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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended March 31, 2022

Or

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from ______ to _______

Commission file number: 0-55402

Rocky Mountain Industrials, Inc. (formerly RMR Industrials, Inc.)

(Exact name of registrant as specified in its charter)

Nevada

46-0750094

(State or other jurisdiction of
incorporation or organization)

(I.R.S. Employer
Identification No.)

 

 

6200 South Syracuse Way, Suite 450
Greenwood Village, Colorado

80111

(Address of principal executive office)

(Zip Code)

(720) 614-5213

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act: None

Title of each class

    

Trading Symbol(s)

    

Name of each exchange on which registered

None

N/A

N/A

Securities registered pursuant to Section 12(g) of the Act:

Class B Common Stock, par value $0.001 per share

(Title of each class)

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  Yes    No  

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Act.  Yes    No  

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes    No  

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).  Yes    No  

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 13(a) of the Exchange Act.

Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).   Yes      No  

The aggregate market value of the voting common stock held by non-affiliates of the registrant, based upon the closing sale price of the Common Stock on June 8, 2022 was N/A.

As of June 8, 2022, the Company had 35,785,858 Shares of Class A Common Stock and 4,866,832 Shares of Class B Common Stock, and 118.47 preferred shares outstanding.

Table of Contents

Table of Contents

    

PART I

    

Item 1.

Business

1

Item 1A.

Risk Factors

5

Item 1B.

Unresolved Staff Comments

11

Item 2.

Properties

11

Item 3.

Legal Proceedings

14

Item 4.

Mine Safety Disclosures

15

PART II

Item 5.

Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

17

Item 6.

Selected Financial Data

17

Item 7.

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

17

Item 7A.

Quantitative and Qualitative Disclosures About Market Risk

22

Item 8.

Financial Statements and Supplementary Data

22

Item 9.

Changes in and Disagreements With Accountants on Accounting and Financial Disclosure

22

Item 9A.

Controls and Procedures

22

Item 9B.

Other Information

24

PART III

Item 10.

Directors, Executive Officers, and Corporate Governance

25

Item 11.

Executive Compensation

28

Item 12.

Security Ownership of Certain Beneficial Owners and Management and Related Stockholders Matters

30

Item 13.

Certain Relationships and Related Transactions, and Director Independence

32

Item 14.

Principal Accounting Fees and Services.

33

PART IV

Item 15.

Exhibits, Financial Statement Schedules

34

SIGNATURES

36

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ROCKY MOUNTAIN INDUSTRIALS, INC.

STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

The statements contained in this Annual Report on Form 10-K that are not historical facts are “forward-looking statements.” Forward-looking statements may include our statements regarding our goals, beliefs, strategies, objectives, plan, including product and service developments, future financial conditions, results or projections or current expectations. Such forward-looking statements may be identified by, among other things, the use of forward-looking terminology such as “believes,” “estimates,” “intends,” “plan” “expects,” “may,” “will,” “should,” “predicts,” “anticipates,” “continues,” or “potential,” or the negative thereof or other variations thereon or comparable terminology, and similar expressions are intended to identify forward-looking statements. We remind readers that forward-looking statements are merely predictions and therefore inherently subject to uncertainties and other factors and involve known and unknown risks that could cause the actual results, performance, levels of activity, or our achievements, or industry results, to be materially different from any future results, performance, levels of activity, achievements, or industry results, expressed or implied by such forward-looking statements. Such uncertainties and risks include those discussed in the “Risk Factors” and similar sections of this Report and on our other filings with the Securities and Exchange Commission, all of which are incorporated by reference herein. Forward-looking statements appear in Item 2 – “Management’s Discussion and Analysis of Financial Condition and Results of Operations,” as well as elsewhere in this Report.

Our management has included projections and estimates in this Report, which are based primarily on management’s experience in the industry, assessments of our results of operations, discussions and negotiations with third parties and a review of information filed by our competitors with the SEC or otherwise publicly available. We caution readers not to place undue reliance on any such forward-looking statements, which speak only as of the date made. We disclaim any obligation subsequently to revise any forward-looking statements to reflect events or circumstances after the date of such statements or to reflect the occurrence of anticipated or unanticipated events except as otherwise required by law.

Unless otherwise specified or required by context, as used in this Report, the terms “we,” “our,” “us” and the “Company” refers collectively to Rocky Mountain Industrials, Inc. (“RMI”), formerly known as RMR Industrials, Inc., and its wholly/majority-owned subsidiaries, RMR Aggregates, Inc., RMR Logistics, Inc., and Rail Land Company, LLC. Unless otherwise indicated, the term “common stock” refers to shares of our Class A Common Stock and Class B Common Stock.

Our financial statements are stated in United States Dollars (US$) and are prepared in accordance with United States generally accepted accounting principles (U.S. GAAP).

ii

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CAUTIONARY NOTE REGARDING EXPLORATION STAGE STATUS

AND USE OF CERTAIN MINING TERMS

We are considered an “exploration stage” company under the U.S. Securities and Exchange Commission (“SEC”) Regulation S-K 1300, Disclosure by Registrants Engaged or to be Engaged in Mining Operations (“S-K 1300”), because we do not have mineral reserves as defined under S-K 1300. Mineral reserves are defined in S-K 1300 as that part of a measured mineral resource which can be economically and legally extracted or produced at the time of the mineral reserve determination. The establishment of a mineral resource under S-K 1300 is, among other things, a concentration or occurrence of material of economic interest in or on the Earth's crust in such form, grade or quality, and quantity that there are reasonable prospects for economic extraction. A mineral resource is a reasonable estimate of mineralization, taking into account relevant factors such as cut-off grade, likely mining dimensions, location or continuity, that, with the assumed and justifiable technical and economic conditions, is likely to, in whole or in part, become economically extractable. It is not merely an inventory of all mineralization drilled or sampled. Since we have no mineral reserves as defined in S-K 1300, we have not exited the exploration stage and continue to report our financial information as an exploration stage entity as required under relevant accounting principles. We will remain an exploration stage company under S-K 1300 until such time as we demonstrate mineral reserves in accordance with the criteria in S-K 1300.

Since we have no mineral reserves, we will expense all mine construction costs, even though these expenditures are expected to have a future economic benefit in excess of one year. We will also expense our reclamation and remediation costs at the time the obligation is incurred. Companies that have mineral reserves and have exited the exploration stage typically capitalize these costs, and subsequently amortize them on a units-of-production basis as mineral reserves are mined, with the resulting depletion charge allocated to inventory, and then to cost of sales as the inventory is sold. As a result of these and other differences, our financial statements will not be comparable to the financial statements of mining companies that have established mineral reserves and have exited the exploration stage.

We use certain terms in this report such as “production,” “mining or processing activities,” and “mine construction.” Production means the estimated quantities (tonnage) delivered or shipped to our customers, which may result in disclosure of related limestone and dolomite sales. Mining or processing activities means the process of extracting limestone and dolomite from the earth and treating that material. Mine construction means work carried out to access areas in the mine containing limestone and dolomite, which principally includes road construction, ramp construction and ancillary activities. We use these terms in this report since we believe they are necessary and helpful for the reader to understand our business and operations. However, we caution you that we do not have mineral reserves and therefore have not exited the exploration stage as defined in S-K 1300, and our use of the terminology described above is not intended to indicate that we have established reserves or have exited the exploration stage for purposes of S-K 1300. Furthermore, since we do not have mineral reserves, we cannot provide any indication or assurance as to how long we will likely continue mining activities at our mine site or whether such activities will be profitable.

iii

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PART I

Item 1.      Business

Overview

RMI’s predecessor entity was incorporated in August 2012 as a Nevada corporation. We are an exploration stage company dedicated to operating industrial assets in the United States (U.S.) including minerals, materials and services. Our strategy is to become a key provider of industrial materials and services in the Rocky Mountain region. We utilize differentiated operational capabilities, which we believe will allow us to outperform conventional operators through diverse markets.

We have a strategy to own, operate, develop, acquire and vertically integrate complementary industrial businesses. The experienced management team of RMI has a multi-cycle track record of operating industrial resource businesses.

We operate the Mid-Continent Quarry in Garfield County, Colorado, producing chemical-grade calcium carbonate that currently services local and regional customers in a variety of end markets, including but not limited to mining, manufacturing, construction, and agriculture. The Mid-Continent Quarry, which is located outside the city of Glenwood Springs, consists of 44 unpatented mining claims owned by the Bureau of Land Management and controlled by RMI. The operation currently serves Arch Resources, local construction firms, and various city and county government construction projects. The quarry is currently undergoing an expansion and modernization effort. For the years ended March 31, 2022 and 2021, we produced and sold 26,356 and 16,232 tons of high-calcium limestone, respectively, from the Mid-Continent Quarry. Please reference “Cautionary Note Regarding Exploration Stage Status and Use of Certain Mining Terms” for disclosure concerning the current stage of our mineral explorations.

We are also actively developing Rocky Mountain Rail Park (the “Rail Park”), a dedicated rail-served industrial business park serving the greater Denver market. In February 2018, we acquired approximately 470 acres of land in Bennett, Colorado which serves as the foundation for the Rail Park. In July 2018, we exercised our option to acquire an additional approximately 150 acres for a total of approximately 620 acres. The Company’s development of the Rail Park is intended to expand the customer base for our products by utilizing rail freight capabilities to reach customers in the greater Denver area and by expanding our business to include rail transportation solutions and services. We intend to be the permanent owner and operator of the Rail Park and once operational, the facility will seek to establish a new industrial hub for rail transportation and related services serving Adams County, Colorado and the greater Denver metropolitan area. Purchaser interest has been strong after the unanimous approval by the Adams County Board of County Commissioners of the Final Development Plan and Final Plat in September 2020. Additionally, the Rail Park sold an 83 acre lot in January 2021, which has further positively impacted the interest in the property’s remaining southern lots.

Rail freight capabilities will allow the Mid-Continent Quarry’s products to access the Denver market, where demand for calcium carbonate is currently strong and supply is relatively limited. The market opportunity is primarily centered on front range infrastructure demands, but also includes fertilizer, animal feed, and multiple other industrial applications. According to the USGS Natural Aggregates Statistics and information, Colorado demand for the first three quarters in 2021 for construction aggregate was approximately 39.0 million metric tons, comprised of 26.2 million metric tons of sand and gravel and 12.9 million metric tons of crushed stone. The area experiences supply shortages in peak seasons, creating a natural market for our products. We believe we are well-positioned to benefit from this market environment.

In addition to developing and expanding our existing assets, we expect to supplement our growth with strategic acquisitions of related business and the integration these businesses to achieve economies of scale and synergies. We target companies in various sectors directed towards industrial and/or infrastructure applications, including but not limited to construction materials, industrial minerals, industrial resources, logistics solutions, and transportation.

1

Table of Contents

Competitive Strengths

Our management team has extensive experience in investing in and operating natural resource assets. We believe our potential competitive strengths to be the following:

Application of Management Expertise. Our team has expertise in engineering, operations, finance and general management within the industrials resource sector.

Management Operating and Investing Experience.  Over the course of their careers, the members of our management team have developed a broad international network of contacts and corporate relationships which we believe will serve as a useful source of investment opportunities. The management team has applied its deep understanding of historical precedents in the natural resource markets to the development of our business and strategy. Some of our management team members have been working together for the last ten years, and over that time have assembled a team of industrial resources and investment professionals to pursue investments across the industry.

Revenues and Customers

For the year ended March 31, 2022, three customers accounted for approximately 67% (customer A), 15% (customer B) and 12% (customer C) of our consolidated revenue. As of March 31, 2022, approximately 44% of our accounts receivable were due from customer A and 50% from customer B.

Industry and Competition

Limestone

Limestone, or calcium carbonate, is used in a variety of applications including coal mining, coal fired power plants, construction aggregates, glass bottle and steel manufacturing, and agriculture. Regional competitors include Pete Lien & Sons, Inc., and United States Lime & Minerals, Inc.

Construction Aggregates

Aggregates are key material components used in the production of cement, ready-mixed concrete and asphalt paving mixes for the residential, nonresidential and public infrastructure markets and are also widely used for various applications and products, such as road and building foundations, railroad ballast, erosion control, filtration, roofing granules and in solutions for snow and ice control. Generally extracted from the earth using surface or underground mining methods, aggregates are produced from natural deposits of various materials such as limestone, sand and gravel, granite and trap rock.

Markets are typically local due to high transport costs and are generally fragmented, with numerous participants operating in localized markets. After the uncertainty in 2020 due to the pandemic, according to the U.S. Geological Survey, the U.S. market for aggregates production grew an estimated 4% year over year for crushed stone, sand and gravel in the third quarter of 2021.  This outpaces historic norms. Aggregates consumption is more heavily weighted towards public infrastructure and maintenance repair. However, the mix of end uses can vary widely by geographic location, based on the nature of construction activity in each market. Typically, three to six competitors comprise the majority market share in each local market because of constraints around the availability of natural resources and transportation. Regional competitors for construction aggregates in Colorado include Martin Marietta Materials, Inc., Albert Frei & Sons, Inc., Aggregate Industries, Brannan Sand & Gravel Co., LLC, L.G. Everist, Inc., and BURNCO.

Environmental and Government Regulation

Our operations are and will be subject to extensive federal, state and local laws, regulations and ordinances in the United States and abroad relating to the protection of the environment and human health and to safety, including those pertaining to chemical manufacture and distribution, waste generation, storage and disposal, discharges to waterways, and air emissions and various other health and safety matters. Governmental authorities have the power to enforce compliance

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with their regulations, and violators may be subject to civil, criminal and administrative penalties, injunctions or both. We will devote significant financial resources to ensure compliance. We believe that we are in substantial compliance with all the applicable laws and regulations.

We anticipate that the regulation of our business operations under federal, state and local environmental laws in the United States and abroad will increase and become more stringent over time. We cannot estimate the impact of increased and more stringent regulation on our operations, future capital expenditure requirements or the cost of compliance.

United States Regulation. Statutory programs relating to protection of the environment and human health and to safety in the United States include, among others, the following.

CERCLA. The Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, also known as “CERCLA” and “Superfund”, and comparable state laws generally impose joint and several liability for costs of investigation and remediation and for natural resource damages, without regard to fault or the legality of the original conduct, on certain classes of persons with respect to the release into the environment of specified substances, including under CERCLA those designated as “hazardous substances.” These “potentially responsible parties” include the present and certain former owners or operators of the site where the release occurred and those that disposed or arranged for the disposal of the hazardous substance at the site. These liabilities can arise in association with the properties where operations were conducted, as well as disposal facilities where wastes were sent. Many states have adopted comparable or more stringent state statutes. In the course of our operations, we have generated materials that fall within CERCLA’s definition of hazardous substances. We may also be the owner or operator of sites on which hazardous substances have been released and may have generated hazardous substances that have been transported to or otherwise released upon offsite facilities. We may be responsible under CERCLA for all or part of the costs to clean up facilities at which such substances have been released by previous owners or operators and offsite facilities to which our wastes were transported and for associated damages to natural resources.

Resource Conservation and Recovery Act. The federal Resource Conservation and Recovery Act, as amended (“RCRA”) and comparable state laws regulate the treatment, storage, disposal, remediation and transportation of wastes, specifically under RCRA those designated as “hazardous wastes.” The EPA and various state agencies have limited the disposal options for these wastes and impose numerous regulations upon the treatment, storage, disposal, remediation and transportation of them. Our operations generate wastes that are subject to RCRA and comparable state statutes. Furthermore, wastes generated by our operations that are currently exempt from treatment as hazardous wastes may be designated in the future as hazardous wastes under RCRA or other applicable statutes and, therefore, may be subject to more rigorous and costly treatment, storage and disposal requirements. Governmental agencies (and in the case of civil suits, private parties in certain circumstances) can bring actions for failure to comply with RCRA requirements, seeking administrative, civil, or criminal penalties and injunctive relief, to compel us to abate a solid or hazardous waste situation that presents an imminent or substantial endangerment to health or the environment.

Clean Water Act. The federal Clean Water Act imposes restrictions and strict controls regarding the discharge of pollutants, including dredged and fill materials into waters of the United States. Under the Clean Water Act, and comparable state laws, the government (and in the case of civil suits, private parties in certain circumstances) can bring actions for failure to comply with Clean Water Act requirements and enforce compliance through civil, criminal and administrative penalties for unauthorized discharges of hazardous substances and of other pollutants. In the event of an unauthorized discharge of pollutants, we may be liable for penalties and subject to injunctive relief.

Clean Air Act. The federal Clean Air Act (CAA), as amended and comparable state and local laws restrict the emission of air pollutants from many sources and also impose various monitoring and reporting requirements. These laws may require us to obtain pre-approval for the construction or modification of certain projects or facilities expected to produce or significantly increase air emissions, obtain and strictly comply with air permit requirements or utilize specific equipment or technologies to control emissions. Governmental agencies (and in the case of civil suits, private parties in certain circumstances) can bring actions for failure to strictly comply with air pollution regulations or permits and generally enforce compliance through administrative, civil or criminal enforcement actions, resulting in fines, injunctive relief (which could include requiring us to forego construction, modification or operation of sources of air pollutants) and

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imprisonment. While we may be required to incur certain capital expenditures for air pollution control equipment or other air emissions-related issues, we do not believe that such requirements will have a material adverse effect on our operations.

Greenhouse Gas Regulation. More stringent laws and regulations relating to climate change and greenhouse gases (GHGs) may be adopted in the future and could cause us to incur material expenses in complying with them. The EPA has begun to regulate GHGs as pollutants under the CAA. The EPA adopted rules to permit GHG emissions from stationary sources under the Prevention of Significant Deterioration and Title V permitting programs including the “Prevention of Significant Deterioration and Title V Greenhouse Gas Tailoring Rule,” requiring that the largest sources first obtain permits for GHG emissions. The United States Supreme Court, however, ruled in 2014 that the EPA did not have the authority to require permits for GHG emissions and also did not have the authority to adopt that rule. The EPA may not treat GHGs as an air pollutant for purposes of determining whether a source is a major source that is required to obtain a Prevention of Significant Deterioration or Title V permit. The Court did hold that if a source required a permit under the program because of other pollutants, the EPA had the authority to require that the source demonstrate that it would use the best available control technology to minimize GHG emissions that exceeded a minimal amount.

Because of the lack of any comprehensive legislation program addressing GHGs, the EPA is using its existing regulatory authority to promulgate regulations requiring reduction in GHG emissions from various categories of sources, starting with fossil fuel-fired power plants. Specifically, in June 2019, the EPA issued the final Affordable Clean Energy (“ACE”) rule, which, among other things, establishes emission guidelines for states to develop plans to address GHG emissions from existing coal-fired power plants. The ACE rule replaces the Clean Power Plan that the EPA had issued in 2015. There is a great deal of uncertainty as to how and when additional federal regulation of GHGs might take place. Some members of Congress have expressed the intention to promote legislation to curb the EPA’s authority to regulate GHGs. In addition to federal regulation, a number of states, individually and regionally, and localities also are considering implementing or have implemented GHG regulatory programs. These regional and state initiatives may result in so–called cap–and–trade programs, under which overall GHG emissions are limited and GHG emission “allowances” are then allocated and sold to and between persons subject to the program. These and possibly other regulatory requirements could result in our incurring material expenses to comply, for example by being required to purchase or to surrender allowances for GHGs resulting from other operations or otherwise being required to control or reduce emissions.

Health and Safety. Our operations are also governed by laws and regulations relating to workplace safety and worker health, principally regulations and requirements from the Occupational Safety and Health Administration (OSHA) and Mine Safety and Health Administration (“MSHA”). The OSHA hazard communication standard, the EPA’s community right-to-know regulations and similar state programs may require us to organize and/or disclose information about hazardous materials used or produced in our operations. Failure to comply with requirements from these laws and regulations can result in sanctions such as fines and penalties and claims for personal injury and property damage. These requirements may also result in increased operating and capital costs in the future. We believe that we are in substantial compliance with these requirements to extent applicable.

Licenses, Permits and Product Registrations. Certain licenses, permits and product registrations are required for our products and operations in the United States. The licenses, permits and product registrations are subject to revocation, modification and renewal by governmental authorities. In the United States in particular, producers and distributors of chemicals such as penta and creosote are subject to registration and notification requirements under federal law (including under the Federal Insecticide, Fungicide and Rodenticide Act (“FIFRA”) and the Toxic Substances Control Act, and comparable state law) in order to sell those products in the United States. Compliance with these laws has had, and in the future will continue to have, a material effect on our business, financial condition and results of operations. Under FIFRA, the law’s registration system requires an ongoing submission to the EPA of substantial scientific research and testing data regarding the chemistry and toxicology of pesticide products by manufacturers.

Available Information

We maintain a website at http://rockymountainindustrials.com/ that contains additional information about our Company.

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Employees

We currently have 13 full-time employees.

Item 1A.   Risk Factors

Risks Relating to Our Business

We have incurred losses in prior periods and may incur losses in the future.

We may not achieve or sustain profitability on a quarterly or annual basis in the future. Our operations are subject to the risks and competition inherent in the establishment of a business enterprise. There can be no assurance that future operations will be profitable. We may not achieve our business objectives and the failure to achieve such goals would have an adverse impact on us.

Our future is dependent upon our ability to obtain financing. If we do not obtain such financing, we may have to cease our activities and investors could lose their entire investment.

There is no assurance that we will operate profitably or generate positive cash flow in the future. We will require additional financing in order to proceed with our business plan and acquire existing businesses that manufacture and distribute chemicals and minerals. We will also require additional financing to sustain our business operations if we are not successful in earning revenues. We may not be able to obtain financing on commercially reasonable terms or terms that are acceptable to us when required. Our future is dependent upon our ability to obtain financing. If we do not obtain such financing, our business could fail and investors could lose their entire investment.

Our business may fail, and investors may lose all of their investment in our Company.

We are a company with a limited operating history and our future profitability is uncertain. We have yet to generate positive earnings and there can be no assurance that we will ever operate profitably. If our business plan is not successful and we are not able to operate profitably, then our stock may become worthless and investors may lose all of their investment in our Company.

We anticipate that we will incur increased operating expenses prior to realizing significant revenues. We therefore expect to incur significant losses into the foreseeable future. We recognize that, if we are unable to generate significant revenues from the sale of our products in the future, we will not be able to earn profits or continue operations. There is no history upon which to base any assumption as to the likelihood that we will prove successful, and we can provide no assurance that we will generate any revenues or ever achieve profitability. If we are unsuccessful in addressing these risks, our business will fail, and investors may lose all of their investment in our Company.

Our limited operating history makes evaluating our business and future prospects difficult and may increase the risk of your investment.

Our limited operating history may not provide a meaningful basis on which to evaluate our business. We will continue to encounter risks and difficulties frequently experienced by companies at a similar stage of development, including our potential failure to:

expand our product offerings and maintain the high quality of products offered;
manage our expanding operations, including the integration of any future acquisitions;
obtain sufficient working capital to support our expansion and to fill customers’ orders on time;
maintain adequate control of our expenses;

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implement our product development, marketing, sales, and acquisition strategies and adapt and modify them as needed; and
anticipate and adapt to changing conditions in the markets in which we operate as well as the impact of any changes in government regulation, mergers and acquisitions involving our competitors, technological developments, and other significant competitive and market dynamics.

If we are not successful in addressing any or all of these risks, then our business may be materially and adversely affected.

If we are unable to identify, fund and execute new acquisitions, we will not be able to execute a key element of our business strategy.

Our strategy is to grow primarily by acquiring additional businesses and product lines. We cannot give any assurance that we will be able to identify, acquire or profitably manage additional businesses and product lines. Financing for acquisitions may not be available, or may be available only at a cost or on terms and conditions that are unacceptable to us. Further, acquisitions may involve a number of special risks or effects, including diversion of management’s attention, failure to retain key acquired personnel, unanticipated events or circumstances, legal liabilities, impairment of acquired intangible assets and other one-time or ongoing acquisition-related expenses. Some or all of these special risks or effects could have a material adverse effect on our financial and operating results. In addition, we cannot assure you that acquired businesses or product lines, if any, will achieve anticipated revenues and earnings, or that we will not assume unanticipated liabilities.

In addition, we may not be able to successfully or profitably integrate, operate, maintain and manage our newly acquired operations or their employees. We may not be able to maintain uniform standards, controls, procedures and policies, which may lead to operational inefficiencies.

We may be unable to sell rail park lots when appropriate or at all because real estate is not as liquid as certain other types of assets.

Real estate investments generally cannot be sold quickly, which could limit our ability to adjust our response to changes in economic conditions and affect the timing of sales or leases of rail park lots. This could adversely affect our financial condition and our ability to service debt

Loss of key members of our management team could disrupt our business.

We depend on the continued employment and performance of our senior executives and other key members of our management team. If any of these individuals resigns or becomes unable to continue in his or her present role and is not adequately replaced, our business operations and our ability to implement our growth strategies could be materially disrupted.

The industries in which we compete are highly competitive, and we may not be able to compete effectively with our competitors that have greater financial resources, which could have a material adverse effect on our business, results of operations and financial condition.

The industries in which we operate are highly competitive. Among our competitors are some of the world’s largest chemical companies that have their own raw material resources. Changes in the competitive landscape could make it difficult for us to retain our competitive position. In addition, some of the companies with whom we compete may be able to produce products more economically than we can. Furthermore, most of our competitors have greater financial resources, which may enable them to invest significant capital into their businesses, including expenditures for research and development.

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Increases in the price of our primary raw materials may decrease our profitability and adversely affect our liquidity, cash flow, financial condition and results of operations.

The prices we pay for raw materials in our businesses may increase significantly, and we may not always be able to pass those increases through to our customers fully and timely. In the future, we may be unable to pass on increases in our raw material costs, and raw material price increases may erode the profitability of our products by reducing our gross profit. Price increases for raw materials may also increase our working capital needs, which could adversely affect our liquidity and cash flow. For these reasons, we cannot assure you that raw material cost increases in our businesses would not have a material adverse effect on our financial condition and results of operations.

The Company will operate in competitive environment which gives rise to operating and market risk exposure.

The Company expects to sell a broad range of products and services in a competitive environment, and to compete for sales on the basis of product quality, price, technology and customer service. Increased levels of competition could result in lower prices or lower sales volume, which could have a negative impact on the Company’s results of operations.

Economic conditions around the world, and in certain industries in which the Company does business, also impact sales prices and volume. As a result, market uncertainty or an economic downturn in the geographic areas or industries in which we sell our products could reduce demand for these products and result in decreased sales volume, which could have a negative impact on our results of operations.

In addition, volatility and disruption of financial markets could limit customers’ ability to obtain adequate financing to maintain operations, which could result in a decrease in sales volume and have a negative impact on our results of operations. The Company’s business operations may also give rise to market risk exposure related to changes in interest rates, commodity prices and other market factors such as equity prices.

Disruptions in production at our processing facilities, both planned and unplanned, may have a material impact on our business, results of operations and/or financial condition.

Manufacturing and mining facilities in our industry are subject to planned and unplanned production shutdowns and outages. Unplanned production disruptions may occur for external reasons including natural disasters, weather, disease, strikes, transportation interruption, government regulation, political unrest or terrorism, or internal reasons, such as fire, unplanned maintenance or other problems. Alternative facilities with sufficient capacity may not be available, may cost substantially more or may take a significant time to increase production or qualify with our customers, each of which could negatively impact our business, results of operations and/or financial condition. Long-term production disruptions may cause our customers to seek alternative supply which could further adversely affect our profitability.

We will expend large amounts of money for environmental compliance in connection with our operations.

We are subject to stringent regulations under numerous U.S. federal, state, local and foreign environmental, health and safety laws and regulations relating to, among other things, the generation, storage, handling, discharge, disposition and stewardship of hazardous wastes and other materials. We will expend substantial funds to comply with such laws and regulations and have established a policy intended to minimize our emissions to the environment. Nevertheless, legislative, regulatory and economic uncertainties (including existing and potential laws and regulations pertaining to climate change) make it difficult for us to project future spending for these purposes and if there are changes to applicable regulatory requirements, we may be required to expend substantial additional funds to remain in compliance.

We are subject to environmental clean-up costs, fines, penalties and damage claims that have been and continue to be costly.

We are subject to the risk of lawsuits and regulatory actions in connection with current and former operations (including divested businesses) for breaches of environmental laws or regulations or in connection with clean-up obligations. Lawsuits and investigations may be initiated by public or private parties under various environmental laws, including with respect to off-site disposal at facilities where we have been identified as a potentially responsible party under the

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Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, commonly referred to as CERCLA, or similar laws.

Increased concerns regarding the safe use of chemicals in commerce and their potential impact on the environment have resulted in more restrictive regulations from local, state and federal governments and could lead to new regulations.

Concerns regarding the safe use of chemicals in commerce and their potential impact on health and the environment reflect a growing trend in societal demands for increasing levels of product safety and environmental protection. These concerns could manifest themselves in stockholder proposals, preferred purchasing and continued pressure for more stringent regulatory intervention. These concerns could also influence public perceptions, the viability of the Company’s products, the Company’s reputation and the cost to comply with regulations. In addition, terrorist attacks and natural disasters have increased concerns about the security and safety of chemical production and distribution. These concerns could have a negative impact on the Company’s results of operations.

Local, state and federal governments continue to propose new regulations related to the security of chemical plant locations and the transportation of hazardous chemicals, which could result in higher operating costs.

We work with dangerous materials that can injure our employees, damage our facilities and disrupt our operations.

Some of our operations involve the handling of hazardous materials that may pose a risk of fire, explosion, or the release of hazardous substances. Such events could result from terrorist attacks, natural disasters, or operational failures, and might cause injury or loss of life to our employees and others, environmental contamination, and property damage. These events could lead a temporary shutdown of an affected plant, or portion thereof, and we could be subject to penalties or claims as a result. A disruption of our operations caused by these or other events could have a material adverse effect on our results of operations.

Our ability to operate and/or expand our mining operations may be affected by our ability to secure proper permits.

Environmental and zoning regulations have made it increasingly difficult for the aggregates industry to expand existing quarries and to develop new quarry operations. Our mining operations could be materially impacted from being unable to maintain existing permits to operate the quarry or being unable to secure new permits to support the expansion of the quarry.

We may be subject to claims of infringement of the intellectual property rights of others, which could hurt our business.

From time to time, we expect to face infringement claims from our competitors or others alleging that our processes or products infringe on their proprietary technologies. Any claims that our products or processes infringe the intellectual property rights of others, regardless of the merit or resolution of the claims, could cause us to incur significant costs in responding to, defending and resolving the claims, and may divert the efforts and attention of our management and technical personnel from our business. If we are found to be infringing on the proprietary technology of others, we may be liable for damages, and we may be required to change our processes, redesign our products, pay others to use the technology or stop using the technology or producing the infringing product. Even if we ultimately prevail, the existence of the lawsuit could prompt our customers to switch to products that are not the subject of infringement suits.

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Risks Related to Our Common Stock and Our Status as a Public Company

We will be required to incur significant costs and require significant management resources to evaluate our internal control over financial reporting as required under Section 404 of the Sarbanes-Oxley Act, and any failure to comply or any adverse result from such evaluation may have an adverse effect on our stock price.

As a reporting company under the Securities Exchange Act of 1934, as amended, we are required to evaluate our internal control over financial reporting under Section 404 of the Sarbanes-Oxley Act of 2002 (“Section 404”). Section 404 requires us to include an internal control report with the Annual Report on Form 10-K. This report must include management’s assessment of the effectiveness of our internal control over financial reporting as of the end of the fiscal year. This report must also include disclosure of any material weaknesses in internal control over financial reporting that we have identified. Failure to comply, or any adverse results from such evaluation could result in a loss of investor confidence in our financial reports and have an adverse effect on the trading price of our equity securities.

Achieving continued compliance with Section 404 may require us to incur significant costs and expend significant time and management resources. We cannot assure you that we will be able to fully comply with Section 404. As a result, investors could lose confidence in our reported financial information, which could have an adverse effect on the trading price of our securities, as well as subject us to civil or criminal investigations and penalties.

Our founder and directors have voting control over the Company.

Our founders, who are also directors of the Company, have significant ownership of the Company, including a majority of our voting stock. This gives them the ability to control most, if not all, Company decisions.

Our founders as a group own, directly or indirectly, approximately 57% of the Company Class A Common Stock (the Company’s voting capital stock), effectively giving them voting control over most, if not all, decisions submitted to a shareholder vote, including the election of our directors and mergers and other major transactions. Such concentration of ownership and control could have the effect of delaying, deferring or preventing a change in control of the Company even when such a change of control would be in the best interests of the Company’s other shareholders. Accordingly, other investors will have little voice in our management decisions and will exercise very little control over us. In addition, the applicable sections of the Nevada Revised Statutes provide that certain actions must be approved by a specified percentage of shareholders. In the event that the requisite approval of shareholders is obtained, dissenting shareholders would be bound by such vote. Accordingly, no persons should purchase any shares unless they are willing to entrust all aspects of control to our management.

Indemnification rights held by our directors, officers and employees may result in substantial expenditures by our Company and may discourage lawsuits against our directors, officers, and employees.

The indemnification obligations provided in our articles of incorporation and our bylaws to our directors and officers could result in the Company incurring substantial expenditures to cover the cost of settlement or damage awards against directors and officers, which we may be unable to recoup. These provisions and resulting costs may also discourage us from bringing a lawsuit against directors and officers for breaches of their fiduciary duties, and may similarly discourage the filing of derivative litigation by our shareholders against our directors and officers even though such actions, if successful, might otherwise benefit us and our shareholders. We may also provide indemnification rights to our employees with similar results.

Trading in our stock is subject to regulatory restrictions that limit a shareholder’s ability to buy and sell our stock.

There is currently no active trading market for our stock, and applicable SEC and other rules may prevent such a market from developing. For example:

Our stock is categorized as a “penny stock” under applicable SEC rules. SEC rules impose certain sales practice requirements on broker-dealers who sell penny stocks that do not apply to other securities, including a requirement that a broker-dealer deliver a standardized risk disclosure document prior to completing a

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transaction in a penny stock. Similarly, FINRA places certain restrictions on transactions involving low-priced securities, including our common stock. Our common stock is not listed on any national securities exchange, and it does not currently qualify for listing on any major exchange, including the New York Stock Exchange or Nasdaq.

These factors limits liquidity in the market for our common stock and may therefore make it more difficult for our shareholders to sell their stock. The lack of trading in our stock may in turn make it more difficult for us to raise capital through issuances of stock, as potential investors may be reluctant to invest given the difficulties they may face if they later choose to sell the stock they purchase.

To date, we have not paid any cash dividends and no cash dividends will be paid in the foreseeable future.

We do not anticipate paying cash dividends on our common stock in the foreseeable future and we may not have sufficient funds legally available to pay dividends. Even if the funds are legally available for distribution, we may nevertheless decide not to pay any dividends. We presently intend to retain all earnings for our operations.

If we issue additional shares in the future, it will result in the dilution of our existing shareholders.

Our articles of incorporation authorize the issuance of up 2,150,000,000 shares, of which 2,000,000,000 are shares of Class A Common Stock, par value $0.001 per share, 100,000,000 are shares of Class B Common Stock, par value $0.001 per share, and 50,000,000 are shares of Preferred Stock, par value $0.001 per share. Our Board of Directors may choose to issue some or all of such shares to acquire one or more companies or properties and to fund our overhead and general operating requirements. The issuance of any such shares may reduce the book value per share and may contribute to a reduction in the market price of the outstanding shares of our common stock. If we issue any such additional shares, such issuance will reduce the proportionate ownership and voting power of all current shareholders. Further, such issuance may result in a change of control of our Company.

We are an “emerging growth company” under the JOBS Act of 2012, and we cannot be certain if the reduced disclosure requirements applicable to emerging growth companies will make our common stock less attractive to investors.

We are an “emerging growth company,” as defined in the Jumpstart Our Business Startups Act of 2012 (“JOBS Act”), and we may take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that are not “emerging growth companies” including, but not limited to, not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley Act, reduced disclosure obligations regarding executive compensation in our periodic reports and proxy statements, and exemptions from the requirements of holding a nonbinding advisory vote on executive compensation and shareholder approval of any golden parachute payments not previously approved. We cannot predict if investors will find our common stock less attractive because we may 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 price may be more volatile.

In addition, Section 107 of the JOBS Act also provides that an “emerging growth company” can 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. In other words, an “emerging growth company” can delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We are choosing to take advantage of the extended transition period for complying with new or revised accounting standards. As a result, our financial statements may not be comparable to those of companies that comply with public company effective dates.

We will remain an “emerging growth company” for up to five years, although we will lose that status sooner if our revenues exceed $1 billion, if we issue more than $1 billion in non-convertible debt in a three year period, or if the market value of our common stock that is held by non-affiliates exceeds $700 million as of any May 30.

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Item 1B.   Unresolved Staff Comments

Not applicable

Item 2.      Properties – Description of Property by Issuers Engaged or to be Engaged in Significant Mining Operations

Our principal executive offices are located in Denver, Colorado where we lease approximately 4,648 square feet under an arrangement that expired in February 2022, which was extended on a month-to-month basis. In February 2022, the Company signed a five-year office lease in Greenwood Village, Colorado for approximately 5,300 square feet of office space. Estimated occupancy of the new space is May 2022. The Company feels that this space is sufficient until the Company significantly expands operations. The Company through its subsidiary Rail Land Company, LLC, owns an approximate 537-acre parcel of real property located in Bennett, Colorado. The Company’s development of the Rail Park is intended to expand the customer base for our products by utilizing rail freight capabilities to reach customers in the greater Denver area and by expanding our business to include rail transportation solutions and services

Please reference “Cautionary Note Regarding Exploration Stage Status and Use of Certain Mining Terms” in Item 1 related to stage of our mineral explorations, all of which are without mineral reserves, as defined by Regulation S-K 1300.

Background

RMI, through its subsidiary, RMR Aggregates, Inc., owns 44 mining claims on Bureau of Land Management (BLM) property in Garfield County, Colorado. The mining claims encompass 880 acres (20 acres each) and are for chemical grade limestone found within the Leadville Limestone formation. RMI purchased the mining claims and the associated mining facilities and equipment from CalX Minerals in October of 2016.

The mineral rights are controlled through unpatented mining claims, the extents of which are shown on Figure 1. RMI has the legal right to enter through the provisions of the 1872 Mining Law. The claims grant RMI the right to remove the minerals within each claim under a Plan of Operations which must be approved by the BLM. RMI does not have any surface rights or surface ownership with the claims. However, RMI may conduct surface activities and install structures on the surface so long as the approved Plan of Operations allows. There is no set duration or term to the mining claims. RMI retains the rights to the mining claims through the payment of claim renewal fees, to the BLM, in September of each year. Each of the 44 claims requires an annual renewal fee payment of $165 per claim. RMI is responsible for paying these claim renewal fees each year. All claims are listed below in Table 1.

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There are no active plans for future exploration.

Claim Name

    

Claim No. (CMC-)

Loc. Date

Township

Range

Sec.

Description

Cascade No. 1

251537

5/10/2001

5 South

88 West

31

E/2NE/4SW/4

Cascade No. 2

251538

5/10/2001

5 South

88 West

31

W/2NE/4SW/4

Cascade No. 3

251539

5/10/2001

5 South

88 West

31

W/2SE/4SW/4

Cascade No. 4

251540

5/10/2001

5 South

88 West

31

E/2SE/4SW/4

Chemin No. 1

251541

5/10/2001

5 South

89 West

36

E/2NE/4SE/4

Chemin No. 2

251542

5/10/2001

5 South

89 West

36

W/2NE/4SE/4

Chemin No. 3

251543

5/10/2001

5 South

89 West

36

E/2NW/4SE/4

Chemin No. 4

251544

5/10/2001

5 South

89 West

36

W/2NW/4SE/4

Chemin No. 5

251545

5/10/2001

5 South

89 West

36

W/2SE/4SE/4

Chemin No. 6

251546

5/10/2001

5 South

89 West

36

E/2SW/4SE/4

Chemin No. 7

251547

5/10/2001

5 South

89 West

36

W/2SW/4SE/4

Storm Queen No. 1

276917

12/15/2008

5 South

89 West

36

W/2NW/4NE/4

Storm Queen No. 2

276918

12/15/2008

5 South

89 West

36

E/2NW/4NE/4

Storm Queen No. 3

276919

12/15/2008

5 South

89 West

36

W/2NE/4NE/4

Storm Queen No. 4

276920

12/15/2008

5 South

89 West

36

E/2NE/4NE/4

Storm Queen No. 5

276921

12/15/2008

5 South

88 West

31

W/2NW/4NW/4

Storm Queen No. 6

276922

12/15/2008

5 South

88 West

31

E/2NW/4NW/4

Storm Queen No. 7

276923

12/15/2008

5 South

88 West

31

W/2NE/4NW/4

Storm Queen No. 8

276924

12/15/2008

5 South

89 West

36

E/2SE/4NW/4

Storm Queen No. 9

276925

12/15/2008

5 South

89 West

36

W/2SW/4NE/4

Storm Queen No. 10

276926

12/15/2008

5 South

89 West

36

E/2SW/4NE/4

Storm Queen No. 11

276927

12/15/2008

5 South

89 West

36

W/2SE/4NE/4

Storm Queen No. 12

276928

12/15/2008

5 South

89 West

36

E/2SE/4NE/4

Storm Queen No. 13

276929

12/15/2008

5 South

88 West

31

W/2SW/4NW/4

Storm Queen No. 14

276930

12/15/2008

5 South

88 West

31

E/2SW/4NW/4

Storm Queen No. 15

276931

12/15/2008

5 South

88 West

31

W/2SE/4NW/4

Storm Queen No. 16

276932

12/15/2008

5 South

89 West

36

W/2NE/4SW/4

Storm Queen No. 17

276933

12/15/2008

5 South

89 West

36

E/2NE/4SW/4

Storm Queen No. 18

276934

12/15/2008

5 South

88 West

31

W/2NW/4SW/4

Storm Queen No. 19

276935

12/15/2008

5 South

88 West

31

E/2NW/4SW/4

Storm Queen No. 20

276936

12/15/2008

5 South

89 West

36

W/2SE/4SW/4

Storm Queen No. 21

276937

12/15/2008

5 South

89 West

36

E/2SE/4SW/4

Storm Queen No. 22

276938

12/15/2008

5 South

89 West

36

E/2ES/4SE/4

Storm Queen No. 23

276939

12/15/2008

5 South

88 West

31

W/2SW/4SW/4

Storm Queen No. 24

276940

12/15/2008

5 South

88 West

31

E/2SW/4SW/4

Storm Queen No. 25

276941

12/15/2008

5 South

89 West

4

W/2NW/4NE/4

Storm Queen No. 26

276942

12/15/2008

5 South

89 West

4

E/2NW/4NE/4

Storm Queen No. 27

276943

12/15/2008

5 South

89 West

4

W/2NE/4NE/4

Storm Queen No. 28

276944

12/15/2008

5 South

89 West

4

E/2NE/4NE/4

Storm Queen No. 29

276945

12/15/2008

5 South

89 West

3

W/2NW/4NW/4

Storm Queen No. 30

276946

12/15/2008

5 South

89 West

3

E/2NW/4NW/4

Oasis No. 1

290391

4/5/2018

5 South

89 West

24

S/2NE/4NW/4

Oasis No. 2

290392

4/5/2018

5 South

89 West

24

W/2NW/4NW/4

Oasis No. 3

290393

4/5/2018

5 South

89 West

24

E/2NW/4NW/4

12

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Table 1 – RMI mining claims

RMI operates the Mid-Continent Quarry on 6 of the 44 BLM mining claims it owns. RMI is permitted by the BLM and Colorado Division of Reclamation Mining and Safety (the “DRMS”) to operate and extract limestone from the six claims in which the Mid-Continent Quarry is located. The six claims cover a total of 120 acres. RMI operates the quarry within a 38-acre boundary stipulated by its CO DRMS permit.

Additionally, RMI has additional exploration property consisting of the remaining 38 mining claims (760 acres) not currently included with the Mid-Continent Quarry. This property surrounds the Mid-Continent Quarry property with the majority of the acreage existing to the north and east of the Mid-Continent Limestone Quarry property (see Figure 1).

The boundaries of the Mid-Continent Quarry and the exploration property follow the boundaries of the mining claims on which they are located.

Graphic

Figure 1 - Mid-Continent Quarry area map with mining claims

Location and Access

The Mid-Continent Quarry is located about 1 mile north of the city of Glenwood Springs in Garfield County, Colorado. Access to the quarry is provided by a BLM dirt road called Transfer Trail.

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The terrain of the location is dominated by a hillside with a slope that ranges between 2H:1V and 3H:1V. Vegetation is mostly composed of sparse grasses, shrubs, and evergreen trees.

Geology and Mineralization

The quarry area is located in the Leadville Limestone formation and is bound by an unnamed fault to the north and the West Glenwood Fault to the south. The limestone outcrops to the east and to the west creating a natural boundary for the edges of the deposit. The deposit is roughly tabular in nature, with a west-northwest to east-southeast strike and 10-30° dip to the south-southwest. The Leadville Limestone formation ranges from approximately 150-175 feet thick in the quarry area.

Facilities

RMI owns a limestone milling facility located within the 38-acre mining boundary. Additionally, RMI owns and operates various pieces of crushing, screening, and heavy mobile equipment used for extracting and sizing the limestone in the quarry.

Current Status

Shortly after RMI purchased the property, extensive site cleanup was performed. RMI performs daily activities related to the production of limestone. This work includes blasting rock, transporting rock with excavators and front-end loaders and crushing and screening rock into usable sized pieces. To perform these activities, RMI has incurred costs, and will continue to incur costs. These costs include payment for supplies, equipment, labor, and other associated expenses related to the extraction of limestone.

The power at the site is provided by Glenwood Springs Utilities. RMI does not have a direct water connect and utilizes water transported to the site and purchased from nearby locations for all water needs. The quarry is currently in excellent working condition.

Exploration of Property

RMI has not performed any exploration drilling of its own on the property outside of the quarry. RMI has performed surface sampling of the limestone on sections of this property. Testing results from the surface sampling have shown the limestone in this property to be nearly identical in nature to the chemical grade limestone found in the quarry.

Historical exploration drilling, occurring between 1958-1976, took place over large sections of the property outside of the quarry. Testing results from this drilling show the existence of chemical grade limestone like the limestone found in the quarry. There are no active plans for future exploration.

The costs associated with our properties can be found in Note 4 to our consolidated financial statements.

Item 3.      Legal Proceedings

Rocky Mountain Industrials, Inc. through its wholly-owned subsidiary RMR Aggregates, Inc. operates a limestone quarry on federally owned land located in unincorporated Garfield County, Colorado. The quarry has been in continuous operation for nearly 40 years under federal, state, and county permits. In 2019 and 2020, Garfield County issued two notices alleging several permit violations, which the Company challenged in court. In January 2021, the Garfield County District Court issued an order striking down two of the alleged violations but allowed others to stand, including an alleged violation of a seasonal restriction on quarry operations during winter to protect wildlife, which mirrored a permit restriction from the United States of Bureau of Land Management (“BLM”). The BLM has routinely granted exemptions from the seasonal restriction when no wildlife would be impacted, but Garfield County sought to enforce the restriction while the BLM did not. The Company filed an appeal with the Colorado Court of Appeals challenging only the County’s seasonal restriction. Briefing was completed in March 2022, and a decision is expected sometime later this year.

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Item 4.      Mine Safety Disclosures

The operation of the Mid-Continent Quarry is subject to regulation by MSHA under the Federal Mine Safety and Health Act of 1977 (the “Mine Act”). MSHA inspects the quarry on a regular basis and issues various citations and orders when it believes a violation has occurred under the Mine Act. Whenever MSHA issues a citation or order, it also generally proposes a civil penalty, or fine, related to the alleged violation. Citations or orders can be contested and appealed, and as part of that process, are often reduced in severity and amount, and are sometimes dismissed.

Under the Dodd-Frank Wall Street Reform and Consumer Protection Act (the Dodd-Frank Act), the Company is required to present information regarding certain mining safety and health citations which MSHA has issued with respect to its aggregates mining operations in its periodic reports filed with the SEC. In evaluating this information, consideration should be given to factors such as: (i) the number of citations and orders will vary depending on the size of the quarry or mine and type of operations (underground or surface), (ii) the number of citations issued will vary from inspector to inspector and location to location, and (iii) citations and orders can be contested and appealed, and in that process, may be reduced in severity and amount, and are sometimes dismissed.

The Company presents the following items regarding certain mining safety and health matters for the fiscal year ended March 31, 2022:

Total number of violations of mandatory health or safety standards that could significantly and substantially contribute to the cause and effect of a mine safety or health hazard under section 104 of the Mine Act for which the Company received a citation from MSHA (“Section 104 S&S Citations”). If MSHA determines that a violation of a mandatory health or safety standard is reasonably likely to result in a reasonably serious injury or illness under the unique circumstance contributed to by the violation, MSHA will classify the violation as a “significant and substantial” violation (commonly referred to as a “S&S” violation).
Total number of orders issued under section 104(b) of the Mine Act (“Section 104(b) Orders”). These orders are issued for situations in which MSHA determines a previous violation covered by a Section 104(a) citation has not been totally abated within the prescribed time period, so a further order is needed to require the mine operator to immediately withdraw all persons (except certain authorized persons) from the affected area of a quarry or mine.
Total number of citations and orders for unwarrantable failure of the mine operator to comply with mandatory health or safety standards under Section 104(d) of the Mine Act (“Section 104(d) Citations and Orders”). These violations are similar to those described above, but the standard is that the violation could significantly and substantially contribute to the cause and effect of a safety or health hazard, but the conditions do not cause imminent danger, and the MSHA inspector finds that the violation is caused by an unwarranted failure of the operator to comply with the health and safety standards.
Total number of flagrant violations under section 110(b)(2) of the Mine Act (“Section 110(b)(2) Violations”). These violations are penalty violations issued if MSHA determines that violations are “flagrant”, for which civil penalties may be assessed. A “flagrant” violation means a reckless or repeated failure to make reasonable efforts to eliminate a known violation of a mandatory health or safety standard that substantially and proximately caused, or reasonably could have been expected to cause, death or serious bodily injury.
Total number of imminent danger orders issued under section 107(a) of the Mine Act (“Section 107(a) Orders”). These orders are issued for situations in which MSHA determines an imminent danger exists in the quarry or mine and results in orders of immediate withdrawal of all persons (except certain authorized persons) from the area of the quarry or mine affected by its condition until the imminent danger and the underlying conditions causing the imminent danger no longer exist.
Total dollar value of MSHA assessments proposed. These are the amounts of proposed assessments issued by MSHA with each citation or order for the time period covered by the report. Penalties are assessed by MSHA

15

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according to a formula that considers a number of factors, including the mine operator’s history, size, negligence, gravity of the violation, good faith in trying to correct the violation promptly, and the effect of the penalty on the operator’s ability to continue in business.
Total number of mining-related fatalities. Mines subject to the Mine Act are required to report all fatalities occurring at their facilities unless the fatality is determined to be “non-chargeable” to the mining industry.
Receipt of written notice from MSHA of a pattern (or a potential to have such a pattern) of violations of mandatory health or safety standards that are of such nature as could have significantly and substantially contributed to the cause and effect of other mine health or safety hazards under section 104(e) of the Mine Act. If MHSA determines that a mine has a “pattern” of these types of violations, or the potential to have such a pattern, MSHA is required to notify the mine operator of the existence of that fact.
Legal actions pending as of the last day of the reporting period, initiated during the reporting period and resolved during the reporting period.
The Federal Mine Safety and Health Review Commission (the “Commission”) is an independent adjudicative agency that provides administrative trial and appellate review of legal disputes arising under the Mine Act. The cases may involve, among other questions, challenges by operators to citations, orders and penalties they have received from MSHA, or complaints of discrimination by miners under Section 105 of the Mine Act. The table below shows as of March 31, 2022, the number of legal actions pending before the Commission, and the number of legal actions initiated before the Commission during the year as well as the number of such actions resolved during the year.

Received

Received

Notice of

Notice of

Citation

Total

Pattern

Potential

Contests

Section

Total

Number

of

to have

Pending

Citation

Citation

104(d)

Dollar

of

Violation

Pattern

as of

Contests

Contests

Section

Section

Citations

Section

Section

Value of

Mining

Under

under

Last

Instituted

Resolved

104 S&S

104(b)

and

110(b)(2)

107(a)

MSHA

Related

Section

Section

Day of

During

During

MSHA

Citations

Orders

Orders

Violations

Orders

Assessment/

Fatalities

104(e)

104(e)

Period

Period

Period

Location

    

ID

(#)

(#)

(#)

(#)

(#)

$ Proposed

(#)

(yes/no)

(yes/no)

(#)

(#)

(#)

Mid-Continent Quarry

504954

no

no

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PART II

Item 5.      Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

Market Information

Our Class B Common Stock is currently quoted on the Over the Counter Market under the symbol “RMRI”. No shares of Class B Common Stock have traded on the Over the Counter Market to date.

Dividends

We plan to retain any earnings for the foreseeable future for our operations. We have never paid any dividends on our common stock and do not anticipate paying any cash dividends in the foreseeable future. Any future determination to pay cash dividends on common stock will be at the discretion of our board of directors and will depend on our financial condition, operating results, capital requirements and such other factors as our board of directors deems relevant.  The Company has outstanding Series A-1 and A-2 Preferred Stock that accrue dividends.

Recent Issuance of Unregistered Securities

We issued the following unregistered securities during the year ended March 31, 2022:

We issued 250,500 shares of Class B Common Stock for compensation
We issued 30,000 shares of Class B Common Stock for services, and issued 24,000 shares of Class B Common Stock for Board compensation

We relied on an exemption from the registration requirements of the Securities Act of 1933, as amended (the “Securities Act”) pursuant to Section 4(a)(2) of the Securities Act with respect to the foregoing issuances.

Item 6.      [Reserved]

Item 7.      Management’s Discussion and Analysis of Financial Condition and Results of Operations.

Forward-Looking Statements

All statements in this report other than statements of historical fact are “forward-looking statements”. Such forward-looking statements include, but are not limited to, those relating to the following: our ability to secure necessary financing; fluctuations in interest rates; our ability to continue to grow and implement growth strategies, and future cash needs and operations and our business plans.

When used in this document, the words “anticipate,” “estimate,” “expect,” “may,” “plans,” “project,” and similar expressions are intended to be among the statements that identify forward-looking statements. Our results may differ significantly from the results discussed in the forward-looking statements. Such statements involve risks and uncertainties, including, but not limited to, those relating to costs, delays and difficulties related to our ability to attract and retain skilled managers and other personnel; the intense competition within our industry; the uncertainty of our ability to manage and continue our growth and implement our business strategy; our vulnerability to general economic conditions; accuracy of accounting and other estimates; our future financial and operating results, cash needs and demand for services; and our ability to maintain and comply with permits and licenses; as well as other risk factors described in this Report. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual outcomes may vary materially from those projected.

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Table of Contents

Overview

We were incorporated in the State of Nevada in August 2012 under the name “Online Yearbook” with the principal business objective of developing and marketing online yearbooks for schools, companies and government agencies.

In November 2014, Rocky Mountain Resource Holdings, Inc. (“RMRH”) became our majority shareholder by acquiring 5,200,000 shares of our common stock (the “Shares”), or 69.06% of the then issued and outstanding shares, pursuant to stock purchase agreements with Messrs. El Maraana and Salah Blal, our former officers and directors. The Shares were acquired for an aggregate purchase price of $357,670.

In December 2014, we changed our name to “RMR Industrials, Inc.” and on January 1, 2020, the Company changed its name from RMR Industrials, Inc. to Rocky Mountain Industrials, Inc.

In July 2016, we formed RMR Aggregates, Inc., a Colorado corporation (“RMR Aggregates”), as our wholly-owned subsidiary. RMR Aggregates was formed to hold assets whose primary focus is the mining and processing of industrial minerals for the manufacturing, construction and agriculture sectors. These minerals include limestone, aggregates, marble, silica, barite and sand.

In October 2016, pursuant to an Asset Purchase Agreement with CalX Minerals, LLC, a Colorado limited liability company (“CalX”), RMR Aggregates completed the purchase of substantially all of the assets associated with the Mid-Continent Quarry on 41 BLM unpatented placer mining claims in Garfield County, Colorado. CalX assets include the mining claims, improvements, access rights, water rights, equipment, inventory, contracts, permits, certain intellectual property rights, and other tangible and intangible assets associated with the limestone mining operation.

In January 2018, the Company formed Rail Land Company, LLC (“Rail Land Company”) as a wholly-owned subsidiary to acquire and develop a rail terminal and services facility (the “Rail Park”). Rail Land Company purchased an approximately 470-acre parcel of real property located in Bennett, Colorado in February, 2018. In July 2018 we exercised our option to acquire an additional approximately 150 acres for a total of approximately 620 acres. The Company’s development of the Rail Park is intended to expand the customer base for our products by utilizing rail freight capabilities to reach customers in the greater Denver area and by expanding our business to include rail transportation solutions and services.

On April 26, 2019, RMR Logistics entered into an asset purchase agreement with H2K, LLC, a Colorado limited liability company (“the Seller”) pursuant to which RMR Logistics acquired the Seller’s trucking assets.

Critical Accounting Policies and Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates, judgments, and assumptions that impact the reported amounts of assets, liabilities, and expenses, and disclosure of contingent assets and liabilities in the financial statements and accompanying notes. Actual results could materially differ from those estimates. Management considers many factors in selecting appropriate financial accounting policies and controls, and in developing the estimates and assumptions that are used in the preparation of these financial statements. Management must apply significant judgment in this process. In addition, other factors may affect estimates, including: expected business and operational changes, sensitivity and volatility associated with the assumptions used in developing estimates, and whether historical trends are expected to be representative of future trends. The estimation process may yield a range of potentially reasonable estimates of the ultimate future outcomes and management must select an amount that falls within that range of reasonable estimates. Although these estimates are based on the Company’s knowledge of current events and actions it may undertake in the future, actual results may ultimately materially differ from those estimated amounts and assumptions used in the preparation of the financial statements.

Segment Reporting

Operating segments are identified as components of an enterprise about which separate discrete financial information is available for evaluation by the chief operating decision-maker in making decisions regarding resource allocation and

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assessing performance. As of March 31, 2022, the Company views its operations and manages its business as two operating segments, Aggregates and Rail Park.

Cash and Cash Equivalents

The Company considers all highly liquid securities with original maturities of three months or less at the date of purchase to be cash equivalents. As of March 31, 2022, the Company had cash of approximately $3,238,000 and no cash equivalents. The Company may occasionally maintain cash balances in excess of amounts insured by the Federal Deposit Insurance Corporation. The amounts are held with major financial institutions and are monitored by management to mitigate credit risk.

Impairment of Long-Lived Assets

The Company evaluates its long-lived assets for impairment when events or changes in circumstances indicate that the related carrying amounts may not be recoverable. Asset impairment is considered to exist if the total estimated future cash flows on an undiscounted basis are less than the carrying amount of the asset. Any impairment losses are measured and recorded based on discounted estimated future cash flows and are charged to income on the Company’s consolidated statements of operations. In estimating future cash flows, assets are grouped at the lowest level for which there are identifiable cash flows that are largely independent of future cash flows from other asset groups. The Company’s estimates of future cash flows are based on numerous assumptions, including expected commodity prices, production levels, capital requirements and estimated salvage values. It is possible that actual future cash flows will be significantly different than the estimates, as actual future quantities of recoverable material, future commodity prices, production levels and costs and capital are each subject to significant risks and uncertainties. As of March 31, 2022, the Company’s mineral resources do not meet the definition of proven or probable reserves or value beyond proven or probable reserves and any potential revenue has been excluded from the cash flow assumptions. Accordingly, recoverability of the long-lived assets’ capitalized cost is based primarily on estimated salvage values or alternative future uses.

Accrued Reclamation Liability

The Company incurs reclamation liabilities as part of its mining activities. Quarry activities require the removal and relocation of significant levels of overburden to access materials of usable quantity and quality. The same overburden material is used to reclaim depleted mine areas, which must be sloped to a certain gradient and seeded to prevent erosion in the future. Reclamation methods and requirements can differ depending on the quarry and state rules and regulations in existence for certain locations. As of March 31, 2022, the Company’s undiscounted reclamation obligations totaled approximately $366,000, which is expected to be settled within the next 20 years.

Reclamation costs resulting from the normal use of long-lived assets, either owned or leased, are recognized over the period the asset is in use. The obligation, which cannot be reduced by estimated offsetting cash flows, is recorded at fair value as a liability at the obligating event date and is accreted through charges to operating expenses. The fair value is based on our estimate for a third party to perform the legally required reclamation tasks including a reasonable profit margin. This fair value is also capitalized as part of the carrying amount of the underlying asset and depreciated over the estimated useful life of the asset.

The mining reclamation reserve is based on management’s estimate of future cost requirements to reclaim property at its operating quarry site. Costs are estimated in current dollars and inflated until the expected time of payment using a future estimated inflation rate and then discounted back to present value using a credit-adjusted, risk-free rate on obligations of similar maturity adjusted to reflect our credit rating. The Company will review reclamation liabilities at least every three years for a revision to the cost or a change in the estimated settlement date. Additionally, reclamation liabilities are reviewed in the period that a triggering event occurs that would result in either a revision to the cost or a change in the estimated settlement date. Examples of events that would trigger a change in the cost include a new reclamation law or amendment to an existing mineral lease. Examples of events that would cause a change in the estimated settlement date include the acquisition of additional reserves or early or delayed closure of a site. Any affect to earnings from cost revisions is included in cost of revenue.

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Table of Contents

Net Loss per Common Share

Basic net loss per common share is calculated by dividing the net loss attributable to common stockholders, after deducting preferred dividends, by the weighted average number of common shares outstanding during the period, without consideration of the potentially dilutive effects of converting stock options or restricted stock purchase rights outstanding. Diluted net loss per common share is calculated by dividing the net loss attributable to common stockholders by the weighted average number of common shares outstanding during the period and the potential dilutive effects of stock options or restricted stock purchase rights outstanding during the period determined using the treasury stock method. In periods in which the Company reports a net loss attributable to common stockholders, diluted net loss per share attributable to common stockholders is the same as basic net loss per share attributable to common stockholders since dilutive common shares are not assumed to have been issued, as their effect is anti-dilutive.  

Income Taxes

The Company accounts for income taxes under the asset and liability method, which requires, among other things, that deferred income taxes be provided for temporary differences between the tax bases of the Company’s assets and liabilities and their financial statement reported amounts. Under this method, deferred tax assets and liabilities are determined on the basis of the differences between the financial statements and tax basis of assets and liabilities using enacted tax rates in effect for the year in which the differences are expected to reverse. The effect of a change in tax rates on deferred tax assets and liabilities is recognized in income in the period that includes the enactment date.

A valuation allowance is recorded by the Company when it is more likely than not that some portion or all of a deferred tax asset will not be realized. In making such a determination, management considers all available positive and negative evidence, including future reversals of existing taxable temporary differences, projected future taxable income, and ongoing prudent and feasible tax planning strategies in assessing the amount of the valuation allowance. When the Company establishes or reduces the valuation allowance against its deferred tax assets, its provision for income taxes will increase or decrease, respectively, in the period such determination is made.

Additionally, the Company recognizes the tax benefit from an uncertain tax position only if it is more likely than not that the tax position will be sustained on examination by the taxing authorities based on the technical merits of the position. The tax benefit recognized in the financial statements for a particular tax position is based on the largest benefit that is more likely than not to be realized upon settlement. Accordingly, the Company establishes reserves for uncertain tax positions. The Company has not recognized interest or penalties in its statement of operations and comprehensive loss since inception.

