COOPERATION DEVELOPMENT AGREEMENT

　　ON DEVOLUTION OF LAND PROPERTY

　　肯尼亞地產(chǎn)項目合作開發(fā)協(xié)議

　　TABLE OF CONTENTS

　　1. Definitions and Interpretation 定義及解釋

　　2. Grant of Development Rights 授予開發(fā)權(quán)

　　3. Constructed saleable area in respect of the said Property與上述物業(yè)有關(guān)的建筑可售面積

　　4. Consideration 代價

　　5. Refundable Security Deposit 可退保證金

　　6. Ownership of the said Property 上述物業(yè)的所有權(quán)

　　7. Construction costs and assurances 建設成本和保證

　　8. Construction Schedule 施工進度

　　9. Force Majeure 不可抗力

　　10. Obligations and Covenants of the Parties 訂約方的義務和公約

　　11. Project Management 項目管理

　　12. Inspection and Information 檢查和信息

　　13. Execution of conveyance documents 簽署轉(zhuǎn)讓文件

　　14. Defects Liability Period 保修期

　　15. Representations and Warranties陳述和保證

　　16. Indemnification 賠償

　　17. Exclusivity 獨占性

　　18. Grounds for Termination終止理由

　　19. Consequences of termination 終止后果

　　20. Governing Law and Jurisdiction 適用法律及管轄權(quán)

　　21. Dispute Resolution 爭議解決

　　22. Notices 通知

　　23. Miscellaneous 其它

　　WHEREAS: 鑒于：

　　A. [Devolution of title of the property to be captured]; [擬取得物業(yè)產(chǎn)權(quán)轉(zhuǎn)讓]

　　B. The Owner is seized and possessed of or otherwise well and sufficiently entitled to all that piece or parcel of land admeasuring an area of 2.5 Acres located in Athi River, Nairobi, Kenya, as more particularly described in the Annexure A hereunder written and as delineated by red colour boundary line on the plan hereto annexed and marked as Annexure B (hereinafter referred to as the said Property);

　　業(yè)主占有及持有或以其它方式有權(quán)充分享有整片或整塊土地，該土地面積為2.5公頃，位于____。更多詳細說明見本文件下的附錄A，并在隨附及標記為附錄B的平面圖上用紅色邊界線描繪(以下簡稱上述物業(yè))。

　　C. The Developer has independently verified and duly satisfied with the title of the Owner to the said Property.

　　開發(fā)商已獨立確認及對業(yè)主所持上述物業(yè)的所有權(quán)滿意。

　　D. The Developer has favorable advantages on investment and financing and capability of project development, operation and management and has represented to the Owner that he has the necessary expertise to undertake/carry out the Project (as defined below) in the manner as set out herein;

　　開發(fā)商在投資和融資及項目開發(fā)、經(jīng)營及管理能力方面具有有利優(yōu)勢并已向業(yè)主表明，其具有根據(jù)本文件內(nèi)所載方式承擔/實施項目(定義見下文)所需專有知識;

　　E. Pursuant to discussions and negotiations held between the Owner and the Developer they have agreed to develop, on the said Property, a project comprising of [an urban complex in Nairobi and a new general office building integrating hotels, offices and apartments] on the said Property, together with such amenities and facilities as are commensurate to a project of this nature, and as more particularly set out in Annexure C hereto (Project) for the consideration and in the manner and on the terms and conditions mutually agreed upon by and between the Parties hereto;

　　根據(jù)業(yè)主與開發(fā)商之間的討論及協(xié)商，雙方已同意在上述物業(yè)上開發(fā)一個項目，包括 [內(nèi)羅畢市的城市綜合體及上述物業(yè)上一棟集酒店、辦公室及公寓于一體的新綜合辦公大樓以及與該性質(zhì)項目相適應的便利設施及設施。更多詳情載于附錄C供訂約方審議，其方式及條款和條件由訂約方約定(項目)。

　　F. The Parties are now desirous of recording the terms and conditions mutually agreed upon by and between them as hereinafter appearing:

　　訂約方現(xiàn)希望記錄下文出現(xiàn)的經(jīng)雙方約定的條款及條件：

　　NOW THEREFORE THIS AGREEMENT WITNESSETH AND IT IS HEREBY AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS:-

　　因此，訂約方現(xiàn)協(xié)議及約定如下：-

　　1. Definitions and Interpretation 定義及解釋 ( 略)

　　1.2.7 reference to any legislation or law or to any provision thereof shall include references to any such law as it may, after the date hereof, from time to time, be amended, supplemented or re-enacted, and any reference to statutory provision shall include any subordinate legislation rules and regulations framed there under from time to time under that provision and include any statutes and rules or regulations made or guidelines issued there under, and any other rules, regulations, guidelines, policy statements, orders or judgments having the force of law.

