SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
The Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): December 15, 2005
KRAFT FOODS INC.
(Exact name of registrant as specified in its charter)
Virginia |
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001-16483 |
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52-2284372 |
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(State or
other jurisdiction |
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(Commission |
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(I.R.S.
Employer |
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Three Lake Drive, Northfield, Illinois |
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60093-2753 |
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(Address of Principal executive offices) |
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(Zip Code) |
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Registrants Telephone number, including area code: (847) 646-2000
(Former name or former address, if changed since last report.)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13.e-4(c))
Item 1.01. Entry into a Material Definitive Agreement.
Purchase and Sale Agreement. On December 15, 2005, Kraft Foods Global, Inc. (Kraft), a wholly owned indirect subsidiary of Kraft Foods Inc., entered into a Purchase and Sale Agreement (the Purchase Agreement) with Altria Corporate Services, Inc. (ALCS), pursuant to which ALCS assigned to Kraft, and Kraft assumed from ALCS, ALCSs rights and obligations under a ground lease (the Ground Lease) relating to an aircraft hangar located in Milwaukee, Wisconsin (the Real Property). In addition, pursuant to the Purchase Agreement, ALCS sold to Kraft, and Kraft purchased from ALCS, certain improvements and personal property located on or related to the Real Property (collectively with the rights and obligations under the Ground Lease, the Property). Under the terms of the Purchase Agreement, Kraft paid to ALCS approximately $3.3 million in consideration for acquiring the Property.
Amended and Restated Aircraft Management Agreement. In connection with the Purchase Agreement, on December 16, 2005 (the Closing Date), Kraft and ALCS entered into an Amended and Restated Aircraft Management Agreement (the Amended and Restated Aircraft Management Agreement), providing for ALCS to perform aircraft management, pilot services, maintenance and other aviation services for Kraft and to procure, at Krafts expense, certain insurance coverage with respect to specified aircraft owned by Kraft. The Amended and Restated Aircraft Management Agreement amended and restated that certain Aircraft Management Agreement entered into by Kraft and ALCS on December 29, 2004 and was entered into primarily as a result of Kraft s acquisition of the Property.
Environmental Agreement. In connection with the Purchase Agreement, on the Closing Date, Kraft and ALCS entered into an Environmental Agreement (the Environmental Agreement), pursuant to which ALCS agreed to remain responsible for, and to indemnify and hold Kraft harmless from, all conditions, releases or discharges involving hazardous or toxic substances on the Real Property occurring from September 1, 1993 to the Closing Date, and Kraft agreed to be responsible for, and to indemnify and hold ALCS harmless from, all conditions, releases or discharges involving hazardous or toxic substances on the Real Property occurring on or after the Closing Date.
The foregoing descriptions of the Purchase Agreement, Amended and Restated Aircraft Management Agreement and Environmental Agreement are qualified in their entirety by reference to the complete terms and conditions of the Purchase Agreement, Amended and Restated Aircraft Management Agreement and Environmental Agreement, as the case may be, which are attached as Exhibits 10.1, 10.2 and 10.3, respectively, to this Current Report on Form 8-K.
Item 9.01. Financial Statements and Exhibits.
(d) The following exhibits are being filed with this Current Report on Form 8-K:
Exhibit |
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Number |
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Description |
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10.1 |
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Purchase and Sale Agreement, dated as of December 15, 2005 |
10.2 |
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Amended and Restated Aircraft Management Agreement, dated as of December 16, 2005 |
10.3 |
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Environmental Agreement, dated as of December 16, 2005 |
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SIGNATURE
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
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KRAFT FOODS INC. |
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By: |
/s/ Marc S. Firestone |
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Name: Marc S. Firestone |
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Title:
Executive Vice President, General |
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Date: December 19, 2005 |
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EXHIBIT INDEX
Exhibit |
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Number |
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Description |
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10.1 |
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Purchase and Sale Agreement, dated as of December 15, 2005 |
10.2 |
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Amended and Restated Aircraft Management Agreement, dated as of December 16, 2005 |
10.3 |
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Environmental Agreement, dated as of December 16, 2005 |
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Exhibit 10.1
PURCHASE AND SALE AGREEMENT
This Purchase and Sale Agreement is made as of this 15th day of December, 2005 (this Agreement), by and between ALTRIA CORPORATE SERVICES, INC. (f/k/a PHILIP MORRIS MANAGEMENT CORPORATION), a New York corporation (Seller) and KRAFT FOODS GLOBAL, INC. (Buyer), a Delaware corporation.
