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EX-32.1 - EXHIBIT 32 - TWO RIVERS WATER & FARMING Coexhibit32_ex32z1.htm
EX-21.1 - EXHIBIT 21.1 - TWO RIVERS WATER & FARMING Coexhibit21_ex21z1.htm
EX-31.2 - EXHIBIT 31.2 - TWO RIVERS WATER & FARMING Coexhibit312_ex31z2.htm
EX-31.1 - EXHIBIT 31.1 - TWO RIVERS WATER & FARMING Coexhibit311_ex31z1.htm
EX-10.21 - EXHIBIT 10.21 - TWO RIVERS WATER & FARMING Cogcp1sunlease_ex10z21.htm




 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C.  20549

 

 

FORM 10-K

(Mark One)

x

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2015

or

o

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from                        to

Commission file number:  000-51139

 

 

Two Rivers Water & Farming Company

(Exact Name of Registrant as Specified in Its Charter)

Colorado

 

13-4228144

(State or Other Jurisdiction or
Incorporation or Organization)

 

(I.R.S. Employee
Identification No.)

 

 

 

2000 South Colorado Boulevard
Tower 1, Suite 3100

Denver, Colorado

 

80222

(Address of Principal Executive Offices)

 

(Zip Code)

Registrant’s telephone number, including area code:  (303) 222-1000

 

 

Securities registered pursuant to Section 12(b) of the Act:

None

Securities registered pursuant to Section 12(g) of the Act:

Common stock, $0.001 par value per share

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  Yes oNo x

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.  Yes o  No x

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes x  No o

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files)  Yes x  No o

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of the registrants knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  x

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a small reporting company. See the definition of large accelerated filer, accelerated filer and smaller reporting company in Rule 12b-2 of the Exchange Act:

Large accelerated filer o

 

Accelerated filer o

 

Non-accelerated filer o

 

Smaller reporting company x

 

 

 

 

(Do not check if a smaller
reporting company)

 

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  Yes oNo x

As of June 30, 2015, the aggregate market value of common stock held by non-affiliates of the registrant was $21,051,000, based on a total of 22,034,458 shares held by non-affiliates and on a closing price of $0.91 per share.

There were 26,980,811 shares of common stock outstanding as of March 19, 2016.

 

Table of Contents






Table of Contents


TABLE OF CONTENTS

 

 

Page

PART I

Item 1.

Business

1

Item 1A.

Risk Factors

15

Item 1B.

Unresolved Staff Comments

23

Item 2.

Properties

23

Item 3.

Legal Proceedings

24

Item 4.

Mine Safety Disclosures

24

PART II

Item 5.

Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

25

Item 6.

Selected Financial Data

26

Item 7.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

26

Item 7A.

Quantitative and Qualitative Disclosures About Market Risk

33

Item 8.

Financial Statements and Supplementary Data

33

Item 9.

Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

33

Item 9A.

Controls and Procedures

33

Item 9B.

Other Information

34

PART III

Item 10.

Directors, Executive Officers, and Corporate Governance

35

Item 11.

Executive Compensation

37

Item 12.

Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

42

Item 13.

Certain Relationships, Related Transactions, and Director Independence

42

tem 14.

Principal Accounting Fees and Services

43

PART IV

Item 15.

Exhibits and Financial Statement Schedules

F-1

Signatures

48


Company References.  When we use “our company,” “we,” “our,” “us” and similar terms in this report, we mean Two Rivers Water & Farming Company and its subsidiaries.  The term “Parent Company” refers solely to Two Rivers Water & Farming Company and does not include subsidiaries.

Forward-Looking Statements.  This report, particularly the description of our business set forth in Item 1 and the discussion and analysis of our financial condition and operating results in Item 7, contains a number of “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, or the Exchange Act.  Any statements contained in this report that are not statements of historical fact should be considered to be forward-looking statements.  You can identify these forward-looking statements by use of the words “believes,” “expects,” anticipates,” plans,” “may,” “will,” “would,” “intends,” “estimates” and other similar expressions.  These forward-looking statements are based on current expectations, estimates, forecasts and projections about our company and the industries and markets in which we operate and on management’s beliefs and assumptions, and they should be read in conjunction with the information presented elsewhere in this report, including the discussion and analysis in Item 2 and the consolidated financial statements and notes provided pursuant to Item 7.  Although we believe our forward-looking statements are based on reasonable beliefs and assumptions, we cannot guarantee our future performance and a number of important risks and uncertainties could cause our actual results to differ materially from those expressed or implied by the forward-looking statements. Those risks and uncertainties include the factors summarized in Item 1A as well as risks that emerge from time to time and are impossible for us to predict.  Forward-looking statements, like all of the statements in this report, speak only as of the date of filing of this report with the SEC, unless another date is indicated.  We disclaim any obligation to update publicly any forward-looking statements whether as a result of new information, future events or otherwise.



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PART I

ITEM 1.

BUSINESS

Overview

Our core business acquires farmland with senior water rights and converts this farmland from traditional use of growing marginally profitable feed crops to growing fruit and vegetable crops that generate higher yield, revenue and operating margins.  We also deploy excess land and water to other associated business opportunities.  Currently, this expansion includes the development of 157 acres in Pueblo county Colorado into a greenhouse and processing facility to lease to cannabis growers.  

In the short-term, our business model is designed to provide us with increased profitability and cash flow that is enabling us to expand our operations by acquiring and developing additional irrigated farmland and associated water rights and infrastructure.  In the longer term, we believe our ability and willingness to pay a higher price for water will increase our access to water.  Potentially some of our water rights can be provision to municipalities to address their supply challenges.  We seek to concentrate our acquisitions on water rights and infrastructure that are, in part, owned by municipalities, which can alleviate and expedite the legal and political processes necessary for municipal consumers to obtain excess water.  

In the semi-arid regions of the southwestern United States, prices for municipal water can be five to ten times the price of irrigation water and that price differential may be amplified in the near future as the result of a predicted water supply shortage for municipalities.  First-generation western water business models attempted to arbitrage the price differential between irrigation water and municipal water by “buying and drying” irrigated farmland in order to sell irrigation water to municipalities.  This practice, under which some of the most productive irrigated farmland would be fallowed, decimated entire agricultural communities and led to political and legal challenges that ultimately made the practice untenable.  In the late nineteenth century, agricultural interests were granted approximately 85% of all water rights in the State of Colorado, and those water rights continue to be held primarily by agriculture interests.  Since the late nineteenth century, populations have increased and people have moved from farms to cities, resulting in a water shortage for municipalities.

We believe our business model, which we currently are implementing in the Arkansas River Basin in Colorado, is a more viable and sustainable solution than the “buy and dry” practices of the past.  Market transactions between buyers and sellers from both the agricultural and municipal communities, rather than unending political and legal processes, are the driving force behind our model.  We create new and better paying jobs for farming, marketing, handling and processing fruits and vegetables, which can reinvigorate the agricultural communities where we operate, and in the longer term we intend to wholesale to municipal communities any excess water not needed for our core agricultural business.

Our farm revenuesremained essentially the same from 2014 to 2015 at $2.4 million.  We began acquiring and developing irrigated farmland and associated water rights and infrastructure in 2009, and as of December 31, 2015 we owned 7,350 gross acres.  As capital permits, we will seek to expand our holdings by strategically acquiring or leasing irrigable farmland in the Arkansas River Basin.  

In 2015, we farmed a total of 973 gross acres, of which 661gross acres were planted and 312 acres were the subject of federal crop insurance payments, preventive planting and planting of sorghum to be plowed under to renourish the soil.We intend to develop and bring into production more of our currently held gross acres as we acquire additional water rights.  Our crop production consisted of cabbage, pumpkins and squash grown for human consumption, as well as feed crops, such as corn and sorghum, planted as part of our crop rotation practice.  We expect to increase the variety of crops we produce as we continue to expand our farming operations through acreage we manage and through our network of growers.  Our produce marketing operations package and ship produce for our farms and for a network of farmers who grow crops for us, and to date we have sold our fruits and vegetables principally to national accounts.

In 2014 we initiated a corporate restructuring pursuant to which are organizing substantially all of our operations under the control of TR Capital Partners, LLC, or TR Capital.  This restructuring better reflects our emphasis on acquiring and operating irrigated farming and water distribution activities under our integrated business model.  



 

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Table of Contents


TR Capital issued all of its common units to the Parent Company and, as of March 20, 2015, had issued a total of 30,158,815 preferred units in exchange for aggregate consideration consisting of $6.0 million in cash and $18.9 million of certain outstanding equity securities of our subsidiaries.  Please see “Our Organizational Structure” below for further information about the corporate restructuring and TR Capital’s outstanding units.

Our Farming, Greenhouse and Water Operations

Our business model integrates irrigated farming and water distribution in a manner developed specifically for semi-arid regions in the southwestern United States.  By acquiring and converting irrigated farmland from feed crop production to fruit and vegetable production, we can afford to pay a higher price for water than a feed crop farmer.  As a result, we elevate the price of water, thereby creating incentives for feed crop farmers to grow fruits and vegetables for us, when their farm is suitable, or to sell their farms to us.  Additionally, the increased value of water creates incentives for farmers who have marginal farming operations to consider selling their water assets.  By integrating our irrigated farmland with an expanding portfolio of water assets, we are positioning our company to benefit from the continued expansion of regional and global demand for food and water in the years to come.  While a growing world population and rising incomes have been increasing demand for high quality food and fiber, the amount of arable land has been decreasing and water resources are fixed.  By converting irrigated farmland from feed crop production to higher value fruit and vegetable production we elevate the economic productivity of the region within which we operate and make an additional segment of water available for other users.

Our current area of focus is the Arkansas River Basin, on the southern Front Range in Colorado.  The elevations in the area fall from 14,000 feet above sea level at the eastern crest of the Continental Divide to 4,500 feet above sea level in Pueblo, Colorado.  The Arkansas River is a tributary of the Mississippi River.

Since commencing operations in 2009, we have invested in acquiring and developing irrigated farmland and associated water rights and infrastructure.  Our principal investments to date have been the following:

DFP:  In 2012 we acquired Dionisio Farms & Produce, Inc., or DFP,for $3.4 million in cash and promissory notes.  DFP, which has operated for more than 60 years, produces high-value fruits and vegetables as well as fodder crops.  Through this acquisition, we obtained 146 acres of irrigable farmland, 146 shares of the Bessemer Ditch Irrigation Company, a senior water right holder on the main stem of the Arkansas River and 2 supplemental ground water wells.  As part of the acquisition, we entered into leases for an additional 279 irrigable acres.

HCIC:  From 2009 to 2013 we purchased 96% of the outstanding shares of Huerfano-Cucharas Irrigation Company, or HCIC, in a series of transactions for $24.2 million in cash, promissory notes and Common Stock.  HCIC is a mutual ditch company formed in 1944, and we use its water rights and facilities to supply some of our farmland with irrigation water.

Orlando:  In 2011 we acquired Orlando Reservoir No. 2 Company, LLC, or Orlando, for $3.45 million in cash, promissory notes and Common Stock.  Our ownership of Orlando increases the reliability of water supplies for our farmland in Huerfano and Pueblo Counties.  We have undertaken a program to refurbish and restore Orlando’s diversion structure, storage reservoirs and conveyance system.  During the period from November 2011 to February 2012, we constructed new outlet works, and in 2012, we reconstructed the diversion structure, which takes water from the Huerfano River for storage in the Orlando reservoir and then conveyance to irrigate our nearby farmland.  Additional renovation projects will be completed as necessary to provide reliable irrigation for our expanding farming operations.

Additional Farmland:  From 2009 to 2011 we acquired 2,753 acres of farmland served by HCIC’s ditch system for purchase prices totaling $1.4 million in cash and seller carry back financing.  In 2012 we acquired 1,584 acres in Butte Valley for $509,000 in cash and seller carry back financing.  In 2015, we returned 187 acres of Butte Valley land back to the holder of seller carry back financing in exchange of forgiving $187,000 of debt and associated accrued interest.

GrowCo:  We formed GrowCo, Inc., or GrowCo, in May 2014 for the purpose of constructing state-of-the-art computer controlled greenhouses for licensed marijuana growers throughout the United States.  GrowCo is not a licensed marijuana grower or retailer.  GrowCo does not “touch the plant” and only provides growing



2



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infrastructure as a landlord for licensed marijuana grower tenants along with support and administrative services.  

Farming

We focus our farming activities on acquiring high yield irrigated farmland and converting it from feed crop production into growing and marketing high-value fruits and vegetables for human consumption, which generate higher revenues and profits per acre.  We put approximately 20% to 30% of our farming acreage into animal feed crops or preventative planting each year on a rotating basis to reconstitute the soil and to suppress disease and pest problems.  In 2015, our average revenue per harvested acre from fruit and vegetable crops was $3,755, while our average revenue per acre from feed crops was $683.  In 2014 our average revenue per acre from fruit and vegetable crops was $5,306, while our average revenue per acre from feed crops was $723.  The decrease was largely due the crop mix in 2015 going into crops producing lower average revenue per acre.

 

 Year Ending December 31,

 

 2015

 

 2014

Crops

Acreage

Invoiced

Avg/Acre

 

Acreage

Invoiced

Avg/Acre

Pumpkins

148.0

$

759,000

$

5,128

 

149.7

$

754,000

$

5,037

Cabbage

135.5

$

846,000

$

6,244

 

152.6

$

936,000

$

6,134

Watermelon

25.0

$

87,000

$

3,480

 

15.0

$

43,000

$

2,867

Squash

27.0

$

63,000

$

2,333

 

43.4

$

181,000

$

4,171

Onions

12.0

$

7,000

$

583

 

-

$

-

 

Parsnips (1)

11.0

$

3,000

$

273

 

-

$

-

 

Pinto Beans

122.5

$

41,000

$

335

 

-

$

-

 

Corn

180.2

$

123,000

$

683

 

183.9

$

176,000

$

957

Sorghum (2)

-

$

-

 

 

116.0

$

48,000

$

414

Alfalfa

-

$

-

 

 

18.0

$

6,000

$

333

Preventive Planting/Insurance

311.6

$

77,000

$

247

 

120.0

$

31,000

$

258

Marketing

 

$

407,000

 

 

 

$

230,000

 

Totals

972.8

$

2,413,000

 

 

798.6

$

2,405,000

 

 

 

 

 

 

 

 

 

Notes:

 

 

 

 

 

 

 

(1) In 2015, approximately 93% (or $40,000) of our expected parsnips harvestwill ship in 2016.

(2) In 2015, sorghum was planted on 147.6 acres as weed prevention and then plowed under for fertilization.  Therefore, sorghum was classified

      as Preventive Planting/Insurance.

Our 2015 crop production consisted of cabbage, pumpkins, watermelons, squash, onions, parsnips and pinto beans raised for human consumption, as well as sorghum and corn as a feed crop.  We intend to annually plant between 60% and 70% of our irrigated farmland in fruit and vegetable crops, leaving between 30% to 40% for feed crops, on a rotating basis.  We expect to increase the variety of high-value crops we produce as we expand our farming operations.  In early 2014, we installed a drip irrigation system on a test portion of our leased farmland to maximize yield and minimize water consumption.  Our produce marketing operations package and ship produce for our farms and for a network of farmers who grow crops for us, and to date we have sold our fruits and vegetables principally to national accounts through our wholly owned subsidiary DFP.

Since 2009 we have sought to increase our irrigated farmland under management through strategic acquisitions and leasing in targeted areas of the Arkansas River Basin.  Our intent is to purchase or lease irrigated farmland that is supported by relatively senior water rights with good soiland farm infrastructure that was currently producing feed crops and convert the farmland into fruit and vegetable production.  We have also acquired irrigated farmland with good soil that has less reliable junior water rights and has not been farmed for some years but is capable of fruit and vegetable production when additional water rights can be acquired and moved to the farmland.  Regardless of the historical use of irrigable land we buy or lease, we actively seek to transition the land from feed crop production to production of high-value fruits and vegetables.  



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As part of our strategy to develop and operate an expanding network of irrigated farmland, we selectively have purchased or leased land that is unsuitable for producing irrigated crops.  In some instances, we have acquired land in order to gain control of water or other rights associated with the land.  We also have strategically acquired grazing land as a medium to long-term real estate investment.

As of December 31, 2015, we managed 7,902 gross acres, of which we owned 7,350 acres and leased an additional 552acres.   As of December 31, 2014, we held 8,157gross acres, of which we owned 7,538 acres and leased 619 acres. The following table provides a breakdown, by acres, of the uses and purposes of the land we managed as of December 31, 2015 and 2014:

 

Acres Under Management As of December 31,

 

2015

 

2014

 

Owned

Leased

Gross

 

Owned

Leased

Gross

Irrigable farmland:

 

 

 

 

 

 

 

Farmed

 421

 552

 973

 

 361

 318

 679

Developed but not farmed

 725

 -   

 725

 

 725

 301

 1,026

Undeveloped

 1,920

 -   

 1,920

 

 1,920

 -   

 1,920

Total irrigable land

 3,066

 552

 3,618

 

 3,006

 619

 3,625

Non-producing land:

 

 

 

 

 

 

 

Greenhouse development

 157

 -   

 157

 

 -   

 -   

 -   

Grazing land

 3,316

 -   

 3,316

 

 3,316

 -   

 3,316

Strategic water holdings

 411

 -   

 411

 

 410

 -   

 410

Other strategic holdings

 400

 -   

 400

 

 806

 -   

 806

Total non-producing land

 4,284

 -   

 4,284

 

 4,532

 -   

 4,532

Totals

 7,350

 552

 7,902

 

 7,538

 619

 8,157

 

 

 

 

 

 

 

 

 

Acres By Location as of December 31,

 

2015

 

2014

County (Colorado)

Owned

Leased

Gross

 

Owned

Leased

Gross

El Paso

 2,584

 -   

 2,584

 

 2,584

 -   

 2,584

Huerfano

 1,792

 -   

 1,792

 

 1,980

 -   

 1,980

Pueblo

 2,974

 552

 3,526

 

 2,974

 619

 3,593

Totals

 7,350

 552

 7,902

 

 7,538

 619

 8,157


When redeveloping farmland, we assemble sufficient water rights necessary to sustain reliable fruit and vegetable production by:

purchasing suites of water rights, including surface flow, augmentation and storage rights;

refurbishing historical ditch systems and reservoirs to restore and upgrade their efficiency; and

negotiating with governmental water authorities the agreements necessary to sustain production.

When redeveloping farmland, we seek to optimize product yield, water efficiencies and labor inputs by deploying state-of-the-art methods and equipment which includes:

deep-plowing fields to loosen soil beds;

laser-leveling planting areas to optimize water and nutrient absorption and minimize runoff;

installing advanced irrigation facilities to increase water efficiencies; and

applying both organic and non-organic fertilizers and soil conditioners to enhance plant growth.

Redevelopment generally takes two to three years to transform fallow farmland into fruit and vegetable crop production.



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Greenhouse Development, Leasing and Services

Due to our strategic location of farmland and associated water rights, greenhouses operators have approached us to purchase some of our farmland and water rights.  Since core to our business is the long-term ownership of farmland and water rights, we are not interested in one time sales.  Rather, we want to use our excess farmland and associated water to create a long-term revenue stream.  

In Colorado, since the passing of recreational use of marijuana in 2012, the demand of marijuana has increased substantially.  Presently over 90% of Colorado marijuana is grown in converted warehouses.  Sophisticated growers understand that a warehouse production facility is not the most ideal for production.  This has given rise to a strong demand for greenhouse space for marijuana production.  Early estimates show a greenhouse can produce at least twice the amount of product at less than 50% of the cost compared to warehouse production.  However, there are only a limited number of counties that allow for new greenhouse construction.  New construction needs to be tied to water supply.  Pueblo County, where we have the majority of our land and associated water rights, allows for new greenhouse construction for marijuana growing.

Not only is location and water a key to be successful in marijuana production, but also the knowledge of greenhouse operations and how to grow marijuana.  In 2014, we selected a group knowledgeable in greenhouse operations and that have consulted with marijuana growers.  In May, 2014, we formed GrowCo, Inc., or GrowCo, which issued 20,000,000 shares of its common stock to the Parent Company.  On August 1, 2014 we announced that we were reserving 10,000,000 of the GrowCo shares to be distributed to holders of Common Stock as of four record dates (January 1, 2015; April 1, 2015; July 1, 2015 and October 1, 2015) after an effective registration statement is filed, which has not yet occured.  On each record date, we will recording a pending distribution of 2,500,000 GrowCo common shares on a pro rata basis to holders of Common Stock.

Under GrowCo, a separate Colorado limited liability company will own each greenhouse project.  On January 20, 2015, we announced that GrowCo Partners 1, LLC, or GCP1, completed a $4.4 million financing for the first greenhouse project, which consists of a 90,000 square foot greenhouse and 15,000 square foot processing and warehouse facility on 40 acres of land. GCP1’s greenhouse was partially occupied in September with lease revenue beginning September 1, 2015.  It is expected that a permanent certificate for full occupancy wil be granted in early April, 2016.

Our second greenhouse project will also consist of a 90,000 square foot greenhouse and 15,000 square foot processing and warehouse facility on an additional 40 acres of land.  Upon completion, this project will be operated, as a landlord, by GrowCo Partners 2, LLC, or GCP 2.   GCP 2’s greenhouse will share some facilities (e.g., boiler, water, generator) whereby costs might be shared with GCP 1.  GCP 2’s greenhouse structure was ordered in 2015.  Construction on this greenhouse began in early January, 2016 with an expected completion by September 30, 2016.  Recently, GCP 2 greenhouse was expanded from 90,000 square feet to 180,000 square feet with a 30,000 square foot warehouse.

During the third quarter of 2015, GrowCo completed a $4.0 million private placement of GrowCo debt, with proceeds to be used to partially fund the second greenhouse and provide working capital.

In December 2015, GrowCo completed a $[5.5] million private placement of equity interests of GCP Super Units, LLC, which will invest directly in various assets of GrowCo, with proceeds to be used to complete the construction of the first greenhouse, partially fund the second greenhouse and provide working capital.  Our investment in GCP Super Units, LLC is reflected on our balance sheet as a non-controlling equity interest.









