EXHIBIT 10.24
AMENDED AND RESTATED
OPERATING AGREEMENT
OF
GGP-TRS L.L.C.
Dated: August 26, 2002
TABLE OF CONTENTS
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ARTICLE I DEFINED TERMS.................................................. 1
1.1 Definitions................................................... 1
ARTICLE II CONTINUATION OF COMPANY....................................... 16
2.1 Continuation of Company....................................... 16
2.2 Name.......................................................... 16
2.3 Principal Place of Business................................... 16
2.4 Purpose and Business of the Company........................... 16
2.5 Term.......................................................... 17
2.6 Nature of the Company......................................... 17
2.7 Members' Names and Addresses.................................. 17
2.8 Registered Office and Registered Agent........................ 17
2.9 Organization Certificates..................................... 17
2.10 Restrictions on Other Agreements.............................. 17
ARTICLE III COMPANY CAPITAL; ETC......................................... 18
3.1 Initial Contributions of Members; Etc......................... 18
3.2 No Additional Capital Contributions........................... 18
3.3 No Withdrawal or Dissociation, Etc............................ 18
3.4 Priority...................................................... 18
ARTICLE IV ALLOCATION OF COMPANY ITEMS................................... 18
4.1 Maintenance of Capital Accounts............................... 18
4.2 Net Income and Net Loss....................................... 19
4.3 Special Allocations........................................... 19
4.4 Curative Allocations.......................................... 22
4.5 Loss Limitation............................................... 22
4.6 Tax Allocations............................................... 23
4.7 Allocations Subsequent to Assignment.......................... 23
4.8 Company Distributions......................................... 24
ARTICLE V ACCOUNTING MATTERS; ETC........................................ 24
5.1 Fiscal Year; Designation of Auditors.......................... 24
5.2 Books and Records............................................. 25
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TABLE OF CONTENTS
(continued)
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5.3 Reports and Statements........................................ 25
5.4 Tax Matters Member............................................ 26
5.5 Tax Elections and Returns..................................... 26
5.6 Interim Accounting............................................ 26
ARTICLE VI GOVERNANCE; BOARD OF DIRECTORS................................ 26
6.1 Managing Member............................................... 26
6.2 Matters Relating to the Board................................. 27
6.3 Annual Business Plans......................................... 32
6.4 Conduct of Business........................................... 33
6.5 Right of Public to Rely on Authority of the Members........... 33
6.6 Waiver and Indemnification.................................... 33
ARTICLE VII PROPERTY MANAGEMENT AND OTHER SERVICES AND COMPENSATION...... 35
7.1 Property Management and Other Services and Compensation
Therefor...................................................... 35
7.2 Company Operating Costs....................................... 35
ARTICLE VIII TRANSFERS OF COMPANY UNITS.................................. 35
8.1 Transfers..................................................... 35
8.2 Transfers to Permitted Transferees............................ 35
8.3 Right of First Refusal........................................ 36
8.4 Unpermitted Transfers......................................... 37
8.5 Other Transfer Restrictions................................... 38
ARTICLE IX BUY-SELL RIGHT................................................ 39
9.1 Buy-Sell Notice............................................... 39
9.2 Right of Offeree Member to Purchase Offering Member's Units... 40
ARTICLE X MATTERS RELATING TO RETAINED DEBT.............................. 42
10.1 Nature of Retained Debt; Designation of Retained Debt; Etc.... 42
10.2 Payment of Retained Debt...................................... 43
10.3 Failure to Make Payments in Respect of Retained Debt.......... 43
10.4 Indemnification............................................... 44
10.5 Security Interest............................................. 44
10.6 Other Matters Relating to Retained Debt....................... 45
ARTICLE XI DISSOLUTION AND TERMINATION................................... 46
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TABLE OF CONTENTS
(continued)
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11.1 Dissolution................................................... 46
11.2 Accounting.................................................... 46
11.3 Winding-Up.................................................... 46
11.4 Liquidating Distribution...................................... 47
11.5 Distributions in Accordance with Capital Accounts............. 47
11.6 Negative Capital Accounts..................................... 47
11.7 Distributions in Kind......................................... 47
11.8 No Redemption................................................. 48
11.9 Return of Capital............................................. 48
ARTICLE XII ADDITIONAL CAPITAL CONTRIBUTIONS; OTHER ACTIVITIES........... 48
12.1 Additional Capital Contributions.............................. 48
12.2 Failure to Make Additional Capital Contributions.............. 48
12.3 Other Activities.............................................. 49
ARTICLE XIII MISCELLANEOUS............................................... 49
13.1 Successors and Assigns........................................ 49
13.2 Amendment; Waiver............................................. 49
13.3 Notices....................................................... 50
13.4 Further Assurances............................................ 50
13.5 Confidentiality............................................... 50
13.6 APPLICABLE LAW................................................ 51
13.7 Headings...................................................... 51
13.8 Entire Agreement.............................................. 51
13.9 Severability.................................................. 51
13.10 Counterparts.................................................. 51
13.11 Arbitration................................................... 51
13.12 Consent to Jurisdiction....................................... 52
13.13 Waiver of Partition........................................... 53
13.14 Company Name.................................................. 53
13.15 Ownership of Company Property................................. 53
13.16 Time of the Essence........................................... 53
13.17 Status Reports................................................ 53
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TABLE OF CONTENTS
(continued)
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13.18 Disposition of Documents...................................... 54
13.19 Calculation of Days........................................... 54
13.20 Attorneys..................................................... 54
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AMENDED AND RESTATED
OPERATING AGREEMENT
OF
GGP-TRS L.L.C.
Amended and Restated Operating Agreement, dated August 26, 2002, between
GGP Limited Partnership, a Delaware limited partnership ("GGPLP"), Teachers'
Retirement System of the State of Illinois ("TRS" and, together with GGPLP, the
"Members"), and GGP-TRS L.L.C., a Delaware limited liability company (the
"Company").
WITNESSETH:
A. The Company exists pursuant to that certain Operating Agreement dated as
of July 25, 2002 (the "Existing Operating Agreement"), made by GGPLP, and the
Delaware Limited Liability Company Act, as amended (the "Act").
B. GGPLP is the sole member of the Company.
C. GGPLP, TRS and the Company have entered into that certain Formation
Agreement dated August 26, 2002 (the "Formation Agreement"), pursuant to which
they set forth, among other things, the terms and conditions upon which TRS
would be admitted as a member of the Company and the Members would make certain
capital contributions to the Company on the date hereof.
D. Pursuant to the Formation Agreement and in order to effect such
admission, reflect such capital contributions and set forth their other
understandings regarding the Company, the parties agreed to amend and restate
the Existing Operating Agreement as provided herein.
NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and other good and valuable consideration, the receipt,
adequacy and sufficiency of which are hereby acknowledged, the parties hereto,
intending to be legally bound, hereby amend and restate the Existing Operating
Agreement to read in its entirety as follows:
ARTICLE I
DEFINED TERMS
1.1 DEFINITIONS. As used in this Agreement, the following terms shall have
the respective meanings indicated below:
"Act" shall have the meaning set forth in the recitals.
"Acquisition Costs" shall have the meaning set forth in Section 6.2(e).
"Acquisition Financing" shall have the meaning set forth in the Formation
Agreement.
"Acquisition Transactions" shall mean the Acquisition Financing (and the
exercise of the extension options in connection therewith) and the transactions
contemplated by the Purchase Agreements and the Contribution Agreement.
"Adjusted Capital Account Deficit" shall mean, with respect to any Member,
the deficit balance, if any, in such Member's Capital Account as of the end of
any relevant Allocation Year, after giving effect to the following adjustments:
(a) credit to such Capital Account any amounts which such Member is
obligated or treated as obligated to restore with respect to any deficit
balance in such Capital Account pursuant to Regulations Section
1.704-1(b)(2)(ii)(c), or is deemed to be obligated to restore with respect
to any deficit balance pursuant to the penultimate sentences of Regulations
Section 1.704-2(g)(1) and 1.704-2(i)(5); and
(b) debit to such Capital Account the items described in Regulations
Section 1.704-1(b)(2)(ii)(d)(4), (5) and (6).
The foregoing definition of Adjusted Capital Account Deficit is intended to
comply with the requirements of the alternate test for economic effect contained
in Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted
consistently therewith.
"Affected Gain" shall have the meaning set forth in Section 4.6(b).
"Affiliate" shall mean, with respect to any Person, an affiliate of such
Person as determined under the Securities Laws; provided, however, that the
Affiliate of a Member shall not include the other Member, the Company or any
Subsidiary.
"Agreement" shall mean this Amended and Restated Operating Agreement, as
originally executed and as amended, modified, supplemented or restated from time
to time, as the context requires.
"Allocation Year" shall mean (a) the period commencing on the date hereof
and ending on December 31, 2002, (b) any subsequent twelve (12) month period
commencing on January 1 and ending on December 31 or (c) any portion of the
period described in clause (a) or (b) for which the Company is required to
allocate Net Income, Net Loss and other items of Company income, gain, loss or
deduction pursuant to Article IV hereof.
"AMG" shall have the meaning set forth in Section 5.1.
"Annual Audit" shall have the meaning set forth in Section 5.3(b).
"Annual Business Plan" shall have the meaning set forth in Section 6.3.
"Antitrust Division" shall have the meaning set forth in Section 9.2(e).
"Auditors" shall have the meaning set forth in Section 5.1.
"Bankruptcy Event" shall mean, with respect to a Member or other Person,
the occurrence of any of the following events: (a) the making by it of an
assignment for the benefit
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of its creditors, (b) the filing by it of a voluntary petition in bankruptcy,
(c) an adjudication that it is bankrupt or insolvent unless such adjudication is
stayed or dismissed within 60 days, or the entry against it of an order for
relief or similar order in any bankruptcy or insolvency proceeding, (d) the
filing by it of a petition or an answer seeking for itself any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar
relief under any statute, law or regulation, (e) the filing by it of an answer
or other pleading admitting or failing to contest the material allegations of a
petition filed against it in any proceeding seeking reorganization, arrangement,
composition, readjustment, liquidation, dissolution or similar relief under any
statute, law or regulation, (f) its seeking, consenting to or acquiescing in the
appointment of a trustee, receiver or liquidator for it or for all or any
substantial part of its properties, or (g) 120 days after the commencement of
any proceeding against it seeking reorganization, arrangement, composition,
readjustment, liquidation, dissolution or similar relief under any statute, law
or regulation, if the proceeding has not been stayed or dismissed.
"Benefit Plan Investor" shall have the meaning set forth in the Plan Asset
Regulations.
"Board" or "Board of Directors" shall mean the Board of Directors of the
Company in office at the applicable time, as designated in accordance with the
provisions hereof.
"Business" shall mean the acquisition, ownership, leasing, operation,
management, redevelopment, expansion, financing and sale of, and otherwise
dealing with, the Properties.
"Buy-Sell Notice" shall have the meaning set forth in Section 9.1.
"Buy-Sell Response Notice" shall have the meaning set forth in Section
9.2(b).
"Buy-Sell Right" shall have the meaning set forth in Section 9.1.
"Capital Account(s)" shall mean, with respect to any Member, the separate
"book" account which the Company shall establish and maintain for such Member in
accordance with Section 704(b) of the Code and Section 1.704-1(b)(2)(iv) of the
Regulations and such other provisions of Section 1.704-1(b) of the Regulations
that must be complied with in order for the Capital Accounts to be determined in
accordance with the provisions of said Regulations. In furtherance of the
foregoing, the Capital Accounts shall be maintained in compliance with Section
1.704-1(b)(2)(iv) of the Regulations, and the provisions hereof shall be
interpreted and applied in a manner consistent therewith.
"Capital Contribution" shall mean, with respect to any Member, the amount
of money and the initial Gross Asset Value of any property other than money
contributed to the Company (net of liabilities that are assumed by the Company
or to which such property is subject). The initial Gross Asset Value of the
Property being contributed to the Company pursuant to the Contribution Agreement
is equal to the "Contribution Amount" set forth and defined in the Contribution
Agreement.
"Cause" shall mean (a) the failure of the Managing Member to submit an
Annual Business Plan to the Board as provided in Section 6.3 and Schedule 7.1-1,
(b) the failure of the Managing Member to obtain prior Board approval (as part
of an approved Annual Business Plan or otherwise) for any of the matters
enumerated in Section 6.2(e) to the extent required by this Agreement, (c) the
engaging by the Managing Member in gross negligence which is
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demonstrably and materially injurious to the Company or willful misconduct,
including fraud, embezzlement or theft, and (d) the repeated failure by the
Managing Member to perform (or cause its Affiliates to perform) the obligations
to be performed by it or them hereunder in respect of the management of the
Company or the services described in Article VII if such failure has a
demonstrably and materially injurious effect on the Company; provided, however,
that Cause shall not exist or be deemed to exist except as provided in the
immediately succeeding paragraph. Notwithstanding anything to the contrary
contained herein, neither a determination of Cause nor the occurrence of any
other event shall (x) give rise to a right on the part of TRS or the Company (or
any successor or assign of either) to remove GGPLP (or any successor or assign)
as the Managing Member or terminate the right of GGPLP (or any successor or
assign) to exercise the powers and rights of the Managing Member or provide
services and receive fees in accordance with Section 7.1 (except as provided in
the third sentence of Section 7.1) or (y) otherwise result in any such removal
or termination. Nothing contained in this paragraph (except for the provisions
of the immediately preceding sentence) or the immediately succeeding paragraph
shall constitute a waiver of any right or remedy that TRS may have on account of
the conduct of GGPLP (or any successor or assign) described in this paragraph,
and TRS may, subject to the provisions of the immediately preceding sentence and
the other provisions of this Agreement, pursue any rights and remedies that may
be available to it at law or equity on account thereof.
If TRS believes that an event giving rise to Cause has occurred, TRS shall
deliver a written notice (the "Cause Notice") to the Managing Member setting
forth with particularity the event giving rise to Cause and the applicable
clause of the first paragraph of this definition. Except where the event giving
rise to Cause constitutes willful misconduct, the Managing Member shall have
fifteen (15) days from the date of the delivery of such notice to cure the
action or failure to act (or if such action or failure to act, or consequence of
such action or failure to act, is curable but is of such a nature that it cannot
be cured within such fifteen (15) day period, the Managing Member shall promptly
commence such cure and proceed diligently and in good faith to complete the
curing thereof as promptly as practicable). The Managing Member shall promptly,
and, in any event, by the end of such fifteen (15) day period, notify (the "Cure
Notice") TRS that either (a) the event giving rise to Cause has been cured and
specifying the actions taken in respect thereof or (b) the event giving rise to
Cause is curable but cannot be cured within fifteen (15) days and specifying the
actions that have been taken and will be taken in respect thereof. Unless TRS
reasonably objects in writing to the Cure Notice within ten (10) days of
delivery thereof, the Managing Member has not promptly commenced such cure and
diligently prosecuted the same to completion or the event giving rise to Cause
is not cured within a reasonable time, the event giving rise to Cause shall be
deemed to be cured. If the Managing Member wishes to contest the existence of
Cause, the Managing Member shall within ten (10) days of receipt of the Cause
Notice, or, if TRS has reasonably objected to the Cure Notice, TRS shall within
ten (10) days of receipt of the Cure Notice (or, if the Managing Member has not
promptly commenced such cure and diligently prosecuted the same to completion or
the event giving rise to Cause has not been cured within a reasonable period,
TRS may), submit the existence of Cause to arbitration pursuant to the
provisions of Section 13.11. If the Managing Member neither submits the question
of Cause to arbitration nor delivers a Cure Notice within the fifteen (15) day
period following the date of the delivery of the Cause Notice, then Cause shall
be deemed to exist on the day immediately following such fifteen (15) day period
(but Cause otherwise shall not exist unless and until the arbitrators have
reached a final decision that Cause exists). During any arbitration proceeding,
the Managing Member shall use all diligent
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and good faith efforts to act or cease from acting in the manner that is the
subject of the dispute. Arbitration costs shall be charged to the losing party.
"Certificate of Formation" shall mean the Company's Certificate of
Formation, as the same may be amended and/or restated from time to time.
"Clackamas Associates" shall mean Clackamas Associates Limited Partnership,
a Delaware limited partnership.
"Clackamas Property" shall mean that certain regional shopping center
located in Portland, Oregon and commonly known as Clackamas Town Center.
"Code" shall mean the Internal Revenue Code of 1986, as amended from time
to time, or any corresponding provisions of succeeding law.
"Company" shall have the meaning set forth in the introductory paragraph
hereof.
"Company Assets" shall mean all right, title and interest of the Company
and the Subsidiaries in and to all or any portion of the assets and property,
whether tangible or intangible and whether real, personal or mixed, of the
Company and the Subsidiaries, including any direct or indirect interests
therein, and any property (real or personal) or estate or direct or indirect
interests therein acquired in exchange therefor or in connection therewith.
"Company Minimum Gain" shall have the meaning set forth in Sections
1.704-2(b)(2) and (d)(1) of the Regulations.
"Contribution Agreement" shall mean that certain Contribution Agreement
dated August 26, 2002, between the Company and TRS, as the same may be amended
and/or supplemented from time to time.
"Contribution Default Amount" shall have the meaning set forth in Section
12.2.
"Contribution Defaulting Member" shall have the meaning set forth in
Section 12.2.
"Contribution Default Loan" shall have the meaning set forth in Section
12.2.
"Contribution Default Notice" shall have the meaning set forth in Section
12.2.
"Contribution Non-Defaulting Member" shall have the meaning set forth in
Section 12.2.
"Costs" shall have the meaning set forth in Section 10.4.
"Defaulting Member" shall mean a Contribution Defaulting Member or Retained
Debt Defaulting Member.
"Default Loan" shall mean a Contribution Default Loan or Retained Debt
Default Loan.
"Deposit Amount" shall mean the ▇▇▇▇▇▇▇ money held by the escrow agent
pursuant to the Purchase Agreements and all interest earned thereon.
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"Depreciation" means, for each Allocation Year, an amount equal to the
depreciation, amortization, or other cost recovery deduction allowable with
respect to an asset for such Allocation Year, except that if the Gross Asset
Value of an asset differs from its adjusted basis for federal income tax
purposes at the beginning of such Allocation Year, Depreciation shall be an
amount which bears the same ratio to such beginning Gross Asset Value as the
federal income tax depreciation, amortization, or other cost recovery deduction
for such Allocation Year bears to such beginning adjusted tax basis; provided,
however, that if the adjusted basis for federal income tax purposes of an asset
at the beginning of such Allocation Year is zero, Depreciation shall be
determined with reference to such beginning Gross Asset Value using any
reasonable method selected by the Managing Member.
