National_Zoological_Park_Central_Parking_Facility_Parking_Concession_Agr..__(009).pdf

4832-4774-2548.4

Draft 2-6-18

NATIONAL ZOOLOGICAL PARK

CENTRAL PARKING FACILITY

CONCESSION AGREEMENT

BY AND BETWEEN

THE SMITHSONIAN INSTITUTION

AND

[DEVELOPER]

Note: This draft Agreement is not binding on the Smithsonian, and the Smithsonian reserves the right to request any additional or differing terms based upon the Smithsonian’s further review of this draft Agreement and feedback received from Proposers during the RFP Process.

Table of Contents

Page

ARTICLE 1 1

DEFINITIONS ............................................................................................................................... 2 2

ARTICLE 2 3

CONDITIONS PRECEDENT; RESPONSIBILITIES PRIOR TO EFFECTIVE DATE 4

Section 2.1. Effective Date ................................................................................................ 17 5

Section 2.2. Effective Date Certification ........................................................................... 18 6

Section 2.3. Closing Security ............................................................................................. 18 7

Section 2.4. Transition Period Obligations ........................................................................ 18 8

Section 2.5. Condition Precedents for the Benefit of the Developer ................................. 19 9

Section 2.6. Conditions Precedent for the Benefit of the Smithsonian .............................. 20 10

Section 2.7. Mutual Conditions Precedent ......................................................................... 22 11

Section 2.8. Termination Prior to Effective Date .............................................................. 23 12

Section 2.9. Effect of Termination Prior to Effective Date ............................................... 24 13

Section 2.10. Disposition of Closing Security ..................................................................... 24 14

Section 2.11. Full Force and Effect of Certain Provisions .................................................. 24 15

ARTICLE 3 16

GRANT AND ACCEPTANCE OF RIGHTS; TERM 17

Section 3.1. Grant of Concession ....................................................................................... 24 18

Section 3.2. Exclusivity ..................................................................................................... 25 19

Section 3.3. Term ............................................................................................................... 25 20

Section 3.4. Cooperation .................................................................................................... 25 21

ARTICLE 4 22

DEVELOPER RESPONSIBILITIES 23

Section 4.1. Technical Requirements................................................................................. 25 24

Section 4.2. Plans ............................................................................................................... 26 25

Section 4.3. Continuity of Operations of the GSB............................................................. 26 26

Section 4.4. Non-Interference ............................................................................................ 26 27

Section 4.5. Environment ................................................................................................... 27 28

Section 4.6. Road Closure/Limitation Rights of Developer .............................................. 27 29

Section 4.7. Utilities ........................................................................................................... 27 30

Section 4.8. Prohibited Uses .............................................................................................. 28 31

Section 4.9. Developer Subcontracting .............................................................................. 28 32

Section 4.10. NCPC Requirements ...................................................................................... 28 33

Section 4.11. Compliance with Applicable Environmental Requirements .......................... 28 34

Section 4.12. Certifications .................................................................................................. 30 35

ARTICLE 5 36

DESIGN AND CONSTRUCTION 37

Section 5.1. Basis of Design .............................................................................................. 30 38

Section 5.2. Design Standards ........................................................................................... 30 39

(continued) ii

Section 5.3. Design Solutions ............................................................................................ 30 40

Section 5.4. Design Review ............................................................................................... 31 41

Section 5.5. Design Review Defined ................................................................................. 31 42

Section 5.6. Smithsonian Responses .................................................................................. 32 43

Section 5.7. Requirements for Registration of Designers .................................................. 33 44

Section 5.8. Design Approvals by the Smithsonian and Governmental Authorities ......... 33 45

Section 5.9. Construction Works Plan ............................................................................... 33 46

Section 5.10. Construction Criteria and Requirements ........................................................ 34 47

Section 5.11. Specifications and Drawings for Construction of the Project ........................ 35 48

Section 5.12. Material and Technical Requirements ........................................................... 35 49

Section 5.13. Operation and Storage Areas ......................................................................... 36 50

Section 5.14. Removal of Construction Debris ................................................................... 36 51

Section 5.15. Accident Prevention ....................................................................................... 36 52

Section 5.16. Site Investigation and Conditions Affecting the Construction Works........... 36 53

Section 5.17. Permits ........................................................................................................... 37 54

Section 5.18. Developer Responsibility ............................................................................... 37 55

Section 5.19. Inspections of Construction ........................................................................... 38 56

Section 5.20. Acceptance of Construction Works ............................................................... 38 57

Section 5.21. Warranties ...................................................................................................... 39 58

Section 5.22. Delivery Schedule .......................................................................................... 40 59

Section 5.23. Liquidated Damages ...................................................................................... 40 60

Section 5.24. Variations ....................................................................................................... 41 61