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Water

We own a portfolio of water rights in the Arkansas River Basin that we have obtained in connection with our purchases of irrigated farmland.  Colorado allocates water based on the Prior Appropriation Doctrine, whereby water rights are unconnected to land ownership.  The first person to use a quantity of water from a water source for a beneficial use has the right to continue to use that quantity of water for that purpose.  Subsequent users can use the remaining water for their own beneficial purposes provided that they do not impinge on the rights of previous users.Water rights can be developed, managed, purchased and sold much like real property, and the seniority of water rights are a significant consideration when we acquire additional irrigated farmland.  Water rights include the ability to divert stream flow, build a storage reservoir, pump ground water and create augmentation water supplies to offset depletions of water taken out of priority.  Water rights can be developed, managed, purchased and sold much like real property, and the seniority of water rights are a significant consideration when we acquire additional irrigated farmland.

We intend to develop a wholesale water distribution business through the development of our irrigated farming operations.  By acquiring and converting irrigated farmland from feed crop production to fruit and vegetable production, we can afford to pay a higher price for water than a feed crop farmer.  As a result, we elevate the price of water creating incentives for farmers growing feed crops to grow fruits and vegetables for us, when their farm is suitable, or to sell their farms to us.  Additionally, the increased value of water creates incentives for farmers who have marginal farming operations to consider selling their water assets.

Our principal water rights include the following:

As noted above, through our acquisition of DFP, and subsequent purchases we obtained 191.4 shares of the Bessemer Ditch Irrigation Company.  The 191.4 shares are comprised of 155.4 shares owned, 36 shares subject to a conservation easement (can only be used on a specific land for farming) and 72 shares leased from the Pueblo Board of Water Works, which lease expires in 2030. Bessemer Ditch Irrigation Company is a mutual ditch company that operates an irrigation canal on the main stem of the Arkansas River.  It has a headgate in the Pueblo Dam and delivers irrigation water.  We own and operate various senior water rights in the Arkansas River Basin, which we use or plan to use to irrigate our farmland.  This diversified portfolio is made up of a combination of direct flow rights and storage rights.

As noted above, we acquired control of HCIC in order to use its water rights and facilities to supply some of our farmland with irrigation water.  The HCIC farmland became fallow in the mid-twentieth century when coal mines in Huerfano County, Colorado, were shut down.  The coal mines had continuously pumped water from the Vermejo/Trinidad Formation, which contained a renewable underground aquifer that is fed by Sangre de Cristo Mountains snowmelt.  The U.S. Geological Service estimates that the Vermejo/Trinidad Formation contains an estimated 30 million acre-feet of relatively untapped, clean and renewable water.  HCIC owns the Cucharas and Huerfano Valley Reservoirs and two ditch systems located in Pueblo County, Colorado.  The HCIC ditch systems have the right to distribute water over approximately 40,000 acres in Pueblo County, Colorado.

The Orlando water rights include the senior-most direct flow water right on the Huerfano River, or #1 priority, along with the #9 priority and miscellaneous junior water rights.  The seniority of those water rights allowed the production of crops during the most recent drought.  The Orlando assets also include the Orlando reservoir, which is situated on the Huerfano branch of the Huerfano River and has a storage capacity of 3,100 acre-feet.

An acre-foot of water is the amount of water required to cover one acre to a depth of one foot.  An acre-foot of water contains 325,851 gallons, generally considered enough water to supply two average households for a year.  Annual irrigation in Southeastern Colorado, depending on the crops, consumes approximately three to six acre-feet of water per acre of crop.

To date our water operations have focused principally on acquiring and developing water rights to support our farming efforts, including the farming operations of the network of farmers who grow crops for us, and we have acquired our portfolio of water rights through the acquisition of farming assets.  By capturing water in reservoirs and releasing it later for irrigation purposes, we are able to retime the delivery of water throughout the irrigation season and ameliorate some of the inconsistencies of seasonal and annual water availability for the farmland we manage.



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In 2009, we began acquiring and developing irrigated farmland and associated water rights and infrastructure.  As of December 31, 2015, we owned 7,350 gross acres.  Gross acres owned decreased slightly from 7,538gross acres at December 31, 2014.  We will seek long term to expand our holdings by strategically acquiring or leasing irrigable farmland in the Arkansas River Basin.  We intend to develop and bring into production more of our currently held gross acres as we acquire additional water rights.  We also expect to increase the variety of crops we produce as we continue to expand our farming operations through acreage we manage and through our network of growers.

To date, our water operations have focused principally on acquiring and developing water rights to support our farming efforts, including the farming operations of the network of farmers who grow crops for us. We intend to expand our portfolio of water rights in the future to not only support our expanding farm operations, but also to lease and sell water to other users in the Arkansas River Basin.  

Augmentation Rights

Tributary ground water is any underground water that is hydraulically connected to a stream system and that influences the rate or direction of flow in that stream system.  Any new ground water diversions that are tributary to an over-appropriated stream system require augmentation to offset out-of-priority depletions.  In 2013 many well water users on the Arkansas River and its tributaries were unable to use their wells, as drought conditions made augmentation water unavailable.  In response, an augmentation provider requested that we assist in building a more efficient and plentiful augmentation supply.  We intend to assist with an augmentation supply, but due to capital requirements, we do not plan to begin augmentation supply development in the near future.  The years ended December 31, 2015and 2014 were considered wetter years, so the demand for augmentation supply was reduced.

Surface Rights

The following table presents our holdings of surface, or direct flow, water rights with respect to the Bessemer Irrigation System owned by the Bessemer Irrigation Company:

Structure

Elevation (ft)

Priority No.

Appropriation Date

Consumptive Use (A.F.)

Decreed Amount (cfs)

Bessemer Irrigation System

4,600

2

04/01/1861

62,029*

2.00

 

 

4

12/01/1861

 

20.00

 

 

-

05/31/1864

 

3.74

 

 

16.5

06/01/1866

 

3.00

 

 

18

01/08/1867

 

2.50

 

 

-

05/31/1867

 

5.13

 

 

27

11/01/1870

 

1.47

 

 

28

12/01/1870

 

3.40

 

 

33.5

09/18/1873

 

2.00

 

 

34.5

01/01/1876

 

3.00

 

 

36

01/01/1878

 

0.41

 

 

40

05/05/1881

 

14.00

 

 

41

06/20/1881

 

2.00

 

 

42.5

03/01/1882

 

8.00

 

 

55

05/01/1887

 

322.00


*

We control 263.4 of the outstanding 17,980 shares of Bessemer Irrigation Company.  We own 155.4 of those shares without restriction, own an additional 36 shares subject to a conservation easement and lease 72 shares from Pueblo Board of Water Works.  The 191.4 shares we own represent 1.06% of the outstanding shares of Bessemer Irrigation Company and therefore provide us with 1.06% of consumptive use.  The 62,029 acre-feet is a 100-year average.  The 10-year average for consumptive use is 66,566 acre-feet, and the 5-year average is 57,362 acre-feet.



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We own the following surface water rights:

Structure

Elevation

Priority No.

Appropriation Date

Consumptive Use (A.F.)

Decreed Amount (cfs)

Butte Valley Ditch

 

1

05/15/1862

 

1.2

Butte Valley Ditch

 

9

05/15/1865

 

1.8

Butte Valley Ditch

5,909 ft

86

05/15/1886

360

3

Butte Valley Ditch

 

111

05/15/1886

 

3

Robert Rice Ditch

5,725 ft

19

03/01/1867

131

3

Huerfano Valley Ditch

4,894 ft

120

02/02/1888

2,891

42

Huerfano Valley Ditch

 

342

5/1/1905

 

18


Storage Rights and Infrastructure

The following table presents our holdings of storage water rights:

Structure

Elevation

Priority No.

Appropriation Date

Average Annual Yield (A.F.)

Decreed Amount (A.F.)

Operable Storage (A.F.)

Huerfano Valley Reservoir

4,702 ft

6

02/02/1888

1,424

2,017

1,000

Cucharas Valley Reservoir

5,570 ft

66

3/14/1906

3,055

31,956

10,000

Cucharas Valley Reservoir*

5,705 ft

66c

3/14/1906

 

34,404

 

Bradford Reservoir

5,850 ft

64.5

12/15/1905

-

6,000

-

Orlando Reservoir #2

5,911 ft

349

12/14/1905

1,800

3,110

2,400


*

This is a conditional right while the engineering and construction of structures are completed to perfect a water right, in this case to physically store the water.  The conditional right establishes a seniority date but allows time for completion of the project.  Conditional rights are reviewed every six years by the water court to confirm that progress is being made on the effort to perfect the right.  When a conditional water right is perfected, which can be done incrementally in the case of storage, the water right becomes absolute.

As part of our comprehensive water and farming system, we utilize storage reservoirs and ditches.  Reservoirs allow water owners to store their water and plan the water’s distribution throughout the growing season.  We currently own reservoirs associated with HCIC and Orlando, and we plan to develop additional reservoirs and augmentation ponds, also known as recharge ponds, in strategic locations in the Arkansas River watershed.  The development of storage reservoirs in the area will allow us to offer storage to other water users in the area.  Through water exchanges and other water-related transactions, the reservoirs can potentially increase and strengthen our existing water rights.

All of our reservoirs are used for irrigation in a similar manner to other reservoirs in the region, with the exception of Pueblo Reservoir, which was also constructed for flood control.  Direct flow rights generally are senior to most storage rights but typically do not divert early in the spring when storage rights fill.  The Arkansas River below Pueblo Reservoir operates a Winter Storage Program that re-allocates winter direct flow rights to storage in reservoirs from November 15 to March 15 each year.

Because our water rights and operating structures are located at succeeding elevations in the watershed, the system moves water supplies from point of diversion, through storage, to place of use primarily by means of gravity, making our more economical to operate than systems requiring energy to pump water for beneficial use.

In order to use these rights and structures most efficiently, we have planned and begun to implement a program of renovation and integration.  For example, we began construction of new outlet works for the 1905 Orlando Reservoir in November 2011.  The work was completed and successfully tested in February 2012, approximately a year after we acquired Orlando.  Also in February 2012, we commenced reconstruction of the diversion structure, which takes water from the Huerfano River for storage in the Orlando reservoir, and to irrigate our nearby farmland.  Additional water facility renovation projects are planned on a phased basis as necessary to provide reliable irrigation for our expanding farming operations.  Currently, the renovation and integration activity by us has been put on hold as we concentrate our efforts and resources expanding our greenhouse development, leasing and services activities.

We currently have the operable right to store 15,000 acre-feet of water within the Huerfano and Cucharas Rivers watershed in three separate reservoirs, subject to repair, or removal and rebuilding, limitations.  When our reservoirs on the Huerfano and Cucharas Rivers have been fully restored, we will have the operable capacity and legal right to



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store in excess of 70,000 acre-feet of water.  Similarly, based on our portfolio of water rights, we have the right to divert from the natural flows of the two rivers in excess of 90 cubic feet per second.  Seasonal variability in the natural flow of the rivers, as well as the priorities of other water users in the system, limits our ability to divert the decreed amounts of water on a continuous basis.  Our current water rights produce a long-term average annual diversion of 15,000 acre-feet of water, which provides 10,000 acre-feet of consumptive use at the plant.

The 15,000 acre-feet average is based on a record period of more than 50 years and also relies on historic studies of these rights by a variety of engineers at various times.  It is common practice within the water industry in Colorado to use long periods of time to create reliable averages of water flow.  We believe that using averages relating to only recent years can be misleading because an average could be skewed if only one of those years was particularly dry or wet.  For example, in four out of the last ten years, there has been an extreme drought in our area of operations.  Due to this drought condition, our flow averages for the most recent ten, five and three years are 8,200 acre-feet, 10,500 acre-feet and 10,400 acre-feet, respectfully.  A similar request for the same averages for the decade beginning in 1980 would be result in averages of 5,900 acre-feet, 18,500 acre-feet and 17,200 acre-feet.

“Consumptive use” is the term for the portion of a water diversion right that is actually consumed by its beneficial use.  Where the beneficial use is agricultural irrigation, consumptive use represents the amount of water consumed by the irrigated crop or evaporated on the farm.  After deducting consumptive use from the amount of water diverted and applied to irrigation, the remainder is described as “return flow” to the system.  Such return flows are generally subject to appropriation downstream.  Only the consumptive use portion of a given water right is subject to transfer (that is, a change in the point of diversion, place of use, or purpose of use).  Therefore, water rights are often assigned monetary value based on the consumptive use portion.  Although consumptive use varies by crop, rainfall, temperature and other factors, in southeastern Colorado, crops generally consume about two acre-feet of applied water for each acre planted, depending on the crops planted.  In order to provide that amount of consumptive use water, an irrigator must generally apply three acre-feet of water (allowing for predictable return flow equal to about one-third of the applied water).  We measure our water rights both in terms of the amount of the diversion or storage right, as the case may be, but also in terms of the historic consumptive use.

Our Organizational Structure

Since commencing operations as a farming and water company in 2009, we have built an organizational structure that enabled us to raise capital for specific projects completed by our direct and indirect subsidiaries.

In January 2014, the board of directors approved a plan to reorganize our subsidiaries in a more integrated manner based on functional operations.  We formed TR Capital, which issued all of its common units to the Parent Company.  In a series of transactions from January to September 2014, TR Capital entered into Membership Interest Purchase Agreements pursuant to which it issued and sold a total of 30,158,815 preferred units to investors in exchange for consideration comprised of $6.0 million in cash and $18.9 million of outstanding equity and equity-related securities of our subsidiaries other than HCIC Holdings, LLC and Huerfano-Cucharas Irrigation Company.  

The TR Capital Limited Liability Company Agreement dated as of January 31, 2014 provides that holders of preferred units generally will be entitled to receive distributions each fiscal year in an amount equal to the lesser of (a) 12% of the preferred unit holders’ aggregate capital contributions and (b) TR Capital’s Adjusted Gross Margin (as defined) for such fiscal year.  Regardless of TR Capital’s operating results, however, preferred unit holders are entitled to a minimum distribution for each full fiscal year equal to 8% of their aggregate capital contributions, payable in equal quarterly installments.  If TR Capital’s Adjusted Gross Margin for a fiscal year is less than 12% of the preferred unit holders’ aggregate capital contributions, the shortfall will not be payable in any subsequent fiscal year.  Distributions for fiscal year 2014 for each preferred unit were prorated for the portion of the year that the preferred unit was outstanding.

Pursuant to an Exchange Agreement dated as of January 31, 2014 entered into with TR Capital and the Parent Company, any holder may surrender a TR Capital preferred unit to the Parent Company at any time for consideration consisting of (a) accrued but unpaid preferred distributions on the preferred unit through the exchange date, (b) one share of Common Stock and (c) a warrant to purchase an additional one-half share of Common Stock at a price of $2.10 per share.  TR Capital may require (with limited exceptions) each of its outstanding preferred units to be surrendered to the Parent Company in exchange for such consideration at any time after January 31, 2017, at which (1) for a period of 20 trading days, at least 250,000 shares of Common Stock have been traded on a national



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securities exchange for a closing price of at least $3.00 and (b) a registration statement filed by us with the SEC is effective with respect to the shares of Common Stock, including shares purchasable pursuant to warrants, issuable upon such exchanges.  Each warrant issued upon any such exchange generally will be exercisable at any time on or before January 31, 2019, subject to our right to redeem the warrant at any time after January 31, 2017, at which (A) for a period of 20 trading days, at least 250,000 shares of Common Stock have been traded on a national securities exchange for a closing price of at least $3.00 and (B)  a registration statement has been filed and is effective with respect to the shares of Common Stock issuable pursuant to such warrant.  Under the Exchange Agreement, the Parent Company also granted holders of preferred units one-time demand registration rights under which the Parent Company may be required to file a registration statement covering shares of Common Stock (including shares subject to warrants) issued or issuable upon exchanges of TR Capital preferred units.  As of March 20, 2016, the Parent Company could be required under the Parent Company to issue and deliver to holders of outstanding TR Capital preferred units, upon exchange, up to 30,013,834 shares of Common Stock together with warrants to purchase up to an additional 15,095,957 shares of Common Stock.  If the Parent Company receives any TR Capital pursuant to exchanges under the Exchange Agreement, it would be entitled to receive distributions on those preferred units pro rata with other holders of preferred units.

Following the completion of those transactions in September 2014, TR Capital and the Parent Company’s other direct and indirect subsidiaries (excluding HCIC Holdings, LLC and HCIC) entered into a series of related transactions as the result of which control and operation of those other subsidiaries and their businesses transferred to TR Capital, which is the operational division of Two Rivers.  The following chart shows our corporate organization as of March 20, 2016:

[turv201510k_10k001.jpg]

Corporate Information

The Parent Company is a Colorado corporation with principal executive offices at 2000 South Colorado Boulevard, Tower 1, Suite 3100, Denver, Colorado, and our telephone number at that address is (303) 222-1000. Our website address is www.2riverswater.com. The information on our website is not part of this report.




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Revenue

Produce

The produce industry, like many other industries, is built on relationships that take place over time and involve a great deal of trust. Our produce relationships were built exactly this way; DFP marketing relationships go back 20 years.  Contracts are negotiated on a yearly basis before planting begins.  At the beginning of the year, we reach out to our vendors to see what their needs are going to be for that year and plant to their needs. Once it is planted, the contract has been finalized with the agreed upon amount and price.  About 20% of the produce we grow does not have a contract, and will be sold to other vendors who contact us for product.

We also have a network of growers that grow produce for us.  Once our produce contracts are finalized, and our planting schedule for the year is complete, we reach out to our growers to ask them to plant the remaining crops we need.  As people in the area become aware of our operation, they are signing up to grow for us. 

Leasing

GrowCo’s subsidiary GrowCo Parnters 1, LLC leases a greenhouse and warehouse to Suncanna, LLC pursuant to a lease agreement dated April 1, 2015.  The lease agreement is classified as an operating lease because it does not meet any of the four criteria listed in subsection 25-1 of ASC 840-10-25,“Lease Classification Criteria”.

On February 25, 2016, RH Group, LLC, a newly formed entity of which the Chief Executive Officer of Two Rivers and GrowCo, John McKowen, holds a 60% membership interest, entered into a definitive agreement to purchase all of the equity interests  of Suncanna from the previous owner.  The closing of the proposed acquisition remains subject to certain regulatory filings and hearings in the State of Colorado regarding the transfer of rights to grow marijuana that would be deemed to result from the change in Suncanna’s ownership.  Because of Mr. McKowen's majority ownership and control of a potential acquirer of Suncanna, we determined, as of February 25, 2016, that during and after fiscal year 2015 Suncanna should be regarded as a related party, and transactions with Suncanna should be classified as related party transactions, for financial statement reporting purposes.

As of December 31, 2015, we had advanced $203,000 to our related party tenant, Suncanna, to assist with its working capital.  ASC 605-45-45, “Revenue Recognition, Prinicipal Agent Considerations”, provides eight indicators that may support reporting gross revenue.  While GrowCo does not have any rights to Suncanna’s cannabis inventory, we determined that GrowCo is the primary obligor of Suncanna’s working capital commitments, performs part of the service on behalf of Suncanna, is involved in the determination of services to Suncanna, and has credit risk.  Therefore, the $203,000 advance is recognized as an addition to leasing revenue—related party and is shown as a direct cost of leasing revenue.

Competition

Produce

The rights to use water in Colorado have been fully appropriated to beneficial uses (such as agriculture irrigation and municipal and industrial applications) under court decrees and state regulation according to the prevailing Prior Appropriation Doctrine in which more senior (older) water rights take precedence in times of shortage over junior (newer) water rights. Notwithstanding significant conservation, growth in Colorado with related incremental demands for water has made the rights to divert, convey, store and use water relatively scarce and valuable.  There is significant competition for the acquisition and beneficial use of historic water rights.  Many competitors for the acquisition of such rights have significantly greater financial resources, technical expertise and managerial capabilities than we do and, consequently, we could be at a competitive disadvantage in assembling, developing and deploying water assets required to support our businesses.  Competitors’ resources could overwhelm our efforts and cause adverse consequences to our operational performance.  To mitigate such competitive risks, we concentrate our efforts in the Huerfano and Cucharas Rivers watershed where our local knowledge and control of a portfolio of water rights, storage facilities, distribution canals and productive farmland creates a somewhat protected geographic niche.  To further mitigate competitive risk, we strive to actively engage with both the farming and the water communities in southeastern Colorado to explore strategies for cooperatively addressing challenges and



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opportunities faced by those communities—particularly to address the 130,000 acre-foot shortfall in water supplies on the Front Range, without taking valuable farmland out of production.

We also acquire farmland through outright purchase with the intent to hold and manage, through purchase with the intent to resell to investors with our company managing farm production, and from leases, preferably long term.  There is growing competition for acquisition of farmland.  Many purchasers of farmland have greater financial resources than we do.  Our advantage is our built-in infrastructure for the processing, shipping and marketing of produce.

Leasing

There a significant number of providers of facilities to lease to cannabis growers.  Some are better capitalized than our Company.  A significant portion of the facilities offered for lease are enclosed, warehouse space.  Through our development of state-of-the-art greenhouses, we believe that we offer a competitive advantage to lessees of warehouse space in terms of increased production (estimated to be three times the growth) and a significantly reduced cost of production (estimated at one-third the cost).  Therefore, our main competition are other greenhouse structures offered to lease to cannabis growers.   We are aware of only one other similar size greenhouse in the front range of Colorado.  This facility is owned by the same owners of medical and retail outlets.  Therefore, they are only growing product for their consumption.  It is much like a single-tenant office building.  There are numerous other small greenhouses and others that are planned.

Regulation

Farming

We are subject to a variety of federal, state and local laws that govern various aspects of our business, including:  laws regulating the cultivation, processing, handling, storage, transport and sale of our products, laws restricting the use and ownership of land, including laws regulating the acquisition or leasing of rural properties by certain entities and individuals, and rules and regulations governing a variety of environmental, health and safety matters.  In addition, we are subject to other laws and government policies governing or affecting the food and agriculture industries, including legal requirements for food and feed safety.

