Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 |
Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 |
(State or other jurisdiction of incorporation or organization) |
(I.R.S. Employer Identification Number) |
|
(Address of principal executive offices) |
(Zip code) |
Title of each class |
Trading Symbol(s) |
Name of each exchange on which registered |
Rights to Purchase Series A Junior Participating Preferred Stock (Par Value $0.01) |
(Nasdaq Global Select Market) |
Accelerated filer ☐ |
Non-accelerated filer ☐ |
|
Smaller reporting company |
Emerging growth company |
PART I. FINANCIAL INFORMATION |
Page |
3 |
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3 |
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4 |
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5 |
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6 |
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7 |
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8 |
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18 |
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31 |
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31 |
|
PART II. OTHER INFORMATION |
|
32 |
|
32 |
|
33 |
ITEM 1. | Financial Statements (Unaudited) |
ASSETS |
October 30, 2020 |
July 31, 2020* |
||||||
Current Assets: |
||||||||
Cash and cash equivalents |
$ |
$ |
||||||
Accounts receivable |
||||||||
Income taxes receivable |
||||||||
Inventories |
||||||||
Prepaid expenses and other current assets |
||||||||
Total current assets |
||||||||
Property and equipment |
||||||||
Less: Accumulated depreciation and amortization |
||||||||
Property and equipment – net |
||||||||
Operating lease right-of-use assets, net |
||||||||
Goodwill |
||||||||
Intangible assets |
||||||||
Other assets |
||||||||
Total assets |
$ |
$ |
||||||
LIABILITIES AND SHAREHOLDERS’ EQUITY |
||||||||
Current Liabilities: |
||||||||
Accounts payable |
$ |
$ |
||||||
Current portion of long-term debt |
||||||||
Other current liabilities |
||||||||
Total current liabilities |
||||||||
Long-term debt |
||||||||
Long-term operating lease liabilities |
||||||||
Long-term interest rate swap liability |
||||||||
Other long-term obligations |
||||||||
Deferred income taxes |
||||||||
Commitments and Contingencies (Note 12) |
||||||||
Shareholders’ Equity: |
||||||||
Preferred stock – |
||||||||
Common stock – |
||||||||
Additional paid-in capital |
||||||||
Accumulated other comprehensive loss |
( |
) |
( |
) |
||||
Retained earnings |
||||||||
Total shareholders’ equity |
||||||||
Total liabilities and shareholders’ equity |
$ |
$ |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Total revenue |
$ |
$ |
||||||
Cost of goods sold (exclusive of depreciation and rent) |
||||||||
Labor and other related expenses |
||||||||
Other store operating expenses |
||||||||
General and administrative expenses |
||||||||
Gain on sale and leaseback transaction |
( |
) |
||||||
Operating income |
||||||||
Interest expense, net |
||||||||
Income before income taxes |
||||||||
Provision for income taxes |
||||||||
Loss from unconsolidated subsidiary |
( |
) |
||||||
Net income |
$ |
$ |
||||||
Net income per share: |
||||||||
Basic |
$ |
$ |
||||||
Diluted |
$ |
$ |
||||||
Weighted average shares: |
||||||||
Basic |
||||||||
Diluted |
||||||||
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Net income |
$ |
$ |
||||||
Other comprehensive income (loss) before income tax expense: |
||||||||
Change in fair value of interest rate swaps |
( |
) |
||||||
Income tax expense (benefit) |
( |
) |
||||||
Other comprehensive income (loss), net of tax |
( |
) |
||||||
Comprehensive income |
$ |
$ |
Common Stock |
Additional Paid-In |
Accumulated Other Comprehensive |
Retained |
Total Shareholders’ |
||||||||||||||||||||
Shares |
Amount |
Capital |
Loss |
Earnings |
Equity |
|||||||||||||||||||
Balances at July 31, 2020 |
$ |
$ |
$ |
( |
) |
$ |
$ |
|||||||||||||||||
Comprehensive Income: |
||||||||||||||||||||||||
Net income |
— |
|||||||||||||||||||||||
Other comprehensive income, net of tax |
— |
|||||||||||||||||||||||
Total comprehensive income |
— |
|||||||||||||||||||||||
Cash dividends previously declared in prior quarters |
— |
( |
) |
( |
) |
|||||||||||||||||||
Share-based compensation |
— |
|||||||||||||||||||||||
Issuance of share-based compensation awards, net of shares withheld for employee taxes |
( |
) |
( |
) |
( |
) |
||||||||||||||||||
Balances at October 30, 2020 |
$ |
$ |
$ |
( |
) |
$ |
$ |
Common Stock |
Additional Paid-In |
Accumulated Other Comprehensive |
Retained |
Total Shareholders’ |
||||||||||||||||||||
Shares |
Amount |
Capital |
Loss |
Earnings |
Equity |
|||||||||||||||||||
Balances at August 2, 2019 |
$ |
$ |
$ |
( |
) |
$ |
$ |
|||||||||||||||||
Comprehensive Income: |
||||||||||||||||||||||||
Net income |
— |
|||||||||||||||||||||||
Other comprehensive loss, net of tax |
— |
( |
) |
( |
) |
|||||||||||||||||||
Total comprehensive income |
— |
( |
) |
|||||||||||||||||||||
Cash dividends declared - $ |
— |
( |
) |
( |
) |
|||||||||||||||||||
Share-based compensation |
— |
|||||||||||||||||||||||
Issuance of share-based compensation awards, net of shares withheld for employee taxes |
( |
) |
( |
) |
||||||||||||||||||||
Purchases and retirement of common stock |
( |
) |
( |
) |
( |
) |
( |
) |
||||||||||||||||
Cumulative-effect of change in accounting principle |
— |
|||||||||||||||||||||||
Balances at November 1, 2019 |
$ |
$ |
$ |
( |
) |
$ |
$ |
Three Months Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Cash flows from operating activities: |
||||||||
Net income |
$ |
$ |
||||||
Net loss from unconsolidated subsidiary |
||||||||
Adjustments to reconcile net income to net cash provided by operating activities: |
||||||||
Depreciation and amortization |
||||||||
Loss on disposition of property and equipment |
||||||||
Gain on sale and leaseback transaction |
( |
) |
||||||
Impairment |
||||||||
Share-based compensation |
||||||||
Noncash lease expense |
||||||||
Amortization of asset recognized from gain on sale and leaseback transactions |
||||||||
Changes in assets and liabilities: |
||||||||
Inventories |
( |
) |
( |
) |
||||
Other current assets |
( |
) |
( |
) |
||||
Accounts payable |
||||||||
Other current liabilities |
( |
) |
( |
) |
||||
Deferred income taxes |
||||||||
Other long-term assets and liabilities |
( |
) |
( |
) |
||||
Net cash provided by operating activities |
||||||||
Cash flows from investing activities: |
||||||||
Purchase of property and equipment |
( |
) |
( |
) |
||||
Proceeds from insurance recoveries of property and equipment |
||||||||
Proceeds from sale of property and equipment |
||||||||
Notes receivable from unconsolidated subsidiary |
( |
) |
||||||
Acquisition of business, net of cash acquired |
( |
) |
( |
) |
||||
Net cash provided by (used in) investing activities |
( |
) |
||||||
Cash flows from financing activities: |
||||||||
Proceeds from issuance of long-term debt |
||||||||
Taxes withheld from issuance of share-based compensation awards |
( |
) |
( |
) |
||||
Principal payments under long-term debt |
( |
) |
||||||
Purchases and retirement of common stock |
( |
) |
||||||
Dividends on common stock |
( |
) |
( |
) |
||||
Net cash provided by (used in) financing activities |
( |
) |
||||||
Net increase in cash and cash equivalents |
||||||||
Cash and cash equivalents, beginning of period |
||||||||
Cash and cash equivalents, end of period |
$ |
$ |
||||||
Supplemental disclosures of cash flow information: |
||||||||
Cash paid during the period for: |
||||||||
Interest, net of amounts capitalized |
$ |
$ |
||||||
Income taxes |
$ |
$ |
||||||
Supplemental schedule of non-cash investing and financing activities*: |
||||||||
Capital expenditures accrued in accounts payable |
$ |
$ |
||||||
Change in fair value of interest rate swaps |
$ |
$ |
( |
) |
||||
Change in deferred tax asset for interest rate swaps |
$ |
( |
) |
$ |
||||
Dividends declared but not yet paid |
$ |
$ |
1. | Condensed Consolidated Financial Statements |
2. | Maple Street Biscuit Company |
3. | Fair Value Measurements |
Level 1 |
Level 2 |
Level 3 |
Total Fair Value |
|||||||||||||
Cash equivalents* |
$ |
$ |
$ |
$ |
||||||||||||
Deferred compensation plan assets** |
||||||||||||||||
Total assets at fair value |
$ |
|||||||||||||||
Interest rate swap liability (see Note 6) |
$ |
$ |
$ |
$ |
||||||||||||
Total liabilities at fair value |
$ |
$ |
$ |
$ |
Level 1 |
Level 2 |
Level 3 |
Total Fair Value |
|||||||||||||
Cash equivalents* |
$ |
$ |
$ |
$ |
||||||||||||
Deferred compensation plan assets** |
||||||||||||||||
Total assets at fair value |
$ |
|||||||||||||||
Interest rate swap liability (see Note 6) |
$ |
$ |
$ |
$ |
||||||||||||
Total liabilities at fair value |
$ |
$ |
$ |
$ |
4. | Inventories |
October 30, 2020 |
July 31, 2020 |
|||||||
Retail |
$ |
$ |
||||||
Restaurant |
||||||||
Supplies |
||||||||
Total |
$ |
$ |
5. | Debt |
6. | Derivative Instruments and Hedging Activities |
Trade Date |
Effective Date |
Term (in Years) |
Notional Amount |
Fixed Rate |
|||||||||
$ |
% |
||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
|||||||||||||
% |
(See Note 3) |
Balance Sheet Location |
October 30, 2020 |
July 31, 2020 |
||||||
Interest rate swaps |
Other current liabilities |
$ |
$ |
||||||
Interest rate swaps |
Long-term interest rate swap liability |
||||||||
Total liabilities** |
$ |
$ |
Amount of Income (Loss) Recognized in AOCL on Derivatives |
||||||||
Three Months Ended October 30, 2020 |
Year Ended July 31, 2020 |
|||||||
Cash flow hedges: |
||||||||
Interest rate swaps |
$ |
$ |
( |
) |
Location of Gain Reclassified from AOCL into Income |
Amount of Gain Reclassified from AOCL into Income |
|||||||
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Cash flow hedges: |
||||||||
Interest rate swaps |
Interest expense |
$ |
( |
$ |
( |
Details about AOCL |
Amount Reclassified from AOCL |
Affected Line Item in the Condensed Consolidated Statement of Income |
|||
Gain on cash flow hedges: |
|||||
Interest rate swaps |
$ |
( |
) |
Interest expense |
|
Tax expense |
Provision for income taxes |
||||
$ |
( |
) |
Net of tax |
Changes in AOCL |
||||
AOCL balance at July 31, 2020 |
$ |
( |
) |
|
Other comprehensive income before reclassifications |
||||
Amounts reclassified from AOCL |
( |
) |
||
Other comprehensive income, net of tax |
||||
AOCL balance at October 30, 2020 |
$ |
( |
) |
7. | Seasonality |
8. | Segment Information |
9. | Revenue Recognition |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Revenue: |
||||||||
Restaurant |
$ |
$ |
||||||
Retail |
||||||||
Total revenue |
$ |
$ |
10. | Leases |
Quarter Ended October 30, 2020 |
Quarter Ended November 1, 2019 |
|||||||
Operating lease cost |
$ |
$ |
||||||
Short term lease cost |
||||||||
Variable lease cost |
||||||||
Total lease cost |
$ |
$ |
Quarter Ended October 30, 2020 |
Quarter Ended November 1, 2019 |
|||||||
Operating cash flow information: |
||||||||
Gain on sale and leaseback transaction |
$ |
$ |
||||||
Cash paid for amounts included in the measurement of lease liabilities |
||||||||
Noncash information: |
||||||||
Right-of-use assets obtained in exchange for new operating lease liabilities |
||||||||
