department, agency or subdivision or for any delay which may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of the Landlord.

 

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30. SEVERABILITY. Tie terms, conditions, covenants and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

 

31. NOTICES. All notices required under the terms of this Lease shall be given and shall be completed by hand—delivery or mailing such notices by certified or registered mail, return receipt requested, to the address of the parties as shown at the head of this Lease or to such other address as may be designated in writing, which notice of change of address shall be given in the same manner.

 

32. TITLE AND QUIET ENJOYMENT. The Landlord covenants and represents that the Landlord is the owner of the Premises and has the right and authority to enter into, execute and delivery this Lease and does further covenant that the Tenant, on paying the rent and performing the conditions and covenants herein contained, shall and may peaceably and quietly have, hold and enjoy the Premises for the term of the Lease.

 

33. ENTIRE CONTRACT. This Lease contains the entire contract between the parties relating to the subject matter of this Lease. No additions, changes or modifications, renewals or extensions hereof shall be binding unless reduced to writing and signed by the Landlord and the Tenant.

 

34. MECHANICS LIENS. No one shall have any lien or claim against the Landlord or Landlord’s interest in the Premises for work done or materials supplied at the insistence of Tenant. If any mechanics’ or other liens are created or filed against the Premises, or the land upon which it is located, by reason of labor performed or materials furnished for the Tenant in the erection, construction, completion, alteration, repair or addition to any building or improvement, the Tenant shall upon demand, at the Tenant’s own cost and expense, cause such lien or liens to be satisfied and discharged of record together with any Notices of Intent that may have been filed.

 

35. HOLDOVER. Any rule of law to the contrary notwithstanding, in the event the Tenant remains in possession of the Premises or any part thereof subsequent to the expiration of the term hereof and such holding over shall be with the consent of the Landlord, it shall be conclusively deemed that such possession and occupancy shall be for a tenancy from month-to-month, subject to all of the other terms and conditions of this Lease, including, without limitation, Rent Adjustments.

 

36. BROKERS. Neither Landlord nor Tenant has not dealt with any broker or finder with re aid to the Premises or this Lease. Tenant will indemnify Landlord against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Tenant has dealt in regard to the Premises or this Lease. Landlord will indemnify Tenant against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Landlord has dealt in regard to the Premises or this Lease.

 

37. RECORDATION. Tenant shall not file this Lease in the real property records of any county clerk and recorder.

 

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36. INTERPRETATION. This Lease is the product of negotiations between the Parties, therefore, the rule of construction which provides that ambiguities in a contract shall be construed against the drafter shall not apply to this Lease and all Parties waive any such defense to the terms of this Lease. In all references herein to any Parties, persons, entities or corporations the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within instrument may require.

 

37. BINDING EFFECT; BENEFIT. All the terms covenants and conditions herein contained shall be for and shall inure to the benefit of and shall bind the respective parties hereto, and their heirs, executors, administrators, personal or legal representatives, successors and assigns.

 

38. APPLICABLE LAW. This Lease is made and entered into, and shall be governed by and construed in accordance with, the laws of the State of Colorado. Any suits, proceedings, arbitrations, or other actions relating to, arising out of or in connection with this Lease shall be submitted to the jurisdiction of the courts located exclusively in the State of Colorado, City of Colorado Springs.

 

39. ATTORNEYS’ FEES AND COSTS. In the event an arbitration, suit or action is brought by any Party to this Agreement to enforce any terms of this Agreement, or in any appeal therefrom, it is agreed that the prevailing Party shall be awarded its costs and expenses incurred in the proceeding, including without limitation, reasonable attorney fees, expert witness fees, filing fees, arbitrator fees and interest, to be fixed by the arbitrator, trial court, and/or appellate court.

 

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IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the day and year written herein below:

 

LANDLORD:   TENANT:
GAHIA, LLC   Bourbon Brothers Smokehouse and Tavern GA LLC
     
/s/ JW Roth   /s/ Robert Mudd
Manager   Manager

 

  GUARANTOR:
   
  Notes Lives, Inc.
  By:  
  Title:                

 

 

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Exhibit 10.24

 

SBA Loan #1793807405 Application #3300493802

 

LOAN AUTHORIZATION AND AGREEMENT (LA&A)

 

A PROPERLY SIGNED DOCUMENT IS
REQUIRED PRIOR TO ANY
DISBURSEMENT

 

CAREFULLY READ THE LA&A:

 

This document describes the terms and conditions of your loan. It is your responsibility to comply with ALL the terms and conditions of your loan.

 

 

 

SIGNING THE LA&A:

 

All borrowers must sign the LA&A.

 

●   Sign your name exactly as it appears on the LA&A. If typed incorrectly, you should sign with the correct spelling.

●   If your middle initial appears on the signature line, sign with your middle initial.

●   If a suffix appears on the signature line, such as Sr. or Jr., sign with your suffix.

●   Corporate Signatories: Authorized representatives should sign the signature page.

 

Your signature represents your agreement to comply
with the terms and conditions of the loan.

 

 

 

 

SBA Loan #1793807405Application #3300493802

 

U.S. Small Business Administration

 

Economic Injury Disaster Loan

 

LOAN AUTHORIZATION AND AGREEMENT

 

Date: 05.04.2020 (Effective Date)

 

On the above date, this Administration (SBA) authorized (under Section 7(b) of the Small Business Act, as amended) a Loan (SBA Loan #1793807405) to BOURBON BROTHERS ENTERTAINMENT LLC (Borrower) of 1830 JET STREAM DRIVE COLORADO SPRINGS Colorado 80921 in the amount of five hundred thousand and 00/100 Dollars ($500,000.00), upon the following conditions:

 

PAYMENT

 

Installment payments, including principal and interest, of $2,437.00 Monthly, will begin Twelve (12) months from the date of the promissory Note. The balance of principal and interest will be payable Thirty (30) years from the date of the promissory Note.

 

INTEREST

 

Interest will accrue at the rate of 3.75% per annum and will accrue only on funds actually advanced from the date(s) of each advance.

 

PAYMENT TERMS

 

Each payment will be applied first to interest accrued to the date of receipt of each payment, and the balance, if any, will be applied to principal.

 

Each payment will be made when due even if at that time the full amount of the Loan has not yet been advanced or the authorized amount of the Loan has been reduced.

 

COLLATERAL

 

Borrower hereby grants to SBA, the secured party hereunder, a continuing security interest in and to any and all “Collateral” as described herein to secure payment and performance of all debts, liabilities and obligations of Borrower to SBA hereunder without limitation, including but not limited to all interest, other fees and expenses (all hereinafter called “Obligations”). The Collateral includes the following property that Borrower now owns or shall acquire or create immediately upon the acquisition or creation thereof: all tangible and intangible personal property, including, but not limited to: (a) inventory, (b) equipment, (c) instruments, including promissory notes (d) chattel paper, including tangible chattel paper and electronic chattel paper, (e) documents, (f) letter of credit rights, (g) accounts, including health-care insurance receivables and credit card receivables, (h) deposit accounts, (i) commercial tort claims, (j) general intangibles, including payment intangibles and software and (k) as-extracted collateral as such terms may from time to time be defined in the Uniform Commercial Code. The security interest Borrower grants includes all accessions, attachments, accessories, parts, supplies and replacements for the Collateral, all products, proceeds and collections thereof and all records and data relating thereto.

 

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SBA Loan #1793807405Application #3300493802

 

GUARANTEE

 

Borrower will provide the following guarantee(s):

 

Guarantee on SBA Form 2128 of: JAY ROTH (15975 WINDING TRAIL RD, COLORADO SPRINGS, CO)

 

REQUIREMENTS RELATIVE TO COLLATERAL

 

Borrower will not sell or transfer any collateral (except normal inventory turnover in the ordinary course of business) described in the “Collateral” paragraph hereof without the prior written consent of SBA.

 

Borrower will neither seek nor accept future advances under any superior liens on the collateral securing this Loan without the prior written consent of SBA.

 

USE OF LOAN PROCEEDS

 

Borrower will use all the proceeds of this Loan solely as working capital to alleviate economic injury caused by disaster occurring in the month of January 31, 2020 and continuing thereafter and to pay Uniform Commercial Code (UCC) lien filing fees and a third-party UCC handling charge of $100 which will be deducted from the Loan amount stated above.

 

REQUIREMENTS FOR USE OF LOAN PROCEEDS AND RECEIPTS

 

Borrower will obtain and itemize receipts (paid receipts, paid invoices or cancelled checks) and contracts for all Loan funds spent and retain these receipts for 3 years from the date of the final disbursement. Prior to each subsequent disbursement (if any) and whenever requested by SBA, Borrower will submit to SBA such itemization together with copies of the receipts.

 

Borrower will not use, directly or indirectly, any portion of the proceeds of this Loan to relocate without the prior written permission of SBA. The law prohibits the use of any portion of the proceeds of this Loan for voluntary relocation from the business area in which the disaster occurred. To request SBA’s prior written permission to relocate, Borrower will present to SBA the reasons therefore and a description or address of the relocation site. Determinations of (1) whether a relocation is voluntary or otherwise, and (2) whether any site other than the disaster-affected location is within the business area in which the disaster occurred, will be made solely by SBA.

 

Borrower will, to the extent feasible, purchase only American-made equipment and products with the proceeds of this Loan.

 

Borrower will make any request for a loan increase for additional disaster-related damages as soon as possible after the need for a loan increase is discovered. The SBA will not consider a request for a loan increase received more than two (2) years from the date of loan approval unless, in the sole discretion of the SBA, there are extraordinary and unforeseeable circumstances beyond the control of the borrower.

 

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SBA Loan #1793807405Application #3300493802

 

DEADLINE FOR RETURN OF LOAN CLOSING DOCUMENTS

 

Borrower will sign and return the loan closing documents to SBA within 2 months of the date of this Loan Authorization and Agreement. By notifying the Borrower in writing, SBA may cancel this Loan if the Borrower fails to meet this requirement. The Borrower may submit and the SBA may, in its sole discretion, accept documents after 2 months of the date of this Loan Authorization and Agreement.

 

COMPENSATION FROM OTHER SOURCES

 

Eligibility for this disaster Loan is limited to disaster losses that are not compensated by other sources. Other sources include but are not limited to: (1) proceeds of policies of insurance or other indemnifications, (2) grants or other reimbursement (including loans) from government agencies or private organizations, (3) claims for civil liability against other individuals, organizations or governmental entities, and (4) salvage (including any sale or re-use) of items of damaged property.

 

Borrower will promptly notify SBA of the existence and status of any claim or application for such other compensation, and of the receipt of any such compensation, and Borrower will promptly submit the proceeds of same (not exceeding the outstanding balance of this Loan) to SBA.

 

Borrower hereby assigns to SBA the proceeds of any such compensation from other sources and authorizes the payor of same to deliver said proceeds to SBA at such time and place as SBA shall designate.

 

SBA will in its sole discretion determine whether any such compensation from other sources is a duplication of benefits. SBA will use the proceeds of any such duplication to reduce the outstanding balance of this Loan, and Borrower agrees that such proceeds will not be applied in lieu of scheduled payments.

 

DUTY TO MAINTAIN HAZARD INSURANCE

 

Within 12 months from the date of this Loan Authorization and Agreement the Borrower will provide proof of an active and in effect hazard insurance policy including fire, lightning, and extended coverage on all items used to secure this loan to at least 80% of the insurable value. Borrower will not cancel such coverage and will maintain such coverage throughout the entire term of this Loan. BORROWER MAY NOT BE ELIGIBLE FOR EITHER ANY FUTURE DISASTER ASSISTANCE OR SBA FINANCIAL ASSISTANCE IF THIS INSURANCE IS NOT MAINTAINED AS STIPULATED HEREIN THROUGHOUT THE ENTIRE TERM OF THIS LOAN. Please submit proof of insurance to: U.S. Small Business Administration, Office of Disaster Assistance, 14925 Kingsport Rd, Fort Worth, TX. 76155.

 

BOOKS AND RECORDS

 

Borrower will maintain current and proper books of account in a manner satisfactory to SBA for the most recent 5 years until 3 years after the date of maturity, including extensions, or the date this Loan is paid in full, whichever occurs first. Such books will include Borrower’s financial and operating statements, insurance policies, tax returns and related filings, records of earnings distributed and dividends paid and records of compensation to officers, directors, holders of 10% or more of Borrower’s capital stock, members, partners and proprietors.

 

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SBA Loan #1793807405Application #3300493802

 

Borrower authorizes SBA to make or cause to be made, at Borrower’s expense and in such a manner and at such times as SBA may require: (1) inspections and audits of any books, records and paper in the custody or control of Borrower or others relating to Borrower’s financial or business conditions, including the making of copies thereof and extracts therefrom, and (2) inspections and appraisals of any of Borrower’s assets.

 

Borrower will furnish to SBA, not later than 3 months following the expiration of Borrower’s fiscal year and in such form as SBA may require, Borrower’s financial statements.

 

Upon written request of SBA, Borrower will accompany such statements with an ‘Accountant’s Review Report’ prepared by an independent public accountant at Borrower’s expense.

 

Borrower authorizes all Federal, State and municipal authorities to furnish reports of examination, records and other information relating to the conditions and affairs of Borrower and any desired information from such reports, returns, files, and records of such authorities upon request of SBA.

 

LIMITS ON DISTRIBUTION OF ASSETS

 

Borrower will not, without the prior written consent of SBA, make any distribution of Borrower’s assets, or give any preferential treatment, make any advance, directly or indirectly, by way of loan, gift, bonus, or otherwise, to any owner or partner or any of its employees, or to any company directly or indirectly controlling or affiliated with or controlled by Borrower, or any other company.

 

EQUAL OPPORTUNITY REQUIREMENT

 

If Borrower has or intends to have employees, Borrower will post SBA Form 722, Equal Opportunity Poster (copy attached), in Borrower’s place of business where it will be clearly visible to employees, applicants for employment, and the general public.

 

DISCLOSURE OF LOBBYING ACTIVITIES

 

Borrower agrees to the attached Certification Regarding Lobbying Activities

 

BORROWER’S CERTIFICATIONS

 

Borrower certifies that:

 

There has been no substantial adverse change in Borrower’s financial condition (and organization, in case of a business borrower) since the date of the application for this Loan. (Adverse changes include, but are not limited to: judgment liens, tax liens, mechanic’s liens, bankruptcy, financial reverses, arrest or conviction of felony, etc.)

 

No fees have been paid, directly or indirectly, to any representative (attorney, accountant, etc.) for services provided or to be provided in connection with applying for or closing this Loan, other than those reported on SBA Form 5 Business Disaster Loan Application’; SBA Form 3501 COVID-19 Economic Injury Disaster Loan Application; or SBA Form 159, ‘Compensation Agreement’. All fees not approved by SBA are prohibited.

 

5

SBA Loan #1793807405Application #3300493802

 

All representations in the Borrower’s Loan application (including all supplementary submissions) are true, correct and complete and are offered to induce SBA to make this Loan.

 

No claim or application for any other compensation for disaster losses has been submitted to or requested of any source, and no such other compensation has been received, other than that which Borrower has fully disclosed to SBA.

 

Neither the Borrower nor, if the Borrower is a business, any principal who owns at least 50% of the Borrower, is delinquent more than 60 days under the terms of any: (a) administrative order; (b) court order; or (c) repayment agreement that requires payment of child support.

 

Borrower certifies that no fees have been paid, directly or indirectly, to any representative (attorney, accountant, etc.) for services provided or to be provided in connection with applying for or closing this Loan, other than those reported on the Loan Application. All fees not approved by SBA are prohibited. If an Applicant chooses to employ an Agent, the compensation an Agent charges to and that is paid by the Applicant must bear a necessary and reasonable relationship to the services actually performed and must be comparable to those charged by other Agents in the geographical area. Compensation cannot be contingent on loan approval. In addition, compensation must not include any expenses which are deemed by SBA to be unreasonable for services actually performed or expenses actually incurred. Compensation must not include charges prohibited in 13 CFR 103 or SOP 50-30, Appendix 1. If the compensation exceeds $500 for a disaster home loan or $2,500 for a disaster business loan, Borrower must fill out the Compensation Agreement Form 159D which will be provided for Borrower upon request or can be found on the SBA website.

 

Borrower certifies, to the best of its, his or her knowledge and belief, that the certifications and representations in the attached Certification Regarding Lobbying are true, correct and complete and are offered to induce SBA to make this Loan.

 

CIVIL AND CRIMINAL PENALTIES

 

Whoever wrongfully misapplies the proceeds of an SBA disaster loan shall be civilly liable to the Administrator in an amount equal to one-and-one half times the original principal amount of the loan under 15 U.S.C. 636(b). In addition, any false statement or misrepresentation to SBA may result in criminal, civil or administrative sanctions including, but not limited to: 1) fines, imprisonment or both, under 15 U.S.C. 645, 18 U.S.C. 1001, 18 U.S.C. 1014, 18 U.S.C. 1040, 18 U.S.C. 3571, and any other applicable laws; 2) treble damages and civil penalties under the False Claims Act, 31 U.S.C. 3729; 3) double damages and civil penalties under the Program Fraud Civil Remedies Act, 31 U.S.C. 3802; and 4) suspension and/or debarment from all Federal procurement and non-procurement transactions. Statutory fines may increase if amended by the Federal Civil Penalties Inflation Adjustment Act Improvements Act of 2015.

 

6

SBA Loan #1793807405Application #3300493802

 

RESULT OF VIOLATION OF THIS LOAN AUTHORIZATION AND AGREEMENT

 

If Borrower violates any of the terms or conditions of this Loan Authorization and Agreement, the Loan will be in default and SBA may declare all or any part of the indebtedness immediately due and payable. SBA’s failure to exercise its rights under this paragraph will not constitute a waiver.

 

A default (or any violation of any of the terms and conditions) of any SBA Loan(s) to Borrower and/or its affiliates will be considered a default of all such Loan(s).

 

DISBURSEMENT OF THE LOAN

 

Disbursements will be made by and at the discretion of SBA Counsel, in accordance with this Loan Authorization and Agreement and the general requirements of SBA.

 

Disbursements may be made in increments as needed.

 

Other conditions may be imposed by SBA pursuant to general requirements of SBA.

 

Disbursement may be withheld if, in SBA’s sole discretion, there has been an adverse change in Borrower’s financial condition or in any other material fact represented in the Loan application, or if Borrower fails to meet any of the terms or conditions of this Loan Authorization and Agreement.

 

NO DISBURSEMENT WILL BE MADE LATER THAN 6 MONTHS FROM THE DATE OF THIS LOAN AUTHORIZATION AND AGREEMENT UNLESS SBA, IN ITS SOLE DISCRETION, EXTENDS THIS DISBURSEMENT PERIOD.

 

PARTIES AFFECTED

 

This Loan Authorization and Agreement will be binding upon Borrower and Borrower’s successors and assigns and will inure to the benefit of SBA and its successors and assigns.

 

RESOLUTION OF BOARD OF DIRECTORS

 

Borrower shall, within 180 days of receiving any disbursement of this Loan, submit the appropriate SBA Certificate and/or Resolution to the U.S. Small Business Administration, Office of Disaster Assistance, 14925 Kingsport Rd, Fort Worth, TX. 76155.

 

ENFORCEABILITY

 

This Loan Authorization and Agreement is legally binding, enforceable and approved upon Borrower’s signature, the SBA’s approval and the Loan Proceeds being issued to Borrower by a government issued check or by electronic debit of the Loan Proceeds to Borrower’ banking account provided by Borrower in application for this Loan.

 

  /s/ James E. Rivera
  James E. Rivera
  Associate Administrator
  U.S. Small Business Administration

 

The undersigned agree(s) to be bound by the terms and conditions herein during the term of this Loan, and further agree(s) that no provision stated herein will be waived without prior written consent of SBA. Under penalty of perjury of the United States of America, I hereby certify that I am authorized to apply for and obtain a disaster loan on behalf of Borrower, in connection with the effects of the COVID-19 emergency.

 

BOURBON BROTHERS ENTERTAINMENT LLC    
     
/s/ Jay Roth Date:  05.04.2020
JAY ROTH, Owner/Officer    

 

Note: Corporate Borrowers must execute Loan Authorization and Agreement in corporate name, by a duly authorized officer. Partnership Borrowers must execute in firm name, together with signature of a general partner. Limited Liability entities must execute in the entity name by the signature of the authorized managing person.

 

7

SBA Loan #1793807405Application #3300493802

 

CERTIFICATION REGARDING LOBBYING

 

For loans over $150,000, Congress requires recipients to agree to the following:

 

1.Appropriated funds may NOT be used for lobbying.

 

2.Payment of non-federal funds for lobbying must be reported on Form SF-LLL.

 

3.Language of this certification must be incorporated into all contracts and subcontracts exceeding $100,000.

 

4.All contractors and subcontractors with contracts exceeding $100,000 are required to certify and disclose accordingly.

 

8

SBA Loan #1793807405Application #3300493802

 

CERTIFICATION REGARDING
LOBBYING

 

Certification for Contracts, Grants, Loans, and Cooperative
Agreements

 

Borrower and all Guarantors certify, to the best of its, his or her knowledge and belief, that:

 

(1)       No Federal appropriated funds have been paid or will be paid, by or on behalf of the undersigned, to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with awarding of any Federal contract, the making of any Federal grant, the making of any Federal loan, the entering into of any cooperative agreement, and the extension, continuation, renewal, or modification of any Federal contract, grant, loan, or cooperative agreement.

 

(2)       If any funds other than Federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress in connection with this Federal loan, the undersigned shall complete and submit Standard Form LLL, “Disclosure Form to Report Lobbying,” in accordance with its instructions.

 

(3)       The undersigned shall require that the language of this certification be included in the award documents for all sub-awards at all tiers (including subcontracts, sub-grants, and contracts under grants, loans, and co-operative agreements) and that all sub-recipients shall certify and disclose accordingly.

 

This certification is a material representation of fact upon which reliance was placed when this transaction was made or entered into. Submission of this certification is a prerequisite for making or entering into this transaction imposed by Section 1352, Title 31, U.S. Code. Any person who fails to file the required certification shall be subject to a civil penalty of not less than $10,000.00 and not more than $100,000.00 for each such failure.

 

9

 

 

 

This Statement of Policy is Posted

 

In Accordance with Regulations of the

 

Small Business Administration

 

This Organization Practices

 

Equal Employment Opportunity

 

We do not discriminate on the ground of race, color, religion, sex, age, disability or national origin in the hiring, retention, or promotion of employees; nor in determining their rank, or the compensation or fringe benefits paid them.

 

This Organization Practices

 

Equal Treatment of Clients

 

We do not discriminate on the basis of race, color, religion, sex, marital status, disability, age or national origin in services or accommodations offered or provided to our employees, clients or guests.

 

These policies and this notice comply with regulations of the
United States Government.

 

Please report violations of this policy to:

 

  Administrator
  Small Business Administration
  Washington, D.C. 20416

 

In order for the public and your employees to know their rights under 13 C.F.R. Parts 112, 113, and 117, Small Business Administration Regulations, and to conform with the directions of the Administrator of SBA, this poster must be displayed where it is clearly visible to employees, applicants for employment, and the public.

 

Failure to display the poster as required in accordance with SBA Regulations may be considered evidence of noncompliance and subject you to the penalties contained in those Regulations.

 

10

 

 

 

Esta Declaración De Principios Se Publica

 

De Acuerdo Con Los Reglamentos De La

 

Agencia Federal Para el Desarrollo de la Pequeña Empresa

 

Esta Organización Practica

 

Igual Oportunidad De Empleo

 

No discriminamos por razón de raza, color, religión, sexo, edad, discapacidad o nacionalidad en el empleo, retención o ascenso de personal ni en la determinación de sus posiciones, salarios o beneficios marginales.

 

Esta Organización Practica

 

Igualdad En El Trato A Su Clientela

 

No discriminamos por razón de raza, color, religión, sexo, estado civil, edad, discapacidad o nacionalidad en los servicios o facilidades provistos para nuestros empleados, clientes o visitantes.

 

Estos principios y este aviso cumplen con los reglamentos del Gobierno
de los Estados Unidos de América.

 

Favor de informar violaciones a lo aquí indicado a:

 

  Administrador
  Agencia Federal Para el Desarrollo de la
  Pequeña Empresa
  Washington, D.C. 20416

 

A fin de que el público y sus empleados conozcan sus derechos según lo expresado en las Secciones 112, 113 y 117 del Código de Regulaciaones Federales No. 13, de los Reglamentos de la Agencja Federal Para el Desarrollo de la Pequeña Empresa y de acuerdo con las instrucciones del Administrador de dicha agencia,

 

esta notificación debe fijarse en un lugar claramente visible para los empleados, solicitantes de empleo y público en general. No fijar esta notificación según lo requerido por los reglamentos de la Agencia Federal Para el Desarrollo de la Pequeña Empresa, puede ser interpretado como evidencia de falta de cumplimiento de los mismos y conllevará la ejecución de los castigos impuestos en estos reglamentos.

 

11

SBA Loan #1793807405Application #3300493802

 

NOTE

 

A PROPERLY SIGNED NOTE IS
REQUIRED PRIOR TO ANY
DISBURSEMENT

 

CAREFULLY READ THE NOTE: It is your promise to repay the loan.

 

●   The Note is pre-dated. DO NOT CHANGE THE DATE OF THE NOTE.

●   LOAN PAYMENTS will be due as stated in the Note.

●   ANY CORRECTIONS OR UNAUTHORIZED MARKS MAY VOID THIS DOCUMENT.

 

 

 

SIGNING THE NOTE: All borrowers must sign the Note.

 

●   Sign your name exactly as it appears on the Note. If typed incorrectly, you should sign with the correct spelling.

●   If your middle initial appears on the signature line, sign with your middle initial.

●   If a suffix appears on the signature line, such as Sr. or Jr., sign with your suffix.

●   Corporate Signatories: Authorized representatives should sign the signature page.

 

 

12

SBA Loan #1793807405Application #3300493802

 

U.S. Small Business Administration

 

NOTE

 

(SECURED DISASTER LOANS)

 

Date: 05.04.2020
Loan Amount: $500,000.00
Annual Interest Rate: 3.75%

 

SBA Loan # 1793807405 Application #3300493802

 

1.PROMISE TO PAY: In return for a loan, Borrower promises to pay to the order of SBA the amount of five hundred thousand and 00/100 Dollars ($500,000.00), interest on the unpaid principal balance, and all other amounts required by this Note.

 

2.DEFINITIONS: A) “Collateral” means any property taken as security for payment of this Note or any guarantee of this Note. B) “Guarantor” means each person or entity that signs a guarantee of payment of this Note. C) “Loan Documents” means the documents related to this loan signed by Borrower, any Guarantor, or anyone who pledges collateral.

 

3.PAYMENT TERMS: Borrower must make all payments at the place SBA designates. Borrower may prepay this Note in part or in full at any time, without notice or penalty. Borrower must pay principal and interest payments of $2,437.00 every month beginning Twelve (12) months from the date of the Note. SBA will apply each installment payment first to pay interest accrued to the day SBA receives the payment and will then apply any remaining balance to reduce principal. All remaining principal and accrued interest is due and payable Thirty (30) years from the date of the Note.

 

4.DEFAULT: Borrower is in default under this Note if Borrower does not make a payment when due under this Note, or if Borrower: A) Fails to comply with any provision of this Note, the Loan Authorization and Agreement, or other Loan Documents; B) Defaults on any other SBA loan; C) Sells or otherwise transfers, or does not preserve or account to SBA’s satisfaction for, any of the Collateral or its proceeds; D) Does not disclose, or anyone acting on their behalf does not disclose, any material fact to SBA; E) Makes, or anyone acting on their behalf makes, a materially false or misleading representation to SBA; F) Defaults on any loan or agreement with another creditor, if SBA believes the default may materially affect Borrower’s ability to pay this Note; G) Fails to pay any taxes when due; H) Becomes the subject of a proceeding under any bankruptcy or insolvency law; I) Has a receiver or liquidator appointed for any part of their business or property; J) Makes an assignment for the benefit of creditors; K) Has any adverse change in financial condition or business operation that SBA believes may materially affect Borrower’s ability to pay this Note; L) Dies; M) Reorganizes, merges, consolidates, or otherwise changes ownership or business structure without SBA’s prior written consent; or, N) Becomes the subject of a civil or criminal action that SBA believes may materially affect Borrower’s ability to pay this Note.

 

5.SBA’S RIGHTS IF THERE IS A DEFAULT: Without notice or demand and without giving up any of its rights, SBA may: A) Require immediate payment of all amounts owing under this Note; B) Have recourse to collect all amounts owing from any Borrower or Guarantor (if any); C) File suit and obtain judgment; D) Take possession of any Collateral; or E) Sell, lease, or otherwise dispose of, any Collateral at public or private sale, with or without advertisement.

 

13

SBA Loan #1793807405Application #3300493802

 

6.SBA’S GENERAL POWERS: Without notice and without Borrower’s consent, SBA may: A) Bid on or buy the Collateral at its sale or the sale of another lienholder, at any price it chooses; B) Collect amounts due under this Note, enforce the terms of this Note or any other Loan Document, and preserve or dispose of the Collateral. Among other things, the expenses may include payments for property taxes, prior liens, insurance, appraisals, environmental remediation costs, and reasonable attorney’s fees and costs. If SBA incurs such expenses, it may demand immediate reimbursement from Borrower or add the expenses to the principal balance; C) Release anyone obligated to pay this Note; D) Compromise, release, renew, extend or substitute any of the Collateral; and E) Take any action necessary to protect the Collateral or collect amounts owing on this Note.

 

7.FEDERAL LAW APPLIES: When SBA is the holder, this Note will be interpreted and enforced under federal law, including SBA regulations. SBA may use state or local procedures for filing papers, recording documents, giving notice, foreclosing liens, and other purposes. By using such procedures, SBA does not waive any federal immunity from state or local control, penalty, tax, or liability. As to this Note, Borrower may not claim or assert against SBA any local or state law to deny any obligation, defeat any claim of SBA, or preempt federal law.

 

8.GENERAL PROVISIONS: A) All individuals and entities signing this Note are jointly and severally liable. B) Borrower waives all suretyship defenses. C) Borrower must sign all documents required at any time to comply with the Loan Documents and to enable SBA to acquire, perfect, or maintain SBA’s liens on Collateral. D) SBA may exercise any of its rights separately or together, as many times and in any order it chooses. SBA may delay or forgo enforcing any of its rights without giving up any of them. E) Borrower may not use an oral statement of SBA to contradict or alter the written terms of this Note. F) If any part of this Note is unenforceable, all other parts remain in effect. G) To the extent allowed by law, Borrower waives all demands and notices in connection with this Note, including presentment, demand, protest, and notice of dishonor. Borrower also waives any defenses based upon any claim that SBA did not obtain any guarantee; did not obtain, perfect, or maintain a lien upon Collateral; impaired Collateral; or did not obtain the fair market value of Collateral at a sale. H) SBA may sell or otherwise transfer this Note.

 

9.MISUSE OF LOAN FUNDS: Anyone who wrongfully misapplies any proceeds of the loan will be civilly liable to SBA for one and one- half times the proceeds disbursed, in addition to other remedies allowed by law.

 

10.BORROWER’S NAME(S) AND SIGNATURE(S): By signing below, each individual or entity acknowledges and accepts personal obligation and full liability under the Note as Borrower.

 

  BOURBON BROTHERS ENTERTAINMENT LLC
   
  /s/ Jay Roth
  JAY ROTH, Owner/Officer

 

14

SBA Loan #1793807405Application #3300493802

 

SECURITY AGREEMENT

 

Read this document carefully. It grants the SBA a security interest (lien) in all the property described in paragraph 4.

 

This document is predated. DO NOT CHANGE THE DATE ON THIS DOCUMENT.

 

15

SBA Loan #1793807405Application #3300493802

 

 

U.S. Small Business Administration

 

SECURITY AGREEMENT

 

SBA Loan #: 1793807405
Borrower: BOURBON BROTHERS ENTERTAINMENT LLC
Secured Party: The Small Business Administration, an Agency of the U.S. Government
Date: 05.04.2020
Note Amount: $500,000.00

 

 

1.DEFINITIONS.

 

Unless otherwise specified, all terms used in this Agreement will have the meanings ascribed to them under the Official Text of the Uniform Commercial Code, as it may be amended from time to time, (“UCC”). “SBA” means the Small Business Administration, an Agency of the U.S. Government.

 

2.GRANT OF SECURITY INTEREST.

 

For value received, the Borrower grants to the Secured Party a security interest in the property described below in paragraph 4 (the “Collateral”).

 

3.OBLIGATIONS SECURED.

 

This Agreement secures the payment and performance of: (a) all obligations under a Note dated 05.04.2020, made by BOURBON BROTHERS ENTERTAINMENT LLC , made payable to Secured Lender, in the amount of $500,000.00 (“Note”), including all costs and expenses (including reasonable attorney’s fees), incurred by Secured Party in the disbursement, administration and collection of the loan evidenced by the Note; (b) all costs and expenses (including reasonable attorney’s fees), incurred by Secured Party in the protection, maintenance and enforcement of the security interest hereby granted; (c) all obligations of the Borrower in any other agreement relating to the Note; and (d) any modifications, renewals, refinancings, or extensions of the foregoing obligations.

 

4.COLLATERAL DESCRIPTION.

 

The Collateral in which this security interest is granted includes the following property that Borrower now owns or shall acquire or create immediately upon the acquisition or creation thereof: all tangible and intangible personal property, including, but not limited to: (a) inventory, (b) equipment, (c) instruments, including promissory notes (d) chattel paper, including tangible chattel paper and electronic chattel paper, (e) documents, (f) letter of credit rights, (g) accounts, including health-care insurance receivables and credit card receivables, (h) deposit accounts, (i) commercial tort claims, (j) general intangibles, including payment intangibles and software and (k) as-extracted collateral as such terms may from time to time be defined in the Uniform Commercial Code. The security interest Borrower grants includes all accessions, attachments, accessories, parts, supplies and replacements for the Collateral, all products, proceeds and collections thereof and all records and data relating thereto.

 

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SBA Loan #1793807405Application #3300493802

 

5.RESTRICTIONS ON COLLATERAL TRANSFER.

 

Borrower will not sell, lease, license or otherwise transfer (including by granting security interests, liens, or other encumbrances in) all or any part of the Collateral or Borrower’s interest in the Collateral without Secured Party’s written or electronically communicated approval, except that Borrower may sell inventory in the ordinary course of business on customary terms. Borrower may collect and use amounts due on accounts and other rights to payment arising or created in the ordinary course of business, until notified otherwise by Secured Party in writing or by electronic communication.

 

6.MAINTENANCE AND LOCATION OF COLLATERAL; INSPECTION; INSURANCE.

 

Borrower must promptly notify Secured Party by written or electronic communication of any change in location of the Collateral, specifying the new location. Borrower hereby grants to Secured Party the right to inspect the Collateral at all reasonable times and upon reasonable notice. Borrower must: (a) maintain the Collateral in good condition; (b) pay promptly all taxes, judgments, or charges of any kind levied or assessed thereon; (c) keep current all rent or mortgage payments due, if any, on premises where the Collateral is located; and (d) maintain hazard insurance on the Collateral, with an insurance company and in an amount approved by Secured Party (but in no event less than the replacement cost of that Collateral), and including such terms as Secured Party may require including a Lender’s Loss Payable Clause in favor of Secured Party. Borrower hereby assigns to Secured Party any proceeds of such policies and all unearned premiums thereon and authorizes and empowers Secured Party to collect such sums and to execute and endorse in Borrower’s name all proofs of loss, drafts, checks and any other documents necessary for Secured Party to obtain such payments.

 

7.CHANGES TO BORROWER’S LEGAL STRUCTURE, PLACE OF BUSINESS, JURISDICTION OF ORGANIZATION, OR NAME.

 

Borrower must notify Secured Party by written or electronic communication not less than 30 days before taking any of the following actions: (a) changing or reorganizing the type of organization or form under which it does business; (b) moving, changing its place of business or adding a place of business; (c) changing its jurisdiction of organization; or (d) changing its name. Borrower will pay for the preparation and filing of all documents Secured Party deems necessary to maintain, perfect and continue the perfection of Secured Party’s security interest in the event of any such change.

 

8.PERFECTION OF SECURITY INTEREST.

 

Borrower consents, without further notice, to Secured Party’s filing or recording of any documents necessary to perfect, continue, amend or terminate its security interest. Upon request of Secured Party, Borrower must sign or otherwise authenticate all documents that Secured Party deems necessary at any time to allow Secured Party to acquire, perfect, continue or amend its security interest in the Collateral. Borrower will pay the filing and recording costs of any documents relating to Secured Party’s security interest. Borrower ratifies all previous filings and recordings, including financing statements and notations on certificates of title. Borrower will cooperate with Secured Party in obtaining a Control Agreement satisfactory to Secured Party with respect to any Deposit Accounts or Investment Property, or in otherwise obtaining control or possession of that or any other Collateral.

 

9.DEFAULT.

 

Borrower is in default under this Agreement if: (a) Borrower fails to pay, perform or otherwise comply with any provision of this Agreement; (b) Borrower makes any materially false representation, warranty or certification in, or in connection with, this Agreement, the Note, or any other agreement related to the Note or this Agreement; (c) another secured party or judgment creditor exercises its rights against the Collateral; or (d) an event defined as a “default” under the Obligations occurs. In the event of default and if Secured Party requests, Borrower must assemble and make available all Collateral at a place and time designated by Secured Party. Upon default and at any time thereafter, Secured Party may declare all Obligations secured hereby immediately due and payable, and, in its sole discretion, may proceed to enforce payment of same and exercise any of the rights and remedies available to a secured party by law including those available to it under Article 9 of the UCC that is in effect in the jurisdiction where Borrower or the Collateral is located. Unless otherwise required under applicable law, Secured Party has no obligation to clean or otherwise prepare the Collateral for sale or other disposition and Borrower waives any right it may have to require Secured Party to enforce the security interest or payment or performance of the Obligations against any other person.

 

17

SBA Loan #1793807405Application #3300493802

 

10.FEDERAL RIGHTS.

 

When SBA is the holder of the Note, this Agreement will be construed and enforced under federal law, including SBA regulations. Secured Party or SBA may use state or local procedures for filing papers, recording documents, giving notice, enforcing security interests or liens, and for any other purposes. By using such procedures, SBA does not waive any federal immunity from state or local control, penalty, tax or liability. As to this Agreement, Borrower may not claim or assert any local or state law against SBA to deny any obligation, defeat any claim of SBA, or preempt federal law.

 

11.GOVERNING LAW.

 

Unless SBA is the holder of the Note, in which case federal law will govern, Borrower and Secured Party agree that this Agreement will be governed by the laws of the jurisdiction where the Borrower is located, including the UCC as in effect in such jurisdiction and without reference to its conflicts of laws principles.

 

12.SECURED PARTY RIGHTS.

 

All rights conferred in this Agreement on Secured Party are in addition to those granted to it by law, and all rights are cumulative and may be exercised simultaneously. Failure of Secured Party to enforce any rights or remedies will not constitute an estoppel or waiver of Secured Party’s ability to exercise such rights or remedies. Unless otherwise required under applicable law, Secured Party is not liable for any loss or damage to Collateral in its possession or under its control, nor will such loss or damage reduce or discharge the Obligations that are due, even if Secured Party’s actions or inactions caused or in any way contributed to such loss or damage.

 

13.SEVERABILITY.

 

If any provision of this Agreement is unenforceable, all other provisions remain in effect.

 

14.BORROWER CERTIFICATIONS.

 

Borrower certifies that: (a) its Name (or Names) as stated above is correct; (b) all Collateral is owned or titled in the Borrower’s name and not in the name of any other organization or individual; (c) Borrower has the legal authority to grant the security interest in the Collateral; (d) Borrower’s ownership in or title to the Collateral is free of all adverse claims, liens, or security interests (unless expressly permitted by Secured Party); (e) none of the Obligations are or will be primarily for personal, family or household purposes; (f) none of the Collateral is or will be used, or has been or will be bought primarily for personal, family or household purposes; (g) Borrower has read and understands the meaning and effect of all terms of this Agreement.

 

15.BORROWER NAME(S) AND SIGNATURE(S).

 

By signing or otherwise authenticating below, each individual and each organization becomes jointly and severally obligated as a Borrower under this Agreement.

 

  BOURBON BROTHERS ENTERTAINMENT LLC    
       
  /s/ Jay Roth Date:  05.04.2020
  JAY ROTH, Owner/Officer    

 

18

SBA Loan #1793807405Application #3300493802

 

GUARANTEE

 

The Guarantee is to be signed by the person(s) who is to guarantee your loan.

 

This document is pre-dated. DO NOT CHANGE THE DATE ON THIS DOCUMENT.

 

19

SBA Loan #1793807405Application #3300493802

 

U.S. Small Business Administration

 

UNCONDITIONAL GUARANTEE

 

(DISASTER LOANS)

 

 

 

SBA Loan #: 1793807405
Application # 3300493802
Guarantor(s) JAY ROTH
Borrower: BOURBON BROTHERS ENTERTAINMENT LLC
Date: 05.04.2020
Note Amount: $500,000.00

 

1.GUARANTEE.

 

Guarantor(s) unconditionally guarantee(s) payment to SBA of all amounts owing under the Note. This Guarantee remains in effect until the Note is paid in full. Guarantor(s) must pay all amounts due under the Note when SBA makes written demand upon Guarantor(s). SBA is not required to seek payment from any other source before demanding payment from Guarantor(s).

 

2.NOTE.

 

The “Note” is the promissory note dated 05.04.2020 in the principal amount of five hundred thousand and 00/100 Dollars ($500,000.00,) from Borrower to SBA. It includes any assumption, renewal, substitution, or replacement of the Note.

 

3.DEFINITIONS.

 

“Collateral” means property, if any, taken as security for payment of the Note or any guarantee of the Note.

 

“Loan” means the loan evidenced by the Note.

 

“Loan Documents” means the documents related to the Loan signed by Borrower, Guarantor(s) or any other guarantor, or anyone who pledges Collateral.

 

“SBA” means the Small Business Administration, an Agency of the United States of America.

 

20

SBA Loan #1793807405Application #3300493802

 

4.SBA’S GENERAL POWERS.

 

SBA may take any of the following actions at any time, without notice, without Guarantor(s)’ consent, and without making demand upon Guarantor(s):

 

A.Modify the terms of the Note or any other Loan Document except to increase the amounts due under the Note;
B.Refrain from taking any action on the Note, the Collateral, or any guarantee;
C.Release any Borrower or any guarantor of the Note;
D.Compromise or settle with the Borrower or any guarantor of the Note;
E.Substitute or release any of the Collateral, whether or not SBA receives anything in return;
F.Foreclose upon or otherwise obtain, and dispose of, any Collateral at public or private sale, with or without advertisement;
G.Bid or buy at any sale of Collateral by SBA or any other lienholder, at any price SBA chooses; and
H.Exercise any rights it has, including those in the Note and other Loan Documents.

These actions will not release or reduce the obligations of Guarantor(s) or create any rights or claims against SBA.

 

5.FEDERAL LAW.

 

When SBA is the holder, the Note and this Guarantee will be construed and enforced under federal law, including SBA regulations. SBA may use state or local procedures for filing papers, recording documents, giving notice, foreclosing liens, and other purposes. By using such procedures, SBA does not waive any federal immunity from state or local control, penalty, tax, or liability. As to this Guarantee, Guarantor(s) may not claim or assert any local or state law against SBA to deny any obligation, defeat any claim of SBA, or preempt federal law.

 

6.RIGHTS, NOTICES, AND DEFENSES THAT GUARANTOR(S) WAIVE(S).

 

To the extent permitted by law,

 

I.Guarantor(s) waive(s) all rights to:

 

1)Require presentment, protest, or demand upon Borrower;
2)Redeem any Collateral before or after SBA disposes of it;
3)Have any disposition of Collateral advertised; and
4)Require a valuation of Collateral before or after SBA disposes of it.

 

J.Guarantor(s) waive(s) any notice of:

 

1)Any default under the Note;
2)Presentment, dishonor, protest, or demand;
3)Execution of the Note;
4)Any action or inaction on the Note or Collateral, such as disbursements, payment, nonpayment, acceleration, intent to accelerate, assignment, collection activity, and incurring enforcement expenses;
5)Any change in the financial condition or business operations of Borrower or any guarantor(s);
6)Any changes in the terms of the Note or other Loan Documents, except increases in the amounts due under the Note; and
7)The time or place of any sale or other disposition of Collateral.

 

K.Guarantor(s) waive(s) defenses based upon any claim that

 

1)SBA failed to obtain any guarantee;
2)SBA failed to obtain, perfect, or maintain a security interest in any property offered or taken as Collateral;
3)SBA or others improperly valued or inspected the Collateral;
4)The Collateral changed in value, or was neglected, lost, destroyed, or underinsured;
5)SBA impaired the Collateral;
6)SBA did not dispose of any of the Collateral;
7)SBA did not conduct a commercially reasonable sale;
8)SBA did not obtain the fair market value of the Collateral;

 

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SBA Loan #1793807405Application #3300493802

 

9)SBA did not make or perfect a claim upon the death or disability of Borrower or any guarantor of the Note;
10)The financial condition of Borrower or any guarantor was overstated or has adversely changed;
11)SBA made errors or omissions in Loan Documents or administration of the Loan;
12)SBA did not seek payment from the Borrower, any other guarantor(s), or any Collateral before demanding payment from Guarantor(s);
13)SBA impaired Guarantor(s)’ suretyship rights;
14)SBA modified the Note terms, other than to increase amounts due under the Note. If SBA modifies the Note to increase the amounts due under the Note without Guarantor(s)’ consent, Guarantor(s) will not be liable for the increased amounts and related interest and expenses, but remains liable for all other amounts;
15)Borrower has avoided liability on the Note; or
16)SBA has taken an action allowed under the Note, this Guarantee, or other Loan Documents.

 

7.DUTIES AS TO COLLATERAL.

 

Guarantor(s) will preserve the Collateral, if any, pledged by Guarantor(s) to secure this Guarantee. SBA has no duty to preserve or dispose of any Collateral.

 

8.SUCCESSORS AND ASSIGNS.

 

Under this Guarantee, Guarantor(s) include(s) successors, and SBA includes successors and assigns.

 

9.GENERAL PROVISIONS.

 

L.ENFORCEMENT EXPENSES. Guarantor(s) promise(s) to pay all expenses SBA incurs to enforce this Guarantee, including, but not limited to, attorney’s fees and costs.

 

M.SUBROGATION RIGHT. Guarantor(s) has/have no subrogation rights as to the Note or the Collateral until the Note is paid in full.

 

N.JOINT AND SEVERAL LIABILITY. All individuals and entities signing as Guarantor(s) is/are jointly and severally liable.

 

O.DOCUMENT SIGNING. Guarantor(s) must sign all documents necessary at any time to comply with the Loan Documents and to enable SBA to acquire, perfect, or maintain SBA’s liens on Collateral.

 

P.FINANCIAL STATEMENTS. Guarantor(s) must give SBA financial statements as SBA requires.

 

Q.SBA’S RIGHTS CUMULATIVE, NOT WAIVED. SBA may exercise any of its rights separately or together, as many times as it chooses. SBA may delay or forgo enforcing any of its rights without losing or impairing any of them.

 

R.ORAL STATEMENTS NOT BINDING. Guarantor(s) may not use an oral statement to contradict or alter the written terms of the Note or this Guarantee, or to raise a defense to this Guarantee.

 

22

SBA Loan #1793807405Application #3300493802

 

S.SEVERABILITY. If any part of this Guarantee is found to be unenforceable, all other parts will remain in effect.

 

T.CONSIDERATION. The consideration for this Guarantee is the Loan or any accommodation by SBA as to the Loan.

 

10.GUARANTOR(S) ACKNOWLEDGMENT OF TERMS.

 

Guarantor(s) acknowledge(s) that Guarantor(s) has/have read and understands the significance of all terms of the Loan Authorization Agreement, Note, this Guarantee, including all waivers, and certifies, to the best of its, his or her knowledge and belief, that the certifications and representations in the attached Certification Regarding Lobbying are true, correct and complete and are offered to induce SBA to make this Loan.

 

11.GUARANTOR(S) NAME(S) AND SIGNATURE(S).

 

By signing below, each individual or entity becomes obligated as Guarantor under this Guarantee.

 

  GUARANTOR:
   
  /s/ Jay Roth
  JAY ROTH
  By: JAY ROTH, Owner/Officer

 

 

23

 

 

 

Exhibit 10.25

 

COMMERCIAL PROMISSORY NOTE 

 

LOAN NUMBER NOTE DATE PRINCIPAL AMOUNT LOAN TERM MATURITY DATE
22016770 May 26, 2022 $4,463,283.00 252 Months May 6, 2043
LOAN PURPOSE: 6 – Construction of Non Residential Structures

 

BORROWER INFORMATION

GA HIA, LLC

1830 JET STREAM DRIVE

COLORADO SPRINGS, CO 80921

 

 

 

NOTE. This Commercial Promissory Note will be referred to in this document as the “Note.”

 

CONSTRUCTION LOAN AGREEMENT. “Construction Loan Agreement” means the Construction to Permanent Loan Agreement between Lender and Borrower entered into on May 26, 2022.

 

LENDER. “Lender” means Pinnacle Bank whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635, its successors and assigns,

 

BORROWER. “Borrower” means each person or legal entity identified above in the BORROWER INFORMATION section who signs this Note.

 

PROMISE TO PAY. For value received, receipt of which is hereby acknowledged, on or before May 26, 2043 (the “Maturity Date”), the Borrower promises to pay the principal amount of Four Million Four Hundred Sixty-three Thousand Two Hundred Eighty-three and 00/100 Dollars ($4,463,283.00) or such lesser amount as shall have been advanced by Lender, from time to time, to or on behalf of Borrower under the terms of this Note, and all interest on the outstanding principal balance and any other charges, including service charges, to the order of Lender at its office at the address noted above or at such other place as Lender may designate in writing. The Borrower will make all payments in lawful money of the United States of America.

 

PAYMENT SCHEDULE. This Note will be paid according to the following schedule: 12 consecutive payments of interest only beginning on June 26, 2022 and continuing on the same day of each month thereafter. This will be followed by 240 consecutive payments of principal and interest in the amount of $27,067.98 beginning on June 26, 2023 and continuing on the same day of each month thereafter. The unpaid principal balance of this Note, together with all accrued interest and charges owing in connection therewith, shall be due and payable on the Maturity Date.

 

APPLICATION OF PAYMENTS. Unless Applicable Law provides otherwise, all payments received by Lender shall be applied: first, to any escrow or reserve payments as required under any mortgage, deed of trust, or other security instrument or security agreement securing the Note; then to any accrued unpaid interest; then to principal; and then to any late charges.

 

RECEIPT OF PAYMENTS. All payments must be received by Lender consistent with any written payment instructions provided by Lender. If a payment is made consistent with Lender’s payment instructions, but received after 5:00 PM Eastern Time in branch, 6:00 PM Eastern Time at the Interactive Teller Machine, 6:00 PM Eastern Time by online banking, or after 8:00 AM Eastern Time at the night drop on a business day, Lender will credit Borrower’s payment on the next business day.

 

INTEREST.

 

Interest Rate and Scheduled Payment Changes. Interest will begin to accrue on the date of this Note. The interest rate on this Note will be fixed at 3.950 % per annum.

 

Beginning on May 26, 2033, this Note will be subject to a variable rate of interest that will be based on 5 year - US Treasury Note in effect on the Change Date (the “Index”) plus 2.750 percentage points (the “Margin”). This interest rate may change on May 26, 2033 and every TEN YEARS thereafter. Each date on which the interest rate may change is called the “Change Date.” On each Change Date, Lender will calculate the new interest rate in the same manner as described above. The interest rate will never be greater than 6,500% or less than 3,950%.

 

Index Replacement. If the Index is Unavailable on the Change Date, the interest rate will be calculated using a “Replacement Index” and a new commercially reasonable “Replacement Margin.”

 

 

 

 

Index Unavailability. The Index is considered “Unavailable” when one or more of the following events occurs:

 

(1) A public statement by or on behalf of the administrator of the Index, or supervisor thereof or a relevant governmental authority, that (a) the administrator will cease publishing the Index and there is no successor administrator that will continue publication of the Index, or (b) that the Index has been discontinued, is no longer reliable or representative, or may no longer be used;

 

(2) The Index is not published by the administrator of the Index for five consecutive business days without advance announcement that the disruption is temporary; or

 

(3) Lender reasonably determines that the Index no longer reflects the Lender’s cost of funding.

 

Replacement Index and Replacement Margin. Lender will select the Replacement Index and determine an associated Replacement Margin. Lender shall make a reasonable effort to select a Replacement Index and a Replacement Margin that, when added together, Lender reasonably expects will minimize any change to the cost of the loan. The Replacement Index shall be (a) a replacement Index selected or recommended by a relevant governmental authority or a committee endorsed or convened thereby, (b) a comparable successor or alternative Index and Margin that is, at such time, broadly viewed as acceptable market practice for similar loans in lieu of the Index, or (c) a successor or alternative Index rate as Lender may reasonably determine. The Replacement Margin shall be determined by utilizing a margin adjustment method which is, at such time, (a) selected or recommended by a relevant governmental authority or a committee endorsed or convened thereby, (b) broadly viewed as acceptable market practice, or (c) any other method as the Lender may reasonably determine.

 

Compliance with Law. Nothing contained herein shall be construed as to require the Borrower to pay interest at a greater rate than the maximum allowed by law. If, however, from any circumstances, Borrower pays interest at a greater rate than the maximum allowed by law, the obligation to be fulfilled will be reduced to an amount computed at the highest rate of interest permissible under applicable law and if, for any reason whatsoever, Lender ever receives interest in an amount which would be deemed unlawful under applicable law, such interest shall be automatically applied to amounts owed, in Lender’s sole discretion, or as otherwise allowed by applicable law.

 

Accrual Method. Interest on this Note is calculated on an Actual/360 day basis. This calculation method results in a higher effective interest rate than the numeric interest rate stated in this Note.

Default Rate. The outstanding principal balance of this loan after the Maturity Date, whether by acceleration or otherwise, shall be subject to a post-maturity rate of interest equal to 10.000% per annum.

 

Default Rate. The outstanding principal balance of this loan after the Maturity Date, whether by acceleration or otherwise, shall be subject to a post-maturity rate of interest equal to 10.000% per annum.

 

LATE PAYMENT CHARGE. If any required payment is more than 10 days late, then at Lender’s option, Lender will assess a late payment charge of 7.50% of the amount of the regularly scheduled payment then past due, subject to a maximum charge of $250.00 and a minimum charge of $35.00.

 

PREPAYMENT PENALTY. This Note is subject to a prepayment penalty. Payment of all unpaid principal, accrued and unpaid interest and all other fees then outstanding prior to the Maturity Date will result in a penalty that shall be equal to: If I prepay in full, I will pay a prepayment penalty of 5% of the current principal balance if paid off within the first year, 4% within the second, 3% within the third, 2% within the fourth, 1% within the fifth and decreasing by ten (10) basis points each year thereafter to a minimum of $250. Note: Prepayment Penalty will not be enforced upon early repayment from the borrower’s cash flow or from proceeds stemming from the sale of property. Except for the foregoing. Borrower may pay all or a portion of the amount owed earlier than it is due. .

 

ADVANCES.

 

General. The Borrower and Lender agree that the Borrower may borrow up to the maximum amount of principal only one time. Subject to the terms of this Note and all of the related agreements, advances under this Note are obligatory. Regardless of the obligatory nature of this Note, principal advances will not be made to the Borrower if any of the following conditions exist:

 

The maximum amount on this Note has been reached or is outstanding.
Borrower has breached any of the terms, provisions, representations, requirements or promises contained in this Note, the Related Documents, or any other agreement.
Borrower makes a request for an advance after the Completion Date (as defined in the Construction Loan Agreement).
The Note or any other agreement relating to the extension of credit is in default.
The Lender has deemed itself insecure or there has been a material adverse change of conditions.
The Lender is precluded by law from making the advance.

 

2

 

 

Requests. Advances under this Note may be requested electronically or in writing by the Borrower or by an authorized person on behalf of the Borrower.

 

Limits on Advances. The total of any advance requested and unpaid principal cannot exceed the available principal amount. The available principal amount refers to the principal amount minus the aggregate amount of outstanding advances.

 

Account. All advances will be charged to a loan account in Borrower’s name on Lender’s books, and the Lender shall debit in such account the amount of each advance made to, and credit to such account the amount of each repayment made by Borrower.

 

SECURITY TO NOTE. Security for this Note is granted pursuant to the following security document(s):

 

A DEED TO SECURE DEBT DATED 05/26/2022, TO LENDER ON REAL PROPERTY LOCATED AT 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, GA 30501.
A COMMERCIAL SECURITY AGREEMENT DATED 05/26/2022, ON COLLATERAL DESCRIBED AS ALL FURNITURE, FIXTURES AND EQUIPMENT.
ASSIGNMENT OF LEASES AND RENTS DATED 05/26/2022, TO LENDER ON REAL PROPERTY LOCATED AT 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, GA 30501.

 

GUARANTY. In support of this transaction, a Guaranty dated May 26, 2022 has been executed by JAY WILLIAM ROTH.

 

RIGHT OF SET-OFF. To the extent permitted by law, Borrower agrees that Lender has the right to set-off any amount due and payable under this Note, whether matured or unmatured, against any amount owing by Lender to Borrower including any or all of Borrower’s accounts with Lender. This shall include all accounts Borrower holds jointly with someone else and all accounts Borrower may open in the future. Such right of set-off may be exercised by Lender against Borrower or against any assignee for the benefit of creditors, receiver, or execution, judgment or attachment creditor of Borrower, or against anyone else claiming through or against Borrower or such assignee for the benefit of creditors, receiver, or execution, judgment or attachment creditor, notwithstanding the fact that such right of set-off has not been exercised by Lender prior to the making, filing or issuance or service upon Lender of, or of notice of, assignment for the benefit of creditors, appointment or application for the appointment of a receiver, or issuance of execution, subpoena or order or warrant. Lender will not be liable for the dishonor of any check when the dishonor occurs because Lender set-off a debt against Borrower’s account. Borrower agrees to hold Lender harmless from any claim arising as a result of Lender exercising Lender’s right to set-off.

 

RELATED DOCUMENTS. The words “Related Documents” mean all promissory notes, security agreements, mortgages, deeds of trust, deeds to secure debt, business loan agreements, construction loan agreements, resolutions, guaranties, environmental agreements, subordination agreements, assignments, and any other documents or agreements executed in connection with the indebtedness evidenced hereby this Note whether now or hereafter existing, including any modifications, extensions, substitutions or renewals of any of the foregoing. The Related Documents are hereby made a part of this Note by reference thereto, with the same force and effect as if fully set forth herein.

 

DEFAULT. Upon the occurrence of any one of the following events (each, an “Event of Default” or “default” or “event of default”), Lender’s obligations, if any, to make any advances will, at Lender’s option, immediately terminate and Lender, at its option, may declare all indebtedness of Borrower to Lender under this Note immediately due and payable without further notice of any kind notwithstanding anything to the contrary in this Note or any other agreement: (a) Borrower’s failure to make any payment on time or in the amount due; (b) any default by Borrower under the terms of this Note or any other Related Documents; (c) any default by Borrower under the terms of any other agreement between Lender and Borrower; (d) the death, dissolution, or termination of existence of Borrower or any guarantor; (e) Borrower is not paying Borrower’s debts as such debts become due; (f) the commencement of any proceeding under bankruptcy or insolvency laws by or against Borrower or any guarantor or the appointment of a receiver; (g) any default under the terms of any other indebtedness of Borrower to any other creditor; (h) any writ of attachment, garnishment, execution, tax lien or similar instrument is issued against any collateral securing the loan, if any, or any of Borrower’s property or any judgment is entered against Borrower or any guarantor; (i) any part of Borrower’s business is sold to or merged with any other business, individual, or entity; (j) any representation or warranty made by Borrower to Lender in any of the Related Documents or any financial statement delivered to Lender proves to have been false in any material respect as of the time when made or given; (k) if any guarantor, or any other party to any Related Documents terminates, attempts to terminate or defaults under any such Related Documents; (1) Lender has deemed itself insecure or there has been a material adverse change of condition of the financial prospects of Borrower or any collateral securing the obligations owing to Lender by Borrower. Upon the occurrence of an event of default, Lender may pursue any remedy available under any Related Document, at law or in equity.

 

3

 

 

WAIVER OF NOTICE OF FORECLOSURE SALE. Borrower hereby waives the right to require Lender, or any other holder of this Note to confirm any foreclosure sale as a condition for taking action to collect on this Note.

 

GENERAL WAIVERS. To the extent permitted by law, the Borrower severally waives any required notice of presentment, demand, acceleration, intent to accelerate, protest, and any other notice and defense due to extensions of time or other indulgence by Lender or to any substitution or release of collateral. No failure or delay on the part of Lender, and no course of dealing between Borrower and Lender, shall operate as a waiver of such power or right, nor shall any single or partial exercise of any power or right preclude other or further exercise thereof or the exercise of any other power or right.

 

JOINT AND SEVERAL LIABILITY. The liability of all parties obligated in any manner under this Note shall be joint and several, to the extent of their respective obligations.

 

SEVERABILITY. If a court of competent jurisdiction determines any term or provision of this Note is invalid or prohibited by applicable law, that term or provision will be ineffective to the extent required. Any term or provision that has been determined to be invalid or prohibited will be severed from the rest of this Note without invalidating the remainder of either the affected provision or this Note.

 

SURVIVAL. The rights and privileges of the Lender hereunder shall inure to the benefits of its successors and assigns, and this Note shall be binding on all heirs, executors, administrators, assigns, and successors of Borrower.

 

ASSIGNABILITY. Lender may assign, pledge or otherwise transfer this Note or any of its rights and powers under this Note without notice, with all or any of the obligations owing to Lender by Borrower, and in such event the assignee shall have the same rights as if originally named herein in place of Lender. Borrower may not assign this Note or any benefit accruing to it hereunder without the express written consent of the Lender.

 

DUTY TO NOTIFY. Borrower agrees to notify Lender if there is any change in the beneficial ownership information provided to Lender. Additionally, Borrower agrees to provide Lender with updated beneficial ownership information in the event there is any change in the beneficial ownership information provided to Lender.

 

ORAL AGREEMENTS DISCLAIMER. This Note represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

GOVERNING LAW. This Note is governed by the laws of the state of Georgia except to the extent that federal law controls.

 

HEADING AND GENDER. The headings preceding text in this Note are for general convenience in identifying subject matter, but have no limiting impact on the text which follows any particular heading. All words used in this Note shall be construed to be of such gender or number as the circumstances require.

 

ATTORNEYS’ FEES AND OTHER COSTS. If legal proceedings are instituted to enforce the terms of this Agreement, Borrower agrees to pay all costs of the Lender in connection therewith, including actual attorneys’ fees, expenses and costs to the extent permitted by law.

 

WAIVER OF JURY TRIAL. All parties to this Note hereby knowingly and voluntarily waive, to the fullest extent permitted by law, any right to trial by jury of any dispute, whether in contract, tort, or otherwise, arising out of, in connection with, related to, or incidental to the relationship established between them in this Note or any other instrument, document or agreement executed or delivered in connection with this Note or the Related Documents.

 

4

 

 

THIS NOTE IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED THAT THIS NOTE IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing this Note, Borrower acknowledges reading, understanding, and agreeing to all its provisions and receipt hereof.

 

GA HIA, LLC      
     
      (Seal)
By: FRANK SIMPSON   Date  
Its: AUTHORIZED PERSON      
         
LENDER: Pinnacle Bank      
         
/s/ Steve Taylor     (Seal)
By: Steve Taylor   Date  
Its: Vice President / Business Banker      

 

 

5

 

 

 

Exhibit 10.26

 

UNLIMITED CONTINUING GUARANTY  

  

GUARANTY DATE    
May 26, 2022    

 

GUARANTOR INFORMATION

JAW WILLIAM ROTH

3941 HIGH FOREST ROAD

COLORADO SPRINGS, CO 80908

Type of Entity: Individual

State of Organization/Formation: Colorado

 

BORROWER INFORMATION
GA HIA, LLC

1830 JET STREAM DRIVE
COLORADO SPRINGS, CO 80921

Type of Business Entity: Limited Liability Company

State of Organization/Formation: Colorado

 

UNLIMITED CONTINUING GUARANTY. This Unlimited Continuing Guaranty will be referred to in this document as the “Guaranty.”

 

LENDER. “Lender” means Pinnacle Bank whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635, its successors and assigns.

 

BORROWER. “Borrower” means each party identified above to whom Lender has extended credit and financial accommodations.

 

GUARANTOR. “Guarantor” means the party identified above that is undertaking certain liabilities to the Lender, as specified herein.

 

OBLIGATIONS. “Obligations” means any and all indebtedness, obligations, undertakings, covenants, agreements, and liabilities of the Borrower to the Lender, and all claims of the Lender against the Borrower, now existing or hereafter arising, direct or indirect (including participations or any interest of the Lender in indebtedness of the Borrower to others), acquired outright, conditionally, or as collateral security from another, absolute or contingent, joint or several, secured or unsecured, matured or not matured, monetary or nonmonetary, arising out of contract or tort, liquidated or unliquidated, arising by operation of law or otherwise and all extensions, renewals, refundings, replacements, and modifications of any of the foregoing.

 

 

NOTICE TO GUARANTOR. Lender has agreed to extend credit and financial accommodations to Borrower pursuant to a promissory note executed on even date herewith (the “Note”), and all agreements, instruments, and documents executed or delivered in connection with the foregoing or otherwise related thereto (together with any amendments, modifications, or restatements thereof, the “Related Documents”).

 

Guarantor is affiliated with Borrower, and as such, shall be benefited directly by the transaction contemplated by the Related Documents, and shall execute this Guaranty in order to induce Lender to enter the transaction.

 

In consideration of the foregoing premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor hereby guarantees, promises and undertakes, both jointly and severally, as follows:

 

UNLIMITED CONTINUING GUARANTY. Guarantor hereby unconditionally, absolutely, and irrevocably guarantees to Lender the full and prompt payment and performance when due (whether at the maturity date or by required prepayment, acceleration, or otherwise) of all Obligations of the Borrower to the Lender (notwithstanding the fact that from time to time, such Obligations may be reduced and later increased, entirely extinguished and later reincurred, or there may be no indebtedness outstanding), however created, of every kind and description, whether now existing or hereafter arising and whether direct or indirect, due or which may become due, absolute or contingent, primary or secondary, liquidated or unliquidated, whether originated with Lender or owed to others and acquired by Lender by purchase, assignment, or otherwise, and including without limitation all loans, advances, indebtedness, and each and every other obligation arising under the Related Documents, and all agreements, instruments, and documents evidencing, guarantying, securing or otherwise executed in connection with any of the foregoing, together with any amendments, modifications, and restatements thereof, plus Expenses (as that term is defined below).

 

 

 

 

This Guaranty is an absolute, present, unconditional, and continuing guaranty of payment and performance that shall remain in full force and effect and shall continue in effect until the effective date of Guarantor’s written notice of termination; provided that this Guaranty shall continue in effect thereafter with respect to all guaranteed indebtedness in existence on the effective date of such termination (including all extensions and renewals thereof and all subsequent accruing interest and other charges thereon) until all such indebtedness shall be fully paid to Lender. The effective date of such notice from the Guarantor will be 30 days after the written communication from the Guarantor of such termination is delivered to the Lender, Delivery of this communication may be made by any of the following means: (a) hand delivery, (b) registered or certified mail, postage prepaid, with return receipt requested, (c) first class or express mail, postage prepaid, (d) Federal Express, or like overnight courier service or (e) facsimile, telex or other wire transmission with request for assurance of receipt in a manner typical with respect to communications of that type. Notice made in accordance with this section shall be deemed delivered on receipt if delivered by hand or wire transmission, on the third business day after mailing if mailed by first class, registered, or certified mail, or on the next business day after mailing or deposit with an overnight courier service if delivered by express mail or overnight courier.

 

To the extent permitted by law, if any settlement, discharge, payment, grant of security or transfer of property relating to discharging any duty or liability created under or guaranteed by this Guaranty is rescinded or avoided by virtue of any provision of any bankruptcy, insolvency, or other similar law affecting creditors’ rights, Lender will be entitled to recover the value or amount of any such settlement, discharge, payment, grant of security or transfer of property from Guarantor as if such settlement, discharge, payment, grant of security or transfer of property had not occurred.

 

EXPENSES. Guarantor hereby agrees, to the extent permitted by law, to pay any and all expenses incurred in enforcing any rights under this Guaranty. Without limiting the foregoing, Guarantor agrees that whenever any attorney is used by the Lender to obtain payment hereunder, to enforce this Guaranty, to adjudicate the rights of the parties hereunder, or to advise the Lender of its rights, the Lender shall be entitled to recover reasonable attorneys’ fees, all court costs, and expenses attributable thereto (the “Expenses”).

 

CONSENT. The Guarantor consents to all extensions, renewals, and modifications made by the Lender for, or on account of, any indebtedness of Borrower to Lender. Lender may proceed directly against Guarantor in the event of any default by Borrower without resorting to any other persons, to the assets of Borrower, to any collateral security granted by Borrower to Lender, or the liquidation of any collateral security given hereunder to secure this Guaranty. Furthermore, to the extent permitted by law, Guarantor hereby agrees and consents that the Lender may from time to time without notice to Guarantor and without affecting the liability of Guarantor (a) release, impair, sell or otherwise dispose of any security or collateral, (b) release or agree not to sue any guarantor or surety, (c) fail to perfect its security interest in or realize upon any security or collateral, (d) fail to realize upon any of the obligations of Borrower or to proceed against Borrower or any guarantor or surety, (e) renew or extend the time of payment, (f) increase or decrease the rate of interest, (g) accept additional security or collateral, (h) determine the allocation and application of payments and credits and accept partial payments, (i) determine what, if anything, may at any time be done with reference to any security or collateral, and (j) settle or compromise the amount due or owing or claimed to be due or owing from any Borrower, guarantor, or surety, which settlement or compromise shall not affect the undersigned’s liability for the full amount of the guaranteed obligations. To the extent permitted by law, Guarantor expressly consents to and waives notice of all of the above.