To continue to operate and expand our operations, we must obtain and maintain numerous permits, licenses and approvals from governmental agencies.  Our facilities are subject to periodic inspection by governmental agencies.   

From time to time, agricultural production shortfalls in certain regions and growing demand for agricultural commodities for feed, food and fuel use have caused prices for soybeans, vegetable oils, sugar, corn and wheat to rise.  High commodity prices and regional crop shortfalls have led, and in the future may lead, governments to impose price controls, tariffs, export restrictions and other measures designed to assure adequate domestic supplies or mitigate price increases in their domestic markets, as well as to increase the scrutiny of competitive conditions in their markets.

Our business could be adversely affected in the future by national regulation or taxation of greenhouse gas emissions.  The U.S. Environmental Protection Agency has adopted regulations requiring the owners of certain facilities to measure and report their greenhouse gas emissions, and has initiated a process to regulate these emissions under the Clean Air Act.  We cannot at this time assess or estimate the potential impact of any future greenhouse gas emission legislation or regulations on our business.  Potential consequences could, however, include increases in our costs of energy, transportation and raw materials and requirements for additional investments in our facilities and equipment, all of which could have a material adverse effect on our operating results and cash position.

Water

Background

The right to water in Colorado is a right that can be developed, managed, purchased or sold much like real property subject to appropriate regulation.  Water rights are judicially decreed and, under Colorado’s application of the Prior Appropriation Doctrine (“first in time, first in right”), senior water right holders are entitled to the beneficial use of



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water prior to junior holders.  Consequently senior water rights are more consistent, reliable and valuable than junior rights, which may be interrupted, or “called out” in the parlance of Colorado water administration.  

Along the Front Range of Colorado, water is a scarce and valuable resource.  Natural precipitation varies widely throughout the year and from one year to another.  Rivers, which fill, and sometimes flood, with the spring melt from the mountain snowpack, may be refreshed only with the occasional thunderstorm in the heat of the summer growing season.  Annual precipitation also varies between surplus and drought.  Additionally, the large majority of Colorado’s population resides on the Front Range (east of the Continental Divide) while the large majority of the state’s precipitation falls on the Western Slope (west of the Divide).  Over time, many communities, farms and enterprises developed trans-mountain diversions to bring more water to the Front Range.  Precipitation on the Front Range, and water diverted from the Western Slope, drain to the Mississippi River through the South Platte and Arkansas Rivers.  Water on the Western Slope drains through the Colorado River.  All of the state’s rivers are administered pursuant to interstate compacts with neighboring states.  As a result of the variability of Colorado’s hydrology, its arrangements for diversions, storage and beneficial use, and its obligations to downstream states, Colorado has developed an integrated and complex water rights administration system.   

In Colorado and the Western United States, the right to use water is based on the Prior Appropriation Doctrine, which is often referred to as “first in time, first in right.”  Under this doctrine, water use is allocated to satisfy the oldest (“most senior”) water right before water is allocated to the next water right in historic chronology (a “junior water right” in comparison to a water right perfected earlier).  Moreover, in Colorado, water rights and their relative priorities are protected by judicial decrees and are administered by the Office of the State Engineer, or the State Engineer, within the Colorado Department of Water Resources.  The ability to consistently irrigate farmland, and thus avoid the inconsistencies of rainfall, is therefore tied to the relative seniority of historic water rights.  Two Rivers is focused on developing irrigated farmland and maximizing beneficial use of the water rights associated with that farmland.

To manage water uses according to the Prior Appropriation Doctrine, Colorado maintains both judicial oversight through regional water courts and administrative oversight through the State Engineer.  Water rights claims are filed in the court, adjudicated as necessary to resolve any adverse claims, and then decreed though an enforceable judgment.  The State Engineer is charged with administering the accorded priorities among the various water rights in each of the state’s river systems.

Colorado water law further recognizes two distinct but related prior appropriative rights: direct diversion rights and storage rights.  Direct diversion rights permit a user in priority to divert water directly from the river for immediate beneficial use (such as irrigation); storage rights permit a user in priority to divert water from the river and impound the water in a reservoir to re-time the water for later beneficial use.  Thus, in Colorado, a direct diversion right must be conveyed to an immediate use; it cannot be stored without a storage right.  As a result, both types of appropriative rights are often paired, when possible, so that in priority diversion rights can be re-timed through the exercise of a companion storage right to address seasonal and year-to-year variability in natural supplies.  The older the appropriation date of any water right, the more reliable is its yield; similarly, the more effectively a senior diversion right is paired with a senior storage right, the more reliable each becomes.  

Administration of Water Rights

In addition to the intra-state administration of water flowing in its rivers, Colorado also has inter-state water administration responsibilities because each of its major rivers (the Colorado, the North Platte and the Arkansas) is governed as well by interstate compacts with downstream states.  These compacts are subject to judicial review, interpretation and enforcement under the original jurisdiction of the U.S. Supreme Court to resolve disputes among the states.  In 1948, Colorado and Kansas reached an agreement that apportioned the water of the Arkansas River; Colorado was apportioned 60% of the water while Kansas is apportioned 40% of the River’s flow.  In order to comply with Colorado’s obligations under the Arkansas River Compact, therefore, water rights on the Arkansas and its tributaries (including the Huerfano and Cucharas Rivers) are administered to assure the compact-required water flows at the Colorado-Kansas state line.  When necessary, Colorado’s in-state uses are curtailed, in reverse order of priority, to assure compliance with the compact.

The interstate compacts (beginning with the Colorado River Compact of 1922) increased Colorado’s need to husband its apportioned water to meet the needs of its growing population along the Front Range.  Trans-basin



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diversions (primarily tunnels and canals) were developed, under the Prior Appropriation Doctrine, to divert water from one watershed for conveyance to and use in another.  Mainly, water from the Colorado River Basin, west of the Continental Divide, was diverted east to meet the water needs along the earlier developing Front Range by so-called “conservancy districts”.  These projects began in the 1930’s and, although many have been in operation for decades, some remain incomplete.  Increasingly, further trans-basin diversions are limited not only by competing appropriative water rights in the basins of origin but also by increasingly stringent environmental restrictions.  

Stymied in their attempts to import additional surface water from distant watersheds, some municipalities and water providers began to rely on inherently unsustainable ground water “mining” (depleting aquifers for current consumption at a rate in excess of the rate at which natural recharge occurs).  After decades of such ground water mining, many of the aquifers on the Front Range have been severely depleted.  Some municipalities also purchased farms with water diversion rights and then ceased irrigating the farmland, transferring the water to their urban uses.  Because neither the practice of ground water mining nor the practice of “buying up and drying up” farmland is sustainable, Colorado law has placed limits and regulations on both practices.

Recognizing the need for additional water sources along the Front Range, the Colorado Water Conservation Board published its 2050 Municipal and Industrial Gap Analysis in 2011.  This report estimates that the Arkansas and South Platte Basins (essentially the Front Range) will have a combined average annual supply shortage of 130,000 acre-feet of water by 2050.  The difficulty and expense of incremental trans-mountain diversions coupled with the unsustainability of ground water mining and agricultural-to-urban transfers—as documented by the Colorado Water Conservation Board—motivates Front Range water purveyors to address the projected gap and to identify and develop inherently scarce renewable sources of water.  

As early as 2005, the Colorado General Assembly created basin roundtables to convene regional water purveyors to address the looming municipal supply gap.  The roundtables were charged to identify “projects and methods to meet the consumptive and non-consumptive needs of the basin.” (Colorado House Bill 05-1177).  The potential solutions include Identified Plans and Process or IPPs, Conservation, New Supply Development, and Alternatives to Agricultural Transfers.

The Arkansas River Basin Roundtable has only a few IPPs to meet the water supply gap identified in its basin.  The most significant of the Arkansas Basin IPPs is the Southern Delivery System, an $800 million, 62-mile water supply pipeline and associated pumping plants currently under construction by a consortium of four regional water purveyors including Colorado Springs. These purveyors will use a portion of the capacity in the Southern Delivery System to transport water made available to each of them under their respective contracts with the U.S. Bureau of Reclamation.  The Southern Delivery System connects the U.S. Bureau of Reclamation’s Pueblo Reservoir on the Arkansas River, the point of delivery under the U.S. Bureau of Reclamation contracts, with the purveyors’ service areas

In order to address a portion of the identified gap between forecast supply and demand within the Arkansas Basin and to provide a substitute source of water for Front Range communities that are too reliant on depleted ground water aquifers, the design and planning for the Southern Delivery System anticipate that other water purveyors will subscribe for pipeline capacity to transport renewable water supplies to their service areas.  

Leasing and Providing Services to Cannabis Growers

As of March 20, 2016, 23 states and the District of Columbia allowed their residents to use medical marijuana and voters in the States of Colorado and Washington had approved and implemented regulations to legalize cannabis for adult use.

These state laws are in conflict with the Federal Controlled Substances Act, which classifies marijuana as a Schedule I controlled substance and makes marijuana use and possession illegal on a national level.  The U.S. Supreme Court has ruled that the federal government has the right to regulate and criminalize marijuana, even for medical purposes, and thus federal law criminalizing the use of marijuana preempts state laws that legalize its use.  The Obama administration has made numerous statements indicating that it is not an efficient use of resources to direct federal law enforcement agencies to prosecute those lawfully abiding by state-designated laws allowing the use and distribution of medical marijuana.  However, the Obama administration could change its policy regarding



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the low-priority enforcement of federal laws and the succeeding administration could decide to enforce the federal laws more stringently.

The development of the GrowCo business model of constructing and leasing greenhouse space to licensed marijuana growers in states where growing marijuana is legal is dependent on Colorado marijuana laws remaining in force and federal laws not being enforced.  If Colorado marijuana laws were not to remain in force or if federal marijuana laws were to be enforced, then GrowCo greenhouses could be used to grow organic fruits and vegetables, in which case we estimate the cash flow to GrowCo would decrease by approximately 75% but would still be positive.

Employees

At March 20, 2016, we had 12full-time and 1 part time employee, of whom 3.5 were employed at our Denver headquarters, 6 were employed in our farming and water operations, and 3 were employed in our GrowCo subsidiary.  We also use approximately 30 seasonalmigrate farm workers under the United Stated Department of Agriculture H2A program.  None of our employees is covered by a collective bargaining agreement.  We consider our relationship with our employees to be good.

Available Information

We file reports with the SEC, which we make available on our website free of charge. These reports include annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to such reports, each of which is provided on our website as soon as reasonably practicable after we electronically file it with the SEC.  You can also read and copy any materials we file with the SEC at the SEC’s Public Reference Room at 100 F Street, N.E., Washington, DC 20549. You can obtain additional information about the operation of the Public Reference Room by calling the SEC at 1-800-SEC-0330. In addition, the SEC maintains a website (http://www.sec.gov) that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC, including us.


ITEM 1A.  RISK FACTORS

Risk Factors Relating to Our Business

Our farming and water operations require significant capital expenditures.

Farming is capital intensive.  On an annual basis, we could spend significant sums of money for additions to, or replacement of, land, land improvements, irrigation and farming equipment.  The refurbishment of our water assets is also capital intensive.  On an annual basis, we could spend significant sums of money for additions to, or replacement of, our facilities, reservoirs and equipment.  We must obtain funds for these capital projects from operations or capital raised.  We cannot provide assurance that any sources will be adequate or that the cost of funds will be at levels permitting us to earn a reasonable rate of return.

We have a limited operating history in the farming business, so investors have no way to gauge our long-term performance.

We have limited operating experience in the farming business in Colorado.  To date we have farmed 482 acres during the 2012 growing season, 820 acres during the 2013 growing season, 799 acres during the 2014 growing season, and 973 acres during the 2015 growing season.  Therefore, our business plan should be considered highly speculative.  This risk factor is somewhat mitigated by the fact that DFP, which we acquired in 2012, has a long operating history.  

We were formed in December 2002.  We entered the real estate market in 2007 with a focus on residential mortgages.  In 2009 we began liquidation of its operations and assets in the residential mortgage market and entered into the water and farming businesses.  Because of drought conditions in southeastern Colorado and because our reservoirs and other water infrastructure were undergoing refurbishment, we did not produce significant crops or farm revenue during 2011.  The farmland irrigated by the Bessemer Ditch, which we acquired or leased in 2012,



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produced significant crops during a drought in 2011 (prior to their acquisition) and 2012 and 2013 (subsequent to acquisition and lease).  The drought conditions lessened in 2014 and 2015.

We may have insufficient funds to develop our farming business.

Without sufficient funds to expand our farming business, we will not be able to meet our general and administration expenses from revenue generated from the farming business.  No assurance can be given that any such expansion funds will be available.

We can give no assurance of success or profitability to investors.

There is no assurance that we will operate profitably.  There is no assurance that we will generate revenues or profits.  We have not been profitable in the past and had an accumulated deficit of almost $74 million as of December 31, 2015.  We incurred a net loss from operations of $3.7 million in 2015 and a net loss of $4.7 million in 2014.

Any default on mortgages or leases relating to our farmland could have a material impact on our farming business.

Our farmland, and related water rights thereon, is owned subject to mortgages.  If we default on a mortgage, we could lose the farmland and the water rights.  Some of our farmland is leased. A breach of a lease could result in the termination of the lease.  Some of our leases of farmland are at year-to-year terms.  Year-to-year terms are common in the farming industry and common in this geographical area.  Our inability to renew these leases would have a material impact on our ability to implement its business plan.

Dry weather or droughts may adversely affect the collection of our water and ability to grow crops.

Water to grow our crops is obtained from rainfall, surface runoff, stream flows and ground water.  In dry years or droughts, less water may be available to supply our farmlands and less water may be available for sale/lease, which could substantially impact revenues and cause losses.  The risk of water shortages is mitigated, however, by the seniority of our water rights and the availability of supplemental ground water to support consistent irrigation even during cyclical dry conditions.  Dry weather and drought contributed to decisions not to farm in 2011.  Such conditions will occur from time to time in the future and will affect the results of our operations.

The adequacy of our water supplies depends upon a variety of uncontrollable factors.  

An adequate water supply is necessary for our farming business to be profitable.  Our farming business is located where dry-farming is not profitable.  The adequacy of our water supplies varies from year to year depending upon a variety of factors, including:

rainfall, runoff, flood control and availability of reservoir storage,

availability of water in the Arkansas River watersheds,

the amount of useable water stored in reservoirs and ground water basins,

the amount of water used by our customers and others,

water quality, and

legal limitations on production, diversion, storage, conveyance and use.

Population growth and increases in the amount of water used in urban areas have caused increased stress on surface water supplies and ground water basins.

We obtain our water supply from the Arkansas, Cucharas and Huerfano Rivers.  Our water supply and storage may be subject to interruption or reduction if there is an interruption or reduction in water supplies available to us.  Our supply and storage business is dependent upon our ability to meet the requirements of the Colorado Water Engineer’s office regarding our water rights priorities.

Water shortages may:

adversely affect our supply mix, for instance, causing increased reliance upon more expensive water sources, or

adversely affect our operating costs, for instance, by increasing the cost to purchase or lease required water.



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Our water rights may not yield full flow every year.

Water rights in Colorado are subject to the Prior Appropriation Doctrine, which accords lower priority to junior water rights.  Water rights that are senior (such as our Butte Valley Ditch Right Number 1 dating from 1862) have priority over junior rights (such as our Huerfano Valley Ditch Right Number 342 dating from 1905) as to use in dry years, and junior rights may not get water or as much water as they wish, if senior rights use it all.

We are required to maintain water quality standards and are subject to regulatory and environmental risks.

We face the risk that our water supplies may be contaminated or polluted whether through our error or through actions by other agents or through acts of God.  In addition, normal farming practices, including the application of pesticides, herbicides and fertilizers, introduce pollutants to waterways through irrigation water runoff.  Improved detection technology, increasingly stringent regulatory requirements, and heightened consumer awareness of water quality contribute to an environment of increased risk with the possibility of increased operating costs.  We cannot assure you that in the future we will be able to reduce the amounts of contaminants in our water to acceptable levels.

Our water supplies are subject to contamination, including contamination from naturally occurring compounds, pollution from man-made sources and intentional sabotage.  We cannot assure you that we will successfully manage these risks, and failure to do so could have a material adverse effect on our future results of operations.  We may not be able to recover the costs associated with these liabilities through our sales or insurance or such recovery may not occur in a timely manner.

The water and farming business is heavily regulated and, as a result, decisions by regulatoryagencies and changes in laws and regulations could significantly affect our farming business.

Regulatory decisions may impact prospective revenues and earnings, affect the timing of the recognition of revenues and expenses, may overturn past decisions used in determining our revenues and expenses and could result in impairment of goodwill.  Management continually evaluates the assets, liabilities and revenues and provides for allowances and/or reserves as deemed necessary. 

We may also be subject to fines or penalties if a regulatory agency determines that we have failed to comply with laws, regulations or orders applicable to our farming or water businesses.

Regulatory agencies may also change their rules and policies, which may adversely affect our profitability and cash flows.  We may also be subject to fines or penalties if a regulatory agency determines that we have failed to comply with laws, regulations or orders applicable to our water businesses.  The water rights we control provide significant legal and pecuniary benefits.  Any changes in Colorado law that affects water rights, either in general or specific to our company, could likely have a material impact on us.

Because growing cycles are highly seasonal, our revenue, cash flows from operations and operating results are likely to fluctuate on a seasonal and quarterly basis.

The farming business is highly seasonal.  The seasonal nature of our operations results in significant fluctuations in our working capital during the growing and selling cycles.  As a result, operating activities during the second and third quarters use significant amounts of cash.  In contrast, operating activities for the fourth quarter typically generate cash as we harvest and sell our crops during that part of the year.  Also, the demand for water varies by season.  For instance, most water consumption for agriculture usage occurs during the third quarter of each year when weather tends to be hot and dry.  During wet weather, there is reduced demand for water delivered from our reservoirs.  We expect to experience significant variability in net sales, operating cash flows and net income on a quarterly basis.

Our ability to cultivate, husband and harvest our crop may be compromised by availability of labor and equipment.

When the crop is ready to harvest, we are dependent on seasonal labor and contractors for harvesting.  During harvest season, there is demand for such seasonal labor from many farming operations which will compete with our demand.  The availability of seasonal farm labor is also affected by uncertain national immigration policies and



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politically volatile enforcement practices.  Thus, adequate labor may not be available when our crops are ready to harvest.  This could delay revenue or decrease revenue of our farming business.

Adverse weather conditions, natural disasters, crop disease, pests and other natural conditions could impose significant costs and losses on our business.

Crops in the field are vulnerable to adverse weather conditions, including hail storms, high winds, tornados, early and late snow storms, floods, drought and temperature extremes, which are quite common but difficult to predict.  In addition, crops are vulnerable to disease and to pests, which may vary in severity and effect depending on the stage of production at the time of infection or infestation, the type of treatment applied and climatic conditions.  Unfavorable growing conditions could reduce both crop size and quality.  These factors could directly impact us by decreasing the quality and yields of crops, increasing our costs and decreasing revenue and gross margins, which may have a material adverse effect on our business, results of operations and financial condition.

Weather conditions could adversely affect the ability to grow crops.

Weather has a direct influence on the survival and yield of crops.  Adverse weather conditions include, but are not limited to, not enough rain, too much rain, high wind, tornados, hail, snow, lighting, thunderstorms, and other weather events.  These events could adversely impact our ability to grow and deliver crops.

We operate in areas subject to natural disasters.

We operate in an area that is prone to floods, droughts and other natural disasters.  While we plan to maintain insurance policies to help reduce our financial exposure, a significant seismic event in Southern Colorado, where our operations are concentrated, or other natural disasters in Colorado could adversely impact our ability to deliver labor to the crops, deliver crops to the marketplace, receive water and adversely affect our costs of operations and profitability.

Our earnings may be affected, to large extents, by volatility in the market value of our crops.

We intend to grow both exchange traded commodity crops and specialty crops for direct human consumption or use.  The pricing of these crops is determined between individual sellers and buyers.  These prices can vary widely, thereby directly impacting our revenue.  Although we attempt to mitigate crop price risk by generally making supply arrangements before we plant, there could be situations where our planned buyer fails and we would not find an alternative buyer during the viability of our perishable crops, in which case our revenue would be non-existent.

We may not have crop insurance adequate to cover losses we incur.

We may or may not maintain crop insurance.  We may decide not to maintain crop insurance based on the crop or the cost and availability of crop insurance.  Therefore, there could be some harvests that are destroyed, not covered by insurance, and nonetheless incur significant crop input expenses.

We operate in a highly competitive industry and potential competitors could duplicate our business model.

We are involved in a highly competitive industry where we compete with numerous other companies who offer similar facilities to lease to those we offer.  There is no aspect of our business, which is protected by patents, copyrights, trademarks, or trade names.  As a result, potential competitors could duplicate our business model with little effort. Some of our potential competitors may have significantly greater resources than we have, which may make it difficult for us to compete. There can be no assurance that we will be able to successfully compete against these other entities.

Our operations are geographically concentrated within Colorado.

Our operations are concentrated in Southeastern Colorado.  As a result, our financial results are subject to political impacts, regional weather conditions, available water supply, available labor supply, utility cost, regulatory risks, economic conditions and other factors affecting Colorado, our area of operation.  Southeastern Colorado has been hard hit by the on-going economic crisis.  Colorado is raising taxes in order to balance the state budget and jobs may



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be lost to other states which are perceived as having a more business friendly climate, thereby exacerbating the impact of the financial crisis in Colorado.

We have substantial competitors who have an advantage over us in resources and management.

Most of our competitors in both the farming industry and in the water resource management business have significantly greater financial resources, technical expertise and managerial capabilities than us and, consequently, we may be at a competitive disadvantage in identifying and developing or exploring suitable business opportunities and/or acquisitions.  Competitors’ resources could overwhelm our restricted efforts and adversely impact our operational performance.

The inability to attract and retain qualified employees could significantly harm our business.

The market for skilled executive officers and employees knowledgeable in agriculture and water rights is highly competitive and historically has experienced a high rate of turnover. Competition for quality officers and employees may lead to increased hiring and retention costs.

Our success will depend, to a large degree, on the expertise and experience of the members of our management team.