Recent Accounting Pronouncements

Refer to Note 2 – Summary of Significant Accounting Policies of the Notes to Consolidated Financial Statements (Part II, Item 8 of this Form 10-K) for further discussion.

20

Table of Contents

Results of Operations for the Fiscal Year Ended March 31, 2022 compared to the Fiscal Year Ended March 31, 2021

    

Years ended March 31, 

2022

    

2021

Revenue

$

2,777,950

$

680,225

Cost of goods sold

2,371,109

699,087

Gross profit

 

406,841

 

(18,862)

Selling, general and administrative

 

11,650,453

 

12,132,761

Loss from operations

 

(11,243,612)

 

(12,151,623)

Gain on sale of assets

 

4,798,291

 

6,417,744

Debt Forgiveness

438,500

Interest expense, net

 

(644,636)

 

(799,072)

Loss before income tax provision

 

(6,651,457)

 

(6,532,951)

Income tax expense

 

 

Net loss from continuing operations

 

(6,651,457)

 

(6,532,951)

Net Income (loss) from discontinued operations

 

400,000

 

(1,393,530)

Net Loss

$

(6,251,457)

$

(7,926,481)

Revenues

Revenues for the year ended March 31, 2022 were $2,777,950, compared to revenues of $680,225 for the same period in the year ended March 31, 2021.  The increase in revenues from the prior year is primary the result of a supply contract for construction aggregates in the third quarter of fiscal year 2022.

Cost of Goods Sold

Cost of goods sold for the year ended March 31, 2022, was $2,371,109, compared to $699,087 for the year ended March 31, 2021.  The increase in cost of goods sold was primarily the result of the supply contract noted above.

Selling, general and administrative

Selling, general and administrative expenses for the year ended March 31, 2022 were $11,650,453, compared to selling, general and administrative expenses for the year ended March 31, 2021 of $12,132,761. Selling, general and administrative expenses consisted of corporate overhead costs related to payroll and associated benefits, consulting services from related parties, public company costs and depreciation and amortization.  The decrease is primarily related to the Company managing selling, general and administrative costs as we continue to operate in a development stage.

Interest expense, net

Interest expense, net decreased as a result of a decrease in average outstanding debt balance during the year.

Liquidity and Capital Resources

As of March 31, 2022, we had current assets of $6,608,667, total current liabilities of $4,103,971 and working capital of $2,504,696. We have incurred an accumulated loss of $63,810,756 since inception.

In past years, the Company funded operations by using cash proceeds received through the issuance of common and preferred stock and proceeds from debt financing. However, several significant transactions have occurred over the last 18 months that have positively impacted the net financial position of the Company and strengthened its financial position and its ability to meet future obligation over the next 12 months without a need to raise additional funds as it has traditionally been required to do. These include: 

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1.Rail Park FDP and Final Plat were unanimously approved by the Adams County Board of County Commissioners on September 1, 2020, paving the way for lot sales and construction.  
2.On January 14, 2021, the Company sold an 83-acre lot to a Fortune 500 company for a gross sales price of $9.1M. This purchase was the first of twelve available lots in the Rail Park. Lot sales will be a primary source of cash inflows for the Company with significant interest from many potential light and heavy industrial tenants.  
3.The RMRP Metro District bond offering closed on April 15, 2021, raising total proceeds of approximately $65.2M.  These bond proceeds will fund the public infrastructure costs of the Rail Park. Total Rail Park project costs have been budgeted at between $60M and $75M of which approximately 75% is considered public infrastructure and therefore not an obligation of the Company. The Company is responsible for the remaining approximately 25%.  
4.Construction on the south parcels of the Rail Park (approximately 150 acres) began in April 2021. The Company has in place a construction loan facility of $12M to fund it portion of construction costs (i.e., those not funded with Metro District bond proceeds).  
6.In September 2021, the Company sold its water rights underlying the Rail Park, to the Metro District for approximately $5.9M.
7.In May 2022, the Company closed on a construction loan facility of $21M and a working capital facility of $2M to provide for its developer portion of the infrastructure costs of the Rail Park.

Off-Balance Sheet Arrangements

None.

Item 7A.   Quantitative and Qualitative Disclosures about Market Risk

Not applicable.

Item 8.      Financial Statements and Supplementary Data

See Index to Consolidated Financial Statements on page 37.

Item 9.      Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

Not applicable.

Item 9A.   Controls and Procedures

Evaluation of Disclosure Controls and Procedures

As of the end of the period covered by this report, we conducted an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer of our disclosure controls and procedures (as defined in Rule 13a-15(e) and Rule 15d-15(e) of the Exchange Act). Based upon this evaluation, our Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were not effective due to the material weakness described below.

Management’s Report on Internal Control Over Financial Reporting

Management is responsible for establishing and maintaining adequate internal control over financial reporting. The Company maintains internal controls over financial reporting that are designed to ensure that information required to be disclosed in the Company’s SEC reports is recorded, processed, summarized and reported within the time periods specified

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in the SEC’s rules and forms, and that such information is accumulated and communicated to the Company’s management, including its principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required disclosure.

In designing and evaluating the internal controls over financial reporting, management recognized that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management was required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

Under the supervision and with the participation of management, including the Company’s principal executive officer and principal financial officer, the Company conducted an evaluation of the effectiveness of its internal control over financial reporting based on the framework in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. This evaluation included an assessment of the design of the Company’s internal control over financial reporting and testing of the operational effectiveness of its internal control over financial reporting. Based on this evaluation, our principal executive officer and principal financial officer concluded that, as of March 31, 2022, our internal controls over financial reporting were not effective at the reasonable assurance level due to the material weakness discussed below.

In light of the material weaknesses described below, we performed additional analysis and other post-closing procedures to ensure that our consolidated financial statements were prepared in accordance with generally accepted accounting principles. Accordingly, we believe that the consolidated financial statements included in this report fairly present, in all material respects, our financial condition, results of operations and cash flows for the periods presented.

This report does not include an attestation report of our independent registered public accounting firm regarding internal control over financial reporting. Management’s report was not subject to attestation by our independent registered public accounting firm pursuant to rules of the SEC that permit us to provide only management’s report in this report.

Material Weakness and Related Remediation Initiatives

Our principal executive officer and principal financial officer concluded that as of March 31, 2022, due to the Company’s budget constraints, the Company’s accounting department does not maintain the number of accounting personnel (either in-house or external) necessary to ensure more complete and effective financial reporting controls.

It is reasonably possible that, if not remediated, this material weakness could result in a material misstatement in our reported financial statements in a future annual or interim period. We are developing an action plan for this material weakness, which involves hiring additional qualified accounting personnel. We are uncertain at this time of the costs required to remediate the material weakness.

Because the remedial actions will require the hiring of additional personnel, and extensive reliance on manual review and approval, the successful operation of the controls for at least several quarters may be required before management is able to conclude that the material weakness has been remediated. We intend to continue to evaluate and strengthen our internal control over financial reporting systems. These efforts require significant time and resources. If we are unable to establish effective internal control over our financial reporting, we may encounter difficulties in the audit or review of our financial statements by our independent registered public accounting firm, which in turn may have a material adverse effect on our ability to prepare financial statements in accordance with GAAP and to comply with our SEC reporting obligations.

Inherent Limitations on the Effectiveness of Controls

Management does not expect that our disclosure controls and procedures or our internal control over financial reporting will prevent or detect all errors and all fraud. A control system, no matter how well conceived and operated, can provide only reasonable, not absolute, assurance that the objectives of the control systems are met. Further, the design of a control system must reflect the fact that there are resource constraints, and the benefits of controls must be considered relative to their costs. Because of the inherent limitations in a cost-effective control system, no evaluation of internal control over

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financial reporting can provide absolute assurance that misstatements due to error or fraud will not occur or that all control issues and instances of fraud, if any, have been or will be detected.

These inherent limitations include the realities that judgments in decision-making can be faulty and that breakdowns can occur because of a simple error or mistake. Controls can also be circumvented by the individual acts of some persons, by collusion of two or more people, or by management override of the controls. The design of any system of controls is based in part on certain assumptions about the likelihood of future events, and there can be no assurance that any design will succeed in achieving its stated goals under all potential future conditions. Projections of any evaluation of controls effectiveness to future periods are subject to risks. Over time, controls may become inadequate because of changes in conditions or deterioration in the degree of compliance with policies or procedures.

Changes in Internal Control over Financial Reporting

The following change in our internal control over financial reporting will materially affect, or is reasonably likely to materially affect, our internal control over financial reporting. The Company employed a dedicated Chief Financial Officer in March 2021. Part of the role of the Chief Financial Officer is to address the Company’s compliance with new accounting pronouncements and to work to implement and establish applicable controls and processes within the organization. In addition, the Company has added qualified accounting personnel during the current fiscal year.

Item 9B.   Other Information

None.

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PART III

Item 10.   Directors, Executive Officers and Corporate Governance

Our directors and executive officers are as follows:

Name

    

Age

    

Position

Chad Brownstein

49

Non-Executive Chairman

Gregory Dangler

40

Non-Executive Vice Chairman

Adrian Fairbourn

52

Director

Barry Munitz

80

Director

Brandon Pilot

31

Director

Brian Fallin

48

Chief Executive Officer

Brian Aratani

61

Chief Financial Officer

Chad Brownstein is our Chairman of the Board of Directors. He is responsible for board oversight of the RMI corporate strategy . Mr. Brownstein has been Director of the Company since 2014. Since 2008, Mr. Brownstein has been a partner at Rocky Mountain Resource, a natural resource operating and investment company, and/or its predecessors or affiliates. Mr. Brownstein attended Columbia Business School and received his B.A. from Tulane University. We believe Mr. Brownstein’s extensive experience with investments and acquisitions will bring value to the Company as we seek to enhance our business.

Gregory Dangler Mr. Dangler has served as a Director of the Company since 2014. Mr. Dangler was responsible for the day-to-day operations and corporate financial strategy of the Company. Since 2008, Mr. Dangler has been a partner at Rocky Mountain Resource Holdings and/or its predecessors or affiliates. Previously, from 2012-2014, Mr. Dangler held multiple positions, including Chief Restructuring Officer at Prospect Global Resources, a natural resource development company. Prior to that, in 2009, Mr. Dangler founded a venture-backed technology company. As the chief executive of that company, he raised institutional capital and expanded the company’s global presence with operating interests in Africa and South America. From 2006 to 2007, Mr. Dangler was an associate with ITU Ventures, a venture capital firm, making venture and growth investments. While with ITU, Mr. Dangler executed private and public equity transactions, directed M&A activity, and provided strategic support to portfolio companies. In 2000, Mr. Dangler began his career in the U.S. Air Force and by 2004 was managing complex infrastructure projects. Mr. Dangler received a B.S. in Mechanical Engineering from the United States Air Force Academy and an M.B.A. from the University of Southern California’s Marshall School of Business. We believe Mr. Dangler’s knowledge and experience in the industrial resources industry and with emerging growth companies will help to further the Company’s goals and business efforts.

Adrian Fairbourn has served as a director on our Board since January 2021 having already been a major early investor in the business. Adrian began his career as an investment analyst at Parson Penny and Co in Edinburgh in 1995 and Quilter Goodison in London before moving in 1998 to build and manage the highly successful alternative investments operation at Bank of Bermuda. For the 5 years up to 2007 he managed a multi-family office in London, responsible for hedge fund investments, and direct investments and also asset-raising for co-investment opportunities. He started Exception Capital in 2007 and has developed the business into a multi-family office managing European and American families. The focus is on finding exceptional investment opportunities for high net worth families. Since September 2012 he has been managing the multi award-winning Family Fund, which is anchored by a Milan based family. Exception Capital has previously won the ‘Excellence in Investment Management’ award at the Alternative Investment Awards and Adrian was named ‘Gamechanger of the Year (Investment Management)’ in the ACQ Global Awards 2015. He has successfully completed over $1billion of structuring, capital and fund- raising projects for several private companies and alternative funds. In addition, he sits on a number of public and private company boards in the U.S and U.K. and has lived and worked in Asia, Europe, the U.K and is now based in Los Angeles. Adrian was educated in the UK and the US as an English Speaking Union Schoolboy Scholar. An undergraduate degree from Hull University was followed by an MSc from Heriot-Watt University in Edinburgh. He is a Member of the U.K Securities Institute and accredited by the UK’s Financial Services Authority and FINRA in the U.S.

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Barry Munitz was nominated and appointed as a director on our Board in March 2018. Dr. Munitz is Chancellor Emeritus of the California State University System, President of the Cotsen Foundations for the Art of Teaching and for Academic Research, Vice Chair of the Broad Family Education Foundation, and Senior Advisor to the Milken Institute. Previously, Dr. Munitz served as President and CEO of the J. Paul Getty Trust, overseeing the Trust’s two museums, its Foundation and its Research and Conservation Institutes, and managing its endowment portfolio. At California State University, he supervised the system’s expansion from 18 to 23 campuses. The system now has student enrollment in excess of one half million and more than 50,000 employees. As a corporate executive for a decade, he was President of Federated Development, and vice chairman of the publicly held Maxxam Corporation, a natural resources, finance, and real estate holding company. Dr. Munitz was the founding (and the only) chair of California’s P-16 Council, a group of education, business, and community leaders charged with developing strategies to improve education from preschool through post-graduate, while also chairing the California Education Roundtable. He was a Trustee of the Courtauld Institute in London, is a founding board member of Sherry Lansing’s EnCorps board, and was a 20-year director at Navient (formerly Sallie Mae), was a public director of the Sun America Corporation, Kaufman & Broad, and LeapFrog Incorporated, and chaired the board of trustees at Sierra Nevada College and the American Council of Education. Dr. Munitz is a member of the American Academy of Arts and Sciences, and held the White House seat on the Congressional Higher Education Cost Commission. He was Chancellor of the University of Houston and academic vice president of the University of Illinois system. He received a Ph.D. in comparative literature from Princeton University, a Baccalaureate degree at Brooklyn College, and holds honorary degrees from Whittier College, Claremont Graduate University, the California State University, the University of Southern California, Notre Dame, Pepperdine, and the University of Edinburgh. We believe that Dr. Munitz’s education and management experience make him a valuable member of the Company’s board of directors.

Brandon Pilot was nominated and appointed as a director on our Board in March 2018. Mr. Pilot is a Partner at Bienville Capital, a New York based investment firm. He serves on the investment team focused on the firm’s private capital opportunities and works closely with several of Bienville’s family office relationships. Prior to Bienville, Mr. Pilot worked on the investment team for a single family office. Prior to that, Mr. Pilot worked as an Analyst at Founders Investment Banking, a middle-market investment bank focused on the industrial services sector. Mr. Pilot earned a Master’s Degree in Business Administration with a concentration in Finance, and a Bachelor’s Degree in Business Management, from The University of Alabama. Mr. Pilot is on the Board of Outback America and is a Co-founder of the Believe UA Mentoring Program. We believe that Mr. Pilot’s education and investing experience make him a valuable member of the Company’s board of directors.

Brian Fallin Since January 2021, Mr. Fallin has served as Chief Executive Officer at RMI. He has 22 years of sales and operational experience within the construction materials industry. Mr. Fallin is responsible for overseeing the field sales effort, sales strategy and process, and overall revenue generation. Most recently, he spent 17 years with PrimeSource Building Products, a $1.4 billion-dollar private equity owned building materials distribution company. With PrimeSource, Mr. Fallin held several senior level roles such as Region Vice President and Vice President of Field Sales. Mr. Fallin began his career working for Georgia Pacific Corp. in Supply Chain and Sales and holds a Bachelor’s degree in Marketing from the University of Colorado in Boulder, Colorado.

Brian Aratani Mr. Aratani joined the Company in March of 2021 and serves as Chief Financial Officer. Prior to joining the Company Mr. Aratani was with Resources Global Professionals (RGP), a global consulting firm. While at RGP, Mr. Aratani provided financial reporting and accounting policy consultation services to public and private entities in a variety of industries, Mr. Aratani has over 25 years of financial and operational leadership experience with a wide range of companies including Fortune 50 multinationals. As CFO and a C-level executive, Mr. Aratani has managed and been responsible for financial activities of companies, including financial reporting, financial planning and analysis, treasury and cash management. Mr. Aratani began his career with Deloitte & Touche encompassing over 15 years including 3 years as an audit partner. He is a member of the American Institute of CPAs and Colorado Society of CPAs., and received a Bachelor’s degree in Accounting from Colorado State University and is a Certified Public Accountant.

Family Relationships

There are no family relationships among our directors or executive officers. Brownstein Hyatt Farber Schreck, LLP, whose Chairman of the Board, Norman Brownstein, is the father of our Chairman of the Board, provides services to the Company.

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Legal fees paid by the Company to Brownstein Hyatt Farber Schreck, LLP in the year ended March 31, 2022, were $12,682.

Board Composition

Our By-Laws provide that the Board of Directors shall consist of not less than one (1) nor more than fifteen (15) directors. Each director of the Company serves until his successor is elected and qualified, subject to removal by the Company’s majority shareholders. Officers shall hold their offices for such terms and shall exercise such powers and perform such duties as shall be determined by the Board of Directors, and each officer shall hold his office until his successor is elected and qualified, or until his earlier resignation or removal.

Audit Committee

Our Board of Directors has not established a separate audit committee within the meaning of Section 3(a)(58)(A) of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Instead, the entire Board of Directors acts as the audit committee and will continue to do so until such time as a separate audit committee is established.

Code of Ethics

The Company has adopted a Code of Ethics applicable to all Company directors, officers and employees which is available upon written request to the Company at c/o Rocky Mountain Industrials, Inc., 6200 South Syracuse Way Suite 450, Greenwood Village, Colorado 80111.

Potential Conflicts of Interest

Since we do not have an audit or compensation committee comprised of independent directors, the functions that would have been performed by such committees are performed by our Board of Directors as a whole. Thus, there is a potential conflict of interest in that our directors and officers have the authority to determine issues concerning management compensation and audit issues that may affect management decisions.

Involvement in Certain Legal Proceedings

No director, executive officer, significant employee or control person of the Company has been involved in any legal proceeding listed in Item 401(f) of Regulation S-K in the past 10 years.

Nominations to the Board of Directors

Our directors play a critical role in guiding our strategic direction and oversee the management of the Company. Board candidates are considered based upon various criteria, such as their broad-based business and professional skills and experiences, a global business and social perspective, concern for the long-term interests of the shareholders, diversity, and personal integrity and judgment

In addition, directors must have time available to devote to Board activities and to enhance their knowledge in the growing business. Accordingly, we seek to attract and retain highly qualified directors who have sufficient time to attend to their substantial duties and responsibilities to the Company.

In carrying out its responsibilities, the Board will consider candidates suggested by shareholders. If a shareholder wishes to formally place a candidate’s name in nomination, however, he or she must do so in accordance with the provisions of the Company’s Bylaws. Suggestions for candidates to be evaluated by the directors must be sent to the Board of Directors, c/o Rocky Mountain Industrials, Inc., 6200 South Syracuse Way Suite 450, Greenwood Village, Colorado 80111.

During the year ended March 31, 2022, we did not affect any material changes to the procedures by which our shareholders may recommend nominees to our Board of Directors.

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Board Leadership Structure and Role on Risk Oversight

Chad Brownstein, Gregory Dangler, Adrian Fairbourn, Barry Munitz and Brandon Pilot comprise our Board of Directors, with Mr. Brownstein serving as our Chairman of the Board of Directors. We have determined this leadership structure is appropriate for us based on our existing operations. The Board of Directors will continue to evaluate our leadership structure and modify as appropriate based on our size, resources and operations.

Our Board of Directors has formed a Mergers and Acquisition Risk Committee and a Financial Risk Committee comprised of several board members and officers of RMI. These committees meet quarterly.

Item 11.   Executive Compensation

The following table sets forth information concerning the annual and long-term compensation awarded to, earned by, or paid to the named executive officers and directors for all services rendered in all capacities to our Company for the fiscal years ended March 31, 2022 and 2021:

SUMMARY COMPENSATION TABLE

    

Change in

Pension Value

and Non-

Qualified

Non-equity

Deferred

Stock

Option

Incentive Plan

Compensation

All Other

Salary

Bonus

Awards

Awards

Compensation

Earnings

Compensation

Total

Name and Principal Position

    

Year

    

($)

    

($)

    

($)

    

($)

    

($)

    

($)

    

($) (3)

    

($)

Chad Brownstein

 

2022

75,000

420,000

495,000

(1)Non-Executive Board Chairman

 

2021

59,375

420,000

479,375

Gregory Dangler

2022

75,000

420,000

495,000

(2)Non-Executive Vice Chairman

 

2021

59,375

420,000

479,375

Brian Fallin

 

2022

200,000

90,000

290,000

Chief Executive Officer

2021

41,667

41667

Brian Aratani

 

2022

200,000

45,000

245,000

Chief Financial Officer

 

2021

12,879

12,879

(1)Mr Brownstein was CEO during the fiscal Year ended March 31, 2020
(2)Mr Dangler was President during the fiscal Year ended March 31, 2020 and through January 2021
(3)For Mr. Dangler, compensation is related to his consultancy agreement and Mr. Brownstein, compensation as Non-Executive Board Chairman

On October 15, 2014, RMR IP (now known as RMR Logistics, Inc. (RMRL)), the Company’s subsidiary, entered into consulting agreements with each of Gregory Dangler, who is our current President, and Chad Brownstein, who is our current Chief Executive Officer, pursuant to which each of Mr. Dangler and Brownstein would provide services related to their roles as executive officers of the Company. The Company has accrued $1,367,500 for unpaid officers’ compensation expense in accordance with such consulting agreements through March 31, 2022. Under the terms of each consulting agreement, each consultant shall serve as an executive officer to the Company and receive monthly compensation of $35,000. The consulting agreements may be terminated by either party for breach or upon thirty days prior written notice.

On October 15, 2014, RMRL entered into consulting agreements with each of Principio Management LLC, which holds 9,499,657 shares of Class A Common Stock of the Company (26.55%), and 77727111, LLC, which holds 10,791,701 shares of Class A Common Stock of the Company (30.16%), relating to certain services provided by each of these entities. Mr. Dangler is the sole owner of Principio Management LLC and Mr. Brownstein is the sole owner of 77727111, LLC.

On January 31, 2020 the consulting agreement entered into on October 15, 2014 between Chad Brownstein and the Company was terminated. On January 31, 2020 the board resolved to pay Chad Brownstein monthly compensation of $35,000 a month for his services as Non-Executive Board Chairman.

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On January 31, 2020, the Company entered into an employment agreement with Chad Brownstein for his Non-Executive services provided to the Company. The employment contract may be terminated at any time.

OUTSTANDING EQUITY AWARDS AT FISCAL YEAR-END

Option Awards

    

    

    

Equity Incentive Plan

    

    

Number of Securities

Number of Securities

Awards: Number of

Underlying

Underlying

Securities Underlying

Unexercised Options

Unexercised Options

Unexercised Unearned

Option Exercise

Option Expiration

Name

(#) Exercisable

(#) Unexercisable

Options (#)

Price ($)

Date

Chad Brownstein

0

0

0

Gregory Dangler

0

0

0

(1)No options or other equity awards have been issued to Mr. Brownstein or Mr. Dangler.

Director Compensation

The following table sets forth with the compensation paid to our non-management directors in the fiscal year ended March 31, 2022.

    

    

    

    

    

Qualified

    

    

Fees Earned

Non-Equity

Deferred 

or Paid in

Option

Incentive Plan

Compensation

All Other

Cash

Stock Awards

Awards

Compensation

Earnings

Compensation

Total

Name

($)

($)(1)

($)

($)

($)

($)

($)

Adrian Fairbourn

200,000

200,000

Barry Munitz

200,000

200,000

Brandon Pilot

1)Represents the estimated grant date fair value of the 8,000 restricted shares granted to each of the directors named in the table during the year ended March 31, 2022.

We have no pension, annuity, bonus, insurance, profit sharing, or similar benefit plans. No stock options or stock appreciation rights have been granted to any of our directors or executive officers; none of our directors or executive officers exercised any stock options or stock appreciation rights; and none of them hold unexercised stock options.

Outstanding Equity Awards

As of March 31, 2022, there were 353,185 shares of stock awards outstanding for our directors and officers.

Compensation of Directors

Other than as disclosed in the compensation table above, our directors do not receive compensation for their services as directors.

Potential Payments Upon Termination or Change-in-Control

None.

Employment Agreements

See Exhibit Number 10.6.

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Compensation Committee Interlocks and Insider Participation

No interlocking relationship exists between our board of directors and the board of directors or compensation committee of any other company, nor has any interlocking relationship existed in the past.

Item 12.   Security Ownership of Certain Beneficial Owners and Management and Related Stockholders Matters.

The following table sets forth certain information with respect to the beneficial ownership of our Class A Common Stock and Class B Common Stock as of March 31, 2022, for (i) each director and officer, (ii) all of our directors and officers as a group, and (iii) each person known to us to own beneficially five percent (5%) or more of the outstanding shares of our Class A Common Stock or Class B Common Stock. Unless otherwise specified below, the address of each of the persons listed in the table below is c/o Rocky Mountain Industrials, Inc., 6200 South Syracuse Way, Suite 450, Greenwood Village, Colorado 80111.

To our knowledge, except as indicated in the footnotes to this table or pursuant to applicable community property laws, the persons named in the table have sole voting and investment power with respect to the shares of common stock indicated.

    

Class of

    

Shares

Percentage

Name and Address of

Common

Beneficially

Beneficially

Beneficial Owner (1)

Stock (2)

Owned

Owned (3)

Directors and Executive Officers

  

  

  

Chad Brownstein, Non-Executive Chairman, Director

Class A

10,791,701

(5)

30.16%

Class B

531,176

(5)

10.91%

Gregory Dangler, Non-Executive Vice Chairman, Director

Class A

9,499,657

(4)

26.55%

Class B

338,823

(4)

6.96%

Adrian Fairbourn, Director

Class B

78,333

1.61%

Barry Munitz, Director

Class B

322,853

(7)

6.63%

Brandon Pilot, Director

Class B

0.00%

Officers and Directors as a Group

Class A

20,291,358

56.70%

Class B

1,634,870

33.59%

5% Shareholders

Legado Del Rey, LLC

Class A

15,494,500

(6)

43.30%

Rebellion Asset Holdings, LLC

Class A

9,499,657

(4)

26.55%

Class B

338,823

(4)

6.96%

77727111, LLC

Class A

10,791,701

(5)

30.16%

Class B

531,176

(5)

10.91%

The Munitz Family Trust

Class B

322,853

(7)

6.63%

Mitchell C. Milias

Class B

512,333

10.53%

Shares outstanding includes vested and unvested shares.

(1)Beneficial ownership has been determined in accordance with Rule 13d-3 under the Exchange Act. Pursuant to the rules of the SEC, shares of common stock which an individual or group has a right to acquire within 60 days pursuant to the exercise of options or warrants are deemed to be outstanding for the purpose of computing the

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percentage ownership of such individual or group, but are not deemed to be beneficially owned and outstanding for the purpose of computing the percentage ownership of any other person shown in the table.
(2)The Company has Class A Common Stock and Class B Common Stock. The holders of Class A Common Stock have the right to vote on all matters on which stockholders have the right to vote. The holders of Class B Common Stock have the right to vote solely on matters where the vote of such holders is explicitly required under Nevada law, such as an approval of a plan of merger, exchange or conversion, an increase or decrease in the number of authorized shares of a class or series of stock in certain circumstances, and other situations as required by Nevada law where the rights, preferences or limitations of such holders are adversely impacted. On matters which the applicable class of stockholders have the right to vote, each Class A Common Stock and Class B Common Stock shall be entitled to one vote per share. The class A shares convert to class B shares on a 20:1 basis upon the finalization of the Company up-listing on an applicable stock exchange.
(3)Based on 35,785,858 shares of Class A Common Stock and 4,866,832 shares of Class B Common Stock outstanding as of March 31, 2022.
(4)Mr. Gregory M. Dangler is the indirect owner of 9,499,657 shares of Class A Common Stock and 338,823 shares of Class B Common Stock, which are directly held by Rebellion Asset Holdings LLC . The business address of Rebellion is 4601 DTC Blvd., Suite 130, Denver, CO 80237. The principal business of Rebellion is to provide management consulting services. Mr. Dangler is the managing member owner of Rebellion and has sole voting and dispositive power over the shares held by Rebellion. Rebellion and 77727111, LLC (see note (5) below) have agreed to vote together on all matters requiring the vote of shares of Class Common Stock pursuant to a voting agreement. Upon conversion of the Class A Common Stock held by Rebellion, it would be entitled to 474,983 shares of Class B Common Stock, on a post-reverse-split basis. The beneficial ownership of Mr. Dangler as shown in the “Directors and Officers” table above includes the shares owned by Rebellion as shown in the “5% Shareholders” table above.
(5)Mr. Chad Brownstein is the indirect owner of 10,791,701 shares of Class A Common Stock and 531,176 shares of Class B Common Stock, which are directly held by 77727111, LLC. The business address of 77727111, LLC is 9301 Wilshire Blvd, Suite 312, Beverly Hills, CA 90210. The principal business of 77727111, LLC is to provide management consulting services. Mr. Brownstein is the managing member of 77727111, LLC and has sole voting and dispositive power over the shares held by 77727111, LLC.Rebellion and 77727111, LLC have agreed to vote together on all matters requiring the vote of shares of Class Common Stock pursuant to a voting agreement. Upon conversion of the Class A Common Stock held by 77727111, LLC, it would be entitled to 539,585 shares of Class B Common Stock, on a post-reverse-split basis. The beneficial ownership of Mr. Brownstein as shown in the “Directors and Officers” table above includes the shares owned by 77727111, LLC as shown in the “5% Shareholders” table above.
(6)The business address of Legado Del Rey, LLC is 121 South Beverly Dr., Beverly Hills, CA 90212. The principal business of Legado Del Rey, LLC is to act as a family office. Edward Czuker is the manager of Legado Del Rey, LLC and has sole voting and dispositive power over the shares held by this entity.
(7)Barry Munitz is the trustee of The Munitz Family Trust and has sole voting and dispositive power over the shares held by this entity.

The Company is not aware of any arrangement, including any pledge by any person of the Company’s securities, the operation of which may at a subsequent date result in a change in control of the Company.

Securities Authorized for Issuance Under Equity Compensation Plans

On February 26, 2015, our Board of Directors and our stockholders approved and adopted the RMR Industrials Inc. 2015 Equity Incentive Plan (the “Plan”).

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The Plan permits us to grant a variety of forms of awards, including stock options, stock appreciation rights, restricted stock, restricted stock units, performance shares, performance units and other stock-based awards, to allow us to adapt our incentive compensation program to meet our needs. The number of shares of our common stock that may be issued under the Plan to employees, directors and/or consultants in such awards is 2,458,960 shares as of March 31, 2022. Our Board of Directors currently serves as the administrator of the Plan. As of March 31, 2022 1,543,174 shares have been issued under the plan.

    

    

    

Number of Securities

Remaining Available for

Number of Securities to be

Future Issuance under Equity

Issued upon Exercise of

Weighted-Average Exercise

Compensation Plans

Outstanding Options, Warrants

Price of Outstanding Options,

(excluding securities reflected

and Rights

Warrants and Rights

in column (a))

Plan Category

(a)

(b)

(c)

Equity Compensation Plans Approved by Security Holders (Options)

200,000

$

6.34

Equity Compensation Plans Approved by Security Holders (Restricted Stock)

1,343,174

  

Equity Compensation Plans Not Approved by Security Holders

Total

1,543,174

$

6.34

915,786

Restricted Stock Awards

During the year ended March 31, 2022, the Company granted 250,500 shares of restricted stock under the 2015 Plan and 125,000 shares of restricted stock have been forfeited. The shares vest over a period between two and four- years from the grant date provided that the award recipient continues to be employed by us through each of those vesting dates.

Stock Options

The Company grants non-qualified stock options to certain employees that give them the right to acquire our Class B common stock under the 2015 Plan. The exercise price of options granted is equal to the closing price per share of our stock at the date of grant. The options vest at a rate of 33% on each of the first three anniversaries of the grant date provided that the award recipient continues to be employed by us through each of those vesting dates, and expire ten years from the date of grant. During the year ended March 31, 2022, the Company did not grant any stock options. As of March 31, 2022, 200,000 stock options remain outstanding and are fully vested.

Item 13.   Certain Relationships and Related Transactions, and Director Independence

Brownstein Hyatt Farber Schreck, LLP, whose Chairman of the Board, Norman Brownstein, is the father of our Chairman of the Board, provides services to the Company. Legal fees paid by the Company to Brownstein Hyatt Farber Schreck, LLP in the year ended March 31, 2022 and 2021 were $12,682 and $266,050, respectively.

Other than as set forth above, during the last two completed fiscal years, none of our current officers or directors have been involved in any material proceeding adverse to the Company or any transactions with the Company or any of its directors, executive officers, affiliates or associates that are required to be disclosed pursuant to the rules and regulations of the SEC.

Review, Approval or Ratification of Transactions with Related Persons

Although we have adopted a Code of Ethics, we also rely on our Board to review related party transactions on an ongoing basis to address conflicts of interest. Our Board reviews a transaction in light of the affiliation of the relevant director,

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officer or employee and such person’s immediate family. Transactions are presented to our Board for approval before they are entered into or, if this is not possible, for ratification after the transaction has occurred. Our Board approves or ratifies a transaction if it determines that the transaction is consistent with the best interests of the Company.

Director Independence

During the fiscal year ended March 31, 2022, we had three independent directors on our board. We evaluate independence by the standards for director independence established by applicable laws, rules, and listing standards including, without limitation, the standards for independent directors established by The New York Stock Exchange, Inc. and the Securities and Exchange Commission.

Subject to some exceptions, these standards generally provide that a director will not be independent if (a) the director is, or in the past three years has been, an employee of ours; (b) a member of the director’s immediate family is, or in the past three years has been, an executive officer of ours; (c) the director or a member of the director’s immediate family has received more than $120,000 per year in direct compensation from us other than for service as a director (or for a family member, as a non-executive employee); (d) the director or a member of the director’s immediate family is, or in the past three years has been, employed in a professional capacity by our independent public accountants, or has worked for such firm in any capacity on our audit; (e) the director or a member of the director’s immediate family is, or in the past three years has been, employed as an executive officer of a company where one of our executive officers serves on the compensation committee; or (f) the director or a member of the director’s immediate family is an executive officer of a company that makes payments to, or receives payments from, us in an amount which, in any twelve-month period during the past three years, exceeds the greater of $1,000,000 or two percent of that other company’s consolidated gross revenues.

Item 14.   Principal Accounting Fees and Services

The following table sets forth all fees we incurred in connection with professional services rendered by our independent registered public accounting firm, BF Borgers CPA PC during the fiscal years ended March 31:

Fee Type

    

2022

 

2021

Audit Fees

$

191,000

$

52,400

Tax Fees

 

 

1,600

All Other Fees

 

 

$

191,000

$

54,000

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PART IV

Item 15.   Exhibits Financial Statement Schedules

(a)Financial Statements and Financial Statement Schedule

See Index to Consolidated Financial Statements

(b)Exhibits:

Exhibit Number

    

Description

 

2.1

Agreement and Plan of Merger, dated February 27, 2015, between RMR Industrials, Inc., OLYB Acquisition Corporation and RMR IP, Inc. (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

3.1

Amended and Restated Articles of Incorporation (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

3.2

Certificate of Change to Articles of Incorporation (incorporated by reference to our Current Report on Form 8-K filed on September 4, 2015).

3.3

Certification of Designations, Preferences and Rights of Series A Preferred Stock Dated April 15, 2021 (incorporated by reference to our Current Report on Form 10-K filed on April 30, 2021).

3.4

Amended and Restated Bylaws (incorporated by reference to our Current Report on Form 8-K filed on February 27, 2015).

3.5

Terms and conditions of equity instruments (filed herewith)

10.1

Loan agreement dated May 30, 2022, between Rail Land Company LLC and Pacific Western Bank (filed herewith)

10.2

Consulting Agreement, dated October 15, 2014, between RMR IP, Inc. and Gregory Dangler (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

10.3

Consulting Agreement, dated October 15, 2014, between RMR IP, Inc. and Chad Brownstein (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

10.4

Consulting Agreement, dated October 15, 2014, between RMR IP, Inc. and Principio Management LLC (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

10.5

Consulting Agreement, dated October 15, 2014, between RMR IP, Inc. and 77727111, LLC (incorporated by reference to our Current Report on Form 8-K/A filed on April 14, 2015)

10.6

Employment Agreement dated 2-1-2020 Between Chad Brownstein and Rocky Mountain Industrials, Inc.

10.7

Voting Agreement, dated February 27, 2015, between Principio Management LLC and 77727111, LLC (incorporated by reference to our Amendment No. 2 to the Current Report on Form 8-K/A filed on May 8, 2015).

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10.8

Assignment Agreement, dated October 15, 2014, between RMR Holdings, Inc. and RMR IP, Inc. (incorporated by reference to our Amendment No. 2 to the Current Report on Form 8-K/A filed on May 8, 2015).

10.9

2015 Equity Incentive Plan (incorporated by reference to our Current Report on Form 8-K filed on February 27, 2015)

21.1

List of Subsidiaries (filed herewith)

31.1

Certification of the Principal Executive Officer pursuant to Section 302 of the Sarbanes Oxley Act of 2002 (Filed herewith)

31.2

Certification of the Principal Financial Officer pursuant to Section 302 of the Sarbanes Oxley Act of 2002 (Filed herewith)

32.1

Certification of the Principal Executive Officer pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Filed herewith)

32.2

Certification of the Principal Financial Officer pursuant to 18 U.S.C. Section 1350, As Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (Filed herewith)

101.INS

Inline XBRL Instance Document

101.SCH

Inline XBRL Taxonomy Extension Schema Document

101.CAL

Inline XBRL Taxonomy Extension Calculation Linkbase Document

101.DEF

Inline XBRL Taxonomy Extension Definition Linkbase Document

101.LAB

Inline XBRL Taxonomy Extension Label Linkbase Document

101.PRE

Inline XBRL Taxonomy Extension Presentation Linkbase Document

104

Cover Page Interactive Data File (formatted in Inline XBRL and contained in Exhibit 101)

35

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SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Rocky Mountain Industrials, Inc.

Dated: June 8, 2022

By:

/s/ Brian Fallin

Brian Fallin

Chief Executive Officer

Dated: June 8, 2022

By:

/s/ Brian H. Aratani

Brian H. Aratani

Chief Financial Officer

(Principal Financial Officer)

Pursuant to the requirements of the Securities Exchange Act of 1934, this A report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

Dated: June 8, 2022

By:

/s/ Brian Fallin

 

Brian Fallin, Chief Executive Officer  

 

 

Dated: June 8, 2022

By:

/s/ Chad Brownstein

 

Chad Brownstein, Non-Executive Board Chairman

 

 

Dated: June 8, 2022

By:

/s/ Gregory Dangler

 

Gregory Dangler, Executive Vice-Chairman

 

 

Dated: June 8, 2022

By:

/s/ Adrian Fairbourn

 

Adrian Fairbourn, Director

Dated: June 8, 2022

By:

/s/ Barry Munitz

Barry Munitz, Director  

Dated: June 8, 2022

By:

/s/ Brandon Pilot

Brandon Pilot, Director

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Item 8.      Financial Statements and Supplementary Data

ROCKY MOUNTAIN INDUSTRIALS, INC.

INDEX TO FINANCIAL STATEMENTS

March 31, 2022

Page(s)

Report of Independent Registered Public Accounting Firm (PCAOB ID 5041)

38

Consolidated Balance Sheets as of March 31, 2022 and 2021

39

 

Consolidated Statements of Operations for the year ended March 31, 2022 and 2021

40

Consolidated Statements of Stockholders’ Equity for the years, ended March 31, 2022 and 2021

41

Consolidated Statements of Cash Flows for the year ended March 31, 2022 and 2021

42

 

Notes to the Consolidated Financial Statements

43

37

Table of Contents

Report of Independent Registered Public Accounting Firm

To the shareholders and the board of directors of Rocky Mountain Industrials, Inc.

Opinion on the Financial Statements

We have audited the accompanying consolidated balance sheets of Rocky Mountain Industrials, Inc. as of March 31, 2022 and 2021, the related statements of operations, stockholders’ equity, and cash flows for the years then ended, and the related notes (collectively referred to as the “financial statements”). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of March 31, 2022 and 2021, and the results of its operations and its cash flows for the years then ended, in conformity with accounting principles generally accepted in the United States.

Basis for Opinion

These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audit. 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 audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the 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 audit included performing procedures to assess the risks of material misstatement of the 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 financial statements. Our audit also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audit provides a reasonable basis for our opinion.

/S/ BF Borgers CPA PC

BF Borgers CPA PC

We have served as the Company's auditor since 2018

Lakewood, CO

June 8, 2022

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ROCKY MOUNTAIN INDUSTRIALS, INC.

CONSOLIDATED BALANCE SHEETS

March 31, 

2022

    

2021

ASSETS

  

 

  

Current assets

  

 

  

Cash

$

3,238,377

$

1,621,822

Accounts receivable

 

127,458

 

71,555

Other receivables

2,538,444

3,404,010

Inventory

 

24,974

 

Prepaid expenses

 

679,414

 

588,340

Assets held for sale

5,000

Total current assets

 

6,608,667

 

5,690,727

Property, plant, and equipment, net

 

2,444,821

 

2,672,661

Land under development

 

6,973,634

 

6,929,630

Right of use asset

241,868

Asset retirement obligation, net

 

71,124

 

75,984

Other intangibles, net

 

52,967

 

64,933

Restricted cash

185,514

185,325

Deposits and other assets

 

121,128

 

111,178

Total assets

$

16,457,855

$

15,972,306

LIABILITIES AND STOCKHOLDERS’ EQUITY

 

  

 

  

Current liabilities

 

  

 

  

Accounts payable

$

1,104,430

$

610,216

Accrued liabilities

 

196,214

 

647,180

Accrued liabilities, related party

 

1,367,500

 

1,311,250

Dividends payable

1,200,709

1,008,942

Debt due within one year

235,118

4,474,082

Liabilities held for sale

423,853

Total current liabilities

 

4,103,971

 

8,475,523

Debt due after one year

5,167,825

952,059

Lease liability

241,868

Accrued reclamation liability

 

131,552

 

119,593

Total liabilities

 

9,403,348

 

9,789,043

Commitments and Contingencies

Stockholders’ Equity

 

  

 

  

Preferred Stock Series A-1, $0.001 par value, 50,000,000 shares authorized: 48.27 shares issued and outstanding on March 31, 2022 and March 31, 2021

 

4,827,000

 

4,827,000

Preferred Stock Series A-2, $0.001 par value, 50,000,000 shares authorized: 19.45 issued and outstanding on March 31, 2022 and March 31, 2021

1,950,000

1,950,000

Preferred Stock Series A-3, $0.001 par value, 50,000,000 shares authorized: 50.75 issued and outstanding on March 31, 2022 and March 31, 2021

5,075,140

5,075,140

Class A Common Stock, $0.001 par value; 2,000,000,000 shares authorized; 35,785,858 shares issued and outstanding on March 31, 2022 and March 31, 2021

 

35,786

 

35,786

Class B Common Stock, $0.001 par value; 100,000,000 shares authorized; 4,866,832 and 4,687,332 shares issued and outstanding on March 31, 2022 and March 31, 2021, respectively

 

4,868

 

4,688

Additional paid-in capital

 

58,972,469

 

51,658,183

Accumulated deficit

 

(63,810,756)

 

(57,367,534)

Total stockholders’ equity

7,054,507

6,183,263

Total liabilities and stockholders’ equity

$

16,457,855

$

15,972,306

The accompanying notes are an integral part of these consolidated financial statements.

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ROCKY MOUNTAIN INDUSTRIALS, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

Years ended March 31, 

2022

    

2021

Revenue

$

2,777,950

$

680,225

Cost of goods sold

 

2,371,109

 

699,087

Gross profit

 

406,841

 

(18,862)

Selling, general and administrative (includes depreciation, depletion and amortization of $292,634 in 2022 and $304,755 in 2021)

 

11,650,453

 

12,132,761

Loss from operations

 

(11,243,612)

 

(12,151,623)

Gain on sale of assets

4,798,291

6,417,744

Debt Forgiveness

438,500

Interest income (expense), net

 

(644,636)

 

(799,072)

Loss before income tax provision

 

(6,651,457)

 

(6,532,951)

Income tax expense

 

 

Net Loss from continuing operations

 

(6,651,457)

 

(6,532,951)

Net Income (loss) from discontinued operations, net of tax

400,000

(1,393,530)

Net Loss

$

(6,251,457)

$

(7,926,481)

Earnings (loss) per shares - continuing operations - basic and diluted

$

(1.01)

$

(1.02)

Earnings (loss) per shares - discontinued operations - basic and diluted

$

0.06

$

(0.22)

Earnings (loss) per shares - basic and diluted

$

(0.98)

$

(1.37)

Weighted average shares outstanding - basic and diluted

6,595,712

6,404,685

The accompanying notes are an integral part of these consolidated financial statements.

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ROCKY MOUNTAIN INDUSTRIALS, INC.

CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY

Common Stock

Preferred Stock

Class A

Class B

Series A-1

Series A-2

Series A-3

Additional

Accumulated

    

Shares

    

Amount

    

Shares

    

Amount

    

Shares

    

Amount

    

Shares

    

Amount

    

Shares

    

Amount

    

Paid-In Capital

    

Deficit

    

Total

Balance, March 31, 2020

35,785,858

$

35,786

4,840,919

$

5,277

43.27

$

4,327,000

$

$

$

49,276,203

$

(48,572,143)

$

5,072,123

Issuance of Series A-1 Preferred shares for services

5

500,000

500,000

Series A-2 Preferred shares issued to settle preferred shares debt

2.00

200,000

200,000

Series A-2 Preferred shares issued to settle note payable

2.50

250,000

250,000

Issuance of Series A-2 Preferred shares

14.95

1,500,000

1,500,000

Exchange of Class B Common Stock for Series A-3 Preferred Shares

(338,343)

(338)

50.75

5,075,140

(5,074,802)

Issuance of restricted Class B Common Stock for compensation

444,456

445

(444)

1

Issuance of Class B Common Shares upon exercise of warrants

60,000

61

749,939

750,000

Issuance of Class B common shares for services

40,300

40

1,007,460

1,007,500

Forfeiture of common stock

(384,000)

(385)

385

Issuance of restricted Class B Common Stock for Board compensation

24,000

24

(24)

Stock-based compensation

5,699,030

5,699,030

Quarterly dividends on Series A-1 and A-2 Preferred shares

(868,910)

(868,910)

Other

(436)

436

Net loss

(7,926,481)

(7,926,481)

Balance, March 31, 2021

35,785,858

35,786

4,687,332

4,688

48.27

4,827,000

19.45

1,950,000

50.75

5,075,140

51,658,183

(57,367,534)

6,183,263

Issuance of restricted Class B Common Stock for compensation

250,500

251

(251)

Issuance of Class B common shares for services

30,000

30

749,970

750,000

Forfeiture of common stock

(125,000)

(125)

125

Issuance of restricted Class B Common Stock for Board compensation

24,000

24

(24)

Stock-based compensation

6,564,466

6,564,466

Quarterly dividends on Series A-1 and A-2 Preferred shares

(191,765)

(191,765)

Net loss

(6,251,457)

(6,251,457)

Balance, March 31, 2022

35,785,858

$

35,786

4,866,832

$

4,868

48.27

$

4,827,000

19.45

$

1,950,000

50.75

$

5,075,140

$

58,972,469

$

(63,810,756)

$

7,054,507

The accompanying notes are an integral part of these consolidated financial statements.

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ROCKY MOUNTAIN INDUSTRIALS, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

Years ended March 31, 

2022

    

2021

Cash flow from operating activities:

  

 

  

Net loss

$

(6,251,457)

$

(7,926,481)

Adjustments to reconcile net loss to net cash used in operating activities:

 

 

Operating and investing cash flows (used in) for discontinued operations

(418,853)

2,625,152

Depreciation, depletion and amortization expense

 

292,634

 

304,755

Stock-based compensation

 

6,564,466

 

6,074,015

Gain/loss on sale of assets

(4,774,841)

(6,417,744)

Amortization of debt discount

 

90,443

 

630,053

Accretion expense

11,959

10,892

Debt forgiveness

(438,500)

Changes in operating assets and liabilities:

 

 

Accounts receivable

 

(55,903)

 

8,625

Other receivables

865,566

(3,404,010)

Inventory

 

(24,974)

 

9,520

Prepaid expenses

 

(91,074)

 

(199,387)

Restricted cash

 

185,325

 

32,175

Deposits and other assets

 

(195,464)

 

(54,393)

Accounts payable

 

494,214

 

(613,779)

Accrued liabilities

 

(442,060)

 

215,047

Accrued liabilities, related parties

 

56,250

 

101,250

Other

1

Net cash used in operating activities

 

(4,132,268)

 

(8,604,310)

Cash Flows from Investing Activities:

Investment in land under development

(5,981,968)

(1,333,784)

Reimbursement of land under development cost from Metro District

6,572,108

Proceeds from sale of water rights and asset disposals

4,900,180

7,639,090

Purchase of property, plant and equipment

(57,451)

(38,279)

Net cash provided by investing activities

 

5,432,869

 

6,267,027

Cash Flows from Financing Activities:

Proceeds from note payable

3,709,496

5,160,370

Repayment of debt

(3,200,697)

(3,485,615)

Deferred financing cost

 

(192,845)

 

(22,890)

Proceeds from issuance of Class B common stock

750,000

Proceeds from issuance of Series A-2 Preferred shares

1,500,000

Net cash provided by financing activities

 

315,954

 

3,901,865

Net increase in cash

1,616,555

1,564,582

Cash at beginning of period

1,621,822

57,240

Cash at end of period

$

3,238,377

$

1,621,822

Restricted cash at beginning of period

$

185,325

$

217,500

Decrease in collateral requirement

(32,175)

Increase in surety bond

189

Restricted cash at end of period

$

185,514

$

185,325

Supplemental cash flow information:

Cash paid for interest

$

544,054

$

248,805

Cash paid for income taxes

$

$

The accompanying notes are an integral part of these consolidated financial statements.

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Table of Contents

ROCKY MOUNTAIN INDUSTRIALS, INC.

NOTES TO THE CONSOLIDATED FINANCIAL STATEMENTS

FOR THE FISCAL YEARS ENDED MARCH 31, 2022 and 2021

1. ORGANIZATION

On January 1, 2020, the Company changed its name from RMR Industrials, Inc. to Rocky Mountain Industrials, Inc.

Rocky Mountain Industrials, Inc. (the “Company”, “RMI”, “we”, “our”, “us”) seeks to acquire and consolidate complementary industrial assets. RMI’s consolidation strategy is to assemble a portfolio of mature and value-add industrial commodities businesses to generate scalable enterprises with a broad portfolio of products and services addressing a common and stable customer base.

Through our wholly owned subsidiary, RMR Aggregates, Inc. (“RMR Aggregates”), we operate the Mid-Continent Quarry in Garfield County, Colorado, producing chemical-grade calcium carbonate that currently services local and regional customers in a variety of end markets, including but not limited to mining, manufacturing, construction, and agriculture.

Through our wholly owned subsidiary, Rail Land Company, LLC (“Rail Land Company”), we are also actively developing Rocky Mountain Rail Park (the “Rail Park”), a dedicated rail-served industrial business park serving the greater Denver market. The Company’s development of the Rail Park is intended to expand the customer base for our products by utilizing rail freight capabilities to reach customers in the greater Denver area and by expanding our business to include rail transportation solutions and services.

On April 26, 2019, RMR Logistics, Inc. (“RMR Logistics”), a wholly owned subsidiary, entered into an asset purchase agreement with H2K, LLC, a Colorado limited liability company (“the Seller”) pursuant to which RMR Logistics acquired the Seller’s trucking assets. In April 2020, the Company began the shutdown of substantially all the operations of RMR Logistics with the closure of its Wellington, Colorado location and the disposal of its operational assets through auction.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

A summary of significant accounting policies of the Company is presented to assist in understanding the Company’s consolidated financial statements. The accounting policies presented in these footnotes conform to accounting principles generally accepted in the United States and have been consistently applied in the preparation of the accompanying consolidated financial statements. These consolidated financial statements and notes are representations of the Company’s management who are responsible for their integrity and objectivity.

Basis of Presentation and Consolidation

The accompanying consolidated financial statements for the fiscal year ended March 31, 2022 and 2021 have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”) for annual financial information in accordance with Securities and Exchange Commission (SEC) regulations. The consolidated financial statements include the financial condition and results of operations of our wholly-owned subsidiaries, where intercompany balances and transactions have been eliminated in consolidation.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates, judgments, and assumptions that impact the reported amounts of assets, liabilities, and expenses, and disclosure of contingent assets and liabilities in the financial statements and accompanying notes. Actual results could materially differ from those estimates. Management considers many factors in selecting appropriate financial accounting policies and controls, and in

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developing the estimates and assumptions that are used in the preparation of these financial statements. Management must apply significant judgment in this process. In addition, other factors may affect estimates, including: expected business and operational changes, sensitivity and volatility associated with the assumptions used in developing estimates, and whether historical trends are expected to be representative of future trends. The estimation process may yield a range of potentially reasonable estimates of the ultimate future outcomes and management must select an amount that falls within that range of reasonable estimates. Although these estimates are based on the Company’s knowledge of current events and actions it may undertake in the future, actual results may ultimately materially differ from those estimated amounts and assumptions used in the preparation of the financial statements.

Revenue Recognition

Performance obligations are contractual promises to transfer or provide a distinct good or service for a stated price. The Company’s product sales agreements are single-performance obligations that are satisfied at a point in time.The Company recognizes revenue from product sales when it satisfies its performance obligation of transferring the control of products to the customer.

Revenue includes product sales of limestone, aggregate materials and other transportation charges to customers, net of discounts, allowances or taxes, as applicable. The Company has elected to account for transportation charges as fulfillment activities and not as promised goods or services, therefore these activities are not separate performance obligations.

Segment Reporting

Operating segments are identified as components of an enterprise about which separate discrete financial information is available for evaluation by the chief operating decision-maker in making decisions regarding resource allocation and assessing performance. As of March 31, 2022, the Company views its operations and manages its business as two operating segments, Aggregates and Rail Park development.

Cash and Cash Equivalents

The Company considers all highly liquid securities with original maturities of three months or less at the date of purchase to be cash equivalents. As of March 31, 2022, the Company had cash of $3,238,377 and no cash equivalents. The Company may occasionally maintain cash balances in excess of amounts insured by the Federal Deposit Insurance Corporation (“FDIC”). The amounts are held with major financial institutions and are monitored by management to mitigate credit risk.

Restricted Cash

As of March 31, 2022, the Company has $185,514 in restricted cash that is contractually obligated to be held on behalf of the Bureau of Land management to be held for the rehabilitation costs of the Mid-Continent Quarry and conclusion of the mining at this location.

Accounts Receivable

Accounts receivables are recorded at the invoiced amount and do not bear interest. Accounts receivable primarily includes amounts due from customers for sales of aggregates are reported net of an allowance for credit losses. The Company adopted the current expected credit loss (“CECL”) model as of April 1, 2021, and evaluates its receivables accounts for uncollectibility. An allowance for credit losses is generally calculated based on historical collection experience, the counterparty's creditworthiness and consideration of current and future economic events. The allowance for credit losses as of March 31, 2022, is not material to the consolidated financial statements. Prior to the adoption of CECL, an allowance for doubtful accounts was recorded based on historical collections experience. The allowance for doubtful accounts as of March 31, 2021, is not material to the consolidated financial statements.

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The Company does not have any off-balance sheet credit exposure related to its customers. Concentration of credit risk is limited to certain customers to whom we make substantial sales. To reduce risk, we routinely assess the financial strength of our most significant customers, using standard credit risk evaluation methods with reference to publicly available and customer supplied information, and monitor the amounts owed and take appropriate action when necessary. As a result, we believe that accounts receivable credit risk exposure is limited.

Inventory

Inventories are valued at the lower of cost or market. Cost is determined by the weighted average method.

Property, Plant and Equipment

Property, plant and equipment are recorded at cost. Significant improvements are capitalized, while maintenance and repair expenses are charged to operations as incurred. The straight-line method of depreciation is used for substantially all of the assets for financial reporting purposes.

Depletion of acquired mineral properties is determined pursuant to a unit-of-extraction method which provides for depletion of such costs over the productive life of the mineral properties. The unit-of-extraction rate is determined by computing the production for the period as a percentage of total estimated and recoverable limestone as of that period. Significant judgement is involved in the determination of the estimate of total recoverable limestone in the unit-of-extraction method. Our internal engineering estimates of total estimated and recoverable limestone is a key component in determination of the unit-of-extraction rate. Our estimates of the recoverable limestone may change, possibly in the near term, resulting in changes to depletion rates in future periods. During the years ended March 31, 2022 and 2021, depletion of mineral properties was approximately $6,900 and $6,700, respectively.

We are considered an “exploration stage” company under the U.S. Securities and Exchange Commission (“SEC”) Regulation S-K 1300 as such the Company expenses any development costs as incurred.

Land Under Development

Land under development is recorded at cost. Significant improvements are capitalized. These costs relate to the ongoing development of the Rail Park.

Lease Obligations

The Company determines if a contractual arrangement represents or contains a lease at inception. Operating leases are included in right of use assets and lease liabilities in the Consolidated Balance Sheets. Finance leases are included in Property, plant and equipment, net and current and non-current Lease and other financing obligations in the Consolidated Balance Sheets.

Operating and finance lease right-of-use ("ROU") assets and lease liabilities are recognized at the lease commencement date based on the present value of the future lease payments over the lease term. Leases acquired in a business combination are also measured based on the present value of the remaining leases payments, as if the acquired lease were a new lease at the acquisition date. When the rate implicit to the lease cannot be readily determined, the Company utilizes its incremental borrowing rate in determining the present value of the future lease payments. The incremental borrowing rate is derived from information available at the lease commencement date and represents the rate of interest that the Company would have to pay to borrow on a collateralized basis over a similar term and amount equal to the lease payments in a similar economic environment. The ROU asset includes any lease payments made and lease incentives received prior to the commencement date. Operating lease ROU assets also include any cumulative prepaid or accrued rent when the lease payments are uneven throughout the lease term. The ROU assets and lease liabilities may include options to extend or terminate the lease when it is reasonably certain that the Company will exercise that option.

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Deposits

Deposits consist of a security deposit in connection with various office leases.

Impairment of Long-Lived Assets

The Company evaluates its long-lived assets for impairment when events or changes in circumstances indicate that the related carrying amounts may not be recoverable. Asset impairment is considered to exist if the total estimated future cash flows on an undiscounted basis are less than the carrying amount of the asset. Any impairment losses are measured and recorded based on discounted estimated future cash flows and are charged to income on the Company’s consolidated statements of operations. In estimating future cash flows, assets are grouped at the lowest level for which there are identifiable cash flows that are largely independent of future cash flows from other asset groups. The Company’s estimates of future cash flows are based on numerous assumptions, including expected commodity prices, production levels, capital requirements and estimated salvage values. It is possible that actual future cash flows will be significantly different than the estimates, as actual future quantities of recoverable material, future commodity prices, production levels and costs and capital are each subject to significant risks and uncertainties. As of March 31, 2022, the Company’s mineral resources do not meet the definition of proven or probable reserves or value beyond proven or probable reserves and any potential revenue has been excluded from the cash flow assumptions. Accordingly, recoverability of the long-lived assets’ capitalized cost is based primarily on estimated salvage values or alternative future uses.

Fair Value Measurements

The fair value of a financial instrument is the amount that could be received upon the sale of an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Financial assets are marked to bid prices and financial liabilities are marked to offer prices. Fair value measurements do not include transaction costs. A fair value hierarchy is used to prioritize the quality and reliability of the information used to determine fair values. Categorization within the fair value hierarchy is based on the lowest level of input that is significant to the fair value measurement. The fair value hierarchy is defined into the following three categories:

- Level 1: Quoted market prices in active markets for identical assets or liabilities

- Level 2: Observable market-based inputs or inputs that are corroborated by market data

- Level 3: Unobservable inputs that are not corroborated by market data

The fair value of notes payable was $5,618,678 and $5,881,033 as of March 31, 2022 and March 31, 2021, respectively.

Net Loss per Common Share

Basic net loss per common share is calculated by dividing the net loss, after deducting preferred dividends, by the weighted average number of common shares outstanding during the period, without consideration of the potentially dilutive effects of converting stock options or restricted stock purchase rights outstanding. Diluted net loss per common share is calculated by dividing the net loss by the weighted average number of common shares outstanding during the period and the potential dilutive effects of stock options or restricted stock purchase rights outstanding during the period determined using the treasury stock method. In periods in which the Company reports a net loss, diluted net loss per share is the same as basic net loss per share since dilutive common shares are not assumed to have been issued, as their effect is anti-dilutive.

Income Taxes

The Company accounts for income taxes under the asset and liability method, which requires, among other things, that deferred income taxes be provided for temporary differences between the tax bases of the Company’s assets and liabilities and their financial statement reported amounts. Under this method, deferred tax assets and liabilities are determined on the basis of the differences between the financial statements and tax basis of assets and liabilities using

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enacted tax rates in effect for the year in which the differences are expected to reverse. The effect of a change in tax rates on deferred tax assets and liabilities is recognized in income in the period that includes the enactment date.

A valuation allowance is recorded by the Company when it is more likely than not that some portion or all of a deferred tax asset will not be realized. In making such a determination, management considers all available positive and negative evidence, including future reversals of existing taxable temporary differences, projected future taxable income, and ongoing prudent and feasible tax planning strategies in assessing the amount of the valuation allowance. When the Company establishes or reduces the valuation allowance against its deferred tax assets, its provision for income taxes will increase or decrease, respectively, in the period such determination is made.

Additionally, the Company recognizes the tax benefit from an uncertain tax position only if it is more likely than not that the tax position will be sustained on examination by the taxing authorities based on the technical merits of the position. The tax benefit recognized in the financial statements for a particular tax position is based on the largest benefit that is more likely than not to be realized upon settlement. Accordingly, the Company establishes reserves for uncertain tax positions. The Company has not recognized interest or penalties in its statement of operations and comprehensive loss since inception.

Reclassification

Certain amounts in the prior year have been reclassified to conform to the 2022 presentation.

Discontinued Operations

In April 2020, the Company began the shutdown and closing of operations located in Wellington, Colorado comprising substantially all the operations of RMR Logistics and the Logistics segment. The closing of the Wellington location was substantially complete in June 2020. Substantially all of the mobile equipment was sold at auction in August and December of 2020, at a loss of approximately $898,000. Auction proceeds received was approximately $1,351,000 and was used to pay down debt.

Carrying amounts of major classes of assets and liabilities included in discontinued operations are comprised of the following as of:

March 31, 

2022

    

2021

Other noncurrent assets

$

$

5,000

Total assets held for sale

$

$

5,000

Accounts payable and accrued liabilities

$

$

23,853

Debt

400,000

Total liabilities held for sale

$

$

423,853

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Major line items comprising net loss from discontinued operations are comprised of the following:

Years Ended March 31, 

2022

    

2021

Revenue

$

$

122,665

Cost of goods sold

(199,004)

(76,339)

Loss on Sales of Fixed Assets

(887,670)

Selling, general and administrative (including depreciation and amortization)

(371,044)

Interest expense, net

(58,477)

Other Income (debt forgiveness)

400,000

Net income (loss) from discontinued operations

$

400,000

$

(1,393,530)

Recent Accounting Pronouncements

From time to time, new accounting pronouncements are issued by the FASB or other standard setting bodies that the Company adopts as of the specified effective date. The Company is an emerging growth company, as defined in the Jumpstart Our Business Startups Act of 2012 (the “JOBS Act”). Under the JOBS Act, emerging growth companies can delay adopting new or revised accounting standards issued subsequent to the enactment of the JOBS Act until such time as those standards apply to private companies. The Company may use this extended transition period for complying with certain new or revised accounting standards that have different effective dates for public and private companies until the earlier of the date that it is (i) no longer an emerging growth company or (ii) affirmatively and irrevocably opt out of the extended transition period provided in the JOBS Act. As a result, these financial statements may not be comparable to companies that comply with the new or revised accounting pronouncements as of public company effective dates.