W I T N E S S E T H
WHEREAS, Seller and Milwaukee County, Wisconsin are parties to certain Lease Agreement, dated July 14, 1980, Airport Agreement No. HP-695, as amended by Amendment No. 1 to Airport Lease Agreement No. HP-695 as of December 31, 1995 and Amendment No. 2 to Airport Lease Agreement No. HP-695 as of December 16, 2005 (the Lease) with respect to certain property located at General Mitchell International Airport (Airport); and
WHEREAS, Seller desires to sell and transfer to Buyer, and Buyer desires to purchase and accept from Seller, all of Sellers rights, title and interests in the Lease and certain other property described herein on the terms and conditions hereinafter set forth,
NOW, THEREFORE, in consideration of the foregoing premises and of the mutual covenants, representations and warranties herein set forth, the parties hereto hereby covenant and agree as follows:
1. Purchase and Sale. Seller hereby agrees to sell, assign, convey, transfer and deliver and Buyer hereby agrees to purchase, accept and receive the following property (collectively, the Property):
(a) All of Sellers right, title and interest as lessee under the Lease for property located at 530 East College Avenue, Milwaukee, Wisconsin, and described on Exhibit A (the Real Property);
(b) All fixtures or real property improvements owned by Seller and located on the Real Property, as described on Exhibit A (the Improvements);
(c) The personal property listed on Exhibit B (Personal Property); and
(d) Such other personal property located on the Real Property on the date of Closing (Other Personal Property), but excluding aircraft spare parts, telecommunications equipment, and information technology systems.
2. Purchase Price and Other Payments.
(a) The total purchase price for the Property shall be Three Million Two Hundred Ninety-Eight Thousand Two Hundred Thirty-Seven Dollars ($3,298,237) (the Purchase Price) and shall be allocated as follows:
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(i) The purchase price for the Real Property, Improvements and the Other Personal Property shall be Three Million Dollars ($3,000,000), payable by wire transfer, at the consummation of the transactions contemplated in Section 1 hereof (the Closing).
(ii) The purchase price for the Personal Property shall be Two Hundred Ninety-Eight Thousand Two Hundred Thirty-Seven Dollars ($298,237), payable by wire transfer, at the consummation of transactions contemplated in Section 1 hereof.
(b) Other payments shall be made to Buyer or Seller, as the case may be as follows:
(i) Net real estate taxes (if any), under the Lease shall be prorated as of the date of closing, with all such items through the date of closing accruing to Seller. Taxes shall be prorated based on the most current available bill. Special assessments, if any, for work actually commenced or levied prior to the date of Closing shall be paid by Seller. All other special assessments or other charges shall be paid by Buyer.
(ii) On the Closing Date, Seller shall receive a payment from the Buyer for the average blended cost of all fuel located on the Real Property. The determination of the exact amount shall be made on the Closing Date and the payment shall be made at Closing.
3. Buyers Conditions Precedent. Buyers obligation to pay the purchase price set forth in Section 1 and to conclude the purchase transaction as set forth herein is subject to the fulfillment, of each of the following conditions:
(a) One or more inspections of the Property to be conducted by December 10, 2005, including without limitation the auditing, sampling and testing for the presence of any hazardous or solid waste or any other condition adversely affecting the environment (including air, water, or soil), conducted by or on behalf of Buyer, at Buyers expense, at reasonable times upon reasonable notice to Seller and for the purpose of Buyer determining, in its sole judgment, whether the Property, including without limitation its fire protection and other systems, has any defects or conditions of any nature that, if not corrected, repaired, replaced or repaired, would shorten or adversely affect the value, utility, or useful life of the Property to Buyer (Defect). Buyer shall not cause any unreasonable interference with the conduct of Sellers business on the Property, and Buyer shall repair all damage to the Property caused by Buyer, or its contractors or agents. Buyer shall indemnify and hold Seller harmless from any claim, loss, cost, damage or expense arising from damage to the Property or from personal injuries to or death of any third person. Seller, or its agent, may accompany Buyer or Buyers agent during such inspections. This condition precedent for inspections shall be considered waived unless Buyer, by December 10, 2005, notifies Seller, in writing, of those Defects. Seller may notify Buyer in writing within five (5) business days of receipt of Buyers notice of Defect of its election to cure such identified Defects prior to Closing, in which case this Agreement shall continue and Seller shall promptly undertake efforts for such cure. If Seller fails to provide such notice within the time stated or if Buyer notifies Seller in writing within five (5) business days of Sellers notice that Sellers efforts to cure or the time needed for Seller to cure are unsatisfactory in Buyers sole judgment, then Buyer may terminate its obligation to close hereunder.
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(b) Sellers delivery to Buyer, at or prior to Closing, written confirmation that the Milwaukee, Wisconsin County Board approved the Assignment of Lease Airport Agreement No. HP-695 (Assignment) from Seller to Buyer with modifications described in the Amendment No. 3 to Airport Lease Agreement No. HR-695 (Amendment) attached as Exhibit C-1. Said approval shall be deemed satisfied if an assignment substantially in the form of Exhibit C-2 is delivered, the Milwaukee County Board approves a resolution authorizing amendments to the Lease as required by this subparagraph, and the Milwaukee County Director of Public Works (or his designee) executes such Assignment and Amendment.
(c) The representations and warranties made by Seller contained or referenced in this Agreement shall be true and correct in all material respects on the date hereof and on and as of the Closing as though made at that time.