Lease modifications or reassessments increasing or decreasing right-of-use assets |
||||||||
Lease modifications removing right-of-use assets |
( |
) |
( |
) |
October 30, 2020 |
November 1, 2019 |
|||||||
Weighted-average remaining lease term |
||||||||
Weighted-average discount rate |
% |
% |
Year |
Total |
|||
Remainder of 2021 |
$ |
|||
2022 |
||||
2023 |
||||
2024 |
||||
2025 |
||||
Thereafter |
||||
Total future minimum lease payments |
||||
Less imputed remaining interest |
( |
) |
||
Total present value of operating lease liabilities |
$ |
11. | Net Income Per Share and Weighted Average Shares |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Net income per share numerator |
$ |
$ |
||||||
Net income per share denominator: |
||||||||
Weighted average shares |
||||||||
Add potential dilution: |
||||||||
Nonvested stock awards and units |
||||||||
Diluted weighted average shares |
12. | Commitments and Contingencies |
ITEM 2. | Management's Discussion and Analysis of Financial Condition and Results of Operations |
• | Enhancing the Core business to drive sustainable sales growth and continued business model improvements. During 2021, we are focused on driving topline sales by further growing our off-premise business, introducing menu innovation and evolving our digital infrastructure and digital strategy to improve the guest experience across all channels. Additionally, in response to the COVID-19 pandemic, we have instituted operational protocols to comply with applicable regulatory requirements to protect the health and safety of our employees and guests while maintaining the service levels that guests associate with our brand, and we have implemented, and continue to adapt, various strategies to support the recovery of our business and navigate through the uncertain environment. |
• | Expanding the Footprint by building profitable new Cracker Barrel stores in core and developing markets. We currently anticipate adding three stores during 2021, one of which opened during the first three months of 2021. |
• | Extending the Brand to drive further shareholder value creation by developing new platforms to drive growth, such as MSBC, a recently acquired growth-stage fast casual concept that we believe provides us with a vehicle to drive growth in a complementary segment of the restaurant industry. |
Quarter Ended |
|||
October 30, |
November 1, |
||
2020 |
2019 |
||
Total revenue |
100.0% |
100.0% |
|
Cost of goods sold (exclusive of depreciation and rent) |
30.8 |
29.3 |
|
Labor and other related expenses |
35.1 |
35.2 |
|
Other store operating expenses |
25.0 |
21.7 |
|
General and administrative expenses |
6.1 |
5.3 |
|
Gain on sale and leaseback transaction |
(33.7) |
— |
|
Operating income |
36.7 |
8.5 |
|
Interest expense |
1.7 |
0.5 |
|
Income before income taxes |
35.0 |
8.0 |
|
Provision for income taxes |
8.6 |
1.4 |
|
Net loss from unconsolidated subsidiary |
— |
(0.8) |
|
Net income |
26.4% |
5.8% |
October 30, |
November 1, |
|||
2020 |
2019 |
|||
Net change in units: |
||||
Company-owned - Cracker Barrel |
— |
— |
||
Company-owned – MSBC |
— |
28 |
||
Franchise – MSBC |
— |
5 |
||
Units in operation at end of the period |
||||
Company-owned - Cracker Barrel |
663 |
660 |
||
Company-owned – MSBC |
35 |
28 |
||
Company-owned - Holler & Dash |
— |
7 |
||
Total Company-owned units at end of the period |
698 |
695 |
||
Franchise – MSBC |
6 |
5 |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Revenue in dollars: |
||||||||
Restaurant |
$ |
515,224 |
$ |
607,079 |
||||
Retail |
131,230 |
141,961 |
||||||
Total revenue |
$ |
646,454 |
$ |
749,040 |
||||
Total revenue by percentage relationships: |
||||||||
Restaurant |
79.7 |
% |
81.0 |
% |
||||
Retail |
20.3 |
% |
19.0 |
% |
||||
Average unit volumes(1): |
||||||||
Restaurant |
$ |
765.0 |
$ |
916.0 |
||||
Retail |
197.9 |
215.1 |
||||||
Total revenue |
$ |
962.9 |
$ |
1,131.1 |
||||
Comparable store sales increase (decrease)(2): |
||||||||
Restaurant |
(16.4 |
%) |
2.1 |
% |
||||
Retail |
(8.1 |
%) |
(0.9 |
%) |
||||
Restaurant and retail |
(14.9 |
%) |
1.5 |
% |
||||
Average check increase |
1.9 |
% |
3.6 |
% |
||||
Comparable restaurant guest traffic decrease(2): |
(18.3 |
%) |
(1.5 |
%) |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Cost of Goods Sold in dollars: |
||||||||
Restaurant |
$ |
132,613 |
$ |
149,457 |
||||
Retail |
66,431 |
70,357 |
||||||
Total Cost of Goods Sold |
$ |
199,044 |
$ |
219,814 |
||||
Cost of Goods Sold by percentage of revenue: |
||||||||
Restaurant |
25.7 |
% |
24.6 |
% |
||||
Retail |
50.6 |
% |
49.6 |
% |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Labor and related expenses |
35.1 |
% |
35.2 |
% |
First Quarter (Decrease) Increase as a Percentage of Total Revenue |
||||
Store bonus expense |
(0.6 |
%) |
||
Miscellaneous wages |
(0.4 |
%) |
||
Store hourly labor |
0.7 |
% |
||
Store management compensation |
0.2 |
% |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Other store operating expenses |
25.0 |
% |
21.7 |
% |
First Quarter Increase as a Percentage of Total Revenue |
|
Rent expense |
1.2% |
Supplies expense |
0.7% |
Other store expenses |
0.5% |
Maintenance expense |
0.3% |
Depreciation expense |
0.2% |
Advertising expense |
0.2% |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
General and administrative expenses |
6.1 |
% |
5.3 |
% |
Quarter Ended |
||||||||
October 30, 2020 |
November 1, 2019 |
|||||||
Interest expense, net |
$ |
10,715 |
$ |
3,580 |
• | management believes are most important to the accurate portrayal of both our financial condition and operating results, and |
• | require management’s most difficult, subjective or complex judgments, often as a result of the need to make estimates about the effect of matters that are inherently uncertain. |
• | Impairment of Long-Lived Assets |
• | Insurance Reserves |
• | Retail Inventory Valuation |
• | Lease Accounting |
ITEM 3. | Quantitative and Qualitative Disclosures About Market Risk |
ITEM 4. | Controls and Procedures |
ITEM 1A. | Risk Factors |
ITEM 6. | Exhibits |
3.1 |
Amended and Restated Charter of Cracker Barrel Old Country Store, Inc. (incorporated by reference to Exhibit 3.1 to the Company's Current Report on Form 8-K filed under the Exchange Act on April 10, 2012 (Commission File No. 001-25225) |
3.2 |
Amended and Restated Bylaws of Cracker Barrel Old Country Store, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K filed under the Exchange Act on February 24, 2012 (Commission File No. 001-25225) |
10.1 |
Amended and Restated Master Lease Agreement, dated as of August 4, 2020 (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed under the Exchange Act on August 5, 2020) (Commission File No. 001-25225) |
Master Lease Agreement, dated as of November 11, 2020 (filed herewith) |
|
First Amendment to Amended and Restated Master Lease Agreement, dated as of November 11, 2020 (filed herewith) |
|
Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith) |
|
Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith) |
|
Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith) |
|
Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith) |
|
101.INS |
Inline XBRL Instance Document (the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document) |
101.SCH |
Inline XBRL Taxonomy Extension Schema |
101.CAL |
Inline XBRL Taxonomy Extension Calculation Linkbase |
101.LAB |
Inline XBRL Taxonomy Extension Label Linkbase |
101.PRE |
Inline XBRL Taxonomy Extension Presentation Linkbase |
101.DEF |
Inline XBRL Taxonomy Extension Definition Linkbase |
104 |
Cover Page Interactive Data File (formatted as inline XBRL and contained in Exhibit 101) |
CRACKER BARREL OLD COUNTRY STORE, INC. |
||
Date: December 3, 2020 |
By: |
/s/Jill M. Golder |
Jill M. Golder, Senior Vice President and |
||
Chief Financial Officer |
||
Date: December 3, 2020 |
By: |
/s/Kara S. Jacobs |
Kara S. Jacobs, Vice President, Corporate Controller and Principal Accounting Officer |
Page
|
||
1.
|
BASIC TERMS
|
1
|
2.
|
DEFINITIONS AND BASE PROVISIONS
|
2
|
3.
|
GRANTING CLAUSE
|
9
|
4.
|
USE
|
11
|
5.
|
RENT
|
13
|
6.
|
NET LEASE; MASTER LEASE
|
16
|
7.
|
REAL ESTATE TAXES
|
19
|
8.
|
PERSONAL PROPERTY TAXES
|
22
|
9.
|
OPERATING EXPENSES
|
22
|
10.
|
TENANT’S REPAIR AND MAINTENANCE RESPONSIBILITIES
|
23
|
11.
|
COMPLIANCE WITH LAWS
|
25
|
12.
|
SURRENDER OF PREMISES
|
25
|
13.
|
ALTERATIONS
|
26
|
14.
|
ENTRY BY LANDLORD
|
28
|
15.
|
TENANT’S INSURANCE OBLIGATIONS
|
28
|
16.
|
OFAC
|
33
|
17.
|
WAIVER OF SUBROGATION
|
34
|
18.
|
FIRE OR OTHER CASUALTY
|
34
|
19.
|
CONDEMNATION
|
36
|
20.
|
INDEMNIFICATION
|
39
|
21.
|
ASSIGNMENT AND SUBLETTING
|
40
|
22.
|
LIENS
|
45
|
23.
|
TENANT’S DEFAULT
|
45
|
24.
|
REMEDIES OF LANDLORD
|
46
|
25.
|
SUBORDINATION/ATTORNMENT
|
48
|
26.
|
ESTOPPEL CERTIFICATE
|
49
|
27.
|
HAZARDOUS MATERIALS
|
50
|
28.
|
PRESS RELEASES
|
52
|
29.
|
HOLDING OVER
|
53
|
30.
|
FINANCIAL STATEMENTS
|
53
|
31.
|
QUIET ENJOYMENT
|
53
|
32.
|
NOTICES
|
54
|
33.
|
PERSONAL LIABILITY
|
54
|
34.
|
ENTIRE AGREEMENT
|
55
|
35.
|
AMENDMENTS
|
55
|
36.
|
LEGAL INTERPRETATION
|
55
|
37.
|
OPTION TO RENEW
|
56
|
38.
|
AUTHORITY TO ENTER INTO LEASE
|
58
|
39.
|
PARTIES BOUND
|
59
|
40.
|
COUNTERPARTS; ELECTRONIC SIGNATURES
|
59
|
41.
|
SEVERABILITY
|
59
|
42.
|
WAIVER OF JURY TRIAL; CONSEQUENTIAL DAMAGES
|
59
|
43.
|
MEMORANDUM OF LEASE
|
60
|
44.
|
BROKERS
|
60
|
45.
|
TENANT RIGHT TO SEVER LEASE
|
60
|
46.
|
LOCAL LAW PROVISIONS
|
60
|
A. |
Landlord and Tenant were parties to that certain Amended and Restated Master Lease Agreement (as amended, the “Original Lease”), dated August 4, 2020, by and between Landlord and the other
landlord entities a party thereto (collectively, “Original Landlord”), and Tenant and the other tenant entities a party thereto (collectively, “Original Tenant”).
|
B. |
Landlord and Tenant desire to sever the Original Lease into two leases to facilitate Landlord’s financing of the Property.
|
C. |
Original Landlord and Original Tenant are entering into this Lease and that certain First Amendment to Amended and Restated Master Lease Agreement, dated as of the date hereof to sever, amend and restate the Original Lease in its
entirety.
|
A. |
“Base Rent”: Base Rent shall be paid in accordance with and in the amounts set forth on Exhibit A attached hereto and made a part hereof, subject to increases as set forth herein.
|
B. |
“Building”: The building or buildings located on the Property in the approximate square footages set forth on Exhibit B-1 attached hereto and made a part hereof.
|
C. |
“Commencement Date”: means, with respect to each Site, the Commencement Date set forth on Schedule 1.E.
|
D. |
“Expiration Date”: July 31, 2040, subject to extension pursuant to the terms hereof.
|
F. |
“Premises”: Collectively, the Building and the Property.
|
G. |
“Property”: Those certain tracts or parcels of land, more particularly described on Exhibit B-1 attached hereto and made a part hereof.
|
B. |
“Additional Premises” has the meaning ascribed to it in the recitals.
|
C. |
“Affiliate”: With respect to Landlord or Tenant, shall mean a person or entity that directly or indirectly through one or more intermediaries controls, is controlled by, or is under common control with such person or entity.