"Determination" shall mean a determination by the Service.
"Entity" shall mean a corporation, partnership, limited liability company,
trust, business trust, unincorporated association, government or any agency or
political subdivision thereof or any other entity.
"ERISA" shall have the meaning set forth in Section 6.4(b).
"Existing Operating Agreement" shall have the meaning set forth in the
recitals..
"Expenditures" shall mean, with respect to any fiscal period, the sum of
(a) all cash expenditures of the Company and the Subsidiaries for such period,
including cash expenditures incurred in connection with the Company's and the
Subsidiaries' capital expenditure activities, (b) the amount of all payments of
principal and interest on account of any Indebtedness and (c) such additional
cash reserves as of the last day of such period as the Managing Member
reasonably deems necessary for any capital, operating or other expenditures that
have been authorized by the Board or that otherwise would be permitted hereunder
without Board approval. Notwithstanding the foregoing, "Expenditures" shall not
include any expenditures paid from previously reserved amounts or any payments
of principal, interest or other amounts in respect of the Retained Debt, but
shall include the amount of the distributions pursuant to Section 3.1(b).
"Extended Term Financing" shall mean the financing described on Schedule
6.2(e)(iv).
"Fair Market Value" shall mean, with respect to a particular asset or
interest, the price at which informed and willing parties dealing at arm's
length and under no compulsion to sell or purchase would agree to purchase or
sell such asset or interest, taking into account, among other things, the
anticipated cash flow, taxable income or taxable loss attributable to the asset
or interest in question. In the case of any Units, the Fair Market Value of such
Units shall be determined without any discount or premium and shall be equal to
the proportionate share of the excess of the Fair Market Value of the Company
assets over Company liabilities that is represented by such Units. In the case
of any asset other than a marketable security and unless the method of
determining Fair Market Value is otherwise provided herein, the Fair Market
Value shall be determined by agreement of the Members. In the case of any
marketable security at any date and unless the method of determining Fair Market
Value is otherwise provided herein, the Fair Market Value of such security shall
equal the closing sale price of such security on the business day (on which any
national securities exchange is open for the normal transaction of business)
next preceding such date, as appearing in any published list of any
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national securities exchange or in the National Market List of the National
Association of Securities Dealers, Inc., or, if there is no such closing sale
price of such security, the final price of such security at face value quoted on
such business day by a financial institution of recognized standing which
regularly deals in securities of such type.
"Final Liquidation Date" shall have the meaning set forth in Section
11.5(a).
"Fiscal Year" shall have the meaning set forth in Section 5.1.
"Formation Agreement" shall have the meaning set forth in the recitals.
"FTC" shall have the meaning set forth in Section 9.2(e).
"Funding Notice" shall have the meaning set forth in Section 12.1(a).
"GAAP" shall mean generally accepted accounting principles in the United
States of America as in effect from time to time.
"GGMI" shall mean General Growth Management, Inc., a Delaware corporation.
"GGPLP" shall have the meaning set forth in the introductory paragraph
hereof.
"GGPLP L.L.C." shall mean GGPLP L.L.C., a Delaware limited liability
company.
"GGPLP Directors" shall have the meaning set forth in Section 6.2(b).
"GGPLP Selected Auditors" shall have the meaning set forth in Section 5.1.
"GG Properties" shall mean General Growth Properties, Inc., a Delaware
corporation or any successor thereof.
"Gross Leasable Area" shall have the meaning set forth in Schedule 7.1-2.
"Gross Asset Value" means with respect to any asset, the asset's adjusted
basis for federal income tax purposes, except as follows:
(i) The initial Gross Asset Value of any asset contributed by a Member
to the Company shall be the gross Fair Market Value of such asset, provided
that the initial Gross Asset Values of the assets contributed to the
Company pursuant to the Contribution Agreement shall be equal to the
"Contribution Amount" set forth and defined in the Contribution Agreement;
(ii) The Gross Asset Values of all Company assets shall be adjusted to
equal their respective gross Fair Market Values (taking Code Section
7701(g) into account) as of the following times: (A) the acquisition of an
additional interest in the Company by any new or existing Member in
exchange for more than a de minimis Capital Contribution; (B) the
distribution by the Company to a Member of more than a de minimis amount of
Company property as consideration for an interest in the Company; and (C)
the liquidation of the Company within the meaning of Regulations Section
1.704-
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1(b)(2)(ii)(g), provided that an adjustment described in clauses (A) and
(B) of this paragraph shall be made only if the Managing Member reasonably
determines that such adjustment is necessary to reflect the relative
economic interests of the Members in the Company;
(iii) The Gross Asset Value of any item of Company assets distributed
to any Member shall be adjusted to equal the gross Fair Market Value
(taking Code Section 7701(g) into account) of such asset on the date of
distribution; and
(iv) The Gross Asset Values of Company assets shall be increased (or
decreased) to reflect any adjustments to the adjusted basis of such assets
pursuant to Code Section 734(b) or Code Section 743(b), but only to the
extent that such adjustments are taken into account in determining Capital
Accounts pursuant to Regulations Section 1.704-1(b)(2)(iv)(m) and
subparagraph (f) of the definition of "Net Income and Net Loss" or Section
4.3(g) hereof; provided, however, that Gross Asset Values shall not be
adjusted pursuant to this subparagraph (iv) to the extent that an
adjustment pursuant to subparagraph (ii) is required in connection with a
transaction that would otherwise result in an adjustment pursuant to this
subparagraph (iv).
If the Gross Asset Value of an asset has been determined or adjusted pursuant to
subparagraph (ii) or (iv), such Gross Asset Value shall thereafter be adjusted
by the Depreciation taken into account with respect to such asset, for purposes
of computing Net Income and Net Loss.
"Guarantee" shall mean, with respect to any Person and without duplication,
any direct or indirect obligation, contingent or otherwise, of such Person
guaranteeing or having the economic effect of guaranteeing any Indebtedness of
any other Person in any manner.
"HSR" shall have the meaning set forth in Section 9.2(e).
"Indemnitees" shall have the meaning set forth in Section 10.4.
"Indebtedness" shall mean indebtedness for borrowed money (but Indebtedness
shall not include trade credit incurred in the ordinary course of business,
personal property lease obligations or Guarantees).
"Initial Properties" shall mean the OTR Properties and the Clackamas
Property.
"Investment Company Act" shall mean the Investment Company Act of 1940, as
the same may be amended from time to time.
"Kenwood Property" shall mean that certain regional shopping center located
in Cincinnati, Ohio and commonly known as Kenwood Towne Centre.
"Kenwood Purchase Agreement" shall mean that certain Agreement of Purchase
and Sale dated June 26, 2002, between GGPLP and OTR, as amended by that certain
Amendment to Agreements of Purchase and Sale dated as of July 26, 2002 among
GGPLP, OTR and OTRLP, and that certain Second Amendment to Agreements of
Purchase and Sale dated July 31, 2002, among GGPLP, OTR and OTRLP, and as the
same may be further amended and/or supplemented from time to time. Pursuant to
that certain Purchase Agreement Assignment,
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GGPLP has assigned all of its right, title and interest in and to the Kenwood
Purchase Agreement to the Company and the Company has assumed all obligations of
GGPLP under the Kenwood Purchase Agreement.
"Liquidation Event" shall have the meaning set forth in Section 11.5(a).
"Lien" shall mean any mortgage, deed of trust, security interest, lien,
pledge, claim or other encumbrance.
"Major Center Owner" shall mean a Person that, together with its Permitted
Transferees, owns interests in at least 20 regional shopping centers, a
substantial portion of which are under the management of such Person or
Permitted Transferees of such Person.
"Major Occupant" shall have the meaning set forth in Schedule 7.1-1.
"Managing Member" shall mean GGPLP and any Person to whom its Units are
Transferred in accordance with Section 8.2 or 8.3 or Article IX. The Managing
Member may not be removed with or without cause (except as provided in the third
sentence of Section 7.1).
"Material Variance" shall mean, with respect to any line item in the Annual
Business Plan for any period, a variance with respect thereto equal to the
greater of 5% of the budgeted amount therefor and $20,000.
"Member Nonrecourse Debt" has the same meaning as the term "partner
nonrecourse debt" in Section 1.704-2(b)(4) of the Regulations.
"Member Nonrecourse Deductions" shall have the same meaning as the term
"partner nonrecourse deductions" in Section 1.704-2(i) of the Regulations.
"Members" shall mean GGPLP and TRS and their duly admitted successors or
assigns (in each case, for so long as such Person remains a Member of the
Company) and any other Person who is a member of the Company at the time of
reference thereto (and, prior to such time, has been admitted as a member of the
Company in accordance with the terms hereof).
"Minimum Gain Attributable to Member Nonrecourse Debt" shall have the same
meaning as the term "partner nonrecourse debt minimum gain" as determined in
accordance with Regulation Section 1.704-2(i)(2).
"Net Cash Flow" shall mean, with respect to any fiscal period, the excess,
if any, of Receipts for such period over Expenditures for such period.
"Net Income" or "Net Loss" shall mean, for each Allocation Year, an amount
equal to the Company's taxable income or loss for such Allocation Year,
determined by the Company accountants in accordance with Section 703(a) of the
Code (for this purpose, all items of income, gain, loss or deduction required to
be stated separately pursuant to Section 703(a) of the Code shall be included in
taxable income or loss), with the following adjustments:
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(a) any income of the Company that is exempt from federal income tax
and not otherwise taken into account in computing Net Income or Net Loss
shall be added to such taxable income or loss;
(b) any expenditures of the Company described in Section 705(a)(2)(B)
of the Code or treated as Code Section 705(a)(2)(B) expenditures under
Section 704(b) of the Code or Section 1.704-1(b)(2)(iv)(i) of the
Regulations and not otherwise taken into account in computing Net Income or
Net Loss shall be subtracted from such taxable income or loss;
(c) gain or loss resulting from any disposition of Company property
with respect to which gain or loss is recognized for federal income tax
purposes shall be computed by reference to the Gross Asset Value of such
property (as the same may be restated or otherwise adjusted pursuant to
Regulation Section 1.704-1(b)(2)(iv)) rather than its adjusted tax basis;
(d) except as provided in paragraph (g) of this definition of Net
Income and Net Loss, in lieu of the depreciation, depletion, amortization
and other cost recovery deductions taken into account in computing taxable
income or loss, there shall be taken into account Depreciation for such
Allocation Year; and
(e) in the event the Gross Asset Value of any Company asset is
adjusted pursuant to subparagraphs (ii) or (iii) of the definition of Gross
Asset Value, the amount of such adjustment shall be treated as an item of
gain (if the adjustment increases the Gross Asset Value of the asset) or an
item of loss (if the adjustment decreases the Gross Asset Value of the
asset) from the disposition of such asset and shall be taken into account
for purposes of computing Net Income or Net Loss;
(f) to the extent an adjustment to the adjusted tax basis of any
Company asset pursuant to Code Section 734(b) is required, pursuant to
Regulations Section 1.704-1(b)(2)(iv)(m)(4), to be taken into account in
determining Capital Accounts as a result of a distribution other than in
liquidation of a Member's interest in the Company, the amount of such
adjustment shall be treated as an item of gain (if the adjustment increases
the basis of the asset) or loss (if the adjustment decreases such basis)
from the disposition of such asset and shall be taken into account for
purposes of computing Net Income or Net Loss; and
(g) Notwithstanding any other provision of this definition, any items
which are specially allocated pursuant to Section 4.3, Section 4.4, or
Section 4.5 hereof shall not be taken into account in computing Net Income
or Net Loss.
The amounts of the items of Company income, gain, loss or deduction
available to be specially allocated pursuant to Sections 4.3, 4.4, and 4.5
hereof shall be determined by applying rules analogous to those set forth in
subparagraphs (a) through (f) above.
"Non-Defaulting Member" shall mean a Contribution Non-Defaulting Member or
a Retained Debt Non-Defaulting Member.
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"Nondiscretionary Items" shall mean items that reasonably must be paid by
the Company or any Subsidiary to avoid a material adverse effect on the
business, operations or value of the assets of the Company or such Subsidiary or
any Property (but not capital expenditures made in connection with the
renovation or expansion of any Property unless required by law or contractual
obligation or made in connection with the repair or restoration of any Property
following the occurrence of a casualty or condemnation). Without limiting the
generality of the foregoing, the Members acknowledge and agree that
Nondiscretionary Items include the minimum amount of funds needed to (a) pay and
perform when due all of the obligations of the Company or any Subsidiary under
any notes, mortgages and other documents to which the Company or such Subsidiary
is or shall be a party or by which it or its assets are bound and which have
been entered into in accordance with the terms hereof, (b) pay when due real
estate and other taxes affecting the Company or Subsidiary assets, utility
charges and insurance premiums for the Company and Subsidiary assets and the
Company and the Subsidiaries, (c) comply with all laws now or hereafter in force
which shall be applicable to all or any part of the Company and Subsidiary
assets and the operation and management thereof (including the making of capital
expenditures required for such compliance), (d) following a casualty,
condemnation or deed in lieu thereof in respect of any Property or portion
thereof, restore such Property to its condition (or as near thereto as is
practicable) immediately prior to such casualty, condemnation or deed in lieu
thereof, (e) pay when due the fees or other amounts owing pursuant to Article
VII or (f) in the case of an emergency involving an immediate threat to persons,
property or the continued operations of any Property, take actions to mitigate
or eliminate such threat.
"Nonrecourse Deductions" shall have the meaning set forth in Section
1.704-2(b)(1) and (c) of the Regulations.
"Nonrecourse Liabilities" shall have the meaning set forth in Section
1.704-2(b)(3) of the Regulations.
"Offeree Members" shall have the meaning set forth in Section 9.1.
"Offering Members" shall have the meaning set forth in Section 9.1.
"OTR" shall mean OTR, an Ohio general partnership.
"OTRLP" shall mean OTR Limited Partnership, a Delaware limited partnership.
"OTR Properties" shall mean the Kenwood Property, the Silver City Property
and the Tyler Property.
"Permitted Transferee" shall mean, with respect to any Person, any other
Person that, directly or indirectly through one or more intermediaries,
controls, is controlled by or is under common control with, such Person. As used
herein, the term "control" shall mean having both (a) at least fifty-one percent
(51%) of the economic interest in a Person and (B) at least fifty-one percent
(51%) of the voting rights with respect to such Person with the full right to
exercise such vote.
"Person" shall mean an individual or Entity.
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"Plan Asset Regulations" shall have the meaning set forth in Section
6.4(b).
"Prime" shall mean the prime rate as announced from time to time by ▇▇▇▇▇
Fargo Bank, N.A.
"Properties" shall mean the Initial Properties and the Company's direct or
indirect interest in any of the foregoing and any additional shopping center or
other real estate properties or direct or indirect interests therein acquired
(directly or indirectly) by the Company from time to time, and the term
"Property" shall have a meaning correlative thereto.
"Property Indebtedness" shall mean Indebtedness the repayment of which is
secured by, among other things, a mortgage lien on one or more Properties,
including Retained Debt.
"Proportionate Share" shall mean, with respect to any Member (unless
otherwise provided herein) at any time, a fraction, the numerator of which is
the total number of Units owned by such Member at such time and the denominator
of which is the total number of Units owned by all of the Members at such time.
"Proposed Annual Business Plan" shall have the meaning set forth in Section
6.3(a).
"Purchase Agreement Assignment" shall mean that certain Assignment and
Assumption Agreement dated August 26, 2002, between the Company and GGPLP.
"Purchase Agreements" shall mean the Kenwood Purchase Agreement, the Silver
City Purchase Agreement and the Tyler Purchase Agreement, collectively.
"Qualifying Firm" shall mean, at any particular time, a firm that is a
nationally recognized certified public accounting firm at such time and that is
not the auditors of GG Properties or GGPLP at such time.
"Receipts" shall mean, with respect to any fiscal period, the sum of all
cash receipts of the Company and the Subsidiaries from all sources for such
period (including cash Capital Contributions) and any amounts held as reserves
as of the last day of such period which are in excess of necessary reserves of
the Company and the Subsidiaries for any capital, operating or other
expenditures that have been authorized by the Board or that otherwise would be
permitted hereunder without Board approval, as reasonably determined by the
Managing Member. Notwithstanding the foregoing, "Receipts" shall not include the
proceeds or other amounts received in respect of Retained Debt (including any
replacement Retained Debt), which shall be paid directly to GGPLP.
"Regulations" means the proposed, temporary and final regulations
promulgated by the Treasury Department pursuant to the Code, as amended from
time to time.
"Regulatory Allocations" shall have the meaning set forth in Section 4.4.
"Releasees" shall have the meaning set forth in Section 9.2(c).
"Retained Debt" shall mean the Property Indebtedness or portion thereof as
is designated by the Managing Member as "Retained Debt" from time to time in
accordance with the terms
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hereof, in each case only for so long as and to the extent that such Property
Indebtedness or portion thereof remains outstanding and retains its
characterization as Retained Debt in accordance with the terms hereof.
"Retained Debt Default Amount" shall have the meaning set forth in Section
10.3(b).
"Retained Debt Defaulting Member" shall have the meaning set forth in
Section 10.3(b).
"Retained Debt Default Loan" shall have the meaning set forth in Section
10.3(b).
"Retained Debt Default Notice" shall have the meaning set forth in Section
10.3(a).
"Retained Debt Loan Documents" shall mean the notes, mortgages and other
loan documents evidencing, securing or otherwise relating to the Retained Debt.
"Retained Debt Non-Defaulting Member" shall have the meaning set forth in
Section 10.3(b).
"Rules" shall have the meaning set forth in Section 9.2(e).
"Sale Notice" shall have the meaning set forth in Section 8.3(a).
"Section 704(c) Tax Items" shall have the meaning set forth in Section
4.6(c).
"Securities Laws" shall mean the 33 Act and 34 Act, collectively.
"Service" shall mean the Internal Revenue Service.
"Selling Member" shall have the meaning set forth in Section 8.3(a).
"Seventh Anniversary Date" shall mean the seventh anniversary of the date
hereof.
"Silver City Property" shall mean that certain regional shopping center
located in Taunton, Massachusetts and commonly known as Silver City Galleria.