Section 5.25. Notice to the Smithsonian of Labor Disputes ................................................ 41 62

Section 5.26. Davis-Bacon Act ............................................................................................ 41 63

Section 5.27. Bond Security................................................................................................. 42 64

Section 5.28. Additional Bond Security .............................................................................. 42 65

Section 5.29. Subcontracting ............................................................................................... 42 66

ARTICLE 6 67

OPERATIONS AND MAINTENANCE 68

Section 6.1. General Operational Duties ............................................................................ 42 69

Section 6.2. Specific Operational Duties ........................................................................... 43 70

Section 6.3. Hours of Operation ........................................................................................ 43 71

Section 6.4. Parking Technology ....................................................................................... 44 72

Section 6.5. Customer Relations ........................................................................................ 44 73

Section 6.6. Parking Enforcement ..................................................................................... 45 74

Section 6.7. Protection Services and Emergencies ............................................................ 45 75

Section 6.8. Safety and Security ........................................................................................ 45 76

Section 6.9. Books and Records ........................................................................................ 45 77

Section 6.10. Smithsonian Governance and Oversight ........................................................ 46 78

Section 6.11. Tax and Reporting Matters ............................................................................ 46 79

Section 6.12. Parking System Management Subcontracting ............................................... 46 80

Section 6.13. Personnel and Training .................................................................................. 47 81 iii

Section 6.14. Pedestrian Bridge and Mid-Point Connector Pathway Maintenance ............. 47 82

Section 6.15. Naming Rights ............................................................................................... 47 83

Section 6.16. Smithsonian Rights ........................................................................................ 47 84

Section 6.17. Review of Services ........................................................................................ 48 85

Section 6.18. Traffic Management Responsibility .............................................................. 48 86

Section 6.19. Commercial Activities ................................................................................... 48 87

Section 6.20. Annual Completion of the GSB Inspection Reports ...................................... 48 88

Section 6.21. Improvements Required by Law .................................................................... 48 89

Section 6.22. Appointment of Auditors ............................................................................... 48 90

Section 6.23. Taxes .............................................................................................................. 49 91

Section 6.24. Proposed Operating Standards ....................................................................... 49 92

Section 6.25. Modified Operating Standards ....................................................................... 49 93

Section 6.26. Key Performance Measures ........................................................................... 50 94

ARTICLE 7 95

CONCESSION PAYMENTS 96

Section 7.1. Initial Payment ............................................................................................... 51 97

Section 7.2. Annual Concession Fee.................................................................................. 51 98

Section 7.3. Payment of Floating Concession Fee ............................................................. 52 99

Section 7.4. Annual Certification of Floating Concession Fee .......................................... 52 100

Section 7.5. Payment of Annual Concession Fee .............................................................. 52 101

Section 7.6. Overdue Annual Concession Fee ................................................................... 52 102

Section 7.7. In-Kind Consideration ................................................................................... 53 103

ARTICLE 8 104

FEES, ACCOUNTS, DISTRIBUTIONS, AND COMPENSATION EVENTS 105

Section 8.1. Fees ................................................................................................................ 53 106

Section 8.2. Collection of Fees .......................................................................................... 53 107

Section 8.3. Amount of Fees .............................................................................................. 54 108

Section 8.4. Exemptions and Privileges ............................................................................. 54 109

Section 8.5. Inflation Adjustments..................................................................................... 54 110

Section 8.6. Publication of Fees ......................................................................................... 55 111

Section 8.7. Extraordinary Increases of Parking Fees ....................................................... 56 112

Section 8.8. Gross Revenues Account ............................................................................... 57 113

Section 8.9. Operating Reserve Account ........................................................................... 57 114

Section 8.10. Handover Reserve Account ........................................................................... 58 115

Section 8.11. Application of Gross Revenues ..................................................................... 58 116

Section 8.12. Compensation Events..................................................................................... 59 117

ARTICLE 9 118

ASSIGNMENT AND TRANSFER 119

Section 9.1. Restrictions on Transfers by the Developer ................................................... 59 120

Section 9.2. Permitted Succession and Assignments ......................................................... 60 121 iv

ARTICLE 10 122

REPORTING REQUIREMENTS 123

Section 10.1. Monthly Reports ............................................................................................ 60 124

Section 10.2. Quarterly Reports ........................................................................................... 61 125

Section 10.3. Annual Reports .............................................................................................. 61 126

Section 10.4. Operating Budget ........................................................................................... 61 127

Section 10.5. Equity Contributions and Distributions ......................................................... 61 128

ARTICLE 11 129

EVENTS OF DEFAULT, REMEDIES, TERMINATION, AND TERMINATION 130

COMPENSATION 131

Section 11.1. Default by the Developer ............................................................................... 61 132