The term “control” as used in the immediately preceding sentence, means, with respect to an entity that is a corporation, limited liability company, partnership or other entity, the right to exercise, directly or indirectly, more than
fifty percent (50%) of the voting rights attributable to the ownership interests of the entity.
|
D. |
“Allocated Base Rent” means, with respect to any Site, the dollar amount allocated to such Site on Exhibit B-2 attached hereto.
|
E. |
“Alterations”: Defined in Section 13.A hereof.
|
I. |
“Base Rent”: Defined in Section 1.A hereof.
|
K. |
“Building”: Defined in Section 1.B hereof.
|
L. |
“Commencement Date”: Defined in Section 1.C hereof.
|
M. |
“Comparable Buildings”: Buildings in the market in which the applicable Building is located that are comparable in size, design, use, age, location, class and quality to such Building.
|
N. |
“Control” shall mean with respect to an entity that is a corporation, limited liability company, partnership or other entity, the right to exercise, directly or indirectly, more than fifty percent (50%) of the voting rights
attributable to the ownership interests of the entity.
|
O. |
“Default Rate”: The lesser of (i) the Prime Rate plus seven percent (7%) per annum, compounding monthly, or (ii) the highest rate allowed by applicable Law.
|
R. |
“Event of Default”: Defined in Section 23 hereof.
|
S. |
“Expiration Date”: Defined in Section 1.D hereof.
|
U. |
“Final Completion Date” shall mean the date that Final Completion of the applicable Tenant’s Work occurs.
|
W. |
“General Construction Contract” shall mean with respect to any Tenant’s Work, the applicable construction contract by and between the applicable General Contractor and Tenant, and, with respect to any such construction
contract entered into in connection with Tenant Work that requires Landlord’s consent hereunder, is approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed.
|
Z. |
“Jobel” has the meaning ascribed to it in the Recitals.
|
AA. |
“Jobel Premises” has the meaning ascribed to it in the Recitals.
|
BB. |
“Indemnified Party” shall mean, with respect to any indemnification obligation contained in this Lease, the individual or entity so indemnified by the indemnifying party.
|
DD. |
“Landlord”: Defined in the Preamble hereto.
|
EE. |
“Landlord Claim”: Defined in Section 20.A hereof.
|
FF. |
“Landlord Mortgage”: Defined in Section 25.B hereof.
|
GG. |
“Landlord Mortgagee”: Defined in Section 25.B hereof.
|
HH. |
“Landlord Notice Address”:
|
c/o Oak Street Real Estate Capital, LLC
|
|
125 S. Wacker Drive, Suite 1220
|
|
Chicago, Illinois 60606
|
|
Attention: James Hennessey
|
|
E-mail: hennessey@oakstreetrec.com
|
|
With a copy to
|
|
Kirkland & Ellis LLP
|
|
300 North LaSalle
|
|
Chicago, Illinois 60654
|
|
Attention: David A. Rosenberg
|
|
E-mail: david.rosenberg@kirkland.com
|
II. |
“Landlord’s Representatives”: Landlord’s agents, attorneys, representatives, members, directors, officers and employees.
|
JJ. |
“Late Charge”: Defined in Section 5.C hereof.
|
MM. |
“Option to Renew”: Defined in Section 1.E hereof.
|
QQ. |
“Premises”: Defined in Section 1.F hereof.
|
SS. |
“Prohibited Persons”: Defined in Section 16.B hereof.
|
TT. |
“Property”: Defined in Section 1.G hereof.
|
UU. |
“Purchase Agreement”: Defined in Recital B hereto.
|
VV. |
“Real Estate Taxes”: Defined in Section 7.A hereof.
|
XX. |
“Renewal Amendment”: Defined in Section 37.E hereof.
|
YY. |
“Renewal Notice”: Defined in Section 37.A.1 hereof.
|
ZZ. |
“Renewal Option”: Defined in Section 37.A hereof.
|
AAA. |
“Renewal Term”: Defined in Section 37.A hereof.
|
BBB. |
“Rent”: Defined in Section 5.B hereof.
|
CCC. |
“Repossessed Premises”: Defined in Section 24.C hereof.
|
DDD. |
“Security Deposit” Defined in Section 5.E hereof.
|
EEE. |
“Seller”: Defined in the Recitals hereto.
|
FFF. |
“Site” or “Sites” means the Building and the Property with respect to any one or more, as the context requires, of the locations described in Exhibit B-1.
|
GGG. |
“SLB Buyer” has the meaning ascribed to it in the recitals.
|
HHH. |
“SLB Seller” has the meaning ascribed to it in the recitals.
|
III. |
“SNDA”: Defined in Section 25.A hereof.
|
JJJ. |
“Substitute Tenant”: Defined in Section 24.C hereof.
|
KKK. |
“Taxes”: Defined in Section 7.D hereof.
|
LLL. |
“Tenant”: Defined in the Preamble hereto.
|
MMM. |
“Tenant Notice Address”:
|
NNN. |
“Tenant’s Personal Property”: Defined in Section 12 hereof.
|
OOO. |
PPP. |
“Tenant’s Work”: Defined in Exhibit C hereof.
|
QQQ. |
“Term”: Defined in Section 1.H hereof.
|
RRR. |
“Transfer”: Defined in Section 21.B hereof.
|
SSS. |
“U.S. Publicly-Traded Entity”: Defined in Section 16.A hereof.
|
TTT. |
“US Realty” has the meaning ascribed to it in the Recitals.
|
UUU. |
“US Realty Premises” has the meaning ascribed to it in the Recitals.
|
VVV. |
“Utility Charges”: Defined in Section 9.A hereof.
|
D. |
Tenant shall have the right to access and use the Premises twenty-four (24) hours per day, seven (7) days per week.
|
2. |
Landlord and Tenant acknowledge and agree that the Term with respect to any Site, including any term extensions provided for in this Lease, is less than the remaining economic life of any such Site.
|
3. |
The parties acknowledge and agree that the amounts allocated to each Site on Exhibit B-2 are set forth solely for the convenience and use of the parties in making certain calculations as may
be necessary from time to time pursuant to the provisions hereof.
|
4. |
The expressions of intent, the waivers, the representations and warranties, the covenants, the agreements and the stipulations set forth in this Section 6 are a material inducement to each of Landlord and Tenant in entering
into this Lease.
|
C. |
Notwithstanding anything to the contrary contained in this Lease, if Landlord comprises more than one entity, then Landlord hereby designates CB Portfolio Owner LLC (“Landlord’s Designee”) to act for and on behalf of Landlord (and
the entities comprising Landlord) with respect to matters related to this Lease, including, without limitation, for the purpose of obtaining consents, collecting rents, fees, costs and expenses and the security deposit, due Landlord
hereunder, making required payments, receiving and furnishing notices, documentation, and information hereunder (and all such actions by Landlord’s Designee shall be deemed binding upon and shall constitute the acts of, Landlord) and
unless Tenant reasonably requires otherwise in connection with Tenant’s rights and remedies, Tenant shall only be obligated to communicate with and/or take direction from Landlord’s Designee, acting on behalf of Landlord. Landlord’s
Designee has full right, power and authority to act on behalf of and bind Landlord and shall provide reasonably satisfactory proof thereof to Tenant (Tenant’s lender and other third parties reasonably required by Tenant), from time to
time, upon request of Tenant.
|
F. |
Notwithstanding anything to the contrary in this Section 7, in no event will Tenant be required to pay any (i) federal or state income taxes of Landlord, provided, however, for the avoidance of doubt, Tenant shall be
obligated to pay any rent taxes or other similar taxes levied against payments received by Tenant (ii) franchise and excise taxes; (iii) transfer taxes or any taxes imposed with respect to the sale, exchange or other disposition by
Landlord, in whole or in part, of the Premises or the Property or Landlord’s interest in this Lease, or (iv) Taxes attributable solely to any period after the expiration or earlier termination of the Term hereof.
|
B. |
Third Party Management. Tenant shall have the right to manage and operate the Premises (or any portion thereof) utilizing third parties for the management and operation thereof, without obtaining Landlord’s prior written
consent of such third party. Notwithstanding the appointment of any third-party manager, Tenant shall remain fully responsible for the Premises in accordance with the terms hereof.
|
1. |
Maintaining, repairing, and replacing, as necessary, the roof of the Building on such Site;
|
2. |
Maintaining and repairing the bearing walls, floors, foundations, and all structural elements of the Building on such Site;
|
3. |
Maintaining (including periodic window washing and periodic painting) and repairing the facade and exterior walls of the Building on such Site;
|
4. |
Repairing and replacing, as necessary, the doors (including, without limitation, any overhead doors) and windows of the Building on such Site, and the mechanisms therefor;
|
5. |
Causing the regular removal of garbage and refuse from such Site;
|
6. |
Causing the regular spraying for and control of insect, rodent, animal and pest infestation, and maintaining in good working order and condition all doors (both swinging and roll-up doors), including, without limitation, all weather
seals;
|
7. |
Servicing, maintaining, repairing and replacing all systems and equipment serving the Premises, including, without limitation, heating, ventilation, and air-conditioning equipment, and generators, if any;
|
8. |
Regular sweeping, cleaning and removal of trash, debris, other materials and stains from such Site and from the immediately adjacent sidewalks, service drives and loading or delivery areas, if any, of such Site, as necessary to keep
the same clean and in good order and condition;
|
9. |
Regular sweeping, cleaning and washing of the interior of the Building, including, without limitation, floors, windows and fixtures, and periodic washing and painting of interior walls;
|
10. |
Repairing broken, damaged or leaking walls, bathrooms, ceilings, or fixtures and equipment in the interior of the Building, including, without limitation, plate glass windows, windows, floors and lighting fixtures;
|
11. |
Irrigating and performing all gardening and landscaping of all lawns, trees, shrubs and plantings comprising part of such Site; and
|
12. |
Tenant shall maintain a contract on at least an annual basis for regular servicing and maintenance (at least once annually) of the heating, ventilating, air conditioning systems serving each Site. Upon written request of Landlord,
Tenant shall submit to Landlord a copy of such fully paid contract and any extensions, renewals or replacements thereof. At a minimum, each maintenance contract for any such equipment shall include a provision that such contractor
shall be required to coordinate any activities performed on the roof of the Building by a roofing contractor, so as to not void any roof or related warranties.
|
A. |
During the Term, Tenant shall provide and maintain property insurance on the Building and other improvements on the Premises on an all-risk basis against physical loss or damage by fire and all other risks and perils, including but
not limited to, flood, earthquake, and windstorm, in amounts no less than the full replacement cost, excluding excavations, footings and foundations, and with a deductible no greater than : (i) $250,000.00 from the applicable
Commencement Date with respect to to each Site through July 31, 2024; and (ii) $500,000.00 from August 1, 2024 through the end of the Term and any Renewal Term. Notwithstanding anything contained herein to the contrary, Tenant’s
property insurance coverage for earthquake, windstorm, tornado and hail may have deductibles not to exceed five percent (5%) of the total insurable value of the Site per occurrence. Such insurance shall be on terms (i) that have an
agreed amount endorsement or with no co-insurance provisions; and (ii) with no exclusions for vandalism, malicious mischief or sprinkler leakage. Boiler and Machinery Coverage shall be procured either by endorsement to the property
policy or under a separate placement in an amount no less than 100% of the replacement cost or as otherwise approved in writing by Landlord. The property insurance required hereunder shall (a) cover loss sustained when access to all or
a portion of a Building is prevented due to an insured peril at a location in the vicinity of the applicable Site; (b) cover loss sustained due to the action of a public authority preventing access to a Building provided such order is
the direct result of physical damage of the type insured against at such Building or within 1,000 feet of it; (c) insure loss caused by damage or mechanical breakdown; (d) provide an ordinance or law extension; (e) cover loss sustained
due to the accidental interruption or failure of supplies of electricity, gas, sewers, water or telecommunication up to the terminal point of the utility supplier with any Site; (f) name Landlord and its lender(s) and other designees as
loss payees and contain a lender loss payee endorsement; and (g) contain an endorsement providing coverage for cleanup of sudden and accidental pollution releases, with a sub-limit of at least One Hundred Thousand and No/100 Dollars
($100,000.00). In addition to the foregoing coverages on each Building and other improvements upon any Site, Tenant shall maintain property insurance covering Tenant’s machinery, equipment, furniture, fixtures, and all other Tenant’s
Personal Property at a limit of liability determined by Tenant in its sole discretion. During the period of any restoration and repair of any Site or any portion thereof, Tenant shall maintain an “all-risk” Builder’s Risk policy on a
completed value basis for the full replacement cost of the property being repaired and restored, if and when there is a structural restoration and/or major repair required at any Building. To the extent any portion of any Site is
located within a Special Flood Hazard Area, Tenant shall maintain NFIP flood insurance for such Site.
|
B. |
During the Term, Tenant shall also provide and maintain the following insurance at the terms and in the limits specified below for each Site:
|
1. |
Commercial General Liability Insurance against claims for third party Bodily Injury, Personal/Advertising Injury, Property Damage, and Products/Completed Operations Liability. Such insurance shall be written on an occurrence basis
and such coverage shall include, but not be limited to, assumed contractual liability for the performance by Tenant of the indemnity agreements set forth in this Lease to which this insurance applies, cross liability, and/or
severability of interests. Limits shall be no less than One Million and No/100 Dollars ($1,000,000.00) per occurrence and Two Million and No/100 Dollars ($2,000,000.00) general aggregate. Tenant shall be permitted to maintain
self-insurance/retention amounts not to exceed (i) Five Hundred Thousand and No/100 Dollars ($500,000) during the period from the applicable Commencement Date with respect to each Site through July 31, 2021; (ii) One Million and No/100
Dollars ($1,000,000.00) during the period from August 1, 2021 through July 31, 2022 and (iii) One Million Five Hundred Thousand and No/100 Dollars ($1,500,000.00) during the period from August 1, 2022 until the expiration of the Term.
