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Home My WebLink About09-13-2007 Council Economic Development Committee AGENDA City of Iowa City City Council Economic Development Committee Thursday, September 13,2007 8:30 a.m. Lobby Conference Room City Hall 1. Call to Order 2. Approval of Economic Development Committee Minutes, July 24,2007 3. Downtown Market Niche Analysis Update, Mary Bosch, Marketek 4. Nile Valley Restaurant, CDBG Economic Development Funds Request 5. Iowa City Ambulatory Surgical Center, Tax Increment Financing Application 6. Staff time 7. Committee time 8. Adjournment MINUTES CITY COUNCIL ECONOMIC DEVELOPMENT COMMITTEE July 24, 2007 CITY HALL, LOBBY CONFERENCE ROOM Preliminary Members Present: Regenia Bailey, Connie Champion, Bob Elliott Members Absent: none Staff Present: Wendy Ford, Jeff Davidson, Tracy Hightshoe, Steve Long. Others Present: Nancy Quellhorst, Mark Nolte, Joe Raso, Anna Sobaski and Darin Vig with Gluten Evolution, IIham B. Mohamed with Nile Valley RECOMMENDATIONS TO CITY COUNCIL: Champion moved, seconded by Elliott, that the Alpla Expansion TIF application be recommended for Council approval: Motion passed 3-0. Elliott moved, seconded by Champion, that the following recommendation regarding Gluten Evolution LLC be forwarded to Council for the August meeting: $50,000, partially secured by a mortgage on the private residence. Deferred payment would be allowed, not to exceed 6 months. Term would remain at 7 years, 3% interest rate. Motion passed 3-0. CALL MEETING TO ORDER Chairperson Regenia Bailey called the meeting to order at 8:30 AM. APPROVAL OF MINUTES FROM Julv 10. Minutes were approved as amended. ALPLA EXPANSION TIF APPLICATION Ford reviewed the City's positive history with Alpla and details of the current proposed development agreement - a 4 year 100% TIF rebate capped at $600,000. Alpla would expand into an 82,200 square foot addition to the old General Mills building, and agree to maintain 180 permanent full time positions and add 25 additional positions, all at $14.00 per hour or greater, plus benefits. Ford further noted that they could not specifically deal with old noise problems in the new agreement, but included noise issues in Article 2f of the agreement as such: Developer will fully cooperate with the City in resolution of any traffic, parking, trash removal, excessive noise or public safety problems which may arise in connection with the construction and operation of the Minimum Improvements. Alpla has invested improvements on the noise issues on the older buildings. Marcia Klingaman had had made some neighborhood calls on the issue, and found that perceptions of the noise output ranged from no issue to very annoying. Champion moved, seconded by Elliott, that the Alpla Expansion TIF application be recommended for council approval: Motion passed. GLUTEN EVOLUTION CDBG ECONOMIC DEVELOPMENT FUNDS REQUEST Hightshoe reviewed the staff recommendation and rationale included in the packet. Staff recommendation is to provide a $50,000 loan, partially secured by a mortgage on the private Economic Development Committee July 24, 2007 Page 2 residence. Job creation would require 1.5 FTEs. Additionally, she noted that she would not advise creating additional jobs until cash flow improves. Deferred payment would be allowed, however not to exceed 6 months. Term would remain at 7 years, 3% interest rate. Elliott noted that the initial request was for $105,000, and inquired whether $50,000 would be enough to address their financial needs. Anna Sobaski, owner, responded that it will allow the hiring of one 'person, and the purchase of a much needed forklift in the warehouse. Darin Vig said $50,000 addresses the short-term need; at present, staff is just Sobaski and her sister. The new position would provide part-time help with marketing, support for PR and sales. Bailey inquired about profit/loss. Vig responded that they purchase their raw materials from a copacker, so their cost per items sold is very constant. Cost is about 40% of the selling price. Sales are going up; Sobaski noted that as they sell more, the cost should come down because they will qualify for volume discounts. Bailey asked about sales volume. Volume has increased from 50,000 in 2004 to 200,000 units today. Market penetration is national (they are in all 50 states), and international; they ship to Canada and the UK regularly. They are in the national chain Wild Oats, which is merging with Hall Foods. Elliott moved, seconded by Champion, that the following recommendation be forwarded to Council for the August meeting: $50,000, partially secured by a mortgage on the private residence. Deferred payment would be allowed, not to exceed 6 months. Term would remain at 7 years, 3% interest rate. Motion passed. NILE VALLEY RESTAURANT. Hightshoe introduced this application for a new restaurant serving Middle Eastern/Mediterranean food and gourmet coffee, beginning in September. They have a location on the ground floor of a multi-unit complex at 335 S Gilbert Street. They are requesting funds for working capital, construction, and inventory. The applicant initially requested $110,000, but has re-submitted the request at $50,000. As a startup business, this is more risky, and there is no collateral for the loan. The applicant disclosed that the co-owner filed for bankruptcy in 1997. However, the credit report indicates no past due amounts, and demonstrates that the applicants have a current history of paying loan obligations. The owner is willing to make a significant personal financial investment in the business, up to about $70,000. Any funds used for construction would require payment of union wages, whether they used union workers or not. This is likely to limit available contractors and increase the price of the work. Staff therefore recommends $25,000 for working capital only, 5 year term (maximum of 7 years) at 4% interest. Regarding competition, Hightshoe noted that the City did fund Oasis Falafel with CDBG- Economic Development Funds. That loan was for $25,000,4% interest, 5-year term. Elliott inquired about the lack of collateral. IIham Mohamed, the applicant, responded that she had no house to put up, and US Bank is securing their loan by having the applicant purchase the equipment through the bank. Bailey asked what other communities do with these kinds of loans and securities. Hightshoe mentioned the city of Dubuque has an economic development fund, but no specific policies on its distribution. The city of Des Moines has more detailed rules. Bailey voiced a few concerns, noting that restaurants are always a challenge. Comparison to Oasis is good, a comparable situation; however, noted, that they had done some marketing and had a following before their opening. When asked what she saw as her market base, or her following, Mohamed replied that she has done some vending in Iowa City; at the cultural fair in the Field House and RAGBRAI in Coralville last year, for example. Economic Development Committee July 24, 2007 Page 3 Bailey stated that the cash sales projections look very ambitious. Asked if she thought it was realistic, Mohamed said they figured on $6 average sales per person, breakfast, lunch, and dinner; and doesn't see it as a difficult thing to accomplish. Her goal is to reach 150 sales per day for the first 6 months, and that would clear $100,000 for the first year. She is planning to deliver, also. Proposed hours are 6 a.m. to 9 p.m., 7 days a week at the beginning, with 10 employees. Bailey noted 150 people a day seems ambitious, noting that there are down days and months. Elliott has concerns about providing an unsecured loan with taxpayers' money; saying its neat to have this type of business in that location, but starting from scratch with no following is risky. He is concerned that projected sales cannot be met. Bailey added that most of the expenses are fixed; and there is not a lot of "wiggle room" in the projections. Elliott also noted the lack of a resume in her materials. He questioned her business experience, noting the past tells a lot about the future. Mohamed responded that they are immigrants from Sudan and had done many different things since that time. She had been an air hostess for 10 years for Saudi Air Lines and Sudan Airways. They came to the U.S. in 1993; since then they have worked in many different jobs, and both got higher education. Her husband, Bedrelddin Ahmed got a PhD and is a United Nations translator in Iraq currently; Mohamed graduated from Kirkwood Community College and got a job at the Neighborhood Centers. Elliott inquired whether she had food service experience or experience running a business, or managing a payroll, or other management experience. Mohamed answered that she did not. Bailey asked whether she had worked with the Small Business Development Center. Mohamed responded yes, and also with the Cedar Rapids Business Center, and that she is also planning to take more business classes. Bailey asked whether she had developed different sales scenarios, or, if they don't make projected sales, how they would deal with the shortfall. Mohamed noted that she would create a plan addressing different revenue scenarios. Champion asked where the projection of 150 customers per day came from and what they absolutely needed to survive. Mohamed replied that she got the number by studying other similar restaurants. She did her own observational survey during the last days of May, when business was very slow, and counted an average of 16 an hour; she felt she could do much better. Bailey indicated interest in going ahead but would like to see different revenue scenarios along with a marketing plan. $25,000 is an appropriate figure. Bailey noted that it would be nice to have something other than liquor stores in that area. Champion also indicated that she was not against the project, but would like to see a marketing plan. Quellhorst asked if she had catering plans. Mohamed replied yes; she plans to purchase a bicycle for close-by deliveries. She doesn't know how much of that she can do until she starts. Bailey reiterated the need to see a marketing plan. Elliott repeated his problem with no collateral, and the lack of person-power to handle both operational marketing and other kinds, such as catering. Bailey asked Mohamed to bring back a marketing plan and cash flow scenarios based strictly on student basis to see ups and downs. Nolte suggested Mohamed also check the USAID programs to aid refugees; noting that even though she is now a U.S. citizen, she still qualifies. Bailey stated that the request will be revisited at the next meeting, which will be scheduled early August in order to get it on Council's August agenda. STAFF TIME Ford provided new wording for the bankruptcy question on CDBG loan applications: Has the company or any officer of your company been involved in bankruptcy or insolvency proceedings Economic Development Committee July 24, 2007 Page 4 during the past 7 years from the date of this application? If so, provide the details. The wording was accepted by majority agreement. Ford mentioned that Hightshoe had done some research about how other communities distribute their CDBG loan proceeds. We are going to continue this research to determine proper distribution and also to define the most efficient way to have a CDBG loan fund portfolio. Hightshoe then provided a spreadsheet showing the history of all Iowa City CDBG Economic Development Fund applications and status from July 1, 2002 (FY03) to present. Ford announced that in September the National Development Council will be providing a three- day class in St Louis that Hightshoe will attend. Elliott complimented Hightshoe's work. COMMITTEE TIME The committee scheduled their next meeting: Monday, August 13, at 8:30 a.m. ADJOURNMENT Champion moved and Elliott seconded adjournment at 9:31 AM. Motion passed. Next meeting is scheduled for Monday, August 13, 8:30 AM, in the City Hall Lobby Conference Room. CI) CI) = 'E E o o - c" CI) ~ E 0 c..