Section 11.2. Remedies by the Smithsonian Upon Developer Default ............................... 63 133

Section 11.3. Default by the Smithsonian ............................................................................ 65 134

Section 11.4. Remedies by the Developer Upon Smithsonian Default ............................... 65 135

Section 11.5. Termination for Convenience by the Smithsonian ........................................ 65 136

Section 11.6. Termination Due to Extended Force Majeure Event ..................................... 65 137

Section 11.7. Termination Due to Material Change Costs .................................................. 65 138

Section 11.8. Consequences of Termination or Reversion .................................................. 65 139

Section 11.9. Termination Compensation Process .............................................................. 67 140

Section 11.10. Termination Compensation Amounts ............................................................ 68 141

Section 11.11. Penalties ......................................................................................................... 70 142

ARTICLE 12 143

RISK OF LOSS, DAMAGE, AND INSURANCE 144

Section 12.1. Risk of Loss ................................................................................................... 70 145

Section 12.2. General Requirements .................................................................................... 71 146

Section 12.3. Evidence of Insurance .................................................................................... 71 147

Section 12.4. Cancellation ................................................................................................... 71 148

Section 12.5. Payment of Premiums .................................................................................... 72 149

Section 12.6. Not a Limit on Liability ................................................................................. 72 150

Section 12.7. Property Insurance ......................................................................................... 72 151

Section 12.8. Liability Insurance ......................................................................................... 73 152

Section 12.9. Insurance ........................................................................................................ 73 153

Section 12.10. Restoration/Termination ................................................................................ 75 154

ARTICLE 13 155

LIABILITY; INDEMNIFICATION 156

Section 13.1. Smithsonian Liability ..................................................................................... 75 157

Section 13.2. Developer Liability ........................................................................................ 76 158

Section 13.3. DISCLAIMERS; “AS IS”.............................................................................. 76 159 v

ARTICLE 14 160

REPRESENTATIONS AND WARRANTIES 161

Section 14.1. Representations and Warranties of the Developer ......................................... 78 162

Section 14.2. Representations and Warranties of the Smithsonian ..................................... 79 163

Section 14.3. Restatement as of the Effective Date ............................................................. 80 164

ARTICLE 15 165

PROJECT FINANCING 166

Section 15.1. Developer Obligations ................................................................................... 80 167

Section 15.2. Smithsonian Obligations ................................................................................ 80 168

Section 15.3. Financing Party .............................................................................................. 80 169

Section 15.4. Foreclosure by Financing Party ..................................................................... 81 170

Section 15.5. Rights of the Financing Party ........................................................................ 81 171

Section 15.6. New Agreement ............................................................................................. 82 172

ARTICLE 16 173

RESOLUTION OF DISPUTES 174

Section 16.1. Informal Dispute Resolution .......................................................................... 82 175

Section 16.2. Smithsonian is Not Subject to the Contract Disputes Act ............................. 82 176

Section 16.3. Claims ............................................................................................................ 82 177

Section 16.4. Claims Procedure ........................................................................................... 83 178

Section 16.5. Time Limits for Claims Decisions ................................................................. 83 179

Section 16.6. Final Decision ................................................................................................ 83 180

Section 16.7. Interest on Claims .......................................................................................... 83 181

ARTICLE 17 182

NOTICES ..................................................................................................................................... 84 183

ARTICLE 18 184

HANDOVER AT END OF TERM 185

Section 18.1. Handover Standards ....................................................................................... 84 186

Section 18.2. Handover Process........................................................................................... 84 187

ARTICLE 19 188

MISCELLANEOUS PROVISIONS 189

Section 19.1. Additional Requirements ............................................................................... 85 190

Section 19.2. Number and Gender ....................................................................................... 85 191

Section 19.3. Headings ........................................................................................................ 85 192

Section 19.4. References to this Agreement ........................................................................ 85 193

Section 19.5. References to any Person ............................................................................... 85 194

Section 19.6. Meaning of Including ..................................................................................... 85 195

Section 19.7. Meaning of Discretion ................................................................................... 85 196

Section 19.8. Meaning of Notice ......................................................................................... 85 197 vi

Section 19.9. Consents and Approvals ................................................................................ 85 198

Section 19.10. Payments by the Smithsonian ........................................................................ 85 199

Section 19.11. Trade Meanings ............................................................................................. 85 200

Section 19.12. Laws ............................................................................................................... 86 201

Section 19.13. Currency ......................................................................................................... 86 202

Section 19.14. Generally Accepted Accounting Principles ................................................... 86 203

Section 19.15. Calculation of Time ....................................................................................... 86 204

Section 19.16. Approvals, Consents, and Performance by the Smithsonian ......................... 86 205