3. INVENTORY

Inventory, as of March 31, 2022 and for which there was none as of March 31, 2021, is valued at the lower of cost (average) or market.

March 31, 

    

2022

Blasted Rock

$

24,974

Packaging

Total

$

24,974

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4. PROPERTY, PLANT AND EQUIPMENT

The following summarizes the Company’s property, plant and equipment as of:

March 31, 

2022

2021

Recoverable Limestone

$

1,477,469

$

1,477,469

Mill Equipment

 

1,235,684

 

1,229,988

Mining Equipment

 

336,934

 

336,934

Mobile Equipment

 

878,911

 

844,664

Other

 

78,974

 

78,973

Total

 

4,007,972

 

3,968,028

Less: Accumulated Depreciation

 

(1,563,151)

 

(1,295,367)

Property, plant and equipment, net

$

2,444,821

$

2,672,661

    

    

Depreciation

 

Years

rate

 

Mill Equipment

 

3 – 15

 

 6.7% - 33.3

%

Mining Equipment

 

2 – 15

 

 6.7% - 50.0

%

Mobile Equipment

 

5 – 12

 

 8.3% - 20.0

%

Office Equipment

 

2 – 3

 

 33.3% - 50.0

%

5. NOTES PAYABLE

On July 24, 2020, Rail Land Company executed a Term Loan Promissory Note, primarily secured by the underlying property of the Rail Park (“Secured Promissory Note”), with a private lender for $2,500,000. The Secured Promissory Note was due to mature on July 31, 2021, and accrues interest at 10% per annum. RMI is a guarantor of the Secured Promissory Note.

On March 5, 2021, Rail Land Company refinanced the Secured Promissory Note and executed a note that provides for a total credit facility of $12,189,000. The refinanced Secured Promissory Note remains secured by underlying property of the Rail Park and RMI remains a guarantor. The maturity date of the refinanced Secured Promissory Note is March 5, 2022, and accrues interest at 12% per annum. The terms of the refinanced Secured Promissory Note provides for a mandatory principal reduction in the event of a sale or lease of any lot that is part of the Rail Park. Such mandatory repayment equals 50% of net sales price of any lot sold or, 50% of any net lease payments received for any lot leased. The refinanced Secured Promissory Note provides for a release fee wherein, in addition to mandatory principal reduction upon the sale of lots, a release fee equal to 5% of gross proceeds from the sale of lots, or 10% of gross annual lease payment for lots leased, will be payable, up to a maximum of $2,250,000, in exchange for the private lender releasing the lien on the respective sold or leased lot. The refinanced Secured Promissory Note provides for the option to extend the maturity date of the refinanced Secured Promissory Note for up to twelve months in exchange for a $121,890 payment. In addition to the payment, the release fee maximum amount will increase by $250,000 if the option to extend the maturity is exercised. A $450,000 release fee payment was made in the quarter ended March 31, 2021, as a result of a lot sale. Consequently, the maximum release fee payment amount has been reduced to $1,800,000 as of March 31, 2021. The release fee amount was further reduced by approximately $1,050,000, utilizing proceeds from the Water Rights Sale (see Note 10)

In February 2022, the Company exercised its option to extend the secured Promissory Note to September 1, 2022, in exchange for a loan fee of approximately $61,000. Subsequent to March 31, 2022, the Second Promissory Note was refinanced with a new Promissory note on a long term basis (see Note 12).

On September 9, 2020, Company, executed the standard loan documents required for securing a loan (the “EIDL Loan”) from the United States Small Business Administration (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. The principal amount of the EIDL Loan is $150,000, with proceeds to be used for working capital purposes. Interest on the EIDL Loan accrues

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at the rate of 3.75% per annum and installment payments, including principal and interest, are due monthly beginning twelve months from the date of the EIDL Loan in the amount of $731. The balance of principal and interest is payable thirty years from the date of the promissory note. In connection with the EIDL Loan, the Company executed the EIDL Loan documents, which include the SBA Secured Disaster Loan Note, dated September 9, 2020, the Loan Authorization and Agreement, dated September 9, 2020, and the Security Agreement, dated September 9, 2020, each between the SBA and the Company.

In April and June 2020, the Company executed two unsecured note agreements with an investor totaling $1,000,000. The unsecured notes are carried net of original issue discount (10%), which is being amortized on a straight-line basis, which approximates the effective interest method.  In December 2020, the same investor executed an unsecured note with the Company in the amount of $400,000. The note is carried net of original issue discount (3.75%) and was repaid in January 2021.  

In March 2020, the federal government passed the Coronavirus Aid, Relief, and Security Act (the "CARES Act"), which provided among other things the creation of the Paycheck Protection Plan ("PPP"), which is sponsored and administered by the U.S. Small Business Administration ("SBA"). On April 20, 2020, the Company executed a loan agreement (the "PPP Loan") under the PPP, evidenced by promissory notes, with Simmons Bank ("Simmons"), providing for $438,500 in proceeds, which was funded to the Company on April 24, 2020. In June 2020, the Paycheck Protection Program Flexibility Act of 2020 (the "PPPFA") was signed into law and established the payment dates in the event that amounts borrowed under the PPP are not forgiven. The PPP Loans mature April 20, 2022, but may be forgiven subject to the terms of the PPP and approval by the SBA. The Company recorded the PPP Loan as a debt obligation and accrues interest over the term of the PPP Loan. The interest rate on the PPP Loan is 1.00%. The PPP Loan is unsecured and contains customary events of default relating to, among other things, payment defaults, making materially false and misleading representations to the SBA or Simmons, or breaching the terms of the PPP Loan. The occurrence of an event of default may result in the repayment of all amounts outstanding, collection of all amounts owing from the Company, or filing suit and obtaining judgment against the Company. Under the PPPFA, monthly payments of principal and interest commence on the later of 10 months following the "covered period" (as defined in the PPPFA) or the date that Simmons notifies the Company that the SBA has notified Simmons that all or a portion of the PPP Loan has not been forgiven.

In May 2021, the Company submitted its applications to the SBA for forgiveness of the PPP Loans. As of June 30, 2021, the PPP Loan principal and accrued interest are classified as noncurrent in the Condensed Consolidated Balance Sheets. In June 2021, the Company received formal notification in the form of a letter dated May 25, 2021, from Simmons that the SBA approved the Company’s PPP Loan forgiveness applications for the Company’s Loan in the amount of $438,500 (including accrued interest). The Company will account for the debt forgiveness during its fiscal first quarter of 2022 and will recognize a gain on extinguishment of debt (other income) in the amount of $438,500 in the Consolidated Statements of Operations in the respective quarter.

March 31, 

Effective

2022

    

2021

 

Interest Rate

Maturity Date

Equipment Loan

$

47,957

$

122,248

2.10% - 6.30%

August 25, 2021 - January 22, 2023

Secured promissory note

4,712,732

3,582,183

12.00%

September 1, 2022

Unsecured notes

408,864

1,250,424

10.00%

May 1, 2022

Promissory notes

290,219

337,678

1.09%

January 1, 2025

Promissory notes (PPP loan)

438,500

1.00%

April 20, 2022

Secured disaster loan (SBA)

158,906

150,000

3.75%

September 9, 2050

5,618,678

5,881,033

Unamortized debt issuance cost

(215,735)

(54,892)

5,402,943

5,826,141

Discontinued operations

(400,000)

Less: current portion

(235,118)

(4,474,082)

Debt due after one year

$

5,167,825

$

952,059

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6. TRANSACTIONS WITH RELATED PARTIES

On October 15, 2014, RMR IP (now known as RMR Logistics, Inc. (RMRL)), the Company’s subsidiary, entered into consulting agreements with each of Gregory Dangler, then our current President, and Chad Brownstein, then our current Chief Executive Officer, pursuant to which each of Mr. Dangler and Brownstein would provide services related to their roles as executive officers of the Company. The Company has accrued $1,367,500 for unpaid officers’ compensation expense in accordance with such consulting agreements through March 31, 2022. Under the terms of each consulting agreement, each consultant shall serve as an executive officer to the Company and receive monthly compensation of $35,000. The consulting agreements may be terminated by either party for breach or upon thirty days prior written notice.

On October 15, 2014, RMRL entered into consulting agreements with each of Principio Management LLC, which holds 9,499,657 shares of Class A Common Stock of the Company (26.55%), and 77727111, LLC, which holds 10,791,701 shares of Class A Common Stock of the Company (30.16%), relating to advisory services provided by each of these entities. Mr. Dangler is the sole owner of Principio Management LLC and Mr. Brownstein is the sole owner of 77727111, LLC.

On January 31, 2020, the consulting agreement October 15, 2014, between Chad Brownstein and the Company was terminated. On January 31, 2020, the board resolved to pay Chad Brownstein monthly compensation of $35,000 a month for his services as Non-Executive Board Chairman.

On January 31, 2020, the Company entered into an employment agreement with Chad Brownstein for his Non-Executive services provided to the Company. The employment contract may be terminated at any time.

7. SHAREHOLDERS’ EQUITY

Preferred Stock

The Company has authorized 50,000,000 shares of preferred stock for issuance. In April 2021, the Board of Directors of the Company authorized 118.47 shares as Series A Preferred Stock and designated 48.27 as Series A-1 Convertible Preferred Stock, designated 19.45 as Series A-2 Convertible Preferred Stock, and designated 50.75 as Series A-3 Convertible Preferred Stock (collectively referred to as “Series A Preferred Stock”). The Series A Preferred Stock is senior, with respect to dividend rights and to rights upon any voluntary or involuntary liquidation, dissolution or winding up of the Company (each, a "Liquidation Event") in preference and priority to the Class A Common Stock and Class B Common Stock of the Company.

Voting Rights

Series A Preferred Stock is entitled to vote on all matters submitted to a vote of the stockholders of the Company together with the holders of Class B Common Stock and is entitled to that number of votes equal to the number of shares of Class B Common Stock into which the holder's shares of Series A Preferred Stock could then be converted.

Dividends

Series A-1 Preferred Stock and Series A-2 Preferred Stock, accrue dividends at the rate per annum of $8,000 (“Accruing Dividends”), subject to appropriate adjustment in the event of any stock dividend, stock split, combination or other similar recapitalization with respect to the Series A Preferred Stock, whether or not declared, and shall be cumulative. The Company shall not declare, pay or set aside any dividends on shares of any other class or series of capital stock of the Company (other than dividends on shares of Class B Common Stock payable in shares of Class B Common Stock) unless the holders of the Series A-1 Preferred Stock and Series A-2 Preferred Stock then outstanding shall first receive, or simultaneously receive, a dividend on each outstanding share of Series A-1 Preferred Stock and Series A- 2 Preferred Stock in an amount at least equal to the sum of (i) the amount of the aggregate Accruing Dividends then accrued on such share of Series A-1 Preferred Stock or Series A-2 Preferred Stock (as applicable) and not previously paid and (ii) in the case of a dividend on Class B Common Stock or any class or series that is convertible into Class B Common Stock, that

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dividend per share of Series A-1 Preferred Stock or Series A-2 Preferred Stock (as applicable) as would equal the product of (l) the dividend payable on each share of such class or series determined, if applicable, as if all shares of such class or series had been converted into Class B Common Stock and (2) the number of shares of Class B Common Stock issuable upon conversion of a share of Series A-I Preferred Stock or Series A-2 Preferred Stock (as applicable), in each case calculated on the record date for determination of holders entitled to receive such dividend. Series A-3 Preferred Stock does not accrue dividends.

Liquidation Preference

In the event of any Liquidation Event, the holders of shares of Series A Preferred Stock then outstanding shall be entitled to be paid out of the assets of the Company available for distribution to its stockholders, and in the event of a Deemed Liquidation Event (as defined below), the holders of shares of Series A Preferred Stock then outstanding shall be entitled to be paid out of the consideration payable to stockholders in such Deemed Liquidation Event or out of the available proceeds, as applicable, before any payment shall be made to the holders of Common Stock. A Deemed Liquidation Event is defined as a merger or consolidation in which a change of control of the Company has occurred or the sale, lease, transfer, exclusive license or other disposition, in a single transaction or series of related transactions, by the Company or any subsidiary of the Company of all or substantially all the assets of the Company and its subsidiaries taken as a whole.

Conversion

Series A Preferred Stock is convertible, at the option of the holder, into a number of shares of Class B Common Stock determined by dividing (i) the sum of the Series A Original Issue Price and all then-unpaid Accruing Dividends by (ii) the respective conversion price in effect at the time of conversion. The Series A-1 Preferred Stock conversion price is $25.00 per share, the Series A-2 Preferred Stock conversion price is $21.00 per share and the Series A-3 Preferred Stock conversion price is $15.00 per share.

In the event of an underwritten public offering, public uplist, or qualified equity issuance of at least $10,000,000 in gross proceeds and a minimum price per share of $25.00 for the Company's Common Stock (“Qualified Offering”), Series A Preferred Stock shall automatically be converted into such number of fully paid and non-assessable shares of Class B Common Stock at the then effective conversion rate as noted above.

Common Stock

The Company has authorized 2,100,000,000 shares of common stock for issuance, including 2,000,000,000 shares of Class A Common Stock and 100,000,000 shares of Class B Common Stock. At March 31, 2022 and March 31, 2021, the Company had 35,785,858 and 4,866,832 shares issued and outstanding, and 35,785,858 and 4,687,332 shares issued and outstanding of Class A Common Stock and Class B Common Stock, respectively.

The holders of Class A Common Stock have the right to vote on all matters on which stockholders have the right to vote. The holders of Class B Common Stock have the right to vote solely on matters where the vote of such holders is explicitly required under Nevada law. The holders of Class A Common Stock and Class B Common stock have equal distribution rights, provided that distributions in securities shall be made in either identical securities or securities with similar voting characteristics. The holders of Class A Common Stock and Class B Common Stock are entitled to receive identical per-share consideration upon a merger, conversion or exchange of the Company with another entity, and have equal rights upon a dissolution, liquidation or winding-up of the Company.

8. SHARE-BASED COMPENSATION

The RMR Industrials, Inc. 2015 Equity Incentive Plan (the “2015 Plan”) authorizes the issuance of up to 30% of the outstanding shares of Common Stock at any time pursuant to awards made by the Company’s Board of Directors. As of March 31, 2022, there were 915,786 shares still available for future issuance under the 2015 Plan.

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Stock Options

The Company grants stock options to certain employees that give them the right to acquire our Class B common stock under the 2015 Plan. The exercise price of options granted is equal to the closing price per share of our stock at the date of grant. The nonqualified options vest at a rate of 33% on each of the first three anniversaries of the grant date provided that the award recipient continues to be employed by us through each of those vesting dates and expire ten years from the date of grant Stock Option Activity

Weighted

Grant Date

Average

Weighted

Remaining

Aggregate

Stock

Average

Contractual

Intrinsic

Options

Exercise Price

Life (in Years)

Value (1)

Outstanding at April 1, 2021

    

200,000

    

$

6.34

    

8.9

    

$

Granted

 

 

  

 

  

 

  

Exercised

 

 

  

 

  

 

  

Forfeited

 

 

  

 

  

 

  

Expired

 

 

  

 

  

 

  

Outstanding at March 31, 2022

 

200,000

$

6.34

 

8.9

$

Vested and expected to vest at March 31, 2022

 

 

  

 

  

 

  

Exercisable at March 31, 2022

 

200,000

$

6.34

 

8.9

$

Stock Awards

On February 26, 2015, our Board of Directors and our stockholders approved and adopted the “2015 Plan”.

The Plan permits us to grant a variety of forms of awards, including stock options, stock appreciation rights, restricted stock, restricted stock units, performance shares, performance units and other stock-based awards, to allow us to adapt our incentive compensation program to meet our needs. The number of shares of our common stock that may be issued under the 2015 Plan to employees, directors and/or consultants in such awards is 2,458,960 shares as of March 31, 2022. Our Board of Directors currently serves as the administrator of the 2015 Plan. As of March 31, 2022, 1,543,174 shares have been issued under the 2015 Plan.

During the year ended March 31, 2022 the Company granted 304,500 restricted shares of Class B Common Stock, with an aggregate grant date fair value of approximately $7.6 million, to employees, directors and contractors. The restricted shares vest ratably over a three or four-year vesting period, subject to continued service. During the year ended March 31, 2022, 125,000 restricted shares of common stock were forfeited by employees.

9. INCOME TAXES

There is no provision for income taxes because the Company has incurred operating losses since inception and has a full valuation allowance on its deferred tax asset. As of March 31, 2022 and 2021, the Company has concluded that it is more likely than not that the Company may not realize the benefit of its deferred tax assets due to losses generated and uncertainties surrounding its ability to generate future taxable income. Accordingly, the net deferred tax assets have been fully reserved.

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Net deferred tax assets consist of the following components:

    

March 31, 

2022

    

2021

Deferred tax asset:

  

  

Net operating loss carryforwards

$

7,939,720

$

8,107,197

Stock compensation

 

3,457,206

 

1,774,733

Fixed assets

 

3,199

 

3,199

Accrued liabilities

 

350,490

 

158,265

State taxes - current

 

168

 

168

Other

 

15,488

 

11,177

Total deferred tax assets before valuation allowance

11,766,271

10,054,739

Valuation allowance

(11,752,696)

(10,038,097)

Total deferred tax assets after valuation allowance

13,575

16,642

Deferred tax liabilities:

 

 

Intangible assets

(13,575)

(16,642)

Net deferred tax asset

$

$

The income tax provision differs from the amount of income tax determined by applying the U.S. federal and state income statutory tax rates to pretax loss from continuing operations as follows:

March 31, 2022

U.S. statutory income tax expense (benefit)

$

(1,312,638)

Permanent Differences

 

(92,085)

State tax expenses

 

(309,876)

Change in valuation allowance

 

1,714,599

Income tax expense

$

Management assesses the available positive and negative evidence to estimate if sufficient future taxable income will be generated to use the existing deferred tax assets. A significant piece of objective negative evidence evaluated was the cumulative loss incurred since inception. Such objective evidence limits the ability to consider other subjective evidence such as our projections for future growth. On the basis of this evaluation, as of March 31, 2022, a valuation allowance of approximately $11.7M has been recorded to record the deferred tax asset that is more likely than not to be realized. The net change during the year in the total valuation allowance is an increase of approximately $1.7M.

The Company has federal net operating loss carry forwards of approximately $30.9M. The Company has various state net operating loss carry forwards. The determination of the state net operating loss carry forwards is dependent upon the apportionment percentages and state laws that can change from year to year and impact the amount of such carry forwards. If federal net operating loss carry forwards are not utilized, $14.8M will begin to expire in 2034. The remaining federal net operating losses of $16.1M have no expiration.

Management does not believe that there are significant uncertain tax positions in 2021 or 2020. There are no interest and penalties related to uncertain tax positions in 2021 or 2020.

The Company corrected immaterial errors in its income tax accounts primarily related to the Company's tax treatment for accrued consulting and measurement of net operating loss carryovers as of March 31, 2022. As a result of these adjustment, the Company recorded a decrease to the deferred tax asset for net operating loss carryovers in the amount of approximately $11.5M and an increase in other deferred tax assets, net, in the amount of approximately $0.3M. The adjustment only impacted the components of deferred tax disclosure included herein. This correction did not impact the consolidated balance sheets, statements of operations, statements of stockholder’s equity or statements of cash flows as of and for the years ended March 31, 2022, or 2021.

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10. SEGMENT REPORTING

For the twelve months ended March 31, 2022 and 2021, the Company has two reportable segments: Aggregates and Rail Park. The Aggregates segment produces chemical grade lime for use in the aggregates market. The Rail Park segment consists of land under development to provide a rail terminal and services facility and currently has no operational activity. The Rail Park will require significant future capital investment before the segment starts generating recurring revenue.

For the year ended March 31, 2022, three customers accounted for approximately 67% (customer A), 15% (customer B) and 12% (customer C) of our consolidated revenue. As of March 31, 2022, approximately 44% of our accounts receivable were due from customer B and 50% from customer A.

The accounting policies of the segments are the same as those described in the summary of significant accounting policies. The Company evaluates performance based on profit or loss from operations before income taxes not including nonrecurring gains and losses.

The Company accounts for intersegment sales and transfers as if the sales or transfers were to third parties, that is, at current market prices.

The Company’s reportable segments are strategic business units that offer different products and services. They are managed separately because each business requires different technology and marketing strategies.  All assets are held, and all operating activities occur within the United States.

Year ended March 31, 2022

 

    

Aggregates

    

Rail Park

    

Other/Corporate

    

Total

Revenue

 

$

2,777,950

$

$

$

2,777,950

Gross profit

 

 

406,841

 

406,841

Selling, general and administrative

 

 

682,459

10,967,994

 

11,650,453

Property, plant and equipment, net

 

 

2,434,896

9,925

 

2,444,821

Land under development

 

 

6,973,634

 

6,973,634

Year ended March 31, 2021

    

Aggregates

    

Rail Park

    

Other/Corporate

    

Total

Revenue

$

680,225

$

$

$

680,225

Gross profit

 

(18,862)

 

(18,862)

Selling, general and administrative

 

1,458,313

10,674,448

 

12,132,761

Property, plant and equipment

 

2,628,983

43,678

 

2,672,661

Land under development

 

6,916,724

12,906

 

6,929,630

Land Under Development

In 2018, the Company formed the Rocky Mountain Rail Park Metropolitan District (“District”) for the purpose of financing public improvements related to the development of approximately 620 acres including open space and other right-of-way areas and providing ongoing operations and maintenance services related to the public improvements. Public improvements are generally, any part or all of the public improvements authorized to be planned, designed, acquired, constructed, installed, relocated, redeveloped, operated, maintained and/or financed, including necessary and appropriate landscaping, appurtenances and real property to effect such improvements, as generally described in the Colorado Special District Act (Title 32, Article 1, Colorado Revised Statutes) and as may be necessary to serve the future taxpayers and inhabitants of the District, as determined by the District Board, including public improvements within and without the District’s boundaries.

In April 2021, the District closed on its Limited Tax General Obligation and Water Revenue Bonds, Series 2021A and 2021B (“Tax -Exempt Bonds”) raising total proceeds of approximately $65.2 million, $51.2 million of which will be directly used to fund the public improvements. The Tax -Exempt Bonds are an obligation of the District and not of the

55

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Company and will be repaid through ownership taxes and other enterprise revenues collected by the District from property owners residing in the District.

Water Rights

In September 2021, the Company sold its water rights attributable to the Land under development to the District for a sales price of approximately $5.9 million. The proceeds were received on September 30, 2021, resulting in the recording of a gain on sales of assets of approximately $4.8 million, which was recognized in the consolidated statement of operation for the quarter ended September 30, 2021.

11. COMMITMENTS AND CONTINGENCIES

The Company has certain non-cancelable operating leases for office locations that are accounted for as liabilities under FASB ASU 2016-02, Leases: (Topic 842). Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases.

The office lease for our current corporate offices expired in the fourth quarter ended March 31, 2022. We extended the existing corporate office lease on a month-to-month basis through May 31, 2022. In February 2022, we executed a corporate office lease for new office space with lease commencement in May 2022. The new corporate office lease is for a term of five years.

Accrued Reclamation Liability

The Company incurs reclamation liabilities as part of its mining activities. Quarry activities require the removal and relocation of significant levels of overburden to access materials of usable quantity and quality. The same overburden material is used to reclaim depleted mine areas, which must be sloped to a certain gradient and seeded to prevent erosion in the future. Reclamation methods and requirements can differ depending on the quarry and state rules and regulations in existence for certain locations. As of March 31, 2022, the Company’s undiscounted reclamation obligations totaled approximately $366,000. This obligation is expected to be settled within the next 20 years.

Reclamation costs resulting from the normal use of long-lived assets, either owned or leased, are recognized over the period the asset is in use. The obligation, which cannot be reduced by estimated offsetting cash flows, is recorded at fair value as a liability at the obligating event date and is accreted through charges to selling, general and administrative costs, inclusive of depreciation, depletion and amortization. The fair value is based on our estimate of the cost required for a third party to perform the legally required reclamation tasks including a reasonable profit margin. This fair value is also capitalized as part of the carrying amount of the underlying asset and depreciated over the estimated useful life of the asset.

The mining reclamation reserve is based on management’s estimate of future cost requirements to reclaim property at its operating quarry site. Costs are estimated in current dollars and inflated until the expected time of payment using a future estimated inflation rate and then discounted back to present value using a credit-adjusted, risk-free rate on obligations of similar maturity adjusted to reflect our credit rating. The Company will review reclamation liabilities at least every three years for a revision to the cost or a change in the estimated settlement date. Additionally, reclamation liabilities are reviewed in the period in which a triggering event occurs that would result in either a revision to the cost or a change in the estimated settlement date. Examples of events that would trigger a change in the cost include a new reclamation law or amendment to an existing mineral lease. Examples of events that would cause a change in the estimated settlement date include the acquisition of additional reserves or early or delayed closure of a site. Any affect to earnings from cost revisions is included in cost of revenue.

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A reconciliation of the carrying amount of our accrued reclamation liabilities is as follows:

Balance at April 1, 2021

    

$

119,593

Liabilities incurred

 

Accretion expense

 

11,959

Balance at March 31, 2022

$

131,552

12. SUBSEQUENT EVENTS

In May 2022, Rail Land Company executed on a Promissory Note for a construction loan (“Construction Note”) of $21M and a Promissory Note for a revolving line of credit (“Line of Credit”) of $2M with a bank to provide for the developer portion of infrastructure costs of the Rail Park. A portion of the $21M Construction Note was used to repay the Secured Promissory Note (see Note 5). The Construction Note is secured by the underlying property of the Rail Park and RMI is guarantor. The Line of Credit is secured by amounts owned to Rail Land Company from the District for submitted pay applications. The Construction Note and Line of Credit incur interest at prime rate plus 2.25% and each have maturity dates of May 20, 2024. The initial interest rate is 6.25%.

Net proceeds from the sale of Rail Park lots shall be used to reduce the then outstanding principal balance of the Construction Note at a rate of eighty five percent (85%) of net proceeds of the first lot sale and seventy five percent (75%) of net proceeds from subsequent lot sales. Distribution or dividends of Rail Land Company to any of its members or other legal beneficial owner may not be paid without the consent of the bank. Rail Land Company is to maintain a minimum cash balance with the bank of $1M, tested quarterly.

57

Exhibit 3.5

Terms and conditions of equity instruments

General

The following is a description of the material terms of the capital stock of Rocky Mountain Industrials, Inc.(Formerly RMR Industrials, Inc.)23 (the “Company”). This description is not complete and is qualified by reference to the Company’s restated articles of incorporation (the “Articles of Incorporation”) and its amended and restated bylaws (the “Bylaws”). and the certificates of designation relating to its preferred stock (the “Certificates of Designation”). The Articles of Incorporation Bylaws and Certificate of Designation are included as exhibits to the Company’s Annual Report on Form 10-K and are qualified by reference to such documents.

Under the Articles of Incorporation, the Company’s authorized capital stock consists of 2,150,000,000 shares divided into (a) 2,000,000,000 shares of Class A common stock, $0.001 par value per share (“Class A Common Stock”) and (b) 100,000,000 shares of Class B common stock, $0.001 par value per share (“Class B Common Stock” and, together with the Class A Common Stock, the “Common Stock”) and (c) 50,000,000 shares of preferred stock, par value $0.001 per share, which are issuable in series on terms determined by our Board of Directors (“Preferred Stock”).

Rights of Our Common Stock – Class A

Preemptive Rights. The holders of our Common Stock do not have preemptive rights to purchase or subscribe for any stock or other securities of the Company.

Conversion Rights. Each share of Class A Common Stock shall be converted into twenty shares of Class B Common Stock upon the up listing of the Class B Common Stock on a national securities exchange.

Voting Rights. Each outstanding share of Class A Common Stock is entitled to one vote per share on all matters on which stockholders shall have the right to vote. Holders of Class B Common Stock do not have voting rights except as otherwise required by law.

Dividends. Holders of Common Stock are entitled to receive, when, and if declared by the Board of Directors, out of any assets legally available therefor, such dividends as may be declared from time to time by the Board of Directors. Shares of Class A and Class B Common Stock have equal dividend rights.


Liquidation Rights. In the event of the liquidation, dissolution, or winding-up of the Company, the remaining assets legally available for distribution to stockholders shall be distributed ratably among the holders of Common Stock. Shares of Class A and Class B Common Stock have equal rights upon liquidation.

Rights of Our Preferred Stock

We are authorized to issue Preferred Stock with such designation, rights and preferences as may be determined from time to time by our Board of Directors. Accordingly, our Board of Directors is empowered, without stockholder approval, to issue Preferred Stock with dividend, liquidation, conversion, voting or other rights which could adversely affect the voting power or other rights of the holders of our Common Stock and, in certain instances, could adversely affect the market price of this stock. In the event of issuance, the Preferred Stock could be utilized, under certain circumstances, as a method of discouraging, delaying or preventing a change in control of the Company or making removal of management more difficult.


The Company has issued preferred stock with the following key terms and conditions:

Preferred Stock Type 1:

Conversion Rights: In the event the Company issues and sells gross proceeds of at least $5,000,000 of the Company’s primary issue Class B Common Stock within 12 months from the date hereof (a “Qualified Financing”), the preferred shares will automatically convert in whole without any further action by theCompany into shares of the Company’s Class B Common stock (subject to proportional adjustments for stock splits, stock dividends and the like). Upon a qualified financing the shares, based on its capital amount, will automatically convert into Class B Common Stock at a conversion price equal to the weighted average price of primary issue Class B Common Stock resulting in gross proceeds to the Company of at least $5 million, provided that the conversion price shall be subject to a maximum price of $28.00 per share and a minimum price of $22 per share.

Redemption Rights: In the event a qualified financing in not completed within 12 months from the date hereof, the Shares, based on its capital amount, will automatically convert to Class B Common Stock at a conversion price equal to $25 per share on April 4, 2020.

Preferred Stock Type 2:

Dividend: 8% per annum, non-compounded.

Conversion Rights: Prior to a Qualified offering, Liquidation Event, or Deemed Liquidation Event, the Company shall have the option to convert the Shares, based on its capital contribution amount plus any accrued Coupon, into Common Stock at the conversion price of $25 per share. Upon the completion of a Qualified Offering, the preferred shares, based on its capital contribution amount plus any accrued Coupon, will automatically convert into Common Stock at the Conversion Price. Upon conversion of the Shares to Common Stock and the corresponding issuance of the Common Stock to the undersigned, the Shares shall no longer be deemed to be outstanding and all rights with respect to such Shares shall immediately cease and terminate.

Redemption Rights: In the event of a Deemed Liquidation Event, the holder may elect either a) Redemption of the shares, or b) conversion of the shares, based on its capital contribution amount plus any accrued Coupon, into Common Stock at the conversion price of $25 per share. A Redemption of the shares shall include payment of all principal plus accrued Coupon from the Company’s distributable


proceeds received by such Deemed Liquidation Event. Upon redemption of the shares or conversion of the shares, the shares shall no longer be deemed to be outstanding and all rights with respect to such shares shall immediately cease and terminate.


Exhibit 10.1

LOAN AGREEMENT


TABLE OF CONTENTS

Page

ARTICLE 1 DEFINITIONS1

ARTICLE 2 THE LOANS15

2.1The Loans15
2.2Professional Fees17
2.3Default Rate/Late Charges18
2.4Prepayment18
2.5Exercise of Remedies18
2.6Interest Reserve18
2.7Reserves19
2.8Security Interest19
2.9Partial Releases20
2.10Release of Membership Pledge21

ARTICLE 3 EXTENSION OF INITIAL TERM21

3.1Extension21

ARTICLE 4 CLOSING, DISBURSEMENTS AND PAYMENTS23

4.1Conditions Precedent to Closing23
4.2Conditions Precedent to Initial Disbursements of Construction Loan Proceeds27
4.3Conditions Precedent to Every Disbursement of Construction Loan and Revolving Line of Credit Proceeds29
4.4Conditions Precedent Final Disbursement of the Construction Loan31
4.5Construction Funds Advances/Draw Procedure and Documents for Construction Loan33
4.6Amount of Disbursements of Construction Funds/Limitations34
4.7Additional Conditions to Disbursement of Revolving Line of Credit36
4.8Manner of Disbursement36
4.9Other Payments37

ARTICLE 5 REPRESENTATIONS AND WARRANTIES37

5.1Organization and Authority.37
5.2Industry Track Agreement37
5.3Intentionally deleted37
5.4Financial Statements37
5.5No Litigation38
5.6Marketable Title38
5.7Covenants, Zoning and Codes38
5.8Utilities38
5.9Access to the Property39
5.10Use of Proceeds39
5.11Solvency39
5.12No Conflicts39

i


5.13Execution and Delivery and Binding Nature of Loan Documents40
5.14Accurate Information40
5.15Approvals and Permits; Assets and Property40
5.16Taxes.40
5.17Compliance with Law40
5.18Representations and Warranties Upon Delivery of Financial Statements, Documents, and Other Information40
5.19No Default41
5.20No Burdensome Agreements41
5.21Subdivision Laws41
5.22ERISA41
5.23Americans with Disabilities Act41
5.24Anti-Terrorism Laws41
5.25Leases41
5.26Task Orders41
5.27Director Parcel PSAs42
5.28Declarations42
5.29Certification42
5.30Compliance with Surface Rights Statute42
5.31Survival of Representations42

ARTICLE 6 AFFIRMATIVE COVENANTS42

6.1Books and Records; Access By Bank43
6.2Taxes and Other Indebtedness43
6.3Payment of Claims43
6.4Law; Judgments; Material Agreements; Approvals and Permits43
6.5Insurance44
6.6Damage or Destruction46
6.7Condemnation47
6.8Fixtures48
6.9Further Assurances48
6.10Industry Track Agreement48
6.11Deposit Accounts; Security Agreement48
6.12Deposit of Funds/Loan Balancing48
6.13Commence and Continue Construction; Completion of Construction49
6.14Ownership of Collateral50
6.15Correction of Defects50
6.16Changes and Change Orders50
6.17Contesting Liens51
6.18Notices51
6.19Additional Banking Laws52
6.20Purchase Contracts52
6.21Leases52
6.22Existence; Single Purpose Entity53
6.23Declarations53
6.24District Bond Financing Balancing53
6.25District Board Composition54
6.26Property Purchase and Sale Contracts55

6.27Acquisition of County Parcel55
6.28Execution and Delivery of Design Build Agreement55

ARTICLE 7 FINANCIAL COVENANTS55

7.1Special Definitions55
7.2Financial Covenants56
7.3Financial Information56
7.4Other Items and Information57

ARTICLE 8 NEGATIVE COVENANTS57

8.1Further Indebtedness57
8.2Alteration of Plans and Specifications57
8.3Alteration of Other Documents; Entering into Leases58
8.4Ownership; Control; Management58
8.5Patriot Act58
8.6Unlawful Use, Medical Marijuana, Controlled Substances And Prohibited Activities59
8.7Distributions, Dividends and Compensation60
8.8Leases; Subleases60
8.9Alteration of Property60
8.10Junior Liens60

ARTICLE 9 DEFAULT AND REMEDIES60

9.1Event of Default60
9.2Remedies63
9.3Setoff63
9.4Recertified Appraisal64
9.5Inspections64

ARTICLE 10 MISCELLANEOUS64

10.1No Waiver64
10.2Successors and Assigns64
10.3Notices64
10.4Authority to File Notices66
10.5Time66
10.6Amendments, etc66
10.7Headings66
10.8Number and Gender66
10.9No Joint Venture66
10.10Indemnify Bank66
10.11Governing Law; Jurisdiction66
10.12Automatic Acceleration67
10.13Severability67
10.14Attorneys’ Fees and Other Costs67
10.15Right to Participate or Assign Loans67
10.16Marshalling68
10.17Dispute Resolution68
10.18Limitation of Liability70
10.19Waiver of Defenses and Release of Claims70

10.20Increased Costs Generally70
10.21Counterparts71
10.22Entire Agreement71
10.23Document Imaging71
10.24Reporting Negative Information71

EXHIBIT A1

EXHIBIT B1

EXHIBIT C1

EXHIBIT D1

SCHEDULE 5.261

SCHEDULE 5.271

SCHEDULE 6.271

iv


LOAN AGREEMENT

THIS LOAN AGREEMENT is entered into to be effective as of May 20, 2022 (the “Effective Date”), and is by and between PACIFIC WESTERN BANK, a California state- chartered bank, whose address is 5050 South Syracuse Street, Suite 1000, Denver, Colorado 80237 (“Bank”), and RAIL LAND COMPANY, LLC, a Colorado limited liability company, 4601 DTC Boulevard, Suite 130, Denver, Colorado 80237 (“Borrower”).

RECITALS

This Agreement is made with respect to the following facts:

A.Borrower has applied to Bank for construction and revolving line of credit financing for the purpose of constructing and operating an industrial rail park facility in the Town of Watkins, Adams County, Colorado, as more particularly described on Exhibit A attached hereto and incorporated herein by reference (the “Property”).

B.Bank is willing to make such financing available to Borrower for the purposes and on the conditions set forth in this Loan Agreement.

NOW, THEREFORE, in consideration of the covenants and conditions, representations and warranties, and agreements contained herein, and such other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by all parties hereto, Borrower and Bank hereby promise and agree as follows:

ARTICLE 1 DEFINITIONS

In this Agreement, the following terms have the following meanings (such definitions to be equally applicable to the singular and the plural forms):

1.1ADA means the Americans with Disabilities Act of 1990, 42 U.S.C. Section 12101 et seq., as amended from time to time, or any regulations promulgated thereunder.

1.2Agreement” shall mean this Loan Agreement, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.3Anti-Terrorism Laws shall mean, collectively, any laws relating to terrorism or money laundering, including Executive Order No. 13224 and the Bank Secrecy Act (31 U.S.C.

§ 5311 et seq.), as amended by the PATRIOT Act, any laws implementing the Bank Secrecy Act, and the laws administered by the United States Treasury Department’s Office of Foreign Asset Control, as any of the foregoing laws may from time to time be renewed, extended, amended, or replaced.

1.4Appraisal” means the appraisal of the Improvements prepared by an appraiser licensed in the State, engaged by and acceptable to the Bank, and submitted to Bank pursuant to Section,4.1(c)(i), which appraisal must be in form and substance satisfactory to Bank. In the event


Bank obtains a new appraisal with respect to the Improvements in accordance with Section 9.4, the term “Appraisal” will refer to such new appraisal.

1.5Appraised Value shall mean the “as-complete” appraised value of the Property.

1.6Approvals and Permits” shall mean each and all approvals, authorizations, bonds, consents, certificates, franchises, licenses, permits, registrations, qualifications, and other actions and rights granted by or filings with any Persons necessary, appropriate, or desirable for ownership, operation and use by Borrower of the Project. In no event shall the Industry Track Agreement constitute an Approval or Permit for purposes of this Agreement or any other Loan Document.

1.7Arbitration Order has the meaning set forth in Section 10.17.

1.8Assignment of Contractor’s Agreements” means the Assignment of Contractor’s Agreements of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.9Assignment of Declarant’s Rights means the Assignment of Declarant’s Rights with regard to the Declarations associated with the Project of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.10Assignment of Design Build Contract” means the Assignment of Design Build Contract to be executed in accordance with Section 6.28 hereof, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.11Assignment of Engineers’ Agreements and Plans and Specifications” means the Assignment of Engineers’ Agreements and Plans and Specifications of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.12Assignment of Licenses and Permits” means the Assignment of Licenses and Permits associated with the Project of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.13Assignments of Leases and Rents” means, collectively, the First Priority Assignment of Leases and Rents and the Second Priority Assignment of Leases and Rents.

1.14Assignment of Miscellaneous Contracts” means the Assignment of Miscellaneous Contracts, of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.15Bank has the meaning set forth in the preamble.

1.16Bankruptcy Code has the meaning set forth in Section 5.11.


1.17Borrower has the meaning set forth in the preamble.

1.18Borrower’s Equity means the sum of $18,159,450.00.

1.19Business Day” means every day except a Saturday, Sunday, national holiday, or a day on which Bank is obligated or permitted to be closed in Denver, Colorado.

1.20CCR Estoppel means the Estoppel Certificate from Borrower and the District in favor of Bank in form and content reasonably acceptable to Bank confirming the existence, status and enforceability of that certain Declaration of Covenants, Conditions, and Restrictions and Grant of Easements for Rocky Mountain Rail Park dated January 11, 2021, executed by Borrower and the District.

1.21Certification” means the Beneficial Ownership Certification or other similar certification provided to Bank prior to or in connection with the execution of this Agreement.

1.22Change in Law means the occurrence after the date of this Agreement of any of the following: (i) the adoption or taking effect of any law, rule or regulation by a Governmental Entity, (ii) any change in any law, rule or regulation or in the administration, interpretation or application thereof by any Governmental Entity or (iii) the making or issuance of any request, guideline or directive (whether or not having the force of law) by any Governmental Entity.

1.23Change Orders” means any change in the Plans and Specifications, any Construction Contract or any Subcontracts relating thereto, or any Construction Schedule, which is not a Minor Change Order, in which change has been approved by (a) Borrower, (b) Bank (subject to Section 6.16 hereof) and (c) the Contractor.

1.24Closing means the day the Deed of Trust is recorded.

1.25Collateral” means, individually or collectively, the Property encumbered by the Loan Documents in connection with the Loan (including, without limitation, the Project Improvements and any personal property associated therewith).

1.26Collateral Assignment of Construction Project Delivery Agreement” means the Collateral Assignment of Construction Project Delivery Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.27Collateral Assignment of Director Parcel PSAs” means the Collateral Assignment of Director Parcel PSAs of even date herewith from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.28Collateral Assignment of Infrastructure Acquisition Agreement” means the Collateral Assignment of Infrastructure Acquisition Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.


1.29Collateral Assignment of Master Development Agreement” means the Collateral Assignment of Master Development Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.30Collateral Assignment of Purchase Contracts” means the Collateral Assignment of Purchase Contracts of even date herewith from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.31Collateral Assignment of Reimbursement Agreement” means the Collateral Assignment of Funding and Reimbursement Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.32Completion Date” means the date that is twenty-four months after the Effective Date of this Agreement, subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule.

1.33Completion Guaranty” means that certain Completion Guaranty of even date herewith executed by Guarantor for the benefit of Bank as the same may hereafter be amended, restated, supplemented or otherwise modified from time to time.

1.34Consents” means, collectively, the Contractor Consent, the Engineer’s Consents and the District Consents.

1.35Construction Budget” means the budget for the construction of the Improvements attached hereto as Exhibit B and incorporated herein by this reference, as amended from time to time consistently with the provisions of this Agreement and includes the District Construction Budget and a line item for Borrower’s Project overhead..

1.36Construction Contract” means that certain Subcontract Agreement for Rocky Mountain Rail Park (South Parcel) dated as of October 18, 2021, between Borrower and Contractor, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.37Construction Loan” means the Construction Loan in the maximum aggregate principal amount up to but not exceeding Twenty-One Million and No/100 Dollars ($21,000,000.00) to be made by Bank in favor of Borrower upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

1.38Construction Loan Note means that certain promissory note dated of even date herewith in the original principal amount of the Construction Loan executed by Borrower and made payable to the order of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.39Construction Project Delivery Agreement” means that certain Construction Project Delivery Agreement dated August 31, 2021, between Borrower and the District pertaining to the construction of various public infrastructure improvements that will benefit the Project, as


such Construction Project Delivery Agreement may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.40Construction Schedule” means the schedule for the construction of the Improvements pursuant to each Task Order, delivered to and approved by Bank in accordance with this Agreement, as amended from time to time consistently with the provisions of this Agreement.

1.41Contractor means JHL Enterprises, Inc., dba JHL Constructors, Inc., a Colorado corporation, in its capacity a subcontractor to Borrower for purposes of designing and constructing the Improvements.

1.42Contracts” means, collectively, the Design Build Contract, Construction Contract, and the Engineer Contracts.

1.43Contractor Consent means a consent from the Contractor to the Assignment of Contractor’s Agreement dated the date of this Agreement as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.44Intentionally Deleted.

1.45Covenants” means, collectively, all covenants, conditions, restrictions and reservations affecting the Project and with all applicable zoning, subdivision, environmental protection, use and building codes, laws, regulations and ordinances with respect to current and future operations of the Project.

1.46Creditors Rights Laws means any law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship, receivership, arrangement, adjustment, winding-up, liquidation, dissolution, assignment for the benefit of creditors, composition or other relief with respect to its debts or debtors.

1.47Debt” means, with respect to any Person, all liabilities, obligations and indebtedness to any other Person, of any kind or nature, now or hereafter owing, arising, due or payable, howsoever evidenced, created, incurred, acquired or owing, whether primary, secondary, direct, contingent, fixed or otherwise, and includes capitalized leases.

1.48Declarations” means the Declaration of Covenants, Conditions and Regulations and Grant of Easements for Rocky Mountain Rail Park, dated January 11, 2021, as amended, modified, extended, renewed, restated or supplemented from time to time, together with any other documents containing covenants, conditions, restrictions, easements, operating agreements or the like, which benefit or burden the Project, or both, whether or not recorded.

1.49Deeds of Trust” means, collectively, the First Priority Deed of Trust and the Second Priority Deed of Trust.

1.50Default” shall mean any event which if continued uncured would, with notice or lapse of time or both, constitute an Event of Default.

1.51Default Rate has the meaning set forth in the Notes.


1.52Director Parcel PSAs” means, collectively (i) that certain Agreement for Sale and Purchase of Real Estate dated March 4, 2019, as amended by First Amendment to Agreement for Sale and Purchaser of Real Estate dated February 1, 2021, by and between Borrower and Heidi Suzanne Webb Kelly, (ii) that certain Agreement for Sale and Purchase of Real Estate dated August 28, 2018, as amended by First Amendment to Agreement for Sale and Purchaser of Real Estate dated February 1, 2021, by and between Borrower and Gregory M. Dangler, (iii) that certain Agreement for Sale and Purchase of Real Estate dated August 28, 2018, as amended by First Amendment to Agreement for Sale and Purchase of Real Estate dated February 1, 2021, by and between Borrower and Robert Thomas Wagner, (iv) that certain Agreement for Sale and Purchase of Real Estate dated November 1, 2020, by and between Borrower and Crystal Hostelley, and (v) that certain Agreement for Sale and Purchase of Real Estate dated September 1, 2020, by and between Borrower and Brian Fallin.

1.53Design Build Amendment” means one of more design build amendments executed by Borrower and Contractor, pursuant to the Design Build Contract, for completion of the Improvements described therein following completion of the Plans and Specifications for such Improvements.

1.54Design Build Contract” means the AIA A141 Design Build Agreement to be executed between Borrower, as owner, and Contractor, as design builder, for construction of the Improvements on the “North Parcel” of the Property, which consists of all of the Property located north of Colfax Avenue, as the same may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.55Deposit Accounts has the meaning set forth in Section 6.11(a).

1.56Dispute has the meaning set forth in Section 10.17(b).

1.57District” means Rocky Mountain Rail Park Metropolitan District, a quasi- municipal and political subdivision of the State of Colorado.

1.58District Bond Financing” means the taxable and tax-exempt bond financing in the aggregate principal face amount pf $63,650,000.00 obtained by the District for payment of, among things, the public infrastructure improvements to be completed by and reimbursed to Borrower pursuant to the Construction Project Delivery Agreement and related Task Orders issued by the District in accordance with such Agreement.

1.59District Consents” means, collectively, the District Infrastructure Agreement Consent, District Project Delivery Agreement Consent and District Reimbursement Agreement Consent.

1.60District Construction Budget” means the construction budget in form and content acceptable to Bank developed for the public infrastructure improvements to be constructed for and reimbursed by District in accordance with the Project Construction Delivery Agreement, the Infrastructure Acquisition Agreement and/or Reimbursement Agreement, as applicable. The District Construction Budget is a part of and included in the Construction Budget.


1.61District Infrastructure Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Infrastructure Acquisition Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.62“District Project Delivery Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Construction Project Delivery Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.63District Reimbursement Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Reimbursement Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.64Drug-Related Activities has the meaning set forth in Section 8.6(a).

1.65Effective Date has the meaning set forth in the preamble.

1.66Engineers” means, collectively, Matrix Design Group, Inc., a Colorado corporation, Plummer Associates, Inc., a Texas corporation, and 360 Rail Services, LLC, a Colorado limited liability company.

1.67Engineer Contracts” means, collectively, (i) that certain Short Form of Agreement dated October 21, 2021, by and between Borrower and Plummer Associates, Inc., a Texas corporation, as amended by that certain Amendment to Owner-Engineer Agreement dated January 10, 2022, as it may be further amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement; (ii) that certain Design Services Agreement dated December 3, 2021, by and between Borrower and Matrix Design Group, Inc., a Colorado corporation, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement, and (iii) that certain Engineering Agreement dated September 22, 2017, by and between Borrower and 360 Rail Services, LLC, a Colorado limited liability company, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.68Engineer’s Consents means a certificate and consent from each of the Engineers to the Assignment of Engineers’ Agreements, Plans and Specifications dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.69ERISA has the meaning set forth in Section 5.22.

1.70Estimate of Construction Costs means any reasonable estimate made by Bank from time to time, at its option, of the total cost of construction of the Improvements, payable by Borrower, including without limitation an allowance for Reserves.

1.71Estoppel means the CCR Estoppel.


1.72Event of Default means any event described in Section 9.1.

1.73Extension Terms means, collectively, the First Extension Term and the Second Extension Term.

1.74Financing Statement” means, collectively, those UCC-1 financing statements protecting Bank’s security interest in the Collateral now owned or hereafter acquired by Borrower, in the form and substance acceptable to Bank, to be filed with the Secretary of State of Colorado, and the Clerk or Recorder of Adams County, Colorado.

1.75First Extended Maturity Date” means, subject to satisfaction of the terms and conditions of Article 3 hereof, the last day of the First Extension Term.

1.76First Extension Term means, subject to satisfaction of the terms and conditions of Article 3 hereof, a period of time equal to one hundred eighty (180) days commencing upon the first day following the Initial Maturity Date and ending on the First Extended Maturity Date.

1.77First Lot PSA has the meaning set forth in Section 2.9(d)hereof.

1.78First Priority Assignment of Leases and Rents” means the First Priority Assignment of Leases and Rents of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.79First Priority Deed of Trust means the First Priority Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing of even date herewith, given by Borrower for the use and benefit of Bank and granting a valid and perfected first lien on the Project and the other Collateral described therein, securing the Notes and the other Secured Obligations, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.80Force Majeure Events means strikes, casualty, lock-outs, war, civil disturbance, natural disaster, shortages of supplies and materials affecting construction projects due to supply chain delay, governmental actions or inactions (including, by way of example and not by way of limitation, a moratorium on development, governmental orders restricting performance due to pandemic or epidemic or the delay in issuance of necessary permits by any governmental authority having jurisdiction over the Property; provided, however, that Borrower is diligently pursuing the issuance of such permits but excluding work stoppages ordered by authorities due to defective work or work conditions that violate applicable codes and regulations), acts of terrorism or acts of god or other matters beyond the reasonable control of a Person (including, without limitation, the failure of any other party hereto to timely perform its obligations under, or provide notice within the timeframes specified in, any of the Loan Documents) which cause a delay in such Person’s performance of its obligations or exercise of its rights under the Loan Documents; provided, however, “Force Majeure Event” shall not include any such event to the extent the same can be remedied by the mere payment of money.

1.81Funding and Reimbursement Agreement” means that certain Funding and Reimbursement Agreement December 1, 2019, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Rocky Mountain Rail Park Metropolitan District, as quasi municipal and political subdivision of the State of Colorado.


1.82GAAP” shall mean any generally accepted accounting principles consistently applied and maintained throughout the period indicated. Whenever any accounting term is used herein which is not otherwise defined, it shall be interpreted in accordance with GAAP.

1.83Governmental Entity” and “Governmental Entities” means any governmental or quasi-governmental entity, agency, authority, board, commission, or governing body authorized by federal, state or local laws or regulations as having jurisdiction over Bank, Borrower, the Project and/or Collateral.

1.84Guarantor means Rocky Mountain Industrials, Inc., a Nevada corporation.

1.85Improvements means any and all structures, buildings, rail lines, spur lines, and other horizontal and vertical improvements now existing or hereafter constructed or renovated on the Property in accordance with the Plans and Specifications, which are identified or described in the Plans and Specifications, Construction Contract, Construction Schedule or Construction Budget for the Project.

1.86Indemnity means the Environmental Indemnity Agreement dated the date of this Agreement and given by Borrower to and for the benefit of Bank.

1.87Industry Track Agreement means the Industry Track Agreement approved by Union Pacific Railroad Company, and for which a formal agreement shall be entered into with Borrower following the execution of this Agreement, as the same may be amended, modified, extended, replaced and substituted from time to time in accordance with and subject to the terms and conditions of this Agreement.

1.88Infrastructure Acquisition Agreement” means that certain Infrastructure Acquisition Agreement dated December 1, 2019, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Rocky Mountain Rail Park Metropolitan District, as quasi municipal and political subdivision of the State of Colorado.

1.89Initial Maturity Date means May 19, 2024.

1.90Initial Term means the initial 24-month term of this Agreement commencing on the date of this Agreement and ending on the Initial Maturity Date.

1.91Inspector” shall mean Partner Engineering and Science, Inc., any other party approved by Bank.

1.92Interest Rate” means the applicable interest rates then in effect under the terms of the Notes, whether at the stated rate or the Default Rate.

1.93Interest Reserve has the meaning set forth in Section 2.6.

1.94Key Employees has the meaning set forth in Section 8.4.

1.95Late Charge has the meaning set forth in the Notes.


1.96Lease means any lease, license, sublease or other agreement for use, occupancy or possession of any part of the Project or Collateral.

1.97Lessee means any tenant under any Lease.

1.98Lien or Encumbrance” and “Liens and Encumbrances” means, respectively, each and all of the following: (i) any lease or other right to use; (ii) any assignment as security, conditional sale, grant in trust, lien, mortgage, pledge, security interest, title retention arrangement, other encumbrance, or other interest or right securing the payment of money or the performance of any other liability or obligation, whether voluntarily or involuntarily created and whether arising by agreement, document, or instrument, under any law, ordinance, regulation, or rule (federal, state, or local), or otherwise not approved in advance by Bank; and (iii) any option, right of first refusal, or other interest or right.

1.99Loans means, collectively, (i) the Construction Loan; and (ii) the Revolving Line of Credit.

1.100Loan Documents” means this Agreement, the Notes, the Deeds of Trust, the Assignments of Leases and Rents, the Completion Guaranty, the Recourse Carve-out Guaranty, the Indemnity, the Membership Interest Pledge, the Assignment of Contractor’s Agreements, Assignment of Design Build Contract, the Assignment of Engineers’ Agreements and Plans and Specifications, the Assignment of Licenses and Permits, the Collateral Assignment of Purchase Contracts, the Collateral Assignment of Construction Project Delivery Agreement, the Collateral Assignment of Infrastructure Acquisition Agreement, the Collateral Assignment of Reimbursement Agreement, the Collateral Assignment of Master Development Agreement, the Collateral Assignment of Director Parcel PSAs, the Assignment of Declarant’s Rights, the Assignment of Miscellaneous Contracts, and any other agreements, documents, or instruments evidencing, guarantying, securing, or otherwise relating to the Loans, including, without limitation the Consents, as such agreements, documents, consents, and instruments may be amended, modified, extended, renewed, or supplemented from time to time.

1.101Loan to Cost Ratio has the meaning set forth in Section 7.1.

1.102Loan to Value Ratio has the meaning set forth in Section 7.1.

1.103Lot 11a has the meaning set forth in Section 2.9(d) hereof.

1.104Lot 11a PSA has the meaning set forth in Section 2.9(d)hereof.

1.105Master Development Agreement” means that certain Master Development Agreement dated on or about September 1, 2020, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Adams County, Colorado.

1.106Material Adverse Occurrence shall mean any occurrence of whatsoever nature (including, without limitation, any adverse determination in any litigation, arbitration or governmental investigation or proceeding) which, individually or in the aggregate, materially adversely affects the present or prospective financial condition or operations of Borrower or materially impairs the ability of Borrower to perform its obligations under the Loan Documents


and remains unsatisfied or is not discharged or eliminated after ninety (90) days following written notice from Bank or materially impairs the operations or economic value of the Project and remains unsatisfied or is not discharged or eliminated after ninety (90) days following written notice from Bank.

1.107Membership Interest Pledge” means the Membership Interest Pledge and Security Agreement of even date herewith, from Guarantor for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.108Minimum Per Acre Sales Price has the meaning set forth in Section 2.9(d).

1.109Miscellaneous Contracts” means various vendor, service, and other contracts relating to the Property to which Borrower is a party, provided that none of the Industry Track Agreement, Design Build Contract, Construction Contract, Director Parcel PSAs, or the Engineer Contracts shall be a “Miscellaneous Contract” for any purpose of this Agreement or any other Loan Document.

1.110Minor Change Order shall mean change orders that do not (a) change the scope of the Work (as defined in the Construction Contract), (b) change the Cost of the Work (as defined in the Construction Contract) covered by any single Change Order by the lesser of (i) twenty percent (20%) of the budgeted cost therefor, or (ii) the then available construction contingency allocated in the Construction Budget for construction of the Project, (c) increase the Guaranteed Maximum Price of the Construction Contract, or (d) require approval by any governmental body. Under no circumstances shall any Change Order that would delay construction of the Project or otherwise cause an extension of the Completion Date be deemed to be a “Minor Change Order”.

1.111Note” and “Notes” means, individually and collectively, as applicable, the Construction Loan Note and the Revolving Line of Credit Note. If the term “Note” is used but not defined in any of the Loan Documents, and that Loan Document instead says such term has the meaning set forth in this Agreement, the “Note” will refer to each of the Notes.

1.112OFAC means the Office of Foreign Assets Control.

1.113Other Obligations has the meaning set forth in Section 10.19 .

1.114PATRIOT Act” means the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107 56), as the same has been, or may hereafter be, renewed, extended, amended or replaced.

1.115Permitted Encumbrances has the meaning set forth in the Deed of Trust.

1.116Person” shall mean a natural person, a partnership, a joint venture, an unincorporated association, a limited liability company, a corporation, a trust, any other legal entity, or any Governmental Entity, whether acting in an individual, fiduciary or other capacity.

1.117Plans and Specifications means the plans and specifications approved by Bank from time to time for the construction of the Improvements to be completed by Contractor pursuant to various Task Orders executed in accordance with the Construction Contract from time to time,


in each case as such plans and specifications may be amended from time to time consistently with the provisions of this Agreement. The Bank hereby acknowledges and agrees that the Plans and Specifications for any particular phase of the construction of the Improvements may not be completed prior to the disbursement of Loan proceeds for such phase, but shall be completed prior to the distributions of hard costs with respect to the applicable phase. The foregoing notwithstanding, except for site mobilization costs such as, but not limited to, preliminary grading work, well drilling and various soft costs for which payment in advance is required by the Contractor or its subcontractors at any tier, all of which shall in no event exceed the sum of

$500,000.00 in the aggregate, and the separate line item in the Construction Budget for Borrower’s Project overhead, no portion of the Loan proceeds be disbursed to Borrower for work on the Improvements consisting of hard construction costs or soft costs (such as, but not limited to, design and engineering services) not actually completed and approved by Bank in accordance with this Agreement, unless otherwise approved by the Bank. Once approved, the Plans and Specifications for any particular phase of construction shall be subject to the terms and conditions of this Agreement.

1.118Project means the Property together with the Improvements.

1.119Project Contracts” means, collectively, the Industry Track Agreement, Contracts, Covenants, Declarations, and Miscellaneous Contracts.

1.120Project Costs means the total, as shown on the Construction Budget, of all costs, expenses and fees required to construct the Improvements, including, without limitation, incidental personal property necessary for the development, ownership and management of the Improvements. Project Costs are further defined and described in each Design Build Amendment to be executed by Owner and Contractor for one or more Task Orders in accordance with the Construction Contract; provided, however, that in no event shall such Project Costs exceed the total Construction Budget for the Project approved by Bank, as the same may be amended and approved by Bank in accordance with this Agreement.

1.121Property has the meaning set forth in the Recitals.

1.122Prohibited Activities has the meaning set forth in Section 8.6.

1.123Purchase Contracts” means the purchase and sale agreements executed from time to time by Borrower for portions of the Property with unrelated persons on an arm’s length basis on terms and conditions and for purchase prices acceptable to Bank in its discretion.

1.124Intentionally Deleted.

1.125Recourse Carve-Out Guaranty” means that certain Recourse Carve-out Guaranty of even date herewith executed by Guarantor for the benefit of the Bank, as the same may be hereafter modified, extended or supplemented from time to time.

1.126Restoration Conditions has the meaning set forth in Section 6.6(a).

1.127Reserves has the meaning set forth in Section 2.7.


1.128Retainage means a hold back of five percent (5%) of all amounts due under any Construction Contract or Subcontract.

1.129Revolving Line of Credit” means that certain revolving line of credit facility in the maximum aggregate principal amount of up to Two Million and No/Dollars ($2,000,000.00) to be made by Bank in favor of Borrower upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

1.130Revolving Line of Credit Note” means the Promissory Note of even date herewith, made by Borrower and payable to the order of Bank in the face amount of the Revolving Line of Credit, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.131Revolving Line of Credit Termination Date” means the date that is thirty (30) days prior to the Initial Maturity Date.

1.132Second Extended Maturity Date means, subject to satisfaction of the terms and conditions of Article 3 hereof, the last day of the Second Extension Term.

1.133Second Extension Term” means subject to the satisfaction of the terms and conditions of Article 3 hereof, a period of time equal to one hundred eighty (180) days commencing on the first day following the First Extended Maturity Date and ending on the Second Extended Maturity Date.

1.134Second Priority Assignment of Leases and Rents” means the Second Priority Assignment of Leases and Rents of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.135Second Priority Deed of Trust” means the Second Priority Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing of even date herewith, given by Borrower for the use and benefit of Bank and granting a valid and perfected second lien on the Project and the other Collateral described therein, securing the Notes and the other Secured Obligations, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.136Secured Obligations” means the obligations of Borrower under the Loan Documents.

1.137State means the State of Colorado.

1.138Stored Materials” means materials purchased or to be purchased by Borrower, the Contractor, or a Subcontractor at the date of request for disbursement, but not yet installed or incorporated into the Project.

1.139Subcontract means a contract relating to any work performed or to be performed for the Project executed or to be executed by the Contractor with a Subcontractor.


1.140Subcontractor means all Persons performing services and providing material in connection with any portion of Improvements other than the Contractors.

1.141Substantial Completion” (or “Substantially Complete” or any variance thereof) means Banks’s receipt and approval of (i) evidence that the subject Improvements are substantially complete, as certified by the Contractor or applicable Engineer and with approval of the Inspector; and (ii) a copy of any required certificate of completion or approval for completion of the Improvements issued by the appropriate Governmental Entity having jurisdiction over the Project and Improvements.