"Silver City Purchase Agreement" shall mean that certain Agreement of
Purchase and Sale dated June 26, 2002, between GGPLP and OTR, as amended by that
certain Corrective Amendment to Agreement of Purchase and Sale dated as of June
26, 2002, between GGPLP and OTRLP, that certain Amendment to Agreements of
Purchase and Sale dated as of June 26, 2002, among GGPLP, OTR and OTRLP, and
that certain Second Amendment to Agreements of Purchase and Sale dated July 31,
2002, among GGPLP, OTR and OTRLP, and as the same may be further amended and/or
supplemented from time to time. Pursuant to that certain Purchase Agreement
Assignment, GGPLP has assigned all of its right, title and interest in and to
the Silver City Purchase Agreement to the Company and the Company has assumed
all obligations of GGPLP under the Silver City Purchase Agreement.
"Subsidiaries" shall mean any direct or indirect corporate, partnership,
limited liability company, trust or other subsidiary of the Company, whether or
not wholly owned by the Company, and a "Subsidiary" shall mean any one of them.
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"Tax Items" shall have the meaning set forth in Section 4.6(a).
"Tax Matters Member" shall have the meaning set forth in Section 5.4.
"Tax Payments" shall have the meaning set forth in Section 4.8.
"33 Act" shall mean the Securities Act of 1933, as amended.
"34 Act" shall mean the Securities Exchange Act of 1934, as amended.
"Transfer" shall mean to transfer, sell, assign, pledge, hypothecate, give,
create a security interest in or lien on, place in trust (voting or otherwise),
transfer by operation of law (other than by way of a merger or consolidation of
the Company) or in any other way encumber or dispose of, directly or indirectly
and whether or not voluntarily, any Units, and the terms "Transferred",
"Transferee" and "Transferor" shall have correlative meanings.
"Trigger Date" shall mean the Seventh Anniversary Date; provided, however,
that, in the case of the exercise by TRS of its rights under Section 8.3 or
Article IX and in the event that the Trigger Date has not otherwise occurred,
the Trigger Date shall be deemed to have occurred on the earlier of (a) the date
of determination that Cause has occurred and (b) the date that the Managing
Member is no longer a Major Center Owner or a Permitted Transferee thereof.
"TRS" shall have the meaning set forth in the introductory paragraph
hereof.
"TRS Directors" shall have the meaning set forth in Section 6.2(b).
"Tyler Property" shall mean that certain regional shopping center located
in Riverside, California and commonly known as Galleria at Tyler.
"Tyler Purchase Agreement" shall mean that certain Agreement of Purchase
and Sale dated June 26, 2002, between GGPLP and OTR, as amended by that certain
First Amendment to Agreements of Purchase and Sale dated as of July 26, 2002,
among GGPLP, OTR and OTRLP, and that certain Second Amendment to Agreements of
Purchase and Sale dated July 31, 2002, between GGPLP, OTR and OTRLP, and as the
same may be further amended and/or supplemented from time to time. Pursuant to
that certain Purchase Agreement Assignment, GGPLP has assigned all of its right,
title and interest in and to the Tyler Purchase Agreement to the Company and the
Company has assumed all obligations of GGPLP under the Tyler Purchase Agreement.
"UBTI" shall have the meaning set forth in Section 6.4(c).
"Units" shall mean units of membership interest in the Company, including
(except as otherwise expressly provided herein) the rights to allocations,
distributions, management, approval and participation provided herein.
"Unpermitted Transfer Closing Date" shall have the meaning set forth in
Section 8.4(b).
"Unpermitted Transfer Purchase Price" shall have the meaning set forth in
Section 8.4(a).
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"Unpermitted Transfer" shall have the meaning set forth in Section 8.4(a).
"Unpermitted Transferee" shall have the meaning set forth in Section
8.4(a).
"Value" shall mean, with respect to any Units or other property involved in
any Transfer of Units, the Fair Market Value of such Units or other property.
The Transferor party or parties and the Transferee party or parties shall
consult and negotiate with each other in good faith in an attempt to reach
agreement as to the Fair Market Value of the Units or other property. In the
event that the Transferor party or parties and the Transferee party or parties
do not reach agreement within thirty days, each of the Transferor party or
parties, on the one hand, and the Transferee party or parties, on the other
hand, shall engage an appraiser to determine the Fair Market Value of the Units
or other property within an additional ten days. The Company shall, and shall
cause its accountants and counsel to, make readily available to each such
appraiser any of its relevant books and records for purposes of such valuation.
Each of the Transferor party or parties, on the one hand, and the Transferee
party or parties, on the other hand, shall, within an additional ten days,
provide written notice of their/its appraiser's determination of the Fair Market
Value of the Units or other property (a "Proposed Value"), together with a
report of its/their appraiser in respect thereof, to a third appraiser who has
been designated by the other two appraisers. The third appraiser shall, within
an additional fifteen days, select as the Value of such Units or other property
the Proposed Value which he/she believes is closest to the Fair Market Value of
such Units or other property (and the third appraiser may select no amount other
than one of the Proposed Values as the Value of such Units or other property).
Such determination of Value shall be final and binding. Each appraiser referred
to in this paragraph must: (a) have no less than ten years of experience in
valuing, in the case of a Unit, companies engaged in businesses similar to that
of the Company and, in the case of other property, property similar to such
other property; and (b) be independent of any parties to the Transfer. Each
party or parties shall pay the cost of the appraiser designated by it/them (but,
if a third appraiser is designated, the costs of the appraisers shall be paid by
the party or parties whose Proposed Value is not selected as the Value of the
Units or other property).
"Wholly-Owned Subsidiaries" shall mean Subsidiaries that, directly and/or
indirectly, are wholly-owned by the Company.
For all purposes of this Agreement, except as otherwise expressly provided
or unless the context otherwise requires:
(a) the words "herein," "hereof" and "hereunder" and other words of
similar import refer to this Agreement as a whole and not to any particular
Article, Section or other subdivision;
(b) the words "including" and "include" and other words of similar
import shall be deemed to be followed by the phrase "without limitation";
and
(c) any capitalized term used in any Schedule to this Agreement but
not defined in such Schedule shall have the meaning assigned to such term
in this Agreement or in another Schedule to this Agreement.
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ARTICLE II
CONTINUATION OF COMPANY
2.1 CONTINUATION OF COMPANY. The Company was formed as a limited liability
Company under the Act on July 25, 2002 by the filing of the Certificate of
Formation with the Secretary of State of the State of Delaware on July 25, 2002.
The parties hereby ratify the execution and filing thereof by the authorized
person (within the meaning of the Act) identified therein. It is the intention
of the Members that the provisions of this Agreement govern their relations and
their respective liabilities and obligations. Accordingly, to the extent
permitted by law, in the event of any conflict between any provisions contained
in this Agreement and any provision in the Act, the terms and provisions of this
Agreement shall control. With respect to any matter not governed by this
Agreement, the provisions of the Act shall control.
2.2 NAME. The business of the Company shall be conducted under the name
"GGP-TRS L.L.C" or such other name or names as are designated by the Managing
Member from time to time. All transactions of the Company, to the extent
permitted by applicable law, shall be carried on and completed in the name of
the Company or such other name or names as shall be designated by the Managing
Member in writing from time to time. The Members shall cause to be executed,
filed and published on behalf of the Company such assumed or fictitious name
certificates as may be required by law to be filed or published.
2.3 PRINCIPAL PLACE OF BUSINESS. The location of the Company's principal
place of business shall be at ▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇ or
such other place in the United States as is designated by the Managing Member
from time to time.
2.4 PURPOSE AND BUSINESS OF THE COMPANY. The purpose of the Company shall
be to, directly or indirectly, acquire, develop, redevelop, hold, own, sell,
lease, finance, transfer, encumber, exchange, and otherwise dispose of or deal
with the Properties (including the acquisition and development of land or
properties adjacent to the Properties) and, subject to the provisions of Section
12.3, such other properties and assets as shall be determined by the Board. The
Company shall have all powers necessary or desirable to accomplish the purposes
enumerated. The Company shall not, directly or indirectly, acquire any other
assets or businesses (other than in connection with the Properties, including
the acquisition and development of land or properties adjacent to the
Properties) except with approval of the Board. The name and funds of the Company
shall be used only for Company purposes.
2.5 TERM. The Company shall commence business on the date hereof and shall
continue its business indefinitely until its termination as hereinafter
provided.
2.6 NATURE OF THE COMPANY. It is intended that the Company be a limited
liability company meeting the definition of "partnership" contained in Section
7701 of the Code and the regulations issued thereunder. Except for purposes of
the Code and other tax laws, the Members specifically intend and agree that the
Company shall not be a partnership (including, a limited partnership) or any
other kind of venture or Person, but a limited liability company under and
pursuant to the Act. The Company's Certificate of Formation, this Agreement and
the relationships created thereby and hereby and arising therefrom shall not be
construed to establish a partnership as among the Members or any other Person or
to constitute any Member a partner
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in the Company or a partner of any other Member or Person. All rights,
liabilities and obligations of the Members, both as among themselves and as to
Persons not parties to this Agreement, shall be as provided in this Agreement
and, to the extent not provided herein, in the Act.
2.7 MEMBERS' NAMES AND ADDRESSES. The name and mailing address of each
Member and the number of Units owned by such Member are listed on Schedule I
attached hereto.
2.8 REGISTERED OFFICE AND REGISTERED AGENT. The address of the registered
office of the Company in the State of Delaware is c/o Corporation Service
Company, ▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇ ▇▇▇, ▇▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇. The name
of its registered agent at such address is Corporation Service Company. The
Managing Member may at any time and from time to time change such office or
agent by taking such actions as are required by the Act to change the same,
including executing and filing an amendment to the Certificate of Formation.
2.9 ORGANIZATION CERTIFICATES. The Managing Member shall cause to be
executed, filed and/or published (and, if required by law, the other Members
shall execute):
(a) any and all such amendments or supplements to the Company's
Certificate of Formation as from time to time may be required by the Act;
and
(b) all such further certificates, notices, statements or other
instruments as may be required by law for the formation, qualification or
operation of a limited liability company in all jurisdictions where the
Company may elect to do business or otherwise necessary to carry out the
purposes of this Agreement.
The Managing Member shall be an authorized person of the Company for
purposes of any filings under the Act and shall be authorized to execute and
deliver on behalf of the Company any of the other certificates, notices,
statements or other instruments referred to in this Section 2.9.
2.10 RESTRICTIONS ON OTHER AGREEMENTS. No Member shall grant any proxy or
enter into or agree to be bound by any voting trust with respect to the Units,
nor shall any Member enter into any agreement or arrangements of any kind
(including agreements or arrangements with respect to the acquisition,
disposition or voting of Units) with any Person with respect to the Units, in
either case on terms inconsistent with the provisions of this Agreement.
ARTICLE III
COMPANY CAPITAL; ETC.
3.1 INITIAL CONTRIBUTIONS OF MEMBERS; ETC.
(a) As their initial Capital Contributions to the Company and
concurrently herewith, (i) TRS is causing Clackamas Associates to convey to
the Company or a Subsidiary all of its right, title and interest in and to
the Clackamas Property in accordance with the terms of the Contribution
Agreement and (ii) GGPLP and TRS are
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contributing (or are deemed to have contributed) cash in the amounts set
forth opposite their names on Schedule I.
(b) Concurrently herewith, (i) the Company shall distribute to TRS
cash in the amount of $1,619,025 (but the Company may set off against such
distribution the amount of any payments owing to it by TRS pursuant to the
Contribution Agreement but the full amount of such distribution and
payments shall be deemed to have been made for all purposes hereunder,
including the calculation of Receipts and Expenditures, regardless of any
such set-off) and (ii) the Company shall distribute to GGPLP cash in the
amount of $695,592.
(c) The Members acknowledge and agree that immediately after taking
into account the Capital Contributions and distributions described in
Sections 3.1(a) and (b), GGPLP will have a positive Capital Account balance
of $130,661,577 and TRS will have a positive Capital Account balance of
$130,661,577.
3.2 NO ADDITIONAL CAPITAL CONTRIBUTIONS. Except as expressly required by
Section 3.1, Article XII or Section 10.6(c), no Member shall have any obligation
to make any additional Capital Contribution to the Company or to advance any
funds thereto.
3.3 NO WITHDRAWAL OR DISSOCIATION, ETC. No Member shall have the power or
right to withdraw or dissociate from the Company, or withdraw any part of its
Capital Contribution(s), except as specifically provided herein. No Member shall
be entitled to any distributions from the Company, except as specifically
provided herein. No Member shall be entitled to interest on any Capital
Contribution to the Company. The occurrence of any event specified in Section
18-304 of the Act as to any Member shall not result in such Member ceasing to be
a member of the Company.
3.4 PRIORITY. Except as otherwise expressly provided herein, there shall be
no priority among the Members as to the return of Capital Contributions or
withdrawals from or distributions of the Company.
ARTICLE IV
ALLOCATION OF COMPANY ITEMS
4.1 MAINTENANCE OF CAPITAL ACCOUNTS. A separate Capital Account shall be
maintained for each Member. Without limiting the foregoing, the Capital Account
of each Member shall be (a) credited with the Member's Capital Contribution(s)
plus the amount of Net Income allocated (or other items of income or gain
specially allocated) to such Member pursuant to this Agreement plus the amount
of any Company liabilities assumed by such Member or which are secured by any
assets distributed to such Member and (b) debited with the sum of (i) the amount
of Net Loss allocated (or other items of loss specially allocated) to such
Member pursuant to the provisions of this Agreement, (ii) all money and the
Gross Asset Value of any assets distributed by the Company to such Member
pursuant to the terms hereof, and (iii) the amount of any liabilities of such
Member assumed by the Company or which are secured by any assets contributed by
such Member to the Company. Any reference in this Agreement to the
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Capital Account of a Member shall be deemed to refer to such Capital Account as
the same may be credited or debited from time to time in accordance herewith.
4.2 NET INCOME AND NET LOSS.
(a) Allocation of Net Income. After giving effect to the allocations
set forth in Sections 4.3 and 4.4, Net Income for any Allocation Year or
other applicable period (including the period ending on the date on which
there is a withdrawal of any Member or a partial withdrawal of the capital
of any Member or the period ending on the date immediately preceding the
date on which an additional Capital Contribution is made to the Company by
a Member in accordance with the terms hereof) shall be allocated between
the Members in accordance with their Proportionate Shares at such time.
(b) Allocation of Net Loss. After giving effect to the allocations set
forth in Sections 4.3, 4.4 and 4.5, Net Loss for any Allocation Year or
other applicable period (including the period ending on the date on which
there is a withdrawal of any Member or a partial withdrawal of the capital
of any Member or the period ending on the date immediately preceding the
date on which an additional Capital Contribution is made to the Company by
a Member in accordance with the terms hereof) shall be allocated between
the Members in accordance with their Proportionate Shares at such time.
Notwithstanding anything to the contrary contained herein (but subject to the
provisions of Sections 10.2(b) and 10.6(c)), the interest expense and/or other
deductions and items of income relating to the Retained Debt shall remain at all
times the expense and/or income of GGPLP and shall not be taken into account in
calculating Net Income or Net Loss.
4.3 SPECIAL ALLOCATIONS. Notwithstanding any provisions of Section 4.2 to
the contrary, the following special allocations shall be made in the following
order:
(a) Minimum Gain Chargeback (Nonrecourse Liabilities). Notwithstanding
anything to the contrary contained in this Article IV, if there is a net
decrease in Company Minimum Gain for any Allocation Year (except as a
result of conversion or refinancing of Company Nonrecourse Liabilities,
certain capital contributions or revaluation of the Company property, all
as further outlined in subsections (d)(2), (f)(2), or (f)(3) of Regulations
Section 1.704-2), each Member shall be specially allocated items of Company
income and gain for such year (and, if necessary, subsequent years) in an
amount equal to that Member's share of the net decrease in the Company
Minimum Gain. The items to be so allocated shall be determined in
accordance with Regulations Section 1.702-2(f)(6) and 1.704-2(j)(2). This
section is intended to comply with the minimum gain chargeback requirement
in said sections of the Regulations and shall be interpreted consistently
therewith. Allocations pursuant to this section shall be made in proportion
to the respective amounts required to be allocated to each Member pursuant
thereto.
(b) Minimum Gain Attributable to Member Nonrecourse Debt. After giving
effect to Section 4.3(a), if there is a net decrease in Minimum Gain
Attributable To Member Nonrecourse Debt during any Allocation Year (other
than due to the conversion, refinancing, or other change in the debt
instrument that causes it to become partially or wholly a Nonrecourse
Liability, certain capital contributions or revaluations of the
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Company property as further outlined in Regulations Section 1.704-2(i)(4)),
each Member shall be specially allocated items of Company income and gain
for such Allocation Year (and, if necessary, subsequent years) in an amount
equal to that Member's share of the net decrease in such Minimum Gain
Attributable To Member Nonrecourse Debt. The items to be so allocated shall
be determined in accordance with Regulations Section 1.704-2(i)(4) and
(j)(2). This section is intended to comply with the minimum gain chargeback
requirement in said sections of the Regulations and shall be interpreted
consistently therewith. Allocations pursuant to this section shall be made
in proportion to the respective amount required to be allocated to each
Member pursuant thereto.
(c) Qualified Income Offset. In the event that any Member unexpectedly
receives any adjustments, allocations or distributions described in
Regulations Section 1.704-1(b)(2)(ii)(d)(4), (5), or (6), items of Company
income and gain shall be specially allocated to such Member in an amount
and manner sufficient to eliminate, to the extent required by the
Regulations, the Adjusted Capital Account Deficit of the Member as quickly
as possible, provided that an allocation pursuant to this Section 4.3(c)
shall be made only if and to the extent that the Member would have an
Adjusted Capital Account Deficit after all other allocations provided for
in this Section 4 have been tentatively made as if this Section 4.3(c) were
not in the Agreement. This Section 4.3(c) is intended to constitute a
"qualified income offset" under Regulations Section 1.704-1(b)(2)(ii)(d)
and shall be interpreted consistently therewith.
(d) Gross Income Allocation. In the event any Member has a deficit
Capital Account at the end of any Allocation Year which is in excess of the
amount such Member is deemed obligated to restore pursuant to the
penultimate sentences of Regulations Sections 1.704-2(g)(1) and
1.704-2(i)(5), each such Member shall be specially allocated items of
Company income and gain in the amount of such excess as quickly as
possible, provided that an allocation pursuant to this Section 4.3(d) shall
be made only if and to the extent that such Member would have a deficit
Capital Account in excess of such amount after all such allocations
provided for in this Section 4 have been made as if Section 4.3(c) and this
Section 4.3(d) were not in the Agreement.