　　任何立法或法律或本文件中的任何規(guī)定應包括本文件日期后不時修訂、補充或重新制定的任何法律，及任何法定規(guī)定應包括根據(jù)該規(guī)定不時制定的任何次級立法條例及規(guī)定并包括根據(jù)本文件項下規(guī)定制定的任何法令及條例或規(guī)定或簽發(fā)的指南，及任何其它具有法律效力的條例、規(guī)定、指南、政策聲明、命令或判決。

　　1.2.8 reference to the word include shall be construed without limitation.

　　包括一詞的解釋應不受限制。

　　2. Grant of Development Rights 授予開發(fā)權(quán)

　　The Owner hereby grants to the Developer and the Developer hereby accepts from the Owner all such rights and authority as are required to develop the Project on the said Property (Development Rights), strictly in accordance with the terms and conditions contained in this Agreement.

　　業(yè)主特此嚴格根據(jù)本協(xié)議所含條款及條件授予及開發(fā)商特此接受業(yè)主在上述物業(yè)上開發(fā)項目所需的所有權(quán)利及權(quán)限(開發(fā)權(quán))。

　　3. Constructed saleable area in respect of the said Property與上述物業(yè)有關(guān)的建筑可售面積

　　3.1 The Developer represents that it shall, at its own cost and expenses, obtain all necessary permissions, approvals and sanctions from the relevant authorities for the development of at least ____square feet of area on the said Property including for construction of the Project (Minimum Saleable Area) . However, in the event the same is permitted and the required approvals are granted by the competent authorities, the Developer may develop and construct such additional area over and above Minimum Saleable Area as may be permitted. The actual area constructed and developed by the Developer on the said Property shall be hereinafter referred to as Actual Saleable Area.

　　開發(fā)商表示其應自行承擔成本和費用從相關(guān)當局取得在上述物業(yè)上開發(fā)至少____平方英尺面積(最低可售面積)5(包括項目施工)所需的許可、批準及審批。然而，如果獲得許可及主管部門授予所需批準，則開發(fā)商可開發(fā)及構(gòu)建經(jīng)批準的超過最低可售面積的額外面積。開發(fā)商在上述物業(yè)上修建及開發(fā)的實際面積在下文被稱為實際可售面積。

　　3.2 In the event the Actual Saleable Area is greater than the Minimum Saleable Area, the development of the same shall be carried out on the same terms and conditions as recorded in this Development Agreement.

　　如果實際可售面積大于最低可售面積，則實際可售面積的開發(fā)應根據(jù)本開發(fā)協(xié)議中的相同條款及條件實施。

　　3.3 In the event the Developer does not consume the Floor Space Index (FSI)/area over and above Minimum Saleable Area as aforesaid, all the remainder /residue FSI shall belong exclusively to the Owner. The Owner, subject to the applicable law, shall be entitled to sell the aforesaid residue FSI in the open market or otherwise deal with the same in such manner as it deems fit.

　　如果開發(fā)商不承擔建筑面積指標(FSI)/超出上述最低可售面積的面積，所有其余/剩余FSI 應專屬于業(yè)主。根據(jù)適用法律，業(yè)主應有權(quán)在公開市場上出售上述剩余FSI或以其認為適當?shù)钠渌绞教幚砩鲜鍪Ｓ郌SI。

　　4. Consideration 代價

　　4.1 In consideration for the grant of the Development Rights by the Owner to the Developer in respect of the said Property:

　　業(yè)主在就上述物業(yè)授予開發(fā)商開發(fā)權(quán)的考慮時：

　　a. The Developer has, prior to execution of this Agreement, paid to the Owner, a sum of____ ;

　　開發(fā)商已在簽署本協(xié)議之前向業(yè)主支付____ ;

　　b. Upon execution hereof, the Developer shall deposit 30% of total project cost an initial contribution amount of ____, in the designated joint bank account which would be operated by the Owner and developer jointly to be utilized towards the Project costs pursuant to and in furtherance of its obligations under this Agreement;