Section 19.17. Incorporation of Exhibits ............................................................................... 87 206

Section 19.18. Order of Precedence ....................................................................................... 87 207

Section 19.19. Covenant against Contingent Fees ................................................................. 87 208

Section 19.20. Officials Not to Benefit .................................................................................. 87 209

Section 19.21. Nondiscrimination.......................................................................................... 87 210

Section 19.22. No Joint Venture ............................................................................................ 87 211

Section 19.23. Equal Opportunity Clause .............................................................................. 87 212

Section 19.24. Failure of the Smithsonian to Insist on Compliance ...................................... 88 213

Exhibit List 215

Map of Parking System Site ........................................................................................... Exhibit A 216

Map of CPF Site...........................................................................................................Exhibit A-1 217

Map of Pedestrian Bridge ............................................................................................Exhibit A-2 218

Map of Mid-Point Connector Pathway ........................................................................Exhibit A-3 219

Map of Parking Lots A, B, and D ................................................................................Exhibit A-4 220

Map of Excluded Parking Areas ..................................................................................Exhibit A-5 221

Conceptual Design ......................................................................................................... Exhibit B1 222

Technical Requirements.................................................................................................. Exhibit C 223

Construction Schedule ................................................................................................. Exhibit D2 224

Developer Organizational Chart ..................................................................................... Exhibit E 225

Form of Effective Date Certificate ..................................................................................Exhibit F 226

Operating Standards ........................................................................................................ Exhibit G 227

Enforcement Policies and Procedures ............................................................................. Exhibit H 228

Smithsonian Contract Provisions .................................................................................. Exhibit I-1 229

FAR Requirements........................................................................................................ Exhibit I-2 230

Form of GSB Inspection Report ...................................................................................... Exhibit J 231

GSB Information ............................................................................................................. Exhibit K 232

Smithsonian’s Special Events Policy .............................................................................. Exhibit L 233

NCPC Requirements ...................................................................................................... Exhibit M 234

Handover Standards .....................................................................................................Exhibit N-1 235

1 Exhibit B will be the conceptual design attached as part of the Developer’s proposal in response to the RFP.

2 Exhibit D will be the construction schedule attached as part of the Developer’s proposal in response to the RFP, which will include firm deadlines for Substantial Completion of (i) the CPF, (ii) the Pedestrian Bridge and Mid-Point

Connector Pathway, and (iii) each of the Ancillary Works.

ii

Handover Process.........................................................................................................Exhibit N-2 236

Closing Security .............................................................................................................. Exhibit O 237

Rates for Parking Fees and Exemption Regimes .............................................................Exhibit P 238

Parking Technology Standards ....................................................................................... Exhibit Q 239

Penalty Provisions ........................................................................................................... Exhibit R 240

Compensation Events.......................................................................................................Exhibit S 241

Form of Equity Member Certificates ................................................. Exhibit T-1 and Exhibit T-2242

NATIONAL ZOOLOGICAL PARK CENTRAL PARKING FACILITY 243

CONCESSION AGREEMENT 244

BY AND BETWEEN 245

THE SMITHSONIAN INSTITUTION 246

AND 247

[DEVELOPER] 248

THIS NATIONAL ZOOLOGICAL PARK CENTRAL PARKING FACILITY 249

CONCESSION AGREEMENT (the “Agreement”) is made as of the ________ day of 250

_________________, 2018 (the “Execution Date”) between the Smithsonian Institution 251

(“Smithsonian”), a trust instrumentality of the United States, and ___________________ (the 252

“Developer”), a _______________ [company]. 253

WHEREAS, the Smithsonian issued Request for Qualifications No. T17SOL10015 on 254

January 26, 2017 (as amended, the “RFQ”) and Request for Proposals No. T17SOL10048 on 255

___________, 2017 (as amended, the “RFP”) to solicit a developer to participate in a public-256 private partnership with the Smithsonian to perform the Project (as defined below); and 257

WHEREAS, the Developer submitted responses to the RFQ and the RFP and was selected 258 by the Smithsonian to enter into this Agreement; and 259

WHEREAS, in accordance with its National Zoological Park’s (“NZP”) 2008 260

Comprehensive Facilities Master Plan and 20-Year Programmatic Master Plan, the Smithsonian 261 desires to consolidate and expand current parking facilities at the NZP into a multi-story Central 262

Parking Facility (“CPF”) in order to enhance safety, security, and service levels by providing NZP 263 visitors with a centralized, accessible, and modern access point that serves as a landmark site, 264 characterized by architectural excellence and aesthetics aligned with the NZP’s central mission; 265 and 266

WHEREAS, the Smithsonian desires that the Developer design, construct, finance, and 267 operate the CPF as a multi-level structure comprising 1,285 parking spaces on the roof of the 268