(e) Nonrecourse Deductions. Nonrecourse Deductions for any Allocation
Year shall be allocated to the Members in accordance with their respective
Proportionate Shares; provided, however, that to the extent Depreciation
deductions constitute Nonrecourse Deductions, such Depreciation deductions
shall be allocated to the Members in the same manner that Depreciation
deductions are allocated to the Members pursuant to Section 4.3(h) hereof.
(f) Member Nonrecourse Deductions. Member Nonrecourse Deductions for
any Allocation Year or other period shall be specially allocated to the
Member that bears the economic risk of loss for the Member Nonrecourse Debt
in respect of which such Member Nonrecourse Deductions are attributable (as
determined under Regulation Sections 1.704-2(b)(4) and (i)(1)).
(g) Section 754 Basis Adjustments. To the extent an adjustment to the
adjusted tax basis of any Company asset pursuant to Section 734(b) or
743(b) of the Code is
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required to be taken into account in determining Capital Accounts in
accordance with Regulations Section 1.704-1(b)(2)(iv)(m) as a result of a
distribution to a Member in complete liquidation of such Member's interest
in the Company, the amount of such adjustment to the Capital Accounts shall
be treated as an item of gain (if the adjustment increases the basis of the
asset) or loss (if the adjustment decreases such basis) and such gain or
loss shall be specially allocated to the Members in a manner consistent
with the manner in which their Capital Accounts are required to be adjusted
pursuant to such Section of the Regulations).
(h) Special Allocation of Depreciation. Unless and until otherwise
elected by GGPLP (where GGPLP may make such election out with respect to
any one or more Properties) and subject to the following sentence, all
Depreciation and similar deductions relating to Company Properties shall be
specially allocated one hundred percent (100%) to GGPLP. TRS may elect to
have the preceding sentence of this Section 4.3(h) cease to apply, but only
at the following times: (i) immediately prior to a closing of a sale,
transfer, or other disposition by TRS of all of its Company Units to an
unrelated entity, but only if such sale, transfer, or other disposition
will not violate the terms of this Agreement, (ii) at any time that TRS
modifies its internal policies to provide that, in making decisions on all
new investments, TRS will operate as though it were subject to the UBTI
provisions of the Code, or (iii) as of January 1 of any year during which
(A) there is a change in law (including any new interpretation of existing
law) that is binding upon both TRS and the Service, as a result of which,
TRS becomes subject to the UBTI provisions of the Code or (B) the Service
asserts that TRS is or entities such as TRS are subject to the UBTI
provisions of the Code.
(i) Special Allocation of Gain. Upon the Company's sale, transfer, or
other disposition of any Company Property (the "Sold Property"), any gain
realized by the Company with respect to the Sold Property shall be
allocated among the Members as follows:
(i) first, to GGPLP in an amount equal to the excess, if any, of
(A) the aggregate Depreciation or similar deductions allocated to GGPLP
with respect to the Sold Property pursuant to Section 4.3(h) hereof for the
current and all prior Allocation Years, over (B) the aggregate gain
allocated to GGPLP with respect to the Sold Property pursuant to Section
4.3(i) for all prior Allocation Years;
(ii) second, to GGPLP in an amount equal to the excess, if any,
of (A) the aggregate Depreciation or similar deductions allocated to GGPLP
pursuant to Section 4.3(h) hereof with respect to Properties that were
previously Sold Properties (the "Previously Sold Properties") for the
current and all prior Allocation Years, over (B) the aggregate gain
allocated to GGPLP pursuant to Section 4.3(i) with respect to such
Previously Sold Properties for all prior Allocation Years;
(iii) third, to GGPLP in an amount equal to the excess, if any,
of (A) the difference between (1) the aggregate Depreciation or similar
deductions allocated to GGPLP with respect to its remaining Properties
(i.e., Properties other than the Sold Property and the Previously Sold
Properties) (the "Remaining Properties") pursuant to Section 4.3(h) hereof
for the current and all prior Allocation Years and (2) the aggregate
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Depreciation or similar deductions that would have been allocated to GGPLP
with respect to the Remaining Properties pursuant to Section 4.3(h) hereof
for the current and all prior Allocation Years if GGPLP had been allocated
only its Proportionate Share of such Depreciation or similar deductions in
each such year, over (B) the aggregate gain allocated to GGPLP with respect
to the Remaining Properties pursuant to Section 4.3(i) for all prior
Allocation Years; and
(iv) the balance, if any, to the Members in accordance with their
Proportionate Shares;
provided, however, that in the Allocation Year within which the dissolution
and liquidation of the Company occur pursuant to Article XI hereof, any
gain realized by the Company with respect to any and all Company assets
shall be allocated among the Members as follows: (i) first, to GGPLP in an
amount equal to the excess, if any, of (A) the aggregate Depreciation or
similar deductions allocated to GGPLP pursuant to Section 4.3(h) hereof for
the current and all prior Allocation Years, over (B) the aggregate gain
allocated to GGPLP pursuant to this Section 4.3(i) for all prior Allocation
Years; and (ii) the balance, if any, to the Members in accordance with
their Proportionate Shares.
4.4 CURATIVE ALLOCATIONS. The allocations set forth in Sections 4.3(a),
4.3(b), 4.3(c), 4.3(d), 4.3(e), 4.3(f), 4.3(g) and Section 4.5 (the "Regulatory
Allocations") are intended to comply with certain requirements of Regulations
Section 1.704-1(b). Notwithstanding any provisions of Sections 4.2 and 4.3 to
the contrary (other than the Regulatory Allocations), the Managing Member shall
make such offsetting special allocations of Company income, gain, loss or
deduction in whatever manner it determines appropriate so that, after such
offsetting allocations are made, each Member's Capital Account is, to the extent
possible, equal to the Capital Account balance such Member would have had if the
Regulatory Allocations were not part of the Agreement and all Company items were
allocated pursuant to Sections 4.2, 4.3(h), and 4.3(i). This Section 4.4 is
intended to minimize to the extent possible and to the extent necessary any
economic distortions which may result from application of the Regulatory
Allocations and shall be interpreted in a manner consistent therewith.
4.5 LOSS LIMITATION. Net Losses and deductions allocated pursuant to
Section 4.2 and Section 4.3(h) hereof shall not exceed the maximum amount of
Losses that can be allocated without causing any Member to have an Adjusted
Capital Account Deficit at the end of any Allocation Year. In the event some but
not all of the Members would have Adjusted Capital Account Deficits as a
consequence of an allocation of Net Losses or deductions pursuant to Section 4.2
or Section 4.3(h) hereof, the limitation set forth in this Section 4.5 shall be
applied on a Member by Member basis and Net Losses or deductions not allocable
to any Member as a result of such limitation shall be allocated to the other
Members in accordance with the positive balances in such Member's Capital
Accounts (as adjusted in accordance with the definition "Adjusted Capital
Account Deficit") so as to allocate the maximum permissible Net Losses and
deductions to each Member under Section 1.704-1(b)(2)(ii)(d) of the Regulations.
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4.6 TAX ALLOCATIONS.
(a) Generally. Subject to Sections 4.6(b) and 4.6(c), tax items of
income, gain, loss, deduction and credit (collectively, "Tax Items") shall
be allocated among the Members on the same basis as the respective book
items. Each Member shall provide to the Company information regarding the
tax basis, depreciable lives and depreciation methods of or used for the
assets directly and indirectly conveyed by it to the Company.
(b) Sections 1245/1250 Recapture. If any portion of gain from the sale
of property is treated as gain which is ordinary income by virtue of the
application of Code Sections 1245 or 1250 ("Affected Gain"), then (A) such
Affected Gain shall be allocated among the Members in the same proportion
that the depreciation and amortization deductions giving rise to the
Affected Gain were allocated and (B) other Tax Items of gain of the same
character that would have been recognized, but for the application of Code
Sections 1245 and/or 1250, shall be allocated away from those Members who
are allocated Affected Gain pursuant to Clause (A) so that, to the extent
possible, the other Members are allocated the same amount, and type, of
capital gain that would have been allocated to them had Code Sections 1245
and/or 1250 not applied.
(c) Allocations Respecting Section 704(c) and Revaluations.
Notwithstanding Section 4.6 (a) and (b), Tax Items with respect to Company
property that are subject to Code Section 704(c) and/or Regulation Section
1.704-3 (collectively "Section 704(c) Tax Items") shall, to the extent so
required, be allocated in accordance with said Code section and/or
Regulation Section 1.704-3, as the case may be. Any elections or other
decisions relating to such allocations shall be made by the Tax Matters
Member in any manner that reasonably reflects the purpose and intention of
this Agreement, provided that, as determined in the sole discretion of the
Tax Matters Member separately with respect to each asset of the Company,
the Company shall elect to apply either the traditional allocation method
(permitted by Treasury Regulation Section 1.704-3(b)) or the traditional
allocation method with curative allocations (permitted by Treasury
Regulation Section 1.704-3(c)).
4.7 ALLOCATIONS SUBSEQUENT TO ASSIGNMENT. To the extent permitted by the
Code, Net Income or Net Loss and other items attributable to Units acquired by
reason of an assignment from a Member shall be allocated or adjusted between the
assignor and the assignee based upon either (a) the length of time in any fiscal
period of the Company during which the assigned Units were owned by each of
them, determined with reference to the effective date of the assignment, or (b)
an interim closing of the Company's books (at assignor's sole expense), such
manner of allocation or adjustment to be determined by the Tax Matters Member.
4.8 COMPANY DISTRIBUTIONS. The Company shall, with respect to each calendar
month, distribute to the Members the Net Cash Flow for such month. Subject to
the other provisions of this Section 4.8, and except as otherwise provided by
Article XI, any such distributions shall be paid to the Members pro rata in
accordance with their Proportionate Shares. To the extent that any taxes or
withholding taxes are due on behalf of or with respect to any Member and the
Company is required by law to withhold or to make such tax payments ("Tax
Payments"), the Company shall withhold such amounts and make such Tax Payments
as so required. Each Tax Payment made on behalf of or with respect to a Member
(but not any Tax
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Payment made by or required to be withheld by a Subsidiary with respect to
income allocable to or distributions to be made to the Company) shall be deemed
a distribution of Net Cash Flow (and shall reduce distributions of Net Cash Flow
that are made concurrently or thereafter to such Member), and any such deemed
distribution shall be deemed to have been paid to the Member on the earlier of
the date when the corresponding Tax Payment is made by the Company or the date
that the distributions, if any, giving rise to the obligation to make such Tax
Payment were made. The Company is hereby directed to deduct the amount of any
Default Loans that are due and payable from any distributions to be made to a
Defaulting Member pursuant to this Section 4.8 and pay such amounts to the
appropriate Non-Defaulting Members (and such deducted amounts shall be deemed to
be distributions made to such Defaulting Member). In the event that the Company
pays any principal, interest or other amount in respect of the Retained Debt at
the request of GGPLP (which the Company shall be obligated to do to the extent
of GGPLP's share of Company distributions that are then due and payable), the
Company shall deduct the amount of such principal, interest or other payment
from any distributions to be made to GGPLP pursuant to this Section 4.8 (and
such deducted amounts shall be deemed to be distributions made to GGPLP).
Notwithstanding anything to the contrary contained herein, no distribution of
Net Cash Flow shall be made hereunder if such distribution would cause the
Company to breach any covenant contained in, or be in default under, any
agreement binding upon the Company.
ARTICLE V
ACCOUNTING MATTERS; ETC.
5.1 FISCAL YEAR; DESIGNATION OF AUDITORS. The Company's fiscal year
("Fiscal Year") shall be the calendar year. The Company's auditors (the
"Auditors") shall be selected by the Board; provided, however, that until the
Board determines otherwise, the Auditors shall be ▇▇▇▇▇▇▇▇▇▇, Melvoin & ▇▇▇▇▇▇▇
("AMG"). The Managing Member may, with respect to any Fiscal Year, solicit bids
from AMG and one or more other Qualifying Firms to serve as the Auditors for
such fiscal year. If the GGPLP Directors desire to retain one of such other
Qualified Auditors as the Auditors for such year (the "GGPLP Selected Auditors")
but the TRS Directors do not desire to retain the GGPLP Selected Auditors as the
Auditors for such year, then the Company shall retain AMG as the Auditors for
such year but TRS shall reimburse the Company to the extent that the fees paid
to AMG for serving as the Auditors for such year exceed the amount of the fees
that would have been paid to the GGPLP Selected Auditors for serving as the
Auditors for such year. The amount of the fees that would have been paid to the
GGPLP Selected Auditors shall be determined in accordance with the fee schedule
set forth in the bid submitted by the GGPLP Selected Auditors. Such
reimbursement shall be made within ten days following request therefor by the
Managing Member.
5.2 BOOKS AND RECORDS. The Company shall maintain or cause to be maintained
at the principal place of business of the Company full, true, complete and
correct books of account of the Company. The books of account shall contain
particulars of all monies, goods or effects belonging to or owing to or by the
Company or paid, received, sold or purchased in the course of the Company's
business, and all of such other transactions, matters and things relating to the
business of the Company as are usually entered in books of account kept by
persons engaged in a business of a like kind and character. In addition, the
Company shall keep all records required to be kept pursuant to the Act. Each
Member shall, at reasonable times, have free access thereto for the purpose of
inspecting or copying same. Any records maintained by the Company in the
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regular course of its business, including its Unit ledger, books of account and
minute books, if any, may be kept on, or be in the form of, punch cards,
magnetic tape, photographs, microphotographs or any other information storage
device, provided that the records so kept can be converted into clearly legible
form within a reasonable time. The Company shall so convert any records so kept
upon the request of any Person entitled to inspect the same. The Company shall
promptly furnish TRS with copies of all executed documents, leases, agreements
and material correspondence relating to the Properties.
5.3 REPORTS AND STATEMENTS. The Company shall, at its expense, prepare and
distribute, or cause to be prepared and distributed, to the Members the
following reports and other items:
(a) Not later than 30 days after the end of each fiscal quarter (other
than the fourth quarter of each Fiscal Year), commencing with the first
quarter of 2003, an unaudited report (prepared in accordance with generally
accepted accounting principles consistently applied except for the absence
of footnotes) setting forth a balance sheet of the Company as of the end of
such fiscal quarter, an income statement of the Company for such fiscal
quarter and the year-to-date, a statement of cash flows of the Company for
such fiscal quarter and the year-to-date and an explanation of any Material
Variances for such quarter.
(b) Not later than 90 days after the end of each Fiscal Year, a report
(prepared in accordance with generally accepted accounting principles
consistently applied and including appropriate footnote disclosure) setting
forth a balance sheet of the Company as of the end of such Fiscal Year, an
income statement of the Company for such Fiscal Year, a statement of cash
flows of the Company for such Fiscal Year, a statement of changes in
Members' Company capital for such Fiscal Year and an explanation of any
Material Variances for such Fiscal Year. The annual financial statements
referred to above shall be accompanied by a report of the Auditors stating
that an audit of such financial statements (the "Annual Audit") has been
made in accordance with generally accepted auditing standards, stating the
opinion of the Auditors in respect of the financial statements and the
accounting principles and practices reflected therein and as to the
consistency of the application of the accounting principles, identifying
any matters as to which the Auditors take exception and stating, to the
extent practicable, the effect of each such exception on such financial
statements.
(c) Not later than 30 days after the end of each calendar month,
commencing with the first full calendar month following the date hereof, an
unaudited report (prepared in accordance with generally accepted accounting
principles except for the absence of footnotes) setting forth a balance
sheet of the Company as of the end of such calendar month and an income
statement for such calendar month and a report of leasing activity, tenant
sales, tenant accounts receivable and development activity (other than
tenant build-out work) for such month.
Such reports shall be substantially in the forms previously delivered by GGPLP
to TRS unless the Board determines otherwise.
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5.4 TAX MATTERS MEMBER. GGPLP is hereby designated as the "Tax Matters"
Member for the Company, which has the meaning of "tax matters partner" under
Section 6231(a)(7) of the Code.
5.5 TAX ELECTIONS AND RETURNS. The Tax Matters Member shall, from time to
time, make such tax elections on behalf of the Company as it deems necessary or
desirable in its discretion to carry out the business of the Company or the
purposes of this Agreement, including elections under Section 754 of the Code.
The Tax Matters Member shall cause the Company accountants to prepare and file
federal, state and local tax returns for the Company on a timely basis, and
shall furnish copies thereof to the Members with required partnership schedules
showing allocations of book and tax items.
5.6 INTERIM ACCOUNTING. The Tax Matters Member may cause the books of
account of the Company to be closed on an interim basis when the Tax Matters
Member deems such closing necessary or appropriate under the circumstances,
including a transfer of Units causing a termination of the Company for tax
purposes.
ARTICLE VI
GOVERNANCE; BOARD OF DIRECTORS
6.1 MANAGING MEMBER. The Managing Member shall be responsible for the
management of the business and affairs of the Company and the Subsidiaries and
shall manage the Company and the Subsidiaries (or cause the Subsidiaries to be
managed) in accordance with this Agreement, the Subsidiaries' respective
organizational documents, the Company's contractual obligations, the
Subsidiaries' contractual obligations and applicable law. Except as otherwise
expressly herein provided, the Managing Member shall have, and is hereby
granted, full, complete and exclusive power, authority and discretion under all
circumstances to manage the business of the Company and to take all actions for
and on behalf of the Company and in its name as the Managing Member shall, in
its sole and absolute discretion, deem necessary, desirable or appropriate to
carry out the purposes for which the Company was organized (including actions in
respect the Company's ownership interests in the Subsidiaries), and the approval
of no other Member or other Person shall be required in connection therewith.
The Managing Member shall have the power and authority to sign for and/or bind
the Company if the approval of the Board has been obtained or is not required
for the taking of such action; and, except as provided in Sections
6.2(e)(xviii), 8.4(a) and 10.2(b), no other Member shall have the power or
authority to sign for and/or bind the Company under any circumstance.
6.2 MATTERS RELATING TO THE BOARD.
(a) Number of Directors. The total number of directors constituting
the Board shall at all times equal four (4).
(b) Designation of Directors.