Our success in identifying investment opportunities and pursuing and managing such investments is, to a large degree, dependent upon the expertise and experience of the management team and their ability to attract and retain quality personnel.

Additional Risk Factors Relating to Our Greenhouse Businessand Tenant Support Services

We may be unable to develop the properties that are critical to our proposed greenhouse business.

Our business plan involves the acquisition and development of real estate properties and support services.  These properties will be used for our traditional irrigated farming business and the development of greenhouses, which will be leased to participants in the marijuana industry. The zoning and operational restrictions on marijuana industry participants may limit the availability of properties suitable for greenhouse development. While we have our Colorado property zoned for cannabis greenhouse production, this zoning can be revoked if construction has not began.  Further, we may be unable to find suitable properties once we expand outside of Colorado.

We may be unable to expand successfully into new markets.

We intend to aggressively pursue our greenhouse development to lease to licensed marijuana growers for the foreseeable future.  This expansion into new markets, particularly in states where we do not currently operate, may not succeed.   This expansion may expose us to new operational, regulatory or legal risks.  In addition, expanding into new states may subject us to unfamiliar or uncertain local regulations that may adversely affect our operations, for example, by applying, obtaining and/or maintaining appropriate licenses.  Facilities we open in new markets may also take longer to reach expected revenue and profit levels on a consistent basis and may have higher construction, occupancy or operating costs than facilities we open in existing markets, thereby affecting our overall profitability.  New markets may have competitive conditions, consumer preferences and spending patterns that are more difficult to predict or satisfy than our existing markets.

The leasing market for marijuana lessees could be volatile.

We have signed afive-year lease with growers of marijuana.  There is no guarantee that the lease will be renewed or at what rate.  The current lease rate is $20 per square foot, triple net.  The development and construction cost for a 105,000 square foot greenhouse and facilities are $55per square foot.  Even though we capture all of our costs before the five year lease expires, a new lease rate may be substantially lower, thereby decreasing our returns.



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We currently have only one tenant for our greenhouse, including additional new greenhouses.

We are reliant on one tenant for our greenhouse.  It is our plan to lease our additional Colorado greenhouses to the same tenant.  If the tenant cannot make lease payments, for whatever reason, we may not be able to replace the existing tenant in a timely period, or at all.

Our greenhouse lessees may not be able to fund leaseand service payments.

If GrowCo’s tenant incur unforeseen weather, negative crop events, or a major reduction of the price of marijuana, the tenantmay not be able to pay lease and service payments.  This will cause a legal action to the eviction of the tenant and a search for a new tenant, which may not be successful.

Our services offered to our tenant might not be allowed under state cannabis regulations.

While our legal counsel has advised us that we are proper in providing services to our tenant, and the services do not “touch the plant”, regulatory authorities might disagree with our position and not allow some, or all of the services, offered to our tenant.

Our future success depends on our ability to attract new greenhouse lessees.

Our immediate plan is to construct additional greenhouses on a 160-acre plat.  There is no assurance that our existing tenant will lease the additional greenhouses or that we can attract new tenants.

Our failure to obtain capital may significantly restrict our proposed greenhouse operations.

We need capital to fund our greenhouse expansion.  While we have been successful in accessing capital for the first greenhouse, we do not know if future capital raising will be successful.  Our failure to obtain the capital, which we require for greenhouse expansion, may result in the slower implementation of our GrowCo business plan.

Our proposed greenhouse business is dependent on state laws pertaining to the marijuana industry.

Continued marijuana industry operations are dependent upon continued legislative authorization of marijuana at the state level.  Any number of factors could slow or halt progress in this area.  Further, progress, while encouraging, is not assured.  While there is public support for legislative support of marijuana laws, numerous factors could impact the legislative process.  

As of March 3, 2016, 23 states and the District of Columbia allowed their residents to use medical marijuana.  Voters in the states of Colorado, Oregon, Alaska and Washington approved and implemented regulations to legalize cannabis for adult use.  Voters in Washington D.C. allows for possession of up to two ounces of marijuana.  The state laws are in conflict with the Federal Controlled Substances Act, which makes marijuana use and possession illegal on a national level.  The Obama administration has made numerous statements indicating that it is not an efficient use of resources to direct federal law enforcement agencies to prosecute those lawfully abiding by state-designated laws allowing the use and distribution of medical marijuana.  However, there is no guarantee that the administration will not change its stated policy regarding the low-priority enforcement of federal laws. Additionally, any new administration that follows could change this policy and decide to stringently enforce the federal laws.  Any such change in the federal government’s enforcement of current federal laws could cause the greenhouse leases to be terminated, or even confiscated by the Federal government.  If the greenhouses can no longer be used for marijuana production, we plan to use the greenhouses for production of organic fruit and vegetables.   This potential change of use will significantly reduce the return of the capital invested in the greenhouses.

Marijuana remains illegal under federal law.

Despite the development of a legal marijuana industry under the laws of certain states, these state laws legalizing medical and adult cannabis use are in conflict with the Federal Controlled Substances Act, which classifies marijuana as a Schedule-I controlled substance and makes marijuana use and possession illegal on a national level. The United States Supreme Court has ruled that it is the federal government that has the right to regulate and criminalize marijuana, even for medical purposes, and thus federal law criminalizing the use of marijuana preempts state laws that legalize its use.



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The tenant of GrowCo may have difficulty accessing the service of banks, which may make it difficult for them to operate and remit payments.

Since the use of marijuana is illegal under federal law, many banks will not accept for deposit funds from businesses involved with marijuana.  Consequently, businesses involved in the marijuana industry often have trouble finding a bank willing to accept their business.  The inability to open bank accounts may make it difficult for potential tenants of GrowCo to operate.  There may also be an issue with GrowCo’s ability to deposit payments from its tenants.

Laws and regulations affecting the medical marijuana industry are constantly changing, which could detrimentally affect our greenhouse leasing operations.

Local, state and federal medical marijuana laws and regulations are broad in scope and subject to evolving interpretations, which could require us to incur substantial costs associated with compliance or alter our business plan. In addition, violations of these laws, or allegations of such violations, could disrupt our business and result in a material adverse effect on our operations.  Furthermore, it is possible that regulations may be enacted in the future that will be directly applicable to our leasing activities.  We cannot predict the nature of any future laws, regulations, interpretations or applications, nor can we determine what effect additional governmental regulations or administrative policies and procedures, when and if promulgated, could have on our business.

We have leased our first greenhouse to a related party, which may result in actual or perceived conflicts of interest that could harm our operating results and reduce our stock price.

GrowCo Partners 1, LLC, a subsidiary of GrowCo, leases our only currently operating greenhouse and warehouse to Suncanna, LLC pursuant to a lease agreement dated April 1, 2015.  On February 25, 2016, Suncanna’s owner, who is not affiliated or associated with our company, entered into a definitive agreement to sell all of the outstanding equity interests  of Suncanna to RH Group, LLC, a newly formed entity of which John McKowen, the Chief Executive Officer of Two Rivers and GrowCo, holds a 60% membership interest.  Because the proposed sale of Suncanna’s equity would be deemed to be a transfer of rights to grow marijuana in Colorado, the closing of the sale is subject to state regulatory filings and hearings that currently are in process.

On March 18, 2016, Wayne Harding, the Chief Financial Officer of Two Rivers and GrowCo, was appointed as Chief Executive Officer of Suncanna.  Mr. Harding does not have any ownership in Suncanna. 

In light of Mr. McKowen's majority ownership and control of a potential acquirer of Suncanna and Mr. Harding’s position as Chief Executive Officer of Suncanna , we determined, as of February 25, 2016, that during and after fiscal year 2015 Suncanna should be regarded as a related party, and transactions with Suncanna should be classified as related party transactions, for financial statement reporting purposes.  

To the extent Messrs. McKowen and Harding continue to have relationships, or be otherwise involved with, the oversight, management and operation of both GrowCo and its affiliated companies, on the one hand, and Suncanna, on the other hand, they will face ongoing conflicts of interests whenever the interests of GrowCo and Suncanna differ for purposes of the existing lease agreement or otherwise.  Each of them may owe fiduciary duties to both our company and Suncanna in connection with transactions or circumstances in which our company and Suncanna have competing interests that may be resolved in a manner relatively unfavorable to our company.  As of the date of filing of the Form 10K, our company has not implemented additional controls or procedures targeted at identifying, controlling and minimizing these conflicts, and as a result, our business operations and results may suffer.  Moreover, market perception of actual or perceived conflicts of interest may reduce interest in our company and stock and may result in a less liquid market for our stock, all of which could reduce the value of our stock and make it more difficult for our stockholders to sell our shares.

Risk Factors Related to Ownership of Common Stock

We may in the future issue more shares of capital stock, which could cause a loss of control by present management and current shareholders and/or dilution to investors.

There may be substantial dilution to our shareholders as a result of future decisions of our Board to issue shares without shareholder approval for cash, services, or acquisitions at prices solely determined by our Board.  



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Additionally, upon issuance, such shares could represent a majority of the voting power and equity of our company. The result of such an issuance would be those new shareholders and management would control our company, and persons unknown could replace management at such time.

Our common shareholders could face substantial potential dilution from outstanding preferred units, warrants and unvested restricted stock units.

As of March 20, 2016, the Parent Company had 26,980,811shares of Common Stock outstanding.  If holders of TR Capital preferred units convert those preferred units into shares of Common Stock and exercise their warrants to acquire shares of Common Stock, the Parent Company would issue up to an additional 30,013,834 shares of Common Stock and 15,095,957 warrants to acquire the Common Shares at $2.10 per share .  In addition, as of March 20, 2016, there were outstanding warrants to acquire 2,723,500 shares of Common Stock and restricted stock units, or RSUs, covering 2,344,948 shares of Common Stock.  As a result, there may be a substantial dilution to our existing shareholders.

The regulation of penny stocks by SEC and FINRA may discourage the tradability of Common Stock.

We are classified as a “penny stock” company.  The Common Stock currently trades on the OTCQB Market and is subject to an SEC rule that imposes special sales practice requirements upon broker-dealers who sell such securities to persons other than established customers or accredited investors.  For purposes of the rule, the phrase “accredited investors” means, in general terms, institutions with assets in excess of $5,000,000, or individuals having a net worth in excess of $1,000,000 (not including the prinicipal residence) or having an annual income that exceeds $250,000 (or that, when combined with a spouse’s income, exceeds $300,000).  For transactions covered by the rule, the broker-dealer must make a special suitability determination for the purchaser and receive the purchaser’s written agreement to the transaction prior to the sale. Effectively, this discourages broker-dealers from executing trades in penny stocks.  Consequently, the rule will affect the ability of purchasers in this offering to sell their securities in any market that may develop therefore because it imposes additional regulatory burdens on penny stock transactions.

In addition, the SEC has adopted a number of rules to regulate “penny stocks,” including Rules 3a51-1, 15g-1, 15g-2, 15g-3, 15g-4, 15g-5, 15g-6, 15g-7 and 15g-9 under the Exchange Act.  Common Stock constitutes a “penny stock” within the meaning of these rules, and these rules imposes additional regulatory burdens that may affect the ability of holders to sell Common Stock in any market that may develop.

The market for penny stocks has suffered in recent years from patterns of fraud and abuse, including:

control of the market for the security by one or a few broker-dealers that are often related to the promoter or issuer;

manipulation of prices through prearranged matching of purchases and sales and false and misleading press releases;

“boiler room” practices involving high-pressure sales tactics and unrealistic price projections by inexperienced sales persons;

excessive and undisclosed bid-ask differentials and markups by selling broker-dealers; and

wholesale dumping of the same securities by promoters and broker-dealers after prices have been manipulated to a desired level, causing investor losses.

We generally are not in a position to dictate the behavior of the market or of broker-dealers who participate in the market.

Rule 144 sales of Common Stock in the future may have a depressive effect on our stock price.

All of the outstanding shares of Common Stock held by our officers, directors and affiliated shareholders are “restricted securities” within the meaning of Rule 144 under the Securities Act of 1933.  As restricted shares, these shares may be resold only pursuant to an effective registration statement or under the requirements of Rule 144 or other applicable exemptions from registration under the Act and as required under applicable state securities laws. Rule 144 provides in essence that a person who has held restricted securities for six months may sell without restriction, except for affiliates which, under certain conditions, may sell every three months, in brokerage transactions, a number of shares that does not exceed the greater of 1.0% of a company’s outstanding common stock



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or the average weekly trading volume during the four calendar weeks prior to the sale.  There is no limit on the amount of restricted securities that may be sold by a non-affiliate after the owner has held the restricted securities for a period of six months.  A sale under Rule 144 or under any other exemption from the Securities Act, if available, or pursuant to subsequent registration of shares of Common Stock of current shareholders, may have a depressive effect upon the price of Common Stock in any market that may develop.  There may be substantial dilution to our shareholders as a result of future decisions of the board of directors to issue shares without shareholder approval for cash, services or acquisitions at prices determined solely by the board.

Our stock is thinly traded and as a result shareholders may be unable to sell at or near ask prices or at all.

Shares of Common Stock are thinly traded on the OTCQB market, meaning that the number of persons interested in purchasing Common Stock at or near ask prices at any given time may be relatively small.  This situation is attributable to a number of factors, including the fact that we are a small company that is relatively unknown to stock analysts, stock brokers, institutional investors and others in the investment community that generate or influence sales volume and that even if we came to the attention of such persons, they may be risk-averse and reluctant to follow an early stage company or purchase or recommend the purchase of any of our securities until such time as we became more seasoned and profitable.  As a consequence, there may be periods of several days or more when trading activity in our securities is minimal or non-existent, as compared to a seasoned issuer which has a large and steady volume of trading activity that will generally support continuous sales without an adverse effect its securities price.  We cannot give you any assurance that a broader or more active public trading market for our common securities will be developed or sustained.  Due to these conditions, we can give investors no assurance that they will be able to sell their shares at or near ask prices or at all if they desire to liquidate shares of Common Stock.


ITEM 1B.   UNRESOLVED STAFF COMMENTS

None.


ITEM 2.  DESCRIPTION OF PROPERTIES

Our corporate headquarters are located in Denver, Colorado, where we lease 1,775 square feet of office space pursuant to a lease agreement that will expire in June 2018.  We believe that our current office facilities will be sufficient to meet our operational needs for the remainder of the existing lease term and that, upon the expiration of our current lease term, we will be able to extend our lease or lease suitable replacement office space as needed on acceptable, commercially reasonable terms.

We purchase and lease land as an integral part of our farming-and-water business. We operate in the combined watershed area of the Huerfano River and Cucharas River in the Arkansas River Basin, an area encompassing 1,860 square miles on the southern Front Range in Colorado.  As of December 31, 2015, we managed a total of 7,350 acres of land that we acquired or leased since 2009, as shown in the following table.  Short-term (year-to-year) leases are not shown in the following table.


 

Acres Under Management As of December 31,

 

2015

 

2014

 

Owned

Leased

Gross

 

Owned

Leased

Gross

Irrigable farmland:

 

 

 

 

 

 

 

Farmed

421

552

973

 

361

318

679

Developed but not farmed

725

-

725

 

725

301

1,026

Undeveloped

1,920

-

1,920

 

1,920

-

1,920

Total irrigable land

3,066

552

3,618

 

3,006

619

3,625

Non-producing land:

 

 

 

 

 

 

 

Greenhouse development

157

-

157

 

-

-

-

Grazing land

3,316

-

3,316

 

3,316

-

3,316

Strategic water holdings

411

-

411

 

410

-

410

Other strategic holdings

 400

 -   

 400

 

 806

 -   

 806

Total non-producing land

 4,284

 -   

 4,284

 

 4,532

 -   

 4,532

Totals

 7,350

 552

7,902

 

 7,538

 619

 8,157

 

 

 

 

 

 

 

 

 

Acres By Location as of December 31,

 

2015

 

2014

County (Colorado)

Owned

Leased

Gross

 

Owned

Leased

Gross

El Paso

 2,584

 -   

 2,584

 

 2,584

 -   

 2,584

Huerfano

 1,792

 -   

 1,792

 

 1,980

 -   

 1,980

Pueblo

 2,974

 552

 3,526

 

 2,974

 619

 3,593

Totals

 7,350

 552

 7,902

 

 7,538

 619

 8,157



ITEM 3.  LEGAL PROCEEDINGS

We are not aware of any legal proceedings that name the Parent Company or any subsidiaries as defendants and that we consider material.


ITEM 4.  MINE SAFETY DISCLOSURES

Not applicable.



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PART II

ITEM 5.   MARKET FOR COMMON EQUITY AND RELATED STOCKHOLDER MATTERS

Price Range of Common Stock

Common Stock is traded in the over-the-counter market on the OTC Bulletin Board maintained by the Financial Industry Regulatory Authority, or FINRA.  On September 17, 2007, Common Stock began trading on the over-the-counter bulletin board.  On October 13, 2010, Common Stock began trading on the over-the-counter QB market. The current symbol for Common Stock is “TURV.”

The following table sets forth the range of high and low bid quotations for Common Stock during each quarter of 2015 and 2014. The quotations were obtained from information published by FINRA and reflect inter-dealer prices, without retail mark-up, mark-down or commission and do not necessarily represent actual transactions.

 

High

Low

2015

 

 

Quarter ended December 31

$0.78

$0.48

Quarter ended September 30

0.94

0.69

Quarter ended June 30

1.04

0.45

Quarter ended March 31

0.68

0.50

 

 

 

2014

 

 

Quarter ended December 31

$ 0.86

$ 0.51

Quarter ended September 30

1.20

0.80

Quarter ended June 30

1.39

0.63

Quarter ended March 31

1.19

0.79


The last sale price of Common Stock on March 19, 2016 on the OTCQB market was $0.63per share. As of December 31, 2015, there were 235 holders of record. We estimate that there are approximately 900 beneficial shareholders.  In many instances, a registered shareholder is a broker or other entity holding shares in street name for one or more customers who beneficially own the shares.

Our transfer agent is Broadridge, 1717 Arch St., Suite 1300, Philadelphia, Pennsylvania  19103, phone:  (215) 553-5400.

Dividends on Common Stock

We have never declared or paid any cash or stock dividends to holders of Common Stock.  Any future dividends would be declared at the discretion of the board of directors and would depend upon such factors as the board deems relevant, including our ability to generate positive cash flows from operations.

Penny Stock Regulation

Broker-dealer practices in connection with transactions in “penny stocks” are regulated by certain penny stock rules adopted by the SEC.  Penny stocks generally are equity securities with a price of less than $5.00.  Excluded from the penny stock designation are securities listed on certain national securities exchanges or quoted on NASDAQ, provided that current price and volume information with respect to transactions in such securities is provided by the exchange/system or sold to established customers or accredited investors.

The penny stock rules require a broker-dealer, prior to a transaction in a penny stock not otherwise exempt from the rules, to deliver a standardized risk disclosure document that provides information about penny stocks and the risks in the penny stock market.  The broker-dealer also must provide the customer with current bid and offer quotations for the penny stock, the compensation of the broker-dealer and its salesperson in connection with the transaction, and the monthly account statements showing the market value of each penny stock held in the customer’s account.  In addition, the penny stock rules generally require that prior to a transaction in a penny stock, the broker-dealer



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must make a special written determination that the penny stock is a suitable investment for the purchaser and receive the purchaser’s written agreement to the transaction.

These disclosure requirements may have the effect of reducing the level of trading activity in the secondary market for Common Stock, and investors therefore may find it more difficult to sell their Common Stock.

Recent Sales of Unregistered Securities

During the year ended December 31, 2015, the Company had the following common stock transactions:

·

issued 130,833 shares to its independent board members for 2014 service;

·

issued 178,080 shares to holders of TR Capital for conversion into the Company shares;

·

issued 59,360 shares to a holders of F-2 Preferred Shares who converted into the Company shares;

·

issued 2,000 shares to a consultant for work performed in 2015; and

·

issued 86,000 shares to a previous board member from a prior RSU grant.


All of the sales of unregistered securities were made in reliance upon Regulation D and Section 4(2) of the Securities Act of 1933.

ITEM 6.  SELECTED FINANCIAL INFORMATION

Not applicable.

ITEM 7.  MANAGEMENT’S DISCUSSION AND ANALYSIS OR PLAN OF OPERATION

The following discussion should be read in conjunction with the consolidated financial statements and notes thereto and the other financial information included elsewhere in this report.  This discussion contains forward-looking statements that involve risks and uncertainties.  Our actual results could differ materially from those anticipated in these forward looking statements as a result of any number of factors, including those set forth under “Risk Factors” and elsewhere in this report.

Overview

Our core business converts irrigated farmland from traditional use of growingmarginally profitable feed crops to growing fruit and vegetable crops that generate higher yield, revenue and operating margins.  In the short-term, our business model is designed to provide us with increased profitability and cash flow that is enabling us to expand our farming operations by acquiring and developing additional irrigated farmland and associated water rights and infrastructure.  In the longer term, we believe our ability and willingness to pay a higher price for water will increase our access to water.  Potentially some of our water rights can be provision to municipalities to address their supply challenges.  We seek to concentrate our acquisitions on water rights and infrastructure that are, in part, owned by municipalities, which can alleviate and expedite the legal and political processes necessary for municipal consumers to obtain excess water.  

In 2014, we initiated a corporate restructuring pursuant to reorganizing substantially all of our operations under the control of TR Capital Partners, LLC, or TR Capital.  This restructuring better reflects our emphasis on acquiring and operating irrigated farming and water distribution activities under our integrated business model.  TR Capital issued all of its common units to the Parent Company and, as of March 20, 2015, had issued a total of 30,158,815 preferred units in exchange for aggregate consideration consisting of $6.0 million in cash and $18.9 million of outstanding equity securities of certain subsidiaries.  As of December 31, 2015, there were  30,013,834TR Capital preferred units outstanding.Please see “Our Organizational Structure” below for further information about the corporate restructuring and TR Capital’s outstanding units.

In 2014, we formed our wholly owned subsidiary, GrowCo, Inc. (“GrowCo”).  GrowCo’s focus is to become the number one provider of greenhouses, related infrastructure, and services to growers of cannabis, in states where such activity is legal.  At this time, GrowCo does not “touch the plant”.   In 2015, our first greenhouse was constructed and partially finished.  Our related party tenant, Suncanna, began paying rent for the entire first greenhouse and warehouse effective September 1, 2015 and began partial occupancy in October, 2015.