~ 00::: G)CI).... >,,0 Cl)CO CnsN .~ -g E CI) g~ o " w 'u C ~ o o 'lit N - >< >< >< .... 0 .... - >< >< >< .... .... N - >< >< >< CD .... W ~ - It) >< >< 0 Q) N - >< >< >< It) N .... - >< >< >< 'lit CD 0 - >< >< >< 'lit N .... - >< >< >< M CD e >< >< >< M .... N - >< >< >< N 0 N - >< >< >< N Q) e >< >< >< N M N - >< >< >< .... 00 00 00 III 0 !2 0 Q) - - E .~ N N N 0 0 0 ....a. - - - Q) >< ..- ..- ..- I-W 0 0 0 C 0 >- 'is. .!! E 'n; ns m = .c .!! ~ 0 CI) Q) C jjj 'c CI) E C) J:l C ('\l CI) 0 0 Z 0::: m 0 " Q) III :J o >< _ W c:-:o:.-c Q) c: c: Q) III Q) Q) III Q) III III :J .....0.00 0..<(<(>< W II II II :g . . Q) :>. W III Q) -.0 ::.:::><00<( I ~ 1 ~~5._~~ ~~W~~ "''II ~1111" ~~ CITY OF IOWA CITY MEMORANDUM Date: September 10, 2007 From: Council Economic Development Committee Tracy Hightshoe, Associate Planner Nile Valley Restaurant To: Re: At the July 24 Council Economic Development Committee meeting, the committee requested that the owner, IIham Mohammed, submit different cash flow projections for less than anticipated annual sales and a marketing strategy for the business. Ilham has been working with Paul Heath, Small Business Development Center, to develop cash flow statements under different sales projections. Two year cash flow projections are attached that reflect the worst case scenario and the expected scenario. The forecasted financial statements are attached for your review. For your reference the July 24 Staff Recommendation can be found below: July 24,2007 Staff Recommendation: $25,000 for working capital only to limit risk/exposure and not subject the project to additional federal regulations. Maximum term of 7 years at 4% interest and new cash projections completed prior to award. Job creation would require three FTE positions that are paid $1 0.50/hour or more. Staff recommends as a condition of the award the owner receive additional business assistance regarding items such as loss prevention, portion control, personnel and financial management. The training required would be based on an evaluation by the Small Business Development Center. Please contact me with any questions at 356.5244. Nile Valley Restaurant Marketing Plan Marketing Strategy~Strategy Pyramids The single objective is to position the Nile Valley as the premier gourmet Mediterranean restaurant in the Iowa City area. The marketing strategy will seek to first create customer awareness regarding their services offered, develop that customer base, and work toward building customer loyalty and referrals. The message that the Nile Valley will seek to communicate is that the Nile Valley offers the freshest, most creative, health conscious, reasonably priced, gourmet Mediterranean/Middle Eastern food. This message will be communicated through a variety of methods. The Nile Valley's advertising budget is very limited, so the advertising program is simple and affiant. The Nile Valley will do extensive mailing to the residents of Iowa City and Coralville, through direct mail. .:. Direct mail, which will be a way to communicate directly with the consumer, was used by a previous restaurant owner in the Quad Cities who saw a dramatic increase of sales immediately after advertising through direct mail by Mail South. .:. Door hangers with coupons to households and businesses around the highly populated Downtown area. .:. Yellow Pages & Dex page ads. .:. Internet exposure through search engine optimization, a web site, Internet listings, Iowa City Local Internet Directory and Ameseats.com. Consumers will be encouraged to visit the Nile Valley's Web Site that highlights the restaurants up coming attractions, events and dynamic menu. .:. Public Relation growth by maintaining guest list e-mail coupons, specials and telephone invitations for special events. .:. The Nile Valley has an established growing VIP guest list of 120 costumers that are already excitingly awaiting the opening of Nile Valley. .:. The Nile Valley will establish a relationship with local community development organizations and popular local radio stations to gain airtime to promote events and specials, like winning a dinner for two through the station. Because of this, the Nile Valley will be gaining interface with their customers. Advertising on Radio stations like: . -KRNA -94.1 FM . -KKRQ -100.7 FM . -KRUI 89.7 Radio is the second largest student organization at the University of Iowa. KRUI employs students, both volunteer and paid, from a wide variety of backgrounds and majors. The Nile Valley will be supporting the college community not just by providing a hot meal and reasonable prices but also announcing special coupons - special events and great discount deals. Radio airtime will gain the Nile Valley an increase in new customers who can be turned into long-term customers. .:. The Nile Valley will continually look for local community programs in which the Nile Valley can participate, in order to better the community and give something back. .:. Banner ads with inserts in the Daily Iowan, Iowa City Press Citizen and Ad Sheet, all of which are popular local papers, are likely to be the most successful of the campaigns. The Daily Iowan itself serves primarily the University of Iowa student population which is: 28,910; Faculty and Staff: 17,695; 970/0 of University of Iowa Students and 780/0 of University of Iowa faculty and staff read The Daily Iowan. The Nile Valley will leverage personal relationships to get articles in the Daily Iowan and Iowa City Press Citizen. The Nile Valley will gain considerable recognition through the local newspapers, and public announcements. .:. Our periodic customer surveys and weekly menu item sales evaluations will help the Nile Valley to understand what advertising is working and what is not. The Nile Valley's goal is to understand their customer, measure the success of their direct marketing and media activities, and redirect advertising as effectively as possible. .:. According to a research by Iowa State University, Office of Social and Economic Trend Analysis Retail Trade Profile for Iowa City, the sales of food and drinks in 2003 was 99.31 million and the number of establishments was 143 this makes the average sales per business per year is around $700,000. cop of study is attatched. .:. The Nile Valley will always target new residents through a direct marketing plan called Moving Targets. .:. The Nile Valley will do catering for special events, which will give the Nile Valley a higher visibility for further function and community events. .:. Lastly, the Nile Valley will issue a series of press releases on the grand opening party, which will include: . Live Entertainment. · An experience of an exotic Mediterranean atmosphere. . Belly dancer and OJ. . A Family style of food serving. . An exquisite service. Marketing Objectives .:. Maintain positive, steady, growth each month. .:. Generate at least $27,000 in sales per month for the first six months. .:. Experience an increase in new customers who are turned into long-term customers. .:. Realize a growth strategy of the first year. Target Marketing The market can be segmented into three target populations: .:. Individuals: People that dine in by themselves. .:. Families: A group of people, either friends or a group of nuclear relatives, dining together. .:. Take out: People that prefer to eat in their home or at a different location than the actual restaurant. Combining several key demographic factors, Nile Valley arrives at a profile of the primary customer as follows: · Students and faculty members. . Sophisticated families who live nearby. · Young professionals who work close to the location. . The Destination Customer. . Downtown Couples. . Shoppers who patronize the high rent stores. . Tourists. Nile Valley Middle Eastern restaurant will position itself as a reasonably priced, upscale, gourmet Mediterranean restaurant. Iowa City consumers who appreciate high- quality food will recognize the value and unique offerings of Nile Valley and experience an exotic Mediterranean atmosphere. Patrons will be single as well as families, ages 25-50. Keys to Success Location, Location, Location. Nile Valley's site selection criteria are critical to success. .:. Location: 335 S. Gilbert St, Iowa City, IA 52240 Downtown Iowa City, near major parking ramp, a Pedestrian Mall, two blocks from Public Library, residential and business area .:. Design: bright, hip, and clean with a ravishing Mediterranean atmosphere. .:. Size: 2,500 square feet. .:. Employees: 3 full-time 6 part-time .:. Seating: 50-60. .:. Types of transactions: 600/0 dine in, 400/0 take out. .:. Monthly Expense Budget Three month budget and budget will be modified Marketing Expense Budget Sep Oct Nov Direct mail $600 $600 $600 Banner ads $100 $100 $100 Graphic+ Logo $325 $0 $0 Web Development $215 $15 $15 Restaurant Sign $2500 $0 $0 Door Hangers $500 $0 $0 Invitation $100 $0 $0 Belly Dancer $250 $100 $100 Advertising $0 $185 $185 Total Sales and $4590 $1000 $1000 Marketing Expenses --\\ .., en C - I! 0 c Q) 'i:: E ~ ns Q) c - "'C ca Q) ns (J - ~ Q) .., en en .c E U) ~ CO "'C ns Q) '0 Q) .c 0 =: 0 Q: c ::E 3: ns Os c E ~ ~ u: .c ~ ns Q) "'C en .c - ~ Q) - - - ca (.) en ns > ns (J ~ ~ Q) 0 - u. - -- Z ~ ~ en f- Z W ::;; W f- <0: f- en -' <0: (3 Z <0: Z u:: o W f- en <0: u 0:: o u.. w :iE o u 2!: LL o I- Z w :iE w ~ 00 C W I- 00 <( U w 0:: o LL ~ ~ ;,'1 .... .... $ "" .... IF- I ~ N N <D 8 :q on on <> <> ~ <D .,; <? oJ "? 0 "? ~ <D <D "- C> :fl on ~ '" on ~ C> lil N "" ("oJ "" .. 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E o 9 1 ~ 1 -~= -......!t ~-_..... f~Wi!S ~ ~1111" --~ CITY OF IOWA CITY MEMORANDUM Date: To: From: Re: September 10, 2007 Economic Development Committee Wendy Ford Iowa City Ambulatory Surgical Center, LLC Tax Increment Financing Application The following pages are the application, supporting information and Developer's Agreement for Tax Increment Financing assistance for the Iowa City Ambulatory Surgical Center, LLC (ICASC). Below are the main points of information regarding the application. WHO · ICASC is a for-profit business, comprised of a partnership between Mercy Hospital and a local physicians' group. WHAT · Ambulatory surgery treats patients who do not need hospitalization. · ICASC is building a new 20,000 square foot surgical center. · Building cost: $5.6 million, not including equipment. · The new facility will enable the business to provide ambulatory surgery services in a more cost effective way because they will no longer bear the higher overhead expenses of the operating room facilities at Mercy Hospital which are designed for the most complicated surgical procedures. WHERE · ICASC is applying for Tax Increment Financing assistance for a new facility to be located in the Northgate Corporate Park Urban Renewal Area. WHEN · Construction to begin by May 2008 and to be completed by May 2009. TIF TERMS · Minimum investment of $5 million in the building. · ICASC pays 100% of all property taxes due, estimated approximately $226,000/year. (Property taxes on same undeveloped lot are approximately $9;200/year.) · 3 years of Tax Increment Rebates (June, 2011 - 2013), with a $600,000 cap., TIF PERFORMANCE MEASURES · Pay all property taxes due. · Attain LEED (Leadership in Energy Efficient Design) certification. · Maintain a minimum of 20 full-time employment units paid a minimum of $20 per hour. BENEFITS TO THE COMMUNITY · Allows for more cost effective delivery of ambulatory surgical services to residents served by physicians associated with Mercy Hospital. · Ensures this expansion would not happen in the near northside neighborhood of Mercy Hospital. · Creates a new business with high-paying jobs. · The new business partnership is a property tax-paying entity (Mercy alone, is not). City of Iowa City Application TIF Tax Rebate or Tax Abatement\Exemption Business ReQuestina Financial Assistance: Business