NZP’s General Services Building (“GSB”) and on land immediately to the east that is currently 269 occupied by additional surface parking, equipment, and trailers, as identified in Exhibit A-1 (the 270

“CPF Site”); and 271

WHEREAS, the Smithsonian desires that the Developer design, construct, finance, and 272 operate a pedestrian bridge and contiguous connector pathway connecting the CPF to the landing 273 entry within the NZP via a new pedestrian access bridge that passes over North Road (respectively, 274 the “Mid-Point Connector Pathway” and “Pedestrian Bridge”), as identified in Exhibit A-2 (the 275

“Pedestrian Bridge Site”) and in Exhibit A-3 (the “Mid-Point Connector Pathway Site”); and 276

WHEREAS, the Smithsonian desires that the Developer demolish and stabilize with 277 natural habitat Parking Lots A, B, and D identified in Exhibit A-4 (collectively, the “Ancillary 278

Works”); and 279

WHEREAS, the Smithsonian desires that the Developer assume responsibility for all 280 traffic management activities within the Parking System Site as of the Effective Date; and 281

WHEREAS, (i) the Developer’s design, construction, financing, operation, and 282 maintenance of the CPF, the Pedestrian Bridge and Mid-Point Connector Pathway, (ii) the 283

Developer’s design, construction, and financing of the Ancillary Works, and (iii) the Developer’s 284 performance of the traffic management responsibilities at the NZP, all as further defined herein, 285 are collectively referred to herein as the “Project”; and 286

WHEREAS, the Parties desire to enter into this Agreement to identify the roles and 287 responsibilities of the Parties with respect to the Project. 288

NOW, THEREFORE, for and in consideration of the mutual covenants, representations, 289 warranties, and agreements contained herein, and other valuable consideration, the receipt and 290 sufficiency of which are hereby acknowledged, the Parties covenant and agree as follows: 291

ARTICLE 1 292

DEFINITIONS 293

Unless otherwise specified or the context otherwise requires, for the purposes of this 294

Agreement, the following terms have the following meanings: 295

“Acceptance Letter” has the meaning set forth in Section 5.20.2. 296

“Affected Floating Concession Fees” means each of the Floating Concession Fees set 297 forth in the chart in Section 7.2.2 for the years in which the Lender Agreement is in effect. 298

“Affiliate” means in relation to any Person: (a) any other Person having Control of that 299

Person; (b) any other Person over whom that Person has Control; or (c) any Person over whom 300 any other Person referred to in (a) above also has Control, where “Control” of a Person by another 301

Person means that other Person (whether alone or with others, and whether directly or indirectly 302 at any tier): (i) holds the majority of voting rights in the controlled Person; (ii) has the right to 303 appoint the majority of the board of directors (or equivalent) of that controlled Person; and/or (iii) 304 exercises control over that controlled Person’s affairs. In the case of an Equity Member, if the 305

Equity Member is an investment fund, “Affiliate” includes such Equity Member’s general partner 306 and any other investment fund in which its general partner is an equity investor as a general partner. 307

“Agreement” means this Parking Concession Agreement entered into by and between the 308

Smithsonian and the Developer for the design, construction, financing, operation, and maintenance 309 of the Project. 310

“Ancillary Parking Fees” means any fees collected by the Developer from the provision 311 of Ancillary Parking Services, which such fees explicitly exclude any Parking Fees. 312

“Ancillary Parking Services” means any activities authorized by this Agreement that may 313 be provided by the Developer to Persons parking within the Parking System for parking-related 314 services (i.e. valet services, car washing services). 315

“Ancillary Works” means the demolition and stabilization with natural habitat surface of 316

Parking Lots A, B, and D identified in Exhibit A-4 in accordance with this Agreement. 317

“Annual Certification of Floating Concession Fee” has the meaning set forth in Section 318

7.4. 319

“Annual Concession Fee” has the meaning set forth in Section 7.2. 320

“Annual Report” has the meaning set forth in Section 10.3. 321

“Anti-Money Laundering Acts” has the meaning set forth in Section 14.1.10. 322

“Anti-Terrorism Order” has the meaning set forth in Section 14.1.10. 323

“Applicable Law” means all federal and District of Columbia laws, rules, regulations, 324 orders, ordinances, and other governmental standards and requirements which may be applicable 325 from time to time, as the context may require. 326

“Bid Date” means the date that final proposals are due from respondents pursuant to the 327

RFP. 328

“BOD” has the meaning set forth in Section 2.4.4. 329

“Business Days” means Monday through Friday, inclusive, other than holidays or other 330 days on which the District of Columbia government is closed. 331

“Casualty Property” has the meaning set forth in Section 12.10.1. 333

“Central Parking Facility” or “CPF” means a multi-level parking structure containing 334