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In 2015, we farmed a total of 973 gross acres, of which 809gross acres were planted and 164 acres were the subject of federal crop insurance payments attributable to drought conditions. We intend to develop and bring into production more of our currently held gross acres as we acquire additional water rights.  Our crop production consisted of cabbage, pumpkins and squash grown for human consumption, as well as feed crops, such as alfalfa, corn, oats and sorghum, planted as part of our crop rotation practice.  We expect to increase the variety of crops we produce as we continue to expand our farming operations through acreage we manage and through our network of growers.  Our produce marketing operations package and ship produce for our farms and for a network of farmers who grow crops for us, and to date we have sold our fruits and vegetables principally to national accounts.

Acquisitions

In 2014, we purchased an additional 73 acres of irrigated farmland, with associated water rights, in the Bessemer Ditch area.

In 2015, we returned 187 acres of land in Heurfano County, that was deemed not to be strategic to our efforts, in exchange for a cancellation of a note to the prior seller of $188,000 and accrued interest.  We purchased 41 acres and two St. Charles Mesa water taps for $197,000.

Financings

We have expanded our operations relying on various funding mechanisms, including debt, convertible debt and equity capital.  Since inception, we have raised and invested over $65 million to acquire, improve, integrate farm/water assets and launch and expand our GrowCo greenhouse facilities and support operations.

On December 31, 2013, we closed on $1,300,000 of short-term financing.  On February 1, 2014, this financing converted into preferred units of TR Capital.  In addition, TR Capital sold preferred units for $1,700,000 in cash on February 4, 2014 and sold additional preferred units for $3,000,000 in the quarter ending June 30, 2014.

For the year ending December 31, 2015, we completedthe following financing activities (net of offering costs):

·

$2,919,000 for the GCP1 offering (including the GCP1 bridge loan conversion);

·

$3,850,000 for the GrowCo Note offering; and

·

$3,828,000 for the GCP Super Units offering.

Related Party Transactions

On February 25, 2016, RH Group, LLC entered into a definitive agreement to purchase all of the equity interests  of Suncanna from the previous owner.  The closing of the proposed acquisition remains subject to certain regulatory filings and hearings in the State of Colorado regarding the transfer of rights to grow marijuana that would be deemed to result from the change in Suncanna’s ownership.  If the acquisition is completed, Suncanna would, among  other things, continue to lease a greenhouse and warehouse from GrowCo pursuant to the existing terms of the lease agreement dated as of April 1, 2015; GrowCo has waived any objection under the lease agreement attributable to the change in ownership of Suncanna.  

RH Group’s investors include key shareholders of Two Rivers who also hold securities of GrowCo.  John McKowen, the Chief Executive Officer of Two Rivers and GrowCo, owns a 60% membership interest in RH Group.  Two Rivers views RH Group as the new owner as beneficial to GrowCo due to RH Group’s willingness to fully honor the existing lease agreement and enter into a service agreement with GrowCo.  Because of Mr. McKowen's majority ownership and control of a potential acquirer of Suncanna, we determined, as of February 25, 2016, that during and after fiscal year 2015 Suncanna should be regarded as a related party, and transactions with Suncanna should be classified as related party transactions, for financial statement reporting purposes.

On March 18, 2016, the Chief Financial Officer of Two Rivers and GrowCo, Wayne Harding, was appointed as Chief Executive Officer of Suncanna.  Mr. Harding has no ownership interest in Suncanna.

The seller of DFP assets is now an employee of the Company and is owed $590,000 and was paid $35,000 in interest expense for the year ended December 31 2015.



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The Chief Executive Officer, Chief Financial Officer and two other employees of Two Rivers serve as the only members of the Sunset Metropolitan District (Sunset).  Sunset is a quasi-governmental agency operating under Title 32 of the State of Colorado Constitution.  As of December 31, 2015, the Company had advanced $78,000 to Sunset.

In March 2016, the Company extended a farming lease with John Stroh, II, a member of the Company’s board of directors.  In 2015, Mr. Stroh, along with a non-affilated party, leased farmland located in the Butte Valley area of the county of Huerfano, Colorado.  The new lease requires a payment of $20,000 per year.  

The Chief Executive Officer of Two Rivers, John McKowen, had the following additional transactions with the Company in 2015:

·

As of December 31, 2015, purchased $625,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $43,750; and

·

Subsequent to year end and as disclosed in Note 11, purchased an additional $200,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $14,000.

The Chief Financial Officer of Two Rivers, Wayne Harding, invested $25,000 in the GrowCo Partners 1, LLC offering and $100,000 in the GrowCo Note offering at the same terms as other investors.

Results of Operations

Year ended December 31, 2015 compared to year ended December 31, 2014

Our revenues are a result of the activities of our farming business and leasing activities.  Presently, we grow human consumable vegetables and feed crops that include corn and sorghum.  There is an active market for all of our farm products.  Our first greenhouse began to generate revenue on September 1, 2015 and was partially occupied by Suncanna (our related party tenant, as described under “Overview – Related Party Transactions” above) in October, 2015.  Suncanna has agreed to pay the full lease payments effective September 1, 2015.

During the year ended December 31, 2015, we recognized revenues from operations of $3,438,000 compared to $2,436,000, in revenues from operations during the year ended December 31, 2014.  The increase of $1,002,000 was mostly a result of our greenhouse leasing activities through GrowCo.

For our farming operations, for the years ended December 31, 2015 and 2014, we recognized revenue of $2,413,000 compared to $2,405,000 and cost of farm revenue of $2,857,000 and $2,994,000, giving raise to a gross margin loss of $444,000 and $589,000, respectively.

For the year ended December 31, 2015,the gross margin loss of $444,000 loss was mainly caused by having an over allocation of our high value farming of fruits and vegatables to grain and restorative crops.  Corn was planted on 180 acres, sorghum on 148 acres and the other 164 acres for preventive planting/insurance for a total of 492 acres out of 973 of total farming acres, or 51% of acreage.  The sorghum was not sold, but rather plowed back into the soil for additional nutrients.  

For the year ended December 31, 2014, the gross margin loss of $558,000 was mostly due to 54.6 acres of cabbage planted that were not sold.  Tip bun destroyed 4 acres of cabbage production.  This caused a total of 60 acres having to be turned under.

During the year ended December 31, 2015, operating expenses from operations were $2,610,000 compared to $2,873,000 for the year ended December 31, 2014.  The decrease of $263,000 was primarily a result of better expense management.

During the year ended December 31, 2015, other expenses were $1,508,000 compared to $1,241,000 for the year ended December 31, 2014.  The increase in other expenses of $267,000 was the result of an increase of $470,000, offset by a gain on disposal of assets of $101,000 and not recording a lost on extinguishment of debt of $109,000 that was recorded in 2014.



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These figures produced a net loss of $3,746,000 for the year ended December 31, 2015 compared to a net loss of $4,666,000 for the year ended December 31, 2014.  

Liquidity and Capital Resources

Resources

We believe our existing cash, cash equivalents, our projected cash flowsfrom operating activities and anticipated refinancing (or extension) of the HCIC seller carry back debt will be sufficient to meet our anticipated cash needs for at least the next twelve months.  Our future working capital requirements will depend on many factors, including the rates of our farming growth, expansion of water projects and expansion of our greenhouse development. To the extent our cash, cash equivalents and cash flows from operating activities are insufficient to fund our future activities, we may need to raise additional funds through public or private equity or debt financing. We also may need to raise additional funds in the event we determine in the future to affect one or more acquisitions of businesses, technologies and products. If additional funding is required, we may not be able to affect an equity or debt financing on terms acceptable to us or at all.

We historically have funded our operations primarily from the following sources:

·

equity and debt proceeds through private placements of Parent Company and subsidiaries securities;

·

revenue generated from operations; and

·

loans and lines of credit.


At the present time we have no available line or letters of credit.

Cash flow from operations has not historically been sufficient to sustain our operations without the above additional sources of capital.  As of December 31, 2015, we had cash and cash equivalents of $521,000.  Cash flow consumed by our operating activities totaled $3,161,000 for the year ended December 31, 2015 compared to operating activities consuming $4,372,000 for the year ended December 31, 2014.  The decrease of $1,211,000 is due to payment of preferred distributions of $1,458,000 in the form of non-cash in 2015 (compared to $588,000 for the year ended December 31, 2014) off-set by our expansion of GrowCo operations.

As of December 31, 2015, we had $1,673,000 in current assets and $13,135,000 in current liabilities. A large portion of the current liabilities ($6,752,000) is from the HCIC seller carry back notes, that are due June 30, 2016.  It is management’s intension to offering existing note holders the opportunity to extend their notes and for those note holders not wishing to extend, obtain financing to pay the notes.  The seller carry back notes have the HCIC ditch system as collateral, with an appraised value of $24,216,000.

Additionally another $4,000,000 of our GrowCo notes is classified incurrent liabilities.  The notes are due April 1, 2020; however the holders have the right request full payment of the principal balance with a 60 day notice anytime after April 1, 2016.  Management believes that none of the note holders will request the early principal payment option due to the high rate of interest and all note holders are also investors in other of the Company’s securities.

For cash used in investing activities, during the years ended December 31, 2015 and 2014 we used $5,878,000 in 2015 compared to $1,677,000 in 2014.  The increase of $4,201,000 were mostly due to the construction of GrowCo’s first and second greenhouse.  

Cash produced in financing activities was $7,626,000 for the year ended December 31, 2015 compared to a production of cash of $5,914,000 for the year ended December 31, 2014.During 2015, we converted $1,840,000 bridge loan financing to GrowCo Partners 1, LLC membership interest, collected an additional $1,227,000 to complete our GrowCo Partners 1, LLC offering and collected $3,828,000net from our GCP Super Unit, LLC offering.  We also generated a net of $3,933,000 net from our GrowCo Note offering.

During 2014, we issued the GCP1 bridge loan for $1,870,000, sold TR Capital preferred units for $4,363,000, obtained new financing of $180,000 and received payments on notes payable of $499,000.  In January 2015, $1,840,000 of the $1,870,000 GCP1 bridge loan was converted to GCP1 preferred units.



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Requirements

Our farming business is very seasonal.  It requires investment of funds for the farm inputs to grow our food that is harvested in the third and fourth quarter of each year.  We do not anticipate any major change in the cost of our farm inputs.  We estimate that we will invest approximately $1,200,000 into farm inputs (which includes farm labor) before our farm revenues begin.

In January 2015 we renewed a lease with the Colorado Center in Denver, Colorado, for our corporate headquarters.  The space is 1,775 square feet and monthly payments of $3,900, with minor escalations and common area maintenance charges.  The lease terminates on June 30, 2018.  The amounts due at the base rate are as follows:

Period

 

Amount Due

2016


$47,000

2017


$47,000

2018


$23,000


We have entered into leases of farmland, which are as follows:

Expiration

 

County

 

Acres

 

Amount per Year

2018


Pueblo


301


$187,000

2032


Pueblo


95


$14,000


In addition to the above, in 2012 we have entered into a five-year water lease arrangement with Pueblo Board of Water Works that calls for annual payments of $100,000 plus inflationary adjustments.  The annual payments can be escalated based upon the percentage increase, if any, over the previous year of the Board’s water rates for its general customers for treated water.  The lease is for up to 500 acre feet of water per year.  The lease establishes an appropriation of a water right for exchange from the Arkansas River main stream water to certain of our reservoirs and provides supplemental irrigation water for our farming operations through releases from those reservoirs.

Below is a table showing our antificpated principal payments due by periods.

 

Payments due by period

 

 

Less than 1 year

1-3 years

More than 3 years (1)

Total

Long-Term Debt Obligations

 $7,010,000

 $3,170,000

 $4,754,000

 $14,934,000

Capital Lease Obligations

 -   

 -   

 -   

 -   

Operating Lease Obligations

 247,000

 487,000

 182,000   

 916,000

Purchase and Development Obligations

 -   

 -   

 -   

 -   

Other Long-Term Obligations

 -   

 -   

 -   

 -   

Total

 $7,257,000

 $3,657,000

 $4,936,000

 $15,850,000


Note:  (1) includes $4,000,000 of GrowCo notes that can be called anytime after April 1, 2016 with a 60 day notice by holder.

Critical Accounting Policies

We have identified the policies below as critical to our business operations and the understanding of our results from operations.  The impact and any associated risks related to these policies on our business operations is discussed throughout Management’s Discussion and Analysis of Financial Conditions and Results of Operations where such policies affect our reported and expected financial results.  For a detailed discussion on the application of these and other accounting policies, see Note 2 in the Notes to the Consolidated Financial Statements beginning on page F-10 of this document.  Note that our preparation of this document requires us to make estimates and assumptions that affect the reported amount of assets and liabilities, disclosure of contingent assets and liabilities at the date of our



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financial statements, and the reported amounts of revenue and expenses during the reporting period.  There can be no assurance that actual results will not differ from those estimates.

Revenue Recognition

Farm Revenues

Revenues from farming operations are recognized when sold into the market.  All direct expenses related to farming operations are capitalized as farm inventory and recognized as a direct cost of sale upon the sale of the crops.

Lease Revenues – Related Party

GrowCo’s subsidiary GrowCo Partners 1, LLC leases a greenhouse and warehouse to Suncanna, our related -party lessee, pursuant to a lease agreement dated April, 2015.  The lease agreement is classified as an operating lease because it does not meet any of the four criteria listed in subsection 25-1 of ASC 840-10-25,“Lease Classification Criteria”.  Lease revenue – related party is recognized monthly at the end of each month.  Total lease payments under the 60 month lease agreement, which are $11,151,000, is divided by the lease term.  Therefore, the average lease rate per month is $186,000. This spreads the total amount of the lease payment stream over the life of the lease.  

Lease revenue – related party is recognized monthly at the end of each month.  Total lease payments under the 60 month lease agreement, which are $11,151,000, is divided by the lease term.  Therefore, the average lease rate per month is $186,000. This spreads the total amount of the lease payment stream over the life of the lease.  Under ASC 840-10-25-45 “Lease Classification Criteria”, GrowCo’s lease with Suncanna does not meet any of the criteria for a capital lease; therefore the lease is classified as an operating lease.

As of December 31, 2015, we have advanced $203,000 to our related party tenant, Suncanna, to assist with its working capital.  ASC 605-45-45 “Revenue Recognition, Prinicipal Agent Considerations” provides eight indicators that may support reporting gross revenue.  While GrowCo does not have any rights to Suncanna’s cannabis inventory, we determined that GrowCo is the primary obligor of Suncanna’s working capital commitments, performs part of the service on behalf of Suncanna, involved in the determination of services to Suncanna, and has credit risk.  Therefore, the $203,000 advance is recognized as an addition to leasing revenue –related party and is shown as a direct cost of leasing revenue.

Member Assessments

Once per year the HCIC board estimates HCIC’s expenses, less anticipated water revenues, and establishes an annual assessment per ownership share.  One-half of the member assessment is recorded in the first quarter of the calendar year and the other one-half of the member assessment is recorded in the third quarter of the calendar year.  Assessments paid by the Parent Company to HCIC are eliminated in consolidation of the financial statements.

HCIC does not reserve against any unpaid assessments.  Assessments due, but unpaid, are secured by the member’s ownership of HCIC.  The value of this ownership is significantly greater than the annual assessments.

Stock Based Compensation

We account for share-based payments in accordance with FASB Accounting Standards Codification (“ASC”) 710-10-55 (prior authoritative guidance:  FASB Statement 123-R Share-Based Payments).  We use the Black-Scholes option valuation model to estimate the fair value of stock options and warrants issued under ASC 710-10-55.  For the years ended December 31, 2015 and 2014, equity compensation in the form of stock options, warrants and grants of restricted stock that vested totaled  $204,000 and $247,000, respectively.

Accounting for Debt Conversions into Preferred Shares

As of December 31, 2012, we had received from some debt holders their intent to convert debt to convert into preferred stock of the Parent Company and subsidiaries.  In 2014 the majority of holders of preferred stock of the Parent Company and subsidiaries converted into preferred units of TR Capital.  In order to properly record the



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conversion, we applied the guidance in ASC Topic 470-20 “Debt with Conversion and Other Options” as the conversion into preferred units have a beneficial conversion feature (“BCF”) with detachable warrants.  

Impairments

At least once per year, we analyze the recorded value of property, plant and equipment, land, goodwill and water rights and infrastructure to determine if the recorded value is greater than the fair market value, then an impairment will be recorded and will not be reversed in future periods.

Recently Issued Accounting Pronouncements

In May 2014, the FASB issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) (“ASU 2014-09”). The core principle of ASU 2014-09 is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. To achieve that core principle, an entity should apply the following steps: identify the contract(s) with a customer; identify the performance obligations in the contract; determine the transaction price; allocate the transaction price to the performance obligations in the contract; and recognize revenue when (or as) the entity satisfies a performance obligation. ASU 2014-09 supersedes the revenue recognition requirements in Accounting Standards Codification Topic No. 605, Revenue Recognition, most industry-specific guidance throughout the industry topics of the accounting standards codification, and some cost guidance related to construction-type and production-type contracts. ASU 2014-09 is effective for public entities for annual periods and interim periods within those annual periods beginning after December 15, 2017. Early adoption is not permitted. Companies may use either a full retrospective or a modified retrospective approach to adopt ASU 2014-09.  We are evalutating the impact of this ASU on our financial statement presentation and disclosure.

In August 2014, the FASB issued ASU No. 2014-15, Disclosure of Uncertainties About an Entity’s Ability to Continue as a Going Concern, or ASU 2014-15. ASU 2014-15 amends FASB ASC 205-40 Presentation of Financial Statements – Going Concern, by providing guidance on determining when and how reporting entities must disclose going-concern uncertainties in their financial statements, including requiring management to perform interim and annual assessments of an entity’s ability to continue as a going concern within one year of the date of issuance of the entity’s financial statements and providing certain disclosures if there is substantial doubt about the entity’s ability to continue as a going concern.  ASU 2014-15 will be effective after December 15, 2016, and early adoption is permitted.  We are still evaluating the impact of this ASU on our financial statement disclosures.

In April 2015, FASB issued ASU 2015-03, Interest—Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs.  The guidance in the ASU is effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2015. Early adoption is allowed for financial statements that have not been previously issued. Debt issuance costs related to a recognized debt liability will be presented on the balance sheet as a direct deduction from the debt liability, similar to the presentation of debt discounts.  The Company has elected to adopt this ASU early and is presented in these financial statements.

On February 25, 2016, FASB issued a new lease accounting standard, ASU 2016-02, Leases (Topic 842). The new leasing standard presents changes to the balance sheets of lessees.  The guidance in the ASU is effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2018.  Lessor accounting is updated to align with certain changes in the lessee model and the new revenue recognition standard.  We are evaluating the impact of this ASU on our financial statement disclosures.

Management does not believe that any other recently issued, but not effective, accounting standards if currently adopted would have a material effect on the accompanying consolidated financial statements.

Off Balance Sheet Arrangements

We have no significant off balance sheet transactions, arrangements or obligations.




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ITEM 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

We are exposed to the impact of interest rate changes and change in the market values of our real estate properties. Based on our market risk sensitive instruments outstanding as of December 31, 2015, as described below, it was determined that there was no material market risk exposure to our consolidated financial position, results of operations, or cash flows as of such date. We do not enter into derivatives or other financial instruments for trading or speculative purposes.


ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The information required by this item is presented beginning at page F-1 appearing immediately after “Signatures” below.


ITEM 9.

CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE

None.


ITEM 9A.  CONTROLS AND PROCEDURES

Management’s Evaluation of Disclosures Controls and Procedures

Our management, comprised of our chief executive officer and chief financial officer, evaluated the effectiveness of our disclosure controls and procedures as of December 31, 2015.  The term “disclosure controls and procedures,” as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act, means controls and other procedures of a company that are designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms.  Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is accumulated and communicated to the company’s management, including its principal executive and principal financial officers, as appropriate to allow timely decisions regarding required disclosure.  Our management recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving their objectives and management necessarily applies its judgment in evaluating the cost-benefit relationship of possible controls and procedures.  Our disclosure controls and procedures are designed to provide reasonable assurance of achieving their objectives as described above.  Based on this evaluation, our management concluded that as of December 31, 2015, our disclosure controls and procedures were effective at the reasonable assurance level.

Management’s Annual Report on Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over our financial reporting.  “Internal control over financial reporting” is defined in Rule 13a-15(f) or 15d-15(f) under the Exchange Act as a process designed by, or under the supervision of, a company’s principal executive and principal financial officers and effected by a company’s board of directors, management and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements in accordance with U.S. generally accepted accounting principles and includes those policies and procedures that:

·

pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of a company;

·

provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with U.S. generally accepted accounting principles and that receipts and



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expenditures of a company are being made only in accordance with authorizations of management and directors of a company; and

·

provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of a company’s assets that could have a material effect on the financial statements.

Our internal control system was designed to provide reasonable assurance to our management and board of directors regarding the preparation and fair presentation of published financial statements.  All internal control systems, no matter how well designed, have inherent limitations which may not prevent or detect misstatements.  Therefore, even those systems determined to be effective can provide only reasonable assurance with respect to financial statement preparation and presentation.  Projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

Our management assessed the effectiveness of our internal control over financial reporting as of December 31, 2015. In making this assessment, management used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway Commission in Internal Control-Integrated 2013 Framework.  Based on this assessment, management concluded that, as of December 31, 2015, our internal control over financial reporting was effective based on those criteria.

Changes in Internal Control over Financial Reporting

None.


ITEM 9B. OTHER INFORMATION

None.



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PART III

ITEM 10.