Name: Iowa City Ambulatory Surgical Centerl LLC Name of Authorized Person to Obligate the Business: Kelly Durian Business Address: 2615 Northgate Drivel Iowa Cityl IA 52245 Business Contact Person: Kelly Durian Title: Executive Director Telephone: 319/351-5680 Fax: 319/351-8980 E-mail Address:kellydurian@surgicalmanprof.com Business Federal ID#: 20-08503424 Date of Application Submittal: August 151 2007 Release of Information and Certification NOTE: Please read carefully before signing I hereby give permission to the City of Iowa City (the City) to research the company's historyl make credit checksl contact the company's financial institutionl and perform other related activities necessary for reasonable evaluation of this proposal. I understand that all information submitted to the City relating to this application is subject to the Open Records Law (1994 Iowa Codel Chapter 22) and that confidentiality may not be guaranteed. I hereby certify that all representations; warranties or statements made or furnished to the City in connection with this application are true and correct in all material respects. I understand that it is a criminal violation under Iowa law to engage in deception and knowingly makel or cause to be madel directly or indirectlYI a false statement in writing for the purpose of procuring economic development assistance from a state agency or political subdivision. SIGNATURE OF COMPANY OFFICER AUTHORIZED TO OBLIGATE BUSINESS: NOTE: The City will not provide assistance in situations where it is determined that any representationl warranty or statement made in connection with this application is incorrectl falsel misleading or erroneous in any material respect. If assistance has already been provided by the city prior to discovery of the incorrectl false or misleading representationl the city may initiate legal action to recover city funds. Page 1 of 6 1. What is the location of the proposed project? The Iowa City Ambulatory Surgical Center will be located in Northgate Corporate Park at the intersection of Interstate 80 and Highway 1. Specificall~ the new facility will be located on Lot 12, Highlander Development Third Addition to Iowa City, Iowa. 2. Please provide a brief timeline for the proposed project. The new facility is scheduled to open in the summer of 2008. The site (described above) has been acquired and facility design is in process. Building construction is scheduled to begin in the fall of 2007. 3. Describe in detail the proposed "project" (e.g., company relocation, plant expansion, remodeling, new product line and/or new facility). The Iowa City Ambulatory Surgical Center, LLC (the ''ICASC'j will develop, own, and operate the Center for surgical patients who do not require hospitalization. The ICASC is a joint venture between Mercy Hospital, Iowa City (Mercy) and a group of local surgeons. The joint venture is an Iowa limited liability company in which Mercy owns a 70% membership interest and the surgeon investors own a 30% membership interest. The Center will be a new facility for outpatient surgical procedures including the following specialties: otolaryngolog~ orthopedics, general surgery, urology, gynecolog~ ophthalmolog~ podiatry, plastics, and pain management. It is expected that over 4,000 cases per year will be performed in the center. Although outpatient surgical services are currently performed on the Mercy campus, the Center will represent a new service to the residents of Iowa City and the surrounding areas and is expected to provide the following benefits: Increased Surgical Capacity - The Center will allow Mercy to avoid the building of additional operating room capacity within its existing facility to accommodate the rapid growth in outpatient surgical procedures. The existing capacity at Mercy will be used to accommodate growth in inpatient and more complex outpatient procedures. As Mercy is a tax-exempt, non-profit organization, the Project will result in the addition of a new building to the Johnson County property tax base. Improved Access - The Center will provide the residents with a convenient, reliable alternative to traditional hospital-based outpatient surgery. Improved Recruitment - The Center is expected to enhance the recruitment efforts of the surgeon groups on Mercy's medical staff. The expansion of the surgical groups will result in increased activity and increased employment opportunities for the Center. Page 2 of 6 4. Specifically, what type of capital improvements will be completed? (e.g. new building, remodeling, fa~de improvement, accessibility) The site is currently undeveloped land in the Northgate Corporate Park. The ICASC will construct a new 24,000 square foot building to house the operating rooms and support areas. The new building will include four to six operating rooms and related support areas. The estimated cost of the new building is $5, 600,000. The facility will be designed in accordance with the State Energy Code, ASHRAE Standard 90.1 -2004, Energy Standard for Buildings Except Low-Rise Residential Buildings. In addition, the building will participate in MidAmerican Energy's Commercial New Construction program to optimize the construction of the facility relative to its energy use. Copies of the space programming, floor plan, and rendering are included as Exhibits to this application. 5. Will the project increase the value of the property by at least 150/0? Please include the amount of the proposed investment. The land was recently purchased for $600, 000 and will be improved by the construction of a building with an estimated construction cost of $5.6 million. 6. Type of assistance requested: (check one) Tax Increment Financing X Tax Exemption Tax Abatement We are requesting a seven-year property tax rebate related to the improvements made to the property. 7. If an existing Iowa City business, how many total individuals have been employed by the company at the Iowa City facility during the past year? Mercy currently maintains an outpatient surgery department within its existing facility. However, the Center is considered a new business that will not impact employment at Mercy. The positions created by the Center will be new jobs to the Iowa City area. 8. What is the number of jobs within the existing or proposed Iowa City facility and what is the startina average hourly wage rate (not including fringe benefits): Page 3 of 6 The Center will initially create approximately thirty new jobs in the Iowa City area including management, nursing, medical technologist, and support positions. All clinical and support staff for the will be employed the Center. Actual wages will vary by position based on market conditions. However, average wages will exceed $20.00 per hour. For the new employees? See above For existing employees? Not applicable For existing and new employees? See above 9. Does the business provide standard medical and dental insurance for full-time employees? If so, what percentage of the standard medical and dental insurance package expense does the company provide? The Center will provide a market competitive employee benefit package including medical, dental, retirement (401 (k) Plan with an employer matching contribution) benefits. 10. Beyond the present project, what future growth potential is there for the Iowa City operation? The Center will be designed to allow the expansion of operating rooms to a total of seven. In addition, the site could accommodate an additional building for a related business venture. 11. Please describe the energy and resource efficiency programs, waste reduction, waste exchange, and/or recycling programs at your Iowa City operation. The facility will be designed in accordance with the Sate Energy Code, ASHRAE Standard 90.1 -2004, Energy Standard for Buildings Except Low-Rise Residential Buildings. In addition, the building will participate in MidAmerican Energy's Commercial New Construction program to optimize the construction of the facility relative to its energy use. Relative to the recycling program, this facility is accommodating recycling bins and recycling storage areas promoting recycling efforts. 12. Do you use recycled materials in the production of any products or through the provision of any services at your facility? If so, please describe. The Ambulatory Surgery Center does not produce materials. However on the construction side of the project, recycled materials will be used and specified where applicable, as a part of our overall sustainable design efforts on this project. Page 4 of 6 13. Has the business been cited or convicted for violations of any federal or state laws or regulations within the last five years (including environmental regulations, Occupational Safety And Health laws, Fair Labor Standards, the National Labor Relations Act, the Americans With Disabilities Act)? If yes, please explain the circumstances of the violation(s). The Center has not been cited for any regulatory or legal violations. Page 5 of6 Ambulatory Surgery Center Iowa City 17 Project #0718 April 18, 2007 Updated June 19, 2007 ROHRBACH ASSOCIATeS PC Final Space Program ARCHITECTS I'flipcfl!tll(l:ij,m . ...1 Total Space or Area Quantltv NSF NSF Comments I Front Entrance Area Entrance Vestibule 1 120 t20 Air lock at entrance doors Waitina Rooms Noisv 20 30 600 Tables and chairs Quite 10 30 300 Soft chairs and sofa's Children's Plav area t 100 100 Small table and 2 chairs toy storage Vending 1 24 24 2 vending machines Public Restrooms 2 64 128 Men's and Women's Vestibule/Coat storage 1 100 100 Share between waiting and dischar~e lobby IAdmlnlstratlon Receptionists 2 100 200 2 work areas with copy. fax and printers File Storaoe 1 80 80 Registration Station 1 80 80 Enclosed Schedu ler/transcriptionist 2 48 96 Enclosed Office Business Manager 1 80 80 Enclosed Office Director of Nursina 1 80 80 Enclosed Office off of PatienVPhysician Corridor PACU/OR Director 1 80 80 Enclosed Office off of PatienVPhysician Corridor two Desks Preadmission Nurse 1 80 80 Enclosed Office w/ door to waiting and back corridor Consultation 2 75 150 Enclosed areas located adiacent the sterile area I Sterile Area Operatino Rooms 4 555 2,220 Scrub areas 3 20 60 alcove off corridor - 1 shared for 2 OR's, 1 shelled Sub-sterile 3 50 150 one shared bv 2 OR's, 1 shelled Procedure Rooms future OR's} 2 555 1110 both constructed as OR's ready for eQuipment Dictation Stations 2 50 100 Off OR corridor Anesthesia Work Room 0 80 0 Nurse Station 1 175 175 Adjacent alcove off corridor for crash carts Decontamination 1 150 150 Central Sterile Supplv 1 245 245 includes 2 sterilizers Phv. mail boxes/chartin~/crash cart 1 40 40 Pharmacy/Medications 1 80 80 Refrioerator locking cabinet Sterile Supplv 1 555 555 C-arm storage Soiled Utility Room 1 80 80 Flow thru to sterile area IPatlent Care Areas Pre-OP Patient Rooms 9 90 810 Recliner, 2 guest chairs, sink and counter 1 isolation Pre-OP Peds Patient Rooms 1 120 120 Pre-OP rest rooms 2 64 128 Patient Lockers 30 5 150 Half lockers adjacent tp step down area PACU - Pediatrics 0 64 0 Recliner area w/ walls - 1 sink alcove per 2 areas PACU - Pediatric Restroom 0 64 0 PACU - Adult 7 80 560 Gurnev area w/ curtain - 1 sink alcove per 2 areas Step Down - Pediatric/Adult 17 100 1,700 Recliner, 2 guest chairs - 1 sink alcove per 4 areas Adult Restrooms 2 64 128 Discharge vestibule 1 150 150 w/ wheelchair storaoe I Staff Areas Pre-OP Nurse Station 1 120 120 At entrance to Pre-OP PACU Nurse station 1 140 140 Shared between adult and pediatrics Adult Step Down Nurse station 1 150 150 Male Dressing Room 1 350 350 Toilet room dresslno and 30 - 1/2 lockers Shower 1 60 60 Shared between dressing rooms Female Dressina Room 1 500 500 Toilet room dressing and 62 - 1/2 lockers Break Room / Conference Room 1 400 400 Large Kitchenette 2 refrigerators 4 tables & 16 chairs General Storaae 1 200 200 General office supplies Medical Gas Storaoe 1 100 100 Off receivino area Custodial Room 2 50 100 Supplies and eQuipment Pre-Oo Storaae 1 80 80 Pre-OP Clean Linen Suoply 1 60 60 Post -OP Soiled Utility 1 150 150 Hopper Post - OP Clean Utilitv 1 80 80 Eauioment storaoe 1 500 500 Medical eQuioment and supplies Receivina 1 120 120 Supply entrance. blood staging area ISubtotal Net useable areas 14119 Mechanical Room 1 3,000 3,000 Penthouse Electrical Room 1 150 150 On main floor IT 1 120 120 Can be in penthouse Subtotal Net Sauare Feet of Center 158 117 389 Grossina Factor 39% 6848 walls stairs and circulation Net to Gross 28% Total Gross Square Feet of Center I 24 237 COr1rn~IT" C'l'n","r 32'5 f, ',.vY)-in'Jmn .Sui'6 -loa r.o. 8'-"''< ??.