Tenant shall cause Landlord and its lender or other designees to be named as additional insureds under such insurance.
|
2. |
Workers Compensation and Employer’s Liability Insurance insuring against and satisfying Tenant’s obligations and liabilities under the workers compensation laws of the jurisdiction in which the Premises are located, with Employers
Liability minimum limits per insured of Five Hundred Thousand and No/100 Dollars ($500,000.00) Bodily Injury each accident; Five Hundred Thousand and No/100 Dollars ($500,000.00) Bodily Injury by disease, each employee; and Five Hundred
Thousand and No/100 Dollars ($500,000.00) Bodily Injury by disease policy limit. Policies shall include Voluntary Coverage.
|
3. |
Automobile Liability Insurance for liability arising out of claims for bodily injury and property damage arising from owned (if any), leased (if any), non-owned and hired vehicles used in the performance of the business upon the
Premises, with a combined single limit of One Million and No/100 Dollars ($1,000,000.00) per accident for bodily injury and property damage and containing appropriate no-fault insurance provisions wherever applicable.
|
4. |
Umbrella or Excess Liability Insurance written on an occurrence basis and covering claims in excess of the underlying insurance described in the foregoing subsections (1), (2) and (3) above, with a Twenty-Five Million and No/100
Dollars ($25,000,000.00) minimum limit per occurrence. Such insurance shall contain a provision that it will drop down as primary and noncontributory insurance in the event that the underlying insurance policy aggregate is exhausted.
|
5. |
As and to the extent Tenant engages in the sale of alcoholic beverages upon such Site, liquor liability insurance One Million and No/100 Dollars ($1,000,000.00) per occurrence and Two Million and No/100 Dollars ($2,000,000.00) in the
aggregate.
|
6. |
Business interruption insurance insuring that the Base Rent will be paid to Landlord for a minimum of twelve (12) months with an extended indemnity period of twelve (12) months if such Site is destroyed or rendered untenantable by
any cause insured against (it being understood that the existence of such insurance does not reduce Tenant’s obligation to pay Base Rent without diminution).
|
F. |
Notwithstanding anything contained herein to the contrary, if during the last twelve (12) months of the Term, or any renewal thereof, the Premises is damaged to the extent that the repairs for same would
exceed thirty-five percent (35%) or more of the replacement cost, then this Lease may be terminated at the end of the election of either party, provided that the notice of such election occurs within sixty (60) days after the occurrence
of such damage or destruction. Upon the exercise of such termination, this Lease shall be deemed null and void except for the parties obligations expressly surviving the termination.
|
E. |
Notwithstanding the foregoing, but subject to the conditions set forth in the following sentence, the prior written consent of Landlord shall not be required for the assignment by Tenant of this Lease to an Affiliate (an “Affiliate Transfer”) of Tenant, or the transfer of the voting stock of Tenant to an Affiliate of Tenant in a single transaction or a series of transactions. Tenant’s right to complete an assignment or
transfer contemplated by the preceding sentence shall be subject to the satisfaction of the following conditions precedent at the time of the proposed assignment or transfer:
|
(1) |
no Event of Default shall have occurred and be continuing;
|
(2) |
Tenant shall provide Landlord with written notice of such proposed assignment or transfer at least thirty (30) days prior to the anticipated date of such assignment or transfer; provided that if Tenant is publicly traded, Tenant
shall not be obligated to provide Landlord with prior notice of such Affiliate Transfer, but shall provide Landlord with written notice of such Affiliate Transfer within five (5) days following such Transfer;
|
(3) |
Tenant and such Affiliate transferee shall execute such commercially reasonable and appropriate documents to evidence the obligations of Tenant and, to the extent applicable, such Affiliate, as lessee, hereunder and shall provide
evidence that such Transfer qualifies as an Affiliate Transfer hereunder, in each case as reasonably required by Landlord.
|
(4) |
The assignor Tenant shall remain primarily liable and responsible for the obligations of the Tenant hereunder.
|
(1) |
no Event of Default shall have occurred and be continuing; and
|
(2) |
the proposed sublease will not result in a violation of any term or condition of this Lease
|
(3) |
any such sublease shall be subordinate to this Lease and Tenant shall remain primarily liable and responsible for the obligations of the Tenant under this Lease notwithstanding such sublease; and
|
(4) |
the Sites subject to such subleases shall be used for the uses permitted herein and shall otherwise be operated and maintained in accordance with the terms and conditions of this Lease.
|
F. |
Further, Tenant shall have the right, without the consent of Landlord, to assign Tenant’s interest in this Lease and/or to sublet or license all or any portion of the Premises: (a) to any entity which purchases all or substantially
all of the assets of Tenant; (b) as part of a merger, acquisition, consolidation or public offering of stock or other interests; and/or (c) as may otherwise be required by Law, so long as, in each case, (i) no Event of Default has
occurred and is continuing as of the date such proposed assignment becomes effective; (ii) the proposed assignment is not reasonably expected to result in a violation of a material term or condition of this Lease; (iii) the proposed
assignee Tenant is experienced in management and operation of facilities similar to the Premises and has a favorable business and operational reputation and character (as reasonably determined by Landlord); (iv) immediately after the
proposed assignment, the assignee Tenant has an investment grade rating (public or private) pursuant to ratings established by either (x) Standard & Poor’s; (y) Moody’s; or (z) at least two (2) of the following Nationally Recognized
Statistical Ratings Organizations (NRSRO): Fitch, Morningstar, Kroll, and Egan-Jones and (v) the net worth of the assignee Tenant after such assignment, merger, acquisition, consolidation or public offering of stock or other interests
is equal or greater than the greater of (A) Tenant’s net worth as of July 29, 2020 or (B) Tenant’s net worth immediately prior to such assignment merger, acquisition, consolidation or public offering of stock or other interests, in each
case as reasonably determined by Landlord.
|
C. |
For the purposes of this Lease, the following definitions shall apply:
|
B. |
At any time, and from time to time, in connection with any sale or refinancing by Landlord, but otherwise not more often than twice in any 12 month period. Tenant shall, at Landlord’s request, use commercially reasonable efforts to
obtain estoppel certificates, in a form requested by Landlord or any Landlord Mortgagee, from any applicable counterparties under any applicable declarations, covenants, conditions and restrictions, reciprocal easement agreements or
other encumbrances.
|
C. |
Tenant shall promptly provide Landlord with written notice of any actual or potential violation of Environmental Laws, any Release of Hazardous Materials in or around any Site that could impact the Premises or require any
investigation, remediation or other response action under Environmental Law, and any claim or threat of a claim asserting any liability under Environmental Laws relating to the Premises, and copies of all reports, site assessments, and
material communications, permits or agreements to, from or with any governmental authority or other third party relating to such violation, Release or claim; and
|
2. |
There is no uncured Event of Default beyond any applicable notice and cure period at the time that Tenant delivers the Renewal Notice.
|
B. |
Tenant may then deliver to Landlord written notice of its election (“Tenant’s Election”) to purchase the Site on the terms described in Landlord’s Offer Notice on or before the date that is
fifteen (15) days after delivery by Landlord to Tenant of Landlord’s Offer Notice (the “Election Period”).
|
C. |
Upon Landlord’s receipt of Tenant’s Election, the parties shall negotiate in good faith for a period of twenty (20) days (the “Negotiation Period”) in order to finalize and execute a mutually
acceptable purchase and sale agreement setting forth the terms of the purchase (the “Contract”). In the event a Contract is not executed by the parties prior to the expiration of the Negotiation
Period, then Tenant shall be deemed to have waived the Right of First Refusal to purchase the Site under the terms of Landlord’s Offer Notice and Landlord shall thereafter have the right to sell the applicable Site or Sites for a
purchase price not less than ninety percent (90%) of that set forth in the Landlord’s Offer Notice.
|
D. |
If Tenant does not deliver Tenant’s Election prior to the expiration of the Election Period, then Tenant shall be deemed to have waived the Right of First Refusal to purchase such site or sites under the terms of Landlord’s Offer
Notice, and Landlord shall thereafter have the right to sell the applicable Site or Sites for a purchase price not less than ninety percent (90%) of that set forth in the Landlord’s Notice.
|
E. |
In the event that Tenant declines or waives (or is deemed to have waived) its Right of First Refusal to purchase such Site or Sites pursuant to this Section 46, Landlord shall have the right to sell such Site or Sites and Tenant
shall not have a further Right of First Refusal unless (i) there shall be a material decrease in the purchase price from the purchase price provided in the initial Landlord’s Offer Notice or (ii) the other material economic terms of
such sale (taken as a whole) are materially more favorable to the third-party purchaser as compared to those set forth in the initial Landlord’s Offer Notice. For the purposes of this Section 46, a “material
decrease” shall mean a decrease of ten (10%) percent or more of the purchase price for the Property in the Landlord’s Offer Notice. Notwithstanding the foregoing, Landlord shall re-institute the procedure set forth in this Section
46 if Landlord fails to (x) execute and deliver a bona fide contract with a third party for the proposed sale within one hundred eighty (180) days after Tenant declines or waives (or is deemed to have waived) its Right of First
Refusal to purchase the Site or Sites or (y) consummate the proposed sale pursuant to such contract.
|
F. |
Tenant’s Right of First Refusal pursuant to this Section 46 shall be a one-time right, and, accordingly, if Tenant declines or waives (or is deemed to have waived) its Right of First Refusal to purchase the Site or Sites
pursuant to this Section 46 and the sale of the Site or Sites by Landlord is subsequently completed pursuant to this Section 46, then, thereafter, the terms and conditions of this Section 46 shall be of no
further force or effect with respect to such Site or Sites.
|
G. |
Notwithstanding anything herein to the contrary, Tenant’s right to purchase the Sites pursuant to this Section 46 is and shall be subject and subordinate to any Landlord Mortgage and shall not be applicable to any foreclosure
sale, transfer by deed-in-lieu of foreclosure or similar transfer of the Property or to any subsequent transfer or sale of the Sites by any Landlord Mortgagee or its nominee, in each case, whether such transfer or sale affects the Sites
or the ownership interests in Landlord.
|
A. |
So long as no Event of Default has occurred and be continuing, prior to July 29, 2025, Tenant shall have the right to deliver an offer to Landlord (each, a “Substitution Offer”) with respect to
no more than five (5) Sites in any twelve (12) month period and in no event more than twenty-five (25) Sites the aggregate, upon the following terms and conditions:
|
2. |
Landlord shall have sixty (60) days from the Diligence Delivery Deadline to deliver to Tenant written notice of its election, in Landlord’s sole and absolute discretion, to either accept or reject the Substitution Offer. Landlord’s
failure to deliver such notice within such time period shall be deemed to constitute Landlord’s rejection of the Substitution Offer. If Landlord accepts the Substitution Offer, then Landlord shall use commercially reasonable efforts to
complete such substitution (the “Substitution”), subject, however, to the satisfaction of each of the applicable terms and conditions set forth in this Section 46.A, as determined in Landlord’s sole and absolute discretion.
|
B. |
The Substitution shall be subject to the fulfillment of all of the following terms and conditions:
|
1. |
The Substitute Property must:
|
2. |
Landlord shall have inspected and approved, in Landlord’s sole discretion, the Substitute Property utilizing Landlord’s customary site inspection and underwriting approval criteria. Tenant shall have reimbursed Landlord for all of
the actual costs and expenses incurred with respect to such proposed substitution, including, without limitation, Landlord’s and its lenders’ legal costs, third-party site inspectors’ costs and expenses with respect to the proposed
Substitute Property. Tenant shall be solely responsible for the payment of all costs and expenses resulting from such proposed Substitution, regardless of whether such substitution is consummated, including, without limitation, the cost
of a title insurance policy for Landlord and its mortgagee, survey charges, stamp taxes, transfer fees, escrow and recording fees, the cost of any environmental inspections, income and transfer taxes imposed on Landlord as a result of
such Substitution and the actual attorneys’ fees and expenses of counsel to Tenant and Landlord and Landlord’s lenders;
|
3. |
Landlord shall have received a preliminary title report and irrevocable commitment to insure title by means of an ALTA extended coverage owner’s policy of title insurance acceptable to Landlord (or its equivalent, in the event such
form is not issued in the jurisdiction where the proposed Substitute Property is located) with any endorsements reasonably requested by Landlord for the proposed Substitute Property issued by a title company acceptable and committing to
insure Landlord’s good and marketable title in the proposed Substitute Property, subject only to the Substitute Property Permitted Exceptions;
|
4. |
Landlord shall have received a current ALTA survey of the proposed Substitute Property, sufficient to cause the standard survey exceptions set forth in the title policy referred to in the preceding subsection to be deleted;
|
5. |
no Event of Default shall have occurred;
|
6. |
Tenant shall have executed and delivered such documents as may be reasonably required by Landlord as a result of such substitution, including, without limitation, amendments to this Lease, a new SNDA and other documents required by
Landlord’s Mortgagee, and a new Memorandum of Lease (the “Substitute Documents”), all of which documents shall be in form and substance reasonably satisfactory to Landlord, Tenant and Landlord’s
Mortgagee (if applicable);
|
7. |
Tenant shall have delivered to Landlord certificates of insurance showing that insurance required by this Lease are in full force and effect; and
|
8. |
To the extent required by Landlord’s Mortgage, the Landlord Mortgagee shall have consented to the substitution of the proposed Substitute Property.