1.142Survey has the meaning set forth in Section 4.1(h).

1.143Task Order means a discreet phase or portion of the work of the Improvements to be completed by Contractor pursuant to the Construction Contract.

1.144Title Company” means Fidelity National Title Insurance Company, and any reinsurers or coinsurers required by Bank, which company, reinsurers, and coinsurers shall be satisfactory to Bank in its absolute and sole discretion.

1.145Title Policies” means the ALTA 2006 loan policies of title insurance issued by the Title Company, which Title Policies (A) have a liability limit of not less than the aggregate maximum amount of the Construction Loan (with regard to the First Priority Deed of Trust), (B) and have a liability limit of not less than the aggregate maximum amount of the Revolving Line of Credit (with regard to the Second Priority Deed of Trust), (C) insures Bank’s interest under the Deeds of Trust as a valid first or second lien on the Project, (D) are accompanied by such reinsurance and coinsurance agreements and endorsements as Bank may require in its sole discretion and (E) commit to delete the standard exceptions and contain as exceptions only the Permitted Encumbrances.

1.146UFCA has the meaning set forth in Section 5.11.

1.147UFTA has the meaning set forth in Section 5.11.

1.148Union Pacific” means the Union Pacific Railroad Company, a Delaware corporation.

1.149Utility Services shall mean water, sewer, gas, telephone, and electrical services.

Accounting Terms. For the purposes of this Agreement, all accounting terms not otherwise defined herein or in the Recitals have the meanings assigned to them in conformity with generally accepted accounting practices and principles.


2.1The Loans.

ARTICLE 2 THE LOANS

(a)Amounts of the Loans. In reliance upon Borrower’s representations and warranties, subject to the terms and conditions of this Agreement and the Loan Documents, and for the purposes set forth herein, Bank agrees to loan to Borrower the following:

(i)Construction Loan. With respect to the Improvements, a sum of money in the maximum principal amount not to exceed the least of the following:

(A)$21,000,000.00;

(B)An amount equal to fifty percent (50%) of the “as-complete” value of the Property with only the Improvements, as determined pursuant to the Appraisal submitted to Bank pursuant to Section 4.1(c)(i), and

(C)the amount equal to fifty-five percent (55%) of the cost items set forth in the Construction Budget for the construction of the Phase 1 Improvements.

Notwithstanding the foregoing nor anything else to the contrary contained elsewhere in this Agreement, until such time as the First Lot PSA or, if sooner, the Lot 11a PSA (in each case with a minimum gross sales price of not less than ($2,000,000.00), has been fully executed and delivered to Bank in form and content acceptable to Bank in its good faith discretion and otherwise satisfying the requirements set forth in Section 2.9(d) hereof (including, without limitation, the Minimum Per Acre Sales Price), Bank shall not be obligated to advance nor shall Borrower be entitled to borrow more than Twelve Million and NO/100 Dollars ($12,000,000.00) of the proceeds of the Construction Loan.

(ii)Revolving Line of Credit. The Revolving Line of Credit, the proceeds of which, once received by Borrower in accordance with this Agreement, will be re-advanced by Borrower to the District to fund the short term financing needs of the District’s construction of public infrastructure improvements at the Project (which advances shall be reimbursed by the District to the Borrower pursuant to the Funding and Reimbursement Agreement, which has been collaterally assigned by Borrower to the Bank as additional security for the Loans pursuant to the Collateral Assignment of Reimbursement Agreement), in each case upon and subject to the terms and conditions of this Agreement and the other Loan Documents. In no event may Borrower request an advance of the Revolving Line of Credit after the Revolving Line of Credit Termination Date.

(b)Character of Loans. The Construction Loan is a non-revolving multiple advance loan and amounts advanced under the Construction Loan may not be reborrowed

after being repaid, in whole or in part. The Revolving Line of Credit is a revolving credit


facility that may be borrowed, repaid and reborrowed, in each case upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

(c)Evidence of Indebtedness. The Construction Loan shall be evidenced by the Construction Loan Note and the Revolving Line of Credit shall be evidenced by the Revolving Line of Credit Note. Advances of the Loans shall be charged and funded under the Notes. The Notes shall bear interest as set forth in the Notes. In the event of any inconsistency between the Notes and this Agreement, the provisions of this Agreement shall prevail.

(d)Interest on the Loans; Payment Terms. Interest on each advance of a Loan made hereunder will accrue interest at the Interest Rate and will be payable as further provided in the applicable Note and in Section 2.6.

(e)Term of the Loans. Unless otherwise extended pursuant to Article 3 hereof, the Loans have a term which commences on the date hereof and expires on the Initial Maturity Date, at which time the outstanding principal amount of the Loans, together with accrued and unpaid interest and other charges due and owing thereon will be due and payable in full.

(f)Loan Fee. Borrower shall pay Bank a fee equal to one percent (1.0%) of the maximum aggregate amount of the Loans, payable at the time of the Closing. The fee shall be earned when paid and shall be non-refundable to Borrower.

(g)Security. Payment of the Notes shall be secured by the following:

(i)the Deeds of Trust;

(ii)the Assignments of Leases and Rents;

(iii)the Assignment of Licenses and Permits;

(iv)the Membership Interest Pledge;

(v)the Assignment of Contractor’s Agreements;

(vi)the Assignment of Design Build Contract;

(vii)theAssignmentofEngineers’AgreementsandPlansand Specifications;

(viii)the Collateral Assignment of Purchase Contracts;

(ix)the Assignment of Declarant’s Rights;

(x)the Assignment of Miscellaneous Contracts;

(xi)the Collateral Assignment of Construction Project Delivery Agreement;


(xii)the Collateral Assignment of Infrastructure Acquisition Agreement;

(xiii)the Collateral Assignment of Reimbursement Agreement;

(xiv)the Collateral Assignment of Director Parcel PSAs;

(xv)the Collateral Assignment of Master Development Agreement;

(xvi)the Completion Guaranty;

(xvii)the Recourse Carve-Out Guaranty;

(xviii)the Assignment of Licenses and Permits;

(xix)the Financing Statements; and

(xx)such other documents, instruments and collateral as may reasonably be required from time to time by Bank.

2.2Professional Fees.

(a)Attorneys’ Costs, Expenses, and Fees. Reasonable attorneys costs, expenses, and fees for Bank’s counsel with respect to the Loans shall be payable on or before Closing and shall be payable by Borrower.

(b)Appraisal Fees, Title Insurance Premiums, and Other Costs, Expenses, and Fees. Appraisal fees, environmental and engineering consultant fees, title insurance premiums, recording or filing fees, fees for release or reconveyance of the Deed of Trust and UCC filings, closing costs and other costs, expenses, and fees in the amounts specified by Bank and incurred in connection with the Loans or the Closing, shall be payable on or before the date hereof with respect to the Closing and shall be paid by Borrower. Title insurance premiums, recording or filing fees, and other costs and expenses associated with recording a modification of the Deeds of Trust or filing a UCC-1 Financing Statement in connection with personal property subsequently acquired by Borrower or release costs to release a portion of the Property under the Loans shall be payable concurrently with the modification or release by Borrower.

(c)Consultant Fees. Borrower shall, on or before the tenth (10th) Business Day after any bill rendered by Bank to Borrower with respect thereto, pay directly or reimburse to Bank, at Bank’s option, for the aggregate costs of any appraisals of any portion of the Collateral, environmental, engineering or architectural studies or consultants’ fees, attorneys’ fees and costs, or other costs and expenses reasonably incurred by Bank in connection with review or approval of Collateral, enforcing payment and performance of the Secured Obligations, exercising the rights and remedies of Bank under the Loan Documents or in negotiation or documentation of any further amendment or modification of the Loan Documents.


2.3Default Rate/Late Charges. During the occurrence and continuance of an Event of Default under any of the Loans, Bank shall have the right to collect interest on the outstanding principal balances under the Loans at the Default Rate set forth in the Notes. In the event any payment of principal or interest, in connection with the Loans is not made when due, Bank may, at its option, require the payment of a Late Charge as set forth in the Notes.

2.4Prepayment. Borrower may prepay the Notes and all accrued but unpaid interest hereon as of the date of prepayment in whole or in part at any time.

2.5Exercise of Remedies. Bank may maintain successive actions for defaults. Bank’s rights hereunder will not be exhausted by its exercise of any of its rights and remedies or by any such action or by any number of successive actions until and unless the Secured Obligations have been paid and fully performed.

2.6Interest Reserve. Included in the Construction Budget for the Construction Loan is a reserve for interest in the total amount of $1,450,000.00 (the Interest Reserve”), $750,000.00 of which will be funded out of Borrower’s other resources at Closing of the Loans and the remaining $700,000.00 of which will be funded by Borrower on the earlier to occur of (i) the closing of the sale of the Lot 11a PSA or First Lot PSA (whichever occurs first, and then from the proceeds of such closing); and (ii) December 1, 2022 (in which event such $700,000 payment shall be funded by Borrower from its other resources). Borrower’s failure to fully fund the Interest Reserve on or before December 1, 2022, shall constitute an immediate Event of Default. The Interest Reserve will be retained by Bank, and so long as no Default or Event of Default is continuing, and as more particularly set forth in the Construction Loan Note, funds from the Interest Reserve will be disbursed as follows:

(a)During the period commencing on the Effective Date and continuing until the Initial Maturity Date, Bank shall, to the extent same are available, on each payment date under the Construction Loan Note, advance such funds from the Interest Reserve as are necessary to make the required interest payments under the Construction Loan Note. If extended pursuant to this Agreement, beginning on the first day following the Initial Maturity Date and at all times thereafter if extended pursuant to this Agreement, so long as adequate funds remain in the Interest Reserve to make interest only payments on the outstanding principal balance of the Construction Loan, such funds from the Interest Reserve may be used to make such interest only payments. In the event such funds are insufficient to make such interest only payments, Borrower shall deposit funds from its other resources into such Interest Reserve in an amount sufficient, in Bank’s reasonable judgment, to fund the Interest Reserve for the applicable Extension Term. In no event shall any principal of the Construction Loan be used to fund such Interest Reserve during any Extension Term.

Bank will make the advances contemplated in this Section 2.6 without any further direction, and notwithstanding any direction to the contrary, from Borrower. In the event the Interest Reserve is insufficient to cover any monthly payment of interest on the Construction Loan, Borrower shall be required to make the monthly interest payments in accordance with the terms of the Construction Loan Note.


2.7Reserves. In addition to the Interest Reserve, Bank may, from time to time after prior notice to Borrower, establish and set aside reserves (collectively, and including the Interest Reserve, the Reserves”) out of the undisbursed proceeds of the Construction Loan Note, and from time to time, increase, decrease or adjust the Reserves, as it may reasonably estimate is necessary to cover the following items as they accrue or become payable, provided that such Reserves shall not be added to the outstanding principal amount of the Construction Loan Note unless and until actually disbursed by Bank for such items:

(a)all unpaid professional fees required to be paid pursuant to Section 2.2;

(b)payment of real estate taxes and assessments, as estimated by Bank, that shall accrue with respect to the Property while the Construction Loan Note is outstanding; provided, however, that such reserves shall only be required after the occurrence and continuance of an Event of Default;

(c)additional or unanticipated costs incurred in connection with the construction of the Improvements;

(d)payment of premiums on insurance policies required to be furnished by Borrower hereunder; provided, however, that such reserves shall only be required after the occurrence and continuance of an Event of Default; and

(e)one hundred and fifty percent (150%) of the amount of liens filed against the Property.

No interest shall be earned by Borrower upon any Reserve while held by Bank.

2.8Security Interest. As additional security for the Secured Obligations, Borrower hereby pledges, assigns, transfers and grants to Bank a security interest in, a lien on and an express contractual right to set off against (or refuse to allow withdrawals from) all depository account balances, cash and any other property (tangible or intangible) of Borrower now or hereafter in the possession of Bank, including, without limitation, (i) all amounts that might at any time be held in Borrower’s depository account established and maintained by Borrower at Bank in accordance with Section 6.11 hereof, and all funds at any time placed therein, and (ii) any other portion of the Loans that might at any time not have been advanced to Borrower. Bank may, at any time upon and during the occurrence and continuance of an Event of Default, set off against the Secured Obligations, whether or not the Secured Obligations (including future payment installments) are then due or have been accelerated, all without any advance or contemporaneous notice or demand of any kind to Borrower, such notice and demand being expressly waived by Borrower. During the occurrence and continuance of an Event of Default, Bank shall have such rights with respect to all of such funds and property as are provided by applicable law and may apply such funds and property towards the satisfaction of the Secured Obligations. No such application by Bank of such funds and property shall cure or be deemed to cure any Event of Default or limit in any respect any of Bank’s remedies under the Loan Documents. No delay or omission of Bank in exercising any right to apply such funds or property shall impair any such right, or shall be construed as a waiver of, or acquiescence in, any Event of Default. At the request of Bank, Borrower shall execute and deliver from time to time such documents as may be necessary or appropriate, in Bank’s sole


judgment, to assure Bank that it has a first priority perfected security interest in and lien on such funds and property.

2.9Partial Releases of Deeds of Trust. Bank, at Borrower’s sole cost and expense, shall execute partial releases of the Deeds of Trust to facilitate sales of portions of the Property developed or to be developed, financed with proceeds of the Construction Loan (each a “Lot”) upon and subject to the following terms, provisions, and conditions:

In connection with any sale of a Lot while any portion of the Loans remain outstanding, Bank shall execute and deliver partial releases of the Deeds of Trust, provided the following conditions have been satisfied;

(a)No Event of Default then exists or is outstanding under this Agreement, the Notes, or other Loan Documents;

(b)Borrower provides Bank with written notice of such pending sale at least fifteen (15) days prior to the proposed closing date, together with a draft closing settlement statement and copy of the fully executed purchase and sale agreement (including any amendments thereto) for such Lot;

(c)Title Company has issued a proforma 110.5 or other appropriate endorsement to the Title Policies insuring the liens of the Deeds of Trust, as modified by such partial releases thereof, and is committed to issuing such endorsement upon Borrower’s payment of all endorsement premiums and recording fees;

(d)Subject to the terms, conditions and limitations of this Section 2.9(d), seventy-five percent (75%) of the Net Sales Proceeds (hereinafter defined) from such Lot sale are applied towards repayment of the Construction Loan; provided, however, that, anything to the contrary contained herein notwithstanding: (i) during the occurrence and continuance of an Event of Default and provided Bank has elected to permit the sale of a Lot and grant a partial release of the Deeds of Trust with regard to same despite the occurrence and continuance of such Event of Default (which Bank is under no obligation to agree to or permit), one hundred percent (100%) of the Net Sales Proceeds from any such Lot sale shall be applied towards repayment of the Construction Loan; (ii) eighty-five percent (85%) of the Net Sales Proceeds from the earlier to occur of (A) any sale by Borrower of any portion of the Property following the Effective Date resulting in a sales price of no less than two million dollars ($2,000,000.00), other than Lot 11a as defined below (the First Lot”), pursuant to a purchase and sale agreement between Borrower and such purchaser (which purchase and sale agreement shall be in form and content and on terms and conditions reasonably acceptable to Bank in its discretion) (the “First Lot PSA”), and (B) any sale by Borrower, as seller, to a third party purchaser for that certain tract known as Lot 11a of the Property (“Lot 11a”), pursuant to a purchase and sale agreement between Borrower and such purchaser (which purchase and sale agreement shall be in form and content and on terms and conditions reasonably acceptable to Bank in its discretion) (the “Lot 11a PSA”) shall be applied towards repayment of the Construction Loan; and (iii) in no event shall Bank be obligated to partially release the liens of the Deeds of Trust and other Loan Documents as to any Lot sold (whether it be a First Lot, Lot 11a or otherwise) if the Net Sales Proceeds resulting from such Lot sale is less than Eighty-


Three Thousand One Hundred Thirteen and No/100th Dollars ($83,113.00) per acre (the “Minimum Per Acre Sales Price”); and

(e)Borrower pays all title insurance premiums, recording fees, Bank’s reasonable attorneys’ fees and other costs and expenses incurred by Bank in processing and preparing such partial release of the Deeds of Trust.

As used herein, the term Net Sales Proceeds means one hundred percent (100%) of the gross sales price for such Lot, less (i) a total combined broker’s commission in an amount not to exceed eight percent (8%), in the aggregate, of the gross sales price of such Lot, which commission shall be payable to a licensed real estate broker unaffiliated with Borrower or its affiliates; (ii) any Borrower’s required contribution to the Interest Reserve; and (iii) other reasonable and customary closing costs, including title insurance premiums, attorney’s fees, closing fees and recording fees, paid in connection with such closing.

2.10Release of Membership Pledge. Upon satisfaction of Borrower’s obligations under Section 6.26 hereof and provided no Event of Default then exists and is continuing hereunder, Bank shall release the Membership Interest Pledge.

ARTICLE 3 EXTENSION OF INITIAL TERM

3.1Extension. The Initial Term of the Construction Loan Note may be extended by the Extension Terms to the First Extended Maturity Date and/or Second Extended Maturity Date, as applicable, upon satisfaction of the following conditions:

(a)Bank has received from Borrower written notice of the requested extension of the Initial Term or First Extension Term, as applicable, at least sixty (60) days before the Initial Maturity Date or First Extended Maturity Date, as applicable;

(b)No Default or Event of Default exists on the date of Borrower’s notice to Bank or on the applicable Extension Date;

(c)The Construction Loan is “in balance” in accordance with Section 6.12

hereof;

(d)The undisbursed District Bond Financing proceeds available to the District

for payment of the public infrastructure improvements to be constructed by Borrower for the District, in each case in accordance with the Construction Project Delivery Agreement, are sufficient to pay the entire cost of such public infrastructure construction such that the District Bond Financing is and remains “in balance” in accordance with Section 6.24 hereof;

(e)There exist no Project Cost overruns that exceed the latest Bank-approved Construction Budget after taking into account allowed construction contingencies and actual or potential (as reasonably determined by the Inspector) cost savings from other line item accounts;


(f)The Project has been Substantially Completed, subject to Force Majeure Events and Change Orders affecting the Construction Schedule, and (i) with respect to the First Extension Term, that the outstanding principal balance of the Construction Loan (assuming the prior full disbursement thereof in accordance with the terms of this Agreement and the other Loan Documents), has either been reduced by the proceeds of such Property sales or from Borrower’s other resources to a level at or below the lower of the sum of Ten Million Five Hundred Thousand and No/100 Dollars ($10,500,000.00), and
(ii)with respect to the Second Extension Term, the outstanding principal balance of the Construction Loan (assuming the prior full disbursement thereof in accordance with the terms of this Agreement and the other Loan Documents), has either been reduced by the proceeds of such Property sales or from Borrower’s other resources to a level at or below the sum of Five Million Two Hundred Fifty Thousand and No/100 Dollars ($5,250,000.00).

(g)The balance in the Interest Reserve is sufficient to fund on going interest payments on the Construction Loan for the duration of the requested Extension Term or Borrower has deposited with Bank any shortfall identified by Bank for Borrower’s other reserves;

(h)Borrower causes to be delivered to Bank, at Borrower’s expense, one or more 122 endorsements to effecting reissuance of the Title Policies bringing current the effective date of such coverage and stating that the coverage afforded by the Title Policies is not affected because of such extensions and insuring the continuing priority of the Deeds of Trust, as modified by such extension, subject only to the Permitted Encumbrances;

(i)If required by Bank, Bank shall have received, at Borrower’s expense, a current update of the Appraisal satisfactory to Bank, showing that the aggregate principal balance of the Construction Loan outstanding on the applicable Extension Date will not exceed fifty percent (50%) of the Appraisal Value;

(j)At Bank’s request, Borrower shall have delivered an updated Estoppel executed by Borrower and the District, in form and content acceptable to Bank in its discretion.

(k)Borrower pays to Bank for each Extension Term a loan extension fee of one-half of one percent (0.50%) of the original principal amount of the Construction Loan; and

(l)Borrower executes and delivers to Bank such documentation and/or takes such other actions as Bank may reasonably require in connection with such extensions, all of which must be in form and substance acceptable to Bank.

In no event shall Borrower be entitled to any extension of the maturity of the Revolving Line of Credit Note.


ARTICLE 4

CLOSING, DISBURSEMENTS AND PAYMENTS

4.1Conditions Precedent to Closing. Bank shall have no obligation to enter into this Agreement unless all of the following conditions precedent are satisfied, as applicable, all of which, unless otherwise provided below, shall have been satisfied prior to the Closing; with the understanding, however, that Bank may, in its reasonable discretion, enter into this Agreement prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before the Closing and before any disbursement of the proceeds of a Loan is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their reasonable discretion):

(a)Borrower shall have executed and delivered or caused to be executed and delivered this Agreement and all other Loan Documents (other than the Assignment of Design Build Contract, which shall be executed by Borrower and delivered to Bank following the initial disbursement of Construction Loan proceeds made by Bank concurrently with the mutual execution and closing of this Agreement in accordance with its terms and prior to any further disbursement of Loan proceeds (whether from the Construction Loan or Revolving Line of Credit);

(b)The representations and warranties of Borrower in the Loan Documents shall be correct on and as of the date of this Agreement and as of Closing;

(c)Bank shall have received and approved the following:

(i)A current Appraisal;

(ii)The Construction Schedule for the Improvements;

(iii)The Construction Budget;

(iv)The Contracts (other than the Design Build Contract, a fully executed of which in form and content acceptable to Bank shall be delivered to Bank following the initial disbursement of Construction Loan proceeds made by Bank concurrently with the mutual execution and closing of this Agreement in accordance with its terms prior to any further disbursement of Loan proceeds (whether from the Construction Loan or Revolving Line of Credit);

(v)Intentionally Deleted;

(vi)Intentionally Deleted;

(vii)The Director Parcel PSAs;

(viii)The Master Development Agreement;

(ix)The Estoppel;


(x)The Consents;

(xi)The Reimbursement Agreement;

(xii)The Infrastructure Acquisition Agreement;

(xiii)The Construction Project Delivery Agreement;

(xiv)Current financial statements, tax returns and other financial information as Bank may reasonably require for Borrower and Guarantor, all in form and substance satisfactory to Bank in its sole discretion;

(xv)Environmental audits prepared by an environmental engineering company approved by Bank and in substance satisfactory to Bank regarding the Property;

(xvi)Intentionally Deleted;

(xvii)The following corporate documents;

(A)As it relates to Borrower: (A) a certificate from a duly authorized officer of Borrower certifying as to and attaching the following:

(i) certified copies of resolutions of its members authorizing Borrower to execute, deliver, and perform the Loan Documents and to grant to Bank the Liens and Encumbrances on the Property in the Loan Documents and certifying the names and signatures of the officer(s) of Borrower authorized to execute the Loan Documents, (ii) certified copies of the Articles of Organization and Operating Agreement of Borrower and all amendments thereto, and (iii) a certificate of good standing of Borrower from the State of Colorado.

(B)As it relates to Guarantor, a certificate from a duly authorized officer of Guarantor certifying as to and attaching the following:

(i) certified copies of resolutions of its members authorizing Guarantor to execute, deliver, and perform the Loan Documents to which Guarantor is a signatory and certifying the names and signatures of the officer(s) of members authorized to execute the Loan Documents to which Guarantor is a signatory, (ii) certified copies of the Articles of Organization and Operating Agreement of Guarantor and all amendments thereto, (iii) a certificate of good standing of Guarantor from the State of Nevada.

(xviii)Legal opinions of independent counsel in form and substance satisfactory to Bank for

(A)Borrower, (1) that Borrower is duly-formed and in good standing in the jurisdiction of Borrower’s formation and in the State, (2) that the transactions described in the opinion and the execution and delivery of the documentation evidencing such transactions and the performance of


obligations thereunder have been duly authorized by all necessary parties,

(3) concerning such other legal matters as Bank may require regarding the specific transaction and the absence of conflicts with the governing documents of Borrower or any other agreement, instrument or governmental order or rule to which Borrower is subject and the absence of any material litigation against Borrower which would materially or adversely affect Borrower’s ability to perform its legal obligations under the transaction documents, (4) that the transaction documents are legal, valid, binding, and enforceable in accordance with their terms, subject to customary exceptions, and (5) such other opinions specific to Borrower or the transaction as Bank may reasonably require;

(B)Guarantor, (1) that Guarantor is duly-formed and in good standing in State, (2) that the transactions described in the opinion and the execution and delivery of the documentation evidencing such transactions and the performance of obligations thereunder have been duly authorized by Guarantor, (3) that the transaction documents are legal, valid, binding, and enforceable in accordance with their terms, subject to customary exceptions, (4) concerning such other legal matters as Bank may require regarding the specific transaction and the absence of conflicts with the governing documents of Guarantor or any other agreement, instrument or governmental order or rule to which Guarantor is subject and the absence of any material litigation against Guarantor which would materially or adversely affect Guarantor’s ability to perform its legal obligations under the transaction documents, and (5) such other opinions specific to Guarantor or the transactions as Bank may reasonably require; and

(C)Any other organizational documents that Bank may reasonably require.

(xix)If required by Bank, an updated Estoppel executed by Borrower and the District, in form and content acceptable to Bank in its discretion.

(xx)EvidencethatBorrowerhascompliedwithallcovenants, conditions, restrictions and reservations affecting the Property; and

(xxi)Such other information and evidences as may be reasonably requested or required by Bank.

(d)Bank shall have received evidence that all taxes, fees and other charges in connection with the execution, delivery and recording of the Loan Documents shall have been paid, and all delinquent taxes, assessments or other governmental charges or liens affecting the Property, if any, shall have been paid including without limitation real property taxes for the year 2021.

(e)Borrower shall have delivered to Bank irrevocable and unconditional commitments to issue the Title Policies.


(f)All costs, expenses, and fees to be paid by Borrower under the Loan Documents on or before the effectiveness of this Agreement have been paid in full, including without limitation, both Lender’s and Borrower’s attorneys’ and other consultants’ fees incurred in connection with the Loans and the Project incurred prior to the date of Closing, which, notwithstanding anything to the contrary contained in this Agreement shall be funded by the Bank as a draw pursuant to the Construction Loan Note.

(g)Bank shall have received certificates of insurance evidencing that all insurance required under this Agreement is in full force and effect.

(h)Borrower shall have furnished to Bank, at Borrower’s expense, a current ALTA/NSP improvement survey plat (“Survey”) of the Property acceptable to Bank and the Title Company issuing the Title Policies, which Survey (A) shall show the legal description of the Property as it will be insured by the Title Company, the courses and distances of lot lines, all appurtenant and servient easements, setbacks, building lines and width of abutting streets, distance to nearest intersecting streets affording ingress and egress to and from each portion of the Property, and the location and dimensions of all encroachments, improvements, above or below ground easements and utilities, and designated parking spaces, (B) shall certify whether or not any portion of the Property is located within a Federal Emergency Management Agency identified flood-prone area of a community and if located thereon, state the map number and whether or not the Property appear in a “Flood Hazard Area,” and (C) shall be certified as accurate by a licensed surveyor in the State and contain a certificate imprinted thereon in the form approved by the American Land Title Association and Bank stating that the Survey is made for the benefit of Bank and the Title Company.

(i)Borrower has performed such other actions as Bank may reasonably require.

(j)Borrower has established with Bank all required Deposit Accounts.

(k)The Improvements have not been materially damaged by any casualty, unless Bank shall have received insurance proceeds in an amount deemed by Bank to be sufficient for complete repair of the damage and, when added to the undisbursed balance of the Construction Loan and any Reserves, are sufficient to complete the Improvements substantially in accordance with the Plans and Specifications.

(l)The disbursements of the Construction Loan shall be used solely to pay the costs and expenses to be funded from the Construction Loan as set forth in the Construction Budget and the aggregate disbursements from the Construction Loan for each category of costs or expenses, including without limitation soft costs and any contingency reserve, shall not, except as otherwise provided for in this Loan Agreement, exceed the total amount for that category set forth in the Construction Budget.

(m)The disbursements of the Revolving Line of Credit shall be used solely to provide gap financing to the District for the time period commencing at the time the work related to public improvements constructed by the District has been performed and


payment by the District is due to the vendor and ending at the time that the District is required to reimburse Borrower for the advances made by Borrower pursuant to such gap financing as described in the Funding and Reimbursement Agreement. Once the District’s reimbursement of such Borrower advances is received by Borrower, Borrower shall apply such payments to the repayment of the Lender’s advance pursuant to the Revolving Line of Credit.

(n)The District Bond Financing shall remain “in balance” in accordance with Section 6.24.

(o)No Material Adverse Occurrence has occurred.

(p)No Event of Default has occurred and is continuing.

4.2Conditions Precedent to Initial Disbursements of Construction Loan Proceeds. Bank shall have no obligation to make the initial disbursements of the proceeds of the Construction Loan unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement; with the understanding, however, that Bank may, in its discretion, make an initial disbursement of the Construction Loan prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement of the Construction Loan is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)General Conditions Precedent to Initial Disbursement of Proceeds of the Construction Loan. In the case of and prior to the initial disbursement of the Construction Loan, and in addition to the satisfaction of all of the conditions set forth in Section 4.3, Bank must have received and approved the following:

(i)An updated Construction Schedule for the Improvements.

(ii)Bank’s plan cost review with respect to the Improvements to be constructed by Borrower pursuant to the Construction Contract and Design Build Contract.

(iii)The Plans and Specifications.

(iv)Intentionally Deleted.

(v)The current Appraisal.

(vi)All other contracts with all architects, engineers, contractors or consultants as Bank may require relating to the Improvements, and (II) an assignment of any other contracts directly entered into by Borrower with a contractor, architect, engineer or other consultant with a contract value greater than

$250,000.00 in connection with the design, engineering or construction of the


Improvements, together with a consent to assignment by the applicable contractor, architect, engineer or consultant.

(vii)Satisfactory evidence that Borrower has complied with all covenants, conditions, restrictions and reservations affecting the Improvements, including the Covenants, that the Property is duly and validly zoned for the intended use, and that the Property meets all applicable requirements of the zoning regulations and any local ordinances adopted pursuant thereto. Bank shall further require proof that all permits, consents and approvals required pursuant to this Section have been obtained, and any condition to such approvals must be acceptable to Bank, in its good faith judgment, based on the good faith evaluation of the same by the Inspector.

(viii)If required by Bank, copies of all engineer reports, engineering contracts, Property planning maps, soils tests, drainage studies, traffic studies, erosion control plans, landscaping plans, and other documents prepared and existing for the development of the Property and/or construction of the Improvements, available to Borrower, including, without limitation, a soils report, including drainage, boring and compacting data, together with such hydrology and other engineering reports as Bank may reasonably require, all of which shall be acceptable to Bank, shall be by engineers reasonably acceptable to Bank and shall indicate that the condition of the Property is suitable for the construction of the Improvements without extraordinary land preparation. The soils report shall indicate approval of any required rail or other infrastructure improvements. Any recommendations in the approved soils, hydrology and other engineering reports must be complied with and incorporated into the Plans and Specifications.

(ix)Evidence of availability of wet Utility Services to the Property’s boundaries which will service the Property.

(x)(A) Evidence that Borrower has obtained all governmental permits and consents required for the construction of the Improvements, (B) evidence that the Improvements have been approved by all architectural control committees and all other entities having the right to review and approve the Improvements and (C) a zoning letter, in form and content acceptable to Bank, from the proper Governmental Entity indicating that the proposed use of the Property with the Improvements will comply with all applicable land use and zoning laws.

(xi)Copies of all approvals required under the Declarations for the construction of the Improvements.

(xii)A list of names of all suppliers, subcontractors and suppliers of subcontractors, who are to provide material or services for the Improvements in excess of $250,000 for any contract with any of the foregoing, and a description of their services.


(xiii)If required by Bank, updated versions of the documents described in Section 4.1(c)(xvii).

(xiv)Evidence satisfactory to Bank that Borrower has contributed Borrower’s Equity to the Project (as evidenced by the Appraisal or copies of paid invoices, in form and substance satisfactory to Bank in its sole discretion, except that copies of cancelled checks are not acceptable).

For the avoidance of doubt, Borrower’s delivery of the fully executed Design Build Contract and execution and delivery of the Assignment of Design Build Contract therefor shall not be a condition precedent to funding of the initial advance of Construction Loan proceeds at Closing but shall be a condition precedent to any further advance of Loan proceeds thereafter (whether from the Construction Loan or Revolving Line of Credit) anything to the contrary contained herein notwithstanding.

4.3Conditions Precedent to Every Disbursement of Construction Loan and Revolving Line of Credit Proceeds. Bank shall have no obligation to make disbursements of the proceeds of the Loans or any portion thereof (including, the for avoidance of doubt, any initial or final disbursement) unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement and at the time of each subsequent disbursement; with the understanding, however, that Bank may, in its discretion, make disbursements of the Loans prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement of the Loans is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)Borrower must have satisfied all of the conditions to closing set forth in Section 4.1 with respect to the closing of the Loans, and all such conditions must be satisfied with respect to each prior disbursement of the proceeds of the Loans.

(b)Borrower must have satisfied all of the conditions set forth in Section 4.1with respect to the requested disbursement of the proceeds of the subject Loan.

(c)Borrower must have satisfied all of the applicable conditions set forth in Section 4.2 with respect to the initial advance of proceeds of the subject Loan.

(d)The Construction Loan shall be “in balance”, as defined and described in Section 6.12 hereof.

(e)The District Bond Financing shall be “in balance” as defined and described in accordance with Section 6.24 hereof.

(f)Borrower shall have complied with all of its covenants and agreements contained in this Agreement and the Loan Documents and all representations and warranties of Borrower contained in any of those documents are materially true and correct


as of the date of disbursement as if first made on that date; and no Default or Event of Default exists and is continuing.

(g)The disbursements of the Construction Loan shall be used solely to pay the costs and expenses to be funded from the Construction Loan as set forth in the Construction Budget and the aggregate disbursements from the Construction Loan for each category of costs or expenses, including without limitation soft costs and any contingency reserve, shall not, without Bank’s consent, except as otherwise allowed pursuant to Section 4.6(c) hereof, exceed the total amount for that category set forth in the Construction Budget.

(h)No undisbursed portion of the Construction Loan shall be disbursed to Borrower following the Initial Maturity Date for construction of the Improvements if the term of the Construction Loan is extended in accordance with Article 3 hereof, unless the Initial Maturity Date is delayed as a result of Force Majeure Events and Change Orders affecting the Construction Schedule.

(i)The disbursements of the Revolving Line of Credit shall be used solely to provide gap financing to the District for the time period commencing at the time the work related to public improvements constructed by the District has been performed and payment by the District is due to the vendor and ending at the time that the District is required to reimburse Borrower for the advances made by Borrower pursuant to such gap financing as described in the Funding and Reimbursement Agreement. Once the District’s reimbursement of such Borrower advances is received by Borrower, Borrower shall apply such payments to the repayment of the Lender’s advance pursuant to the Revolving Line of Credit.

(j)With regard to each disbursement of the Construction Loan, Bank must have received and approved the following:

(i)An updated list of Approvals and Permits necessary for the construction of the Improvements, the conduct of the business of Borrower and the use and occupancy of and operation on the Property by Borrower, together with copies of the same which are required to have been obtained as of the date of the requested disbursement.

(ii)An updated list of names of all suppliers, subcontractors and suppliers of subcontractors, who have provided or are to provide material or services for the Improvements and a description of their services which are in excess of $250,000 for any contract with any of the foregoing, and a description of their services.

(iii)Certificates of insurance evidencing that the builder’s risk insurance required under this Agreement is in full force and effect.

(iv)Releases and waivers of mechanics’ and materialmen’s liens in form satisfactory to Bank, executed by each Person who performed work or provided materials prior to the date of this Agreement, releasing any right to a lien through the date of requested disbursement;


(v)Invoices for all work covered by the current disbursement request.

(vi)The certifications and waivers described in Section 4.5.

(vii)A certification from the Inspector verifying the draw request as described in Section 4.5.

(viii)Such other documentation as may be required by the Title Company to issue a 122 date down endorsement to and continuation of the Title Policy covering the amount of the requested disbursement, and all disbursements made to date, reflecting that there have been no construction, mechanics’ or materialmen’s liens filed, or any other Liens or Encumbrances other than Permitted Encumbrances, since the date of the issuance of the Title Policy, and updating the effective date of the Title Policy to the relevant disbursement date, which endorsement must be provided at Borrower’s expense. Upon demand of Bank, Borrower must immediately cause any Liens and Encumbrances or other matters that are not Permitted Encumbrances to be satisfied.

(ix)Such other information and evidences as may be reasonably requested or required by Bank.

4.4Conditions Precedent Final Disbursement of the Construction Loan. Bank shall have no obligation to make the final disbursement of the proceeds of the Construction Loan unless all of the following conditions precedent are satisfied, as applicable, at the time of the final disbursement; with the understanding, however, that Bank may, in its reasonable discretion, make a final disbursement of the Construction Loan prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)General Conditions Precedent to Final Disbursement of Proceeds of the Construction Loan. In the case of and prior to the final disbursement of the Construction Loan, and in addition to the satisfaction of all of the conditions set forth in Section 4.3:

(i)All of the applicable conditions for prior disbursements of the Construction Loan must be satisfied with respect to such prior disbursements.

(ii)The period that laborers, subcontractors and materialmen have for filing mechanic’s and materialmen’s liens against the Property in connection with the construction of the Improvements has expired or Bank has have received final conditional lien waivers acceptable to Bank from the Contractor and all Subcontractors in connection with the applicable Improvements followed no later than ten (10) days thereafter by final unconditional lien waivers from the Contractor and all Subcontractors providing labor or materials to the applicable Improvements;


(iii)With respect to the final release of Retainage under the Construction Contract in connection with the Improvements, (A) Bank shall have received appropriate approvals from (1) all Governmental Entities regarding completion of the Improvements, which approvals shall be evidenced by an irrevocable certificate of occupancy or completion as applicable, for such Improvements to the extent such certificate is a condition to the lawful use and occupancy; (2) the state or local fire authority or its equivalent; and (3) all other Governmental Entities having jurisdiction over the contemplated uses, operation and occupancy of the Project; and (B) Borrower shall have satisfied all of the other conditions to final disbursement of the Construction Loan set forth in this Section 4.4(a);

(iv)Borrower shall have submitted to Bank copies of all licenses, permits and agreements necessary for the use, operation and occupancy of such Improvements not previously delivered to Bank;

(v)Borrower shall have provided to Bank, an ALTA/NSP as built survey or other satisfactory evidence showing that (1) the Improvements have been built substantially in accordance with the Plans and Specifications and do not encroach on any easement or public or private right of way; (2) the Improvements have been constructed within the boundaries of the Property; and (3) the Improvements have been constructed within the setback lines as required by applicable zoning ordinances and do not encroach upon any other lot or other property;

(vi)Borrower shall have provided to Bank “as built” Plans and Specifications of the Improvements showing the final specifications of the Improvements;

(vii)Borrower shall have provided to Bank a warranty book, together with all guaranties and maintenance agreements, etc., relating to the Improvements;

(viii)Borrower shall have provided to Bank executed AIA Form G706 (Contractor’s Affidavit of Payments of Debts), AIA Form G706A (Contractor’s Affidavit of Release of Liens), and AIA Form G707 (Consent of Surety of final Payment) pertaining to all bonded projects;

(ix)Borrower shall have provided to Bank executed AIA Form G704 or other document satisfactory to Bank by the Contractor and Borrower;

(x)Borrower shall have provided to Bank a notice of completion on Bank’s approved form executed by Borrower and duly recorded in the real property records of the county in which the Property is located;

(xi)Borrower shall have provided to Bank satisfactory evidence of continuing insurance coverage in accordance with Section 6.5;

(xii)Borrower shall submit a certified copy of the final Project report as prepared by the Engineer for the Improvements; and


(xiii)Bank shall have received such other documentation, including, but not limited to, endorsements to the Title Policies, as Bank may reasonably require.

Within five (5) Business Days after the payment of any Retainage, Borrower shall deliver to Bank an unconditional lien waiver and release from the Contractor for all amounts due for work, labor and materials in connection with the Improvements. Within thirty (30) Business Days after payment of final Retainage with respect to the Improvements, Borrower shall deliver to Bank unconditional lien waivers and releases from each Subcontractor for the full amounts due for work, labor and materials in connection with the Improvements. As an additional consideration to releasing any final Retainage, Bank may withhold one hundred fifty percent (150%) of the estimated amount of any punchlist work associated with incomplete or incorrect work remaining to be completed by Contractor or any Subcontractor at any tier.

4.5Construction Funds Advances/Draw Procedure and Documents for Construction Loan. At the Closing, Bank shall fund any or all charges reflected on the settlement statement reasonably approved by Bank and Borrower. Thereafter, on or about the 8th day of each month, Borrower shall deliver to Bank such of the following as Bank may request or require (with respect to the previous month).

(a)a draw request on a form prescribed by Bank, together with AIA Forms G702 and G703 (and such other written forms as may from time to time be approved or required by Bank) and a certification from Borrower that (i) the Construction Loan is “in balance” as required in Section 6.12 and the District Bond Financing is “in balance” as required in Section 6.24, (ii) all proceeds of the Construction Loan theretofore advanced have been spent in accordance with the draw request applicable thereto, and (iii) the Improvements have been and are being constructed substantially in accordance with the Plans and Specifications;

(b)the certification by Borrower, the Engineers, the Contractor, and the Inspector, that: (i) all work performed is in substantial accordance with the Plans and Specifications; (ii) all governmental licenses and permits required for the Improvements as then completed have been obtained and will be exhibited to Bank upon request; (iii) the Improvements as then completed do not violate, and, if further completed in accordance with the Plans and Specifications, will not violate, any law, ordinance, rule or regulation; and (iv) the remaining undisbursed proceeds of the Construction Loan held by Bank are sufficient to pay for the completion of the Improvements.

(c)a list, certified by Borrower identifying the Contractor and all Subcontractors who have provided services or materials for the Improvements and who are entitled to any of the proceeds of the next scheduled disbursement, together with copies of supporting invoices and copies of checks by Borrower payable to each Contractor and Subcontractor in the above mentioned certificate as Bank may reasonably request;

(d)(i) unconditional releases and waivers of mechanics’ and materialmen’s liens in form satisfactory to Bank, executed by the Contractor and all Subcontractors who


were listed to be paid pursuant to Section 4.5(b)above in the disbursement which is one disbursement prior to the current disbursement (i.e., Bank shall receive lien waivers in April for amounts paid with the March draw), releasing any right to a lien through a date not more than 60 days prior to the next scheduled disbursement, and (ii) conditional lien waivers and releases from the Contractor and all Subcontractors who are listed to be paid pursuant to Section 4.5(b) above in the current disbursement;

(e)at Bank’s discretion, copies of checks signed by Borrower payable to the Contractor and each Subcontractor identified in Section 4.5(b);

(f)certifications from the Inspector, in such form as Bank may reasonably request, that the Improvements have been and are being constructed substantially in accordance with the Plans and Specifications, and that all materials for which payment is requested have been delivered to and remain on the Property;

(g)certifications from the Contractor, in the form attached hereto as Exhibit C, that there are no outstanding Change Orders in connection with the construction of the subject Phase and no other amounts in dispute; and

(h)such other documents, instruments and agreements as Bank may reasonably request.

4.6Amount of Disbursements of Construction Funds/Limitations.

(a)Subject to the satisfaction of the conditions precedent set forth in Sections

4.1 through 4.5, after receipt of the documents delivered pursuant to Section 4.2 through Section 4.6 (as applicable) and subject to the limitations set forth in this Section 4.6, Bank shall make monthly disbursements of the Construction Loan as directed by Borrower in the manner set forth in Section 4.6(d) in amounts equal to (i) The total purchase price of uninstalled materials delivered to and stored on the Property in a manner reasonably acceptable to Bank for later installation in the Improvements, or any materials stored offsite, subject to the terms of 4.6(a)(ii) below; plus (ii) deposits required by material and equipment suppliers for materials and equipment to be incorporated into the Improvements, provided the deposit requests are unavoidable and commercially reasonable, plus (iii) the cost of all materials installed in and work completed on the Improvements approved by Bank and set forth in the Construction Budget; plus (iv) the total of all other costs and expenses previously incurred for items listed in the Construction Budget to be funded from the construction funds; less (v) any Reserve (excluding the Interest Reserve); less (vi) Retainage as provided for in the agreement between Borrower and the Contractor (at 5% per State of Colorado statute), less (vii) Retainage of 5% on all other Subcontractor contracts other than those with design professionals or other professional services entities not subject to retainage; and less (viii) the sum of all previous disbursements.

Notwithstanding anything to the contrary contained in the foregoing, Lender shall fund through the Construction Loan, all monthly overhead needs of Borrower during the Project, as reflected in the Construction Budget as “RLC Project Overhead”.


(b)Bank shall have the right to approve or disapprove specifically, in its sole discretion, all disbursements for Stored Materials. Without limiting Bank’s approval rights as set forth in the preceding sentence, Bank will not approve disbursements for Stored Materials until Borrower complies with the conditions set forth in Section 4.6(b)(i) below.

(i)As a condition precedent to the disbursement for Stored Materials, Borrower shall supply to Bank: (A) evidence satisfactory to Bank that the Stored Materials are included in the coverage of the insurance policies required by Section 6.5 of this Agreement; (B) evidence satisfactory to Bank from the seller or fabricator of the Stored Materials that, upon payment, ownership thereof will vest in Borrower free of any liens or claims of third parties; (C) (1) evidence satisfactory to Bank that the Stored Materials are satisfactorily stored on the Property to protect against theft or damage, or (2) if the Stored Materials are not stored on the Property,

(x) evidence satisfactory to Bank that the Stored Materials are stored in a bonded or insured warehouse or storage yard approved by Bank, and the warehouse or yard has been notified that Bank has a security interest in the subject Stored Materials, and (y) Bank shall have received from Borrower the original warehouse receipt.

(c)Borrower may use the Construction Loan funds only to pay costs and expenses set forth in the Construction Budget.

(d)Disbursements for use of the contingency may be made for hard and soft costs, established in the Construction Budget, provided the contingency is only paid to Contractor for actual documented hard and soft costs incurred by Contractor. Further, (i) the aggregate disbursements from the Construction Loan for soft costs, which may exceed ten percent (10%) of the total requested disbursement, shall be allocated across cost categories on an appropriate basis necessary to account for front-end loaded general conditions and (ii) other costs and shall be deemed approved by Bank, provided such allocation does not (w) cause the contingency to be prematurely exhausted; (x) result in the Construction Loan not remaining “in balance” (as defined in Section 6.12 below); (y) result in any deviation from the Plans and Specifications previously approved by Bank for the Improvements constructed by the Contractor; and/or (z) otherwise cause or result in any Default or Event of Default; provided further, however, that no reallocation across cost categories within the Construction Budget undertaken pursuant to Section 6.12 below shall, in any event, cause a cost category set forth in the Construction Budget to vary by more than twenty-five percent (25%) without, in each case, the Bank’s prior written consent, which consent may be withheld in the Bank’s sole but good faith discretion. All payments made by Borrower shall be made by checks to the payee. Any disbursements from the contingency line item in the Construction Budget reserve are subject to Bank’s consent, which consent may be granted or denied in Bank’s reasonable and good faith discretion. Bank (at its sole option) may make advances of the Construction Loan directly to the Contractor, any Subcontractor or any other third party to pay such costs.

(e)Borrower may not use the Construction Loan for items not detailed on the Construction Budget. In the event that Borrower or the Inspector discovers structural defects in the renovation or construction of the Improvements after the Closing requiring construction work not contemplated by the Construction Budget, Borrower shall


immediately notify Bank in detail in writing of the same with an estimate of the cost to complete such work. Any cost overruns associated with such work may not be paid from construction funds unless Bank otherwise consents in writing, which consent may be withheld in Bank’s reasonable and good faith discretion.

4.7Additional Conditions to Disbursement of Revolving Line of Credit. Bank shall have no obligation to make disbursements of the proceeds of the Revolving Line of Credit (including, the for avoidance of doubt, any initial or final disbursement thereof) unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement and at the time of each subsequent disbursement; with the understanding, however, that Bank may, in its discretion, make disbursements of the Revolving Line of Credit prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)Borrower shall have satisfied all conditions precedent set forth in Sections 4.1 and 4.3 hereof.

(b)Borrower shall notify the Bank of its intention to borrow under the Revolving Line of Credit, in each case specifying the date and amount of such requested advance thereof. All notices under this Section by Borrower shall be irrevocable and Borrower agrees that Bank may rely and act upon a request for an advance of the Revolving Line of Line of Credit from any individual whom the Bank believes to be the representative of Borrower.

(c)Borrower shall have executed and sent to Bank a request for advance of the Revolving Line of Credit, setting forth in writing the amount of the requested disbursement of such Revolving Line of Credit and other information, if any, required, pursuant to Section 4.7(b) above, provided, however, that the foregoing conditions precedent shall not prevent Bank, if it so elects in its sole and absolute discretion, from making a disbursement of the Revolving Line of Credit to Borrower pursuant to Borrower’s written request therefor.

4.8Manner of Disbursement. Within four (4) Business Days after Bank’s receipt and approval (which shall be granted, partially granted (with specific reasons for the portion of the request disapproved, or disapproved within twenty one (21) days after submission by the Borrower) of all the documents required to be delivered pursuant to the provisions of this ARTICLE 4, Bank shall make disbursement of the proceeds of the Loans as directed by Borrower in the amount of the disbursement, determined in the manner set forth in Section 4.6 or Section 4.7 as applicable; provided, however, that Bank may always elect in its sole discretion to disburse proceeds of the Loans directly to Borrower. In no event, however, shall Bank be required to make more than one disbursement each of the proceeds of the Loans per month. If at any time there shall exist an Event of Default, Bank may, in its sole discretion, make no further disbursements or disburse directly to any person or persons entitled to any of the proceeds of such disbursement.


4.9Other Payments. At its discretion, Bank may pay from the undisbursed proceeds of the Loans any of the following:

(a)any professional fees required to be paid under Section 2.2;

(b)any amounts necessary to clear title to the Property and Improvements or to pay liens and encumbrances upon the Property and Improvements provided the same are prior to the liens of the Deeds of Trust;

(c)any other amounts Bank may reasonably determine are due and payable in connection with the terms and provisions hereof or of the Notes or the Loan Documents, or to preserve any Collateral;

(d)interest or principal due on the Loans, if not otherwise paid by Borrower;

and

(e)amounts necessary to fund Reserves.

Any such payments shall for all purposes be deemed to be disbursements of the principal of the Loans.

ARTICLE 5 REPRESENTATIONS AND WARRANTIES

In order to induce Bank to make the Loan, Borrower represents, warrants and covenants as follows, which representations, warranties and covenants shall be true and correct as of the execution hereof and as of Closing and shall survive the execution and delivery of the Loan Documents:

5.1Organization and Authority. Borrower is a Colorado limited liability company duly incorporated and validly in existence and in good standing under the laws of the State and authorized to do business and to own real property in the State. Borrower has full power and authority to enter into this Agreement, to borrow money as contemplated herein and to execute and carry out the provisions of the Loan Documents. The execution, delivery and performance of the Loan Documents have been duly authorized by all necessary action of Borrower, and no other action of Borrower is required for the execution, delivery and performance of the Loan Documents. The Loan Documents which have been executed and delivered pursuant to this Agreement constitute, or, if not yet executed or delivered, will when so executed and delivered, constitute valid and binding obligations of Borrower, each enforceable in accordance with its respective terms.

5.2Industry Track Agreement. The Industry Track Agreement has not been modified or amended and the same remains in full force and effect on the date hereof in accordance with its terms.

5.3Intentionally deleted.

5.4Financial Statements. Any loan applications, financial statements, supporting schedules, and financial reports now or hereafter delivered to Bank in connection with the Loan


Documents by or on behalf of Borrower including any officer of Borrower are or will be true and correct in all material respects as of the dates thereof, have been or will be prepared in accordance with GAAP, consistently applied and fairly represent the respective financial conditions of the subjects thereof as of the dates thereof and for the periods covered thereby, and no Material Adverse Occurrence has occurred in the financial conditions presented therein since the respective dates thereof.

5.5No Litigation. There are no actions, suits or proceedings pending, or to the knowledge of Borrower threatened against or affecting Borrower, or any of the property or assets of Borrower, in any court at law or in equity, or before or by any Governmental Entity which might materially adversely affect the ability of Borrower to perform its obligations hereunder or under any of the Loan Documents, or might adversely affect the priority of Bank’s liens and security interests with respect to Borrower’s property or assets. To Borrower’s knowledge, there are no actions, suits or proceedings pending or threatened against or affecting Guarantor, or any of the property or assets of Guarantor, in any court at law or in equity, or before any Governmental Entity which might materially adversely affect the ability of Guarantor to perform its obligations under any of the Loan Documents to which it is a party.

5.6Marketable Title. Borrower owns marketable title to the Property, free and clear of all Liens and Encumbrances, excepting only the Permitted Encumbrances, which Property secures repayment of the Loan. Unless otherwise previously disclosed to Bank in writing, Borrower has not entered into or granted any mortgages, agreements, or permitted the filing or attachment of any security interests, liens or encumbrances on or affecting the Property or other Collateral directly or indirectly securing repayment of the Loan, that would be prior or that might in any way be superior or junior to Bank’s security interests and rights in and to the Property and other Collateral.

5.7Covenants, Zoning and Codes. Borrower and Guarantor (to the extent applicable) have complied and will continue to comply with all applicable statutes and regulations to be complied with in connection with the use and occupancy of and operation on the Property. All permits, consents, approvals or authorizations by, or registrations, declarations, withholding of objections or filings with any Governmental Entity or private entity necessary in connection with the valid execution, delivery and performance of this Agreement, the Loan Documents, and any and all other documents executed in connection with any of the foregoing have been obtained and are valid, adequate and in full force and effect. The use, occupancy and construction on the operation of the Property by Borrower will in all respects conform to and comply with all Covenants.

5.8Utilities. As part of construction of the Project, Borrower will (i) cause all wet Utility Services necessary for the use and occupancy of and construction and operation on the Property for its intended use to be constructed and fully available to and operational on the Property or to be fully available to and operational on the Property as and when required; and (ii) use commercially reasonable efforts to cause the providers of all required Dry Utility Services to construct all dry utilities necessary for the use and occupancy of and construction and operation on the Property for its intended use and to be fully available to and operational on the Property or to be fully available to and operational on the Property as and when required.


5.9Access to the Property. As part of construction of the Project, Borrower will cause all roads, streets, traffic turn lanes, rail lines, and access ways necessary for the full utilization of the Property for its intended purposes and located outside the boundaries of the Property to be completed and dedicated to public use and accepted by the appropriate Governmental Entity or to be completed and dedicated to public use upon Substantial Completion of the Improvements.

5.10Use of Proceeds. The proceeds of the Loan will be used by Borrower solely for the purposes stated herein. The purpose of the Loan is a business purpose and not a personal, family or household purpose. The proceeds of the Loan shall not be used to make loans to, or investments in, or purchases of any corporation, partnership, joint venture, or third party. No part of the proceeds of the Loan hereunder will be used by Borrower for any purpose which violates, or which is inconsistent with, any regulations promulgated by the Board of Governors of the Federal Reserve System and, specifically, no part of proceeds of the Loan will be used for purchasing or acquiring any “margin stock” within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System.

5.11Solvency. Borrower and Guarantor have (a) not entered into the transaction evidenced by this Agreement or executed the Notes, this Agreement or any other Loan Documents with the actual intent to hinder, delay or defraud any present or future creditor of Borrower or Guarantor and (b) received reasonably equivalent value in exchange for their respective obligations under the Loan Documents. Borrower and Guarantor (i) are not and will not become “insolvent” as that term is defined in Section 101(32) of the United States Bankruptcy Code, Title 11 U.S.C. (the Bankruptcy Code”), Section 2 of the Uniform Fraudulent Transfer Act (“UFTA”) or Section 2 of the Uniform Fraudulent Conveyance Act (“UFCA”), (ii) do not have “unreasonably small capital,” as that term is used in Section 548(a)(1)(B)(ii)(II) of the Bankruptcy Code or Section 5 of the UFCA, (iii) are neither engaged nor about to engage in a business or a transaction for which their remaining property is “unreasonably small” in relation to such business or transaction as that term is used in Section 4 of the UFTA, and (iv) are not unable to pay their respective debts as they mature or become due, within the meaning of Section 548(a)(1)(B)(ii)(II) of the Bankruptcy Code, Section 4 of the UFTA and Section 6 of the UFCA. (As used in this Section, all terms used or defined in the Bankruptcy Code, UFTA or UFCA shall be subject to the statutory definitions and interpretive case law applicable thereto.) No petition in bankruptcy has been filed against Borrower or Guarantor in the last seven (7) years, and neither Borrower nor Guarantor in the last seven (7) years have taken advantage of any Creditors Rights Laws. Neither Borrower nor Guarantor are contemplating either the filing of a petition by it under any Creditors Rights Laws or the liquidation of all or the majority of the present fair market value of its assets or property, and neither Borrower nor Guarantor has any knowledge nor has any reason to know of any Person contemplating the filing of any such petition against Borrower or Guarantor.

5.12No Conflicts. The execution, delivery, and performance by Borrower and Guarantor of the Loan Documents to which each is a party will not conflict with, or result in a violation of or a default under: (a) any applicable law, ordinance, regulation, or rule (federal, state, or local); (b) any judgment, order, or decree of any arbitrator, other private adjudicator, or Governmental Entity to which Borrower or Guarantor is a party or by which Borrower or Guarantor or any of the assets or property of Borrower or Guarantor is bound; (c) any of the Approvals and Permits; or (d) any agreement, document, or instrument to which Borrower or


Guarantor is a party or by which Borrower or Guarantor or any of the assets or property of Borrower or Guarantor is bound.

5.13Execution and Delivery and Binding Nature of Loan Documents. The Loan Documents have been duly executed and delivered by or on behalf of Borrower and Guarantor, as applicable. The Loan Documents to which Borrower and Guarantor are parties are legal, valid, and binding obligations of Borrower and Guarantor, as applicable, enforceable in accordance with their terms against Borrower and Guarantor, as applicable.

5.14Accurate Information. All information in any loan application, financial statement, certificate executed by Borrower or Guarantor, delivered by or on behalf of Borrower or Guarantor or their respective officers, if applicable, to Bank in obtaining the Loan is correct and complete in all material respects, and there are no omissions therefrom that result in any such information being materially incomplete, incorrect, or misleading as of the date thereof. There has been no Material Adverse Occurrence relative to Borrower or Guarantor since the date of such information.

5.15Approvals and Permits; Assets and Property. Borrower has obtained and there are in full force and effect, or will obtain and will be in full force and effect prior as and when required under applicable law, all Approvals and Permits necessary for the construction of the Improvements, the conduct of the business of Borrower and the use and occupancy of and operation on the Property by Borrower. Guarantor has obtained and there are in full force and effect all Approvals and Permits necessary for the conduct of the business of the Guarantor. Borrower and Guarantor own or lease all assets and property necessary for conduct of their respective businesses and operations. The Property of Borrower is not subject to any Liens and Encumbrances, other than the Permitted Encumbrances.

5.16Taxes. Borrower and Guarantor have filed or caused to be filed all tax returns (federal, state, and local) required to be filed by Borrower and Guarantor and have paid all taxes and other amounts shown thereon to be due (including, without limitation, any interest or penalties).

5.17Compliance with Law. To Borrower’s and Guarantor’s knowledge, neither Borrower, Guarantor nor the Property are in violation of any law, ordinance, regulation, or rule (federal, state, or local). Upon completion, the Property will comply in all material respects with applicable statutes and regulations to be complied with in connection with the use and occupancy of and operation on the Property, including, without limitation, the ADA.

5.18Representations and Warranties Upon Delivery of Financial Statements, Documents, and Other Information. Each delivery by Borrower or Guarantor to Bank of financial statements, other documents, or information after the date of this Agreement shall be a representation and warranty by Borrower that such financial statements, other documents, or information pertaining to Borrower and Guarantor is correct and complete in all material respects, that there are no omissions therefrom that result in such financial statements, other documents, or information being materially incomplete, incorrect, or misleading as of the date thereof, and that such financial statements accurately present the financial condition and results of operations of Borrower and Guarantor as of the dates thereof and for the periods covered thereby. Each delivery


by Borrower or Guarantor to Bank of financial statements, other documents, or information after the date of this Agreement not pertaining to Borrower or Guarantor shall be a representation and warranty that, to Borrower’s knowledge, (i) such financial statements, other documents, or information is correct and complete in all material respects, (ii) that there are no omissions therefrom that result in such financial statements, other documents, or information being materially incomplete, incorrect, or misleading as of the date thereof, and (iii) that such financial statements accurately present the financial condition and results of operations of the applicable party as of the dates thereof and for the periods covered thereby.

5.19No Default. There exists Event of Default under the provisions of any instrument evidencing debt incurred or assumed by Borrower or Guarantor or any material agreement relating thereto or any other agreement or instrument to which Borrower or Guarantor is a party.

5.20No Burdensome Agreements. Except for the Loan Documents and the Project Contracts, Borrower is not a party to, nor is bound by, any agreement, instrument or undertaking, or subject to any other restriction (a) that materially adversely affects or might in the future so affect the property, financial condition or business operations of Borrower, or (b) under or pursuant to which Borrower is or will be required to place (or under which any other Person may place) a lien upon any of its property or assets securing debt either upon demand or upon the happening of a condition, with or without such demand.

5.21Subdivision Laws. Borrower has complied and will comply with all applicable subdivision laws and similar statutes and requirements.

5.22ERISA. As of the date hereof and throughout the term of the Loan, (a) Borrower is not and will not be an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”), which is subject to Title I of ERISA, (b) the assets of Borrower do not and will not constitute “plan assets” of one or more such plans for purposes of Title I of ERISA, (c) Borrower is not and will not be a “governmental plan” within the meaning of Section 3(3) of ERISA, and (d) transactions by or with Borrower are not and will not be subject to state statutes applicable to Borrower regulating investments of and fiduciary obligations with respect to governmental plans.

5.23Americans with Disabilities Act. The Property shall conform with the requirements of the ADA.

5.24Anti-Terrorism Laws. Neither Borrower nor any of its affiliates is in violation of any Anti-Terrorism Laws. No natural person owns, directly or indirectly, 20% or more of the ownership interests in Borrower.

5.25Leases. Borrower has not entered into any Lease.

5.26Task Orders. Attached as Schedule 5.26 hereto are true, accurate and complete copies of all task orders issued to date by the District to Borrower for work performed or to be performed by Borrower pursuant to the Construction Project Delivery Agreement, none of which have been further amended or modified and all of which remain in full force and effect on the date hereof in accordance with their terms. Schedule 5.26 contains a complete listing of (i) all sums disbursed to-date under such task orders; (ii) amounts due and owing by the District thereunder;


(iii)the undisbursed amount of District Bond Financing proceeds available for payment of the public infrastructure improvements to be completed for or on behalf the District pursuant to the Construction Project Delivery Agreement; and (iv) the value of all public infrastructure improvements remaining to be completed under the Construction Project Delivery Agreement.

5.27Director Parcel PSAs. Attached as Schedule 5.27 hereto are true, accurate and complete copies of Director Parcel PSAs executed by the Directors of the District on or prior to the date hereof. The Director Parcel PSAs have not been further amended or modified and the same remain in full force and effect on the date hereof in accordance with their terms.

5.28Declarations. The Declarations are in full force and effect and have not been modified or amended except for any amendments provided to Bank. No default or event of default under the Declarations on the part of Borrower has occurred and is continuing beyond all applicable notice and cure periods.

5.29Certification. Except as may have been previously disclosed to Bank, there has been no change in the direct or indirect ownership interests in Borrower or Guarantor as reported in the Certification, or with respect to the individual with significant managerial responsibility identified in the Certification.