4. Title Evidence. At least five (5) business days prior to Closing, Seller shall provide Buyer with a commitment from Ticor Title Insurance Company (the Title Company) to issue a leasehold policy of title insurance (with extended coverage, if available) on Buyers interest in the Lease, in the amount of the purchase price for the Real Property and Improvements showing lessees interest in the Lease in Buyer, as of a date no more than ten (10) days before such title commitment is provided Buyer, to be in the condition called for in this Agreement and further subject only to such liens as will be paid out of the proceeds at Closing. Buyer shall notify Seller of any valid objections to title in writing at least three (3) business days prior to Closing. Seller shall have a reasonable time, not to exceed thirty (30) days, to remove the objections and Closing shall be extended as necessary for this purpose. If Seller is unwilling or unable to remove such objections, Buyer shall thereupon have the option to terminate this Agreement or waive such objections and proceed to close this transaction. Buyer recognizes that the Real Property and Improvements are part of the Milwaukee County Airport.
5. Conveyance.
(a) Upon Buyers payment of the Purchase Price, Seller shall convey the Property to Buyer at Closing by assignment of lease, bill of sale and a special warranty deed, as appropriate, free and clear of all mortgages, liens, pledges, security interests and encumbrances, except municipal and zoning ordinances, recorded easements for public utilities serving the Real Property, recorded building and use restrictions and covenants, any deed restriction affecting the Real Property required by the Wisconsin Department of Natural Resources, taxes levied in the year of Closing, matters listed (in accordance with Section 4 above) on the Preliminary Title Commitment of Ticor Title Insurance Company dated March 31, 2005, attached as Exhibit D, and any encumbrances accepted by Buyer pursuant to Section 4 hereof, provided none of the foregoing prohibit the current use of the Property (Permitted Encumbrances). Seller shall further complete and execute all documents necessary to record this conveyance.
(b) At Closing, Seller shall execute and deliver to Buyer, or cause to be executed and delivered to Buyer, all of the following (collectively, Sellers Closing Documents):
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(1) Deed. Special Warranty Deed conveying to Buyer all of the Real Property and Improvements, free and clear of all encumbrances claimed by, through or under Seller, except only the Permitted Encumbrances.
(2) FIRPTA Affidavit. An affidavit of non-foreign status properly containing such information as is required by IRC Section 1445(b)(2) and its regulations.
(3) Title-related Documents. Such affidavits of Seller or other documents as may be reasonably required by the Title Company to record the deed and issue the Title Policy required by this Agreement.
(4) Certificate. A certificate signed by an authorized agent of Seller and dated as of the Closing Date reaffirming the truth, correctness, and completeness of all of Sellers representations and warranties under this Agreement.
(5) Files and Records. Copies of files related to the Property in Sellers possession and located at the Real Property on the Closing Date.
(6) Resolutions. Corporate resolutions (or a secretarys certificate) of Seller in such form as may be reasonably satisfactory to the Title Company to evidence Sellers authority to transfer the Property.
(7) Bill of Sale. A bill of sale conveying all Personal Property, Improvements and Other Personal Property free and clear of all claims under or through the Seller.
(8) Lease Amendment. Lease Amendment in the form required by Section 3(b) of this Agreement, together with an executed copy of the Lease.
(9) Title Insurance. Title Policy required by this Agreement, together with the following endorsements (or the substantial, local equivalent of such endorsements) relating to the Real Property, to the extent that such endorsements are customarily available in Wisconsin (altogether, the Endorsements): a gap endorsement; an access endorsement; and an ALTA 9 (owners) restrictions, encroachments, and minerals endorsement.
(c) Buyers Closing Deliveries. At Closing, Buyer will execute and deliver to Seller, or cause to be executed and delivered to Seller, all of the following (collectively, Buyers Closing Documents):
(1) Purchase Price. The Purchase Price, plus or minus prorations and other adjustments described in Sections 2(b)(i) and 2(b)(ii), if any, by wire transfer of immediately available funds.
(2) Title Documents. Such affidavits of Buyer or other documents as may be reasonably required by the Title Company in order to record the deed and issue the Title Policy (with endorsements) required by this Agreement.
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(3) Certificate. A certificate signed by an authorized agent of Buyer and dated as of the Closing Date reaffirming the truth, correctness, and completeness of all Buyers representations and warranties under this Agreement.
(4) Resolutions. Corporate resolutions or a secretarys certificate of Buyer in such form as may be reasonably satisfactory to the Title Company to evidence Buyers authority to carry out the transfer that is the subject of this Agreement.
(d) Joint Closing Deliveries. At Closing, Seller and Buyer shall jointly execute and deliver the following:
(1) Closing Statement. A closing and proration statement, prepared by Seller and reasonably acceptable to Buyer.
(2) Real Estate Transfer Returns. Properly completed copies of any real estate transfer return, gains tax form, or other documentation required in Wisconsin to transfer the Real Property or record any deed.
(3) Lease Assignment. Lease Assignment for the Real Property and Improvements in the form set forth in this Agreement
(4) Miscellaneous. Such other documents, instruments, and affidavits as shall be reasonably necessary to consummate the transaction contemplated by this Agreement (including, without limitation, a written assignment conveying to Buyer all of Sellers right, title, and interest in and to any contract or license concerning the Property that may freely be transferred without the consent or approval of any third party).