|
C. |
Upon satisfaction of the requirements and conditions to the Substitution set forth in this Section 46.A, on the next scheduled Base Monthly Rental payment date (the “Substitution Date”);
provided Tenant has paid to Landlord all Rent and all other sums and obligations then due and payable under this Lease as of the Substitution Date:
|
1. |
this Lease shall terminate solely with respect to the Replaced Property, and the Substitute Property shall be deemed Substituted for the Replaced Property hereunder;
|
2. |
the Substitute Property shall be referred to herein as a “Site’’ and included within the definition of “Premises”;
|
3. |
the Substitute Documents shall be dated as of the Substitution Date;
|
4. |
the dollar amount allocated to the Replaced Property on Exhibit B-2 attached hereto shall instead be allocated to the Substituted Site;
|
5. |
all obligations of Landlord and Tenant shall cease as of the Substitution Date with respect to the Replaced Property; provided, however, Tenant’s obligations to Landlord with respect to the Replaced Property under any
indemnification provisions of this Lease with respect to the Replaced Property and Tenant’s obligations to pay any sums (whether payable to Landlord or a third party) accruing under this Lease with respect to the Replaced Property prior
to the Substitution Date shall survive the termination of this Lease with respect to the Replaced Property. This Lease shall, however, continue in full force and effect with respect to all other Sites; and
|
6. |
Landlord shall convey fee simple insurable title to the Replaced Property to Tenant “as-is” by special or limited warranty deed, subject to all matters of record (except for the Mortgage, if any, corresponding to the Site to be
replaced and all other matters to which Tenant has consented to or for which Tenant is obligated to satisfy under the terms of this Lease, and without representation or warranty.
|
D. |
Notwithstanding anything to the contrary contained herein, this Section 46.A shall be of no further force or effect with respect to any Site or Sites from and after the transfer of such Site or Sites by the initial Landlord
under this Lease to a third party.
|
A. |
Florida.
|
1. |
RADON GAS DISCLOSURE. Section 404.056, Florida Statutes, requires that the following notification be given: “RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient
quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon
testing may be obtained from your county public health unit.
|
2. |
The interests of Landlord in the Premises shall not in any event be subject to liens for any work or services performed by, or any materials furnished on behalf of, Tenant or any sublessee. In accordance with Section 713.10, Florida
Statutes, the Memorandum recorded with respect to the Sites located in the State of Florida shall state that this Lease includes, and shall specifically recite the language of the immediately preceding sentence, as well as the following
language from Section 22 of this Lease: “Tenant will not, directly or indirectly, create or permit to be created or to remain, and will promptly discharge, at its expense, any mechanic’s, supplier’s or vendor’s lien,
encumbrance or charge on the Premises or any part thereof, other than any of the same arising by or through Landlord.”
|
B. |
Indiana.
|
1. |
To the fullest extent permitted by applicable law, Tenant hereby covenants and agrees that in the event Landlord obtains a judgment in the State of Indiana against Tenant, such judgment may be pursued by Landlord without, and Tenant
hereby waves, relief from applicable appraisement and valuation laws.
|
2. |
Notwithstanding anything contained in the Lease to the contrary, Tenant acknowledges that Taxes are payable in Indiana in arrears, meaning Taxes are payable in the calendar year following the calendar year in which such Taxes are
assessed. For illustration purposes, Taxes attributable to calendar year 2017 are payable in arrears in calendar year 2018. As a result, the Taxes for which Tenant will be responsible during the Term under this Lease may not be
payable until after the expiration or earlier termination of the Lease. Such Taxes payable after the expiration or earlier termination of the Lease shall nonetheless be the obligation of Tenant (on a prorated basis), and such
obligation shall expressly survive the expiration or earlier termination of the Lease.
|
3. |
Section 20(A) of is hereby supplemented to include Tenant’s acknowledgement and agreement that the matters for which Tenant is obligated to indemnify Landlord pursuant to Section 20(A) may include the same incurred by
a Landlord Indemnified Party regardless of whether caused in whole or in part by the simple or sole negligence (other than gross negligence) of any Landlord Indemnified Party.
|
C. |
Kentucky. Landlord and Tenant agree and intend that the holdover provisions in Section 29 of this Lease are in lieu of the provisions of KRS 383.160 and hereby waive any implied extension of the Term that would
otherwise be created by the application of KRS 383.160.
|
D. |
Louisiana. Without limiting the choice of law provision set forth in Section 36, the following provisions shall apply to the extent that the laws of the State of Louisiana govern the interpretation or enforcement of
this Lease with respect to any Property located in the State of Louisiana:
|
1. |
Louisiana Terminology. The term “real property” shall mean immovable property; the term “fee simple” shall mean full ownership; the term “personal property” shall mean movable property; the term “easement” shall mean
servitude; the term “buildings” shall include other constructions; the term “fixtures” shall mean “component parts;” the term “county” shall mean parish; the terms “deed in lieu of foreclosure,” “conveyance in lieu of foreclosure” and
words of similar import shall mean a dation en paiement; the term “tenancy at sufferance” in Section 29 shall mean a month to month tenancy and/or a reconducted lease; and the term “eminent domain” shall include “expropriation”.
|
2. |
Additional Remedies Upon Tenant’s Default. In addition to the remedies set forth in Section 24, upon the occurrence of an Event of Default by Tenant, Landlord shall have the right and privilege to terminate this Lease
and declare the entire unpaid rent for the unexpired term of this Lease immediately due and payable and recover from Tenant all amounts which Landlord would have received as rentals under the terms of this Lease had Tenant fully and
properly performed Tenant’s obligations hereunder, together with all costs and reasonable attorney’s fees. If Tenant fails or refuses to permit Landlord to lawfully re-enter the Premises in the Event of Default, Landlord shall have the
right to eject Tenant in accordance with the provisions of Louisiana Code of Civil Procedure, Articles 4701 - 4735, without forfeiting any of Landlord’s rights under the other terms of this Lease, and Landlord may at the same time or
subsequently sue for any money due or to enforce any other rights which Landlord may have. Following an Event of Default, Tenant shall remain responsible for all damages or losses suffered by Landlord for which Tenant is responsible.
Tenant waives any requirement of “putting in default” for any such breach, except as expressly required by this Lease.
|
3. |
Waiver of Notice to Vacate. Subject to the terms and provisions of Sections 18 and 19, upon termination of Tenant’s right of occupancy under the terms of this Lease, Landlord or its agent may immediately
institute eviction proceedings in accordance with Chapter 2 of Title XI of the Louisiana Code of Civil Procedure. Tenant specifically waives all notices to vacate, including but not limited to the notice to vacate specified in
Louisiana Civil Code of Procedure Article 4701, or any successor provision of law.
|
4. |
Waiver of Claim for Compensation. Subject to the terms and provisions of Sections 18 and 19, Tenant waives any and all claims for payment or other compensation, whether during the Term or any Renewal Term or
at the termination of the Lease, for the loss of ownership to Landlord of any property located in or on the Land, including without limitation (i) any buildings, improvements or other constructions, or (ii) any things incorporated in or
attached so as to become a component part of the immovable property.
|
5. |
Assumption of Responsibility by Tenant. In accordance with La. R.S. 9:3221, Tenant hereby assumes full responsibility for the condition of the Premises, all buildings and improvements now or hereafter located thereon and all
component parts thereof. Accordingly, Landlord shall have no liability for injury caused by any defect therein to Tenant or anyone on the Premises who derives his or her right to be thereon from Tenant, other than arising from the
gross negligence or willful misconduct of Landlord or Landlord’s agents, contractors or employees.
|
6. |
Light and View. This Lease does not entitle Tenant to rights of light or view and Tenant shall not be entitled to terminate this Lease, reduce the rent or exercise any other right or remedy by reason of the deprivation
thereof.
|
7. |
Environmental Laws. The defined term “Environmental law” or “environmental laws” shall include, but not be limited to, the “Louisiana Environmental Quality Act”, La. R.S. § 30:2001 et seq. and its chapters, including the
Louisiana Air Control Law (La. R.S. §§ 30:2051-2064), the Louisiana Water Control Law (La. R.S. §§ 30:2071-2088), the Louisiana Solid Waste Management and Resource Recovery Law (La. R.S. §§ 30:2151-2161), the Louisiana Hazardous Waste
Control Law (La. R.S. §§ 30:2171-2206), the Louisiana Inactive and Abandoned Hazardous Waste Site Law (La. R.S. §§ 30:2221-2226), the Liability for Hazardous Substance Remedial Action Act (La. R.S. §§ 30:2271-2281), the Louisiana
Hazardous Material Information Development, Preparedness, and Response Act (La, R.S. §§ 30:2361-2379) and the Louisiana Oil Spill Prevention and Response Act (La. R.S. §§ 30:2451-2496)
|
8. |
No Encumbrances. Tenant shall have no authority or power, express or implied, to create or cause any mechanic’s or materialmen’s lien, charge or encumbrance of any kind against the Premises or the Property or any portion thereof.
Neither Landlord’s consent (nor contribution, if any) to the performance, scope or cost of any work to be performed by or on behalf of Tenant shall make Landlord liable for or subject Landlord’s interest in the Premises or the Property
to any claims granted by the provisions of La. R.S. § 9:4801 et seq. (as the same may be amended, revised, recodified, replaced or supplemented from time to time), and Landlord expressly disclaims any such liability or claims.
|
E.
|
Maryland. 1. In addition to and not in lieu of any other right or remedy available to Landlord under the Lease, during the continuance of an Event of Default, Landlord may (a) without notice or demand, enter any
Site located in the State of Maryland and change the bolts and locks, without liability to action for prosecution or damages for such entry or for the manner thereof, for the purpose of distraining or levying and for any other
purposes, pursuant to Title 8, Subtitle 3 of the Real Property Article of the Annotated Code of Maryland, and in such case, all costs, fees and commissions and other charges shall immediately attach and become part of the claim of
Landlord for Rent, (b) bring an action or actions for possession of any such Site, pursuant to Title 8, Subtitle 4 of the Real Property Article of the Annotated Code of Maryland, as amended and/or (c) otherwise avail itself of the
benefit of all provisions of the ordinances and Public Local Laws of the city or county where the Site is located and of the Public General Laws of the State of Maryland dealing with the speedy recovery of lands and tenements held
over by tenants or proceedings in forcible entry and detainer. If Landlord terminates this Lease, Tenant shall remain liable for the performance of any covenant of this Lease then in default and for all rent and all other charges
and damages that may be due or sustained before and after the date of default and/or termination. No re entry by Landlord with or without a declaration of termination shall be deemed to be an acceptance or a surrender of this
Lease or as a release of Tenant’s liability for damages under the provisions of Section 24. Tenant hereby forever waives and relinquishes any and all rights of redemption or reinstatement now or hereafter existing at law or in
equity or provided by statute. This Lease and the tenancy hereby created shall cease and terminate at the end of the Term without the necessity of any notice of termination from either Landlord or Tenant, and Tenant hereby waives
any and all notices to remove or vacate at the expiration of the Term, including, but not limited to, any notice otherwise due pursuant to Section 8-402 of the Real Property Article of the Annotated Code of Maryland, as amended.
In the event that Tenant holds over at the expiration of the Term of this Lease or at the earlier termination thereof, Landlord shall be entitled to all the remedies now or hereafter provided by the current or future ordinances
and Public Local Laws of the City or County where the Site is located and the Public General Laws of the State of Maryland relating to the speedy recovery of possession of lands and damages for wrongful detention.
|
F. |
Michigan. Tenant hereby waives the provisions of any statutes which relate to termination of leases when real property is destroyed so as to be untenantable or unfit for occupancy, including, without limitation, MCLA Sec.