DIRECTORS, EXECUTIVE OFFICERS, PROMOTERS AND CONTROL PERSONS AND CORPORATE GOVERNANCE, COMPLIANCE WITH SECTION 16(a) OF THE EXCHANGE ACT

At December 31, 2015, our officers and directors were the individuals listed below:

Name

Age

Position

John R. McKowen

66

Chief Executive Officer and Chairman of the Board of Directors

Wayne Harding

61

Chief Financial Officer and Secretary

John Stroh II

64

Director

Dennis Channer

65

Director

Gregg Campbell

71

Director

Rockey Joe Wells

66

Director


Our officers are elected by the board of directors at the first meeting after each annual meeting of our shareholders and they hold office until their successors are duly elected and qualified under our bylaws.

The directors named above will serve until the next annual meeting of our shareholders, which is expected to be held on September 15, 2016.  Officers hold their positions at the pleasure of the board of directors subject to the terms of employment agreements described below in “Item 11.  Executive Compensation” under the heading “Executive Compensation—Employment and Change in Control Agreements.”  There is no arrangement or understanding between our directors and officers and any other person pursuant to which any director or officer was or is to be selected as a director or officer.

There are no family relationships among any of the directors or executive officers.  Neither of the executive officers is related by blood, marriage or adoption to any of our other directors or executive officers.

Biographical Information

John R. McKowen has served as our Chief Executive Officer and Chairman of the Board since our founding in December 2002.  Mr. McKowen also served as President and Chief Executive Officer of Navidec, Inc. from 2003 to 2004.  Mr. McKowen was hired by Navidec, Inc. as a financial consultant in 1996 and was involved in the private, public and secondary financing of Navidec, Inc.  He served as a financial consultant to Navidec, Inc. until March 1999.  Mr. McKowen began his career in the financial services industry in 1978.  In 1984 Mr. McKowen began working as an independent consultant and has worked in that capacity for the last 23 years.  Mr. McKowen received a B.A. in economics from Metropolitan State College.

Wayne Harding has served as our Chief Financial Officer and Secretary since September 2009 and served as our controller from 2008 to September 2009.  He served as vice president business development of Rivet Software from 2004 to 2007.  From 2002 to 2004 Mr. Harding was the owner and President of Wayne Harding & Company PC, and from 2000 until 2002 he was director-business development of CPA2Biz.  Mr. Harding serves on the board of directors and head of the Audit Committee of AeroGrow International, a public company that manufactures and markets soil-free indoor garden products.  Mr. Harding holds an active CPA license in Colorado and holds the CGMA (Charter Global Management Accountant) designation.  Mr. Harding is past-President of the Colorado Society of CPAs.  He received his BS and MBA degrees from the University of Denver.

Dennis Channerhas served as a director, chair of the audit committee, and a member of the compensation, governance and nominating committee since October 2010.  Mr. Channer serves as our financial expert.  Mr. Channer has 36 years of financial and investment management experience.  Since 2001, Mr. Channer has been a Principal at Cornerstone Investment Advisors LLC, a financial planning, portfolio and trust management firm.  During late 1999 through 2000, he served as a Senior Consultant and Vice President of Portfolio Management Consultants, Inc. a provider of wealth management services.  Mr. Channer is also the former co-founder, Managing Director, and Chairman of the Board of Investors Independent Trust Company.  His background includes experience as a Certified Financial Planner, Registered Investment Advisor, Certified Public Accountant and Controller.



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Mr. Channer holds an active CFP, AEP (Accredited Estate Planner), and a CPA license in Colorado.  He received his BS from Metropolitan State College of Denver.

Gregg Campbellhas served as a director, a member of the audit committee and the chair of the compensation, governance and nominating committee since July, 2011.  Mr. Campbell began his career in water with the Denver Board of Water Commissioners in 1974. Over a span of fourteen years with Denver Water, he served in various engineering capacities, was Chief Planner for the Denver water system, and oversaw the management of Denver’s multi-billion dollar water portfolio as Chief of Water Rights Acquisition, Protection and Development.  In 1988, Mr. Campbell left public service for the private sector, founding Kiowa Resources, Inc., a water investment and development venture. As president and CEO of Kiowa, he directed the acquisition of senior South Platte River water rights and assets and the development of an innovative municipal water supply project concept that has been widely copied. Kiowa Resources ceased operations in 2001.  In 1995, Mr. Campbell founded HydroSource, LLC to provide consulting and water rights brokerage services to buyers and sellers of water, water rights, and water storage reservoirs in both the public and private sectors of the Colorado Front Range. HydroSource specializes in assembling large blocks of water, water rights, and water storage for municipal and commercial customers, but provides equal attention to the needs of individual clients. HydroSource emphasizes customizing water transactions to fit the client’s specific needs. The company has successfully closed in excess of one hundred million dollars in water rights and water storage sales.  Mr. Campbell has testified on multiple occasions as an expert on water rights, and water rights and water storage valuation, in Colorado water court and condemnation proceedings.  Mr. Campbell brings to the Board of Directors an in depth knowledge of water and water rights.  He serves as Chair of our Compensation, Nominating and Governance Committee and also is on the Board’s Audit Committee.

John Stroh IIhas served as a director since September 2010.Mr. Stroh received his Bachelor of Science in Business Administration from Colorado State University in 1976. In 1991, he passed the Colorado state Certified Appraiser exam. He received his real estate broker license in the State of Colorado in 1976. Mr. Stroh has been a real estate broker since he received his broker license in 1976. He is the owner/managing broker of Southern Colorado Land and Livestock Company, a real estate management, appraisal, consulting, and brokerage firm.  Mr. Stroh is also an instructor for the Trinidad State Junior College. He teaches real estate courses including water law, broker courses, and mandatory fair housing courses.  Mr. Stroh is Secretary of the Lower Cucharas Water Users Association and Secretary of the Holita Ditch and Reservoir Companies and Secretary of the Walsenburg Ditch Company. He is also Chairperson of the Sangre de Cristo Habitat Partnership Program Committee.

Rockey Wells has a long history of leadership and management experience. Mr. Wells has an educational background in Business, Business Administration, and Public Administration, earning a Bachelor of Arts degree at Western State Colorado University, a Bachelor of Science at Central State University, OK, and a Master of Education at Antioch University, OH. His leadership experience started with the Colorado Department of Corrections as Deputy Director.Mr. Wells was a Chairman of the Governor’s Executive Committee for Building of Prisons in Colorado, and was named Outstanding National Director by the GSA for Federal Property Management. During his time with the DOC, Mr. Wells was named Outstanding Administrator for two consecutive years. Mr. Wells was also an owner and operator of several mortuaries in both Colorado and Wyoming. As the Executive Vice President of Property Management, Mr. Wells managed multi-family housing developments, shopping centers, and office buildings in Oklahoma, Nevada, and Texas, operating on a budget of over 50 million dollars. He currently holds the position of CEO of Shadow Mountain Management, a health care operation consisting of several nursing homes, assisted living housing, and home care operations around the state of Colorado. He has created roughly190 positions within the company, and expects growth of 120 more over the next 15 months. Mr. Wells has more than 40 years of leadership experience, and offers a wealth of knowledge in project management and development.

Section 16(a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Exchange Act requires our officers and directors, and persons who own more than 10% of a registered class of our equity securities, to file reports of ownership and changes in ownership with the SEC.  Officers and directors are required by SEC regulation to furnish us with copies of all Section 16(a) forms they file.  Based on our review of copies of such reports received, and representations from certain reporting persons, we believe that, during the fiscal year ended December 31, 2015, all of the Section 16(a) filing requirements applicable to our officers and directors were filed in compliance with all applicable requirements.



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ITEM 11.

EXECUTIVE COMPENSATION

Executive Compensation

Summary Compensation Table for 2015

The following table sets forth certain information concerning compensation paid to each of the individuals who served as executive officers during 2015:

SUMMARY COMPENSATION TABLE

Name & Position

Year

Salary ($)

Bonus ($)

Stock Awards ($) (1)

Option Awards ($)

Non-equity incentive plan comp ($)

Non-qualified deferred comp earnings ($)

All other comp ($)

Total ($)

 

2015 (2)

258,050

 -

 -

 -

 -

 -

38,284

296,334

John McKowen, CEO, Chairman

2014 (2)

281,400

 -

245,000

 -

 -

 -

38,284

564,684

 

2013 (3)

246,010

 -

 -

 -

 -

 -

31,284

277,294

 

2015 (4)

154,231

 -

 -

 -

 -

 -

6,800

161,031

Wayne Harding, CFO & Secretary

2014 (3)

136,200

 -

81,667

 -

 -

 -

4,800

222,667

 

2013 (4)

123,772

 -

83,333

 -

 -

 -

4,800

211,905


(1)

Stock award compensation is based on RSUs granted, vested and issued during the year.   For payroll tax purposes, and as reported here, valuation of the RSU grants that are vested is recorded through payroll at a 25% fair value discount due to large blocks and limitations on selling.  This is based on outside executive compensation consultant’s opinion.  For financial statement purposes, the full fair value of the grant is recorded, less expected forfeitures.

(2)

Other Compensation is the payment of the health insurance benefit by the Company ($13,284) and office allowance ($25,000).

(3)

Other Compensation is the payment of the health insurance benefit by the Company ($13,284) and office allowance ($18,000).

(4)

Other Compensation is the payment of the health insurance benefit by the Company ($6,800).

(5)

Other Compensation is office reimbursement ($10,000) and health insurance benefit ($4,800).


Grants and Issuance of Plan-Based Awards for 2015 and 2014

No plan-based awards were granted to our executive officers during 2015.   For the year ended December 31, 2014, the Company issued through prior RSU grants, 600,000 common shares to John R. McKowen and 166,667 common shares to Wayne Harding, that were vested in prior years.

Outstanding Equity Awards at Fiscal Year End

The following table sets forth certain information as to unexercised restricted stock units held on December 31, 2015 by the named executive officers.

 

Stock Awards

Name

Number of RSUs that have vested (#)

Market value of RSUs that have vested ($) (1)

Number of RSUs that have not vested (#)

Market value of RSUs that have not vested ($) (1)

John R. McKowen

1,880,948

$

1,260,000

-

$

-

Wayne Harding

-

$

-

-

$

-

(1) The closing price of our common stock on OTCQB on December 31, 2015 was $0.66


Option Exercises and Stock Vested in 2015

No shares of Common Stock vested during 2015 under RSUs held by our executive officers.



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Employment and Change in Control Agreements

We entered into employment agreements with each of John McKowen and Wayne Harding effective as of January 1, 2011.  Each of these employment agreements renews automatically for successive one-year terms until either party delivers notice of termination within 30 days of the expiration of the then-current term.

Under each agreement, annual base salary and other compensation is to be reviewed, and may be adjusted upward, no less frequently than quarterly.  Mr. McKowen’s annual base salary initially was $180,000 and was increased to $250,000 effective January 1, 2013.  Mr. Harding’s annual base salary has been $120,000 per year.

Each agreement provides that executive officer party thereto will be entitled, in the event his employment is terminated during the term by us without cause (as defined) or by him for good reason (as defined), to (a) receive an amount in cash equal to six months’ base salary at the highest base salary in effect during the twelve months prior to termination plus the amount of the annual bonus, if any, paid to him for the preceding fiscal year, prorated to the termination date and (b) immediate vesting of all non-vested stock options.  Both agreements provide for immediate vesting of all non-vested stock options in the event of a change in control, which generally is defined to be a sale or other disposition to a person, entity or group of 50% or more of our consolidated assets.The following table sets forth estimated compensation that would have been payable to our executive officers upon termination of employment, assuming termination took place on December 31, 2015, whether in connection with a change in control or otherwise.  Neither Mr. McKowen nor Mr. Harding held unvested options as of December 31, 2015, and therefore neither would have been entitled to additional compensation had a change in control occurred as of December 31, 2015.

POTENTIAL PAYMENTS UPON TERMINATION OR CHANGE IN CONTROL TABLE

Name

Acceleration of Compensation Upon Termination

John R. McKowen

$

125,000

Wayne Harding

$

60,000


Director Compensation

The following table sets forth information concerning compensation paid to our outside directors for services during 2015:

Name

Fees earned or paid in cash

Stock award

Total

John Stroh

$

8,000

$

20,400

$

28,400

Dennis Channer

$

8,000

$

27,200

$

35,200

Gregg Campbell

$

8,000

$

27,200

$

35,200

Rockey Wells

-

$

3,513

$

3,513


Since October 1, 2012, each outside director receives $2,000 per calendar quarter and $1,000 for each meeting attended in person.  For the first year of service, an outside director receives 5,000 shares of Common Stock per calendar quarter.  After a full year of service, an outside director receives 7,500 shares of Common Stock per calendar quarter.  The chairs of the audit committee and the compensation, governance and nominating committee receive an additional 2,500 shares of Common Stock per calendar quarter.

In 2015, we expensed stock compensation for the following shares of Common Stock:  Dennis Channer, 40,000 shares; Gregg Campbell, 40,000 shares; John Stroh, 30,000 shares; and Rockey Wells, 5,625 shares.



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Corporate Governance

Code of Conduct

We have adopted a written code of ethics that applies to directors, officers and employees, including the principal executive officer, principal financial officer, principal accounting officer or controller, and persons performing similar functions.  You can access our code of conduct for our board in the “Investor” section of our website located at www.2riverswater.com/investors.  Employees’ (including officers and management) code of conduct is detailed in our employee handbook, which all employees must sign. We post on our website all disclosures required by law concerning any amendments to, or waivers from, any provision of the code.  Our website and its contents are not incorporated into this report.

Board Leadership Structure

The chair of the board of directors is responsible for approving the agenda for each board meeting and for determining, in consultation with the other directors, the frequency and length of board meetings.  The board of directors does not have a policy on whether or not the roles of chief executive officer and board chair should be separate and, if they are to be separate, whether the board chair should be selected from the non-employee directors or be an employee.  The board believes that it is preferable to evaluate the appropriateness of separating these roles from time to time in light of the best interests of our company and our stockholders.  John McKowen, our chief executive officer, currently serves as the board chair.

Director Nomination Process

The process followed by the compensation, governance and nominating committee to identify and evaluate director candidates includes requests to directors and others for recommendations, meetings from time to time to evaluate biographical information and background material relating to potential candidates, and interviews of selected candidates by members of the compensation, governance and nominating committee and the board of directors.

In considering whether to recommend any particular candidate for inclusion in the board’s slate of recommended director nominees, the compensation, governance and nominating committee applies the criteria set forth in our corporate governance guidelines.  These criteria include the candidate’s integrity, business acumen, knowledge of our business and industry, experience, diligence, conflicts of interest and the ability to act in the interests of all stockholders.  The board’s corporate governance guidelines specify that the value of diversity on the board should be considered by the compensation, governance and nominating committee in the director identification and nomination process.  The compensation, governance and nominating committee seeks nominees with a broad diversity of experience, professions, skills, geographic representation and backgrounds.  The compensation, governance and nominating committee does not assign specific weights to particular criteria and no particular criterion is a prerequisite for each prospective nominee.  The board believes that the backgrounds and qualifications of its directors, considered as a group, should provide a composite mix of experience, knowledge and abilities that will allow it to fulfill its responsibilities.  Nominees are not discriminated against on the basis of race, religion, national origin, sexual orientation, disability or any other basis proscribed by law.

Stockholders may recommend individuals to the compensation, governance and nominating committee for consideration as potential director candidates by submitting their names, together with appropriate biographical information and background materials and a statement as to whether the stockholder or group of stockholders making the recommendation has beneficially owned more than five percent of the Common Stock for at least a year as of the date such recommendation is made, to the compensation, governance and nominating committee in care of Two Rivers Water & Farming Company, 2000 South Colorado Boulevard, Tower 1, Suite 3100, Denver, Colorado 80222, Attention: Secretary.  Assuming that appropriate biographical and background material has been provided on a timely basis, the compensation, governance and nominating committee will evaluate stockholder-recommended candidates by following substantially the same process, and applying substantially the same criteria, as it follows for candidates submitted by others.



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Communicating with Independent Directors

The board of directors will give appropriate attention to written communications that are submitted by stockholders, and will respond if and as appropriate.  The director serving as chair of the compensation, governance and nominating committee, with the assistance of our chief financial officer, is primarily responsible for monitoring communications from stockholders and for providing copies or summaries to the other directors as such director considers appropriate.

Under procedures approved by a majority of our independent directors, communications are forwarded to all directors if they relate to important substantive matters and include suggestions or comments that the chief financial officer considers to be important for the directors to know.  In general, communications relating to corporate governance and corporate strategy are more likely to be forwarded than communications relating to ordinary business affairs, personal grievances and matters as to which we receive repetitive or duplicative communications.

Stockholders who wish to send communications on any topic to the board should address such communications to the board in care of Two Rivers Water & Farming Company, 2000 South Colorado Boulevard, Tower 1, Suite 3100, Denver, Colorado 80222, Attention: Secretary.

Compensation Committee Interlocks and Insider Participation

The members of the compensation, governance and nominating committee are Gregg Campbell and Dennis Channer.  Neither Mr. Campbell nor Mr. Channer has ever been an officer or employee of our company or any subsidiary of ours or had any relationship with us during 2015 requiring disclosure under Item 404 of Regulation S-K of the SEC.

Neither of the executive officers has served as a director or member of the compensation committee (or other committee serving an equivalent function) of any other entity, one of whose executive officers served as a member of our board of directors or our compensation committee.

Director Attendance at Board and Shareholder Meetings

The board of directors met formally three times during 2015, either in person or by teleconference. Each incumbent director attended at least 75% of the meetings of the board held in 2015 during the period in which such person was a director.

We do not have a policy regarding director attendance at our annual meetings of shareholders.  Messrs. Channer, Stroh, and Campbell attended our annual meeting of shareholders held on September 15, 2015.

Board Committees

The board of directors has established an audit committee and a compensation, governance and nominating committee.

Audit Committee

Members of the audit committee are Gregg Campbell and Dennis Channer.  Mr. Channer chairs the audit committee.  

The committee’s responsibilities include:

·

appointing, approving the compensation of, and assessing the independence of our registered public accounting firm;

·

overseeing the work of the registered public accounting firm, including through the receipt and consideration of certain reports from such firm;

·

reviewing and discussing our annual and quarterly financial statements and related disclosures with management and the registered public accounting firm;

·

monitoring our internal control over financial reporting, disclosure controls and procedures, and code of ethics, and overseeing risk management;



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·

establishing policies regarding hiring employees from the registered public accounting firm and procedures for the receipt and retention of accounting related complaints and concerns;

·

meeting independently with our registered public accounting firm and management; and

·

reviewing and approving or ratifying any related-person transactions.

The audit committee met four times during 2015, either in person or by teleconference.  During 2015, each member of the audit committee attended at least 100% of the meetings of the committee held during the period in which such director was a member of the audit committee.

Compensation, Governance and Nominating Committee

Members of the compensation, governance and nominating committee are Gregg Campbell and Dennis Channer.  Mr. Campbell chairs the committee.

The compensation, governance and nominating has the final determination in compensation for our executives.  The compensation, governance and nominating committee is responsible for considering and approving the payment of bonuses to executives.  There is no set schedule for the payment of bonuses.  Bonuses are considered upon achievement of specified benchmarks, which in the past have included capital and debt raises, operational performance, acquisitions of significant assets, and entry into agreements accretive to our business.  The benchmarks and the amount and type of bonuses are determined by the committee.

The compensation, governance and nominating committee also is responsible for approving employment agreements with executives.  

The Compensation, Governance and Nominating Committee met once during 2015.

Audit Committee Report

The audit committee has reviewed and discussed the audited consolidated financial statements of the Parent Company and its subsidiaries for fiscal 2015, and has discussed these financial statements with the Parent Company’s management and independent registered public accounting firm for fiscal 2015, Eide Bailly LLP.

The audit committee has also received from, and discussed with, Eide Bailly LLP various communications that the independent registered public accounting firm is required to provide to the audit committee, including the matters required to be discussed by Statement on Auditing Standards No. 61, as amended (AICPA, Professional Standards, Vol. 1. AU section 380) as adopted by the Public Company Accounting Oversight Board in Rule 3200T.

Eide Bailly LLP also provided the audit committee with the written communications required under regulations of the Public Company Accounting Oversight Board, including communications regarding the independence of the registered public accounting firm. The audit committee has discussed with Eide Bailly LLP its independence from the Parent Company. The audit committee also considered whether the provision of other, non-audit related services referred to under the heading "Independent Registered Public Accounting Firm Fees and Other Matters" is compatible with maintaining the independence of the registered public accounting firm.

Based on its discussions with management and the independent registered public accounting firm, and its review of the representations and information provided by management and Eide Bailly LLP, the audit committee recommended to the board of directors that the audited consolidated financial statements be included in the Parent Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2015.

AUDIT COMMITTEE


Gregg Campbell

Dennis Channer

The material in this audit committee report is not "soliciting material," is not deemed "filed" with the SEC, and is not to be incorporated by reference in any filing by the Parent Company under the Securities Act or the Securities



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Exchange Act, whether made before or after the date hereof, and irrespective of any general incorporation language in any such filing.


ITEM 12.

SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The following table sets forth information regarding the beneficial ownership of Common Stock as of March 20, 2015, by:

Ÿ

each person, or group of affiliated persons, who is known by us to own beneficially more than five percent of the outstanding shares of Common Stock;

Ÿ

each of our directors and executive officers; and

Ÿ

all of our current directors and executive officers as a group.

The following table lists the percentage of shares beneficially owned based on 26,980,811shares of Common Stock outstanding as of March 20, 2016, which include shares of Common Stock issuable upon the exercise of options, or upon the vesting of RSUs, by May 19, 2016 (60 days after March 20, 2016).  Except as otherwise indicated, all of the shares reflected in the table are Common Stock and all persons listed below have sole voting and investment power with respect to the shares beneficially owned by them, subject to applicable community property laws.

 

 

Shares Beneficially Owned

Name of Beneficial Owner

Number

Percentage

John McKowen (1)

 4,451,620

15.4%

Wayne Harding (2)

 708,089

2.5%

John Stroh II

 671,402

2.3%

Dennis Channer

 170,000

*

Gregg Campbell

 155,000

*

Rockey Wells

455,750

1.6%

All directors and executive officers as a group (6 persons)

 6,611,861

22.9%


*

Less than 1%.

(1) Includes 1,880,947 shares subject to restricted stock units.