(i) The Board shall at all times consist of two (2) directors
designated by GGPLP or any Transferee of GGPLP's Units pursuant to a
Transfer made in accordance with this Agreement (the "GGPLP Directors") and
two (2) directors
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designated by TRS or any Transferee of TRS' Units pursuant to a Transfer
made in accordance with this Agreement (the "TRS Directors"). To carry out
the provisions of this Section 6.2, each Member hereby designates the
Persons set forth opposite its name below as directors of the Company, to
serve until each such director's successor has been designated:
Designating Member Directors
------------------ ---------
GGPLP ▇▇▇▇ ▇▇▇▇▇▇▇▇▇
▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇
TRS ▇▇▇▇ ▇▇▇▇▇▇▇▇▇
▇▇▇▇▇▇ ▇▇▇▇
(ii) No director may be removed from office except by the Member
that designated such director. The Member that designated a director shall
have the right, with or without cause, to remove such director from the
Board by providing written notice thereof to the other Member; and, in the
event of a vacancy in a director position, the Member that designated the
director who previously held such vacant position shall have the right to
designate a replacement by providing written notice thereof to the other
Member.
(c) Actions by Directors.
(i) Quorum. At all meetings of the Board, a quorum for the
transaction of business shall consist of one director designated by each
Member. In case at any meeting of the Board a quorum shall not be present,
the members of the Board present may adjourn the meeting from time to time
until a quorum shall be present.
(ii) Regular Action. When action is to be taken by vote of the
Board, each member of the Board shall be accorded one vote. Each and every
action taken by vote of the Board shall be authorized by the majority
affirmative vote of the directors present at a duly constituted meeting at
which a quorum is present and acting throughout; provided, however, no
action shall be authorized without the affirmative vote of at least one of
the TRS Directors and at least one of the GGPLP Directors.
(d) Meetings of the Board; Etc.
(i) The Board shall meet at such times as the Board may
determine, and, if so determined, no notice need be given. Any failure to
so meet shall not give rise to any presumption or inference that the
Members shall have any liability for the obligations of the Company.
(ii) In addition, the Board shall meet upon the request of any
Board member conveyed in writing to each other Board member, at a time no
fewer than two (2) and no more than twenty-one (21) business days after
such notice is given, and at the Company's principal offices or such other
place as is determined by the Board.
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(iii) Meetings of the Board shall be presided over by the GGPLP
Director who is the most senior ranking officer of GG Properties present at
such meeting or, in the absence of any officer of GG Properties, by a
chairman chosen at the meeting. The chairman shall choose a Person to act
as Secretary.
(iv) Whenever notice is required to be given to the Board members
under any provision of this Agreement, a written waiver thereof, signed by
the Person entitled to notice, whether before or after the time stated
therein, shall be deemed equivalent to notice. Attendance of a Person at a
meeting shall constitute a waiver of notice of such meeting, except when
the Person attends a meeting for the express purpose of objecting, at the
beginning of the meeting, to the transaction of any business because the
meeting is not lawfully called or convened. Attendance at any meeting may
be by conference telephone or similar communications equipment by means of
which all persons participating in the meeting can hear each another.
Neither the business to be transacted at, nor the purpose of, any regular
or special meeting of the Board need be specified in any written waiver of
notice.
(v) Any action required or permitted to be taken at any meeting
of the Board may be taken without a meeting if all members of the Board
consent thereto in writing, and any written consent shall be filed with the
minutes of proceedings of the Board.
(e) Actions Requiring Board Approval. In addition to the other actions
requiring Board approval as expressly provided herein and unless otherwise
approved herein, the Company shall not take, or permit any Subsidiary to
take, any of the following actions without the approval of the Board (but
no other actions shall require the approval of the Board):
(i) Sale, exchange or other disposition of all or a portion of
any Company or Subsidiary real property or equity interest in any
Subsidiary, the lease of all or substantially all of any Property (other
than a sale, exchange, lease or other transfer among the Company and/or its
Wholly-Owned Subsidiaries or the lease of individual spaces at any
Property), or the lending of money by the Company or its Subsidiaries
(other than loans between the Company and any Wholly-Owned Subsidiary or
among Wholly-Owned Subsidiaries and the extension of credit in the ordinary
course of business, including the granting of inducements to tenants in the
form of loans that are consistent with applicable Leasing Guidelines);
(ii) Approval of Annual Business Plans as provided in Section
6.3;
(iii) During any Fiscal Year or other period, expenditure by the
Company and its Subsidiaries of amounts for such Fiscal Year or other
period in respect of any Property (other than expenditures for
Nondiscretionary Items or expenditures expressly authorized elsewhere in
this Agreement or pursuant to another section or subsection hereof,
including the schedules attached hereto, which may be made without
restriction) in excess of 110% of the total expenditures set forth in the
approved Annual Business Plan for such year or other period in respect of
such Property; provided, however, that for the remainder of 2002 and
subject to the other paragraphs of this
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Section 6.2(e), the Company shall operate, and shall cause the Subsidiaries
to operate, the Properties in a manner which is consistent with the
operation by GGPLP of its properties generally, and the Company and its
Subsidiaries may make such expenditures as are consistent with the
operation of the Properties in such manner without the consent of the Board
(but the making of capital expenditures during the remainder of 2002 shall
require the approval of the Board unless they are in connection with tenant
leasing or constitute Nondiscretionary Items);
(iv) Incurrence by the Company and/or its Subsidiaries of
Indebtedness which, together with Indebtedness previously incurred by the
Company and/or the Subsidiaries, exceeds (A) $500,000 as to any Subsidiary
and (B) the product of $500,000 and the number of Properties at the time of
such incurrence as to the Company and the Subsidiaries taken as a whole;
provided, however, that (X) the provisions of this paragraph shall not
apply to the incurrence of the Acquisition Financing (or the exercise of
extension options in connection therewith), or the incurrence of the
Extended Term Financing and (Y) any Indebtedness referred to in the
preceding clause (X) or the incurrence of which has been approved by the
Board shall not be counted in determining whether the limits contained in
this paragraph have been exceeded;
(v) The restructuring, settlement or prepayment of any
Indebtedness that required the approval of the Board pursuant to clause
(iv) of this Section 6.2(e);
(vi) Mortgage of or grant of security interests in Company or
Subsidiary assets, including the equity interests in any Subsidiary;
provided, however, that (A) the provisions of this paragraph shall not
apply to the grant of a mortgage and/or security interests in connection
with the Acquisition Financing or the Extended Term Financing and (B) the
incurrence of a personal property lease obligation permitted under the
other provisions hereof shall not be deemed to be the granting of a
mortgage or security interest in Company or Subsidiary assets;
(vii) Execution by the Company or any Subsidiary of a reciprocal
easement agreement or individual lease agreement for leased premises in
excess of 15,000 square feet and the incurrence of all related costs (or
the extension or termination of, or any amendment to or modification of the
material economic terms of, any such agreement);
(viii) The conduct by the Company and its Subsidiaries of any
business other than the Business;
(ix) Approval of leases not in compliance with the leasing
guidelines set forth in the applicable Annual Business Plan;
(x) Decisions to maintain Company and Subsidiary cash reserves in
excess of the amount of reserves that the Managing Member otherwise is
permitted to maintain hereunder;
(xi) Issuance of additional Units or other equity interests in
the Company or any of its Subsidiaries (other than issuances of equity
interests in any
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Subsidiary to the Company or to any Wholly-Owned Subsidiary) or any call
for additional Capital Contributions pursuant to Article XII;
(xii) Merger, consolidation, liquidation, dissolution,
recapitalization or other similar corporate organizational change in
respect of the Company or any Subsidiary; provided, however, that the
provisions of this paragraph shall not apply to a merger or consolidation
of a Subsidiary with or into the Company and/or one or more Wholly-Owned
Subsidiaries, a liquidation and/or dissolution of a Subsidiary in
connection with which the Property of such Subsidiary is transferred to the
Company or to any Wholly-Owned Subsidiary or the recapitalization or other
similar organizational change in respect of any Subsidiary that does not
adversely affect any Member or the power of the Board hereunder;
(xiii) Execution of any property management agreement or other
agreement for the provision of services described in Section 7.1 (other
than the management and/or other agreement or agreements which may be
executed pursuant to Section 7.1), the amendment, extension or termination
of any property management agreement or other agreement for the provision
of the services described in Section 7.1 (including the management or other
agreement or agreements that may be executed pursuant to Section 7.1) or
the assignment of any such management or other agreement other than to any
Transferee of the Units held by GGPLP or any Affiliate of such Transferee;
(xiv) Acquisition by the Company or any Subsidiary of any real
property or option to acquire real property;
(xv) The taking of any action that would constitute a Bankruptcy
Event in respect of the Company or any Subsidiary;
(xvi) Any modification to the organizational documents of any
Subsidiary which would adversely affect any Member or the power of the
Board hereunder; provided, however, that the provisions of this paragraph
shall not apply to the modifications described in Schedule 6.2(e)(iv)
hereof;
(xvii) Undertaking by the Company or any Subsidiary of an
obligation to expend an amount in any year for which there is not yet an
Annual Business Plan in excess of the amount that could be expended
therefor pursuant to Section 6.3 if there were no Annual Business Plan for
such year;
(xviii) Entering into any transaction by the Company or any
Subsidiary with the Managing Member or an Affiliate thereof, other than a
transaction that (A) does not involve the incurrence of Indebtedness, (B)
is entered into upon terms that are no less favorable to the Company or
such Subsidiary than the Company or such Subsidiary would obtain in a
comparable arm's-length transaction and (C) is cancellable in the event
that the Properties are sold or such Managing Member no longer owns Units;
provided, however, that (X) the provisions of this paragraph shall not
apply to the arrangements described in Article VII and elsewhere in this
Agreement, including the Schedules hereto and (Y) with respect to any
agreement to which this paragraph applies and
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notwithstanding anything to the contrary contained herein, TRS shall have
the right to act on behalf of the Company or the applicable Subsidiary
without approval of the Board in enforcing any rights of the Company or
such Subsidiary under such agreement;
(xix) Incurrence or assumption of any Guarantee by the Company or
any Subsidiary (other than the incurrence of any Guarantee by the Company
or any Subsidiary in connection with the Acquisition Financing or the
Extended Term Financing or the incurrence of any Guarantee by any
Subsidiary of the obligations of another Wholly-Owned Subsidiary);
(xx) Commencement of litigation against any Major Occupant or
lender, litigation in which the amount in dispute is more than $100,000 and
litigation in which the costs of defense or prosecution thereof are
reasonably expected to exceed $25,000 and any material action taken in
connection therewith, including the settlement thereof; provided, however,
that the provisions of this paragraph shall not apply to litigation
involving disputes over common area maintenance charges or the like or
litigation which is covered by insurance (regardless of whether there is a
deductible); and
(xxi) Material deviation from the insurance requirements
described in Schedule 6.2(xx).
The Members hereby approve the Acquisition Transactions (which shall not
require Board approval), and the Company shall pay (and/or cause the
Subsidiaries to pay) the costs of the types described on Schedule 6.2 incurred
by the Company, the Subsidiaries and/or GGPLP in connection with the
consummation of the Acquisition Transactions (the "Acquisition Costs").
Notwithstanding anything to the contrary contained herein, (X) except as
provided in clause (Z) of this paragraph, TRS shall not permit the TRS Directors
to unreasonably withhold or delay their approval of any new Property
Indebtedness proposed by the Managing Member or the grant of any mortgage or
security interest or the making by the Company or any Subsidiary of a Guarantee
in connection therewith, (Y) the fact that the incurrence of such new Property
Indebtedness, together with the Retained Debt, would result in a loan to value
ratio of no more than 65% (60% during such time as the incurrence of new
Retained Debt is prohibited pursuant to Section 10.6(c)) on a Company-wide basis
does not constitute a reasonable basis upon which to object to such new Property
Indebtedness and (Z) the TRS Directors may object to the incurrence of new
Property Indebtedness if the incurrence of such new Property Indebtedness,
together with the Retained Debt, would result in a loan to value ratio of more
than 65% (60% during such time as the incurrence of new Retained Debt is
prohibited pursuant to Section 10.6(c)) on a Company-wide basis. The Company
shall permit TRS to review the loan documents relating to any loan that is part
of the Acquisition Financing or the Extended Term Financing prior to the
consummation of such loan, whether the consummation thereof occurs at Closing or
thereafter and shall consider, but shall not be obligated to accept, the
comments of TRS and/or its counsel thereon.
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6.3 ANNUAL BUSINESS PLANS.
(a) On or before November 15 of each year, the Managing Member shall
cause to be prepared and submitted to the Board for approval a proposed
annual business plan (a "Proposed Annual Business Plan") for the following
year (including an annual capital budget, operating budget and leasing
guidelines for each Property, which leasing guidelines shall be on a
space-by-space basis and only shall be required to specify figures for
minimum square foot base rentals, maximum aggregate tenant inducement
costs, minimum and maximum lease terms and standards for other material
economic terms (as approved by the Board, an "Annual Business Plan").
Notwithstanding the foregoing, the Managing Member shall not be obligated
to deliver the Proposed Annual Business Plan for 2003 until January 1,
2003. Each Proposed Annual Business Plan also may itemize any transaction
or matter requiring approval of the Board pursuant to Section 6.2(e) (other
than Section 6.2(e)(ii)).
(b) If the Board shall consider for adoption a Proposed Annual
Business Plan for any year and shall fail to adopt it in its entirety
because of disagreement as to one or more items although the Board shall
agree on other items, then the Board shall adopt as the Annual Business
Plan for such year such Proposed Annual Business Plan exclusive of the
items as to which there is disagreement. If there is disagreement over any
item in such Proposed Annual Business Plan or there is not yet an Annual
Business Plan for such year, then the Company and the Subsidiaries may,
until the disagreement over such item is resolved or there is an Annual
Business Plan for such year, as the case may be, (i) expend amounts for
Nondiscretionary Items and (ii) except as to items which are included in
the Annual Business Plan, if any, for such year, (A) expend 110% of the
amount budgeted for each item of operating expenditure in the Annual
Business Plan for the previous Fiscal Year (or, in the event such previous
year is 2002, 110% of the amount expended during all of 2002 therefor by
the Company, the Subsidiaries and/or the prior owners of the Properties)
and (B) expend such amounts in connection with leasing (including the
making of capital expenditures) as is equal to the average of the amounts
expended by the Company, the Subsidiaries and the prior owners of the
Properties therefor during the five immediately preceding calendar years
and otherwise lease the Properties in a manner consistent with the leasing
of the Properties during the previous calendar year (and such amounts shall
be deemed to be included in the applicable Annual Business Plan).
(c) Notwithstanding anything to the contrary contained herein
(including the provisions of Section 6.2), expenditures for
Nondiscretionary Items shall not be limited by amounts set forth in an
Annual Business Plan or by any other provisions hereof.
(d) The Managing Member acknowledges that the fiscal year of TRS is
July 1-June 30, and the Managing Member agrees that, in order to assist TRS
in preparing its budgets and on or before March 1 of each year, the
Managing Member shall deliver to TRS projections for the Company for the
TRS fiscal year commencing on the following July 1.
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6.4 CONDUCT OF BUSINESS.
(a) To the extent consistent with the other provisions of this
Agreement, the Company and its Subsidiaries shall endeavor to conduct their
affairs in a manner that will not cause the Company or any Subsidiary to be
deemed to be, and will not make any investment which could cause it to
become, an "investment company" for purposes of the Investment Company Act.
(b) The Company shall at all times following the date hereof qualify,
and each Member shall cause the Company to operate in a manner so that it
will at all times hereafter qualify as an "operating company" under Pension
and Welfare Benefits Administration Regulation Section 2510.3-101 (the
"Plan Asset Regulations") issued by the Department of Labor under Title I
of the Employee Retirement Income Security Act of 1974, as the same may be
amended from time to time ("ERISA") as long as equity participation by
Benefit Plan Investors (as defined in the Plan Asset Regulations) is
"significant," as defined therein.
(c) The Company and each of its Subsidiaries shall endeavor to operate
its business and structure its investments in a manner so as to minimize,
to the extent reasonably practicable and to the extent not inconsistent
with the best interests of the Company or the provisions of this Agreement,
the amount of "unrelated business taxable income" within the meaning of
Section 512 of the Code ("UBTI") to any Member who is subject to tax on
UBTI pursuant to Section 511(a)(2) of the Code.
6.5 RIGHT OF PUBLIC TO RELY ON AUTHORITY OF THE MEMBERS. Nothing herein
contained shall impose any obligations on any Person or firm doing business with
the Company to inquire as to whether or not the Managing Member has exceeded its
authority in executing any contract, lease, mortgage, deed or other instrument
on behalf of the Company, and any such third person shall be fully protected in
relying upon such authority.
6.6 WAIVER AND INDEMNIFICATION.
(a) Notwithstanding anything to the contrary contained in this
Agreement (including the Schedules attached hereto), neither of the Members
(including the Managing Member) nor any Person acting on its behalf
pursuant hereto (including the Board members and GGMI), shall be liable,
responsible or accountable in damages or otherwise to the Company, any
Subsidiary or to any Member for any acts or omissions performed or omitted
to be performed by it (or any Person acting on its behalf, including the
Board members and GGMI) in connection with the management of the Company
and/or the Subsidiaries or the performance of services for them or any of
them and within the scope of the authority conferred upon them by this
Agreement, the Board and/or the Act, provided that the Member's or such
other Person's conduct or omission to act was taken in good faith and in
the belief that such conduct or omission was in the best interests of the
Company and/or the Subsidiaries and, provided further, that the Member or
such other Person shall not be guilty of intentional misconduct or gross
negligence (and the engagement in conduct permitted by Section 12.3 shall
be deemed to have met such standards). The Company shall, and hereby does,
indemnify and hold harmless the Members (including the Managing Member) and
their Affiliates and any individual
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acting on their behalf (including the Board members and GGMI) from any
loss, damage, claims or liability, including reasonable attorneys' fees and
expenses, incurred by them (i) by reason of any act performed or omitted to
be performed by them or any Person acting on their behalf (including the
Board members and GGMI) in connection with the management of, or provision
of services for, the Company and/or its Subsidiaries and/or any
predecessors or successors thereof or thereto and in accordance with the
standard of conduct set forth above or (ii) in enforcing the provisions of
this indemnity.
(b) Any Person entitled to indemnification under this Agreement shall
be entitled to receive, upon application therefor (such application to
include (i) a written affirmation of such person's good faith belief that
he or she met the standard of conduct necessary for entitlement to
indemnification by the Company and (ii) his or her written agreement to
immediately repay such amount if it should ultimately be determined that he
or she has not met such standard), advances to cover the reasonable costs
of defending any proceeding against such Person; provided, however, that
such advances shall be immediately repaid to the Company, without interest,
if such Person is found by a court of competent jurisdiction upon entry of
a final nonappealable judgment not to be entitled to such indemnification.