554.201, or any successor statute, and agrees that in such event its rights, obligations and duties shall be governed by the terms of this Lease.
|
G. |
Mississippi
|
2. |
The following is hereby added to the end of Section 43:
|
H. |
New Jersey.
|
1. |
In any instance where an amended or new certificate of occupancy may be required for any Site located in the State of New Jersey, Tenant shall inquire and obtain if necessary a certificate of continued occupancy, as applicable, as
required by Governmental Authorities.
|
2. |
Tenant hereby expressly waives all rights of redemption granted by or under any present or future laws if Landlord shall terminate this Lease or if Tenant is dispossessed or removed from the Properties incident to the occurrence of
an Event of Default by Tenant under this Lease.
|
I. |
North Carolina. If Tenant contemplates or undertakes any improvements to the real property for any of the Sites located in the State of North Carolina, the cost of which undertakings are $30,000 or more, either at the time
that the original building permit is issued or, in cases in which no building permit is required, at the time the contract for the improvements is entered into with the Tenant, Tenant as owner shall designate a lien agent no later than
the time the owner first contracts with any person to improve the real property pursuant to the provisions of N.C. Gen. Stat. §§44A-11.1 et seq.
|
J. |
Oklahoma. The following is hereby added to the end of Section 12: “Tenant hereby expressly and absolutely waives, to the fullest extent now or hereafter permitted by Law, any statutory rights which Tenant may have
under the terms of Title 41 O.S. section 52 (or any similar such statute now or hereafter in effect) in all respects, including without limitation the rights, if any, to service of notices, storage and disposition of any such Tenant’s
Personal Property, and confirms that the foregoing waiver has been negotiated by the parties hereto and is an essential aspect of their bargain.”
|
K. |
Pennsylvania.
|
1. |
The following is hereby added to the end of Section 20(A): “Without limiting the generality of the foregoing, this indemnity provision is expressly intended to waive the statutory immunity afforded to Tenant as an employer
pursuant to Section 481(b) of the Pennsylvania Workers’ Compensation Act, 77 P.S. 481(b), and to permit Landlord and its agents to seek contribution, defense and/or indemnity from Tenant in the event that Landlord or any of its Agents
is sued (or any other claim against such party is made) by an employee of Tenant or anyone claiming by, through or under an employee of Tenant, including, without limitation, in connection with any harm or condition caused, in whole or
in part, by the negligence of Landlord or any of its agents.”
|
2. |
To the fullest extent permitted by applicable law, Landlord and Tenant hereby waive the application of the Pennsylvania Landlord and Tenant Act of 1951 (68 P.S. §§ 250.101-250.602) and all supplements and amendments thereto that have
been passed to the rights and remedies of the parties under this Lease.
|
L. |
Virginia.
|
1. |
With respect to any Site located in the State of Virginia, all references to “Lease Agreement” shall be deemed to be “Deed of Lease”.
|
2. |
This Lease is intended to satisfy the minimum requirements of Va. Code § 55-2 (1950, as amended) with regards to the form of the instrument. Nothing herein shall be construed as conveying to the Tenant any legal or equitable title
to the Premises, or any part thereof, including any improvements located thereon. The parties acknowledge and agree that this instrument is intended to grant a leasehold interest only in the Premises to the Tenant for the Term upon the
terms and conditions set forth herein.
|
LANDLORD:
|
|
CB PORTFOLIO OWNER LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS |
) |
|
) | SS. | |
COUNTY OF COOK | ) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBLCTN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK | ) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBJATN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK |
) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBSMTN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK | ) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBFRPA001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK | ) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBHBPA001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK
|
) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBHAPA001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK |
) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBJCTN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK |
) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBMOTN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK |
) |
|
/s/ Heather Patricia Bear |
Notary Public
|
CBCLTN001 LLC,
a Delaware limited liability company
|
|
|
By: /s/ James Hennessey |
Name: James Hennessey |
|
Title: Authorized Representative |
STATE OF ILLINOIS | ) |
|
) | SS. | |
COUNTY OF COOK | ) |
|
/s/ Heather Patricia Bear |
Notary Public
|
TENANT:
|
|
CRACKER BARREL OLD COUNTRY STORE, INC.,
a Tennessee corporation
|
|
|
By: /s/ Richard Wolfson |
Name: Richard Wolfson |
|
Title: Authorized Signatory |
STATE OF TENNESSEE | ) |
|
) | SS. | |
COUNTY OF WILLIAMSON | ) |
|
/s/ Mary Clifton |
Notary Public
|
CBOCS WEST, INC.,
a Nevada corporation
|
|
|
By: /s/ Richard Wolfson |
Name: Richard Wolfson |
|
Title: Authorized Signatory |
STATE OF TENNESSEE | ) |
|
) | SS. | |
COUNTY OF WILLIAMSON | ) |
|
/s/ Mary Clifton |
Notary Public
|
CBOCS TEXAS, LLC,
a Tennessee limited liability company
|
|
|
By: /s/ Richard Wolfson |
Name: Richard Wolfson |
|
Title: Authorized Signatory |
STATE OF TENNESSEE | ) |
|
) | SS. | |
COUNTY OF WILLIAMSON | ) |
|
/s/ Mary Clifton |
Notary Public
|
CBOCS PROPERTIES, INC.,
a Michigan corporation
|
|
|
By: /s/ Richard Wolfson |
Name: Richard Wolfson |
|
Title: Authorized Signatory |
STATE OF TENNESSEE | ) |
|
) | SS. | |
COUNTY OF WILLIAMSON | ) |
|
/s/ Mary Clifton |
Notary Public
|
Address
|
City
|
State
|
# of Fixed
Renewal
Terms1
|
# of FMV
Renewal
Terms
|
Commencement
Date
|
||||
1
|
4710 Norrell Drive
|
Trussville
|
AL
|
6
|
4
|
July 29, 2020
|
|||
2
|
150 Cox Creek Pkwy. South
|
Florence
|
AL
|
6
|
4
|
August 4, 2020
|
|||
3
|
1212 Kelli Drive
|
Athens
|
AL
|
4
|
6
|
August 4, 2020
|
|||
4
|
636 67th Street Circle East
|
Bradenton
|
FL
|
4
|
6
|
August 4, 2020
|
|||
5
|
1880 State Road 60 E
|
Valrico
|
FL
|
6
|
4
|
August 4, 2020
|
|||
6
|
3389 Busbee Drive NW
|
Kennesaw
|
GA
|
4
|
6
|
August 4, 2020
|
|||
7
|
460 Parkwest Drive
|
Grovetown
|
GA
|
5
|
5
|
August 4, 2020
|
|||
8
|
7750 Corinne Drive
|
Hammond
|
IN
|
6
|
4
|
July 29, 2020
|
|||
9
|
8215 Eagle Lake Drive
|
Evansville
|
IN
|
5
|
5
|
August 4, 2020
|
|||
10
|
6200 Opportunity Lane
|
Merrillville
|
IN
|
4
|
6
|
August 4, 2020
|
|||
11
|
74 Hospitality Lane
|
Cadiz
|
KY
|
6
|
4
|
July 29, 2020
|
|||
12
|
110 Stone Trace Drive
|
Mount Sterling
|
KY
|
6
|
4
|
July 29, 2020
|
|||
13
|
1100 Pintail Road
|
Sulphur
|
LA
|
6
|
4
|
July 29, 2020
|
|||
14
|
227 Whiting Farms Road
|
Holyoke
|
MA
|
6
|
4
|
July 29, 2020
|
|||
15
|
2858 North Glenstone
|
Springfield
|
MO
|
5
|
5
|
August 4, 2020
|
|||
16
|
1821 Remount Road
|
Gastonia
|
NC
|
4
|
6
|
August 4, 2020
|
|||
17
|
1109 Industrial Park Drive
|
Smithfield
|
NC
|
6
|
4
|
August 4, 2020
|
|||
18
|
5 Crowell Road
|
Asheville
|
NC
|
5
|
5
|
August 4, 2020
|
|||
19
|
5200 San Antonio Drive
|
Albuquerque
|
NM
|
6
|
4
|
August 4, 2020
|
|||
20
|
21 Industrial Drive
|
Hamburg
|
PA
|
2
|
8
|
July 29, 2020
|
|||
21
|
2525 Brindle Drive
|
Harrisburg
|
PA
|
2
|
8
|
July 29, 2020
|
|||
22
|
154 W Pennsylvania Avenue
|
New Stanton
|
PA
|
2
|
8
|
August 4, 2020
|
|||
23
|
1303 Tadlock Drive
|
Murrells Inlet
|
SC
|
6
|
4
|
July 29, 2020
|
|||
24
|
250 Britain Street
|
Santee
|
SC
|
6
|
4
|
July 29, 2020
|
|||
25
|
200 Cracker Barrel Drive
|
Clarksville
|
TN
|
6
|
4
|
July 29, 2020
|
|||
26
|
2692 Boones Creek Road
|
Johnson City
|
TN
|
6
|
4
|
July 29, 2020
|
|||
27
|
133 Cracker Road
|
Morristown
|
TN
|
6
|
4
|
July 29, 2020
|
|||
28
|
2697 Highwood Blvd.
|
Smyrna
|
TN
|
6
|
4
|
August 4, 2020
|
|||
29
|
188 Vann Drive
|
Jackson
|
TN
|
6
|
4
|
August 4, 2020
|
|||
30
|
13821 US Highway 69 North
|
Tyler
|
TX
|
6
|
4
|
July 29, 2020
|
|||
31
|
4229 South Padre Island Drive
|
Corpus Christi
|
TX
|
6
|
4
|
July 29, 2020
|
|||
32
|
14756 North Freeway
|
Houston
|
TX
|
6
|
4
|
August 4, 2020
|
|||
33
|
5304 North Galloway Avenue
|
Mesquite
|
TX
|
6
|
4
|
August 4, 2020
|
|||
34
|
30 Hampton Blvd.
|
Christiansburg
|
VA
|
6
|
4
|
August 4, 2020
|
|||
35
|
3153 Lee Hwy
|
Troutville
|
VA
|
6
|
4
|
August 4, 2020
|
1
|
Final Fixed Renewal Term for all PA properties shall be four (4) years three hundred sixty-four (364) days and the first FMV Renewal Term shall be five (5) years and one (1) day.
|
1. |
All Tenant’s Work shall be completed in a good and workmanlike manner and in accordance with the Plans as approved by Landlord (where such approval is provided for in the Lease), the terms of the General Construction Contract and the
budget applicable to such Tenant’s Work.
|
2. |
Tenant and Tenant’s contractors shall provide all insurance required by Landlord as set forth in this Lease, or as is otherwise maintained in the ordinary course by prudent and reputable contractors and/or property owners, prior to
the start of any construction work within the Site. Landlord and Landlord Mortgagee shall each be named as an additional insured in all such insurance.
|
3. |
Tenant shall, at all times, keep or cause to be kept the Site and the surrounding area free from accumulations of waste materials and/or rubbish caused by it or its contractors’ employees or workers. Tenant and/or its contractors
shall provide dumpsters and maintenance of said dumpsters during the construction period in a secure, neat and orderly condition and shall remove and empty the same on a regular basis to avoid unsightly, obstructive or hazardous
accumulations or conditions.
|
1. |
When submitting construction plans and specifications (preliminary, completed or final), Tenant or Tenant’s appointed representative shall issue Tenant’s plans, specifications and supporting documents electronically via emails to
Landlord’s construction coordinator.
|
2. |
Once the applicable Plans are approved by Landlord, except for (A) changes required by governmental authorities having jurisdiction over the Site or (B) interior changes requested by Tenant, and in each case which would not impair
the value of the Site, Tenant shall not amend, modify or supplement the applicable General Construction Contract in any respect, except pursuant to change orders approved by Landlord, and shall not attempt to terminate, whether by legal
proceedings or otherwise, the applicable General Construction Contract without the prior written consent of Landlord, which shall not be unreasonably withheld, conditioned or delayed.
|
3. |
Not later than ninety (90) days after the Final Completion of the applicable Tenant’s Work, Tenant shall deliver or cause to be delivered to Landlord (with a copy to Landlord’s consultant) each of the following (1) a certificate
addressed to Landlord, signed by a duly authorized officer of Tenant and the applicable Architect or General Contractor (but only if such General Contractor is a design-builder for the applicable Tenant’s Work), stating that the
Tenant’s Work (and any equipment therein) including all “punch list” items have been completed and installed in accordance with the applicable Plans therefor; (2) a full and final release of liens for the Site signed by the General
Contractor and all subcontractors of the Tenant’s Work and Tenant shall, if a release is not obtainable, in lieu of such release cause such lien to be removed of record by bond or otherwise so that such lienor has no recourse for
recovery from or collection out of the Site; (3) evidence of receipt of a certificate of occupancy, if available, or comparable instruments, by all governmental authorities whose approval is required of the applicable completed Tenant’s
Work for the occupancy thereof and the intended uses thereof; (4) if applicable, a volume containing all warranties and indemnities from the applicable contractor or manufacturer for the applicable Tenant’s Work or equipment therein
(excepting therefrom any of Tenant’s Personal Property), each of which shall be enforceable by Landlord and all in customary form for the jurisdiction in which the Site is situated; (5) final as-built Plans and, in the event that the
Tenant’s Work has modified the footprint of the Building, an as-built ALTA-ACSM Land Title Survey for the Premises indicating the applicable Tenant’s Work thereon, together with a surveyor’s certification in a customary form as
reasonably satisfactory to Landlord; and (6) a title commitment dated no earlier than the date that is thirty (30) days after Final Completion and which title commitment shall not disclose any mechanics’ liens affecting the Property,
except that with respect to any bona fide dispute with the applicable General Contractor or any such subcontractor that has resulted in a lien, Tenant shall, if a release is not obtainable, in lieu of such release cause such lien to be
removed of record by bond or otherwise so that such lienor has no recourse for recovery from or collection out of the Premises.
|
4. |
Tenant hereby agrees to indemnify, save harmless, pay, protect and defend Landlord from and against any and all liabilities, losses, damages, penalties, costs, expenses (including Landlord’s reasonable counsel fees and costs of
suit), causes of action, suits, claims, demands or judgments of any nature whatsoever under this Lease or Landlord’s ownership of the Site arising from or in connection with (a) any General Construction Contract, if any, and any and all
construction contracts or architect’s agreement or resulting from the failure of Tenant to discharge Tenant’s obligations thereunder or resulting from the failure of Tenant to perform its obligations under this Lease with respect to any
instance of Tenant’s Work, and (b) construction and completion of Tenant’s Work, whether by reason of any act or omission of Tenant, the General Contractor, Architect or by any other contractor, subcontractor or by anyone directly or
indirectly employed by any of them, or by anyone for whose acts any of them may be liable.