(2) Includes 6,666 shares owned by an individual retirement account for the benefit of Mr. Harding's spouse.


For purposes of the table above, the address of each of our directors and executive officers is in care of Two Rivers Water & Farming Company, 2000 South Colorado Boulevard, Tower 1, Suite 3100, Denver, Colorado 80222.

The shares of Common Stock beneficially owned by Mr. McKowen include 1,880,948 shares subject to RSUs.

The shares of Common Stock beneficially owned by Mr. Harding include 6,666 shares owned by an individual retirement account for the benefit of Mr. Harding's spouse.


ITEM 13.

CERTAIN RELATIONSHIPS, RELATED TRANSACTIONS AND DIRECTOR INDEPENDENCE

The following discussion relates to certain transactions that involve both our company and one of our executive officers, directors or five-percent shareholders, each of whom we refer to as a “related party.”  For purposes of this discussion, a “related-party transaction” is a transaction, arrangement or relationship in which we participate and in which a related party has a direct or indirect material interest.

Since January 1, 2015 there have been the following related-party transactions, except for the compensation arrangements described under “Executive Compensation” and “Director Compensation”:



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·

The seller of DFP assets is now an employee of the Company and is owed $590,000 and was paid $35,000 in interest expense for the year ended December 31 2015.

·

The Company’s Chief Executive Officer, Chief Financial Officer and two other employees of the Company serve as the only members of the Sunset Metropolitan District (Sunset).  Sunset is a quasi-governmental agency operating under Title 32 of the State of Colorado Constitution.  As of December 31, 2015, the Company has advanced $78,000 to Sunset.

·

In March 2016, the Company extended a farming lease with John Stroh, II, a member of the Company’s board of directors.  In 2015, Mr. Stroh, along with a non-affilated party, leased farmland located in the Butte Valley area of the county of Huerfano, Colorado.  The new lease requires a payment of $20,000 per year.  

·

The Company’s Chief Executive Officer, John McKowen, had the following transactions with the Company:

o

As of December 31, 2015, purchased $625,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $43,750;

o

Subsequent to year end and as disclosed in Note 11, purchased an additional $200,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $14,000; and

o

GrowCo Partners 1, LLC leases a greenhouse and warehouse to Suncanna.  Effective Feburary 25, 2016, RH Group, LLC, of which Mr. McKowen holds a 60% membership interest, entered into a definitive agreement to purchase all of the equity interestsof Suncanna from its previous owner.

o

Because of the events described above that occurred subsequent to year-end, we have classified our relationship with Suncanna as that with a related party.  We generated leasing revenues—related party totaling $947,000, incurred costs of leasing revenues—leasing revenues totaling $203,000, and held accounts receivable totaling $910,000 with our related party tenant Suncanna during and as of the year ended December 31, 2015.

·

The Chief Financial Officer of Two Rivers and GrowCo, Wayne Harding, invested $25,000 in the GrowCo Partners 1, LLC and $100,000 in the GrowCo Note offering at the same terms as other investors.

·

On March 18, 2016, the Company’s Chief Financial Officer, Wayne Harding, was appointed as Chief Executive Officer of Suncanna.  Mr. Harding has no ownership in Suncanna.


ITEM 14.

PRINCIPAL ACCOUNTING FEES AND SERVICES

Eide Bailly LLP is the current principal audit accounting firm and has performed the audit beginning with the year ended December 31, 2011.  The board of directors has considered whether the provisions of audit services are compatible with maintaining Eide Bailly LLP’s independence and concluded that Eide Bailly LLP is independent.  Further, the audit committee held a pre-audit conference with Eide Bailly LLP and pre-approved the audit planned process and procedures.  The audit committee has approved all of Eide Bailly LLP’s fees.

The following table represents aggregate fees billed to us by Eide Bailly LLP during 2015 and 2014.

 

Year Ended December 31,

 

2015

 

2014

Audit Fees

$

77,698

 

$

73,231




43



Table of Contents


PART IV

ITEM 15.  EXHIBITS, FINANCIAL STATEMENT SCHEDULES

The following is a complete list of exhibits filed as part of this Form 10-K. Exhibit number corresponds to the numbers in the Exhibit table of Item 601 of Regulation S-K.

 

 

 

Incorporated by Reference

Exhibit

 

Filed

 

 

 

Filing Dated

 

Exhibit

Number

Description of Exhibit

Herewith

 

Form

 

with SEC

 

Number

3.1

Restated Articles of Incorporation of Two Rivers Water & Farming Company

 

 

10-K

 

March 25, 2013

 

3.1

3.2

By-laws of Two Rivers Water & Farming Company

 

 

10-K

 

March 25, 2015

 

3.1

10.1

Agreement and Plan of Merger dated as of September 14, 2010 among Two Rivers Water & Farming Company, TRWC, Inc. and Two Rivers Basin, LLC

 

 

8-K

 

September 22, 2010

 

2.1

10.2

Form of Promissory Note of Two Rivers Water & Farming Company

 

 

8-K

 

April 3, 2012

 

10.1

 

Relating to Purchase Agreement regarding Orlando Reservoir No. 2:

 

 

 

 

 

 

 

10.3a

Purchase Agreement dated as of September 22, 2010 between The Orlando Reservoir No. 2 Company, LLC and TRWC, Inc.

 

 

10-K/A

 

August 29, 2012

 

10.2

10.3b

First Amendment dated as of October 14, 2010 between The Orlando Reservoir No. 2 Company, LLC and TRWC, Inc.

 

 

10-K/A

 

August 29, 2012

 

10.3

10.3c

Second Amendment dated as of November 17, 2010 between The Orlando Reservoir No. 2 Company, LLC and TRWC, Inc.

 

 

10-K/A

 

August 29, 2012

 

10.4

10.3d

Third Amendment dated as of November 19, 2010 between The Orlando Reservoir No. 2 Company, LLC and TRWC, Inc.

 

 

10-K/A

 

August 29, 2012

 

10.5

10.3e

Fourth Amendment dated as of January 28, 2011 between The Orlando Reservoir No. 2 Company, LLC and TRWC, Inc.

 

 

10-K/A

 

August 29, 2012

 

10.6

 

Relating to acquisition of Orlando Membership Interest:

 

 

 

 

 

 

 

10.4a

Second Amendment dated as of September 7, 2011 among Orlando Reservoir No. 2 Company, LLC, Family Ranch Holdings, LLC, Two Rivers Water & Farming Company, TRWC, Inc., TRW Orlando Water Assets, LLC and Two Rivers Farms F-2, LLC

 

 

8-K

 

September 12, 2011

 

99.1

10.4b

Promissory Note dated as of September 7, 2011 of Orlando Reservoir No. 2 Company, LLC and TRW Orlando Water Assets, LLC issued to Family Ranch Holdings, LLC

 

 

8-K

 

September 12, 2011

 

99.2

10.5

Purchase and Supply Agreement dated as of September 21, 2011 between Aurora Organic Farms, Inc. and Two Rivers Water & Farming Company

 

 

8-K

 

September 22, 2011

 

99.1



44



Table of Contents



 

 

 

Incorporated by Reference

Exhibit

 

Filed

 

 

 

Filing Dated

 

Exhibit

Number

Description of Exhibit

Herewith

 

Form

 

with SEC

 

Number


 

Relating to acquisition of assets of Dionisio Produce & Farms:

 

 

 

 

 

 

 

10.6a

Master Agreement dated as of April 12, 2012 among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, Russell L. Dionisio, Two Rivers Farms, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.2

10.6b

First Amendment dated as of April 12, 2012 to Master Agreement among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, Two Rivers Farms, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.3

10.6c

Second Amendment dated as of April 12, 2012 to Master Agreement among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.4

10.6d

Third Amendment dated as of April 12, 2012 to Master Agreement among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.5

10.6e

Second Closing dated as of November 2, 2012 to Master Agreement among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, Russell L. Dionisio, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.6

10.6f

Assignment of Trademark dated as of November 2, 2012 among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC and TR Bessemer, LLC

 

 

8-K

 

June 16, 2012

 

99.7

10.6g

Bill of Sale dated as of November 2, 2012 among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.8

10.6h

Promissory Note dated as of November 2, 2012 of RR Bessemer, LLC issued to R&S Dionisio Real Estate and Equipment

 

 

8-K

 

June 16, 2012

 

99.9

10.6i

Assignment of Produce Contracts among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.1

10.6j

Lease Agreement dated as of November 2, 2012 among R&S Dionisio Real Estate and Equipment, LLC, Dionisio Produce & Farms, LLC, TR Bessemer, LLC and TRWC, Inc.

 

 

8-K

 

June 16, 2012

 

99.12



45



Table of Contents



 

 

 

Incorporated by Reference

Exhibit

 

Filed

 

 

 

Filing Dated

 

Exhibit

Number

Description of Exhibit

Herewith

 

Form

 

with SEC

 

Number


10.7

Series A Convertible Preferred Stock Purchase Agreement dated as of November 25, 2012 among Dionisio Farms & Produce, Inc., TRWC, Inc. and Investors

 

 

10-K

 

March 25, 2013

 

4.5

10.8

Conversion Agreement effective as of December 31, 2012 among Two Rivers Farms F-1, LLC, Two Rivers Water & Farming Company and Investors

 

 

10-K

 

March 25, 2013

 

4.6

10.9

Conversion Agreement effective as of December 31, 2012 among Two Rivers Farms F-2, LLC, Two Rivers Water & Farming Company and Investors

 

 

10-K

 

March 25, 2013

 

4.7

10.1

Conversion Agreement effective as of December 31, 2012 among Two Rivers Water & Farming Company and Investors

 

 

10-K

 

March 25, 2013

 

4.8

10.11

Commercial Lease Agreement dated as of August 29, 2014 between GrowCo, Inc. and Cool House Farms, LLC

 

 

8-K

 

September 4, 2014

 

10.1

10.12

Commercial Lease Agreement dated as of August 29, 2014 between GrowCo, Inc. and Mojo MJ, LLC

 

 

8-K

 

September 4, 2014

 

10.1

10.13

Real Estate Purchase Agreement dated as of September 16, 2014 between Two Rivers Water & Farming Company and Farmland Partners Inc.

 

 

8-K

 

September 18, 2014

 

10.1

 

Relating to Financing of TR Capital Partners, LLC:

 

 

 

 

 

 

 

10.14a

Limited Liability Company Agreement dated as of January 31, 2014 among TR Capital Partners, LLC and the Members named therein

 

 

8-K

 

May 14, 2014

 

10.1

10.14b

Membership Interest Purchase Agreement dated as of January 31, 2014 among TR Capital Partners, LLC and the Investors named therein

 

 

8-K

 

May 14, 2014

 

10.2

10.14c

Exchange Agreement dated as of January 31, 2014 among TR Capital Partners, LLC, Two Rivers Water & Farming Company and the Holders named therein

 

 

8-K

 

May 14, 2014

 

10.2

 

Relating to 2005 Stock Option Plan:

 

 

 

 

 

 

 

10.16

2005 Stock Option Plan

 

 

10-K

 

March 25, 2015

 

10.16

 

Relating to 2011 Long-Term Stock Plan:

 

 

 

 

 

 

 

10.17a

2011 Long-Term Stock Plan

 

 

10-K

 

March 25, 2015

 

10.17

10.17b

Form of Restricted Stock Unit Award Agreement for Employees

 

 

10-K

 

March 25, 2015

 

10.17

10.17c

Form of Restricted Stock Unit Award Agreement for Non-Employees

 

 

10-K

 

March 25, 2015

 

10.17



46



Table of Contents



 

 

 

Incorporated by Reference

Exhibit

 

Filed

 

 

 

Filing Dated

 

Exhibit

Number

Description of Exhibit

Herewith

 

Form

 

with SEC

 

Number


10.19

Employment Agreement dated as of January 1, 2011 between John R. McKowen and Two Rivers Water & Farming Company

 

 

10-K

 

March 30, 2011

 

10.1

10.20

Employment Agreement dated as of January 1, 2011 between Wayne Harding and Two Rivers Water & Farming Company

 

 

10-K

 

March 30, 2011

 

10.3

10.21

Real estate lease between GrowCo Partners 1, LLC and Suncanna, LLC

X

 

10-K

 

30-Mar-11

 

10.3

21.1

List of Subsidiaries of Two Rivers Water & Farming Company

X

 

 

 

 

 

 

31.1

Certification of Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

X

 

 

 

 

 

 

31.2

Certification of Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

X

 

 

 

 

 

 

*32.1

Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

X

 

 

 

 

 

 


 †

Management contract or compensatory plan or arrangement.

*

The certification attached as Exhibit 32.1 that accompanies this Annual Report on Form 10-K is not deemed filed with the SEC and is not to be incorporated by reference into any filing of Two Rivers Water & Farming Company under the Securities Act of 1933 or the Securities Exchange Act of 1934, whether made before or after the filing date of this Form 10-K, irrespective of any general incorporation language contained in such filing.



47



Table of Contents


SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Dated: March 25, 2016

TWO RIVERS WATER & FARMING COMPANY

 




/s/John R. McKowen

 

John R. McKowen

Chief Executive Officer (Principal Executive Officer)

 




/s/ Wayne Harding

 

Wayne Harding

Chief Financial Officer (Principal Financial and Accounting Officer)


Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

Dated:  March 25, 2016



/s/John R. McKowen

 

John R. McKowen

President, Chief Executive Officer and Chairman of the Board

 




/s/ John Stroh II

 

John Stroh II

Director

 




/s/Dennis Channer

 

Dennis Channer

Director

 




/s/ Gregg Campbell

 

Gregg Campbell

Director




48



Table of Contents


TABLE OF CONTENTS

FINANCIAL STATEMENTS


Report of Independent Registered Public Accounting Firm ………………………

F-2

Consolidated Balance Sheets ……………………………………………………...

F-3

Consolidated Statements of Operations  …………………………………………..

F-4

Consolidated Statements of Cash Flows  ………………………………………….

F-5

Consolidated Statements of Changes in Stockholders’ Equity  …………………...

F-7

Notes to Consolidated Financial Statements ………………………………………

F-9



Two Rivers Water & Farming Company

2015 Financials

Page F-1



Table of Contents



TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM



To the Board of Directors and
Stockholders of Two Rivers Water & Farming Company

Denver, Colorado

We have audited the accompanying consolidated balance sheets of Two Rivers Water & Farming Company (the “Company”) as of December 31, 2015 and 2014, and the related consolidated statements of operations, changes in stockholders’ equity, and cash flows for each of the years then ended. Two Rivers Water & Farming Company’s management is responsible for these financial statements. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. Our audits included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Two Rivers Water & Farming Company as of December 31, 2015 and 2014, and the results of its operations and its cash flows for each of the years in the two-year period ended December 31, 2015 in conformity with accounting principles generally accepted in the United States of America.


 

/s/ Eide Bailly LLP

 



Greenwood Village, Colorado

March 24, 2016

 






Two Rivers Water & Farming Company

2015 Financials

Page F-2



Table of Contents



TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(In thousands, except for number of shares)


 

 

 

 

 

December 31,

 

 

 

 

 

2015

2014

ASSETS:

 

 

 

 

Current Assets:

 

 

 

 

Cash and cash equivalents

$

521 

$

1,934 

 

 

Accounts receivable, net

110 

112 

 

 

Accounts receivable, related party

910 

 

 

Farm product

81 

21 

 

 

Deposits and other current assets

51 

61 

 

Total Current Assets

1,673 

2,128 

 

Long Term Assets:

 

 

 

 

Property, equipment and software, net

1,949 

2,162 

 

 

Land

5,154 

5,281 

 

 

Water assets

31,550 

31,344 

 

 

Greenhouse and infrastructure

1,827 

 

 

Construction in progress

4,684 

1,081 

 

 

Intangible assets, net

917 

957 

 

 

Other long term assets

135 

77 

 

Total Long Term Assets

46,216 

40,902 

TOTAL ASSETS

$

47,889 

$

43,030 

 

 

 

 

 

 

 

LIABILITIES & STOCKHOLDERS' EQUITY:

 

 

 

Current Liabilities:

 

 

 

 

Accounts payable

$

367 

$

166 

 

 

Preferred dividend payable

1,341 

513 

 

 

Current portion of notes payable

11,068 

3,284 

 

 

Accrued liabilities

359 

286 

 

 

Total Current Liabilities

13,135 

4,249 

 

Notes Payable, net of current portion and unamortized debt issuance costs

3,630 

10,086 

 

 

 Total Liabilities

 

 

16,765 

14,335 

 

Commitments & Contingencies (Note 9)

 

 

 

Stockholders' Equity:

 

 

 

 

Common stock, $0.001 par value, 100,000,000 shares authorized, 26,980,811 and 26,524,538 shares issued and outstanding at Dec 31, 2015 and 2014, respectively

27 

27 

 

 

Additional paid-in capital

73,702 

73,217 

 

 

Accumulated (deficit)

(73,517)

(67,360)

 

Total Two Rivers Water Company Shareholders' Equity

212 

5,884 

 

 

Noncontrolling interest in subsidiary

30,912 

22,811 

 

 

 

Total Stockholders' Equity

31,124 

28,695 

TOTAL LIABILITIES & STOCKHOLDERS' EQUITY

$

47,889 

$

43,030 


The accompanying notes to consolidated financial statements are an integral part of these statements.



Two Rivers Water & Farming Company

2015 Financials

Page F-3



Table of Contents


TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(In thousands, except for Loss per Share)


 

For the year ended December 31,

 

2015

2014

Revenue

 

 

Farm

$

2,413 

$

2,405 

Lease –related party

947 

Leases - other

62 

Member assessments

10 

16 

Other

15 

Total Revenue

3,438 

2,436 

Direct cost of revenue

 

 

Cost of farm revenue

2,857 

2,994 

Cost of lease revenue – related party

203 

Total direct cost of revenue

3,060 

2,994 

Gross profit (loss)

378 

(558)

Operating expenses:

 

 

General and administrative

2,051 

2,364 

    Depreciation & amortization

559 

509 

        Total operating expenses

2,610 

2,873 

(Loss) from operations

(2,232)

(3,431)

Other income (expense)

 

 

Gain on disposal of assets

101 

Interest expense

(1,520)

(1,050)

Loss on debt extinguishment

(108)

Warrant and options expense

(86)

(81)

Other income (expense)

(3)

(2)

   Total other income (expense)

(1,508)

(1,241)

Net (Loss) from operations before taxes

(3,740)

(4,672)

Income tax (provision) benefit

Net (Loss) before Non-Controlling Interest

(3,740)

(4,672)

Net loss (income) attributable to the noncontrolling interest

(6)

Net (Loss)

(3,746)

(4,666)

Preferred shareholder distributions

(2,411)

(1,643)

Net (Loss) attributable to Two Rivers Water & Farming Company Common Shareholders

$

(6,157)

$

(6,309)

 

 

 

(Loss) Per Share - Basic and Dilutive:

$

(0.22)

$

(0.24)

Weighted Average Shares Outstanding:

 

 

   Basic and Dilutive

26,782 

25,966 



The accompanying notes to consolidated financial statements are an integral part of these statements.