 

REPRESENTATIONS. Guarantor represents and warrants that Guarantor has established adequate means of obtaining from sources other than Lender, on a continuing basis, financial and other information pertaining to Borrower’s financial condition, and the status of Borrower’s performance of obligations imposed by the loan documents, and Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances which might in any way affect Guarantor’s risks hereunder, and Lender has made no representation to Guarantor as far as any such matters. Guarantor further represents and warrants that (i) neither this Guaranty nor any other Related Document to which Guarantor is a party will violate any provision of law, rule, or regulation, or any order of any court or other governmental agency to which Guarantor is subject, any provision of any agreement or instrument to which the Guarantor is a party or by which the Guarantor or any of the Guarantor’s assets are bound, or be in conflict with, result in a breach of, or constitute a default under any such agreement or instrument; and (ii) no action, approval, filing, or registration with any governmental public body or authority, nor the consent of any other person or entity, nor any other legal formality, is required in connection with the entering into, performance, or enforcement of this Guaranty, except such as have already been obtained or taken and with respect to which a copy or other satisfactory evidence has been provided to Lender.

 

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SUBROGATION. Until the Obligations are irrevocably paid and discharged in full, Guarantor waives all rights of subrogation, reimbursement, indemnity, contribution, and any other right of recourse against or with respect to Borrower or any other person. Notwithstanding any payment or payments made by the Guarantor hereunder, the Guarantor will not exercise any rights of the Lender against the Borrower, nor shall the Guarantor seek contribution from any other Guarantor until all the Obligations shall have been paid and performed in full. If any amount shall be paid to the Guarantor on account of such subrogation rights at any time when all the Obligations will not have been paid in full, such amount shall be held in trust for the benefit of the Lender and shall forthwith be paid to the Lender to be credited and applied to the Obligations, whether matured or unmatured.

 

GENERAL WAIVERS. Guarantor, to the extent permitted by law, hereby waives (a) notice of acceptance of this Guaranty and all notice of the creation, extension or accrual of any of the Obligations, (b) diligence, presentment, protest, demand for payment, notice of dishonor, notice of intent to accelerate, and notice of acceleration, (c) notice of any other nature whatsoever to the extent permitted by law, (d) any requirement that the Lender take any action whatsoever against the Borrower or any other party or file any claim in the event of the bankruptcy of the Borrower, or (e) failure to protect, preserve, or resort to any collateral, and (f) any and all defenses that could be asserted by Borrower or Guarantor, including, but not limited to, any defenses arising out of failure of consideration, breach of warranty, fraud, payment, statute of frauds, bankruptcy, lack of capacity, statute of limitations, Lender liability, unenforceability of any loan document, accord and satisfaction, or usury.

 

Further, Guarantor, to the extent permitted by law, waives and agrees not to assert any and all rights, benefits, and defenses that might otherwise be available under the provisions of the governing law that might operate, contrary to Guarantor’s agreements in this Guaranty, to limit Guarantor’s liability under, or the enforcement of, this Guaranty, including all defenses of suretyship. Specifically, Guarantor also waives the right to require Lender, or other holder of the obligations hereby guaranteed, to: (a) take action against the Borrower or Guarantor as provided in O.C.G.A. § 10-7-24 as presently enacted, or hereinafter amended; or (b) obtain confirmation and approval of a foreclosure sale as provided in O.C.G.A. § 44-14-161 as presently enacted, or hereinafter amended, prior to Lender pursuing a deficiency judgment against Guarantor.

 

LENDER’S RIGHTS. Any delay, failure, omission, or lack on the part of the Lender to enforce, assert, or exercise any provision or take any action pursuant to the Related Documents, including any right, power, or remedy conferred on Lender in any of the Related Documents or any action on the part of Lender granting indulgence or extension in any form Guaranty or any Related Documents does not operate as a waiver of the Lender’s ability to exercise all of its rights. The Lender may choose to partially exercise rights under this Guaranty and any Related Documents, but that does not prevent the Lender from fully exercising these rights.

 

SURVIVAL. This Guaranty is binding on all heirs, executors, personal representatives, administrators, assigns, and successors of the Guarantor.

 

ASSIGNABILITY. The Lender may, without notice, assign the Obligations, in whole or in part, and each successive assignee of the Obligations so assigned may enforce this Guaranty for its own benefit with respect to the Obligations so assigned. In the event that any person other than the Lender shall become a holder of any of the Obligations, the reference to the Lender shall be construed to refer to each such holder.

 

RIGHT OF SET-OFF. To the extent permitted by law, Guarantor gives Lender the right to set-off any of Guarantor’s accounts or property which may be in Lender’s possession against any amount owed under this Guaranty. This right of set-off does not extend to any Keogh account, IRA, or similar tax deferred deposit. Further, the Lender shall have available all remedies under applicable state and federal laws, including, the garnishment of wages, to the extent permitted by law.

 

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WAIVER OF JURY TRIAL. All parties to this Guaranty hereby knowingly and voluntarily waive, to the fullest extent permitted by law, any right to trial by jury of any dispute, whether in contract, tort, or otherwise, arising out of, in connection with, related to, or incidental to the relationship established between them in this Guaranty or any other instrument, document or agreement executed or delivered in connection with this Guaranty or the Related Documents.

 

SEVERABILITY. If a court of competent jurisdiction determines any term or provision of this Guaranty is invalid or prohibited by applicable law, that term or provision will be ineffective, but only to the extent required to make it lawful. Any term or provision that has been determined to be invalid or prohibited will be severed from the rest of this Guaranty without invalidating the remainder of the provisions of this Guaranty.

 

GOVERNING LAW. This Guaranty shall be governed by and construed in accordance with the laws of the State of Georgia except to the extent that federal law controls.

 

HEADINGS AND GENDER. The headings in this Guaranty are for convenience in identifying subject matter. The headings have no limiting effect on the text that follows any particular heading. As the context herein requires, the singular shall include the plural and one gender shall include one or both other genders.

 

JOINT AND SEVERAL LIABILITY. The liability of all parties obligated in any manner under this Guaranty shall be joint and several, to the extent of their respective obligations.

 

ORAL AGREEMENTS DISCLAIMER. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

GUARANTOR’S FINANCIAL STATEMENTS. Guarantor agrees to furnish Lender with the following:

 

Annual Statements. As soon as available, but in no event later than 180 days after the end of each fiscal year, Guarantor’s balance sheet and income statement for the year end, prepared by Guarantor.

 

Interim Statements. As soon as available, but in no event later than thirty (30) days after the end of each fiscal quarter, Guarantor’s balance sheet and profit and loss statement for the period ended, prepared by Guarantor in form satisfactory to Lender.

 

Tax Returns. As soon as available, but in no event later than thirty (30) days after the applicable filing date for the tax reporting period ended, Guarantor’s Federal and other governmental tax returns, prepared by a professional accountant satisfactory to Lender.

 

Additional Requirements. Required financial information shall include updated personal financial statements on all guarantors. Failure to provide this information will constitute an Event of Default under the terms of the Promissory Note. If such event occurs, the Bank may at its option and after giving 10 days written notice of such default, increase the interest rate an additional 4.00%. At such time as the default is cured, the rate shall revert to the stated rate in the note. Borrower acknowledges that such increased rate is intended to compensate the Bank for the potentially higher credit risk and increased administrative costs associated with such failure to furnish timely financial information. The Bank’s failure to enforce this agreement for any reason does not constitute a waiver of its right to later require strict compliance with the terms of this agreement.

 

All financial reports required to be provided under this Guaranty shall be prepared in accordance with GAAP, applied on a consistent basis, and certified by Guarantor as being true and correct.

 

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ACKNOWLEDGMENT. Guarantor hereby acknowledges that: (a) the liabilities undertaken by Guarantor in this Guaranty are complex in nature; and (b) numerous possible defenses to the enforceability of these liabilities may presently exist and/or may arise hereafter. As part of Lender’s consideration for entering into this transaction, Lender has specifically bargained for the waiver and relinquishment by Guarantor of all such defenses, and Guarantor has had the opportunity to seek and receive legal advice from skilled legal counsel in the area of financial transactions of the type contemplated herein. Given all of the above, Guarantor does hereby represent and confirm to Lender that Guarantor is fully informed regarding, and that Guarantor does thoroughly understand: (i) the nature of all such possible defenses, and (ii) the circumstances under which such defenses may arise, and (iii) the benefits which such defenses might confer upon Guarantor, and (iv) the legal consequences to Guarantor of waiving such defenses. Guarantor acknowledges that Guarantor makes this Guaranty with the intent that this Guaranty and all of the informed waivers herein shall each and all be fully enforceable by Lender, and that Lender is induced to enter into this transaction in material reliance upon the presumed full enforceability thereof.

 

THIS GUARANTY IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED THAT THIS GUARANTY IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing this Guaranty, Guarantor acknowledges reading, understanding, and agreeing to all its provisions. Signed and sealed by Guarantor(s).

 

MATTHEW R. CRADDOCK IRREVOCABLE TRUST  
   
(Seal)  
   
/s/ Jay William Roth                                       5-26-22  
JAY WILLIAM ROTH                                      Date  
Individually  
   
LENDER: Pinnacle Bank  
   
(Seal)  
   
By: Steve Taylor                                                Date  
Its: Vice President / Business Banker  

 

 

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Exhibit 10.27

 

COMMERCIAL CONSTRUCTION TO PERMANENT
LOAN AGREEMENT
 

 

LOAN NUMBER ORIGINAL PRINCIPAL BALANCE ORIGINAL AGREEMENT DATE EFFECTIVE DATE
22016770_Ml $4,460,269.00 May 26, 2022 December 28, 2022
DESCRIPTION OF THE EXISTING DEBT
Commercial Real Estate

 

BORROWER INFORMATION    

GA HIA, LLC

1755 TELSTAR DRIVE STE 501

COLORADO SPRINGS, CO 80920

   
     
GUARANTOR INFORMATION    

JAY WILLIAM ROTH

3941 HIGH FOREST RD

COLORADO SPRINGS, CO 80908

OLD MILL, LLC

337 E PIKES PEAK AVE, STE 200

COLORADO SPRINGS, CO 80906

MATTHEW R. CRADDOCK

IRREVOCABLE TRUST

337 EAST PIKES PEAK AVENUE

COLORADO SPRINGS, CO 80903

     

 

AGREEMENT. “Agreement” means this Change in Terms Agreement.

 

EXISTING DEBT. “Existing Debt” means the indebtedness evidenced by an instrument executed on May 26, 2022 in the original principal amount of $4,460,269.00 with a remaining balance due of $60,262.40 and a maturity date of May 26, 2043.

 

LENDER. “Lender” means Pinnacle Bank whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635, its successors and assigns.

 

SECURITY TO AGREEMENT. Security for the Agreement is granted pursuant to the following document(s):

 

Security Instrument (Mortgage/Deed of Trust/Security Deed) in the amount of $4,460,269.00, dated May 26, 2022 evidencing a lien on the property located at 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, GA 30501.

 

Assignment of Leases and Rents dated May 26, 2022 evidencing an assignment of leases and rents on the property located at 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, GA 30501.

 

Security Agreement dated May 26, 2022 evidencing security interest in ALL FURNITURE, FIXTURES AND EQUIPMENT.

 

 

 

 

TERMS AND PROVISIONS. In consideration of the terms and provisions contained in this Agreement and in the instrument(s) evidencing the Existing Debt and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by the undersigned, the terms of the instrument(s) evidencing the Existing Debt are modified effective December 28, 2022, as follows:

 

ADDING LIMITED GUARANTOR TO LOAN AS FOLLOWS: OLD MILL, LLC A COLORADO LIMITED LIABILITY COMPANY WITH A 30% LIMITED GUARANTY.

 

ADDING LIMITED GUARANTOR TO LOAN AS FOLLOWS: MATTHEW R. CRADDOCK IRREVOCABLE TRUST WITH A 5% LIMITED GUARANTY.

 

RATIFICATION AND CONTINUED VALIDITY. Except for the terms expressly modified by this Agreement, the undersigned hereby acknowledge they are still bound by the terms of the instruments and prior modifications, extensions, and supplements evidencing the Existing Debt as if they were fully set forth and repeated in this Agreement and that those terms will continue to bind the parties as provided in this Agreement and those instruments and agreements as set forth therein. Consent to this Agreement does not waive the right to strictly enforce any rights under this Agreement or the instruments or agreements evidencing the Existing Debt. Consent to this Agreement does not require any party to enter into another agreement like this one in the future. This Agreement shall not be construed as a novation or extinguishment of the Existing Debt, but a restatement of the Existing Debt with modifications.

 

OTHER RESPONSIBLE PARTIES. Any parties liable for the Existing Debt, including without limitation, cosigners, guarantors, and hypothecators, are not relieved of any obligation except as expressly relieved in this Agreement or any other writing. The liability of any party who signed the instruments evidencing the Existing Debt, whether primary or secondary, continues in full force and effect, even if that party does not sign this Agreement.

 

HEADINGS The headings are for the general convenience of the parties in identifying subject matter. The headings have no limiting effect on the text that follows any particular heading.

 

SINGULAR AND PLURAL TERMS. All words in the singular shall include the plural and the plural shall include the singular.

 

ORAL AGREEMENTS DISCLAIMER. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

ADDITIONAL PROVISIONS. ADDING LIMITED GUARANTORS TO LOAN AS FOLLOWS: OLD MILL, LLC A COLORADO LIMITED LIABILITY COMPANY WITH A 30% LIMITED GUARANTY AND MATTHEW R. CRADDOCK IRREVOCABLE TRUST WITH A 5% LIMITED GUARANTY.

 

ALL OTHER TERMS REMAIN TETE SAME.

 

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By signing this Agreement, each Borrower and Guarantor acknowledges reading, understanding, and agreeing to all its provisions, and receiving a copy.

 

GA HIA, LLC  
   
/s/ Robert Mudd (Seal)
By: ROBERT MUDD Date  
Its: MEMBER/MANAGER  
   
/s Jay William Roth   (Seal)
JAY WILLIAM ROTH Date  
Individually  
   
OLD MILL LLC  
   
/s/ Matthew R. Craddock  12/27/22  (Seal)
By: MATTHEW R. CRADDOCK Date  
Its: MEMBER/MANAGER  
   
MATTHEW R. CRADDOCK IRREVOCABLE TRUST  
   
/s/ Matthew R. Craddock 12/27/22  (Seal)
MATTHEW R. CRADDOCK Date  
Trustee for MATTHEW R. CRADDOCK IRREVOCABLE TRUST  

 

By signing this Agreement, Lender acknowledges reading, understanding, and agreeing to all its provisions.

 

Pinnacle Bank    
     
/s/ Steve Taylor   (Seal)
By: Steve Taylor Date  
Its: Vice President / Business Banker    

 

 

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Exhibit 10.28

 

COMMERCIAL CONSTRUCTION TO PERMANENT
LOAN AGREEMENT
 

 

LOAN NUMBER AGREEMENT DATE  
22016770_Ml December 28, 2022  

 

BORROWER INFORMATION    

GA HIA, LLC

1755 TELSTAR DRIVE STE 501

COLORADO SPRINGS, CO 80920

   
     
GUARANTOR INFORMATION    

JAY WILLIAM ROTH

3941 HIGH FOREST RD

COLORADO SPRINGS, CO 80908

OLD MILL, LLC

337 E PIKES PEAK AVE, STE 200

COLORADO SPRINGS, CO 80906

MATTHEW R. CRADDOCK
IRREVOCABLE TRUST

337 EAST PIKES PEAK AVENUE

COLORADO SPRINGS, CO 80903

     

 

DEFINITIONS

 

Agreement” means this Construction to Permanent Loan Agreement.

 

“Advance” means Lender’s advance of any part of the Loan or Loan-in-Process Account, if applicable, under this Agreement and Borrower’s endorsement and delivery of any Loan proceeds check to Contractor or a Supplier.

 

Borrower” means, individually and collectively, GA HIA, LLC, a Colorado Limited Liability Company whose address is 1755 TELSTAR DRIVE STE 501, COLORADO SPRINGS, Colorado 80920.

 

Change Order” means a change in the Contract Price or the Work in a written form specified or approved by Lender and signed by Borrower and Contractor.

 

Completion Date” means May 26, 2023 or such other date as determined by Lender, in its sole discretion. “Construction Budget” means the written itemization of the Work and the Contract Price.

 

Construction Contract” means the written agreement Borrower entered into with Contractor for the Work, and all amendments to that agreement, and includes the Plans and the Construction Budget.

 

Construction Period” means the period beginning when work initially commences on the Property or when the first Advance is made, whichever is earlier, and continues until the Completion Date.

 

Contract Price” means the total amount Borrower will pay Contractor for the Work.

 

Contractor” means GA HIA, LLC, a Colorado Limited Liability Company, whose address is 1755 TELSTAR DRIVE STE 501, COLORADO SPRINGS, Colorado 80920.

 

Contractor Insurance” means the insurance coverage the Contractor must get and keep in force as detailed in this Agreement.

 

Conversion Date” means May 26, 2023 or such other date as determined by Lender in its sole discretion.

 

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Draw Request” means the request from Borrower and Contractor for an Advance under this Agreement.

 

Event of Defaultmeans any of the events described in this Agreement as a default under this Agreement and the other Loan Documents.

 

Financial Statements” mean the balance sheets, earnings statements, and other financial information.

 

Government Authority” means each federal, state, county, or local government or government agency with jurisdiction over the Work or the Property.

 

Government Regulations” mean all present and future laws, ordinances, rules, and regulations of every Government Authority applicable to the Work or the Property.

 

Guarantor” means, individually and collectively, all persons or business entities identified as guarantor above.

 

Improvements” mean the improvements to the Property as described in the Construction Contract.

 

Indemnified Parties” means the Lender and Lender’s affiliates, and the officers, directors, employees, and agents of Lender and its affiliates.

 

Lender” means Pinnacle Bank, its successors and assigns, whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635.

 

Loan” means the loan from Lender to Borrower in the principal amount of Four Million Four Hundred Sixty Thousand Two Hundred Sixty-two and 40/100 Dollars (S4,460,262.40) to pay for labor and materials to construct the Improvements and, if applicable, to purchase the real property described below and to pay in full any liens on the Property.

 

Loan Commitment Amount” means the amount of the Loan adjusted as described in this Agreement.

 

Loan Documents” mean the Note, Security instrument, this Agreement, and all the other documents evidencing this transaction.

 

Loan-in-Process Account” means the account with Lender into which the balance of the Borrower’s required contribution to the transaction is deposited after first being applied to the payments due at closing including, but not limited to, closing costs and down payment.

 

Note” means the promissory note Borrower gave to Lender as Borrower’s promise to repay the Loan.

 

Permit” means all approvals and licenses for the Work that are required by any Government Authority.

 

Plans” mean the blueprints, shop drawings, plans, and specifications for the Work.

 

Property” means the real property described below and includes the Improvements.

 

Address: 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, Georgia 30501

 

Repayment Period” means the period of time commencing on the Conversion Date until the Loan is paid in full.

 

Rights and Remedies” mean the rights and remedies given to Lender under this Agreement upon the occurrence of an Event of Default.

 

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Security Instrument” means the mortgage, deed of trust, trust deed, security deed, or other instrument from Borrower granting Lender a first lien on the Property.

 

Site Improvements” means the demolishing or removing of improvements, trees, or other vegetation located thereon; drilling test holes or the grading or filling of the Property; other forms of improvement to the Property and any lot or tract of land or the street, highway, or sidewalk in front of or adjoining any lot or tract of land; or constructing or installing sewers or other public utilities therein; or constructing any areas, vaults, cellars, or rooms under said sidewalks or making any improvements thereon.

 

State Lien Law” means all state law governing mechanics’, material providers’ or similar nature of claims/liens on or against the Property, the Borrower or the Lender’s security interest in the Property, Improvements and Site Improvements.

 

Supplier” means each party that has a contract with Contractor to supply materials or labor for the Work.

 

Survey” means each survey required by Lender, Title Company, or any Government Authority.

 

Title Company” means the company issuing the Title Policy.

 

Title Policy” means the loan policy of title insurance issued by the Title Company, insuring, among other things, Lender’s interest and priority in the Property.

 

Work” means the labor and materials used to construct the Improvements.

 

BORROWER’S AGREEMENTS AND REPRESENTATIONS

 

Borrower’s Existence/Authority. Borrower is qualified to do business in each state in which the Borrower does business. Borrower has full power and authority to enter into this Agreement, the other Loan Documents, and the transaction represented by this Agreement, and to bind Borrower to the obligations created in this Agreement and the Loan Documents.

 

Agreement Not a Default. Borrower’s entering into this transaction will not cause Borrower’s default under any other agreement to which Borrower is a party.

 

No Litigation/ No Misrepresentation. There are no actions, suits, or proceedings, including, without limitation, any condemnation proceeding pending or threatened against or affecting Borrower or the Property that may involve or affect the validity, enforceability, or punctual performance of this Agreement, at law or in equity, nor Lender’s security/lien against the Property, Improvements and the Site Improvements, nor the priority thereof or result in any material adverse change in Borrower’s business, properties, or financial condition. All representations and warranties in this Agreement or the other Loan Documents are true, accurate and complete and no material fact has been omitted.

 

Borrower’s Contractor. At or before the closing of the Loan, Borrower entered into the Construction Contract with Contractor. The Construction Contract specifies the Contract Price and includes (I) the Plans; (2) the Construction Budget; and (3) a requirement that the Work be completed no later than the Completion Date. Borrower has given Lender a copy of the Construction Contract. Borrower’s obligations under the Construction Contract are a part of this Agreement as if the entire Construction Contract were printed as part of this Agreement. Borrower will have no other agreements for the Work. Borrower will get from Contractor and give to Lender the name, address, and telephone number of each Supplier. Borrower agrees to and will, therefore, provide a copy of this Agreement to the Contractor. The Construction Contract does not require any amount to be paid before the Work begins and no part of the Contract Price has or will be paid before Work begins.

 

Certifications and Information from Contractor. Borrower will have Contractor furnish, in forms and with content acceptable to Lender, such statements as to progress and certificates of completion as Lender may reasonably require from time to time during the term of this Agreement and will have the Contractor deliver to Lender a list of all persons/entities with whom/which Contractor has or intends to contract for the construction of the Improvements or for the furnishing of labor or materials.

 

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Permits. Borrower will get and keep in force all Permits required for Plan, including, but in no way limited to, the construction of the Improvements and the Site Improvements - and any and all other requirements in any manner related to or arising therefrom. Borrower will comply with all Government Regulations. Contractor will have all licenses required by any Government Authority. Borrower will get from Contractor and give Lender copies of all licenses and Permits required by Government Authorities.

 

Utilities and Access. All utilities required for the construction and operation of the project are available at the boundaries of the Property in public ways, including water supply, storm and sanitary sewer facility(ies), natural gas, electric and telephone facilities. All roads necessary for the full utilization of the Property have either been completed or the necessary rights of way have been acquired from the appropriate Government Authority and all necessary steps have been taken by Borrower and any such Government Authority to insure the complete construction and installation thereof.

 

Easements. Borrower will submit to Lender all easements affecting the Property for Lender’s review for possible approval before executing such easements, accompanied by plans, in recordable form, showing the location of such easements.

 

Assignment of Documents. Borrower assigns to Lender, as further security and to facilitate Lender’s completion of the Work if Borrower defaults and if Lender elects to complete the Work, and Borrower has provided true copies to Lender of, the Construction Contract, Plans, Permits, licenses, approvals, architects and engineers’ plans and specifications, drawings, Surveys, and all other contracts, agreements, leases, and other instruments of every kind to which Borrower is a party or in which Borrower has rights with respect to the Property. Lender is not obligated to perform any of Borrower’s obligations under such instruments but may elect to do so. Lender may require Borrower to sign other documents to ensure that the assignments are valid and effective.

 

No Default Under Related Contracts. All of the contracts Borrower has entered into regarding the improvements are validly executed and are binding on Borrower and the other parties to the contracts. The parties to the contracts have performed the obligations required to be performed under the contracts through the date of this Agreement and none of the parties to any of the contracts claims that a default exists under any of the contracts.

 

Change Orders. Borrower will get Lender’s approval before executing each contemplated Change Order. Borrower may execute Change Orders based on Lender’s verbal approval of proposed changes.

 

Books and Records. With respect to any and all aspects of the Work and related matters, Borrower will keep and maintain accurate books, records, and accounts showing all materials ordered and received and all disbursements and accounts payable. Lender may inspect all such books, records, and accounts at all reasonable times.

 

Engineering Requirements. Borrower will comply with all of the recommendations of any engineer - including but in no way limited to structural soundness, soil reports and environmental matters.

 

Completing the Work. The Work will begin promptly after Borrower signs the Loan Documents and will be completed on or before the Completion Date. The Work will continue diligently and in a good and workmanlike manner in strict accordance with the Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work as agreed. To that end, Borrower will notify Lender immediately in writing, and by telephone if (1) Borrower believes the Work is not being or cannot be completed as immediately aforesaid or by the Completion Date; or (2) any Government Authority issues any notice or claim relating to the Property.

 

If the Work is not completed by the Completion Date as a result of a force majeure or if Lender otherwise agrees, in its sole discretion, to extend the Completion Date, Lender may charge a modification fee as compensation for any extension (or any other modification of any nature granted by Lender). Lender will accept the Work as completed when Borrower satisfies all of the conditions required to receive the Final Advance.

 

Obligations Under Other Agreements. Borrower (1) will perform and observe all of its obligations under all of the agreements related to the Property and Work to which Borrower is a party; (2) agrees to enforce all of Borrower’s rights under those agreements; and (3) will not amend or terminate any of those agreements without Lender’s consent. Further, Borrower will not enter into any lease or agreement of any kind related to the Property without the prior written consent of Lender.

 

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Inspections. Lender or Lender’s representatives may enter the Property to inspect the Work and materials on the Property without notice to Borrower. Borrower will pay for all inspections performed by or at the request of Lender or any Government Authority.

 

Lender may order Work stopped, replaced, and corrected if Lender reasonably believes that any work or materials do not conform to the Plans, Government Regulations, or sound building practice. Lender may do this even if the work or materials have been incorporated into the Improvements. Borrower will promptly correct the deficiency. The Completion Date will not be extended by any such stoppage. Lender may withhold Advances while the Work is stopped.

 

Lender inspections are for Lender’s benefit only. Lender inspections create no liability or responsibility to Borrower, Contractor, any Suppliers, or any third parties. Further, Lender is not obligated to inspect the Property or the Work.

 

Borrower is Responsible for the Work. Borrower has full and sole responsibility to make sure the Work complies with the Plans, Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work as agreed. Lender has no liability, obligation, or responsibility for the Work. Lender is not liable for any failure to construct, complete, protect, or insure the Work. Further, Lender is not liable for any costs of the Work. And nothing Lender does (including inspecting the Work or making an Advance) or does not do will be a representation or warranty by Lender that the Work complies with the Plans, Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work. If Lender asks, Borrower will repair or replace, at Borrower’s expense, any Work that does not comply as aforesaid. Borrower has no right to assert or claim any offset, counterclaim or defense against Lender because of any claim Borrower has against Contractor, any Suppliers or any other third-parties.

 

Assumption of Risk. Borrower is aware of the risks and hazards inherent in construction and voluntarily assumes all loss and damage of any kind or nature involving the architects, engineers, contractors, builders, and any others associated with the Improvements, Site Improvements or the Work, and their agents, employees, and material-men.

 

Borrower acknowledges that Borrower has selected all architects, engineers, contractors, subcontractors, and builders, as well as all others furnishing services or materials for the Work/Plan(s), personally or through Borrower’s architects, engineers, contractors, subcontractors, builders, or material-men; and Borrower agrees that Lender has and shall have no responsibility whatsoever for the architects, engineers, contractors, subcontractors, builders, or material-men or for the quality of their materials or workmanship, it being understood that Lender’s sole function(s) is/are that of Lender; and the only consideration passing from Lender to Borrower is the Loan proceeds in accordance with and subject to the terms of this Agreement and the Loan Documents.

 

No Third-Party Claims to Materials Used. Borrower will not allow the use of any materials, equipment or fixtures that are subject to any lease, conditional sales contract or other type of title retention or security interest or agreement under which the material, equipment or fixtures may be removed or repossessed and under which title to any of such material, equipment, or fixtures is not completely vested in Borrower at the time of installation.

 

Costs and Expenses. Borrower will pay all costs and expenses required to satisfy the conditions of this Agreement, including, without limitation, (1) Change Orders; (2) all taxes and assessments applicable to the Property; (3) all fees for filing and recording the Loan Documents, as applicable; (4) all fees and commissions lawfully due to brokers, salespersons, and agents in connection with the Loan or the Property; (5) all fees and expenses of Lender’s counsel; (6) all title insurance and title examination charges, including premiums for the Title Policy; (7) all Survey costs and expenses; (8) all premiums for the insurance policies Borrower is required to provide; (9) all inspection fees; (10) all costs for labor, materials, and services used, performed, or furnished in connection with the Work; and (11) all other actual costs and expenses incurred by Lender in connection with the consummation of the transactions contemplated by this Agreement and the other Loan Documents.

 

No Other Financing. The Loan will be Borrower’s only financing for the Property and the Work. Further, Borrower will not incur any new debt, increase any outstanding loan or revolving credit line or reduce assets from that disclosed to Lender and upon which Lender approved the Loan.

 

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Title Insurance. Borrower will pay for the Title Policy. Title Company will be a title company of Borrower’s choice, subject to Lender’s reasonable approval. The Title Policy will be a standard ALTA loan policy of title insurance, without exceptions, and with any endorsements Lender may reasonably require, in the amount of the Loan, including protective advances, in favor of Lender, and assignable without additional cost, showing Borrower has clear title to the Property and insuring the Security Instrument to be a valid first lien in/on the Property, Improvements and Site Improvements, free and clear of all defects and encumbrances, except those Lender approves, if any, and which shall contain (1) affirmative coverage against mechanic’s liens, (2) an undertaking by the Title Company to provide the notice of title continuation or endorsement, and (3) a pending disbursement clause in form satisfactory to Lender. Prior to the closing of the Loan, Borrower will provide a commitment of/from the Title Company to issue the Title Policy. As the Work is completed, Borrower will satisfy the Lender’s and Title Company’s requirements to issue an endorsement so that the amount of insurance is always at least the amount of the Loan disbursed and the Security Instrument remains insured as a first lien after each Advance.

 

Title and Claims. Borrower (1) will not create nor allow any lien or encumbrance, whether voluntary or involuntary, to be imposed on the Property, improvements, or Site improvements; and (2) will not transfer Borrower’s title to, nor any interest in, the Property or any portion of Borrower’s title without Lender’s prior express, written consent (if granted in Lender’s sole discretion). Additionally, Borrower will not consent to and will notify Lender and Title Company, in writing, within three calendar days, and in any event prior to a Draw Request, of any lien, security instrument, or any other claim of interest in the Property or any part of the Property being filed by a Government Authority or any other party.

 

Survey. Borrower will pay for all Surveys, as required herein. Each Survey will be certified and satisfactory to both Lender and Title Company.

 

Borrower’s Insurance. Borrower will get a standard hazard insurance policy for at least the face amount of the Note with the normal conditions including fire, extended coverage, vandalism, malicious mischief, course-of-construction endorsement, and a loss payable endorsement naming Lender as payee. Borrower will also get any additional coverage required in the Security Instrument. Borrower will notify Lender immediately of any fire or other casualty relating to the Property or the Work. This insurance will be effective when Contractor’s Insurance terminates. The policy will have a deductible of no more than $5,000.00.

 

At least 30 days before the expiration of each policy Borrower is required to maintain, Borrower will furnish Lender with evidence satisfactory to Lender of the payment of such premium and the reissuance of a policy continuing insurance in force as required under the Loan Documents. All such policies shall contain a provision that such policies will not be canceled or materially amended, which term shall include any reduction in the scope or limits of coverage, without at least 30 days prior written notice to Lender. If Borrower fails to provide, maintain, keep in force, or deliver and furnish to Lender any of the policies of insurance required under the Loan Documents, Lender may buy such insurance, and until Borrower reimburses Lender, the amount of all such premiums, together with interest thereon at the rate stated in the Note unless a lesser rate of interest is specified by applicable law, then at the lesser rate, and as extended, amended, and renewed from time to time, shall be secured by the Security Instrument.

 

Loan Commitment Amount. As of the closing date, Lender commits to disburse Loan principal in the total Loan Commitment Amount. After the closing date, the Loan Commitment Amount will equal the face amount of the Loan less the total amount of Advances made to date, except that portion of any Advance advanced from the Loan-in-Process Account, if applicable, as may be set forth below. Any Loan Commitment Amount that remains after all Advances have been made will be credited as a partial prepayment of the principal amount of the Loan at the time of the final Advance. If, at any time, the Loan Commitment Amount plus any amount in the Loan-in-Process Account is not enough to pay the amount scheduled for any Advance, Borrower will promptly pay the difference from Borrower’s own funds.

 

No Changes. Unless Lender agrees in writing first, Borrower will not change the Plans or the Construction Contract, or permit any part of any Advance to be paid except as specified in a Draw Request or as otherwise intended by Lender.

 

Trust Fund. If an escrow account is not used for disbursement of Advances, Borrower will receive all Advances in trust and will apply the Advances exclusively to the payment of the cost of the Work before using any part for any other purpose.

 

Construction to Permanent Loan. This is a Construction to Permanent Loan. On the Conversion Date this Loan will convert from a construction loan as more fully described in the Note. All applicable covenants, warranties, promises and duties will remain in full force and effect for the duration of the Repayment Period until the Loan is paid in full.

 

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Environmental Hazards/Compliance. No hazardous materials are located on the Property or have been released into the environment or deposited, discharged, placed or disposed of at, on, under or near the Property. No portion of the Property is being used or, to Borrower’s knowledge, has been used at any time for the disposal, storage, treatment, processing, or other handling of hazardous materials. The Property is not affected by any hazardous materials contamination. And Borrower agrees to pay for any and all environmental reviews engaged, with Borrower’s advance notice, by an individual or firm selected by Lender. Borrower is in compliance with all applicable laws and rules of federal, state and local authorities affecting the environment as all have been or are amended from time to time.

 

Financial Information and Filing. All Financial Statements provided to Lender have been prepared and will continue to be prepared in accordance with generally accepted accounting principles, consistently applied, and fully and fairly present the financial condition of Borrower, and there has been no material adverse change in Borrower’s business, Property, or condition, either financial or otherwise, since the date of Borrower’s latest Financial Statements. Borrower has filed all federal, state, and local tax returns and other reports and filings required by law to be filed before the date of this Agreement and have paid all taxes, assessments, and other charges that are due and payable prior to the date of this Agreement. Borrower has made reasonable provision for these types of payments that are accrued but not yet payable. Borrower does not know of any deficiency or additional assessment not disclosed in Borrower’s books and records.

 

Appointment of Lender as Agent. Borrower irrevocably appoints Lender as Borrower’s agent, to execute and file such instruments, and to file for record any notices of completion, cessation of labor, or any other notice that Lender reasonably requires to protect Lender’s interest under the Loan Documents. Borrower expressly declares Borrower’s appointment of Lender as agent for purposes of this Agreement to be that of an agent coupled with an interest and, as such, the appointment is irrevocable and each of the powers and authorities given Lender in this Agreement is irrevocable and coupled with an interest.

 

ADVANCES

 

Conditions to the First Advance. The following requirements must be satisfied as conditions to the first Advance:

 

Other Requirements Satisfied. Satisfaction of the Conditions to All Advances set forth below.

 

Plan and Cost Review. At Lender’s option, approval (by Lender) of a plan and cost review to be conducted by Lender or its designee, at Borrower’s expense - including, but not limited to, satisfactory (to Lender) review of the Plans; the Plans are satisfactory and have been approved by all Government Authorities having jurisdiction over the Property and the Work, and all Work and improvements requiring inspections by a Government Authority have been inspected and approved by such Government Authority, by the inspection offices having jurisdiction and by other persons or entities having the right to inspect and approve construction.

 

Executed Copies. Lender’s receipt of executed copies of all Loan Documents and the recording or filing thereof, as applicable.

 

End-Loan Financing/Tri-party Agreement. If applicable, a copy of the end-loan commitment has been provided to and approved by Lender and, if further applicable, the tri-party agreement for said end-loan has been submitted to and approved by the Lender.

 

Commitment Requirements. Satisfaction of all conditions set forth in (i) Lender’s commitment for the Loan, (ii) the Loan Documents and (iii) this Agreement.

 

Proof of Insurance. Lender’s receipt of evidence, satisfactory to Lender, as to the existence and nature of insurance required by the Construction Contract, this Agreement or any of the other Loan Documents.

 

Survey. Lender’s receipt of a Survey of the Property, by a surveyor licensed in the state of Georgia and acceptable to Lender, showing the Property, the dimensions and area of the Property, dimensions and locations of the Improvements, utilities, parking areas, driveways, easements, the location of any wetlands, zoning district lines, adjoining streets, and the distance to and the name of the nearest intersecting street.

 

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Utility Approvals. Lender’s receipt of evidence satisfactory to Lender of all appropriate approvals for/from public water, public natural gas, public electricity, public sewer, cable, telephone, and any and all other utility company approvals, for the development of the Property and the installation of said utilities.

 

Flood Insurance. Evidence that the requirements, if applicable, of the Federal Flood Insurance Program have been satisfied.

 

Hurricane and Seismic Insurance. At Lender’s request for applicable seismic zones, Borrower has obtained and will continue to provide seismic insurance for the property during the term of this Agreement and the Loan Documents.

 

Appraisals. Lender has reviewed and accepted an as-is value appraisal and the projected as-complete appraisal of the property.

 

Conditions to All Advances. These Conditions to All Advances apply to the first advance, each subsequent advance, if any, and the final advance. Each of the promises and representations Borrower makes anywhere in this Agreement shall be considered made or made again, as applicable, as of the time Lender receives a Draw Request; Borrower endorses any Loan proceeds check; and/or Borrower in any other manner authorizes Lender to make an Advance. Advances will be made only if all the following conditions are satisfied:

 

Work Completed. The Work for which an Advance is requested has been completed in a good and workmanlike manner and complies with the Construction Contract, the Plans, the Permits, and all Government Regulations.

 

Borrower’s Financial Condition; No Defaults. There is no material adverse change in Borrower’s financial condition since the time Borrower applied for the Loan. Borrower is not in default under any of the Loan Documents or the Construction Contract and no event has occurred that, by notice or the passage of time, would constitute a default under this Agreement, any of the Loan Documents, or the Construction Contract. Borrower has complied completely with all of Borrower’s promises about the Work.

 

Draw Request; invoices and Lien Waivers. Contractor will deliver to Lender, at no cost to Lender, (i) a written Draw Request, specifying the amount requested and the payee, specifying or incorporating by reference a description of the Work done, and signed by Contractor; (ii) the invoices for the Work; (iii) unconditional construction lien waivers satisfactory to Lender and Title Company from Contractor, Suppliers, and all others from whom such a waiver is required to terminate right to claim a lien for all Work; and (iv) an endorsement to the Title Policy, issued by the Title Company, insuring Lender for the total amount of the Loan advanced, including the requested Advance and protective advances, insuring that Lender’s lien continues to be a first lien as of the date of the Advance, and including a UCC search, and insuring overall and any actual and potential lien waivers.

 

Lender may rely on Borrower’s statements and Contractor’s statements in the Draw Request and the invoices and lien waivers submitted by Contractor and all other parties. Lender does not have to verify any of that information. The funds obtained with the Draw Request will be used to pay for in full the Work described in the Draw Request. Lender shall have a reasonable time after its receipt of each Draw Request to have its representatives, at Borrower’s expense as applicable, make such investigation as it deems necessary to determine whether the amount of the Draw Request is payable; and Lender shall not be required to make any Advance until the Draw Request is approved by its representatives.

 

Loan Commitment Amount. Confirmation that the sum of the Loan Commitment Amount and the Loan-in-Process Account, if applicable, remaining after each Advance will be enough to complete all the Work. If, in Lender’s sole discretion, the sum is not enough to complete all the Work within five days, after notice from Lender, Borrower will pay into the Loan-in-Process Account the amount Lender deems sufficient, when added to the existing balance of the Loan-in-Process Account, to complete the Work. Lender will not be under any obligation to make any Advance unless and until Borrower makes such payment.

 

Casualty. Fire or other casualty has not materially damaged the Property, or if so damaged, provisions satisfactory to Lender have been made to affect necessary restoration or repair in accordance with this Agreement.

 

Other Items. Borrower has supplied Lender with such other items as Lender may reasonably require.

 

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Conditions to the Final Advance. The following requirements must be satisfied as conditions to the final Advance:

 

Other Requirements Satisfied. Satisfaction of the Conditions Applicable to all Advances, as set forth above.

 

Certificate of Occupancy. Evidence satisfactory to Lender of the issuance of a final certificate of occupancy of the Property or similar certificate issued by all appropriate Government Authorities.

 

Work Completed. Evidence satisfactory to Lender that the Work has been completed, free of liens, in accordance with the Plans.

 

Completion Certificate. Lender’s receipt of a satisfactory Completion Certificate or Certificate of Completion, in a form satisfactory to Lender, completed by Contractor, the Borrower and any necessary other parties - including but not limited to Government Authorities, certifying the completion of the Work and improvement of the Property as planned and agreed. Notwithstanding anything herein to the contrary, Lender shall at all times be entitled to retain sufficient funds which in its sole opinion are adequate to complete the Work.

 

Final Appraised Value. Receipt by Lender from the appraiser who completed the original appraisal at origination of the Loan engaged by Lender at Borrower’s expense confirming the As-Complete value of the appraised Property.

 

Compliance with State Lien Law. Certification from Borrower that it complied with any and all state lien laws to minimize the period during which liens under state lien law can attach to the Property.

 

Final Endorsement. The Title Company issues an endorsement to the loan policy of title insurance deleting the pending disbursement clause, confirming that the policy is without exceptions, is for the full amount disbursed, has an effective date no earlier than the date of the Final Advance, and insuring that the Security Instrument is a good and satisfactory first security interest of record prior to all encumbrances and providing full coverage against mechanic& liens.

 

Application of Advances. Notwithstanding anything contained in this Agreement that may be or appear to the contrary:

 

Reserves. Lender is authorized and empowered to establish reserves from the undisbursed portion(s) of the Loan in the amount(s) that, in the sole opinion of Lender, are sufficient to satisfy, in whole or in part, any lien or claim that may affect Lender’s security interest.

 

Direct Advances. At its option, Lender may make any or all Advances directly to the Title Company or Contractor or to any subcontractor, Supplier, or any other person due payment for labor, material, or services performed on the Property.

 

HOLDBACKS. Any advances withheld shall be paid upon full and final completion of the Work as determined by Lender, including all landscape requirements and off-premises improvements and other related facilities, but only (1) upon the expiration of the period within which a lien may be perfected by any patty furnishing labor or materials, (2) upon Lender’s receipt of such assurance against assertion of such liens satisfactory to it, and (3) further upon final inspection and approval by Lender and any others whose approval of the Improvements may be required; provided, however, that this Agreement shall not be considered complete for purposes of final payment unless and until:

 

All work requiring inspection by any Government Authority has been duly inspected and approved by such Government Authority and by the insurance rating or inspecting organization, bureau, association, or office having or claiming jurisdiction, and the requisite final certificate of occupancy of the Property or similar certificate and other approvals have been duly issued and copies have been delivered to Lender; and

 

Lender has received the favorable opinion of Borrower’s attorney and such other evidence as Lender may require that the Property and construction and use of the Property comply with all applicable restrictions, Government Regulations, rules, regulations, and that no claim has been made calling into question such compliance.

 

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CONDITIONS TO THE REPAYMENT PERIOD. The following conditions must be satisfied prior to the Completion Date.

 

Final Advance Conditions. All of the conditions of the Final Advance listed above must be satisfied and the Final Advance has been made.

 

No Event of Default. Each party to any of the Loan Documents has complied with all of the Loan Documents and no Event of Default has occurred or is continuing or threatened.

 

NO ADVANCES AFTER COMPLETION DATE. Notwithstanding anything to the contrary contained in this Agreement, Borrower will not obtain and Lender will not make any advances under this Agreement after the Completion Date.

 

EVENTS OF DEFAULT. Except as otherwise expressly provided herein, to the extent permitted by law, Borrower expressly waives any notice of default by Lender of any breach of any obligation undertaken by Borrower and/or Contractor in favor of Lender or any other Events of Default as set forth below. Borrower will be in default under this Loan Agreement and the other Loan Documents if any of the following occur(s):

 

Nonpayment. Borrower fails to make any payments due under any Loan Documents.

 

Death of Borrower or Guarantor or Dissolution. Borrower or Guarantor (or one of the Borrowers or Guarantors, if more than one) dies or if Borrower’s business is sold, merged, goes out of business or is otherwise dissolved as an entity.

 

Other Broken Promises. Borrower fails to keep any promises in this Agreement or any other Loan Documents.

 

False Statements. Any statement of fact, representation or warranty Borrower makes to Lender in Borrower’s loan application, this Agreement, any other Loan Document or any other instrument furnished to Lender by or on behalf of Borrower or Contractor is false, inaccurate, misleading or incomplete.

 

Incomplete Disclosure. Borrower fails to disclose to Lender in writing any fact that could materially and adversely affect the Property, the Work or Borrower’s financial condition.

 

Construction Discontinued. Work stops for more than five business days without Lender’s consent.

 

Work Not Timely Completed. Lender reasonably determines that the Work will not be completed on or before the Completion Date or the Work is actually not completed on or before the Completion Date.

 

Bankruptcy or Insolvency. Borrower, Guarantors, or Contractor: (i) fails to pay any debts as they come due; (ii) applies for or consents to the appointment of a receiver, trustee or liquidator of all or a substantial part of its assets; (iii) is adjudicated bankrupt or insolvent, files a voluntary petition in bankruptcy or admits in writing its inability to pay its debts as they come due; (iv) makes a general assignment for the benefit of creditors; (v) files a petition or other action seeking reorganization, arrangement, adjustment, liquidation or dissolution of its debts, or other relief under any debtor relief laws; or (vi) files an answer admitting the material allegations of or defaults in answering any petition filed in any bankruptcy, reorganization, or insolvency proceeding.

 

Judgments. An order, judgment or decree is entered by any court appointing a receiver for the Property of Borrower or Contractor, or the successors or assigns of either, then in possession of the Property (unless the appointment shall have been sought by Lender or its successors or assigns to enforce any Loan Document(s) or other agreement made or executed in connection herewith) that is not appealed from within the time allowed by law or, if appealed from, has been affirmed.

 

Foreclosure. The Property or any portion of the Property is seized or a writ of execution, foreclosure, attachment or any other process or order for the judicial or non-judicial sale of the Property, or any portion of the Property, is issued and such writ or other process or order is not released, revoked, stayed or set aside within ten days from date thereof or any sale is made pursuant to any of the above.

 

Condemnation or Material Loss. The Property or any portion of the Property is condemned under power of eminent domain by any legally constituted authority or materially damaged by fire or other cause.

 

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Conveyance of Property. Borrower transfers, conveys, sells, alienates, demises, or encumbers the Property or any portion of the Property, whether voluntarily or involuntarily, without the prior express written consent of Lender.

 

Lien or Attachment. Borrower fails to have discharged or released (within a period of ten days after filing) any claim, lien, attachment, security instrument or similar levy or attachment of any nature upon the Property or any claim asserted to the proceeds of the Loan by garnishment, levy or otherwise.

 

Abandonment. Borrower abandons the Property or any portion of the Property.

 

Revocation of Permits. Any Permit is revoked and not reissued or reinstated within 5 days.

 

Insecurity. If Lender has a good-faith belief that any Borrower or any Guarantor is unable or will soon be unable to perform that party’s duties under this Agreement or under the Loan Documents.

 

Material Adverse Change. Any material change in the Borrower’s business, financial condition, or the Property has occurred or is imminent; if the full performance of any Borrower or any Guarantor under any of the Loan Documents is materially impaired; or if the value of the Property or any Improvements thereon or Lender’s rights with respect thereto are materially impaired in any way. The existence or reasonable likelihood of litigation, governmental proceeding, default, or other event that may materially and adversely affect the business or financial condition of any Borrower or any Guarantor, or the Property.

 

Cross-Default. The default of any party to this Agreement or to any of the Loan Documents or under any other obligation to Lender is a default under this Agreement.

 

LENDER’S RIGHTS AND REMEDIES. Subject to any right to notice of default and right to cure the default required by law. if an Event of Default occurs, Lender has the following Rights and Remedies:

 

Declare a Default. Lender may declare the Note, the Security Instrument, or both, in default, and may declare the entire outstanding principal balance of the Loan, together with all interest thereon and all other amounts due under the Loan Documents, to be immediately due and payable, anything contained in this Agreement or any other Loan Document to the contrary notwithstanding.

 

Finish the Construction and Protect the Property. Lender may take possession of the Property and the improvements. Lender may do every act and thing Borrower or any subsequent owner of the Property and the Improvements might or could do for the protection, construction, reconstruction, operation, maintenance, and leasing of the Property and the Improvements. Borrower authorizes Lender, as Borrower’s attorney in fact, to exercise any right Borrower has in or under the Construction Contract or any Permit and to enter into such contracts or arrangements as may be necessary to complete the Work. Borrower will pay on demand all money Lender expends in connection with the completion of the Work, and until Borrower pays, that amount shall be added to the principal amount of the Loan, and shall bear interest at the rate set forth in the Note.

 

Borrower irrevocably authorizes and directs each party to any Permit or contract to provide Lender the benefits of the Permit and the contract upon Lender’s written notice. Borrower agrees that any such party shall have the right to rely upon any written notice from Lender without any obligation or right to inquire as to whether an Event of Default actually exists and notwithstanding any notice from Borrower or claim by Borrower to the contrary. Borrower will have no right or claim against any such party for any benefit provided to Lender by such party. If Borrower cures the default, or if Lender reinstates the Loan in good standing, Lender will give written notice of reinstatement to each such party and authorize each such party to render such benefits to Borrower.

 

Stop Making Advances. Lender may stop making Advances for Work and performing any other obligations under the Loan Documents.

 

Indemnity. Borrower indemnifies and holds the Indemnified Parties harmless from any liability, claim, loss, cost, and legal expenses (including suits, claims, proceedings, damages, and costs arising from or relating to any third-party claim), incurred by or alleged against any of the Indemnified Parties arising from or related to: (i) the Property; (ii) the Work; or (iii) Borrower’s default under this Agreement.

 

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Remedies Cumulative. Lender may, but is not required to, exercise any or all of the rights under this Agreement. All of Lender’s rights and remedies contained in this Agreement are cumulative and are in addition to any other rights and remedies created in any of the other Loan Documents or existing at law or in equity.

 

Lender Is Not Obligated to Act. Lender is not obligated to undertake any discretionary power granted in this Agreement, but if Lender should exercise a discretionary power, Lender shall have no liability to Borrower for the sufficiency or adequacy of any such action. Borrower releases Lender, its officers, and its agents from any and all liability for negligence for acts or omissions to act and further agrees to indemnify and hold Lender harmless for the consequences of any such negligence on the part of Lender, its officers, its agents, assigns, and successors.

 

MISCELLANEOUS PROVISIONS

 

Borrower’s Cooperation. Borrower will, at Borrower’s own cost and expense, sign any other instruments and documents, and supply any information and data that Lender considers necessary to accomplish the purposes of this Agreement. If, in Lender’s opinion, a material modification of/to the terms of this Agreement is/are required, or occur(s), Borrower will execute an appropriate Construction Loan Modification Agreement, in a form prescribed by Lender. All document(s) Borrower deliver(s) to Lender shall become Lender’s property.

 

Borrower will execute such instruments as Lender may, from time to time, request to perfect or continue the perfection of Lender’s security interest in any and all rights under this Agreement and any and all of Borrower’s property that, under the applicable provisions of this Agreement, the Loan Document or other agreements with Lender may or shall stand as security for the Note.

 

Credit information. Borrower will provide Lender with updated financial and credit information when Lender requests it. Lender may get credit reports from credit reporting agencies when Lender reviews the Loan from time-to-time throughout the construction process, prior to Advances hereunder and/or any time during which this Agreement or the Loan Documents are being enforced and/or in force and effect. Further, by signing this Agreement, Borrower specifically consents to such reports.

 

Dispute of Plans. If any dispute arises between Borrower or Contractor and Lender with respect to the construction/interpretation and meaning of the Plans, the dispute will be decided by a competent architect to be selected by Lender but to be paid by Borrower.

 

Causes of Action Against Lender. Notwithstanding anything to the contrary contained herein or in any of the other Loan Documents, no conduct or course of conduct by any or all of the parties to this Loan Agreement, before or after signing this Agreement or any of the other Loan Documents, shall be construed as creating any right, claim, or cause of action against Lender or any of its officers, directors, agents, or employees, in favor of Borrower, Contractor, Supplier or of any architect, engineer, contractor, subcontractor, builder, material-men, any of the employees or agents of any of the foregoing, or any purchaser of the Property. This loan is not a trust fund.

 

Borrower will not bring a suit at law or in equity or seek mediation or arbitration for any alleged breach of this Agreement unless Borrower has given Lender notice in writing, specifically describing such alleged breach, within 5 days after Borrower has notice (actual or constructive) of such alleged breach. If Borrower does not give such notice, Borrower will be deemed to have waived any claim for such alleged breach and Lender will not be deemed to be in breach under this Agreement. Lender shall have 10 days after actual receipt of the aforesaid written notice to cure or otherwise satisfactorily address said alleged breach. If, after giving notice, Borrower accepts any Advance, Borrower will be deemed to have waived any claim for the breach alleged in such notice or any such notice for which notice would be given 5 days prior to said Advance. Lender shall not be liable to Borrower for any consequential damage, it being agreed that the Lender’s liability to Borrower for any breach of this Agreement by Lender shall not exceed a sum equal to the amount that Lender may have failed to advance in breach of this Agreement, which sum when paid shall be deemed an Advance. Borrower will use Borrower’s best efforts to mitigate or minimize any damage resulting from any such alleged breach by Lender.

 

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Signage. During the Construction Period, Borrower will allow Lender to erect and maintain signage at the Property.

 

Death of Borrower. In the event of the death of one or more of the Borrowers while still holding title to the Property, Lender or Lender’s successors/assigns may, in case the Work is still in progress, continue to make Advances under this Agreement and, subject to all of its terms and conditions, to the surviving Borrower or, as applicable, Borrower’s executors, heirs, administrators or personal/legal representatives. All sums so advanced shall be deemed Advances under this Agreement, as if made to Borrower in Borrower’s lifetime and the obligations of the Loan, for the full amount thereof, shall be the responsibility of said party(ies) to whom the Advances are made and shall be fully secured by the Security Agreement.

 

Joint and Several Liability. The liability of all Parties obligated in any manner under this Agreement shall be joint and several, to the extent of their respective obligations.

 

Notices. All notices, demands, requests, approvals, and other communications required or permitted hereunder to be in writing will be deemed to have been given when presented personally or deposited into a regularly maintained mail receptacle of the United States Postal Service, postage prepaid, registered or certified, return receipt required, addressed to Borrower or Lender, as the case may be, at the respective address set forth on the first page of this Agreement, or such other address as Borrower or Lender may from time to time designate by written notice to the other as herein required.

 

Binding Agreement; Assignment. This Agreement is for the sole benefit of Lender and Lender’s successors and assigns, and binds Borrower and its successors, assigns, executors, heirs, administrators and personal representatives. All conditions to Lender’s obligation to make any Advance are solely for Lender’s benefit. No other person or entity shall have standing to require satisfaction of those conditions or be deemed to be the beneficiary of those conditions. Further, Borrower may not assign this Agreement without Lender’s express prior written consent, which Lender may withhold in Lender’s sole discretion. Notwithstanding the foregoing, Borrower specifically grants to Lender the right, at Lender’s sole discretion, to transfer and assign to any third party all or any part of Lender’s rights under the Loan Documents, any part(s) thereof and any bond.

 

Successors of Borrower or Contractor. All obligations contained in this Agreement, the other Loan Documents, and all other agreements to be observed, complied with or performed by Borrower shall be binding upon Borrower and upon Borrower’s successors, assigns, executors, heirs, administrators and personal representatives, as well as upon any person, firm, or corporation hereafter acquiring title to the Property (with or without the Improvements and Site Improvements), or any part thereof, or any personal property located thereon, by, through, or from Borrower.

 

Survival of Representations. All promises Borrower makes shall survive the termination of this Agreement and the repayment of the Loan, even upon transfer or sale of the Note by Lender or Borrower’s transfer or sale of the Property.

 

Right of Setoff. Lender shall have the right: (1) to commingle the proceeds of the Loan with any other disbursements made to Borrower by Lender or any funds of Borrower (or Guarantor(s)) held by or on deposit with Lender and (2) to withhold payment of any sums due the Borrower (or Guarantor(s)) hereunder in the event of any default under any loans from Lender to Borrower. Lender may credit any such withheld payments or funds to payment of the Loan and such other loans, upon notice to Borrower. Borrower hereby waives any defense thereto whether in law or in equity.

 

No Waivers. Lender may choose to delay enforcing any of Lender’s rights or waive any of Lender’s rights under this Agreement or the Loan Documents. Lender may delay enforcing or may waive any of Lender’s rights without affecting Lender’s other rights. If Lender waives a right, or delays enforcing a right, Lender may still enforce the same right(s) later.

 

ATTORNEYS’ FEES AND OTHER COSTS. If legal proceedings are instituted to enforce the terms of this Agreement, Borrower agrees to pay all costs of the Lender in connection therewith, including actual attorneys’ fees, expenses and costs to the extent permitted by law.

 

Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute the same instrument.

 

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Headings, Number and Gender. The headings used in this Agreement are solely for the convenience of the parties and shall not be used to explain, modify, simplify or aid in the interpretation of the provisions of this Agreement. Whenever used herein, the singular shall include the plural and the plural the singular. The use of any gender shall be applicable to all genders.

 

Severability. If any of the provisions of this Agreement are for any reason held to be invalid, illegal or unenforceable, such invalidity, illegality or unenforceability shall not affect any other provision; and this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein.

 

Entire Agreement. This Agreement and the other Loan Documents (including, but not limited to, any riders, assigned documents, notes and security instruments) are the entire understanding between Borrower and Lender about the Loan, the Property, and the Work. Further, in the event of any conflict between the terms and provisions contained in this Agreement and the Construction Contract or any of the other Loan Documents, the terms and provisions of this Agreement shall control.

 

Anti-Waiver: Amendments; and Cumulative Remedies Provisions. No failure or delay on the part of Lender or the holder of any note in the exercise of any power or right, and no course of dealing between the Borrower and Lender or the holder of any note, shall operate as a waiver of such power or right, nor shall any single or partial exercise of any power or right preclude other or further exercise thereof or the exercise of any other power or right. The remedies provided for herein are cumulative and not exclusive of any remedies which may be available to Lender at law or in equity. No notice to or demand on the Borrower not required hereunder or under any note or other agreement shall in any event entitle the Borrower to any other or further notice or demand in similar or other circumstances or constitute a waiver of the right of Lender or the holder of any note to any other or further action in any circumstances without notice or demand. Any waiver of any provision of this Agreement, any note or other agreement, and any consent to any departure by the Borrower from the terms of any provision of this Agreement, any note or other agreement, shall be effective only in the specific instance and for the specific purpose for which given. Neither this Agreement nor any note or other agreement nor any terms hereof or thereof may be changed, waived, discharged or terminated unless such change, waiver, discharge or termination is in writing signed by the Borrower and Lender.

 

Time of the Essence. The parties hereto agree that time is of the essence of this Agreement.

 

Governing Law. This Agreement and the other Loan Documents shall be governed by and construed in accordance with the laws of the state of Georgia and the laws of the United States applicable to transactions of this nature.

 

Oral Agreements Disclaimer. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

THIS AGREEMENT IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED TI I AT THIS AGREEMENT IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing below, Borrower acknowledges reading all the provisions contained in this Agreement, and accepting and agreeing to its terms.

 

GA HIA, LLC    
       
/s/ Robert Mudd  12/28/22   (Seal)
By: ROBERT MUDD Date  
Its: MEMBER/MANAGER    

 

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AGREEMENT OF GUARANTOR

 

Guarantor (i) acknowledges reading and understanding this Agreement; (ii) consents to the provisions of this Agreement relating to Borrower; (iii) agrees to furnish the Financial Statements to Lender that Lender reasonably requests; (iv) agrees to those portions of Agreement that apply to Guarantor; (v) acknowledges that this Agreement has been freely executed without duress and after opportunity to consult with counsel; and (vi) confirms that Guarantor received a copy of this Agreement, the Guaranty, and the other documents Guarantor requested.

 

/s Jay William Roth  12/28/22   (Seal)
JAY WILLIAM ROTH Date  
Individually    
       
OLD MILL LLC    
       
/s/ Matthew R. Craddock 12/27/22  (Seal)
By: MATTHEW R. CRADDOCK Date  
Its: MEMBER/MANAGER    
       
MATTHEW R. CRADDOCK IRREVOCABLE TRUST    
       
/s/ Matthew R. Craddock 12/27/22  (Seal)
MATTHEW R. CRADDOCK Date  
Trustee for MATTHEW R. CRADDOCK IRREVOCABLE TRUST    
       
LENDER: Pinnacle Bank    
       
/s/ Steve Taylor   (Seal)
By:  Steve Taylor Date  
Its: Vice President / Business Banker    

 

 

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Exhibit 10.29

 

AGREEMENT FOR PURCHASE AND SALE
OF REAL PROPERTY

 

This Agreement for Purchase and Sale of Real Property (the “Agreement”) is entered into by and between NORTHGATE PROPERTIES, LLC, a limited liability company organized under the laws of the State of Colorado or its assigns (“Seller”), and NOTES LIVE REAL ESTATE AND DEVELOPMENT LLC, a limited liability company organized under the laws of the State of Colorado (“Purchaser”). Seller and Purchaser are sometimes collectively referred to herein as the “Parties.

 

RECITALS

 

A. Seller owns (i) a certain parcel containing 9.410 acres (409,905 square feet) located in Colorado Springs, El Paso County, Colorado, the same being more particularly described on Exhibit A attached hereto and depicted as “Parcel A” on Exhibit C attached hereto and by reference made a part hereof (“Parcel 1”); and (ii) a certain parcel containing 4.968 acres (216,396 square feet) located in Colorado Springs, El Paso County, Colorado, the same being more particularly described on Exhibit B attached hereto and depicted as “Parcel B” on Exhibit C attached hereto and by reference made a part hereof (“Parcel 2”). Parcel 1 and Parcel 2 are sometimes hereinafter referred to collectively as the “Land”).

 

B. Seller wants to sell to Purchaser, and Purchaser wants to purchase from Seller, the “Property” (as defined below), all in accordance with the terms and conditions contained in this Agreement.

 

AGREEMENT

 

NOW, THEREFORE, for and in consideration of the mutual covenants and agreements contained in this Agreement, and other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged by the parties, and incorporate the above Recitals, Purchaser and Seller agree as follows:

 

1. Agreement to Buy and Sell.

 

Subject to the terms and conditions set forth herein, Seller agrees to sell and convey to Purchaser, and Purchaser agrees to acquire and purchase from Seller:

 

(i)The Land “As Is and With All Faults” at the time of Closing (subject, however, to any representations and warranties of Seller set forth in this Agreement and in the documents executed by Seller at Closing); and

 

(ii)All improvements and fixtures, if any, located on the Land (the “Improvements”). The Land, the Improvements and all rights appurtenant thereto are herein referred to collectively as the “Property”).

 

2. Purchase Price. The purchase price to be paid by Purchaser to Seller for the Property shall be $14,689,980 (the “Purchase Price”), calculated as follows:

 

Parcel 2: $6,491,880 (i.e., $30.00 per square foot x 216,396 square feet)

 

Parcel 1: $8,198,100 (i.e., $20.00 per square foot x 409,905 square feet)

 

Total: $14,689,980

 

Said Purchase Price, subject to closing adjustments, prorations and credits set forth herein below, shall be paid to Seller in cash, via federal wire transfer, at Closing.

 

 

 

 

3. Earnest Money.

 

(a) Earnest Money. Within five (5) business days after the “Effective Date” (as defined below), Purchaser agrees to deposit by cash, check or wire transfer with Unified Title Company, 101 S. Sahwatch Street, Suite 110, Colorado Springs, Colorado, 80903 Phone: 719-955-7046, Fax: 1-866-534-6740, Email: fdeming@unifiedtitle.com, Attn: Fred Deming (the “Title Company”), in escrow, the sum of $50,000 as earnest money for this Agreement (the “Earnest Money”), all of which will be applied to the Purchase Price at Closing. The Earnest Money will be held and disbursed as provided in this Agreement.

 

(b) Application and Disbursement of Earnest Money. The Earnest Money may, at the request of Purchaser, be deposited by the Title Company in an interest-bearing account, with the interest earned thereon to be credited to Purchaser and to constitute a part of the Earnest Money for purposes hereof. The Earnest Money must be credited towards the Purchase Price at “Closing” (as defined below). If this Agreement does not close, the Title Company must disburse the Earnest Money as provided in this Agreement. If either party is entitled to the return of the Earnest Money, this Agreement constitutes escrow instructions to the Title Company relating to the disbursement of the Earnest Money, and, unless directed otherwise in writing by Purchaser or Seller, the Title Company is instructed to disburse the Earnest Money in accordance with the provisions outlined herein without the necessity of any further instructions or releases from Purchaser and Seller. To the extent that any additional consents or authorizations are required, each Party agrees to promptly provide written authorization of the release of the Earnest Money to the Title Company and the other Party. For sake of clarity, in no event shall the Title Company require written approval of Seller to return the Earnest Money to Purchaser in the event of a timely termination of this Agreement by Purchaser pursuant to the terms of Sections 4, 5, 6 or 7 below.

 

4. Due Diligence Documents. Seller agrees to deliver the following documents to Purchaser within the time periods specified:

 

(a) Title Commitment. On or before March 3, 2023, Seller, at Seller’s expense, will deliver or arrange to have delivered to Purchaser a current commitment by the Title Company (the “Title Commitment”) for an Owner’s Policy of Title Insurance (ALTA Form B 1970, Last Revised 1984, to the extent available), insuring good and marketable fee simple absolute title to the Property in Purchaser, in accordance with the terms of this Agreement and in an amount equal to the Purchase Price. The Title Commitment shall list as exceptions all easements, covenants, restrictions, encumbrances, reservations, and liens shown by the public records of the El Paso County Clerk and Recorder (“Exceptions”) affecting the Property, and shall include the best available copies of all instruments creating such Exceptions. To the extent the Title Company is willing to offer the same, the Title Commitment will contemplate deletion of the standard exceptions in the final policy, and will contemplate the following affirmative coverages: (i) Gap, (ii) Access, (iii) Subdivision. (iv) Separate tax parcel, (v) Comprehensive and (vi) Survey - Same As, provided, however, that any additional premium payable for such coverages listed in items (i) through (iv) shall be paid for at Purchaser’s sole cost and expense. Purchaser, at its sole cost and expense, may request and pay for any additional title endorsements that it requires. Failure of the Title Commitment to commit to the foregoing coverages shall not be a default, but shall grant to Purchaser the option to object to the Title Commitment by giving written notice to the Seller on or before the Title Objection Date (as defined below), whereupon Seller shall have the opportunity to respond and the provisions and rights set forth in this Agreement shall apply. Purchaser may request and pay for all affirmative coverages it deems necessary to its title insurance.

 

(i) Covenants. Purchaser acknowledges that the Subject Property is subject to a certain Declaration of Covenants, Conditions, Restrictions and Easements for Polaris Pointe South, as recorded on 02/01/2019 under Reception No. 219011585 in the real property records of El Paso County, Colorado (the “Covenants”). Purchaser further acknowledges that Northgate Properties, LLC is the “Declarant” under the Covenants, and that Seller will maintain Declarant control under the Covenants. Subject to the terms of Section 11, the Property shall be conveyed to Purchaser subject to the Covenants.

 

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(ii) Metro District. Purchaser understands, acknowledges and agrees that the Property is further subject to the Copper Ridge Metropolitan District (the “District”) as proposed by Resolution No. 72-10 by the City of Colorado Springs, and recorded May 19 2010 under Reception No. 210047077, records of El Paso County. Colorado, and that the District will impose a levy upon all real property within the District. which levy will be collected by the El Paso County Treasurer for payment to the District for certain improvements within the District. Purchaser agrees that the existence of the District and the matters related thereto shall be a “Permitted Exception” hereunder.