|
5. |
Tenant’s Work shall comply in all respects with applicable Law.
|
A. |
Tenant is the tenant under that certain Lease Agreement (the “Lease”), dated as of _______________, 2020, between Tenant and [OSREC ENTITY], a Delaware limited liability company, as
landlord (“Landlord”) of certain real property commonly known as _______________, and as more particularly described in the Lease (the “Property”).
|
B. |
Landlord has requested that Tenant provide this Estoppel pursuant to Section 26 of the Lease.
|
C. |
[IF APPLICABLE] Landlord has agreed to convey the Property to _____________, a ______________ (“Purchaser”). As a condition to Purchaser purchasing the Property, Purchaser has required that Tenant furnish certain assurances
to, and make certain agreements with, Purchaser, as set forth below.
|
D. |
[IF APPLICABLE] [Landlord] [Purchaser], as borrower or as co-borrower with one or more other co-borrower(s), has applied to __________________, a ______________ (together with its successors and assigns, “Lender”) for a loan
(“Loan”), which will be secured by, among other things, a mortgage, encumbering the Property. As a condition to making the Loan, Lender has required that Tenant furnish certain assurances to, and make certain agreements with,
Lender, as set forth below.
|
E. |
Capitalized terms used but not otherwise defined herein shall have the definitions given such terms pursuant to the terms of the Lease.
|
1. |
ESTOPPEL.
|
1.1 |
Agreements Effective. Attached hereto as Exhibit A is a true, complete and accurate copy of the Lease. The Lease has been duly executed and delivered by Tenant and is in full force and effect, the obligations of
Tenant thereunder are valid and binding, and there have been no modifications or additions to the Lease, written or oral, other than those, if any, which are attached on Exhibit A attached hereto and made a part hereof. There
are no other promises, agreements, understandings or commitments between Landlord and Tenant relating to the Property, and Tenant has not given Landlord any notice of termination under the Lease.
|
1.2 |
Possession. Except as set forth in Exhibit B attached hereto and made a part hereof, Tenant is in full and complete possession of the Property and has accepted the Property, including any tenant improvements or other
work of Landlord performed thereon pursuant to the terms and provisions of the Lease, and the Property is in compliance with the Lease. There are no contributions, credits, free rent, rent abatements, deductions, concessions, rebates,
unpaid or unreimbursed construction allowances, offsets or other sums due to Tenant from Landlord under the Lease, except __________________________________________________.
|
1.3 |
Minimum Rent. The current monthly Base Rent under the Lease is $__________, subject to any escalation and/or additional Rent charges provided in the Lease, and such Base Rent is
current as of the date hereof.
|
1.4 |
Additional Rent. The current monthly additional Rent under the Lease is $__________, and such additional Rent is current within thirty (30) days as of the date hereof.
|
1.5 |
Rental Payment Commencement Date. The Base Rent stated in Section 1.3 above began on _______________, 2020.
|
1.6 |
Rentable Area. The rentable area of the Building located upon the Premises is __________ square feet.
|
1.7 |
Commencement Date. The Term of the Lease commenced on _______________, 2020.
|
1.8 |
Expiration Date. The Term of the Lease will expire on _______________ (unless sooner terminated or extended in accordance with the Lease).
|
1.9 |
Options to Renew or Extend. Tenant has no option to renew or extend the Term of the Lease, except as follows: ____________________ (if none, write “None”).
|
1.10 |
No Default. There exists no breach, default, or event or condition which, with the giving of notice or the passage of time or both, would constitute a breach or default under the Lease by Tenant or, to Tenant’s knowledge,
Landlord, except as follows: __________________(if none, write “None”). Tenant has no existing claims, defenses or offsets against Rent due or to become due under the Lease, except as follows: __________________(if none, write “None”).
|
1.11 |
Entire Agreement. The Lease constitutes the entire agreement between Landlord and Tenant with respect to the Property, and Tenant claims no rights of any kind whatsoever with respect to the Property, other than as set forth
in the Lease, except as follows: __________________(if none, write “None”).
|
1.12 |
No Deposits or Prepaid Rent. No deposits, including security deposits, or prepayments of Rent have been made in connection with the Lease, except: ___________________ (if none, write “None”). None of the Rent has been paid
more than one (1) month in advance.
|
1.13 |
No Purchase Option or Preferential Right to Purchase. Tenant does not have any option or preferential right to purchase all or any part of the Property, except as follows: ____________________.
|
1.14 |
Authority. The undersigned representatives of Tenant are each duly authorized and fully qualified to execute this instrument on behalf of Tenant thereby binding Tenant.
|
1.15 |
Financial Condition; Bankruptcy. There are no voluntary or involuntary actions pending against Tenant under the bankruptcy laws of the United States or any state thereof.
|
|
TENANT:
|
|
|
|
[____________________________], |
a [___________________________]
|
|
By: |
|
|
Name: |
|
|
Title: |
|
|
|
|
|
|
|
|
|
|
|
2 |
Note to Draft: To be modified to conform to any local requirements.
|
|
LANDLORD:
|
[OSREC ENTITY], a Delaware limited liability company |
|
By: |
|
|
Name: |
|
|
Title: |
|
|
Notary Public
|
|
TENANT:
|
[____________________], a(n) [___________]
[____________________] |
|
By: |
|
|
Name: |
|
|
Title: |
|
|
Notary Public
|
A. |
Landlord and Tenant are parties to that certain Amended and Restated Master Lease Agreement, dated August 4, 2020, by and between Landlord and Tenant (as amended, the “Lease”).
|
B. |
Landlord and Tenant desire to sever the Lease into two leases to facilitate Landlord’s financing of the Property by removing the Sites set forth on Exhibit C attached hereto and made a part
hereof (the “Assigned Sites”) from the Lease and entering into that certain Master Lease Agreement (the “Assigned Lease”), dated as of the date hereof, by and
between the entities set forth on Exhibit C, each a Delaware limited liability company, as landlord (collectively, “Assigned Landlord”) and CRACKER
BARREL OLD COUNTRY STORE, INC., a Tennessee corporation, CBOCS WEST, INC., a Nevada corporation, CBOCS TEXAS, LLC, a Tennessee limited liability company, and
CBOCS PROPERTIES, INC., a Michigan corporation (collectively, “Assigned Tenant”).
|
C. |
Landlord and Tenant are entering into this Amendment and Assigned Landlord and Assigned Tenant are entering into the Assigned Lease to sever, amend and restate the Lease in its entirety.
|
1. |
Recitals; Defined Terms: The recitals are hereby incorporated as if fully set forth herein. All capitalized terms used but not defined herein shall have the meanings ascribed to them in the Lease.
|
2. |
Amendments: The Lease is hereby amended as follows:
|
(i) |
Schedule 1(E): Schedule 1(E) of the Lease is hereby deleted in its entirety and replaced the Exhibit 1(E) attached hereto.
|
(ii) |
Exhibit A: Exhibit A of the Lease is hereby deleted in its entirety and replaced with Exhibit A attached hereto.
|
(iii) |
Exhibit B-1: Exhibit B-1 of the Lease is hereby amended to remove the Sites described on Exhibit B attached hereto and made a part hereof.
|
(iv) |
Exhibit B-2: Exhibit B-2 of the Lease is hereby amended to remove the Sites described on Exhibit C attached hereto and made a part hereof.
|
(v) |
Exhibit F: Exhibit F of the Lease is hereby deleted in its entirety and replaced with Exhibit D attached hereto.
|
(vi) |
Security Deposit: The first sentence of Section 5.E of the Lease is hereby deleted in its entirety and replaced with the following: “Tenant has deposited with Landlord an amount equal to eighteen million four hundred sixty-three
thousand two hundred seventy-eight and 12/100 Dollars ($18,463,278.12) (the “Security Deposit”) to secure Tenant’s obligations under this Lease.” Within five (5) Business Days following the Effective
Date Tenant shall deliver a replacement Letter of Credit to Lender in an amount equal to the Security Deposit.
|
(vii) |
Schedule 19.B: Schedule 19.B of the Lease is hereby deleted in its entirety.
|
(viii) |
Sections 11 and 12: Any reference to “the date hereof” in Section 11 and Section 12 of the Lease is hereby deleted and replaced with “the respective Commencement Date”
|
(ix) |
Section 21.A: Section 21.A of the Lease is hereby deleted in its entirety and replaced with the following:
|
(x) |
Assignment: The penultimate sentence of Section 21.D of the Lease is hereby deleted and replaced with the following: “Except as expressly released by the terms of this Lease or otherwise expressly agreed to by Landlord in writing
in conjunction therewith, no Transfer shall relieve Tenant of its obligations under this Lease, it being understood that the initial Tenant under this Lease always shall remain liable and responsible for the obligations of the tenant
hereunder.”
|
(xi) |
Form of Lease Modification Agreement: Exhibit E attached hereto and made a part hereof, is hereby attached to the Lease as Exhibit G-1.
|
(xii) |
Form of New Lease: Exhibit F attached hereto and made a part hereof, is hereby attached to the Lease as Exhibit G-2.
|
(xiii) |
Section 21.F: The reference to “the date hereof” in Section 21.F of the Lease is hereby deleted and replaced with “July 29, 2020”.
|
(xiv) |
Section 44: Section 44 of the Lease is hereby deleted in its entirety and replaced with the following:
|
(xv) |
Local Law Provisions: Section 49.B, Section 49.E, Section 49.F, Section 49.G, Section 49.H, Section 49.K and Section 49.L of the Lease are hereby deleted in their entirety.
|
3. |
Future Transfer of Properties. Landlord and Tenant hereby acknowledge and agree that Landlord shall have the right, at its election, to remove one or more of the Sites set forth on Exhibit __attached hereto and made a
part hereof (the “Tranche 2 Sites”) from the Lease and thereafter the Tranche 2 Sites shall be added to the Assigned Lease. Upon written request from Landlord, Landlord and Tenant shall enter into an
amendment to the Lease reasonably acceptable to Landlord and Tenant removing such Tranche 2 Sites therefrom and shall (and shall cause any of their respective affiliates that are parties to the Assigned Lease to) enter into an amendment to
the Assigned Lease reasonably acceptable to Landlord and Tenant to add such Tranche 2 Sites to the Assigned Lease.
|
4. |
Affirmation of Lease. Except as expressly provided herein, the Lease shall remain unchanged and in full force and effect; provided, that to the extent this Amendment conflicts with the Lease, the provisions of this Amendment shall
control.
|
5. |
Counterparts; Electronic Signatures. This Amendment may be executed in any number of counterparts, each of which shall be an original, but all of such counterparts shall together constitute but one and the same instrument.
Delivery of an executed counterpart of this Amendment by electronic means shall be equally as effective as delivery of a manually executed original counterpart of this Amendment.
|
6. |
Successors and Assigns. This Amendment shall be binding upon and shall inure to the benefit of the successors and permitted assigns of the respective parties hereto.
|
7. |
Entire Agreement. This Amendment contains the entire agreement between the parties hereto with respect to the subject matter of this Amendment, and supersedes all prior understandings, agreements and representations, if any, with
respect to such subject matter.
|
LANDLORD:
|
||
CB PORTFOLIO OWNER LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBCOTN002 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBMUTN001 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBCRTN001 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBCOTN001 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBPFTN001 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
CBPFTN001 LLC,
|
||
a Delaware limited liability company
|
||
By:
|
/s/ James Hennessey
|
Name:
|
James Hennessey
|
|
Title:
|
Authorized Representative
|
STATE OF ILLINOIS
|
)
|
|
)
|
SS.
|
|
COUNTY OF COOK
|
)
|
/s/ Heather Patricia Bear
|
|
Notary Public
|
TENANT:
|
||
CRACKER BARREL OLD COUNTRY STORE, INC.,
|
||
a Tennessee corporation
|
||
By:
|
/s/ Richard Wolfson
|
Name:
|
Richard Wolfson
|
|
Title:
|
Authorized Signatory
|
STATE OF TENNESSEE
|
)
|
|
)
|
SS.
|
|
COUNTY OF WILLIAMSON
|
)
|
/s/ Mary Clifton
|
|
Notary Public
|
CBOCS WEST, INC.,
|
||
a Nevada corporation
|
||
By:
|
/s/ Richard Wolfson
|
Name:
|
Richard Wolfson
|
|
Title:
|
Authorized Signatory
|
STATE OF TENNESSEE
|
)
|
|
)
|
SS.
|
|
COUNTY OF WILLIAMSON
|
)
|
/s/ Mary Clifton
|
|
Notary Public
|
CBOCS TEXAS, LLC,
|
||
a Tennessee limited liability company
|
||
By:
|
/s/ Richard Wolfson
|
Name:
|
Richard Wolfson
|
|
Title:
|
Authorized Signatory
|
STATE OF TENNESSEE
|
)
|
|
)
|
SS.