　　簽署本協(xié)議后，開發(fā)商應根據(jù)其在本協(xié)議項下的義務在業(yè)主與開發(fā)商聯(lián)合用于項目成本的指定聯(lián)合銀行賬號中存入項目總成本的30%作為初始出資____;

　　c. Further, in addition to the above, the Owner shall also be entitled to receive and retain:

　　此外，除上述情況外，業(yè)主也應有權(quán)獲得和保留：

　　(i) 30% of the Actual Saleable Area of the Project (Owner’s Area); or

　　項目實際可售面積的30%(業(yè)主的面積);或

　　(ii) 30% of the Gross Sale Proceeds arising out of the Project. 項目產(chǎn)生銷售總額的30%;

　　For the purposes of this Clause 4.1 (c) (ii), the payment of the Gross Sale Proceeds to the Owner shall be made on a collection basis, within [ ] days of the end of each quarter of every calendar year during the subsistence of this Agreement.

　　就此第4.1 (c) (ii)款而言，向業(yè)主支付的銷售總額應在本協(xié)議存續(xù)期間各日歷年的各季度末的[ ]天內(nèi)收取。

　　5. Refundable Security Deposit 可退保證金

　　In addition to the above, the Developer shall deposit and keep deposited with the Owner a sum of [ ] as interest free refundable security deposit, which will be refunded by the Owner to the Developer in terms of the Agreement [at the time of delivery of the Owner’s Area to it / completion of the Project in accordance with the Construction Schedule], unless forfeited in accordance with Clause 19.4 below.

　　除以上所述外，開發(fā)商應向業(yè)主繳存及保持繳存[ ]作為免息可退保證金。除非根據(jù)下文第19.4款被沒收，否則該保證金將由業(yè)主根據(jù)協(xié)議的條款在[根據(jù)施工進度將業(yè)主的面積向其交付/項目竣工時]退還予開發(fā)商。

　　6. Ownership of the said Property 上述物業(yè)的所有權(quán)

　　6.1 On the execution of this Agreement, the Owner shall grant to the Developer a license to enter and remain upon the said Property for enabling them to construct and develop the Project subject to the terms and conditions set out herein.

　　簽署本協(xié)議后，業(yè)主應授予開發(fā)者進入及停留在上述物業(yè)上以根據(jù)本文件內(nèi)的條款及條件修建及開發(fā)項目的許可。

　　6.2 It is clarified that the said license is exclusively given to the Developer for entering upon the said Property and to develop the Project on the terms and conditions herein provided and that the same shall not be construed to be grant of possession of the said Property in part performance.

　　需澄清的是，上述許可專用于開發(fā)商進入上述物業(yè)根據(jù)本文件內(nèi)的條款及條件開發(fā)項目，前提條件是，不得將該許可解釋為授予其持有部分上述物業(yè)。

　　6.3 The Developer shall not do and/or cause to be done anything that may in any manner prejudicially affect the rights and interest of the Owner and/or obstruct or interfere with their ownership. Accordingly, the Developer shall hereafter alone at its own costs, charges and expenses in all respects be liable to look after and safeguard the said Property and it shall, therefore, ensure and take proper steps and precautions to prevent any unauthorized persons and trespassers from entering and/or encroaching upon the said Property or any part thereof.

　　開發(fā)商不得執(zhí)行及/或促使執(zhí)行任何可能以任何方式對業(yè)主的權(quán)利及權(quán)益產(chǎn)生不利影響及/或妨礙或干擾所有權(quán)的事件。因此，開發(fā)商應在之后自行承擔所有方面的成本、收費及費用負責照看及保護上述物業(yè)，且其因此應確保及采取適當步驟及預防措施防止任何未授權(quán)人士及侵入者進入和/或侵占物業(yè)或其任何部分。

　　6.4 The Developer undertakes that it shall not, create any encumbrance/third party right/ interest in respect of the said Property.

　　開發(fā)商承諾，其不會就上述物業(yè)設立任何產(chǎn)權(quán)負擔/第三方權(quán)利/權(quán)益。

　　6.5 The Developer shall, at its own expense, develop and market the said Project under the brand name of ZURI.

　　開發(fā)者應自行承擔費用以ZURI品牌名稱開發(fā)和銷售該項目。

　　7. Construction costs and assurances 建設成本和保證

　　7.1 The Developer shall incur the entire construction cost for the development/construction of the Project (including but not limited to construction cost for sub-structure, car parking space whether in basement or at stilt level, super-structure, club, infrastructure, finishing, soft-scapping and hard-scapping etc), architect fees, site overheads, payment to any consultant, expenses incurred by the Developer in seeking various approvals and any other expenses incurred by the Developer during the course of the development of the Project.