 

Notwithstanding the foregoing (i) and (ii), Purchaser shall have the right to review and approve the Covenants and the documentation related to the District during the Due Diligence Period (as defined below),

 

(b) [Intentionally omitted]

 

(c) Survey. [Intentionally omitted]

 

5. Purchaser’s Obligations.

 

Purchaser shall have until March 14, 2023 (the “Title Objection Date”), to notify Seller in writing (“Purchaser’s Title Objection Notice”) of any Exceptions in the Title Commitment or any matter disclosed by a current survey which makes the Property unsuitable for Purchaser’s purposes, in Purchaser’s sole judgment (“Title Objections”). If Purchaser fails to timely provide a Purchaser’s Title Objection Notice, Purchaser shall be deemed to have approved the condition of title to the Property. If Purchaser timely provides a Purchaser’s Title Objection Notice, then Seller shall have until March 13, 2023 (“Seller’s Title Objection Response Deadline”) within which to provide Purchaser with written notice (“Seller’s Title Objection Response”) that Seller will cause such Title Objections to be removed from the Title Commitment or endorsed over in the Title Commitment (“Cure”), or that Seller will not cause such Title Objections to be removed from or endorsed over in the Title Commitment. Purchaser and Seller each understand and agree that Seller shall not be obligated to cause any such Title Objections to be removed from or endorsed over in the Title Commitment but may attempt to do so in its sole and absolute discretion. In the event that Seller is unable or unwilling to effect any such Cure, or in the event that Seller’s proposed Cure as set forth in Seller’s Title Objection Response is unacceptable to Purchaser, then Purchaser may at its option either (i) exercise its Right to Terminate this Agreement, whereupon the Earnest Money shall be returned to Purchaser, and the parties hereto shall have no further obligations hereunder except for any obligation hereunder, which by the express terms of this Agreement, survives any termination of this Agreement, by delivery of a written notice to Seller on or before March 14, 2023, or (ii) to waive such Title Objections and proceed to Closing, as defined in Section 4 hereof. In the event Purchaser fails to timely exercise its right to terminate as set forth in item (i) above, then all Title Objections (other than those which Seller has agreed to Cure in the Seller’s Title Objection Response) shall be deemed to have been waived, and Purchaser shall proceed to Closing. All Exceptions not objected to by Purchaser pursuant to this Section 5 or Title Objections subsequently waived in writing shall hereinafter be deemed to be “Permitted Exceptions”.

 

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6. Due Diligence Period.

 

Purchaser shall have through and including March 14, 2023 (the “Due Diligence Period”) within which to conduct such examinations (collectively, “Examinations”) as it may elect in its sole judgment, to determine the suitability of the Property for Purchaser’s purposes to and include those Examinations set forth in Section 5.

 

If the Examinations disclose matters which make the Property unsuitable for Purchaser’s purposes, in Purchaser’s sole judgment, then Purchaser may terminate this Agreement by giving written notice to Seller on or before expiration of the Due Diligence Period in which event the Earnest Money shall be returned to Purchaser, Purchaser shall return all of Seller’s materials, and the parties hereto shall have no further obligations hereunder except for any obligation hereunder which, by its express terms, survives any termination of this Agreement. If Purchaser fails to terminate this Agreement by such written notice on or before expiration of the Due Diligence Period, then Purchaser shall be deemed to have accepted the physical condition of the Property in all respects, and the parties shall proceed to the Closing as contemplated by this Agreement, subject, however, to the satisfaction of any remaining conditions to Purchaser’s obligation to purchase the Property. Notwithstanding anything herein or in the Ground Lease (as defined below) to the contrary, Seller, in its capacity as Landlord under the Ground Lease and for the express benefit of The Sunset Amphitheater, LLC (the Tenant under the Ground Lease) acknowledges and agrees that, in the event Purchaser terminates this Agreement as aforesaid prior to expiration of the Due Diligence Period (or in the event Purchaser thereafter fails to close on or before the Closing Date for any reason), such termination (or failure to close) shall also effectuate (without further action required of the Tenant under the Ground Lease or otherwise) a termination of the Ground Lease pursuant to Section 5.2(a) thereof and, further, that upon such termination, The Sunset Amphitheater, LLC shall be relieved of any and all obligations under the Ground Lease, absolutely and without contingency or compromise.

 

During the Due Diligence Period, Purchaser and Purchaser’s agents, employees and contractor shall have the right to enter upon the Property at all times to conduct the Examinations provided, however, that Purchaser shall and hereby does protect, defend, indemnify and hold Seller and the Property harmless from and against any and all losses, costs, claims, demands, damages, suits, and liabilities arising from or otherwise in any way associated with Purchaser and Purchaser’s agents, employees and contractors entry upon or inspections of the Property, including, without limitation, mechanic’s or materialmen’s liens, reasonable attorney’s fees and court costs actually incurred, which indemnification shall survive termination of this Agreement and the Closing.

 

7. [Intentionally omitted]

 

8. Seller’s Representations and Warranties. Seller represents and covenants to Purchaser as of the Effective Date and as of the Closing, no independent investigation having been undertaken with respect to the matters, and “knowledge” of Seller referring to the actual knowledge of Seller as follows:

 

(a) Title. Seller represents and warrants to Purchaser that Seller currently has and will have at the Closing record fee simple, indefeasible title to the Property, and that at the Closing, fee simple title will be free and clear of all liens, encumbrances, covenants, restrictions, rights-of-way, easements, leases, conditions and other matters affecting title, except for the Permitted Exceptions. Seller further represents and warrants to Purchaser that the Property will be transferred to Purchaser free and clear of any management, service or other contractual obligations other than those disclosed to Purchaser by Seller and approved in writing by Purchaser.

 

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(b) No Further Encumbrances. From the Effective Date until the Closing, Seller will not sell, assign, transfer or convey any right, title or interest whatsoever in or to the Property, or create or permit to exist any lien, security interest, easement, encumbrance, charge or condition affecting the Property (other than the Permitted Exceptions) without promptly discharging the same at or prior to the Closing.

 

(c) No Actions. Seller does not know of, and has not received any written notice that there are any actions, suits or proceedings pending, at law or in equity, or before or by any federal, state, municipal or other governmental court, department, commission, board, bureau, agency or instrumentality, domestic or foreign or, to Seller’s current actual knowledge, threatened against Seller or otherwise affecting any portion of the Property.

 

(d) Authority. The execution by Seller of this Agreement and the consummation by Seller of the sale contemplated hereby have been duly authorized, and will not, at or after the Closing, result in a breach of any of the terms or provisions of, or constitute a default under any indenture, agreement, instrument or obligation to which Seller is a party or by which the Property or any portion thereof is bound.

 

(e) Leases. From the date of execution of this Agreement through the date of the Closing, Seller will not enter into any lease of any portion of the Property.

 

(f) No Agreements. From the date of execution of this Agreement through the date of the Closing, Seller will not enter into any oral or written agreements affecting the Property which might become binding on Purchaser or the Property at or after the Closing.

 

(g) Compliance with Laws. To the actual knowledge of Seller, having performed no independent investigation, the Property complies with all applicable laws and ordinances, and the present maintenance, operation and use of the Property does not violate any environmental, zoning, subdivision, building or similar law, ordinance, code, regulation or governmental permit affecting the Property. The current zoning status or zoning district in which the Property is located is Planned Unit Development - Commercial and that zoning district allows the construction of an 8,000 seat Sunset amphitheater (Parcel 1) and a restaurant, event, and wedding facility (Parcel 2).

 

(h) Condemnation. To the best knowledge of Seller, there are no pending or threatened condemnation or similar proceedings affecting the Property.

 

(i) Taxes. All taxes on the Property have been paid or will have been paid up to and including the year prior to the Closing.

 

(j) Liens. There are no unpaid charges, debts, liabilities, claims or other obligations arising out of Seller’s ownership or use of the Property which could give rise to any contractual lien, mechanic’s and materialman’s lien or other statutory lien against the Property for which Purchaser shall be responsible.

 

(k) No Back-Up Contracts. In consideration of the substantial expenses incurred by Purchaser in connection with this Agreement and its inspections and due diligence, Seller agrees that it will not enter into any contracts with third parties relating to the sale of the Property from the Effective Date to the Closing Date.

 

(I) Matters Not Shown by the Public Records. To the best knowledge of Seller, there are no documents affecting the Property (including, but not limited to, easements, liens, service contracts, unrecorded leases, boundary line discrepancies or other title matters) that are not shown by the public records (“Off-Record Title Documents”)

 

(m) Touchstone Springs Parcel. With respect to the Touchstone Springs Parcel, as defined below, Seller represents and warrants that Touchstone Springs, LLC has and will have at the Closing record fee simple, indefeasible title to the Touchstone Springs Parcel, and that at the Closing, fee simple title will be free and clear of all liens, encumbrances, covenants, restrictions, rights-of-way, easements, leases, conditions and other matters affecting title, except for utility easements or other matters of record as listed on an 0 & E report delivered by Seller and acceptable to Purchaser at Closing.

 

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9. Purchaser’s Representations and Warranties. As of the Effective Date and as of the date of the Closing, Purchaser hereby represents and warrants to Seller that:

 

(a) Authority. This Agreement and all documents executed by Purchaser that are to be delivered prior to or at the Closing have been duly authorized and have been (or, when executed and delivered, will be) duly executed and delivered by Purchaser and are (or, when executed and delivered will be) legal, valid and binding obligations of Purchaser.

 

(b) Violation or Breach. Neither the entering into of this Agreement nor the consummation or the transaction contemplated hereby will constitute a violation or breach by Purchaser of any contract or other instrument to which Purchaser is a party, or to which it is subject or by which any of its assets or properties may be affected, or of any judgement, or , writ, injunction or decree issued against or imposed upon it, or will result in an violation of any applicable law, order, rule or regulation of any governmental authority affecting Purchaser.

 

(c) No Actions. Purchaser has received no written notice of any action, suite or proceeding pending or threatened against Purchaser which would affect Purchaser’s ability to enter into or consummate this Agreement.

 

10. Closing. Subject to the conditions precedent set forth herein, the Closing will take place on or before March 15, 2023 (the “Closing Date”). Closing will occur in escrow with the Title Company acting as settlement agent. The parties may change the Closing Date by amendment to this Agreement.

 

11. Seller’s Obligations at Closing. At Closing, Seller must furnish or deliver to Purchaser, or cause to be delivered to Purchaser, the following in form acceptable to Purchaser:

 

(a) Deed. A special warranty deed (“Deed”) covering the Property duly signed and acknowledged by Seller, which Deed conveys to Purchaser good and indefeasible fee simple title to the Property free and clear of all liens, rights-of-way, easements, leases, and other matters affecting title to the Property (collectively, the “Encumbrances”), except for the Permitted Exceptions.

 

(b) Evidence of Authority. Such evidence or other documents that may be reasonably required by the Title Company evidencing the status and capacity of Seller and the authority of the person or persons who are executing the various documents on behalf of Seller in connection with the sale of the Property.

 

(c) Non-Foreign Affidavit. An affidavit or qualifying statement, which satisfies the requirements of Paragraph 1445 of the Internal Revenue Code of 1986, as amended, and the regulations thereunder.

 

(d) Ground Lease Assignment. An assignment, in customary form reasonably approved by Seller, Purchaser and The Sunset Amphitheater, LLC, transferring and assigning to Purchaser all rights and interests of Seller as Landlord under the Ground Lease.

 

(e) Amendment to Covenants. An amendment to the Covenants, executed with all requisite authority, reconciling the Covenants with the approved Development Plan (the same being the Polaris Pointe South Filing No. 4 as referenced in City of Colorado Springs Approval Letter dated February 15, 2023) and otherwise approved by Purchaser, in Purchaser’s discretion, prior to Closing. Said amendment shall be recorded concurrently with the Deed.

 

(f) Quitclaim Deed of Certain Parcel Owned by Touchstone Springs, LLC. A quit claim deed by Touchstone Springs, LLC conveying to Purchaser that certain tract of land with a legal description of Polaris Pointe South Filing No. 3, Tract A (“Touchstone Springs Parcel”).

 

(g) Other Documents. Such other documents as the Title Company may reasonably require to consummate this transaction or are in the mutual opinion of Purchaser’s counsel and Seller’s counsel, reasonably necessary to properly consummate this transaction acknowledged by Seller. Seller will also authorize the Title Company to apply any money held as Earnest Money in an escrow account of Title Company to the Purchase Price.

 

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12. Purchaser’s Obligations at Closing. At Closing, Purchaser will deliver to Seller, at Purchaser’s sole cost and expense, the following:

 

(a) Purchase Price. The Purchase Price for the Property, payable in cash, reduced by any Earnest Money that shall be applied by the Title Company to the Purchase Price.

 

(b) Other Documents. Such other documents as the Title Company may reasonably require to consummate this transaction or are in the mutual opinion of Purchaser’s counsel and Seller’s counsel, reasonably necessary to properly consummate this transaction.

 

(c) Evidence of Authority. Such evidence or other documents that may be reasonably required by the Title Company evidencing the status and capacity of Purchaser and the authority of the person or persons who are executing the various documents on behalf of Purchaser in connection with the purchase of the Property.

 

13. Costs and Adjustments.

 

(a) Proration of Taxes. All ordinary real property taxes levied or assessed against the Property for the year of the Closing by the city, county, state or other taxing authority will be prorated at the Closing between Purchaser and Seller on the basis of the latest available tax assessments. Seller is responsible for and must pay at the Closing all real property taxes levied or assessed against the Property for any year(s) prior to the year of the Closing. The apportionment of taxes will based on the tax rate for the last preceding year (if the current year’s statements are not available) applied to the latest assessed valuation, and adjustments in the prorations will be made if necessary upon receipt of the tax statements for the year of the Closing. Both parties agree that payment of the amount of any adjustments will be made within thirty (30) days of receipt of the tax statements for the year of the Closing. If the Property is included in a larger tax parcel, if such taxes are not due and payable at Closing, Seller will escrow the estimated taxes for the year of the Closing for the entire tax parcel for payment when due pursuant to an escrow agreement mutually acceptable to Seller and Purchaser. Seller must pay all special assessments and taxes, interest and penalties levied against the Property on or before the date of the Closing.

 

(b) Rollback Taxes. If the Property has been the subject of special valuation and reduced tax assessments pursuant to any applicable laws of the State of Colorado with respect to periods before the closing, the parties agree that this sale or a change in use of the Property or denial of a special use valuation on the Property claimed by Purchaser after Closing may result in the assessment of additional taxes for periods prior to Closing, and further agree that the additional taxes plus any penalties and interest (“roll back taxes”) assessed against the Property after Closing will be paid by Seller. In the event the amount of any such roll back taxes is not able to be determined as of the date of Closing, Seller will escrow the estimated roll back taxes for payment when due pursuant to an escrow agreement mutually acceptable to Seller and Purchaser.

 

(c) Closing Costs. Seller will pay for the cost of any tax certificates, one-half of the escrow fees charged by Title Company, the cost of recording any lien discharges, and any other cost stipulated to be paid by Seller pursuant to this Agreement. Purchaser will pay for the basic premium and any endorsements or modifications to the Title Policy requested by Purchaser, one-half of the escrow fees charged by Title Company, and any other fees stipulated to be paid by Purchaser pursuant to this Agreement. Seller and Purchaser are each be responsible for the fees and expenses of their respective attorneys. All other closing costs shall be divided equally between Seller and Purchaser.

 

(d) Other Income and Expenses. All other income and ordinary operating expenses for or pertaining to the Property, including, but not limited to, public utility charges, maintenance and service charges and all other normal operating charges of the Property will be prorated as of the Closing date(s); provided that Purchaser is not obligated for payments under any management, service or other contractual agreements affecting the Property and the same must be terminated prior to the Closing unless Purchaser expressly elects to assume the obligations imposed by that document.

 

(e) Post-Closing Adjustments. If any adjustments pursuant to this paragraph are determined to be erroneous or by agreement are to be adjusted at a later date, then either party entitled to additional amounts must invoice the other party for any additional amounts owed. The party invoiced must pay the invoice within thirty (30) days from the receipt of the invoice. Nothing contained in this subparagraph prevents either party from disputing any claim made by the other party that an adjustment made at the Closing was erroneous. This Section 13 shall survive Closing.

 

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14. Condition of and Damage to Property. Except as otherwise provided in this Agreement, the Property shall be delivered in the condition existing as of the date of this Agreement, ordinary wear and tear expected. If the Property or any portion thereof is damaged by casualty, force majeure or other cause prior to Closing, then Purchaser at its option may elect (i) to deduct the cost of restoration, in an amount reasonably determined by Purchaser’s engineer and agreed to by Seller’s engineer, from the Purchase Price at Closing, and proceed in accordance with the terms and conditions of this Agreement, or (ii) to terminate this Agreement whereupon the Earnest Money shall be returned to Purchaser and the parties hereto shall have no further obligations hereunder

 

15. Zoning and Uses.

 

(a) Master Plan and Zoning. Seller and Purchaser acknowledge that the Land is presently zoned Planned Unit Development (PUD) for Commercial Use, as described in zoning ordinances of the City and as contemplated under the current Polaris Pointe at Northgate Master Plan approved by the City. Purchaser acknowledges and agrees that the Closing is not contingent upon any amendment to the current Polaris Pointe at Northgate Master Plan with respect to either Property, or any zone-change with respect to either Property.

 

16. Development Obligations.

 

(a) Utilities. Seller hereby represents and warrants that Seller’s related entity Copper Ridge Development, Inc. has completed the work to bring the water, sanitary sewer, natural gas and electric lines to within the boundaries and all are located underground of the Property and have been dedicated to the City. Purchaser acknowledges that City requires that Purchaser obtain then necessary Service Plan approval for the installation of gas, electric, water, and sewer lines from Colorado Springs Utilities (“CSU”). Purchaser shall be responsible, at its sole cost and expense, for tapping into and extending utility lines from those locations and to the improvements to be built on the Property, all as needed for Purchaser’s development of and use of each Property, and for obtaining utility service from the City.

 

(b) Intentionally omitted’

 

(c) Drainage. Purchaser, at its sole cost and expense, shall provide all drainage facilities located on the Property required by the approved Development Plan and any applicable drainage plans approved by the City. Seller, via its related entity Copper Ridge Development, Inc. has or will, at Seller’s sole cost and expense, install all other drainage facilities in the Shopping Center, or will require the installation thereof by the lot owners within the Owners Association.

 

(d) Grading. Seller, via its related entity, Copper Ridge Development, Inc. had completed rough grading of the Property. Purchaser shall be responsible, at its sole cost and expense, for all plan specific grading to be performed on the Property. Before commencing any grading on any portion of either Property, Purchaser shall submit a grading plan to the “Declarant” under the Polaris Pointe South Owners Association for its approval. Seller will not unreasonably delay withhold or condition its consent to any grading plan that is consistent with the drainage plan. At the present time, Seller is the acting Declarant under the Polaris Pointe South Owners Association. Purchaser shall not commence grading until Declarant has approved Purchaser’s grading plan submitted for approval, and Purchaser shall grade the Property in accordance with the respective plan approved by Declarant.

 

(e) Construction of Improvements. Construction of all improvements within the Property shall be in accordance with the Development Plan and subject to the Covenants, as amended pursuant to Section 11(e) herein above. Seller, in its capacity as Declarant under the Covenants, hereby consents to the Development Plan and to construction of the improvements contemplated thereunder and, further, does hereby affirm that no further consents or approvals are required by Declarant, the Owners Association or under the Covenants for construction of the improvements in substantial conformity with the Development Plan, all such consents and approvals being heretofore given to Buyer. In the event Buyer seeks material changes to the Development Plan, all such changes shall be subject to the terms of the Covenants. The terms of this subsection (e) shall survive Closing.

 

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17. Condemnation and Eminent Domain. In the event that condemnation or eminent domain proceedings are commenced or Purchaser has reasonable cause to believe that such proceedings hereafter may be commenced, then Purchaser may elect to terminate this Agreement by giving written notice to Seller after Purchaser acquires such information, whereupon Purchaser shall receive all Earnest Money and consideration paid by Purchaser under this Agreement, and the parties hereto shall have no further obligations hereunder. In the event of an actual taking in condemnation, eminent domain, or a conveyance in lieu thereof prior to Closing then Purchaser, at its option may (i) proceed to Closing, in which event the Purchase Price shall be reduced by the amount of the condemnation. eminent domain award, or the sales price paid to Seller for the condemned property, in the event of a conveyance in lieu of condemnation, if such amounts are paid prior to Closing, or (ii) terminate this Agreement whereupon the Earnest Money or consideration paid by Purchaser shall be returned to Purchaser and the parties hereto shall have no further obligations hereunder. Seller shall not convey any portion of the Property and shall not agree to any condemnation or eminent domain settlement without Purchaser’s prior written consent, and any condemnation or eminent domain award not paid prior to Closing shall be assigned to Purchaser at Closing.

 

18. Remedies.

 

(a) Seller Default. If: (i) Seller fails to timely comply with all conditions, covenants and obligations imposed on it by this Agreement, (ii) Seller fails to close the sale of the Property for any reason other than Purchaser’s default; then such failure or misrepresentation is an “Event of Default” by Seller. If there is an Event of Default by Seller, Purchaser may (i) terminate this Agreement by providing written notice of termination to Seller, in which event the Earnest Money must be returned promptly to Purchaser by the Title Company, and neither party shall have any further rights or obligations under this Agreement, or (ii) enforce the specific performance of this Agreement. The remedies set forth in this Paragraph are cumulative and do not affect Purchaser’s ability to exercise specific remedies that may be otherwise set forth in this Agreement.

 

(b) Purchaser Default. If Purchaser fails to timely comply with all conditions, covenants and obligations imposed on it by this Agreement (including the obligation to Close), that failure is an Event of Default by Purchaser, and Seller’s sole and exclusive remedy is to terminate this Agreement and make demand on the Title Company to deliver to it all Earnest Money deposited with the Title Company, and this Agreement shall be null and void. This is Seller’s sole remedy for Purchaser’s failure to consummate the Closing under this Agreement; provided, however, that the foregoing liquidated damages agreement shall not apply to Purchaser’s indemnifications under this Agreement. Seller expressly waives the remedies of specific performance and additional damages. Seller and Purchaser hereby acknowledge and agree that Seller’s damages in the event of a Purchaser default under this Agreement are difficult, if not impossible, to determine and Seller and Purchaser have agreed that the Earnest Money represents a reasonable estimate thereof, and is not a penalty.

 

(c) Notice and Cure Period. Notwithstanding anything herein to the contrary, prior to the exercise of any remedy set forth in this Agreement by Seller or Purchaser due to a default by the other party the non-defaulting party agrees to deliver a written notice to the defaulting party formally notifying the defaulting party of identified default. The defaulting party is granted a period of ten (10) business days following the defaulting party’s receipt of such default notice in which to cure the identified default or state a reason that the identified default does not constitute a default (the “Cure Period”). If the default is not cured or objected to within the Cure Period, the non-defaulting party may exercise all remedies granted to it in Paragraphs (a) or (b) of this Section 18. If the Closing Date falls within an allowed cure period, the parties agree that the Closing Date will be extended to the day after the last day of the cure period.

 

(d) Costs and Expenses. In the event of any litigation or alternate dispute resolution arising out of this Agreement, the arbitrator, mediator or court shall award to the prevailing party all reasonable costs and expenses, including reasonable attorney’s fees. JURY WAIVER: IN THE INTEREST OF OBTAINING A SPEEDIER AND LESS COSTLY HEARING OF ANY DISPUTE, EACH OF PURCHASER AND SELLER HEREBY EXPRESSLY WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER AND ANY RIGHTS TO A TRIAL BY JURY UNDER ANY STATUE, RULE OF LAW OR PUBLIC POLICY IN CONNECTION WITH ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY RELATING TO THIS AGREEMENT. Although such jury waiver is intended to be self-operative and irrevocable, Purchaser and Seller each further agree, if requested, to confirm such waivers in writing at the time of commencement of any such action, proceeding or counterclaim.

 

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19. Notices. All notices, demands or other communications of any type given by Seller to Purchaser, or by Purchaser to Seller, whether required by this Agreement or in any way related to the transaction contracted for herein, are void and of no effect unless given in accordance with the provisions of this paragraph. All notices must be in writing and delivered to the person to whom the notice is directed, either in person, by overnight delivery service, or email , or by mail as a registered or certified item, return receipt requested. Notices shall be deemed given upon receipt (or refusal to accept receipt) or if delivered by email, when sent with delivery receipt requested, and such notices must be addressed as follows:

 

  SELLER: NORTHGATE PROPERTIES, LLC
    Attn: Gary Erickson
    13540 Meadowgrass Drive
    Suite 200
    Colorado Springs CO 80921
    Phone: 709-531-0707
    Email: gary@executive-company.com
    And: tom@executive-company.com
     
  PURCHASER: Notes Live Real Estate and Development LLC
    1755 Telstar Drive
    Suite 501
    Colorado Springs, CO 80920
    Phone: 678-617-4726
    Email: bmudd@noteslive.vip
     
  With a copies to: Capital Law & Advisory Partners, LLC
    319 Boulevard
    Gainesville, Georgia 30501
    Phone: 770-534-8605
    Email: wbeavers@caplawpartners.com
     
    -and-
     
    Tobin D. Kern, Principal
    Kern Law, LLC
    2679 Main St., Ste. 727
    Phone: 303-960-7117
    Email: tkern@kernlawll.com

 

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20. Miscellaneous.

 

(a) Interpretation and Applicable Law. This Agreement will be construed and interpreted in accordance with the laws of the State of Colorado and venue for any lawsuit is in El Paso County, Colorado. Where required for proper interpretation, words in the singular includes the plural; the masculine gender includes the neuter and the feminine, and vice versa. The terms “successors and assigns” include the heirs, administrators, executors, successors and assigns, as applicable, of any party. Time is of the essence in this Agreement in all respects.

 

(b) Amendment. This Agreement may not be modified or amended, except by an agreement in writing signed by Seller and Purchaser. The parties may waive any of the conditions contained herein or any of the obligations of the other party hereunder, but any waiver is effective only if in writing and signed by the party waiving such conditions and obligations.

 

(c) Attorneys’ Fees. If either party named herein brings an action to enforce the terms of this Agreement or to declare rights hereunder, the prevailing party in any such action, on trial or appeal, is entitled to his/her/its reasonable attorneys’ fees to be paid by losing party as fixed by the court. The parties agree that “prevailing party” means the party who successfully prosecutes the action or successfully defends against it, prevailing on the main issue, even though not necessarily receiving an award of damages or other form of recovery.

 

(d) Descriptive Headings. The descriptive headings of the several paragraphs contained in this Agreement are inserted for convenience only and do not control or affect the meaning or construction of any of the provisions hereof.

 

(e) Entire Agreement. This Agreement (and the items to be furnished in accordance herewith) constitutes the entire agreement between the parties pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements and understandings of the parties in connection therewith. No representation, warranty, covenant, agreement or condition not expressed in this Agreement is binding upon the parties hereto or affects or is effective to interpret, change or restrict the provisions of this Agreement.

 

(f) Multiple Originals and Counterparts. Numerous copies of this Agreement may be executed by the handwritten signatures of the parties hereto, either together or in counterparts, each of which are deemed an original and all of which together constitute one and the same instrument. Handwritten signatures on counterparts of this Agreement that are transmitted by fax or scanned email are deemed original, effective for all purposes.

 

(g) Real Estate Commission. Seller and Purchaser each warrant and represent to the other that neither of them has dealt with any agent or broker in connection with the sale and purchase of the Property. Each party hereto agrees to indemnify, defend and save harmless the other party from and against any and all claims, losses, damages, costs, or expenses of any kind or character arising out of or resulting from any agreement, arrangement or understanding alleged to have been made by such party or on its behalf with any broker or finder in connection with this Agreement or transactions contemplated hereby. The provisions of this paragraph shall survive the Closing.

 

(h) Effective Date. All references in this Agreement to the “Effective Date”, the “date hereof, or the “date of this Agreement” means the date upon which the Title Company acknowledges receipt of this Agreement executed by Seller and Purchaser as set forth below.

 

(i) Time Periods. Notwithstanding anything herein to the contrary, if the final date of any period, any date of performance or any deadline date which is set forth in this Agreement falls on a Saturday, Sunday, legal holiday, or other day in which most banks are closed in El Paso County, Colorado, then such date is extended to the next following date which is not a Saturday, Sunday or legal holiday (any such date being a “Business Day”). All time periods shall expire at 7:00 p.m. Mountain Standard Time on the applicable date.

 

(j) Binding Effect. This Agreement is binding upon and inures to the benefit of the parties hereto and their heirs, legal representatives, successors and assigns.

 

11

 

 

(k) Termination. If a party has a right to terminate under this Agreement (“Right to Terminate”), the termination shall be effective upon the other party’s receipt of written notice to terminate (“Notice to Terminate”) provided such written notice was received on or before the applicable deadline specified in this Agreement. If the Notice to Terminate is not received on or before the specified deadline, the party with the Right to Terminate shall have accepted the specified matter, document or condition as satisfactory and waived the Right to Terminate under such provision. In the event the Agreement is terminated, all Earnest Money received hereunder shall be returned and the parties hereto shall have no further obligations hereunder except for any obligation hereunder, which by the express terms of this Agreement, survives any termination of this Agreement.

 

(I) Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the successors and assigns of both Purchaser and Seller.

 

(m) Like Kind Exchange. Seller or Purchaser may structure the purchase or sale transaction contemplated herein as a like-kind exchange under Internal Revenue Code of 1986, Section 1031 as amended and, in such event, both Purchaser and Seller agree to cooperate with such exchanges, provided that such exchanges shall not delay the closing and that no additional costs shall be unreasonably incurred by either party toward the other in effecting such exchange. Neither party is required to acquire any real property other than the real property which is the subject of the Agreement.

 

(n) Special Taxing Districts. THE PROPERTY MAY BE SUBJECT TO SPECIAL TAXING DISTRICTS WHICH MAY BE SUBJECT TO GENERAL OBLIGATION INDEBTEDNESS THAT IS PAID BY REVENUES PRODUCED FROM ANNUAL TAX LEVIES ON THE TAXABLE PROPERTY WITHIN SUCH DISTRICTS. PROPERTY OWNERS IN SUCH DISTRICTS MAY BE PLACED AT RISK FOR INCREASED MILL LEVIES AND EXCESSIVE TAX BURDENS TO SUPPORT THE SERVICING OF SUCH DEBT WHERE CIRCUMSTANCES ARISE RESULTING IN THE INABILITY OF SUCH A DISTRICT TO DISCHARGE SUCH INDEBTEDNESS WITHOUT SUCH AN INCREASE IN MILL LEVIES. PURCHASER SHOULD INVESTIGATE THE DEBT FINANCING REQUIREMENTS OF THE AUTHORIZED GENERAL OBLIGATION INDEBTEDNESS OF SUCH DISTRICTS, EXISTING MILL LEVIES OF SUCH DISTRICT SERVICING SUCH INDEBTEDNESS, AND THE POTENTIAL FOR AN INCREASE IN SUCH MILL LEVIES.

 

(o) Public Improvement Fee. Purchaser acknowledges that the Property is located within a Public Improvement Property and is subject to a Public Improvement Fee (“PIF Fee”) as required by the City of Colorado Springs in connection with the Special District Act as set forth in C.R.S. Section 32-101, et seq. Purchaser recognizes and agrees that certain fees generated by Purchaser’s economic activities, namely its sales to customers, will be applied toward the cost of certain improvements for the Shopping Center. Purchaser agrees to pay the Public Improvement Fee (“PIF”) as defined under the Declaration Of Covenants Imposing And Implementing A Public Improvement Fee, dated September 12, 2012 and recorded September 19, 2012 as instrument 212109234 in the official records of El Paso County, Colorado (“PIF Covenant”). The PIF is in the amount of 1 % of such sales, until the termination of the PIF Covenant, or reduction of the PIF, subsequent to the date upon which all financings required under the PIF Covenant have been discharged or paid. Until further notice, Purchaser agrees to pay the PIF Fee to the Primary PIF Recipient, Copper Ridge Metropolitan District. The Primary PIF Recipient shall provide Purchaser with any and all information needed so that Purchaser may comply with the provisions of the PIF Covenant.

 

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(p) [Intentionally omitted.]

 

(q) Further Cooperation. Purchaser acknowledges that, except for any development approval documents prepared by Seller that are also required for submission by Purchaser to the Pikes Peak Regional Building Department, Seller is not responsible for preparing any of Purchaser ‘s construction related documents necessary for Purchaser to secure a building permit including Purchaser’s technical drawings and engineering. Purchaser acknowledges that Seller’s responsibility under this Agreement is to secure the Development related approvals prior to closing. To aid Seller, and if so required for Seller to complete its obligations under this Agreement, Purchaser will prepare its own construction related documents and provide them to Seller along with information necessary to allow Seller to complete its obligation to secure the Development related approvals. Therefore, Purchaser and Seller acknowledge that they must coordinate their efforts to prepare submissions to the applicable government reviewing and approving entities responsible for reviewing and approving the final Plat, Development Plan, zone change request, Master Plan modifications, drainage plans, grading plans, Northgate Business Owners Association approvals, and everything else required for final development approvals prior to Closing. Purchaser and Seller further acknowledge that the applicable governmental reviewing and approving entities will comment upon the submissions tendered to them and will likely require modifications to the original submissions. This process will require the close and ongoing cooperation of Purchaser and Seller. Therefore, to effectuate the intent of this Agreement, each party shall, from time to time, timely execute and deliver such further instruments as the other party or its counsel or any reviewing and approving entities may reasonable request, including, but not limited to, documents necessary for compliance with laws, ordinances, rules or regulations of all such applicable governmental reviewing and approving authorities and each shall also cooperate with each other so as to do so. Seller further agrees to cooperate with Purchaser in providing, or causing Touchstone Springs, LLC to provide, such information or documentation as may be reasonably necessary for Purchaser to obtain after Closing a standard title commitment to insure Purchaser as to all matters other than those of record that may affect Purchaser’s title to the Touchstone Springs Parcel.

 

(r) No Recording. Neither this Agreement nor any memorandum hereof shall be recorded.

 

(s) No Water Rights. Seller and Purchaser each understand, acknowledge and agree that the Property does not include any water rights, ditch rights, well rights or reservoir rights which have been or are currently used in connection with the Property, or any rights or interests in or to any groundwater underlying the Property. Seller does not own and is not committing to convey to Purchaser any water rights or interests appurtenant to the Property.

 

(t) Ground Lease Payments. Seller and Purchaser acknowledge the existence of that certain Ground Lease dated April 5, 2022 as amended by that First Amendment to Ground Lease dated October 10, 2022 between Northgate Properties, LLC as Landlord and The Sunset Amphitheater, LLC as Tenant on the Property (herein “Ground Lease”). Purchaser has express control of Tenant of the Ground Lease.

 

[Separate Signatures on following page]

 

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SIGNED in multiple copies with separate signature pages to facilitate closing on this the 14th day of March, 2023.

 

  SELLER:
   
  NORTHGATE PROPERTIES, LLC
   
  By: /s/ Gary Erickson
    Gary Erickson, Manager

 

SIGNED in multiple copies with separate signature pages to facilitate closing on this the 14th day of March, 2023.

 

  PURCHASER:
   
  NOTES LIVE REAL ESTATE AND DEVELOPMENT LLC
   
  By: /s/ JW Roth
  Its: JW Roth, Manager

 

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EXHIBITS TO AGREEMENT

 

Attached hereto and incorporated herein:

 

Exhibit A-1/B-1 Legal Description of Parcel 1

 

Exhibit A-2/B-2 Legal Description of Parcel 2

 

[Omitted.]

 

 

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Exhibit 10.30

 

AGREEMENT FOR PURCHASE AND SALE
OF REAL PROPERTY

 

This Agreement for Purchase and Sale of Real Property (the “Agreement”) is entered into by and between NORTHGATE PROPERTIES, LLC, a limited liability company organized under the laws of the State of Colorado or its assigns (“Seller”), and NOTES LIVE REAL ESTATE AND DEVELOPMENT LLC, a limited liability company organized under the laws of the State of Colorado (“Purchaser”). Seller and Purchaser are sometimes collectively referred to herein as the “Parties.

 

RECITALS

 

A. Seller owns a certain parcel containing approximately 5.542 acres located in Colorado Springs, El Paso County, Colorado, the same being more particularly described on Exhibit A attached hereto (the “Land”).

 

B. Seller wants to sell to Purchaser, and Purchaser wants to purchase from Seller, the “Property” (as defined below), all in accordance with the terms and conditions contained in this Agreement.

 

AGREEMENT

 

NOW, THEREFORE, for and in consideration of the mutual covenants and agreements contained in this Agreement, and other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged by the parties, and incorporate the above Recitals, Purchaser and Seller agree as follows:

 

1. Agreement to Buy and Sell.

 

Subject to the terms and conditions set forth herein, Seller agrees to sell and convey to Purchaser, and Purchaser agrees to acquire and purchase from Seller:

 

(i)The Land “As Is and With All Faults” at the time of Closing (subject, however, to any representations and warranties of Seller set forth in this Agreement and in the documents executed by Seller at Closing); and

 

(ii)All improvements and fixtures, if any, located on the Land (the “Improvements”). The Land, the Improvements and all rights appurtenant thereto are herein referred to collectively as the “Property”).

 

2. Purchase Price. The purchase price to be paid by Purchaser to Seller for the Property shall be $15 per square foot of land contained within the Land. As currently understood, the Land contains 5.542 acres (or 241,414 square feet) and, thus, a purchase price of $3,621,210 (the “Purchase Price”). Notwithstanding the foregoing, Purchaser shall have the right, but not the obligation, to obtain a new survey of the Land. In the event Purchaser obtains a new survey, the Purchase Price shall be adjusted to reflect the actual square footage of the Land as set forth on said new survey, and said adjusted Purchase Price shall be deemed incorporated herein and made a part hereof. Said Purchase Price, subject to closing adjustments, prorations and credits set forth herein below, shall be paid to Seller in cash, via federal wire transfer, at Closing.

 

 

 

3. Earnest Money.

 

(a) Earnest Money. Within five (5) business days after the “Effective Date” (as defined below), Purchaser agrees to deposit by cash, check or wire transfer with Unified Title Company, 101 S. Sahwatch Street, Suite 110, Colorado Springs, Colorado, 80903 Phone: 719-955-7046, Fax: 1-866-534-6740, Email: fdeming@unifiedtitle.com, Attn: Fred Deming (the “Title Company”), in escrow, the sum of $50,000 as earnest money for this Agreement (the “Earnest Money”), all of which will be applied to the Purchase Price at Closing. The Earnest Money will be held and disbursed as provided in this Agreement.

 

(b) Application and Disbursement of Earnest Money. The Earnest Money may, at the request of Purchaser, be deposited by the Title Company in an interest-bearing account, with the interest earned thereon to be credited to Purchaser and to constitute a part of the Earnest Money for purposes hereof. The Earnest Money must be credited towards the Purchase Price at “Closing” (as defined below). If this Agreement does not close, the Title Company must disburse the Earnest Money as provided in this Agreement. If either party is entitled to the return of the Earnest Money, this Agreement constitutes escrow instructions to the Title Company relating to the disbursement of the Earnest Money, and, unless directed otherwise in writing by Purchaser or Seller, the Title Company is instructed to disburse the Earnest Money in accordance with the provisions outlined herein without the necessity of any further instructions or releases from Purchaser and Seller. To the extent that any additional consents or authorizations are required, each Party agrees to promptly provide written authorization of the release of the Earnest Money to the Title Company and the other Party. For sake of clarity, in no event shall the Title Company require written approval of Seller to return the Earnest Money to Purchaser in the event of a timely termination of this Agreement by Purchaser pursuant to the terms of Sections 4, 5 or 6 below.

 

4. Due Diligence Documents. Seller agrees to deliver the following documents to Purchaser within the time periods specified:

 

(a) Title Commitment. On or before May 1, 2023, Seller, at Seller’s expense, will deliver or arrange to have delivered to Purchaser a current commitment by the Title Company (the “Title Commitment”) for an Owner’s Policy of Title Insurance (ALTA Form B 1970, Last Revised 1984, to the extent available), insuring good and marketable fee simple absolute title to the Property in Purchaser, in accordance with the terms of this Agreement and in an amount equal to the Purchase Price. The Title Commitment shall list as exceptions all easements, covenants, restrictions, encumbrances, reservations, and liens shown by the public records of the El Paso County Clerk and Recorder (“Exceptions”) affecting the Property, and shall include the best available copies of all instruments creating such Exceptions. To the extent the Title Company is willing to offer the same, the Title Commitment will contemplate deletion of the standard exceptions in the final policy, and will contemplate the following affirmative coverages: (i) Gap, (ii) Access, (iii) Subdivision, (iv) Separate tax parcel, (v) Comprehensive and (vi) Survey - Same As, provided, however, that any additional premium payable for such coverages listed in items (i) through (iv) shall be paid for at Purchaser’s sole cost and expense. Purchaser, at its sole cost and expense, may request and pay for any additional title endorsements that it requires. Failure of the Title Commitment to commit to the foregoing coverages shall not be a default, but shall grant to Purchaser the option to object to the Title Commitment by giving written notice to the Seller on or before the Title Objection Date (as defined below), whereupon Seller shall have the opportunity to respond and the provisions and rights set forth in this Agreement shall apply. Purchaser may request and pay for all affirmative coverages it deems necessary to its title insurance.

 

2

 

(i) Covenants. Purchaser acknowledges that the Subject Property is subject to a certain Declaration of Covenants, Conditions, Restrictions and Easements for Polaris Pointe South, as recorded on 02/01/2019 under Reception No. 219011585 in the real property records of El Paso County, Colorado (as last amended, the “Covenants”). Purchaser further acknowledges that Northgate Properties, LLC is the “Declarant” under the Covenants, and that Seller will maintain Declarant control under the Covenants. Subject to the terms of Section 11, the Property shall be conveyed to Purchaser subject to the Covenants.

 

(ii) Metro District. Purchaser understands, acknowledges and agrees that the Property is further subject to the Copper Ridge Metropolitan District (the “District”) as proposed by Resolution No. 72-10 by the City of Colorado Springs, and recorded May 19, 2010 under Reception No. 210047077, records of El Paso County, Colorado, and that the District will impose a levy upon all real property within the District, which levy will be collected by the El Paso County Treasurer for payment to the District for certain improvements within the District. Purchaser agrees that the existence of the District and the matters related thereto shall be a “Permitted Exception” hereunder.

 

Notwithstanding the foregoing (i) and (ii), Purchaser shall have the right to review and approve the Covenants and the documentation related to the District during the Due Diligence Period (as defined below).

 

5. Purchaser’s Obligations.

 

Purchaser shall have until May 10, 2023 (the “Title Objection Date”), to notify Seller in writing (“Purchaser’s Title Objection Notice”) of any Exceptions in the Title Commitment or any matter disclosed by a current survey which makes the Property unsuitable for Purchaser’s purposes, in Purchaser’s sole judgment (“Title Objections”). If Purchaser fails to timely provide a Purchaser’s Title Objection Notice, Purchaser shall be deemed to have approved the condition of title to the Property. If Purchaser timely provides a Purchaser’s Title Objection Notice, then Seller shall have until May 25, 2023 (“Seller’s Title Objection Response Deadline”) within which to provide Purchaser with written notice (“Seller’s Title Objection Response”) that Seller will cause such Title Objections to be removed from the Title Commitment or endorsed over in the Title Commitment (“Cure”), or that Seller will not cause such Title Objections to be removed from or endorsed over in the Title Commitment. Purchaser and Seller each understand and agree that Seller shall not be obligated to cause any such Title Objections to be removed from or endorsed over in the Title Commitment but may attempt to do so in its sole and absolute discretion. In the event that Seller is unable or unwilling to effect any such Cure, or in the event that Seller’s proposed Cure as set forth in Seller’s Title Objection Response is unacceptable to Purchaser, then Purchaser may at its option either (i) exercise its Right to Terminate this Agreement, whereupon the Earnest Money shall be returned to Purchaser, and the parties hereto shall have no further obligations hereunder except for any obligation hereunder, which by the express terms of this Agreement, survives any termination of this Agreement, by delivery of a written notice to Seller on or before May 31, 2023, or (ii) to waive such Title Objections and proceed to Closing, as defined in Section 4 hereof. In the event Purchaser fails to timely exercise its right to terminate as set forth in item (i) above, then all Title Objections (other than those which Seller has agreed to Cure in the Seller’s Title Objection Response) shall be deemed to have been waived, and Purchaser shall proceed to Closing. All Exceptions not objected to by Purchaser pursuant to this Section 5 or Title Objections subsequently waived in writing shall hereinafter be deemed to be “Permitted Exceptions”.

 

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6. Due Diligence Period.

 

Purchaser shall have through and including June 1, 2023 (the “Due Diligence Period”) within which to conduct such examinations (collectively, “Examinations”) as it may elect in its sole judgment, to determine the suitability of the Property for Purchaser’s purposes to and include those Examinations set forth in Section 5.

 

If the Examinations disclose matters which make the Property unsuitable for Purchaser’s purposes, in Purchaser’s sole judgment, then Purchaser may terminate this Agreement by giving written notice to Seller on or before expiration of the Due Diligence Period in which event the Earnest Money shall be returned to Purchaser, Purchaser shall return all of Seller’s materials, and the parties hereto shall have no further obligations hereunder except for any obligation hereunder which, by its express terms, survives any termination of this Agreement. If Purchaser fails to terminate this Agreement by such written notice on or before expiration of the Due Diligence Period, then Purchaser shall be deemed to have accepted the physical condition of the Property in all respects, and the parties shall proceed to the Closing as contemplated by this Agreement, subject, however, to the satisfaction of any remaining conditions to Purchaser’s obligation to purchase the Property.

 

During the Due Diligence Period, Purchaser and Purchaser’s agents, employees and contractor shall have the right to enter upon the Property at all times to conduct the Examinations provided, however, that Purchaser shall and hereby does protect, defend, indemnify and hold Seller and the Property harmless from and against any and all losses, costs, claims, demands, damages, suits, and liabilities arising from or otherwise in any way associated with Purchaser and Purchaser’s agents, employees and contractors entry upon or inspections of the Property, including, without limitation, mechanic’s or materialmen’s liens, reasonable attorney’s fees and court costs actually incurred, which indemnification shall survive termination of this Agreement and the Closing.

 

7. [Intentionally omitted]

 

8. Seller’s Representations and Warranties. Seller represents and covenants to Purchaser as of the Effective Date and as of the Closing, no independent investigation having been undertaken with respect to the matters, and “knowledge” of Seller referring to the actual knowledge of Seller as follows:

 

(a) Title. Seller represents and warrants to Purchaser that Seller currently has and will have at the Closing record fee simple, indefeasible title to the Property, and that at the Closing, fee simple title will be free and clear of all liens, encumbrances, covenants, restrictions, rights-of-way, easements, leases, conditions and other matters affecting title, except for the Permitted Exceptions. Seller further represents and warrants to Purchaser that the Property will be transferred to Purchaser free and clear of any management, service or other contractual obligations other than those disclosed to Purchaser by Seller and approved in writing by Purchaser.

 

(b) No Further Encumbrances. From the Effective Date until the Closing, Seller will not sell, assign, transfer or convey any right, title or interest whatsoever in or to the Property, or create or permit to exist any lien, security interest, easement, encumbrance, charge or condition affecting the Property (other than the Permitted Exceptions) without promptly discharging the same at or prior to the Closing.

 

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(c) No Actions. Seller does not know of, and has not received any written notice that there are any actions, suits or proceedings pending, at law or in equity, or before or by any federal, state, municipal or other governmental court, department, commission, board, bureau, agency or instrumentality, domestic or foreign or, to Seller’s current actual knowledge, threatened against Seller or otherwise affecting any portion of the Property.

 

(d) Authority. The execution by Seller of this Agreement and the consummation by Seller of the sale contemplated hereby have been duly authorized, and will not, at or after the Closing, result in a breach of any of the terms or provisions of, or constitute a default under any indenture, agreement, instrument or obligation to which Seller is a party or by which the Property or any portion thereof is bound.

 

(e) Leases. From the date of execution of this Agreement through the date of the Closing, Seller will not enter into any lease of any portion of the Property.

 

(f) No Agreements. From the date of execution of this Agreement through the date of the Closing, Seller will not enter into any oral or written agreements affecting the Property which might become binding on Purchaser or the Property at or after the Closing.

 

(g) Compliance with Laws. To the actual knowledge of Seller, having performed no independent investigation, the Property complies with all applicable laws and ordinances, and the present maintenance, operation and use of the Property does not violate any environmental, zoning, subdivision, building or similar law, ordinance, code, regulation or governmental permit affecting the Property. The current zoning status or zoning district in which the Property is located is Planned Unit Development - Commercial and that zoning district allows the construction of a parking lot containing an estimated 740 parking spaces.

 

(h) Condemnation. To the best knowledge of Seller, there are no pending or threatened condemnation or similar proceedings affecting the Property.

 

(i) Taxes. All taxes on the Property have been paid or will have been paid up to and including the year prior to the Closing.

 

(j) Liens. There are no unpaid charges, debts, liabilities, claims or other obligations arising out of Seller’s ownership or use of the Property which could give rise to any contractual lien, mechanic’s and materialman’s lien or other statutory lien against the Property for which Purchaser shall be responsible.

 

(k) No Back-Up Contracts. In consideration of the substantial expenses incurred by Purchaser in connection with this Agreement and its inspections and due diligence, Seller agrees that it will not enter into any contracts with third parties relating to the sale of the Property from the Effective Date to the Closing Date.

 

(I) Matters Not Shown by the Public Records. To the best knowledge of Seller, there are no documents affecting the Property (including, but not limited to, easements, liens, service contracts, unrecorded leases, boundary line discrepancies or other title matters) that are not shown by the public records (“Off-Record Title Documents”).

 

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9. Purchaser’s Representations and Warranties. As of the Effective Date and as of the date of the Closing, Purchaser hereby represents and warrants to Seller that:

 

(a) Authority. This Agreement and all documents executed by Purchaser that are to be delivered prior to or at the Closing have been duly authorized and have been (or, when executed and delivered, will be) duly executed and delivered by Purchaser and are (or, when executed and delivered will be) legal, valid and binding obligations of Purchaser.

 

(b) Violation or Breach. Neither the entering into of this Agreement nor the consummation or the transaction contemplated hereby will constitute a violation or breach by Purchaser of any contract or other instrument to which Purchaser is a party, or to which it is subject or by which any of its assets or properties may be affected, or of any judgement, or , writ, injunction or decree issued against or imposed upon it, or will result in an violation of any applicable law, order, rule or regulation of any governmental authority affecting Purchaser.

 

(c) No Actions. Purchaser has received no written notice of any action, suite or proceeding pending or threatened against Purchaser which would affect Purchaser’s ability to enter into or consummate this Agreement.

 

(d) Parking Participation. As additional consideration to Seller for the conveyance contemplated hereunder, Purchaser hereby agrees, warrants and covenants to share parking revenue generated from the Land as follows: Purchaser shall pay to Seller on a monthly basis the sum of $2.00 per vehicle for vehicles parked on the Land in connection with the Sunset Amphitheater and its related operations. Said obligation shall continue so long as the Land is used for Sunset Amphitheater parking, after which it shall terminate. Notwithstanding the foregoing, Purchaser guarantees to Seller minimum annual payments of not less than $81,000 per year for a period of ten (10) years, commencing on January 1, 2024 (if the Land is in use as a parking facility by June 1, 2024) or January 1, 2025 (if the Land is not in use as a parking facility by June 1, 2024). In the event the aggregate monthly parking revenue paid to Purchaser during any of said ten (10) years is less than $81,000, Purchaser shall pay to Seller, on or before January 31st of the following year, the difference between $81,000 and the revenue received by Seller for said year. The foregoing obligation shall not be terminated or otherwise affected, in whole or in part, by any sale or disposition of the Amphitheater by Purchaser; provided, however, that in no event shall said obligation be deemed an encumbrance against the Land or give rise to any lien against the Land. The foregoing terms, including without limitation the payment obligation of Purchaser, shall survive Closing.

 

10. Closing. Subject to the conditions precedent set forth herein, the Closing will take place on January 2, 2024 (the “Closing Date”). Closing will occur in escrow with the Title Company acting as settlement agent. The parties may change the Closing Date by amendment to this Agreement. The Closing Date may be changed only pursuant to a written agreement between Purchaser and Seller.

 

11. Seller’s Obligations at Closing. At Closing, Seller must furnish or deliver to Purchaser, or cause to be delivered to Purchaser, the following in form acceptable to Purchaser:

 

(a) Deed. A special warranty deed (“Deed”) covering the Property duly signed and acknowledged by Seller, which Deed conveys to Purchaser good and indefeasible fee simple title to the Property free and clear of all liens, rights-of-way, easements, leases, and other matters affecting title to the Property (collectively, the “Encumbrances”), except for the Permitted Exceptions.

 

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(b) Evidence of Authority. Such evidence or other documents that may be reasonably required by the Title Company evidencing the status and capacity of Seller and the authority of the person or persons who are executing the various documents on behalf of Seller in connection with the sale of the Property.

 

(c) Non-Foreign Affidavit. An affidavit or qualifying statement, which satisfies the requirements of Paragraph 1445 of the Internal Revenue Code of 1986, as amended, and the regulations thereunder.

 

(d) Termination of Parking Agreement. An agreement duly authorized and signed by Sunset Operations, LLC and Northgate Properties, LLC terminating and properly releasing from the public records that certain Agreement for Use of Undeveloped Land / for Parking, between said parties and dated September 1, 2022 and recorded on January 26, 2023 in the El Paso County records as reception number 223007868 (the “Termination Agreement). In the event the parties fail to agree on, or fail to sign, the Termination Agreement at Closing, the Agreement for Use of Undeveloped Land / for Parking shall be deemed terminated at Closing automatically pursuant to this provision.

 

(e) Other Documents. Such other documents as the Title Company may reasonably require to consummate this transaction or are in the mutual opinion of Purchaser’s counsel and Seller’s counsel, reasonably necessary to properly consummate this transaction acknowledged by Seller. Seller will also authorize the Title Company to apply any money held as Earnest Money in an escrow account of Title Company to the Purchase Price.

 

12. Purchaser’s Obligations at Closing. At Closing, Purchaser will deliver to Seller, at Purchaser’s sole cost and expense, the following:

 

(a) Purchase Price. The Purchase Price for the Property, payable in cash, reduced by any Earnest Money that shall be applied by the Title Company to the Purchase Price.

 

(b) The Termination Agreement.

 

(c) Other Documents. Such other documents as the Title Company may reasonably require to consummate this transaction or are in the mutual opinion of Purchaser’s counsel and Seller’s counsel, reasonably necessary to properly consummate this transaction.

 

(d) Evidence of Authority. Such evidence or other documents that may be reasonably required by the Title Company evidencing the status and capacity of Purchaser and the authority of the person or persons who are executing the various documents on behalf of Purchaser in connection with the purchase of the Property.

 

13. Costs and Adjustments.

 

(a) Proration of Taxes. All ordinary real property taxes levied or assessed against the Property for the year of the Closing by the city, county, state or other taxing authority will be prorated at the Closing between Purchaser and Seller on the basis of the latest available tax assessments. Seller is responsible for and must pay at the Closing all real property taxes levied or assessed against the Property for any year(s) prior to the year of the Closing. The apportionment of taxes will based on the tax rate for the last preceding year (if the current year’s statements are not available) applied to the latest assessed valuation, and adjustments in the prorations will be made if necessary upon receipt of the tax statements for the year of the Closing. Both parties agree that payment of the amount of any adjustments will be made within thirty (30) days of receipt of the tax statements for the year of the Closing. If the Property is included in a larger tax parcel, if such taxes are not due and payable at Closing, Seller will escrow the estimated taxes for the year of the Closing for the entire tax parcel for payment when due pursuant to an escrow agreement mutually acceptable to Seller and Purchaser. Seller must pay all special assessments and taxes, interest and penalties levied against the Property on or before the date of the Closing.

 

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(b) Rollback Taxes. If the Property has been the subject of special valuation and reduced tax assessments pursuant to any applicable laws of the State of Colorado with respect to periods before the closing, the parties agree that this sale or a change in use of the Property or denial of a special use valuation on the Property claimed by Purchaser after Closing may result in the assessment of additional taxes for periods prior to Closing, and further agree that the additional taxes plus any penalties and interest (“roll back taxes”) assessed against the Property after Closing will be paid by Seller. In the event the amount of any such roll back taxes is not able to be determined as of the date of Closing, Seller will escrow the estimated roll back taxes for payment when due pursuant to an escrow agreement mutually acceptable to Seller and Purchaser.

 

(c) Closing Costs. Seller will pay for the cost of any tax certificates, one-half of the escrow fees charged by Title Company, the cost of recording any lien discharges, and any other cost stipulated to be paid by Seller pursuant to this Agreement. Purchaser will pay for the basic premium and any endorsements or modifications to the Title Policy requested by Purchaser, one-half of the escrow fees charged by Title Company, and any other fees stipulated to be paid by Purchaser pursuant to this Agreement. Seller and Purchaser are each be responsible for the fees and expenses of their respective attorneys. All other closing costs shall be divided equally between Seller and Purchaser.

 

(d) Other Income and Expenses. All other income and ordinary operating expenses for or pertaining to the Property, including, but not limited to, public utility charges, maintenance and service charges and all other normal operating charges of the Property will be prorated as of the Closing date(s); provided that Purchaser is not obligated for payments under any management, service or other contractual agreements affecting the Property and the same must be terminated prior to the Closing unless Purchaser expressly elects to assume the obligations imposed by that document.

 

(e) Post-Closing Adjustments. If any adjustments pursuant to this paragraph are determined to be erroneous or by agreement are to be adjusted at a later date, then either party entitled to additional amounts must invoice the other party for any additional amounts owed. The party invoiced must pay the invoice within thirty (30) days from the receipt of the invoice. Nothing contained in this subparagraph prevents either party from disputing any claim made by the other party that an adjustment made at the Closing was erroneous. This Section 13 shall survive Closing.

 

14. Zoning and Uses.

 

(a) Master Plan and Zoning. Seller has advised Purchaser that the approximately 241,414 square feet (5.542 acres) within the Property is presently zoned Planned Unit Development (PUD) for Commercial Use, as described in zoning ordinances of the City and as contemplated under the current Polaris Pointe at Northgate Master Plan approved by the City. Purchaser acknowledges and agrees that the Closing is not contingent upon any amendment to the current Polaris Pointe at Northgate Master Plan with respect to either Property, or any zone-change with respect to either Property; provided, however, Purchaser shall have the right to review and approve the PUD and Polaris Pointe at Northgate Master Plan during the Feasibility Period.

 

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(b) Use of Property. Purchaser agrees that the use of the Property is for a surface parking lot and for no other use without the express written consent of Declarant.

 

15. Condition of and Damage to Property, Except as otherwise provided in this Agreement, the Property shall be delivered in the condition existing as of the date of this Agreement, ordinary wear and tear expected. If the Property or any portion thereof is damaged by casualty, force majeure or other cause prior to Closing, then Purchaser at its option may elect (i) to deduct the cost of restoration, in an amount reasonably determined by Purchaser’s engineer and agreed to by Seller’s engineer, from the Purchase Price at Closing, and proceed in accordance with the terms and conditions of this Agreement, or (ii) to terminate this Agreement whereupon the Earnest Money shall be returned to Purchaser and the parties hereto shall have no further obligations hereunder

 

16. Condemnation and Eminent Domain. In the event that condemnation or eminent domain proceedings are commenced or Purchaser has reasonable cause to believe that such proceedings hereafter may be commenced, then Purchaser may elect to terminate this Agreement by giving written notice to Seller after Purchaser acquires such information, whereupon Purchaser shall receive all Earnest Money and consideration paid by Purchaser under this Agreement, and the parties hereto shall have no further obligations hereunder. In the event of an actual taking in condemnation, eminent domain, or a conveyance in lieu thereof prior to Closing, then Purchaser, at its option, may (i) proceed to Closing, in which event the Purchase Price shall be reduced by the amount of the condemnation eminent domain award, or the sales price paid to Seller for the condemned property, in the event of a conveyance in lieu of condemnation, if such amounts are paid prior to Closing, or (ii) terminate this Agreement whereupon the Earnest Money or consideration paid by Purchaser shall be returned to Purchaser and the parties hereto shall have no further obligations hereunder. Seller shall not convey any portion of the Property and shall not agree to any condemnation or eminent domain settlement without Purchaser’s prior written consent, and any condemnation or eminent domain award not paid prior to Closing shall be assigned to Purchaser at Closing.

 

17. Remedies.

 

(a) Seller Default. If: (i) Seller fails to timely comply with all conditions, covenants and obligations imposed on it by this Agreement, (ii) Seller fails to close the sale of the Property for any reason other than Purchaser’s default; then such failure or misrepresentation is an “Event of Default” by Seller. If there is an Event of Default by Seller, Purchaser may (i) terminate this Agreement by providing written notice of termination to Seller, in which event the Earnest Money must be returned promptly to Purchaser by the Title Company, and neither party shall have any further rights or obligations under this Agreement, or (ii) enforce the specific performance of this Agreement. The remedies set forth in this Paragraph are cumulative and do not affect Purchaser’s ability to exercise specific remedies that may be otherwise set forth in this Agreement.

 

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(b) Purchaser Default. If Purchaser fails to timely comply with all conditions, covenants and obligations imposed on it by this Agreement (including the obligation to Close), that failure is an Event of Default by Purchaser, and Seller’s sole and exclusive remedy is to terminate this Agreement and make demand on the Title Company to deliver to it all Earnest Money deposited with the Title Company, and this Agreement shall be null and void. This is Seller’s sole remedy for Purchaser’s failure to consummate the Closing under this Agreement; provided, however, that the foregoing liquidated damages agreement shall not apply to Purchaser’s indemnifications under this Agreement. Seller expressly waives the remedies of specific performance and additional damages. Seller and Purchaser hereby acknowledge and agree that Seller’s damages in the event of a Purchaser default under this Agreement are difficult, if not impossible, to determine and Seller and Purchaser have agreed that the Earnest Money represents a reasonable estimate thereof, and is not a penalty.

 

(c) Notice and Cure Period. Notwithstanding anything herein to the contrary, prior to the exercise of any remedy set forth in this Agreement by Seller or Purchaser due to a default by the other party the non-defaulting party agrees to deliver a written notice to the defaulting party formally notifying the defaulting party of identified default. The defaulting party is granted a period of ten (10) business days following the defaulting party’s receipt of such default notice in which to cure the identified default or state a reason that the identified default does not constitute a default (the “Cure Period”). If the default is not cured or objected to within the Cure Period, the non-defaulting party may exercise all remedies granted to it in Paragraphs (a) or (b) of this Section 16. If the Closing Date falls within an allowed cure period, the parties agree that the Closing Date will be extended to the day after the last day of the cure period.

 

(d) Costs and Expenses. In the event of any litigation or alternate dispute resolution arising out of this Agreement, the arbitrator, mediator or court shall award to the prevailing party all reasonable costs and expenses, including reasonable attorney’s fees. JURY WAIVER: IN THE INTEREST OF OBTAINING A SPEEDIER AND LESS COSTLY HEARING OF ANY DISPUTE, EACH OF PURCHASER AND SELLER HEREBY EXPRESSLY WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER AND ANY RIGHTS TO A TRIAL BY JURY UNDER ANY STATUE, RULE OF LAW OR PUBLIC POLICY IN CONNECTION WITH ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY RELATING TO THIS AGREEMENT. Although such jury waiver is intended to be self-operative and irrevocable, Purchaser and Seller each further agree, if requested, to confirm such waivers in writing at the time of commencement of any such action, proceeding or counterclaim.

 

18. Notices. All notices, demands or other communications of any type given by Seller to Purchaser, or by Purchaser to Seller, whether required by this Agreement or in any way related to the transaction contracted for herein, are void and of no effect unless given in accordance with the provisions of this paragraph. All notices must be in writing and delivered to the person to whom the notice is directed, either in person, by overnight delivery service, or email , or by mail as a registered or certified item, return receipt requested. Notices shall be deemed given upon receipt (or refusal to accept receipt) or if delivered by email, when sent with delivery receipt requested, and such notices must be addressed as follows:

 

  SELLER: NORTHGATE PROPERTIES, LLC  
    Attn: Gary Erickson  
    13540 Meadowgrass Drive  
    Suite 200  
    Colorado Springs CO 80921  
    Phone: 709-531-0707  
    Email: gary@executive-company.com  
    And: tom@executive-company.com  

 

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  PURCHASER: Notes Live Real Estate and Development LLC  
    1755 Telstar Drive  
    Suite 501  
    Colorado Springs, CO 80920  
    Phone: 678-617-4726  
    Email: bmudd@noteslive.vip  
     
  With a copies to: Capital Law & Advisory Partners, LLC  
    319 Boulevard  
    Gainesville, Georgia 30501  
    Phone: 770-534-8605  
    Email: wbeavers@caplawpartners.com  
     
    -and-  
     
    Tobin D. Kern, Principal  
    Kern Law, LLC  
    2679 Main St., Ste. 727  
    Phone: 303-960-7117  
    Email: tkern@kernlawll.com  

 

19. Miscellaneous.

 

(a) Interpretation and Applicable Law. This Agreement will be construed and interpreted in accordance with the laws of the State of Colorado and venue for any lawsuit is in El Paso County, Colorado. Where required for proper interpretation, words in the singular includes the plural; the masculine gender includes the neuter and the feminine, and vice versa. The terms “successors and assigns” include the heirs, administrators, executors, successors and assigns, as applicable, of any party. Time is of the essence in this Agreement in all respects.

 

(b) Amendment. This Agreement may not be modified or amended, except by an agreement in writing signed by Seller and Purchaser. The parties may waive any of the conditions contained herein or any of the obligations of the other party hereunder, but any waiver is effective only if in writing and signed by the party waiving such conditions and obligations.

 

(c) Attorneys’ Fees. If either party named herein brings an action to enforce the terms of this Agreement or to declare rights hereunder, the prevailing party in any such action, on trial or appeal, is entitled to his/her/its reasonable attorneys’ fees to be paid by losing party as fixed by the court. The parties agree that “prevailing party” means the party who successfully prosecutes the action or successfully defends against it, prevailing on the main issue, even though not necessarily receiving an award of damages or other form of recovery.

 

(d) Descriptive Headings. The descriptive headings of the several paragraphs contained in this Agreement are inserted for convenience only and do not control or affect the meaning or construction of any of the provisions hereof.

 

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(e) Entire Agreement. This Agreement (and the items to be furnished in accordance herewith) constitutes the entire agreement between the parties pertaining to the subject matter hereof and supersedes all prior and contemporaneous agreements and understandings of the parties in connection therewith. No representation, warranty, covenant, agreement or condition not expressed in this Agreement is binding upon the parties hereto or affects or is effective to interpret, change or restrict the provisions of this Agreement.

 

(f) Multiple Originals and Counterparts. Numerous copies of this Agreement may be executed by the handwritten signatures of the parties hereto, either together or in counterparts, each of which are deemed an original and all of which together constitute one and the same instrument. Handwritten signatures on counterparts of this Agreement that are transmitted by fax or scanned email are deemed original, effective for all purposes.

 

(g) Real Estate Commission. Seller and Purchaser each warrant and represent to the other that neither of them has dealt with any agent or broker in connection with the sale and purchase of the Property. Each party hereto agrees to indemnify, defend and save harmless the other party from and against any and all claims, losses, damages, costs, or expenses of any kind or character arising out of or resulting from any agreement, arrangement or understanding alleged to have been made by such party or on its behalf with any broker or finder in connection with this Agreement or transactions contemplated hereby. The provisions of this paragraph shall survive the Closing.

 

(h) Effective Date. All references in this Agreement to the “Effective Date”, the “date hereof, or the “date of this Agreement” means the date upon which the Title Company acknowledges receipt of this Agreement executed by Seller and Purchaser as set forth below.

 

(i) Time Periods. Notwithstanding anything herein to the contrary, if the final date of any period, any date of performance or any deadline date which is set forth in this Agreement falls on a Saturday, Sunday, legal holiday, or other day in which most banks are closed in El Paso County, Colorado, then such date is extended to the next following date which is not a Saturday, Sunday or legal holiday (any such date being a “Business Day”). All time periods shall expire at 7:00 p.m. Mountain Standard Time on the applicable date.

 

(j) Binding Effect. This Agreement is binding upon and inures to the benefit of the parties hereto and their heirs, legal representatives, successors and assigns.

 

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(k) Termination. If a party has a right to terminate under this Agreement (“Right to Terminate”), the termination shall be effective upon the other party’s receipt of written notice to terminate (“Notice to Terminate”), provided such written notice was received on or before the applicable deadline specified in this Agreement. If the Notice to Terminate is not received on or before the specified deadline, the party with the Right to Terminate shall have accepted the specified matter, document or condition as satisfactory and waived the Right to Terminate under such provision. In the event the Agreement is terminated, all Earnest Money received hereunder shall be returned and the parties hereto shall have no further obligations hereunder except for any obligation hereunder, which by the express terms of this Agreement, survives any termination of this Agreement.

 

(l) Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the successors and assigns of both Purchaser and Seller.

 

(m) Like Kind Exchange. Seller or Purchaser may structure the purchase or sale transaction contemplated herein as a like-kind exchange under Internal Revenue Code of 1986, Section 1031 as amended and, in such event, both Purchaser and Seller agree to cooperate with such exchanges, provided that such exchanges shall not delay the closing and that no additional costs shall be unreasonably incurred by either party toward the other in effecting such exchange. Neither party is required to acquire any real property other than the real property which is the subject of the Agreement.

 

(n) Special Taxing Districts. THE PROPERTY MAY BE SUBJECT TO SPECIAL TAXING DISTRICTS WHICH MAY BE SUBJECT TO GENERAL OBLIGATION INDEBTEDNESS THAT IS PAID BY REVENUES PRODUCED FROM ANNUAL TAX LEVIES ON THE TAXABLE PROPERTY WITHIN SUCH DISTRICTS. PROPERTY OWNERS IN SUCH DISTRICTS MAY BE PLACED AT RISK FOR INCREASED MILL LEVIES AND EXCESSIVE TAX BURDENS TO SUPPORT THE SERVICING OF SUCH DEBT WHERE CIRCUMSTANCES ARISE RESULTING IN THE INABILITY OF SUCH A DISTRICT TO DISCHARGE SUCH INDEBTEDNESS WITHOUT SUCH AN INCREASE IN MILL LEVIES. PURCHASER SHOULD INVESTIGATE THE DEBT FINANCING REQUIREMENTS OF THE AUTHORIZED GENERAL OBLIGATION INDEBTEDNESS OF SUCH DISTRICTS, EXISTING MILL LEVIES OF SUCH DISTRICT SERVICING SUCH INDEBTEDNESS, AND THE POTENTIAL FOR AN INCREASE IN SUCH MILL LEVIES.