6. Closing. This transaction is to be closed at Milwaukee, Wisconsin, on or before December 16, 2005 (Closing Date), or at such other time or location as the parties may agree in writing. Occupancy and use of the Real Property shall be given to Buyer at Closing or at such other time and subject to such terms and conditions as the parties may agree in writing.
Closing Costs Shall Be Allocated As Follows:
(a) Title Insurance. Seller shall pay the cost of the Title Policy required under this Agreement. Buyer shall pay the cost of the endorsements to the Title Policy.
(b) Closing Fee. Seller and Buyer will each pay one-half of any reasonable and customary closing fee charged by the Title Company (including, without limitation, any reasonable and customary fee for an escrow).
(c) Transfer Tax. With respect to any real estate transfer fee, transfer tax, or other fee charged by any pertinent governmental authority as an incident to transfer of title in the Real Property (in each instance, a Transfer Tax), the parties agree that Seller shall pay any Transfer Tax owing with respect to transfer of title in any Real Property. Buyer shall pay any sales or use taxes applicable to the Personal Property and Other Personal Property.
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(d) Recording Costs. Seller shall pay the recording fees owing to record any documents, other than the deed, necessary to secure issuance of the Title Policies in the form required by this Agreement. Buyer shall pay recording fees owing to record the deed.
(e) Attorneys Fees. Each Party shall pay its own attorneys fees.
(f) Other Costs. All other costs shall be allocated in accordance with the customs prevailing in similar transactions in Wisconsin.
7. Representations and Warranties.
7.1 Seller hereby represents and warrants as of the date hereof:
(a) Seller has the corporate power and authority to execute and deliver this Agreement and as of Closing will have the corporate power and authority to perform its obligations hereunder and to consummate the transactions contemplated hereby;
(b) This Agreement constitutes a valid and legally binding obligation enforceable against the Seller in accordance with the terms hereof, except as may be limited by applicable bankruptcy, reorganization, insolvency, moratorium or other similar laws from time to time in effect affecting creditors rights generally, or equitable principles of general application;
(c) Seller is not obligated in any manner to pay any finders fee or brokerage or similar commission in respect to the transactions contemplated by this Agreement and has taken no action that would obligate Buyer to pay any such fee or commission;
(d) Seller has no notice or knowledge of any: (1) planned or commenced public improvements which may result in special assessments; (2) planned public improvements which would materially affect the real estate except for proposals or master plans of Milwaukee County, Wisconsin; or (3) official written order requiring repair, alteration or correction of any existing condition on the Real Property or Improvements;
(e) To the best of Sellers knowledge, no consent, approval or authorization of, or declaration or filing with, any governmental authority is required for valid execution and delivery of this Agreement and the consummation of the transactions contemplated hereby, except for the approval of the Milwaukee County Board and the Wisconsin Department of Natural Resources as set forth herein; and
(f) Other than as specifically set forth in Section 7.1 (d), the Property will be sold AS IS with no warranties or representations by Seller, whether express or implied.
7.2 Buyer hereby represents and warrants as follows:
(a) Buyer has the corporate power and authority to execute and deliver this Agreement and as of Closing will have the corporate power and authority to perform its obligations hereunder and to consummate the transactions contemplated hereby;
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(b) This Agreement constitutes a valid and legally binding obligation enforceable against the Buyer in accordance with the terms hereof, except as may be limited by applicable bankruptcy, reorganization, insolvency, moratorium or other similar laws from time to time in effect affecting creditors rights generally, or equitable principles of general application;
(c) Buyer is not obligated in any manner to pay any finders fee or brokerage or similar commission in respect to the transactions contemplated by this Agreement and has taken no action that would obligate Seller to pay any such fee or commission.
8. Damage. Prior to the Closing, if any part of the Property is damaged in an amount of not more than $50,000, Seller shall be obligated to repair or replace the same to equal or better condition than prior to the damage. If such damage shall exceed $50,000, Seller shall within five (5) business days inform Buyer in writing of the extent that insurance proceeds will be available with respect to the damage. Within five (5) days after receipt of such notice from Seller regarding the availability of insurance proceeds, Buyer, at its sole option, may cancel this Agreement by written notice to Seller. If Buyer elects not to terminate this Agreement, Seller shall not be required to repair the Property, but Buyer shall be entitled to receive all insurance proceeds relating to the damage.
9. Default.
(a) If Buyer defaults in its obligation to consummate this Agreement, Seller shall be entitled, at Sellers sole election, (i) to terminate this Agreement and assert a claim for Sellers costs, expenses, and other damages in connection with this Agreement, which claim shall not exceed the sum of Three Hundred Thousand and No/100 ($300,000) United States Dollars (USD Three Hundred Thousand), (ii) close the transaction contemplated by this Agreement without waiving any claim of default, and thereafter assert a claim for Sellers costs, expenses, and other damages in connection with Buyers default under this Agreement, which claim shall not exceed the sum of Three Hundred Thousand and No/100 United States Dollars (USD $300,000), or (iii) pursue any other remedy available to Seller at law or in equity (including, without limitation, an action for Sellers damages and an action for specific performance), either as an alternative to the remedies set forth in this Section 9(a) or in conjunction therewith.