-''If?, k"~~J City.:A 5:2:?14.2?:l.g T",I: .319,.3.3~.r;]11 F1>:.: .119,J3.o,,?:,P? 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" :: 0 " "m" 0" I ~ GlCQ " ms; - 3: ~ " -'I ~-t 0 -< ~ .. z ~ ~~ >;tTJ m m )0 I ~-< ~;;o " : " " ~n -< -<-< '" n " ~ - Project Name: Project Address: Ve. 7 No LEED for New Construction v2.2 Registered Project Checklist ElIIII Sustainable Sites 14 Points 11 1 1 1 "T 1 1 1 1 1 1 1 1 1 1 Prereq 1 Credit 1 Credit 2 Credit 3 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5.1 Credit 5.2 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 CreditS Yes ? No Construction Activity Pollution Prevention Site Selection Development Density & Community Connectivity Brownfield Redevelopment Alternative Transportation, Public Transportation Access Alternative Transportation, Bicycle Storage & Changing Rooms Alternative Transportation, Low-Emitting & Fuel-Efficient Vehicles Alternative Transportation, Parking Capacity Site Development, Protect or Restore Habitat Site Development, Maximize Open Space Stormwater Design, Quantity Control Stormwater Design, Quality Control Heat Island Effect, Non-Roof Heat Island Effect, Roof Light Pollution Reduction Required 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EI.B Water Efficiency 5 Points g.creditl.l 1 . Credit 1.2 1 Credit 2 1 Credit 3.1 1 Credit 3.2 Water Efficient Landscaping, Reduce by 50% Water Efficient Landscaping, No Potable Use or No Irrigation Innovative Wastewater Technologies Water Use Reduction, 20% Reduction Water Use Reduction, 30% Reduction BIIII Energy & Atmosphere 17 Points I Prereq 1 Prereq 2 Prereq 3 Fundamental Commissioning of the Building Energy Systems Minimum Energy Performance Fundamental Refrigerant Management Required Required Required 'Note for EAcl: All LEED tor New Construction projects registered after June 26"', 2007 are required to achieve at least two (2) points under EAct. 11 I 3 15 ICredit 1 0 timize Energy Performance 1 to 10 I 3lCredit 2 a.1., Credit3 1 .. Credit 4 1. : , Credit 5 1: Credit 6 1 10.5% New Buildings or 3.5% Existing Building Renovations 14% New Buildings or 7% Existing Building Renovations 17.5% New Buildings or 10.5% Existing Building Renovations 21% New Buildings or 14% Existing Building Renovations 24.5% New Buildings or 17.5% Existing Building Renovations 28% New Buildings or 21 % Existing Building Renovations 31.5% New Buildings or 24.5% Existing Building Renovations 35% New Buildings or 28% Existing Building Renovations 38.5% New Buildings or 31.5% Existing Building Renovations 42% New Buildings or 35% Existing Building Renovations On-Site Renewable Energy ~2.5% Renewable Energy 7.5% Renewable Energy 12.5% Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement & Verification Green Power 1 2 3 4 5 6 7 8 9 10 1 t03 t 2 3 1 1 1 1 Yes ? No 111111 Materials & Resources 13 Points Prereq 1 Storage & Collection of Recyclables Required 1 Credit 1.1 Building Reuse, Maintain 75% of Existing Walls, Floors & Roof 1 1 Credit 1.2 Building Reuse, Maintain 100% of Existing Walls, Floors & Roof 1 1 Credit 1.3 Building Reuse, Maintain 50% of Interior Non-Structural Elements 1 1 Credit 2.1 Construction Waste Management, Divert 50% from Disposal 1 Credit 2.2 Construction Waste Management, Divert 75% from Disposal 1 1 Credit 3.1 Materials Reuse, 5% 1 1 Credit 3.2 Materials Reuse,1 0% 1 1 Credit 4.1 Recycled Content, 10% (post-consumer + V2 pre-consumer) 1 Credit 4.2 Recycled Content, 20% (post-consumer + V2 pre-consumer) 1 Credit 5.1 Regional Materials, 10% Extracted, Processed & Manufactured Regional 1 Credit 5.2 Regional Materials, 20% Extracted, Processed & Manufactured Regional 1 Credit 6 Rapidly Renewable Materials 1 Credit 7 Certified Wood 1 Ves ? No Imllll Indoor Environmental Quality 15 Points 1 1 1 1 1 1 1 1 Prereq 1 Prereq 2 Credit 1 Credit 2 Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5 Credit 6.1 1 Credit 6.2 Credit 7.1 Credit 7.2 1 Credit 8.1 1 Credit 8.2 Minimum IAQ Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction IAQ Management Plan, During Construction Construction IAQ Management Plan, Before Occupancy Low-Emitting Materials, Adhesives & Sealants Low-Emitting Materials, Paints & Coatings Low-Emitting Materials, Carpet Systems Low-Emitting Materials, Composite Wood & Agrifiber Products Indoor Chemical & Pollutant Source Control Controllability of Systems, Lighting Controllability of Systems, Thermal Comfort Thermal Comfort, Design Thermal Comfort, Verification Daylight & Views, Daylight 75% of Spaces Daylight & Views, Views for 90% of Spaces Required Required 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 111111 Innovation & Design Process 5 Points Yes ? No 11. Credit 1.1 1 Credit 1 .2 1 Credit 1 .3 1 Credit 1.4 1 . Credit 2 Yes 7 No Innovation in Design: Provide Specific Title Innovation in Design: Provide Specific Title Innovation in Design: Provide Specific Title Innovation in Design: Provide Specific Title LEEDtl Accredited Professional famED Project Totals (pre-certification estimates) 69 POints Certified: 26-32 points, Silver: 33-38 points, Gold: 39-51 points, Platinum: 52-69 point! draft - draft - draft - draft - draft AGREEMENT FOR PRIVATE REDEVELOPMENT By and Between THE CITY OF IOWA CITY, IOWA AND IOWA CITY AMBULATORY SURGICAL CENTER, L.L.C. drnft-drnft-drnft-drnft-drnft AGREEMENT FOR PRIV A TE REDEVELOPMENT THIS AGREEMENT FOR PRIVATE REDEVELOPMENT (hereinafter called "Agreement"), is made on or as of the day of ,2007, by and among the CITY OF IOWA CITY, IOWA, a municipality (hereinafter called "City"), established pursuant to the Code of Iowa of the State of Iowa and acting under the authorization of Chapter 403 of the Code of Iowa, 2007, as amended (hereinafter called "Urban Renewal Act") and Iowa City Ambulatory Surgical Center, L.L.C., having an office for the transaction of business at 2419 Northgate St., Iowa City, Iowa 52240 (the "Developer"). WITNESSETH: WHEREAS, in furtherance of the objectives of the Urban Renewal Act, the City has undertaken a program for the creation of an economic development area in the City and, in this connection, is engaged in carrying out urban renewal project activities in an area known as the Northgate Corporate Park Urban Renewal Plan Area, which area is described in the Urban Renewal Plan approved for such area by Resolution No. 99-111 adopted April 6, 1999; and WHEREAS, a copy of the foregoing Urban Renewal Plan has been recorded among the land records in the office of the Recorder of Johnson County, Iowa; and WHEREAS, the Developer owns or has the right to acquire certain real property located in the foregoing Urban Renewal Area as more particularly described in Exhibit A attached hereto and made a part hereof (which property as so described is hereinafter referred to as the "Development Property"); and WHEREAS, the Developer will acquire the Development Property and cause an ambulatory surgery center to be constructed on the Development Property in accordance with this Agreement; and WHEREAS, the City believes that the development of the Property pursuant to this Agreement and the fulfillment generally of this Agreement, are in the vital and best interests of the City and in accord with the public purposes and provisions of the - 1 - draft - draft - draft - draft - draft applicable State and local laws and requirements under which the foregoing project has been undertaken and is being assisted. NOW, THEREFORE, in consideration of the premises and the mutual obligations of the parties hereto, each of them does hereby covenant and agree with the other as follows: ARTICLE I. DEFINITIONS Section 1.1. Definitions. In addition to other definitions set forth in this Agreement, all capitalized terms used and not otherwise defined herein shall have the following meanings unless a different meaning clearly appears from the context: Agreement means this Agreement and all appendices hereto, as the same may be from time to time modified, amended or supplemented. Certificate of Completion means a certification in the form of the certificate attached hereto as Exhibit C and hereby made a part of this Agreement, provided to the Developer pursuant to Section 3.4 of this Agreement. City means the City of Iowa City, Iowa, or any successor to its functions. Code means the Code of Iowa, 2007, as amended. Construction Plans means the plans, specifications, drawings and related documents reflecting the construction work to be performed by the Developer on the Development Property; the Construction Plans shall be as detailed as the plans, specifications, drawings and related documents which are submitted to the building inspector of the City as required by applicable City codes. County means the County of Johnson, Iowa. Developer means Iowa City Ambulatory Surgical Center, L.L.C., an Iowa limited liability corporation. Development Property means that portion of the Northgate Corporate Park Urban Renewal Plan Area of the City described in Exhibit A hereto. Economic Development Grants mean the Tax Increment payments to be made by the City to the Developer under Article VIII of this Agreement. - 2 - draft - draft- draft - draft - draft Event of Default means any of the events described in Section 10.1 of this Agreement. First Mortgage means any Mortgage granted to secure any loan made pursuant to either a mortgage commitment obtained by the Developer from a commercial lender or other financial institution to fund any portion of the construction costs and initial operating capital requirements of the Minimum Improvements, or all such Mortgages as appropriate. Minimum Improvements shall mean the construction of improvements together with all related site improvements as outlined in Exhibit B hereto. Minimum Improvements shall not include increases in assessed or actual value due to market factors. Mortgage means any mortgage or security agreement in which the Developer has granted a mortgage or other security interest in the Development Property, or any portion or parcel thereof, or any improvements constructed thereon. IOWA CITY AMBULATORY SURGICAL CENTER. L.L.C. - TIF Account means a separate account within the Northgate Corporate Park Urban Renewal Tax Increment Revenue Fund of the City, in which all Tax Increments received by the City with respect to the Minimum Improvements shall be deposited. Net Proceeds means any proceeds paid by an insurer to the Developer under a policy or policies of insurance required to be provided and maintained by the Developer, as the case may be, pursuant to Article V of this Agreement and remaining after deducting all expenses (including fees and disbursements of counsel) incurred in the collection of such proceeds. Northgate Corporate Park Urban Renewal Area Tax Increment Revenue Fund means the special fund of the City created under the authority of Section 403.19(2) of the Code and the Ordinance, which fund was created in order to pay the principal of and interest on loans, monies advanced to or indebtedness, whether funded, refunded, assumed or otherwise, including bonds or other obligations issued under the authority of Section 403.9 or 403.12 of the Code, incurred by the City to finance or refinance in whole or in part projects undertaken pursuant to the Urban Renewal Plan for the Project Area. - 3 - drnft-drnft-drnft-drnft-drnft