 

(o) No Recording. Neither this Agreement nor any memorandum hereof shall be recorded.

 

(p) No Water Rights. Seller and Purchaser each understand, acknowledge and agree that the Property does not include any water rights, ditch rights, well rights or reservoir rights which have been or are currently used in connection with the Property, or any rights or interests in or to any groundwater underlying the Property. Seller does not own and is not committing to convey to Purchaser any water rights or interests appurtenant to the Property.

 

[Separate Signatures on following page]

 

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SIGNED in multiple copies with separate signature pages to facilitate closing on this the 14th day of April, 2023.

 

  SELLER:
   
  NORTHGATE PROPERTIES, LLC
   
  By: /s/ Gary Erickson
    Gary Erickson, Manager

 

SIGNED in multiple copies with separate signature pages to facilitate closing on this the 14th day of April, 2023.

 

  PURCHASER:
   
  NOTES LIVE REAL ESTATE AND
  DEVELOPMENT LLC
   
  By: /s/ JW Roth
  Its: JW Roth, Manager

 

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EXHIBITS TO AGREEMENT

 

Attached hereto and incorporated herein:

 

Exhibit A Legal Description

 

[Omitted.]

 

 

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Exhibit 10.31

 

PURCHASE AND SALE AGREEMENT

 

This PURCHASE AND SALE AGREEMENT (this “Agreement”), is made and entered into this 22nd day of June, 2021 (the “Effective Date”), by and between the GAINESVILLE REDEVELOPMENT AUTHORITY (the “Authority” or “Seller”) and GA EHA, LLC, a Colorado limited liability company (“Purchaser”).

 

W I T N E S S E T H:

 

WHEREAS, Purchaser wishes to develop that certain real property consisting of approximately 1.7 acres located at the intersection of Jesse Jewell Parkway and Academy Street in Gainesville, Georgia (together with all easements, hereditaments and other rights, privileges and immunities appurtenant thereto, the “Property”), which Property is more particularly described on Exhibit A attached hereto and incorporated herein;

 

WHEREAS, Seller desires to sell the Property to Purchaser and Purchaser desires to acquire the Property from Seller, upon and subject to the terms and conditions set forth in this Agreement.

 

NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00), the mutual covenants set forth in this Agreement, and for other good and valuable consideration, the receipt, adequacy and sufficiency of which are acknowledged, the parties agree as follows:

 

ARTICLE 1

Purchase and Sale

 

1.1 Purchase. and Sale of Property. Seller agrees to sell and Purchaser agrees to purchase, upon the terms and conditions set forth herein, the Property. The City of Gainesville, Georgia (the “City”) and the Authority have entered into an Intergovernmental Agreement with an effective date of June 22, 2021, which Intergovernmental Agreement provides for the transfer of the Property from the City to the Authority, with restrictions on the sale of the Property as set forth herein.

 

ARTICLE 2

Purchase Price

 

2.1 Purchase Price. The purchase price of the Property shall be Eight Hundred Thousand and 00/100 Dollars ($800,000.00) (the “Purchase Price”). The Purchase Price shall be payable at Closing (hereinafter defined) by wire transfer of immediately available funds, subject to the prorations and expenses of sale identified herein.

 

ARTICLE 3

Earnest Money

 

3.1 Deposit of Earnest Money. Within three (3) Business Days after the Effective Date, Purchaser shall deposit with the Authority the sum of Ten Thousand and 00/100 Dollars ($10,000.00) (the “Earnest Money”).

 

3.2 Escrow Agreement. Except as otherwise provided herein, the Earnest Money shall be paid to Seller at Closing and applied as a credit in favor of Purchaser against the Purchase Price.

 

 

 

 

ARTICLE 4

Representations and Warranties

 

4.1 By Seller. Seller warrants and represents to Purchaser as of the date hereof and as of the date of Closing:

 

(a) Seller has the power and authority to execute and deliver this Agreement and to perform its obligations hereunder and consummate the sale and purchase transaction contemplated hereby. The individual signing this Agreement on behalf of Seller is duly authorized to do so on behalf of Seller and to bind Seller.

 

(b) There are no leases, licenses, option agreements, purchase agreements or occupancy agreements, which give any person the right to acquire or occupy all or any portion of the Property other than easements and other restrictions of record on the Effective Date, including but not limited to the Parking, Sign and Sale Agreement between The Arts Council, Inc. and the City dated January 13, 2018, a true and correct copy of which is attached hereto as Exhibit B (the “Parking Agreement”). The Authority agrees and covenants to work with the City (and such other persons and entities as may be necessary or appropriate) diligently and in good faith to: (i) satisfy promptly all issues raised by the Parking Agreement that constitute an encumbrance, restriction or limitation on, or additional cost to, the development, operation or management of the Project as contemplated hereunder (the “Arts Council Contingency”); (ii) to cause the City to remove, at the City’s expense, the train and associated structures located on the Property, prior to Closing; (iii) to obtain final approval of the Rezoning Application (as defined below) on or before July 20, 2021 but in no event later than Closing; (iv) vest in the Property prior to Closing all governmental and quasi-governmental entitlements necessary for the development, operation and management of the Project, including without limitation onsite access to all utilities (meaning available in adjacent public right of way) and not less than two (2) right of way access points (curb cuts) serving the Property; (v) vest in Purchaser the exclusive right to parking along Broad Street adjacent to the Property for purposes of parking no less than three (3) buses as needed or requested on performance nights, which right shall be more fully described in an agreement to be executed at or before Closing; and (vi) vest in Purchaser utility access to, and exclusive parking rights in, “Poultry Park” as needed or requested on performance nights, which rights shall be enforced and managed, at the City’s expense, by the City of Gainesville , and which rights shall be more fully described in an agreement to be executed at or before Closing (the foregoing conditions (i) through (vi) are herein referred to collectively as the “Entitlement Conditions”).

 

(c) There is no on-going, or to Seller’s knowledge, threatened, action, litigation, or proceeding by any organization, person, individual or governmental agency against or relating to the Property.

 

(d) Other than the Parking Agreement and any easements and other restrictions of record on the Effective Date, neither the whole nor any portion of the Property, including access thereto or any easement benefiting the Property, is subject to any temporary requisition of use by any governmental authority or has been condemned or taken in any proceeding similar to a condemnation proceeding, nor is there now pending any condemnation, expropriation, requisition or similar proceeding against the Property or any portion thereof. Seller has received no notice nor has any knowledge that such proceeding is contemplated.

 

The representations and warranties of Seller set forth in this Section 4.1 shall be true, accurate and correct in all material respects upon the execution of this Agreement, shall be deemed to be repeated on and as of the Closing Date and shall survive the Closing for a period of twelve (12) months. Seller shall promptly disclose to Purchaser, in writing, any conditions or events that arise or occur subsequent to the Effective Date that become known to Seller, and which contradict or materially modify any representation of Seller set forth in this Section 4.1.

 

4.2 By Purchaser. Purchaser warrants and represents to Seller as of the date hereof and as of the date of Closing:

 

(a) Purchaser (i) is a duly formed and validly existing limited liability company organized under the laws of the State of Colorado and authorized to conduct business in the State of Georgia, and has complete and full authority to execute and deliver this Agreement and to purchase the Property from Seller as contemplated herein; and (ii) has obtained any and all consents of any member, creditor, investor or other person or entity which are required for Purchaser to enter into this Agreement and to perform its obligations hereunder and consummate the sale and purchase transaction contemplated hereby.

 

(b) Purchaser has the power and authority to execute and deliver this Agreement and to perform its obligations hereunder and consummate the sale and purchase transaction contemplated hereby. The individual signing this Agreement on behalf of Purchaser is duly authorized to do so on behalf of Purchaser and to bind Purchaser.

 

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ARTICLE 5
Covenants

 

5.1 Ownership of Property Pending Closing. Seller covenants and agrees that until the Closing or such earlier date that this Agreement is terminated pursuant to the terms and conditions hereof, Seller shall:

 

(a) maintain the Property in its present condition and repair, without deterioration, normal wear and tear excepted;

 

(b) not lease or license all or any portion of the Property or enter into any agreement granting rights to any person, firm or entity to occupy or use all or any portion of the Property;

 

(c) not enter into any service or management contract affecting the Property which would remain in effect after Closing, and Seller shall deliver the Property free from any such contract at Closing;

 

(d) not make, create or allow any transfer, lien, lease, encumbrances, easement, restriction, reservation, contractual or other right, license or interest involving the Property or any part thereof which will not be released at or prior to Closing, or act in such a way as would deprive or hinder Seller from transferring the Property to Purchaser in accordance with the terms and conditions of this Agreement; and

 

(e) not apply for or acquiesce in any change in the current land use or zoning classification of the Property.

 

ARTICLE 6

Inspection Period and Entitlement Period

 

6.1 Purchaser’s inspection Rights. Purchaser, at Purchaser’s sole cost and expense shall have the right to conduct an inspection of the Property for a period to extend 90 days from the date on which the Arts Council Contingency is satisfied, as determined by Purchaser in its reasonable discretion. The inspection may include economic, engineering, financing, environmental, regulatory and any other factor relating to Purchaser’s use of the Property. During the inspection period, Seller shall give Purchaser and Purchaser’s Representatives (as hereinafter defined) reasonable access to the Property during normal business hours for purposes of inspecting and conducting such tests as are reasonable and necessary for Purchaser to determine if the Property is satisfactory for Purchaser’s intended use.

 

(a) Purchaser shall have the right, at Purchaser’s sole cost and upon reasonable prior notice to Seller, enter upon the Property to make such inspections, investigations and tests as Purchaser may elect to make or obtain, including, without limitation, environmental Phase I testing, Phase II testing, geotechnical borings, soils, seismic, hydrogeologic and engineering tests, and other analyses and studies. Purchaser shall ensure that: (a) all of its affiliates, employees, advisors, contractors, representatives or agents (“Representatives”) who enter the Property shall have adequate, commercially reasonable insurance; (b) no liens shall be placed on the Property or levied against Seller as a result of Purchaser’s inspection; and (c) the Property is restored to the same or similar condition as existed prior to any entry.

 

(b) Purchaser expressly agrees that the results of any environmental investigation, review, sampling or analyses obtained by Purchaser in the course of or in connection with the inspections conducted hereunder shall remain confidential to Purchaser and its Representatives through the date of Closing and shall not be disclosed to Seller, the Georgia Environmental Protection Division, any other governmental entity or to any other third parties prior to Closing, except as otherwise required by applicable law. These confidentiality obligations shall survive the termination of this Contract.

 

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(c) Purchaser shall indemnify, hold harmless from and defend Seller, and its agents, affiliates, successors and assigns, from and against any and all liabilities, claims, causes of action, damages, losses, penalties, forfeitures, suits, costs and expenses (including without limitation, investigation costs, costs of defense, settlement and reasonable attorneys’ fees) incurred or arising in connection with Purchaser’s or any Representative’s breach of the confidentiality and other obligations set forth in this Agreement, entry onto the Property or enforcement of this indemnity. All indemnification obligations contained herein shall survive the Closing and any termination of this Agreement.

 

Not later than ten (10) days following the Effective Date, Seller shall deliver to Purchaser copies of all title policies, surveys, permits, agreements and applications relating to or affecting the Property, to the extent the same are in the actual or constructive possession of Seller.

 

6.2 Inspection Period. If Purchaser determines, in Purchaser’s sole and absolute discretion, that the Property is unacceptable for any reason or for no reason at all, Purchaser may terminate this Agreement upon written notice to Seller given on or before 5:00 p.m. (EST) on the 90th day after the Effective Date (the “Inspection Period”). In the event Purchaser timely delivers a notice of termination pursuant to this Section 6.2, Escrow Agent shall pay the sum of One Hundred Dollars ($100.00) of the Earnest Money to Seller in full consideration of the rights granted to Purchaser under this Agreement and shall refund the balance of the Earnest Money to Purchaser, and thereafter no party shall have any further rights or obligations under this Agreement, except for those set forth herein which expressly survive the termination of this Agreement. In the event Purchaser fails to deliver timely a notice of termination pursuant to this Section 6.2, Purchaser shall be deemed to have elected to not terminate this Agreement.

 

6.3 Development Plans; Agreements.

 

(a) The parties acknowledge that Purchaser intends to develop on the Property (collectively, the “Project”): a Bourbon Brothers Smokehouse and Tavern Georgia and a Bourbon Brothers Presents Georgia Entertainment Event Venue. Purchaser intends to make application for financing of portions of the Project via Tax Allocation District funds (“TAD Funds”). Purchaser shall apply for, and Seller covenants to work diligently with the City (as such other governmental and quasigovernmental authorities as may be appropriate) and use its best efforts to secure, TAD Funds in an amount equal to the greater of: (i) $1,400,000, or (ii) 14% of the cost of the Project (the “TAD Funds Threshold”), with no portion of the TAD increment generated by the Project being made available for utilization by the City in order for the City to redesign and construct parking spaces on that real property known as “Poultry Park,” in accordance generally with plans attached hereto as Exhibit “C”, unless and until Purchaser receives $1,400,000 in TAD Funds. During the Inspection Period, the parties will cooperate in good faith to prepare and finalize an agreement to ensure that Purchaser completes the Project in accordance with the Project Plans, as hereinafter defined, within a reasonable time after Closing, as a condition of purchasing the Property.

 

(b) During the Inspection Period, Purchaser shall: (i) cause to be prepared schematic drawings, along with 4-sided elevations and 3D renderings for the Project (the “Project Plans”); and (ii) apply for the TAD Funds (the “TAD Approval”). The Project Plans and TAD Approval shall be subject to Seller’s prior approval, not to be unreasonably withheld or delayed. Seller covenants and agrees to cooperate with Purchaser in good faith to develop the Project Plans and obtain the TAD Approval. Without limiting the generality of the foregoing, Seller agrees to (i) support and provide such care; cooperation and coordination with Purchaser’ pursuit of the TAD Approval as may be reasonably requested by Purchaser; (ii) promptly provide Purchaser with all information about the Property as may be requested by the applicable authorities.

 

(c) Additionally, during the Inspection Period, the parties will cooperate in good faith to prepare and finalize one or more agreements to ensure that the City shall have the use of the performance facility contained in the Project up to seven (7) Sundays and five (5) weekday days per year, for fifteen (15) years. The City shall be obligated to purchase from Purchaser, at Purchaser’s standard rates, all food, beverage, and hospitality services provided in conjunction with the City’s use of the performance facility. The parties will cooperate in good faith to prepare and finalize one or more agreements to ensure that the City shall also be entitled to the use of one (1) regular-sized table for any and all public events which take place in the performance facility. The City shall pay any ticketing costs associated with the use of such table, in the event that the City elects to use the table. Notwithstanding the foregoing, Purchaser (or its designee) shall have exclusive rights to all food, beverage, catering, hospitality and related services provided or offered on or within the Property following completion of the Project. No such services shall be offered, provided, permitted or allowed by Seller, the City or any third-party vendors without the expressed written consent of Purchaser. All terms and conditions of this subsection (c) shall be set forth in the agreement(s) to be reasonably approved by Purchaser and Seller during the Inspection Period as provided hereinabove (the “Facility Use Agreements”).

 

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(d) During the Inspection Period, the Authority will work with the City to initiate a rezoning application, such that the Property can be brought before the governing body of the City to review an application for zoning necessary to accommodate the Project (the “Rezoning Application”).

 

(e) If, as of the expiration of the Inspection Period, either (i) the Project Plans have not been approved in final form by Seller, (ii) Purchaser has not obtained the TAD Approval, (iii) the Property has not been rezoned, or (iv) the Facility Use Agreements have not been approved in final form by Seller and Purchaser, each in its sole, good faith discretion, then this Agreement shall terminate, in which event Escrow Agent shall pay the sum of One Hundred Dollars ($100.00) of the Earnest Money to Seller in full consideration of the rights granted to Purchaser under this Agreement and shall refund the balance of the Earnest Money to Purchaser, and thereafter no party shall have any further rights or obligations under this Agreement, except for those set forth herein which expressly survive the termination of this Agreement; provided however, only in the event Purchaser has not obtained the TAD Approval, Purchaser shall have the right to extend the Inspection Period by up to sixty (60) days by written notice to Seller.

 

ARTICLE 7

Title and Title Objections

 

7.1 Condition of Title. At Closing, Seller shall convey good and insurable fee simple title to the Property by limited warranty deed, subject only to those matters as shall be either expressly accepted or deemed accepted by Purchaser pursuant to the terms of this Article 7 (collectively, the “Permitted Title Exceptions”).

 

7.2 Title Examination. Purchaser shall obtain a commitment for an owner’s policy of title insurance (the “Title Commitment”), issued by First American Title Insurance Company (the “Title Company”). Not later than thirty (30) days prior to the expiration of the Inspection Period, Purchaser shall notify Seller in writing of any exceptions to title, including any matters of survey disclosed in the Survey (as defined in Section 7.5 below), to which Purchaser objects (the “Title Objections”), which notice shall be accompanied by a copy of the title commitment and copies of all recorded exceptions noted therein. Any exceptions to title disclosed in the Title Commitment to which Purchaser does not object shall be deemed accepted by Purchaser and shall constitute Permitted Title Exceptions hereunder. Within ten (10) Business Days after receipt of such notice, Seller shall notify Purchaser in writing of the Title Objections, if any, which it agrees to cure at or before Closing (“Seller’s Cure Notice”). Notwithstanding anything herein to the contrary, at or before Closing, Seller shall (i) pay in full all past due ad valorem taxes and assessments of any kind constituting a lien against the Property; (ii) release or cause to be released any mortgages, deeds of trust, deeds to secure debt or similar instruments which encumber the Property; and (iii) cancel or cause to be cancelled and discharged (1) any mechanics’, contractors’ or similar liens which encumber the Property as of the date of Closing and arise by, through or under Seller; and (2) any, judgment liens which encumber the Property and arise by, through or under Seller (the matters referenced in the foregoing clauses (i) through and including (iii) are collectively referred to herein as “Monetary Liens”), regardless of whether Purchaser objects to such Monetary Liens. In no event shall a Monetary Lien constitute a Permitted Title Exception hereunder.

 

7.3 Seller’s Election Not to Cure. In the event Seller does not elect to satisfy or cure any Title Objection of which it is notified, then Purchaser shall have the option to either (a) close the transaction contemplated herein without any deduction in the Purchase Price; or (b) terminate this Agreement pursuant to Section 6.2, whereupon Seller shall receive the sum of One Hundred Dollars ($100.00) of the Earnest Money in full consideration of the rights granted to Purchaser under this Agreement and shall refund the balance of the Earnest Money to Purchaser, and thereafter the parties shall have no further rights or obligations hereunder, except for such rights and obligations which expressly survive the termination hereof. Any Title Objection which Seller does not agree to cure at or before Closing shall be a Permitted Title Exception; any Title Objection which Seller does agree to cure and does actually cure at or prior to Closing shall not be a Permitted Title Exception.

 

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7.4 Re-Examination of Title. Purchaser shall have the right to re-examine title to the Property and have the Title Commitment and Survey updated up to and including the date of Closing and raise any additional objections not appearing in Purchaser’s original Title Commitment or on the original Survey. If Seller shall not correct or remove the defects or objections which Seller has agreed to cure by Closing in Seller’s Cure Notice, or should Purchaser learn of any other defects or objections to Seller’s title appearing in a revised Title Company or on a revised Survey which are either not permitted by the terms hereof or arising after the date of the original Survey or the effective date of the original Title Commitment, then Purchaser, in Purchaser’s sole discretion, may:

 

(a) accept the Property with such defects; or

 

(b) postpone Closing for up to thirty (30) days or until the defects or objections shall be corrected by Seller (whichever day is sooner), and if not then corrected, Purchaser may elect (a) above or (c) below; or

 

(c) terminate this Agreement by written notice to Seller, in which event the Earnest Money, together with any interest earned thereon, shall be returned to Purchaser, and thereupon Purchaser and Seller shall be released and relieved of all further rights, liabilities and obligations hereunder except for those that expressly survive termination of this Agreement; provided, however, if such defects or objections result from a Seller default hereunder, then Purchaser shall be entitled to exercise all of its rights and remedies under Section 11.1 hereof.

 

7.5 Survey. Purchaser, at Purchaser’s cost and expense, may have an ALTA/NSPS land title survey of the Land made by a registered land surveyor of the State of Georgia and certified to both Seller and Purchaser (the “Survey”). Promptly after completion of the Survey, Purchaser shall deliver a copy of the Survey to Seller. In the event the legal description set forth on the Survey materially differs from that which is attached hereto as Exhibit A, then Seller shall deliver to Purchaser at Closing (in addition to the Deed), a quitclaim deed conveying the Property to Purchaser as described on the Survey. Purchaser shall also have the right to object to any encroachments or other matters of survey revealed by the Survey, which objections shall be administered in the same manner as Title Objections are administered pursuant to this Article 7. Any encroachment or other matter of survey which is disclosed in the Survey but to which Purchaser does not object shall be deemed accepted by Purchaser and shall constitute a Permitted Title Exception hereunder.

 

ARTICLE 8
Closing

 

8.1 Date and Time of Closing. The closing of the purchase and sale contemplated by this Agreement (the “Closing”) shall be held on or before the date that is one hundred twenty (120) days following the expiration of the Inspection Period (the “Closing Date”). Closing shall be held at such location as may be agreed to by the parties.

 

8.2 Seller’s Deliveries. At Closing, Seller shall execute and/or deliver to Purchaser the following items (referred to collectively herein as the “Seller’s Closing Items”):

 

(a) a limited warranty deed conveying to Purchaser good and insurable fee simple title to the Property, free and clear of all liens, encumbrances, restrictions, and easements, except for the Permitted Title Exceptions (the “Deed”);

 

(b) a quitclaim deed conveying the Property to Purchaser as described on the Survey, if required by Section 7.5 above;

 

(c) the Project Agreements;

 

(d) an owner’s affidavit in the form required by Title Company and such other documentation as may be required by Title Company to issue a standard 2006 ALTA Owner’s Policy with respect to the Property (hereinafter referred to as the “Title Policy”) free and clear of all liens, encumbrances, restrictions, and easements whatsoever except for the Permitted Title Exceptions and the “standard printed” survey exception;

 

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(e) such documents, certificates and affidavits reasonably requested by Purchaser Or Title Company to evidence Seller’s authority to enter into this Agreement, perform its obligations hereunder and consummate the sale and purchase transaction contemplated hereby;

 

(f) a certificate and affidavit signed on behalf of Seller certifying that Seller is not a “foreign corporation”, “foreign partnership”, “foreign trust”, “foreign estate” or “foreign person” as defined in Section 1445 of the Internal Revenue Code of 1954, as amended;

 

(g) a certificate in favor of Purchaser, its successors, assigns and lenders, certifying that all of the representations and warranties in Article 4 above are true and correct in all material respects as of the date of Closing;

 

(h) a closing statement, itemizing and approving all receipts and disbursements made in connection with Closing;

 

(i) a general assignment conveying to Purchaser, without representation or warranty and to the extent assignable, Seller’s rights with respect to any and all tangible and intangible rights, privileges and appurtenances pertaining to the Property, except for the Permitted Title Exceptions; and

 

(j) any and all other documents or items reasonably necessary or appropriate to complete the Closing, including, but not limited to, any transfer tax forms, affidavits, or broker lien waivers required by applicable law, rule, regulation or otherwise required by the Title Company for the removal of any and all “standard exceptions” on Purchaser’s Title Policy.

 

All of the Seller’s Closing Items shall be in a commercially reasonable form customarily utilized in the jurisdiction where the Property is located in transactions similar to the one contemplated hereby.

 

8.3 Purchaser’s Deliveries. At Closing, Purchaser shall execute and/or deliver to Seller the following items (referred to collectively herein as the “Purchaser’s Closing Items”):

 

(a) the Purchase Price, subject to the adjustments and prorations set forth in Article 8;

 

(b) the Facility Use Agreements;

 

(c) a closing statement, itemizing and approving all receipts and disbursements made in connection with the Closing;

 

(d) such documents, certificates and affidavits reasonably requested by Title Company to evidence Purchaser’s authority to enter into this Agreement, perform its obligations hereunder and consummate the sale and purchase transaction contemplated hereby; and

 

(e) any and all other documents or items necessary or appropriate to complete the Closing, including, but not limited to, any transfer tax forms, affidavits, or broker lien waivers required by applicable law, rule, regulation or the Title Company.

 

All of the items described in clauses 8.3(b) through and including (e) shall be in a commercially reasonable form customarily utilized in the jurisdiction where the Property is located in transactions similar to the one contemplated hereby.

 

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8.4 Seller’s Costs and Expenses. At Closing, Seller shall pay the following costs and expenses:

 

(a) Seller’s legal fees and expenses;

 

(b) costs to cure any of the Title Objections with respect to which Seller is obligated to cure pursuant to Section 7.2 above;

 

(c) the fees for the recording of the Deed;

 

(d) all transfer taxes; and

 

8.5 Purchaser’s Costs and Expenses. At Closing, Purchaser shall pay the following costs and expenses:

 

(a) the cost of any title policies and endorsements thereto;

 

(b) the cost of the Survey;

 

(c) all closing fees charged by the Title Company (including earnest money, escrow and closing charges);

 

(d) Purchaser’s legal fees and expenses, and

 

(e) all financing costs, including, without limitation, all intangible taxes in connection with any loan documents.

 

8.6 Pro-Rations. The following amounts or items shall be prorated, credited or added to the Purchase Price at the Closing as appropriate, and except to the extent otherwise provided herein, shall adjust the Purchase Price.

 

(a) Taxes. At Closing, all ad valorem real property taxes and similar assessments accrued for the year of Closing and years prior to Closing with respect to the Property (including both general and special assessments) shall be prorated between Purchaser and Seller as of 11:59 p.m. on the day of Closing. In the event that the property taxes or assessments for the year of Closing have not yet been determined, the proration shall be based on such taxes or assessments for the preceding year, and in such event, within ninety (90) days following receipt by Purchaser of the actual bill for taxes for the year of Closing, Seller and Purchaser shall reprorate such taxes, and if such reproration results in an adjustment to the proration calculated at Closing, the party owing the other party shall pay the amount owed within fifteen (15) days after the reproration is determined. This Section 8.6 shall survive the Closing.

 

(b) Utilities and Other Expenses. Utilities, including but not limited to water, sewer, gas, electricity, trash removal and fire protection service shall terminate as of the Closing Date, and the meters should be read. Seller shall be responsible for all payments due under the existing utility agreements. In the event the actual amount due for utilities cannot be determined as of the Closing Date, Purchaser and Seller agree to make the required proration as a post-closing matter. All other expenses relating to the Property up to the Closing Date and all periods prior thereto including those required by any contract or agreement for any services to the Property and those incurred or ordered by Seller or Seller’s agents, including but not limited to cost of maintenance, insurance and administrative expenses, shall be paid for by Seller and Purchaser shall not be liable therefor. Purchaser shall not be responsible for payment of any part of any fee due to Seller’s managing agent, if any, nor for payment of any service, maintenance or supply agreement not expressly assumed by Purchaser, nor for payment for any personal property, supplies, fixtures or equipment ordered prior to Closing by Seller or Seller’s agents and Seller shall indemnify and hold Purchaser and its affiliates, agents, contractors, officers, members and employees harmless from and against any costs, damages, liabilities, losses, expenses, liens or claims (including, without limitation, court costs and reasonable attorneys’ fees and disbursements) arising out of or relating to the payment of all such amounts. The foregoing indemnity shall survive Closing.

 

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8.7 Purchaser’s Conditions to Closing. Purchaser’s obligation to close is contingent upon the satisfaction of the following conditions, any of which may be waived in writing by Purchaser, except (d) below, in whole or in part:

 

(a) Seller’s delivery of good and insurable fee simple title to the Property at Closing, subject only to the Permitted Title Exceptions; such performance to be evidenced by Purchaser’s ability to obtain (upon delivery of Purchaser’s Closing Items and payment of all applicable title insurance premiums and expenses) the Title Policy in the form contemplated by Section 8.2(d) hereof;

 

(b) Seller’s warranties and representations set forth herein shall be true and accurate as of the date of Closing;

 

(c) Seller shall have fully and completely performed all terms, covenants, conditions, and agreements required by this Agreement when and as required;

 

(d) from and after the expiration of the Inspection Period, there shall have occurred no material adverse change with respect to the physical condition of the Property, nor shall any governmental authority having jurisdiction over the Property have taken any action which could have a material and adverse effect on Purchaser’s ability to develop the Property for Purchaser’s intended use (including without limitation, changes in the zoning classification of the Property and imposition of a sewer or development moratorium applicable to the Property);

 

(e) satisfaction by Seller of the Entitlement Conditions ; and

 

(f) resolution by Purchaser of all material issues relating to the Arts Council, Inc. and the development, operation and management of the Project.

 

If any of the conditions precedent set forth in this Section 8.7 shall not be satisfied on the scheduled Closing Date, then Purchaser shall be entitled, at Purchaser’s option, (i) to waive any such condition(s) precedent (in Purchaser’s sole discretion) and proceed to Closing, (ii) to delay Closing for a reasonable period of time (not in excess of 120 days) in order to satisfy (or allow Seller to satisfy, as applicable) such condition(s) precedent, or (ill) to terminate this Agreement upon written notice to Seller, whereupon Seller will refund the Earnest Money to Purchaser in full, this Agreement shall terminate, and the parties shall have no further rights or obligations hereunder, except for such rights and obligations which expressly survive the termination hereof; provided however, if the failure of any such condition precedent is the result of any default by Seller (after the expiration of any notice and cure period), then Purchaser shall be entitled to exercise all of its rights and remedies under Section 11.1 hereof.

 

ARTICLE 9
Brokers

 

9.1 Payment of Commission. Seller represents and warrants to Purchaser that Seller has not dealt with and is not obligated to any broker, real estate agent or finder in connection with the transaction contemplated by this Agreement. Purchaser represents and warrants to Seller that Purchaser has not dealt with and is not obligated to any broker, real estate agent or finder in connection with the transaction contemplated by this Agreement, with the exception of the Simpson Company (“Broker”). At Closing, Purchaser shall pay a commission to Broker pursuant to a separate agreement between Purchaser and Broker. Each of Seller and Purchaser shall indemnify, defend and hold the other harmless from and against all claims, losses, liabilities and expenses (including but not limited to attorneys’ fees and court costs) which the other may incur on account of any claim which may be asserted against the other, whether or not meritorious, by any broker (except Broker) or any other person on the basis of any agreements made or alleged to have been made by or on behalf of the indemnifying party, to the extent inconsistent with the provisions of this Article 9. The provisions of this Article 9, including without limitation each party’s obligation to pay any Broker’s commission caused by the actions of such party, and specifically Purchaser’s obligation to pay Broker’s commission, shall survive Closing.

 

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ARTICLE 10
Condemnation

 

If at any time prior to Closing, any action or proceeding is filed, or threatened, under which the Property, or any portion thereof may be taken pursuant to any law, ordinance or regulation or by condemnation or the right of eminent domain, Seller shall notify Purchaser of such event in writing. Purchaser shall then have the option, to be exercised at any time prior to Closing: (a) to terminate this Agreement, in which case Escrow Agent shall return the Earnest Money to Purchaser and neither party shall have any further rights, duties or liabilities hereunder, or (b) to proceed to Closing without adjustment to the Purchase Price, and, at Closing, Seller shall transfer and assign to Purchaser all of Seller’s right, title and interest in and to the condemnation awards or proceeds, or insurance proceeds, as the case may be, attributable to the taken or condemned property.

 

ARTICLE 11

Earnest Money, Default, and Remedies

 

11.1 Seller’s Default. If Seller defaults in performing any of Seller’s obligations under the terms of this Agreement, or if any representation and warranty made by Seller is untrue or incorrect in any material respect, and such default is not cured within five (5) days after written notice thereof is given by Purchaser to Seller (provided that no notice shall be required and no cure period shall be allowed in the case of Seller’s failure to close on the Closing Date), Purchaser shall be entitled to: (a) terminate this Agreement upon written notice delivered to Seller, in which event the Earnest Money shall be refunded in full to Purchaser and Purchaser shall be reimbursed by Seller for all of Purchaser’s actual, documented third party out of pocket expenses incurred in connection with the transactions contemplated herein (including without limitation reasonable attorneys’ fees), whereupon the parties shall have no further rights, duties or obligations hereunder, except for such rights, duties and liabilities which expressly survive the termination hereof or (b) enforce the specific performance of this Agreement.

 

11.2 Purchaser’s Default. In the event Purchaser defaults in performing any of Purchaser’s obligations under this Agreement, and such default is not cured within five (5) days after written notice thereof is given by Seller to Purchaser (provided that no notice shall be required and no cure period shall be allowed in the case of Purchaser’s failure to close on the Closing Date), then, provided all of Purchaser’s conditions precedent set forth herein have been satisfied and Seller is not in default hereunder, Seller shall be entitled, as its sole and exclusive remedy hereunder, to terminate this Agreement upon written notice to Purchaser and receive the Earnest Money as liquidated damages, whereupon the parties shall have no further rights, duties or obligations hereunder, except for such rights, duties and liabilities which expressly survive the termination hereof. Without limiting the generality of the foregoing exclusive remedy, Seller expressly waives the right to seek specific performance against Purchaser in the event of Purchaser’s default hereunder. Purchaser and Seller agree that actual damages in the event of Purchaser’s default are difficult if not impossible to ascertain, and that payment of the Earnest Money upon Purchaser’s default is intended by the parties to constitute liquidated damages, and is not intended to be a penalty.

 

ARTICLE 12
Miscellaneous

 

12.1 Entire Agreement. This Agreement, together with the exhibits attached hereto, sets forth the entire agreement between the parties and cannot be amended except by written agreement of the parties. This Agreement supersedes all prior agreements, if any, between the parties. TIME IS OF THE ESSENCE OF THIS AGREEMENT. All exhibits and schedules attached hereto form an integral part of this Agreement and the terms and provisions thereof are incorporated into this Agreement by reference.

 

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12.2 Notices. Any notice or consent required to be given by or on behalf of any party hereto to any other party shall be in writing and sent by (i) certified mail, return receipt requested, (ii) delivered personally, including by nationally recognized air or overnight courier or expedited mail service, or (iii) sent by email, provided that a copy of such notice is contemporaneously sent in accordance with one of the other provisions set forth above, to the following addresses:

 

If to Seller: Gainesville Redevelopment Authority
  Attn: Chairperson
  405 Washington St., NE
  Gainesville, GA 30501
   
With a copy to: Joey Homans
  272 Hwy 9 South
  Dawsonville, GA 30534
  ioey@fehhm.com
   
With a copy to: Abb Hayes
  200 E. E. Butler Pkwy
  Gainesville, GA 30501
  ash@homlaw.com
   
If to Purchaser: GA HIA, LLC
     
     
     
   
With a copy to: W. Wade Beavers
  Capital Law & Advisory Partners, LLC
  319 Boulevard
  Gainesville, GA 30501
  wbeavers@caplawpartners.com

 

or at such other address or as may be specified from time to time in writing pursuant to the terms hereof. All such notices hereunder shall be deemed to have been given on the date of actual delivery (or, as to facsimile notices, on the date of electronically confirmed receipt) or the date marked on the return receipt, unless delivery is refused, in which case delivery shall be deemed to have been made upon tender, the date of postmark shall be deemed the date notice has been given.

 

12.3 Business Day; Day of Performance. As used herein, a “Business Day” means any day other than a Saturday, Sunday, any other day on which national or state banks in the State of Georgia are not open for business. If the time period by which any right, option or election provided under this Agreement must be exercised, or by which any act required hereunder must be performed, or by which the Closing must be held, expires on a day which is not a Business Day, then such time period shall be automatically extended through the close of business on the next following Business Day.

 

12.4 Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be an original, but such counterparts together shall constitute one and the same instrument. This Agreement shall be governed and construed and enforced in accordance with the laws of the jurisdiction in which the Property, is located. Transmission of signed counterparts by facsimile shall create a binding Agreement. This Agreement may be executed by each party upon a separate copy, and one or more execution pages may be detached from one copy of this Agreement and attached to another copy in order to form one or more counterparts.

 

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12.5 Assignment. Purchaser may assign its rights hereunder ,to an entity controlling, controlled by or under common control with Purchaser at or before Closing, and upon such assignment, Purchaser shall be released from all obligations and liabilities arising hereunder. This Agreement shall be binding upon and shall inure to the benefit of Seller and Purchaser, their respective heirs, successors, successors-in-title, legal representatives and permitted assigns.

 

12.6 Severability. The invalidity or enforceability of a particular provision of this Agreement shall not affect the other provisions hereof, and this Agreement shall be construed in all respects as if such invalid or unenforceable provision were omitted.

 

12.7 Marketing of Property. Seller agrees that, during the term of this Agreement, Seller shall not conduct any activities related to the marketing or sale of the Property to others, or negotiate or enter into any “back-up” contracts, orally or in writing, for the potential sale of the Property or place any “for sale” signs at the Property and shall remove all existing “for sale” signs at the Property.

 

12.8 Governing Law. This Agreement shall be governed by the laws of State of Georgia, without regard for its choice of law principles.

 

12.9 Non-Binding/Offer and Acceptance. Unless and until this Agreement is fully executed and delivered by both parties, any discussions, negotiations, correspondence or communications between Purchaser and Seller and their respective attorneys, agents and representatives in connection or with respect to the subject matter of this Agreement, including, without limitation, the delivery and exchange of unsigned draft copies of this Agreement, are intended only as non-binding discussions, negotiations and communications (except to the extent otherwise expressly specified in writing therein) and either party shall have the absolute right to withdraw from such discussions, negotiations and communications at any time without incurring any liability or obligation whatsoever to the other party (except to the extent otherwise expressly specified in writing therein). Acceptance shall be completed by the signing of this Agreement by the second party and the delivery of a signed counterpart to the second party by the first party.

 

12.10 Patriot Act. Purchaser is not acting, directly or indirectly, for or on behalf of any person, group, entity or nation named by the United States Treasury Department as a Specifically Designated National and Blocked person, or for or on behalf of any person, group, entity or nation designated in Presidential Executive Order 13224 as a person who commits, threatens to commit, or supports terrorism; and it is not engaged in this transaction directly or indirectly on behalf of, or facilitating this transaction directly or indirectly on behalf of, any such person, group, entity, or nation.

 

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IN WITNESS WHEREOF, hereto have executed this Agreement, to be effective as of the Effective Date.

 

  SELLER:
   
  THE GAINESVILLE REDEVELOPMENT AUTHORITY
   
  By: /s/ Matt C. Nix
  Name:  Matt C. Nix
  Title: Chairman
   
  PURCHASER:
   
  GA HIA, LLC, a Colorado limited liability company
   
  By: /s/ JW Roth
  Name: JW Roth
  Title: CEO

 

 

 

 

EXHIBIT A

 

ATTACH SURVEY

 

[Omitted.]

 

 

 

 

 

 

 

EXHIBIT B

 

PARKING, SIGN AND SALE AGREEMENT

 

[Omitted.]

 

 

 

 

 

Exhibit 10.32

 

LEASE AGREEMENT

 

THIS LEASE AGREEMENT (“Lease”) is made and entered into this 20th day of January 2020 between 13141 BP, LLC, a Colorado limited liability company whose address is 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Landlord,” and Buttermilk Eatery, LLC, a Colorado limited liability company whose address 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Tenant.”

 

WITNESSETH:

 

In consideration of the rent to be paid and the covenants to be performed by Tenant hereunder, Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease and take from Landlord, the Premises described below, upon the following terms and conditions:

 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the following described Real Property:

 

See Exhibit “A”, attached hereto and incorporated herein by reference,

 

and land, a building and parking lot generally described in Exhibit A, attached hereto and incorporated herein by reference, to be constructed by Landlord pursuant to the terms of this Lease in accordance with the design plans attached hereto (the “Improvements”), on the lot located at 13141 Bass Pro Drive, Colorado Springs, 80921, equaling approximately 0.73 acres, the building totaling 3,964 sq. foot restaurant building, all liens, encumbrances, easements, restrictions, agreements, covenants, rights of way, and any other matters or documents of record, including any document placed of record by Landlord, zoning laws and regulations affecting or governing the Premises and general and special taxes. The Real Property and the Improvements collectively are referred to herein as the “Premises.”

 

2. TERM OF LEASE. The term of this Lease shall commence on the date on which Tenant takes possession of the Premises, referred to herein as the “Rent Commencement Date,” (earlier of the date the certificate of occupancy is issued or May 1, 2020) and shall expire at midnight on the date ten years from the Rent Commencement Date, unless terminated sooner as provided in this Lease, Tenant, at its option, may extend this Lease for two additional five-year terms by providing written notice of its intent to do so at least 120 days before the Lease expires.

 

3. RENTAL. Tenant hereby covenants and agrees to pay to Landlord annual Base Rent of $218,750.00 for the first sixty 60 months of the Lease term, payable in monthly installments of $18,229.17. The first month and the last month installment of rent shall be due upon the Rent Commencement Date. Subsequent monthly installments shall be due on the 1st day of each month thereafter during the term hereof. Monthly Base Rent for any partial month shall be prorated at the rate of 1/30th of the monthly rent per day. All Base Rent paid by Tenant under this Lease to Landlord shall be by normally accepted business methods payable in advance and without notice and shall be paid to Landlord at Landlord’s address set forth above, or at such other place as Landlord may from time to time direct in writing.

 

4. RENT ADJUSTMENTS. Every 60 months from the Rent Commencement Date, the annual rental rate shall be increased by the greater of: (a) ten percent; or (b) the percent change in the average annual Consumer Price Index, for all urban consumers in the Denver-Boulder-Greeley, Colorado metropolitan area for all items, from the calendar year in which the prior 60-month Lease period commenced to the most recent calendar year prior to the rent adjustment.

 

 

 

 

5. ADDITIONAL RENT.

 

(a) During the term of the Lease, Tenant shall pay all general and special real and Personal property taxes and assessments relating to the Premises or Tenant’s personal property locate on or used in connection with the Premises, all premiums for insurance maintained on the Premises by Landlord, and all dues and assessments levied or charged against the Premises or its owner by Northgate Business Properties or pursuant to any covenants, which shall be Additional Rent payable to Landlord. Tenant shall pay, with each monthly rental payment, an Additional Rent Deposit, representing 1/ 12 of Landlord’s estimate of taxes, assessments and premiums for the Lease year. As soon as feasible (but in no event later than 90 days) after the commencement of each Lease year, Landlord will furnish Tenant a statement (“Landlords Statement”) showing the following:

 

(i)The amount of Additional Rent due Landlord for the previous Lease year, less credit for Additional Rent Deposits paid, if any;

 

(ii)Estimated real property taxes and assessments for the new Lease year;

 

(iii)Estimated insurance premiums for the new Lease year;

 

(iv)Estimated assessments by Northgate Business Properties or pursuant to other covenants for the new Lease year;

 

(v)Estimates for any other costs Landlord is entitled to as Additional Rent; and

 

(vi)The Additional Rent Deposit due monthly in the then current Lease year, including the amount or revised amount due for months prior to the rendition of the statement.

 

(vii)In the event, the Landlord spends more than $2,500,000 on this project, the base rent is increased by 7.5% of any investment made over and above $2,500,000 (up to $18,750).

 

(b) Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts for Additional Rent then due in accordance with Landlords Statement any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Additional Rent Deposit next coming due, or refunded to Tenant if the Term has already expired (which obligation shall survive such expiration) provided Tenant is not in default hereunder. No interest or penalties shall accrue on any amounts which Landlord is obligated to credit to Tenant by reason of this Section. Landlord’s failure to deliver Landlord’s Statement or in computing the amount of the Additional Rent shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a release of Tenant’s obligations to pay such amounts. The Additional Rent Deposit shall be credited against Additional Rent due for the applicable Lease year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Additional Rent Deposit its estimate of Additional Rent that may not be finally determined until after the termination of this Lease. Tenants obligation to pay Additional Rent (and Landlord’s obligation to reimburse Tenant for any excess estimated payments made by Tenant) survives the expiration or termination of the Lease. Tenant will remit all taxes and insurance due as detailed in section 5(a) directly to Landlord and Landlord will pay directly to the taxing authorities and insurance provider.

 

(c) Landlord shall maintain books and records showing real estate taxes and assessments, insurance premiums and dues and assessments paid pursuant to any covenants. The Tenant or its representative shall have the right, for a period of one hundred fifty (150) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine the Landlord’s books and records with respect to the items in Landlord’s Statement during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord’s Statement within one year of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant. Landlord shall promptly repay Tenant for any overpayments which Tenant or its auditors identify, together with interest thereon at the Interest Rate from the date paid by Tenant until refunded in full.

 

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6. LATE PAYMENTS.

 

(a) If Tenant shall neglect or fail to pay, when the same is due and payable, any Base Rent or Additional Rent, or any other amount required to be paid under this Lease, Tenant shall pay to Landlord, in addition to such unpaid amounts, interest upon such unpaid amounts from the due date thereof to the date of payment at the rate of 12% per annum.

 

(b) If any installment of Base Rent or Additional Rent is not received by Landlord from Tenant by the 10th day of the month for which such installment is due, Tenant shall immediately pay to Landlord, in addition to any interest on delinquent amounts, a late charge equal to 1% of such installment. Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses related to the late payment and is fair compensation to Landlord for its loss suffered by such nonpayment by Tenant. The interest and late charge provisions contained herein are in addition to and do not diminish or represent a substitute for any or all of Landlord’s rights contained in this Lease.

 

7. DELIVERY AND CONDITION OF PREMISES. Landlord shall construct the Improvements on the Real Property and shall deliver the Premises to Tenant when the Improvements have been completed to the specifications contained in Exhibit A, attached hereto. Landlord represents, warrants, and covenants that upon delivery to Tenant, except for any condition owing to the act or negligence of Tenant, the Premises will conform to all applicable laws, orders, ordnances and regulations, and all parts thereof will be in good repair and in good working condition Upon delivery to Tenant, Tenant shall have and is entitled to exclusive possession of the Premises as set forth in this Lease.

 

8. IMPROVEMENTS BY TENANT. Tenant shall complete the final finish of the Improvements, as described in Exhibit B. No other alterations, additions or improvements may be made and no climate regulating, air conditioning, cooling, heating or sprinkler systems, television or radio antennas, heavy equipment apparatus and fixtures, shall be installed in or attached to the Premises, without the written consent of Landlord. Unless otherwise provided herein, all such alterations, additions or improvements and systems, when made, installed in or attached to the Premises, including improvements as described in Exhibit B, shall belong to and become the property of the Landlord upon expiration or earlier termination of the Lease and shall be surrendered with the Premises without hindrance, molestation or injury.

 

9. UTILITIES AND SERVICES. Utilities and services, including, without limitation, electric, water, sewer, telephone, gas, television, satellite services, Internet, garbage collection, lawn and landscaping care, shall be Tenant’s sole responsibility and all accounts and invoicing for utilities and services shall be in Tenant’s sole name. Tenant shall during the Term of this Lease (a) contract with a service company for the servicing and maintenance of all fire extinguishing systems and all mechanical exhaust devices, including, but not limited to, hoods, fans and air flues on a monthly, or more frequent if needed, basis; and (b) provide grease interceptors in compliance with all laws and regulations and service and maintain such grease interceptors on a scheduled basis.

 

10. REPAIRS AND CARE. Tenant shall (i) maintain the Premises in as good condition as at the Rent Commencement Date, ordinary wear and tear and other matters set forth in this Lease excepted, and shall keep the Premises free of trash and debris; (ii) shall be responsible for all nonstructural repairs and all maintenance of the Premises, including, but not limited to, plumbing, sewer, window replacement or repair, or electrical repair; (iii) be responsible for maintenance and repair of stairways, elevators, halls, sidewalks and parking areas, if any; (iv) conform to all laws, orders and regulations of the federal, state or local governments, including special districts, or of any of their departments, applicable to the Premises; (V) repair at or before the end of the term, all injury to the Premises; and (vi) at the end of the term, surrender the Premises in as good condition as at the beginning of the term, except for those matters set forth in this Section.

 

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11. SIGNS. The Tenant shall not place, nor allow to be placed, any signs of any kind whatsoever, upon, in or about the Premises or any part thereof, except of a design and structure and in or at such places as may be indicated and consented to by Landlord in wilting. Landlord or the Landlord’s agents, employees or representatives may remove any such signs in order to paint or make any repairs, alterations or improvements in or upon the Premises or any part thereof, but such signs shall be replaced at the Landlord’s expense upon completion of such painting, repairs, alterations or improvements. Any signs shall at all times conform to all laws and covenants applicable thereto.

 

12. COMPLIANCE WITH LAWS, ETC. Tenant shall obtain any and all government approvals required for Tenant’s intended use and occupancy of the Premises, including, but not limited to any Certificate of Occupancy and/or Certificate of Use, Site Plan Approval or Site Plan Waiver, and to promptly comply with all laws, ordinances, rules, regulations, requirements, orders, and directives of the federal, state, or local governments, including special districts, and of all their departments, agencies, bureaus and subdivisions, applicable to and affecting the use and occupancy of the Premises. Tenant shall correct and abate all nuisances, violations or other grievances in, upon or connected with the Premises and shall Promptly comply with all orders, regulations, requirements and directives issued by the Board of Fire Underwriters or similar authority and of any insurance companies that have issued or are about to issue policies of insurance covering the Premises and its contents at the Tenant’s own cost and expense. If any federal, state or local governmental authority, including special districts, having jurisdiction over the subject property, requires any improvements be made to the Premises as a result of Tenant’s use of the subject property, Tenant shall be solely responsible for same.

 

13. LIABILITY INSURANCE. At the Tenant’s sole expense, the Tenant shall obtain and maintain, during the Term, public liability insurance naming the Landlord, its agents and the Tenant as insureds against any and all claims for injury to or death of persons or loss or damage to property occurring upon, in or about the Premises. Such insurance shall afford minimum protection of $1,000,000.00 with respect to bodily injury to or death of any one person, $1,000,000.00 with respect to bodily injury or death in any one occurrence or accident, and $1,000,000.00 for property damage. The Tenant waives all rights of recovery against the Landlord or Landlords’ agents, employees or other representatives for any loss, damages or injury of any nature whatsoever to property or persons for which the Tenant is insured. The Tenant shall obtain from Tenant’s insurance carriers and will deliver to the Landlord, waivers of the subrogation rights under the respective policies.

 

14. INDEMNIFICATION. The Tenant also agrees to and shall save, hold and keep harmless and indemnify the Landlord, its officers, directors, members, shareholders, partners, lenders, agents and employees from and for any and all demands, losses, damages, claims, suits, actions, judgments, fines, penalties, payments, expenses, costs, attorney fees and investigation costs wholly or partially resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests, licensees, invitees, contractors, subtenants, assignees or successors, or for any cause or reason whatsoever arising out of or by reason of the occupancy by the Tenant or the conduct of the Tenant’s business. If any action or proceeding is brought against Landlord, its officers, directors, members, shareholders, partners, lenders, employees or agents, by reason of any such claim, Tenant, upon notice from Landlord, shall defend the claim at Tenant’s expense with counsel reasonably satisfactory to Landlord.

 

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15. ASSIGNMENT. The Tenant shall not, without the written consent of the Landlord, assign, mortgage or hypothecate this lease, nor sublet or sublease the Premises or any part thereof.

 

16. USE AND POSSESSION OF PREMISES. Tenant, its successors or assigns may use the Premises for operation of a restaurant. Any other use shall be permitted only with the written consent of the Landlord, subject to any covenants restricting use of the Premises. The Tenant shall not occupy or use the Premises or any part thereof, nor permit or suffer the same to be occupied or used for any purposes other than as herein limited, nor for any purpose deemed unlawful, disreputable, or extra hazardous, on account of fire or other casualty. Tenant shall not use, store, manufacture or in any manner bring upon the Premises any hazardous wastes, hazardous chemicals, hazardous substances or petroleum products, except to the extent reasonable and common for the operation of a restaurant.

 

17. SUBORDINATION. This Lease and Tenant’s rights under this Lease are subject and subordinate to any first mortgage, first deed of trust, or other first lien encumbrance or indenture, together with any renewals, extensions, modifications, consolidations, and replacements thereof that 110w or at any subsequent time affects the Premises or any interest of Landlord in the Premises or Landlord’s interest in this Lease and the estate created by this Lease. Tenant agrees to execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord, documents requested by Landlord, any mortgage or any holder of a deed of trust or other instrument described in this section, to confirm or effect the subordination provided herein. Any refusal by Tenant to execute and deliver such documents shall be a material breach of this Lease.

 

18. ESTOPPEL CERTIFICATE. Landlord and Tenant agree at any time and from time to time, upon not less than 20 days’ prior written request by either of them to the other, to execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating the modifications), and the date to which the rental and other charges have been paid in advance, if any, it being intended that any such statement delivered pursuant to this section may be relied upon by any prospective purchaser of the fee, or mortgagee or assignee of any mortgage upon the fee or leasehold interest in the Premises, or by any assignee of the Tenant.

 

19. CONDEMNATION. If the Premises, or the land or property of which the Premises are a part, or any portion thereof, is taken under eminent domain or condemnation proceedings, or is sold or conveyed in lieu of any formal eminent domain or condemnation proceedings or actions, then this Lease shall terminate, and the term thereof shall end as of the date possession is taken. Tenant shall have no claim or right to claim or be entitled to any portion of any amount that may be awarded as damages or paid as the result of such taking or sale; and all rights of the Tenant to damages, if any, are hereby assigned to the Landlord.

 

20. FIRE AND OTHER CASUALTY. Tenant shall immediately notify Landlord of any fire or other casualty at the Premises. If the Premises is damaged by fire or other casualty, but not so as to render the Premises untenantable, the Landlord shall repair the same as speedily as practicable, but the Tenant’s obligation to pay the rent hereunder shall not cease. If, in the opinion of the Landlord, the Premises be so extensively and substantially damaged as to render it untenantable, then the rent shall cease until such time as the Premises shall be made tenantable by the Landlord. However, if, in the opinion of the Landlord, the Premises be totally destroyed or so extensively and substantially damaged as to require practically a rebuilding thereof, then Landlord shall either: (a) notify Tenant that the Lease is terminated; or (b) notify Tenant that Landlord intends to rebuild the Premises, in which case, rent shall be abated from the date of the fire or other casualty until issuance of a certificate of occupancy for the Premises, during which time Tenant may terminate this Lease by written notice to Landlord. In no event however, shall the provisions of this clause become effective or be applicable, if the fire or other casualty results from the carelessness, negligence or improper conduct of the Tenant or the Tenant’s agents, employees, guests, contractors, licensees, invitees, subtenants, assignees or successors. In such case, the Tenant’s liability for the payment of the rent and the performance of all the covenants, conditions and terms hereof on the Tenant’s part to be performed shall continue and the Tenant shall be liable to the Landlord for the damage and loss suffered by the Landlord. Tenant shall repair all damages caused to the Premises by vandalism or burglary.

 

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21. REIMBURSEMENT OF LANDLORD. If the Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, the Landlord may if the Landlord so elects, carryout and perform such conditions and covenants, at the cost and expense of the Tenant. All costs and expenses incurred by Landlord pursuant to this section shall be Additional Rent and shall be due and payable within 15 days after written demand from Landlord to Tenant This remedy shall be in addition to any other remedies the Landlord may have upon Tenant’s breach of any of the covenants and conditions in this Lease.

 

22. INSPECTION AND REPAIR. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same or making such repairs or alterations therein as may be necessary for the safety and preservation thereof. This clause shall not be deemed to be a covenant by the Landlord nor be construed to create an obligation on the part of the Landlord to make such inspection or repairs.

 

23. RIGHT TO EXHIBIT. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, to show the premises to persons wishing to rent or purchase the same. Beginning 90 days prior to the expiration of this Lease, the Landlord, its agents, employees or other representatives, shall have the right to place notices on the front of the Premises or any part thereof, offering the Premises for rent or for sale; and the Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.

 

24. INCREASE OF INSURANCE RATES. If for any reason it shall be impossible to obtain fire and other hazard insurance on the buildings and improvements of which it is a part, in an amount and form and with insurance companies acceptable to the Landlord, the Landlord may, if the Landlord so elects at any time thereafter, terminate this Lease, upon giving the Tenant fifteen days’ notice in writing of such termination.

 

25. LANDLORD’S REMEDIES ON DEFAULT.

 

(a) The failure of Tenant to perform each covenant made under this Lease, including any abandonment of the Premises by Tenant, shall constitute a default hereunder. However, Landlord shall not commence any action to terminate Tenant’s right of possession as a consequence of a default until the period of grace with respect thereto, if any, has elapsed.

 

(i) Tenant shall have a period of three (3) days from the date of written notice from Landlord within which to cure any default in the payment of any monetary obligations of Tenant under this Lease.

 

(ii) Tenant shall have a period of fifteen (15) days from the date of written notice from Landlord within which to cure any other default under this Lease which is capable of being cured; provided, however, that with respect to any curable default which cannot reasonably be cured within fifteen (15) days, the default shall not be deemed to be uncured if Tenant commences to cure within fifteen (15) days from Landlord’s notice and thereafter prosecutes diligently and continuously to completion all acts required to cure the default.

 

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(b) If Tenant fails to cure a default, Landlord shall have the following rights and remedies in addition to any other rights and remedies available to Landlord at law or in equity:

 

(i) The right to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of maintenance or preservation, efforts to relent the Premises, or the ex parte appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession;

 

(ii) The right to terminate this Lease by giving notice to Tenant in accordance with applicable law. Tenant shall be entitled to retain possession of the Premises for a period of one hundred twenty (120) days following service of such notice;

 

(iii) If Tenant has vacated the Premises, the right and power to enter the Premises and remove therefrom all persons and property, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord may from time to time sublet the Premises or any part thereof for such term or terms (which may extend beyond the Term of this Lease) and at such rent and such other terms as Landlord in its discretion may deem advisable, with the right to make alterations and repairs to the Premises. Rents received from such subletting shall be applied first, to payment of any indebtedness other than rent due hereunder, from Tenant to Landlord; second, to payment of any costs of such subletting and of such alterations and repairs; third, to payment of rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same becomes due hereunder. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant. Notwithstanding any such subletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

 

26. REMOVAL OF TENANT’S PROPERTY. Any equipment, fixtures, goods or other property of the Tenant not removed by the Tenant upon the termination of this Lease, or upon any quitting, vacating or abandonment of the Premises by the Tenant, or upon the Tenant’s eviction, shall be considered as abandoned and the Landlord shall have the right, without any notice to the Tenant, to sell or otherwise dispose of the same, at the expense of the Tenant, and shall not be accountable to the Tenant for any part of the proceeds for such sale, if any.

 

27. NON-LIABILITY OF LANDLORD. The Landlord shall not be liable for, and Tenant hereby releases and waives any claim against Landlord arising out of, any damage or injury which may be sustained by the Tenant or any other person, as a consequence of the failure, breakage, leakage or obstruction of water, plumbing, steam, sewer, waste or soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the like or of the electrical, gas, power, conveyor, refrigeration, sprinkler, air conditioning or heating systems, elevators, or hoisting equipment or by reason of the elements; or attributable to any interference with, interruption of or failure beyond the control of the Landlord, of any services to be furnished or supplied by the Landlord.

 

28. NON-WAIVER OF LANDLORD. The various rights, remedies, options and elections of the Landlord, expressed herein, are cumulative, and the failure of the Landlord to enforce strict performance by the Tenant of the conditions and covenants of this Lease or to exercise any election or option or to resort or have recourse to any remedy herein confirmed or the acceptance by the Landlord of any installment of rent after any breach by the Tenant, in any one or more instances, shall not be construed and deemed to be a waiver or a relinquishment for the future by the Landlord of any such conditions and covenants, options, elections or remedies, but the same shall continue in full force and effect.

 

29. NON-PERFORMANCE BY LANDLORD. This lease and the obligation of the Tenant to pay the rent hereunder and to comply with the covenants and conditions hereof, shall not be affected, curtailed, impaired or excused because of the Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation or preemption by any governmental entity, authority, department, agency or subdivision or for any delay which may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of the Landlord.

 

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30. SEVERABILITY. The terms, conditions, covenants and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

 

31. NOTICES. All notices required under the terms of this Lease shall be given and shall be completed by hand—delivery or mailing such notices by certified or registered mail, return receipt requested, to the address of the parties as shown at the head of this Lease or to such other address as may be designated in writing, which notice of change of address shall be given in the same manner.

 

32. TITLE AND QUIET ENJOYMENT. The Landlord covenants and represents that the Landlord is the owner of the Premises and has the right and authority to enter into, execute and delivery this Lease and does further covenant that the Tenant, on paying the rent and performing the conditions and covenants herein contained, shall and may peaceably and quietly have, hold and enjoy the Premises for the term of the Lease.

 

33. TERMINATION BASED ON PURCHASE AGREEMENT. The Landlord possesses limited rights to compel the prior owner of the Real Estate to purchase the Real Estate back from Landlord. Landlord shall provide Tenant written notice of Landlord’s exercise of the right to compel repurchase within 10 days after exercise of such right and this Lease shall terminate upon delivery of such notice.

 

34. ENTIRE CONTRACT. This Lease contains the entire contract between the parties relating to the subject matter of this Lease. No additions, changes or modifications, renewals or extensions hereof shall be binding unless reduced to writing and signed by the Landlord and the Tenant.

 

35. MECHANICS LIENS. No one shall have any lien or claim against the Landlord or Landlord’s interest in the Premises for work done or materials supplied at the insistence of Tenant. If any mechanics’ or other liens are created or filed against the Premises, or the land upon which it is located, by reason of labor performed or materials furnished for the Tenant in the erection, construction, completion, alteration, repair or addition to any building or improvement, the Tenant shall upon demand, at the Tenant’s own cost and expense, cause such lien or liens to be satisfied and discharged of record together with any Notices of Intent that may have been filed.

 

36. SECURITY. The Tenant will deposit with the Landlord the sum of $16,667.00, on the Rent Commencement Date, representing one (1) month of rent as security payment of the rent hereunder and the full and faithful performance by the Tenant Of the covenants and conditions herein. Said sum shall be returned to the Tenant, without interest, after the expiration of the term hereof, provided that the Tenant has fully and faithfully performed all such covenants and conditions and is not in arrears in rent. During the term hereof, the Landlord may, if the Landlord so elects, have recourse to such security, to make good any default by the Tenant, in which event the Tenant shall, on demand, promptly restore said security to its original amount. Liability to repay said security to the Tenant shall run with the reversion and title to the Premises, whether any change in ownership thereof be by voluntary alienation or as the result if judicial sale, foreclosure or other proceedings, or the exercise of a right of taking or entry by any mortgagee. The Landlord shall assign or transfer said security, for the benefit of the Tenant, to any subsequent owner or holder of the reversion or title to the Premises, in which case the assignee shall become liable for the repayment thereof as herein provided, and the assignor shall be deemed to be released by the Tenant from all liability to return such security. This provision shall be applicable to every alienation or change in titled and shall in no wise be deemed to permit the Landlord to retain the security after termination of the Landlord’s ownership of the reversion or title. The Tenant shall not mortgage, encumber or assign the security without the written consent of the Landlord.

 

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37. HOLDOVER. Any rule of law to the contrary notwithstanding, in the event the Tenant remains in possession of the Premises or any part thereof subsequent to the expiration of the term hereof and such holding over shall be with the consent of the Landlord, it shall be conclusively deemed that such possession and occupancy shall be for a tenancy from month-to-month, subject to all of the other terms and conditions of this Lease, including, without limitation, Rent Adjustments.

 

38. BROKERS. Neither Landlord nor Tenant has not dealt with any broker or finder with re aid to the Premises or this Lease. Tenant will indemnify Landlord against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Tenant has dealt in regard to the Premises or this Lease. Landlord will indemnify Tenant against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Landlord has dealt in regard to the Premises or this Lease.

 

39. RECORDATION. Tenant shall not file this Lease in the real property records of any county clerk and recorder.

 

40. INTERPRETATION. This Lease is the product of negotiations between the Parties, therefore, the rule of construction which provides that ambiguities in a contract shall be construed against the drafter shall not apply to this Lease and all Parties waive any such defense to the terms of this Lease. In all references herein to any Parties, persons, entities or corporations the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within instrument may require.

 

41. BINDING EFFECT; BENEFIT. All the terms covenants and conditions herein contained shall be for and shall inure to the benefit of and shall bind the respective parties hereto, and their heirs, executors, administrators, personal or legal representatives, successors and assigns.

 

42. APPLICABLE LAW. This Lease is made and entered into and shall be governed by and construed in accordance with, the laws of the State of Colorado. Any suits, proceedings, arbitrations, or other actions relating to, arising out of or in connection with this Lease shall be submitted to the jurisdiction of the courts located exclusively in the State of Colorado, City of Colorado Springs.

 

43. ATTORNEYS’ FEES AND COSTS. In the event an arbitration, suit or action is brought by any Party to this Agreement to enforce any terms of this Agreement, or in any appeal therefrom, it is agreed that the prevailing Party shall be awarded its costs and expenses incurred in the proceeding, including without limitation, reasonable attorney fees, expert witness fees, filing fees, arbitrator fees and interest, to be fixed by the arbitrator, trial court, and/or appellate court.

 

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IN WITNESS WHEREOF, the patties have hereunto set their hands and seals, the day and year written herein below:

 

LANDLORD:   TENANT:
     
13141 BP, LLC   Buttermilk Eatery, LLC
     
By: /s/ JW Roth   By: /s/ Mitchell Roth
Title: Manager   Title: Manager
Date:    1/20/2020   Date: 1/20/2020
     
GUARANTOR:    
     
Bourbon Brothers Entertainment, LLC    
     
By: /s/ Mitchell Roth    
Title: Manager    
Date: 1/20/2020    

 

 

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Exhibit 10.33

 

CHANGE IN TERMS AGREEMENT

 

Borrower:

Hospitality Income & Ascot, LLC

1830 Jet Stream Drive

Colorado Springs, CO 80921

Lender:

Integrity Bank & Trust

1275 Village Ridge Point

Monument, CO 80132

 

Principal Amount: $3,778,845.95 Date of Agreement: July 1, 2021

 

DESCRIPTION OF EXISTING INDEBTEDNESS. Note #3396 dated 11-10-2017 in the original principal amount of $3,286,859.00.

 

DESCRIPTION OF COLLATERAL

 

(1)13021 Bass Pro Drive, Colorado Springs, CO 80921;
(2)13071-13121 Bass Pro Dr. Colorado Springs, CO 80921;
(3)Any and all business assets whether now owned or hereafter acquired arising out of the business of the debtor.

 

DESCRIPTION OF CHANGE IN TERMS. Modify /extend Note #3396 dated 11-10-2017 in the current principal amount of $3,778,845.95 due and payable 11-10-2027 to due and payable 07-10-2031

 

Fees:

 

Modification Fee ● $500.00.

 

PAYMENT. Borrower will pay this loan in full immediately upon Lender’s demand. If no demand is made, Borrower will pay this loan in 119 regular payments of $29,227.54 each and one irregular last payment estimated at $1,950,171.19. Borrower’s first payment is due August 10, 2021, and all subsequent payments are due on the same day of each month after that. Borrower’s final payment will be due on July 10, 2031, and will be for all principal and all accrued interest not yet paid.

 

INTEREST CALCULATION METHOD. Interest on this loan Is computed on a 365/360 basis; that is, by applying the ratio of the interest rate over a year of 360 days, multiplied by the outstanding principal balance, multiplied by the actual number of days the principal balance is outstanding. All Interest payable under this loan Is computed using this method. This calculation method results In a higher effective Interest rate than the numeric interest rate stated in the loan documents.

 

CONTINUING VALIDITY. Except as expressly changed by this Agreement, the terms of the original obligation or obligations, including all agreements evidenced or securing the obligation(s), remain unchanged and in full force and effect. Consent by Lender to this Agreement does not waive Lender’s right to strict performance of the obligation(s) as changed, nor obligate Lender to make any future change in terms. Nothing in this Agreement will constitute a satisfaction of the obligation(s). It is the intention of Lender to retain as liable parties all makers and endorsers of the original obligation(s), including accommodation parties, unless a party is expressly released by Lender in writing. Any maker or endorser, including accommodation makers, will not be released by virtue of this Agreement. If any person who signed the original obligation does not sign this Agreement below, then all persons signing below acknowledge that this Agreement is given conditionally, based on the representation to Lender that the non-signing party consents to the changes and provisions of this Agreement or otherwise will not be released by it. This waiver applies not only to any initial extension, modification or release, but also to all such subsequent actions.

 

PRIOR TO SIGNING THIS AGREEMENT, BORROWER READ AND UNDERSTOOD ALL THE PROVISIONS OF THIS AGREEMENT, BORROWER AGREES TO THE TERMS OF THE AGREEMENT.

 

CHANGE IN TERMS SIGNERS:

 

HOSPITALITY INCOME & ASSET, LLC

 

CATHEDRAL PEAKS CAPITAL LLC, Member of Hospitality Income & Asset, LLC

 

By: /s/ Jay W. Roth  
  Jay W. Roth,
Manager of Cathedral Peaks Capital LLC
 

 

LENDER:

 

INTEGRITY BANK & TRUST

 

X                                                                                   
Bill Darnell, Commercial Loan Officer

 

 

 

 

Exhibit 10.34

 

THIS PROMISSORY NOTE HAS NOT BEEN REGISTERED UNDER THE U.S. SECURITIES ACT OF 1933 (“THE ACT”), NOR UNDER APPLICABLE STATE SECURITIES LAWS. THIS NOTE MAY NOT BE OFFERED FOR SALE, SOLD OR OTHERWISE TRANSFERRED EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE ACT OR PURSUANT TO AN EXEMPTION FROM REGISTRATION UNDER THE ACT AND STATE LAWS, THE AVAILABILITY OF WHICH IS TO BE ESTABLISHED TO THE SATISFACTION OF THE BORROWER.