5.30Compliance with Surface Rights Statute. Borrower’s planning and development of the Property has complied in all respects with the requirements of C.R.S. §§ 24-65.5-101 et. seq., including, without limitation, the requirement that all mineral owners and mineral lessees owning or leasing any minerals or mineral rights located in, on, under or associated with or appurtenant to the Property be notified by certified mail, return receipt requested or overnight courier of Borrower’s proposed development of the Property, and all such notifications were sent by Borrower to such mineral owners and mineral lessees in compliance with the foregoing statutes.

5.31Survival of Representations. All representations and warranties contained in this Article 5 and elsewhere in this Agreement shall survive the delivery of the Notes and the Loan Documents, and the making of the Loans evidenced thereby and any investigation at any time made by or on behalf of Bank shall not diminish its rights to rely on all of such representations and warranties and all agreements, representations and warranties made herein shall continue in full force and effect until the Secured Obligations have been fully paid and satisfied.

THE WARRANTIES AND REPRESENTATIONS IN THIS ARTICLE 5, AND ANY ADDITIONAL WARRANTIES AND REPRESENTATIONS CONTAINED HEREIN AND IN THE OTHER LOAN DOCUMENTS, WILL BE DEEMED TO HAVE BEEN RENEWED AND RESTATED BY BORROWER AT THE TIME (1) OF EACH REQUEST BY BORROWER FOR AN ADVANCE OF LOAN PROCEEDS, AND (2) OF EACH ADVANCE OF THE LOAN PROCEEDS.

ARTICLE 6 AFFIRMATIVE COVENANTS

Until the Secured Obligations are paid and performed in full, Borrower agrees that, unless Bank otherwise agrees in writing in Bank’s absolute and sole discretion:


6.1Books and Records; Access By Bank. Borrower will maintain a single, standard system of accounting, including, without limitation, a single, complete, and accurate set of books and records of its assets, business, financial condition, operations, property, prospects, and results of operations in accordance with good accounting practices. Bank shall have the right from time to time to examine such assets and property and to audit, copy, and make excerpts from such books, records, and documents upon reasonable notice and during normal business hours.

6.2Taxes and Other Indebtedness. Borrower shall pay and discharge before delinquency, all taxes, assessments, and governmental charges or levies imposed upon it, upon its income or profits, or upon any property belonging to it, when due, all valid and lawful claims (including, without limitation, claims for labor, materials, and supplies), which, if unpaid, might become a Lien or Encumbrance upon any of its assets or property, and before delinquency, all its other indebtedness. Borrower shall provide evidence to Bank no later than thirty (30) days after the date on which ad valorem taxes would be delinquent that such taxes have been paid in full. Nothing herein contained shall prohibit Borrower from contesting in good faith and at its own expense any tax, assessment or governmental charge, provided, however, Borrower shall, not later than twenty (20) days after the notice of such tax, assessment or charge which is disputed or contested by Borrower, provide a surety protecting Bank’s interest from any claim or lien against the collateral satisfactory to Bank.

6.3Payment of Claims. Borrower agrees to pay and discharge all claims for labor performed and material and services furnished in connection with the Collateral, and to take all other steps necessary to forestall the assertion of claims or liens either against the Collateral, or any part thereof or right or interest appurtenant thereto, or of claims against Bank. Nothing herein contained shall require Borrower to pay any claims for labor, materials or services which Borrower in good faith disputes and which Borrower, at its own expense, is currently and diligently contesting, provided, however, that Borrower shall, not later than twenty (20) days after the notice of the filing of any claim or lien against the Collateral or notice of intent to file such a lien, which is disputed or contested by Borrower, notify Bank of such lien and proceed to contest or discharge such lien, in each case in accordance with and subject to the terms and conditions of Section 6.17 hereof. Borrower’s failure to pay such claims prior to the Completion Date will not prevent Borrower from receiving an extension of the Initial Term provided that Borrower delivers to Bank such evidence as Bank may reasonably require that Borrower has set aside adequate funds to fully and completely resolve such claims.

6.4Law; Judgments; Material Agreements; Approvals and Permits. Borrower shall comply with all laws, ordinances, regulations, and rules (federal, state, and local) and all judgments, orders, and decrees of any arbitrator, other private adjudicator, or Governmental Entity relating to Borrower, the Collateral, or the assets, business, operations, or property of Borrower. Borrower shall comply in all material respects with all material agreements, documents, and instruments to which Borrower is a party or by which Borrower, the Property, or any of the other assets or property of Borrower is bound or affected. Borrower shall comply with all requirements contained in or required under any Covenants and all conditions and requirements of all Approvals and Permits. Borrower shall obtain and maintain in effect from time to time all Approvals and Permits required for the business activities and operations then being conducted by Borrower.


6.5Insurance. At all times, Borrower shall obtain and maintain in force, or otherwise cause the General Contractor to obtain and maintain in force, and pay the cost of property, commercial general liability, builder’s risk and other types and forms of insurance coverage with respect to the Property or the Loans as may be required by Bank in accordance with Bank’s insurance requirements as delivered to Borrower from time to time, including but not limited to the following:

(a)Property. Insurance against loss or damage by fire, lightning, earthquake and other perils, on an all risk basis, with such coverage to be in an amount not less than the full replacement value of the Improvements. During the period of construction of the Project, such policy shall be written in the so-called “Builder’s Risk Completed Value Non- Reporting Form,” on an all risk basis, with no coinsurance requirement, and shall contain a provision granting the insured the right to complete and/or occupy the Project.

(b)Liability. Insurance protecting Borrower and Bank against loss or losses from liability imposed by law or assumed in any written contract and arising from personal injury including bodily injury or death, having a limit of liability of not less than One Million Dollars ($1,000,000.00) (combined single limit for personal injury, including bodily injury or death, and property damage), and Two Million Dollars ($2,000,000.00) aggregate for personal injury, including bodily injury or death and property damage with an excess umbrella policy providing liability insurance coverage in the amount of Three Million Dollars ($3,000,000) per occurrence and Twenty-Five Million Dollars combined annual aggregate.

(i)Such liability policies must provide comprehensive general liability insurance with coverages for Property and Products and Completed Operations, Blanket Contractual Liability, Personal Injury Liability, Broad Form Property Damage (including completed operations), Explosion Hazard, Collapse Hazard and Underground Property Damage Hazard.

(ii)All such liability policies referred to herein must be written on an occurrence basis so as to provide blanket contractual liability, broad form property damage coverage, and coverage for products and completed operations. Liability insurance under this subparagraph (ii) may be provided under a blanket policy which specifically refers to the Project. During the period of any construction, Borrower shall cause its Contractor, the major subcontractors and/or all other subcontractors to maintain in full force and effect any or all of the liability insurance required under this subsection (ii).

(c)Automobile Liability. Automobile liability insurance in the amount of One Million Dollars ($1,000,000.00) per occurrence and combined annual aggregate,

(d)Business Interruption. Intentionally Deleted.

(e)Flood. Intentionally Deleted.


(f)Contractor. Contractor shall be required to carry liability insurance of the type and providing the minimum limits set forth below (such insurance may also be carried by Borrower on Contractor’s behalf):

(i)Workers’ compensation insurance, disability benefits insurance and each other form of insurance Contractor is required by law to provide in order to cover loss resulting from injury, sickness, disability or death of employees of Contractor who are located on or assigned to the Project.

(ii)Commercial general and other liability insurance in the minimum amounts and types described in Sections 6.5(b) and 6.5(c) hereof modified to provided excess umbrella liability insurance coverage in the amount of not less than Twenty Million and No/100 Dollars ($20,000,000.00) per occurrence and combined annual aggregate.

(iii)Intentionally Deleted.

(g)Engineer. Each Engineer shall be required to provide engineer’s professional liability insurance with a limit of liability of not less than One Million Dollars ($1,000,000.00), or such other amount as may be required by Bank. This policy shall cover claims for a period of not less than three (3) years after the completion of each Project.

(h)Additional Insurance. Borrower shall provide such other policies of insurance as Bank may reasonably request in writing including, without limitation, earthquake insurance, in amounts satisfactory to Bank.

(i)Insurance Providers and Policies. All insurance policies shall (i) be issued by an insurance company having a rating of “AIX” or better by A.M. Best Co., in Best’s Rating Guide, (ii) name Bank as an additional insured on all liability insurance and as mortgagee and "lender's loss payable" on all casualty insurance, (iii) provide that Bank is to receive thirty (30) days’ written notice prior to non-renewal or cancellation, (iv) be evidenced by a certificate of insurance to be held by Bank, and (v) be in form reasonably acceptable to Bank. All such insurance shall be renewed annually while any of the Secured Obligations remain outstanding and evidence of such renewal provided to Bank at least twenty (20) days prior to policy expiration. All such liability insurance shall be primary and not contributing to any liability insurance carried by Borrower and Borrower and Bank shall be listed as additional insureds on all required liability insurance and such policies shall be endorsed to so provide.

(j)Premiums. Borrower shall promptly pay all premiums when due on any such policies and renewals thereof and shall furnish Bank with written evidence of such payment. At least 30 days prior to the expiration of any such policies required by Bank, a policy form renewing or extending such expiring insurance shall be delivered to Bank if Bank requests delivery of such policies to it.

(k)Bank May Purchase. In the event Borrower fails to provide insurance complying with the provisions hereof, Bank may, but without obligation so to do, without notice to Borrower, without demand upon Borrower, without releasing Borrower from any


obligation hereof, and without curing any default of Borrower, obtain insurance, in any amounts determined by Bank, through or from any insurance agency or insurer or insurance underwriter acceptable to Bank, and pay the premium therefore, and Bank by doing so shall not be chargeable with obtaining or maintaining such insurance or for the collection of any insurance monies or for any insolvency of any insurer or insurance company. Bank, from time to time, may furnish to any insurance agency or company, or any other person, any information contained in or extracted from any insurance policy theretofore delivered to Bank pursuant hereto and any information concerning the Loans, Borrower, or the Property.

(l)Assignment of Insurance Proceeds. Borrower hereby assigns to Bank all insurance proceeds from each and every kind of insurance obtained by Borrower related to the Property, including without limitation, all proceeds from insurance not specifically required by Bank at the origination of the Loans or thereafter but which may be carried by Borrower from time to time with respect to the Property or the ownership, operation or income thereof, including, without limitation, earthquake insurance. If at any time Borrower obtains insurance related to the Property or the ownership, operation or income thereof, which is not specifically required by Bank, including, without limitation, earthquake insurance, then Borrower shall nevertheless include Bank and its successors and assigns as additional insureds or additional loss payees thereto.

6.6Damage or Destruction.

(a)If the Improvements or the Property, or any portions or part thereof, are damaged or destroyed by fire or any other cause, Borrower shall, at the request of Bank and subject to the provisions of this Section, immediately proceed with the restoration thereof in accordance with the Plans and Specifications, and shall diligently complete the work of restoration, provided that Bank makes available to Borrower as restoration progresses any insurance proceeds actually paid to Bank in respect to such damage or destruction. If (i) in Bank’s sole discretionary but good faith judgment the insurance proceeds are sufficient to complete the restoration within one hundred eighty (180) days;
(ii)Bank determines that its security is not impaired; and (iii) no Event of Default exists and is continuing under the Loan Documents (collectively, the Restoration Conditions”), Bank shall advance the insurance proceeds to Borrower as restoration progresses in the same manner as Bank disburses advances of construction funds under this Agreement. If any one or more of the Restoration Conditions does not exist, Bank may call the Loans immediately due and payable in accordance with the following paragraph; provided, however, if, in Bank’s sole discretionary but good faith judgment the insurance proceeds are insufficient to complete the restoration, Borrower may satisfy such condition by depositing with Bank additional money as in Bank’s sole discretionary but good faith judgment is sufficient to complete the restoration in a timely manner and fully pay the costs thereof.

(b)If in Bank’s sole discretionary but good faith judgment the Improvements cannot be restored in a timely manner as described above or, if Borrower does not or cannot deposit additional money as in Bank’s sole discretionary but good faith judgment is required to complete the restoration and fully pay the cost thereof, or if an Event of Default


exists and is continuing under the Loan Documents, such event shall be deemed an Event of Default hereunder, and Bank’s obligation to make insurance proceeds available for restoration shall immediately terminate. Bank may in such case apply any insurance proceeds and/or owner’s equity in the manner set forth in Section 6.6(a)hereof, to reduce the outstanding Secured Obligations of Borrower under the Loan and may exercise any of the other remedies which are described in Section 9.2 hereof or in the Loan Documents.

(c)In the case of loss as described in subsection 6.6(a), Bank is hereby authorized to participate in any settlement or adjustment of claims under insurance policies, as its interest may appear, and to collect and receipt for any proceeds. In the event Bank elects to apply the proceeds to restoration, in keeping with the Restoration Conditions, such proceeds shall be made available, from time to time, in the same manner as Bank disburses advances of construction funds under this Agreement.

6.7Condemnation. If all or any part of the Project is expropriated, condemned, taken by power of eminent domain, or transferred in anticipation of any such circumstances by any competent authority, then the proceeds of any such award or settlement made as compensation or damages for such expropriation, condemnation, exercise of the power of eminent domain or the transfer in anticipation of any such circumstance shall be paid to Bank. Bank, at its election, shall pay or apply such amount in any one or more of the following ways and in such order as Bank shall determine:

(a)to costs of collection thereof;

(b)payment of any expenses and fees of Bank associated with this Agreement and the other Secured Obligations of Borrower hereunder, the payment of accrued and unpaid interest on the Loan, and the reduction of unpaid principal of the Loan;

(c)to the payment of obligations incurred by Bank or Borrower in the repair or replacement of damage to the Improvements; or

(d)to make payment to Borrower for the costs of restoration and repair of the Improvements.

If the Improvements or the Property or any part thereof is taken by condemnation or subject to imminent threat of condemnation, Bank may elect not to authorize application of any proceeds from any condemnation award to the restoration of the Improvements unless, in Bank’s sole discretionary but good faith judgment, (i) Bank’s security is not impaired, (ii) the Improvements can be replaced and restored in a manner which will enable it to be functionally and economically utilized and occupied as originally intended, and (iii) the condemnation proceeds (when taken together with such additional owner’s equity as Borrower may elect to deposit with Bank) shall be sufficient to replace or restore the Improvements to a functional and economically feasible condition. Whether Bank, in its sole but good faith judgment, determines that the Improvements can be so restored and replaced or not, the rights and obligations of Bank and Borrower thereafter, and the handling and utilization of any condemnation proceeds actually paid to Bank and undisbursed owner’s equity, shall be the same as described in the immediately preceding section hereof. In any event, the proceeds actually paid to the Bank will be provided to or credited to


Borrower in reduction of the outstanding principal balance of the Loan Amount and not to the credit of the Bank.

6.8Fixtures. No Collateral which is personal property shall be purchased or installed on the Property by Borrower under any security agreement, conditional sales contract or other agreement wherein the seller reserves a security interest in, or the right to remove or to repossess, such items or to consider them personal property after their incorporation onto the Property.

6.9Further Assurances. Borrower will at any time and from time to time upon request of Bank take or cause to be taken any reasonable action, execute, acknowledge, deliver or record any further documents, opinions, mortgages, security agreements, financing statements or other instruments or obtain such additional insurance as Bank in its discretion deems necessary or appropriate to carry out the purposes of this Agreement and to preserve, protect and perfect the security interests intended to be created and preserved in the Collateral, the Property, and other properties and assets securing the obligations of Borrower under this Agreement and the Loan Documents.

6.10Industry Track Agreement. Borrower shall, at all times, comply with its obligations under the Industry Track Agreement and shall enforce the terms of the Industry Track Agreement in good faith. Borrower will deliver to Bank, promptly after receipt of the same from the Union Pacific, copies of all material correspondence, reports, notices and other information received from the Union Pacific and pertaining or relating to the Industry Track Agreement.

6.11Deposit Accounts; Security Agreement.

(a)Borrower has opened with Bank and will continuously maintain there, all depository and other accounts necessary for construction of the Improvements and operation of its business, including, without limitation, the account described in Exhibit D attached hereto (collectively, the Deposit Accounts”). Borrower hereby grants to Bank a first lien security interest in and collateral assignment of each of the Deposit Accounts, now or hereafter established, and all funds from time to time on deposit therein. Upon the occurrence of an Event of Default, Borrower grants to Bank a full right of set-off with respect to all or any portion of the funds on deposit in the Deposit Accounts and any and all interest accrued thereon, if any. Bank may, to the maximum extent permissible by law, apply any or all of the funds in the Deposit Accounts, including accrued interest, if any, toward the unpaid balance of the Loans and/or to any other amounts which may be due and owing under the Loan Documents. Bank shall at all times have “control” of the Deposit Accounts for purposes of maintaining its first and prior perfected security interest therein.

6.12Deposit of Funds/Loan Balancing. As a material covenant and condition of the Loans and as a condition precedent to Bank’s obligation to disburse proceeds of both Loans, Borrower shall pay all Project Costs in excess of the Construction Loan. Except for the payment of interest out of the Interest Reserve pursuant to Section 2.6, Bank shall be obligated to disburse proceeds of the Loans only when the Construction Loan is “in balance.” The Construction Loans shall be “in balance” only at such times as Borrower has invested sufficient funds into the payment of Project Costs so that, in Bank’s good faith judgment, the undisbursed portion of the Construction Loan shall be sufficient to complete construction of the Project and pay all Project Costs (including


Interest Reserve) until repayment in full of the Construction Loan. The Construction Loan shall be “in balance” only at such time and from time to time as Bank may determine in its sole and absolute discretion, that (a) the undisbursed portion of Construction Loan proceeds allocated to each cost category in the Construction Budget, as amended from time to time consistently with this Agreement, is sufficient to complete each such cost category, provided, that the Bank shall allow Borrower to reallocate actual cost savings of no more than twenty-five percent (25%) of projected cost savings from one cost category to another cost category and shall take into account all contingencies in the Construction Budget, and (b) the then undisbursed portion of the Construction Loan equals or exceeds the amount necessary to pay for all work done and not previously paid for or to be done in connection with the completion of the Project substantially in accordance with the Plans and Specifications for such Improvement.

(a)The determination as to whether or not the Construction Loan is “in balance” may be made by Bank at any time following consultation with the Inspector, including with each request for a disbursement of the Construction Loan.

(b)If Bank then reasonably determines that the Construction Loan is not “in balance,” then Bank will not be obligated to make any disbursement of the Construction Loan, unless and until Borrower does any one or more of the following:

1.establishes to Bank’s satisfaction, contrary to Bank’s prior determination, the Construction Loan is “in balance”,

2.within thirty (30) days after notice from Bank that the Construction Loan is not “in balance,” deposit with Bank, in United States Dollars or immediately available funds, the amount necessary to put the Construction Loan “in balance.” No interest shall be paid by Bank on such deposited funds (advances of proceeds of the Construction Loan and such account shall be and be deemed to be made under this Agreement such that all Borrower’s deposit shall be exhausted prior to the making of any further disbursement of proceeds of the Construction Loan), or

3.within thirty (30) days after notice from Bank that the Construction Loan is not “in balance,” Borrower delivers to Bank evidence satisfactory to Bank that Borrower has expended on Project Costs from sources other than proceeds of the Construction Loan or other indebtedness, an amount sufficient to put the Construction Loan “in balance.”

If such amounts are not deposited with Bank within the time period required by this Section 6.12 or other appropriate action taken by Borrower within such time period in accordance with this Section 6.12 to demonstrate to Bank to its good faith satisfaction, in accordance with the provisions hereof, that the Construction Loan has been put back “in balance”, such failure constitute an immediate and non-curable Event of Default.

6.13Commence and Continue Construction; Completion of Construction.

(a)Borrower represents, warrants and covenants that construction of the Improvements shall at all times be completed with diligence and continuity, as determined


by Bank in its reasonable discretion, in substantial compliance with the Construction Schedule, in order that Substantial Completion of the Improvements shall occur on or before the Completion Date.

(b)All construction shall be free and clear of defects in and liens or claims for liens for materials supplied or labor or services performed in connection with the Improvements. The Improvements shall be in substantial conformity with the Plans and Specifications and, except for off-site improvements designated thereon, shall be contained wholly within the lot lines of the Property and will not encroach on any other real estate, easements, building lines or set-back requirements.

(c)Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, Borrower shall Substantially Complete construction of the Improvements no later than the Completion Date. Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, Bank shall have no further obligation to make advances or disbursements of the Construction Loan on or after the Completion Date. If the term of the Construction Loan is extended in accordance with the terms and conditions of this Agreement, the maximum amount of the Construction Loan will be reduced to and capped at the outstanding principal balance of the Construction Loan on the Initial Maturity Date.

6.14Ownership of Collateral. Borrower will be the sole owner of all Collateral, free from any adverse lien, security interest or adverse claim of any kind whatsoever, except for security interests and liens in favor of the interest of a lessor pursuant to a lease of personal property approved by Bank and the liens and security interests approved by Bank pursuant to the Loan Documents. Borrower shall not incur any debt, secured or unsecured other than (a) the Loans and
(b)the usual and customary trade debt incurred in the ordinary course of business of owning and operating the Project.

6.15Correction of Defects. Within thirty (30) days after notice thereof, Borrower will proceed with diligence to correct all defects in the Improvements and any substantial departure from the Plans and Specifications except as approved by Bank or permitted under Section 6.16 below. The disbursement of any Construction Loan proceeds or Revolving Line of Credit loan proceeds shall not constitute a waiver of Bank’s right to require compliance with this covenant with respect to any such defect or departure from the applicable Plans and Specifications.

6.16Changes and Change Orders.

(d)Borrower will not change or in any manner cause or seek a change in any laws, requirements of Governmental Authorities and obligations created by CC&Rs, licenses, approvals, restrictions or easement agreements, if any, which now or hereafter may significantly affect the ownership, construction, equipping, fixturing, use or operation of the Project without the prior written consent of Bank which consent will not be unreasonably withheld, conditioned or delayed.

(e)Except for Minor Change Orders, no Change Orders or other changes in the Construction Budget for the Improvements, Construction Schedule or in the Plans and


Specifications, will be effective unless approved in writing in advance by Bank, as described below.

(f)Any Change Order, including Minor Change Orders, must be submitted, along with disbursement requests, to Bank. Change Orders other than Minor Change Orders shall be subject to Bank’s reasonable review and approval. Borrower will not, without the prior written consent of Bank, permit the performance of any work pursuant to, or request a disbursement for, any Change Orders which result in a material change in the Plans and Specifications, Construction Schedule, Construction Contract, or will increase Project Costs. Proposed Change Orders shall be submitted to Bank on a form acceptable to Bank containing such information as to the nature, scope and cost for such change as Bank may require together with a marked copy of the portion of the Plans and Specifications affected by the proposed change.

6.17Contesting Liens. Borrower shall institute the following procedures to insure the prompt removal of mechanics’ liens from the Property:

(g)Borrower shall forward a copy of all known recorded mechanics’ liens to Bank within twenty (20) days of recording, together with a written explanation of the controversy, if any.

(h)If payment and performance bonds shall not be in effect or not in a sufficient amount or the surety thereof shall fail to pay a mechanic’s lien, then, within the aforementioned twenty (20) days, Borrower must either: (i) pay the lien and obtain a written release thereof, or (ii) post a bond issued by an underwriter acceptable to Bank indemnifying against any loss by reason of such lien, or (iii) contest the validity of the lien and deposit with Bank an amount equal to 150% of the lien together with an additional sum sufficient to cover the costs of releasing the lien, six (6) months statutory interest and attorneys’ fees, which shall be from funds outside the Construction Loan proceeds and shall be accompanied with the instruction to Bank that such funds shall be held by Bank in a separate escrow account, without interest, to provide Borrower a reasonable time to contest the lien and obtain a release thereof, and, upon the release thereof, the entire escrowed funds shall be returned to Borrower. Bank shall be further instructed that, should Bank, in Bank’s sole and absolute judgment, determine that Bank’s security or priority position be in jeopardy, then Bank may, upon fifteen (15) days’ notice to Borrower of its intention to do so, but without any obligation, pay out of the undisbursed loan account any or all of such liens or claims, or may contest the validity of any of them, paying all costs and expenses, including attorneys’ fees and costs; and, should such payments exceed the balance of escrowed funds, then such additional amount may be expended by Bank at its option and shall be secured by the Deeds of Trust.

6.18Notices. Borrower, as soon as practicable, shall give notice to Bank of:

(a)Any actions, suits or proceedings involving Borrower, or their members, directors, officers or managers that could materially and adversely affect the repayment of the Loans, the performance of Borrower under this Agreement, the performance by the


Guarantor under either of the guaranties, or the financial condition, business or operations of Borrower.

(b)The commencement of any material arbitration or governmental investigation or proceeding not previously disclosed by Borrower to Bank in writing which has been instituted or, to the knowledge of Borrower, threatened, against Borrower or Guarantor or to which its properties or assets are subject;

(c)Any adverse development which occurs in any litigation, arbitration or governmental investigation or proceeding previously disclosed by Borrower to Bank;

(d)Any Default or Event of Default has occurred and is continuing under this Agreement or the Loan Documents of which Borrower has knowledge; and

(e)Any Material Adverse Occurrence.

Additionally, Borrower agrees to promptly notify Bank (x) of any change in direct or indirect ownership interests in the Borrower as reported in the Certification or other similar certification provided to Bank prior to or in connection with the execution of this Agreement, or

(y) if the individual with significant managerial responsibility identified in the Certification ceases to have that responsibility or if the information reported about that individual changes. Borrower hereby agrees to provide such information and documentation as Bank may request during the term of the Loans to confirm or update the continued accuracy of the any information provided in connection with the foregoing.

6.19Additional Banking Laws. Borrower shall (a) ensure, and cause each affiliate to ensure, that no person who owns a controlling interest in or otherwise controls Borrower or any affiliate is or shall be listed on the “Specially Designated Nationals and Blocked Person List” or other similar lists maintained by OFAC, the Department of the Treasury, or included in any Executive Orders, (b) not use or permit the use of the proceeds of the Loans to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (c) comply, and cause each affiliate to comply, with all applicable Bank Secrecy Act laws and regulations, as amended.

6.20Purchase Contracts. Borrower shall enforce the terms and conditions of the Purchase Contracts located on the Property to meet the covenants and obligations set forth in this Agreement.

6.21Leases. Borrower (a) must comply in all respects with the terms, covenants, agreements, conditions and requirements of each Lease, as, when and in the manner required thereby, (b) will deliver to Bank fully-executed copies of each Lease, and any amendment or modification of each Lease; (c) must enforce the terms, covenants, agreements, conditions and requirements contained in each Lease upon the part of the tenants thereunder to be observed or performed, provided, however, that Borrower will not terminate or accept a surrender of a Lease without Bank’s prior approval; (d) must promptly notify Bank when Borrower receives notice of any default by Borrower as landlord under any Lease; (e) will not collect any of the rents more than one (1) month in advance; (f) will not execute any assignment of the landlord’s interest in the Leases or the rents except as contemplated by the Loan Documents; and (g) will, upon Bank’s


request, execute and deliver all further assurances, confirmations and assignments in connection with the Leases as Bank may reasonably require from time to time.

6.22Existence; Single Purpose Entity. Borrower will do or cause to be done all things necessary to maintain its legal existence and powers as a limited liability company organized in the State, and registered and qualified to do business in the State. Borrower’s sole business purpose shall be to own, construct and operate the Project. Borrower: (a) shall conduct business only in its own name and under any trade name for the Project, (b) shall not engage in any business unrelated to the Project, own any real property other than the Project, or have any assets unrelated to the Project, (c) shall not have any indebtedness other than as permitted under Section 8.1, (d) shall have its own separate books, records, and accounts (with no commingling of assets), (e) shall hold itself out as being an entity separate and apart from any other person or entity, (f) shall observe limited liability company formalities independent of any other entity, and (g) shall not change its name, identity, or organizational structure, unless Borrower shall have obtained the prior written consent of Bank to such change, and shall have taken all actions necessary or requested by Bank to file or amend any financing statement or continuation statement to assure perfection and continuation of perfection of security interests under the Loan Documents. Borrower shall, during the term of the Loan, remain a “non-foreign person” within the meaning of Section 1445 of the United States Internal Revenue Code of 1986, as amended, and the regulations issued thereunder. Borrower shall maintain executive personnel and management at a level of experience and ability equivalent to present personnel and management. Without limiting the generality of anything in this section, Borrower shall not suffer to occur or exist, whether occurring voluntarily or involuntarily, after the date of this Agreement any change in the legal or beneficial ownership of any capital stock of or limited liability company interest or general partnership interest in Borrower or in the general partner or manager of Borrower, without the prior written consent of Bank which may be withheld in its sole discretion.

6.23Declarations. Borrower shall at all times duly perform and observe, in all material respects, all of the terms, provisions, conditions and agreements on its part to be performed and observed under any Declarations, and shall not suffer or permit any default or event or default on the part of Borrower to exist thereunder beyond any applicable notice and cure periods, and shall not agree or consent to any modification, amendment or termination of any Declaration without the prior written consent of Bank, other than non-material amendments, such consent not to be unreasonably withheld, conditioned or delayed. Borrower shall promptly furnish to Bank copies of all notices of default and other material documents and communications sent or received by Borrower under or relating to any Declaration.

6.24District Bond Financing Balancing. As a material covenant and condition of the Loans and as a condition precedent to Bank’s obligation to disburse proceeds of both Loans, Borrower shall cause the District to finance and pay for or otherwise reimburse Borrower for the payment of all costs of constructing the public infrastructure improvements at the Project to be completed by Borrower pursuant to the Construction Project Delivery Agreement, Infrastructure Acquisition Agreement and/or Reimbursement Agreement, as applicable. Bank shall be obligated to disburse proceeds of the Loans only when the District Bond Financing is “in balance.” The District Bond Financing shall be “in balance” only at such times as the Bank, in its good faith judgment, based upon the evaluation of same by the Inspector, determines that undisbursed proceeds of the District Bond Financing held in accounts established and maintained by District at


UMB Bank, N.A. in Denver, Colorado, are sufficient to pay for one hundred percent (100%) of the total cost of all task order public infrastructure improvements contemplated in the Construction Project Delivery Agreement and District Construction Budget established for the same and previously approved by Bank. In order to facilitate such determination, Borrower shall on a monthly basis concurrently with the submission of a Construction Loan draw request in accordance with Section 4.5 hereof, deliver to Bank copies of all task orders received by Borrower from the District during the previous month pursuant to the Construction Project Delivery Agreement, together with (i) the most recent draw request submitted by Contractor to Borrower for work completed by Contractor during the previous month under or pursuant to such Construction Project Delivery Agreement; (ii) copies of all paid receipts, cancelled checks, invoices and other back-up submitted by Contractor in connection with the draw request described in clause (i) of this Section 6.24; (iii) an updated District Construction Budget; (iv) the most recent bank statements for all UMB Bank, N.A. and/or other bank accounts holding the proceeds of the District Bond Financing; and (v) a reconciliation of the District Construction Budget and amounts disbursed from such bank accounts holding the proceeds of the District Bond Financing, in each case prepared by the District’s accountants, to track the outflows of proceeds from such bank accounts and application thereof to payments made by the District on account of the task order work completed by Contractor during the previous month pursuant to the Construction Project Delivery Agreement and District Construction Budget.

(a)The determination as to whether or not the District Bond Financing is “in balance” may be made by Bank at any time following consultation with the Inspector, including with each request for a disbursement of the Construction Loan.

(b)If Bank thereafter reasonably determines that the District Bond Financing is not “in balance,” then Bank will not be obligated to make any disbursement of the Construction Loan, unless and until Borrower does any one or more of the following:

1.establishes to Bank’s satisfaction, contrary to Bank’s prior determination, the District Boned Financing is “in balance”, or

2.within thirty (30) days after notice from Bank that the District Bond Financing is not “in balance,” deposits or causes the District to deposit with UMB Bank, N.A., in United States Dollars or immediately available funds, the amount necessary to put the District Bond Financing “in balance.”

If such amounts are not deposited with Bank within the time period required by this Section 6.24 or other appropriate action taken by Borrower within such time period in accordance with this Section 6.24 to demonstrate to Bank to its good faith satisfaction, in accordance with the provisions hereof, that the Construction Loan has been put back “in balance”, such failure constitute an immediate and non-curable Event of Default.

6.25District Board Composition. Borrower covenants and agrees that, following the occurrence of an Event of Default and Bank’s acquisition of title to the Property, whether by foreclosure judicially, exercise of the power of sale contained in the Deeds of Trust, acceptance of a deed in lieu of foreclosure or otherwise, Borrower shall exercise commercially reasonable and diligent good faith efforts, in cooperation with the Bank, to cause the then current members of the


Board of Directors of the District to resign and replace themselves with a slate of replacement directors acceptable to the Bank in its sole but good faith discretion and, in connection therewith, Borrower shall file such petitions with the Board of County Commissioners of Adams County, Colorado and take such other actions as may reasonably be necessary to facilitate such Board replacement, all at Borrower’s sole cost and expense.

6.26Property Purchase and Sale Contracts. No later than one hundred eighty (180) days following the Effective Date, Borrower shall deliver to Bank one (1) fully executed and enforceable purchase and sale agreement for a portion of the Property which results in a sales price of no less than two million dollars ($2,000,000.00) in form and content and on terms and conditions acceptable to Bank in its sole but good faith discretion and satisfying the requirements of Section 2.9(d) hereof (including, without limitation, the Minimum Per Acre Sales Price).

6.27Acquisition of County Parcel. No later than thirty (30) days following Borrower’s acquisition of the real property described on Schedule 6.27 attached hereto and incorporated herein by this reference (the “County Parcel”) Borrower shall (i) execute and deliver to Bank amendments to the Deeds of Trust and other Loan Documents as may be reasonably necessary to encumber the County Parcel with the liens and security interests of the Deeds of Trust and such other Loan Documents; (ii) cause the Title Company to issue date down and mortgage priority endorsements to the Title Policies, each in form and content acceptable to Bank in its discretion, insuring the continuing priority of the liens of such Deeds of Trust, as so modified; and (iii) pay all of Bank’s attorneys’ fees, title insurance premiums, recording and filings fees, and other costs and expenses incurred by Bank in negotiating, documenting and closing such Loan Document modifications. Following Borrower’s acquisition, of the County Parcel, Borrower’s completion of foregoing Loan Documents modifications in this Section 6.27 shall be a condition precedent to any further advances of the Loans.

6.28Execution and Delivery of Design Build Agreement. No later than thirty (30) days following the Effective Date, Borrower shall deliver to Bank a fully executed copy of the Design Build Contract with all attachments thereto and the fully executed Assignment of Design Build Contract, in each case in form and content acceptable to Bank in its discretion.

ARTICLE 7 FINANCIAL COVENANTS

7.1Special Definitions. In this Article, the following terms shall have the following meanings as to any Person:

(a)Loan to Cost Ratio means during the construction of the Improvements, the percentage that the maximum principal amount of the Construction Loan bears to the aggregate cost of the items set forth in the Construction Budget for the construction of the Improvements does not exceed fifty-five percent (55%); and

(b)Loan to Value Ratio” means during the construction of the Improvements, the percentage that the maximum principal amounts of the Construction Loan bears to the Appraised Value does not exceed fifty percent (50%).


7.2Financial Covenants. Until the Loans and all indebtedness hereunder have been paid in full and all Secured Obligations hereunder have been fully discharged, Borrower covenants and agrees as follows:

(a)Loan to Value Ratio. Borrower shall at all times comply with the Loan to Value Ratio. If at any time Borrower is not in compliance with the Loan to Value Ratio, then, within ten (10) days of Bank’s written demand, Borrower shall pay down the principal balance of the Construction Loan in such amount as will bring the Loan to Value Ratio into compliance with this Section 7.2(a).

(b)Loan to Cost Ratio. Borrower shall at all times comply with the Loan to Cost Ratio. If at any time Borrower is not in compliance with the Loan to Cost Ratio, then, within ten (10) days of Bank’s written demand, Borrower shall pay down the principal balance of the Construction Loan in such amount as will bring the Loan to Cost Ratio into compliance with this Section 7.2(b).

(c)Liquidity Covenant. At all times while any amounts remain outstanding under the Revolving Line of Credit, Borrower shall maintain unencumbered liquid assets consisting of cash, cash equivalents and U.S. Treasury obligations of at least One Million and No/Dollars ($1,000,000.00), tested quarterly, while any portion of the Revolving Line of Credit has been disbursed and remains outstanding and without regard to, and excluding, any Interest or other Reserves maintained and established by Borrower with Bank pursuant to this Agreement or the other Loan Documents.

7.3Financial Information. In addition to any financial statements or reports reasonably required by Bank from time to time, Borrower shall furnish Bank with the following financial statements, reports and information without additional notice:

(a)As soon as available and in any event within ninety (90) days after the end of each fiscal year of Borrower, internally prepared annual financial statements of Borrower, including balance sheets, related statements of earnings, income statements and cash flow statements for the fiscal year covered with comparable figures for the preceding calendar year, certified by an appropriate officer of Borrower, in form and detail satisfactory to Bank.

(b)As soon as available, and in any event within forty-five (45) calendar days after the end of each calendar quarter, internally prepared quarterly financial statements of Borrower, including balance sheets, related statements of earnings, income statements and cash flow statements for the quarter covered with comparable figures for the preceding calendar quarter, certified by an appropriate officer of Borrower, to be complete, correct and accurate in all material respects, in form and detail satisfactory to Bank.

(c)Within ten (10) calendar days after Bank’s request therefor executed copies of all letters of intent and purchase contracts executed between Borrower and any prospective purchaser for all or any portion of the Property.


(d)Annually, within thirty (30) days following approval, a copy of Borrower’s approved budget for Borrower’s subsequent fiscal year showing compliance with the applicable covenants contained in this Agreement.

(e)Annually, within thirty (30) days after the date due, verification by Borrower that all real estate taxes (if any) for the Property have been paid, in form and detail satisfactory to Bank.

(f)Annually, within thirty (30) days after the end of each calendar year, verification by Borrower that all insurance required by Bank remains in force and effect, in form and detail satisfactory to Bank.

(g)On a monthly or more frequent basis as reasonably requested by Bank, such additional financial and other information pertaining to the District, the Construction Project Delivery Agreement, Infrastructure Acquisition Agreement, Reimbursement Agreement and/or District Bond Financing as may be required by Bank, in its good faith judgment, to undertake and complete the “in balance” analysis of the District Bond Financing described in Section 6.24 hereof.

All financial data provided to Bank shall be prepared in accordance with GAAP or other generally recognized accounting system satisfactory to Bank.

7.4Other Items and Information. Borrower shall provide such other information concerning Borrower, the Property, and the assets, business, financial condition, operations, property, prospects, and results of operations of Borrower as Bank reasonably requests from time to time. In this regard, immediately upon request of Bank, Borrower shall deliver to Bank counterparts and/or conditional assignments as security of any and all receipted invoices, bills of sale, statements, conveyances, and other agreements, documents, and instruments of any nature relating to the Property or under which Borrower claim title to any materials or supplies used or to be used on the Property.

ARTICLE 8 NEGATIVE COVENANTS

Until the Secured Obligations are paid and performed in full, Borrower agree that, unless Bank otherwise agrees in writing in Bank’s absolute and sole discretion:

8.1Further Indebtedness. Borrower shall not create, incur, assume, or allow to exist any indebtedness of any kind or description, except the compliance with such covenant shall be confirmed annually with the Loans as part of Borrower’s annual financial statement reporting requirements set forth in Section 7.3(a) hereof.

8.2Alteration of Plans and Specifications. Borrower shall not make or permit any material change in any Plans and Specifications or permit the performance of any work or a change in any agreement or arrangement that would result in a material change in any Plans and Specifications.


8.3Alteration of Other Documents; Entering into Leases.

(a)Once approved by Bank, Borrower shall not make or permit any material change in any of the documents furnished to Bank (at any point) in connection with the Loans, including, without limitation, any Declaration, the Industry Track Agreement, Construction Contract, Engineer’s Contracts or Purchase Contracts.

8.4Ownership; Control; Management. Borrower shall not issue or repurchase any capital stock or other securities of or in Borrower or grant any option, right of first refusal, warrant, or other right to purchase any capital stock or other securities interest in Borrower. Borrower shall not be dissolved or liquidated. Borrower shall not amend, modify, restate, supplement, or terminate its articles of organization. Borrower shall not reorganize itself or consolidate with or merge into any other legal entity or permit any other legal entity to be merged into Borrower. Subject to the following provisions of this Section 8.4, without the prior written consent of Bank, there shall be no change in the day-to-day control and management of Borrower, including, without limitation, any change in the employment status of Brian Fallin and Brian Aratani (collectively “Key Employees”), each of whom shall continuously remain employed by Borrower in the development, financing, construction, management and operation of the Project throughout the terms of the Loans; provided, however, that if either Key Employee should resign, be terminated, die or become incapacitated, Borrower shall promptly and in no event later than five (5) days following the occurrence of same notify Bank of the same and meet with Bank within ten (10) days following the occurrence of same to discuss the replacement of such Key Employees, each such replacement of which shall have demonstrable and relevant experience in the financing, development, construction, management and operation of industrial properties of similar size and scope and shall otherwise be acceptable to Bank in its sole but good faith discretion, such replacement to be made no later than fifteen (15) days following the occurrence of such Key Person’s resignation, termination of employment, death or incapacity. In addition, Borrower will not suffer or allow to occur or exist, whether occurring voluntarily or involuntarily, during the term of this Agreement while the Membership Interest Pledge remains in effect, any transfer, individually and/or in the aggregate, of more than forty-nine percent (49%) of the legal and beneficial ownership of any capital stock held in Borrower without, in each case, the prior written consent of Bank, which may be withheld in Bank’s sole but good faith discretion. Borrower shall not consent to any termination, replacement or appointment of any property manager without Bank’s prior written approval. Without limiting the generality of the foregoing but subject to the foregoing terms and provisions of this Section 8.4, Borrower agrees to promptly and in no event later than five (5) days following the occurrence of same notify Bank (A) of any change in direct or indirect ownership interests in Borrower as reported in the Certification, or (B) if the individual with significant managerial responsibility identified in the Certification ceases to have that responsibility or if the information reported about that individual changes. Borrower hereby agrees to provide such information and documentation as Bank may request during the term of the Loans to confirm or update the continued accuracy of the any information provided in connection with the foregoing.

8.5Patriot Act. Borrower shall not (i) conduct any business or engage in any transaction or dealing with any transaction relating to, any property blocked pursuant to Executive Order No. 13224; or (ii) engage in or conspire to engage in any transaction that evades or avoids, or attempts to violate, any of the prohibitions set forth in Executive Order No. 13224, the USA


Patriot Act or any other Anti-Terrorism Law. Borrower shall deliver to Bank any certification or other evidence requested by Bank, confirming Borrower’s compliance with this Section.

8.6Unlawful Use, Medical Marijuana, Controlled Substances And Prohibited Activities.

(a)Borrower shall not enter into, consent to or permit any lease, sublease, license or other agreement relating to, or otherwise permit the use or occupancy of, the Property for a Controlled Substances Use (defined below) or in any manner that violates or could violate any Controlled Substances Laws (defined below), including, without limitation, any business, communications, financial transactions or other activities related to Controlled Substances or a Controlled Substances Use (defined below) that violate or could violate any Controlled Substances Laws (collectively, “Drug-Related Activities”). Borrower and its affiliates shall not engage in any Drug-Related Activities, and Borrower shall not make any payments to Bank from funds derived from Drug-Related Activities. Borrower shall provide to Bank, from time to time, within (10) ten days after Bank’s request therefor, any information that Bank requests in its reasonable discretion, relating to compliance with this Section 8.6. Borrower shall include in all Leases and other agreements for use and occupancy of the Property, provisions that (i) prohibit any Controlled Substance Use or Drug-Related Activities on the Property, and (ii) permit the Bank to make physical inspections of the Property upon the request of the Bank. For purposes of this Section 8.6, (i) “Controlled Substances Laws” means the Federal Controlled Substances Act (21 U.S.C. §801 et seq.) or any other similar or related federal, state or local law, ordinance, code, rule, regulation or order; (ii) “Controlled Substances” means marijuana, cannabis or other controlled substances as defined in the Federal Controlled Substances Act or that otherwise are illegal or regulated under any Controlled Substances Laws; and (iii) “Controlled Substances Use” means any cultivation, growth, creation, production, manufacture, sale, distribution, storage, handling, possession or other use of a Controlled Substance in violation of any Controlled Substances Laws. The provisions of this Section 8.6 shall apply notwithstanding any state or local law permitting the Controlled Substances Use or Drug-Related Activities. Notwithstanding any provision in this Agreement or in any other Loan Document securing the Obligations to the contrary, no direct or indirect disclosure by Borrower to Bank or any person affiliated with Bank, and no knowledge of Bank or any person affiliated with the Bank, of the existence of any Drug Related Activities or Controlled Substance Use on, in or about the Property shall estop Bank or waive any right of Bank to invoke any remedy under the Loan Documents for violation of any provision hereof related to the prohibition of any Drug Related Activities or Controlled Substance Use on, in or about the Property. The foregoing shall apply notwithstanding the receipt or execution of an estoppel certificate or subordination, non-disturbance or attornment agreement or other document from or with any tenant of Borrower engaged in such prohibited activity.

(b)This Section 8.6 is a material consideration and inducement upon which Bank relies in extending credit and other financial accommodations to Borrower. Failure by Borrower to comply with this section shall constitute a material non-curable Event of Default. Notwithstanding anything in this Agreement, the Notes or Loan Documents regarding rights to cure Events of Default, Bank is entitled upon breach of this section to


immediately exercise any and all remedies under this Agreement, the Notes and the other Loan Documents, and by law.

(c)In addition and not by way of limitation, Borrower shall indemnify, defend and hold Bank harmless from and against any loss, claim, damage, liability, fine, penalty, cost or expense (including attorneys’ fees and expenses) arising from, out of or related to any Controlled Substances or Drug Related Activities located at or conducted on the Property or Collateral, Drug Related Activities by Borrower or any lessee of the Property or Collateral, or Borrower’s breach, violation, or failure to enforce or comply with any of the covenants set forth in this section. This indemnity includes, without limitation any claim by any governmental entity or agency, any lessee, or any third person, including any governmental action for seizure or forfeiture of any Property or Collateral (with or without compensation to Bank, and whether or not Property or Collateral is taken free of or subject to Bank’s lien or security interest).

8.7Distributions, Dividends and Compensation. Borrower shall not declare, pay, set aside funds for or make any distribution or dividend, in cash or assets or trust to or for the benefit of any member or other legal or beneficial owner of Borrower at any time during the term of this Agreement other than for payment of state or federal income and other tax liabilities payable in connection with Borrower’s development, construction, sale and operation of the Project as contemplated herein, without the written consent of Bank, not to be unreasonably withheld.

8.8Leases; Subleases. Without the prior written consent of Bank which consent shall not be unreasonably withheld, conditioned or delayed, Borrower shall not (a) terminate, modify or amend any Lease, assign any Lease, grant any concessions in connection therewith, either orally or in writing, accept a surrender thereof, waive any performance or default thereunder by the tenant thereunder, or consent to any assignment or sublet thereof by the tenant thereunder, or (b) enter into any Lease.

8.9Alteration of Property. Other than in connection with the construction and of the Improvements as permitted hereunder, Borrower shall not make or permit any material change to the Project without Bank’s prior written consent which consent shall not be unreasonably withheld, conditioned or delayed.

8.10Junior Liens. Borrower shall not permit any lien, mortgage or other encumbrance to be placed on the Project (or any portion thereof) or on any interest of Borrower in the other collateral without Bank’s prior written consent, which consent may be withheld, conditioned, or both, in Bank’s sole discretion.

ARTICLE 9 DEFAULT AND REMEDIES

9.1Event of Default. The occurrence of any of the following events shall constitute an Event of Default hereunder:

(a)Borrower’s failure to make payment of any installment of principal or interest on the Notes or any other monetary obligation under any Loan Document within five (5) days following the date on which such payment is due;


(b)A default shall occur in the due performance and observance of any covenant or condition of this Agreement or any other Loan Document not otherwise described in this Section 9.1, which breach is not cured to Bank’s reasonable satisfaction within the applicable cure period for breach of such covenant or condition, and, if no specific cure period is provided, within thirty (30) days following notice of such default being sent by Bank to Borrower; provided, however, Borrower shall have an additional reasonable period of time, not to exceed sixty (60) days in the aggregate (for a total cure period of ninety (90) days), to cure such failure if (i) such failure does not involve the failure to make payments on a monetary obligation; (ii) such failure is curable but cannot reasonably be cured within thirty (30) days; and (iii) Borrower is diligently undertaking to cure such default.

(c)Any representation, warranty or disclosure made by Borrower or any officer of Borrower proves to be materially false or misleading as of the date when made, regardless of whether such representation or disclosure appears in this Agreement, the Loan Documents, or items submitted in connection therewith;

(d)Borrower’s failure to comply with any term, covenant or agreement contained in Sections 2.6, 6.2, 6.3, 6.5, 6.10, 6.13, 6.17 6.20, 6.24, 6.26, 6.27 or 6.28 of this Agreement;

(e)Borrower fails to comply with any term, covenant or agreement contained in Article 7 of this Agreement;

(f)Borrower fails to comply with any term, covenant or agreement contained in Article 8 of this Agreement;

(g)There shall occur a default or event of default under any other loan made by Bank to Borrower or any Affiliate thereof if such default has not been cured within any applicable grace or cure period; provided, however, Borrower shall have an additional reasonable period of time, not to exceed sixty (60) days in the aggregate (for a total cure period of ninety (90) days), to cure such failure if (i) such failure does not involve the failure to make payments on a monetary obligation; (ii) such failure is curable but cannot reasonably be cured within the time provided for in such other loan; (iii) Borrower or its Affiliate is diligently undertaking to cure such default; and (iv) such other default does not involve the bankruptcy (whether voluntary or involuntary), insolvency, or receivership of Borrower or its Affiliates with regard to such loan.

(h)A final judgment (i) is entered against Borrower, (ii) is not covered by insurance and (iii) remains unsatisfied or not appealed for a period of sixty (60) days after the entry thereof;

(i)An “Event of Default” (as defined under any other Loan Document not already mentioned in this Section) shall occur and such Event of Default continues beyond any applicable grace or cure period provided in such Loan Document;

(j)Any claim or lien shall be filed against the Collateral or any part thereof; provided, however, that no default shall exist hereunder as long as Borrower has fully


complied with any conditions provided in the Loan Documents to permit Borrower’s contest of such claim or lien;

(k)Borrower fails to make any deposit of funds required hereunder, or under the Loan Documents within five (5) days after the time required for payment;

(l)Borrower or Guarantor shall generally not pay its debts as such debts become due, or shall admit in writing its inability to pay its debts generally, or shall make a general assignment for the benefit of creditors; or any proceeding shall be instituted by Borrower or Guarantor seeking to adjudicate Borrower or Guarantor bankrupt or insolvent, or seeking liquidation, winding up, reorganization, arrangement, adjustment, protection, relief composition of it or its debts under any law relating to bankruptcy, insolvency or reorganization or relief of debtors, or seeking the entry of an order for relief or the appointment of a custodian, receiver, trustee, or other similar official for it or for any substantial and material part of its property; or Borrower or Guarantor shall take any action to authorize any of the actions set forth above in this Section 9.1;

(m)Borrower or Guarantor (i) becomes insolvent or the subject of state insolvency proceedings, (ii) fails generally to pay debts as they become due, (iii) fails to perform on any term, covenant or agreement made by Borrower relating to debt of Borrower that results in the holder of such debt being able to accelerate the debt, (iv) makes an assignment for the benefit of creditors, (v) has a receiver, trustee, custodian or other similar official appointed with respect to its assets, (vi) has a substantial part of its property taken into the possession of a receiver, trustee or custodian and such appointment remains in place for a period of sixty days;

(n)The taking of action by Borrower or Guarantor to make itself the subject of proceedings under the United States Bankruptcy Code; or the execution by Borrower or Guarantor of a petition to become a debtor under the United States Bankruptcy Code; or the filing of an involuntary petition against Borrower or Guarantor under the United States Bankruptcy Code that remains undismissed for a period of sixty (60) days; or an order for relief under the United States Bankruptcy Code is entered against Borrower or Guarantor;

(o)There occurs any Material Adverse Occurrence;

(p)Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, the Project and all Improvements constructed thereon are not Substantially Completed on or prior to the Completion Date; and/or

(q)Termination of the Industry Track Agreement for any reason.

Borrower acknowledges and agrees that all material non-monetary defaults are conclusively deemed to be and are defaults which impair the security of the Loan Documents, and that Bank shall be entitled to exercise any appropriate remedy, including without limitation, foreclosure of the Loan Documents upon the occurrence of any such material non-monetary default after the expiration of any cure period, if applicable.


9.2Remedies. Upon the occurrence of an Event of Default, Bank may, in addition to any other remedies which Bank may have hereunder or under the Loan Documents or by law, at its option and without prior demand or notice take any or all of the following actions:

(a)Use any funds of Borrower held by Bank to reimburse Bank for any costs incurred under the Note or this Agreement.

(b)Declare the Secured Obligations immediately due and payable.

(c)Bank shall have the right to take possession of the Property and perform any and all work it deems advisable or necessary to protect the Property and Improvements. Borrower hereby irrevocably constitutes and appoints Bank its attorney-in-fact with full power and authority upon the occurrence of an Event of Default to:

(i)take possession of and protect the Improvements;

(ii)pay, settle or compromise all existing claims relating to the clearance of title to the Property for protection of its interest;

(iii)prosecute and defend all actions and proceedings in connection with the Improvements and to apply the proceeds of any judgment received by Borrower in any such action against any of the Secured Obligations as it sees fit; and

(iv)execute, acknowledge and deliver all instruments and documents in the name of Borrower and do and perform all acts in the name of Borrower that Bank deems necessary or appropriate to commence or continue operations on the Property.

(d)Obtain the appointment of a receiver and foreclose on or realize upon any security for the Loans without waiving its rights to proceed against any other security or other entities or individuals directly or indirectly responsible for repayment of the Secured Obligations or waive any and all security for the Secured Obligations as Bank may in its discretion so determine, and pursue any such other remedy or remedies as Bank may so determine to be in its best interest as provided herein or in the Loan Documents. All remedies of Bank provided for herein and in any other Loan Document are cumulative and shall be in addition to all other rights and remedies provided by law. The exercise of any right or remedy by Bank hereunder shall not in any way constitute a cure or waiver of an Event of Default hereunder or under any other Loan Document or invalidate any act done pursuant to any notice of an Event of Default, or prejudice Bank in the exercise of any of its rights hereunder or under any other Loan Documents unless, in the exercise of its rights, Bank realizes all amounts owed to it under such Loan Documents.

9.3Setoff. As security for the payment of the Secured Obligations, Borrower hereby grants to Bank a security interest in and lien on any credit balance now or hereafter owed to Borrower by Bank. In addition, Borrower each agree that Bank may, at any time after the occurrence of an Event of Default, without prior notice or demand, set off against any such credit balance or other money all or any part of the unpaid balance of the Secured Obligations.


9.4Recertified Appraisal. If at any time (a) Bank reasonably believes that an Event of Default under the Loan Documents has occurred (giving effect to applicable cure and notice periods, if any, contained in the Loan Documents), (b) a Material Adverse Occurrence has not been cured within the required time period, or (c) Bank is required by law or regulation to obtain a new Appraisal, Bank may require a new Appraisal of the Property in form and content reasonably acceptable to Bank to be prepared at Borrower’s expense.

9.5Inspections. Bank and its agents, employees, and representatives shall have the right upon reasonable notice and during normal business hours (except in the event of an emergency) from time to time to enter upon the Property in order to inspect the Property. Inspection by Bank or Bank’s Inspector of the Property is for the sole purpose of protecting the security of Bank and is not to be construed as a representation by Bank that there has been compliance with applicable law or the applicable Covenants or that the Improvements are free of defects in materials or workmanship. Borrower may make or cause to be made such other independent inspections as Borrower may desire for its own protection.

In any case, Bank may proceed with every remedy available at law or in equity or provided for herein or in any document executed in connection herewith, and all expenses incurred by Bank in connection with any remedy shall be deemed indebtedness of Borrower to Bank and a part of the Secured Obligations. Bank may apply the proceeds from any collateral for the Loans or from any other source against any of the Secured Obligations as and in any order it sees fit.

ARTICLE 10 MISCELLANEOUS

10.1No Waiver. No waiver of any Event of Default or breach by Borrower hereunder shall be implied from any failure by Bank to take action on account of such Event of Default if such Event of Default persists or is repeated, and no express waiver shall affect any Event of Default other than the Event of Default specified in the waiver and shall be operative only for the time and to the extent therein stated. Waivers of any covenant, term or condition contained herein shall not be construed as a waiver of any subsequent breach of the same covenant, term or condition. The consent or approval by Bank to, or of, any act by Borrower requiring further consent or approval shall not be deemed to waive or render unnecessary the consent or approval to, or of, any subsequent similar act.

10.2Successors and Assigns. This Agreement is made and entered into for the sole protection and benefit of Bank and Borrower, their successors and assigns, and no other person or persons shall have any right of action hereunder. The terms hereof shall inure to the benefit of the successors and assigns of the parties hereto; provided, however, that Borrower’s interest hereunder cannot be assigned or otherwise transferred without the prior consent of Bank which may be withheld in Bank’s sole and absolute discretion.

10.3Notices. Any notice required or permitted to be given by Borrower or Bank under this Loan Agreement shall be in writing and will be deemed given (a) upon personal delivery or upon confirmed transmission by email, (b) on the first Business Day after receipted delivery to a courier service which guarantees next Business Day delivery, or (c) on the third Business Day after


mailing, by registered or certified United States mail, postage prepaid, in any case to the appropriate party at its address set forth below:

If to Borrower:

Rail Land Company, LLC

c/o Rocky Mountain Industrials, Inc. 4601 DTC Boulevard, Suite 130

Denver, Colorado 80237 Attn:Brian Fallin, CEO

Email:bfallin@rockymountainindustrials.com

With copy to:

Kamlet LLP

3900 East Mexico Avenue, Suite 300

Denver, Colorado 80210 Attn:Jay Kamlet, CEO

Email:jkamlet@kamletlaw.com

If to Bank:

Pacific Western Bank

5050 South Syracuse Street, Suite 1000

Denver, Colorado 80237

Attn: Robert Crise, SVP, Relationship Manager Email: rcrise@pacwest.com

With copies to:

Pacific Western Bank

5050 South Syracuse Street, Suite 1000

Denver, Colorado 80237

Attn: Holly A. Hayes, EVP, General Counsel Email: hhayes@pacwest.com

and

Polsinelli P.C.

1401 Lawrence Street, Suite 2300

Denver, Colorado 80202

Attn:Amy Hansen & Paul Franke

Email:

ahansen@polsinelli.com & pjfranke@polsinelli.com

Any person may change such person’s address for notices or copies of notices by giving notice to the other party in accordance with this section.


10.4Authority to File Notices. Borrower irrevocably appoints, designates and authorizes Bank as its agent (said agency being coupled with an interest), during the occurrence and continuance of an Event of Default, to send to any third party any other notice or documents or take any other action that Bank deems necessary or desirable to protect its interest hereunder, or under the Loan Documents, and will upon request by Bank, execute such additional documents as Bank may require to further evidence the grant of the aforesaid right to Bank.

10.5Time. Time is of the essence hereof.

10.6Amendments, etc. No amendment, modification, termination or waiver of any provisions of this Agreement or of any of the Loan Documents nor consent to any departure by Borrower therefrom shall in any event be effective unless the same shall be in writing and signed by Bank, and then such waiver or consent shall be effective only in the specific instance and for the specific purpose for which given.

10.7Headings. The article and section headings in no way define, limit, extend or interpret the scope of this Agreement or of any particular article or section.

10.8Number and Gender. When the context in which the words are used in this Agreement indicate that such is the intent, words in the singular number shall include the plural and vice-versa. References to any one gender shall also include the other gender if applicable under the circumstances.

10.9No Joint Venture. Bank and Borrower each have separate and independent rights and obligations under this Agreement. Nothing contained herein shall be construed as creating, forming or constituting any partnership, joint venture, merger or consolidation of Borrower and Bank for any purpose or in any respect.

10.10Indemnify Bank. Borrower shall indemnify and hold Bank harmless from all liability for any actual or alleged damage or injury of whatsoever nature arising out of or in any way connected with the Property or arising out of Borrower’s breach of the provisions of this Agreement, except to the extent such damage or injury is caused by Bank’s gross negligence or willful misconduct. Bank may commence, appear in or defend, in its own name or in the name of Borrower, any action or proceeding purporting to affect the rights, duties or liabilities of the parties hereto, or the Property or the Improvements and Borrower shall pay all of Bank’s costs and expenses incurred thereby on demand. This Section 10.10 shall survive execution, delivery and performance of this Agreement, the Deeds of Trust, and the other Loan Documents.

10.11Governing Law; Jurisdiction. This Agreement shall be governed by and construed in accordance with the laws of the State, without giving effect to principles of conflict of laws. Without limiting the right of Bank to bring any action or proceeding against Borrower or against any property of Borrower (an Action”) arising out of or relating to this Agreement or any indebtedness evidenced hereby in the courts of other jurisdictions, Borrower hereby irrevocably submits to the jurisdiction, process and venue of any Colorado State or Federal court sitting in or for the City and County of Denver, Colorado, and hereby irrevocably agrees that any Action may be heard and determined in such Colorado State court or in such Federal court. Borrower hereby irrevocably waives, to the fullest extent it may effectively do so, the defenses of lack of jurisdiction


over any person, inconvenient forum or improper venue, to the maintenance of any Action in any jurisdiction.

10.12Automatic Acceleration. Should there occur an Event of Default and if a petition under the United States Bankruptcy Code thereafter is filed by or against Borrower while such event remains uncured, all obligations hereunder shall be automatically accelerated and due and payable and the Default Rate provided for in the Notes shall automatically apply as of the date of the first occurrence of the event which would, with the giving of notice, the passage of time, or both, constitute an Event of Default, without any notice, demand or action of any type on the part of Bank (including any action evidencing the acceleration or imposition of the Default Rate). The fact that Bank has, prior to the filing of the voluntary petition under the United States Bankruptcy Code, acted in a manner which is inconsistent with the acceleration and imposition of the Default Rate provided for in the Notes, shall not constitute a waiver of this Section 10.12 or estop Bank from asserting or enforcing Bank’s rights hereunder.

10.13Severability. If any provision of this Loan Agreement or of any other Loan Document securing or executed in connection with this Loan Agreement is, for any reason and to any extent, invalid or unenforceable, then neither the remainder of the Loan Document in which such provision is contained, or the application of the provision to other persons, entities or circumstances, nor any other document referred to in this Loan Agreement, shall be affected by such invalidity or unenforceability, and there shall be deemed substituted for the invalid or unenforceable provision the most similar provision which would be valid and enforceable under applicable law.

10.14Attorneys’ Fees and Other Costs. Borrower shall reimburse Bank for all attorneys’ fees and expenses reasonably incurred by Bank in connection with the enforcement of Bank’s rights under this Agreement and each of the other Loan Documents, including, without limitation, reasonable attorneys’ fees and reimbursements for trial, appellate proceedings, out-of- court workouts and settlements and for enforcement of rights under any state or federal statute, including, without limitation, reasonable attorneys’ fees incurred in bankruptcy and insolvency proceedings such as in connection with seeking relief from stay in a bankruptcy proceeding or negotiating and documenting any amendment or modification of the Loans or reviewing subsequent Loan submission items. Borrower shall pay all costs, including without limitation costs of title searches, title commitments, appraisals, environmental audits, third-party consultants UCC searches reasonably incurred by Bank in enforcing payment and performance of the Loans, exercising rights and remedies of Bank under the Loan Documents, or reviewing Loan submission items. Borrower’s reimbursement obligation shall be part of the Secured Obligations evidenced and secured by the Loan Documents.