　　開發(fā)商應承擔項目開發(fā)/建設的全部建設成本(包括但不限于低層結(jié)構(gòu)、地下室或傾斜停車場、上層結(jié)構(gòu)、俱樂部、基礎(chǔ)設施、修整、軟刮削和硬刮削等的建設成本)、建筑師費、場地費用、向任何顧問的付款、開發(fā)商在尋求各種批文時招致的費用及開發(fā)商在項目開發(fā)過程中招致的其它任何費用。

　　7.2 The Parties agree that the development of the Project shall, from the commencement to the completion, be done by the Developer exclusively at its own cost and expense. The Owner agrees that it will not interfere in the development of the construction activity to be carried out by the Developer unless the Developer commits any act of commission/omission which amounts to breach of any of the terms and conditions of this Agreement. The Developer undertakes that the quality of the construction material will match with norms prescribed by the government of Kenya any other applicable law that may be in force at that point of time.

　　訂約方同意，項目的開發(fā)(從開工到竣工)應由開發(fā)商自行承擔成本及費用。業(yè)主同意，其將不會干涉開發(fā)商進行的施工活動，除非開發(fā)商存在違反本協(xié)議條款及條件的任何過失/疏忽。開發(fā)商承諾建筑材料的質(zhì)量將符合肯尼亞政府制定的標準及當時可能生效的任何其它適用法律。

　　7.3 The Developer shall be entitled to appoint architects, consultants, contractors, structural engineers, supervisors, labourers and all other third persons/ parties as may be required for the development of the Project, subject to the prior written consent of the Owner.

　　經(jīng)業(yè)主事先書面同意，開發(fā)商應有權(quán)委任建筑師、顧問、承包商、結(jié)構(gòu)工程師、監(jiān)理、勞工及項目開發(fā)所需的所有其他第三人/方。

　　8. Construction Schedule 施工進度

　　8.1 Within a period of [ ] months from the date of execution hereof, the Parties shall mutually formulate and agree upon a master building plan for the development of the Project (Master Plan).

　　自本協(xié)議簽署之日起[ ]個月內(nèi)，訂約方應就項目開發(fā)共同制定和商定項目的總體建設規(guī)劃(總體規(guī)劃)。

　　8.2 The Developer shall carry out and complete the construction of the entire Project within a period of [ ] calendar years from the date of [obtaining the commencement certificate from the competent authority / any other like event], with each construction milestone more particularly described in Annexure D hereto (hereinafter referred to as the Construction Schedule).

　　開發(fā)商應在從[主管機關(guān)取得施工許可證/任何其它類似事件]后[ ]個日歷年內(nèi)開展和完成整個項目的建設，各建設里程碑更多詳情載于本協(xié)議附錄D中(以下簡稱施工進度)。

　　8.3 In the event the Developer is unable to complete the development activities within the prescribed timeframes, it shall be liable to pay the Owner liquidated damages of [ ] for each month of delay.

　　如果開發(fā)商無法在規(guī)定的時限內(nèi)完成開發(fā)活動，其應有責任就延期的每個月份向業(yè)主支付[ ]的違約金。

　　8.4 In addition to the above, in the event that the Developer is unable to complete the development activities contemplated under each construction milestone within [ ] months from the actual date of such milestone, the Owner may, at its sole discretion, terminate this Agreement in accordance with the provisions of Clause 18 hereunder.

　　除上文所述外，如果發(fā)展商無法在各建設里程碑的實際日期起[ ]個月內(nèi)完成該里程碑項下的開發(fā)活動，則業(yè)主可絕對酌情根據(jù)本協(xié)議下的第18條的規(guī)定終止本協(xié)議。

　　8.5 Provided however that in the event the construction of the Project is not completed in accordance with the Construction Schedule on account of a Force Majeure event (described herein below), then the Construction Schedule shall stand accordingly modified, as may be mutually decided by the Parties.

　　如果因不可抗力事件(說明見下文)導致項目建設未能根據(jù)施工進度完成，則經(jīng)訂約方雙方?jīng)Q定可相應修改施工進度。

　　8.6 It is the clear understanding between the Parties that upon completion of the their respective obligations under this Agreement, the maintenance of the construction and all other facilities in the Project shall continue to be managed by the Developer, till any other management or maintenance agency is appointed by owners of the units.