(c) The indemnity obligations under this Section 6.6 shall be in
addition to any liability which the Company otherwise may have to any
Person entitled to receive indemnification under this Agreement, shall
extend upon the same terms and conditions to the stockholders, officers,
directors, partners, employees and controlling Persons of any such Person,
and shall be binding upon and inure to the benefit of any successors,
assigns, heirs, and personal representatives of the Company, any Member,
and any such other Person. The foregoing provisions shall survive any
termination of this Agreement or dissolution of the Company.
(d) The Company and the other Members shall be indemnified and held
harmless by each Member from and against any and all claims, demands,
liabilities, costs, damages, expenses (including reasonable attorneys' fees
and disbursements) and causes of action of any nature whatsoever arising
out of or incidental to the fraud, willful misconduct or gross negligence
of such Member or any Affiliate of such Member.
ARTICLE VII
PROPERTY MANAGEMENT AND OTHER SERVICES AND COMPENSATION
THEREFOR; COMPANY OPERATING COSTS; ETC.
7.1 PROPERTY MANAGEMENT AND OTHER SERVICES AND COMPENSATION THEREFOR. So
long as any of GGPLP, a Permitted Transferee of GGPLP or a Transferee of the
Units issued to GGPLP pursuant hereto (other than TRS) owns Units, GGPLP (or
such Transferee) shall provide, or cause its Affiliates to provide, to the
Company and the Subsidiaries property management, leasing, development and
administrative services as described on Schedule 7.1-1 and the provider of such
services shall receive as compensation therefor the fees set forth on Schedule
7.1-2; provided, however, that the foregoing only shall apply to a Transferee of
Units who has acquired such Units in accordance with the terms hereof. The
Company may enter into one or more agreements with GGPLP (or any such
Transferee) and/or its Affiliates relating to the
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provision of such services to the Company and payment of such compensation to
GGPLP (or any such Transferee) and its Affiliates and containing other customary
provisions. Such agreements shall be terminable by the Company without penalty
in the event that TRS and/or the Company acquires all of the Units issued to
GGPLP pursuant hereto. Such agreements are subject to the terms of this
Agreement, and any term or provision of this Agreement that is contrary to or
inconsistent with any term or provision of any such agreement shall,
notwithstanding such agreement, govern and control the matter subject thereto.
7.2 COMPANY OPERATING COSTS. Subject to the other terms of this Agreement,
all costs and expenses incurred in connection with (a) the management and/or
operation of the Company and/or any Subsidiary or (b) the ownership, operation,
management and/or development of, or other actions taken in respect of, the
properties of the Company and/or any Subsidiary shall be paid by the Company
and/or the Subsidiaries or, if paid or incurred by the Managing Member or any of
its Affiliates, the Company shall (or shall cause the applicable Subsidiary to)
reimburse the Managing Member or its Affiliates therefor.
ARTICLE VIII
TRANSFERS OF COMPANY UNITS
8.1 TRANSFERS. Except as expressly provided herein, no Member may Transfer
its Units without the consent of the Board. The Company shall not reflect on its
books any Transfer of Units to any Person except in accordance with this
Agreement, and any Transfer of Units not permitted by the provisions of this
Agreement shall be null and void ab initio. There shall be no Transfer of
ownership interests in any Person which directly or indirectly through another
Person owns Units, if after giving effect to such Transfer, such Person shall no
longer be a Permitted Transferee of GGPLP or TRS (or the ultimate owner of any
Transferee thereof); provided, however, that the Transfer of ownership interests
or issuance of new ownership interests in GG Properties, GGPLP, GGPLP L.L.C.,
TRS or any such ultimate owner shall not be prohibited or otherwise restricted
hereunder.
8.2 TRANSFERS TO PERMITTED TRANSFEREES. Subject to the provisions of
Section 8.5, either Member shall have the right, without the approval of the
Board or the other Member and without being subject to the provisions of Section
8.3, to Transfer all, but not less than all, of its Units to a Permitted
Transferee of such Member.
8.3 RIGHT OF FIRST REFUSAL.
(a) If a Member (the "Selling Member") desires to sell or otherwise
transfer all, but not less than all, of the Units of the Selling Member to
a third party (other than an Affiliate of the Selling Member or a Person
that would not meet the requirements of Section 8.5(c) or (d), as
applicable, in which case the proposed Transfer would be prohibited as
provided therein) for cash, the Selling Member shall give the other Member
(the "Recipient Member") written notice (the "Sale Notice") of all the
terms, provisions and conditions with respect to such proposed sale or
other transfer, including a copy of the offer or letter of intent, if any
(but no Sale Notice may be delivered before the Trigger Date). Any such
proposed sale or other transfer must be pursuant to a bona fide written
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offer from a third party (other than an Affiliate of the Selling Member or
a Person that would not meet the requirements of Section 8.5(c) or (d), as
applicable).
(b) The Recipient Member shall have a period of 30 days from the date
of its receipt of the Sale Notice to accept such offer, on the same terms,
provisions and conditions stated in such written offer (except as otherwise
set forth herein), which acceptance must be in writing and must be given by
the Recipient Member prior to the expiration of such 30 day period. Any
purported acceptance made orally shall be ineffective, and any purported
acceptance which varies the terms of such offer shall be deemed to be a
rejection thereof for all purposes. If the Recipient Member accepts such
offer in accordance with the foregoing provisions, the Recipient Member
shall be bound to purchase the Units of the Selling Member in accordance
with such offer (except as otherwise provided herein) and the Selling
Member shall be bound to sell its Units to the Recipient Member on such
terms.
(c) The closing of the purchase by the Recipient Member shall be held
at the principal offices of the Company no earlier than the sixtieth day
and no later than the 120th day following the giving of the acceptance
pursuant to Section 8.3(b). The purchasing Member may set-off against the
purchase price owing to the Transferor Member any liquidated amounts owing
by the Transferor Member to the Company, any Subsidiary or the purchasing
Member or its Affiliates, including any amounts that have been determined
to be owing in an arbitration proceeding held in accordance with the
provisions of Section 13.11, or, as the case may be, the purchase price
payable to a Transferor Member shall be increased by any liquidated amounts
owing to the Transferor Member from the Company, any Subsidiary or the
purchasing Member or its Affiliates, including any amounts that have been
determined to be owing in an arbitration proceeding held in accordance with
the provisions of Section 13.11.
(d) In the event that the Recipient Member delivers written notice of
rejection to the Selling Member or in the event that the Recipient Member
fails to accept the offer as to all of the Selling Member's Units in the
manner and time required by this Section 8.3, the offer made by the Selling
Member shall be deemed to have been rejected by the Recipient Member and
the Selling Member shall, subject to the provisions of Section 8.3(e) and
Section 8.5, be free to sell, transfer, assign or convey its Units to the
third party named in the Sale Notice on the terms, provisions or conditions
set forth in the Sale Notice or to such third party on terms and conditions
not less favorable to the Selling Member.
(e) In the event that the sale of the Units to the third party is not
consummated as provided above on or before 60 days after the closing date
specified in the Sale Notice, no sale, transfer, assignment or conveyance
of Units may be made unless the provisions of this Section 8.3 are again
complied with.
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8.4 UNPERMITTED TRANSFERS.
(a) In the case of any Transfer of Units in connection with a
foreclosure, Bankruptcy Event, forfeiture, court order or by any reason
other than by a voluntary act on the part of a Member or any Transfer of
Units by a Member in violation of the terms of this Agreement (other than a
Transfer in connection with the foreclosure or other realization on the
Units of GGPLP pursuant to the security interest granted under Section
10.5) (each, an "Unpermitted Transfer"), the Company (or its assignee as
provided below) shall have the right to purchase such Units pursuant to and
on and subject to the terms and conditions of this Section 8.4.
Notwithstanding anything to the contrary contained herein, any action by
the Company under this Section 8.4 only shall require the action of the
non-Transferring Member. Upon the Unpermitted Transfer of any Units of any
Member, such Member and the Person to whom such Units shall have been
Transferred (the "Unpermitted Transferee") shall promptly (but in no event
later than two (2) business days after such Unpermitted Transfer is
effected) furnish written notice to the Company indicating that the
Unpermitted Transfer has occurred, specifying the name, address and
identity of the Unpermitted Transferee, and giving a detailed description
of the circumstances giving rise to, and stating the legal basis for, such
Unpermitted Transfer. Upon the receipt of such notice or upon discovery of
the Unpermitted Transfer by the non-Transferring Member or the Company, the
Value of the Units of the Unpermitted Transferee shall be determined and
for thirty (30) days after such determination, the Company shall have the
right (exercisable by notice given to the Unpermitted Transferee within
such thirty (30) day period), which may be assigned to any other Person
approved by the Board, to purchase, and upon the due exercise of such right
the Unpermitted Transferee shall have the obligation to sell, all (but not
less than all) of the Units acquired by the Unpermitted Transferee for a
purchase price equal to the product of 70% (100% in the case of a Transfer
in connection with a Bankruptcy Event) and the Value of such Units (the
"Unpermitted Transfer Purchase Price").
(b) Any Unpermitted Transferee and the Company (or its assignee) shall
mutually determine a closing date with respect to any exercise of the
purchase right set forth in Section 8.4(a) (the "Unpermitted Transfer
Closing Date") which, subject to the last sentence of Section 8.4(c), shall
not be more than sixty (60) days after the expiration of the 30-day period
applicable to such purchase. Such closing shall be held at 10:00 a.m.,
local time, at the office of the Company's counsel, or at such other time
or place as the parties mutually agree.
(c) On the Unpermitted Transfer Closing Date, (i) the Unpermitted
Transferee shall deliver certificates, if any, representing the Units being
sold, together with duly executed assignments in form sufficient to
Transfer such Units to the Company (or its assignee) free and clear of any
Liens other than a Lien in favor of any Company and/or Subsidiary lender
(and such Unpermitted Transferee hereby represents and warrants that such
Units shall, immediately prior to such sale, be so free and clear), (ii)
subject to the provisions of Section 9.2(c) (which are made applicable
pursuant to the last sentence of this paragraph), the Company (or its
assignee) shall pay to the Unpermitted Transferee the Unpermitted Transfer
Purchase Price for such Units in immediately available funds or, at the
election of the Company, by delivery of a promissory note providing for
payment of the Unpermitted Transfer Purchase Price in three equal annual
installments,
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without interest, commencing on the first anniversary of the Unpermitted
Transfer Closing Date, and (iii) each of the Company (or its assignee) and
the Unpermitted Transferee shall execute and deliver such other documents
and take such other actions as the other reasonably may request in order to
consummate such purchase and sale. The provisions of Sections 9.2(c) and
(e) shall apply to a purchase and sale of Units pursuant to this Section
8.4.
(d) In the event that, as the result of a purchase and sale pursuant
to this Section 8.4, any Member owns less than two-thirds of the Units
issued or Transferred to it pursuant hereto, (i) such Member shall no
longer have the right to designate directors pursuant to this Agreement or
to approve matters pursuant to Section 6.2(e), (ii) the directors
designated by such Member shall be deemed to have resigned and (iii) if
such Member is the Managing Member, such Member shall no longer have the
right to be the Managing Member, to provide (or cause to be provided) the
services described in Section 7.1 or to receive (or direct that its
Affiliates receive) the compensation therefor, and (iv) and the other
Member shall be the Managing Member and have the right to provide (or cause
the provision of) such services and to receive (or direct that its
Affiliates receive) the compensation therefor.
8.5 OTHER TRANSFER RESTRICTIONS. Notwithstanding anything to the contrary
contained herein:
(a) No Units may be sold or transferred unless they are first
registered under the 33 Act and applicable state securities laws or an
exemption from such registration is available. Each Transferring Member
shall, not later than the effective date of such Transfer, execute and
deliver or cause to be executed and delivered to each Member, at the sole
cost and expense of the Transferring Member, (i) a counterpart of the
instrument of Transfer; (ii) a certificate stating that such Transfer was
made in accordance with this Agreement, the Certificate of Formation and
all applicable laws and regulations; and (iii) unless waived in writing by
the Members holding 75% or more of the Units not held by the Transferring
Member, a written opinion, in form and substance reasonably satisfactory to
such Members, from counsel reasonably satisfactory to such Members, to the
effect that (x) either the securities proposed to be Transferred have been
effectively registered under all applicable securities laws or such
Transfer may be effected without the registration of such Units under any
applicable securities laws and (y) the Transferee has the legal right,
power and capacity to own the Units proposed to be Transferred. All
reasonable costs and expenses incurred by the Company in connection with
any Transfer shall be paid by the Transferring Member or the Transferee.
(b) If any Member shall acquire additional Units and if any Transferee
of any Member shall acquire any Units, in each case in any manner, whether
by a permitted Transfer, operation of law or otherwise, such Units shall be
held subject to all of the terms of this Agreement, and by taking and
holding such Units such Person shall be conclusively deemed to have agreed
to be bound by and to comply with all of the terms and provisions of this
Agreement. At the request of the Company or any Member, a Transferee of
Units shall execute and deliver to the Company and each other Member an
instrument in form reasonably satisfactory to the Company pursuant to which
such Transferee agrees to be bound by the terms and provisions of this
Agreement.
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(c) TRS may not Transfer all or any portion of its Units, and no
direct or indirect equity interest in TRS or any Affiliate of TRS that owns
Units may be Transferred, to any Person if the business of such Person or
any of its Affiliates or a portion of any such business is the development,
ownership or management of shopping malls (other than institutional
investors which own shopping centers or interests therein but do not,
directly or through Affiliates, act as property managers of shopping
centers).
(d) GGPLP may not Transfer all or any portion of its Units, and no
direct or indirect equity interest in any Affiliate of GGPLP that owns
Units may be Transferred to any Person that is not a Major Center Owner or
a Permitted Transferee of a Major Center Owner, provided, however, that the
Transfer of ownership interests or issuance of new ownership interests in
GG Properties, GGPLP or GGPLP L.L.C. shall not be prohibited or otherwise
restricted hereunder.
(e) No Transfer of Units pursuant to this Agreement (other than
pursuant to Section 8.3 or 8.4 or Article IX) may be made if such Transfer
would result in constructive termination of the Company pursuant to Code
Section 708(b)(1)(B).
(f) No Transfer of Units pursuant to this Agreement shall release or
be deemed to release the Transferor of such Units from its obligations
under this Agreement (but a Transferor of Units pursuant to Section 8.3 or
Article IX shall be released from its obligations hereunder other than
those that relate to the period prior to such Transfer).
ARTICLE IX
BUY-SELL RIGHT
9.1 BUY-SELL NOTICE. Each Member shall have the right (the "Buy-Sell
Right") to deliver a written notice (the "Buy-Sell Notice") to the other Member
at any time on or after the Trigger Date. The Member that delivers a Buy-Sell
Notice shall be referred to as the "Offering Member" and the other Member shall
be referred to as the "Offeree Member." The Buy-Sell Notice shall contain a
price per Unit designated by the Offering Member and shall state that the
Offering Member is invoking the Buy-Right.
9.2 RIGHT OF OFFEREE MEMBER TO PURCHASE OFFERING MEMBER'S UNITS.
(a) The Buy-Sell Notice shall constitute an irrevocable offer by the
Offering Member to sell to the Offeree Member all of its Units at the
purchase price per Unit specified in the Buy-Sell Notice and upon the other
terms contained herein.
(b) The Offeree Member may exercise such right by providing written
notice of such exercise to the Offering Member, delivered no later than 60
days after the Buy-Sell Notice is given (each such notice, a "Buy-Sell
Response Notice") and, in the event of such exercise, the Offeree Member
shall purchase all of the Units held by the Offering Member and the
Offering Member shall sell such Units to the Offeree Member at the price
specified and otherwise upon the terms set forth herein. If the Offeree
Member shall not deliver a Buy-Sell Response Notice within such 60-day
period, the Offering Member shall purchase all of the Units of the Offeree
Member for the price set forth in
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the Buy-Sell Notice and otherwise upon the terms set forth herein. The
purchase price for any purchase and sale of Units pursuant to this Article
IX shall be paid in cash.
(c) Unless otherwise provided in the Buy-Sell Notice, the Transferee
shall use reasonable best efforts to obtain, on or before the closing of
the purchase and sale pursuant to this Article IX, the release of the
Transferring Member and its Affiliates (collectively, the "Releasees") from
any liability (whether as maker, guarantor or otherwise) with respect to
the Indebtedness of the Company and/or its Subsidiaries and, following such
closing, the Transferee shall indemnify, defend and hold harmless the
Transferring Member and the other Releasees from and against any claims,
causes of action, losses, costs, damages and liabilities (including
reasonable attorneys' fees) arising from or resulting out of the Company
and/or Subsidiary Indebtedness, including Indebtedness as to which the
Transferee Person was unable to obtain a release. The purchasing Person may
set-off against the purchase price owing to the Transferor Member any
liquidated amounts owing by the Transferor Member to the Company, any
Subsidiary or the purchasing Person or its Affiliates, including any
amounts that have been determined to be owing in an arbitration proceeding
held in accordance with the provisions of Section 13.11, or, as the case
may be, the purchase price payable to a Transferor Member shall be
increased by any liquidated amounts owing to the Transferor Member from the
Company, any Subsidiary or the purchasing Member or its Affiliates,
including any amounts that have been determined to be owing in an
arbitration proceeding held in accordance with the provisions of Section
13.11.
(d) The closing of the purchase and sale of Units pursuant to this
Article IX shall take place at the offices of counsel to the Offering
Member and shall occur on the date that is 60 days after the date of the
Buy-Sell Response Notice or, if no Buy-Sell Response Notice is given, 60
days after the last day for the giving of the Buy-Sell Response Notice (or,
if such date is not a business day, on the next succeeding day that is a
business day) unless the Offering Member and Offeree Member shall have
agreed upon a different date in writing. At such closing, (i) the
Transferring Member shall deliver to the Transferee Person the certificate
or certificates, if any, representing the Units of the Transferring Member,
together with duly executed assignments relating thereto in form sufficient
to Transfer to the Transferee Person the Transferring Members' Units, free
and clear of any Liens other than a Lien in favor of any Company and/or
Subsidiary lender (and the Transferring Member hereby represents, warrants
and covenants that such Units shall, immediately prior to such sale, be so
free and clear), (ii) subject to the provisions of Section 9.2(c), the
Transferee Person shall deliver to the Transferring Member the purchase
price for such Units in immediately available funds and (iii) each of the
Transferring Member and Transferee Person shall execute such other
documents and take such other actions as shall be reasonably requested by
the other to consummate such purchase and sale.