1,285 parking spaces that will be designed, constructed, and maintained by the Developer in 335 accordance with this Agreement on the CPF Site. 336

“Change of Control” means a Transfer within a Person resulting in such Person no longer 337 being an Affiliate of the Person(s) that had Control over such Person immediately prior to such 338

Transfer. For purposes of this definition, “Control” means the possession, directly or indirectly, 339 of the power to cause the direction of the management of a Person, whether through voting right 340 or securities, by contract, family relationship, or otherwise. 341

“Closing Security” has the meaning set forth in Section 2.3. 343

“Commercial Activities” means any activities unrelated to parking that are proposed by 344 the Developer within the Parking System and are approved by the Smithsonian in accordance with 345 this Agreement. 346

“Commercial Fees” means any revenues collected by the Developer from Commercial 347

Activities approved by the Smithsonian in accordance with this Agreement. 348

“Compensation Event” has the meaning set forth in Section 8.12. 349

“Conceptual Design” means the conceptual design attached as Exhibit B, which will be 350 used by the Developer as the basis for the further design of the Project. 351

“Conditions Precedent” mean, collectively, the Developer Conditions Precedent, the 352

Smithsonian Conditions Precedent, and the Mutual Conditions Precedent. 353

“Construction Completion Date” shall mean each of the dates for various levels of 355 completion of portions of the Project as set forth in Exhibit D. 356

“Construction Documents Submission” has the meaning set forth in Section 5.5.2. 357

“Construction Monitor” means an independent third party retained at the request of a 358

Financing Party to provide review and oversight of the construction and implementation of the 359

Project. 360

“Construction Schedule” means the schedule, including milestones for Substantial 361

Completion, of the Construction Works as set forth in Exhibit D. 362

“Construction Works” means the design and construction of the CPF, the Pedestrian 363

Bridge and Mid-Point Connector Pathway, and the Ancillary Works in accordance with this 364

Agreement. 365

“Construction Works Plan” has the meaning set forth in Section 5.9. 366

“Consumer Price Index” or “CPI” means the Consumer Price Index – U.S. City Averages 367 for all Urban Consumers, All items in Washington-Baltimore, DC-MD-VA-WV, all urban 368 consumers (not seasonally adjusted) [BLS Series ID: CUURA311SA0] or its successor, as 369 published by the U.S. Department of Labor, Bureau of Labor Statistics, or its successor. If the CPI 370 is changed so that the base year of the CPI changes, the CPI will be converted in accordance with 371 the conversion factor published by the U.S. Department of Labor, Bureau of Labor Statistics, or 372 its successor. If the CPI is discontinued or substantially altered, the applicable substitute index 373 will be that chosen by the Secretary of the Treasury for the Department of Treasury’s Inflation-374

Linked Treasuries as described at 62 Fed. Reg. 846-847 (Jan. 6, 1997), or if no such securities are 375 outstanding, will be determined by the Parties in accordance with general market practice at that 376 time. 377

“Contracting Officer” means the person authorized to perform such role for this Project 378 as determined by the Smithsonian. 379

“CPF Site” means the roof of the GSB and land immediately to the east that is currently 380 occupied by additional surface parking, equipment, and trailers, as more particularly described in 381

Exhibit A-1. 382

“Customer Satisfaction Survey” is the survey developed under the Customer Satisfaction 383

Surveyor Agreement in accordance with the Operating Standards and this Agreement. 384

“Customer Satisfaction Surveyor Agreement” means the agreement to be entered into 385 by the Developer and the Customer Satisfaction Surveyor in advance of the Effective Date with 386 the approval of the Smithsonian, as such agreement may be further amended with the approval of 387 the Smithsonian. 388

“Customer Satisfaction Surveyor” is the surveying entity identified in the Customer 389

Satisfaction Surveyor Agreement. 390

“DCHPO” means the D.C. State Historic Preservation Office. 391

“DDOE” means the District Department of the Environment. 392

“DDOT” means the District Department of Transportation. 393

“Design Development” has the meaning set forth in Section 5.5.1. 394

“Developer” has the meaning set forth in the Preamble. 395

“Developer Conditions Precedent” means those conditions precedent to the Effective 396

Date that are for the benefit of the Developer, as set forth in Section 2.5. 397

“Developer Default” has the meaning set forth in Section 11.1. 398

“Developer Interest” means the interest of the Developer in the Parking System created 399 by this Agreement and the rights and obligations of the Developer under this Agreement. 400

“Developer Project Management Plan” means the plan prepared by the Developer in 401 accordance with the Technical Requirements, and approved in writing by the Smithsonian, that 402 describes the organization, staffing, systems, strategies, approaches, procedures, and methods for 403 the administration and management of the Construction Works and Parking System Management 404 in accordance with this Agreement. 405