 

SUNSET AMPHITHEATER, LLC
UNSECURED PROMISSORY NOTE

 

1.PROMISE TO PAY

 

1.1Promise to Pay. FOR VALUE RECEIVED, Notes Live, Inc., a Colorado corporation (the “Borrower”), promises to pay to the order of Sunset Amphitheater, LLC (the “Lender”) on the Maturity Date the Principal Sum of $10,000,000. This note is to be used for the purchase of real property for a total of 14.378 acres for the development of Sunset Amphitheater at Polaris Pointe.

 

1.2Maturity Date. This Promissory Note (“Note”) is effective on 90 days from the date of lending of March 15, 2023. The Maturity Date of this Note is June 15, 2023. This note is not to accrue interest.

 

1.3Prepayment.

 

(a)The Borrower shall have the right to prepay this Note, in whole or in part, at any time prior to the Maturity Date.

 

(b)Any amounts prepaid under this Note shall be credited first against any accrued but unpaid interest, then against principal, and finally to repay the Lender for any reasonable costs and fees incurred to enforce the terms of this Note (if any).

 

1.4Events of Default - The whole of the Principal Sum or the balance remaining unpaid, together with any accrued and unpaid interest may, at the option of the Lender, become due and payable upon the occurrence of any of the following events (each event being called an “Event of Default”):

 

(a)the Borrower defaults in payment of principal and interest for 30 days and the default continues for 30 days after written notice of the default to the Borrower by Lender;

 

(b)the Borrower defaults in payment of the Principal Sum on the Maturity Date and the default continues for 30 days after written notice of the default to the Borrower by the Lender;

 

 

 

 

(c)an order is made for the winding-up of the Borrower; a petition is filed by or against the Borrower; an assignment for the benefit of creditors is made by the Borrower; a receiver or agent is appointed in respect of the Borrower under any bankruptcy or insolvency legislation, or by or on behalf of a secured creditor of the Borrower; or an application is made under the United States Bankruptcy Code or any successor or similar legislation;

 

(d)the Borrower ceases to carry on its business or disposes of substantially all its assets; or

 

(e)the Borrower takes any corporate proceedings for its dissolution or liquidation.

 

1.5Rights and Remedies. If one or more Events of Default shall have occurred and be continuing, the Lender may, at its option, by written notice to the Borrower declare any principal of and the accrued and unpaid interest on this Note to be immediately due and payable, and thereupon the same shall become so due and payable, without presentment, demand, protest or further notice, all of which are hereby waived by the Borrower.

 

2.GENERAL

 

2.1Governing Law. This Note and the rights, remedies, powers, covenants, duties and obligations of the parties will be construed in accordance with and governed by the laws of the State of Colorado, county of El Paso and the federal laws of the United States.

 

2.2Assignment. This Note cannot be assigned, in whole or in/part, without the prior written consent of the Lender with the exception of a transfer between spouses.

 

  LENDER:
  Sunset Amphitheater, LLC
   
  Signature: /s/ JW Roth
  Print Name:   
  Date:  

 

  BORROWER:
  Notes Live, Inc.
     
  Signature: /s/ JW Roth
  Print Name:  
  Date:  

 

 

 

 

 

Exhibit 10.35

 

SUBLEASE AGREEMENT

 

THIS SUBLEASE AGREEMENT (“Lease”) is made and entered into as of the 1st day of June, 2023 between The Sunset Amphitheater, LLC a Colorado limited liability company whose address is 1830 Jet Stream Drive, Colorado Springs, CO 80921, herein designated as the “Landlord,” and Sunset Operations, LLC, a Colorado limited liability company which is wholly owned by Notes Live, Inc., whose address 1755 Telstar Drive, Suite 501, Colorado Springs, CO 80920, herein designated as the “Tenant.”

 

Sunset Operations, LLC is a wholly Owned subsidiary of Notes Live, Inc. Notes Live, Inc. will serve as the guarantor of the stated obligations of the Tenant in this Lease Agreement.

 

WITNESSETH:

 

In consideration of the rent to be paid and the covenants to be performed by Tenant hereunder, Landlord does hereby lease and demise to Tenant, and Tenant does hereby lease and take from Landlord, the Premises described below, upon the following terms and conditions:

 

1. PREMISES. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, that certain property located in Polaris Pointe South subdivision, El Paso County, Colorado Springs, Colorado, the same being more particularly described as “Lot 1” on Exhibit “A” attached hereto and incorporated herein by reference (the “Land”), together with an approximately 8,000 seat amphitheater and attendant improvements to be constructed by Landlord, at Landlord’s expense, in accordance with concept plans heretofore agreed upon between Landlord and Tenant and otherwise in accordance with design plans and specifications to be established hereafter by said parties (the “Improvements” and, together with the Land, the “Premises”.)

 

2. TERM OF LEASE. The term of this Lease shall commence on the date on which Tenant takes possession of the Premises, referred to herein as the “Rent Commencement Date,” and shall expire at midnight on the date twenty-five years from the Rent Commencement Date, unless terminated sooner as provided in this Lease. Tenant, at its option, may extend this Lease for five additional ten-year terms by providing written notice of its intent to do so at least 120 days before expiration of said original Lease term or any extension thereof.

 

3. RENTAL. Tenant hereby covenants and agrees to pay to Landlord as rent hereunder “Additional Rent” as set forth in Section 4 below and “Facility Rent” as follows:

 

For the period commencing on the Commencement Date and continuing through and including the last day of the Lease term, as the same may be extended, Tenant covenants and agrees to pay Landlord, without notice, demand or set-off, annual base rent (“Facility Rent”) equal to the sum of the “Parking Revenue” and “Net Ticket Revenue”, as such terms are defined below, payable in equal monthly installments calculated based on the Net Ticket Revenue and the paid parking revenue generated during the immediately-preceding calendar month (“Facility Monthly Rent Installments”). Net Ticket Revenue shall be the product of (x) $8.75, escalating annually (commencing with the second year of the Lease term and continuing thereafter throughout the Lease term, including any extensions thereof) at the rate of 2.0% per year, multiplied by (y) the total number of tickets sold for entry into Amphitheater. Parking Revenue shall be the product of (i) $21.00 multiplied by (ii) the number of total paid parking customers for events at the Amphitheater.

 

 

 

 

4. ADDITIONAL RENT.

 

(a) During the term of the Lease and any extension thereof, Tenant shall pay all general and special real and Personal property taxes and assessments relating to the Premises or Tenant’s personal property located on or used in connection with the Premises and all premiums for insurance maintained on the Premises by Landlord. Tenant shall pay, with each monthly rental payment, an Additional Rent Deposit, representing 1/ 12 of Landlord’s estimate of taxes, assessments and premiums for the Lease year. As soon as feasible (but in no event later than 90 days) after the commencement of each Lease year, Landlord will furnish Tenant a statement (“Landlords Statement”) showing the following:

 

(i) The amount of Additional Rent due Landlord for the previous Lease year, less credit for Additional Rent Deposits paid, if any;

 

(ii) Estimated real property taxes and assessments for the new Lease year;

 

(iii) Estimated insurance premiums for the new Lease year;

 

(iv) Estimates for any other costs Landlord is entitled to as Additional Rent; and

 

(v) The Additional Rent Deposit due monthly in the then current Lease year, including the amount or revised amount due for months prior to the rendition of the statement.

 

(b) Tenant shall pay to Landlord within thirty (30) days after receipt of such statement any amounts for Additional Rent then due in accordance with Landlords Statement any amounts due from Landlord to Tenant pursuant to this Section shall be credited to the Additional Rent Deposit next coming due, or refunded to Tenant if the Term has already expired (which obligation shall survive such expiration) provided Tenant is not in default hereunder. No interest or penalties shall accrue on any amounts which Landlord is obligated to credit to Tenant by reason of this Section. Landlord’s failure to deliver Landlord’s Statement or in computing the amount of the Additional Rent shall not constitute a waiver by Landlord of its right to deliver such items nor constitute a release of Tenant’s obligations to pay such amounts. The Additional Rent Deposit shall be credited against Additional Rent due for the applicable Lease year. During the last complete calendar year or during any partial calendar year in which the Lease terminates, Landlord may include in the Additional Rent Deposit its estimate of Additional Rent that may not be finally determined until after the termination of this Lease. Tenants obligation to pay Additional Rent (and Landlord’s obligation to reimburse Tenant for any excess estimated payments made by Tenant) survives the expiration or termination of the Lease. Tenant will remit all taxes and insurance due as detailed in section 5(a) directly to Landlord and Landlord will pay directly to the taxing authorities and insurance provider.

 

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(c) Landlord shall maintain books and records showing real estate taxes and assessments, insurance premiums and dues and assessments paid pursuant to any covenants. The Tenant or its representative shall have the right, for a period of one hundred fifty (150) days following the date upon which Landlord’s Statement is delivered to Tenant, to examine the Landlord’s books and records with respect to the items in Landlord’s Statement during normal business hours, upon written notice, delivered at least three (3) business days in advance. If Tenant does not object in writing to Landlord’s Statement within one year of Tenant’s receipt thereof, specifying the nature of the item in dispute and the reasons therefor, then Landlord’s Statement shall be considered final and accepted by Tenant. Landlord shall promptly repay Tenant for any overpayments which Tenant or its auditors identify, together with interest thereon at the Interest Rate from the date paid by Tenant until refunded in full.

 

5. LATE PAYMENTS.

 

(a) If Tenant shall neglect or fail to pay, when the same is due and payable, any Facility Rent or Additional Rent, or any other amount required to be paid under this Lease, Tenant shall pay to Landlord, in addition to such unpaid amounts, interest upon such unpaid amounts from the due date thereof to the date of payment at the rate of 12% per annum.

 

(b) If any installment of Facility Rent or Additional Rent is not received by Landlord from Tenant by the 106 day of the month for which such installment is due, Tenant shall immediately pay to Landlord, in addition to any interest on delinquent amounts, a late charge equal to 1% of such installment. Landlord and Tenant agree that this late charge represents a reasonable estimate of costs and expenses related to the late payment and is fair compensation to Landlord for its loss suffered by such nonpayment by Tenant. The interest and late charge provisions contained herein are in addition to and do not diminish or represent a substitute for any or all of Landlord’s rights contained in this Lease.

 

6. DELIVERY AND CONDITION OF PREMISES. Landlord shall construct the Improvements on the Real Property and shall deliver the Premises to Tenant when the Improvements have been completed. Landlord represents, warrants, and covenants that upon delivery to Tenant, except for any condition owing to the act or negligence of Tenant, the Improvements will be completed in a good and workmanlike manner and in compliance with applicable laws, rules and regulation.

 

7. IMPROVEMENTS BY TENANT. Following completion of the Improvements by Landlord, Tenant shall not undertake or permit any alterations, additions or improvements to the climate regulating, air conditioning, cooling, heating or sprinkler systems, nor shall Tenant install any television or radio antennas, heavy equipment apparatus and fixtures on or within the Premises, without the written consent of Landlord. Unless otherwise provided herein, all such alterations, additions or improvements and systems, when made, installed in or attached to the Premises by Tenant (if any), shall belong to and become the property of the Landlord upon expiration or earlier termination of the Lease and shall be surrendered with the Premises without hindrance, molestation or injury.

 

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8. UTILITIES AND SERVICES. Utilities and services, including, without limitation, electric, water, sewer, telephone, gas, television, satellite services, Internet, garbage collection, lawn and landscaping care, shall be Tenant’s sole responsibility and all accounts and invoicing for utilities and services shall be in Tenant’s sole name. Tenant shall during the Term of this Lease (a) contract with a service company for the servicing and maintenance of all fire extinguishing systems and all mechanical exhaust devices, including, but not limited to, hoods, fans and air flues on a monthly, or more frequent if needed, basis; and (b) provide grease interceptors in compliance with all laws and regulations and service and maintain such grease interceptors on a scheduled basis.

 

9. REPAIRS AND CARE. Tenant shall (i) maintain the Premises in as good condition as at the Rent Commencement Date, ordinary wear and tear and other matters set forth in this Lease excepted, and shall keep the Premises free of trash and debris; (ii) shall be responsible for all nonstructural repairs and all maintenance of the Premises, including, but not limited to, plumbing, sewer, window replacement or repair, or electrical repair; (iii) be responsible for maintenance and repair of stairways, elevators, halls, landscaping sidewalks and parking areas, if any; (iv) conform to all laws, orders and regulations of the federal, state or local governments, including special districts, or of any of their departments, applicable to the Premises; (V) repair at or before the end of the term, all injury to the Premises; and (vi) at the end of the term, surrender the Premises in as good condition as at the beginning of the term, except for those matters set forth in this Section.

 

10. SIGNS. The Tenant shall reserve the right to place signage consistent with the requirements outlined in the Polaris Point South REA and at all times conforming to all laws and covenants applicable thereto.

 

11. COMPLIANCE WITH LAWS, ETC. Tenant shall obtain any and all government approvals required for Tenant’s intended use and occupancy of the Premises, including, but not limited to any Certificate of Occupancy and/or Certificate of Use, Site Plan Approval or Site Plan Waiver, and to promptly comply with all laws, ordinances, rules, regulations, requirements, orders, and directives of the federal, state, or local governments, including special districts, and of all their departments, agencies, bureaus and subdivisions, applicable to and affecting the use and occupancy of the Premises. Tenant shall correct and abate all nuisances, violations or other grievances in, upon or connected with the Premises and shall Promptly comply with all orders, regulations, requirements and directives issued by the Board of Fire Underwriters or similar authority and of any insurance companies that have issued or are about to issue policies of insurance covering the Premises and its contents at the Tenant’s own cost and expense. If any federal, state or local governmental authority, including special districts, having jurisdiction over the subject property, requires any improvements be made to the Premises as a result of Tenant’s use of the subject property, Tenant shall be solely responsible for same.

 

12. LIABILITY INSURANCE. At the Tenant’s sole expense, the Tenant shall obtain and maintain, during the Term, public liability insurance naming the Landlord, its agents and the Tenant as insureds against any and all claims for injury to or death of persons or loss or damage to property occurring upon, in or about the Premises. Such insurance shall afford minimum protection of $1,000,000.00 with respect to bodily injury to or death of any one person, $1,000,000.00 with respect to bodily injury or death in any one occurrence or accident, and $1,000,000.00 for property damage. The Tenant waives all rights of recovery against the Landlord or Landlords’ agents, employees or other representatives for any loss, damages or injury of any nature whatsoever to property or persons for which the Tenant is insured. The Tenant shall obtain from Tenant’s insurance carriers and will deliver to the Landlord, waivers of the subrogation rights under the respective policies.

 

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13. INDEMNIFICATION. The Tenant also agrees to and shall save, hold and keep harmless and indemnify the Landlord, its officers, directors, members, shareholders, partners, lenders, agents and employees from and for any and all demands, losses, damages, claims, suits, actions, judgments, fines, penalties, payments, expenses, costs, attorney fees and investigation costs wholly or partially resulting from any acts or omissions by the Tenant or the Tenant’s agents, employees, guests, licensees, invitees, contractors, subtenants, assignees or successors, or for any cause or reason whatsoever arising out of or by reason of the occupancy by the Tenant or the conduct of the Tenant’s business. If any action or proceeding is brought against Landlord, its officers, directors, members, shareholders, partners, lenders, employees or agents, by reason of any such claim, Tenant, upon notice from Landlord, shall defend the claim at Tenant’s expense with counsel reasonably satisfactory to Landlord.

 

14. ASSIGNMENT. The Tenant shall not, without the written consent of the Landlord, assign, mortgage or hypothecate this lease, nor sublet or sublease the Premises or any part thereof.

 

15. USE AND POSSESSION OF PREMISES. Tenant, its successors or assigns may use the Premises for operation of a restaurant, music venue and event venue. Any other use shall be permitted only with the written consent of the Landlord, subject to any covenants restricting use of the Premises. The Tenant shall not occupy or use the Premises or any part thereof, nor permit or suffer the same to be occupied or used for any purposes other than as herein limited, nor for any purpose deemed unlawful, disreputable, or extra hazardous, on account of fire or other casualty. Tenant shall not use, store, manufacture or in any manner bring upon the Premises any hazardous wastes, hazardous chemicals, hazardous substances or petroleum products, except to the extent reasonable and common for the operation of an outdoor concert amphitheater and event venue .

 

16. SUBORDINATION. This Lease and Tenant’s rights under this Lease are subject and subordinate to any first mortgage, first deed of trust, or other first lien encumbrance or indenture, together with any renewals, extensions, modifications, consolidations, and replacements thereof that any subsequent time affects the Premises or any interest of Landlord in the Premises or Landlord’s interest in this Lease and the estate created by this Lease. Tenant agrees to execute, acknowledge and deliver to Landlord, at any time and from time to time, upon demand by Landlord, documents requested by Landlord, any mortgage or any holder of a deed of trust or other instrument described in this section, to confirm or effect the subordination provided herein. Any refusal by Tenant to execute and deliver such documents shall be a material breach of this Lease.

 

17. ESTOPPEL CERTIFICATE. Landlord and Tenant agree at any time and from time to time, upon not less than 20 days’ prior written request by either of them to the other, to execute, acknowledge and deliver to the requesting party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified, and stating the modifications), and the date to which the rental and other charges have been paid in advance, if any, it being intended that any such statement delivered pursuant to this section may be relied upon by any prospective purchaser of the fee, or mortgagee or assignee of any mortgage upon the fee or leasehold interest in the Premises, or by any assignee of the Tenant.

 

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18. CONDEMNATION. If the Premises, or the land or property of which the Premises are a part, or any portion thereof, is taken under eminent domain or condemnation proceedings, or is sold or conveyed in lieu of any formal eminent domain or condemnation proceedings or actions, then this Lease shall terminate, and the term thereof shall end as of the date possession is taken. Tenant shall have no claim or right to claim or be entitled to any portion of any amount that may be awarded as damages or paid as the result of such taking or sale; and all rights of the Tenant to damages, if any, are hereby assigned to the Landlord.

 

19. FIRE AND OTHER CASUALTY. Tenant shall immediately notify Landlord of any fire or other casualty at the Premises. If the Premises is damaged by fire or other casualty, but not so as to render the Premises untenantable, the Landlord shall repair the same as speedily as practicable, but the Tenant’s obligation to pay the rent hereunder shall not cease. If, in the opinion of the Landlord, the Premises be so extensively and substantially damaged as to render it untenantable, then the rent shall cease until such time as the Premises shall be made tenantable by the Landlord. However, if, in the opinion of the Landlord, the Premises be totally destroyed or so extensively and substantially damaged as to require practically a rebuilding thereof, then Landlord shall either: (a) notify Tenant that the Lease is terminated; or (b) notify Tenant that Landlord intends to rebuild the Premises, in which case, rent shall be abated from the date of the fire or other casualty until issuance of a certificate of occupancy for the Premises, during which time Tenant may terminate this Lease by written notice to Landlord. In no event however, shall the provisions of this clause become effective or be applicable, if the fire or other casualty results from the carelessness, negligence or improper conduct of the Tenant or the Tenant’s agents, employees, guests, contractors, licensees, invitees, subtenants, assignees or successors. In such case, the Tenant’s liability for the payment of the rent and the performance of all the covenants, conditions and terms hereof on the Tenant’s part to be performed shall continue and the Tenant shall be liable to the Landlord for the damage and loss suffered by the Landlord. Tenant shall repair all damages caused to the Premises by vandalism or burglary.

 

20. REIMBURSEMENT OF LANDLORD. If the Tenant shall fail or refuse to comply with and perform any conditions and covenants of this Lease, the Landlord may if the Landlord so elects, carryout and perform such conditions and covenants, at the cost and expense of the Tenant. All costs and expenses incurred by Landlord pursuant to this section shall be Additional Rent and shall be due and payable within 15 days after written demand from Landlord to Tenant This remedy shall be in addition to any other remedies the Landlord may have upon Tenant’s breach of any of the covenants and conditions in this Lease.

 

21. INSPECTION AND REPAIR. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same or making such repairs or alterations therein as may be necessary for the safety and preservation thereof. This clause shall not be deemed to be a covenant by the Landlord nor be construed to create an obligation on the part of the Landlord to make such inspection or repairs.

 

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22. RIGHT TO EXHIBIT. Landlord, its agents, employees or other representatives, may enter into and upon the Premises, or any part thereof, at all reasonable hours, to show the premises to persons wishing to rent or purchase the same. Beginning 90 days prior to the expiration of this Lease, the Landlord, its agents, employees or other representatives, shall have the right to place notices on the front of the Premises or any part thereof, offering the Premises for rent or for sale; and the Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.

 

23. INCREASE OF INSURANCE RATES. If for any reason it shall be impossible to obtain fire and other hazard insurance on the buildings and improvements of which it is a part, in an amount and form and with insurance companies acceptable to the Landlord, the Landlord may, if the Landlord so elects at any time thereafter, terminate this Lease, upon giving the Tenant fifteen days’ notice in writing of such termination.

 

24. LANDLORD’S REMEDIES ON DEFAULT.

 

(a) The failure of Tenant to perform each covenant made under this Lease, including any abandonment of the Premises by Tenant, shall constitute a default hereunder. However, Landlord shall not commence any action to terminate Tenant’s right of possession as a consequence of a default until the period of grace with respect thereto, if any, has elapsed.

 

(i) Tenant shall have a period of three (3) days from the date of written notice from Landlord within which to cure any default in the payment of any monetary obligations of Tenant under this Lease.

 

(ii) Tenant shall have a period of fifteen (15) days from the date of written notice from Landlord within which to cure any other default under this Lease which is capable of being cured; provided, however, that with respect to any curable default which cannot reasonably be cured within fifteen (15) days, the default shall not be deemed to be uncured if Tenant commences to cure within fifteen (15) days from Landlord’s notice and thereafter prosecutes diligently and continuously to completion all acts required to cure the default.

 

(b) If Tenant fails to cure a default, Landlord shall have the following rights and remedies in addition to any other rights and remedies available to Landlord at law or in equity:

 

(i) The right to continue this Lease in effect and to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover rent as it becomes due, for so long as Landlord does not terminate Tenant’s right to possession. Acts of maintenance or preservation, efforts to relent the Premises, or the ex parte appointment of a receiver upon Landlord’s initiative to protect its interest under this Lease shall not constitute a termination of Tenant’s right to possession;

 

(ii) The right to terminate this Lease by giving notice to Tenant in accordance with applicable law. Tenant shall be entitled to retain possession of the Premises for a period of one hundred twenty (120) days following service of such notice;

 

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(iii) If Tenant has vacated the Premises, the right and power to enter the Premises and remove therefrom all persons and property, at the discretion of the Landlord, to store such property in a public warehouse or elsewhere at the cost of and for the account of Tenant. Landlord may from time to time sublet the Premises or any part thereof for such term or terms (which may extend beyond the Term of this Lease) and at such rent and such other terms as Landlord in its discretion may deem advisable, with the right to make alterations and repairs to the Premises. Rents received from such subletting shall be applied first, to payment of any indebtedness other than rent due hereunder, from Tenant to Landlord; second, to payment of any costs of such subletting and of such alterations and repairs; third, to payment of rent due and unpaid hereunder; and the residue, if any, shall be held by Landlord and applied in payment of future rent as the same becomes due hereunder. Such deficiency shall be calculated and paid monthly. No taking possession of the Premises by Landlord shall be construed as an election on Landlord’s part to terminate this Lease unless a written notice of such intention is given to Tenant. Notwithstanding any such subletting without termination, Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

 

25. REMOVAL OF TENANT’S PROPERTY. Any equipment, fixtures, goods or other property of the Tenant not removed by the Tenant upon the termination of this Lease, or upon any quitting, vacating or abandonment of the Premises by the Tenant, or upon the Tenant’s eviction, shall be considered as abandoned and the Landlord shall have the right, without any notice to the Tenant, to sell or otherwise dispose of the same, at the expense of the Tenant, and shall not be accountable to the Tenant for any part of the proceeds for such sale, if any.

 

26. NON-LIABILITY OF LANDLORD. The Landlord shall not be liable for, and Tenant hereby releases and waives any claim against Landlord arising out of, any damage or injury which may be sustained by the Tenant or any other person, as a consequence of the failure, breakage, leakage or obstruction of water, plumbing, steam, sewer, waste or soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the like or of the electrical, gas, power, conveyor, refrigeration, sprinkler, air conditioning or heating systems, elevators, or hoisting equipment or by reason of the elements; or attributable to any interference with, interruption of or failure beyond the control of the Landlord, of any services to be furnished or supplied by the Landlord.

 

27. NON-WAIVER OF LANDLORD. The various rights, remedies, options and elections of the Landlord, expressed herein, are cumulative, and the failure of the Landlord to enforce strict performance by the Tenant of the conditions and covenants of this Lease or to exercise any election or option or to resort or have recourse to any remedy herein confirmed or the acceptance by the Landlord of any installment of rent after any breach by the Tenant, in any one or more instances, shall not be construed and deemed to be a waiver or a relinquishment for the future by the Landlord of any such conditions and covenants, options, elections or remedies, but the same shall continue in full force and effect.

 

28. NON-PERFORMANCE BY LANDLORD. This lease and the obligation of the Tenant to pay the rent hereunder and to comply with the covenants and conditions hereof, shall not be affected, curtailed, impaired or excused because of the Landlord’s inability to supply any service or material called for herein, by reason of any rule, order, regulation or preemption by any governmental entity, authority, department, agency or subdivision or for any delay which may arise by reason of negotiations for the adjustment of any fire or other casualty loss or because of strikes or other labor trouble or for any cause beyond the control of the Landlord.

 

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29. SEVERABILITY. Tie terms, conditions, covenants and provisions of this Lease shall be deemed to be severable. If any clause or provision herein contained shall be adjudged to be invalid or unenforceable by a court of competent jurisdiction or by operation of any applicable law, it shall not affect the validity of any other clause or provision herein, but such other clauses or provisions shall remain in full force and effect.

 

30. NOTICES. All notices required under the terms of this Lease shall be given and shall be completed by hand—delivery or mailing such notices by certified or registered mail, return receipt requested, to the address of the parties as shown at the head of this Lease or to such other address as may be designated in writing, which notice of change of address shall be given in the same manner.

 

31. TITLE AND QUIET ENJOYMENT. The Landlord covenants and represents that the Landlord is the owner of the Premises and has the right and authority to enter into, execute and delivery this Lease and does further covenant that the Tenant, on paying the rent and performing the conditions and covenants herein contained, shall and may peaceably and quietly have, hold and enjoy the Premises for the term of the Lease.

 

32. ENTIRE CONTRACT. This Lease contains the entire contract between the parties relating to the subject matter of this Lease. No additions, changes or modifications, renewals or extensions hereof shall be binding unless reduced to writing and signed by the Landlord and the Tenant.

 

33. MECHANICS LIENS. No one shall have any lien or claim against the Landlord or Landlord’s interest in the Premises for work done or materials supplied at the insistence of Tenant. If any mechanics’ or other liens are created or filed against the Premises, or the land upon which it is located, by reason of labor performed or materials furnished for the Tenant in the erection, construction, completion, alteration, repair or addition to any building or improvement, the Tenant shall upon demand, at the Tenant’s own cost and expense, cause such lien or liens to be satisfied and discharged of record together with any Notices of Intent that may have been filed.

 

34. HOLDOVER. Any rule of law to the contrary notwithstanding, in the event the Tenant remains in possession of the Premises or any part thereof subsequent to the expiration of the term hereof and such holding over shall be with the consent of the Landlord, it shall be conclusively deemed that such possession and occupancy shall be for a tenancy from month-to-month, subject to all of the other terms and conditions of this Lease, including, without limitation, Rent Adjustments.

 

35. BROKERS. Neither Landlord nor Tenant has not dealt with any broker or finder with re aid to the Premises or this Lease. Tenant will indemnify Landlord against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Tenant has dealt in regard to the Premises or this Lease. Landlord will indemnify Tenant against any loss, liability and expense (including attorneys’ fees and court costs) arising out of claims for fees or commissions from anyone with whom Landlord has dealt in regard to the Premises or this Lease.

 

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36. RECORDATION. Tenant shall not file this Lease in the real property records of any county clerk and recorder.

 

37. INTERPRETATION. This Lease is the product of negotiations between the Parties, therefore, the rule of construction which provides that ambiguities in a contract shall be construed against the drafter shall not apply to this Lease and all Parties waive any such defense to the terms of this Lease. In all references herein to any Parties, persons, entities or corporations the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of the within instrument may require.

 

38. BINDING EFFECT; BENEFIT. All the terms covenants and conditions herein contained shall be for and shall inure to the benefit of and shall bind the respective parties hereto, and their heirs, executors, administrators, personal or legal representatives, successors and assigns.

 

39. APPLICABLE LAW. This Lease is made and entered into, and shall be governed by and construed in accordance with, the laws of the State of Colorado. Any suits, proceedings, arbitrations, or other actions relating to, arising out of or in connection with this Lease shall be submitted to the jurisdiction of the courts located exclusively in the State of Colorado, City of Colorado Springs.

 

40. ATTORNEYS’ FEES AND COSTS. In the event an arbitration, suit or action is brought by any Party to this Agreement to enforce any terms of this Agreement, or in any appeal therefrom, it is agreed that the prevailing Party shall be awarded its costs and expenses incurred in the proceeding, including without limitation, reasonable attorney fees, expert witness fees, filing fees, arbitrator fees and interest, to be fixed by the arbitrator, trial court, and/or appellate court.

 

[SIGNATURES ON FOLLOWING PAGE]

 

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IN WITNESS WHEREOF, the parties have hereunto set their hands and seals, the day and year written herein below:

 

LANDLORD:   TENANT:
     
Sunset Amphitheater, LLC   Sunset Operations, LLC
     
By: /s/ JW Roth   By: /s/ JW Roth
Title: Manager   Title: Manager
Date: 6/1/2023   Date: 6/1/2023
     
Guarantor:    
     
Notes Live, Inc.    
     
By: /s/ JW Roth    
Title: JW Roth, CEO & Chairman    
Date: 6/1/2023    

 

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Exhibit A

 

 

 

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Exhibit 10.36

 

ASSIGNMENT AND ASSUMPTION OF LEASES

 

THIS ASSIGNMENT AND ASSUMPTION OF LEASES (the “Assignment”) is made and entered into this day of December, 2022 by and between GA HIA, LLC, a Colorado limited liability company (“Assignor”), and MATTHEW R. CRADDOCK, AS TRUSTEE UNDER THE MATTHEW R. CRADDOCK IRREVOCABLE TRUST DATED NOVEMBER 5, 2020, a Colorado Irrevocable Trust (“Assignee”).

 

RECITALS:

 

WHEREAS, Assignor, as “Seller”, and Assignee, as “Buyer” entered into that certain Contract to Buy and Sell Real Estate, dated December 20, 2022 (the “Agreement”), for the purchase and sale of 5% undivided interest in certain property located in Gainesville, Hall County, Georgia (the “Premises”); and WHEREAS, in connection with the consummation of the transaction contemplated under the Agreement, Assignor and Assignee desire to execute this Assignment.

 

NOW, THEREFORE, in consideration of good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

1. Recitals. The foregoing recitals arc hereby incorporated in the body of this Assignment as if fully rewritten and restated herein. Capitalized terms not otherwise defined herein shall have the meanings ascribed to such terms in the Agreement.

 

2. Assignment of Leases. Assignor hereby sells, transfers and assigns to Assignee a 5% undivided interest in and to the Lease and any and all guaranties made in connection with the Lease (the “Lease TIC Interest”).

 

3. Assignment of Security Deposits. Assignor hereby sells, transfers and assigns to Assignee a 5% undivided interest in and to the security deposits held by Assignor pursuant to the Lease, if any (collectively, the “Security Deposits”).

 

4. Assumption of Obligations. Assignee hereby accepts the assignment of the Lease TIC Interest and the Security Deposits subject to the terms and conditions hereof, and from and after the date hereof, Assignee hereby assumes and shall be jointly and severally liable with Assignor in accordance with the terms of that certain Tenancy In Common Agreement between the parties of even date herewith for those obligations imposed on the lessor or landlord under the Lease, which obligations first arise or accrue after the date hereof.

 

5. Assignor’s Indemnification. Assignor hereby indemnifies, protects, defends and holds Assignee, Assignee’s and their partners, officers, directors and shareholders and all of their respective successors and assigns harmless from any and all losses and liabilities, both known and unknown, present and future, at law or in equity and arising out of, by virtue of, or related in any way to, the breach by Assignor of (or Assignor’s failure to timely perform) any or all of the obligations imposed on the lessor or the landlord under the Lease, which obligations accrue as a result of events first occurring on or prior to the date hereof.

 

6. Counterparts. This Assignment may be executed in one or more identical counterparts, all of which, when taken together shall constitute one and the same instrument.

 

7. Governing Law. This Assignment shall be governed by and construed in accordance with the laws of the State in which the Premises are located.

 

8. Partial Invalidity. The provisions hereof shall be deemed independent and severable, and the invalidity or enforceability of any one provision shall not affect the validity or enforceability of any other provision hereof.

 

 

 

 

IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment on the date first above written.

 

  ASSIGNOR:
   
  GA HIA, LLC,
a Colorado limited liability company
   
  By: /s/ Robert B. Mudd
    Robert B. Mudd, Manager
   
  ASSIGNEE:
   
  /s/ Matthew R. Craddock
  Matthew R. Craddock, as Trustee under the
Matthew R. Craddock Irrevocable Trust Dated
November 5, 2020

 

 

 

 

 

 

Exhibit 10.37

 

COMMERCIAL CONSTRUCTION TO PERMANENT
LOAN AGREEMENT

 

LOAN NUMBER AGREEMENT DATE  
22016770 May 26, 2022  

 

BORROWER INFORMATION

GA HIA, LLC
1830 JET STREAM DRIVE
COLORADO SPRINGS, CO 80921

 

 

GUARANTOR INFORMATION

JAY WILLIAM ROTH
3941 HIGH FOREST ROAD
COLORADO SPRINGS, CO 80908

 

 

DEFINITIONS

 

“Agreement” means this Construction to Permanent Loan Agreement.

 

“Advance” means Lender’s advance of any part of the Loan or Loan-in-Process Account, if applicable, under this Agreement and Borrower’s endorsement and delivery of any Loan proceeds check to Contractor or a Supplier.

 

“Borrower” means, individually and collectively, GA HIA, LLC, a Colorado Limited Liability Company whose address is 1830 JET STREAM DRIVE, COLORADO SPRINGS, Colorado 80921.

 

“Change Order” means a change in the Contract Price or the Work in a written form specified or approved by Lender and signed by Borrower and Contractor.

 

“Completion Date” means May 26, 2023 or such other date as determined by Lender, in its sole discretion.

 

“Construction Budget” means the written itemization of the Work and the Contract Price.

 

“Construction Contract” means the written agreement Borrower entered into with Contractor for the Work, and all amendments to that agreement, and includes the Plans and the Construction Budget.

 

“Construction Period” means the period beginning when work initially commences on the Property or when the first Advance is made, whichever is earlier, and continues until the Completion Date.

 

“Contract Price” means the total amount Borrower will pay Contractor for the Work.

 

“Contractor” means CARROLL DANIEL CONSTRUCTION COMPANY whose address is 330 MAIN ST SW, GAINESVILLE, Georgia 30501.

 

“Contractor Insurance” means the insurance coverage the Contractor must get and keep in force as detailed in this Agreement.

 

“Conversion Date” means May 26, 2023 or such other date as determined by Lender in its sole discretion.

 

“Draw Request” means the request from Borrower and Contractor for an Advance under this Agreement.

 

“Event of Default” means any of the events described in this Agreement as a default under this Agreement and the other Loan Documents.

 

“Financial Statements” mean the balance sheets, earnings statements, and other financial information.

 

“Government Authority” means each federal, state, county, or local government or government agency with jurisdiction over the Work or the Property.

 

 

 

 

“Government Regulations” mean all present and future laws, ordinances, rules, and regulations of every Government Authority applicable to the Work or the Property.

 

“Guarantor” means, individually and collectively, all persons or business entities identified as guarantor above.

 

“Improvements” mean the improvements to the Property as described in the Construction Contract.

 

“Indemnified Parties” means the Lender and Lender’s affiliates, and the officers, directors, employees, and agents of Lender and its affiliates.

 

“Lender” means Pinnacle Bank, its successors and assigns, whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635.

 

“Loan” means the loan from Lender to Borrower in the principal amount of Four Million Four Hundred Sixty-three Thousand Two Hundred Eighty-three and 00/100 Dollars ($4,463,283.00) to pay for labor and materials to construct the Improvements and, if applicable, to purchase the real property described below and to pay in full any liens on the Property.

 

“Loan Commitment Amount” means the amount of the Loan adjusted as described in this Agreement.

 

“Loan Documents” mean the Note, Security Instrument, this Agreement, and all the other documents evidencing this transaction.

 

“Loan-in-Process Account” means the account with Lender into which the balance of the Borrower’s required contribution to the transaction is deposited after first being applied to the payments due at closing including, but not limited to, closing costs and down payment.

 

“Note” means the promissory note Borrower gave to Lender as Borrower’s promise to repay the Loan.

 

“Permit” means all approvals and licenses for the Work that are required by any Government Authority. “Plans” mean the blueprints, shop drawings, plans, and specifications for the Work.

 

“Property” means the real property described below and includes the Improvements.

 

Address: 315 & 323 SW BROAD STREET; 320 SW MAPLE STREET; 312 SW JESSE JEWELL PKWY AND SW MAPLE STREET, GAINESVILLE, Georgia 30501

 

“Repayment Period” means the period of time commencing on the Conversion Date until the Loan is paid in full.

 

“Rights and Remedies” mean the rights and remedies given to Lender under this Agreement upon the occurrence of an Event of Default.

 

“Security Instrument” means the mortgage, deed of trust, trust deed, security deed, or other instrument from Borrower granting Lender a first lien on the Property.

 

“Site Improvements” means the demolishing or removing of improvements, trees, or other vegetation located thereon; drilling test holes or the grading or filling of the Property; other forms of improvement to the Property and any lot or tract of land or the street, highway, or sidewalk in front of or adjoining any lot or tract of land; or constructing or installing sewers or other public utilities therein; or constructing any areas, vaults, cellars, or rooms under said sidewalks or making any improvements thereon.

 

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“State Lien Law” means all state law governing mechanics’, material providers’ or similar nature of claims/liens on or against the Property, the Borrower or the Lender’s security interest in the Property, Improvements and Site Improvements.

 

“Supplier” means each party that has a contract with Contractor to supply materials or labor for the Work.

 

“Survey” means each survey required by Lender, Title Company, or any Government Authority.

 

Title Company” means the company issuing the Title Policy.

 

“Title Policy” means the loan policy of title insurance issued by the Title Company, insuring, among other things, Lender’s interest and priority in the Property.

 

“Work” means the labor and materials used to construct the Improvements.

 

BORROWER’S AGREEMENTS AND REPRESENTATIONS

 

Borrower’s Existence/Authority. Borrower is qualified to do business in each state in which the Borrower does business. Borrower has full power and authority to enter into this Agreement, the other Loan Documents, and the transaction represented by this Agreement, and to bind Borrower to the obligations created in this Agreement and the Loan Documents.

 

Agreement Not a Default. Borrower’s entering into this transaction will not cause Borrower’s default under any other agreement to which Borrower is a party.

 

No Litigation/ No Misrepresentation. There are no actions, suits, or proceedings, including, without limitation, any condemnation proceeding pending or threatened against or affecting Borrower or the Property that may involve or affect the validity, enforceability, or punctual performance of this Agreement, at law or in equity, nor Lender’s security/lien against the Property, Improvements and the Site Improvements, nor the priority thereof or result in any material adverse change in Borrower’s business, properties, or financial condition. All representations and warranties in this Agreement or the other Loan Documents are true, accurate and complete and no material fact has been omitted.

 

Borrower’s Contractor. At or before the closing of the Loan, Borrower entered into the Construction Contract with Contractor. The Construction Contract specifies the Contract Price and includes (1) the Plans; (2) the Construction Budget; and (3) a requirement that the Work be completed no later than the Completion Date. Borrower has given Lender a copy of the Construction Contract. Borrower’s obligations under the Construction Contract are a part of this Agreement as if the entire Construction Contract were printed as part of this Agreement. Borrower will have no other agreements for the Work. Borrower will get from Contractor and give to Lender the name, address, and telephone number of each Supplier. Borrower agrees to and will, therefore, provide a copy of this Agreement to the Contractor. The Construction Contract does not require any amount to be paid before the Work begins and no part of the Contract Price has or will be paid before Work begins.

 

Certifications and Information from Contractor. Borrower will have Contractor furnish, in forms and with content acceptable to Lender, such statements as to progress and certificates of completion as Lender may reasonably require from time to time during the term of this Agreement and will have the Contractor deliver to Lender a list of all persons/entities with whom/which Contractor has or intends to contract for the construction of the Improvements or for the furnishing of labor or materials.

 

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Permits. Borrower will get and keep in force all Permits required for Plan, including, but in no way limited to, the construction of the Improvements and the Site Improvements - and any and all other requirements in any manner related to or arising therefrom. Borrower will comply with all Government Regulations. Contractor will have all licenses required by any Government Authority. Borrower will get from Contractor and give Lender copies of all licenses and Permits required by Government Authorities.

 

Utilities and Access. All utilities required for the construction and operation of the project are available at the boundaries of the Property in public ways, including water supply, storm and sanitary sewer facility(ies), natural gas, electric and telephone facilities. All roads necessary for the full utilization of the Property have either been completed or the necessary rights of way have been acquired from the appropriate Government Authority and all necessary steps have been taken by Borrower and any such Government Authority to insure the complete construction and installation thereof.

 

Easements. Borrower will submit to Lender all easements affecting the Property for Lender’s review for possible approval before executing such easements, accompanied by plans, in recordable form, showing the location of such easements.

 

Assignment of Documents. Borrower assigns to Lender, as further security and to facilitate Lender’s completion of the Work if Borrower defaults and if Lender elects to complete the Work, and Borrower has provided true copies to Lender of, the Construction Contract, Plans, Permits, licenses, approvals, architects and engineers’ plans and specifications, drawings, Surveys, and all other contracts, agreements, leases, and other instruments of every kind to which Borrower is a party or in which Borrower has rights with respect to the Property. Lender is not obligated to perform any of Borrower’s obligations under such instruments but may elect to do so. Lender may require Borrower to sign other documents to ensure that the assignments are valid and effective.

 

No Default Under Related Contracts. All of the contracts Borrower has entered into regarding the Improvements are validly executed and are binding on Borrower and the other parties to the contracts. The parties to the contracts have performed the obligations required to be performed under the contracts through the date of this Agreement and none of the parties to any of the contracts claims that a default exists under any of the contracts.

 

Change Orders. Borrower will get Lender’s approval before executing each contemplated Change Order. Borrower may execute Change Orders based on Lender’s verbal approval of proposed changes.

 

Books and Records. With respect to any and all aspects of the Work and related matters, Borrower will keep and maintain accurate books, records, and accounts showing all materials ordered and received and all disbursements and accounts payable. Lender may inspect all such books, records, and accounts at all reasonable times.

 

Engineering Requirements. Borrower will comply with all of the recommendations of any engineer - including but in no way limited to structural soundness, soil reports and environmental matters.

 

Completing the Work. The Work will begin promptly after Borrower signs the Loan Documents and will be completed on or before the Completion Date. The Work will continue diligently and in a good and workmanlike manner in strict accordance with the Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work as agreed. To that end, Borrower will notify Lender immediately in writing, and by telephone if (l) Borrower believes the Work is not being or cannot be completed as immediately aforesaid or by the Completion Date; or (2) any Government Authority issues any notice or claim relating to the Property.

 

If the Work is not completed by the Completion Date as a result of a force majeure or if Lender otherwise agrees, in its sole discretion, to extend the Completion Date, Lender may charge a modification fee as compensation for any extension (or any other modification of any nature granted by Lender). Lender will accept the Work as completed when Borrower satisfies all of the conditions required to receive the Final Advance.

 

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Obligations Under Other Agreements. Borrower (1) will perform and observe all of its obligations under all of the agreements related to the Property and Work to which Borrower is a party; (2) agrees to enforce all of Borrower’s rights under those agreements; and (3) will not amend or terminate any of those agreements without Lender’s consent. Further, Borrower will not enter into any lease or agreement of any kind related to the Property without the prior written consent of Lender.

 

Inspections. Lender or Lender’s representatives may enter the Property to inspect the Work and materials on the Property without notice to Borrower. Borrower will pay for all inspections performed by or at the request of Lender or any Government Authority.

 

Lender may order Work stopped, replaced, and corrected if Lender reasonably believes that any work or materials do not conform to the Plans, Government Regulations, or sound building practice. Lender may do this even if the work or materials have been incorporated into the Improvements. Borrower will promptly correct the deficiency. The Completion Date will not be extended by any such stoppage. Lender may withhold Advances while the Work is stopped.

 

Lender inspections are for Lender’s benefit only. Lender inspections create no liability or responsibility to Borrower, Contractor, any Suppliers, or any third parties. Further, Lender is not obligated to inspect the Property or the Work.

 

Borrower is Responsible for the Work. Borrower has full and sole responsibility to make sure the Work complies with the Plans, Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work as agreed. Lender has no liability, obligation, or responsibility for the Work. Lender is not liable for any failure to construct, complete, protect, or insure the Work. Further, Lender is not liable for any costs of the Work. And nothing Lender does (including inspecting the Work or making an Advance) or does not do will be a representation or warranty by Lender that the Work complies with the Plans, Construction Contract, architectural plans, permits, Government Regulations and all other requirements to complete the Work. If Lender asks, Borrower will repair or replace, at Borrower’s expense, any Work that does not comply as aforesaid. Borrower has no right to assert or claim any offset, counterclaim or defense against Lender because of any claim Borrower has against Contractor, any Suppliers or any other third-parties.

 

Assumption of Risk. Borrower is aware of the risks and hazards inherent in construction and voluntarily assumes all loss and damage of any kind or nature involving the architects, engineers, contractors, builders, and any others associated with the Improvements, Site Improvements or the Work, and their agents, employees, and material-men.

 

Borrower acknowledges that Borrower has selected all architects, engineers, contractors, subcontractors, and builders, as well as all others furnishing services or materials for the Work/Plan(s), personally or through Borrower’s architects, engineers, contractors, subcontractors, builders, or material-men; and Borrower agrees that Lender has and shall have no responsibility whatsoever for the architects, engineers, contractors, subcontractors, builders, or material-men or for the quality of their materials or workmanship, it being understood that Lender’s sole function(s) is/are that of Lender; and the only consideration passing from Lender to Borrower is the Loan proceeds in accordance with and subject to the terms of this Agreement and the Loan Documents.

 

No Third-Party Claims to Materials Used. Borrower will not allow the use of any materials, equipment or fixtures that are subject to any lease, conditional sales contract or other type of title retention or security interest or agreement under which the material, equipment or fixtures may be removed or repossessed and under which title to any of such material, equipment, or fixtures is not completely vested in Borrower at the time of installation.

 

Costs and Expenses. Borrower will pay all costs and expenses required to satisfy the conditions of this Agreement, including, without limitation, (1) Change Orders; (2) all taxes and assessments applicable to the Property; (3) all fees for filing and recording the Loan Documents, as applicable; (4) all fees and commissions lawfully due to brokers, salespersons, and agents in connection with the Loan or the Property; (5) all fees and expenses of Lender’s counsel; (6) all title insurance and title examination charges, including premiums for the Title Policy; (7) all Survey costs and expenses; (8) all premiums for the insurance policies Borrower is required to provide; (9) all inspection fees; (10) all costs for labor, materials, and services used, performed, or furnished in connection with the Work; and (11) all other actual costs and expenses incurred by Lender in connection with the consummation of the transactions contemplated by this Agreement and the other Loan Documents.

 

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No Other Financing. The Loan will be Borrower’s only financing for the Property and the Work. Further, Borrower will not incur any new debt, increase any outstanding loan or revolving credit line or reduce assets from that disclosed to Lender and upon which Lender approved the Loan.

 

Title Insurance. Borrower will pay for the Title Policy. Title Company will be a title company of Borrower’s choice, subject to Lender’s reasonable approval. The Title Policy will be a standard ALTA loan policy of title insurance, without exceptions, and with any endorsements Lender may reasonably require, in the amount of the Loan, including protective advances, in favor of Lender, and assignable without additional cost, showing Borrower has clear title to the Property and insuring the Security Instrument to be a valid first lien in/on the Property, Improvements and Site Improvements, free and clear of all defects and encumbrances, except those Lender approves, if any, and which shall contain (1) affirmative coverage against mechanic’s liens, (2) an undertaking by the Title Company to provide the notice of title continuation or endorsement, and (3) a pending disbursement clause in form satisfactory to Lender. Prior to the closing of the Loan, Borrower will provide a commitment of/from the Title Company to issue the Title Policy. As the Work is completed, Borrower will satisfy the Lender’s and Title Company’s requirements to issue an endorsement so that the amount of insurance is always at least the amount of the Loan disbursed and the Security Instrument remains insured as a first lien after each Advance.

 

Title and Claims. Borrower (1) will not create nor allow any lien or encumbrance, whether voluntary or involuntary, to be imposed on the Property, Improvements, or Site Improvements; and (2) will not transfer Borrower’s title to, nor any interest in, the Property or any portion of Borrower’s title without Lender’s prior express, written consent (if granted in Lender’s sole discretion). Additionally, Borrower will not consent to and will notify Lender and Title Company, in writing, within three calendar days, and in any event prior to a Draw Request, of any lien, security instrument, or any other claim of interest in the Property or any part of the Property being filed by a Government Authority or any other party.

 

Survey. Borrower will pay for all Surveys, as required herein. Each Survey will be certified and satisfactory to both Lender and Title Company.

 

Borrower’s Insurance. Borrower will get a standard hazard insurance policy for at least the face amount of the Note with the normal conditions including fire, extended coverage, vandalism, malicious mischief, course-of-construction endorsement, and a loss payable endorsement naming Lender as payee. Borrower will also get any additional coverage required in the Security Instrument. Borrower will notify Lender immediately of any fire or other casualty relating to the Property or the Work. This insurance will be effective when Contractor’s Insurance terminates. The policy will have a deductible of no more than $5,000.00. At least 30 days before the expiration of each policy Borrower is required to maintain, Borrower will furnish Lender with evidence satisfactory to Lender of the payment of such premium and the reissuance of a policy continuing insurance in force as required under the Loan Documents. All such policies shall contain a provision that such policies will not be canceled or materially amended, which term shall include any reduction in the scope or limits of coverage, without at least 30 days prior written notice to Lender. If Borrower fails to provide, maintain, keep in force, or deliver and furnish to Lender any of the policies of insurance required under the Loan Documents, Lender may buy such insurance, and until Borrower reimburses Lender, the amount of all such premiums, together with interest thereon at the rate stated in the Note unless a lesser rate of interest is specified by applicable law, then at the lesser rate, and as extended, amended, and renewed from time to time, shall be secured by the Security Instrument.

 

Loan Commitment Amount. As of the closing date, Lender commits to disburse Loan principal in the total Loan Commitment Amount. After the closing date, the Loan Commitment Amount will equal the face amount of the Loan less the total amount of Advances made to date, except that portion of any Advance advanced from the Loan-in-Process Account, if applicable, as may be set forth below. Any Loan Commitment Amount that remains after all Advances have been made will be credited as a partial prepayment of the principal amount of the Loan at the time of the final Advance. If, at any time, the Loan Commitment Amount plus any amount in the Loan-in-Process Account is not enough to pay the amount scheduled for any Advance, Borrower will promptly pay the difference from Borrower’s own funds.

 

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No Changes. Unless Lender agrees in writing first, Borrower will not change the Plans or the Construction Contract, or permit any part of any Advance to be paid except as specified in a Draw Request or as otherwise intended by Lender.

 

Trust Fund. If an escrow account is not used for disbursement of Advances, Borrower will receive all Advances in trust and will apply the Advances exclusively to the payment of the cost of the Work before using any part for any other purpose.

 

Construction to Permanent Loan. This is a Construction to Permanent Loan. On the Conversion Date this Loan will convert from a construction loan as more fully described in the Note. All applicable covenants, warranties, promises and duties will remain in full force and effect for the duration of the Repayment Period until the Loan is paid in full.

 

Environmental Hazards/Compliance. No hazardous materials are located on the Property or have been released into the environment or deposited, discharged, placed or disposed of at, on, under or near the Property. No portion of the Property is being used or, to Borrower’s knowledge, has been used at any time for the disposal, storage, treatment, processing, or other handling of hazardous materials. The Property is not affected by any hazardous materials contamination. And Borrower agrees to pay for any and all environmental reviews engaged, with Borrower’s advance notice, by an individual or firm selected by Lender. Borrower is in compliance with all applicable laws and rules of federal, state and local authorities affecting the environment as all have been or are amended from time to time.

 

Financial Information and Filing. All Financial Statements provided to Lender have been prepared and will continue to be prepared in accordance with generally accepted accounting principles, consistently applied, and fully and fairly present the financial condition of Borrower, and there has been no material adverse change in Borrower’s business, Property, or condition, either financial or otherwise, since the date of Borrower’s latest Financial Statements. Borrower has filed all federal, state, and local tax returns and other reports and filings required by law to be filed before the date of this Agreement and have paid all taxes, assessments, and other charges that are due and payable prior to the date of this Agreement. Borrower has made reasonable provision for these types of payments that are accrued but not yet payable. Borrower does not know of any deficiency or additional assessment not disclosed in Borrower’s books and records.

 

Appointment of Lender as Agent. Borrower irrevocably appoints Lender as Borrower’s agent, to execute and file such instruments, and to file for record any notices of completion, cessation of labor, or any other notice that Lender reasonably requires to protect Lender’s interest under the Loan Documents. Borrower expressly declares Borrower’s appointment of Lender as agent for purposes of this Agreement to be that of an agent coupled with an interest and, as such, the appointment is irrevocable and each of the powers and authorities given Lender in this Agreement is irrevocable and coupled with an interest.

 

ADVANCES

 

Conditions to the First Advance. The following requirements must be satisfied as conditions to the first Advance:

 

Other Requirements Satisfied. Satisfaction of the Conditions to All Advances set forth below.

 

Plan and Cost Review. At Lender’s option, approval (by Lender) of a plan and cost review to be conducted by Lender or its designee, at Borrower’s expense - including, but not limited to, satisfactory (to Lender) review of the Plans; the Plans are satisfactory and have been approved by all Government Authorities having jurisdiction over the Property and the Work, and all Work and improvements requiring inspections by a Government Authority have been inspected and approved by such Government Authority, by the inspection offices having jurisdiction and by other persons or entities having the right to inspect and approve construction.

 

Executed Copies. Lender’s receipt of executed copies of all Loan Documents and the recording or filing thereof, as applicable.

 

End-Loan Financing/Tri-party Agreement. If applicable, a copy of the end-loan commitment has been provided to and approved by Lender and, if further applicable, the tri-party agreement for said end-loan has been submitted to and approved by the Lender.

 

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Commitment Requirements. Satisfaction of all conditions set forth in (i) Lender’s commitment for the Loan, (ii) the Loan Documents and (iii) this Agreement.

 

Proof of Insurance. Lender’s receipt of evidence, satisfactory to Lender, as to the existence and nature of insurance required by the Construction Contract, this Agreement or any of the other Loan Documents.

 

Survey. Lender’s receipt of a Survey of the Property, by a surveyor licensed in the state of Georgia and acceptable to Lender, showing the Property, the dimensions and area of the Property, dimensions and locations of the Improvements, utilities, parking areas, driveways, easements, the location of any wetlands, zoning district lines, adjoining streets, and the distance to and the name of the nearest intersecting street.

 

Utility Approvals. Lender’s receipt of evidence satisfactory to Lender of all appropriate approvals for/from public water, public natural gas, public electricity, public sewer, cable, telephone, and any and all other utility company approvals, for the development of the Property and the installation of said utilities.

 

Flood Insurance. Evidence that the requirements, if applicable, of the Federal Flood Insurance Program have been satisfied.

 

Hurricane and Seismic Insurance. At Lender’s request for applicable seismic zones, Borrower has obtained and will continue to provide seismic insurance for the property during the term of this Agreement and the Loan Documents.

 

Appraisals. Lender has reviewed and accepted an as-is value appraisal and the projected as-complete appraisal of the property.

 

Conditions to All Advances. These Conditions to All Advances apply to the first advance, each subsequent advance, if any, and the final advance. Each of the promises and representations Borrower makes anywhere in this Agreement shall be considered made or made again, as applicable, as of the time Lender receives a Draw Request; Borrower endorses any Loan proceeds check; and/or Borrower in any other manner authorizes Lender to make an Advance. Advances will be made only if all the following conditions are satisfied:

 

Work Completed. The Work for which an Advance is requested has been completed in a good and workmanlike manner and complies with the Construction Contract, the Plans, the Permits, and all Government Regulations.

 

Borrower’s Financial Condition; No Defaults. There is no material adverse change in Borrower’s financial condition since the time Borrower applied for the Loan. Borrower is not in default under any of the Loan Documents or the Construction Contract and no event has occurred that, by notice or the passage of time, would constitute a default under this Agreement, any of the Loan Documents, or the Construction Contract. Borrower has complied completely with all of Borrower’s promises about the Work.

 

Draw Request; Invoices and Lien Waivers. Contractor will deliver to Lender, at no cost to Lender, (i) a written Draw Request, specifying the amount requested and the payee, specifying or incorporating by reference a description of the Work done, and signed by Contractor; (ii) the invoices for the Work; (iii) unconditional construction lien waivers satisfactory to Lender and Title Company from Contractor, Suppliers, and all others from whom such a waiver is required to terminate right to claim a lien for all Work; and (iv) an endorsement to the Title Policy, issued by the Title Company, insuring Lender for the total amount of the Loan advanced, including the requested Advance and protective advances, insuring that Lender’s lien continues to be a first lien as of the date of the Advance, and including a UCC search, and insuring over all and any actual and potential lien waivers.

 

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Lender may rely on Borrower’s statements and Contractor’s statements in the Draw Request and the invoices and lien waivers submitted by Contractor and all other parties. Lender does not have to verify any of that information. The funds obtained with the Draw Request will be used to pay for in full the Work described in the Draw Request. Lender shall have a reasonable time after its receipt of each Draw Request to have its representatives, at Borrower’s expense as applicable, make such investigation as it deems necessary to determine whether the amount of the Draw Request is payable; and Lender shall not be required to make any Advance until the Draw Request is approved by its representatives.

 

Loan Commitment Amount. Confirmation that the sum of the Loan Commitment Amount and the Loan-in-Process Account, if applicable, remaining after each Advance will be enough to complete all the Work. If, in Lender’s sole discretion, the sum is not enough to complete all the Work within five days, after notice from Lender, Borrower will pay into the Loan-in-Process Account the amount Lender deems sufficient, when added to the existing balance of the Loan-in-Process Account, to complete the Work. Lender will not be under any obligation to make any Advance unless and until Borrower makes such payment.

 

Casualty. Fire or other casualty has not materially damaged the Property, or if so damaged, provisions satisfactory to Lender have been made to affect necessary restoration or repair in accordance with this Agreement.

 

Other Items. Borrower has supplied Lender with such other items as Lender may reasonably require.

 

Conditions to the Final Advance. The following requirements must be satisfied as conditions to the final Advance:

 

Other Requirements Satisfied. Satisfaction of the Conditions Applicable to all Advances, as set forth above.

 

Certificate of Occupancy. Evidence satisfactory to Lender of the issuance of a final certificate of occupancy of the Property or similar certificate issued by all appropriate Government Authorities.

 

Work Completed. Evidence satisfactory to Lender that the Work has been completed, free of liens, in accordance with the Plans.

 

Completion Certificate. Lender’s receipt of a satisfactory Completion Certificate or Certificate of Completion, in a form satisfactory to Lender, completed by Contractor, the Borrower and any necessary other parties - including but not limited to Government Authorities, certifying the completion of the Work and improvement of the Property as planned and agreed. Notwithstanding anything herein to the contrary, Lender shall at all times be entitled to retain sufficient funds which in its sole opinion are adequate to complete the Work.

 

Final Appraised Value. Receipt by Lender from the appraiser who completed the original appraisal at origination of the Loan engaged by Lender at Borrower’s expense confirming the As-Complete value of the appraised Property.

 

Compliance with State Lien Law. Certification from Borrower that it complied with any and all state lien laws to minimize the period during which liens under state lien law can attach to the Property.

 

Final Endorsement. The Title Company issues an endorsement to the loan policy of title insurance deleting the pending disbursement clause, confirming that the policy is without exceptions, is for the full amount disbursed, has an effective date no earlier than the date of the Final Advance, and insuring that the Security Instrument is a good and satisfactory first security interest of record prior to all encumbrances and providing full coverage against mechanics’ liens.

 

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Application of Advances. Notwithstanding anything contained in this Agreement that may be or appear to the contrary:

 

Reserves. Lender is authorized and empowered to establish reserves from the undisbursed portion(s) of the Loan in the amount(s) that, in the sole opinion of Lender, are sufficient to satisfy, in whole or in part, any lien or claim that may affect Lender’s security interest.

 

Direct Advances. At its option, Lender may make any or all Advances directly to the Title Company or Contractor or to any subcontractor, Supplier, or any other person due payment for labor, material, or services performed on the Property.

 

HOLDBACKS. Any advances withheld shall be paid upon full and final completion of the Work as determined by Lender, including all landscape requirements and off-premises improvements and other related facilities, but only (1) upon the expiration of the period within which a lien may be perfected by any party furnishing labor or materials, (2) upon Lender’s receipt of such assurance against assertion of such liens satisfactory to it, and (3) further upon final inspection and approval by Lender and any others whose approval of the Improvements may be required; provided, however, that this Agreement shall not be considered complete for purposes of final payment unless and until:

 

All work requiring inspection by any Government Authority has been duly inspected and approved by such Government Authority and by the insurance rating or inspecting organization, bureau, association, or office having or claiming jurisdiction, and the requisite final certificate of occupancy of the Property or similar certificate and other approvals have been duly issued and copies have been delivered to Lender; and

 

Lender has received the favorable opinion of Borrower’s attorney and such other evidence as Lender may require that the Property and construction and use of the Property comply with all applicable restrictions, Government Regulations, rules, regulations, and that no claim has been made calling into question such compliance.

 

CONDITIONS TO THE REPAYMENT PERIOD. The following conditions must be satisfied prior to the Completion Date.

 

Final Advance Conditions. All of the conditions of the Final Advance listed above must be satisfied and the Final Advance has been made.

 

No Event of Default. Each party to any of the Loan Documents has complied with all of the Loan Documents and no Event of Default has occurred or is continuing or threatened.

 

NO ADVANCES AFTER COMPLETION DATE. Notwithstanding anything to the contrary contained in this Agreement, Borrower will not obtain and Lender will not make any advances under this Agreement after the Completion Date.

 

EVENTS OF DEFAULT. Except as otherwise expressly provided herein, to the extent permitted by law, Borrower expressly waives any notice of default by Lender of any breach of any obligation undertaken by Borrower and/or Contractor in favor of Lender or any other Events of Default as set forth below. Borrower will be in default under this Loan Agreement and the other Loan Documents if any of the following occur(s):

 

Nonpayment. Borrower fails to make any payments due under any Loan Documents.

 

Death of Borrower or Guarantor or Dissolution. Borrower or Guarantor (or one of the Borrowers or Guarantors, if more than one) dies or if Borrower’s business is sold, merged, goes out of business or is otherwise dissolved as an entity.

 

Other Broken Promises. Borrower fails to keep any promises in this Agreement or any other Loan Documents.

 

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False Statements. Any statement of fact, representation or warranty Borrower makes to Lender in Borrower’s loan application, this Agreement, any other Loan Document or any other instrument furnished to Lender by or on behalf of Borrower or Contractor is false, inaccurate, misleading or incomplete.

 

Incomplete Disclosure. Borrower fails to disclose to Lender in writing any fact that could materially and adversely affect the Property, the Work or Borrower’s financial condition.

 

Construction Discontinued. Work stops for more than five business days without Lender’s consent.

 

Work Not Timely Completed. Lender reasonably determines that the Work will not be completed on or before the Completion Date or the Work is actually not completed on or before the Completion Date.

 

Bankruptcy or Insolvency. Borrower, Guarantor, or Contractor: (i) fails to pay any debts as they come due; (ii) applies for or consents to the appointment of a receiver, trustee or liquidator of all or a substantial part of its assets; (iii) is adjudicated bankrupt or insolvent, files a voluntary petition in bankruptcy or admits in writing its inability to pay its debts as they come due; (iv) makes a general assignment for the benefit of creditors; (v) files a petition or other action seeking reorganization, arrangement, adjustment, liquidation or dissolution of its debts, or other relief under any debtor relief laws; or (vi) files an answer admitting the material allegations of or defaults in answering any petition filed in any bankruptcy, reorganization, or insolvency proceeding.

 

Judgments. An order, judgment or decree is entered by any court appointing a receiver for the Property of Borrower or Contractor, or the successors or assigns of either, then in possession of the Property (unless the appointment shall have been sought by Lender or its successors or assigns to enforce any Loan Document(s) or other agreement made or executed in connection herewith) that is not appealed from within the time allowed by law or, if appealed from, has been affirmed.

 

Foreclosure. The Property or any portion of the Property is seized or a writ of execution, foreclosure, attachment or any other process or order for the judicial or non judicial sale of the Property, or any portion of the Property, is issued and such writ or other process or order is not released, revoked, stayed or set aside within ten days from date thereof or any sale is made pursuant to any of the above.

 

Condemnation or Material Loss. The Property or any portion of the Property is condemned under power of eminent domain by any legally constituted authority or materially damaged by fire or other cause.

 

Conveyance of Property. Borrower transfers, conveys, sells, alienates, demises, or encumbers the Property or any portion of the Property, whether voluntarily or involuntarily, without the prior express written consent of Lender.

 

Lien or Attachment. Borrower fails to have discharged or released (within a period of ten days after filing) any claim, lien, attachment, security instrument or similar levy or attachment of any nature upon the Property or any claim asserted to the proceeds of the Loan by garnishment, levy or otherwise.

 

Abandonment. Borrower abandons the Property or any portion of the Property.

 

Revocation of Permits. Any Permit is revoked and not reissued or reinstated within 5 days.

 

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Insecurity. If Lender has a good-faith belief that any Borrower or any Guarantor is unable or will soon be unable to perform that party’s duties under this Agreement or under the Loan Documents.

 

Material Adverse Change. Any material change in the Borrower’s business, financial condition, or the Property has occurred or is imminent; if the full performance of any Borrower or any Guarantor under any of the Loan Documents is materially impaired; or if the value of the Property or any Improvements thereon or Lender’s rights with respect thereto are materially impaired in any way. The existence or reasonable likelihood of litigation, governmental proceeding, default, or other event that may materially and adversely affect the business or financial condition of any Borrower or any Guarantor, or the Property.

 

Cross-Default. The default of any party to this Agreement or to any of the Loan Documents or under any other obligation to Lender is a default under this Agreement.

 

LENDER’S RIGHTS AND REMEDIES. Subject to any right to notice of default and right to cure the default required by law, if an Event of Default occurs, Lender has the following Rights and Remedies:

 

Declare a Default. Lender may declare the Note, the Security Instrument, or both, in default, and may declare the entire outstanding principal balance of the Loan, together with all interest thereon and all other amounts due under the Loan Documents, to be immediately due and payable, anything contained in this Agreement or any other Loan Document to the contrary notwithstanding.

 

Finish the Construction and Protect the Property. Lender may take possession of the Property and the Improvements. Lender may do every act and thing Borrower or any subsequent owner of the Property and the Improvements might or could do for the protection, construction, reconstruction, operation, maintenance, and leasing of the Property and the Improvements. Borrower authorizes Lender, as Borrower’s attorney in fact, to exercise any right Borrower has in or under the Construction Contract or any Permit and to enter into such contracts or arrangements as may be necessary to complete the Work. Borrower will pay on demand all money Lender expends in connection with the completion of the Work, and until Borrower pays, that amount shall be added to the principal amount of the Loan, and shall bear interest at the rate set forth in the Note.

 

Borrower irrevocably authorizes and directs each party to any Permit or contract to provide Lender the benefits of the Permit and the contract upon Lender’s written notice. Borrower agrees that any such party shall have the right to rely upon any written notice from Lender without any obligation or right to inquire as to whether an Event of Default actually exists and notwithstanding any notice from Borrower or claim by Borrower to the contrary. Borrower will have no right or claim against any such party for any benefit provided to Lender by such party. If Borrower cures the default, or if Lender reinstates the Loan in good standing, Lender will give written notice of reinstatement to each such party and authorize each such party to render such benefits to Borrower.

 

Stop Making Advances. Lender may stop making Advances for Work and performing any other obligations under the Loan Documents.

 

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Indemnity. Borrower indemnifies and holds the Indemnified Parties harmless from any liability, claim, loss, cost, and legal expenses (including suits, claims, proceedings, damages, and costs arising from or relating to any third-party claim), incurred by or alleged against any of the Indemnified Parties arising from or related to: (i) the Property; (ii) the Work; or (iii) Borrower’s default under this Agreement.

 

Remedies Cumulative. Lender may, but is not required to, exercise any or all of the rights under this Agreement. All of Lender’s rights and remedies contained in this Agreement are cumulative and are in addition to any other rights and remedies created in any of the other Loan Documents or existing at law or in equity.

 

Lender Is Not Obligated to Act. Lender is not obligated to undertake any discretionary power granted in this Agreement, but if Lender should exercise a discretionary power, Lender shall have no liability to Borrower for the sufficiency or adequacy of any such action. Borrower releases Lender, its officers, and its agents from any and all liability for negligence for acts or omissions to act and further agrees to indemnify and hold Lender harmless for the consequences of any such negligence on the part of Lender, its officers, its agents, assigns, and successors.