10.15Right to Participate or Assign Loans. Bank shall retain the right at all times, with or without the consent of Borrower, to grant participation in the Loans or any portion thereof, together with the collateral for repayment of the Notes, to any other entity acceptable to Bank, and Borrower acknowledges that Bank shall have the right to share any and all information concerning Borrower with any prospective loan participant.


10.16Marshalling. Borrower for itself and for all who may claim through or under it, waives any and all right to have the property and estates comprising the Property marshalled upon any foreclosure of the lien and security interests of the Loan Documents.

10.17Dispute Resolution. THIS SECTION CONTAINS A JURY WAIVER AND A CLASS ACTION WAIVER. READ IT CAREFULLY.

This dispute resolution provision shall supersede and replace any prior “Jury Waiver,” “Judicial Reference,” “Class Action Waiver,” “Arbitration,” “Dispute Resolution,” or similar alternative dispute agreement or provision between or among the parties.

(a)JURY TRIAL WAIVER; CLASS ACTION WAIVER. AS PERMITTED BY APPLICABLE LAW, EACH PARTY WAIVES THEIR RESPECTIVE RIGHTS TO A TRIAL BEFORE A JURY IN CONNECTION WITH ANY DISPUTE (AS “DISPUTE” IS HEREINAFTER DEFINED), AND DISPUTES SHALL BE RESOLVED BY A JUDGE SITTING WITHOUT A JURY. IF A COURT DETERMINES THAT THIS PROVISION IS NOT ENFORCEABLE FOR ANY REASON AND AT ANY TIME PRIOR TO TRIAL OF THE DISPUTE, BUT NOT LATER THAN THIRTY (30) DAYS AFTER ENTRY OF THE ORDER DETERMINING THIS PROVISION IS UNENFORCEABLE, ANY PARTY SHALL BE ENTITLED TO MOVE THE COURT FOR AN ORDER COMPELLING ARBITRATION AND STAYING OR DISMISSING SUCH LITIGATION PENDING ARBITRATION (“ARBITRATION ORDER”). IF PERMITTED BY APPLICABLE LAW, EACH PARTY ALSO WAIVES THE RIGHT TO LITIGATE IN COURT OR AN ARBITRATION PROCEEDING ANY DISPUTE AS A CLASS ACTION, EITHER AS A MEMBER OF A CLASS OR AS A REPRESENTATIVE, OR TO ACT AS A PRIVATE ATTORNEY GENERAL.

(b)Arbitration. If a claim, dispute, or controversy arises between us with respect to this Agreement, related agreements, or any other agreement or business relationship between any of us whether or not related to the subject matter of this Agreement (all of the foregoing, a “Dispute”), and only if a jury trial waiver is not permitted by applicable law or ruling by a court, any of us may require that the Dispute be resolved by binding arbitration before a single arbitrator at the request of any party. By agreeing to arbitrate a Dispute, each party gives up any right that party may have to a jury trial, as well as other rights that party would have in court that are not available or are more limited in arbitration, such as the rights to discovery and to appeal.

Arbitration shall be commenced by filing a petition with, and in accordance with the applicable arbitration rules of, JAMS or Forum (formerly known as National Arbitration Forum) (“Administrator”) as selected by the initiating party. If the parties agree, arbitration may be commenced by appointment of a licensed attorney who is selected by the parties and who agrees to conduct the arbitration without an Administrator. Disputes include matters (i) relating to a


deposit account, application for or denial of credit, enforcement of any of the obligations we have to each other, compliance with applicable laws and/or regulations, performance or services provided under any agreement by any party, (ii) based on or arising from an alleged tort, or

(iii)involving either of our employees, agents, affiliates, or assigns of a party. However, Disputes


do not include the validity, enforceability, meaning, or scope of this arbitration provision and such matters may be determined only by a court. If a third party is a party to a Dispute, we each will consent to including the third party in the arbitration proceeding for resolving the Dispute with the third party. Venue for the arbitration proceeding shall be at a location determined by mutual agreement of the parties or, if no agreement, in the city and state where lender or bank is headquartered.

After entry of an Arbitration Order, the non-moving party shall commence arbitration. The moving party shall, at its discretion, also be entitled to commence arbitration but is under no obligation to do so, and the moving party shall not in any way be adversely prejudiced by electing not to commence arbitration. The arbitrator: (i) will hear and rule on appropriate dispositive motions for judgment on the pleadings, for failure to state a claim, or for full or partial summary judgment;

(ii) will render a decision and any award applying applicable law; (iii) will give effect to any limitations period in determining any Dispute or defense; (iv) shall enforce the doctrines of compulsory counterclaim, res judicata, and collateral estoppel, if applicable; (v) with regard to motions and the arbitration hearing, shall apply rules of evidence governing civil cases; and

(vi) will apply the law of the state specified in the agreement giving rise to the Dispute. Filing of a petition for arbitration shall not prevent any party from (i) seeking and obtaining from a court of competent jurisdiction (notwithstanding ongoing arbitration) provisional or ancillary remedies including but not limited to injunctive relief, property preservation orders, foreclosure, eviction, attachment, replevin, garnishment, and/or the appointment of a receiver, (ii) pursuing non-judicial foreclosure, or (iii) availing itself of any self-help remedies such as setoff and repossession. The exercise of such rights shall not constitute a waiver of the right to submit any Dispute to arbitration.

Judgment upon an arbitration award may be entered in any court having jurisdiction except that, if the arbitration award exceeds $4,000,000, any party shall be entitled to a de novo appeal of the award before a panel of three arbitrators. To allow for such appeal, if the award (including Administrator, arbitrator, and attorney’s fees and costs) exceeds $4,000,000, the arbitrator will issue a written, reasoned decision supporting the award, including a statement of authority and its application to the Dispute. A request for de novo appeal must be filed with the arbitrator within 30 days following the date of the arbitration award; if such a request is not made within that time period, the arbitration decision shall become final and binding. On appeal, the arbitrators shall review the award de novo, meaning that they shall reach their own findings of fact and conclusions of law rather than deferring in any manner to the original arbitrator. Appeal of an arbitration award shall be pursuant to the rules of the Administrator or, if the Administrator has no such rules, then the JAMS arbitration appellate rules shall apply.

Arbitration under this provision concerns a transaction involving interstate commerce and shall be governed by the Federal Arbitration Act, 9 U.S.C. § 1 et seq. This arbitration provision shall survive any termination, amendment, or expiration of this Agreement. If the terms of this provision vary from the Administrator’s rules, this arbitration provision shall control.

(c)Reliance. Each party (i) certifies that no one has represented to such party that the other party would not seek to enforce jury and class action waivers in the event of suit, and (ii) acknowledges that it and the other party have been induced to enter into this Agreement by, among other things, the mutual waivers, agreements, and certifications in this Section.


10.18Limitation of Liability. BORROWER AND BANK HEREBY WAIVE ANY RIGHT ANY OF THEM MIGHT HAVE TO CLAIM OR RECOVER FROM ANY OTHER PARTY ANY SPECIAL, EXEMPLARY, PUNITIVE OR CONSEQUENTIAL DAMAGES OR ANY DAMAGES, OF WHATEVER NATURE, OTHER THAN ACTUAL DAMAGES.

10.19Waiver of Defenses and Release of Claims. Borrower hereby (i) represents that neither Borrower nor any affiliate or principal of Borrower has any defenses to or setoffs against any Debt or other obligations owing by Borrower, or by Borrower’s affiliates or principals, to Bank or Bank’s affiliates (the “Other Obligations”), nor any claims against Bank or Bank’s affiliates for any matter whatsoever, related or unrelated to the Other Obligations as of the date hereof, and (ii) releases Bank and Bank’s affiliates, officers, directors, employees and agents from all claims, causes of action, and costs, in law or equity, known or unknown, whether or not matured or contingent, existing as of the date hereof that Borrower has or may have by reason of any matter of any conceivable kind or character whatsoever, related or unrelated to the Other Obligations or arising under any loan document, including the Loan Documents. The foregoing release does not apply, however, to claims for future performance of express contractual obligations that mature after the date hereof that are owing to Borrower by Bank or Bank’s affiliates. Borrower acknowledges that Bank has been induced to enter into this Agreement and make the Loan by, among other things, the waivers and releases in this paragraph.

10.20Increased Costs Generally. If any Change in Law:

(a)subjects Bank to any tax or changes the basis of taxation with respect to this Agreement, the Notes, the Loans or payments by Borrower of principal, interest, fees or other amounts due from Borrower hereunder or under the Notes (except for taxes on the overall net income of Bank);

(b)imposes, modifies or deems applicable any reserve, special deposit or similar requirement against credits or commitments to extend credit extended by, or assets (funded or contingent) of, deposits with or for the account of, or other acquisition of funds by, Bank; or

(c)imposes, modifies or deems applicable any capital adequacy or similar requirement (i) against assets (funded or contingent) of, or credits or commitments to extend credit extended by, Bank, or (ii) otherwise applicable to the obligations of Bank under this Agreement,

and the result of any of the foregoing is to increase the cost to, reduce the income receivable by, or impose any expense (including loss of margin) upon Bank with respect to this Agreement, the Notes or the making, maintenance or funding of any part of the Loans (or, in the case of any capital adequacy or similar requirement, to have the effect of reducing the rate of return on Bank’s capital, taking into consideration Bank’s customary policies with respect to capital adequacy) by an amount which Bank in its sole discretion deems to be material, Bank may from time to time notify Borrower of the amount determined in good faith (using any averaging and attribution methods employed in good faith) by Bank (which determination shall be conclusive absent manifest error) to be necessary to compensate Bank for such increase in cost, reduction of income, additional expense or reduced rate of return. Such notice shall set forth in reasonable detail the basis for such


determination. Such amount shall be due and payable by Borrower to Bank within ten (10) Business Days after such notice is given.

10.21Counterparts. 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 document.

10.22Entire Agreement. This Agreement and the other Loan Documents shall constitute the entire agreement of Borrower and Bank pertaining to the subject matter hereof and supersede all prior or contemporaneous agreements and understandings of such parties in connection therewith.

10.23Document Imaging. Bank shall be entitled, in its sole discretion, to image all or any selection of the Loan Documents, and other instruments, documents, items and records governing, arising from or relating to any of Borrower’s loan or loans, and may destroy or archive the paper originals. The parties hereto waive any right to insist Bank produce paper originals, agree that such images shall be accorded the same force and effect as the paper originals, and further agree that Bank is entitled to use such images in lieu of destroyed or archived originals for any purpose, including as admissible evidence in any demand, presentment or proceedings.

10.24Reporting Negative Information. Bank may report information about Borrower’s account to credit bureaus. Late payments, missed payments, or other defaults with respect to the Loans may be reflected in such reporting.

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]


IN WI1NESS WHEREOF, Borrower and Bank have executed this Agreement as of the date first written above by and through their duly authorized representatives.

BANK:

PACIFIC WESTERN BANK,

a California state-chartered bank

Text, letter

Description automatically generated

[Signatures continue on following page]


BORROWER:

RAIL LAND COMPANY, LLC, a Colorado

limited liability company

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Graphic
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By: Rocky Mountain Industrials, Inc., a Nevada corporation, its Sole Member

By: Name:

cg·p

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Tide:Ll$0


EXHIBIT A PROPERTY DESCRIPTION

Parcel One:

Lots 1 through 10, Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002091, County of Adams, State of Colorado.

Parcel Two:

Lot 11-A, Rocky Mountain Rail Park Planned Unit Development Amendment No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002092, County of Adams, State of Colorado.

Excepting therefrom that portion conveyed to Rocky Mountain Rail Park Metropolitan District, a Colorado quasi-municipal corporation and political subdivision of the State of Colorado by Quit Claim Deeds recorded May 11, 2022, at Reception Nos. 2022000042325 and 2022000042326.

Parcel Three:

Tract D, as more particularly defined on Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021 at Reception No. 2021000002091, County of Adams, State of Colorado.

Parcel Four:

Easement for Access over Tract A as more particularly defined on Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002019, County of Adams, State of Colorado.

Parcel Five:

Easements for Access as more particularly defined in Declaration of Access Easements for Rocky Mountain Rail Park recorded of even date herewith in the County of Adams, State of Colorado.

83573442.1

Exhibit E - 1


LOAN AGREEMENT


TABLE OF CONTENTS

Page

ARTICLE 1 DEFINITIONS

1

ARTICLE 2 THE LOANS

15

2.1

The Loans

15

2.2

Professional Fees

17

2.3

Default Rate/Late Charges

18

2.4

Prepayment

18

2.5

Exercise of Remedies

18

2.6

Interest Reserve

18

2.7

Reserves

19

2.8

Security Interest

19

2.9

Partial Releases

20

2.10

Release of Membership Pledge

21

ARTICLE 3 EXTENSION OF INITIAL TERM

21

3.1

Extension

21

ARTICLE 4 CLOSING, DISBURSEMENTS AND PAYMENTS

23

4.1

Conditions Precedent to Closing

23

4.2

Conditions Precedent to Initial Disbursements of Construction Loan Proceeds

27

4.3

Conditions Precedent to Every Disbursement of Construction Loan and Revolving Line of Credit Proceeds

29

4.4

Conditions Precedent Final Disbursement of the Construction Loan

31

4.5

Construction Funds Advances/Draw Procedure and Documents for Construction Loan

33

4.6

Amount of Disbursements of Construction Funds/Limitations

34

4.7

Additional Conditions to Disbursement of Revolving Line of Credit

36

4.8

Manner of Disbursement

36

4.9

Other Payments

37

ARTICLE 5 REPRESENTATIONS AND WARRANTIES

37

5.1

Organization and Authority.

37

5.2

Industry Track Agreement

37

5.3

Intentionally deleted

37

5.4

Financial Statements

37

5.5

No Litigation

38

5.6

Marketable Title

38

5.7

Covenants, Zoning and Codes

38

5.8

Utilities

38

5.9

Access to the Property

39

5.10

Use of Proceeds

39

5.11

Solvency

39

5.12

No Conflicts

39

i


5.13

Execution and Delivery and Binding Nature of Loan Documents

40

5.14

Accurate Information

40

5.15

Approvals and Permits; Assets and Property

40

5.16

Taxes.

40

5.17

Compliance with Law

40

5.18

Representations and Warranties Upon Delivery of Financial Statements, Documents, and Other Information

40

5.19

No Default

41

5.20

No Burdensome Agreements

41

5.21

Subdivision Laws

41

5.22

ERISA

41

5.23

Americans with Disabilities Act

41

5.24

Anti-Terrorism Laws

41

5.25

Leases

41

5.26

Task Orders

41

5.27

Director Parcel PSAs

42

5.28

Declarations

42

5.29

Certification

42

5.30

Compliance with Surface Rights Statute

42

5.31

Survival of Representations

42

ARTICLE 6 AFFIRMATIVE COVENANTS

42

6.1

Books and Records; Access By Bank

43

6.2

Taxes and Other Indebtedness

43

6.3

Payment of Claims

43

6.4

Law; Judgments; Material Agreements; Approvals and Permits

43

6.5

Insurance

44

6.6

Damage or Destruction

46

6.7

Condemnation

47

6.8

Fixtures

48

6.9

Further Assurances

48

6.10

Industry Track Agreement

48

6.11

Deposit Accounts; Security Agreement

48

6.12

Deposit of Funds/Loan Balancing

48

6.13

Commence and Continue Construction; Completion of Construction

49

6.14

Ownership of Collateral

50

6.15

Correction of Defects

50

6.16

Changes and Change Orders

50

6.17

Contesting Liens

51

6.18

Notices

51

6.19

Additional Banking Laws

52

6.20

Purchase Contracts

52

6.21

Leases

52

6.22

Existence; Single Purpose Entity

53

6.23

Declarations

53

6.24

District Bond Financing Balancing

53

6.25

District Board Composition

54

6.26

Property Purchase and Sale Contracts

55

6.27

Acquisition of County Parcel

55

ii


6.28

Execution and Delivery of Design Build Agreement

55

ARTICLE 7 FINANCIAL COVENANTS

55

7.1

Special Definitions

55

7.2

Financial Covenants

56

7.3

Financial Information

56

7.4

Other Items and Information

57

ARTICLE 8 NEGATIVE COVENANTS

57

8.1

Further Indebtedness

57

8.2

Alteration of Plans and Specifications

57

8.3

Alteration of Other Documents; Entering into Leases

58

8.4

Ownership; Control; Management

58

8.5

Patriot Act

58

8.6

Unlawful Use, Medical Marijuana, Controlled Substances And Prohibited Activities

59

8.7

Distributions, Dividends and Compensation

60

8.8

Leases; Subleases

60

8.9

Alteration of Property

60

8.10

Junior Liens

60

ARTICLE 9 DEFAULT AND REMEDIES

60

9.1

Event of Default

60

9.2

Remedies

63

9.3

Setoff

63

9.4

Recertified Appraisal

64

9.5

Inspections

64

ARTICLE 10 MISCELLANEOUS

64

10.1

No Waiver

64

10.2

Successors and Assigns

64

10.3

Notices

64

10.4

Authority to File Notices

66

10.5

Time

66

10.6

Amendments, etc

66

10.7

Headings

66

10.8

Number and Gender

66

10.9

No Joint Venture

66

10.10

Indemnify Bank

66

10.11

Governing Law; Jurisdiction

66

10.12

Automatic Acceleration

67

10.13

Severability

67

10.14

Attorneys’ Fees and Other Costs

67

10.15

Right to Participate or Assign Loans

67

10.16

Marshalling

68

10.17

Dispute Resolution

68

10.18

Limitation of Liability

70

10.19

Waiver of Defenses and Release of Claims

70

10.20

Increased Costs Generally

70

iii


10.21

Counterparts

71

10.22

Entire Agreement

71

10.23

Document Imaging

71

10.24

Reporting Negative Information

71

EXHIBIT A

1

EXHIBIT B

1

EXHIBIT C

1

EXHIBIT D

1

SCHEDULE 5.26

1

SCHEDULE 5.27

1

SCHEDULE 6.27

1

iv


LOAN AGREEMENT

THIS LOAN AGREEMENT is entered into to be effective as of May 20, 2022 (the “Effective Date”), and is by and between PACIFIC WESTERN BANK, a California state- chartered bank, whose address is 5050 South Syracuse Street, Suite 1000, Denver, Colorado 80237 (“Bank”), and RAIL LAND COMPANY, LLC, a Colorado limited liability company, 4601 DTC Boulevard, Suite 130, Denver, Colorado 80237 (“Borrower”).

RECITALS

This Agreement is made with respect to the following facts:

A.Borrower has applied to Bank for construction and revolving line of credit financing for the purpose of constructing and operating an industrial rail park facility in the Town of Watkins, Adams County, Colorado, as more particularly described on Exhibit A attached hereto and incorporated herein by reference (the “Property”).

B.Bank is willing to make such financing available to Borrower for the purposes and on the conditions set forth in this Loan Agreement.

NOW, THEREFORE, in consideration of the covenants and conditions, representations and warranties, and agreements contained herein, and such other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by all parties hereto, Borrower and Bank hereby promise and agree as follows:

ARTICLE 1

DEFINITIONS

In this Agreement, the following terms have the following meanings (such definitions to be equally applicable to the singular and the plural forms):

1.1ADA” means the Americans with Disabilities Act of 1990, 42 U.S.C. Section 12101 et seq., as amended from time to time, or any regulations promulgated thereunder.

1.2Agreement” shall mean this Loan Agreement, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.3Anti-Terrorism Laws” shall mean, collectively, any laws relating to terrorism or money laundering, including Executive Order No. 13224 and the Bank Secrecy Act (31 U.S.C. § 5311 et seq.), as amended by the PATRIOT Act, any laws implementing the Bank Secrecy Act, and the laws administered by the United States Treasury Department’s Office of Foreign Asset Control, as any of the foregoing laws may from time to time be renewed, extended, amended, or replaced.

1.4Appraisal” means the appraisal of the Improvements prepared by an appraiser licensed in the State, engaged by and acceptable to the Bank, and submitted to Bank pursuant to Section,4.1(c)(i), which appraisal must be in form and substance satisfactory to Bank. In the event


Bank obtains a new appraisal with respect to the Improvements in accordance with Section 9.4, the term “Appraisal” will refer to such new appraisal.

1.5

Appraised Value” shall mean the “as-complete” appraised value of the Property.

1.6Approvals and Permits” shall mean each and all approvals, authorizations, bonds, consents, certificates, franchises, licenses, permits, registrations, qualifications, and other actions and rights granted by or filings with any Persons necessary, appropriate, or desirable for ownership, operation and use by Borrower of the Project. In no event shall the Industry Track Agreement constitute an Approval or Permit for purposes of this Agreement or any other Loan Document.

1.7

Arbitration Order” has the meaning set forth in Section 10.17.

1.8Assignment of Contractor’s Agreements” means the Assignment of Contractor’s Agreements of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.9Assignment of Declarant’s Rights” means the Assignment of Declarant’s Rights with regard to the Declarations associated with the Project of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.10Assignment of Design Build Contract” means the Assignment of Design Build Contract to be executed in accordance with Section 6.28 hereof, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.11Assignment of Engineers’ Agreements and Plans and Specifications” means the Assignment of Engineers’ Agreements and Plans and Specifications of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.12Assignment of Licenses and Permits” means the Assignment of Licenses and Permits associated with the Project of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.13Assignments of Leases and Rents” means, collectively, the First Priority Assignment of Leases and Rents and the Second Priority Assignment of Leases and Rents.

1.14Assignment of Miscellaneous Contracts” means the Assignment of Miscellaneous Contracts, of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.15

Bank” has the meaning set forth in the preamble.

1.16

Bankruptcy Code” has the meaning set forth in Section 5.11.

2


1.17

Borrower” has the meaning set forth in the preamble.

1.18

Borrower’s Equity” means the sum of $18,159,450.00.

1.19Business Day” means every day except a Saturday, Sunday, national holiday, or a day on which Bank is obligated or permitted to be closed in Denver, Colorado.

1.20CCR Estoppel” means the Estoppel Certificate from Borrower and the District in favor of Bank in form and content reasonably acceptable to Bank confirming the existence, status and enforceability of that certain Declaration of Covenants, Conditions, and Restrictions and Grant of Easements for Rocky Mountain Rail Park dated January 11, 2021, executed by Borrower and the District.

1.21Certification” means the Beneficial Ownership Certification or other similar certification provided to Bank prior to or in connection with the execution of this Agreement.

1.22Change in Law” means the occurrence after the date of this Agreement of any of the following: (i) the adoption or taking effect of any law, rule or regulation by a Governmental Entity, (ii) any change in any law, rule or regulation or in the administration, interpretation or application thereof by any Governmental Entity or (iii) the making or issuance of any request, guideline or directive (whether or not having the force of law) by any Governmental Entity.

1.23Change Orders” means any change in the Plans and Specifications, any Construction Contract or any Subcontracts relating thereto, or any Construction Schedule, which is not a Minor Change Order, in which change has been approved by (a) Borrower, (b) Bank (subject to Section 6.16 hereof) and (c) the Contractor.

1.24

Closing” means the day the Deed of Trust is recorded.

1.25Collateral” means, individually or collectively, the Property encumbered by the Loan Documents in connection with the Loan (including, without limitation, the Project Improvements and any personal property associated therewith).

1.26Collateral Assignment of Construction Project Delivery Agreement” means the Collateral Assignment of Construction Project Delivery Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.27Collateral Assignment of Director Parcel PSAs” means the Collateral Assignment of Director Parcel PSAs of even date herewith from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.28Collateral Assignment of Infrastructure Acquisition Agreement” means the Collateral Assignment of Infrastructure Acquisition Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

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1.29Collateral Assignment of Master Development Agreement” means the Collateral Assignment of Master Development Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.30Collateral Assignment of Purchase Contracts” means the Collateral Assignment of Purchase Contracts of even date herewith from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.31Collateral Assignment of Reimbursement Agreement” means the Collateral Assignment of Funding and Reimbursement Agreement dated of even date herewith from Borrower in favor of Bank, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.32Completion Date” means the date that is twenty-four months after the Effective Date of this Agreement, subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule.

1.33Completion Guaranty” means that certain Completion Guaranty of even date herewith executed by Guarantor for the benefit of Bank as the same may hereafter be amended, restated, supplemented or otherwise modified from time to time.

1.34Consents” means, collectively, the Contractor Consent, the Engineer’s Consents and the District Consents.

1.35Construction Budget” means the budget for the construction of the Improvements attached hereto as Exhibit B and incorporated herein by this reference, as amended from time to time consistently with the provisions of this Agreement and includes the District Construction Budget and a line item for Borrower’s Project overhead..

1.36Construction Contract” means that certain Subcontract Agreement for Rocky Mountain Rail Park (South Parcel) dated as of October 18, 2021, between Borrower and Contractor, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.37Construction Loan” means the Construction Loan in the maximum aggregate principal amount up to but not exceeding Twenty-One Million and No/100 Dollars ($21,000,000.00) to be made by Bank in favor of Borrower upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

1.38Construction Loan Note” means that certain promissory note dated of even date herewith in the original principal amount of the Construction Loan executed by Borrower and made payable to the order of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.39Construction Project Delivery Agreement” means that certain Construction Project Delivery Agreement dated August 31, 2021, between Borrower and the District pertaining to the construction of various public infrastructure improvements that will benefit the Project, as

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such Construction Project Delivery Agreement may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.40Construction Schedule” means the schedule for the construction of the Improvements pursuant to each Task Order, delivered to and approved by Bank in accordance with this Agreement, as amended from time to time consistently with the provisions of this Agreement.

1.41Contractor” means JHL Enterprises, Inc., dba JHL Constructors, Inc., a Colorado corporation, in its capacity a subcontractor to Borrower for purposes of designing and constructing the Improvements.

1.42Contracts” means, collectively, the Design Build Contract, Construction Contract, and the Engineer Contracts.

1.43Contractor Consent” means a consent from the Contractor to the Assignment of Contractor’s Agreement dated the date of this Agreement as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.44

Intentionally Deleted.

1.45Covenants” means, collectively, all covenants, conditions, restrictions and reservations affecting the Project and with all applicable zoning, subdivision, environmental protection, use and building codes, laws, regulations and ordinances with respect to current and future operations of the Project.

1.46Creditors Rights Laws” means any law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization, conservatorship, receivership, arrangement, adjustment, winding-up, liquidation, dissolution, assignment for the benefit of creditors, composition or other relief with respect to its debts or debtors.

1.47Debt” means, with respect to any Person, all liabilities, obligations and indebtedness to any other Person, of any kind or nature, now or hereafter owing, arising, due or payable, howsoever evidenced, created, incurred, acquired or owing, whether primary, secondary, direct, contingent, fixed or otherwise, and includes capitalized leases.

1.48Declarations” means the Declaration of Covenants, Conditions and Regulations and Grant of Easements for Rocky Mountain Rail Park, dated January 11, 2021, as amended, modified, extended, renewed, restated or supplemented from time to time, together with any other documents containing covenants, conditions, restrictions, easements, operating agreements or the like, which benefit or burden the Project, or both, whether or not recorded.

1.49Deeds of Trust” means, collectively, the First Priority Deed of Trust and the Second Priority Deed of Trust.

1.50Default” shall mean any event which if continued uncured would, with notice or lapse of time or both, constitute an Event of Default.

1.51

Default Rate” has the meaning set forth in the Notes.

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1.52Director Parcel PSAs” means, collectively (i) that certain Agreement for Sale and Purchase of Real Estate dated March 4, 2019, as amended by First Amendment to Agreement for Sale and Purchaser of Real Estate dated February 1, 2021, by and between Borrower and Heidi Suzanne Webb Kelly, (ii) that certain Agreement for Sale and Purchase of Real Estate dated August 28, 2018, as amended by First Amendment to Agreement for Sale and Purchaser of Real Estate dated February 1, 2021, by and between Borrower and Gregory M. Dangler, (iii) that certain Agreement for Sale and Purchase of Real Estate dated August 28, 2018, as amended by First Amendment to Agreement for Sale and Purchase of Real Estate dated February 1, 2021, by and between Borrower and Robert Thomas Wagner, (iv) that certain Agreement for Sale and Purchase of Real Estate dated November 1, 2020, by and between Borrower and Crystal Hostelley, and (v) that certain Agreement for Sale and Purchase of Real Estate dated September 1, 2020, by and between Borrower and Brian Fallin.

1.53Design Build Amendment” means one of more design build amendments executed by Borrower and Contractor, pursuant to the Design Build Contract, for completion of the Improvements described therein following completion of the Plans and Specifications for such Improvements.

1.54Design Build Contract” means the AIA A141 Design Build Agreement to be executed between Borrower, as owner, and Contractor, as design builder, for construction of the Improvements on the “North Parcel” of the Property, which consists of all of the Property located north of Colfax Avenue, as the same may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.55

Deposit Accounts” has the meaning set forth in Section 6.11(a).

1.56

Dispute” has the meaning set forth in Section 10.17(b).

1.57District” means Rocky Mountain Rail Park Metropolitan District, a quasi- municipal and political subdivision of the State of Colorado.

1.58District Bond Financing” means the taxable and tax-exempt bond financing in the aggregate principal face amount pf $63,650,000.00 obtained by the District for payment of, among things, the public infrastructure improvements to be completed by and reimbursed to Borrower pursuant to the Construction Project Delivery Agreement and related Task Orders issued by the District in accordance with such Agreement.

1.59District Consents” means, collectively, the District Infrastructure Agreement Consent, District Project Delivery Agreement Consent and District Reimbursement Agreement Consent.

1.60District Construction Budget” means the construction budget in form and content acceptable to Bank developed for the public infrastructure improvements to be constructed for and reimbursed by District in accordance with the Project Construction Delivery Agreement, the Infrastructure Acquisition Agreement and/or Reimbursement Agreement, as applicable. The District Construction Budget is a part of and included in the Construction Budget.

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1.61District Infrastructure Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Infrastructure Acquisition Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.62“District Project Delivery Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Construction Project Delivery Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.63District Reimbursement Agreement Consent” means a certificate and consent from the District to the Collateral Assignment of Reimbursement Agreement dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.64

Drug-Related Activities” has the meaning set forth in Section 8.6(a).

1.65

Effective Date” has the meaning set forth in the preamble.

1.66Engineers” means, collectively, Matrix Design Group, Inc., a Colorado corporation, Plummer Associates, Inc., a Texas corporation, and 360 Rail Services, LLC, a Colorado limited liability company.

1.67Engineer Contracts” means, collectively, (i) that certain Short Form of Agreement dated October 21, 2021, by and between Borrower and Plummer Associates, Inc., a Texas corporation, as amended by that certain Amendment to Owner-Engineer Agreement dated January 10, 2022, as it may be further amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement; (ii) that certain Design Services Agreement dated December 3, 2021, by and between Borrower and Matrix Design Group, Inc., a Colorado corporation, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement, and (iii) that certain Engineering Agreement dated September 22, 2017, by and between Borrower and 360 Rail Services, LLC, a Colorado limited liability company, as it may be amended, modified, extended, renewed, restated or supplemented from time to time in accordance with this Agreement.

1.68Engineer’s Consents” means a certificate and consent from each of the Engineers to the Assignment of Engineers’ Agreements, Plans and Specifications dated the date of this Agreement, as it may be amended, modified, extended, renewed or supplemented from time to time in accordance with this Agreement.

1.69

ERISA” has the meaning set forth in Section 5.22.

1.70Estimate of Construction Costs” means any reasonable estimate made by Bank from time to time, at its option, of the total cost of construction of the Improvements, payable by Borrower, including without limitation an allowance for Reserves.

1.71

Estoppel” means the CCR Estoppel.

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1.72

Event of Default” means any event described in Section 9.1.

1.73Extension Terms” means, collectively, the First Extension Term and the Second Extension Term.

1.74Financing Statement” means, collectively, those UCC-1 financing statements protecting Bank’s security interest in the Collateral now owned or hereafter acquired by Borrower, in the form and substance acceptable to Bank, to be filed with the Secretary of State of Colorado, and the Clerk or Recorder of Adams County, Colorado.

1.75First Extended Maturity Date” means, subject to satisfaction of the terms and conditions of Article 3 hereof, the last day of the First Extension Term.

1.76First Extension Term” means, subject to satisfaction of the terms and conditions of Article 3 hereof, a period of time equal to one hundred eighty (180) days commencing upon the first day following the Initial Maturity Date and ending on the First Extended Maturity Date.

1.77

First Lot PSA” has the meaning set forth in Section 2.9(d)hereof.

1.78First Priority Assignment of Leases and Rents” means the First Priority Assignment of Leases and Rents of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.79First Priority Deed of Trust” means the First Priority Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing of even date herewith, given by Borrower for the use and benefit of Bank and granting a valid and perfected first lien on the Project and the other Collateral described therein, securing the Notes and the other Secured Obligations, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.80Force Majeure Events” means strikes, casualty, lock-outs, war, civil disturbance, natural disaster, shortages of supplies and materials affecting construction projects due to supply chain delay, governmental actions or inactions (including, by way of example and not by way of limitation, a moratorium on development, governmental orders restricting performance due to pandemic or epidemic or the delay in issuance of necessary permits by any governmental authority having jurisdiction over the Property; provided, however, that Borrower is diligently pursuing the issuance of such permits but excluding work stoppages ordered by authorities due to defective work or work conditions that violate applicable codes and regulations), acts of terrorism or acts of god or other matters beyond the reasonable control of a Person (including, without limitation, the failure of any other party hereto to timely perform its obligations under, or provide notice within the timeframes specified in, any of the Loan Documents) which cause a delay in such Person’s performance of its obligations or exercise of its rights under the Loan Documents; provided, however, “Force Majeure Event” shall not include any such event to the extent the same can be remedied by the mere payment of money.

1.81Funding and Reimbursement Agreement” means that certain Funding and Reimbursement Agreement December 1, 2019, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Rocky Mountain Rail Park Metropolitan District, as quasi municipal and political subdivision of the State of Colorado.

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1.82GAAP” shall mean any generally accepted accounting principles consistently applied and maintained throughout the period indicated. Whenever any accounting term is used herein which is not otherwise defined, it shall be interpreted in accordance with GAAP.

1.83Governmental Entity” and “Governmental Entities” means any governmental or quasi-governmental entity, agency, authority, board, commission, or governing body authorized by federal, state or local laws or regulations as having jurisdiction over Bank, Borrower, the Project and/or Collateral.

1.84

Guarantor” means Rocky Mountain Industrials, Inc., a Nevada corporation.

1.85Improvements” means any and all structures, buildings, rail lines, spur lines, and other horizontal and vertical improvements now existing or hereafter constructed or renovated on the Property in accordance with the Plans and Specifications, which are identified or described in the Plans and Specifications, Construction Contract, Construction Schedule or Construction Budget for the Project.

1.86Indemnity” means the Environmental Indemnity Agreement dated the date of this Agreement and given by Borrower to and for the benefit of Bank.

1.87Industry Track Agreement” means the Industry Track Agreement approved by Union Pacific Railroad Company, and for which a formal agreement shall be entered into with Borrower following the execution of this Agreement, as the same may be amended, modified, extended, replaced and substituted from time to time in accordance with and subject to the terms and conditions of this Agreement.

1.88Infrastructure Acquisition Agreement” means that certain Infrastructure Acquisition Agreement dated December 1, 2019, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Rocky Mountain Rail Park Metropolitan District, as quasi municipal and political subdivision of the State of Colorado.

1.89

Initial Maturity Date” means May 19, 2024.

1.90Initial Term” means the initial 24-month term of this Agreement commencing on the date of this Agreement and ending on the Initial Maturity Date.

1.91Inspector” shall mean Partner Engineering and Science, Inc., any other party approved by Bank.

1.92Interest Rate” means the applicable interest rates then in effect under the terms of the Notes, whether at the stated rate or the Default Rate.

1.93

Interest Reserve” has the meaning set forth in Section 2.6.

1.94

Key Employees” has the meaning set forth in Section 8.4.

1.95

Late Charge” has the meaning set forth in the Notes.

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1.96Lease” means any lease, license, sublease or other agreement for use, occupancy or possession of any part of the Project or Collateral.

1.97

Lessee” means any tenant under any Lease.

1.98Lien or Encumbrance” and “Liens and Encumbrances” means, respectively, each and all of the following: (i) any lease or other right to use; (ii) any assignment as security, conditional sale, grant in trust, lien, mortgage, pledge, security interest, title retention arrangement, other encumbrance, or other interest or right securing the payment of money or the performance of any other liability or obligation, whether voluntarily or involuntarily created and whether arising by agreement, document, or instrument, under any law, ordinance, regulation, or rule (federal, state, or local), or otherwise not approved in advance by Bank; and (iii) any option, right of first refusal, or other interest or right.

1.99Loans” means, collectively, (i) the Construction Loan; and (ii) the Revolving Line of Credit.

1.100Loan Documents” means this Agreement, the Notes, the Deeds of Trust, the Assignments of Leases and Rents, the Completion Guaranty, the Recourse Carve-out Guaranty, the Indemnity, the Membership Interest Pledge, the Assignment of Contractor’s Agreements, Assignment of Design Build Contract, the Assignment of Engineers’ Agreements and Plans and Specifications, the Assignment of Licenses and Permits, the Collateral Assignment of Purchase Contracts, the Collateral Assignment of Construction Project Delivery Agreement, the Collateral Assignment of Infrastructure Acquisition Agreement, the Collateral Assignment of Reimbursement Agreement, the Collateral Assignment of Master Development Agreement, the Collateral Assignment of Director Parcel PSAs, the Assignment of Declarant’s Rights, the Assignment of Miscellaneous Contracts, and any other agreements, documents, or instruments evidencing, guarantying, securing, or otherwise relating to the Loans, including, without limitation the Consents, as such agreements, documents, consents, and instruments may be amended, modified, extended, renewed, or supplemented from time to time.

1.101

Loan to Cost Ratio” has the meaning set forth in Section 7.1.

1.102

Loan to Value Ratio” has the meaning set forth in Section 7.1.

1.103

Lot 11a” has the meaning set forth in Section 2.9(d) hereof.

1.104

Lot 11a PSA” has the meaning set forth in Section 2.9(d)hereof.

1.105Master Development Agreement” means that certain Master Development Agreement dated on or about September 1, 2020, as amended, modified, extended, replaced and substituted from time to time, between Borrower and Adams County, Colorado.

1.106Material Adverse Occurrence” shall mean any occurrence of whatsoever nature (including, without limitation, any adverse determination in any litigation, arbitration or governmental investigation or proceeding) which, individually or in the aggregate, materially adversely affects the present or prospective financial condition or operations of Borrower or materially impairs the ability of Borrower to perform its obligations under the Loan Documents

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and remains unsatisfied or is not discharged or eliminated after ninety (90) days following written notice from Bank or materially impairs the operations or economic value of the Project and remains unsatisfied or is not discharged or eliminated after ninety (90) days following written notice from Bank.

1.107Membership Interest Pledge” means the Membership Interest Pledge and Security Agreement of even date herewith, from Guarantor for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.108

Minimum Per Acre Sales Price” has the meaning set forth in Section 2.9(d).

1.109Miscellaneous Contracts” means various vendor, service, and other contracts relating to the Property to which Borrower is a party, provided that none of the Industry Track Agreement, Design Build Contract, Construction Contract, Director Parcel PSAs, or the Engineer Contracts shall be a “Miscellaneous Contract” for any purpose of this Agreement or any other Loan Document.

1.110Minor Change Order” shall mean change orders that do not (a) change the scope of the Work (as defined in the Construction Contract), (b) change the Cost of the Work (as defined in the Construction Contract) covered by any single Change Order by the lesser of (i) twenty percent (20%) of the budgeted cost therefor, or (ii) the then available construction contingency allocated in the Construction Budget for construction of the Project, (c) increase the Guaranteed Maximum Price of the Construction Contract, or (d) require approval by any governmental body. Under no circumstances shall any Change Order that would delay construction of the Project or otherwise cause an extension of the Completion Date be deemed to be a “Minor Change Order”.

1.111Note” and “Notes” means, individually and collectively, as applicable, the Construction Loan Note and the Revolving Line of Credit Note. If the term “Note” is used but not defined in any of the Loan Documents, and that Loan Document instead says such term has the meaning set forth in this Agreement, the “Note” will refer to each of the Notes.

1.112

OFAC” means the Office of Foreign Assets Control.

1.113

Other Obligations” has the meaning set forth in Section 10.19 .

1.114PATRIOT Act” means the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107 56), as the same has been, or may hereafter be, renewed, extended, amended or replaced.

1.115

Permitted Encumbrances” has the meaning set forth in the Deed of Trust.

1.116Person” shall mean a natural person, a partnership, a joint venture, an unincorporated association, a limited liability company, a corporation, a trust, any other legal entity, or any Governmental Entity, whether acting in an individual, fiduciary or other capacity.

1.117Plans and Specifications” means the plans and specifications approved by Bank from time to time for the construction of the Improvements to be completed by Contractor pursuant to various Task Orders executed in accordance with the Construction Contract from time to time,

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in each case as such plans and specifications may be amended from time to time consistently with the provisions of this Agreement. The Bank hereby acknowledges and agrees that the Plans and Specifications for any particular phase of the construction of the Improvements may not be completed prior to the disbursement of Loan proceeds for such phase, but shall be completed prior to the distributions of hard costs with respect to the applicable phase. The foregoing notwithstanding, except for site mobilization costs such as, but not limited to, preliminary grading work, well drilling and various soft costs for which payment in advance is required by the Contractor or its subcontractors at any tier, all of which shall in no event exceed the sum of

$500,000.00 in the aggregate, and the separate line item in the Construction Budget for Borrower’s Project overhead, no portion of the Loan proceeds be disbursed to Borrower for work on the Improvements consisting of hard construction costs or soft costs (such as, but not limited to, design and engineering services) not actually completed and approved by Bank in accordance with this Agreement, unless otherwise approved by the Bank. Once approved, the Plans and Specifications for any particular phase of construction shall be subject to the terms and conditions of this Agreement.

1.118

Project” means the Property together with the Improvements.

1.119Project Contracts” means, collectively, the Industry Track Agreement, Contracts, Covenants, Declarations, and Miscellaneous Contracts.

1.120Project Costs” means the total, as shown on the Construction Budget, of all costs, expenses and fees required to construct the Improvements, including, without limitation, incidental personal property necessary for the development, ownership and management of the Improvements. Project Costs are further defined and described in each Design Build Amendment to be executed by Owner and Contractor for one or more Task Orders in accordance with the Construction Contract; provided, however, that in no event shall such Project Costs exceed the total Construction Budget for the Project approved by Bank, as the same may be amended and approved by Bank in accordance with this Agreement.

1.121

Property” has the meaning set forth in the Recitals.

1.122

Prohibited Activities” has the meaning set forth in Section 8.6.

1.123Purchase Contracts” means the purchase and sale agreements executed from time to time by Borrower for portions of the Property with unrelated persons on an arm’s length basis on terms and conditions and for purchase prices acceptable to Bank in its discretion.

1.124

Intentionally Deleted.

1.125Recourse Carve-Out Guaranty” means that certain Recourse Carve-out Guaranty of even date herewith executed by Guarantor for the benefit of the Bank, as the same may be hereafter modified, extended or supplemented from time to time.

1.126

Restoration Conditions” has the meaning set forth in Section 6.6(a).

1.127

Reserves” has the meaning set forth in Section 2.7.

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1.128Retainage” means a hold back of five percent (5%) of all amounts due under any Construction Contract or Subcontract.

1.129Revolving Line of Credit” means that certain revolving line of credit facility in the maximum aggregate principal amount of up to Two Million and No/Dollars ($2,000,000.00) to be made by Bank in favor of Borrower upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

1.130Revolving Line of Credit Note” means the Promissory Note of even date herewith, made by Borrower and payable to the order of Bank in the face amount of the Revolving Line of Credit, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.131Revolving Line of Credit Termination Date” means the date that is thirty (30) days prior to the Initial Maturity Date.

1.132Second Extended Maturity Date” means, subject to satisfaction of the terms and conditions of Article 3 hereof, the last day of the Second Extension Term.

1.133Second Extension Term” means subject to the satisfaction of the terms and conditions of Article 3 hereof, a period of time equal to one hundred eighty (180) days commencing on the first day following the First Extended Maturity Date and ending on the Second Extended Maturity Date.

1.134Second Priority Assignment of Leases and Rents” means the Second Priority Assignment of Leases and Rents of even date herewith, from Borrower for the benefit of Bank, as it may be amended, modified, extended, renewed, restated or supplemented from time to time.

1.135Second Priority Deed of Trust” means the Second Priority Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing of even date herewith, given by Borrower for the use and benefit of Bank and granting a valid and perfected second lien on the Project and the other Collateral described therein, securing the Notes and the other Secured Obligations, as it may be amended, modified, extended, renewed, restated, or supplemented from time to time.

1.136Secured Obligations” means the obligations of Borrower under the Loan Documents.

1.137

State” means the State of Colorado.

1.138Stored Materials” means materials purchased or to be purchased by Borrower, the Contractor, or a Subcontractor at the date of request for disbursement, but not yet installed or incorporated into the Project.

1.139Subcontract” means a contract relating to any work performed or to be performed for the Project executed or to be executed by the Contractor with a Subcontractor.

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1.140Subcontractor” means all Persons performing services and providing material in connection with any portion of Improvements other than the Contractors.

1.141Substantial Completion” (or “Substantially Complete” or any variance thereof) means Banks’s receipt and approval of (i) evidence that the subject Improvements are substantially complete, as certified by the Contractor or applicable Engineer and with approval of the Inspector; and (ii) a copy of any required certificate of completion or approval for completion of the Improvements issued by the appropriate Governmental Entity having jurisdiction over the Project and Improvements.

1.142

Survey” has the meaning set forth in Section 4.1(h).

1.143Task Order” means a discreet phase or portion of the work of the Improvements to be completed by Contractor pursuant to the Construction Contract.

1.144Title Company” means Fidelity National Title Insurance Company, and any reinsurers or coinsurers required by Bank, which company, reinsurers, and coinsurers shall be satisfactory to Bank in its absolute and sole discretion.

1.145Title Policies” means the ALTA 2006 loan policies of title insurance issued by the Title Company, which Title Policies (A) have a liability limit of not less than the aggregate maximum amount of the Construction Loan (with regard to the First Priority Deed of Trust), (B) and have a liability limit of not less than the aggregate maximum amount of the Revolving Line of Credit (with regard to the Second Priority Deed of Trust), (C) insures Bank’s interest under the Deeds of Trust as a valid first or second lien on the Project, (D) are accompanied by such reinsurance and coinsurance agreements and endorsements as Bank may require in its sole discretion and (E) commit to delete the standard exceptions and contain as exceptions only the Permitted Encumbrances.

1.146

UFCA” has the meaning set forth in Section 5.11.

1.147

UFTA” has the meaning set forth in Section 5.11.

1.148Union Pacific” means the Union Pacific Railroad Company, a Delaware corporation.

1.149

Utility Services” shall mean water, sewer, gas, telephone, and electrical services.

Accounting Terms. For the purposes of this Agreement, all accounting terms not otherwise defined herein or in the Recitals have the meanings assigned to them in conformity with generally accepted accounting practices and principles.

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ARTICLE 2

THE LOANS

2.1

The Loans.

(a)Amounts of the Loans. In reliance upon Borrower’s representations and warranties, subject to the terms and conditions of this Agreement and the Loan Documents, and for the purposes set forth herein, Bank agrees to loan to Borrower the following:

(i)Construction Loan. With respect to the Improvements, a sum of money in the maximum principal amount not to exceed the least of the following:

(A)$21,000,000.00;

(B)An amount equal to fifty percent (50%) of the “as-complete” value of the Property with only the Improvements, as determined pursuant to the Appraisal submitted to Bank pursuant to Section 4.1(c)(i), and

(C)the amount equal to fifty-five percent (55%) of the cost items set forth in the Construction Budget for the construction of the Phase 1 Improvements.

Notwithstanding the foregoing nor anything else to the contrary contained elsewhere in this Agreement, until such time as the First Lot PSA or, if sooner, the Lot 11a PSA (in each case with a minimum gross sales price of not less than ($2,000,000.00), has been fully executed and delivered to Bank in form and content acceptable to Bank in its good faith discretion and otherwise satisfying the requirements set forth in Section 2.9(d) hereof (including, without limitation, the Minimum Per Acre Sales Price), Bank shall not be obligated to advance nor shall Borrower be entitled to borrow more than Twelve Million and NO/100 Dollars ($12,000,000.00) of the proceeds of the Construction Loan.

(ii)Revolving Line of Credit. The Revolving Line of Credit, the proceeds of which, once received by Borrower in accordance with this Agreement, will be re-advanced by Borrower to the District to fund the short term financing needs of the District’s construction of public infrastructure improvements at the Project (which advances shall be reimbursed by the District to the Borrower pursuant to the Funding and Reimbursement Agreement, which has been collaterally assigned by Borrower to the Bank as additional security for the Loans pursuant to the Collateral Assignment of Reimbursement Agreement), in each case upon and subject to the terms and conditions of this Agreement and the other Loan Documents. In no event may Borrower request an advance of the Revolving Line of Credit after the Revolving Line of Credit Termination Date.

(b)Character of Loans. The Construction Loan is a non-revolving multiple advance loan and amounts advanced under the Construction Loan may not be reborrowed after being repaid, in whole or in part. The Revolving Line of Credit is a revolving credit

15


facility that may be borrowed, repaid and reborrowed, in each case upon and subject to the terms and conditions of this Agreement and the other Loan Documents.

(c)Evidence of Indebtedness. The Construction Loan shall be evidenced by the Construction Loan Note and the Revolving Line of Credit shall be evidenced by the Revolving Line of Credit Note. Advances of the Loans shall be charged and funded under the Notes. The Notes shall bear interest as set forth in the Notes. In the event of any inconsistency between the Notes and this Agreement, the provisions of this Agreement shall prevail.

(d)Interest on the Loans; Payment Terms. Interest on each advance of a Loan made hereunder will accrue interest at the Interest Rate and will be payable as further provided in the applicable Note and in Section 2.6.

(e)Term of the Loans. Unless otherwise extended pursuant to Article 3 hereof, the Loans have a term which commences on the date hereof and expires on the Initial Maturity Date, at which time the outstanding principal amount of the Loans, together with accrued and unpaid interest and other charges due and owing thereon will be due and payable in full.

(f)Loan Fee. Borrower shall pay Bank a fee equal to one percent (1.0%) of the maximum aggregate amount of the Loans, payable at the time of the Closing. The fee shall be earned when paid and shall be non-refundable to Borrower.

(g)

Security. Payment of the Notes shall be secured by the following:

(i)

the Deeds of Trust;

(ii)

the Assignments of Leases and Rents;

(iii)

the Assignment of Licenses and Permits;

(iv)

the Membership Interest Pledge;

(v)

the Assignment of Contractor’s Agreements;

(vi)

the Assignment of Design Build Contract;

(vii)the Assignment of Engineers’ Agreements and Plans and Specifications;

(viii)

the Collateral Assignment of Purchase Contracts;

(ix)

the Assignment of Declarant’s Rights;

(x)

the Assignment of Miscellaneous Contracts;

(xi)the Collateral Assignment of Construction Project Delivery Agreement;

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(xii)

the Collateral Assignment of Infrastructure Acquisition Agreement;

(xiii)

the Collateral Assignment of Reimbursement Agreement;

(xiv)

the Collateral Assignment of Director Parcel PSAs;

(xv)

the Collateral Assignment of Master Development Agreement;

(xvi)

the Completion Guaranty;

(xvii)

the Recourse Carve-Out Guaranty;

(xviii)

the Assignment of Licenses and Permits;

(xix)

the Financing Statements; and

(xx)such other documents, instruments and collateral as may reasonably be required from time to time by Bank.

2.2

Professional Fees.

(a)Attorneys’ Costs, Expenses, and Fees. Reasonable attorneys costs, expenses, and fees for Bank’s counsel with respect to the Loans shall be payable on or before Closing and shall be payable by Borrower.

(b)Appraisal Fees, Title Insurance Premiums, and Other Costs, Expenses, and Fees. Appraisal fees, environmental and engineering consultant fees, title insurance premiums, recording or filing fees, fees for release or reconveyance of the Deed of Trust and UCC filings, closing costs and other costs, expenses, and fees in the amounts specified by Bank and incurred in connection with the Loans or the Closing, shall be payable on or before the date hereof with respect to the Closing and shall be paid by Borrower. Title insurance premiums, recording or filing fees, and other costs and expenses associated with recording a modification of the Deeds of Trust or filing a UCC-1 Financing Statement in connection with personal property subsequently acquired by Borrower or release costs to release a portion of the Property under the Loans shall be payable concurrently with the modification or release by Borrower.

(c)Consultant Fees. Borrower shall, on or before the tenth (10th) Business Day after any bill rendered by Bank to Borrower with respect thereto, pay directly or reimburse to Bank, at Bank’s option, for the aggregate costs of any appraisals of any portion of the Collateral, environmental, engineering or architectural studies or consultants’ fees, attorneys’ fees and costs, or other costs and expenses reasonably incurred by Bank in connection with review or approval of Collateral, enforcing payment and performance of the Secured Obligations, exercising the rights and remedies of Bank under the Loan Documents or in negotiation or documentation of any further amendment or modification of the Loan Documents.

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2.3Default Rate/Late Charges. During the occurrence and continuance of an Event of Default under any of the Loans, Bank shall have the right to collect interest on the outstanding principal balances under the Loans at the Default Rate set forth in the Notes. In the event any payment of principal or interest, in connection with the Loans is not made when due, Bank may, at its option, require the payment of a Late Charge as set forth in the Notes.

2.4Prepayment. Borrower may prepay the Notes and all accrued but unpaid interest hereon as of the date of prepayment in whole or in part at any time.

2.5Exercise of Remedies. Bank may maintain successive actions for defaults. Bank’s rights hereunder will not be exhausted by its exercise of any of its rights and remedies or by any such action or by any number of successive actions until and unless the Secured Obligations have been paid and fully performed.

2.6Interest Reserve. Included in the Construction Budget for the Construction Loan is a reserve for interest in the total amount of $1,450,000.00 (the “Interest Reserve”), $750,000.00 of which will be funded out of Borrower’s other resources at Closing of the Loans and the remaining $700,000.00 of which will be funded by Borrower on the earlier to occur of (i) the closing of the sale of the Lot 11a PSA or First Lot PSA (whichever occurs first, and then from the proceeds of such closing); and (ii) December 1, 2022 (in which event such $700,000 payment shall be funded by Borrower from its other resources). Borrower’s failure to fully fund the Interest Reserve on or before December 1, 2022, shall constitute an immediate Event of Default. The Interest Reserve will be retained by Bank, and so long as no Default or Event of Default is continuing, and as more particularly set forth in the Construction Loan Note, funds from the Interest Reserve will be disbursed as follows:

(a)During the period commencing on the Effective Date and continuing until the Initial Maturity Date, Bank shall, to the extent same are available, on each payment date under the Construction Loan Note, advance such funds from the Interest Reserve as are necessary to make the required interest payments under the Construction Loan Note. If extended pursuant to this Agreement, beginning on the first day following the Initial Maturity Date and at all times thereafter if extended pursuant to this Agreement, so long as adequate funds remain in the Interest Reserve to make interest only payments on the outstanding principal balance of the Construction Loan, such funds from the Interest Reserve may be used to make such interest only payments. In the event such funds are insufficient to make such interest only payments, Borrower shall deposit funds from its other resources into such Interest Reserve in an amount sufficient, in Bank’s reasonable judgment, to fund the Interest Reserve for the applicable Extension Term. In no event shall any principal of the Construction Loan be used to fund such Interest Reserve during any Extension Term.

Bank will make the advances contemplated in this Section 2.6 without any further direction, and notwithstanding any direction to the contrary, from Borrower. In the event the Interest Reserve is insufficient to cover any monthly payment of interest on the Construction Loan, Borrower shall be required to make the monthly interest payments in accordance with the terms of the Construction Loan Note.

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2.7Reserves. In addition to the Interest Reserve, Bank may, from time to time after prior notice to Borrower, establish and set aside reserves (collectively, and including the Interest Reserve, the “Reserves”) out of the undisbursed proceeds of the Construction Loan Note, and from time to time, increase, decrease or adjust the Reserves, as it may reasonably estimate is necessary to cover the following items as they accrue or become payable, provided that such Reserves shall not be added to the outstanding principal amount of the Construction Loan Note unless and until actually disbursed by Bank for such items:

(a)

all unpaid professional fees required to be paid pursuant to Section 2.2;

(b)payment of real estate taxes and assessments, as estimated by Bank, that shall accrue with respect to the Property while the Construction Loan Note is outstanding; provided, however, that such reserves shall only be required after the occurrence and continuance of an Event of Default;

(c)additional or unanticipated costs incurred in connection with the construction of the Improvements;

(d)payment of premiums on insurance policies required to be furnished by Borrower hereunder; provided, however, that such reserves shall only be required after the occurrence and continuance of an Event of Default; and

(e)one hundred and fifty percent (150%) of the amount of liens filed against the Property.

No interest shall be earned by Borrower upon any Reserve while held by Bank.

2.8Security Interest. As additional security for the Secured Obligations, Borrower hereby pledges, assigns, transfers and grants to Bank a security interest in, a lien on and an express contractual right to set off against (or refuse to allow withdrawals from) all depository account balances, cash and any other property (tangible or intangible) of Borrower now or hereafter in the possession of Bank, including, without limitation, (i) all amounts that might at any time be held in Borrower’s depository account established and maintained by Borrower at Bank in accordance with Section 6.11 hereof, and all funds at any time placed therein, and (ii) any other portion of the Loans that might at any time not have been advanced to Borrower. Bank may, at any time upon and during the occurrence and continuance of an Event of Default, set off against the Secured Obligations, whether or not the Secured Obligations (including future payment installments) are then due or have been accelerated, all without any advance or contemporaneous notice or demand of any kind to Borrower, such notice and demand being expressly waived by Borrower. During the occurrence and continuance of an Event of Default, Bank shall have such rights with respect to all of such funds and property as are provided by applicable law and may apply such funds and property towards the satisfaction of the Secured Obligations. No such application by Bank of such funds and property shall cure or be deemed to cure any Event of Default or limit in any respect any of Bank’s remedies under the Loan Documents. No delay or omission of Bank in exercising any right to apply such funds or property shall impair any such right, or shall be construed as a waiver of, or acquiescence in, any Event of Default. At the request of Bank, Borrower shall execute and deliver from time to time such documents as may be necessary or appropriate, in Bank’s sole

19


judgment, to assure Bank that it has a first priority perfected security interest in and lien on such funds and property.

2.9Partial Releases of Deeds of Trust. Bank, at Borrower’s sole cost and expense, shall execute partial releases of the Deeds of Trust to facilitate sales of portions of the Property developed or to be developed, financed with proceeds of the Construction Loan (each a “Lot”) upon and subject to the following terms, provisions, and conditions:

In connection with any sale of a Lot while any portion of the Loans remain outstanding, Bank shall execute and deliver partial releases of the Deeds of Trust, provided the following conditions have been satisfied;

(a)No Event of Default then exists or is outstanding under this Agreement, the Notes, or other Loan Documents;

(b)Borrower provides Bank with written notice of such pending sale at least fifteen (15) days prior to the proposed closing date, together with a draft closing settlement statement and copy of the fully executed purchase and sale agreement (including any amendments thereto) for such Lot;

(c)Title Company has issued a proforma 110.5 or other appropriate endorsement to the Title Policies insuring the liens of the Deeds of Trust, as modified by such partial releases thereof, and is committed to issuing such endorsement upon Borrower’s payment of all endorsement premiums and recording fees;

(d)Subject to the terms, conditions and limitations of this Section 2.9(d), seventy-five percent (75%) of the Net Sales Proceeds (hereinafter defined) from such Lot sale are applied towards repayment of the Construction Loan; provided, however, that, anything to the contrary contained herein notwithstanding: (i) during the occurrence and continuance of an Event of Default and provided Bank has elected to permit the sale of a Lot and grant a partial release of the Deeds of Trust with regard to same despite the occurrence and continuance of such Event of Default (which Bank is under no obligation to agree to or permit), one hundred percent (100%) of the Net Sales Proceeds from any such Lot sale shall be applied towards repayment of the Construction Loan; (ii) eighty-five percent (85%) of the Net Sales Proceeds from the earlier to occur of (A) any sale by Borrower of any portion of the Property following the Effective Date resulting in a sales price of no less than two million dollars ($2,000,000.00), other than Lot 11a as defined below (the “First Lot”), pursuant to a purchase and sale agreement between Borrower and such purchaser (which purchase and sale agreement shall be in form and content and on terms and conditions reasonably acceptable to Bank in its discretion) (the “First Lot PSA”), and (B) any sale by Borrower, as seller, to a third party purchaser for that certain tract known as Lot 11a of the Property (“Lot 11a”), pursuant to a purchase and sale agreement between Borrower and such purchaser (which purchase and sale agreement shall be in form and content and on terms and conditions reasonably acceptable to Bank in its discretion) (the “Lot 11a PSA”) shall be applied towards repayment of the Construction Loan; and (iii) in no event shall Bank be obligated to partially release the liens of the Deeds of Trust and other Loan Documents as to any Lot sold (whether it be a First Lot, Lot 11a or otherwise) if the Net Sales Proceeds resulting from such Lot sale is less than Eighty-

20


Three Thousand One Hundred Thirteen and No/100th Dollars ($83,113.00) per acre (the “Minimum Per Acre Sales Price”); and

(e)Borrower pays all title insurance premiums, recording fees, Bank’s reasonable attorneys’ fees and other costs and expenses incurred by Bank in processing and preparing such partial release of the Deeds of Trust.

As used herein, the term “Net Sales Proceeds” means one hundred percent (100%) of the gross sales price for such Lot, less (i) a total combined broker’s commission in an amount not to exceed eight percent (8%), in the aggregate, of the gross sales price of such Lot, which commission shall be payable to a licensed real estate broker unaffiliated with Borrower or its affiliates; (ii) any Borrower’s required contribution to the Interest Reserve; and (iii) other reasonable and customary closing costs, including title insurance premiums, attorney’s fees, closing fees and recording fees, paid in connection with such closing.

2.10Release of Membership Pledge. Upon satisfaction of Borrower’s obligations under Section 6.26 hereof and provided no Event of Default then exists and is continuing hereunder, Bank shall release the Membership Interest Pledge.