“Developer Quality Management Plan” means the plan prepared by the Developer in 406 accordance with the Technical Requirements, and approved in writing by the Smithsonian, to guide 407 the delivery of quality assurance and quality control processes and procedures for the Construction 408

Works and Parking System Management and to ensure compliance with this Agreement. 409

“Dispute” has the meaning set forth in Section 16.1. 410

“District” means the District of Columbia. 411

“Document” has the meaning set forth in Section 19.16.2. 412

“Effective Date” means the date on which all the Conditions Precedent are satisfied or 413 waived, as the case may be, as evidenced by the execution by the Parties of an Effective Date 414

Certificate. 415

“Effective Date Certificate” means the certificate in the form of Exhibit F that will be 416 executed by the Parties to confirm the Effective Date. 417

“Emergency” means a situation that is urgent and calls for immediate action, which, if 418 such action is not taken, is reasonably likely to result in imminent harm or physical damage to any 419 or all of the Parking System or any Person, including the Smithsonian. 420

“Enforcement Policies and Procedures” means the policies and procedures set forth in 421

Exhibit H that are designed to deter parking violations within the Parking System. 422

“Engineering, Procurement, and Construction Contract” means the contract to be 423 entered into by the Developer and its construction contractor with the approval of the Smithsonian, 424 as such agreement may be further amended with the approval of the Smithsonian. 425

“Environment” means any air (including air within natural or man-made structures above 426 or below ground), water (including territorial, coastal, and inland waters and ground water in drains 427 and sewers), land (including the sea or river bed under any water), surface land, and sub-surface 428 land. 429

“Environmental Law” means any federal or District of Columbia law, act, statute, 430 ordinance, rule, regulation, order, decree, permit, or ruling of any federal, District of Columbia, or 431 administrative regulatory body, agency, board, or commission or a judicial body, relating to the 432 protection of human health or the environment or otherwise regulating or restricting the 433 management, use, storage, disposal, treatment, handling, release, and/or transportation of a 434

Hazardous Material, which are applicable to the Project or activities on or about the Parking 435

System Site, including but not limited to 42 U.S.C. § 9601, et seq. (CERCLA), 42 U.S.C. § 6901 436 et seq. (RCRA), the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et seq., the Safe 437

Drinking Water Act, 42 U.S.C. § 300f et seq., the Clean Air Act, 42 U.S.C. § 7401 et seq., the 438

Hazardous Materials Transportation Act, 49 U.S.C. § 1801 et seq., the Toxic Substances Control 439

Act, 15 U.S.C. § 2601 et seq., the Emergency Planning and Community Right To Know Act, 42 440

U.S.C. § 11001 et seq., and any District of Columbia equivalent laws as each of the same is 441 amended or supplemented from time to time. 442

“Environmental Management Plan” means the environmental management plan 444 prepared by the Developer and approved in writing by the Smithsonian. 445

“Environmental Reports” means the [Phase 1] report prepared by the Developer dated 447

___________, 2018, which names the Smithsonian as a party that can rely on such report, and 448

[insert any other reports provided by the Smithsonian to the Developer or prepared by the 449

Developer in advance of the Effective Date]. 450

“Emergency Plan” means the emergency plan prepared by the Developer and approved 452 in writing by the Smithsonian. 453

“Equity Agreement” means any agreement as may be entered into between the Developer 455 and an Equity Member on or prior to the Effective Date in respect of an Equity Contribution 456 provided to the Developer for the design, engineering, procurement, construction and completion 457 of the Construction Works, which agreement shall be reasonably satisfactory in form and 458 substance to the Smithsonian. 459

“Equity Contribution” means any equity contribution in cash to the Developer and any 461 loan or advance to the Developer by any Shareholder or any Affiliate thereof. 462

“Equity Distribution” means (i) any Equity Contribution that may have been returned or 464 repaid, in whole or in part, to any Shareholder or any Affiliate thereof, (ii) any dividend or other 465 distribution paid by the Developer to any Shareholder or any Affiliate thereof with respect to any 466

Equity Contribution, (iii) any amount paid by the Developer to any Shareholder or any Affiliate 467 thereof as interest, fee, or premium with respect to any Equity Contribution, and (iv) any other 468 amount paid by the Developer to any Shareholder, any Affiliate thereof, or any other Person in 469 which the Developer may directly or indirectly own any class of capital stock or other equity 470 interest, other than any amount so paid in respect of goods sold or services performed by such 471

Shareholder, Affiliate, or other Person to or for the Developer in accordance with a contract or 472 lease complying with the requirements of this Agreement. 473

“Equity Member” means the members of the Developer that contribute Shareholders’ 475