 

MISCELLANEOUS PROVISIONS

 

Borrower’s Cooperation. Borrower will, at Borrower’s own cost and expense, sign any other instruments and documents, and supply any information and data that Lender considers necessary to accomplish the purposes of this Agreement. If, in Lender’s opinion, a material modification of/to the terms of this Agreement is/are required, or occur(s), Borrower will execute an appropriate Construction Loan Modification Agreement, in a form prescribed by Lender. All document(s) Borrower deliver(s) to Lender shall become Lender’s property.

 

Borrower will execute such instruments as Lender may, from time to time, request to perfect or continue the perfection of Lender’s security interest in any and all rights under this Agreement and any and all of Borrower’s property that, under the applicable provisions of this Agreement, the Loan Document or other agreements with Lender may or shall stand as security for the Note.

 

Credit Information. Borrower will provide Lender with updated financial and credit information when Lender requests it. Lender may get credit reports from credit reporting agencies when Lender reviews the Loan from time-to-time throughout the construction process, prior to Advances hereunder and/or any time during which this Agreement or the Loan Documents are being enforced and/or in force and effect. Further, by signing this Agreement, Borrower specifically consents to such reports.

 

Dispute of Plans. If any dispute arises between Borrower or Contractor and Lender with respect to the construction/interpretation and meaning of the Plans, the dispute will be decided by a competent architect to be selected by Lender but to be paid by Borrower.

 

Causes of Action Against Lender. Notwithstanding anything to the contrary contained herein or in any of the other Loan Documents, no conduct or course of conduct by any or all of the parties to this Loan Agreement, before or after signing this Agreement or any of the other Loan Documents, shall be construed as creating any right, claim, or cause of action against Lender or any of its officers, directors, agents, or employees, in favor of Borrower, Contractor, Supplier or of any architect, engineer, contractor, subcontractor, builder, material-men, any of the employees or agents of any of the foregoing, or any purchaser of the Property. This loan is not a trust fund.

 

Borrower will not bring a suit at law or in equity or seek mediation or arbitration for any alleged breach of this Agreement unless Borrower has given Lender notice in writing, specifically describing such alleged breach, within 5 days after Borrower has notice (actual or constructive) of such alleged breach. If Borrower does not give such notice, Borrower will be deemed to have waived any claim for such alleged breach and Lender will not be deemed to be in breach under this Agreement. Lender shall have 10 days after actual receipt of the aforesaid written notice to cure or otherwise satisfactorily address said alleged breach. If, after giving notice, Borrower accepts any Advance, Borrower will be deemed to have waived any claim for the breach alleged in such notice or any such notice for which notice would be given 5 days prior to said Advance. Lender shall not be liable to Borrower for any consequential damage, it being agreed that the Lender’s liability to Borrower for any breach of this Agreement by Lender shall not exceed a sum equal to the amount that Lender may have failed to advance in breach of this Agreement, which sum when paid shall be deemed an Advance. Borrower will use Borrower’s best efforts to mitigate or minimize any damage resulting from any such alleged breach by Lender.

 

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Signage. During the Construction Period, Borrower will allow Lender to erect and maintain signage at the Property.

 

Death of Borrower. In the event of the death of one or more of the Borrowers while still holding title to the Property, Lender or Lender’s successors/assigns may, in case the Work is still in progress, continue to make Advances under this Agreement and, subject to all of its terms and conditions, to the surviving Borrower or, as applicable, Borrower’s executors, heirs, administrators or personal/legal representatives. All sums so advanced shall be deemed Advances under this Agreement, as if made to Borrower in Borrower’s lifetime and the obligations of the Loan, for the full amount thereof, shall be the responsibility of said party(ies) to whom the Advances are made and shall be fully secured by the Security Agreement.

 

Joint and Several Liability. The liability of all Parties obligated in any manner under this Agreement shall be joint and several, to the extent of their respective obligations.

 

Notices. All notices, demands, requests, approvals, and other communications required or permitted hereunder to be in writing will be deemed to have been given when presented personally or deposited into a regularly maintained mail receptacle of the United States Postal Service, postage prepaid, registered or certified, return receipt required, addressed to Borrower or Lender, as the case may be, at the respective address set forth on the first page of this Agreement, or such other address as Borrower or Lender may from time to time designate by written notice to the other as herein required.

 

Binding Agreement; Assignment. This Agreement is for the sole benefit of Lender and Lender’s successors and assigns, and binds Borrower and its successors, assigns, executors, heirs, administrators and personal representatives. All conditions to Lender’s obligation to make any Advance are solely for Lender’s benefit. No other person or entity shall have standing to require satisfaction of those conditions or be deemed to be the beneficiary of those conditions. Further, Borrower may not assign this Agreement without Lender’s express prior written consent, which Lender may withhold in Lender’s sole discretion. Notwithstanding the foregoing, Borrower specifically grants to Lender the right, at Lender’s sole discretion, to transfer and assign to any third party all or any part of Lender’s rights under the Loan Documents, any part(s) thereof and any bond.

 

Successors of Borrower or Contractor. All obligations contained in this Agreement, the other Loan Documents, and all other agreements to be observed, complied with or performed by Borrower shall be binding upon Borrower and upon Borrower’s successors, assigns, executors, heirs, administrators and personal representatives, as well as upon any person, firm, or corporation hereafter acquiring title to the Property (with or without the Improvements and Site Improvements), or any part thereof, or any personal property located thereon, by, through, or from Borrower.

 

Survival of Representations. All promises Borrower makes shall survive the termination of this Agreement and the repayment of the Loan, even upon transfer or sale of the Note by Lender or Borrower’s transfer or sale of the Property.

 

Right of Setoff. Lender shall have the right: (1) to commingle the proceeds of the Loan with any other disbursements made to Borrower by Lender or any funds of Borrower (or Guarantor(s)) held by or on deposit with Lender and (2) to withhold payment of any sums due the Borrower (or Guarantor(s)) hereunder in the event of any default under any loans from Lender to Borrower. Lender may credit any such withheld payments or funds to payment of the Loan and such other loans, upon notice to Borrower. Borrower hereby waives any defense thereto whether in law or in equity.

 

No Waivers. Lender may choose to delay enforcing any of Lender’s rights or waive any of Lender’s rights under this Agreement or the Loan Documents. Lender may delay enforcing or may waive any of Lender’s rights without affecting Lender’s other rights. If Lender waives a right, or delays enforcing a right, Lender may still enforce the same right(s) later.

 

ATTORNEYS’ FEES AND OTHER COSTS. If legal proceedings are instituted to enforce the terms of this Agreement, Borrower agrees to pay all costs of the Lender in connection therewith, including actual attorneys’ fees, expenses and costs to the extent permitted by law.

 

Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute the same instrument.

 

Headings, Number and Gender. The headings used in this Agreement are solely for the convenience of the parties and shall not be used to explain, modify, simplify or aid in the interpretation of the provisions of this Agreement. Whenever used herein, the singular shall include the plural and the plural the singular. The use of any gender shall be applicable to all genders.

 

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Severability. If any of the provisions of this Agreement are for any reason held to be invalid, illegal or unenforceable, such invalidity, illegality or unenforceability shall not affect any other provision; and this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein.

 

Entire Agreement. This Agreement and the other Loan Documents (including, but not limited to, any riders, assigned documents, notes and security instruments) are the entire understanding between Borrower and Lender about the Loan, the Property, and the Work. Further, in the event of any conflict between the terms and provisions contained in this Agreement and the Construction Contract or any of the other Loan Documents, the terms and provisions of this Agreement shall control.

 

Anti-Waiver; Amendments; and Cumulative Remedies Provisions. No failure or delay on the part of Lender or the holder of any note in the exercise of any power or right, and no course of dealing between the Borrower and Lender or the holder of any note, shall operate as a waiver of such power or right, nor shall any single or partial exercise of any power or right preclude other or further exercise thereof or the exercise of any other power or right. The remedies provided for herein are cumulative and not exclusive of any remedies which may be available to Lender at law or in equity. No notice to or demand on the Borrower not required hereunder or under any note or other agreement shall in any event entitle the Borrower to any other or further notice or demand in similar or other circumstances or constitute a waiver of the right of Lender or the holder of any note to any other or further action in any circumstances without notice or demand. Any waiver of any provision of this Agreement, any note or other agreement, and any consent to any departure by the Borrower from the terms of any provision of this Agreement, any note or other agreement, shall be effective only in the specific instance and for the specific purpose for which given. Neither this Agreement nor any note or other agreement nor any terms hereof or thereof may be changed, waived, discharged or terminated unless such change, waiver, discharge or termination is in writing signed by the Borrower and Lender.

 

Time of the Essence. The parties hereto agree that time is of the essence of this Agreement.

 

Governing Law. This Agreement and the other Loan Documents shall be governed by and construed in accordance with the laws of the state of Georgia and the laws of the United States applicable to transactions of this nature.

 

Oral Agreements Disclaimer. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

THIS AGREEMENT IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED THAT THIS AGREEMENT IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing below, Borrower acknowledges reading all the provisions contained in this Agreement, and accepting and agreeing to its terms.

 

GA HIA, LLC

 

    (Seal)
By: FRANK SIMPSON Date  
Its: AUTHORIZED PERSON    

 

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AGREEMENT OF GUARANTOR

 

Guarantor (i) acknowledges reading and understanding this Agreement; (ii) consents to the provisions of this Agreement relating to Borrower; (iii) agrees to furnish the Financial Statements to Lender that Lender reasonably requests; (iv) agrees to those portions of this Agreement that apply to Guarantor; (v) acknowledges that this Agreement has been freely executed without duress and after opportunity to consult with counsel; and (vi) confirms that Guarantor received a copy of this Agreement, the Guaranty, and the other documents Guarantor requested.

 

/s/ Jay William Roth 5-26-2022 (Seal)
By: JAY WILLIAM ROTH Date  
Individually    

 

 

 

LENDER: Pinnacle Bank

 

  (Seal)
By: Steve Taylor Date  
Its: Vice President / Business Banker    

 

 

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Exhibit 10.38

 

LIMITED CONTINUING GUARANTY  

  

GUARANTY DATE    
December 28, 2022    

 

GUARANTOR INFORMATION

MATTHEW R. CRADDOCK IRREVOCABLE TRUST

337 EAST PIKES PEAK AVENUE

COLORADO SPRINGS, CO 80903

 

 

Type of Entity: Trust

State of Organization/Formation: Colorado

 

BORROWER INFORMATION
GA HIA, LLC

1755 TELSTAR DRIVE STE 501
COLORADO SPRINGS, CO 80920

 

 

Type of Business Entity: Limited Liability Company

State of Organization/Formation: Colorado

 

LIMITED CONTINUING GUARANTY. This Limited Continuing Guaranty will be referred to in this document as the “Guaranty.”

 

LENDER. “Lender” means Pinnacle Bank whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635, its successors and assigns.

 

BORROWER. “Borrower” means each party identified above to whom Lender has extended credit and financial accommodations.

 

GUARANTOR. “Guarantor” means the party identified above that is undertaking certain liabilities to the Lender, as specified herein.

 

OBLIGATIONS. “Obligations” means any and all indebtedness, obligations, undertakings, covenants, agreements, and liabilities of the Borrower to the Lender, and all claims of the Lender against the Borrower, now existing or hereafter arising, direct or indirect (including participations or any interest of the Lender in indebtedness of the Borrower to others), acquired outright, conditionally, or as collateral security from another, absolute or contingent, joint or several, secured or unsecured, matured or not matured, monetary or nonmonetary, arising out of contract or tort, liquidated or unliquidated, arising by operation of law or otherwise and all extensions, renewals, refundings, replacements, and modifications of any of the foregoing.

 

 

 

NOTICE TO GUARANTOR. Lender has agreed to extend credit and financial accommodations to Borrower pursuant to a promissory note executed on even date herewith (the “Note”), and all agreements, instruments, and documents executed or delivered in connection with the foregoing or otherwise related thereto (together with any amendments, modifications, or restatements thereof, the “Related Documents”).

 

Guarantor is affiliated with Borrower, and as such, shall be benefited directly by the transaction contemplated by the Related Documents, and shall execute this Guaranty in order to induce Lender to enter the transaction.

 

In consideration of the foregoing premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor hereby guarantees, promises and undertakes, both jointly and severally, as follows:

 

LIMITED CONTINUING GUARANTY. Guarantor hereby unconditionally, absolutely, and irrevocably guarantees to Lender the full and prompt payment and performance when due (whether at the maturity date or by required prepayment, acceleration, or otherwise) of all Obligations of the Borrower to the Lender (notwithstanding the fact that from time to time, such Obligations may be reduced and later increased, entirely extinguished and later reincurred, or there may be no indebtedness outstanding), however created, of every kind and description, whether now existing or hereafter arising and whether direct or indirect, due or which may become due, absolute or contingent, primary or secondary, liquidated or unliquidated, whether originated with Lender or owed to others and acquired by Lender by purchase, assignment, or otherwise, and including without limitation all loans, advances, indebtedness, and each and every other obligation arising under the Related Documents, and all agreements, instruments, and documents evidencing, guarantying, securing or otherwise executed in connection with any of the foregoing, together with any amendments, modifications, and restatements thereof. Notwithstanding the foregoing, the liability of Guarantor to Lender is hereby expressly limited to 5.000% of the unpaid principal balance of Borrower, including interest, fees, charges, attorneys’ fees, and collection costs as set forth in the Note or Related Documents, plus Expenses (as defined below).

 

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This Guaranty is an absolute, present, unconditional, and continuing guaranty of payment and performance that shall remain in full force and effect and shall continue in effect until the effective date of Guarantor’s written notice of termination; provided that this Guaranty shall continue in effect thereafter with respect to all guaranteed indebtedness in existence on the effective date of such termination (including all extensions and renewals thereof and all subsequent accruing interest and other charges thereon) until all such indebtedness shall be fully paid to Lender. The effective date of such notice from the Guarantor will be 30 days after the written communication from the Guarantor of such termination is delivered to the Lender. Delivery of this communication may be made by any of the following means: (a) hand delivery, (b) registered or certified mail, postage prepaid, with return receipt requested, (c) first class or express mail, postage prepaid, (d) Federal Express, or like overnight courier service or (e) facsimile, telex or other wire transmission with request for assurance of receipt in a manner typical with respect to communications of that type. Notice made in accordance with this section shall be deemed delivered on receipt if delivered by hand or wire transmission, on the third business day after mailing if mailed by first class, registered, or certified mail, or on the next business day after mailing or deposit with an overnight courier service if delivered by express mail or overnight courier.

 

To the extent permitted by law, if any settlement, discharge, payment, grant of security or transfer of property relating to discharging any duty or liability created under or guaranteed by this Guaranty is rescinded or avoided by virtue of any provision of any bankruptcy, insolvency, or other

 

similar law affecting creditors’ rights, Lender will be entitled to recover the value or amount of any such settlement, discharge, payment, grant of security or transfer of property from Guarantor as if such settlement, discharge, payment, grant of security or transfer of property had not occurred.

 

EXPENSES. Guarantor hereby agrees, to the extent permitted by law, to pay any and all expenses incurred in enforcing any rights under this Guaranty. Without limiting the foregoing, Guarantor agrees that whenever any attorney is used by the Lender to obtain payment hereunder, to enforce this Guaranty, to adjudicate the rights of the parties hereunder, or to advise the Lender of its rights, the Lender shall be entitled to recover reasonable attorneys’ fees, all court costs, and expenses attributable thereto (the “Expenses”).

 

CONSENT. The Guarantor consents to all extensions, renewals, and modifications made by the Lender for, or on account of, any indebtedness of Borrower to Lender. Lender may proceed directly against Guarantor in the event of any default by Borrower without resorting to any other persons, to the assets of Borrower, to any collateral security granted by Borrower to Lender, or the liquidation of any collateral security given hereunder to secure this Guaranty. Furthermore, to the extent permitted by law, Guarantor hereby agrees and consents that the Lender may from time to time without notice to Guarantor and without affecting the liability of Guarantor (a) release, impair, sell or otherwise dispose of any security or collateral, (b) release or agree not to sue any guarantor or surety, (c) fail to perfect its security interest in or realize upon any security or collateral, (d) fail to realize upon any of the obligations of Borrower or to proceed against Borrower or any guarantor or surety, (e) renew or extend the time of payment, (f) increase or decrease the rate of interest, (g) accept additional security or collateral, (h) determine the allocation and application of payments and credits and accept partial payments, (i) determine what, if anything, may at any time be done with reference to any security or collateral, and (j) settle or compromise the amount due or owing or claimed to be due or owing from any Borrower, guarantor, or surety, which settlement or compromise shall not affect the undersigned’s liability for the full amount of the guaranteed obligations. To the extent permitted by law, Guarantor expressly consents to and waives notice of all of the above.

 

REPRESENTATIONS. Guarantor represents and warrants that Guarantor has established adequate means of obtaining from sources other than Lender, on a continuing basis, financial and other information pertaining to Borrower’s financial condition, and the status of Borrower’s performance of obligations imposed by the loan documents, and Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances which might in any way affect Guarantor’s risks hereunder, and Lender has made no representation to Guarantor as far as any such matters. Guarantor further represents and warrants that (i) neither this Guaranty nor any other Related Document to which Guarantor is a party will violate any provision of law, rule, or regulation, or any order of any court or other governmental agency to which Guarantor is subject, any provision of any agreement or instrument to which the Guarantor is a party or by which the Guarantor or any of the Guarantor’s assets are bound, or be in conflict with, result in a breach of, or constitute a default under any such agreement or instrument; and (ii) no action, approval, filing, or registration with any governmental public body or authority, nor the consent of any other person or entity, nor any other legal formality, is required in connection with the entering into, performance, or enforcement of this Guaranty, except such as have already been obtained or taken and with respect to which a copy or other satisfactory evidence has been provided to Lender.

 

SUBROGATION. Until the Obligations are irrevocably paid and discharged in full, Guarantor waives all rights of subrogation, reimbursement, indemnity, contribution, and any other right of recourse against or with respect to Borrower or any other person. Notwithstanding any payment or payments made by the Guarantor hereunder, the Guarantor will not exercise any rights of the Lender against the Borrower, nor shall the Guarantor seek contribution from any other Guarantor until all the Obligations shall have been paid and performed in full. If any amount shall be paid to the Guarantor on account of such subrogation rights at any time when all the Obligations will not have been paid in full, such amount shall be held in trust for the benefit of the Lender and shall forthwith be paid to the Lender to be credited and applied to the Obligations, whether matured or unmatured.

 

GENERAL WAIVERS. Guarantor, to the extent permitted by law, hereby waives (a) notice of acceptance of this Guaranty and all notice of the creation, extension or accrual of any of the Obligations, (b) diligence, presentment, protest, demand for payment, notice of dishonor, notice of intent to accelerate, and notice of acceleration, (c) notice of any other nature whatsoever to the extent permitted by law, (d) any requirement that the Lender take any action whatsoever against the Borrower or any other party or file any claim in the event of the bankruptcy of the Borrower, or (e) failure to protect, preserve, or resort to any collateral, and (f) any and all defenses that could be asserted by Borrower or Guarantor, including, but not limited to, any defenses arising out of failure of consideration, breach of warranty, fraud, payment, statute of frauds, bankruptcy, lack of capacity, statute of limitations, Lender liability, unenforceability of any loan document, accord and satisfaction, or usury.

 

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Further, Guarantor, to the extent permitted by law, waives and agrees not to assert any and all rights, benefits, and defenses that might otherwise be available under the provisions of the governing law that might operate, contrary to Guarantor’s agreements in this Guaranty, to limit Guarantor’s liability under, or the enforcement of, this Guaranty, including all defenses of suretyship. Specifically, Guarantor also waives the right to require Lender, or other holder of the obligations hereby guaranteed, to: (a) take action against the Borrower or Guarantor as provided in O.C.G.A. § 10-7-24 as presently enacted, or hereinafter amended; or (b) obtain confirmation and approval of a foreclosure sale as provided in O.C.G.A. § 44-14-161 as presently enacted, or hereinafter amended, prior to Lender pursuing a deficiency judgment against Guarantor.

 

LENDER’S RIGHTS. Any delay, failure, omission, or lack on the part of the Lender to enforce, assert, or exercise any provision or take any action pursuant to the Related Documents, including any right, power, or remedy conferred on Lender in any of the Related Documents or any action on the part of Lender granting indulgence or extension in any form Guaranty or any Related Documents does not operate as a waiver of the Lender’s ability to exercise all of its rights. The Lender may choose to partially exercise rights under this Guaranty and any Related Documents, but that does not prevent the Lender from fully exercising these rights.

 

SURVIVAL. This Guaranty is binding on all heirs, executors, personal representatives, administrators, assigns, and successors of the Guarantor.

 

ASSIGNABILITY. The Lender may, without notice, assign the Obligations, in whole or in part, and each successive assignee of the Obligations so assigned may enforce this Guaranty for its own benefit with respect to the Obligations so assigned. In the event that any person other than the Lender shall become a holder of any of the Obligations, the reference to the Lender shall be construed to refer to each such holder.

 

RIGHT OF SET-OFF. To the extent permitted by law, Guarantor gives Lender the right to set-off any of Guarantor’s accounts or property which may be in Lender’s possession against any amount owed under this Guaranty. This right of set-off does not extend to any Keogh account, IRA, or similar tax deferred deposit. Further, the Lender shall have available all remedies under applicable state and federal laws, including, the garnishment of wages, to the extent permitted by law.

 

WAIVER OF JURY TRIAL. All parties to this Guaranty hereby knowingly and voluntarily waive, to the fullest extent permitted by law, any right to trial by jury of any dispute, whether in contract, tort, or otherwise, arising out of, in connection with, related to, or incidental to the relationship established between them in this Guaranty or any other instrument, document or agreement executed or delivered in connection with this Guaranty or the Related Documents.

 

SEVERABILITY. If a court of competent jurisdiction determines any term or provision of this Guaranty is invalid or prohibited by applicable law, that term or provision will be ineffective, but only to the extent required to make it lawful. Any term or provision that has been determined to be invalid or prohibited will be severed from the rest of this Guaranty without invalidating the remainder of the provisions of this Guaranty.

 

GOVERNING LAW. This Guaranty shall be governed by and construed in accordance with the laws of the State of Georgia except to the extent that federal law controls.

 

HEADINGS AND GENDER. The headings in this Guaranty are for convenience in identifying subject matter. The headings have no limiting effect on the text that follows any particular heading. As the context herein requires, the singular shall include the plural and one gender shall include one or both other genders.

 

JOINT AND SEVERAL LIABILITY. The liability of all parties obligated in any manner under this Guaranty shall be joint and several, to the extent of their respective obligations.

 

ORAL AGREEMENTS DISCLAIMER. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

GUARANTOR’S FINANCIAL STATEMENTS. Guarantor agrees to furnish Lender with the following:

 

Annual Statements. As soon as available, but in no event later than 180 days after the end of each fiscal year, Guarantor’s balance sheet and income statement for the year end, prepared by Guarantor.

 

Interim Statements. As soon as available, but in no event later than thirty (30) days after the end of each fiscal quarter, Guarantor’s balance sheet and profit and loss statement for the period ended, prepared by Guarantor in form satisfactory to Lender.

 

Tax Returns. As soon as available, but in no event later than thirty (30) days after the applicable filing date for the tax reporting period ended, Guarantor’s Federal and other governmental tax returns, prepared by a professional accountant satisfactory to Lender.

 

3

 

 

Additional Requirements. Required financial information shall include updated personal financial statements on all guarantors. Failure to provide this information will constitute an Event of Default under the terms of the Promissory Note. If such event occurs, the Bank may at its option and after giving 10 days written notice of such default, increase the interest rate an additional 4.00%. At such time as the default is cured, the rate shall revert to the stated rate in the note. Borrower acknowledges that such increased rate is intended to compensate the Bank for the potentially higher credit risk and increased administrative costs associated with such failure to furnish timely financial information. The Bank’s failure to enforce this agreement for any reason does not constitute a waiver of its right to later require strict compliance with the terms of this agreement.

 

All financial reports required to be provided under this Guaranty shall be prepared in accordance with GAAP, applied on a consistent basis, and certified by Guarantor as being true and correct.

 

ACKNOWLEDGMENT. Guarantor hereby acknowledges that: (a) the liabilities undertaken by Guarantor in this Guaranty are complex in nature; and (b) numerous possible defenses to the enforceability of these liabilities may presently exist and/or may arise hereafter. As part of Lender’s consideration for entering into this transaction, Lender has specifically bargained for the waiver and relinquishment by Guarantor of all such defenses, and Guarantor has had the opportunity to seek and receive legal advice from skilled legal counsel in the area of financial transactions of the type contemplated herein. Given all of the above, Guarantor does hereby represent and confirm to Lender that Guarantor is fully informed regarding, and that Guarantor does thoroughly understand: (i) the nature of all such possible defenses, and (ii) the circumstances under which such defenses may arise, and (iii) the benefits which such defenses might confer upon Guarantor, and (iv) the legal consequences to Guarantor of waiving such defenses. Guarantor acknowledges that Guarantor makes this Guaranty with the intent that this Guaranty and all of the informed waivers herein shall each and all be fully enforceable by Lender, and that Lender is induced to enter into this transaction in material reliance upon the presumed full enforceability thereof.

 

THIS GUARANTY IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED THAT THIS GUARANTY IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing this Guaranty, Guarantor acknowledges reading, understanding, and agreeing to all its provisions. Signed and sealed by Guarantor(s).

 

MATTHEW R. CRADDOCK IRREVOCABLE TRUST

 

(Seal)  
     
/s/ Mathew R. Craddock 12/27/22  
MATTHEW R. CRADDOCK Date  
Trustee for MATTHEW R. CRADDOCK IRREVOCABLE    
TRUST    
     
LENDER: Pinnacle Bank    
     
(Seal)  
     
/s/ Steve Taylor    
By: Steve Taylor Date  
Its: Vice President / Business Banker    

 

 

4

 

 

Exhibit 10.39

 

LIMITED CONTINUING GUARANTY

 

GUARANTY DATE    
December 28, 2022    

 

GUARANTOR INFORMATION

OLD MILL, LLC

337 E. PIKES PEAK AVENUE

COLORADO SPRINGS, CO 80903

 

Type of Business Entity: Limited Liability Company

State of Organization/Formation: Colorado

 

BORROWER INFORMATION
GA HIA, LLC

1755 TELSTAR DRIVE STE 501
COLORADO SPRINGS, CO 80920

 

Type of Business Entity: Limited Liability Company

State of Organization/Formation: Colorado

 

LIMITED CONTINUING GUARANTY. This Limited Continuing Guaranty will be referred to in this document as the “Guaranty.”

 

LENDER. “Lender” means Pinnacle Bank whose address is P.O. Box 430, 884 Elbert Street, Elberton, Georgia 30635, its successors and assigns.

 

BORROWER. “Borrower” means each party identified above to whom Lender has extended credit and financial accommodations.

 

GUARANTOR. “Guarantor” means the party identified above that is undertaking certain liabilities to the Lender, as specified herein.

 

OBLIGATIONS. “Obligations” means any and all indebtedness, obligations, undertakings, covenants, agreements, and liabilities of the Borrower to the Lender, and all claims of the Lender against the Borrower, now existing or hereafter arising, direct or indirect (including participations or any interest of the Lender in indebtedness of the Borrower to others), acquired outright, conditionally, or as collateral security from another, absolute or contingent, joint or several, secured or unsecured, matured or not matured, monetary or nonmonetary, arising out of contract or tort, liquidated or unliquidated, arising by operation of law or otherwise and all extensions, renewals, refundings, replacements, and modifications of any of the foregoing.

 

 

 

NOTICE TO GUARANTOR. Lender has agreed to extend credit and financial accommodations to Borrower pursuant to a promissory note executed on even date herewith (the “Note”), and all agreements, instruments, and documents executed or delivered in connection with the foregoing or otherwise related thereto (together with any amendments, modifications, or restatements thereof, the “Related Documents”).

 

Guarantor is affiliated with Borrower, and as such, shall be benefited directly by the transaction contemplated by the Related Documents, and shall execute this Guaranty in order to induce Lender to enter the transaction.

 

In consideration of the foregoing premises and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Guarantor hereby guarantees, promises and undertakes, both jointly and severally, as follows:

 

LIMITED CONTINUING GUARANTY. Guarantor hereby unconditionally, absolutely, and irrevocably guarantees to Lender the full and prompt payment and performance when due (whether at the maturity date or by required prepayment, acceleration, or otherwise) of all Obligations of the Borrower to the Lender (notwithstanding the fact that from time to time, such Obligations may be reduced and later increased, entirely extinguished and later reincurred, or there may be no indebtedness outstanding), however created, of every kind and description, whether now existing or hereafter arising and whether direct or indirect, due or which may become due, absolute or contingent, primary or secondary, liquidated or unliquidated, whether originated with Lender or owed to others and acquired by Lender by purchase, assignment, or otherwise, and including without limitation all loans, advances, indebtedness, and each and every other obligation arising under the Related Documents, and all agreements, instruments, and documents evidencing, guarantying, securing or otherwise executed in connection with any of the foregoing, together with any amendments, modifications, and restatements thereof. Notwithstanding the foregoing, the liability of Guarantor to Lender is hereby expressly limited to 30.000% of the unpaid principal balance of Borrower, including interest, fees, charges, attorneys’ fees, and collection costs as set forth in the Note or Related Documents, plus Expenses (as defined below).

 

This Guaranty is an absolute, present, unconditional, and continuing guaranty of payment and performance that shall remain in full force and effect and shall continue in effect until the effective date of Guarantor’s written notice of termination; provided that this Guaranty shall continue in effect thereafter with respect to all guaranteed indebtedness in existence on the effective date of such termination (including all extensions and renewals thereof and all subsequent accruing interest and other charges thereon) until all such indebtedness shall be fully paid to Lender. The effective date of such notice from the Guarantor will be 30 days after the written communication from the Guarantor of such termination is delivered to the Lender. Delivery of this communication may be made by any of the following means: (a) hand delivery, (b) registered or certified mail, postage prepaid, with return receipt requested, (c) first class or express mail, postage prepaid, (d) Federal Express, or like overnight courier service or (e) facsimile, telex or other wire transmission with request for assurance of receipt in a manner typical with respect to communications of that type. Notice made in accordance with this section shall be deemed delivered on receipt if delivered by hand or wire transmission, on the third business day after mailing if mailed by first class, registered, or certified mail, or on the next business day after mailing or deposit with an overnight courier service if delivered by express mail or overnight courier.

 

 

 

 

To the extent permitted by law, if any settlement, discharge, payment, grant of security or transfer of property relating to discharging any duty or liability created under or guaranteed by this Guaranty is rescinded or avoided by virtue of any provision of any bankruptcy, insolvency, or other

 

similar law affecting creditors’ rights, Lender will be entitled to recover the value or amount of any such settlement, discharge, payment, grant of security or transfer of property from Guarantor as if such settlement, discharge, payment, grant of security or transfer of property had not occurred.

 

EXPENSES. Guarantor hereby agrees, to the extent permitted by law, to pay any and all expenses incurred in enforcing any rights under this Guaranty. Without limiting the foregoing, Guarantor agrees that whenever any attorney is used by the Lender to obtain payment hereunder, to enforce this Guaranty, to adjudicate the rights of the parties hereunder, or to advise the Lender of its rights, the Lender shall be entitled to recover reasonable attorneys’ fees, all court costs, and expenses attributable thereto (the “Expenses”).

 

CONSENT. The Guarantor consents to all extensions, renewals, and modifications made by the Lender for, or on account of, any indebtedness of Borrower to Lender. Lender may proceed directly against Guarantor in the event of any default by Borrower without resorting to any other persons, to the assets of Borrower, to any collateral security granted by Borrower to Lender, or the liquidation of any collateral security given hereunder to secure this Guaranty. Furthermore, to the extent permitted by law, Guarantor hereby agrees and consents that the Lender may from time to time without notice to Guarantor and without affecting the liability of Guarantor (a) release, impair, sell or otherwise dispose of any security or collateral, (b) release or agree not to sue any guarantor or surety, (c) fail to perfect its security interest in or realize upon any security or collateral, (d) fail to realize upon any of the obligations of Borrower or to proceed against Borrower or any guarantor or surety, (e) renew or extend the time of payment, (f) increase or decrease the rate of interest, (g) accept additional security or collateral, (h) determine the allocation and application of payments and credits and accept partial payments, (i) determine what, if anything, may at any time be done with reference to any security or collateral, and (j) settle or compromise the amount due or owing or claimed to be due or owing from any Borrower, guarantor, or surety, which settlement or compromise shall not affect the undersigned’s liability for the full amount of the guaranteed obligations. To the extent permitted by law, Guarantor expressly consents to and waives notice of all of the above.

 

REPRESENTATIONS. Guarantor represents and warrants that Guarantor has established adequate means of obtaining from sources other than Lender, on a continuing basis, financial and other information pertaining to Borrower’s financial condition, and the status of Borrower’s performance of obligations imposed by the loan documents, and Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances which might in any way affect Guarantor’s risks hereunder, and Lender has made no representation to Guarantor as far as any such matters. Guarantor further represents and warrants that (i) neither this Guaranty nor any other Related Document to which Guarantor is a party will violate any provision of law, rule, or regulation, or any order of any court or other governmental agency to which Guarantor is subject, any provision of any agreement or instrument to which the Guarantor is a party or by which the Guarantor or any of the Guarantor’s assets are bound, or be in conflict with, result in a breach of, or constitute a default under any such agreement or instrument; and (ii) no action, approval, filing, or registration with any governmental public body or authority, nor the consent of any other person or entity, nor any other legal formality, is required in connection with the entering into, performance, or enforcement of this Guaranty, except such as have already been obtained or taken and with respect to which a copy or other satisfactory evidence has been provided to Lender.

 

SUBROGATION. Until the Obligations are irrevocably paid and discharged in full, Guarantor waives all rights of subrogation, reimbursement, indemnity, contribution, and any other right of recourse against or with respect to Borrower or any other person. Notwithstanding any payment or payments made by the Guarantor hereunder, the Guarantor will not exercise any rights of the Lender against the Borrower, nor shall the Guarantor seek contribution from any other Guarantor until all the Obligations shall have been paid and performed in full. If any amount shall be paid to the Guarantor on account of such subrogation rights at any time when all the Obligations will not have been paid in full, such amount shall be held in trust for the benefit of the Lender and shall forthwith be paid to the Lender to be credited and applied to the Obligations, whether matured or unmatured.

 

GENERAL WAIVERS. Guarantor, to the extent permitted by law, hereby waives (a) notice of acceptance of this Guaranty and all notice of the creation, extension or accrual of any of the Obligations, (b) diligence, presentment, protest, demand for payment, notice of dishonor, notice of intent to accelerate, and notice of acceleration, (c) notice of any other nature whatsoever to the extent permitted by law, (d) any requirement that the Lender take any action whatsoever against the Borrower or any other party or file any claim in the event of the bankruptcy of the Borrower, or (e) failure to protect, preserve, or resort to any collateral, and (f) any and all defenses that could be asserted by Borrower or Guarantor, including, but not limited to, any defenses arising out of failure of consideration, breach of warranty, fraud, payment, statute of frauds, bankruptcy, lack of capacity, statute of limitations, Lender liability, unenforceability of any loan document, accord and satisfaction, or usury.

 

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Further, Guarantor, to the extent permitted by law, waives and agrees not to assert any and all rights, benefits, and defenses that might otherwise be available under the provisions of the governing law that might operate, contrary to Guarantor’s agreements in this Guaranty, to limit Guarantor’s liability under, or the enforcement of, this Guaranty, including all defenses of suretyship. Specifically, Guarantor also waives the right to require Lender, or other holder of the obligations hereby guaranteed, to: (a) take action against the Borrower or Guarantor as provided in O.C.G.A. § 10-7-24 as presently enacted, or hereinafter amended; or (b) obtain confirmation and approval of a foreclosure sale as provided in O.C.G.A. § 44-14-161 as presently enacted, or hereinafter amended, prior to Lender pursuing a deficiency judgment against Guarantor.

 

LENDER’S RIGHTS. Any delay, failure, omission, or lack on the part of the Lender to enforce, assert, or exercise any provision or take any action pursuant to the Related Documents, including any right, power, or remedy conferred on Lender in any of the Related Documents or any action on the part of Lender granting indulgence or extension in any form Guaranty or any Related Documents does not operate as a waiver of the Lender’s ability to exercise all of its rights. The Lender may choose to partially exercise rights under this Guaranty and any Related Documents, but that does not prevent the Lender from fully exercising these rights.

 

SURVIVAL. This Guaranty is binding on all heirs, executors, personal representatives, administrators, assigns, and successors of the Guarantor.

 

ASSIGNABILITY. The Lender may, without notice, assign the Obligations, in whole or in part, and each successive assignee of the Obligations so assigned may enforce this Guaranty for its own benefit with respect to the Obligations so assigned. In the event that any person other than the Lender shall become a holder of any of the Obligations, the reference to the Lender shall be construed to refer to each such holder.

 

RIGHT OF SET-OFF. To the extent permitted by law, Guarantor gives Lender the right to set-off any of Guarantor’s accounts or property which may be in Lender’s possession against any amount owed under this Guaranty. This right of set-off does not extend to any Keogh account,

 

IRA, or similar tax deferred deposit. Further, the Lender shall have available all remedies under applicable state and federal laws, including, the garnishment of wages, to the extent permitted by law.

 

WAIVER OF JURY TRIAL. All parties to this Guaranty hereby knowingly and voluntarily waive, to the fullest extent permitted by law, any right to trial by jury of any dispute, whether in contract, tort, or otherwise, arising out of, in connection with, related to, or incidental to the relationship established between them in this Guaranty or any other instrument, document or agreement executed or delivered in connection with this Guaranty or the Related Documents.

 

SEVERABILITY. If a court of competent jurisdiction determines any term or provision of this Guaranty is invalid or prohibited by applicable law, that term or provision will be ineffective, but only to the extent required to make it lawful. Any term or provision that has been determined to be invalid or prohibited will be severed from the rest of this Guaranty without invalidating the remainder of the provisions of this Guaranty.

 

GOVERNING LAW. This Guaranty shall be governed by and construed in accordance with the laws of the State of Georgia except to the extent that federal law controls.

 

HEADINGS AND GENDER. The headings in this Guaranty are for convenience in identifying subject matter. The headings have no limiting effect on the text that follows any particular heading. As the context herein requires, the singular shall include the plural and one gender shall include one or both other genders.

 

JOINT AND SEVERAL LIABILITY. The liability of all parties obligated in any manner under this Guaranty shall be joint and several, to the extent of their respective obligations.

 

ORAL AGREEMENTS DISCLAIMER. This Agreement represents the final agreement between the parties and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements of the parties. There are no unwritten oral agreements between the parties.

 

GUARANTOR’S FINANCIAL STATEMENTS. Guarantor agrees to furnish Lender with the following:

 

Annual Statements. As soon as available, but in no event later than 180 days after the end of each fiscal year, Guarantor’s balance sheet and income statement for the year end, prepared by Guarantor.

 

Interim Statements. As soon as available, but in no event later than thirty (30) days after the end of each fiscal quarter, Guarantor’s balance sheet and profit and loss statement for the period ended, prepared by Guarantor in form satisfactory to Lender.

 

Tax Returns. As soon as available, but in no event later than thirty (30) days after the applicable filing date for the tax reporting period ended, Guarantor’s Federal and other governmental tax returns, prepared by a professional accountant satisfactory to Lender.

 

3

 

 

Additional Requirements. Required financial information shall include updated personal financial statements on all guarantors. Failure to provide this information will constitute an Event of Default under the terms of the Promissory Note. If such event occurs, the Bank may at its option and after giving 10 days written notice of such default, increase the interest rate an additional 4.00%. At such time as the default is cured, the rate shall revert to the stated rate in the note. Borrower acknowledges that such increased rate is intended to compensate the Bank for the potentially higher credit risk and increased administrative costs associated with such failure to furnish timely financial information. The Bank’s failure to enforce this agreement for any reason does not constitute a waiver of its right to later require strict compliance with the terms of this agreement.

 

All financial reports required to be provided under this Guaranty shall be prepared in accordance with GAAP, applied on a consistent basis, and certified by Guarantor as being true and correct.

 

ACKNOWLEDGMENT. Guarantor hereby acknowledges that: (a) the liabilities undertaken by Guarantor in this Guaranty are complex in nature; and (b) numerous possible defenses to the enforceability of these liabilities may presently exist and/or may arise hereafter. As part of Lender’s consideration for entering into this transaction, Lender has specifically bargained for the waiver and relinquishment by Guarantor of all such defenses, and Guarantor has had the opportunity to seek and receive legal advice from skilled legal counsel in the area of financial transactions of the type contemplated herein. Given all of the above, Guarantor does hereby represent and confirm to Lender that Guarantor is fully informed regarding, and that Guarantor does thoroughly understand: (i) the nature of all such possible defenses, and (ii) the circumstances under which such defenses may arise, and (iii) the benefits which such defenses might confer upon Guarantor, and (iv) the legal consequences to Guarantor of waiving such defenses. Guarantor acknowledges that Guarantor makes this Guaranty with the intent that this Guaranty and all of the informed waivers herein shall each and all be fully enforceable by Lender, and that Lender is induced to enter into this transaction in material reliance upon the presumed full enforceability thereof.

 

THIS GUARANTY IS MADE, GIVEN, SIGNED, AND DELIVERED UNDER SEAL AND IT IS INTENDED THAT THIS GUARANTY IS AND SHALL HAVE THE EFFECT OF A SEALED INSTRUMENT UNDER LAW.

 

By signing this Guaranty, Guarantor acknowledges reading, understanding, and agreeing to all its provisions. Signed and sealed by Guarantor(s).

 

OLD MILL, LLC

 

(Seal)

 

/s/ Mathew R. Craddock 12/27/22  
MATTHEW R. CRADDOCK Date  
Its: MEMBER/MANAGER    

 

LENDER: Pinnacle Bank

 

(Seal)

 

/s/ Steve Taylor    
By: Steve Taylor Date  
Its: Vice President / Business Banker    

 

 

4

 

 

Exhibit 10.40

 

Licensing Agreement

 

This Licensing Agreement (this “Agreement”) is made effective as of May 18, 2022 between Notes Live, LLC (“Licensor”), a Colorado limited liability company located at 1755 Telstar Drive, Suite 501, Colorado Springs, CO 80920, and Roth Premium Foods, LLC (“Licensee”), a Colorado limited liability company located at 1830 Jet Stream Drive, Colorado Springs, CO 80921.

 

The parties agree as follows:

 

1.GRANT OF LICENSE.

 

Licensor owns the trademark, tradename, and likeness of the Bourbon Brothers brand (the “Brand”). Examples and current uses of the Brand are attached to this Agreement as Exhibit A. In accordance with this Agreement, Licensor grants Licensee an exclusive license to use the Brand for packaged prepared foods products to be sold in retail grocery stores, superstores, big box stores, shopping club stores, and other retail outlets where food products are sold. Licensor retains title and ownership of the Brand.

 

2.PAYMENT OF ROYALTY.

 

Licensee will pay to Licensor a royalty equal to $10,000 per month on a perpetual basis, so long as the Brand is being used for commercial purposes by Licensee. The royalty payment shall be due the 5th day of every month.

 

3.MODIFICATIONS AND USES.

 

Licensee may not modify or change the Brand in any manner. In every instance where Licensee intends to use the Brand for commercial purposes, it must first retain approval from Licensor

 

4.DEFAULTS.

 

If Licensee fails to abide by the obligations of this Agreement, including the obligation to make a royalty payment when due, Licensor shall have the option to cancel this Agreement by providing 30 days’ written notice to Licensee. Licensee shall have the option of preventing the termination of this Agreement by taking corrective action that cures the default, if such corrective action is taken prior to the end of the time period stated in the previous sentence, and if there are no other defaults during such time period.

 

5.CONFIDENTIAL INFORMATION.

 

The term “Confidential Information” means any information or material which is proprietary to Licensor, whether or not owned or developed by Licensor, which is not generally known other than by Licensor, and which Licensee may obtain through any direct or indirect contact with Licensor. Regardless of whether specifically identified as confidential or proprietary, Confidential Information shall include any information provided by Licensor concerning the business, technology, and information of Licensor and any third party with which Licensor deals, including, without limitation, business records and plans, trade secrets, technical data, contracts, financial information, pricing structure, discounts, copyrights and intellectual property, strategic alliances, partners, and customer and client lists. The nature of the information and the manner of disclosure are such that a reasonable person would understand it to be confidential.

 

A.“Confidential Information” does not include:

 

matters of public knowledge that result from disclosure by Licensor;

 

 

 

 

information rightfully received by Licensee from a third party without a duty of confidentiality;

 

information independently developed by Licensee;

 

information disclosed by operation of law;

 

information disclosed by Licensee with the prior written consent of Licensor;

 

any other information that both parties agree in writing is not confidential.

 

6.PROTECTION OF CONFIDENTIAL INFORMATION.

 

Licensee understands and acknowledges that the Confidential Information has been developed or obtained by Licensor by the investment of significant time, effort, and expense, and that the Confidential Information is a valuable, special and unique asset of Licensor which provides Licensor with a significant competitive advantage, and needs to be protected from improper disclosure. In consideration for the receipt by Licensee of any Confidential Information, Licensee agrees as follows:

 

A.No Disclosure.

 

Licensee will hold the Confidential Information in confidence and will not disclose the Confidential Information to any person or entity without the prior written consent of Licensor.

 

B.No Copying/Modifying.

 

Licensee will not copy or modify any Confidential Information without the prior written consent of Licensor.

 

C.Unauthorized Use.

 

Licensee shall promptly advise Licensor if Licensee becomes aware of any possible unauthorized disclosure or use of the Confidential Information.

 

D.Application to Employees.

 

Licensee shall not disclose any Confidential Information to any employees of Licensee, except those employees who are required to have the Confidential Information in order to perform their job duties in connection with the limited purposes of this Agreement. Each permitted employee to whom Confidential Information is disclosed shall sign a non-disclosure agreement substantially the same as this Agreement at the request of Licensor.

 

7.WARRANTIES.

 

In no event will Licensor be liable for direct, indirect, special, incidental, or consequential damages, that are in any way related to the Brand.

 

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8.NON-EXCLUSIVE LICENSE TO LICENSOR.

 

As of the effective date, Licensee grants back to Licensor a non-exclusive royalty-free license to use the Brand as Licensor sees fit, including for the creation of other licensed works, which shall be limited to products which do not compete directly with the products offered by Licensee, specifically food products.

 

9.TRANSFER OF RIGHTS.

 

This Agreement shall be binding on any successors of the parties. Neither party shall have the right to assign its interests in this Agreement to any other party unless the prior written consent of the other party is obtained.

 

10.TERMINATION.

 

This Agreement may be terminated by Licensee by providing 180 days’ written notice to Licensor. However, this Agreement cannot terminate prior to January 1, 2024.

 

11.ENTIRE AGREEMENT.

 

This Agreement contains the entire agreement of the parties and there are no other promises or conditions in any other agreement whether oral or written. This Agreement supersedes any prior written or oral agreements between the parties.

 

It is understood that the Parties to this Agreement were previously party to a jointly-owned entity between the Parties, Bourbon Brothers Meats, LLC. Bourbon Brothers Meats, LLC will be dissolved as a result of this Agreement, which supersedes any and all previous agreements between the Parties.

 

12.AMENDMENT.

 

This Agreement may be modified or amended if the amendment is made in writing and is signed by both parties.

 

13.SEVERABILITY.

 

If any provision of this Agreement shall be held to be invalid or unenforceable for any reason, the remaining provisions shall continue to be valid and enforceable. If a court finds that any provision of this Agreement is invalid or unenforceable, but that by limiting such provision it would become valid or enforceable, then such provision shall be deemed to be written, construed, and enforced as so limited.

 

14.WAIVER OF CONTRACTUAL RIGHT.

 

The failure of either party to enforce any provision of this Agreement shall not be construed as a waiver or limitation of that party’s right to subsequently enforce and compel strict compliance with every provision of this Agreement.

 

15.APPLICABLE LAW.

 

This Agreement shall be governed by the laws of the State of Colorado.

 

16.SIGNATORIES.

 

This Agreement shall be signed on behalf of Licensor by JW Roth, it’s CEO and on behalf of Licensee by Mitchell Roth, it’s CEO and effective as of the date first above written.

 

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Licensor:

Notes Live, LLC

 

By: /s/ JW Roth   Date: 5-17-22  
JW Roth, CEO        

 

Licensee:

Roth Industries, LLC

 

By: /s/ Mitchell Roth   Date: May 17, 2022  
Mitchell Roth CEO        

 

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Exhibit A

 

The below marks and applications are intended to be examples of approved uses of the marks, not an exhaustive list of potential uses, now-currently approved uses, or future applications of the Brand under this agreement.

 

 

 

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Exhibit 10.41

 

MARKETING AND CONSULTING SERVICES AGREEMENT

 

THIS MARKETING AND CONSULTING SERVICES AGREEMENT (this “Agreement”) is made and entered into as of January 25, 2023, by and between NOTES LIVE, INC. and Chad Hennings, an individual (the “CONSULTANT”).

 

NOTES LIVE desires to have the CONSULTANT provide NOTES LIVE, and the CONSULTANT desires to provide NOTES LIVE, with certain services, all in accordance with the terms and conditions set forth in this Agreement. Therefore, in consideration of the mutual promises contained in this Agreement, NOTES LIVE and the CONSULTANT agree as follows:

 

1. Services. From time to time, NOTES LIVE may request that the CONSULTANT provide certain services to NOTES LIVE. If the CONSULTANT is willing to provide the requested services to NOTES LIVE, then NOTES LIVE and the CONSULTANT shall execute a “Statement of Work,” which shall set forth (a) the services to be provided by the CONSULTANT, (b) the amount of compensation NOTES LIVE are to pay the CONSULTANT for such services, (c) the manner in which such compensation is to be paid, (d) the time frame in which such services are to be completed, and (e) such other terms and conditions agreed to by NOTES LIVE and the CONSULTANT. Each Statement of Work executed by NOTES LIVE and the CONSULTANT shall be incorporated herein by reference and made a part of this Agreement. As used herein, the term “Services,” means all services provided by the CONSULTANT to NOTES LIVE pursuant to this Agreement. The initial Statement of Work is attached hereto, and incorporated herein by reference, as Exhibit A Each subsequent Statement of Work, if any, shall be deemed incorporated herein by reference and shall be governed by the terms and conditions of this Agreement. The CONSULTANT represents, warrants and covenants to NOTES LIVE that (i) the CONSULTANT shall perform the Services with reasonable skill and care, in a manner consistent with industry standards and in compliance with all applicable laws, (ii) if an individual, the CONSULTANT is qualified to perform all Services and is legally permitted to work in the United States and, if an entity, the CONSULTANT will only use qualified personnel who are legally permitted to work in the United States to perform the Services, and (iii) the Services will conform in all material respects with the descriptions and specifications specified by NOTES LIVE.

 

2. Term. The term of this Agreement shall commence on the date hereof and terminate on the earlier of the following dates: (a) the date that is 45 days after either party provides written notice of termination to the other party; (b) if an individual, the date the CONSULTANT dies or becomes disabled or, if an entity, the date the CONSULTANT dissolves, files for bankruptcy or becomes insolvent; or (c) the date that is 10 days after NOTES LIVE provides the CONSULTANT with notice that the CONSULTANT is in breach of this Agreement, unless the CONSULTANT adequately cures such breach within 10 days of delivery of such notice. Upon termination of this Agreement, NOTES LIVE shall be obligated only to pay for the Services properly rendered prior to the date of termination, pro rated to the date of termination, and no other payments shall be due to the CONSULTANT from NOTES LIVE. Upon termination of this Agreement, the rights and obligations of the parties under this Agreement shall terminate except for those set forth in Sections 5 – 7, which shall survive the termination of this Agreement.

 

 

 

 

3. Compensation and Expenses. In exchange for the Services to be provided by CONSULTANT hereunder, NOTES LIVE agree to pay to CONSULTANT the following compensation on the following terms: (a) $5000.00 per month in cash, payable on the 5th of each month, or, if such date is not a business day, then on the following business day; and (b) a warrant to purchase up to 10,000 shares of NOTES LIVE common stock in accordance with terms set forth in the Warrant agreement attached hereto as Exhibit B. With respect to CONSULTANT’s exercise of any such warrant, CONSULTANT represents that he is qualified as an accredited investor and has relied only upon his own knowledge and experience in exercising such warrant and not upon any non-public statement or information related to NOTES LIVE. Except as otherwise agreed in writing between NOTES LIVE and the CONSULTANT, NOTES LIVE shall be responsible for all expenses, including, but not limited to, travel and other out-of-pocket expenses, that the CONSULTANT incurs in rendering Services under this Agreement.

 

4. Relationship of Parties. It is understood and agreed that the CONSULTANT is an independent contractor providing services as provided herein, and NOTES LIVE shall neither direct the manner nor the method by which the CONSULTANT provides such services except pursuant to this Agreement. The parties hereto do not intend to create an employment, joint venture, partnership or agency relationship between NOTES LIVE and the CONSULTANT. The CONSULTANT acknowledges that it is an independent contractor for all purposes. As an independent contractor, the CONSULTANT acknowledges and agrees that NOTES LIVE will not be responsible for payment of any F.I.C.A., F.U.T.A., or other similar charges or withholdings on behalf of the CONSULTANT, and that it is the CONSULTANT’s obligation to report and pay all federal, state and local income, self-employment and other taxes due on all compensation paid to the CONSULTANT by NOTES LIVE. NOTES LIVE will issue a Form 1099 for all compensation paid to the CONSULTANT as appropriate. Neither the CONSULTANT, nor any of its employees, independent contractors, agents or representatives, if any, shall have any claim under this Agreement or otherwise against NOTES LIVE for vacation pay, sick leave, retirement benefits, Social Security, workers’ compensation, disability, employment insurance benefits or employee benefits of any kind. The CONSULTANT is solely responsible for compensating its employees, independent contractors, agents and representatives, if any, who provide services to NOTES LIVE under this Agreement.

 

5. Use of CONSULTANT’s Name and Likeness. CONSULTANT hereby authorizes the Company to use, reuse, and to grant others the right to use and reuse, CONSULTANT’s name, photograph, likeness (including caricature), voice, and biographical information, and any reproduction or simulation thereof, in any form of media or technology now known or hereafter developed, both during and after CONSULTANT’s appointment, for any purposes related to the Company’s business, such as marketing, advertising, credits, and presentations.

 

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6. Proprietary Confidential Information. CONSULTANT agrees that the work products from the services provided to NOTES LIVE shall be owned by NOTES LIVE, and no proprietary or confidential information related to NOTES LIVE shall be used or disclosed by CONSULTANT for any purposes other than CONSULTANT’s performance of services hereunder. Nothing contained in this section shall be construed as prohibiting CONSULTANT from utilizing in any manner public information or knowledge and experience of a general nature acquired in the performance of services for Client. Confidential information includes all information proprietary and confidential to NOTES LIVE, which confidential information shall remain the sole property of NOTES LIVE unless the ownership of such confidential information is otherwise expressly set forth in the agreement Items will not be considered confidential information if: (a) available to public other than by a breach of an agreement by the recipient; (b) rightfully received from a third party not in breach of any obligation of any confidentiality; (c) independently developed by one party without access to the confidential information of the other; or (d) rightly known to the recipient at the time of disclosure as verified by its written records. Planta party agrees that it shall not use for any purpose or disclose to any third party any confidential information of the other party without the express written consent of the other party. Each party agrees to safeguard the confidential information of the other party against use or disclosure other than as authorized by or pursuant to this agreement

 

7. Miscellaneous. This Agreement (a) constitutes the entire agreement of the parties with respect to the subject matter hereof, and supersedes and cancels all prior negotiations, writings, commitments and understandings, if any, between the parties with respect to the subject matter hereof; (b) may not be amended, and no provision of this Agreement may be waived, except in a writing signed by all the parties; (c) will be construed in accordance with the laws of the state of Colorado, without regard to its conflict of laws provisions; (d) will bind the successors and assigns of each party hereto; (e) is a personal services contract unique to CONSULTANT’s name and personality and therefore may not be assigned; and (f) may be executed in one or more counterparts, all of which shall be considered one and the same agreement, and shall be effective when one or more such counterparts have been signed by each of the parties and delivered to the other parties. Any dispute hereunder shall be resolved solely in state or federal courts of Colorado, and the parties hereby consent to exercise of personal subject matter jurisdiction by such courts.

 

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IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be signed as of the day and year first written above.

 

  NOTES LIVE:
   
  By: /s/ JW Roth

 

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  CONSULTANT:
  Chad Hennings
     
  By: /s/ Chad Hennings

 

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EXHIBIT A

 

Statement of Work Number One

 

1.Chad Hennings will accept an appointment on the Board of Directors of NOTES LIVE upon nomination and due election; Mr. Hennings will voluntarily resign from the board upon any termination of this agreement

 

2.Chad Hennings will actively work with NOTES LIVE’s business development team to market and promote NOTES LIVE and to introduce NOTES LIVE to influential members of the Dallas / Fort Worth community, including without limitation investors, politicians, and to assist us in networking relationships beneficial to NOTES LIVE’s business in the Texas market.

 

3.Chad Hennings will act as a “Spokesperson” for NOTES LIVE and will attend presentations in the Texas market.

 

4.Mr. Hennings will devote his best and professional efforts to the services described herein. Mr. Hennings’ services will generally require personal time of not less than 780 hours per week. Mr. Hennings agrees to provide NOTES LIVE, upon request, with a report of his services hereunder including persons contacted, meetings held, planned development meetings, etc.

 

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EXHIBIT B

 

(Warrant Agreement)

 

[Omitted.]

 

 

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Exhibit 10.42

 

CONFIDENTIAL

 

 

TICKETING SERVICES AGREEMENT

 

This Ticketing Services Agreement (this “Agreement”) is entered into as of May 1, 2023 (the “Effective Date”), by and between AXS Group LLC, a Delaware limited liability company (“AXS”), and Notes Live, Inc., a Colorado corporation (“Client”), with reference to the following facts:

 

WHEREAS, AXS owns and operates AXS.com and the related back office ticketing systems and applications for the sale, issuance, resale and transfer of tickets and other rights associated with such events, including a primary market interface known as “Fansight”, a marketplace which facilitates the creation of a proprietary, branded and controlled resale marketplace, and a co-mingled seat map that offers both primary and resale tickets for sale on the same seating map (collectively, the “AXS Platform”); and WHEREAS, Client desires to utilize the AXS Platform in connection with ticketing operations and to engage AXS as its exclusive agent for providing ticketing and other services to the public with respect to all events scheduled or presented at the venue(s) defined in Schedule 1 attached hereto (collectively, the “Venues”, and all events at such Venues, collectively, the “Events”), on the terms and conditions set forth herein. Tickets to the Events are referred to herein as the “Tickets.”

 

NOW THEREFORE, in consideration of the foregoing and the mutual promises set forth herein and for other good and valuable consideration, the parties hereto agree as follows:

 

1.  Term. The initial term of this Agreement shall commence on the Effective Date and shall continue to be coterminous with the term of that certain booking agreement between Anschutz Entertainment Group, Inc. or one of its affiliates (“AEG”) and Client (the “AEG Booking Agreement”), or through such later date that final Ticket settlement for any then remaining Events placed on the AXS Platform has occurred and AXS has been paid all fees owing from Client to AXS under this Agreement, whichever is later (the “Term”). Client shall notify AXS of the specified term set forth in the AEG Booking Agreement for purposes of this Section 1. In the event that, at anytime after the Effective Date, there is a suspension of Ticket sales due to a Force Majeure event, the Term of the Agreement shall be automatically extended by an amount of time equal to the Force Majeure Period (as defined in Section 16(g) below). Client agrees to include AXS in any RFP or bid process with respect to the provision of ticketing services after the end of the initial Term.

 

 

 

 

2.  Ticket Sales Rights.

 

(a)  Ticketing Rights. AXS shall serve as Client’s sole and exclusive provider of primary and resale ticketing software sales and services with respect to the Events, and AXS shall have the sole and exclusive right to sell all Tickets via any means (now known or to be discovered) in connection with all Events. Client shall place the entire manifest of Tickets on the AXS Platform for each Event. Client shall not directly or indirectly sponsor, promote, integrate with, receive any compensation from, advertise, authorize or permit the use of any third-party website, system or service in connection with the sale, resale or issuance of Tickets. For clarity, the preceding sentence shall not restrict so-called “Fire Pit Suite Holders” from reselling their suites outside of the AXS Platform. Client and AXS will each use its reasonable best efforts to not sell Tickets to any person or entity that such party believes will re-sell Tickets to Client’s Event(s) contrary to the intention of this Agreement. For example, sales to brokers shall not be permitted without the consent of AXS and the payment to AXS of a standard per-ticket fee pursuant to Exhibit A. AXS will enable the co-mingled seat map and stand-alone marketplace (and will activate the resale tile) for the Events, and the parties shall share fee revenues from primary and secondary market sales of Tickets, consistent with Exhibit A of this Agreement. AXS Mobile ID is the only free and only electronic method of delivery of Tickets, whether primary or resale.

 

(b)  Resale Marketplace Procedures.

 

(i)  Inventory Listings. The AXS Official Resale platform is on from the time that the first Ticket for an Event is sold, whether that Ticket is sold through a pre-sale or general public on sale, allowing the customer to list Tickets for resale. Resale inventory will not be available for consumers to purchase until the start of the public on sale. For general admission Events, resale Ticket listings will be available through the AXS Event Detail page via an “AXS Official Resale” tile; for reserved seating Events, resale Ticket listings will be within the co-mingled seat map.

 

(ii)  Transfer or Delivery Delay Requests. In the event that Client would like to delay delivery of AXS Mobile ID tickets, a transfer delay can be requested through AXS Client Services (and in the case of a touring Event, will only be honored if a similar request is made of all venues on the tour). All transfer delay requests should be submitted in advance of the Event being announced, and are subject to prior approval by AXS. Client acknowledges that a transfer delay will prohibit any Tickets being transferred to other fans in advance of the transfer delay being lifted.

 

(iii)  “Sold Out” Rules. Ticket sales for an Event will not be described as “Sold Out” (i.e., the Event pages will not include the words “sold out” in any description of the Event) on the AXS Platform or Venue website, unless it has been mutually agreed in advance that resale is disabled and further provided that there are no Premium/VIP offerings for such Event. Notwithstanding the above, this subsection will not restrict Client in its promotor marketing, from describing an Event as “sold out”, and Client can report Ticket sales status to the applicable promotor; the intent is to avoid describing Ticket sales as “sold out” because Tickets may still be available on the AXS Official Resale platform.

 

(iv)  Tour-Wide Parity. If there is a tour-wide artist exception to disable resale for an Event, resale may be disabled on AXS upon mutual agreement. If it is discovered that resale for an Event is enabled on Ticketmaster or any other primary ticketing provider, AXS will notify Client thereof and Client will request that the other provider pull the listing down. If the listing is not pulled down within forty-eight (48) hours after the AXS request, then the AXS Official Resale platform will be activated.

 

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3.  License to Client; AXS IP Rights. AXS hereby grants Client a limited, nonexclusive, non-transferable license to access and use the AXS Platform and Equipment (as listed in Exhibit A) solely for Client’s internal business use in connection with the Events, throughout the Term. AXS and its licensors reserve all right, title and interest in and to the AXS Platform not expressly granted to Client under this Agreement, including without limitation all intellectual property and proprietary rights (and similar, equivalent or corresponding rights) in or as to any of the following, including copyrights, patents, patent applications, trademarks, service marks, trade secrets, know-how, trade dress, trade names, logos, codes (including source codes and/or object codes), corporate names and domain names, together with all of the goodwill associated therewith, all work product, documents, and other materials as may be developed and/or provided by AXS or its service providers or licensors to Client in connection with the AXS Platform and/or services pursuant to this Agreement (including all derivative works thereof) (collectively, the “AXS IP”), shall be and remain the property of AXS and its licensors and no portion thereof may be used, disclosed, transmitted, transferred, sold, assigned, leased, reverse engineered, modified, adapted, displayed, or otherwise disposed of, or made available for access or use by third parties, or be commercially exploited by or on behalf of Client, its employees or agents, except as expressly provided in this Agreement. For clarity, the AXS IP does not include Event Data or reports relating to the number of Tickets purchased for, and other details regarding, the Events.

 

4.  Fees and Services Details. Details regarding fees and services are provided in Exhibit A attached hereto.

 

5.  Accounting Procedures and Settlement of Funds.

 

(a)  Sales Made on AXS Merchant Accounts. For all sales of Tickets to Client’s Events on AXS channels processed through AXS merchant accounts (including internet and mobile sales), AXS shall collect all transaction proceeds and shall deposit such proceeds into an account maintained by AXS, including any sales taxes owed and due. AXS will provide Client, and any resale sellers who sell Tickets to Client’s Events on the AXS Platform, with payment services for such sales, including use of AXS’s merchant account, processing of credit card, debit card, digital wallets, and other payment types (e.g., PayPal) accepted on the AXS Platform, fraud reduction, and chargeback challenge administration services (collectively, the “Payment Services”) in exchange for a processing, chargeback and payment administration fee in the amount of three percent (3%) of the gross transaction amount processed by an AXS merchant account, or such other Payment Administration Fee set forth Exhibit A, whichever is higher (the “Payment Administration Fee”). Payment Administration Fees compensate AXS for merchant bank fees, gateway fees, and any other fee associated with the merchant accounts or processing of payments by AXS for transactions relative to Client’s Events pursuant to this Agreement, including the costs of disputing chargebacks and assuming the risk of loss on chargebacks for sales via the AXS merchant account, and shall be deducted prior to AXS remitting payments of the amounts owed to Client hereunder (each, a “Settlement Payment”). All gross monies processed will be subject to the Payment Administration Fee — whether or not the item has a service, handling or delivery fee. The Payment Administration Fee is generally included within the service fee that is assessed to the customer and will be deducted prior to determining the revenue sharing amounts payable to Client pursuant to Exhibit A.

 

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(i)  Sales Made on Client’s Merchant Accounts. With respect to sales of Tickets via Client-controlled channels (such as the Venue box office, back office or any other Client-controlled sales channel), Client will: (i) utilize its own merchant account for such sales and (ii) be solely responsible for all payment processing costs, credit card fees chargebacks, and funding and processing all refunds relative to such sales.

 

(ii)  Schedule for Settlement Payments. AXS shall make Settlement Payments to Client as follows: with respect to primary sales, AXS shall collect all proceeds from the sale of Tickets to Event(s) made on the AXS Platform and deposit all such proceeds into an account maintained by AXS. AXS shall make payments to Client via electronic delivery, weekly on Thursdays on a post-performance basis (i.e., weekly based on Events which took place during the previous Monday through Sunday, for all gross proceeds from Ticket sales and taxes collected on behalf of Client in accordance with this Agreement, less all authorized AXS fees and Payment Administration Fees due to AXS and any other applicable charges authorized in the Agreement. AXS shall make Settlement Payments to Client with respect to resale Tickets Net fee revenues owing to Client monthly, on the tenth (10th) day following the end of the month in which the resale transaction occurred. Client shall provide AXS with any information reasonably requested by AXS in order to remit such payments, including bank account details for remitting payments, including the following information:

 

Bank Name:

Bank Address:
Account Holder:
Account Number:
Routing Number:

 

Details about sales and other transaction-based tax responsibility are further described in Section 13 below.

 

(b)  Secondary Market Sales - AXS’s Merchant Account. For clarity, AXS uses its own merchant account for processing sales of Tickets by resale sellers to resale buyers using AXS’s own merchant account and payment services providers, and shall share net fee revenues of resale transactions (after deducting the 3% Payment Administration Fee) with Client in the amount(s) set forth in Exhibit A, on a monthly basis. AXS will be responsible for refunding customers entitled to refunds (e.g., for a cancelled Event) who purchased secondary market Event Tickets from a resale seller on the AXS secondary marketplace. In the event that any such refunding involves previously distributed resale proceeds for Tickets originally sold using Client’s merchant account or other direct payment to Client, Client will provide such assistance as reasonably requested by AXS in order to facilitate collection and reversal of funds previously distributed to the resale Ticket sellers.

 

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(c)  Refunds. For cancelled Events, or for other reasons in consultation with Client (such as postponed or rescheduled Events which provide for a refund window), AXS will process refunds for sales made via AXS’s merchant account on AXS channels, and all fees (with the exception of priority shipping) will be refunded to the consumer along with the Ticket price. AXS will deduct the amounts of such refunds and related chargebacks from the next Settlement Payment that becomes due and payable to Client. Notwithstanding anything herein to the contrary, in the event that AXS is not then currently holding sufficient Ticket proceeds otherwise owing to Client in the next Settlement Payment to cover such refunds and related chargebacks (or any other amounts owing to AXS pursuant to this Agreement), AXS may at its election (i) offset the deficiency (or amount due, as the case may be) against future Settlement Payments, or (ii) invoice Client for the deficiency, which Client shall then remit electronically into an account specified by AXS within two (2) business days after receipt of AXS’s invoice. Additionally, AXS may, in its sole discretion, withhold payment of all refunds until it is holding or has received sufficient amounts to cover the refunds. AXS will make such refunds for a period of thirty (30) days after the date upon which AXS is in possession of the required funds with respect to a particular Event. After such thirty (30)-day period, Client shall be solely responsible for making all refunds for such Event. AXS shall be entitled to deduct and retain all payment administration fees incurred by AXS in connection with the refunded Event, with such reimbursement either being paid by Client immediately upon invoice or, at AXS’s sole discretion, such reimbursement amount being deducted from monies owed to Client under the next Settlement Payment(s), if AXS charges other comparable clients for same. With respect to sales of Tickets via Client-controlled channels (such as the Venue box office, back office or any other Client-controlled sales channel), Client will: (i) be solely responsible for all amounts refunded to customers and (ii) will be solely responsible for processing such refunds. For clarity, with respect to sales of Tickets via Client’s merchant account, Client will be solely responsible for processing refunds of Tickets, e.g., for any cancelled Events or postponed or rescheduled Events where a refund window is in effect.