(b) If Seller defaults in its obligation to consummate this Agreement, Buyer shall be entitled, as its sole remedy, to assert a claim for Buyers costs, expenses, and other damages in connection with this Agreement, which claim shall not exceed the sum of Three Hundred Thousand and No/100 United States Dollars (USD $300,000).
10. Signatures; Notice. Buyer and Seller agree to accept and hold binding all facsimile signatures for executing and amending this Agreement and for giving notices called for in this Agreement. All notices given under this Agreement shall be transmitted by facsimile to the respective addresses and facsimile numbers given below:
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(a) Seller:
Altria Corporate Services, Inc.
180 Airport Road-Hanger D2
White Plains, New York, NY 10604
Attn: James R. West
Fax: 914-288-3070
with copy to:
Anne M. OSullivan, Esq.
Altria Corporate Services, Inc.
120 Park Avenue
New York, NY 10017
Fax: 914-272-0825
(b) Seller:
Kraft Foods
Global, Inc.
Three Lakes Drive
Northfield, IL 60093
Attn: Director, Corporate Real Estate
Fax: 847-646-8900
with copy to:
Sharon S.
Zuiker, Esq.
Kraft Foods Global, Inc.
Three Lakes Drive
Northfield, IL 60093
Fax: 847-646-4431
11. Access to Property. Seller shall afford to the officers, employees and authorized representatives of Buyer reasonable access during normal business hours to the Property to the extent Buyer shall deem necessary or desirable.
12. Survival of Obligations. The representations and warranties contained in Sections 12 and 14 in this Agreement shall survive the execution and delivery of this Agreement and the Closing for a term of one (1) year, shall not be merged into the deed, and shall be deemed to have been relied upon by the parties hereto.
13. Termination. In the event that any of the conditions precedent to Buyers obligations hereunder are not met by the date established in Section 6 for Closing and are not waived by Buyer at or prior to Closing, Buyer may, at its option and in addition to any other rights it may have, terminate this Agreement by giving written notice of termination to Seller. Nothing contained herein shall be deemed to require Buyer to terminate this Agreement in the event that a condition precedent to its obligations hereunder is not met, but, rather, Buyer may, at its sole discretion, waive such condition precedent and proceed with the Closing.
14. Allocation of Responsibility under Lease. Seller shall indemnify and hold harmless Buyer, its officers, directors, employees, agents and representatives from and against all claims, damages, losses and expenses (direct and indirect), including charges of attorneys and
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court and arbitration costs, arising out of or resulting from the Lease which arose on or prior to the Closing Date.
Buyer shall indemnify and hold harmless Seller, its officers, directors, employees, agents and representatives from and against all claims, damages, losses and expenses (direct and indirect), including charges of attorney and court and arbitration costs, arising out of or resulting from the Lease arising after the Closing Date.
15. Entire Agreement; Headings; Counterparts. This Agreement and the agreements and other documents referred to herein and the exhibits hereto constitute the entire agreement and understanding of the parties hereto with respect to the subject matter hereof and supersedes all prior negotiations and understandings, whether written or oral, of the parties hereto with respect to the subject matter hereof. The headings in this Agreement are for the purposes of reference only and shall not limit or otherwise affect the meaning hereof. This Agreement may be executed and delivered by the parties hereto in one or more counterparts, each of which shall be an original but all of which together shall constitute one instrument.
16. Applicable Law. This agreement shall be governed and construed in accordance with the laws of the State of Wisconsin.
17. Facsimile Signatures. Buyer and Seller agree that signatures on documents delivered by facsimile transmission shall be binding on all parties, and respectively agree to provide an originally signed copy of any document delivered by facsimile within five (5) days after such delivery.
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IN WITNESS WHEREOF, the parties hereto have caused this Purchase and Sale Agreement to be executed as of the date first above written.
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BUYER: |
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KRAFT FOODS GLOBAL, INC. |
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By: |
/s/ Bruce Windedahl |
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Name: Bruce Windedahl |
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Title: Sr. Director |
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SELLER: |
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ALTRIA
CORPORATE SERVICES, INC. (f/k/a |
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By: |
/s/ George Saling |
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Name: George Saling |
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Title: Vice President, Aviation + Travel Services |
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Exhibit 10.2
AMENDED AND RESTATED
AIRCRAFT MANAGEMENT AGREEMENT
THIS AMENDED AND RESTATED AIRCRAFT MANAGEMENT AGREEMENT (the Agreement) is made and entered into as of this 16th day of December, 2005 (the Effective Date), by and between KRAFT FOODS GLOBAL, INC., a Delaware corporation with a principal place of business located at Three Lakes Drive, Northfield, IL 60093 (Kraft), and ALTRIA CORPORATE SERVICES, INC., a New York corporation with a principal place of business located at 120 Park Avenue, New York, NY 10017 (Manager).