Equity Contribution to the Developer as part of the Developer’s financing of the Project. 476

“Evaluation Period” means every period commencing on the Effective Date and ending 478 of the five (5) year anniversary thereof, or each subsequent three (3) year period thereafter. For 479 the avoidance of doubt, such 5-year and 3-year periods are fixed periods, rather than rolling 480 periods. 481

“Excluded Parking Areas” means those parking areas within the NZP that are identified 483 on Exhibit A-5 which shall remain under the sole custody and control of the Smithsonian for use 484 in non-commercial parking activities. 485

“Execution Date” has the meaning set forth in the Preamble. 486

“FAR” means the Federal Acquisition Regulation. 487

“Fees” means, collectively, the Parking Fees, the Ancillary Parking Fees, and the 488

Commercial Fees. 489

“Final Construction Documents” has the meaning set forth in Section 5.5.4. 490

“Financial Plan” has the meaning set forth in Section 2.4.3. 491

“Financing” means the funding provided by a Financing Party to the Developer pursuant 492 to the Financing Documents. 493

“Financing Documents” means, collectively, any Lender Agreements and any Equity 494

Agreements entered into on or prior to the Effective Date by the Developer and a Financing Party 495 with respect to the financing of this Project, and any agreement representing the refinancing 496 thereof, which agreement shall be reasonably satisfactory in form and substance to the 497

Smithsonian. 498

“Financing Party” means, collectively, any Lenders and Equity Members. 499

“Floating Concession Fee” has the meaning set forth in Section 7.2.2. 500

“Floating Concession Fee Percentage Change” has the meaning set forth in Section 501

7.2.2. 502

“FONZ” means Friends of the National Zoo, a non-profit partner of the Smithsonian’s 503

National Zoo and Conservation Biology Institute. 504

“Force Majeure” means labor dispute, fire, unusual delay in transportation or delivery, 505 unavoidable casualty, flood, earthquake, epidemic, civil disturbance, war, terrorism or threats 506 thereof, freight embargo, riot, sabotage, unusually severe weather conditions in the District of 507

Columbia as determined by the National Weather Service, labor or material shortage or any other 508 similar act or condition, in each case only to the extent the event in question is not reasonably 509 foreseeable by and is beyond the control of and not caused by the fault or negligence of the 510

Developer or the Smithsonian, as applicable, and that results in a delay in the commencement, 511 prosecution, or completion of requirements under this Agreement; provided that the Party claiming 512

Force Majeure provides notice to the other Party of such Force Majeure event within seven (7) 513 days of discovery of such Force Majeure event, which notice shall include the Party’s estimate of 514 the length of the delay that will be caused by such event and the actions the Party claiming Force 515

Majeure is taking to minimize such delay. 516

“General Services Building” or “GSB” means the building shown on Exhibit A-1 that 518 was constructed by the Smithsonian in 1976 and houses the NZP commissary that prepares animal 519 food, the fleet fuel depot, operations and maintenance shops, NZP Exhibits offices, and NZP Park 520

Management, as well as general administrative offices and engineering (design and construction), 521 support offices, locker rooms, and employee restrooms. 522

“Governmental Authority” means any and all federal or District of Columbia 523 governmental or quasi-governmental municipal corporation, board, agency, authority, department, 524 or body having jurisdiction over all or any portion of the Parking System Site or the Project or the 525

Developer, including, the NCPC, United States Commission on Fine Arts, DCHPO, DDOE, and 526

DDOT. 527

“Governmental Delay” means a delay in performance by the Developer directly caused 529 by either: (i) with respect to any matter that requires the approval of the Smithsonian specifically 530 under this Agreement, where the Developer has provided the Smithsonian sufficient information 531 to respond to such request for approval, the Smithsonian fails to specify in reasonable detail the 532 reason for the Smithsonian’s disapproval or rejection of such matter and the changes that would 533 be required for approval, (ii) with respect to any matter that requires the review or consent of any 534

Governmental Authority, where the Developer has provided such Governmental Authority 535 sufficient information to respond to such request for approval, delays caused by such 536

Governmental Authority not completing its review within the customary response period for the 537 matter in question, imposing conditions that are not customary for the matter in question or that 538 would constitute a material change to the Construction Works Plans or the Construction Schedule, 539 or acting outside of such Government Authority’s powers contained in Applicable Law, or (iii) a 540

Governmental Authority requires a material change to the Final Construction Documents which is 541 inconsistent with the Technical Requirements; provided that the Developer must provide notice to 542 the Smithsonian of such Governmental Delay event within seven (7) days of discovery of such 543

Governmental Delay event, which notice shall include the Developer’s estimate of the length of 544 the delay that will be caused by such event and the actions the…