ARTICLE 3

EXTENSION OF INITIAL TERM

3.1Extension. The Initial Term of the Construction Loan Note may be extended by the Extension Terms to the First Extended Maturity Date and/or Second Extended Maturity Date, as applicable, upon satisfaction of the following conditions:

(a)Bank has received from Borrower written notice of the requested extension of the Initial Term or First Extension Term, as applicable, at least sixty (60) days before the Initial Maturity Date or First Extended Maturity Date, as applicable;

(b)No Default or Event of Default exists on the date of Borrower’s notice to Bank or on the applicable Extension Date;

(c)

The Construction Loan is “in balance” in accordance with Section 6.12

hereof;

(d)

The undisbursed District Bond Financing proceeds available to the District

for payment of the public infrastructure improvements to be constructed by Borrower for the District, in each case in accordance with the Construction Project Delivery Agreement, are sufficient to pay the entire cost of such public infrastructure construction such that the District Bond Financing is and remains “in balance” in accordance with Section 6.24 hereof;

(e)There exist no Project Cost overruns that exceed the latest Bank-approved Construction Budget after taking into account allowed construction contingencies and actual or potential (as reasonably determined by the Inspector) cost savings from other line item accounts;

21


(f)The Project has been Substantially Completed, subject to Force Majeure Events and Change Orders affecting the Construction Schedule, and (i) with respect to the First Extension Term, that the outstanding principal balance of the Construction Loan (assuming the prior full disbursement thereof in accordance with the terms of this Agreement and the other Loan Documents), has either been reduced by the proceeds of such Property sales or from Borrower’s other resources to a level at or below the lower of the sum of Ten Million Five Hundred Thousand and No/100 Dollars ($10,500,000.00), and

(ii)with respect to the Second Extension Term, the outstanding principal balance of the Construction Loan (assuming the prior full disbursement thereof in accordance with the terms of this Agreement and the other Loan Documents), has either been reduced by the proceeds of such Property sales or from Borrower’s other resources to a level at or below the sum of Five Million Two Hundred Fifty Thousand and No/100 Dollars ($5,250,000.00).

(g)The balance in the Interest Reserve is sufficient to fund on going interest payments on the Construction Loan for the duration of the requested Extension Term or Borrower has deposited with Bank any shortfall identified by Bank for Borrower’s other reserves;

(h)Borrower causes to be delivered to Bank, at Borrower’s expense, one or more 122 endorsements to effecting reissuance of the Title Policies bringing current the effective date of such coverage and stating that the coverage afforded by the Title Policies is not affected because of such extensions and insuring the continuing priority of the Deeds of Trust, as modified by such extension, subject only to the Permitted Encumbrances;

(i)If required by Bank, Bank shall have received, at Borrower’s expense, a current update of the Appraisal satisfactory to Bank, showing that the aggregate principal balance of the Construction Loan outstanding on the applicable Extension Date will not exceed fifty percent (50%) of the Appraisal Value;

(j)At Bank’s request, Borrower shall have delivered an updated Estoppel executed by Borrower and the District, in form and content acceptable to Bank in its discretion.

(k)Borrower pays to Bank for each Extension Term a loan extension fee of one-half of one percent (0.50%) of the original principal amount of the Construction Loan; and

(l)Borrower executes and delivers to Bank such documentation and/or takes such other actions as Bank may reasonably require in connection with such extensions, all of which must be in form and substance acceptable to Bank.

In no event shall Borrower be entitled to any extension of the maturity of the Revolving Line of Credit Note.

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ARTICLE 4

CLOSING, DISBURSEMENTS AND PAYMENTS

4.1Conditions Precedent to Closing. Bank shall have no obligation to enter into this Agreement unless all of the following conditions precedent are satisfied, as applicable, all of which, unless otherwise provided below, shall have been satisfied prior to the Closing; with the understanding, however, that Bank may, in its reasonable discretion, enter into this Agreement prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before the Closing and before any disbursement of the proceeds of a Loan is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their reasonable discretion):

(a)Borrower shall have executed and delivered or caused to be executed and delivered this Agreement and all other Loan Documents (other than the Assignment of Design Build Contract, which shall be executed by Borrower and delivered to Bank following the initial disbursement of Construction Loan proceeds made by Bank concurrently with the mutual execution and closing of this Agreement in accordance with its terms and prior to any further disbursement of Loan proceeds (whether from the Construction Loan or Revolving Line of Credit);

(b)The representations and warranties of Borrower in the Loan Documents shall be correct on and as of the date of this Agreement and as of Closing;

(c)

Bank shall have received and approved the following:

(i)

A current Appraisal;

(ii)

The Construction Schedule for the Improvements;

(iii)

The Construction Budget;

(iv)The Contracts (other than the Design Build Contract, a fully executed of which in form and content acceptable to Bank shall be delivered to Bank following the initial disbursement of Construction Loan proceeds made by Bank concurrently with the mutual execution and closing of this Agreement in accordance with its terms prior to any further disbursement of Loan proceeds (whether from the Construction Loan or Revolving Line of Credit);

(v)

Intentionally Deleted;

(vi)

Intentionally Deleted;

(vii)

The Director Parcel PSAs;

(viii)

The Master Development Agreement;

(ix)

The Estoppel;

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(x)

The Consents;

(xi)

The Reimbursement Agreement;

(xii)

The Infrastructure Acquisition Agreement;

(xiii)

The Construction Project Delivery Agreement;

(xiv)Current financial statements, tax returns and other financial information as Bank may reasonably require for Borrower and Guarantor, all in form and substance satisfactory to Bank in its sole discretion;

(xv)Environmental audits prepared by an environmental engineering company approved by Bank and in substance satisfactory to Bank regarding the Property;

(xvi)

Intentionally Deleted;

(xvii)

The following corporate documents;

(A)As it relates to Borrower: (A) a certificate from a duly authorized officer of Borrower certifying as to and attaching the following: (i) certified copies of resolutions of its members authorizing Borrower to execute, deliver, and perform the Loan Documents and to grant to Bank the Liens and Encumbrances on the Property in the Loan Documents and certifying the names and signatures of the officer(s) of Borrower authorized to execute the Loan Documents, (ii) certified copies of the Articles of Organization and Operating Agreement of Borrower and all amendments thereto, and (iii) a certificate of good standing of Borrower from the State of Colorado.

(B)As it relates to Guarantor, a certificate from a duly authorized officer of Guarantor certifying as to and attaching the following: (i) certified copies of resolutions of its members authorizing Guarantor to execute, deliver, and perform the Loan Documents to which Guarantor is a signatory and certifying the names and signatures of the officer(s) of members authorized to execute the Loan Documents to which Guarantor is a signatory, (ii) certified copies of the Articles of Organization and Operating Agreement of Guarantor and all amendments thereto, (iii) a certificate of good standing of Guarantor from the State of Nevada.

(xviii)Legal opinions of independent counsel in form and substance satisfactory to Bank for

(A)Borrower, (1) that Borrower is duly-formed and in good standing in the jurisdiction of Borrower’s formation and in the State, (2) that the transactions described in the opinion and the execution and delivery of the documentation evidencing such transactions and the performance of

24


obligations thereunder have been duly authorized by all necessary parties, (3) concerning such other legal matters as Bank may require regarding the specific transaction and the absence of conflicts with the governing documents of Borrower or any other agreement, instrument or governmental order or rule to which Borrower is subject and the absence of any material litigation against Borrower which would materially or adversely affect Borrower’s ability to perform its legal obligations under the transaction documents, (4) that the transaction documents are legal, valid, binding, and enforceable in accordance with their terms, subject to customary exceptions, and (5) such other opinions specific to Borrower or the transaction as Bank may reasonably require;

(B)Guarantor, (1) that Guarantor is duly-formed and in good standing in State, (2) that the transactions described in the opinion and the execution and delivery of the documentation evidencing such transactions and the performance of obligations thereunder have been duly authorized by Guarantor, (3) that the transaction documents are legal, valid, binding, and enforceable in accordance with their terms, subject to customary exceptions, (4) concerning such other legal matters as Bank may require regarding the specific transaction and the absence of conflicts with the governing documents of Guarantor or any other agreement, instrument or governmental order or rule to which Guarantor is subject and the absence of any material litigation against Guarantor which would materially or adversely affect Guarantor’s ability to perform its legal obligations under the transaction documents, and (5) such other opinions specific to Guarantor or the transactions as Bank may reasonably require; and

(C)Any other organizational documents that Bank may reasonably require.

(xix)If required by Bank, an updated Estoppel executed by Borrower and the District, in form and content acceptable to Bank in its discretion.

(xx)Evidence that Borrower has complied with all covenants, conditions, restrictions and reservations affecting the Property; and

(xxi)Such other information and evidences as may be reasonably requested or required by Bank.

(d)Bank shall have received evidence that all taxes, fees and other charges in connection with the execution, delivery and recording of the Loan Documents shall have been paid, and all delinquent taxes, assessments or other governmental charges or liens affecting the Property, if any, shall have been paid including without limitation real property taxes for the year 2021.

(e)Borrower shall have delivered to Bank irrevocable and unconditional commitments to issue the Title Policies.

25


(f)All costs, expenses, and fees to be paid by Borrower under the Loan Documents on or before the effectiveness of this Agreement have been paid in full, including without limitation, both Lender’s and Borrower’s attorneys’ and other consultants’ fees incurred in connection with the Loans and the Project incurred prior to the date of Closing, which, notwithstanding anything to the contrary contained in this Agreement shall be funded by the Bank as a draw pursuant to the Construction Loan Note.

(g)Bank shall have received certificates of insurance evidencing that all insurance required under this Agreement is in full force and effect.

(h)Borrower shall have furnished to Bank, at Borrower’s expense, a current ALTA/NSP improvement survey plat (“Survey”) of the Property acceptable to Bank and the Title Company issuing the Title Policies, which Survey (A) shall show the legal description of the Property as it will be insured by the Title Company, the courses and distances of lot lines, all appurtenant and servient easements, setbacks, building lines and width of abutting streets, distance to nearest intersecting streets affording ingress and egress to and from each portion of the Property, and the location and dimensions of all encroachments, improvements, above or below ground easements and utilities, and designated parking spaces, (B) shall certify whether or not any portion of the Property is located within a Federal Emergency Management Agency identified flood-prone area of a community and if located thereon, state the map number and whether or not the Property appear in a “Flood Hazard Area,” and (C) shall be certified as accurate by a licensed surveyor in the State and contain a certificate imprinted thereon in the form approved by the American Land Title Association and Bank stating that the Survey is made for the benefit of Bank and the Title Company.

(i)Borrower has performed such other actions as Bank may reasonably require.

(j)

Borrower has established with Bank all required Deposit Accounts.

(k)The Improvements have not been materially damaged by any casualty, unless Bank shall have received insurance proceeds in an amount deemed by Bank to be sufficient for complete repair of the damage and, when added to the undisbursed balance of the Construction Loan and any Reserves, are sufficient to complete the Improvements substantially in accordance with the Plans and Specifications.

(l)The disbursements of the Construction Loan shall be used solely to pay the costs and expenses to be funded from the Construction Loan as set forth in the Construction Budget and the aggregate disbursements from the Construction Loan for each category of costs or expenses, including without limitation soft costs and any contingency reserve, shall not, except as otherwise provided for in this Loan Agreement, exceed the total amount for that category set forth in the Construction Budget.

(m)The disbursements of the Revolving Line of Credit shall be used solely to provide gap financing to the District for the time period commencing at the time the work related to public improvements constructed by the District has been performed and

26


payment by the District is due to the vendor and ending at the time that the District is required to reimburse Borrower for the advances made by Borrower pursuant to such gap financing as described in the Funding and Reimbursement Agreement. Once the District’s reimbursement of such Borrower advances is received by Borrower, Borrower shall apply such payments to the repayment of the Lender’s advance pursuant to the Revolving Line of Credit.

(n)The District Bond Financing shall remain “in balance” in accordance with Section 6.24.

(o)

No Material Adverse Occurrence has occurred.

(p)

No Event of Default has occurred and is continuing.

4.2Conditions Precedent to Initial Disbursements of Construction Loan Proceeds. Bank shall have no obligation to make the initial disbursements of the proceeds of the Construction Loan unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement; with the understanding, however, that Bank may, in its discretion, make an initial disbursement of the Construction Loan prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement of the Construction Loan is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)General Conditions Precedent to Initial Disbursement of Proceeds of the Construction Loan. In the case of and prior to the initial disbursement of the Construction Loan, and in addition to the satisfaction of all of the conditions set forth in Section 4.3, Bank must have received and approved the following:

(i)

An updated Construction Schedule for the Improvements.

(ii)Bank’s plan cost review with respect to the Improvements to be constructed by Borrower pursuant to the Construction Contract and Design Build Contract.

(iii)

The Plans and Specifications.

(iv)

Intentionally Deleted.

(v)

The current Appraisal.

(vi)All other contracts with all architects, engineers, contractors or consultants as Bank may require relating to the Improvements, and (II) an assignment of any other contracts directly entered into by Borrower with a contractor, architect, engineer or other consultant with a contract value greater than $250,000.00 in connection with the design, engineering or construction of the

27


Improvements, together with a consent to assignment by the applicable contractor, architect, engineer or consultant.

(vii)Satisfactory evidence that Borrower has complied with all covenants, conditions, restrictions and reservations affecting the Improvements, including the Covenants, that the Property is duly and validly zoned for the intended use, and that the Property meets all applicable requirements of the zoning regulations and any local ordinances adopted pursuant thereto. Bank shall further require proof that all permits, consents and approvals required pursuant to this Section have been obtained, and any condition to such approvals must be acceptable to Bank, in its good faith judgment, based on the good faith evaluation of the same by the Inspector.

(viii)If required by Bank, copies of all engineer reports, engineering contracts, Property planning maps, soils tests, drainage studies, traffic studies, erosion control plans, landscaping plans, and other documents prepared and existing for the development of the Property and/or construction of the Improvements, available to Borrower, including, without limitation, a soils report, including drainage, boring and compacting data, together with such hydrology and other engineering reports as Bank may reasonably require, all of which shall be acceptable to Bank, shall be by engineers reasonably acceptable to Bank and shall indicate that the condition of the Property is suitable for the construction of the Improvements without extraordinary land preparation. The soils report shall indicate approval of any required rail or other infrastructure improvements. Any recommendations in the approved soils, hydrology and other engineering reports must be complied with and incorporated into the Plans and Specifications.

(ix)Evidence of availability of wet Utility Services to the Property’s boundaries which will service the Property.

(x)(A) Evidence that Borrower has obtained all governmental permits and consents required for the construction of the Improvements, (B) evidence that the Improvements have been approved by all architectural control committees and all other entities having the right to review and approve the Improvements and (C) a zoning letter, in form and content acceptable to Bank, from the proper Governmental Entity indicating that the proposed use of the Property with the Improvements will comply with all applicable land use and zoning laws.

(xi)Copies of all approvals required under the Declarations for the construction of the Improvements.

(xii)A list of names of all suppliers, subcontractors and suppliers of subcontractors, who are to provide material or services for the Improvements in excess of $250,000 for any contract with any of the foregoing, and a description of their services.

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(xiii)If required by Bank, updated versions of the documents described in Section 4.1(c)(xvii).

(xiv)Evidence satisfactory to Bank that Borrower has contributed Borrower’s Equity to the Project (as evidenced by the Appraisal or copies of paid invoices, in form and substance satisfactory to Bank in its sole discretion, except that copies of cancelled checks are not acceptable).

For the avoidance of doubt, Borrower’s delivery of the fully executed Design Build Contract and execution and delivery of the Assignment of Design Build Contract therefor shall not be a condition precedent to funding of the initial advance of Construction Loan proceeds at Closing but shall be a condition precedent to any further advance of Loan proceeds thereafter (whether from the Construction Loan or Revolving Line of Credit) anything to the contrary contained herein notwithstanding.

4.3Conditions Precedent to Every Disbursement of Construction Loan and Revolving Line of Credit Proceeds. Bank shall have no obligation to make disbursements of the proceeds of the Loans or any portion thereof (including, the for avoidance of doubt, any initial or final disbursement) unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement and at the time of each subsequent disbursement; with the understanding, however, that Bank may, in its discretion, make disbursements of the Loans prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement of the Loans is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)Borrower must have satisfied all of the conditions to closing set forth in Section 4.1 with respect to the closing of the Loans, and all such conditions must be satisfied with respect to each prior disbursement of the proceeds of the Loans.

(b)Borrower must have satisfied all of the conditions set forth in Section 4.1with respect to the requested disbursement of the proceeds of the subject Loan.

(c)Borrower must have satisfied all of the applicable conditions set forth in Section 4.2 with respect to the initial advance of proceeds of the subject Loan.

(d)The Construction Loan shall be “in balance”, as defined and described in Section 6.12 hereof.

(e)The District Bond Financing shall be “in balance” as defined and described in accordance with Section 6.24 hereof.

(f)Borrower shall have complied with all of its covenants and agreements contained in this Agreement and the Loan Documents and all representations and warranties of Borrower contained in any of those documents are materially true and correct

29


as of the date of disbursement as if first made on that date; and no Default or Event of Default exists and is continuing.

(g)The disbursements of the Construction Loan shall be used solely to pay the costs and expenses to be funded from the Construction Loan as set forth in the Construction Budget and the aggregate disbursements from the Construction Loan for each category of costs or expenses, including without limitation soft costs and any contingency reserve, shall not, without Bank’s consent, except as otherwise allowed pursuant to Section 4.6(c) hereof, exceed the total amount for that category set forth in the Construction Budget.

(h)No undisbursed portion of the Construction Loan shall be disbursed to Borrower following the Initial Maturity Date for construction of the Improvements if the term of the Construction Loan is extended in accordance with Article 3 hereof, unless the Initial Maturity Date is delayed as a result of Force Majeure Events and Change Orders affecting the Construction Schedule.

(i)The disbursements of the Revolving Line of Credit shall be used solely to provide gap financing to the District for the time period commencing at the time the work related to public improvements constructed by the District has been performed and payment by the District is due to the vendor and ending at the time that the District is required to reimburse Borrower for the advances made by Borrower pursuant to such gap financing as described in the Funding and Reimbursement Agreement. Once the District’s reimbursement of such Borrower advances is received by Borrower, Borrower shall apply such payments to the repayment of the Lender’s advance pursuant to the Revolving Line of Credit.

(j)With regard to each disbursement of the Construction Loan, Bank must have received and approved the following:

(i)An updated list of Approvals and Permits necessary for the construction of the Improvements, the conduct of the business of Borrower and the use and occupancy of and operation on the Property by Borrower, together with copies of the same which are required to have been obtained as of the date of the requested disbursement.

(ii)An updated list of names of all suppliers, subcontractors and suppliers of subcontractors, who have provided or are to provide material or services for the Improvements and a description of their services which are in excess of $250,000 for any contract with any of the foregoing, and a description of their services.

(iii)Certificates of insurance evidencing that the builder’s risk insurance required under this Agreement is in full force and effect.

(iv)Releases and waivers of mechanics’ and materialmen’s liens in form satisfactory to Bank, executed by each Person who performed work or provided materials prior to the date of this Agreement, releasing any right to a lien through the date of requested disbursement;

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(v)

Invoices for all work covered by the current disbursement request.

(vi)

The certifications and waivers described in Section 4.5.

(vii)A certification from the Inspector verifying the draw request as described in Section 4.5.

(viii)Such other documentation as may be required by the Title Company to issue a 122 date down endorsement to and continuation of the Title Policy covering the amount of the requested disbursement, and all disbursements made to date, reflecting that there have been no construction, mechanics’ or materialmen’s liens filed, or any other Liens or Encumbrances other than Permitted Encumbrances, since the date of the issuance of the Title Policy, and updating the effective date of the Title Policy to the relevant disbursement date, which endorsement must be provided at Borrower’s expense. Upon demand of Bank, Borrower must immediately cause any Liens and Encumbrances or other matters that are not Permitted Encumbrances to be satisfied.

(ix)Such other information and evidences as may be reasonably requested or required by Bank.

4.4Conditions Precedent Final Disbursement of the Construction Loan. Bank shall have no obligation to make the final disbursement of the proceeds of the Construction Loan unless all of the following conditions precedent are satisfied, as applicable, at the time of the final disbursement; with the understanding, however, that Bank may, in its reasonable discretion, make a final disbursement of the Construction Loan prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)General Conditions Precedent to Final Disbursement of Proceeds of the Construction Loan. In the case of and prior to the final disbursement of the Construction Loan, and in addition to the satisfaction of all of the conditions set forth in Section 4.3:

(i)All of the applicable conditions for prior disbursements of the Construction Loan must be satisfied with respect to such prior disbursements.

(ii)The period that laborers, subcontractors and materialmen have for filing mechanic’s and materialmen’s liens against the Property in connection with the construction of the Improvements has expired or Bank has have received final conditional lien waivers acceptable to Bank from the Contractor and all Subcontractors in connection with the applicable Improvements followed no later than ten (10) days thereafter by final unconditional lien waivers from the Contractor and all Subcontractors providing labor or materials to the applicable Improvements;

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(iii)With respect to the final release of Retainage under the Construction Contract in connection with the Improvements, (A) Bank shall have received appropriate approvals from (1) all Governmental Entities regarding completion of the Improvements, which approvals shall be evidenced by an irrevocable certificate of occupancy or completion as applicable, for such Improvements to the extent such certificate is a condition to the lawful use and occupancy; (2) the state or local fire authority or its equivalent; and (3) all other Governmental Entities having jurisdiction over the contemplated uses, operation and occupancy of the Project; and (B) Borrower shall have satisfied all of the other conditions to final disbursement of the Construction Loan set forth in this Section 4.4(a);

(iv)Borrower shall have submitted to Bank copies of all licenses, permits and agreements necessary for the use, operation and occupancy of such Improvements not previously delivered to Bank;

(v)Borrower shall have provided to Bank, an ALTA/NSP as built survey or other satisfactory evidence showing that (1) the Improvements have been built substantially in accordance with the Plans and Specifications and do not encroach on any easement or public or private right of way; (2) the Improvements have been constructed within the boundaries of the Property; and (3) the Improvements have been constructed within the setback lines as required by applicable zoning ordinances and do not encroach upon any other lot or other property;

(vi)Borrower shall have provided to Bank “as built” Plans and Specifications of the Improvements showing the final specifications of the Improvements;

(vii)Borrower shall have provided to Bank a warranty book, together with all guaranties and maintenance agreements, etc., relating to the Improvements;

(viii)Borrower shall have provided to Bank executed AIA Form G706 (Contractor’s Affidavit of Payments of Debts), AIA Form G706A (Contractor’s Affidavit of Release of Liens), and AIA Form G707 (Consent of Surety of final Payment) pertaining to all bonded projects;

(ix)Borrower shall have provided to Bank executed AIA Form G704 or other document satisfactory to Bank by the Contractor and Borrower;

(x)Borrower shall have provided to Bank a notice of completion on Bank’s approved form executed by Borrower and duly recorded in the real property records of the county in which the Property is located;

(xi)Borrower shall have provided to Bank satisfactory evidence of continuing insurance coverage in accordance with Section 6.5;

(xii)Borrower shall submit a certified copy of the final Project report as prepared by the Engineer for the Improvements; and

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(xiii)Bank shall have received such other documentation, including, but not limited to, endorsements to the Title Policies, as Bank may reasonably require.

Within five (5) Business Days after the payment of any Retainage, Borrower shall deliver to Bank an unconditional lien waiver and release from the Contractor for all amounts due for work, labor and materials in connection with the Improvements. Within thirty (30) Business Days after payment of final Retainage with respect to the Improvements, Borrower shall deliver to Bank unconditional lien waivers and releases from each Subcontractor for the full amounts due for work, labor and materials in connection with the Improvements. As an additional consideration to releasing any final Retainage, Bank may withhold one hundred fifty percent (150%) of the estimated amount of any punchlist work associated with incomplete or incorrect work remaining to be completed by Contractor or any Subcontractor at any tier.

4.5Construction Funds Advances/Draw Procedure and Documents for Construction Loan. At the Closing, Bank shall fund any or all charges reflected on the settlement statement reasonably approved by Bank and Borrower. Thereafter, on or about the 8th day of each month, Borrower shall deliver to Bank such of the following as Bank may request or require (with respect to the previous month).

(a)a draw request on a form prescribed by Bank, together with AIA Forms G702 and G703 (and such other written forms as may from time to time be approved or required by Bank) and a certification from Borrower that (i) the Construction Loan is “in balance” as required in Section 6.12 and the District Bond Financing is “in balance” as required in Section 6.24, (ii) all proceeds of the Construction Loan theretofore advanced have been spent in accordance with the draw request applicable thereto, and (iii) the Improvements have been and are being constructed substantially in accordance with the Plans and Specifications;

(b)the certification by Borrower, the Engineers, the Contractor, and the Inspector, that: (i) all work performed is in substantial accordance with the Plans and Specifications; (ii) all governmental licenses and permits required for the Improvements as then completed have been obtained and will be exhibited to Bank upon request; (iii) the Improvements as then completed do not violate, and, if further completed in accordance with the Plans and Specifications, will not violate, any law, ordinance, rule or regulation; and (iv) the remaining undisbursed proceeds of the Construction Loan held by Bank are sufficient to pay for the completion of the Improvements.

(c)a list, certified by Borrower identifying the Contractor and all Subcontractors who have provided services or materials for the Improvements and who are entitled to any of the proceeds of the next scheduled disbursement, together with copies of supporting invoices and copies of checks by Borrower payable to each Contractor and Subcontractor in the above mentioned certificate as Bank may reasonably request;

(d)(i) unconditional releases and waivers of mechanics’ and materialmen’s liens in form satisfactory to Bank, executed by the Contractor and all Subcontractors who

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were listed to be paid pursuant to Section 4.5(b)above in the disbursement which is one disbursement prior to the current disbursement (i.e., Bank shall receive lien waivers in April for amounts paid with the March draw), releasing any right to a lien through a date not more than 60 days prior to the next scheduled disbursement, and (ii) conditional lien waivers and releases from the Contractor and all Subcontractors who are listed to be paid pursuant to Section 4.5(b) above in the current disbursement;

(e)at Bank’s discretion, copies of checks signed by Borrower payable to the Contractor and each Subcontractor identified in Section 4.5(b);

(f)certifications from the Inspector, in such form as Bank may reasonably request, that the Improvements have been and are being constructed substantially in accordance with the Plans and Specifications, and that all materials for which payment is requested have been delivered to and remain on the Property;

(g)certifications from the Contractor, in the form attached hereto as Exhibit C, that there are no outstanding Change Orders in connection with the construction of the subject Phase and no other amounts in dispute; and

(h)such other documents, instruments and agreements as Bank may reasonably request.

4.6

Amount of Disbursements of Construction Funds/Limitations.

(a)

Subject to the satisfaction of the conditions precedent set forth in Sections

4.1 through 4.5, after receipt of the documents delivered pursuant to Section 4.2 through Section 4.6 (as applicable) and subject to the limitations set forth in this Section 4.6, Bank shall make monthly disbursements of the Construction Loan as directed by Borrower in the manner set forth in Section 4.6(d) in amounts equal to (i) The total purchase price of uninstalled materials delivered to and stored on the Property in a manner reasonably acceptable to Bank for later installation in the Improvements, or any materials stored offsite, subject to the terms of 4.6(a)(ii) below; plus (ii) deposits required by material and equipment suppliers for materials and equipment to be incorporated into the Improvements, provided the deposit requests are unavoidable and commercially reasonable, plus (iii) the cost of all materials installed in and work completed on the Improvements approved by Bank and set forth in the Construction Budget; plus (iv) the total of all other costs and expenses previously incurred for items listed in the Construction Budget to be funded from the construction funds; less (v) any Reserve (excluding the Interest Reserve); less (vi) Retainage as provided for in the agreement between Borrower and the Contractor (at 5% per State of Colorado statute), less (vii) Retainage of 5% on all other Subcontractor contracts other than those with design professionals or other professional services entities not subject to retainage; and less (viii) the sum of all previous disbursements.

Notwithstanding anything to the contrary contained in the foregoing, Lender shall fund through the Construction Loan, all monthly overhead needs of Borrower during the Project, as reflected in the Construction Budget as “RLC Project Overhead”.

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(b)Bank shall have the right to approve or disapprove specifically, in its sole discretion, all disbursements for Stored Materials. Without limiting Bank’s approval rights as set forth in the preceding sentence, Bank will not approve disbursements for Stored Materials until Borrower complies with the conditions set forth in Section 4.6(b)(i) below.

(i)As a condition precedent to the disbursement for Stored Materials, Borrower shall supply to Bank: (A) evidence satisfactory to Bank that the Stored Materials are included in the coverage of the insurance policies required by Section 6.5 of this Agreement; (B) evidence satisfactory to Bank from the seller or fabricator of the Stored Materials that, upon payment, ownership thereof will vest in Borrower free of any liens or claims of third parties; (C) (1) evidence satisfactory to Bank that the Stored Materials are satisfactorily stored on the Property to protect against theft or damage, or (2) if the Stored Materials are not stored on the Property, (x) evidence satisfactory to Bank that the Stored Materials are stored in a bonded or insured warehouse or storage yard approved by Bank, and the warehouse or yard has been notified that Bank has a security interest in the subject Stored Materials, and (y) Bank shall have received from Borrower the original warehouse receipt.

(c)Borrower may use the Construction Loan funds only to pay costs and expenses set forth in the Construction Budget.

(d)Disbursements for use of the contingency may be made for hard and soft costs, established in the Construction Budget, provided the contingency is only paid to Contractor for actual documented hard and soft costs incurred by Contractor. Further, (i) the aggregate disbursements from the Construction Loan for soft costs, which may exceed ten percent (10%) of the total requested disbursement, shall be allocated across cost categories on an appropriate basis necessary to account for front-end loaded general conditions and (ii) other costs and shall be deemed approved by Bank, provided such allocation does not (w) cause the contingency to be prematurely exhausted; (x) result in the Construction Loan not remaining “in balance” (as defined in Section 6.12 below); (y) result in any deviation from the Plans and Specifications previously approved by Bank for the Improvements constructed by the Contractor; and/or (z) otherwise cause or result in any Default or Event of Default; provided further, however, that no reallocation across cost categories within the Construction Budget undertaken pursuant to Section 6.12 below shall, in any event, cause a cost category set forth in the Construction Budget to vary by more than twenty-five percent (25%) without, in each case, the Bank’s prior written consent, which consent may be withheld in the Bank’s sole but good faith discretion. All payments made by Borrower shall be made by checks to the payee. Any disbursements from the contingency line item in the Construction Budget reserve are subject to Bank’s consent, which consent may be granted or denied in Bank’s reasonable and good faith discretion. Bank (at its sole option) may make advances of the Construction Loan directly to the Contractor, any Subcontractor or any other third party to pay such costs.

(e)Borrower may not use the Construction Loan for items not detailed on the Construction Budget. In the event that Borrower or the Inspector discovers structural defects in the renovation or construction of the Improvements after the Closing requiring construction work not contemplated by the Construction Budget, Borrower shall

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immediately notify Bank in detail in writing of the same with an estimate of the cost to complete such work. Any cost overruns associated with such work may not be paid from construction funds unless Bank otherwise consents in writing, which consent may be withheld in Bank’s reasonable and good faith discretion.

4.7Additional Conditions to Disbursement of Revolving Line of Credit. Bank shall have no obligation to make disbursements of the proceeds of the Revolving Line of Credit (including, the for avoidance of doubt, any initial or final disbursement thereof) unless all of the following conditions precedent are satisfied, as applicable, at the time of the initial disbursement and at the time of each subsequent disbursement; with the understanding, however, that Bank may, in its discretion, make disbursements of the Revolving Line of Credit prior to the satisfaction of any or all such conditions, and any such action shall not constitute a waiver of Bank’s right to require satisfaction of any or all of the following conditions precedent before any subsequent disbursement is made (all documents, agreements and evidence to be delivered to Bank pursuant to the terms of this Agreement shall be satisfactory in form and substance to Bank and its counsel in their sole discretion):

(a)Borrower shall have satisfied all conditions precedent set forth in Sections 4.1 and 4.3 hereof.

(b)Borrower shall notify the Bank of its intention to borrow under the Revolving Line of Credit, in each case specifying the date and amount of such requested advance thereof. All notices under this Section by Borrower shall be irrevocable and Borrower agrees that Bank may rely and act upon a request for an advance of the Revolving Line of Line of Credit from any individual whom the Bank believes to be the representative of Borrower.

(c)Borrower shall have executed and sent to Bank a request for advance of the Revolving Line of Credit, setting forth in writing the amount of the requested disbursement of such Revolving Line of Credit and other information, if any, required, pursuant to Section 4.7(b) above, provided, however, that the foregoing conditions precedent shall not prevent Bank, if it so elects in its sole and absolute discretion, from making a disbursement of the Revolving Line of Credit to Borrower pursuant to Borrower’s written request therefor.

4.8Manner of Disbursement. Within four (4) Business Days after Bank’s receipt and approval (which shall be granted, partially granted (with specific reasons for the portion of the request disapproved, or disapproved within twenty one (21) days after submission by the Borrower) of all the documents required to be delivered pursuant to the provisions of this ARTICLE 4, Bank shall make disbursement of the proceeds of the Loans as directed by Borrower in the amount of the disbursement, determined in the manner set forth in Section 4.6 or Section 4.7 as applicable; provided, however, that Bank may always elect in its sole discretion to disburse proceeds of the Loans directly to Borrower. In no event, however, shall Bank be required to make more than one disbursement each of the proceeds of the Loans per month. If at any time there shall exist an Event of Default, Bank may, in its sole discretion, make no further disbursements or disburse directly to any person or persons entitled to any of the proceeds of such disbursement.

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4.9Other Payments. At its discretion, Bank may pay from the undisbursed proceeds of the Loans any of the following:

(a)

any professional fees required to be paid under Section 2.2;

(b)any amounts necessary to clear title to the Property and Improvements or to pay liens and encumbrances upon the Property and Improvements provided the same are prior to the liens of the Deeds of Trust;

(c)any other amounts Bank may reasonably determine are due and payable in connection with the terms and provisions hereof or of the Notes or the Loan Documents, or to preserve any Collateral;

(d)

interest or principal due on the Loans, if not otherwise paid by Borrower;

and

(e)

amounts necessary to fund Reserves.

Any such payments shall for all purposes be deemed to be disbursements of the principal of the Loans.

ARTICLE 5

REPRESENTATIONS AND WARRANTIES

In order to induce Bank to make the Loan, Borrower represents, warrants and covenants as follows, which representations, warranties and covenants shall be true and correct as of the execution hereof and as of Closing and shall survive the execution and delivery of the Loan Documents:

5.1Organization and Authority. Borrower is a Colorado limited liability company duly incorporated and validly in existence and in good standing under the laws of the State and authorized to do business and to own real property in the State. Borrower has full power and authority to enter into this Agreement, to borrow money as contemplated herein and to execute and carry out the provisions of the Loan Documents. The execution, delivery and performance of the Loan Documents have been duly authorized by all necessary action of Borrower, and no other action of Borrower is required for the execution, delivery and performance of the Loan Documents. The Loan Documents which have been executed and delivered pursuant to this Agreement constitute, or, if not yet executed or delivered, will when so executed and delivered, constitute valid and binding obligations of Borrower, each enforceable in accordance with its respective terms.

5.2Industry Track Agreement. The Industry Track Agreement has not been modified or amended and the same remains in full force and effect on the date hereof in accordance with its terms.

5.3

Intentionally deleted.

5.4Financial Statements. Any loan applications, financial statements, supporting schedules, and financial reports now or hereafter delivered to Bank in connection with the Loan

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Documents by or on behalf of Borrower including any officer of Borrower are or will be true and correct in all material respects as of the dates thereof, have been or will be prepared in accordance with GAAP, consistently applied and fairly represent the respective financial conditions of the subjects thereof as of the dates thereof and for the periods covered thereby, and no Material Adverse Occurrence has occurred in the financial conditions presented therein since the respective dates thereof.

5.5No Litigation. There are no actions, suits or proceedings pending, or to the knowledge of Borrower threatened against or affecting Borrower, or any of the property or assets of Borrower, in any court at law or in equity, or before or by any Governmental Entity which might materially adversely affect the ability of Borrower to perform its obligations hereunder or under any of the Loan Documents, or might adversely affect the priority of Bank’s liens and security interests with respect to Borrower’s property or assets. To Borrower’s knowledge, there are no actions, suits or proceedings pending or threatened against or affecting Guarantor, or any of the property or assets of Guarantor, in any court at law or in equity, or before any Governmental Entity which might materially adversely affect the ability of Guarantor to perform its obligations under any of the Loan Documents to which it is a party.

5.6Marketable Title. Borrower owns marketable title to the Property, free and clear of all Liens and Encumbrances, excepting only the Permitted Encumbrances, which Property secures repayment of the Loan. Unless otherwise previously disclosed to Bank in writing, Borrower has not entered into or granted any mortgages, agreements, or permitted the filing or attachment of any security interests, liens or encumbrances on or affecting the Property or other Collateral directly or indirectly securing repayment of the Loan, that would be prior or that might in any way be superior or junior to Bank’s security interests and rights in and to the Property and other Collateral.

5.7Covenants, Zoning and Codes. Borrower and Guarantor (to the extent applicable) have complied and will continue to comply with all applicable statutes and regulations to be complied with in connection with the use and occupancy of and operation on the Property. All permits, consents, approvals or authorizations by, or registrations, declarations, withholding of objections or filings with any Governmental Entity or private entity necessary in connection with the valid execution, delivery and performance of this Agreement, the Loan Documents, and any and all other documents executed in connection with any of the foregoing have been obtained and are valid, adequate and in full force and effect. The use, occupancy and construction on the operation of the Property by Borrower will in all respects conform to and comply with all Covenants.

5.8Utilities. As part of construction of the Project, Borrower will (i) cause all wet Utility Services necessary for the use and occupancy of and construction and operation on the Property for its intended use to be constructed and fully available to and operational on the Property or to be fully available to and operational on the Property as and when required; and (ii) use commercially reasonable efforts to cause the providers of all required Dry Utility Services to construct all dry utilities necessary for the use and occupancy of and construction and operation on the Property for its intended use and to be fully available to and operational on the Property or to be fully available to and operational on the Property as and when required.

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5.9Access to the Property. As part of construction of the Project, Borrower will cause all roads, streets, traffic turn lanes, rail lines, and access ways necessary for the full utilization of the Property for its intended purposes and located outside the boundaries of the Property to be completed and dedicated to public use and accepted by the appropriate Governmental Entity or to be completed and dedicated to public use upon Substantial Completion of the Improvements.

5.10Use of Proceeds. The proceeds of the Loan will be used by Borrower solely for the purposes stated herein. The purpose of the Loan is a business purpose and not a personal, family or household purpose. The proceeds of the Loan shall not be used to make loans to, or investments in, or purchases of any corporation, partnership, joint venture, or third party. No part of the proceeds of the Loan hereunder will be used by Borrower for any purpose which violates, or which is inconsistent with, any regulations promulgated by the Board of Governors of the Federal Reserve System and, specifically, no part of proceeds of the Loan will be used for purchasing or acquiring any “margin stock” within the meaning of Regulations T, U or X of the Board of Governors of the Federal Reserve System.

5.11Solvency. Borrower and Guarantor have (a) not entered into the transaction evidenced by this Agreement or executed the Notes, this Agreement or any other Loan Documents with the actual intent to hinder, delay or defraud any present or future creditor of Borrower or Guarantor and (b) received reasonably equivalent value in exchange for their respective obligations under the Loan Documents. Borrower and Guarantor (i) are not and will not become “insolvent” as that term is defined in Section 101(32) of the United States Bankruptcy Code, Title 11 U.S.C. (the “Bankruptcy Code”), Section 2 of the Uniform Fraudulent Transfer Act (“UFTA”) or Section 2 of the Uniform Fraudulent Conveyance Act (“UFCA”), (ii) do not have “unreasonably small capital,” as that term is used in Section 548(a)(1)(B)(ii)(II) of the Bankruptcy Code or Section 5 of the UFCA, (iii) are neither engaged nor about to engage in a business or a transaction for which their remaining property is “unreasonably small” in relation to such business or transaction as that term is used in Section 4 of the UFTA, and (iv) are not unable to pay their respective debts as they mature or become due, within the meaning of Section 548(a)(1)(B)(ii)(II) of the Bankruptcy Code, Section 4 of the UFTA and Section 6 of the UFCA. (As used in this Section, all terms used or defined in the Bankruptcy Code, UFTA or UFCA shall be subject to the statutory definitions and interpretive case law applicable thereto.) No petition in bankruptcy has been filed against Borrower or Guarantor in the last seven (7) years, and neither Borrower nor Guarantor in the last seven (7) years have taken advantage of any Creditors Rights Laws. Neither Borrower nor Guarantor are contemplating either the filing of a petition by it under any Creditors Rights Laws or the liquidation of all or the majority of the present fair market value of its assets or property, and neither Borrower nor Guarantor has any knowledge nor has any reason to know of any Person contemplating the filing of any such petition against Borrower or Guarantor.

5.12No Conflicts. The execution, delivery, and performance by Borrower and Guarantor of the Loan Documents to which each is a party will not conflict with, or result in a violation of or a default under: (a) any applicable law, ordinance, regulation, or rule (federal, state, or local); (b) any judgment, order, or decree of any arbitrator, other private adjudicator, or Governmental Entity to which Borrower or Guarantor is a party or by which Borrower or Guarantor or any of the assets or property of Borrower or Guarantor is bound; (c) any of the Approvals and Permits; or (d) any agreement, document, or instrument to which Borrower or

39


Guarantor is a party or by which Borrower or Guarantor or any of the assets or property of Borrower or Guarantor is bound.

5.13Execution and Delivery and Binding Nature of Loan Documents. The Loan Documents have been duly executed and delivered by or on behalf of Borrower and Guarantor, as applicable. The Loan Documents to which Borrower and Guarantor are parties are legal, valid, and binding obligations of Borrower and Guarantor, as applicable, enforceable in accordance with their terms against Borrower and Guarantor, as applicable.

5.14Accurate Information. All information in any loan application, financial statement, certificate executed by Borrower or Guarantor, delivered by or on behalf of Borrower or Guarantor or their respective officers, if applicable, to Bank in obtaining the Loan is correct and complete in all material respects, and there are no omissions therefrom that result in any such information being materially incomplete, incorrect, or misleading as of the date thereof. There has been no Material Adverse Occurrence relative to Borrower or Guarantor since the date of such information.

5.15Approvals and Permits; Assets and Property. Borrower has obtained and there are in full force and effect, or will obtain and will be in full force and effect prior as and when required under applicable law, all Approvals and Permits necessary for the construction of the Improvements, the conduct of the business of Borrower and the use and occupancy of and operation on the Property by Borrower. Guarantor has obtained and there are in full force and effect all Approvals and Permits necessary for the conduct of the business of the Guarantor. Borrower and Guarantor own or lease all assets and property necessary for conduct of their respective businesses and operations. The Property of Borrower is not subject to any Liens and Encumbrances, other than the Permitted Encumbrances.

5.16Taxes. Borrower and Guarantor have filed or caused to be filed all tax returns (federal, state, and local) required to be filed by Borrower and Guarantor and have paid all taxes and other amounts shown thereon to be due (including, without limitation, any interest or penalties).

5.17Compliance with Law. To Borrower’s and Guarantor’s knowledge, neither Borrower, Guarantor nor the Property are in violation of any law, ordinance, regulation, or rule (federal, state, or local). Upon completion, the Property will comply in all material respects with applicable statutes and regulations to be complied with in connection with the use and occupancy of and operation on the Property, including, without limitation, the ADA.

5.18Representations and Warranties Upon Delivery of Financial Statements, Documents, and Other Information. Each delivery by Borrower or Guarantor to Bank of financial statements, other documents, or information after the date of this Agreement shall be a representation and warranty by Borrower that such financial statements, other documents, or information pertaining to Borrower and Guarantor is correct and complete in all material respects, that there are no omissions therefrom that result in such financial statements, other documents, or information being materially incomplete, incorrect, or misleading as of the date thereof, and that such financial statements accurately present the financial condition and results of operations of Borrower and Guarantor as of the dates thereof and for the periods covered thereby. Each delivery

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by Borrower or Guarantor to Bank of financial statements, other documents, or information after the date of this Agreement not pertaining to Borrower or Guarantor shall be a representation and warranty that, to Borrower’s knowledge, (i) such financial statements, other documents, or information is correct and complete in all material respects, (ii) that there are no omissions therefrom that result in such financial statements, other documents, or information being materially incomplete, incorrect, or misleading as of the date thereof, and (iii) that such financial statements accurately present the financial condition and results of operations of the applicable party as of the dates thereof and for the periods covered thereby.

5.19No Default. There exists Event of Default under the provisions of any instrument evidencing debt incurred or assumed by Borrower or Guarantor or any material agreement relating thereto or any other agreement or instrument to which Borrower or Guarantor is a party.

5.20No Burdensome Agreements. Except for the Loan Documents and the Project Contracts, Borrower is not a party to, nor is bound by, any agreement, instrument or undertaking, or subject to any other restriction (a) that materially adversely affects or might in the future so affect the property, financial condition or business operations of Borrower, or (b) under or pursuant to which Borrower is or will be required to place (or under which any other Person may place) a lien upon any of its property or assets securing debt either upon demand or upon the happening of a condition, with or without such demand.

5.21Subdivision Laws. Borrower has complied and will comply with all applicable subdivision laws and similar statutes and requirements.

5.22ERISA. As of the date hereof and throughout the term of the Loan, (a) Borrower is not and will not be an “employee benefit plan” as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”), which is subject to Title I of ERISA, (b) the assets of Borrower do not and will not constitute “plan assets” of one or more such plans for purposes of Title I of ERISA, (c) Borrower is not and will not be a “governmental plan” within the meaning of Section 3(3) of ERISA, and (d) transactions by or with Borrower are not and will not be subject to state statutes applicable to Borrower regulating investments of and fiduciary obligations with respect to governmental plans.

5.23Americans with Disabilities Act. The Property shall conform with the requirements of the ADA.

5.24Anti-Terrorism Laws. Neither Borrower nor any of its affiliates is in violation of any Anti-Terrorism Laws. No natural person owns, directly or indirectly, 20% or more of the ownership interests in Borrower.

5.25

Leases. Borrower has not entered into any Lease.

5.26Task Orders. Attached as Schedule 5.26 hereto are true, accurate and complete copies of all task orders issued to date by the District to Borrower for work performed or to be performed by Borrower pursuant to the Construction Project Delivery Agreement, none of which have been further amended or modified and all of which remain in full force and effect on the date hereof in accordance with their terms. Schedule 5.26 contains a complete listing of (i) all sums disbursed to-date under such task orders; (ii) amounts due and owing by the District thereunder;

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(iii)the undisbursed amount of District Bond Financing proceeds available for payment of the public infrastructure improvements to be completed for or on behalf the District pursuant to the Construction Project Delivery Agreement; and (iv) the value of all public infrastructure improvements remaining to be completed under the Construction Project Delivery Agreement.

5.27Director Parcel PSAs. Attached as Schedule 5.27 hereto are true, accurate and complete copies of Director Parcel PSAs executed by the Directors of the District on or prior to the date hereof. The Director Parcel PSAs have not been further amended or modified and the same remain in full force and effect on the date hereof in accordance with their terms.

5.28Declarations. The Declarations are in full force and effect and have not been modified or amended except for any amendments provided to Bank. No default or event of default under the Declarations on the part of Borrower has occurred and is continuing beyond all applicable notice and cure periods.

5.29Certification. Except as may have been previously disclosed to Bank, there has been no change in the direct or indirect ownership interests in Borrower or Guarantor as reported in the Certification, or with respect to the individual with significant managerial responsibility identified in the Certification.

5.30Compliance with Surface Rights Statute. Borrower’s planning and development of the Property has complied in all respects with the requirements of C.R.S. §§ 24-65.5-101 et. seq., including, without limitation, the requirement that all mineral owners and mineral lessees owning or leasing any minerals or mineral rights located in, on, under or associated with or appurtenant to the Property be notified by certified mail, return receipt requested or overnight courier of Borrower’s proposed development of the Property, and all such notifications were sent by Borrower to such mineral owners and mineral lessees in compliance with the foregoing statutes.

5.31Survival of Representations. All representations and warranties contained in this Article 5 and elsewhere in this Agreement shall survive the delivery of the Notes and the Loan Documents, and the making of the Loans evidenced thereby and any investigation at any time made by or on behalf of Bank shall not diminish its rights to rely on all of such representations and warranties and all agreements, representations and warranties made herein shall continue in full force and effect until the Secured Obligations have been fully paid and satisfied.

THE WARRANTIES AND REPRESENTATIONS IN THIS ARTICLE 5, AND ANY ADDITIONAL WARRANTIES AND REPRESENTATIONS CONTAINED HEREIN AND IN THE OTHER LOAN DOCUMENTS, WILL BE DEEMED TO HAVE BEEN RENEWED AND RESTATED BY BORROWER AT THE TIME (1) OF EACH REQUEST BY BORROWER FOR AN ADVANCE OF LOAN PROCEEDS, AND (2) OF EACH ADVANCE OF THE LOAN PROCEEDS.

ARTICLE 6

AFFIRMATIVE COVENANTS

Until the Secured Obligations are paid and performed in full, Borrower agrees that, unless Bank otherwise agrees in writing in Bank’s absolute and sole discretion:

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6.1Books and Records; Access By Bank. Borrower will maintain a single, standard system of accounting, including, without limitation, a single, complete, and accurate set of books and records of its assets, business, financial condition, operations, property, prospects, and results of operations in accordance with good accounting practices. Bank shall have the right from time to time to examine such assets and property and to audit, copy, and make excerpts from such books, records, and documents upon reasonable notice and during normal business hours.

6.2Taxes and Other Indebtedness. Borrower shall pay and discharge before delinquency, all taxes, assessments, and governmental charges or levies imposed upon it, upon its income or profits, or upon any property belonging to it, when due, all valid and lawful claims (including, without limitation, claims for labor, materials, and supplies), which, if unpaid, might become a Lien or Encumbrance upon any of its assets or property, and before delinquency, all its other indebtedness. Borrower shall provide evidence to Bank no later than thirty (30) days after the date on which ad valorem taxes would be delinquent that such taxes have been paid in full. Nothing herein contained shall prohibit Borrower from contesting in good faith and at its own expense any tax, assessment or governmental charge, provided, however, Borrower shall, not later than twenty (20) days after the notice of such tax, assessment or charge which is disputed or contested by Borrower, provide a surety protecting Bank’s interest from any claim or lien against the collateral satisfactory to Bank.

6.3Payment of Claims. Borrower agrees to pay and discharge all claims for labor performed and material and services furnished in connection with the Collateral, and to take all other steps necessary to forestall the assertion of claims or liens either against the Collateral, or any part thereof or right or interest appurtenant thereto, or of claims against Bank. Nothing herein contained shall require Borrower to pay any claims for labor, materials or services which Borrower in good faith disputes and which Borrower, at its own expense, is currently and diligently contesting, provided, however, that Borrower shall, not later than twenty (20) days after the notice of the filing of any claim or lien against the Collateral or notice of intent to file such a lien, which is disputed or contested by Borrower, notify Bank of such lien and proceed to contest or discharge such lien, in each case in accordance with and subject to the terms and conditions of Section 6.17 hereof. Borrower’s failure to pay such claims prior to the Completion Date will not prevent Borrower from receiving an extension of the Initial Term provided that Borrower delivers to Bank such evidence as Bank may reasonably require that Borrower has set aside adequate funds to fully and completely resolve such claims.

6.4Law; Judgments; Material Agreements; Approvals and Permits. Borrower shall comply with all laws, ordinances, regulations, and rules (federal, state, and local) and all judgments, orders, and decrees of any arbitrator, other private adjudicator, or Governmental Entity relating to Borrower, the Collateral, or the assets, business, operations, or property of Borrower. Borrower shall comply in all material respects with all material agreements, documents, and instruments to which Borrower is a party or by which Borrower, the Property, or any of the other assets or property of Borrower is bound or affected. Borrower shall comply with all requirements contained in or required under any Covenants and all conditions and requirements of all Approvals and Permits. Borrower shall obtain and maintain in effect from time to time all Approvals and Permits required for the business activities and operations then being conducted by Borrower.

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6.5Insurance. At all times, Borrower shall obtain and maintain in force, or otherwise cause the General Contractor to obtain and maintain in force, and pay the cost of property, commercial general liability, builder’s risk and other types and forms of insurance coverage with respect to the Property or the Loans as may be required by Bank in accordance with Bank’s insurance requirements as delivered to Borrower from time to time, including but not limited to the following:

(a)Property. Insurance against loss or damage by fire, lightning, earthquake and other perils, on an all risk basis, with such coverage to be in an amount not less than the full replacement value of the Improvements. During the period of construction of the Project, such policy shall be written in the so-called “Builder’s Risk Completed Value Non- Reporting Form,” on an all risk basis, with no coinsurance requirement, and shall contain a provision granting the insured the right to complete and/or occupy the Project.

(b)Liability. Insurance protecting Borrower and Bank against loss or losses from liability imposed by law or assumed in any written contract and arising from personal injury including bodily injury or death, having a limit of liability of not less than One Million Dollars ($1,000,000.00) (combined single limit for personal injury, including bodily injury or death, and property damage), and Two Million Dollars ($2,000,000.00) aggregate for personal injury, including bodily injury or death and property damage with an excess umbrella policy providing liability insurance coverage in the amount of Three Million Dollars ($3,000,000) per occurrence and Twenty-Five Million Dollars combined annual aggregate.

(i)Such liability policies must provide comprehensive general liability insurance with coverages for Property and Products and Completed Operations, Blanket Contractual Liability, Personal Injury Liability, Broad Form Property Damage (including completed operations), Explosion Hazard, Collapse Hazard and Underground Property Damage Hazard.

(ii)All such liability policies referred to herein must be written on an occurrence basis so as to provide blanket contractual liability, broad form property damage coverage, and coverage for products and completed operations. Liability insurance under this subparagraph (ii) may be provided under a blanket policy which specifically refers to the Project. During the period of any construction, Borrower shall cause its Contractor, the major subcontractors and/or all other subcontractors to maintain in full force and effect any or all of the liability insurance required under this subsection (ii).

(c)Automobile Liability. Automobile liability insurance in the amount of One Million Dollars ($1,000,000.00) per occurrence and combined annual aggregate,

(d)

Business Interruption. Intentionally Deleted.

(e)

Flood. Intentionally Deleted.

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(f)Contractor. Contractor shall be required to carry liability insurance of the type and providing the minimum limits set forth below (such insurance may also be carried by Borrower on Contractor’s behalf):

(i)Workers’ compensation insurance, disability benefits insurance and each other form of insurance Contractor is required by law to provide in order to cover loss resulting from injury, sickness, disability or death of employees of Contractor who are located on or assigned to the Project.

(ii)Commercial general and other liability insurance in the minimum amounts and types described in Sections 6.5(b) and 6.5(c) hereof modified to provided excess umbrella liability insurance coverage in the amount of not less than Twenty Million and No/100 Dollars ($20,000,000.00) per occurrence and combined annual aggregate.

(iii)

Intentionally Deleted.

(g)Engineer. Each Engineer shall be required to provide engineer’s professional liability insurance with a limit of liability of not less than One Million Dollars ($1,000,000.00), or such other amount as may be required by Bank. This policy shall cover claims for a period of not less than three (3) years after the completion of each Project.

(h)Additional Insurance. Borrower shall provide such other policies of insurance as Bank may reasonably request in writing including, without limitation, earthquake insurance, in amounts satisfactory to Bank.

(i)Insurance Providers and Policies. All insurance policies shall (i) be issued by an insurance company having a rating of “AIX” or better by A.M. Best Co., in Best’s Rating Guide, (ii) name Bank as an additional insured on all liability insurance and as mortgagee and "lender's loss payable" on all casualty insurance, (iii) provide that Bank is to receive thirty (30) days’ written notice prior to non-renewal or cancellation, (iv) be evidenced by a certificate of insurance to be held by Bank, and (v) be in form reasonably acceptable to Bank. All such insurance shall be renewed annually while any of the Secured Obligations remain outstanding and evidence of such renewal provided to Bank at least twenty (20) days prior to policy expiration. All such liability insurance shall be primary and not contributing to any liability insurance carried by Borrower and Borrower and Bank shall be listed as additional insureds on all required liability insurance and such policies shall be endorsed to so provide.

(j)Premiums. Borrower shall promptly pay all premiums when due on any such policies and renewals thereof and shall furnish Bank with written evidence of such payment. At least 30 days prior to the expiration of any such policies required by Bank, a policy form renewing or extending such expiring insurance shall be delivered to Bank if Bank requests delivery of such policies to it.

(k)Bank May Purchase. In the event Borrower fails to provide insurance complying with the provisions hereof, Bank may, but without obligation so to do, without notice to Borrower, without demand upon Borrower, without releasing Borrower from any

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obligation hereof, and without curing any default of Borrower, obtain insurance, in any amounts determined by Bank, through or from any insurance agency or insurer or insurance underwriter acceptable to Bank, and pay the premium therefore, and Bank by doing so shall not be chargeable with obtaining or maintaining such insurance or for the collection of any insurance monies or for any insolvency of any insurer or insurance company. Bank, from time to time, may furnish to any insurance agency or company, or any other person, any information contained in or extracted from any insurance policy theretofore delivered to Bank pursuant hereto and any information concerning the Loans, Borrower, or the Property.

(l)Assignment of Insurance Proceeds. Borrower hereby assigns to Bank all insurance proceeds from each and every kind of insurance obtained by Borrower related to the Property, including without limitation, all proceeds from insurance not specifically required by Bank at the origination of the Loans or thereafter but which may be carried by Borrower from time to time with respect to the Property or the ownership, operation or income thereof, including, without limitation, earthquake insurance. If at any time Borrower obtains insurance related to the Property or the ownership, operation or income thereof, which is not specifically required by Bank, including, without limitation, earthquake insurance, then Borrower shall nevertheless include Bank and its successors and assigns as additional insureds or additional loss payees thereto.

6.6

Damage or Destruction.

(a)If the Improvements or the Property, or any portions or part thereof, are damaged or destroyed by fire or any other cause, Borrower shall, at the request of Bank and subject to the provisions of this Section, immediately proceed with the restoration thereof in accordance with the Plans and Specifications, and shall diligently complete the work of restoration, provided that Bank makes available to Borrower as restoration progresses any insurance proceeds actually paid to Bank in respect to such damage or destruction. If (i) in Bank’s sole discretionary but good faith judgment the insurance proceeds are sufficient to complete the restoration within one hundred eighty (180) days; (ii) Bank determines that its security is not impaired; and (iii) no Event of Default exists and is continuing under the Loan Documents (collectively, the “Restoration Conditions”), Bank shall advance the insurance proceeds to Borrower as restoration progresses in the same manner as Bank disburses advances of construction funds under this Agreement. If any one or more of the Restoration Conditions does not exist, Bank may call the Loans immediately due and payable in accordance with the following paragraph; provided, however, if, in Bank’s sole discretionary but good faith judgment the insurance proceeds are insufficient to complete the restoration, Borrower may satisfy such condition by depositing with Bank additional money as in Bank’s sole discretionary but good faith judgment is sufficient to complete the restoration in a timely manner and fully pay the costs thereof.

(b)If in Bank’s sole discretionary but good faith judgment the Improvements cannot be restored in a timely manner as described above or, if Borrower does not or cannot deposit additional money as in Bank’s sole discretionary but good faith judgment is required to complete the restoration and fully pay the cost thereof, or if an Event of Default

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exists and is continuing under the Loan Documents, such event shall be deemed an Event of Default hereunder, and Bank’s obligation to make insurance proceeds available for restoration shall immediately terminate. Bank may in such case apply any insurance proceeds and/or owner’s equity in the manner set forth in Section 6.6(a)hereof, to reduce the outstanding Secured Obligations of Borrower under the Loan and may exercise any of the other remedies which are described in Section 9.2 hereof or in the Loan Documents.

(c)In the case of loss as described in subsection 6.6(a), Bank is hereby authorized to participate in any settlement or adjustment of claims under insurance policies, as its interest may appear, and to collect and receipt for any proceeds. In the event Bank elects to apply the proceeds to restoration, in keeping with the Restoration Conditions, such proceeds shall be made available, from time to time, in the same manner as Bank disburses advances of construction funds under this Agreement.

6.7Condemnation. If all or any part of the Project is expropriated, condemned, taken by power of eminent domain, or transferred in anticipation of any such circumstances by any competent authority, then the proceeds of any such award or settlement made as compensation or damages for such expropriation, condemnation, exercise of the power of eminent domain or the transfer in anticipation of any such circumstance shall be paid to Bank. Bank, at its election, shall pay or apply such amount in any one or more of the following ways and in such order as Bank shall determine:

(a)

to costs of collection thereof;

(b)payment of any expenses and fees of Bank associated with this Agreement and the other Secured Obligations of Borrower hereunder, the payment of accrued and unpaid interest on the Loan, and the reduction of unpaid principal of the Loan;

(c)to the payment of obligations incurred by Bank or Borrower in the repair or replacement of damage to the Improvements; or

(d)to make payment to Borrower for the costs of restoration and repair of the Improvements.

If the Improvements or the Property or any part thereof is taken by condemnation or subject to imminent threat of condemnation, Bank may elect not to authorize application of any proceeds from any condemnation award to the restoration of the Improvements unless, in Bank’s sole discretionary but good faith judgment, (i) Bank’s security is not impaired, (ii) the Improvements can be replaced and restored in a manner which will enable it to be functionally and economically utilized and occupied as originally intended, and (iii) the condemnation proceeds (when taken together with such additional owner’s equity as Borrower may elect to deposit with Bank) shall be sufficient to replace or restore the Improvements to a functional and economically feasible condition. Whether Bank, in its sole but good faith judgment, determines that the Improvements can be so restored and replaced or not, the rights and obligations of Bank and Borrower thereafter, and the handling and utilization of any condemnation proceeds actually paid to Bank and undisbursed owner’s equity, shall be the same as described in the immediately preceding section hereof. In any event, the proceeds actually paid to the Bank will be provided to or credited to

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Borrower in reduction of the outstanding principal balance of the Loan Amount and not to the credit of the Bank.

6.8Fixtures. No Collateral which is personal property shall be purchased or installed on the Property by Borrower under any security agreement, conditional sales contract or other agreement wherein the seller reserves a security interest in, or the right to remove or to repossess, such items or to consider them personal property after their incorporation onto the Property.

6.9Further Assurances. Borrower will at any time and from time to time upon request of Bank take or cause to be taken any reasonable action, execute, acknowledge, deliver or record any further documents, opinions, mortgages, security agreements, financing statements or other instruments or obtain such additional insurance as Bank in its discretion deems necessary or appropriate to carry out the purposes of this Agreement and to preserve, protect and perfect the security interests intended to be created and preserved in the Collateral, the Property, and other properties and assets securing the obligations of Borrower under this Agreement and the Loan Documents.

6.10Industry Track Agreement. Borrower shall, at all times, comply with its obligations under the Industry Track Agreement and shall enforce the terms of the Industry Track Agreement in good faith. Borrower will deliver to Bank, promptly after receipt of the same from the Union Pacific, copies of all material correspondence, reports, notices and other information received from the Union Pacific and pertaining or relating to the Industry Track Agreement.

6.11

Deposit Accounts; Security Agreement.

(a)Borrower has opened with Bank and will continuously maintain there, all depository and other accounts necessary for construction of the Improvements and operation of its business, including, without limitation, the account described in Exhibit D attached hereto (collectively, the “Deposit Accounts”). Borrower hereby grants to Bank a first lien security interest in and collateral assignment of each of the Deposit Accounts, now or hereafter established, and all funds from time to time on deposit therein. Upon the occurrence of an Event of Default, Borrower grants to Bank a full right of set-off with respect to all or any portion of the funds on deposit in the Deposit Accounts and any and all interest accrued thereon, if any. Bank may, to the maximum extent permissible by law, apply any or all of the funds in the Deposit Accounts, including accrued interest, if any, toward the unpaid balance of the Loans and/or to any other amounts which may be due and owing under the Loan Documents. Bank shall at all times have “control” of the Deposit Accounts for purposes of maintaining its first and prior perfected security interest therein.