 

(d)  Fraud Reduction. In an effort to minimize fraud, AXS shall have the right to cancel any orders attempted that it reasonably believes are fraudulent or otherwise unauthorized, including, but not limited to the following circumstances: (i) billing address information provided does not match the credit card billing address; (ii) duplicate orders; (iii) Ticket purchaser’s name does not match the name on the credit card; and (iv) random orders that cannot be verified by the card holder. If AXS receives a chargeback inquiry prior to an Event, AXS may cancel the order.

 

(e)  Reports. During the Term, AXS will provide Client with online access to reports summarizing all applicable account activity as to an applicable Event.

 

6.  Data.

 

(a)  Purchaser Data. Client and AXS shall jointly own all data: (i) provided by users of the AXS Platform who purchase Tickets for Client’s Events (the “Ticket Purchasers”) to the extent such data is provided as part of the Ticket purchase transaction, including but not limited to, names, email addresses, phone numbers, profiles, details regarding the purchase for the Event, and other marketing or identifying information, so long as the Ticket Purchaser has consented to the collection and use of such information, or such collection and use is otherwise permitted by the applicable privacy policy and applicable law; and (ii) such other data regarding the Events as may be collected by AXS in the performance for Client of the Services ((i) and (ii) collectively, the “Purchaser Data”). For clarity, Purchaser Data does not include any data provided by or obtained by AXS or a third party from any Ticket Purchasers except to the extent such data was collected in connection with the Events, even if such other data is added to AXS’s internal profile on Ticket Purchasers. Each party has the right to use, analyze, modify and copy the Purchaser Data for any lawful purpose consistent with their standard business operations and in connection with providing or receiving ticketing services, provided each party hereby agrees to collect, process, hold and use such information solely in compliance with all applicable privacy policies and in compliance with all applicable laws and regulations and with any relevant Data Requests and other obligations set forth in this Section 6(a) as described further below. Each of Client and AXS agrees to indemnify and hold harmless the other party, and their affiliates, owners, officers, directors, agents and employees and contractors from and against any claims, actions, damages, liabilities or lawsuit arising out of, or relating to the use of, Purchaser Data by the indemnifying party in violation of this Section 6(a). This Section 6(a) shall survive the termination of this Agreement.

 

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(i)  Purchaser Data Requests. As between the parties, the responsibility for compliance with and responding to any communication from a data subject or supervisory authority regarding: (A) the party’s processing of Purchaser Data under the Agreement; (B) either Party’s compliance with this Section 6(a); or (C) a data subject’s exercise of rights under applicable data protection laws (“Data Requests”), shall fall on the party which first received such communication, and such party shall be solely responsible for providing any initial response, within the period specified under applicable law.

 

(ii)  Third Party Data Share Requests from Client. In the event that Client authorizes and/or directs AXS to release and disclose Purchaser Data to a third party (the “Shared Data”), Client agrees to indemnify and hold harmless AXS, its affiliates, owners, officers, directors, agents and employees and contractors from and against any and all claims, actions, damages, liabilities and expenses (including reasonable attorneys’ fees) incurred, arising from or out of AXS’s release and disclosure of the Shared Data to such third party, and/or Client’s or the third party’s use of the Shared Data.

 

(iii)  Data Incidents. “Data Incident” means a breach of security leading to the accidental or unlawful destruction, loss, alteration, unauthorized disclosure of, or access to, Purchaser Data transmitted, stored or otherwise processed by or on behalf of a party to this Agreement. Each party will promptly notify the other party via email to the email address indicated in the Notices section below if it becomes aware of a Data Incident. If applicable laws require notice to authorities or individuals, or other remedial action, the party in control of the Purchaser Data at the time of the Data Incident shall provide such notice or undertake such remedial actions at that party’s sole cost and expense, and as between the parties, the party in control of the Purchaser Data at the time of the Data Incident shall bear all responsibility and liability with regard thereto. If any notices are to be sent to individuals or other parties by Client, AXS shall have the right to approve the text of the notices to be sent by Client. Client will not inform any third party (except as and to the extent necessary under applicable law or law enforcement’s investigation) of the Data Incident without first notifying AXS and obtaining AXS’s prior written consent with regard to the content of the notice.

 

(iv)  Other Assistance. Each party will provide reasonable assistance to the other party with respect to any data protection impact assessments, prior consultations, or other cooperation with data protection authorities which may be required under applicable law.

 

(b)  Event Data. Client will furnish to AXS or enter into the electronic AXS Platform, all necessary information with respect to the proposed arrangement of the Venue for each Event, including seating layout, Ticket prices and structure, any applicable taxes and tax rates, permissible discounts, Ticket header information, color logos and other photos or graphics, entry information, vision and hearing information, wheelchair and other accessible seating information and such other information as AXS may reasonably request or that may be necessary for the proper sale of Tickets through the AXS Platform (collectively, “Event Data”). Such Event Data shall be provided to AXS sufficiently in advance of any on-sale date or Ticket sales for each Event. Client shall be responsible for monitoring and ensuring that Event Data or any other information posted by Client and/or AXS (including its assigns or designees) in connection with any Event(s) and/or the services is accurate and up to date. Client will ensure that it has all necessary rights to provide the Event Data to AXS, and that the Event Data will not infringe upon or otherwise violate the intellectual property rights or other rights of any third party. Client acknowledges that AXS (and its assigns and/or designees) shall be entitled to rely on information posted by and/or approved by Client. Notwithstanding anything in this Agreement to the contrary, AXS will have no liability to Client under this Agreement for any act or omission by AXS in reliance on any Event Data so furnished by Client or in the event of any delay or failure by Client to so furnish any Event Data.

 

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7.  Confidential Information.

 

(a)  The parties acknowledge that by reason of their relationship hereunder, they may from time to time disclose information regarding their business, products, software technology, intellectual property (including, with respect to AXS, the AXS IP), specifications, diagrams, flow charts, procedures, strategic and development plans or concepts, financial information, business plans, marketing plans, security programs, marketing and sales strategies, business records, project records, market reports, business manuals, policies and procedures, and other information that is confidential and of substantial value to the other party, which value would be impaired if such information were disclosed to third parties (“Confidential Information”). The provisions of this Agreement shall be deemed to be Confidential Information.

 

(b)  Confidential Information shall not include information that (i) is or becomes generally available to the public other than as a result of the breach of the confidentiality obligations in this Agreement by the receiving party, (ii) is or has been independently acquired or developed by the receiving party without violating any of the confidentiality obligations in this Agreement, (iii) was within the receiving party’s possession prior to it being furnished to the receiving party by or on behalf of the disclosing party, or (iv) is received from a source other than the disclosing party; provided that, in the case of (iii) and (iv) above, the source of such information was not known by the receiving party to be bound by a confidentiality obligation to the disclosing party or any other party with respect to such information.

 

(c)  Each party agrees that it will keep the Confidential Information strictly confidential and will not use in any way for its own account or the account of any third party, nor disclose to any third party, any Confidential Information revealed to it by the other party without the other party’s prior written consent, except to the extent expressly permitted by this Agreement; provided, however, that the receiving party may disclose the Confidential Information, or any portion thereof, to its directors, officers, employees, legal and financial advisors, controlling persons and entities who need to know such information to perform such party’s obligations under this Agreement and who agree to treat the Confidential Information in accordance with the confidential obligations in this Agreement. Each party shall use the same degree of care to avoid disclosure or use of the other party’s Confidential Information as it employs with respect to its own Confidential Information of like importance and represents that it has adequate procedures to protect the secrecy of such Confidential Information including without limitation the requirement that employees have executed non-disclosure agreements which have the effect of adequately protecting Confidential Information.

 

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(d)  In the event that either party receives a request to disclose all or any part of the Confidential Information under the terms of a subpoena, document request, notice of deposition or other legal proceeding, such party agrees to notify the other pursuant to Section 14 below, within forty-eight (48) hours after receipt of such legal document, and such party agrees to cooperate with the other in any attempt to obtain a protective order.

 

8.  Representations and Warranties.

 

(a)  Each of AXS and Client represents, warrants, and covenants to the other that: (i) it has the right and power to enter into this Agreement, to grant the rights hereunder, and to perform all terms hereof; (ii) it is duly organized and in good standing under the laws of its state of organization; (iii) the entering into and performance of this Agreement will not violate any judgment, order, law, contract, regulation, or agreement applicable to such party or violate the rights of any third party, or result in any breach of, or constitute a default under, any other agreement to which it is a party; (iv) the individual executing this Agreement, and whose signature appears below, is duly authorized to execute this Agreement; (v) it has been advised of its right to seek legal counsel of its own choosing in connection with the negotiation and execution of this Agreement; and (vi) in the case of Client, Client acknowledges and agrees that it is Client’s responsibility to consult with Client’s own tax advisors with respect to Client’s tax obligations hereunder.

 

(b)  Client represents and warrants that it has, and shall continue to have, throughout the Term, the exclusive right: (i) to manage, operate or lease the Venue(s) with respect to the Events, (ii) to sell tickets as the owner (or owner’s designee) of the Event(s), and (iii) to grant AXS the exclusive right to sell Tickets in connection with Event(s) as provided in Section 2 above.

 

(c)  Each party will comply with all laws, rules and regulations (“Laws”) applicable to such party in any state and country in which they do business under this Agreement or which may otherwise be applicable based on the location of Purchasers, including but not limited to such Laws as they may relate to collection, use, processing, transfer, or storage of data, including Purchaser Data, or relating to any Data Incident. Client shall be solely responsible for compliance with all Laws with respect to Client’s Events, including for remitting any applicable taxes collected from consumers to the applicable taxing authorities.

 

(d)  Each party shall be responsible to, and shall, remit to applicable taxing authorities any applicable taxes owed with respect to their own income or payments owing to such party (i.e., Client shall be solely responsible for remitting taxes owing on transaction receipts collected by AXS and remitted to Client hereunder, and AXS shall be solely responsible for any taxes owed related to amounts AXS retains as its fees hereunder).

 

7

 

 

9.  Indemnification. Client agrees to defend, indemnify and hold AXS, its affiliates, subsidiaries, parent company(ies), and their respective officers, directors, employees, agents, vendors, representatives, successors and assigns (“AXS Indemnities”), harmless from and against all third party claims of any kind imposed on, incurred by, or asserted against the AXS Indemnities arising out of, or in connection with Client’s material breach of this Agreement, except to the extent such claim arises solely out of AXS’s negligence or willful misconduct. Subject to Paragraph 12 below, AXS agrees to defend, indemnify and hold Client, its affiliates, subsidiaries, parent company(ies), and their respective officers, directors, employees, agents, vendors, representatives, successors and assigns (“Client Indemnities”), harmless from and against all third party claims of any kind imposed on, incurred by, or asserted against Client Indemnities arising out of or in connection with, AXS’s material breach of this Agreement, except to the extent such claim arises solely out of Client’s negligence or willful misconduct. The party seeking indemnification will (i) give the indemnifying party prompt written notice of the claim, (ii) at the indemnifying party’s expense, cooperate with the indemnifying party and provide to the indemnifying party all reasonably necessary assistance, information and authority in connection with controlling, defending and settling the claim, and (iii) permit the indemnifying party to control the defense and settlement of the claim, provided that the indemnifying party shall not settle the claim in a manner that would bind the indemnified party without the indemnified party’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed.

 

10.  System and Data Security.

 

(a)  AXS will encrypt or otherwise safeguard, Purchaser Data and Event Data while residing on the AXS Platform or data storage servers and devices using industry standard protections such as data encryption software. Once Purchaser Data has been transferred to Client, Client shall also maintain reasonable security and other protections for such Purchaser Data in accordance with industry standards, the applicable privacy policies of AXS and Client, and as may otherwise be required under applicable laws.

 

(b)  AXS shall be responsible for the security of the AXS Platform and the Software, and AXS shall take all reasonable precautions to protect and maintain the security of the AXS Platform in order to fulfill its obligations to Client at all times during the Term of this Agreement.

 

(c)  AXS will perform regular (not less than weekly) backups of Purchaser Data and Event Data; and will ensure that copies of the same are stored consistent with industry standards.

 

(d)  AXS has and will maintain in effect at all times during the Term a service continuity plan that will enable AXS to resume primary functionality of the AXS Platform within twenty (24) hours of any interruption or failure, subject to any Force Majeure event.

 

(e)  Each party will implement and maintain reasonable backup, security and disaster recovery processes and procedures and shall safeguard all access to the AXS Platform.

 

11.  Disclaimer. Client agrees that, except as set forth in this Agreement, Client’s and its Ticket Purchasers’ use of the AXS Platform, related services, and the AXS IP are provided on an “AS IS,” “AS AVAILABLE” basis without any warranties of any kind, whether express or implied, including, without limitation, the warranties of non-infringement, merchantability and fitness for a particular purpose.

 

8

 

 

12.  Limitation of Liability. Neither party shall be liable to the other party for any special, indirect, incidental, punitive, or consequential damages arising from or related to this Agreement or the operation or use of the AXS IP or the services. Nothing herein shall limit the ability of either party to obtain actual damages from the other upon the occurrence of a breach of such party’s obligations under this Agreement or other default, following applicable cure periods. Neither party shall be liable to the other for (a) damages (regardless of their nature) for any delay or failure by such party to perform its obligations under this Agreement due to a Force Majeure event (as defined in Section 16(g) below); or (b) claims made of a subject of a legal proceeding against either party more than one (1) year after any such cause of action first arose. Notwithstanding any other provision of this Agreement, AXS’s liabilities under this Agreement whether under contract law, tort law, or otherwise shall not be greater than two times (2x) the amounts charged by AXS pursuant to the terms of this Agreement in respect of the particular services performed by AXS from which such liabilities arose.

 

13.  Sales Tax and Additional Tax-Related Responsibilities.

 

(a)  Collection of Taxes. AXS will collect, along with the proceeds of all Tickets and ancillary items sold on Client’s behalf, any applicable taxes, including admission, sales, use, or other transaction-based taxes and other applicable city, county or state taxes (collectively, “Taxes”), owed and due on transactions processed on Client’s behalf by AXS pursuant to this Agreement, as detailed on the settlement report. AXS will also collect any and all Taxes due on taxable portions of resale Ticket transactions processed by AXS on behalf of Ticket sellers who use the AXS Resale platform to sell their Tickets to secondary market Ticket buyers, and AXS will therefore be responsible for all tax programming, filing and remittance of sales and other taxes collected to the applicable taxing authorities with respect to such resale Ticket transactions, subject to the provisions of this Section 13.

 

(b)  Remittance of Taxes. The Taxes collected on Client’s behalf on primary market Ticket transactions will be included with the Settlement Payment and Client shall be solely responsible to remit same to the applicable taxing authority, or, if AXS is required by applicable law to remit such Taxes directly to the taxing authority, then AXS will deduct such Taxes prior to making the Settlement Payment and shall remit them to the taxing authority. The Taxes collected on the secondary market Ticket sellers’ behalf will be disbursed to the Ticket seller for remittance by the Ticket seller, or, where required by law, will be deducted by AXS from secondary market proceeds and remitted by AXS on behalf of the Ticket seller to the taxing authority.

 

(c)  Cooperation with any Audit. In the event that AXS or the revenue collected with respect to any Event or any Ticket transaction becomes the subject of an audit, Client will fully cooperate with AXS including timely providing AXS with copies of sales tax returns and/or other related documents evidencing such remittance of Taxes by Client to the applicable taxing authority and Client shall also provide written assurances that Client complied with its legal obligations with regard to the payment and reporting of such Taxes to the applicable taxing authority.

 

(d)  Tax-Indemnification. In addition to any other indemnities in this Agreement, each party hereby agrees to indemnify and hold the other party harmless from the payment of any Taxes, penalties, attorney’s fees, or interest on the transactions contemplated by this Agreement or reasonably related to any default or alleged default in compliance, by Client or AXS, with such tax laws as each party is responsible for. This section shall survive the Term or termination of this Agreement for any reason.

 

9

 

 

14.  Address for Notices. All notices and other communications required hereunder shall be made in writing and delivered to the following: physical addresses with a corresponding email to the following email addresses:

 

If notice to AXS:

AXS Group LLC

425 W. 11th Street

Los Angeles, CA 90015

ATTN: Legal Department

Email: legal@axs.com

 

If notice to Client:

Notes Live, Inc.

1755 Telstar Drive #501

Colorado Springs, CO 80920

ATTN: Sam Voisin, President, COO

Email: svoisin@noteslive.vip

 

15.  Termination. The parties shall have the following termination rights:

 

(a)  Termination for Breach. Except as otherwise contemplated herein, either party shall have the right to terminate this Agreement if the other party commits any material or repeated breach of any of the provisions of this Agreement and (in the case of a breach which is capable of remedy) fails to remedy the same within thirty (30) days after receipt of written notice from the other party giving full particulars of the breach and requiring it to be so remedied (provided, if the default cannot be reasonably cured within such thirty (30) days, the breaching party shall not be in default if such breaching party commences efforts to cure such breach within such thirty (30)-day period and thereafter diligently and in good faith continues to cure the default); provided that neither party may terminate this Agreement if the terminating party is at the time in material breach of any of the provisions of this Agreement (other than as caused by the other party’s material breach). In the event that a breach by Client includes a violation of subsection 2(a) above, and subject to any additional rights and remedies available to AXS, Client shall owe AXS an amount not less than the AXS Fees (as set forth in Exhibit A), otherwise payable to AXS if the Tickets had been sold on the AXS Platform.

 

(b)  Extension of Term for Force Majeure. In the event of a Force Majeure event (as set forth below in subsection 16(g)), the Term of the Agreement will be extended by an amount of time equal to the Force Majeure Period. In the event that any particular Event has to be postponed or rescheduled to a date after the Term of the Agreement is scheduled to expire, then such Event shall continue to be covered by the terms of the Agreement (even though the Agreement shall be expired as to all other Events) until such time that the rescheduled Event has occurred.

 

(c)  Termination for Insolvency. AXS or Client (the “Insolvent Party”) shall provide immediate written notice to the other party in the event that any insolvency, assignment for the benefit of creditors, bankruptcy or similar proceedings are instituted by or against such Insolvent Party. If such proceedings remain undismissed for a period of thirty (30) days after such institution, the other party may immediately terminate this Agreement by written notice to the Insolvent Party.

 

10

 

 

(d)  Termination of Boot Barn Hall Venues. Solely with respect to the venue(s) currently known as Boot Barn Hall located at 13071 Bass Pro Drive, Colorado Springs, Colorado 80921 and Boot Barn Hall located at 312 Jesse Jewell, Gainesville, Georgia 30501 (collectively, the “Boot Barn Venues”), Client may elect to remove the Boot Barn Venues as Venues under this Agreement by providing AXS with thirty (30) days’ advance written notice (the “Boot Barn Notice Period”). After the Boot Barn Notice Period elapses, events scheduled or presented at the Boot Barn Venues shall no longer be Events subject to this Agreement; provided however, that Client and AXS may on a case-by-case basis mutually agree in writing to: (i) remove certain Event(s) at the Boot Barn Venues during the Boot Barn Notice Period from this Agreement (such that Client may use another agent to provide ticketing and related services for such Events prior to the end of the Boot Barn Notice Period), and/or (ii) retain certain Event(s) scheduled prior to the Boot Barn Notice Period as Events under this Agreement (such that AXS continues to provide services under this Agreement for such Event(s) after the expiration of the Boot Barn Notice Period).

 

(e)  Survival. The parties’ rights and obligations which, by their nature, would continue beyond termination, cancellation or expiration of this Agreement, including, without limitation, confidentiality and data security provisions, obligations related to intellectual property and data, indemnification obligations, and governing law, shall survive any such termination, expiration or cancellation. The rights and remedies provided in this paragraph shall be cumulative and not exclusive of any rights or remedies provided by applicable laws. Any termination of this Agreement shall not affect any right or claim hereunder that arises prior to such termination, which claims and rights shall survive any such termination.

 

16.  Miscellaneous Provisions.

 

(a)  Waiver. The failure by either party at any time to require performance by the other party or to claim a breach of any provision of this Agreement shall not affect any subsequent breach or the right to require performance or to claim a subsequent breach.

 

(b)  Identification as Client. Subject to prior written approval of Client as to form and content, AXS may use the name of and identity of Client as an AXS customer in advertising, publicity or similar materials distributed or displayed to prospective customers or others.

 

(c)  Severability. If any term, provision or condition contained in this Agreement shall, to any extent, be ruled invalid or unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall not be affected thereby, and each and every other term, provision and condition of this Agreement shall be enforceable to the fullest extent permitted by law.

 

(d)  Assignment. This Agreement shall be binding upon and shall inure to the benefit of AXS and Client and their respective permitted successors and assigns. Neither party may assign, convey, or transfer any interest in any or all of this Agreement without the prior written consent of the other party, which consent shall not be unreasonably withheld or delayed; provided, however, that such consent shall not be required (i) in the case of a collateral assignment to a lender, (ii) in the case of an assignment to any purchaser successor-in-interest which acquires a party and is capable of performing all obligations of the assignor hereunder, throughout the Term, (iii) in the case of an assignment by Client of its interest in this Agreement in connection with a sale of the Venue, or (iv) in the case of an assignment of its interest in this Agreement to a manager or an operator of the Venue, provided that such manager or operator is capable of performing all obligations of assignor under this Agreement.

 

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(e)  Entire Agreement; Amendments. This Agreement and the exhibits attached hereto comprises the entire agreement between the parties and may not be modified or amended except by written instrument signed by authorized representatives of the parties.

 

(f)  Governing Law; Venue. This Agreement shall be construed in accordance with and governed by the laws of the State of California, without regard to the principles of conflict of law. Other than any claim for equitable or injunctive relief, which shall only be brought in a District Court in Los Angeles County, California, all other claims, disputes and other matters in question between the parties arising out of or relating to this Agreement shall be decided by binding arbitration before one mutually agreed upon neutral arbitrator in Los Angeles, California in accordance with the Comprehensive Commercial Arbitration Rules of JAMS then in effect. Each party shall bear its own costs in connection therewith except that the prevailing party shall be entitled to recover, and the arbitrator shall be empowered to award, costs and reasonable attorneys’ fees to the prevailing party.

 

(g)  Force Majeure; Force Majeure Period. The term “Force Majeure” means causes or events beyond the reasonably foreseeable control of a party including but not limited to natural disaster, acts of god, epidemic, or a pandemic such as COVID-19, or a period of time where Events are not being scheduled or presented at full capacity at the Venue; and the duration of such Force Majeure event shall be defined as the “Force Majeure Period”). Neither party shall be liable or deemed in default as a result of any delay or failure in performance of this Agreement resulting from any such Force Majeure event, but only for the duration of the Force Majeure Period.

 

(h)  Term Extension. If neither party has terminated the Agreement prior to the end of the initial Term (as defined in Section 1) and the Term has not been otherwise extended due to a Force Majeure event, after the initial Term, the Agreement will automatically be extended on a month-to-month basis unless and until terminated by either party upon at least thirty (30) days advance notice to the other party.

 

(i)  Covenant of Good Faith and Fair Dealing. No party shall do anything which shall have the effect of harming or injuring the right of the other party to receive the benefits of this Agreement. Each party shall refrain from doing anything which would render its performance under this Agreement impossible or unfairly frustrate the other party’s right to receive the benefits of the Agreement, and each party shall do everything which this Agreement contemplates that such party shall do to accomplish the objectives and purposes of this Agreement. In the event of a breach pursuant to this this subsection 16(i) by Client, AXS shall be entitled to invoice Client for the reasonable value of services rendered to Client during the Term, which shall be payable by Client within thirty (30) days from its receipt thereof.

 

Electronic Signature; Counterparts. This Agreement, and any other documents requiring a signature hereunder, may be executed via fax, email, or other electronic means, and in one or more counterparts, each of which will constitute an original.

 

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IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the Effective Date set forth above.

 

NOTES LIVE, INC.   AXS GROUP LLC
     
By: /s/ Sam Voisin   By: /s/ Rob Sine
Name: Sam Voisin   Name: Rob Sine
Its: President, COO   Its: CRO

 

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SCHEDULE 1

 

VENUES

 

1.  Initial Venues. The current names and addresses of the initial Venues covered by this Agreement are:

 

Boot Barn Hall

13071 Bass Pro Drive

Colorado Springs, Colorado 80921

 

Boot Barn Hall

312 Jesse Jewell

Gainesville, Georgia 30501

 

Sunset Amphitheater

Currently being constructed in Colorado Springs, Colorado

 

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EXHIBIT A

 

FEES AND SERVICES DETAILS

 

1.  Fees and Revenues to AXS and Client. The amount of fees on Ticket sales and related items are set forth below. AXS shall set the amount of secondary market and other sales types as further described below. All fees assessed to customers are subject to adjustment to be commensurate with industry standards. Any such adjustment will be agreed to in writing (attached to the Agreement, acknowledged via DocuSign, or via an exchange of emails). Client agrees that AXS shall be due the full amount of fees provided herein regardless of whether such fees are included in (as an Inside Charge) or added to (Outside of) the base price. The term “Inside Charge” refers to a fee being charged within the (included inside of) the final Ticket or item base price charged to the customer. The term “Outside” refers to a fee that is charged to the customer on top of (outside of) the final Ticket or item base price. The term “Net” refers to the Payment Administration Fee being deducted prior to determining revenue sharing amounts. Client may designate additional items to be sold, or additional types of fees to be charged on the AXS Platform, in each case upon mutual agreement and provided that AXS is first paid the Payment Processing Fee, and is paid a fee in an amount mutually determined and consistent with the fees set forth below. “Free Event” means an Event that has a zero dollar ($0.00) face value for Tickets for the Event (i.e., no fees are charged to any consumers in order to attend the Event). “Charitable Event” means an Event that is a fundraiser for a 501(c)(3) charitable organization, and the proceeds of such Event benefit such organization. Free Events and Charitable Events are limited to mutually agreed upon events. Client shall notify AXS in writing and request approval to classify a particular event as a Free Event or Charitable Event, which AXS shall not unreasonably withhold. Subject to AXS’s general payment rights under this Agreement, AXS shall invoice Client for amounts due for Free Tickets, and Client shall then remit the amount due electronically into an account specified by AXS within two (2) business days after receipt of AXS’s invoice.

 

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For Boot Barn Hall ONLY:

 

Ticket/Offer Type  Service Fees  AXS Fee/Share  Client’s Share
Free Events (as defined above)  None  $1.00 per Ticket after 20,000 Tickets annually for Free Events at Boot Barn has been reached  None
          
Charitable Events (as defined above)  Determined by Client, minimum of $1.00, not to exceed $2.00  $1.00  100% of Net Service Fee assessed above the AXS Fee
          
Standard Tickets  Per fee schedule below  20% of Net Service Fee — per fee schedule below  80% of Net Service Fee — per fee schedule below

 

Base
Ticket
Fee

From:

  

Base
Ticket
Fee

To:

   Service Fee   Payment
Administration
Fee
   AXS Fee   Client
Revenue
 
$0.01   $14.99   $5.80   $0.50   $1.06   $4.24 
$15.00   $19.99   $7.71   $0.76   $1.39   $5.56 
$20.00   $24.99   $9.38   $0.93   $1.69   $6.76 
$25.00   $29.99   $10.04   $1.09   $1.79   $7.16 
$30.00   $34.99   $10.72   $1.27   $1.89   $7.56 
$35.00   $44.99   $11.97   $1.52   $2.09   $8.36 
$45.00   $54.99   $13.30   $1.85   $2.29   $9.16 
$55.00   $64.99   $14.63   $2.18   $2.49   $9.96 
$65.00   $74.99   $15.45   $2.50   $2.59   $10.36 
$75.00   $84.99   $16.25   $2.80   $2.69   $10.76 
$85.00   $94.99   $17.10   $3.15   $2.79   $11.16 
$95.00   $104.99   $17.96   $3.51   $2.89   $11.56 
$105.00   $119.99   $18.99   $4.04   $2.99   $11.96 
$120.00   $134.99   $19.87   $4.42   $3.09   $12.36 
$135.00   $149.99   $20.93   $4.98   $3.19   $12.76 
$150.00   $164.99   $21.76   $5.31   $3.29   $13.16 
$165.00   $184.99   $23.04   $6.09   $3.39   $13.56 
$185.00   $199.99   $24.13   $6.68   $3.49   $13.96 
$200.00   $219.99   $24.80   $6.85   $3.59   $14.36 
$220.00   $234.99   $26.00   $7.55   $3.69   $14.76 
$235.00   $249.99   $27.24   $8.29   $3.79   $15.16 
$250.00   $264.99   $27.85   $8.40   $3.89   $15.56 
$265.00   $279.99   $29.07   $9.12   $3.99   $15.96 
$280.00   $299.99   $30.21   $9.76   $4.09   $16.36 
$300.00   $319.99   $30.96   $10.01   $4.19   $16.76 
$320.00   $334.99   $32.17   $10.72   $4.29   $17.16 
$335.00   $349.99   $33.36   $11.41   $4.39   $17.56 
$350.00   $369.99   $33.98   $11.53   $4.49   $17.96 
$370.00   $389.99   $35.25   $12.30   $4.59   $18.36 
$390.00   $404.99   $36.54   $13.09   $4.69   $18.76 
$405.00   $424.99   $37.50   $13.55   $4.79   $19.16 
$425.00   $439.99   $38.57   $14.12   $4.89   $19.56 
$440.00   $454.99   $39.54   $14.59   $4.99    $19.96  
$455.00   $469.99   $40.53   $15.08   $5.09    $20.36  
$470.00   $489.99   $41.57   $15.62   $5.19    $20.76  
$490.00   $499.99   $42.66   $16.21   $5.29    $21.16  
 $500+        $42.66   $16.21           

 

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For Sunset Amphitheater ONLY:

 

Ticket/Offer Type  Service Fee  AXS Fee  Client Revenue
Standard Tickets  To be mutually determined by AXS and Client  30% of Net Service Fee  70% of Net
Service Fee
          
Suite Tickets  Determined by Client, minimum of $2.50  $2.50  100% of Net Service Fee assessed above the AXS Fee

 

For All Venues:

 

Ticket/Offer Type  Minimum Service Fee Charged  AXS Fee  Client Revenue
Box Office, Internal,
Comp Tickets*
  TBD by Client  No charge  100% of Net Fees, if applicable
VIP Tickets/Packages  Service Fee: minimum 15%
of the final VIP
Tickets/Package Price for
Tickets/Packages $150 or more
 
For Tickets/Packages
$149.99 or less: the Service
Fee shall equal at least the
amount of the AXS Fee for
non-VIP Tickets/Packages
 
Inside Charge: 10% of the
Lift**, not to exceed $50
  30% of Net Service
Fee + Inside
Charge
  70% of Net
Service Fee +
Inside Charge
AXS Premium  Service Fee: minimum 15% of the base ticket or item price for AXS Premium
Inside Charge: 5% of the base ticket or item price for AXS Premium
  30% of Net Service Fee + Inside Charge  70% of Net
Service Fee +
Inside Charge
Add-Ons (e.g. parking, merchandise, other upsells sold on the AXS Platform)  Inside Charge: 13% of the Add-On price  50% of Net Inside Charge  50% of Net Inside Charge

Resale Tickets

Seller Fee: 7.5% of the Resale Ticket price is charged to Ticket seller as an Inside Charge

 

  Buyer Fee: 22.5% of the Resale Ticket price is charged to the buyer  50% of Net Seller Fee + Buyer Fee (the “Resale Fees”)  50% of Net Seller Fee + Buyer Fee (the “Resale Fees”)

Delivery Fee

AXS Mobile ID USPS Shipping Fee

 

Will Call Fee

  Always Free
 
At least the amount of the AXS Fee
 
TBD
  N/A
 
$6.00 per order
 
TBD
  N/A
 
100% of Net Fees above the AXS Fee
 
TBD
Per Order Handling Fee  To be mutually determined by AXS and Client  30% of Net Service Fee  70% of Net
Service Fee

Payment Administration

Fee

  As set forth in the charts above for Standard Tickets for Boot Barn; for all other Tickets 3% of the gross transaction amount  As set forth in the charts above for Standard Tickets for Boot Barn; for all other Tickets 3% of the gross transaction amount  N/A

 

*Client shall have the ability to issue and deliver box office, internal and complimentary Tickets (i.e., Tickets with zero face value) via the AXS Platform at no charge, provided that if Client sells or distributes such Tickets through any channel or partner for value or sells or provides such Tickets for resale, then the appropriate AXS Fee shall apply and shall be paid by Client.

 

**The term “Lift” is defined as the differential between the final VIP Ticket/Package price paid by the customer, and the original face value of the same Ticket type prior to the value of the VIP elements being added. For example, if a $50 ticket sells as a VIP Package for $150.00, the lift is $100, the inside charge is $10.00, and the consumer pays $150 for the VIP Package plus a Service Fee charged on the Outside, in the amount of $22.50 (15% of $150). After deducting the Payment Administration Fee of $5.18 out of the $22.50 Service Fee, the Net Fees balance of $27.32 will be split between AXS and the Client in the percentages set forth in the Agreement.

 

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2.  Additional Venues — Potential Additional Revenue Sharing.

 

In the event that Client and AXS mutually agree to amend this Agreement to add one or more venues of the type and quality of the Sunset Amphitheater currently being constructed in Colorado Springs (the “Additional Similar Venues,” and each, an “Additional Similar Venue”), Client will be eligible to receive additional revenue sharing payments in the amounts set forth below based on (a) the number of Additional Similar Venue(s), and (b) the number of total Tickets sold cumulatively at the Sunset Amphitheater and Additional Similar Venue(s). Client’s eligibility to receive such additional revenue sharing payments commences when (a) AXS has begun selling Tickets for the Sunset Amphitheater Venue, and (b) AXS has begun selling Tickets for at least one Additional Similar Venue, and (c) the aggregate number of Tickets sold for the Sunset Amphitheater Venue and the Additional Similar Venue have reached One Million (1,000,000) Tickets. For purposes of clarity, any Tickets sold at Boot Barn Venues do not count towards the Ticket thresholds set forth below. Notwithstanding the foregoing, only Tickets for which Service Fee, Payment Administration Fee, and all other fees set forth in Section 1 above were collected and not returned count as Tickets for purposes of this Section 2.

 

For the avoidance of doubt, at the time that this Agreement is amended to add one or more venues, Client and AXS shall confirm in writing whether the additional venue(s) qualify as “Additional Similar Venue(s)”; should the amendment be silent on this point, the new venues shall not constitute “Additional Similar Venue(s).”

 

Number of Additional Similar Venues  Aggregate Number of Tickets Sold at Sunset Amphitheater and Additional Similar Venues  Additional Revenue Due to Client
       
One  1,000,000 - 1,499,999  $0.50/Ticket
   1,500,000 - 1,999,999  $0.75/Ticket
   2,000,000 - 2,499,999  $1.00/Ticket
   2,500,000+  $1.25/Ticket
       
Two  1,000,000 - 1,499,999  $0.75/Ticket
   1,500,000 - 1,999,999  $1.00/Ticket
   2,000,000 - 2,499,999  $1.25/Ticket
   2,500,000+  $1.50/Ticket
       
Three  1,000,000 - 1,499,999  $1.00/Ticket
   1,500,000 - 1,999,999  $1.25/Ticket
   2,000,000 - 2,499,999  $1.50/Ticket
   2,500,000+  $1.75/Ticket

 

18

 

 

3.  AXS Technology and Services. Client will receive use of the AXS Platform which currently includes self-serve inventory management tools and the following technology:

 

Patented AXS Mobile ID Ticketing Ecosystem

 

Real-Time Ticket Sales and Financial Reporting

 

Box Office Point of Sale

 

24x7 support and all available standard upgrades

 

Designated Account Manager in Denver

 

Access Control Ticket Scanning Software

 

AXS IQ or such other business intelligence and analytics platform used at such time by AXS

 

AXS Promoter Mobile Reporting App

 

Point of Sale support and integration

 

Client to receive one (1) 3-D seating maps, and quantity of any 2-D seating map shall be mutually determined.

 

4.  AXS Marketing Suite of Services. AXS shall market tickets for Client’s Events in a manner consistent with the size and stature of the opportunity, which may include any or all of the following tools:

 

AXS.com. Strategic website placements throughout AXS’s website, targeted geographically. Examples include AXS Homepage Carousel placement, banner and display advertising throughout the website;

 

E-cards. Customized emails to targeted consumers of AXS’s opt-in customer database; and

 

Social Media. Posts to AXS’s social media followers, via Facebook, Instagram and Twitter.

 

5.  Connectivity/Equipment. Client will be responsible for reliable and stable Internet connections to the AXS Platform for Box Office operations including sales of Tickets and for Wi-Fi connectivity for all access control locations. During the Term, AXS will provide Client with the use of the Equipment listed below. AXS will own the equipment and will be responsible for maintenance thereof; provided, however, that Client will be responsible for any loss or damage of the Equipment beyond reasonable wear and tear as determined by AXS. Client will return the Equipment to AXS at the end of the Term, at Client’s sole expense. If all Equipment is not received by AXS in good working condition (as determined by AXS) within thirty (30) days following the end of the Term, AXS will charge Client the reasonable market value of the Equipment, as determined by AXS.

 

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EQUIPMENT SCHEDULE

 

Boot Barn Hall - Colorado Springs

 

Item  Quantity
HP All-in-one Box Office Kits (desktop)  2
BOCA Printers  2
Handheld Scanners  5

 

Boot Barn Hall - Gainesville

 

Item  Quantity
HP All-in-one Box Office Kits (desktop)  2
BOCA Printers  2
Handheld Scanners  5

 

Sunset Amphitheater

 

Item  Quantity
HP All-in-one Box Office Kits (desktop)  TBD
BOCA Printers  TBD
Handheld Scanners  TBD

 

The quantity of the equipment to be provided by AXS for use at the Sunset Amphitheater in accordance with this Section shall be mutually determined by AXS and Client.

 

6.  AXS Anywhere Discovery and Distribution Program. Client will receive access to the AXS Anywhere distribution network, which includes affiliates who can broaden the reach of Client’s distribution as well as amplify Event discovery, expanding consumers’ ability to find the Events. Client may choose to allocate primary market tickets through any of AXS’s third-party distribution partners, such as Groupon and Goldstar (each, a “Distribution Partner”). AXS provide each Distribution Partner access to an AXS Platform API for the relevant Event(s) at no cost to Client (though AXS reserves the right to charge the Distribution Partner or any relevant third party negotiated amounts for such access). AXS shall be due the per Ticket AXS Fees for any Ticket sold by any Distribution Partners.

 

7.  AXS Contact Center. AXS will provide consumer facing customer support related to Ticket purchases and users of the AXS Platform from its contact center during standard operating hours (which may be subject to change from time to time due to business conditions) at no additional cost to Client.

 

8.  Implementation, Initial Training and AXS Upgrades. The AXS setup fee will be waived for Client with regard to the standard integration of Events into the AXS Platform. Initial implementation and AXS Platform system training will be included and web training will be offered no cost to Client. Upgrades to the AXS Platform that are generally made available to all AXS clients will also be made available to Client at no cost. However, if Client requests any services beyond what is typically provided by AXS to all of its clients, the parties will enter into a separate Statement of Work (“SOW”) with regard to such additional services, including payment of additional fees, and AXS will have no obligation to provide such additional services unless both parties have executed the SOW.

 

9.  Ticket Stock. AXS will provide Client with AXS-branded ticket stock (which may include AXS ticket stock sponsors) at no cost to Client, or Client may elect to supply its own Client-branded ticket stock, at Client’s expense. Any such ticket stock shall be compatible with the AXS Platform and Equipment.

 

10.  AXS Branding on Venue Website(s) and Box Office(s). The Parties shall mutually determine what AXS branding shall appear on the websites and box office(s) for the Venues. AXS shall preapprove any use of AXS’s branding by Client.

 

 

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Exhibit 10.43

 

CONFIDENTIAL

 

 

AMENDMENT TO TICKETING SERVICES AGREEMENT

 

SUNSET AMPHITHEATER

 

This Amendment to the Ticketing Services Agreement (the “Amendment”) is entered into as of March 29, 2024 (the “Effective Date”), by and among AXS Group LLC (“AXS”), a Delaware limited liability company, and Notes Live, Inc., a Colorado corporation (“Client”), with reference to the following facts:

 

WHEREAS, AXS and Client, entered into that certain Ticketing Services Agreement effective June 8, 2023 (the “Agreement”) whereby Client granted AXS the sole and exclusive right to act as agent for Client to sell Tickets to the public with respect to the Event and AXS agreed to provide certain systems and services to Client, all upon the terms and conditions set forth in the Agreement;

 

WHEREAS, Client has advised AXS and AXS hereby acknowledges that pursuant to the terms of that certain exclusive management agreement (the “AEGP Management Agreement”, and previously referred to as to as the “AEG Booking Agreement”), between Client and AEG Presents Rocky Mountains, LLC (“AEGP”), that AEGP shall be managing the venue currently known as the Sunset Amphitheater (the “Managed Venue”), and Client desires and hereby authorizes AXS and AXS hereby agrees, to modify the Agreement to provide for certain rights conferred on and certain obligations assumed by AEGP, with respect to sales of Tickets to Events at the Managed Venue, and WHEREAS, all modifications set forth in this Amendment shall relate to the Managed Venue only, all in accordance with the terms and conditions set forth below, and for avoidance of doubt, any reference to “amended”, “deleted” and/or “replaced” terms or provisions, shall serve to modify such terms or provisions only in relation to the Managed Venue and shall not serve to modify such terms or provisions in the Agreement, in relation to any other Client Venues (including the Boot Barn Venues), which shall remain in full force and effect throughout the Term. Capitalized terms used herein but not defined herein shall have the meaning ascribed to such terms in the Agreement.

 

NOW, THEREFORE, in consideration of the mutual promises and covenants set forth herein, and solely with respect to the Managed Venue, the parties hereby agree as follows:

 

1. Accounting Procedures and Settlement of Funds. The third sentence of Section 5(a), is hereby amended as follows:

 

“Payment Administration Fees compensate AXS for merchant bank fees, gateway fees, and any other fee associated with the merchant accounts or processing of payments by AXS for transactions relative to Client’s Events pursuant to this Agreement, including the costs of disputing chargebacks and assuming the risk of loss on chargebacks for sales via the AXS merchant account, and shall be deducted prior to AXS remitting payments of the amounts otherwise owed to Client and paid to AEGP hereunder (each, a “Settlement Payment”).

 

 

 

 

2. Sections 5(a)(i)-(ii) of the Agreement shall be deleted in their entirety and replaced as follows:

 

(i) Sales Made on Client’s Merchant Accounts. With respect to sales of Tickets to Events at the Managed Venue via Client-controlled and/or AEGP controlled channels (such as the Managed Venue box office, back office or any other Client-controlled and/or AEGP controlled channels sales channel), Client hereby authorizes AEGP to: (i) utilize its own merchant account for such sales and (ii) AEGP agrees that it shall be solely responsible for all payment processing costs, credit card fees chargebacks, and funding and processing all refunds relative to such sales.

 

(ii) Schedule of Settlement Payments. Subject to the existence of the AEGP Management Agreement and the terms set forth in Section 17 below, Client has directed AXS to remit all payments otherwise owing to Client with respect to sales of Tickets to the Events at the Managed Venue, directly to AEGP. Accordingly, AXS shall make Settlement Payments with respect to primary market ticket sales to AEGP every Thursday to the account designated by AEGP in writing to AXS, with respect to sales which took place during the previous Monday through Sunday, for so long as the AEGP Management Agreement is in place, and has not been terminated. In the event that the AEGP Management Agreement is no longer in effect at some point during the Term, including any extension thereof, then Settlement Payments shall thereafter be made to the Client with respect to Events at the Managed Venue which took place during the previous Monday through Sunday during such Term, or extension thereof, if any. Client has also directed AXS to remit all payments otherwise owing to Client with respect to secondary market sales for Events at the Managed Venue directly to AEGP. AXS shall make Settlement Payments with respect to Net Fees payable to AEGP monthly, on the 10th day following the end of the month in which the resale transaction occurred. AEGP shall separately provide AXS with any information reasonably requested by AXS in order to remit such payments, including bank account details for remitting payments to an account designated by AEGP, which shall include the following information:

 

Bank Name:

Bank Address:
Account Holder:
Account Number:
Routing Number:

 

Details about sales and other transaction-based tax responsibility are further described in Section 13 below. For avoidance of doubt, AEGP shall be solely responsible for settlement and payment of any applicable fees due to Client with respect to both primary and secondary sales of Ticket to Events at the Managed Venue, and Client acknowledges and agrees that upon AXS’s remittance of Settlement Payments to AEGP, Client shall look only to AEGP (and not AXS) for settlement and payment of any applicable fees due to Client with respect to sales of Ticket to Events at the Managed Venue.”

 

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3. Section 5(b) of the Agreement shall be deleted in its entirety and replaced as follows:

 

“(b) Secondary Market Sales - AXS’s Merchant Account. For clarity, AXS uses its own merchant account and payment services providers for processing sales of Tickets by resale sellers to resale buyers and with respect to the Managed Venue, shall share net fee revenues of resale transactions (after deducting the 3% Payment Administration Fee) with AEGP, in the amount(s) set forth in Exhibit A, on a monthly basis. AXS will be responsible for refunding customers entitled to refunds (e.g., for a cancelled Event) who purchased secondary market Event Tickets from a resale seller on the AXS secondary marketplace. In the event that any such refunding involves previously distributed resale proceeds for Tickets originally sold using AEGP’s merchant account or other direct payment to AEGP, AEGP will provide such assistance as reasonably requested by AXS in order to facilitate collection and reversal of funds previously distributed to the resale Ticket sellers.”

 

4. Section 5(c) of the Agreement shall be deleted in its entirety and replaced as follows:

 

“(c) Refunds. For cancelled Events at the Managed Venue, or for other reasons in consultation with AEGP (such as postponed or rescheduled Events which provide for a refund window), AXS will process refunds for sales made via AXS’s merchant account on AXS channels, and all fees (with the exception of priority shipping) will be refunded to the consumer along with the Ticket price. AXS will deduct the amounts of such refunds and related chargebacks from the next Settlement Payment that becomes due and payable to AEGP. Notwithstanding anything herein to the contrary, in the event that AXS is not then currently holding sufficient Ticket proceeds otherwise owing to Client and to be paid to AEGP in the next Settlement Payment, to cover such refunds and related chargebacks (or any other amounts owing to AXS pursuant to this Amendment), AXS may at its election (i) offset the deficiency (or amount due, as the case may be) against future Settlement Payments, or (ii) invoice AEGP for the deficiency, which AEGP shall then remit electronically into an account specified by AXS within two (2) business days after receipt of AXS’s invoice. Additionally, AXS may, in its sole discretion, withhold payment of all refunds until it is holding or has received sufficient amounts to cover the refunds. AXS will make such refunds for a period of thirty (30) days after the date upon which AXS is in possession of the required funds with respect to a particular Event. After such thirty (30)-day period, AEGP shall be solely responsible for making all refunds for such Event. With respect to sales of Tickets via Client-controlled and/or AEGP controlled channels (such as the Venue box office, back office or any other Client-controlled and/or AEGP controlled channels), Client or AEGP, respectively will: (i) be solely responsible for all amounts refunded to customers and (ii) will be solely responsible for processing such refunds. For clarity, with respect to sales of Tickets made directly through AEGP’s merchant account, AEGP will be solely responsible for processing refunds of Tickets, e.g., for any cancelled Events or postponed or rescheduled Events where a refund window is in effect.”

 

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5. Section 13 of the Agreement shall be deleted in its entirety and replaced follows:

 

“13. Sales Tax and Additional Tax-Related Responsibilities.

 

(a) Collection of Taxes. AXS will collect, along with the proceeds of all Tickets and ancillary items sold on AEGP’s behalf, any applicable taxes, including admission, sales, use, or other transaction-based taxes and other applicable city, county or state taxes (collectively, “Taxes”), owed and due on transactions processed on AEGP’s behalf by AXS pursuant to this Amendment, as detailed on the settlement report. AXS will also collect any and all Taxes due on taxable portions of resale Ticket transactions processed by AXS on behalf of Ticket sellers who use the AXS Resale platform to sell their Tickets to secondary market Ticket buyers, and AXS will therefore be responsible for all tax programming, filing and remittance of sales and other taxes collected to the applicable taxing authorities with respect to such resale Ticket transactions, subject to the provisions of this Section 13.

 

(b) Remittance of Taxes. The Taxes collected on AEGP’s behalf on primary market Ticket transactions will be included with the Settlement Payment and AEGP shall be solely responsible to remit same to the applicable taxing authority, or, if AXS is required by applicable law to remit such Taxes directly to the taxing authority, then AXS will deduct such Taxes prior to making the Settlement Payment and shall remit them to the taxing authority. The Taxes collected on the secondary market Ticket sellers’ behalf will be disbursed to the Ticket seller for remittance by the Ticket seller, or, where required by law, will be deducted by AXS from secondary market proceeds and remitted by AXS on behalf of the Ticket seller to the taxing authority.

 

(c) Cooperation with any Audit. In the event that AXS or the revenue collected with respect to any Event or any Ticket transaction with respect to the Managed Venue becomes the subject of an audit, AEGP will fully cooperate with AXS including timely providing AXS with copies of sales tax returns and/or other related documents evidencing such remittance of Taxes by AEGP to the applicable taxing authority and AEGP shall also provide written assurances that it has complied with its legal obligations with regard to the payment and reporting of such Taxes to the applicable taxing authority.

 

(d) Tax Indemnification. In addition to any other indemnities in this Agreement, each of AXS and AEGP hereby agrees to indemnify and hold the other party harmless from the payment of any Taxes, penalties, attorney’s fees, or interest on the transactions contemplated by this Agreement or reasonably related to any default or alleged default in compliance, by AEGP or AXS, with such tax laws, with respect to each party’s respective responsibilities. This section shall survive the Term or termination of this Agreement for any reason.”

 

6. Section 14 of the Agreement shall be deleted in its entirety and replaced as follows:

 

“14. Address for Notices. All notices and other communications required hereunder shall be made in writing and delivered to the following: physical addresses with a corresponding email to the following email addresses:

 

If notice to AXS:

AXS Group LLC

425 W. 11th Street

Los Angeles, CA 90015

ATTN: Legal Department

Email: legal@axs.com

 

4 

 

 

If notice to Client:

Notes Live, Inc.

1755 Telstar Drive #501

Colorado Springs, CO 80920

ATTN: Robert Mudd, President and COO

Email: bmudd@noteslive.vip

 

If notice to AEGP:

AEG Presents LLC

425 W. 11th Street, Suite 400

Los Angeles, CA 90015

ATTN: Shawn Trell, General Counsel

Email: notices@aegpresents.com”

 

7. An additional Section 17 shall be added to the Agreement as follows:

 

“17. AEGP. Notwithstanding anything to the contrary contained herein, AXS and AEGP acknowledge and agree:

 

(a) Under the terms of the AEGP Management Agreement, management of the Managed Venue during the term of such agreement, rests exclusively with AEGP, including, but not limited to, the right to stage Events at the Managed Venue. Client has further authorized AEGP to sell, authorize and/or manage the sale of Tickets to the same, including collecting the revenue associated with such Ticket sales, therefore, during the term of the AEGP Management Agreement, all duties and obligations of AXS, with respect to the Managed Venue, including, without limitation, all indemnification obligations owed to Client under the Agreement, shall be owed to AEGP.

 

(b) During the term of the AEGP Management Agreement, AEGP does hereby assume all the responsibilities and obligations of Client with respect to any and all performance obligations under this Amendment in connection with the Managed Venue, including any and all payment, refund and tax-related obligations, as set forth above. AEGP shall be solely responsible for settlement and payment of any applicable fees due to Client with respect to sales of Ticket to Events at the Managed Venue, and shall indemnify AXS in connection therewith, as well as all attendant indemnification obligations arising under the Agreement with respect to Events at the Managed Venue, which shall be assumed by AEGP, subject to AEGP’S acknowledgement of same as indicated by its signature below.

 

8. Ratification. In the event a conflict arises between this Amendment and the terms and conditions of the Agreement, the terms and conditions of this Amendment shall control, solely with respect to the Managed Venue. Except as specifically set forth herein to the contrary, all of the terms and conditions of the Agreement, including (but not limited to) all terms with respect to all other Venues (including the Boot Barn Venues), shall remain in full force and effect throughout the Term and are hereby ratified and confirmed by Client and AXS.

 

5 

 

 

IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the Effective Date set forth above.

 

NOTES LIVE, INC.  
   
By: /s/ Robert Mudd  
Name:  Robert Mudd  
Its: President and COO  
   
AXS GROUP LLC  
   
By: /s/ Vito Iaia  
Name: Vito Iaia  
Its: CRO  
   
Acknowledged and agreed as to the terms set forth above.  
   
AEG PRESENTS ROCKY MOUNTAINS, LLC  
   
By: /s/ Brent Fedrizzi  
Name: Brent Fedrizzi  
Its: Co-President and COO  

 

 

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Exhibit 10.44

 

CONFIDENTIAL

 

 

SECOND AMENDMENT TO TICKETING SERVICES AGREEMENT

 

This Second Amendment to the Ticketing Services Agreement (the “Second Amendment”) is entered into as of March 29, 2024 (the “Effective Date”), by and among AXS Group LLC (“AXS”), a Delaware limited liability company, and Notes Live, Inc., a Colorado corporation (“Client”), with reference to the following facts:

 

WHEREAS, AXS and Client, entered into that certain Ticketing Services Agreement effective June 8, 2023 (the “Agreement”) and that certain Amendment to the Agreement, dated March 29, 2024 (the “Amendment”); and WHEREAS, the parties desire to modify the Agreement to remove the Boot Barn Venues, as Venues under the Agreement, all in the manner set forth herein. Capitalized terms used herein but not defined herein shall have the meaning ascribed to such terms in the Agreement.

 

NOW, THEREFORE, in consideration of the mutual promises and covenants set forth herein, the parties hereby agree as follows:

 

1. Termination Of Boot Barn Hall Venues. The parties hereby acknowledge and agree, that, pursuant to the terms of Section 15(d) of the Agreement, Client has notified AXS of its election to remove the Boot Barn Hall Venues, as Venues, under the Agreement. Therefore, as of the Effective Date of this Second Amendment, AXS shall have no further obligation to Client, with respect to all Events at the Boot Barn Hall Venues.

 

2. Ratification. In the event a conflict arises between this Second Amendment and the terms and conditions of the Agreement, the terms and conditions of this Second Amendment shall control. Except as specifically set forth herein to the contrary, all of the terms and conditions of the Agreement, shall remain in full force and effect throughout the Term and are hereby ratified and confirmed by Client and AXS.

 

 

 

 

IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment as of the Effective Date set forth above.

 

NOTES LIVE, INC.

 
     
By: /s/ Robert Mudd  
Name: Robert Mudd  
Its: President and COO  
     
AXS GROUP LLC  
     
By: /s/ Vito Iaia  
Name: Vito Iaia  
Its: CRO  

 

 

 

 

 

 

Exhibit 10.45

 

ORDINANCE NO. 019648

 

AN ORDINANCE AUTHORIZING THE CITY MANAGER TO SIGN A CONTRACT OF SALE WITH NOTES LIVE INC, A COLORADO CORPORATION, FOR THE SALE OF APPROXIMATELY 17 ACRES OF PROPERTY LOCATED AT THE NORTHEAST CORNER OF COHEN AVENUE AND GATEWAY BOULEVARD NORTH, EL PASO, TX 79924, LEGALLY DESCRIBED AS A PORTION OF BLOCK 7, CASTNER RANGE SUBDIVISION NO. 1, CITY OF EL PASO, EL PASO COUNTY, TEXAS.

 

WHEREAS, the City of El Paso (“City”) is a municipal corporation organized and existing under the laws of the State of Texas and is the owner of approximately 17 acres of real property situated in Block 7, Castner Range Subdivision No. 1, City of El Paso, El Paso County, Texas (the “Property”); and

 

WHEREAS, the City entered into a Chapter 380 Economic Development Program Agreement (the “380 Agreement”) with Notes Live Inc., a Colorado Corporation (“Company”) on or about the 4th day of June, 2024 in order to facilitate the construction of a 12,500-seat outdoor live entertainment venue, which will revitalize the Cohen Entertainment District, create a new tourism opportunity both regionally and internationally, and provide direct and indirect benefits to the El Paso community, and;

 

WHEREAS, Section 253.0125 of the Texas Local Government Code (the “Code”) authorizes a municipality that has entered into an economic development agreement with an entity, as authorized by Chapter 380 of the Code, to transfer to that entity real property or interest in real property for consideration; and

 

WHEREAS, such consideration must be provided in the form of an agreement between the parties that requires the entity to use the property in a manner that primarily promotes a public purpose of the municipality relating to economic development (the “Contract of Sale”); and further requires that the Contract of Sale include provisions under which the municipality is granted sufficient control to ensure that the public purpose is accomplished and the municipality receives the return benefit; and

 

WHEREAS, the City Council has found that the conveyance of the City’s Property to the Company is in the public interest because it will revitalize the Cohen Entertainment District, create a new tourism opportunity both regionally and internationally, provide direct and indirect benefits to the El Paso community, while also diversifying and expanding the local tax base and creating quality job opportunities; and

 

WHEREAS, the Contract of Sale and related Chapter 380 Agreement between the City and Company provide provisions under with the City is granted sufficient control to ensure that the public purpose relating to economic development is accomplished as a result of the conveyance; and

 

 

 

 

NOW THEREFORE, in consideration of the premises and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

 

THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EL PASO:

 

That the City Manager is authorized to sign, on behalf of the City of El Paso, the Contract of Sale between the City and Company, for the sale of approximately 17 acres of real property situated in Block 7, Castner Range Subdivision No. 1, City of El Paso, El Paso County, Texas; and that the City Manager is further authorized to sign all documents necessary to effectuate this transaction, as approved by the City Attorney’s Office.

 

PASSED AND ADOPTED on this ___________ day of _____________, 2024.

 

    THE CITY OF EL PASO:
     
     
    Oscar Leeser
    Mayor
     
ATTEST:    
     
     
Laura D. Prine    
City Clerk    

 

APPROVED AS TO FORM:   APPROVED AS TO CONTENT:
     
     
Juan S. Gonzalez   Karina Brasgalla, Interim Director
Senior Assistant City Attorney   Economic & International Development

 

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PURCHASE AND SALE AGREEMENT

[*17+/- *] Acres, Cohen Entertainment Center — El Paso, Texas

 

THIS PURCHASE AND SALE AGREEMENT (this “Agreement”), made and entered into as of the _________ day ____________ 2024 (the “Effective Date”), by and between THE CITY OF EL PASO, a political subdivision of the State of Texas (“Seller”), and NOTES LIVE, INC., a Colorado corporation (“Purchaser”).

 

WITNESSETH:

 

FOR AND IN CONSIDERATION of Ten Dollars ($10.00), in hand paid, and other good and valuable consideration, including without limitation, the parties’ respective covenants and undertakings set forth in that certain Chapter 380 Economic Development Program AGREEMENT dated of even date herewith (the “380 Agreement”), the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree and covenant as follows:

 

1. PURCHASE AND SALE. Upon all the terms and conditions hereinafter set forth, Seller convey to Purchaser: (a) all that tract or parcel of land lying and being in El Paso County, city of El Paso, Texas, the same containing approximately 17 acres and being more particularly described on Exhibit “A”, attached hereto and by this reference made a part hereof, together with all rights, easements, appurtenances and hereditaments thereunto belonging; and (b) a leasehold interest in certain parking facilities sufficient to accommodate not fewer than 3,600 vehicles within a one mile radius in connection with events to be conducted on the Property by Purchaser (collectively, the “Property”) subject to a final Traffic Impact Analysis and Parking Study and approval by Operator. Said leasehold interests shall be conveyed at Closing pursuant to a lease agreement (the “Lease”) to be negotiated as to form by Seller and Purchaser prior to expiration of the Inspection Period (defined below). The Lease and the parking rights granted thereunder shall survive any termination of the 380 Agreement and shall have a term of 99 years.

 

2. CONSIDERATION. The consideration for the Property shall be the covenants and undertakings of Purchaser set forth herein and in the 380 Agreement, all of which Seller hereby acknowledges are of substantial and material benefit to Seller.

 

3. SURVEY. Prior to expiration of the Inspection Period (as defined below), Purchaser shall have the right, at Purchaser’s expense, to cause an accurate survey to be made of the Property by a surveyor registered and licensed as such under the laws of the State of Texas. The legal description derived from said survey shall be the legal description used to describe the Property on the conveyance deed.

 

4. TITLE. Seller shall furnish marketable and insurable title to the Property (“insurable” as used herein is defined to mean title which is insurable by a Texas licensed title company at its standard rates without exception, other than those exceptions acceptable to Purchaser). Purchaser shall examine title to the Property and, no later than (15) days prior to the expiration of the Inspection Period, furnish Seller with a written statement of any objections to Seller’s title. If Seller shall fail to cure such legal objections within five (5) days prior to Closing, then Purchaser shall have the right to terminate this Agreement upon written notice to Seller, and upon any such termination the 380 Agreement also shall be deemed automatically terminated without additional action required of each party, and thereafter neither party shall have any further rights or obligations under this Agreement or under the 380 Agreement except as to those rights and obligations that expressly survive termination. Notwithstanding anything herein to the contrary, Purchaser and Seller agree that the Special Warranty Deed delivered to Purchaser at Closing, as set forth in Section 5 below, shall include the following two (2) restrictive covenants (the “Restrictive Covenants”): (a) the Property shall be used exclusively as an entertainment venue as contemplated in the 380 Agreement; and (b) in the event Seller elects to terminate the 380 Agreement in accordance with terms thereof following a Purchaser default thereunder, Purchaser, within thirty (30) days following such termination, shall either (i) reconvey the Property to Seller or (ii) pay to Seller, in cash, the sum of $5,091,075 (said amount to be adjusted following receipt of the final survey to equal: (x) the total square feet within the Property multiplied by (y) $7.41.)

 

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5. CLOSING. Purchaser and Seller shall consummate and close the sale contemplated by this Agreement (the “Closing”) on or before the date forty-five (45) days following expiration of the Inspection Period.

 

At Closing hereunder, Seller shall convey the Property to Purchaser by Special Warranty Deed, which deed shall be in a form recordable in the county in which the Property is located. Seller shall also deliver to Purchaser at Closing a lease conveying to Purchaser the parking rights set forth in Section 1(b) above in reasonable form and substance to be negotiated in good faith by the parties prior to expiration of the Inspection Period (the “Parking Lease”) and such other documents (including without limitation a standard title affidavit) as may be required by Purchaser’s title insurer to cause such insurer to issue in favor of Purchaser a standard ALTA Owner’s Policy of Title Insurance containing no exceptions other than those accepted by Purchaser (but expressly including the Restrictive Covenants).

 

6. INSPECTION. Commencing upon the date of this Agreement and extending through the date sixty (60) days following the Effective Date (the “Inspection Period”), Purchaser shall have the right to enter the Property personally or through agents, employees and contractors for the purpose of making boundary line and topographical surveys of same, making soil tests thereon and in general conducting tests, analyses and investigations of the Property. Purchaser hereby agrees to indemnify and save Seller harmless from any claim or liability that may arise against Seller by reason of such surveys, tests, analyses and investigations. Purchaser further agrees that any test performed or work done shall not unreasonably disturb the Property from its present condition.

 

7. CONDITION OF PROPERTY. Commencing upon the date of this Agreement and extending through Closing hereunder, the Property and title to the Property shall remain in the same condition as on the date hereof, except, however, for natural wear and tear. Seller shall not alter either the condition of the Property or the status of the title to the Property without the prior written consent of Purchaser.

 

8. PURCHASER’S DEFAULT. If the sale and purchase is not consummated because of Purchaser’s default, then Seller shall have as its exclusive remedy the right to terminate this Agreement upon written notice to Purchaser.

 

9. SELLER’S DEFAULT. If the purchase of the Property is not consummated in accordance with the terms and conditions of this Agreement on account of default or breach by Seller, Purchaser may thereafter avail itself of all remedies available at law or in equity including, without limitation, the right to specific performance of this Agreement.

 

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10. CONDITIONS PRECEDENT. The Purchaser’s obligation to close hereunder is expressly conditional and contingent upon Purchaser’s successful testing and inspection of the Property. Purchaser’s inspections are solely for the benefit of Purchaser and may be relied upon or waived by Purchaser at its sole option. In the event that Purchaser determines, on or before the expiration of the Inspection Period, that its tests are not acceptable to Purchaser in its sole discretion, then, Purchaser shall have the right to terminate this Agreement upon written notice to Seller, and upon such termination, the 380 Agreement shall be automatically terminated. Upon any such termination, neither party shall have any further rights or obligations hereunder or under the 380 Agreement, except only as to those rights and obligations that expressly survive termination.

 

11. EMINENT DOMAIN. If, after the date hereof and prior to Closing, Seller receives notice of the commencement or threatened commencement of any eminent domain, condemnation, or other like proceeding against the Property or any portion thereof, Seller shall immediately notify Purchaser, and Purchaser shall elect, by written notice to Seller at any time prior to Closing, either (i) not to close the transaction contemplated hereby, or (ii) to close the transaction contemplated hereby in accordance with its terms, but subject to such proceedings, in which event the Purchase Price shall not be reduced and Seller shall assign to Purchaser all of Seller’s rights in and to any condemnation award or proceeds.

 

12. NOTICE. Any notice required or permitted to be given hereunder shall be sufficient if in writing and delivered in person, by overnight courier, or by email transmission to the party being given such notice at the following addresses:

 

Seller:  

City of El Paso

Attn: City Manager

PO Box 1890

El Paso, Texas 79950-1890

Email: CMO@elpasotexas.gov

     
Copy to:  

City of El Paso

Attn: Economic Development

PO Box 1890

El Paso, Texas 79950-1890

Email: ED@elpasotexas.gov

     
Purchaser:  

Notes Live, Inc.

1755 Telstar Drive, Suite 501

Colorado Springs, Colorado 80920

Attention: Mr. Bob Mudd

Email: bmudd@noteslive.vip

 

Any party may change said address by giving the other parties hereto notice of such change of address. Notice given as hereinabove provided shall be deemed given at the time of personal delivery or completed email transmission, as the case may be.

 

13. ENVIRONMENTAL TESTS. At any time prior to Closing, Purchaser may conduct such environmental tests at its expense as it may desire on and about the Property. Seller will give Purchaser reasonable access to the Property during normal business hours in order to conduct such tests.

 

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14. ASSIGNMENT. Purchaser shall have the right to assign this agreement, without Seller’s consent, to any party controlled by, or under common control with, Purchaser. Purchaser may not otherwise assign this Agreement without the written consent of Seller, which consent may be granted or denied in Seller’s sole discretion.

 

15. MISCELLANEOUS. This Agreement shall be binding upon and inure to the benefit of Seller and Purchaser and their respective heirs, executors, administrators, legal representatives, successors and assigns. This Agreement constitutes the entire agreement between the parties hereto, and no modification hereof shall be binding unless set forth in a writing signed by Seller and Purchaser. Purchaser shall have the right to assign this Agreement either in whole or in part, subject to the provisions of paragraph 14. The paragraph titles are inserted herein only as a matter of convenience and reference and in no way define, limit or describe the scope or intent of this Agreement nor in any way affect this Agreement. The laws of the State in which the Property is located shall govern the interpretation, validity and enforcement of this Agreement, and if any provision herein shall be invalid or unenforceable, the validity and enforceability of the remaining provisions shall not be affected thereby. Time is of the essence of this Agreement.

 

IN WITNESS -WHEREOF, the undersigned parties have set their hands under seal from and after the date and year of the full execution thereof.