WITNESSETH:
WHEREAS, Kraft rightfully possesses the aircraft described in Exhibit A (which may be amended from time to time by mutual agreement of the parties to provide for substitution, replacement, addition or removal of certain aircraft) (collectively, the Aircraft);
WHEREAS, Kraft desires Manager to continue to provide aircraft management, pilot services, maintenance and other aviation services (the Services) to Kraft to allow Kraft to continue to conduct operations pursuant to Federal Aviation Regulations (FARs) Part 91 under Krafts operational control pursuant to the terms and conditions of this Agreement;
WHEREAS, Manager has flight department personnel experienced in the business of managing, operating, maintaining, and scheduling corporate aircraft and desires to continue to perform these services for Kraft on the terms and conditions stated herein;
WHEREAS, Kraft and Manager are parties to an Aircraft Management Agreement dated as of December 29, 2004 (the 2004 Management Agreement);
WHEREAS, on December 16, 2005, Kraft acquired title to the Hangar Facility situated at the Base of Operations and entered into an assignment of the Ground Lease pursuant to which Kraft became the lessee of the Airport Leased Premises (the terms Hangar Facility, Base of Operations, Ground Lease and Airport Leased Premises are defined in Article 11.1 hereof); and
WHEREAS, Kraft and Manager desire to amend and restate the 2004 Management Agreement primarily as the result of Krafts acquiring title to the Hangar Facility and becoming the lessee under the Ground Lease.
NOW THEREFORE, in consideration of the promises and the mutual covenants contained herein, and for good and valuable consideration, Kraft and Manager hereby agree as follows:
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Manager agrees to provide flight attendant services to Kraft. Manager agrees to employ and provide a sufficient number of fully qualified flight attendants to perform flight attendant services in accordance with the Manual. Manager reserves the right to utilize the services of temporary qualified flight attendants, acceptable to both Manager and Kraft, to supplement full-time staff, from time to time, when deemed necessary by Manager.
In accordance with the applicable FARs, each flight crew member provided by Manager will exercise all of his or her duties and responsibilities with the highest regard for the safety of each flight conducted hereunder. Kraft specifically agrees that the pilot-in-command, in his or her sole discretion, may terminate any flight, refuse to commence any flight, or take any other such action which in the considered judgment of such pilot in command is necessitated by safety considerations. No such action by the pilot in command shall create or support any liability for loss, injury, damage or delay to Kraft or any other person. Kraft further agrees that Manager shall not be liable for delay or failure to furnish or return the Aircraft or flight crew pursuant to this Agreement when such failure is caused by government regulation or authority, mechanical difficulty, war, civil commotion, strikes or labor disputes, weather conditions or acts of God or is necessary to adhere to the requirements of the Manual.
It is expected by the parties that Manager will perform, or arrange to be performed by qualified third parties, all required pre-flight inspections and maintenance of the Aircraft, will keep the interior and the exterior of the Aircraft clean, and will repair discrepancies and perform scheduled inspections. Subject to the provisions of Article 3.4 below, it is expected by the parties that Manager or Kraft may subcontract with outside maintenance providers to perform any additional necessary maintenance on the Aircraft.
Kraft appoints Manager as its agent for the limited purpose of executing, for and on behalf of Kraft, any maintenance program and maintenance inspection agreements or any other
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agreement as shall be necessary in order for Manager to fulfill its obligations under this Agreement. Kraft agrees to indemnify and hold Manager harmless from and against any claims, damages, losses or expenses arising pursuant to any such maintenance program and maintenance inspection agreements, or any other agreement necessary in order for Manager to fulfill its obligations under this Agreement.
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Kraft shall ensure that all passengers meet all applicable requirements of US and foreign customs during travel aboard the Aircraft.
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Manager hereby designates Drew Barnes, telephone (414) 574-2101, as its contact for aircraft scheduling. Manager may change its contact for aircraft scheduling by providing written notice of such change to Kraft in accordance with Article 11.3 below.
Kraft is currently not a citizen of the United States as defined in 49 U.S.C. §40102(a)(15), and is, therefore, required to comply with the Department of Transportation regulations set forth in 14 C.F.R. Part 375, one effect of which is to prohibit carriage of candidates in elections where payment for the carriage is required. During any time when Kraft is a citizen of the United States as defined in 49 U.S.C. §40102(a)(15), with respect to any persons required by federal or state law to make payment for such flights, Kraft agrees to comply with FAR 91.321 and to provide Manager with advance notification and such additional information as may be reasonably requested by Manager.
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On or before November 15 of each calendar year, in connection with the annual review of services provided to Kraft Foods Inc. and its wholly owned subsidiaries under the Services Agreement dated as of January 1, 2001, an estimate of the fixed and variable expenses for the next calendar year will be submitted to the Controller and Chief Financial Officer (CFO) of Kraft Foods Inc. by the Controller of Altria Group, Inc. on behalf of Manager, for review and approval. Approval by the CFO of Kraft Foods Inc. and the CFO of Altria Group, Inc. will constitute approval by the Manager and Kraft of the estimate of the fixed and variable expenses for the ensuing year.
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If any Gross Negligence Aircraft Damage is not covered by Managers or Krafts Policies solely because it is less than an applicable deductible amount set forth in Exhibit B, Manager will indemnify Kraft for the amount of any such damage up to the amount of such deductible. Manager will not indemnify Kraft for any other uninsured damage to the Aircraft.