6.12Deposit of Funds/Loan Balancing. As a material covenant and condition of the Loans and as a condition precedent to Bank’s obligation to disburse proceeds of both Loans, Borrower shall pay all Project Costs in excess of the Construction Loan. Except for the payment of interest out of the Interest Reserve pursuant to Section 2.6, Bank shall be obligated to disburse proceeds of the Loans only when the Construction Loan is “in balance.” The Construction Loans shall be “in balance” only at such times as Borrower has invested sufficient funds into the payment of Project Costs so that, in Bank’s good faith judgment, the undisbursed portion of the Construction Loan shall be sufficient to complete construction of the Project and pay all Project Costs (including

48


Interest Reserve) until repayment in full of the Construction Loan. The Construction Loan shall be “in balance” only at such time and from time to time as Bank may determine in its sole and absolute discretion, that (a) the undisbursed portion of Construction Loan proceeds allocated to each cost category in the Construction Budget, as amended from time to time consistently with this Agreement, is sufficient to complete each such cost category, provided, that the Bank shall allow Borrower to reallocate actual cost savings of no more than twenty-five percent (25%) of projected cost savings from one cost category to another cost category and shall take into account all contingencies in the Construction Budget, and (b) the then undisbursed portion of the Construction Loan equals or exceeds the amount necessary to pay for all work done and not previously paid for or to be done in connection with the completion of the Project substantially in accordance with the Plans and Specifications for such Improvement.

(a)The determination as to whether or not the Construction Loan is “in balance” may be made by Bank at any time following consultation with the Inspector, including with each request for a disbursement of the Construction Loan.

(b)If Bank then reasonably determines that the Construction Loan is not “in balance,” then Bank will not be obligated to make any disbursement of the Construction Loan, unless and until Borrower does any one or more of the following:

1.establishes to Bank’s satisfaction, contrary to Bank’s prior determination, the Construction Loan is “in balance”,

2.within thirty (30) days after notice from Bank that the Construction Loan is not “in balance,” deposit with Bank, in United States Dollars or immediately available funds, the amount necessary to put the Construction Loan “in balance.” No interest shall be paid by Bank on such deposited funds (advances of proceeds of the Construction Loan and such account shall be and be deemed to be made under this Agreement such that all Borrower’s deposit shall be exhausted prior to the making of any further disbursement of proceeds of the Construction Loan), or

3.within thirty (30) days after notice from Bank that the Construction Loan is not “in balance,” Borrower delivers to Bank evidence satisfactory to Bank that Borrower has expended on Project Costs from sources other than proceeds of the Construction Loan or other indebtedness, an amount sufficient to put the Construction Loan “in balance.”

If such amounts are not deposited with Bank within the time period required by this Section 6.12 or other appropriate action taken by Borrower within such time period in accordance with this Section 6.12 to demonstrate to Bank to its good faith satisfaction, in accordance with the provisions hereof, that the Construction Loan has been put back “in balance”, such failure constitute an immediate and non-curable Event of Default.

6.13

Commence and Continue Construction; Completion of Construction.

(a)Borrower represents, warrants and covenants that construction of the Improvements shall at all times be completed with diligence and continuity, as determined

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by Bank in its reasonable discretion, in substantial compliance with the Construction Schedule, in order that Substantial Completion of the Improvements shall occur on or before the Completion Date.

(b)All construction shall be free and clear of defects in and liens or claims for liens for materials supplied or labor or services performed in connection with the Improvements. The Improvements shall be in substantial conformity with the Plans and Specifications and, except for off-site improvements designated thereon, shall be contained wholly within the lot lines of the Property and will not encroach on any other real estate, easements, building lines or set-back requirements.

(c)Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, Borrower shall Substantially Complete construction of the Improvements no later than the Completion Date. Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, Bank shall have no further obligation to make advances or disbursements of the Construction Loan on or after the Completion Date. If the term of the Construction Loan is extended in accordance with the terms and conditions of this Agreement, the maximum amount of the Construction Loan will be reduced to and capped at the outstanding principal balance of the Construction Loan on the Initial Maturity Date.

6.14Ownership of Collateral. Borrower will be the sole owner of all Collateral, free from any adverse lien, security interest or adverse claim of any kind whatsoever, except for security interests and liens in favor of the interest of a lessor pursuant to a lease of personal property approved by Bank and the liens and security interests approved by Bank pursuant to the Loan Documents. Borrower shall not incur any debt, secured or unsecured other than (a) the Loans and (b) the usual and customary trade debt incurred in the ordinary course of business of owning and operating the Project.

6.15Correction of Defects. Within thirty (30) days after notice thereof, Borrower will proceed with diligence to correct all defects in the Improvements and any substantial departure from the Plans and Specifications except as approved by Bank or permitted under Section 6.16 below. The disbursement of any Construction Loan proceeds or Revolving Line of Credit loan proceeds shall not constitute a waiver of Bank’s right to require compliance with this covenant with respect to any such defect or departure from the applicable Plans and Specifications.

6.16

Changes and Change Orders.

(d)Borrower will not change or in any manner cause or seek a change in any laws, requirements of Governmental Authorities and obligations created by CC&Rs, licenses, approvals, restrictions or easement agreements, if any, which now or hereafter may significantly affect the ownership, construction, equipping, fixturing, use or operation of the Project without the prior written consent of Bank which consent will not be unreasonably withheld, conditioned or delayed.

(e)Except for Minor Change Orders, no Change Orders or other changes in the Construction Budget for the Improvements, Construction Schedule or in the Plans and

50


Specifications, will be effective unless approved in writing in advance by Bank, as described below.

(f)Any Change Order, including Minor Change Orders, must be submitted, along with disbursement requests, to Bank. Change Orders other than Minor Change Orders shall be subject to Bank’s reasonable review and approval. Borrower will not, without the prior written consent of Bank, permit the performance of any work pursuant to, or request a disbursement for, any Change Orders which result in a material change in the Plans and Specifications, Construction Schedule, Construction Contract, or will increase Project Costs. Proposed Change Orders shall be submitted to Bank on a form acceptable to Bank containing such information as to the nature, scope and cost for such change as Bank may require together with a marked copy of the portion of the Plans and Specifications affected by the proposed change.

6.17Contesting Liens. Borrower shall institute the following procedures to insure the prompt removal of mechanics’ liens from the Property:

(g)Borrower shall forward a copy of all known recorded mechanics’ liens to Bank within twenty (20) days of recording, together with a written explanation of the controversy, if any.

(h)If payment and performance bonds shall not be in effect or not in a sufficient amount or the surety thereof shall fail to pay a mechanic’s lien, then, within the aforementioned twenty (20) days, Borrower must either: (i) pay the lien and obtain a written release thereof, or (ii) post a bond issued by an underwriter acceptable to Bank indemnifying against any loss by reason of such lien, or (iii) contest the validity of the lien and deposit with Bank an amount equal to 150% of the lien together with an additional sum sufficient to cover the costs of releasing the lien, six (6) months statutory interest and attorneys’ fees, which shall be from funds outside the Construction Loan proceeds and shall be accompanied with the instruction to Bank that such funds shall be held by Bank in a separate escrow account, without interest, to provide Borrower a reasonable time to contest the lien and obtain a release thereof, and, upon the release thereof, the entire escrowed funds shall be returned to Borrower. Bank shall be further instructed that, should Bank, in Bank’s sole and absolute judgment, determine that Bank’s security or priority position be in jeopardy, then Bank may, upon fifteen (15) days’ notice to Borrower of its intention to do so, but without any obligation, pay out of the undisbursed loan account any or all of such liens or claims, or may contest the validity of any of them, paying all costs and expenses, including attorneys’ fees and costs; and, should such payments exceed the balance of escrowed funds, then such additional amount may be expended by Bank at its option and shall be secured by the Deeds of Trust.

6.18

Notices. Borrower, as soon as practicable, shall give notice to Bank of:

(a)Any actions, suits or proceedings involving Borrower, or their members, directors, officers or managers that could materially and adversely affect the repayment of the Loans, the performance of Borrower under this Agreement, the performance by the

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Guarantor under either of the guaranties, or the financial condition, business or operations of Borrower.

(b)The commencement of any material arbitration or governmental investigation or proceeding not previously disclosed by Borrower to Bank in writing which has been instituted or, to the knowledge of Borrower, threatened, against Borrower or Guarantor or to which its properties or assets are subject;

(c)Any adverse development which occurs in any litigation, arbitration or governmental investigation or proceeding previously disclosed by Borrower to Bank;

(d)Any Default or Event of Default has occurred and is continuing under this Agreement or the Loan Documents of which Borrower has knowledge; and

(e)

Any Material Adverse Occurrence.

Additionally, Borrower agrees to promptly notify Bank (x) of any change in direct or indirect ownership interests in the Borrower as reported in the Certification or other similar certification provided to Bank prior to or in connection with the execution of this Agreement, or (y) if the individual with significant managerial responsibility identified in the Certification ceases to have that responsibility or if the information reported about that individual changes. Borrower hereby agrees to provide such information and documentation as Bank may request during the term of the Loans to confirm or update the continued accuracy of the any information provided in connection with the foregoing.

6.19Additional Banking Laws. Borrower shall (a) ensure, and cause each affiliate to ensure, that no person who owns a controlling interest in or otherwise controls Borrower or any affiliate is or shall be listed on the “Specially Designated Nationals and Blocked Person List” or other similar lists maintained by OFAC, the Department of the Treasury, or included in any Executive Orders, (b) not use or permit the use of the proceeds of the Loans to violate any of the foreign asset control regulations of OFAC or any enabling statute or Executive Order relating thereto, and (c) comply, and cause each affiliate to comply, with all applicable Bank Secrecy Act laws and regulations, as amended.

6.20Purchase Contracts. Borrower shall enforce the terms and conditions of the Purchase Contracts located on the Property to meet the covenants and obligations set forth in this Agreement.

6.21Leases. Borrower (a) must comply in all respects with the terms, covenants, agreements, conditions and requirements of each Lease, as, when and in the manner required thereby, (b) will deliver to Bank fully-executed copies of each Lease, and any amendment or modification of each Lease; (c) must enforce the terms, covenants, agreements, conditions and requirements contained in each Lease upon the part of the tenants thereunder to be observed or performed, provided, however, that Borrower will not terminate or accept a surrender of a Lease without Bank’s prior approval; (d) must promptly notify Bank when Borrower receives notice of any default by Borrower as landlord under any Lease; (e) will not collect any of the rents more than one (1) month in advance; (f) will not execute any assignment of the landlord’s interest in the Leases or the rents except as contemplated by the Loan Documents; and (g) will, upon Bank’s

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request, execute and deliver all further assurances, confirmations and assignments in connection with the Leases as Bank may reasonably require from time to time.

6.22Existence; Single Purpose Entity. Borrower will do or cause to be done all things necessary to maintain its legal existence and powers as a limited liability company organized in the State, and registered and qualified to do business in the State. Borrower’s sole business purpose shall be to own, construct and operate the Project. Borrower: (a) shall conduct business only in its own name and under any trade name for the Project, (b) shall not engage in any business unrelated to the Project, own any real property other than the Project, or have any assets unrelated to the Project, (c) shall not have any indebtedness other than as permitted under Section 8.1, (d) shall have its own separate books, records, and accounts (with no commingling of assets), (e) shall hold itself out as being an entity separate and apart from any other person or entity, (f) shall observe limited liability company formalities independent of any other entity, and (g) shall not change its name, identity, or organizational structure, unless Borrower shall have obtained the prior written consent of Bank to such change, and shall have taken all actions necessary or requested by Bank to file or amend any financing statement or continuation statement to assure perfection and continuation of perfection of security interests under the Loan Documents. Borrower shall, during the term of the Loan, remain a “non-foreign person” within the meaning of Section 1445 of the United States Internal Revenue Code of 1986, as amended, and the regulations issued thereunder. Borrower shall maintain executive personnel and management at a level of experience and ability equivalent to present personnel and management. Without limiting the generality of anything in this section, Borrower shall not suffer to occur or exist, whether occurring voluntarily or involuntarily, after the date of this Agreement any change in the legal or beneficial ownership of any capital stock of or limited liability company interest or general partnership interest in Borrower or in the general partner or manager of Borrower, without the prior written consent of Bank which may be withheld in its sole discretion.

6.23Declarations. Borrower shall at all times duly perform and observe, in all material respects, all of the terms, provisions, conditions and agreements on its part to be performed and observed under any Declarations, and shall not suffer or permit any default or event or default on the part of Borrower to exist thereunder beyond any applicable notice and cure periods, and shall not agree or consent to any modification, amendment or termination of any Declaration without the prior written consent of Bank, other than non-material amendments, such consent not to be unreasonably withheld, conditioned or delayed. Borrower shall promptly furnish to Bank copies of all notices of default and other material documents and communications sent or received by Borrower under or relating to any Declaration.

6.24District Bond Financing Balancing. As a material covenant and condition of the Loans and as a condition precedent to Bank’s obligation to disburse proceeds of both Loans, Borrower shall cause the District to finance and pay for or otherwise reimburse Borrower for the payment of all costs of constructing the public infrastructure improvements at the Project to be completed by Borrower pursuant to the Construction Project Delivery Agreement, Infrastructure Acquisition Agreement and/or Reimbursement Agreement, as applicable. Bank shall be obligated to disburse proceeds of the Loans only when the District Bond Financing is “in balance.” The District Bond Financing shall be “in balance” only at such times as the Bank, in its good faith judgment, based upon the evaluation of same by the Inspector, determines that undisbursed proceeds of the District Bond Financing held in accounts established and maintained by District at

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UMB Bank, N.A. in Denver, Colorado, are sufficient to pay for one hundred percent (100%) of the total cost of all task order public infrastructure improvements contemplated in the Construction Project Delivery Agreement and District Construction Budget established for the same and previously approved by Bank. In order to facilitate such determination, Borrower shall on a monthly basis concurrently with the submission of a Construction Loan draw request in accordance with Section 4.5 hereof, deliver to Bank copies of all task orders received by Borrower from the District during the previous month pursuant to the Construction Project Delivery Agreement, together with (i) the most recent draw request submitted by Contractor to Borrower for work completed by Contractor during the previous month under or pursuant to such Construction Project Delivery Agreement; (ii) copies of all paid receipts, cancelled checks, invoices and other back-up submitted by Contractor in connection with the draw request described in clause (i) of this Section 6.24; (iii) an updated District Construction Budget; (iv) the most recent bank statements for all UMB Bank, N.A. and/or other bank accounts holding the proceeds of the District Bond Financing; and (v) a reconciliation of the District Construction Budget and amounts disbursed from such bank accounts holding the proceeds of the District Bond Financing, in each case prepared by the District’s accountants, to track the outflows of proceeds from such bank accounts and application thereof to payments made by the District on account of the task order work completed by Contractor during the previous month pursuant to the Construction Project Delivery Agreement and District Construction Budget.

(a)The determination as to whether or not the District Bond Financing is “in balance” may be made by Bank at any time following consultation with the Inspector, including with each request for a disbursement of the Construction Loan.

(b)If Bank thereafter reasonably determines that the District Bond Financing is not “in balance,” then Bank will not be obligated to make any disbursement of the Construction Loan, unless and until Borrower does any one or more of the following:

1.establishes to Bank’s satisfaction, contrary to Bank’s prior determination, the District Boned Financing is “in balance”, or

2.within thirty (30) days after notice from Bank that the District Bond Financing is not “in balance,” deposits or causes the District to deposit with UMB Bank, N.A., in United States Dollars or immediately available funds, the amount necessary to put the District Bond Financing “in balance.”

If such amounts are not deposited with Bank within the time period required by this Section 6.24 or other appropriate action taken by Borrower within such time period in accordance with this Section 6.24 to demonstrate to Bank to its good faith satisfaction, in accordance with the provisions hereof, that the Construction Loan has been put back “in balance”, such failure constitute an immediate and non-curable Event of Default.

6.25District Board Composition. Borrower covenants and agrees that, following the occurrence of an Event of Default and Bank’s acquisition of title to the Property, whether by foreclosure judicially, exercise of the power of sale contained in the Deeds of Trust, acceptance of a deed in lieu of foreclosure or otherwise, Borrower shall exercise commercially reasonable and diligent good faith efforts, in cooperation with the Bank, to cause the then current members of the

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Board of Directors of the District to resign and replace themselves with a slate of replacement directors acceptable to the Bank in its sole but good faith discretion and, in connection therewith, Borrower shall file such petitions with the Board of County Commissioners of Adams County, Colorado and take such other actions as may reasonably be necessary to facilitate such Board replacement, all at Borrower’s sole cost and expense.

6.26Property Purchase and Sale Contracts. No later than one hundred eighty (180) days following the Effective Date, Borrower shall deliver to Bank one (1) fully executed and enforceable purchase and sale agreement for a portion of the Property which results in a sales price of no less than two million dollars ($2,000,000.00) in form and content and on terms and conditions acceptable to Bank in its sole but good faith discretion and satisfying the requirements of Section 2.9(d) hereof (including, without limitation, the Minimum Per Acre Sales Price).

6.27Acquisition of County Parcel. No later than thirty (30) days following Borrower’s acquisition of the real property described on Schedule 6.27 attached hereto and incorporated herein by this reference (the “County Parcel”) Borrower shall (i) execute and deliver to Bank amendments to the Deeds of Trust and other Loan Documents as may be reasonably necessary to encumber the County Parcel with the liens and security interests of the Deeds of Trust and such other Loan Documents; (ii) cause the Title Company to issue date down and mortgage priority endorsements to the Title Policies, each in form and content acceptable to Bank in its discretion, insuring the continuing priority of the liens of such Deeds of Trust, as so modified; and (iii) pay all of Bank’s attorneys’ fees, title insurance premiums, recording and filings fees, and other costs and expenses incurred by Bank in negotiating, documenting and closing such Loan Document modifications. Following Borrower’s acquisition, of the County Parcel, Borrower’s completion of foregoing Loan Documents modifications in this Section 6.27 shall be a condition precedent to any further advances of the Loans.

6.28Execution and Delivery of Design Build Agreement. No later than thirty (30) days following the Effective Date, Borrower shall deliver to Bank a fully executed copy of the Design Build Contract with all attachments thereto and the fully executed Assignment of Design Build Contract, in each case in form and content acceptable to Bank in its discretion.

ARTICLE 7

FINANCIAL COVENANTS

7.1Special Definitions. In this Article, the following terms shall have the following meanings as to any Person:

(a)Loan to Cost Ratio” means during the construction of the Improvements, the percentage that the maximum principal amount of the Construction Loan bears to the aggregate cost of the items set forth in the Construction Budget for the construction of the Improvements does not exceed fifty-five percent (55%); and

(b)Loan to Value Ratio” means during the construction of the Improvements, the percentage that the maximum principal amounts of the Construction Loan bears to the Appraised Value does not exceed fifty percent (50%).

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7.2Financial Covenants. Until the Loans and all indebtedness hereunder have been paid in full and all Secured Obligations hereunder have been fully discharged, Borrower covenants and agrees as follows:

(a)Loan to Value Ratio. Borrower shall at all times comply with the Loan to Value Ratio. If at any time Borrower is not in compliance with the Loan to Value Ratio, then, within ten (10) days of Bank’s written demand, Borrower shall pay down the principal balance of the Construction Loan in such amount as will bring the Loan to Value Ratio into compliance with this Section 7.2(a).

(b)Loan to Cost Ratio. Borrower shall at all times comply with the Loan to Cost Ratio. If at any time Borrower is not in compliance with the Loan to Cost Ratio, then, within ten (10) days of Bank’s written demand, Borrower shall pay down the principal balance of the Construction Loan in such amount as will bring the Loan to Cost Ratio into compliance with this Section 7.2(b).

(c)Liquidity Covenant. At all times while any amounts remain outstanding under the Revolving Line of Credit, Borrower shall maintain unencumbered liquid assets consisting of cash, cash equivalents and U.S. Treasury obligations of at least One Million and No/Dollars ($1,000,000.00), tested quarterly, while any portion of the Revolving Line of Credit has been disbursed and remains outstanding and without regard to, and excluding, any Interest or other Reserves maintained and established by Borrower with Bank pursuant to this Agreement or the other Loan Documents.

7.3Financial Information. In addition to any financial statements or reports reasonably required by Bank from time to time, Borrower shall furnish Bank with the following financial statements, reports and information without additional notice:

(a)As soon as available and in any event within ninety (90) days after the end of each fiscal year of Borrower, internally prepared annual financial statements of Borrower, including balance sheets, related statements of earnings, income statements and cash flow statements for the fiscal year covered with comparable figures for the preceding calendar year, certified by an appropriate officer of Borrower, in form and detail satisfactory to Bank.

(b)As soon as available, and in any event within forty-five (45) calendar days after the end of each calendar quarter, internally prepared quarterly financial statements of Borrower, including balance sheets, related statements of earnings, income statements and cash flow statements for the quarter covered with comparable figures for the preceding calendar quarter, certified by an appropriate officer of Borrower, to be complete, correct and accurate in all material respects, in form and detail satisfactory to Bank.

(c)Within ten (10) calendar days after Bank’s request therefor executed copies of all letters of intent and purchase contracts executed between Borrower and any prospective purchaser for all or any portion of the Property.

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(d)Annually, within thirty (30) days following approval, a copy of Borrower’s approved budget for Borrower’s subsequent fiscal year showing compliance with the applicable covenants contained in this Agreement.

(e)Annually, within thirty (30) days after the date due, verification by Borrower that all real estate taxes (if any) for the Property have been paid, in form and detail satisfactory to Bank.

(f)Annually, within thirty (30) days after the end of each calendar year, verification by Borrower that all insurance required by Bank remains in force and effect, in form and detail satisfactory to Bank.

(g)On a monthly or more frequent basis as reasonably requested by Bank, such additional financial and other information pertaining to the District, the Construction Project Delivery Agreement, Infrastructure Acquisition Agreement, Reimbursement Agreement and/or District Bond Financing as may be required by Bank, in its good faith judgment, to undertake and complete the “in balance” analysis of the District Bond Financing described in Section 6.24 hereof.

All financial data provided to Bank shall be prepared in accordance with GAAP or other generally recognized accounting system satisfactory to Bank.

7.4Other Items and Information. Borrower shall provide such other information concerning Borrower, the Property, and the assets, business, financial condition, operations, property, prospects, and results of operations of Borrower as Bank reasonably requests from time to time. In this regard, immediately upon request of Bank, Borrower shall deliver to Bank counterparts and/or conditional assignments as security of any and all receipted invoices, bills of sale, statements, conveyances, and other agreements, documents, and instruments of any nature relating to the Property or under which Borrower claim title to any materials or supplies used or to be used on the Property.

ARTICLE 8

NEGATIVE COVENANTS

Until the Secured Obligations are paid and performed in full, Borrower agree that, unless Bank otherwise agrees in writing in Bank’s absolute and sole discretion:

8.1Further Indebtedness. Borrower shall not create, incur, assume, or allow to exist any indebtedness of any kind or description, except the compliance with such covenant shall be confirmed annually with the Loans as part of Borrower’s annual financial statement reporting requirements set forth in Section 7.3(a) hereof.

8.2Alteration of Plans and Specifications. Borrower shall not make or permit any material change in any Plans and Specifications or permit the performance of any work or a change in any agreement or arrangement that would result in a material change in any Plans and Specifications.

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8.3

Alteration of Other Documents; Entering into Leases.

(a)Once approved by Bank, Borrower shall not make or permit any material change in any of the documents furnished to Bank (at any point) in connection with the Loans, including, without limitation, any Declaration, the Industry Track Agreement, Construction Contract, Engineer’s Contracts or Purchase Contracts.

8.4Ownership; Control; Management. Borrower shall not issue or repurchase any capital stock or other securities of or in Borrower or grant any option, right of first refusal, warrant, or other right to purchase any capital stock or other securities interest in Borrower. Borrower shall not be dissolved or liquidated. Borrower shall not amend, modify, restate, supplement, or terminate its articles of organization. Borrower shall not reorganize itself or consolidate with or merge into any other legal entity or permit any other legal entity to be merged into Borrower. Subject to the following provisions of this Section 8.4, without the prior written consent of Bank, there shall be no change in the day-to-day control and management of Borrower, including, without limitation, any change in the employment status of Brian Fallin and Brian Aratani (collectively “Key Employees”), each of whom shall continuously remain employed by Borrower in the development, financing, construction, management and operation of the Project throughout the terms of the Loans; provided, however, that if either Key Employee should resign, be terminated, die or become incapacitated, Borrower shall promptly and in no event later than five (5) days following the occurrence of same notify Bank of the same and meet with Bank within ten (10) days following the occurrence of same to discuss the replacement of such Key Employees, each such replacement of which shall have demonstrable and relevant experience in the financing, development, construction, management and operation of industrial properties of similar size and scope and shall otherwise be acceptable to Bank in its sole but good faith discretion, such replacement to be made no later than fifteen (15) days following the occurrence of such Key Person’s resignation, termination of employment, death or incapacity. In addition, Borrower will not suffer or allow to occur or exist, whether occurring voluntarily or involuntarily, during the term of this Agreement while the Membership Interest Pledge remains in effect, any transfer, individually and/or in the aggregate, of more than forty-nine percent (49%) of the legal and beneficial ownership of any capital stock held in Borrower without, in each case, the prior written consent of Bank, which may be withheld in Bank’s sole but good faith discretion. Borrower shall not consent to any termination, replacement or appointment of any property manager without Bank’s prior written approval. Without limiting the generality of the foregoing but subject to the foregoing terms and provisions of this Section 8.4, Borrower agrees to promptly and in no event later than five (5) days following the occurrence of same notify Bank (A) of any change in direct or indirect ownership interests in Borrower as reported in the Certification, or (B) if the individual with significant managerial responsibility identified in the Certification ceases to have that responsibility or if the information reported about that individual changes. Borrower hereby agrees to provide such information and documentation as Bank may request during the term of the Loans to confirm or update the continued accuracy of the any information provided in connection with the foregoing.

8.5Patriot Act. Borrower shall not (i) conduct any business or engage in any transaction or dealing with any transaction relating to, any property blocked pursuant to Executive Order No. 13224; or (ii) engage in or conspire to engage in any transaction that evades or avoids, or attempts to violate, any of the prohibitions set forth in Executive Order No. 13224, the USA

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Patriot Act or any other Anti-Terrorism Law. Borrower shall deliver to Bank any certification or other evidence requested by Bank, confirming Borrower’s compliance with this Section.

8.6Unlawful Use, Medical Marijuana, Controlled Substances And Prohibited Activities.

(a)Borrower shall not enter into, consent to or permit any lease, sublease, license or other agreement relating to, or otherwise permit the use or occupancy of, the Property for a Controlled Substances Use (defined below) or in any manner that violates or could violate any Controlled Substances Laws (defined below), including, without limitation, any business, communications, financial transactions or other activities related to Controlled Substances or a Controlled Substances Use (defined below) that violate or could violate any Controlled Substances Laws (collectively, “Drug-Related Activities”). Borrower and its affiliates shall not engage in any Drug-Related Activities, and Borrower shall not make any payments to Bank from funds derived from Drug-Related Activities. Borrower shall provide to Bank, from time to time, within (10) ten days after Bank’s request therefor, any information that Bank requests in its reasonable discretion, relating to compliance with this Section 8.6. Borrower shall include in all Leases and other agreements for use and occupancy of the Property, provisions that (i) prohibit any Controlled Substance Use or Drug-Related Activities on the Property, and (ii) permit the Bank to make physical inspections of the Property upon the request of the Bank. For purposes of this Section 8.6, (i) “Controlled Substances Laws” means the Federal Controlled Substances Act (21 U.S.C. §801 et seq.) or any other similar or related federal, state or local law, ordinance, code, rule, regulation or order; (ii) “Controlled Substances” means marijuana, cannabis or other controlled substances as defined in the Federal Controlled Substances Act or that otherwise are illegal or regulated under any Controlled Substances Laws; and (iii) “Controlled Substances Use” means any cultivation, growth, creation, production, manufacture, sale, distribution, storage, handling, possession or other use of a Controlled Substance in violation of any Controlled Substances Laws. The provisions of this Section 8.6 shall apply notwithstanding any state or local law permitting the Controlled Substances Use or Drug-Related Activities. Notwithstanding any provision in this Agreement or in any other Loan Document securing the Obligations to the contrary, no direct or indirect disclosure by Borrower to Bank or any person affiliated with Bank, and no knowledge of Bank or any person affiliated with the Bank, of the existence of any Drug Related Activities or Controlled Substance Use on, in or about the Property shall estop Bank or waive any right of Bank to invoke any remedy under the Loan Documents for violation of any provision hereof related to the prohibition of any Drug Related Activities or Controlled Substance Use on, in or about the Property. The foregoing shall apply notwithstanding the receipt or execution of an estoppel certificate or subordination, non-disturbance or attornment agreement or other document from or with any tenant of Borrower engaged in such prohibited activity.

(b)This Section 8.6 is a material consideration and inducement upon which Bank relies in extending credit and other financial accommodations to Borrower. Failure by Borrower to comply with this section shall constitute a material non-curable Event of Default. Notwithstanding anything in this Agreement, the Notes or Loan Documents regarding rights to cure Events of Default, Bank is entitled upon breach of this section to

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immediately exercise any and all remedies under this Agreement, the Notes and the other Loan Documents, and by law.

(c)In addition and not by way of limitation, Borrower shall indemnify, defend and hold Bank harmless from and against any loss, claim, damage, liability, fine, penalty, cost or expense (including attorneys’ fees and expenses) arising from, out of or related to any Controlled Substances or Drug Related Activities located at or conducted on the Property or Collateral, Drug Related Activities by Borrower or any lessee of the Property or Collateral, or Borrower’s breach, violation, or failure to enforce or comply with any of the covenants set forth in this section. This indemnity includes, without limitation any claim by any governmental entity or agency, any lessee, or any third person, including any governmental action for seizure or forfeiture of any Property or Collateral (with or without compensation to Bank, and whether or not Property or Collateral is taken free of or subject to Bank’s lien or security interest).

8.7Distributions, Dividends and Compensation. Borrower shall not declare, pay, set aside funds for or make any distribution or dividend, in cash or assets or trust to or for the benefit of any member or other legal or beneficial owner of Borrower at any time during the term of this Agreement other than for payment of state or federal income and other tax liabilities payable in connection with Borrower’s development, construction, sale and operation of the Project as contemplated herein, without the written consent of Bank, not to be unreasonably withheld.

8.8Leases; Subleases. Without the prior written consent of Bank which consent shall not be unreasonably withheld, conditioned or delayed, Borrower shall not (a) terminate, modify or amend any Lease, assign any Lease, grant any concessions in connection therewith, either orally or in writing, accept a surrender thereof, waive any performance or default thereunder by the tenant thereunder, or consent to any assignment or sublet thereof by the tenant thereunder, or (b) enter into any Lease.

8.9Alteration of Property. Other than in connection with the construction and of the Improvements as permitted hereunder, Borrower shall not make or permit any material change to the Project without Bank’s prior written consent which consent shall not be unreasonably withheld, conditioned or delayed.

8.10Junior Liens. Borrower shall not permit any lien, mortgage or other encumbrance to be placed on the Project (or any portion thereof) or on any interest of Borrower in the other collateral without Bank’s prior written consent, which consent may be withheld, conditioned, or both, in Bank’s sole discretion.

ARTICLE 9

DEFAULT AND REMEDIES

9.1Event of Default. The occurrence of any of the following events shall constitute an Event of Default hereunder:

(a)Borrower’s failure to make payment of any installment of principal or interest on the Notes or any other monetary obligation under any Loan Document within five (5) days following the date on which such payment is due;

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(b)A default shall occur in the due performance and observance of any covenant or condition of this Agreement or any other Loan Document not otherwise described in this Section 9.1, which breach is not cured to Bank’s reasonable satisfaction within the applicable cure period for breach of such covenant or condition, and, if no specific cure period is provided, within thirty (30) days following notice of such default being sent by Bank to Borrower; provided, however, Borrower shall have an additional reasonable period of time, not to exceed sixty (60) days in the aggregate (for a total cure period of ninety (90) days), to cure such failure if (i) such failure does not involve the failure to make payments on a monetary obligation; (ii) such failure is curable but cannot reasonably be cured within thirty (30) days; and (iii) Borrower is diligently undertaking to cure such default.

(c)Any representation, warranty or disclosure made by Borrower or any officer of Borrower proves to be materially false or misleading as of the date when made, regardless of whether such representation or disclosure appears in this Agreement, the Loan Documents, or items submitted in connection therewith;

(d)Borrower’s failure to comply with any term, covenant or agreement contained in Sections 2.6, 6.2, 6.3, 6.5, 6.10, 6.13, 6.17 6.20, 6.24, 6.26, 6.27 or 6.28 of this Agreement;

(e)Borrower fails to comply with any term, covenant or agreement contained in Article 7 of this Agreement;

(f)Borrower fails to comply with any term, covenant or agreement contained in Article 8 of this Agreement;

(g)There shall occur a default or event of default under any other loan made by Bank to Borrower or any Affiliate thereof if such default has not been cured within any applicable grace or cure period; provided, however, Borrower shall have an additional reasonable period of time, not to exceed sixty (60) days in the aggregate (for a total cure period of ninety (90) days), to cure such failure if (i) such failure does not involve the failure to make payments on a monetary obligation; (ii) such failure is curable but cannot reasonably be cured within the time provided for in such other loan; (iii) Borrower or its Affiliate is diligently undertaking to cure such default; and (iv) such other default does not involve the bankruptcy (whether voluntary or involuntary), insolvency, or receivership of Borrower or its Affiliates with regard to such loan.

(h)A final judgment (i) is entered against Borrower, (ii) is not covered by insurance and (iii) remains unsatisfied or not appealed for a period of sixty (60) days after the entry thereof;

(i)An “Event of Default” (as defined under any other Loan Document not already mentioned in this Section) shall occur and such Event of Default continues beyond any applicable grace or cure period provided in such Loan Document;

(j)Any claim or lien shall be filed against the Collateral or any part thereof; provided, however, that no default shall exist hereunder as long as Borrower has fully

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complied with any conditions provided in the Loan Documents to permit Borrower’s contest of such claim or lien;

(k)Borrower fails to make any deposit of funds required hereunder, or under the Loan Documents within five (5) days after the time required for payment;

(l)Borrower or Guarantor shall generally not pay its debts as such debts become due, or shall admit in writing its inability to pay its debts generally, or shall make a general assignment for the benefit of creditors; or any proceeding shall be instituted by Borrower or Guarantor seeking to adjudicate Borrower or Guarantor bankrupt or insolvent, or seeking liquidation, winding up, reorganization, arrangement, adjustment, protection, relief composition of it or its debts under any law relating to bankruptcy, insolvency or reorganization or relief of debtors, or seeking the entry of an order for relief or the appointment of a custodian, receiver, trustee, or other similar official for it or for any substantial and material part of its property; or Borrower or Guarantor shall take any action to authorize any of the actions set forth above in this Section 9.1;

(m)Borrower or Guarantor (i) becomes insolvent or the subject of state insolvency proceedings, (ii) fails generally to pay debts as they become due, (iii) fails to perform on any term, covenant or agreement made by Borrower relating to debt of Borrower that results in the holder of such debt being able to accelerate the debt, (iv) makes an assignment for the benefit of creditors, (v) has a receiver, trustee, custodian or other similar official appointed with respect to its assets, (vi) has a substantial part of its property taken into the possession of a receiver, trustee or custodian and such appointment remains in place for a period of sixty days;

(n)The taking of action by Borrower or Guarantor to make itself the subject of proceedings under the United States Bankruptcy Code; or the execution by Borrower or Guarantor of a petition to become a debtor under the United States Bankruptcy Code; or the filing of an involuntary petition against Borrower or Guarantor under the United States Bankruptcy Code that remains undismissed for a period of sixty (60) days; or an order for relief under the United States Bankruptcy Code is entered against Borrower or Guarantor;

(o)

There occurs any Material Adverse Occurrence;

(p)Subject to Force Majeure Events and Bank-approved Change Orders affecting the Construction Schedule, the Project and all Improvements constructed thereon are not Substantially Completed on or prior to the Completion Date; and/or

(q)

Termination of the Industry Track Agreement for any reason.

Borrower acknowledges and agrees that all material non-monetary defaults are conclusively deemed to be and are defaults which impair the security of the Loan Documents, and that Bank shall be entitled to exercise any appropriate remedy, including without limitation, foreclosure of the Loan Documents upon the occurrence of any such material non-monetary default after the expiration of any cure period, if applicable.

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9.2Remedies. Upon the occurrence of an Event of Default, Bank may, in addition to any other remedies which Bank may have hereunder or under the Loan Documents or by law, at its option and without prior demand or notice take any or all of the following actions:

(a)Use any funds of Borrower held by Bank to reimburse Bank for any costs incurred under the Note or this Agreement.

(b)

Declare the Secured Obligations immediately due and payable.

(c)Bank shall have the right to take possession of the Property and perform any and all work it deems advisable or necessary to protect the Property and Improvements. Borrower hereby irrevocably constitutes and appoints Bank its attorney-in-fact with full power and authority upon the occurrence of an Event of Default to:

(i)

take possession of and protect the Improvements;

(ii)pay, settle or compromise all existing claims relating to the clearance of title to the Property for protection of its interest;

(iii)prosecute and defend all actions and proceedings in connection with the Improvements and to apply the proceeds of any judgment received by Borrower in any such action against any of the Secured Obligations as it sees fit; and

(iv)execute, acknowledge and deliver all instruments and documents in the name of Borrower and do and perform all acts in the name of Borrower that Bank deems necessary or appropriate to commence or continue operations on the Property.

(d)Obtain the appointment of a receiver and foreclose on or realize upon any security for the Loans without waiving its rights to proceed against any other security or other entities or individuals directly or indirectly responsible for repayment of the Secured Obligations or waive any and all security for the Secured Obligations as Bank may in its discretion so determine, and pursue any such other remedy or remedies as Bank may so determine to be in its best interest as provided herein or in the Loan Documents. All remedies of Bank provided for herein and in any other Loan Document are cumulative and shall be in addition to all other rights and remedies provided by law. The exercise of any right or remedy by Bank hereunder shall not in any way constitute a cure or waiver of an Event of Default hereunder or under any other Loan Document or invalidate any act done pursuant to any notice of an Event of Default, or prejudice Bank in the exercise of any of its rights hereunder or under any other Loan Documents unless, in the exercise of its rights, Bank realizes all amounts owed to it under such Loan Documents.

9.3Setoff. As security for the payment of the Secured Obligations, Borrower hereby grants to Bank a security interest in and lien on any credit balance now or hereafter owed to Borrower by Bank. In addition, Borrower each agree that Bank may, at any time after the occurrence of an Event of Default, without prior notice or demand, set off against any such credit balance or other money all or any part of the unpaid balance of the Secured Obligations.

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9.4Recertified Appraisal. If at any time (a) Bank reasonably believes that an Event of Default under the Loan Documents has occurred (giving effect to applicable cure and notice periods, if any, contained in the Loan Documents), (b) a Material Adverse Occurrence has not been cured within the required time period, or (c) Bank is required by law or regulation to obtain a new Appraisal, Bank may require a new Appraisal of the Property in form and content reasonably acceptable to Bank to be prepared at Borrower’s expense.

9.5Inspections. Bank and its agents, employees, and representatives shall have the right upon reasonable notice and during normal business hours (except in the event of an emergency) from time to time to enter upon the Property in order to inspect the Property. Inspection by Bank or Bank’s Inspector of the Property is for the sole purpose of protecting the security of Bank and is not to be construed as a representation by Bank that there has been compliance with applicable law or the applicable Covenants or that the Improvements are free of defects in materials or workmanship. Borrower may make or cause to be made such other independent inspections as Borrower may desire for its own protection.

In any case, Bank may proceed with every remedy available at law or in equity or provided for herein or in any document executed in connection herewith, and all expenses incurred by Bank in connection with any remedy shall be deemed indebtedness of Borrower to Bank and a part of the Secured Obligations. Bank may apply the proceeds from any collateral for the Loans or from any other source against any of the Secured Obligations as and in any order it sees fit.

ARTICLE 10

MISCELLANEOUS

10.1No Waiver. No waiver of any Event of Default or breach by Borrower hereunder shall be implied from any failure by Bank to take action on account of such Event of Default if such Event of Default persists or is repeated, and no express waiver shall affect any Event of Default other than the Event of Default specified in the waiver and shall be operative only for the time and to the extent therein stated. Waivers of any covenant, term or condition contained herein shall not be construed as a waiver of any subsequent breach of the same covenant, term or condition. The consent or approval by Bank to, or of, any act by Borrower requiring further consent or approval shall not be deemed to waive or render unnecessary the consent or approval to, or of, any subsequent similar act.

10.2Successors and Assigns. This Agreement is made and entered into for the sole protection and benefit of Bank and Borrower, their successors and assigns, and no other person or persons shall have any right of action hereunder. The terms hereof shall inure to the benefit of the successors and assigns of the parties hereto; provided, however, that Borrower’s interest hereunder cannot be assigned or otherwise transferred without the prior consent of Bank which may be withheld in Bank’s sole and absolute discretion.

10.3Notices. Any notice required or permitted to be given by Borrower or Bank under this Loan Agreement shall be in writing and will be deemed given (a) upon personal delivery or upon confirmed transmission by email, (b) on the first Business Day after receipted delivery to a courier service which guarantees next Business Day delivery, or (c) on the third Business Day after

64


mailing, by registered or certified United States mail, postage prepaid, in any case to the appropriate party at its address set forth below:

If to Borrower:

Rail Land Company, LLC

c/o Rocky Mountain Industrials, Inc.

4601 DTC Boulevard, Suite 130

Denver, Colorado 80237

Attn:Brian Fallin, CEO

Email:bfallin@rockymountainindustrials.com

With copy to:

Kamlet LLP

3900 East Mexico Avenue, Suite 300

Denver, Colorado 80210

Attn:Jay Kamlet, CEO

Email:jkamlet@kamletlaw.com

If to Bank:

Pacific Western Bank

5050 South Syracuse Street, Suite 1000

Denver, Colorado 80237

Attn: Robert Crise, SVP, Relationship Manager

Email: rcrise@pacwest.com

With copies to:

Pacific Western Bank

5050 South Syracuse Street, Suite 1000

Denver, Colorado 80237

Attn: Holly A. Hayes, EVP, General Counsel

Email: hhayes@pacwest.com

and

Polsinelli P.C.

1401 Lawrence Street, Suite 2300

Denver, Colorado 80202

Attn:Amy Hansen & Paul Franke

Email:

ahansen@polsinelli.com &

pjfranke@polsinelli.com

Any person may change such person’s address for notices or copies of notices by giving notice to the other party in accordance with this section.

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10.4Authority to File Notices. Borrower irrevocably appoints, designates and authorizes Bank as its agent (said agency being coupled with an interest), during the occurrence and continuance of an Event of Default, to send to any third party any other notice or documents or take any other action that Bank deems necessary or desirable to protect its interest hereunder, or under the Loan Documents, and will upon request by Bank, execute such additional documents as Bank may require to further evidence the grant of the aforesaid right to Bank.

10.5

Time. Time is of the essence hereof.

10.6Amendments, etc. No amendment, modification, termination or waiver of any provisions of this Agreement or of any of the Loan Documents nor consent to any departure by Borrower therefrom shall in any event be effective unless the same shall be in writing and signed by Bank, and then such waiver or consent shall be effective only in the specific instance and for the specific purpose for which given.

10.7Headings. The article and section headings in no way define, limit, extend or interpret the scope of this Agreement or of any particular article or section.

10.8Number and Gender. When the context in which the words are used in this Agreement indicate that such is the intent, words in the singular number shall include the plural and vice-versa. References to any one gender shall also include the other gender if applicable under the circumstances.

10.9No Joint Venture. Bank and Borrower each have separate and independent rights and obligations under this Agreement. Nothing contained herein shall be construed as creating, forming or constituting any partnership, joint venture, merger or consolidation of Borrower and Bank for any purpose or in any respect.

10.10Indemnify Bank. Borrower shall indemnify and hold Bank harmless from all liability for any actual or alleged damage or injury of whatsoever nature arising out of or in any way connected with the Property or arising out of Borrower’s breach of the provisions of this Agreement, except to the extent such damage or injury is caused by Bank’s gross negligence or willful misconduct. Bank may commence, appear in or defend, in its own name or in the name of Borrower, any action or proceeding purporting to affect the rights, duties or liabilities of the parties hereto, or the Property or the Improvements and Borrower shall pay all of Bank’s costs and expenses incurred thereby on demand. This Section 10.10 shall survive execution, delivery and performance of this Agreement, the Deeds of Trust, and the other Loan Documents.

10.11Governing Law; Jurisdiction. This Agreement shall be governed by and construed in accordance with the laws of the State, without giving effect to principles of conflict of laws. Without limiting the right of Bank to bring any action or proceeding against Borrower or against any property of Borrower (an “Action”) arising out of or relating to this Agreement or any indebtedness evidenced hereby in the courts of other jurisdictions, Borrower hereby irrevocably submits to the jurisdiction, process and venue of any Colorado State or Federal court sitting in or for the City and County of Denver, Colorado, and hereby irrevocably agrees that any Action may be heard and determined in such Colorado State court or in such Federal court. Borrower hereby irrevocably waives, to the fullest extent it may effectively do so, the defenses of lack of jurisdiction

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over any person, inconvenient forum or improper venue, to the maintenance of any Action in any jurisdiction.

10.12Automatic Acceleration. Should there occur an Event of Default and if a petition under the United States Bankruptcy Code thereafter is filed by or against Borrower while such event remains uncured, all obligations hereunder shall be automatically accelerated and due and payable and the Default Rate provided for in the Notes shall automatically apply as of the date of the first occurrence of the event which would, with the giving of notice, the passage of time, or both, constitute an Event of Default, without any notice, demand or action of any type on the part of Bank (including any action evidencing the acceleration or imposition of the Default Rate). The fact that Bank has, prior to the filing of the voluntary petition under the United States Bankruptcy Code, acted in a manner which is inconsistent with the acceleration and imposition of the Default Rate provided for in the Notes, shall not constitute a waiver of this Section 10.12 or estop Bank from asserting or enforcing Bank’s rights hereunder.

10.13Severability. If any provision of this Loan Agreement or of any other Loan Document securing or executed in connection with this Loan Agreement is, for any reason and to any extent, invalid or unenforceable, then neither the remainder of the Loan Document in which such provision is contained, or the application of the provision to other persons, entities or circumstances, nor any other document referred to in this Loan Agreement, shall be affected by such invalidity or unenforceability, and there shall be deemed substituted for the invalid or unenforceable provision the most similar provision which would be valid and enforceable under applicable law.

10.14Attorneys’ Fees and Other Costs. Borrower shall reimburse Bank for all attorneys’ fees and expenses reasonably incurred by Bank in connection with the enforcement of Bank’s rights under this Agreement and each of the other Loan Documents, including, without limitation, reasonable attorneys’ fees and reimbursements for trial, appellate proceedings, out-of- court workouts and settlements and for enforcement of rights under any state or federal statute, including, without limitation, reasonable attorneys’ fees incurred in bankruptcy and insolvency proceedings such as in connection with seeking relief from stay in a bankruptcy proceeding or negotiating and documenting any amendment or modification of the Loans or reviewing subsequent Loan submission items. Borrower shall pay all costs, including without limitation costs of title searches, title commitments, appraisals, environmental audits, third-party consultants UCC searches reasonably incurred by Bank in enforcing payment and performance of the Loans, exercising rights and remedies of Bank under the Loan Documents, or reviewing Loan submission items. Borrower’s reimbursement obligation shall be part of the Secured Obligations evidenced and secured by the Loan Documents.

10.15Right to Participate or Assign Loans. Bank shall retain the right at all times, with or without the consent of Borrower, to grant participation in the Loans or any portion thereof, together with the collateral for repayment of the Notes, to any other entity acceptable to Bank, and Borrower acknowledges that Bank shall have the right to share any and all information concerning Borrower with any prospective loan participant.

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10.16Marshalling. Borrower for itself and for all who may claim through or under it, waives any and all right to have the property and estates comprising the Property marshalled upon any foreclosure of the lien and security interests of the Loan Documents.

10.17Dispute Resolution. THIS SECTION CONTAINS A JURY WAIVER AND A CLASS ACTION WAIVER. READ IT CAREFULLY.

This dispute resolution provision shall supersede and replace any prior “Jury Waiver,” “Judicial Reference,” “Class Action Waiver,” “Arbitration,” “Dispute Resolution,” or similar alternative dispute agreement or provision between or among the parties.

(a)JURY TRIAL WAIVER; CLASS ACTION WAIVER. AS PERMITTED BY APPLICABLE LAW, EACH PARTY WAIVES THEIR RESPECTIVE RIGHTS TO A TRIAL BEFORE A JURY IN CONNECTION WITH ANY DISPUTE (AS “DISPUTE” IS HEREINAFTER DEFINED), AND DISPUTES SHALL BE RESOLVED BY A JUDGE SITTING WITHOUT A JURY. IF A COURT DETERMINES THAT THIS PROVISION IS NOT ENFORCEABLE FOR ANY REASON AND AT ANY TIME PRIOR TO TRIAL OF THE DISPUTE, BUT NOT LATER THAN THIRTY (30) DAYS AFTER ENTRY OF THE ORDER DETERMINING THIS PROVISION IS UNENFORCEABLE, ANY PARTY SHALL BE ENTITLED TO MOVE THE COURT FOR AN ORDER COMPELLING ARBITRATION AND STAYING OR DISMISSING SUCH LITIGATION PENDING ARBITRATION (“ARBITRATION ORDER”). IF PERMITTED BY APPLICABLE LAW, EACH PARTY ALSO WAIVES THE RIGHT TO LITIGATE IN COURT OR AN ARBITRATION PROCEEDING ANY DISPUTE AS A CLASS ACTION, EITHER AS A MEMBER OF A CLASS OR AS A REPRESENTATIVE, OR TO ACT AS A PRIVATE ATTORNEY GENERAL.

(b)Arbitration. If a claim, dispute, or controversy arises between us with respect to this Agreement, related agreements, or any other agreement or business relationship between any of us whether or not related to the subject matter of this Agreement (all of the foregoing, a “Dispute”), and only if a jury trial waiver is not permitted by applicable law or ruling by a court, any of us may require that the Dispute be resolved by binding arbitration before a single arbitrator at the request of any party. By agreeing to arbitrate a Dispute, each party gives up any right that party may have to a jury trial, as well as other rights that party would have in court that are not available or are more limited in arbitration, such as the rights to discovery and to appeal.

Arbitration shall be commenced by filing a petition with, and in accordance with the applicable arbitration rules of, JAMS or Forum (formerly known as National Arbitration Forum) (“Administrator”) as selected by the initiating party. If the parties agree, arbitration may be commenced by appointment of a licensed attorney who is selected by the parties and who agrees to conduct the arbitration without an Administrator. Disputes include matters (i) relating to a deposit account, application for or denial of credit, enforcement of any of the obligations we have to each other, compliance with applicable laws and/or regulations, performance or services provided under any agreement by any party, (ii) based on or arising from an alleged tort, or (iii) involving either of our employees, agents, affiliates, or assigns of a party. However, Disputes

68


do not include the validity, enforceability, meaning, or scope of this arbitration provision and such matters may be determined only by a court. If a third party is a party to a Dispute, we each will consent to including the third party in the arbitration proceeding for resolving the Dispute with the third party. Venue for the arbitration proceeding shall be at a location determined by mutual agreement of the parties or, if no agreement, in the city and state where lender or bank is headquartered.

After entry of an Arbitration Order, the non-moving party shall commence arbitration. The moving party shall, at its discretion, also be entitled to commence arbitration but is under no obligation to do so, and the moving party shall not in any way be adversely prejudiced by electing not to commence arbitration. The arbitrator: (i) will hear and rule on appropriate dispositive motions for judgment on the pleadings, for failure to state a claim, or for full or partial summary judgment; (ii) will render a decision and any award applying applicable law; (iii) will give effect to any limitations period in determining any Dispute or defense; (iv) shall enforce the doctrines of compulsory counterclaim, res judicata, and collateral estoppel, if applicable; (v) with regard to motions and the arbitration hearing, shall apply rules of evidence governing civil cases; and (vi) will apply the law of the state specified in the agreement giving rise to the Dispute. Filing of a petition for arbitration shall not prevent any party from (i) seeking and obtaining from a court of competent jurisdiction (notwithstanding ongoing arbitration) provisional or ancillary remedies including but not limited to injunctive relief, property preservation orders, foreclosure, eviction, attachment, replevin, garnishment, and/or the appointment of a receiver, (ii) pursuing non-judicial foreclosure, or (iii) availing itself of any self-help remedies such as setoff and repossession. The exercise of such rights shall not constitute a waiver of the right to submit any Dispute to arbitration.

Judgment upon an arbitration award may be entered in any court having jurisdiction except that, if the arbitration award exceeds $4,000,000, any party shall be entitled to a de novo appeal of the award before a panel of three arbitrators. To allow for such appeal, if the award (including Administrator, arbitrator, and attorney’s fees and costs) exceeds $4,000,000, the arbitrator will issue a written, reasoned decision supporting the award, including a statement of authority and its application to the Dispute. A request for de novo appeal must be filed with the arbitrator within 30 days following the date of the arbitration award; if such a request is not made within that time period, the arbitration decision shall become final and binding. On appeal, the arbitrators shall review the award de novo, meaning that they shall reach their own findings of fact and conclusions of law rather than deferring in any manner to the original arbitrator. Appeal of an arbitration award shall be pursuant to the rules of the Administrator or, if the Administrator has no such rules, then the JAMS arbitration appellate rules shall apply.

Arbitration under this provision concerns a transaction involving interstate commerce and shall be governed by the Federal Arbitration Act, 9 U.S.C. § 1 et seq. This arbitration provision shall survive any termination, amendment, or expiration of this Agreement. If the terms of this provision vary from the Administrator’s rules, this arbitration provision shall control.

(c)Reliance. Each party (i) certifies that no one has represented to such party that the other party would not seek to enforce jury and class action waivers in the event of suit, and (ii) acknowledges that it and the other party have been induced to enter into this Agreement by, among other things, the mutual waivers, agreements, and certifications in this Section.

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10.18Limitation of Liability. BORROWER AND BANK HEREBY WAIVE ANY RIGHT ANY OF THEM MIGHT HAVE TO CLAIM OR RECOVER FROM ANY OTHER PARTY ANY SPECIAL, EXEMPLARY, PUNITIVE OR CONSEQUENTIAL DAMAGES OR ANY DAMAGES, OF WHATEVER NATURE, OTHER THAN ACTUAL DAMAGES.

10.19Waiver of Defenses and Release of Claims. Borrower hereby (i) represents that neither Borrower nor any affiliate or principal of Borrower has any defenses to or setoffs against any Debt or other obligations owing by Borrower, or by Borrower’s affiliates or principals, to Bank or Bank’s affiliates (the “Other Obligations”), nor any claims against Bank or Bank’s affiliates for any matter whatsoever, related or unrelated to the Other Obligations as of the date hereof, and (ii) releases Bank and Bank’s affiliates, officers, directors, employees and agents from all claims, causes of action, and costs, in law or equity, known or unknown, whether or not matured or contingent, existing as of the date hereof that Borrower has or may have by reason of any matter of any conceivable kind or character whatsoever, related or unrelated to the Other Obligations or arising under any loan document, including the Loan Documents. The foregoing release does not apply, however, to claims for future performance of express contractual obligations that mature after the date hereof that are owing to Borrower by Bank or Bank’s affiliates. Borrower acknowledges that Bank has been induced to enter into this Agreement and make the Loan by, among other things, the waivers and releases in this paragraph.

10.20

Increased Costs Generally. If any Change in Law:

(a)subjects Bank to any tax or changes the basis of taxation with respect to this Agreement, the Notes, the Loans or payments by Borrower of principal, interest, fees or other amounts due from Borrower hereunder or under the Notes (except for taxes on the overall net income of Bank);

(b)imposes, modifies or deems applicable any reserve, special deposit or similar requirement against credits or commitments to extend credit extended by, or assets (funded or contingent) of, deposits with or for the account of, or other acquisition of funds by, Bank; or

(c)imposes, modifies or deems applicable any capital adequacy or similar requirement (i) against assets (funded or contingent) of, or credits or commitments to extend credit extended by, Bank, or (ii) otherwise applicable to the obligations of Bank under this Agreement,

and the result of any of the foregoing is to increase the cost to, reduce the income receivable by, or impose any expense (including loss of margin) upon Bank with respect to this Agreement, the Notes or the making, maintenance or funding of any part of the Loans (or, in the case of any capital adequacy or similar requirement, to have the effect of reducing the rate of return on Bank’s capital, taking into consideration Bank’s customary policies with respect to capital adequacy) by an amount which Bank in its sole discretion deems to be material, Bank may from time to time notify Borrower of the amount determined in good faith (using any averaging and attribution methods employed in good faith) by Bank (which determination shall be conclusive absent manifest error) to be necessary to compensate Bank for such increase in cost, reduction of income, additional expense or reduced rate of return. Such notice shall set forth in reasonable detail the basis for such

70


determination. Such amount shall be due and payable by Borrower to Bank within ten (10) Business Days after such notice is given.

10.21Counterparts. 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 document.

10.22Entire Agreement. This Agreement and the other Loan Documents shall constitute the entire agreement of Borrower and Bank pertaining to the subject matter hereof and supersede all prior or contemporaneous agreements and understandings of such parties in connection therewith.

10.23Document Imaging. Bank shall be entitled, in its sole discretion, to image all or any selection of the Loan Documents, and other instruments, documents, items and records governing, arising from or relating to any of Borrower’s loan or loans, and may destroy or archive the paper originals. The parties hereto waive any right to insist Bank produce paper originals, agree that such images shall be accorded the same force and effect as the paper originals, and further agree that Bank is entitled to use such images in lieu of destroyed or archived originals for any purpose, including as admissible evidence in any demand, presentment or proceedings.

10.24Reporting Negative Information. Bank may report information about Borrower’s account to credit bureaus. Late payments, missed payments, or other defaults with respect to the Loans may be reflected in such reporting.

[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

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IN WI1NESS WHEREOF, Borrower and Bank have executed this Agreement as of the date first written above by and through their duly authorized representatives.

BANK:

PACIFIC WESTERN BANK,

a California state-chartered bank

By:

/s/ Robert Crise

Name:

Robert Crise

Title:

SVP LENDING

[Signatures continue on following page]

Signature Page to Loan Agreement


BORROWER:

RAIL LAND COMPANY, LLC, a Colorado

limited liability company

By: Rocky Mountain Industrials, Inc., a Nevada corporation, its Sole Member

By:

/s/ Brian Fallin

Name:

Brian Fallin

Tide:

Ll$0

Signature Page to Loan Agreement


EXHIBIT A

PROPERTY DESCRIPTION

Parcel One:

Lots 1 through 10, Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002091, County of Adams, State of Colorado.

Parcel Two:

Lot 11-A, Rocky Mountain Rail Park Planned Unit Development Amendment No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002092, County of Adams, State of Colorado.

Excepting therefrom that portion conveyed to Rocky Mountain Rail Park Metropolitan District, a Colorado quasi-municipal corporation and political subdivision of the State of Colorado by Quit Claim Deeds recorded May 11, 2022, at Reception Nos. 2022000042325 and 2022000042326.

Parcel Three:

Tract D, as more particularly defined on Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021 at Reception No. 2021000002091, County of Adams, State of Colorado.

Parcel Four:

Easement for Access over Tract A as more particularly defined on Rocky Mountain Rail Park Filing No. 1, according to the plat as recorded January 7, 2021, at Reception No. 2021000002019, County of Adams, State of Colorado.

Parcel Five:

Easements for Access as more particularly defined in Declaration of Access Easements for Rocky Mountain Rail Park recorded of even date herewith in the County of Adams, State of Colorado.


Exhibit 21.1

List of Subsidiaries

RMR Logistics, Inc. – a Nevada corporation

RMR Aggregates, Inc. – a Colorado corporation

Rail Land Company, LLC – a Colorado limited liability company


Exhibit 31.1

CERTIFICATION PURSUANT TO

EXCHANGE ACT RULES 13a-14(a) AND 15d-14(a)

AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Brian Fallin, certify that:

1.

I have reviewed this Annual Report on Rocky Mountain Industrials, Inc.;

2.

Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.

Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the Registrant as of, and for, the periods presented in this report;

4.

The Registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the Registrant and have:

(a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the Registrant, including its subsidiaries, is made known to us by others within those entities, particularly during the period in which the report is being prepared;

(b)

Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c)

Evaluated the effectiveness of the Registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)

Disclosed in this report any change in the Registrant’s internal control over financial reporting that occurred during the Registrant’s most recent fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the Registrant’s internal control over financial reporting; and

5.

The Registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the Registrant’s auditors and the audit committee of the Registrant’s board of directors (or persons performing the equivalent functions):

(a)

All significant deficiencies and material weaknesses in the design of operation of internal control over financial reporting which are reasonably likely to adversely affect the Registrant’s ability to record, process, summarize and report financial information; and

(b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant’s internal control over financial reporting.

Date: June 8, 2022

By:

/s/ Brian Fallin

 

Brian Fallin

 

Chief Executive Officer (Principal Executive Officer)


Exhibit 31.2

CERTIFICATION PURSUANT TO

EXCHANGE ACT RULES 13a-14(a) AND 15d-14(a)

AS ADOPTED PURSUANT TO

SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, Brian H. Aratani, certify that:

1.

I have reviewed this Annual Report on Rocky Mountain Industrials, Inc.;

2.

Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.

Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the Registrant as of, and for, the periods presented in this report;

4.

The Registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the Registrant and have:

(a)

Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the Registrant, including its subsidiaries, is made known to us by others within those entities, particularly during the period in which the report is being prepared;

(b)

Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c)

Evaluated the effectiveness of the Registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)

Disclosed in this report any change in the Registrant’s internal control over financial reporting that occurred during the Registrant’s most recent fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the Registrant’s internal control over financial reporting; and

5.

The Registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the Registrant’s auditors and the audit committee of the Registrant’s board of directors (or persons performing the equivalent functions):

(a)

All significant deficiencies and material weaknesses in the design of operation of internal control over financial reporting which are reasonably likely to adversely affect the Registrant’s ability to record, process, summarize and report financial information; and

(b)

Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant’s internal control over financial reporting.

Date: June 8, 2022

By:

/s/ Brian H. Aratani

 

Brian H. Aratani

 

Chief Financial Officer

(Principal Financial Officer and Principal Accounting Officer)


Exhibit 32.1

CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with this Annual Report on Form 10-Q of Rocky Mountain Industrials, Inc. (the “Company”) for the fiscal year ended March 31, 2022, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, in the capacity and on the date indicated below, hereby certifies pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to his knowledge:

1.

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.

The information contained in the Report fairly presents, in all material respects, the financial condition and results of operation of the Company.

By:

/s/ Brian Fallin

 

Brian Fallin

 

Chief Executive Officer

(Principal Executive Officer)

 

 

Date: June 8, 2022

 


Exhibit 32.2

CERTIFICATION PURSUANT TO 18 U.S.C. SECTION 1350

AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with this Annual Report on Form 10-Q of Rocky Mountain Industrials, Inc. (the “Company”) for the fiscal year ended March 31, 2022, as filed with the Securities and Exchange Commission on the date hereof (the “Report”), the undersigned, in the capacity and on the date indicated below, hereby certifies pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to his knowledge:

1.

The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

2.

The information contained in the Report fairly presents, in all material respects, the financial condition and results of operation of the Company.

By:

/s/ Brian H. Aratani

 

Brian H. Aratani

Chief Financial Officer

(Principal Financial Officer and Principal Accounting Officer)

 

Date: June 8, 2022