　　訂約方明確了解，各自完成本協(xié)議項下義務后，項目建設及所有其它設施的維護應由開發(fā)商繼續(xù)管理，直至單位業(yè)主委任任何其它管理或維護機構(gòu)。

　　9. Force Majeure 不可抗力

　　Notwithstanding anything contained to the contrary in this Agreement, neither Party shall be liable by any reason of failure or delay in the performance of its duties and obligations under this Agreement if such failure or delay is caused by acts of God, war, riot, fire, civil commotion, strikes, lock outs, embargoes or delay in obtaining any approvals, orders of governmental or quasi governmental or local authorities or any other similar cause beyond its control and without element of fault or negligence (Force Majeure).

　　盡管本協(xié)議中存在任何相反規(guī)定，但是任何一方無需就因天災、戰(zhàn)爭、騷亂、火災、民眾騷亂、罷工、封鎖、禁運或延遲取得任何批文、政府或準政府或地方當局命令或任何其它超出其控制范圍的類似原因(不可抗力)而未能或延遲履行其于本協(xié)議項下的職責及義務而負責。

　　10. Obligations and Covenants of the Parties 訂約方的義務和公約

　　10.1 Obligations and Covenants of the Developer 開發(fā)商的義務和公約

　　10.1.1 The Developer shall apply to the concerned authorities for obtaining the [commencement certificate] and such other approvals as may be required to commence construction of the Project and shall deliver to the Owner a copy of the complete sanctioned plan of the Project, once the same is obtained from the appropriate authority.

　　開發(fā)商應向有關(guān)當局申請獲得[開工證]及項目開始施工所需的其它批準，及在從有關(guān)當局獲得項目完整的經(jīng)批準的規(guī)劃時應向業(yè)主交付一份副本。

　　10.1.2 The Developer shall abide by all applicable laws, rules, regulations and in particular the state laws, building codes and standards with amendments and modifications from time to time and develop the said Property as per the plans sanctioned by the concerned authorities. All sanctions/approvals etc. shall be solely in the name of the Owner with Developer as the Owner’s constituted attorney provided that no liability shall be passed to the Owner for applying and obtaining these sanctions/approvals.

　　開發(fā)商應遵守所有適用法律、條例、法規(guī)，特別是州法律、建筑規(guī)范和標準以及不時之修訂和修改，及根據(jù)相關(guān)當局批準的規(guī)劃開發(fā)上述物業(yè)。所有審批/批準等僅以業(yè)主之名，開發(fā)商為業(yè)主的委任代理，且業(yè)主無需就申請及獲得此類審批/批準承擔責任。

　　10.1.3 The Developer shall manage the design, development, and construction management, and ensuring efficient execution of day-to-day operations and all related activities with respect to the development of the Project, including liaisoning with the concerned authorities for obtaining the necessary approvals, sanctioned plans permissions etc. through the completion of the project.

　　開發(fā)商應管理設計、開發(fā)及建設管理，并確保有效執(zhí)行日常經(jīng)營及與項目開發(fā)有關(guān)的所有相關(guān)活動，包括項目完成期間與有關(guān)當局聯(lián)絡取得必要批準、經(jīng)批準的計劃許可等。

　　10.1.4 While carrying out the development of the Project, the Developer shall insure and also cause the contractors to insure all the workmen employed or engaged in construction on the said Property. The Developer shall alone be responsible for the liability of all statutory dues and liabilities in respect of the workers engaged by the Developer and shall indemnify and keep indemnified the Owner in respect of all the claims made in that behalf.

　　開發(fā)項目時，開發(fā)商應確保及促使承包商確保上述物業(yè)上建設中雇傭或聘用所有工人。開發(fā)商應獨自負責開發(fā)商聘用工人的所有法定應付款及負債，及應就所有索賠向業(yè)主進行賠償。

　　10.1.5 The Developer shall bear all infrastructure costs, costs of procurement of water and electricity (if applicable) and other costs of development, infrastructure and organization including but not limited to employees/ contract labour engaged for the development of the Project.

　　開發(fā)商應承擔所有基礎(chǔ)設施成本、水和電采購成本(如適用)及開發(fā)、基礎(chǔ)設施和組織的其它成本，包括但不限于項目開發(fā)聘用的員工/合同工。