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For purposes of this Agreement:
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If to Manager: Altria Corporate Services, Inc.
180 Airport
Road, Hangar D-2
Westchester County Airport, White Plains
New York, NY 10604
Attn: George Saling
Tel: 914-335-3011
Fax: 914-335-3070
If to Kraft: Kraft
Foods Inc.
Three Lakes Drive
Northfield, IL 60093
Attn: Marc S. Firestone
Tel: 847-646-2000
Fax: 847-646-2950
or to such other address and person as shall be designated from time to time by Manager or Kraft, as the case may be, in a written notice to the other in the manner provided for in this paragraph. The notice shall be deemed to have been given at the time of delivery if hand delivered or sent by confirmed telecopy, or in the case of registered or certified mail, three (3) business days after deposit in the United States mail, or if by expedited delivery, upon first attempted delivery on a business day. A party receiving notice which does not comply with the technical requirements for notice under this paragraph may elect to waive any deficiencies and treat the notice as having been properly given.
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year first above written.
Manager: |
Kraft: |
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ALTRIA CORPORATE SERVICES, INC. |
KRAFT FOODS GLOBAL, INC. |
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By: |
/s/ Jim R. West |
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By: |
/s/ Bruce Windedahl |
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Title: Director, Technical and Financial Services |
Title: Sr. Director |
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Exhibit 10.3
This Environmental Agreement is made this 16th day of December, 2005, by and between ALTRIA CORPORATE SERVICES, INC. (f/k/a PHILIP MORRIS MANAGEMENT CORP.), a New York corporation (Altria) and KRAFT FOODS GLOBAL, INC.(Kraft), a Delaware corporation.
WHEREAS, Altria and Milwaukee County, Wisconsin, are parties to that certain Lease Agreement, dated July 14, 1980, Airport Agreement No. HP-695, as amended by Amendment No. 1 to Airport Lease Agreement No. HP-695 as of December 31, 1995 and Amendment No. 2 to Airport Lease Agreement No. HP-695 as of December 16, 2005 (the Original Lease) with respect to certain property (the Property) located at General Mitchell International Airport (Airport); and
WHEREAS, Altria and Kraft are parties to the certain Purchase and Sale Agreement (PSA) dated December 15, 2005, by which Altria agreed to sell and transfer to Kraft, and Kraft agreed to purchase and accept from Altria, all of Altrias rights, title and interests in the Original Lease and certain other property described in the PSA on the terms and conditions set forth therein; and
WHEREAS, Altria, Kraft, and Milwaukee County, Wisconsin, are parties to that certain Assignment of Lease dated December 16, 2005, (Date of Assignment) by which Altria assigned and transferred all right, title, and interest of Altria in and to the Original Lease to Kraft and by which Kraft accepted such assignment and agreed to perform, observe, and accept all such obligations, covenants and conditions contained in the Original Lease on the part of Altria from and after the Date of Assignment; and
WHEREAS, Altria and Kraft are parties to that certain Management Agreement dated December 16, 2005 (the Management Agreement) by which Altria has agreed to maintain and operate the Property for the purposes for which it is intended on the terms and conditions set forth therein; and
WHEREAS, Altria and Kraft seek to define and allocate responsibility for certain environmental matters pertaining to the Property as set forth in this Agreement even though other representations, warranties, rights and obligations contained in the PSA will not survive after the effective date of the PSA or will expire within a fixed period of time thereafter; and
WHEREAS, Altria and Tennessee Gas Pipeline Company, a Delaware corporation (successor by name change to Tenneco Inc.) (Tenneco), which occupied the Property before Altria, are parties to that certain Agreement, dated December 29, 1995, as amended by Letter Agreement No. 1 as of December 29, 1995 and Letter Agreement No. 2 Airport Lease Agreement as of December 31, 1995 (collectively the Tenneco Agreement); and
WHEREAS, Altria and Kraft seek to define and set forth the assignment of certain rights and obligations under the Tenneco Agreement from Altria to Kraft.
NOW, THEREFORE, in consideration of the foregoing premises and of the mutual covenants, representations and warranties herein set forth, the parties hereto hereby covenant and agree as follows:
1. Environmental Responsibility.
A. Altria shall be responsible for all conditions, releases or discharges on the Property involving any hazardous or toxic substances, materials, or wastes including, without limitation, petroleum, as these terms are used or defined in applicable local, state or federal environmental laws and regulations (collectively hazardous or toxic materials) (1) first occurring from September 1, 1993, to December 16, 2005, (2) relating to or originating from conditions that first existed from September 1, 1993, to December 16, 2005, or (3) relating to such further cleanup of UST #5 as may be required, if at all, under the Original Lease or the Assignment of Lease dated December 16, 2005. Except as provided for in Paragraph 1.B. below, Kraft shall be responsible for other conditions, releases or discharges involving any hazardous or toxic materials on the Property as may first occur on and after December 16, 2005.
B. Altria shall also be responsible for all conditions, releases or discharges on the Property involving any hazardous or toxic materials caused by the willful misconduct of Altria and its employees during the term of the Management Agreement, except to the extent such acts are directed by Kraft, its employees, or contractors.