Ordinance means Ordinance No. 99-3879 of the City, under which the taxes levied on the taxable property in the Project Area shall be divided and a portion paid into the Northgate Corporate Park Urban Renewal Area Tax Increment Revenue Fund. Proiect shall mean the construction and operation of the Minimum Improvements on the Development Property, as described in this Agreement. State means the State of Iowa. Tax Increments means the property tax revenues with respect to the Minimum Improvements that are divided and made available to the City for deposit in the Northgate Corporate Park Urban Renewal Tax Increment Revenue Fund under the provisions of Section 403.19 of the Code and the Ordinance. Termination Date means the date of termination of this Agreement, as established in Section 12.8 of this Agreement. Unavoidable Delays means delays resulting from acts or occurrences outside the reasonable control of the party claiming the delay including but not limited to storms, floods, fires, explosions or other casualty losses, unusual weather conditions, strikes, boycotts, lockouts or other labor disputes, delays in transportation or delivery of material or equipment, litigation commenced by third parties, or the acts of any federal, State or local governmental unit (other than the City). Urban Renewal Plan means the Urban Renewal Plan, as amended, approved in respect of the Northgate Corporate Park Urban Renewal Area, described in the preambles hereof. - 4 - d~ft-d~ft-d~ft-d~ft-d~ft ARTICLE II. REPRESENTATIONS AND WARRANTIES Section 2.1. Representations and Warranties of the City. The City makes the following representations and warranties: (a) The City is a municipal corporation and political subdivision organized under the provisions of the Constitution and the laws of the State and has the power to enter into this Agreement and carry out its obligations hereunder. (b) The execution and delivery of this Agreement, the consummation of the transactions contemplated hereby, and the fulfillment of or compliance with the terms and conditions of this Agreement are not prevented by, limited by, in conflict with, or result in a breach of, the terms, conditions or provisions of any contractual restriction, evidence of indebtedness, agreement or instrument of whatever nature to which the City is now a party or by which it is bound, nor do they constitute a default under any of the foregoing. Section 2.2. Covenants. Obligations. Representations and Warranties of Developer. The Developer makes the following representations and warranties: (a) Developer is a corporation duly organized and validly existing under the laws of the State of Iowa and has all requisite power and authority to own and operate its properties, to carry on its business as now conducted and as presently proposed to be conducted, and to enter into and perform its obligations under the Agreement. (b) This Agreement has been duly and validly authorized, executed and delivered by the Developer and, assuming due authorization, execution and delivery by the City, is in full force and effect and is a valid and legally binding instrument of the Developer enforceable in accordance with its terms, except as the same may be limited by bankruptcy, insolvency, reorganization or other laws relating to or affecting creditors' rights generally. (c) The execution and delivery of this Agreement, the consummation of the transactions contemplated hereby, and the fulfillment of or compliance with the terms and conditions of this Agreement are not prevented by, limited by, in conflict with, or result in a violation or breach of, the terms, conditions or provisions of the certificate of incorporation and bylaws of Developer or its parents or subsidiaries of any contractual restriction, evidence of indebtedness, agreement or instrument of whatever nature to - 5 - draft - draft .- draft - draft - draft which the Developer is now a party or by which it or its property is bound, nor do they constitute a default under any of the foregoing. (d) There are no actions, suits or proceedings pending or threatened against or affecting the Developer in any court or before any arbitrator or before or by any governmental body in which there is a reasonable possibility of an adverse decision which could materially adversely affect the business (present or prospective), financial position or results of operations of the Developer or which in any manner raises any questions affecting the validity of the Agreement or the Developer's ability to perform its obligations under this Agreement. (e) Developer has not received any notice from any local, State for federal official that the activities of Developer with respect to the Development Property mayor will be in violation of any environmental law or regulation (other than those notices, if any, of which the City has previously been notified in writing). Developer is not currently aware of any State or federal claim filed or planned to be filed by any party relating to any violation of any local, State or federal environmental law, regulation or review procedure applicable to the Development Property, and Developer is not currently aware of any violation of any local, State or federal environmental law, regulation or review procedure which would give any person a valid claim under any State or federal environmental statute with respect thereto. (t) Developer will fully cooperate with the City in resolution of any traffic, parking, trash removal or public safety problems which may arise in connection with the construction and operation of the Minimum Improvements. (g) Developer would not undertake its obligations under this Agreement without the payment by the City of the Economic Development Grants being made to the Developer pursuant to this Agreement. (h) The Developer will cause the Minimum Improvements to be constructed in accordance with the terms of this Agreement and when constructed will comply with the Urban Renewal Plan and all local, State and federal laws and regulations, except for variances that may be necessary to construct the Minimum Improvements. (i) The Developer will use its best efforts to obtain, or cause to be obtained, in a timely manner, all required permits, licenses and approvals, and will meet, in a timely manner, all requirements of all applicable local, State, and federal laws and regulations which must be obtained or met in connection with the Project. - 6 - draft - draft - draft - draft - draft G) The construction ofthe Minimum Improvements requires a total investment of not less than $5,000,000. ARTICLE III. DEVELOPMENT AND JOB CREATION REQUIREMENT Section 3.1. Minimum Improvements. The Developer agrees to complete Minimum Improvements generally consisting of the construction of a new 20,000 square foot building to house the operating rooms and support areas, all as more fully described on Exhibit B hereto. Construction of the Minimum Improvements shall commence no later than May 1, 2008 and shall be completed by May 1, 2009. The new building will include at least four operating rooms and related support areas. The construction of the Minimum Improvements must increase the actual assessed value of the Development Property by at least 15% over the actual assessed value as of January 1,2007. Section 3.2. Job Creation Developer will create and maintain, until the termination date of this agreement, at least twenty (20) Full Time Employment (FTE) units that will pay an hourly wage equal to at least $20.00 per hour. In addition, Developer will provide these positions with competitive benefits. An FTE unit means the equivalent of the employment of one (1) person for eight (8) hours per day for a five (5) day, forty (40) hour workweek for fifty- two (52) weeks per year. Section 3.3. Energy Efficiency. Developer shall obtain LEED certification on the completed minimum improvements prior to the issuance of a Certificate of Completion for such minimum improvements or any discrete portion thereof. Section 3.4. Certificate of Completion. Upon written request of the Developer after issuance of an occupancy permit for the Minimum Improvements, or any discreet portion thereof, the City will furnish the - 7 - draft - draft - draft - draft - draft Developer with a Certificate of Completion for such portion in recordable form, in substantially the form set forth in Exhibit C attached hereto. Such Certificate of Completion shall be a conclusive determination of satisfactory termination of the covenants and conditions of this Agreement with respect to the obligations of the Developer to construct the Minimum Improvements or any discrete portion thereof. A Certificate of Completion may be recorded in the proper office for the recordation of deeds and other instruments pertaining to the Development Property at the Developer's sole expense. If the City shall refuse or fail to provide a Certificate of Completion in accordance with the provisions of this Section 3.4, the City shall within twenty (20) days after written request to the Developer, provide the Developer with a written statement indicating with adequate detail, in what respects the Developer has failed to complete the Minimum Improvements in accordance with the provisions of this Agreement, or is otherwise in default under the terms of this Agreement, and what measures or acts will be necessary, in the opinion of the City, to obtain such Certificate of Completion. ARTICLE IV. RESERVED ARTICLE V. INSURANCE Section 5.1. Insurance Requirements. (a) Upon completion of construction of the Minimum Improvements and at all times prior to the Termination Date, the Developer shall maintain, or cause to be maintained, at its sole cost and expense (and from time to time at the request of the City shall furnish proof of the payment of premiums on) insurance as follows: (i) Insurance against loss and/or damage to the Minimum Improvements under a policy or policies covering such risks as are ordinarily insured through property policies against by similar businesses, including (without limitation due to the generality of the foregoing) fire, extended coverage, vandalism and malicious mischief, explosion, water damage, demolition cost, debris removal, and collapse in an amount not less than the full insurable replacement value of the Minimum Improvements, but any such policy may have a deductible amount of not more than $250,000. No policy of insurance shall be so written that the proceeds thereofwill produce less than the minimum coverage required by the preceding sentence, by reason of co-insurance provisions or otherwise, without the prior consent thereto in writing by the City. The term "full insurable replacement value" shall mean the actual replacement cost of the Minimum - 8 - draft - draft - draft - draft - draft Improvements (excluding foundation and excavation costs and costs of underground flues, pipes, drains and other uninsurable items) and equipment, and shall be determined from time to time at the request of the City, but not more frequently than once every three years, by an insurance consultant or insurer selected and paid for by the Developer and approved by the City. (ii) Comprehensive general public liability insurance, including personal injury liability for injuries to persons and/or property, including any injuries resulting from the operation of automobiles or other motorized vehicles on or about the Development Property, in the minimum amount for each occurrence and for each year of $1,000,000. (iii) Such other insurance, including worker's compensation insurance respecting all employees of the Developer, in such amount as is customarily carried by like organizations engaged in like activities of comparable size and liability exposure; provided that the Developer may be self-insured with respect to all or any part of its liability for worker's compensation. (b) All insurance required by this Article V to be provided prior to the