(e) If any purchase pursuant to this Article IX is subject to the
premerger notification and reporting requirements of the ▇▇▇▇-▇▇▇▇▇-▇▇▇▇▇▇
Antitrust Improvements Act of 1976, as amended ("HSR"), and the rules and
regulations thereunder (the "Rules"), then each of the Offering Member and
Offeree Member shall use its reasonable best efforts to (i) duly file with
the Federal Trade Commission ("FTC") and the Antitrust Division of the
Department of Justice (the "Antitrust Division"), no later than the tenth
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(10th) day after the date of the Buy-Sell Response Notice or, if no
Buy-Sell Response Notice is given, the last day for the giving of the
Buy-Sell Response Notice, fully completed premerger notification and report
forms which include a request for early termination of the waiting period
pursuant to Section 7A(b)(2) of HSR and Rule 803.11 thereunder, and (ii)
respond in a timely manner to all oral or written requests from the FTC or
the Antitrust Division for additional information or documentary materials.
Notwithstanding anything to the contrary contained herein, the purchasing
Member shall not be obligated to contest any action or decision taken by
the FTC or the Antitrust Division challenging the consummation of the
acquisition of Units by the purchasing Member or any of the purchasing
Member's Affiliates or agree to the imposition of any material restriction
on the business or the operations of the Company, any Subsidiary, the
purchasing Member or any of the purchasing Member's Affiliates. The filing
fees incurred in connection with the premerger notification and report
forms shall be borne equally by the Offering Member and Offeree Member.
If the Offering Member and the Offeree Member have complied with the
provisions of the immediately preceding paragraph but the applicable
waiting period under HSR with respect to the purchase of Units pursuant to
this Article IX has not expired or been terminated by the closing date set
forth in Section 9.2(d), then, notwithstanding anything to the contrary in
Section 9.2(d), the closing date shall be extended to the fifth business
day after all applicable waiting periods under HSR have expired or been
terminated. From and after the original closing date set forth in this
Section 9.2 (but subject to the second to last sentence of the first
paragraph of this Section 9.2(e)), each of the Offering Member and Offeree
Member shall continue to use its reasonable best efforts to cause the
applicable waiting period under HSR to be terminated.
ARTICLE X
MATTERS RELATING TO RETAINED DEBT
10.1 NATURE OF RETAINED DEBT; DESIGNATION OF RETAINED DEBT; ETC.
(a) The Managing Member shall, at the time of incurrence or assumption
of any new Property Indebtedness and subject to the last sentence of this
paragraph, designate such portion of the principal amount of such Property
Indebtedness as "Retained Debt" to the extent necessary so that the
aggregate outstanding principal amount of all Property Indebtedness (other
than Retained Debt) does not exceed 60% of the Fair Market Value of the
Properties at such time (but the Managing Member may not designate any
portion of such principal amount as "Retained Debt" to the extent that the
aggregate principal amount of all Property Indebtedness (other than then
existing Retained Debt) would be less than 60% of the Fair Market Value of
the Properties at such time). For purposes of this Section 10.1(a) and
other provisions hereof (including Section 6.2 and Schedule 6.2(e)(iv))
relating to the calculation of loan-to-value ratios, the Fair Market Value
shall be determined by the Managing Member or, if TRS requests, by
independent appraisers selected by the Managing Member (but the Fair Market
Value of the Initial Properties on the date hereof shall be equal to the
gross purchase prices in the case of the OTR Properties and $157,000,000 in
the case of the Clackamas Property).
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The Managing Member may not otherwise designate any portion of any Property
Indebtedness as Retained Debt. Notwithstanding anything to the contrary
contained herein, the parties hereto agree that the initial Retained Debt
is described on Schedule 10.1(a) and the Managing Member agrees that at any
time that additional or substitute Property Indebtedness shall be incurred,
the Retained Debt shall be adjusted so that the proportion of Retained Debt
applicable to each Property shall be equal to said Property's proportion of
the overall Property Indebtedness.
(b) GGPLP shall be entitled to receive the proceeds of the Retained
Debt (including replacement Retained Debt but excluding the initial
Retained Debt relating to the Silver City Property) directly from the
applicable lender(s), and such proceeds shall not be treated as having been
received by the Company and distributed to GGPLP except as provided in
Section 10.6(c) (but GGPLP shall cause the repayment of the principal,
interest and prepayment premium allocable to any Retained Debt being
replaced by any replacement Retained Debt).
(c) For purposes hereof, the payments, costs and expenses that are
allocable or attendant to the Retained Debt or any action taken in
connection therewith shall be the payments, costs or expenses that would
not have been made or incurred if such Retained Debt had not been incurred
or such action had not been taken; provided, however, that (i) in the event
that any Retained Debt is required to be prepaid in accordance with the
terms hereof and such prepayment necessitates the prepayment of other
Property Indebtedness (which prepayment of other Property Indebtedness
otherwise would not have occurred), all of the prepayment penalties owing
as a result thereof (but only the portion of the principal constituting
Retained Debt) shall be deemed to be attendant or allocable to the
prepayment of the Retained Debt (and GGPLP shall pay all of such prepayment
penalties) and (ii) none of the costs and expenses owing to the lenders
and/or others in connection with the initial incurrence or assumption of
any Property Indebtedness (including the portion thereof that is designated
as Retained Debt), including the financing fee referred to in Schedule
7.1-2 and any origination or upfront fee, shall be deemed to be attendant
or allocable to the Retained Debt (and the Company shall pay all of such
costs and expenses).
(d) For all purposes, the Retained Debt shall be treated as the
indebtedness of GGPLP (and not indebtedness of the Company).
10.2 PAYMENT OF RETAINED DEBT.
(a) GGPLP shall pay the principal, interest and other amounts
(including prepayment penalties) allocable to the Retained Debt as and when
due and payable.
(b) GGPLP shall (i) prepay and otherwise discharge the Retained Debt
in respect of any Property (including payment of prepayment penalties
allocable thereto) in the event that such Property (or any direct or
indirect interest therein) is Transferred (other than to another
Subsidiary) and (ii) prepay and otherwise discharge all of the Retained
Debt (including payment of prepayment penalties allocable thereto) in the
event that any unsecured Indebtedness of GGPLP has been accelerated by the
lender thereof, the Company dissolves and is liquidated and wound-up or
GGPLP Transfers all of its
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Units to the other Member or Members or other Person (other than an
Affiliate of GGPLP) pursuant to this Agreement. Notwithstanding anything to
the contrary contained herein, in lieu of the payments described in clause
(ii) of this paragraph, GGPLP may pay to the Company an amount equal to the
then outstanding aggregate principal amount of the Retained Debt (which
shall be treated as a Capital Contribution of such amount to the Company),
in which case the Company shall be deemed to have assumed the Retained Debt
(which shall be treated as a distribution of such amount to GGPLP) and the
Retained Debt shall cease to be Retained Debt for purposes hereof. If the
Company uses the funds referred to in the immediately preceding sentence to
prepay any single Property Indebtedness (with TRS having the right,
notwithstanding anything to the contrary contained herein, to select the
single Property Indebtedness to be prepaid in its sole discretion and to
cause the Company to prepay such Property Indebtedness), GGPLP shall pay
the prepayment penalty relating thereto. A payment required to be made
pursuant to this subsection (b) shall be made concurrent with or prior to
the Transfer of Properties or Units to which such payment relates, within
30 days following such acceleration or concurrent with the dissolution,
liquidation and winding-up of the Company, as the case may be (except that
the payment of the prepayment penalty referred to in the immediately
preceding sentence shall be paid within five (5) days following receipt by
GGPLP of written demand therefor).
(c) GGPLP may, at any time and from time to time, prepay all or a
portion of its Retained Debt to the extent permitted under the Retained
Debt Loan Documents (and, upon any such prepayment, GGPLP shall pay any
prepayment penalties and charges attendant thereto).
10.3 FAILURE TO MAKE PAYMENTS IN RESPECT OF RETAINED DEBT.
(a) If TRS determines that GGPLP has failed to pay any principal,
interest or other amount required pursuant to this Article X, TRS shall
send a written notice (the "Retained Debt Default Notice") to GGPLP,
notifying GGPLP of its failure to make such payment, the amount of such
payment, the date such payment was due, and requesting that such payment be
paid immediately.
(b) If GGPLP fails to make a payment of principal, interest or other
amount required under this Article X within 15 days after receiving the
Retained Debt Default Notice, GGPLP shall be in default (the Member in
default is referred to as a "Retained Debt Defaulting Member" and the
amount that such Retained Debt Defaulting Member failed to pay is referred
to as the "Retained Debt Default Amount") and the Members that are not
Retained Debt Default Members (the "Retained Debt Non-Defaulting Members")
may (i) pay (and hereby are granted a power of attorney to pay) the
Retained Debt Default Amount (which shall be deemed to be a loan by the
Retained Debt Non-Defaulting Members to the Retained Debt Defaulting
Members) and/or (ii) pursue their other rights and remedies hereunder and,
subject to the terms hereof, at law or in equity. Any such loan (a
"Retained Debt Default Loan") shall bear interest at the per annum rate
equal to Prime plus 4% and shall be due and payable on demand. The
foregoing power of attorney and the power of attorney granted pursuant to
Section 12.2(b) are special powers of attorney coupled with an interest,
are irrevocable and shall survive the
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dissolution of the Member granting the same and shall survive the delivery
of an assignment by such Member of the whole or any portion of its Units.
10.4 INDEMNIFICATION. In addition to the obligations pursuant to Section
10.2, GGPLP agrees to indemnify, defend and hold harmless the Company and the
Subsidiaries, the direct or indirect directors, officers, members (including
TRS), partners, shareholders, employees, representatives and agents of the
Company and the Subsidiaries and their successors and assigns (collectively, the
"Indemnitees"), from and against any claims, actions, proceedings, judgments,
obligations, damages, penalties, costs, expenses, liabilities of any kind or
nature or losses, including sums paid in settlement of claims and reasonable
attorneys' fees, paralegals' fees and expenses, court costs (including any such
fees and expenses incurred in enforcing this Agreement or collecting any sums
due hereunder), and fees of consultants and experts (collectively, the "Costs")
that arise directly or indirectly from the failure of GGPLP to comply with its
obligations under this Article X.
10.5 SECURITY INTEREST.
(a) GGPLP hereby grants to the other Member a first priority lien
upon, and a security interest in, all of the Units of such Member and all
amounts, payments and proceeds distributable or payable to such Member by
the Company, now or in the future, as collateral security for the payment
and performance of such Member's obligations under this Article X (and the
grant of such lien and security interest shall be deemed permitted
hereunder, including under the provisions of Article VIII). GGPLP shall
execute such financing statements as the other Member shall reasonably
request in order to perfect and maintain the perfection of the lien and
security interest herein granted and authorizes such Member to file any
financing statements as such Member shall reasonably deem necessary to
perfect and maintain the perfection of such lien and security interest.
Unless GGPLP becomes a Retained Debt Defaulting Member, GGPLP shall remain
entitled to receive distributions and other amounts in accordance with this
Agreement, including Section 4.8 and Article XI, and exercise all other
rights in respect of its Units.
(b) If (and only if) GGPLP becomes a Retained Debt Defaulting Member
and except as otherwise provided herein, all amounts, payments and proceeds
which may become distributable or payable by the Company to GGPLP shall be
paid to the Retained Debt Non-Defaulting Members and shall become
additional collateral hereunder.
(c) This Agreement shall constitute a security agreement under the
Uniform Commercial Code. If (and only if) GGPLP becomes a Retained Debt
Defaulting Member, the Retained Debt Non-Defaulting Member may exercise any
of the rights and remedies of a secured party under the Uniform Commercial
Code with respect to the Units of GGPLP, including the right to sell,
assign and deliver such Units, or any part thereof, at public or private
sale.
10.6 OTHER MATTERS RELATING TO RETAINED DEBT.
(a) The Company shall cause the Subsidiaries to timely comply with all
of the obligations of the Subsidiaries under the Retained Debt Loan
Documents (other than the
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obligation to pay the principal, interest and other amounts that GGPLP is
required to pay pursuant hereto).
(b) Notwithstanding anything to the contrary contained herein, the
Company shall not, and shall cause the Subsidiaries not to, amend or modify
the Retained Debt Loan Documents or take other actions in respect of the
Retained Debt, including prepayment of the Retained Debt, without the prior
written consent of GGPLP.
(c) Notwithstanding anything to the contrary contained herein, if (i)
a Determination has been made that Retained Debt constitutes Indebtedness
of the Company rather than Indebtedness of GGPLP and (ii) TRS (or any
successor or assignee with respect to all of TRS's Units) is subject to the
UBTI provisions of the Code (or TRS or any such successor or assignee later
becomes subject to the UBTI provisions of the Code), then, not later than
the time prescribed by law (not including extensions) for the filing of the
Company's federal partnership tax return (the "Return Due Date") for the
taxable year within which such Determination is made (or, in the case where
TRS or any such successor or assignee later becomes subject to the UBTI
provisions of the Code, not later than the Return Due Date for the taxable
year within which TRS or such successor or assignee becomes subject to the
UBTI provisions of the Code), the following shall occur (provided that such
Determination has not been revoked, overruled, or otherwise rendered
inapplicable prior to the relevant Return Due Date): (i) the receipt of the
proceeds of the Retained Debt by GGPLP shall be treated as a distribution
to GGPLP, (ii) the Company shall assume all obligations of GGPLP with
respect to such Retained Debt (which thereafter shall cease to be Retained
Debt for purposes hereof), (iii) GGPLP shall pay to TRS cash in an amount
equal to the product obtained by multiplying the outstanding principal
balance of such Retained Debt by TRS' Proportionate Share (as a result of
which transfer, for all purposes, GGPLP shall be deemed to have contributed
cash to the Company in the amount of the Retained Debt and the Company
shall be deemed to have distributed such cash to GGPLP and TRS in
accordance with their Proportionate Shares), (iv) commencing with January 1
of the taxable year during which such Determination is made (or, in the
case where TRS or any such successor or assignee later becomes subject to
the UBTI provisions of the Code, commencing with January 1 of the taxable
year during which TRS or such successor or assignee becomes subject to the
UBTI provisions of the Code), such Retained Debt and all items of income,
gain, loss, and deduction with respect thereto shall be allocated between
the Members in accordance with their Proportionate Shares, and (v) unless
and until the foregoing Determination is revoked, overruled, or otherwise
rendered inapplicable or TRS is no longer subject to the UBTI provisions of
the Code, no other Property Indebtedness of the Company shall be designated
Retained Debt.
ARTICLE XI
DISSOLUTION AND TERMINATION
11.1 DISSOLUTION. Unless otherwise expressly provided herein to the
contrary, the Company shall continue in effect until dissolved and wound up upon
the occurrence of any one or more of the following events:
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(a) the decision of the Board to dissolve the Company;
(b) the sale of all or substantially all of the Company Assets and the
receipt of all consideration therefor except that if non-monetary
consideration is received upon such disposition, the Company shall not be
dissolved pursuant to this clause until such consideration is converted
into money or money equivalent; and
(c) dissolution required by operation of law.
Dissolution of the Company caused by a Member in contravention of this
Agreement shall be a violation of this Agreement and the other Member shall have
all rights and remedies provided under applicable law and, in addition thereto,
the right to any and all damages at law or in equity resulting from such
violation of this Agreement. To the extent permissible by law, whether or not
the business of the Company is continued by the non-defaulting Member, such
non-defaulting Member shall be permitted to withhold the defaulting Member's
share of Company property the defaulting Member would otherwise be entitled to
under this Article XI upon the winding-up and termination of the Company as
collateral security for the obligations such defaulting Member may have to the
non-defaulting Member in connection with the operation and dissolution of the
Company.
11.2 ACCOUNTING. Upon the dissolution, winding-up and termination of the
Company, a proper accounting shall be made of the assets and liabilities of the
Company, including all Net Cash Flow and the Capital Account of each Member as
of the date of dissolution and of the items of Net Income and Net Loss of the
Company from the date of the last previous accounting to the date of
dissolution. The financial statements and reports specified in Section 5.3 shall
be prepared by the Managing Member and distributed to each Member as though the
date of termination were the last day of the then current Fiscal Year. The
Managing Member shall also prepare a report (and deliver the same to each of the
Members) setting forth in reasonable detail the manner and disposition of
assets.
11.3 WINDING-UP.
(a) Winding-Up. Upon the dissolution of the Company, the affairs of
the Company thereafter shall be wound up and terminated as promptly as
practicable in an orderly and businesslike and commercially reasonable
manner, and the Members shall continue to share Net Income, Net Loss, Net
Cash Flow and other items of the Company during the winding-up period in
accordance with the provisions of Article IV. The winding-up of the affairs
of the Company shall be conducted in accordance with the provisions of
Article VI.
(b) Termination. Upon the completion of the winding up of the Company
and the distribution of all Company assets, the Company shall terminate and
the Managing Member shall have the authority to execute and record any and
all other documents required to effectuate the termination of the Company
and the Members shall cooperate in the execution and delivery of any such
reasonable documents required to effectuate the termination of the Company.
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11.4 LIQUIDATING DISTRIBUTION. In the event of the dissolution of the
Company for any reason, the Company assets shall be liquidated for distribution
in the following rank and order:
(a) first, to the payment and discharge of all the Company's debts and
liabilities in the order of priority as provided by law;
(b) second, to the establishment of any necessary reserves to provide
for contingent liabilities or obligations of the Company as determined by
the Managing Member in its commercially reasonable judgment; and
(c) the balance, if any, to the Members pro rata in accordance with
their respective positive Capital Accounts, after giving effect to all
contributions, distributions and allocations for all periods, including the
period during which such distributions occur.
11.5 DISTRIBUTIONS IN ACCORDANCE WITH CAPITAL ACCOUNTS.
(a) In the event the Company is "liquidated" within the meaning of
Regulation Section 1.704-1(b)(2)(ii)(g) (the "Liquidation Event"),
distributions shall be made to the Members in accordance with their
respective positive Capital Accounts in compliance with Regulation Section
1.704-1(b)(2)(ii)(b)(2), such distributions to be made on or before a date
(the "Final Liquidation Date") no later than the later to occur of (i) the
last day of the taxable year of the Company in which the Liquidation Event
occurs and (ii) ninety days after the date of such Liquidation Event.