 

  PURCHASER:
   
  NOTES LIVE, INC,
   
  a Colorado corporation
     
  By:  
                
  Name:  
     
  Title:  

 

[SIGNATURES CONTINUE ON NEXT PAGE]

 

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  SELLER:
   
  THE CITY OF EL PASO,
  a Texas home rule municipal corporation
   
   
  Cary Westin
  City Manager

 

APPROVED AS TO FORM:   APPROVED AS TO CONTENT:
     
     
Oscar Gomez for Juan S. Gonzalez   Karina Brasgalla, Interim Director
Senior Assistant City Attorney   Economic & International Development

 

[END OF SIGNATURES]

 

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EXHIBIT “A”

 

LEGAL DESCRIPTION

 

Portion of Block 7, Castner Range Subdivision No. 1, El Paso County, Texas

 

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Exhibit 10.46

 

RESOLUTION

 

WHEREAS, the City of El Paso, Texas (“City”) desires to provide incentives to Notes Live, Inc., a Colorado Corporation (“Applicant”), pursuant to Chapter 380 of the Texas Local Government Code (“Chapter 380”), for the construction or renovation of a development located on the Applicant’s real property, subject to concurrent approval and execution of the Purchase and Sale Agreement, located at Northeast Corner of Cohen Avenue and Gateway Boulevard North, El Paso, TX 79924; Legal Description Portion of Block 7, Castner Range Subdivision No. 1 (approximately 17 AC) and the Applicant wishes to receive the incentives in exchange for compliance with the obligations set forth herein; and

 

WHEREAS, in 2017, the City of El Paso invited the public to reimagine Cohen Stadium and help shape a comprehensive master plan for the Cohen Stadium site; and

 

WHEREAS, on August 29, 2018, City Council adopted the Cohen Entertainment District Master Plan outlining a vision for a vibrant retail, entertainment, and recreation destination; and

 

WHEREAS, Applicant desires to construct a state-of-the-art luxury 12,500 seat amphitheater (“Development”) to host national touring acts; and

 

WHEREAS, the Development will support the goals of the Reimagine Cohen effort to revitalize the Cohen Stadium site, provide a catalyst for development in Northeast El Paso, create a regional project, and become destination point; and

 

WHEREAS, on May 29, 2018, the City Council established Tax Increment Reinvestment Zone Number 11 (“Zone”); and

 

WHEREAS, the Amended Final Project and Financing Plan (“Plan”) was adopted on June 4, 2024; and

 

WHEREAS, the proposed Chapter 380 Economic Development Program Agreement (“Agreement”) is consistent with the purpose and Plan for the Zone; and

 

WHEREAS, the Tax Increment Reinvestment Zone Number 11 Fund shall finance the Agreement Rebates, as defined in the Agreement, in accordance with the provisions of Chapter 311 of the Texas Tax Code and the Plan, unless otherwise stated in the Agreement; and

 

WHEREAS, Texas Economic Development Fund (“TED Fund”) was established on January 19, 2021 for the purpose of promoting economic development within El Paso Electric’s Texas Service Area; and

 

WHEREAS, the Development is considered a high-impact project within the Tourism Target Industry, and therefore is eligible for financial incentives for the TED Fund; and

 

WHEREAS, the City is conveying property under Section 253.0125 of the Texas Local Government Code; and

 

WHEREAS, the City Council has found that the conveyance of the City’s Property to the Applicant is in the public interest because it will revitalize the Cohen Entertainment District, create a new tourism opportunity both regionally and internationally, provide direct and indirect benefits to the El Paso community, while also diversifying and expanding the local tax base and creating quality job opportunities; and

 

WHEREAS, the Chapter 380 Economic Development Program Agreement and related Purchase and Sale Agreement between the City and Applicant provide provisions therein granting the City sufficient control over the conveyance of City-owned land to ensure that the public purpose relating to economic development is accomplished; and

 

WHEREAS, the City concludes and hereby finds that the Agreement promotes economic development in the City and meets the requirements of Chapter 380.

 

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF EL PASO:

 

THAT the City Manager be authorized to sign a Chapter 380 Economic Development Program Agreement by and between the City of El Paso, Texas and Notes Live Inc, in support of the construction of a 12,500 seat amphitheater at Northeast Corner of Cohen Avenue and Gateway Boulevard North, El Paso, Texas. Subject to the terms and conditions of the Agreement and provided that Applicant expends or causes to expend a minimum of $80,000,000 in Qualified Expenditures for the Project and secures an operator contract for a minimum 40 national touring events per year, the City agrees to provide Applicant with incentives totaling $30,900,208 over the term of this Agreement. Incentives will take the form of a Real and Business Personal Property Tax Rebate; a Sales and Use Tax Rebate; a Mixed Beverage and Gross Receipts Tax Rebate; a Development Fee Waiver; a Construction Materials Sales Tax Rebate; and an 8-year Development Note backed by the Texas Economic Development Fund. Incentives also include the conveyance of City -owned land in accordance with Chapter 253.0125 of the Texas Local Government Code, executed via separate Purchase and Sale Agreement.

 

[SIGNATURES BEGIN ON THE FOLLOWING PAGE]

 

 

 

 

PASSED AND APPROVED this ___________ day of ___________, 2024.

 

  THE CITY OF EL PASO:
   
   
  Oscar Leeser
  Mayor

 

ATTEST:  
   
   
Laura D. Prine  
City Clerk  

 

APPROVED AS TO FORM:   APPROVED AS TO CONTENT:
     
 

Oscar Gomez for Juan S. Gonzalez

 

Karina Brasgalla, Interim Director

Senior Assistant City Attorney   Economic & International Development

 

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STATE OF TEXAS §

CHAPTER 380 ECONOMIC DEVELOPMENT

§ PROGRAM AGREEMENT
COUNTY OF EL PASO §  

 

This Chapter 380 Economic Development Program Agreement (“Agreement”) is made this a day ________day of_______, 2024 (“Effective Date”) between the City of El Paso, Texas, a Texas home rule municipal corporation, (the “City”), and Notes Live Inc, and its subsidiaries/affiliates a Colorado Corporation (the “Applicant”). For the convenience of the parties, all defined terms appear in bold face print when first defined.

 

RECITALS

 

WHEREAS, the City has the authority under Chapter 380 of the Texas Local Government Code (“Chapter 380”) to make loans or grants of public funds for the purpose of promoting local economic development and stimulating business and commercial activity within the City; and

 

WHEREAS, the City desires to provide incentives to the Applicant, pursuant to Chapter 380, for the construction or renovation of a development located on the Applicant’s real property, subject to concurrent approval and execution of the Purchase and Sale Agreement, located at Northeast Corner of Cohen Avenue and Gateway Boulevard North, El Paso, TX 79924; Legal Description Portion of Block 7, Castner Range Subdivision No. 1 (approximately 17 AC) and the Applicant wishes to receive the incentives in exchange for compliance with the obligations set forth herein; and

 

WHEREAS in 2017, the City of El Paso invited the public to reimagine Cohen Stadium and help shape a comprehensive master plan for the Cohen Stadium site; and

 

WHEREAS, on August 29, 2018, City Council adopted the Cohen Entertainment District Master Plan outlining a vision for a vibrant retail, entertainment, and recreation destination; and,

 

WHEREAS, Applicant desires to construct a state-of-the-art luxury 12,500 seat amphitheater (“Development”) to host national touring acts; and,

 

WHEREAS, the Development will support the goals of the Reimagine Cohen effort to revitalize the Cohen Stadium site, provide a catalyst for development in Northeast El Paso, create a regional project, and become destination point; and,

 

WHEREAS, on May 29, 2018, the City Council established Tax Increment Reinvestment Zone Number Eleven (“Zone”); and.

 

WHEREAS, the Amended Final Project and Financing Plan (“Plan”) was adopted on June 4, 2024; and,

 

WHEREAS, the Agreement is consistent with the purpose and Plan for the Zone; and,

 

WHEREAS, the Tax Increment Reinvestment Zone Number 11 Fund shall finance the Agreement Rebates, in accordance with the provisions of Chapter 311 of the Texas Tax Code and the Plan, unless otherwise stated in the Agreement; and,

 

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WHEREAS, Texas Economic Development Fund (“TED Fund”)was established on January 19, 2021 for the purpose of promoting economic development within El Paso Electric’s Texas Service Area; and,

 

WHEREAS, the Development is considered a high-impact project within the Tourism Target Industry, and therefore is eligible for financial incentives for the TED Fund; and,

 

WHEREAS, the City is conveying property under Section 253.0125 of the Texas Local Government Code; and,

 

WHEREAS, the City Council has found that the conveyance of the City’s Property to the Company is in the public interest because it will revitalize the Cohen Entertainment District, create a new tourism opportunity both regionally and internationally, provide direct and indirect benefits to the El Paso community, while also diversifying and expanding the local tax base and creating quality job opportunities; and,

 

WHEREAS, the Chapter 380 Agreement and related Purchase and Sale Agreement between the City and Company provide provisions under with the City is granted sufficient control to ensure that the public purpose relating to economic development is accomplished as a result of the conveyance; and,.

 

WHEREAS, the City concludes and hereby finds that this Agreement promotes economic development in the City and meets the requirements of Chapter 380.

 

The parties agree as follows:

 

Section 1. DEFINITIONS.

 

The following words shall have the following meanings when used in this Agreement.

 

A.“Agreement” means this Chapter 380 Economic Development Program Agreement, together with all exhibits and schedules attached and incorporated herein by reference.
   
B.“Base Year Value” means valuation of the real and business personal property by the El Paso Central Appraisal District on the rolls as of January 1st of the year of the Effective Date of this Agreement. The Base Year Value shall not be interpreted to be equivalent or determinative for appraisal purposes or used in any way to determine market value.
   
C.“Construction Materials Sales Tax Rebate” means a one-time 100% rebate of the City’s 1% Sales and Use Tax from receipts for materials and labor of taxable items used in the construction of the Development.
   
D.“Development” means the construction of a 12,500-seat amphitheater, further described in Exhibit B, which is attached and incorporated for all purposes.
   
E.“Development Fee Waiver” means a 100% waiver of all development, building permit, and inspections fees required for the Development under Title 18, Title 19, and Title 20 of the El Paso City Code; however, under no circumstances shall the City rebate reinspection and other building and inspection penalty fees associated with the development and construction of the Development.

 

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F.“Effective Date” means the date the El Paso City Council approves this Agreement.
   
G.“Entitlement” Entitlement means all government authorizations required to develop and construct the Development.
   
H.“Rebate” means each annual payment to APPLICANT under the terms of this Agreement computed as the sum of the applicable rebates; (i) Mixed Beverage Sales Tax Rebate; (ii) Sales and Use Tax Rebate; (iii) Real and Business Personal Property Tax Rebate; and (iv) the one-time payment for the Construction Materials Sales Tax Rebate.
   
I.“Rebate Submittal Package” means the documentation required to be supplied to City as a condition of receipt of any Rebate, with such documentation more fully described in the Rebate Submittal Package, which is attached as Exhibit C to this Agreement.
   
J.“Minimum Investment” means those costs incurred, self-performed or contracted to third parties by the Applicant over the course of the renovation or construction project or furnishing of the improvements for the Development. For purposes of this Agreement, the Minimum Investment is $80,000,000.
   
K.“Business Personal Property Base Year Value” means the value of the non-inventory, personal property on the El Paso Central Appraisal District rolls as of August 29 of the year in which this Agreement is executed with respect to the Development. However, under no circumstances shall the Business Personal Property Base Year Value be interpreted to be equivalent or determinative for appraisal purposes or to be utilized in any way to determine market value.
   
L.“Property Tax Rebate” means a rebate, according to the Rebate Table found in Exhibit D of this Agreement, of the City’s portion of the incremental ad valorem real and business personal property tax revenue generated by the subject property above the Base Year Value for the Agreement Period (as defined herein).
   
M.“Mixed Beverage and Gross Receipts Tax Rebate” means a rebate, according to the Rebate Table found in Exhibit D of this Agreement, of the City’s portion of the mixed beverage sales and gross receipts tax associated with the Applicant’s Tax ID number.
   
N.“Sales and Use Tax Rebate” means a rebate, according to the Rebate Table found in Exhibit D of this Agreement, of the City’s portion of the sales and use tax generated by the subject property.
   
O.“Qualified Expenditures” means the monetary expenditures paid or caused to be paid by Applicant after the Effective Date for material used in constructing or renovating the Development; and labor required for the construction or renovation of the Development.

 

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P.“Real Property” means the real property owned by Applicant located at the Northeast Corner of Cohen Avenue and Gateway Boulevard North, El Paso, TX 79924; Legal Description Portion of Block 7, Castner Range Subdivision No. 1, El Paso, Texas, and described on Exhibit A, which is attached and incorporated by reference. The Real Property is the location for Applicant’s proposed Development.
   
Q.“Development Note” means an 8-Year promissory note in the amount of $8,000,000 at 0% interest to Developer to be funded by the Texas Economic Development Fund.

 

Section 2. TERM AND REBATE PERIOD.

 

A.This Agreement shall commence on the Effective Date and shall terminate on the first to occur of: (i) the date when the aggregate amount of Rebate payments is issued; (ii) 25 years from the Effective Date; (iii) the proper termination of this Agreement in accordance with the applicable provisions contained herein; or (iv) termination by mutual consent of the parties in writing (“Term”).
   
B.Applicant’s eligibility for Rebate payments shall be limited to 20 consecutive years within the Term of this Agreement (the “Rebate Period”). The first year of the Rebate Period shall be the first tax year after the issuance of the Certificate of Occupancy for the Development. A Temporary Certificate of Occupancy does not qualify as a Certificate of Occupancy.

 

Section 3. OBLIGATIONS OF APPLICANT.

 

A.DEVELOPMENT.

 

(1)Applicant shall or construct, at its sole cost and expense, the Development and shall expend a minimum of $80,000,000 in Qualified Expenditures to construct the Development.
   
(2)Operator Contract. Developer is responsible for securing a venue operator for 10 years with two 5-year extensions, for a minimum 40 events per year, prior to obtaining a Temporary Certificate of Occupancy.
   
(3)Applicant shall commence construction and/or improvements of the Development within 90 days following Entitlement.
   
(4)Within 36 months after Entitlement, Applicant shall submit documentation to the City to verify the following:

 

(1)The expenditure of a minimum of $80,000,000 in Qualified Expenditures; and
   
(2)That Applicant has received Temporary Certificate of Occupancy for the Development.

 

(5)The Applicant shall submit documentation to the City to verify the Certificate of Occupancy within 42 months from the date of Entitlement, or 6 months after receipt of Temporary Certificate of Occupancy unless mutually agreed upon in writing by the Developer and City.

 

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(6)Applicant shall diligently and faithfully in a good and workmanlike manner pursue the completion of the Development and that the construction of same will be in accordance with all applicable federal, state and local laws and regulations.
   
(7)The Director of Economic and International Development may provide an extension not to exceed 6 months of Development deadlines, provided that Applicant has made a good faith effort to fulfill its obligations.
   
(8)Applicant agrees that during the Term of this Agreement, the Real Property shall be limited to those uses consistent with the Development.
   
(9)Applicant shall demonstrate, before the receipt of any payments, that Applicant has incurred no delinquency taxes by providing certified city tax certificates for any parcel of property owned in the City of El Paso.
   
(10)Applicant agrees that during Tax Years 1-3 subsequent to the Effective Date they shall not challenge or permit anyone else to take actions on its behalf to challenge any assessments by the El Paso Central Appraisal District of $40,000,000 or less. This property value should in no way be interpreted to affect the values set by the Central Appraisal District for tax purposes. Upon the termination of this Agreement, Applicant agrees that neither this Agreement, not the values contained within, will be utilized to contest appraisal values or in the determination of the market value of the Development.
   
(11)Applicant, during normal business hours, at its principal place of business in El Paso, shall allow the City or its agents reasonable access to operating records, accounting books, and any other records related to the economic development considerations and incentives described herein, which are in Applicant’s possession, custody, or control, for purposes of verifying the Qualified Expenditures and for audit, if so requested by the City. The confidentiality of such records will be maintained in accordance with all applicable laws.
   
(12)Applicant agrees, at the Applicant’s expense, to complete and provide a final Traffic Impact Analysis and Parking Study to the City of El Paso no later than August 15, 2024 unless an extension is mutually agreed upon from both the Applicant and the City of El Paso.

 

B.REBATE SUBMITTAL PACKAGE.

 

In order to receive the disbursement of the Rebate, the Applicant must submit a Rebate Submittal Package, as specified below.

 

(1)The Applicant shall annually submit one Rebate Submittal Package which shall be in the form provided in Exhibit C, together with the requisite documentation. The Applicant shall submit to the City the initial Rebate Submittal Package within 60 business days of the Applicant’s receipt of Certificate of Occupancy for the Development. Thereafter, the Applicant’s annual Rebate Submittal Package must be submitted on or within 30 business days after the anniversary of the date of the Certificate of Occupancy of each year. A failure by the Applicant to timely submit a Rebate Submittal Package in accordance with this paragraph is a waiver by the Applicant to receive a Rebate payment for that Rebate year.

 

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(2)Concurrent with the submittal of a Rebate Submittal Package, the Applicant will submit to the City documentation as may be reasonably necessary to verify the expenditure to date of the Minimum Investment, which has not otherwise been verified as part of a prior submittal. The City will provide to the Applicant a written explanation for any Minimum Investment that the City determines cannot be verified. The Applicant may submit additional documentation to the City in order to obtain verification.
   
(3)The City’s determination of the amount of the Rebate payment due to the Applicant is final pending substantial compliance documentation is provided by the Applicant or its Representative that verifies a variance in valuation

 

Section 4. OBLIGATIONS OF THE CITY.

 

During the Term of this Agreement, and so long as an Event of Default has not occurred and Applicant is in compliance with the Agreement, the City agrees as follows:

 

A.The City agrees to provide a one time, 100% Construction Materials Sales Tax Rebate on the City’s portion of the sales and use tax on the Development’s construction materials due to the Developer following submission of the first Rebate Submittal Package, in accordance with the terms and provisions of this Agreement.
   
B.The City agrees to provide a 100% Development Fee Waiver in accordance with the terms and provisions of this Agreement.
   
C.The City agrees to provide an exemption or waiver to any and all fees (e.g. Impact Fees) associated with the Development that are and/or will be subsequently approved by the City Council after the Term Sheet consideration and approval at the April 24, 2024 City Council meeting in accordance with the terms and provisions of this Agreement.
   
D.The City agrees to provide a Property Tax Rebate in accordance with the terms and provisions of this Agreement, as detailed in Exhibit D.
   
E.The City agrees to provide a Sales and Use Tax Rebate in accordance with the terms and provisions of this Agreement, as detailed in Exhibit D.
   
F.The City agrees to provide a Mixed Beverage Sales and Gross Receipts Rebate in accordance with the terms and provisions of this Agreement, as detailed in Exhibit D.
   
G.The City agrees to provide an 8-Year promissory note in the amount of $8,000,000 at 0% interest, funded by the Texas Economic Development Fund. Development Note shall be disbursed to the Developer within 60 days of the Effective Date. Development Note shall be forgiven if Developer meets performance milestones detailed below:

 

(1)Completion of construction within 36 months from Entitlement; and,

 

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(2)A minimum of 25 events per year in years 3-5 of the Rebate Period.

 

H.The City will process any eligible Rebate payment within 90 days after receipt of the Applicant’s first and annual Rebate Submittal Package.

 

I.CITY PARTICIPATION IN DEVELOPMENT OF COMPETING VENUES:

 

(1)The intent of the parties is to support the successful construction & operation of the purpose-built development as previously defined in Sections 1.D., 3.A.; and Exhibit B.
   
(2)The City agrees to not develop a new live entertainment venue within 60 miles (“Restricted Area”) of the Development having a capacity of more than 4,000 persons (a “Competing Venue”) and with the intent of competing with the Development; including Applicant’s Operator Contract(s) associated with this Development. This shall not be construed to limit the City’s pursuit of voter-approved projects, projects affirmed by judicial decree, or participation in regional projects which will not diminish the intent and operation of the purpose-built Development as defined above.
   
(3)As allowable by law; the City shall provide Applicant with a first right of refusal to develop and/or operate any voter approved project as of the Effective Date of this Agreement. Notwithstanding the foregoing, the Applicant shall have the right to pursue and enter into bookings and exclusive booking agreements for any live entertainment venue within the Restricted Area.
   
(4)The provisions of this Section 4.I. will terminate with the termination of this Agreement.
   
J.The City shall guarantee parking facilities for exclusive developer use on event days through lease agreements with City entities and or interlocal partnerships. The number of spaces shall be determined by a final Traffic Impact Analysis and Parking Study for site feasibility, except that the minimum number of spaces within a 1 mile radius shall be 3,600 subject to confirmation of the results of the completed the final Traffic Impact Analysis and Parking Study to be provided to the City of El Paso by August 15, 2024.

 

Section 5. EVENTS OF DEFAULT.

 

Each of the following Paragraphs A through D shall constitute an Event of Default:

 

A.Failure to Comply. Applicant’s failure to comply with, or to perform any obligation or condition of this Agreement or in any related documents, or Applicant’s failure to comply with or to perform any obligation or condition of any other agreement between the City and Applicant.
   
B.False Statements. Any representation or statement made or furnished to the City by Applicant pursuant to this Agreement or any document(s) related hereto, that is/are false or misleading in any material respect; or if Applicant obtains actual knowledge that any such representation or statement has become false or misleading after the time that it was made, and Applicant fails to provide written notice to the City of the false or misleading nature of such representation or statement within 10 days after Applicant learns of its false or misleading nature.

 

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C.Insolvency. Applicant files a voluntary petition in bankruptcy, a proceeding in bankruptcy is instituted against the Applicant and the Applicant is thereafter adjudicated bankrupt, a receiver for the Applicant’s assets is appointed, or any assignment of all or substantially all of the assets of Applicant for the benefit of creditors of Applicant.
   
D.Property Taxes. If Applicant allows its personal or real property taxes owed to the City to become delinquent and fails to timely and properly follow the legal procedures for protest and/or contest of such taxes and to cure such failure or post a satisfactory bond within 30 days after written notice thereof from the City and/or El Paso Central Appraisal District.
   
E.Notice and Opportunity to Cure. If an Event of Default occurs, the City will provide Applicant with written notice of the default and Applicant shall have 90 days from the receipt of said notice to cure the default (the “Cure Period”). If the default cannot be remedied within the Cure Period but the Applicant has made a diligent effort to effect a cure, the Cure Period may be extended at the City’s sole discretion for a reasonable time. The City, in its sole discretion, shall determine what constitutes “a reasonable time” and what constitutes “a diligent effort” for purposes of this provision. If the City agrees to extend the Cure Period past the 90 days, the City shall notify the Applicant, in writing, of the expiration date of the extended cure period.
   
F.Failure to Cure. If an Event of Default occurs and, after receipt of written notice and opportunity to cure as herein provided, the Applicant fails to cure the default in accordance with the provisions herein, then this Agreement may be terminated by the City by written notice to the Applicant at which time the City’s obligations hereunder will end and the City may exercise any other right or remedy available at law or in equity. Notwithstanding anything herein or elsewhere to the contrary, no termination of this Agreement shall cause a termination of, or otherwise diminish or effect, the lease agreement for parking contemplated herein and executed by the parties concurrently with closing of the Purchase and Sale Agreement.

 

Section 6. RECAPTURE.

 

Should the Applicant default under Section 5 of this Agreement and provided that the cure period of 90 days for such default has expired, Rebates previously provided for the preceding 5 years from the date of the Event of Default. City pursuant to this Agreement shall be recaptured and repaid by Applicant within 180 days of the Event of Default.

 

Section 7. MISCELLANEOUS PROVISIONS

 

A.Amendments. This Agreement constitutes the entire understanding and agreement of the parties as to the matters set forth in this Agreement. No alteration of or amendment to this Agreement shall be effective unless given in mutually agreed in writing and signed by both parties.

 

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B.Applicable Law and Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Texas, and all obligations of the parties created hereunder are performable in El Paso County, Texas. Venue for any action arising under this Agreement shall lie in the state district courts of El Paso County, Texas.
   
C.Applicant’s Sale or Transfer of the Development. Prior to any sale or other transfer of fee ownership rights in the Development to any party that is not controlled by (or under common control with) Applicant, Applicant shall notify the City in writing of such sale or transfer 90 business days before the effective date of such sale or transfer. Nothing herein shall be interpreted to restrict the transfer of any leasehold or mortgage interest (or any transfer of rights relating to fire pit suites, owners’ suites or similar investor amenities) by or require notice thereof from Applicant to the City.
   
D.Assignment. Applicant understands and agrees that the City expressly prohibits Applicant from selling, transferring, assigning or conveying in any way any rights to receive the Rebate or Rebates that are subject of this Agreement without the City’s consent to assignment. Any such attempt to sell, transfer, assign or convey without the City’s prior written consent is void and may result in the immediate termination of this Agreement and recapture of the taxes rebated prior to the attempted transfer. Notwithstanding the foregoing, nothing herein or elsewhere shall be interpreted to restrict the transfer, assignment, sale, encumbrance or conveyance of any rights or interests hereunder from Applicant to any entity controlled by (or under common control with) Applicant.
   
E.Binding Obligation. This Agreement shall become a binding obligation on the signatories upon execution by all signatories hereto. City warrants and represents that the individual executing this Agreement on behalf of City has full authority to execute this Agreement and bind City to the same. Applicant warrants and represents that the individual executing this Agreement on its behalf has full authority to execute this Agreement and bind Applicant to the same.
   
F.Confidentiality Obligations. The confidentiality of records related to the City’s economic development considerations and incentives provided herein will be maintained in accordance with and subject to all applicable laws, including the Public Information Act, Chapter 552, Texas Government Code. To the extent permitted by state or federal law, the City shall maintain the confidentiality of any proprietary information and shall not copy any such information except as necessary for dissemination to the City’s agents or employees=and agrees that, as required by the Public Information Act, it will notify Applicant if a request relating to such proprietary information is received. Applicant represents that it understands that the Public Information Act excepts disclosure of trade secret and confidential commercial information and that it will need to assert the proprietary interest of Applicant as a basis for nondisclosure.
   
G.Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original and all of which shall constitute the same document.

 

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H.Employment of Undocumented Workers. During the term of this Agreement, Applicant agrees not to knowingly employ any undocumented workers as defined in Texas Government Code Section 2264.001. If convicted of a violation under 8 U.S.C. Section 1324a(f), Applicant shall repay the amount of the Rebate payments received by Applicant from the City as of the date of such violation not later than one hundred twenty (120) days after the date Applicant is notified by City of a violation of this section, plus interest from the date the Rebate payment(s) was paid to Applicant, at the rate of seven percent (7%) per annum. The interest will accrue from the date the Rebate payment(s) were paid to Applicant until the date the reimbursement payments are repaid to City. City may also recover court costs and reasonable attorney’s fees incurred in an action to recover the Rebate payment(s) subject to repayment under this section. Applicant is not liable for a violation by its subsidiary, affiliate, or franchisee, or by a person which whom Applicant contracts.
   
I.Force Majeure. The parties agree that if the performance of any obligations hereunder is delayed by reason of war, civil commotion, acts of God, inclement weather, fire or other casualty, or court injunction, the party so obligated or permitted shall be excused from doing or performing the same during such period of delay, so that the time period applicable to such obligation or requirement shall be extended for a period of time equal to the period such party was delayed.
   
J.Headings. The section headings contained in this Agreement are for reference purposes only and shall not affect in any way the meaning or interpretation of this Agreement.
   
K.No Joint Venture. The parties acknowledge and agree that the terms hereof are not intended to and shall not be deemed to create any partnership or joint venture between the parties. The City, its past, present and future officers, elected officials, employees and agents of the City, do not assume any responsibilities or liabilities to any third party in connection with the Development or the design, construction, or operation of the Development, or any portion thereof.
   
L.Notices. All notices required to be given under this Agreement shall be given in writing and shall be effective when (i) actually delivered or when deposited in the United States mail, first class, postage prepaid, addressed to the party to whom the notice is to be given at the addresses shown below; (ii) sent via electronic transmission to the email addresses set forth below; or (iii) when delivered by hand-delivery. Any party may change its address for notices under this Agreement by giving formal written notice to the other parties, specifying that the purpose of the notice is to change the party’s address. For notice purposes, each party agrees to keep the other informed at all times of its current address. Applicant shall provide all required Rebate Submittal Packages and other required documentation to City electronically at the following address: EDcompliance@elpasotexas.gov.

 

To the City: City of El Paso
Attn: City Manager
PO Box 1890
El Paso, Texas 79950-1890
   
With a Copy to: City of El Paso
Attn: Economic and International Development
PO Box 1890
El Paso, Texas 79950-1890
   
To the Applicant: Notes Live, Inc.
Attention: Mr. Bob Mudd
1755 Telstar Drive, Suite 501
Colorado Springs, Colorado 80920

 

M.Ordinance Applicability. The signatories hereto shall be subject to all ordinances of the City, whether now existing or in the future arising.
   
N.Severability. In the event any provision of this Agreement shall be determined by any court of competent jurisdiction to be invalid or unenforceable, the Agreement shall, to the extent reasonably possible, remain in force as to the balance of its provisions as if such invalid provision were not a part hereof.

 

[Signatures begin on the following page]

 

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IN WITNESS WHEREOF, the parties hereby execute this Agreement.

 

  THE CITY OF EL PASO,
   
     
  Cary Westin
  City Manager

 

APPROVED AS TO FORM:   APPROVED AS TO CONTENT:
     
       
Oscar Gomez for Juan S. Gonzalez Senior   Karina Brasgalla, Interim Director
Assistant City Attorney   Economic & International Development

 

ACKNOWLEDGMENT

 

STATE OF TEXAS §  
  §  
COUNTY OF EL PASO §  

 

This instrument was acknowledged before me on the __________day of________, 2024, by Cary Westin as Interim City Manager of the City of El Paso, Texas, on behalf of the City of El Paso, Texas.

 

       
    Notary Public, State of Texas
     
My Commission Expires:    
       

 

[Signatures continue on the following page]

 

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  APPLICANT: NOTES LIVE, INC.
   
   
  JW Roth
  Chairman and CEO

 

ACKNOWLEDGMENT

 

STATE OF

§  
  §  
COUNTY OF §  

 

This instrument was acknowledged before me on the __________day of _________, 2024, by JW Roth as Chairman and CEO FOR Notes Live, Inc.

 

     
    Notary Public, State of
     
My Commission Expires:    
     

 

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EXHIBIT A

 

Description of the Real Property

 

Address:   Northeast Corner of Cohen Avenue and Gateway Boulevard North El Paso, TX 79924
     
Property ID:   568428
     
Legal Description:   Portion of Block 7, Castner Range Subdivision No. 1, El Paso County, Texas
     
Geographic ID:   C23299900700150
     
 

 

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EXHIBIT B

 

Description of Development

 

The proposed Project is the construction of a 12,500-seat amphitheater within the Cohen Entertainment District. Projected uses at the site include:

 

The operation of the Development including the presentation and broadcasting, streaming or other transmission of concerts, live shows, theater performances, public or private exhibitions, civic events, public ceremonies, other forms of live entertainment and activities related thereto.
   
Restaurants and private clubs.
   
Sale of food and alcoholic and non-alcoholic beverages, souvenirs and other items customarily sold and marketed in amphitheater/outdoor entertainment facilities, subject to the requirements of Applicable Law.
   
Conducting public tours of the Development Site.
   
Retail uses, including such uses located in the Development, along the street level of the Development and in kiosks, carts and similar movable or temporary retail facilities.
   
Educational, civic, and other public uses.
   
Studio and related facilities for radio, television, and other broadcast, streaming and entertainment media within the Development, including support and production facilities.
   
Storage of maintenance equipment and supplies used in connection with the operation of the Development Site.
Presentation and broadcasting, streaming or other transmission of concerts and other entertainment events and activities related thereto, including exhibitions, promotional activities and events, community and public relations, advertising, and other marketing of concerts and events, ticket sales, and all other activities which, from time to time, are customarily conducted by or are related to the presentation and broadcasting or streaming of concerts and other entertainment events.

 

16

 

 

EXHIBIT B (continued)

 

Description of Development

 

Renderings/Building Plans:

 

 

17

 

 

EXHIBIT C

 


Rebate Submittal Package Form

 

[Applicant] believes that it has substantially met its obligations under the Chapter 380 Agreement dated the day of_________ 20___ and signed by ________________ of [Applicant]. Pursuant to the Agreement, [Applicant] submits this Rebate Submittal Package Form in compliance with the Agreement and in anticipation of receiving the Rebate payments referenced in the Agreement in consideration for its obligations met therein.

 

As required by the Agreement, the following information is submitted:

 

1.Electronically to Email: EDCompliance@elpasotexas.gov;
2.Completed Rebate Submittal Package Form
3.[INITIAL SUBMITTAL ONLY] Written confirmation of the execution of the Operator Contract.
4.[INITIAL SUBMITTAL ONLY] Copy of Development Permits;
5.[INITIAL SUBMITTAL ONLY] Documentation to evidence the amount of development fees paid as a result of the Development (receipts, invoices, bank and/or credit card statements, checks);
6.[INITIAL SUBMITTAL ONLY] Documentation evidencing the materials and labor of Taxable Items used in the construction of the Development eligible for rebate to Applicant under the Construction Materials Sales Tax Rebate (receipts, invoices, bank and/or credit card statements. checks);
7.[INITIAL SUBMITTAL ONLY] Documentation to evidence minimum expenditures to date and not previously verified (receipts, invoices, bank and/or credit card statements, checks)
8.[INITIAL SUBMITTAL ONLY] Certificate of Occupancy
9.[INITIAL SUBMITTAL ONLY] 1295 Form
10.Real and Business Personal Property tax payment receipt showing proof of payment for calendar tax year being requested (real and personal if applicable):
11.Parking Reimbursement Invoice
12.Sales and Use Tax Reports, Returns, and Proof of Payment to the Texas Comptroller’s Office.
13.Documentation evidencing the Mixed Beverage and Gross Receipts Tax paid.

 

It is understood by [Applicant] that the City of El Paso has up to ninety (90) days to process this request and reserves the right to deny the Rebate request if the Applicant has not complied with the terms of the Agreement.

 

  [Applicant]
   
  Name:         
  Title:  

 

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EXHIBIT D

 

Tax Rebate Table

 

Rebate Year   City Real and Business Personal Property   City Sales and Use   City Mixed Beverage Sales and Gross Receipts
1.   100%   100%   80%
2.   100%   100%   80%
3.   100%   100%   80%
4.   100%   100%   80%
5.   100%   100%   80%
6.   100%   100%   80%
7.   100%   100%   80%
8.   100%   100%   80%
9.   100%   100%   80%
10.   100%   100%   80%
11.   100%   100%   80%
12.   75%   75%   50%
13.   75%   75%   50%
14.   75%   75%   50%
15.   75%   75%   50%
16.   75%   75%   50%
17.   75%   75%   50%
18.   75%   75%   50%
19.   75%   75%   50%
20.   75%   75%   50%

 

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Exhibit 10.47

 

CERTAIN IDENTIFIED INFORMATION, MARKED BY [***], HAS BEEN EXCLUDED FROM THE EXHIBIT BECAUSE IT IS BOTH (I) NOT MATERIAL AND (II) WOULD LIKELY CAUSE COMPETITIVE HARM TO THE COMPANY, IF PUBLICLY DISCLOSED.

 

NAMING AND SPONSORSHIP RIGHTS AGREEMENT

 

This Name & Title Sponsorship Agreement (“Agreement”) is made as of the date of the last of all signatures set forth below (“Effective Date”) by and between Sunset Operations, LLC, a Colorado limited liability company (“Owner”) located at 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920 and, Mountain States FDAF located at 9980 South 300 West, Suite 200, Sandy, Utah 84070 (“Sponsor”).

 

Recitals

 

WHEREAS, Sunset Operations, LLC, together with its affiliates Notes Live, Inc. and Notes Live Real Estate and Development, LLC are currently constructing an open-air amphitheater located at 95 Spectrum Loop, Colorado Springs, CO 80921 (“Venue”) with an anticipated opening date of August 9, 2024; and

 

WHEREAS, Owner owns the rights to operate the Venue, including management of naming rights, advertising, and other promotions at the Venue; and WHEREAS, Owner or its affiliates has entered into an agreement with a third party, AEG Presents Rocky Mountains to operate the Venue (“Operator”) for the presentation of live musical, theatrical and other entertainment presentations (“Events”); and WHEREAS, the Venue is currently named the Sunset Amphitheater;

 

WHEREAS, for the duration of the Term set forth herein, Sponsor desires to acquire from Owner, with Operator’s consent, certain naming, sponsorship, advertising and promotional rights for the Venue, in exchange for certain payment and other obligations, as set forth herein;

 

NOW THEREFORE, in consideration of the foregoing promises and mutual covenants, and for other good and valuable consideration, the receipt and sufficiency of which are hereby expressly acknowledged, the parties agree as follows:

 

  1. Term. Subject to either Party’s rights to terminate this Agreement in accordance with the terms hereof, the term of this Agreement shall commence as of the date hereof and expire on June 30, 2034 (“Term”). Sponsor shall start receiving the Naming Rights Assets as described herein on May 31, 2024 and such benefits shall continue until the end of the Term.
     
  2. Fees and Costs.

 

As consideration for the Naming Rights Assets granted herein by Owner, Sponsor agrees to pay to Owner as fees (“Fees”) the amounts set forth in the “Commitment” column of the Yearly Price Structure chart set forth herein (“Fees and Costs Chart”), except that the Fees and Costs Chart is hereby amended to provide that for that part of the Term in 2034, Jan. 1, 2034 to June 30, 2034, the payment due shall be $[***] (50% of $[***]). In addition to the Fee, and as additional consideration, Sponsor agrees to pay to Owner or its designee, including Owner’s signage vendor, as costs (“Costs”) the amounts set forth in the “Sign Production” column of the Fees and Costs Chart, with such Costs payments to be adjusted higher or lower, but not to exceed $[***] without consent/approval of Sponsor, based upon actual signage costs charged by Owner’s signage vendor to complete all work required according to the signage deck approved by the parties and attached hereto as Ex. 1, which signage deck may be modified by mutual agreement of the parties. Costs to be paid by Sponsor also shall include, commencing on the Effective Date, the cost of leasing to Owner two Ford Expeditions (or mutually agreed upon Ford vehicles), such cost paid or reimbursed to Owner by Sponsor every two years starting 6/1/24 to 5/31/26 and repeating 6/1/24 to 5/31/28, 6/1/28 to 5/31/30, 6/1/30 to 5/31/32, 6/1/32 to 5/31/34.

 

 
 

 

Ford Amphitheater
Yearly Price Structure
 
Year  Commitment   Sign Production 
2024  $ [***]    $ [***]  
2025  $ [***]    $ [***]  
2026  $ [***]    $ [***]  
2027  $ [***]     Ford recognizes that actual 
2028  $ [***]     costs could change but that this 
2029  $ [***]     is best estimate by YESCO 
2030  $ [***]    $- 
2031  $ [***]    $- 
2032  $ [***]    $- 
2033  $ [***]    $- 
TOTAL  $ [***]    $ [***]  
Total Commitment     $ [***]  

 

Mountain States Ford to pay Notes Live the cost to lease two high end Expeditions every two years through the length of the contract.

 

  3. Payment Timing; Late Fee. The first payment of the Fees and Costs, for the year 2024 as set forth in the Fees and Costs Chart, shall be in the amount of $[***] due and paid within 10 days of execution of this Agreement by all parties, with a second payment of $[***] due and paid on September 15, 2024. Thereafter, beginning on January 1, 2025, payments of Fees and Costs as set forth in the Fees and Costs Chart shall be made on bi-annual basis on January 1st and July 1st of each calendar year throughout the Term (with the last payment due January 1, 2034) and each such payment shall each be in an amount equal to 50% of the total Fees and Costs for such calendar year as set forth in the Fees and Costs, plus the Costs of each two-year Ford Expedition lease as set forth herein. If any payment is not made according to the deadlines herein, and remains unpaid for a period of 10 days, then a late fee of 5% of the amount due shall become due and payable.

 

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  4. Naming Rights and Sponsorship Assets. In exchange for payment of the Fees and Costs, and subject to the terms and conditions of this Agreement (including any exhibits attached hereto), Owner agrees that during the Term, Sponsor shall have the rights and benefits set forth in Ex. 2 for the Venue (“Naming and Sponsorship Rights”), each of which shall be subject to applicable laws, regulations and Venue or event restrictions. Sponsor acknowledges that there are additional costs to be borne by Sponsor associated with the Naming and Sponsorship Rights, and unless otherwise expressly agreed in writing by both parties, additional costs, including but not limited to all materials for advertising such as signage installation, maintenance, artwork and costs associated with the production and execution of the Naming and Sponsorship” Rights, and travel and lodging of Sponsor and its staff, shall be the sole responsibility of Sponsor; provided, however, that Sponsor must consent to such additional costs and Owner & Operator may not assess such additional costs to Sponsor without Sponsor’s consent. All of Sponsor’s out-of-pocket costs for promotions, client entertainment, etc., which are not specifically included in any exhibit to this Agreement as being the responsibility of Owner, shall be paid for and provided by the Sponsor. All tickets or passes to publicly ticketed events (“Event” or “Events”) granted to Sponsor as part of the Naming and Sponsorship Rights are for Sponsor’s use including for promotional purposes; provided, however, all promotions must be approved in writing by Owner in advance and any resale of any Event tickets or passes is prohibited. For the avoidance of doubt, Sponsor’s rights under this Agreement are limited to the Venue itself and Sponsor does not have any sponsorship or other rights in connection with any exploitation of any Venue or Events in any broadcast, radio, webcast or other distribution of content from such Event or Venue, nor any rights in connection with any other venue owned or operated by Owners or its contract partners except as specifically set forth herein.
     
  5. Force Majeure. In the event either Party is unable to carry out its material obligations under this Agreement (other than an obligation to pay the Fees and Costs) by reason of a Force Majeure Event (as defined below), the same shall not constitute a breach of this Agreement by such Party. Notwithstanding the foregoing, if the Force Majeure Event results in Owner or the Operator being unable to operate a Venue covered by this Agreement for a continuous period of ninety (90) days or more during the Term, Sponsor then shall be entitled to suspend this Agreement (including payment obligations) upon written notice to Owner for a number of days equal to the period of time that such inoperability exists, in which case the Term (and payment obligations) shall be extended by an equal number of days, as Sponsor’s sole remedy. As used herein, the term “Force Majeure Event” shall mean the occurrence of an event outside the reasonable control of either Party that materially and substantially prevents operation of the Venue for entertainment purposes as a live music venue, including an act or regulation of public authority including, but not limited to, governmental refusal to issue, or revocation of, any permit necessary to present scheduled events at the Venue according to Owner’s or Operator’s standard practices; fire; riot or civil commotion; labor dispute; terrorist acts or threats; acts or declarations of war; disease; epidemic; substantial interruption in, or substantial delay or failure of, technical facilities; failure or substantial and extraordinary delay of necessary transportation services; war conditions; emergencies; inclement weather or acts of God. The parties hereby acknowledge that while current events related to the COVID-19 pandemic are known, the lasting effects of the pandemic are unforeseeable and shall be considered a Force Majeure Event to the extent that performance of a Party’s obligations under this Agreement is illegal, impossible, commercially impractical, or is otherwise materially and adversely affected.

 

3
 

 

  6. Representations and Warranties; Covenants. Each Party hereby represents, warrants and agrees for itself that as of the Effective Date and throughout the Term (a) it has the full right and authority to enter into and fully perform this Agreement in accordance with its terms and that this Agreement constitutes a valid, binding and enforceable agreement of such Party, (b) it shall perform its activities under this Agreement in accordance with all applicable Federal, state and local laws and regulations, (c) the execution, delivery and performance of this Agreement will not cause such Party or any of its personnel to violate the provisions of any agreement to which it is a Party or by which it is bound, nor will such Party’s performance of this Agreement violate any intellectual property or other legal rights of any third party or cause the other Party to violate any intellectual property or other legal rights of any third party, including Ford Motor Company, (d) such Party shall, at its own cost, apply for and secure any and all permits, licenses or other consents which may be required of it in order to perform its obligations under this Agreement.

 

In addition, Sponsor represents, warrants, and covenants to Owner & Operator as of the Effective Date and throughout the Term that: (i) it will comply with Venue rules as such may be amended by Owner & Operator from time to time; and (ii) Sponsor is not a naming sponsor (i.e. venue name) of any other entertainment venue in Colorado with average patrons for any one event in excess of 100 persons.

 

  7. Trademarks and other Intellectual Property.

 

Rights. Sponsor owns or has permission of any third party, including Ford Motor Company, that is necessary for Sponsor to use at the Venue, or in connection therewith, any trademarks, service marks, names, logos, designs, product identifications, artwork, written materials, and other symbols and devices that it elects to use as part of the Naming and Sponsorship Rights (“Sponsor Trademarks”). Sponsor agrees that during the Term it will not use any Sponsor Trademarks at the Venue that it does not own or have permission to use. All Sponsor Trademarks will remain the property of Sponsor.

 

4
 

 

Owner or Operator own or have permission of any third party that is necessary for Owner and Operator to use at the Venue, or in connection therewith, any trademarks, service marks, names, logos, designs, product identifications, artwork, written materials and other symbols and devices that Owner or Operator elects to use in operation of the Venue (“Owner / Operator Trademarks”). Owner agrees that during the Term it will not use any Owner / Operator Trademarks .at the Venue that it does not own or have permission to use. All Owner / Operator Trademarks will remain the property of Owner / Operator.

 

Upon full termination or expiration of this Agreement, usage of the other Party’s trademarks and other intellectual property shall cease and neither Party is entitled thereafter to use or refer to the other Party’s intellectual property in any manner except for intellectual property already incorporated into materials related to the Venue.

 

Sponsor agrees that Owner and the Operator and its designees may film footage and photograph activities from the Venue, including, without limitation, capturing incidental footage of Sponsor’s agents, contractors, employees and Sponsor Trademarks.

 

  8. Potential title sponsorship name change: the Parties agree that in the event that a third party asserts or claims that the title sponsorship name of “Ford Amphitheater” for the Venue violates the trademark or other rights of a third party, then in such event: (i) the Parties will cooperate in good faith to determine a joint response and defense to such assertion or claim, including sharing of possible litigation expenses; and (2) either Party may propose a change of the title sponsorship name, in which case the Parties shall negotiate the name change in good faith; provided, however, that such obligation to negotiate a name change in good faith shall be the only obligation of the Parties as to a name change and a Party is not obligated to accept a name change proposed by the other. If the Parties fail to agree upon such proposed name change after negotiating in good faith, then either Party shall be entitled to terminate this Agreement upon 90 days advance written notice to the other.
     
  9. Content Distribution; Content Restrictions; Streaming. The rights in this Agreement, including exclusivity (if any), are limited to the Venue itself/themselves and do not include sponsorship or advertising rights outside the Venue, whether in any broadcast, radio, webcast or other distribution of content from such events; provided however, that notwithstanding the foregoing or anything else in this Agreement to the contrary, the Parties may announce and advertise through press releases or otherwise that they have entered into this Agreement. Sponsor acknowledges and agrees without prior permission from Owner, it has no rights to record, stream, archive or otherwise collect or display audio or audiovisual recordings of artist performances at the Venue.

 

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  10. Indemnification. The parties hereby agree to protect, defend, indemnify and hold harmless each other, and their respective affiliates, co-promoters (if any), officers, directors, shareholders, members, agents, licensees and/or employees and lessors and mortgagors from and against any and all claims, demands, damages, losses or expenses, of any nature whatsoever, including court costs and reasonable attorneys’ fees, arising directly or indirectly from or out of any breach by that Party or its affiliates, officers, directors, shareholders, members, agents, subcontractors and employees of any of its representations, warranties or obligations hereunder or its negligence or willful misconduct, except to the extent attributable to the negligence or willful misconduct of the other Party. This section shall survive the expiration or termination of this Agreement.
     
  11. Insurance.

 

Owner Insurance. Owner will, at its sole cost and expense, by itself or by the Operator, procure and maintain in force with duly licensed insurance carriers the following occurrence-based insurance (combined for Owner & Operator) for the duration of this Agreement (all amounts are in US Dollars and umbrella or excess limits may be used to satisfy the requirements below): (i) worker’s compensation insurance coverage adequate to comply with all statutory requirements covering all persons employed by Owner & Operator hereunder and employer’s liability with minimum limits of at least One Million Dollars ($1,000,000.00), including a waiver of subrogation; (ii) commercial general liability insurance covering bodily injury and property damage liability and personal and advertising injury liability and errors and omissions injury liability, with minimum limits of at least Two Million Dollars ($2,000,000.00) per occurrence and Five Million Dollars ($5,000,000.00) in the aggregate, including a waiver of subrogation; and (iii) to the extent applicable as it would pertain to the obligations hereunder, business auto liability insurance with a limit of not less than One Million Dollars ($1,000,000) combined single limit providing coverage for all owned, hired and borrowed automobiles. Any combination of primary and umbrella liability insurance shall satisfy the requirements herein. Within seven (7) days of the execution of this Agreement, Owner & Operator will deliver to Sponsor certificates of insurance evidencing the existence of the insurance required by this Agreement and with an endorsement which shall endorse Sponsor as an additional insured under the policies in sub-paragraphs (ii) and (iii) above. A blanket additional insured endorsement shall satisfy this requirement. Such certificates shall also provide that such coverage will not be canceled or the subject of a material adverse amendment without at least ten (10) days prior written notice to Sponsor. Upon any cancellation and/or material adverse amendment of any such insurance coverage, and prior to the effective date thereof, Owner will deliver evidence of replacement insurance to Sponsor.

 

Sponsor Insurance. If Sponsor activates a Street Team or Activation Elements, Sponsor will be responsible to provide commercially standard insurance coverages applicable to such persons’ on-site activities at the Venue, including workers’ compensation, commercial general liability, and automobile liability insurance.

 

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  12. Not a Lease or a License.

 

This Agreement does not constitute a lease or license of any part of the Venue; rather, it represents a contractual obligation of Owner to grant and provide the Naming Rights At the conclusion of the Term, ownership of all advertising signage paid for by Sponsor in the first three years of Sponsorship will be negotiated in good faith, including discussion as to whether such signage is updated, reutilized, destroyed or delivered to Sponsor. If the Parties agree that Sponsor will own such signage upon the conclusion of the Term, then Sponsor will bear the costs of removal and delivery.

 

This Agreement and Sponsor’s rights hereunder are subject and subordinate to all mortgages and leases, and all such rights are derived from any leases.

 

If a lessor or mortgagee or any other person shall succeed to the rights of Owner & Operator under this Agreement, whether through possession or foreclosure action, or the delivery of a new lease or deed, then at the request of the successor to Owner & Operator and upon such successor to Owner & Operator’s written agreement to accept Sponsor’s attornment and to recognize Sponsor’s interest under this Agreement, Sponsor shall be deemed to have attorned to and recognized such successor to Owner & Operator under this Agreement. The provisions of this Article are self-operative and require no further instruments to give effect hereto; provided, however, that Sponsor shall promptly execute and deliver any instrument that such successor to Owner & Operator may reasonably request evidencing such attornment. Subject to the foregoing, upon such attornment, this Agreement shall continue in full force and effect as a direct agreement between such successor to Owner & Operator and Sponsor upon all of the terms, conditions and covenants set forth in this Agreement.

 

  13. Termination. This Agreement may be terminated for cause by either Party upon written notice to the other Party upon the happening of any one of the following: (i) the filing by or against either Party of a petition for bankruptcy or for relief from creditors under any equivalent state law or regulation, or a Party becomes insolvent, makes a general assignment for the benefit of its creditors, or has a receiver, custodian or similar official appointed with respect to substantially all of its assets (ii) if there is a material breach, failure to perform or default by the other Party in the performance of any of its material obligations, representations or warranties provided for in this Agreement, and such material breach, failure to perform or default, if curable, is not cured within thirty (30) days of the breaching Party’s receipt of written notice from the non-breaching Party.
     
  14. Sponsor’s Waiver of Property Damage; Mutual Limitation of Damages. Sponsor agrees that Owner & Operator shall not be responsible for any loss or damage to any property of Sponsor at any Venue resulting from fire, theft or any other causes unless caused by Owner & Operator’s negligence (but negligence shall not include damage caused by any patron / customer of the Venue acting without express direction of Owner & Operator), and with prior acknowledgment and approvals of Sponsor for any relocation or modification of Sponsor’s property caused by Owner, Sponsor expressly assumes all risks of loss, damage or destruction of or to any of its property resulting from any such causes.

 

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In addition, notwithstanding anything to the contrary contained in this Agreement, in no event shall a Party be liable to any other Party for any consequential, special, indirect, incidental, punitive, exemplary, or similar damages (including damages for loss of use, business, or profit) that any other Party suffers in connection with this Agreement, regardless of whether such action is based in contract, tort, or any other legal theory and whether such Party has been advised of the possibility of such damages or if such damages could have been reasonably foreseen. The foregoing limitation of damages shall not apply to the Parties’ indemnity obligations with respect to third party claims.

 

  15. Notices. Any written notices to be given hereunder shall be in writing and shall be delivered in person (by band or by messenger), or shall be sent by regular or certified mail, return receipt requested or U.S. Postal Service Express Mail or Federal Express, UPS or other similar recognized private overnight delivery service, prepaid. Notice given as provided herein shall be deemed to have been given on the date it was received as evidenced by signature, or date of first refusal, if that be the case. Notice hereunder shall be addressed to the parties at the addresses first set forth above, with a copy of all notices to Owner sent to: Sunset Operations, LLC, 1755 Telstar Drive, Suite 501, Colorado Springs, Colorado 80920 Attn: Legal Counsel. Either Party may change the address at which it receives notices by notifying the other Party of such change in the manner provided herein.
     
  16. Bankruptcy. In the event that, pursuant to the United States Bankruptcy Code, a trustee of Sponsor (hereinafter referred to as the “Trustee”) or Sponsor as debtor-in-possession is permitted to assume this Agreement and does so and, thereafter, desires to assign this Agreement to a third party, which assignment satisfies the requirements of the Bankruptcy Code, the Trustee or sponsor, as the case may be, shall notify Owner of the terms of such proposed assignment in writing. The giving of such notice shall be deemed to constitute an offer to Owner (notwithstanding any subsequent higher or better offers) to have this Agreement assigned to it or to its designee for such consideration (or, if such consideration does not consist of money or an obligation to pay money, its equivalent in money), and upon such terms, as are specified in the notice. The aforesaid offer may be accepted only by written notice given to the Trustee . or Sponsor, as the case may be, by such other Party within fifteen (15) days of the receipt of such notice. If Owner fails to give its notice within such 15-day period, the Trustee or Sponsor, as the case may be, may complete the assignment referred to in its notice, but only if such assignment is to the entity named in the notice and for the consideration and upon the terms specified therein. Nothing contained herein shall be deemed to preclude or impair any rights which such other Party may have as a creditor in any proceeding.

 

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  17. Assignment. Neither Party shall have the right or power to assign its rights or obligations under this Agreement without the written consent of the other Party. Notwithstanding the foregoing, Owner & Operator may assign this Agreement or any of its rights and obligations hereunder to (i) an affiliated or related Party, or (ii) any person that acquires all or substantially all of the assets of Owner & Operator, in each case, as applicable, without the prior written consent of Sponsor. Any purported assignment not in accordance with this section shall be null and void.
     
  18. Relationship of the Parties. It is understood and agreed that Sponsor and the Owner & Operator are independent contractors, and nothing contained in this Agreement, nor any act of the parties, shall be deemed or construed to create the relationship of employer and employee, principal and agent, partnership or joint venture between Sponsor and the Owner & Operator. Neither Party hereto shall hold itself out to be anything other than an independent contractor, and neither Party hereto shall incur or purport to incur liability on behalf of the other nor has any authority to assume or create any obligation or liability of any kind on behalf of the other.
     
  19. Waiver. The failure of either Party to enforce any provision or condition contained in this Agreement at any time will not be construed as a waiver of that condition or provision nor will it operate as a forfeiture of any right of future enforcement of the condition or provision.
     
  20. Entire Agreement. This Agreement contains the entire agreement between the parties and merges any prior representations, warranties, or understandings they may have had regarding the subject matter of this Agreement. This Agreement may not be amended or modified except by a writing executed by both parties.
     
  21. Counterpart; Electronic Signatures. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original. Electronic copies, PDFs, facsimile copies, or photocopies of signatures shall be as valid as originals.
     
  22. Governing Law; Forum Selection Clause; Attorney Fees. This Agreement and the parties’ conduct arising out of or related to it shall be governed by Colorado law, without regard to its choice of law rules. Any dispute arising out of or related to this Agreement must be brought in federal or state court in El Paso County, and the parties hereby consent to the exclusive jurisdiction and venue of such forum. The substantially prevailing party in any such action to enforce this Agreement shall be entitled to recovery its attorney’s fees and costs incurred.
     
  23. Severability. If any provision of this Agreement or the application thereof is held invalid, the invalidity shall not affect the other provisions of this Agreement provided that the material terms of this Agreement can be given their intended effect without the invalid provisions, and to this extent the provisions of this Agreement are declared to be severable.
     
  24. No Restrictions. Nothing contained in this Agreement shall be deemed in any way to prohibit or restrict the right or freedom of either Party to conduct any business activity unrelated to the Venue without any obligation or accountability to the other even if such business or activity directly competes with the business of the other.

 

9
 

 

  25. Conduct. Upon request from Owner & Operator, Sponsor shall immediately reassign or remove from any Venue any of its employees or personnel, including any supervisory personnel, who engage in improper conduct, or are not otherwise suitable or acceptable to perform their duties or any tasks assigned to them. Sponsor shall cause all of its employees, personnel and agents to comply with and conform to all rules, regulations and directives related to the Venue.
     
  26. Safety and Legal Requirements. Without in any way limiting any other term or provision of this Agreement or any obligation of Sponsor hereunder, Sponsor shall do or cause to be done all of the following: (a) act and behave in a first-class manner that shall protect the health and safety of Sponsor’s, Owner’s and Operator’s employees, agents and the public generally, and not in any manner that is contrary to public morals or has a deceptive or misleading effect; (b) adhere to all laws, policies, rules, and regulations applicable to the activities to be engaged in by Sponsor; (c) if an authorized management person of Owner & Operator is not available, then contact the proper local authorities for assistance when such assistance is appropriate for safety; and (d) obtain, maintain and comply with all licenses, permits and approvals from any governmental authority that may be required to enable Sponsor to perform and fulfill all of its obligations under this Agreement.

 

IN WITNESS WHEREOF the parties hereto have executed this Agreement by their properly authorized signatories as of the date first written above.

 

Mountain States FDAF  
     
By:    
Its:    
Date:    
     
Sunset Operations, LLC  
     
By:    
Its:    
Date:    

 

10
 

 

EXHIBIT 1

 

SIGNAGE DESIGN PACKAGE, Yesco, “Art R1 OPY-62468” dated March 3, 2024, incorporated herein

 

11
 

 

EXHIBIT 2

 

NAMING AND SPONSORSHIP RIGHTS

 

  1. Official Name & Title partner of the Venue with exclusivity in the Automotive Category, not including automotive service / maintenance so long as not branded with any competing automobile manufacturer / dealer

 

  Mountain States Ford Dealer Association becomes the official Name & Title Rights Partner of the Notes Live Amphitheater in Colorado Springs, Colorado. The name of the Amphitheater will be Ford Amphitheater for the duration of the Term, subject to any agreed-upon name change as provided in the Agreement.
  Mountain States Ford Dealer Association secures being the Exclusive Automobile of the Amphitheater & Sunset Hospitality Collection property including our Roth Seafood & Chophouse restaurant & hospitality Suites that will operate year-round.
  Mountain States Ford Dealer Association will have first right of offer to expand Partnership in each market that Notes Live builds our Amphitheaters. Please note: Each market will have its own Sponsorship fee.
  Mountain States Ford Dealer Association will have IP/Trademark Rights, affording Ford the opportunity to advertise and market its brand in association to the Amphitheater. Any public facing promotions using venue logo must be approved by Notes Live & our Operating Partner AEG (Anschutz Entertainment Group) Presents Rocky Mountains prior to production.
  Mountain States Ford Dealer Association will be publicly aligned with our operating partner AEG Presents Rocky Mountain, who is the world’s second largest presenter of live music and entertainment.
  Mountain States Ford Dealer Association agrees to allow a non-competing company to be promoted as a “presenting by” sponsor for the Amphitheater. Ford Amphitheater will always be featured as the official name & title of the Amphitheater and prominently recognized in all advertising, marketing and branding promotions.

 

The exclusivity set forth herein is intended to apply only to the benefits granted by Owner hereunder and not to temporary event advertising rights granted separately by promoters of other events at the Venue or temporary hospitality and promotional activities conducted in any private hospitality areas.

 

Rentals/Special Events: Sponsor acknowledges that Owner & Operator may from time to time contract for Venue rentals and special events (e.g. weddings, award shows, etc.) at the Venue which may restrict Owner & Operator from delivering some of the benefits (including Sponsor signage which may be covered and/or replaced with other signage during such event) described herein during such event and which may require the placement of temporary advertising and promotional rights inside and outside the Venue. Owner & Operator shall endeavor to avoid such restrictions in all instances, but Owner & Operator shall not be in breach or default of this Agreement if it is required to agree to such restrictions in order to secure a commitment for such an event.

 

12
 

 

Sponsored Events: Sponsor agrees that (A) the rights granted to Sponsor hereunder shall not preclude Owner & Operator from contracting to host events (including without limitation special events or concerts promoted, marketed, and/or otherwise produced by Owner & Operator or one of its affiliates or any third party) at the Venue for which competing sponsors have contracted with the promoter or performer of such event (or tour) for sponsorship rights, and (B) Owner & Operator may promote such events in a manner consistent with their promotion of other events in general (e.g. temporary banners inside and outside the Venue and electronic/video messages on interior and exterior monitors and boards).

 

  2. Right of first negotiation: If owner intends to sell a set of rights similar to those provided to Sponsor herein at the expiration of the Term, Sponsor shall have a right of first negotiation to purchase such rights. Owner shall give notice to Sponsor of its intent to to[sic] sell such rights 30 days in advance of commencing negotiations with any other party.
     
  3. Signage:
     
  Ford’s logo and Ford Amphitheater signage will be prominently displayed on the exterior of the venue facing Interstate 25 for maximum exposure. (Please see sign deck for agreed upon signage by all parties).
  (2) Gateway Structures with Ford Amphitheater signage.
  (3) Interior Ford logo signs (see approved signage deck)
  All costs associated with the design, construction, and installation of Sponsor sign costs will be incurred by Mountain States Ford as outlined in the price structure. Sponsor will be responsible for the costs associated with any changes made (upon Sponsor’s request) to Sponsor-inclusive signage, which will include changes made to existing Venue signage. All signage will be placed in the Venue in locations determined by Owner.
  Ford will have right to air static logos and :30 to :60 second non-audio commercials looped on the Amphitheater’s LED screens next to the stage during each concert prior to the artists going on stage and during intermissions, subject to artists restrictions.
     
  4. Online Elements
     
  Venue website will be renamed to represent the Name & Title with Ford. Thus, Ford’s name will be prominently featured and promoted.
  Exclusive branded social media posts on Venue channels (Instagram, Facebook, etc.) each year of the term. Ford to provide text and imagery. Notes Live may edit to have same look and feel of Amphitheater voice.
  Ford will receive inclusion on venue’s rotating sponsor ads with hyperlink over the course of the term on Venue website. Opportunity for placement of following ad sizes on venue’s website.
  Ad sizes include: 728x90 & 300x250.

 

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  5. Media
     
  Ford Amphitheater will have inclusion on all pre-concert/event paid media advertising to include: (newspaper, television, magazine, radio, direct mailers, newsletters, mass emails, social media (all channel), billboards, websites, and more). The average spends for all forms of traditional and non-traditions media campaigns that are show specific are projected to be approximately $20,000 (per show). Not counting the organic reach through artists platforms (social media, websites and more).
     
  6. Onsite Activation
     
    Opportunity for Sponsor to have vehicles for display onsite (at mutually agreed upon locations), up to 6 brand ambassadors and a display space predominantly located within the venue for distribution of materials, conducting of promotions (e.g. sweepstakes), premium items, and any additional setup. Quantity and type of premium items distributed, and promotions conducted by Sponsor shall be subject to Notes Live approval. Sponsor shall be responsible for all costs associated with any portable vehicle displays and public promotions conducted in association with any Concert, including, but not limited to, implementing, conducting the promotion, rules, regulations, database of entrants, selections of winner and prizing.
     
  7. Tickets & Hospitality
     
  Ford will receive access to one (8)-Person Luxury FirePit Suite in lower bowl of Amphitheater, 2 VIP parking passes, and VIP Lounge access for the duration of the Partnership. Sponsor will receive 8 tickets to this Suite to every concert produced by Notes Live & AEG Presents Rocky Mountains (excludes private event rentals and other events that are not AEG-produced concerts).
  Ford shall receive a ticket value bank worth $10,000 in 2024 and $20,000 to be used each year of the term for Concerts/Events produced by Notes Live & AEG Presents Rocky Mountains (excludes private event rentals and other events that are not AEG-produced concerts). Face Value of tickets will be deducted from ticket value bank. Subject to availability at time of request.
  Ford will have the ability to select specific pricing levels and quantity. Exact seat locations are not guaranteed.
  Ford will have the right to purchase additional tickets/passes at face value plus applicable fees, subject to availability at the time of the request, provided that all requests are made thirty (30) days prior to the first day of the applicable Event.
  Ford will have the opportunity to run public facing and internal ticket giveaways. Notes Live and AEG Presents Rocky Mountains must approve all public promotions before they go live. Artist name and likeness may not be used without permission from Management.
  All tickets are based on availability at time of request.
     
  8. Hospitality Party
     
  Ford will receive two (2) Hospitality parties at selected concerts at Venue for up to 50 people, each year of the term — Selected concert based on availability at time of request.
  Owner or Notes Live to cover costs of lawn tickets and a food & beverage credit up to $750 for each Event.
  *2024 season will only offer one (1) hospitality party with it being a 1/2 season.

 

14

 

 

Exhibit 21.1

 

List of Company Subsidiaries

 

Notes Live, Inc. has the following subsidiaries:

 

Subsidiary Name  

Notes Live

or
Subsidiary Owner

  Percentage
Interest
  Jurisdiction of Organization
Bourbon Brothers Holdings LLC (“BBH”)   Notes Live, Inc.   100%   Colorado
Notes Live Real Estate, LLC (“NLRE”)   Notes Live, Inc.   100%   Colorado
Hospitality Income & Asset, LLC   Notes Live, Inc.   99%   Colorado
Notes Holding Company LLC (“NHC”)   Notes Live, Inc.   100%   Colorado
Bourbon Brothers Licensing LLC   Notes Live, Inc.   100%   Colorado
13141 BP, LLC   Notes Live, Inc.   100%   Colorado
The Sunset Amphitheater LLC   Notes Live, Inc.  

10%

(100% voting control)

  Colorado
GA HIA, LLC   Notes Live, Inc.  

16%

(100% voting control)

  Colorado
Roth’s Seafood & Chophouse LLC   BBH   100%   Colorado
Notes Hospitality Collection LLC   BBH   100%   Colorado
Sunset Hospitality Collection LLC   NLRE  

40%

(100% voting control)

  Colorado
Sunset at Mustang Creek LLC   NLRE  

30%

(100% voting control)

  Colorado
Sunset at Broken Arrow LLC   NLRE  

30%

(100% voting control)

  Colorado
Sunset Ground at Broken Arrow, LLC   NLRE   100%   Colorado
Sunset at McKinney LLC   NLRE   100%   Colorado
Sunset Ground at McKinney LLC   NLRE   100%   Colorado
Sunset Operations at McKinney LLC   NLRE   100%   Colorado
Sunset at El Paso, LLC   NLRE   100%   Colorado
Sunset Ground at El Paso LLC   NLRE   100%   Colorado
Sunset Operations at El Paso LLC   NLRE   100%   Colorado
13141 Notes LLC d/b/a Notes   NHC   100%   Colorado
Sunset Operations LLC   BBH   100%   Colorado
Bourbon Brothers Presents, LLC d/b/a Boot Barn Hall at Bourbon Brothers   BBH   89%   Colorado
Bourbon Brothers Smokehouse and Tavern CS, LLC   BBH   100%   Colorado
Bourbon Brothers Smokehouse and Tavern GA LLC   BBH   100%   Georgia
Bourbon Brothers Presents GA LLC   BBH   100%   Georgia

 

 

 

 

Exhibit 23.2

 

 

Consent of Independent Registered Public Accounting Firm

 

We hereby consent to the inclusion in this Registration Statement on Form S-1 of our report dated February 26, 2024, except for Note 13, as to which the date is March 29, 2024, relating to the consolidated financial statements of Notes Live, Inc. and Subsidiaries as of and for the years ended December 31, 2023 and 2022. We also consent to the reference to our firm under the heading “Experts” appearing therein.

 

 
Grassi & Co., CPAs, P.C.  
   
Jericho, New York  
August 5, 2024  

 

 

 

 

 

Exhibit 107

 

Calculation of Filing Fee Table

 

Form S-1

(Form Type)

 

Notes Live, Inc.

(Exact Name of Registrant as Specified in its Charter)

 

Table 1: Newly Registered Securities

 

   Security Type  Security Class Title  Fee Calculation Rule  Amount Being Registered   Proposed Maximum Offering Price Per Share   Maximum Aggregate Offering Price(1)   Fee Rate   Amount of Registration Fee 
Fees to Be Paid  Equity  Common Stock, par value $0.001(3)  457(o)          $11,500,000(2)(3)   0.0001476   $1,697.40 
   Other  Representative’s Warrants to purchase Common Stock  457(g)(4)                   (5)
   Equity  Common Stock Underlying Representative’s Warrants(5)  457(o)          $718,750(2)(5)   0.0001476   $106.09 
Secondary Offering  Equity  Common Stock, par value $0.001  457(a)   35,510,648   $10.00   $355,106,480(6)   0.0001476   $52,413.72 
   Other  Warrants to purchase Common Stock (“Resale Warrants”)  457(g)(4)   3,357,159(4)                
   Equity  Common Stock Underlying Resale Warrants  457(o)   3,357,159   $10.00   $33,571,590(2)(7)   0.0001476   $4,955.17 
   Total Offering Amounts        $400,896,820        $59,172.37 
   Total Fees Previously Paid                    
   Total Fee Offsets                    
   Net Fee Due                  $59,172.37 

 

(1) This registration statement also includes an indeterminate number of securities that may become offered, issuable or sold to prevent dilution resulting from stock splits, stock dividends and similar transactions, which are included pursuant to Rule 416 under the Securities Act of 1933, as amended (the “Securities Act”).
   
(2) Estimated solely for the purpose of computing the registration fee in accordance with Rule 457(o) under the Securities Act.
   
(3) Includes shares of common stock that may be issued upon the exercise of a 45-day option granted to the underwriters to cover over-allotments.
   
(4) No fee required pursuant to Rule 457(g) under the Securities Act.
   
(5)

Represents warrants to be issued to the representative of the underwriters to purchase a number of shares of common stock equal to 5% of the shares of common stock sold in the offering under the IPO Prospectus at an exercise price equal to 125% of the assumed public offering price of $10.00 per share.

 

(6) Calculated by multiplying the 35,510,648 shares of common stock covered by the Resale Prospectus by an assumed price of $10.00 per share.
   
(7) Calculated by multiplying the 3,357,159 shares of common stock issuable upon the exercise of the 3,357,159 warrants covered by the Resale Prospectus by an assumed price of $10.00 per share.