Termination Date shall be taken out and maintained in responsible insurance companies selected by the Developer which are authorized under the laws of the State of Iowa to assume the risks covered thereby. The Developer will deposit annually with the City copies of policies evidencing all such insurance, or a certificate or certificates or binders of the respective insurers stating that such insurance is in full force and effect. Unless otherwise provided in this Article V, each policy shall contain a provision that the insurer shall not cancel or modify it without giving written notice to the Developer and the City at least thirty (30) days before the cancellation or modification becomes effective. Not less than fifteen (15) days prior to the expiration of any policy, the Developer shall furnish the City evidence satisfactory to the City that the policy has been renewed or replaced by another policy conforming to the provisions of this Article V, or that there is no necessity therefor under the terms hereof. In lieu of separate policies, the Developer may maintain a single policy, or blanket or umbrella policies, or a combination thereof, which provide the total coverage required herein, in which event the Developer shall deposit with the City a certificate or certificates of the respective insurers as to the amount of coverage in force upon the Minimum Improvements. (c) The Developer agrees to notify the City immediately in the case of damage exceeding $250,000 in amount to, or destruction of, the Minimum Improvements or any portion thereof resulting from fire or other casualty. Net Proceeds of any such insurance - 9 - drnft-drnft-drnft-drnft-drnft shall be paid directly to the Developer, and the Developer will forthwith repair, reconstruct and restore the Minimum Improvements to substantially the same or an improved condition or value as they existed prior to the event causing such damage and, to the extent necessary to accomplish such repair, reconstruction and restoration, the Developer will apply the Net Proceeds of any insurance relating to such damage received by the Developer to the payment or reimbursement of the costs thereof. (d) The Developer shall complete the repair, reconstruction and restoration of the Minimum Improvements in a timely manner, whether or not the Net Proceeds of insurance received by the Developer for such purposes are sufficient. ARTICLE VI. COVENANTS OF THE DEVELOPER Section 6.1. Maintenance of Properties. The Developer will maintain, preserve and keep its properties (whether owned in fee or a leasehold interest), including but not limited to the Minimum Improvements, in good repair and working order, ordinary wear and tear excepted, and from time to time will make all necessary repairs, replacements, renewals and additions. Section 6.2. Maintenance of Records. The Developer will keep at all times proper books of record and account in which full, true and correct entries will be made of all dealings and transactions of or in relation to the business and affairs of the Developer in accordance with generally accepted accounting principles, consistently applied throughout the period involved, and the Developer will provide reasonable protection against loss or damage to such books of record and account. Section 6.3. Compliance with Laws. The Developer will comply with all laws, rules and regulations relating to the Minimum Improvements, other than laws, rules and regulations the failure to comply with which or the sanctions and penalties resulting therefrom, would not have a material adverse effect on the business, property, operations, or condition, financial or otherwise, of the Developer. Section 6.4. Non-Discrimination. In operating the Minimum Improvements, the Developer shall not discriminate against any applicant, employee, person or tenant because of race, creed, color, religion, sex, national origin, sexual orientation, age, disability, marital status or gender identity. The Developer shall ensure that applicants, employees, persons and tenants are considered and are treated without regard to their - 10 - draft - draft - draft - draft - draft race, creed, color, religion, sex, national origin, sexual orientation, age, disability, marital status or gender identity. Section 6.5. Continued Operation and Employment. Commencing upon the execution of the Agreement, the Developer agrees that it will operate an ambulatory surgery center, employing at least twenty (20) full time equivalent (FTE) employees, and will continue operation of this building and center until at least the Termination Date set forth in Section 12.8 thereof. Section 6.6. Annual Certification. To assist the City in monitoring and performance of the Developer hereunder, a duly authorized officer of the Developer shall annually provide to the City: (a) a written statement from the County Auditor showing the amount of Tax Increments (as defined in Section 1.1 of this Agreement) in respect of the Minimum Improvements (excluding increases in assessed or actual value due to market factors) for the following fiscal year; (b) proof that all ad valorem taxes on the Development Property have been paid for the prior fiscal year; (c) documentation in the form of payroll records evidencing compliance with the jobs creation portion of this agreement outlined in section 3.2; and (d) certification that such officer has re-examined the terms and provisions of this Agreement and that at the date of such certificate, and during the preceding twelve (12) months, the Developer is not, or was not, in default in the fulfillment of any of the terms and conditions of this Agreement and that no Event of Default (or event which, with the lapse of time or the giving of notice, or both, would become an Event of Default) is occurring or has occurred as of the date of such certificate; or during such period, or if the signer is aware of any such default, event or Event of Default, said officer shall disclose in such statement the nature thereof, its period of existence and what action, if any, has been taken or is proposed to be taken with respect thereto. Such statement, proof and certificate shall be provided not later than November 1 of each year, commencing November 1,2009, and ending on November 1, 2011 both dates inclusive. Upon certification by the Developer on or before November 1, 2009, the City will.certifY to establish a base value as of January 1,2007. ARTICLE VII. ASSIGNMENT AND TRANSFER Section 7.1. Status of the Developer: Transfer of Substantially All Assets. As security for the obligations of the Developer under this Agreement, the Developer represents and agrees that, prior to the issuance of the Certificate of Completion and prior to the Termination Date, the Developer will maintain existence as an adequately capitalized corporation and will not wind up or otherwise dispose of all or substantially - 11 - draft - draft - draft - draft - draft all of the Development Property and Minimum Improvements, or assign its interest in this Agreement to any other party unless (i) the transferee partnership, corporation, limited liability company or individual assumes in writing all of the obligations of the Developer under this Agreement and (ii) the City consents thereto in writing in advance thereof. Notwithstanding the foregoing, however, or any other provisions of this Agreement, (a) Developer may transfer its interest in and to this Agreement to any affiliate which is controlled by, under common control with, or controls Developer or to any entity that acquires all or substantially all of the assets of the Developer or to any corporate successor to Developer by consolidation, merger, or otherwise, and (b) the Developer may (1) pledge any and/or all of its assets as security for any financing of the Minimum Improvements; (2) assign its rights under this Agreement to a third party, provided such assignment shall not release the Developer of its obligations hereunder, and the City agrees in writing that Developer may assign its interest under this Agreement for such purpose; and (3) the Developer may transfer its ownership interest to a third-party under an arrangement whereby Developer will lease the Development Property back and continue to satisfy the requirements of this Agreement. ARTICLE VIII. ECONOMIC DEVELOPMENT GRANTS Section 8.1. Economic Development Grants. (a) For and in consideration of the obligations being assumed by the Developer hereunder, and in furtherance of the goals and objectives of the Urban Renewal Plan for the Project Area and the Urban Renewal Act, the City agrees to provide three (3) annual grants to the Developer, subject to the Developer having received a Certificate of Completion and being and remaining in compliance with the terms ofthis Agreement and subject to the terms of this Article VIII. The annual grants shall commence on June 1,2011 and end on June 1,2013, and the total of all grants shall not exceed $600,000. Each of the three (3) annual grants shall be equal to one hundred percent (100%) per fiscal year of the Tax Increments collected by the City with respect to the Minimum Improvements on the Development Property pursuant to Section 403.9 of the Urban Renewal Act under the terms of the Ordinance (without regard to any averaging that may otherwise be utilized under Section 403.19(6) and excluding any interest that may accrue thereon prior to payment to the Developer) during the preceding twelve-month period in respect of the Development Property and the Minimum Improvements, but subject to adjustment and conditions precedent as provided in this Article (such payments being referred to collectively as the "Economic Development Grants"). (b) The obligation of the City to make an Economic Development Grant to the Developer in any year as specified above shall be subject to and conditioned upon the - 12 - draft - draft - draft - draft - draft timely filing by the Developer of all previous annual statements, proofs and certifications required under Section 6.6 hereof and the City Manager's approval thereof. Beginning with the November 1,2009 certification, if the Developer's annual statement, proof and certification is timely filed and contains the information required under Section 6.6 and the City Manager approves of the same, the City shall certify to the County prior to December 1 of that year its request for the available Tax Increments resulting from the assessments imposed by the County as of January 1 of that year, to be collected by the City as taxes are paid during the following fiscal year and which shall thereafter be disbursed to the Developer on June 1 of the following fiscal year. (For example, if the Developer and the City each so certify on November and December 2009, respectively, the first Economic Development Grant would be paid to the Developer on June 1, 2011). (c) In the event that the annual statement, proof or certification required to be delivered by the Developer under Section 6.6 is not delivered to the City by November 1 of any year, the Developer recognizes and agrees that the City may have insufficient time to review and approve the same and certify its request for Tax Increments to the County and that, as a result, no Economic Development Grant may be made to the Developer in respect thereof and said Economic Development Grant may be forfeited for that particular fiscal year. (d) The total, aggregate amount of all Economic Development Grants under this Agreement shall not exceed $600,000. Each Economic Development Grant shall be equal to one hundred percent (100%) of all Tax Increments collected per fiscal year in respect of the assessments imposed on the Development Property and Minimum Improvements as of January 1,2009, and on January 1 of each of the following three (3) years, until the total, aggregate of all such Economic Development Grants equals no more than the sum total of $600,000. The final grant shall be adjusted, if