(b) If the Board determines that the distributions will not be timely
made as provided in foregoing paragraph (a), all of the assets and
liabilities of the Company shall be distributed in trust with such person
as may be selected by the Board, as trustee; the purpose of the trust is to
allow the Company to comply with the timing requirements contained in
foregoing paragraph (a). The trustee of said trust shall distribute the
former Company assets (however constituted, enhanced or otherwise) as
promptly as he deems proper and in the same manner as directed in this
Section 11.5 (without regard to this sentence or the preceding sentence)
and otherwise as required hereunder. The trust shall be terminated as soon
as possible after the trust property is distributed to the beneficiaries
thereof.
11.6 NEGATIVE CAPITAL ACCOUNTS. No Member shall have an obligation to the
Company or any other Member to restore to zero any negative balance in its
Capital Account.
11.7 DISTRIBUTIONS IN KIND. Company Assets may not be distributed in kind
without the approval of the Board.
11.8 NO REDEMPTION. Except as expressly provided herein, the Company may
not acquire, by redemption or otherwise, any Units of any Member.
11.9 RETURN OF CAPITAL. No Member shall have any right to receive the
return of its Capital Contribution or to seek or obtain partition of assets of
the Company, other than as expressly provided in this Agreement.
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ARTICLE XII
ADDITIONAL CAPITAL CONTRIBUTIONS; OTHER ACTIVITIES
12.1 ADDITIONAL CAPITAL CONTRIBUTIONS.
(a) In the event that the Board determines that the Company requires
additional funds for any reason, the Board shall deliver to the Members a
funding notice (each, a "Funding Notice") specifying the amount of the
funds required at such time (each, a "Required Funds Amount") and the
Members' Proportionate Shares thereof. Each Member shall, within fifteen
(15) days after a Funding Notice is given, pay its Proportionate Share of
the applicable Required Funds Amount to the Company as an additional
Capital Contribution. Such additional Capital Contributions shall be made
in immediately available funds.
(b) Each Member waives its right to any setoff or reduction with
respect to its obligation to make additional Capital Contributions based on
any claim that such Member has against the Company or the other Members.
(c) No additional Units shall be issued to any Member on account of
any additional Capital Contribution made by such Member pursuant to this
Article XII, but the Capital Account of such Member shall be increased on
account of such Capital Contribution.
12.2 FAILURE TO MAKE ADDITIONAL CAPITAL CONTRIBUTIONS.
(a) If a Member determines that another Member has failed to make an
additional Capital Contribution required pursuant to this Article XII, such
Member shall send a written notice (the "Contribution Default Notice") to
such other Member, notifying such other Member of its failure to make such
additional Capital Contribution, the amount of such additional Capital
Contribution, the date such additional Capital Contribution was due, and
requesting that such additional Capital Contribution be paid immediately.
(b) If a Member fails to pay an additional Capital Contribution
required under this Article XII within 15 days after receiving the
Contribution Default Notice then such Member shall be in default (the
Member in default is referred to as a "Contribution Defaulting Member" and
the amount that such Contribution Defaulting Member failed to contribute is
referred to as the "Contribution Default Amount") and the Members that are
not Contribution Defaulting Members (the "Contribution Non-Defaulting
Members") may (i) pay (and hereby are granted a power of attorney to pay)
the Contribution Default Amount (which shall be deemed to be a loan by the
Contribution Non-Defaulting Members to the Contribution Defaulting Members)
and/or (ii) pursue their other rights and remedies hereunder and, subject
to the terms hereof, at law or in equity. Any such loan (a "Contribution
Default Loan") shall bear interest at the per annum rate equal to Prime
plus 4% and shall be due and payable on demand.
12.3 OTHER ACTIVITIES. Each Member and its Affiliates (including the Board
members designated by it) may engage or invest in or own any other property,
activity or venture (whether
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or not competitive with the business or properties of the Company or its
Subsidiaries) or possess any direct or indirect interest therein independently
or with others. None of the Members, or any other Person employed by, related to
or in any way affiliated with any Member or the Company (including the Board
members) shall have any duty or obligation to disclose or offer to the Company
or any of the Members, or obtain for the benefit of the Company or any of the
Members, any such other property, activity or venture or interest therein. None
of the Company, the Members, the creditors of the Company or any other Person
employed by, related to or in any way affiliated with any Member or the Company
shall have (a) any claim, right or cause of action against any of the Members or
any other Person employed by, related to or in any way affiliated with, any of
the Members (including the Board members) by reason of any direct or indirect
investment or other participation, whether active or passive, in any such other
property, activity or venture or interest therein or (b) any right to any such
other property, activity or venture or interest therein or the income or profits
derived therefrom. The Managing Member only shall be required to devote such
time to the management of the business of the Company as it deems necessary to
promote the interests of the Company.
ARTICLE XIII
MISCELLANEOUS
13.1 SUCCESSORS AND ASSIGNS. Subject to the provisions of Article VIII, all
the terms and provisions of this Agreement shall be binding upon, shall inure
solely to the benefit of and shall be enforceable by, the parties hereto and
their respective successors and assigns, and no such term or provision is for
the benefit of, or intended to create any obligations to or rights in, any other
Person. If any Member shall acquire additional Units and if any Transferee of
any Member shall acquire any Units, in each case in any manner, whether by a
permitted Transfer, operation of law or otherwise, such Units shall be held
subject to all of the terms of this Agreement, and by taking and holding such
Units such Person shall be conclusively deemed to have agreed to be bound by and
to comply with all of the terms and provisions of this Agreement.
13.2 AMENDMENT; WAIVER.
(a) Neither this Agreement nor any provision hereof may be
changed or amended orally, but only by an instrument in writing signed
by all Members.
(b) No failure by any party to insist upon the strict performance
of any covenant, duty, agreement or condition of this Agreement or to
exercise any right or remedy consequent upon breach thereof shall
constitute a waiver of any such breach or of any other covenant, duty,
agreement or condition, any waiver being effective only if contained
in a writing executed by the waiving party.
13.3 NOTICES. Except as otherwise provided in this Agreement, all notices,
requests, claims, demands, waivers and other communications hereunder shall be
in writing and shall be deemed to have been duly given when delivered by hand,
when delivered personally or by courier (including nationally recognized
overnight courier), five days after being deposited in the United States mail,
or when received by facsimile transmission, at the address or facsimile
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transmission number set forth opposite such Member's name on Schedule I hereto
(or, in the case of Persons who become parties hereto subsequently, at their
last addresses or facsimile transmission numbers shown on the record books of
the Company). Each party hereto, by notice given to each other party hereto in
accordance with this Section 13.3, may change the address or facsimile
transmission number to which such notices or other communications are to be sent
to such party.
13.4 FURTHER ASSURANCES. Each party to this Agreement agrees to execute,
acknowledge, deliver, file and record such further certificates, amendments,
instruments and documents and do all such other acts and things, as may be
required by law or as, in the reasonable judgment of Managing Member or any
Member, may be necessary or advisable to carry out the intent and purpose of
this Agreement.
13.5 CONFIDENTIALITY. The Members agree not to disclose or use (except by
the Company, any Subsidiary or either of them as may be required in connection
with the operation of the business of the Company or any Subsidiary) of any of
the terms of this Agreement or of any information relating to the assets or
business of the Company or any Subsidiary, which the Members hereby acknowledge
constitute non-public information, provided that a Member may make such
disclosure (but only as and to the extent required) (a) to any person who is a
partner, officer, director or employee of such Member or advisers or counsel to
or accountants of such Member solely for their use and on a need-to-know basis,
(b) with the prior consent of the Board, (c) pursuant to a subpoena or order
issued by a court, arbitrator or governmental body, agency or official, (d) as
required by applicable federal or state laws (including securities and freedom
of information laws), (e) to any lender or prospective lender to, or investor
in, such Member or (f) to any prospective purchaser or purchasers of Units
pursuant to and in accordance with the provisions of the third paragraph of this
Section 13.5 (but such Member shall be liable for any further disclosure or use
of such information by any Person referred to in this paragraph which if made or
done by such Member would violate the terms hereof).
In the event that a Member shall receive a request to disclose any of the
terms of this Agreement or such other information under subpoena or order, such
Member shall (i) promptly notify the Board thereof, (ii) consult with the Board
on the advisability of taking steps to resist or narrow such request and (iii)
if disclosure is required or deemed advisable, cooperate with the Board in any
attempt it may make to obtain an order or other assurance that confidential
treatment will be accorded the terms of this Agreement or such other information
that is disclosed.
Prior to and in anticipation of exercising its rights under Section 8.3 or
Article IX and notwithstanding anything to the contrary contained herein, either
Member may provide information concerning the Company and the Properties to one
or more Persons that such Member reasonably believes would have the ability to
purchase, in the case of an exercise of rights under Section 8.3, the Units of
such Member and, in the case of an exercise of rights under Article IX, all of
the issued and outstanding Units; provided, however, that such Member shall not
(a) provide any such information to any Person unless such Person has signed a
confidentiality agreement containing the restrictions set forth in the first two
paragraphs of this Section 13.5 (but the execution of such confidentiality
agreement shall not relieve the disclosing party from liability for the further
disclosure or use of such information as provided in the parenthetical set forth
at the end of the first paragraph of this Section 13.5) or (b) provide the rent
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roll and other specific occupant information relating to a Property to any
Person that owns a retail property that directly competes with any Property (it
being acknowledged and understood that there currently are no such properties).
13.6 APPLICABLE LAW. THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN
ACCORDANCE WITH THE LAWS OF THE STATE OF DELAWARE (WITHOUT REGARD TO ITS
CONFLICTS OF LAW PRINCIPLES).
13.7 HEADINGS. The descriptive headings of the several sections in this
Agreement are for convenience only and do not constitute part of this Agreement
and shall not affect in any way the meaning or interpretation of this Agreement.
13.8 ENTIRE AGREEMENT. This Agreement (including the Schedules and Exhibits
hereto) and the other documents referred to herein constitute the entire
agreement among the parties hereto with respect to the subject matter hereof and
supersede all prior agreements and understandings, oral or written, among the
parties hereto with respect to such subject matter, including the Existing
Operating Agreement.
13.9 SEVERABILITY. Any provision of this Agreement that is prohibited,
unenforceable or not authorized in any jurisdiction shall, as to such
jurisdiction, be ineffective to the extent of such prohibition, unenforceability
or lack of authorization without invalidating the remaining provisions hereof or
affecting the validity, unenforceability or legality of such provision in any
other jurisdiction.
13.10 COUNTERPARTS. This Agreement may be executed in two or more
counterparts, each of which shall be deemed an original, but all of which
together constitute one and the same document.
13.11 ARBITRATION. Any claim arising out of an alleged breach of this
Agreement and any other dispute among the parties hereto shall be resolved by
arbitration. Such arbitration shall be conducted in accordance with the
following:
(a) Each party shall have ten (10) business days after written notice
by another party of the commencement of arbitration proceedings hereunder
to appoint an arbitrator who was not employed by such Member within the
previous 5 years. Each party shall immediately notify the other party of
such appointment. The two arbitrators so appointed shall then select a
third arbitrator within ten (10) business days after the appointment of the
second arbitrator to then constitute the Board of Arbitration. If any party
shall fail to appoint an arbitrator within such ten (10) business day
period or, if the two arbitrators selected by the parties shall fail to
make a selection of a third arbitrator within ten (10) business days of
their selection, then the American Arbitration Association shall appoint
the arbitrator that was not selected by the failing party or shall appoint
the third arbitrator, as the case may be, in accordance with the Commercial
Arbitration Rules of the American Arbitration Association. The Board of
Arbitration shall then proceed under such rules.
(b) Following the designation of such Board of Arbitration, the
parties, together with the members of the Board of Arbitrators, shall
promptly undertake appropriate
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informal efforts to mediate and negotiate a solution to the matter covered
by the original notice.
(c) If a negotiated solution cannot be achieved within fourteen (14)
days after the date on which the Board of Arbitration is constituted, then
the Board of Arbitration shall notify the parties. The proceeding, upon
such notification, will then become a compulsory arbitration to be
conducted under the Commercial Arbitration Rules of the American
Arbitration Association by the Board of Arbitration and the Supplementary
Procedures for Large, Complex Disputes. These rules shall be subject to the
following modifications:
(i) discovery shall be permitted under the same standards
provided for in the Federal Rules of Civil Procedure;
(ii) the members of the Board of Arbitration shall interpret and
apply the provisions of this Agreement;
(iii) the arbitration costs may be charged to the losing party or
allocated between the parties as may be determined by the Board of
Arbitration; and
(iv) the proceedings will be held in Chicago, Illinois, unless
the parties shall otherwise agree in writing.
(d) In connection with the enforcement of the mediation and
arbitration provisions of this Section 13.11, any agreement, decision or
award shall be final and conclusive as to any such claim. The arbitrators
may award any remedies that may be awarded by a court except as otherwise
expressly provided herein, including as provided in the second to last
sentence of the first paragraph of the definition of "Cause" and the second
sentence of the definition of "Managing Member".
13.12 CONSENT TO JURISDICTION. In connection with any suit, claim, action
or proceeding brought to compel arbitration or enforce an arbitration award: the
Members hereby consent to the in personam jurisdiction of the United States
federal courts and state courts located in New Castle County, Delaware, each
such Person agrees that service in the manner set forth in Section 13.3 hereof
shall be valid and sufficient for all purposes; and each such Person agrees to,
and irrevocably waives any objection or defense to appearing in any United
States federal court or state court located in New Castle County, Delaware. Each
Member hereby irrevocably appoints the Company as agent for service of process
with respect to any matters relating to the rights and obligations of the
parties arising out of this Agreement.
13.13 WAIVER OF PARTITION. Each Member hereby irrevocably waives during the
term of the Company any right that it may have to maintain any action for
partition with respect to any Company property.
13.14 COMPANY NAME. If, at any time, the Company name shall include the
name of, or any trade name used by, a Member or any of its Affiliates, neither
the Company nor any other Member shall acquire any right, title or interest in
or to such name or trade name.
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13.15 OWNERSHIP OF COMPANY PROPERTY. The interest of each Member in the
Company shall be personal property for all purposes. All real and other property
owned by the Company (or its Subsidiaries) shall be deemed owned by the Company
(or its Subsidiaries) as Company (or its Subsidiaries') property. No Member,
individually, shall have any direct ownership of such property and title to such
property shall be held in the name of the Company (or its Subsidiaries).
13.16 TIME OF THE ESSENCE. Except as otherwise expressly provided in this
Agreement, time shall be of the essence with respect to all time periods set
forth in this Agreement.
13.17 STATUS REPORTS. Recognizing that each Member may find it necessary
from time to time to establish to third parties, such as accountants, banks,
mortgagees, prospective transferees of their Units, or the like or the then
current status of certain matters, each Member shall, within ten (10) business
days following the written request of another Member made from time to time,
furnish a written statement on the status of the following:
(a) that this Agreement is unmodified and in full force and effect (or
if there have been modifications, that the Agreement is in full force and
effect as modified and identifying the documents effecting the
modifications); and
(b) stating whether or not to the actual knowledge of such certifying
Member (i) the other Members in the Company are in default in keeping,
observing or performing any of the terms contained in this Agreement and,
if in default, specifying each such default (limited to those defaults of
which the certifying Member has actual knowledge), and (ii) there has
occurred an event that with the passage of time or the giving of notice, or
both, would ripen into a default hereunder on the part of such other Member
(limited to those events of which the certifying Member has actual
knowledge).
Such statement may be relied upon by such other Member and any other Person for
whom such statement is requested and shall act as a waiver of any claim by the
Member furnishing such certificate to the extent such claim is based upon facts
which are contrary to those asserted in the certificate, but no such statement
shall operate as a waiver as to any default or other matter as to which the
Member executing it did not have actual knowledge. Such certificate shall in no
event subject the Member furnishing it to any liability whatsoever,
notwithstanding the negligence or inadvertent failure of such Member to disclose
correct or relevant information.
13.18 DISPOSITION OF DOCUMENTS. All documents and records of the Company,
including all financial records, vouchers, canceled checks, and bank statements
shall be delivered to GGPLP upon termination of the Company if GGPLP is then a
Member, and otherwise to TRS. Upon request of any Member, copies of all such
documents and records shall be provided to such Member at such Member's cost.
The Member holding such documents and records shall retain them for a period of
at least six (6) years after the termination of the Company and shall make such
records available to the other Member for inspection during such period.
13.19 CALCULATION OF DAYS. The provisions of this Agreement relative to
number of days shall be deemed to refer to calendar days, unless otherwise
specified. When the date for performance of any obligation of any Member falls
on a non-business day, such obligation need not be performed until the next
following business day. For purposes of this Agreement, a
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"business day" shall be deemed to mean any day other than Saturday, Sunday, or a
day which is in Chicago, Illinois either a legal holiday or a day upon which
banking institutions are authorized by law to remain closed for the entire day.
13.20 ATTORNEYS. The Members agree that neither shall assert the fact that
▇▇▇▇, ▇▇▇▇▇▇ & ▇▇▇▇▇▇▇▇▇ has represented GGPLP and ▇▇▇▇▇ ▇▇▇▇▇▇▇ has represented
TRS in connection with the negotiation and execution of this Agreement to be a
basis to disqualify either firm from representing the Company and that any
prospective representation of the Company by either law firm shall not
disqualify them from representing the respective Members in any dispute with
each other.
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IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the
date set forth above.
GGP LIMITED PARTNERSHIP,
a Delaware limited partnership
By: General Growth Properties, Inc.,
a Delaware corporation, general
partner
By: /s/ ▇▇▇▇ ▇▇▇▇▇
------------------------------------
▇▇▇▇ ▇▇▇▇▇, Senior Vice President
TEACHERS' RETIREMENT SYSTEM OF THE STATE
OF ILLINOIS
By: Commonwealth Realty Advisors, Inc.,
as attorney-in-fact under power of
attorney
By: /s/ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇
------------------------------------
▇▇▇▇ ▇▇▇▇▇▇▇▇▇, President
GGP-TRS L.L.C., a Delaware limited
liability company
By: GGP LIMITED PARTNERSHIP, a Delaware
limited partnership, its managing
member
By: General Growth Properties, Inc., a
Delaware corporation, general
partner
By: /s/ ▇▇▇▇ ▇▇▇▇▇
------------------------------------
▇▇▇▇ ▇▇▇▇▇,
Senior Vice President
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