C. Kraft will maintain in full force and effect, at its own expense, any financial instruments necessary to comply with the requirements of subpart H of 40 CFR part 280 and the corresponding applicable state regulations including, without limitation, Wisconsin Admin Code ch. Comm 10, subchapter VIII, regarding Krafts financial responsibility for taking corrective action and for compensating third parties for bodily injury and property damage caused by accidental releases from the operation of petroleum underground storage tanks.
2. Indemnification as to Environmental Matters.
A. Altria shall indemnify and hold harmless Kraft from and against any and all claims, demands, damages, losses, costs and expenses, including without limitation, court costs and reasonable attorneys fees, arising from (1) any violations by Altria of laws, orders, rules, regulations, requirements, guidelines or demands of any local, state or federal governmental agency or other authority based upon applicable environmental laws relating to the Property and occurring on or before the date hereof, and (2) all conditions, releases or discharges involving any hazardous or toxic materials on the Property (a) first occurring from September 1, 1993, to December 16, 2005, relating to or originating from conditions that first existed from September 1, 1993, to December 16, 2005, or relating to such further cleanup of UST #5 as may be required, if at all, under the Original Lease or the Assignment of Lease dated December 16, 2005, or (b) caused by the willful misconduct of Altria, its employees and contractors, during the term of the Management Agreement, except to the extent such acts are directed by Kraft, its employees, or contractors.
B. Kraft shall indemnify and hold harmless Altria from and against any and all claims, demands, damages, losses, costs and expenses, including without limitation, court
costs and reasonable attorneys fees, arising from (1) any violations by Kraft of laws, orders, rules, regulations, requirements, guidelines or demands of any local, state of federal governmental agency or other authority based upon applicable environmental laws relating to the Property and occurring on or after the date hereof, and (2) all conditions, releases or discharges involving any hazardous or toxic materials on the Property first occurring on or after December 16, 2005, except to the extent caused by the willful misconduct of Altria and its employees during the term of the Management Agreement (unless such acts are directed by Kraft, its employees, or contractors).
3. Defense of Action. In the case of any action or proceeding brought against Altria or Kraft, as the case may be, by reason of any such claim indemnified against pursuant to this Agreement, upon notice, the other party shall defend the action or proceeding by counsel reasonably acceptable to the other. This requirement is conditioned upon receipt by the indemnifying party of timely written notice of, and the opportunity to defend, any such claims and upon the cooperation of the party against whom the claim is made in the defense of such claim. Timely written notice for purposes of this Paragraph means written notice within fourteen (14) days of receipt of any written claim, demand, legal process or paper relating to such claim provided, however, that, in an action to enforce the indemnity, late notice will not be a defense absent a showing of prejudice to the indemnitor.
4. Assignment of Rights Against Tenneco.
A. Altria hereby assigns and transfers to Kraft all the rights and interests of Altria in and to the Tenneco Agreement.
B. Kraft hereby accepts said assignment and agrees to perform, observe, and accept all the obligations, covenants and conditions on Altria contained therein to be performed and observed from and after the date hereon.
5. Responsibility for Site Work.
A. Stormwater Discharge. Altria shall take such action as may be required to obtain a general WPDES permit for the lawful discharge of water from the sump pump associated with the fuel farm along East College Avenue to the storm sewer. This obligation shall terminate upon receipt of the applicable permit.
B. UST #5. Altria shall take such action as may be required to achieve closure of the WDNR file on UST #5, including but not limited to assuring that (1) necessary well abandonment forms are filed with WDNR and (2) an adequate deed restriction is recorded (with proof of recording filed with WDNR). This obligation shall terminate upon confirmation that WDNR has closed its file on this matter.
6. Entire Agreement; Headings; Counterparts. This Agreement constitutes the entire agreement and understanding of the parties hereto with respect to the subject matter hereof and supersedes all prior negotiations and understandings, whether written or oral, of the parties hereto with respect to the subject matter hereof, including, but not limited to, any language in or interpretation of the PSA contrary to the terms of this Agreement. The headings in this Agreement are for the purposes of reference only and shall not limit or otherwise affect the
meaning hereof. This Agreement may be executed and delivered by the parties hereto in one or more counterparts, each of which shall be an original but all of which together shall constitute one instrument.
7. Binding Affect. This Agreement is binding upon and inures to the benefit of the parties hereto and their respective successors and assigns.
8. Applicable Law. This agreement shall be governed and construed in accordance with the laws of the State of Wisconsin.
9. Facsimile Signatures. Altria and Kraft agree that signatures on documents delivered by facsimile transmission shall be binding on all parties, and respectively agree to provide an originally signed copy of any document delivered by facsimile within five (5) days after such delivery.
10. Counterparts. This agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties hereto have caused this Environmental Agreement to be executed as of the date first above written.
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ALTRIA
CORPORATE SERVICES, INC. f/k/a |
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By: |
/s/ George Saling |
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KRAFT FOODS GLOBAL, INC. |
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By: |
/s/ Bruce Windedahl |
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