necessary, if payment of 100% of Tax Increments for that grant would result in total, aggregate Economic Development Grants in an amount exceeding $600,000. Such Economic Development Grants shall at all times be subject to termination in accordance with the terms of this Article VIII and Article X. Thereafter, the taxes levied on the Development Property and Minimum Improvements shall be divided and applied in accordance with the Urban Renewal Act and the Ordinance. It is recognized by all parties that the total aggregate amount set forth above is a maximum amount only and that the actual payment amounts will be determined after the Minimum Improvements are completed and the valuations of said Improvements have been determined by the City Assessor. (e) In the event that any certificate filed by the Developer under Section 6.6 or other information available to the City discloses the existence or prior occurrence of an - 13 - draft - draft - draft - draft - draft Event of Default that was not cured or cannot reasonably be cured under the provisions of Section 10.2 (or an event that, with the passage of time or giving of notice, or both, would become an Event of Default that cannot reasonably be cured under the provisions of Section 10.2), the City shall have no obligation thereafter to make any further payments to the Developer in respect of the Economic Development Grants and may proceed to take one or more of the actions described in Section 10.2 hereof. Section 8.2. Source of Grant Funds Limited. (a) The Economic Development Grants shall be payable from and secured solely and only by amounts deposited and held in the IOWA CITY AMBULATORY SURGICAL CENTER. L.L.C. - TIF Account of the City. The City hereby covenants and agrees to maintain the Ordinance in force during the term hereof and to apply the incremental taxes collected in respect of the Minimum Improvements and allocated to the IOWA CITY AMBULATORY SURGICAL CENTER. L.L.C. - TIF Account to pay the Economic Development Grants, as and to the extent set forth in Section 8.1 hereof. The Economic Development Grants shall not be payable in any manner by other tax increment revenues or by general taxation or from any other City funds. (b) Notwithstanding the provisions of Section 8.1 hereof, the City shall have no obligation to make an Economic Development Grant to the Developer if at any time during the term hereof the City receives an opinion of its legal counsel to the effect that the use of Tax Increments resulting from the Minimum Improvements to fund an Economic Development Grant to the Developer, as contemplated under said Section 8.1, is not authorized or otherwise an appropriate project activity permitted to be undertaken by the City under the Urban Renewal Act or other applicable provisions of the Code, as then constituted, or under a controlling decision of an Iowa court having jurisdiction over the subject matter hereof. Upon receipt of such an opinion or controlling decision by an Iowa court, the City shall promptly forward a copy of the same to the Developer. If the circumstances or legal constraints giving rise to the opinion or controlling decision continue for a period during which two (2) Economic Development Grants would otherwise have been paid to the Developer under the terms of Section 8.1, the City may terminate this Agreement, without penalty or other liability to the Developer, by written notice to the Developer. (c) The City makes no representation with respect to the amounts that may finally be paid to the Developer as the Economic Development Grants, and under no circumstances shall the City in any manner be liable to the Developer so long as the City timely applies the Tax Increments actually collected and held in the IOWA CITY AMBULATORY SURGICAL CENTER. L.L.C. - TIF Account (regardless of the amounts thereof) to the - 14 - dmft-dmft-dmft-dmft-dmft payment of the Economic Development Grants to the Developer, as and to the extent described in this Article. Section 8.3. Use of Other Tax Increments. Subject to this Article VIII, the City shall . be free to use any and all Tax Increments collected in respect of increases in valuation on the Development Property unrelated to construction of the Minimum Improvements (i.e. increases in assessed or actual value due to market factors) any other properties within the Project Area, or any available Tax Increments resulting from the suspension or termination of the Economic Development Grants under Section 8.1 hereof, for any purpose for which the Tax Increments may lawfully be used pursuant to the provisions of the Urban Renewal Act, and the City shall have no obligations to the Developer with respect to the use thereof. ARTICLE IX. INDEMNIFICATION Section 9.1. Release and Indemnification Covenants. (a) The Developer releases the City and the governing body members, officers, agents, servants and employees thereof (hereinafter, for purposes of this Article IX, the Irindemnified partieslr) from, covenants and agrees that the indemnified parties shall not be liable for, and agrees to indemnify, defend and hold harmless the indemnified parties against, any loss or damage to property or any injury to or death of any person occurring at or about or resulting from any defect in the Minimum Improvements. (b) Except for any willful misrepresentation or any willful or wanton misconduct or any unlawful act of the indemnified parties, the Developer agrees to protect and defend the indemnified parties, now or forever, and further agrees to hold the indemnified parties harmless, from any claim, demand, suit, action or other proceedings whatsoever by any person or entity whatsoever arising or purportedly arising from (i) any violation of any covenant, term or condition of this Agreement (except with respect to any suit, action, demand or other proceeding brought by the Developer against the City to enforce its rights under this Agreement), (ii) the acquisition and condition of the Development Property and the construction, installation, ownership, and operation of the Minimum Improvements or (iii) any hazardous substance or environmental contamination located in or on the Development Property relating to conditions caused by Developer after the effective date of this Agreement. - 15 - d~ft-d~ft-d~ft-d~ft-d~ft (c) The indemnified parties shall not be liable for any damage or injury to the persons or property of the Developer or its officers, agents, servants or employees or any other person who may be about the Minimum Improvements due to any act of negligence of any person, other than any act of negligence on the part of any such indemnified party or its officers, agents, servants or employees. (d) All covenants, stipulations, promises, agreements and obligations ofthe City contained herein shall be deemed to be the covenants, stipulations, promises, agreements and obligations of the City, and not of any governing body member, officer, agent, servant or employee of the City in their individual capacity thereof. ( e) The provisions of this Article IX shall survive the termination of this Agreement. ARTICLE X. DEFAULT AND REMEDIES Section 10.1. Events of Default Defined. The following shall be "Events of Default" under this Agreement and the term "Event of Default" shall mean, whenever it is used in this Agreement, anyone or more of the following events: (a) Failure by the Developer to cause the construction of the Minimum Improvements to be commenced and completed pursuant to the terms, conditions and limitations of Article III of this Agreement; (b) Transfer of any interest in this Agreement or the assets of the Developer in violation of the provisions of Article VII of this Agreement; (c) Failure of the Developer to provide and maintain, until the termination date of this agreement as outlined in Section 12.8, the requisite jobs outlined in Section 3.2; (d) Failure by the Developer to substantially observe or perform any covenant, condition, obligation or agreement on its part to be observed or performed under this Agreement; ( e) The holder of any Mortgage on the Development Property, or any improvements thereon, or any portion thereof, commences foreclosure proceedings as a result of any default under the applicable Mortgage documents; (f) If the Developer shall: - 16 - drnft-d~ft-drnft-drnft-d~ft (A) file any petition in bankruptcy or for any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under the United States Bankruptcy Act of 1978, as amended, or under any similar federal or state law; or (B) make an assignment for the benefit of its creditors; or (C) admit in writing its inability to pay its debts generally as they become due; or (D) be adjudicated a bankrupt or insolvent; or if a petition or answer proposing the adjudication of the Developer as a bankrupt or its reorganization under any present or future federal bankruptcy act or any similar federal or state law shall be filed in any court and such petition or answer shall not be discharged or denied within ninety (90) days after the filing thereof; or a receiver, trustee or liquidator of the Developer or the Minimum Improvements, or part thereof, shall be appointed in any proceedings brought against the Developer, and shall not be discharged within ninety (90) days after such appointment, or if the Developer shall consent to or acquiesce in such appointment; or (g) If any representation or warranty made by the Developer in this Agreement, or made by the Developer in any written statement or certificate furnished by the Developer pursuant to this Agreement, shall prove to have been incorrect, incomplete or misleading in any material respect on or as of the date of the issuance or making thereof. Section 10.2. Remedies on Default. Whenever any Event of Default referred to in Section 10.1 of this Agreement occurs and is continuing, the City, as specified below, may take anyone or more of the following actions after (except in the case of an Event of Default under subsections (e) or (f) of said Section 10.1 in which case action may be taken immediately) the giving of thirty (30) days' written notice by the City to the Developer and the holder of the First Mortgage (but only to the extent the City has been informed in writing of the existence of a First Mortgage and been provided with the address of the holder thereof) of the Event of Default, but only if the Event of Default has not been cured within said thirty (30) days, or if the Event of Default cannot reasonably be cured within thirty (30) days and the Developer does not provide assurances reasonably satisfactory to the City that the Event of Default will be cured as soon as reasonably possible: - 17 - draft - draft - draft - draft - draft (a) The City may suspend its performance under this Agreement until it receives assurances from the Developer, deemed adequate by the City, that the Developer will cure its default and continue its performance under this Agreement; (b) The City may terminate this Agreement; (c) The City may withhold the Certificate of Completion; (d) The City may take any action, including legal, equitable or administrative action, which may appear necessary or desirable to enforce performance and observance of any obligation, agreement, or covenant of the Developer, as the case may be, under this Agreement; or (e) The City shall be entitled to recover from the Developer, and the Developer shall re-pay to the City, an amount equal to the most recent Economic Development Grant previously made to the Developer under Article VIII hereof, and the City may take any action, including any legal action it deems necessary, to recover such amount from the Developer. In the event that the City prevails in recovering the most recent Economic Development Grant previously made to the Developer under Article VIII hereof, the City shall also be entitled to recover attorney fees from the Developer. Section 10.3. No Remedy Exclusive. No remedy herein conferred upon