|
|
COUNTY OF WILLIAMSON
|
)
|
/s/ Mary Clifton
|
|
Notary Public
|
CBOCS PROPERTIES, INC.,
|
||
a Michigan corporation
|
||
By:
|
/s/ Richard Wolfson
|
Name:
|
Richard Wolfson
|
|
Title:
|
Authorized Signatory
|
STATE OF TENNESSEE
|
)
|
|
)
|
SS.
|
|
COUNTY OF WILLIAMSON
|
)
|
/s/ Mary Clifton
|
|
Notary Public
|
Landlord
|
|
CB Portfolio Owner LLC
|
|
CBFRPA001 LLC
|
|
CBHAPA001 LLC
|
|
CBHBPA001 LLC
|
|
CBNSPA001 LLC
|
|
CBJCTN001 LLC
|
|
CBMOTN001 LLC
|
|
CBPFTN001 LLC
|
|
CBCLTN001 LLC
|
|
CBCOTN002 LLC
|
|
CBCOTN001 LLC
|
|
CBCRTN001 LLC
|
|
CBJATN001 LLC
|
|
CBLATN001 LLC
|
|
CBLCTN001 LLC
|
|
CBMUTN001 LLC
|
|
CBSMTN001 LLC
|
Address
|
City
|
State
|
# of Fixed
Renewal
Terms
|
# of FMV
Renewal Terms
|
||||
1.
|
9191 Boyd-Cooper Pkwy.
|
Montgomery
|
AL
|
6
|
4
|
|||
2.
|
3431 Ross Clark Circle
|
Dothan
|
AL
|
6
|
4
|
|||
3.
|
181 Interstate Dr
|
Greenville
|
AL
|
6
|
4
|
|||
4.
|
220 Leon Smith Parkway
|
Oxford
|
AL
|
6
|
4
|
|||
5.
|
431 Hwy 71 North
|
Alma
|
AR
|
6
|
4
|
|||
6.
|
1022 South 48th St.
|
Springdale
|
AR
|
6
|
4
|
|||
7.
|
1600 N 6TH Street
|
W. Memphis
|
AR
|
6
|
4
|
|||
8.
|
2281 E Florence Blvd.
|
Casa Grande
|
AZ
|
6
|
4
|
|||
9.
|
5022 E Chandler Blvd
|
Chandler
|
AZ
|
6
|
4
|
|||
10.
|
2560 E. Lucky Lane
|
Flagstaff
|
AZ
|
6
|
4
|
|||
11.
|
3520 Stockton Hill Rd
|
Kingman
|
AZ
|
6
|
4
|
|||
12.
|
16845 North 84th Avenue
|
Peoria
|
AZ
|
6
|
4
|
|||
13.
|
21611 N. 26th Avenue
|
Phoenix
|
AZ
|
6
|
4
|
|||
14.
|
8400 N Cracker Barrel Rd
|
Marana
|
AZ
|
6
|
4
|
|||
15.
|
4735 Elizabeth St North
|
Pueblo
|
CO
|
6
|
4
|
|||
16.
|
155 N. Krome Avenue
|
Florida City
|
FL
|
6
|
4
|
|||
17.
|
4001 S.W. 43rd Street
|
Gainesville
|
FL
|
4
|
6
|
|||
18.
|
502 Chaffee Point Road
|
Jacksonville
|
FL
|
6
|
4
|
|||
19.
|
4343 Lakeland Park Drive
|
Lakeland
|
FL
|
5
|
5
|
|||
20.
|
3845 Tollgate Blvd.
|
Naples
|
FL
|
5
|
5
|
|||
21.
|
8050 Lavelle Way
|
Pensacola
|
FL
|
5
|
5
|
|||
22.
|
4745 Helen Hauser Blvd.
|
Titusville
|
FL
|
6
|
4
|
|||
23.
|
4758 Lanier Islands Parkway
(Friendship Road)
|
Buford
|
GA
|
6
|
4
|
|||
24.
|
715 Transit Ave.
|
Canton
|
GA
|
6
|
4
|
|||
25.
|
527 Bullsboro Drive
|
Newnan
|
GA
|
6
|
4
|
|||
26.
|
138 Eisenhower Drive
|
Commerce
|
GA
|
6
|
4
|
|||
27.
|
1200 BOONE AVE
|
Kingsland
|
GA
|
6
|
4
|
|||
28.
|
1000 HWY 80 E
|
Pooler
|
GA
|
6
|
4
|
Address
|
City
|
State
|
# of Fixed
Renewal
Terms
|
# of FMV
Renewal Terms
|
29.
|
4350 East Southport Road
|
Indianapolis
|
IN
|
4
|
6
|
|||
30.
|
4984 Kay Bee Dr.
|
Gas City
|
IN
|
6
|
4
|
|||
31.
|
1898 N. Morristown Rd.
|
Shelbyville
|
IN
|
6
|
4
|
|||
32.
|
995 E. 61st North
|
Park City
|
KS
|
6
|
4
|
|||
33.
|
1960 Mel Browning Street
|
Bowling Green
|
KY
|
4
|
6
|
|||
34.
|
800 Happy Valley Street
|
Cave City
|
KY
|
6
|
4
|
|||
35.
|
5311 Frederica St
|
Owensboro
|
KY
|
6
|
4
|
|||
36.
|
2313 South Tanger Blvd.
|
Gonzales
|
LA
|
6
|
4
|
|||
37.
|
1795 Andover St.
|
Tewksbury
|
MA
|
6
|
4
|
|||
38.
|
1440 Handlir Drive
|
Bel Air
|
MD
|
6
|
4
|
|||
39.
|
4340 Kenowa Avenue
|
Grandville
|
MI
|
6
|
4
|
|||
40.
|
30750 Little Mack Road
|
Roseville
|
MI
|
6
|
4
|
|||
41.
|
915 N. Woodbine Road
|
St. Joseph
|
MO
|
6
|
4
|
|||
42.
|
128 St. Robert Blvd.
|
St Robert
|
MO
|
6
|
4
|
|||
43.
|
6659 Hwy 49
|
Hattiesburg
|
MS
|
6
|
4
|
|||
44.
|
6420 Sessions Court
|
Clemmons
|
NC
|
6
|
4
|
|||
45.
|
7809 Lyles Lane
|
Concord
|
NC
|
6
|
4
|
|||
46.
|
4402 Landview Drive
|
Greensboro
|
NC
|
5
|
5
|
|||
47.
|
955 Airport Blvd
|
Morrisville
|
NC
|
6
|
4
|
|||
48.
|
21 Van Campen Blvd
|
Wilmington
|
NC
|
6
|
4
|
|||
49.
|
5199 NC Highway 42 W
|
Garner
|
NC
|
6
|
4
|
|||
50.
|
1717 Nc Highway 67
|
Jonesville
|
NC
|
6
|
4
|
|||
51.
|
123 Regency Center Drive
|
Mooresville
|
NC
|
6
|
4
|
|||
52.
|
6700 North 27th Street
|
Lincoln
|
NE
|
6
|
4
|
|||
53.
|
172 Howard Blvd.
|
Mount Arlington
|
NJ
|
6
|
4
|
|||
54.
|
1240 Route 73
|
Mount Laurel
|
NJ
|
6
|
4
|
|||
55.
|
14 Frontage Road
|
Clinton
|
NJ
|
6
|
4
|
|||
56.
|
110 Hancock Lane
|
Westampton,
|
NJ
|
6
|
4
|
|||
57.
|
5700 Redlands Rd. NW
|
Albuquerque
|
NM
|
6
|
4
|
|||
58.
|
615 Ring Road
|
Harrison
|
OH
|
6
|
4
|
|||
59.
|
4901 N.E. 122nd Street
|
Edmond
|
OK
|
6
|
4
|
Address
|
City
|
State
|
# of Fixed
Renewal
Terms
|
# of FMV
Renewal Terms
|
60.
|
8008 E. 31st Street
|
Tulsa
|
OK
|
6
|
4
|
|||
61.
|
956 Schuylkill Mall
|
Frackville
|
PA
|
2
|
8
|
|||
62.
|
1140 Kinley Road
|
Irmo
|
SC
|
6
|
4
|
|||
63.
|
8 Factory Shops Blvd
|
Gaffney
|
SC
|
|||||
64.
|
2285 Parkway
|
Pigeon Forge
|
TN
|
6
|
4
|
|||
65.
|
1534 Bear Creek Pike
|
Columbia
|
TN
|
6
|
4
|
|||
66.
|
1295 S Walnut Avenue
|
Cookeville
|
TN
|
6
|
4
|
|||
67.
|
23 Executive Drive
|
Crossville
|
TN
|
4
|
6
|
|||
68.
|
9649 East Davies Plantation Rd
|
Lakeland
|
TN
|
6
|
4
|
|||
69.
|
325 Ft Loudoun Medical Cent Dr
|
Lenoir City
|
TN
|
6
|
4
|
|||
70.
|
138 Chaffin Place
|
Murfreesboro
|
TN
|
5
|
5
|
|||
71.
|
18151 Katy Freeway
|
Houston
|
TX
|
6
|
4
|
|||
72.
|
3302 St. Michaels Drive
|
Texarkana
|
TX
|
6
|
4
|
|||
73.
|
1323 N. Central Expressway
|
Allen
|
TX
|
6
|
4
|
|||
74.
|
4300 South Bowen Road
|
Arlington
|
TX
|
6
|
4
|
|||
75.
|
3110 Briarcrest Dr
|
Bryan
|
TX
|
6
|
4
|
|||
76.
|
550 Old San Antonio Road
|
Buda
|
TX
|
6
|
4
|
|||
77.
|
1301 League Line Road
|
Conroe
|
TX
|
6
|
4
|
|||
78.
|
4008 N I-35
|
Denton
|
TX
|
6
|
4
|
|||
79.
|
201 E Central TX Expy
|
Harker Heights
|
TX
|
6
|
4
|
|||
80.
|
231 Gulf Freeway South
|
League City
|
TX
|
6
|
4
|
|||
81.
|
3817 W Expressway 83
|
McAllen
|
TX
|
6
|
4
|
|||
82.
|
2350 IH 35 N
|
Round Rock
|
TX
|
6
|
4
|
|||
83.
|
11030 I H 10 W
|
San Antonio
|
TX
|
6
|
4
|
|||
84.
|
4321 IH 35 S
|
San Marcos
|
TX
|
6
|
4
|
|||
85.
|
12401 Red Water Creek Road
|
Chester
|
VA
|
6
|
4
|
|||
86.
|
4700 Portsmouth Boulevard
|
Chesapeake
|
VA
|
6
|
4
|
|||
87.
|
3620 Mayland Court
|
Richmond
|
VA
|
6
|
4
|
|||
88.
|
3 Cracker Barrel Drive
|
Barboursville
|
WV
|
6
|
4
|
|||
89.
|
2206 Pleasant Valley Road
|
Fairmont
|
WV
|
6
|
4
|
|||
90.
|
2112 Harper Road
|
Beckley
|
WV
|
6
|
4
|
91.
|
11 Goff Xing
|
Cross Lanes
|
WV
|
6
|
4
|
Address:
|
Square |
Legal Description:
|
EXHIBIT 31.1
|
CERTIFICATION
|
|
1. |
I have reviewed this Quarterly Report on Form 10-Q of Cracker Barrel Old Country Store, Inc.;
|
2. |
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not
misleading with respect to the period covered by this report;
|
3. |
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and
for, the periods presented in this report;
|
4. |
The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting
(as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
|
(a) |
Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated
subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
|
(b) |
Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and
the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
|
(c) |
Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this
report based on such evaluation; and
|
(d) |
Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report)
that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
|
5. |
The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of
directors (or persons performing the equivalent functions):
|
(a) |
All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report
financial information; and
|
(b) |
Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
|
EXHIBIT 31.2
|
CERTIFICATION
|
|
1. |
I have reviewed this Quarterly Report on Form 10-Q of Cracker Barrel Old Country Store, Inc.;
|
2. |
Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not
misleading with respect to the period covered by this report;
|
3. |
Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and
for, the periods presented in this report;
|
4. |
The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting
(as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:
|
(a) |
Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated
subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;
|
(b) |
Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and
the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
|
(c) |
Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this
report based on such evaluation; and
|
(d) |
Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report)
that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and
|
5. |
The registrant’s other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of
directors (or persons performing the equivalent functions):
|
(a) |
All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report
financial information; and
|
(b) |
Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.
|
1. |
The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
|
2. |
The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Issuer.
|
Date: December 3, 2020
|
By:
|
/s/Sandra B. Cochran
|
Sandra B. Cochran
|
||
President and Chief Executive Officer
|
1. |
The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and
|
2. |
The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Issuer.
|
Date: December 3, 2020
|
By:
|
/s/Jill M. Golder
|
Jill M. Golder,
|
||
Senior Vice President and Chief Financial Officer
|