or reserved to the City is intended to be exclusive of any other available remedy or remedies, but each and every remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. Section lOA. No Implied Waiver. In the event any agreement contained in this Agreement should be breached by any party and thereafter waived by any other party, such waiver shall be limited to the particular breach so waived and shall not be deemed to waive any other concurrent, previous or subsequent breach hereunder. Section 10.5. Agreement to Pay Attorneys' Fees and Expenses. Whenever any Event of Default occurs and the party who is not in default shall employ attorneys or incur other expenses for the collection of payments due or to become due or for the enforcement or performance or observance of any obligation or agreement on the part of the party in - 18 - draft - draft - draft - draft - draft default herein contained, the party in default agrees that it shall, on demand therefor, pay to the party not in default the reasonable fees of such attorneys and such other expenses as may be reasonably and appropriately incurred by the party not in default in connection therewith. ARTICLE XI. OPTION TO TERMINATE AGREEMENT Section 11.1. Option to Terminate. This Agreement may be terminated by the Developer if (i) the Developer is in compliance with all material terms of this Agreement and no Event of Default has occurred which has not been cured in accordance with the provisions of Section 10.2 hereof; and (ii) the City fails to comply with any material term of this Agreement, and, after written notice by the Developer of such failure, the City has failed to cure such noncompliance within ninety (90) days of receipt of such notice, or, if such noncompliance cannot reasonably be cured by the City within ninety (90) days of receipt of such notice, the City has not provided assurances reasonably satisfactory to the Developer that such noncompliance will be cured as soon as reasonably possible. Section 11.2. Effect of Termination. If this Agreement is terminated pursuant to this Article XI, this Agreement shall be from such date forward null and void and of no further effect; provided, however, that the City's rights to indemnification under Article IX hereof shall in all events survive and provided further that the termination of this Agreement shall not affect the rights of any party to institute any action, claim or demand for damages suffered as a result of breach or default of the terms of this Agreement by another party, or to recover amounts which had accrued and become due and payable as of the date of such termination. In any such action, the prevailing party shall be entitled to recover its reasonable attorneys fees and related expenses incurred in connection therewith (but only, in the case of recovery of such fees against the City, to the extent permitted by applicable law). Upon termination of this Agreement pursuant to this Article XI, the Developer shall be free to proceed with the construction and operation of the Minimum Improvements at its own expense and without regard to the provisions of this Agreement. - 19 - draft - draft - draft - draft - draft ARTICLE XII. MISCELLANEOUS Section 12.1. Conflict of Interest. The Developer represents and warrants that, to its best knowledge and belief after due inquiry, no officer or employee of the City, or its designees or agents, nor any consultant or member of the governing body of the City, and no other public official of the City who exercises or has exercised any functions or responsibilities with respect to the Project during his or her tenure, or who is in a position to participate in a decision-making process or gain insider information with regard to the Project, has had or shall have any interest, direct or indirect, in any contract or subcontract, or the proceeds thereof, for work or services to be performed in connection with the Project, or in any activity, or benefit therefrom, which is part of the Project at any time during or after such person's tenure. Section 12.2. Notices and Demands. A notice, demand or other communication under this Agreement by any party to the other shall be sufficiently given or delivered if it is dispatched by registered or certified mail, postage prepaid, return receipt requested, or delivered personally, and (a) In the case of the Developer, is addressed or delivered personally to the Developer at 2419 Northgate St, Iowa City, Iowa 52240. (b) In the case of the City, is addressed to or delivered personally to the City at the Iowa City City Hall, 410 E. Washington Street, Iowa City, Iowa, 52240, Atln: City Manager; or to such other designated individual or to such other address as any party shall have furnished to the other in writing in accordance herewith. Section 12.3. Titles of Articles and Sections. Any titles of the several parts, Articles, and Sections of this Agreement are inserted for convenience of reference only and shall be disregarded in construing or interpreting any of its provisions. Section 12.4. Counterparts. This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. Section 12.5. Governing Law. This Agreement shall be governed and construed in accordance with the laws of the State of Iowa. - 20- draft - draft - draft - draft - draft Section 12.6. Entire Agreement. This Agreement and the exhibits hereto reflect the entire agreement between the parties regarding the subject matter hereof, and supersedes and replaces all prior agreements, negotiations or discussions, whether oral or written. This Agreement may not be amended except by a subsequent writing signed by all parties hereto. Section 12.7. Successors and Assigns. This Agreement is intended to and shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. Section 12.8. Termination Date. This Agreement shall terminate and be of no further force or effect on and after December 31, 2011. IN WITNESS WHEREOF, the City has caused this Agreement to be duly executed in its name and behalf by its Mayor and its seal to be hereunto duly affixed and attested by its City Clerk, the Developer has caused this Agreement to be duly executed in its name and behalf by Iowa City Ambulatory Surgical Center, L.L.C. (SEAL) CITY OF IOWA CITY, IOWA By: Mayor - 21 - draft - draft - draft -. draft - draft ATTEST: By: City Clerk IOWA CITY AMBULATORY SURGICAL CENTER, L.L.C. By: ATTEST: By: (title) STATE OF IOWA ) ) SS COUNTY OF ) On this day of ,2007, before me a Notary Public in and for said County, personally appeared Ross Wilburn and Marian Karr to me personally known, who being duly sworn, did say that they are the Mayor and City Clerk, respectively of the City of Iowa City, Iowa, a Municipal Corporation, created and existing under the laws of the State of Iowa, and that the seal affixed to the foregoing instrument is the seal of said Municipal Corporation, and that said instrument was signed and sealed on behalf of said Municipal Corporation by authority and resolution of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said Municipal Corporation by it voluntarily executed. Notary Public in and for Johnson County, Iowa - 22- draft - draft - draft -- draft - draft STATE OF ) ) SS COUNTY OF ) On this day of , 2007, before me the undersigned, a Notary Public in and for said County, in said State, personally appeared and , to me personally known, who, being by me duly sworn, did say that they are the and of Iowa City Ambulatory Surgical Center, L.L.C., and that said instrument was signed on behalf of said corporation; and that the said and , as such officers acknowledged the execution of said instrument to be the voluntary act and deed of said corporation, by them voluntarily executed. Notary Public in and for County and State - 23 - draft - draft - draft - draft - draft EXHIBIT A DEVELOPMENT PROPERTY The Development Property is described as consisting of all that certain parcel or parcelsofland located in the City of Iowa City, County of Johnson, State of Iowa, more particularly described as follows: LEGAL DESCRIPTION Lot 12, Highlander Development Third Addition, Iowa City, Iowa, according to the plat thereof recorded in Book 44, Page 215, Plat Records of Johnson County, Iowa. EXHIBIT B MINIMUM IMPROVEMENTS The Developer agrees to complete Minimum Improvements generally consisting of the construction of a new 20,000 square foot building to house the operating rooms and support areas. The new building will include four to six operating rooms and related support areas. The construction of the Minimum Improvements must increase the actual assessed value of the Development Property by at least 15% over the actual assessed value on January 1,2007. A - I draft - draft - draft - draft - draft EXHIBIT C CERTIFICATE OF COMPLETION WHEREAS, the City of Iowa City, Iowa (the "City") and IOWA CITY AMBULATORY SURGICAL CENTER, L.L.C. having an office for the transaction of business at 2419 Northgate St., Iowa City, Iowa 52240 (the "Developer"), did on or about the day of , 2007, make, execute and deliver, each to the other, an Agreement for Private Redevelopment (the "Agreement"), wherein and whereby the Developer agreed, in accordance with the terms of the Agreement, to develop and maintain certain real property located within the City and as more particularly described as follows: LEGAL DESCRIPTION Lot 12, Highlander Development Third Addition, Iowa City, Iowa, according to the plat thereof recorded in Book 44, Page 215, Plat Records of Johnson County, Iowa. WHEREAS, the Agreement incorporated and contained certain covenants and restrictions with respect to the development of the Development Property, and obligated the Developer to construct certain Minimum Improvements (as defined therein) in accordance with the Agreement; and WHEREAS, the Developer has to the present date performed said covenants and conditions insofar as they relate to the construction of said Minimum Improvements in a manner deemed by the City to be in conformance with the approved building plans to permit the execution and recording of this certification. NOW, THEREFORE, pursuant to Section 3.4 of the Agreement, this is to certify that all covenants and conditions of the Agreement with respect to the obligations of the Developer, and its successors and assigns, to construct the Minimum Improvements on the Development Property have been completed and performed by the Developer and are hereby released absolutely and forever terminated insofar as they apply to the land described herein. The County Recorder of Johnson County is hereby authorized to accept for recording and to record the filing of this instrument, to be a conclusive determination of the satisfactory termination of the covenants and conditions of said Agreement with respect to the construction of the Minimum Improvements on the Development Property. C - 2 draft - draft - draft - draft - draft All other provisions of the Agreement, including but not limited to the job creation and retention requirements, shall otherwise remain in full force and effect until termination as provided therein. (SEAL) CITY OF IOWA CITY, IOWA By: Mayor ATTEST: By: City Clerk STATE OF IOWA ) ) SS COUNTY OF JOHNSON ) On this day of ,2007, before me a Notary Public in and for said County, personally appeared Ross Wilburn and Marian Karr, to me personally known, who being duly sworn, did say that they are the Mayor and City Clerk, respectively of the City of Iowa City, Iowa, a Municipal Corporation, created and existing under the laws of the State of Iowa, and that the seal affixed to the foregoing instrument is the seal of said Municipal Corporation, and that said instrument was signed and sealed on behalf of said Municipal Corporation by authority and resolution of its City Council and said Mayor and City Clerk acknowledged said instrument to be the free act and deed of said Municipal Corporation by it voluntarily executed. Notary Public in and for Johnson County, Iowa C - 3