Two Rivers Water & Farming Company

2015 Financials

Page F-4



Table of Contents


TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(In thousands)

 

 

 

For the year ended ended December 31,

 

 

 

2015

2014

Cash Flows from Operating Activities:

 

 

 

Net (Loss)

$

(6,157)

$

(6,309)

 

Adjustments to reconcile net income or (loss) to net cash (used in) operating activities:

 

 

 

Depreciation

519 

471 

 

 

Amortization of intangibles

40 

40 

 

 

(Loss) income attibutable to noncontrolling interests

(6)

 

 

Warrant and option modification expense

86 

50 

 

 

Gain on disposal of assets

(101)

(3)

 

 

Loss on debt extinguishment

55 

 

 

Impairment of CIP

34 

 

 

Interest expense forgiveness

38 

 

 

Stock based compensation

118 

146 

 

 

In-kind distributions

1,458 

588 

 

 

Accretion of debt discount

245 

23 

 

Net change in operating assets and liabilities:

 

 

 

 

(Increase) in advances & accounts receivable

(907)

(58)

 

 

(Increase) decrease in farm product

(59)

 

 

(Increase) decrease in deposits, prepaid expenses and other assets

(50)

47 

 

 

Increase in accounts payable

202 

118 

 

 

Increase in accrued liabilities and other

1,439 

386 

Net Cash (Used in) Operating Activities

(3,161)

(4,372)

 

 

 

 

 

Cash Flows from Investing Activities:

 

 

 

Purchase of property and equipment

(96)

(284)

 

Purchase of land, water shares, infrastructure

(352)

(303)

 

Transfer of construction in progress to finished greenhouse

(1,827)

 

Construction in progress

(3,603)

(1,081)

 

Purchase of Investments

(9)

Net Cash (Used in) Investing Activities

(5,878)

(1,677)

 

 

 

 

 

Cash Flows from Financing Activities:

 

 

 

Proceeds from issuance of bridge loan

1,870 

 

Payment on notes payable

(823)

(499)

 

Proceeds from sale of convertible preferred shares

4,580 

4,363 

 

Proceeds from long-term debt

3,869 

180 

Net Cash Provided by Financing Activities

7,626 

5,914 

Net (Decrease) in Cash & Cash Equivalents

(1,413)

(135)

Beginning Cash & Cash Equivalents

1,934 

2,069 

Ending Cash & Cash Equivalents

$

521 

$

1,934 


Continued on next page



Two Rivers Water & Farming Company

2015 Financials

Page F-5



Table of Contents



Continued from previous page

 

 

 

For the year ended December 31,

 

 

 

2015

2014

Supplemental Disclosure of Cash Flow Information

 

 

 

Cash paid for interest, net of amount capitalized

$

1,177

$

656

 

Equipment purchases financed

$

64

$

-

 

Conversion of debt, preferred shares, warrants into TR Capital

$

-

$

15,232

 

Conversion of debt, preferred shares into Two Rivers common stock

$

281

$

-

 

Conversion of bridge loans to GrowCo Partners 1, LLC

$

1,840

$

-

 

Conversion of preferred distribution into GrowCo Partners 1, LLC

$

498

$

-

 

 

 

 


The accompanying notes to consolidated financial statements are an integral part of these statements





Two Rivers Water & Farming Company

2015 Financials

Page F-6



Table of Contents


TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

CONSOLIDATED STATEMENT OF CHANGES IN STOCKHOLDERS’ EQUITY

For the Years Ended December 31, 2015 and 2014

(In thousands)

 

 

 

 

 

 

 

 

 

 

Additional

 

Non-  

 

 

 

Preferred Shares

Voting Common Stock

Paid-in

Accumulated

Controlling

Stockholders'    

 

 

Shares

Amount

Shares

Amount

Capital

 (Deficit)

Interest

Equity

Balances, December 31, 2013

3,794 

$

2,851 

24,879

$

25

$

60,220 

($47,449)

$

9,971 

$

25,618 

Net Income (loss)

-

-

(6309)

(6309)

Non-controlling interest

-

-

Options issued for services

-

-

173 

173 

Warrant expense

-

-

50 

50 

Restricted stock unit grants

-

-

247 

247 

Shares issued via restricted stock unit grants

1,030

1

(1)

Shares issued to directors

143

-

146 

146 

Shares issued to consultant

54

-

73 

73 

Shares issued for conversion of F-2 Preferred Stock

418

1

331 

(51)

(281)

Issuance of F-2 Preferred Shares

-

-

35 

(23)

38 

50 

Offering costs

-

-

(337)

(337)

Cancellation of preferred stock in subsidiaries

(3794)

(2851)

-

-

(4243)

(7681)

(14775)

Issuance of TR Capital preferred membership units

-

-

16,523 

(12337)

20,758 

24,944 

Deemed Dividend - Additional Qualified Assets

-

-

(1191)

(1191)

Balances, December 31, 2014

$

26,524

$

27

$

73,217 

($67,360)

$

22,811 

$

28,695 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Continued on the next page

 

 

 

 

 

 

 

 

 

 

 

 

 




Two Rivers Water & Farming Company

2015 Financials

Page F-7



Table of Contents


Continued from previous page

 

 

 

 

 

 

Additional

 

Non-

 

 

 

Preferred Shares

Voting Common Stock

Paid-in

Accumulated

Controlling

Stockholders'

 

 

Shares

Amount

Shares

Amount

Capital

(Deficit)

Interest

 Equity   

Balances, December 31, 2014

-

$

-

26,524

$

27

$

73,217

($67,360)

$

22,811 

$

28,695 

Net Income (loss)

-

-

-

-

-

(6157)

(6157)

Minority share of income

-

-

-

-

-

Warrant and option expense

-

-

-

-

86

86 

Shares issued for services

-

-

133

-

118

118 

Shares issued for TR Capital conversions

-

-

179

-

152

(152)

Shares issued for F-2 conversions

-

-

59

-

129

(129)

RSU share issuance

-

-

86

-

-

Offering costs

-

-

-

-

-

(501)

(501)

GrowCo Partners 1, LLC preferred membership offering

-

-

-

-

-

3,067 

3,067 

Distribution of GrowCo Partners 1, LLC units

-

-

-

-

-

998 

998 

GCP Super Units, LLC preferred membership offering

-

-

-

-

-

3,854 

3,854 

TRCap Distribution in-kind to TR Capital holders

-

-

-

-

-

958 

958 

Balances, December 31, 2015

-

$

-

26,981

$

27

$

73,702

($73,517)

$

30,912 

$

31,124 




The accompanying notes to consolidated financial statements are an integral part of these statements.



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TWO RIVERS WATER & FARMING COMPANY AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2015 and 2014


NOTE 1 – ORGANIZATION AND BUSINESS

The following is a summary of some of the information contained in this document.  Unless the context requires otherwise, references in this document to “Two Rivers,” or the “Company” is to Two Rivers Water & Farming Company and its subsidiaries.

Corporate Evolution

Prior to 2009, the Company was named Navidec Financial Services, Inc. (“Navidec”) and had been engaged in mortgage lending and other enterprises unrelated to its current lines of business.  Navidec was incorporated in the state of Colorado on December 20, 2002. On July 28, 2009, Navidec formed a wholly-owned Colorado corporation for the purpose of acquiring farm and water assets in the Colorado Huerfano/Cucharas watershed.  On November 19, 2009, with shareholder approval, Navidec changed its name to Two Rivers Water Company.  On December 11, 2012, with shareholder approval, the Company changed its name to Two Rivers Water & Farming Company.

On January 29, 2014, the board of directors approved a plan to reorganize our subsidiaries in a more integrated manner based on functional operations.  We formed a new company, TR Capital Partners, LLC or TR Capital, which issued all of its common units to Two Rivers Water & Farming Capital.  TR Capital then initiated the transactions described below under “Placement of Preferred Units”.  Following the completion of those transactions in September 2014, TR Capital and our other direct and indirect subsidiaries (excluding HCIC Holdings, LLC and Huerfano-Cucharas Irrigation Company) entered into a series of related transactions as the result of which assets and operations of such other subsidiaries transferred to TR Capital.  As a result of those transactions, TR Capital operates all of the operations formerly conducted by those subsidiaries.  The following chart shows our current corporate organization:


[turv201510k_10k002.jpg]



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Overview

In 2009, we began acquiring and developing irrigated farmland and associated water rights and infrastructure.  As of December 31, 2015, we own 7,350 gross acres.  Gross acres owned decreased from 7,538gross acres at December 31, 2014.  We will seek to expand our holdings by strategically acquiring or leasing irrigable farmland in the Arkansas River Basin.  We intend to develop and bring into production more of our currently held gross acres as we acquire additional water rights.  We also expect to increase the variety of crops we produce as we continue to expand our operations.

In May, 2014, we formed GrowCo, Inc., a wholly owned subsidiary of Two Rivers through the issuance of 20,000,000 shares of common stock.  On August 1, 2014 we announced that we were placing 10,000,000 GrowCo shares in a trust to be distributed to Two Rivers’ common shareholders based on four record dates (January 1, 2015; April 1, 2015; July 1, 2015, and October 1, 2015) after an effective registration statement is filed, which has not yet occured.  Each record date will distribute 2,500,000 GrowCo common shares on a prorata basis of shares owned of Two Rivers’ common shares.

Within GrowCo a separate Colorado limited liability company will own each greenhouse development project.  On January 20, 2015 we announced that we completed the funding ($4.4 million) for the first greenhouse project consisting of a 91,000 square foot greenhouse and 15,000 square foot processing and warehouse facility on 40 acres of land.  The greenhouse and facility has been pre-leased.  This funding and project is referred to as GrowCo Partners 1, LLC (GCP 1), which the owner of the land, water and improvements for the first greenhouse.  This greenhouse was occupied in October, 2015; however, the tenant agreed to begin lease payments as of September 1, 2015.  As the greenhouse tenant expands its growing operations, the final construction of additional greenhouse bays will be completed.  We anticipate that all of the greenhouse bays and the associated warehouse will be completed by April, 2016.

On July 20, 2015, we announced and filed a Form D registration statement with the United States Securities and Exchange Commission, for the completion of a $4 million GrowCo debt offering, which proceeds will be used to fund the completion of the first greenhouse, build the second greenhouse and provide working capital.

On October 1, 2015, we filed a Form D registration statement with the United States Securities and Exchange Commission, for the initiation of a $3.5 million GrowCo equity offering, which proceeds will be used to complete the construction of the first greenhouse, build the second greenhouse and provide working capital.  Subsequently, the Company decided to change this offering to a direct investment in various assets of GrowCo via a Colorado limited liability company, GCP Super Units, LLC in a $5.5 million offering.  The December 31, 2015 financial statements show this investment as non-controlling equity in GCP Super Units, LLC.


NOTE 2 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Principles of Consolidation

The accompanying consolidated financial statements include the accounts of Two Rivers, Huerfano-Cucharas Irrigation Company and TR Capital and its subsidiaries, Two Rivers Farms, Two Rivers Water and GrowCo.  All significant inter-company balances and transactions have been eliminated in consolidation.  

Non-controlling Interest

Below is the detail of non-controlling interest shown on the balance sheet.



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Year ended December 31,

Entity

2015

2014

TR Capital

$

20,588,000

$

20,740,000

HCIC

1,375,000

1,369,000

F-1

28,000

28,000

F-2

162,000

222,000

DFP

452,000

452,000

GrowCo Partners 1, LLC

3,521,000

-

GCP Super Units, LLC

3,828,000

-

TR Cap 20150630 Distribution, LLC

498,000

-

TR Cap 20150930 Distribution, LLC

460,000

-

Totals

$

30,912,000

$

22,811,000


During the year ended December 31, 2014, investors in Two Rivers Farms F-1 (convertible notes and preferred shares), Two Rivers Farms F-2 (convertible notes and preferred shares), the Company’s preferred shares, ASF convertible notes, DFP preferred shares, Ellicott second mortgage, and the new cash investments of $6,000,000 were given the opportunity to convert into TR Capital Partners, LLC and were issued 30,159,000 TR Capital Preferred Membership units, with a NCI value of $20,740,000.

The 30,159,000 TR Capital Preferred Membership units issued during the year ended December 31, 2014 are convertible into 1 common stock share of the Company and one-half warrant to purchase a share of stock of the Company.  In accordance with ASC Topic 470-20, Debt (and other convertible instruments with beneficial convertible features (“BCF”), the Company determined that a BCF amounting to approximately $12,337,000 and a relative fair value attached to the warrants of approximately $3,641,000 were recorded for the year ended December 31, 2014.  On the accompanying balance sheet as of December 31, 2014, these amounts were recorded as retained earnings and as additional paid in capital, respectively, and are representative of preferred share dividends available to non-controlling interest holders in the entity.

During the year ended December 31, 2015, $152,000 of TR Capital Preferred Membership units converted into Two Rivers’ common shares and $60,000 of F-2 membership units converted into Two Rivers’ common shares.  Two Rivers also formed two LLC special entities (TR Cap 20150630 Distribution and  TR Cap 20150930 Distribution) to provide in-kind distributions totaling $958,000 to holders of TR Capital Preferred Membership units.

Below is the breakdown of the non-controlling interest share of gains (losses):

Entity

Year ended December 31,

 

2015

2014

HCIC (1)

$

6,000

$

(6,000)

F-1 (2)

-

F-2 (2)

-

DFP (2)

-

Growco Partners 1, LLC

-

GCP Super Units, LLC

-

TR Cap 20150630 Distribution, LLC

-

TR Cap 20150930 Distribution, LLC

-

Totals

$

6,000

$

(6,000)



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Notes:

 

 

 


(1)

The Company owns 95% of HCIC.

 

(2)

The terms of the preferred shares in each subsidiary allows for a participatory additional preferred share dividend of 25% of the profits derived from the assets held by the subsidiary.  This participatory dividend, if any, will be recorded as a non-controlling share of the income.

Reclassification

Certain amounts previously reported have been reclassified to conform to current presentation.  Certain labels of accounts/classifications have been changed.

Use of Estimates

The preparation of financial statements in conformity with generally accepted accounting principles in the United States requires management to make estimates and assumptions.  These estimates and assumptions affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reported period.  Actual results could differ materially from those estimates.

Cash and Cash Equivalents

For purposes of reporting cash flows, Two Rivers Water & Farming Company considers cash and cash equivalents to include highly liquid investments with original maturities of 90 days or less. Those are readily convertible into cash and not subject to significant risk from fluctuations in interest rates.  The recorded amounts for cash equivalents approximate fair value due to the short-term nature of these financial instruments.

Concentration of Credit Risk

Financial instruments that potentially subject Two Rivers to significant concentrations of credit risk include cash equivalents, marketable investments, advances and accounts receivable.  The Company maintains its cash balances in the form of bank demand deposits, money market accounts that management believes to be of high credit quality.  Accounts receivable are typically uncollateralized and are derived from transactions with and from customers primarily located in the United States.

The Company’s farming revenue for the year ended December 31, 2015 of $2,413,000 consisted of 27 customers, with one customer representing 22%, another customer representing 20%, and another customer representing 15% of total farming revenue.  All other customers were less than 10%.

Fair Value of Measurements and Disclosures

Fair Value of Assets and Liabilities Acquired

Fair value is the price that would be received from the sale of an asset or paid to transfer a liability (i.e., an exit price) in the principal or most advantageous market in an orderly transaction between market participants.  In determining fair value, the accounting standards established a three-level hierarchy that distinguishes between (i) market data obtained or developed from independent sources (i.e., observable data inputs) and (ii) a reporting entity’s own data and assumptions that market participants would use in pricing an asset or liability (i.e., unobservable data inputs).  Financial assets and financial liabilities measured and reported at fair value are classified in one of the following categories, in order of priority of observability and objectivity of pricing inputs:

Level 1 – Fair value based on quoted prices in active markets for identical assets or liabilities.

Level 2 – Fair value based on significant directly observable data (other than Level 1 quoted prices) or significant indirectly observable data through corroboration with observable market data. Inputs would normally be (i) quoted prices in active markets for similar assets or liabilities, (ii) quoted prices in



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inactive markets for identical or similar assets or liabilities or (iii) information derived from or corroborated by observable market data.

Level 3 – Fair value based on prices or valuation techniques that require significant unobservable data inputs.  Inputs would normally be a reporting entity’s own data and judgments about assumptions that market participants would use in pricing the asset or liability.

The fair value measurement level for an asset or liability is based on the lowest level of any input that is significant to the fair value measurement.  Valuation techniques should maximize the use of observable inputs and minimize the use of unobservable inputs.

Recurring Fair Value Measurements

The carrying value of the Company’s financial assets and financial liabilities is their cost, which may differ from fair value.   The carrying value of cash held as demand deposits, money market and certificates of deposit, marketable investments, accounts receivable, short-term borrowings, accounts payable and accrued liabilities approximated their fair value.  Marketable investments are valued at Level 1 due to readily available market quotes. The fair value of the Company’s long-term debt, including the current portion approximated its carrying value.  Fair value for long-term debt was estimated based on quoted market prices of the identical debt instruments or values of comparable borrowings.

Accounts Receivable

The Company carries its accounts receivable, net at management’s expectation of collection and past experience.  As of December 31, 2015, the Company did not have an allowance for doubtful accounts receivable based on past payment performance. As of December 31, 2014, the Company had a $10,000 allowance for doubtful accounts receivable which was used in 2015.

Inventories

Inventory represents to lower of cost or market of farm input costs, until sold, and packaging, seeds and fertilizers not yet used.  For the year ended December 31, 2015 the inventory consisted of parsnips not yet harvested (recorded at lower of cost or market)and packaging, seeds and fertilizers to be used in the next year for farming operations.  For the year ended December 31,2014, the inventory only consisted of packaging, seeds and fertilizers to be used in the next year for farming operations.

Capitalization of Interest

As of December 31, 2015, $438,000 in preferred return has been capitalized in the construction of greenhouse 1 and 2.  This mostly represents the 12% preferred return to holder of GrowCo Partners 1, LLC during the construction phase of greenhouse 1.  

Property and Equipment

Property and equipment are stated at cost less accumulated depreciation.  Depreciation is computed principally on the straight-line method over the estimated useful life of each type of asset which ranges from three to twenty seven and a half years.  Maintenance and repairs are charged to expense as incurred; improvements and betterments are capitalized.  Upon retirement or disposition, the related costs and accumulated depreciation are removed from the accounts, and any resulting gains or losses are credited or charged to income.



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Below is a summary of premises and equipment:

 

 

December 31,

Asset Type

Life in Years

2015

2014

Office equipment, furniture, computers

5 – 7

$

11,000 

$

11,000

Computers

3

45,000 

42,000

Vehicles

5

45,000 

45,000

Farm equipment

7 - 10

1,807,000 

1,648,000

Irrigation system

10

995,000 

989,000

Buildings

27.5

393,000 

390,000

Website

3

7,000 

7,000

Subtotal

 

3,303,000 

3,132,000

Less: Accumulated depreciation

 

(1,354,000)

970,000

Net book value

 

$

1,949,000 

$

2,162,000


Land

Land acquired for farming is recorded at cost.  Some of the land acquired has not been farmed for many years, if not decades.  Therefore, additional expenditures are required to make the land ready for efficient farming.  Expenditures for leveling the land are added to the cost of the land.  Irrigation is not capitalized in the cost of Land (Property and Equipment above). Land is not depreciated.  However, once per year, Management will assess the value of land held, and in their opinion, if the land has become impaired, Management will establish an allowance against the land.

Water rights and infrastructure

Subsequent to purchase of water rights and water infrastructure, management periodically evaluates the carrying value of its assets, and if the carrying value is in excess of fair market value, the Company will establish an impairment allowance.  Currently, there is a $30,000 impairment on the Company’s land and water shares.  No amortization or depreciation is taken on the water rights.

Intangibles

Two Rivers recognizes the estimated fair value of water rights acquired by the Company’s purchase of stock in HCIC and Orlando.   These intangible assets will not be amortized because they have an indefinite remaining useful life based on many factors and considerations, including, the historical upward valuation of water rights within Colorado.

Impairments

Property and Equipment

Once per year we review all property, equipment and software owned by the Company and compared the net book value of such assets with the fair market value of each piece of equipment having a net book value greater than $5,000.  If it is determined that the net book value is greater than the fair market value, an impairment will be recorded.  If impairment is necessary, a loss on the value of the affected asset will be recorded, and the impairment will not be reversed in future periods.

Land

Once per year we review each parcel of land owned by the Company together with improvements to each parcel and compare the carrying cost with the fair market value.  If it appears that our carrying value may be greater than the fair market value, an independent appraisal will be ordered.  If the appraised value is less than our carrying value, an impairment will be recorded.  If impairment is necessary, a loss on the value of our land will be recorded, and the impairment will not be reversed in future periods.



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Water rights and infrastructure

Once per year we assess the value of the water rights held by the Company, comparing our estimated values with recent sales of comparable water rights.  In the event that such assessment indicates that the carrying value is greater than the fair market value of the water rights, an impairment will be recorded.  If impairment is necessary, a loss on value of our water rights will be recorded, and the impairment will not be reversed in future periods.  Currently, there is a $30,000 impairment on the Company’s land and water shares.  

Revenue Recognition

Farm Revenues

Revenues from farming operations are recognized when sold into the market.  All direct expenses related to farming operations are capitalized as farm inventory and recognized as a direct cost of sale upon the sale of the crops.

Shipping costs invoiced to customers are shown as farm revenue.  Shipping costs paid by the Company are shown in the direct cost of farm revenue.

Lease Revenues – Related Party

The lease between GrowCo (through its subsidiary, GCP 1) and its related party lessee, Suncanna, is classified as an operating lease.  Under ASC 840-10-25-1(a) “Lease Classification Criteria”, a lease is an operating leases if it does not many any of the four criteria listed in ASC 840-10-25-1.  GrowCo’s lease with Suncanna does not meet any of these criteria.

Lease revenue – related party is recognized monthly at the end of each month.  Total lease payments under the 60 monthlease agreement, which are $11,151,000,is divided by the lease term.  Therefore, the average lease rate per month is $186,000. This spreads the total amount of the lease payment stream over the life of the lease.  

As of December 31, 2015, we have advanced $203,000 to our related party tenant, Suncanna, to assist with its working capital.  ASC 605-45-45 “Revenue Recognition, Prinicipal Agent Considerations” provides eight indicators that may support reporting gross revenue.  While GrowCo does not have any rights to Suncanna’s cannabis inventory, Two Rivers has determined that GrowCo is the primary obligor of Suncanna’s working capital commitments, performs part of the service on behalf of Suncanna, involved in the determination of services to Suncanna, and has credit risk.  Therefore, the $203,000 is recognized as an addition to leasing revenue – related party with $203,000 shown as the direct cost of leasing revenue.

Member Assessments

Once per year the HCIC board estimates HCIC’s expenses, less anticipated water revenues, and establishes an annual assessment per ownership share.  One-half of the member assessment is recorded in the first quarter of the calendar year and the other one-half of the member assessment is recorded in the third quarter of the calendar year.  Assessments paid by Two Rivers Water Company to HCIC are eliminated in consolidation of the financial statements.

HCIC does not reserve against any unpaid assessments.  Assessments due, but unpaid, are secured by the member’s ownership of HCIC.  The value of this ownership is significantly greater than the annual assessments.

Stock Based Compensation

Beginning January 1, 2006, the Company adopted the provisions of ASC 718 and accounts for stock-based compensation in accordance with ASC 718.  Under the fair value recognition provisions of this standard, stock-based compensation cost is measured at the grant date based on the fair value of the award and is recognized as expense on a straight-line basis over the requisite service period, which generally is the vesting period.  The Company elected the modified-prospective method, under which prior periods are not revised for comparative



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purposes.  The valuation provisions of ASC 718 apply to new grants and to grants that were outstanding as of the effective date and are subsequently modified.  

All options granted prior to the adoption of ASC 718 and outstanding during the periods presented were fully vested at the date of adoption.

Income Taxes

Provision for income taxes represents actual or estimated amounts payable on tax return filings each year. Deferred tax assets and liabilities are recorded for the estimated future tax effects of temporary differences between the tax basis of assets and liabilities and amounts reported in the accompanying balance sheets, and for operating loss and tax credit carry forwards.  The change in deferred tax assets and liabilities for the period measures the deferred tax provision or benefit for the period.  Effects of changes in enacted tax laws on deferred tax assets and liabilities are reflected as adjustment to the tax provision or benefit in the period of enactment.  

The Company uses a two-step process to evaluate a tax position.  The first step is to determine whether it is more-likely-than-not that a tax position will be sustained upon examination, including the resolution of any related appeals or litigation based on the technical merits of that position.  The second step is to measure a tax position that meets the more-likely-than-not threshold to determine the amount of benefit to be recognized in the financial statements.  A tax position is measured at the largest amount of benefit that is greater than 50 percent likely of being realized upon ultimate settlement.

Tax positions that previously failed to meet the more-likely-than-not recognition threshold should be recognized in the first subsequent period in which the threshold is met.  Previously recognized tax positions that no longer meet the more-likely-than-not criteria should be de-recognized in the first subsequent financial reporting period in which the threshold is no longer met.  The Company reports tax-related interest and penalties as a component of income tax expense.

Based on all known facts and circumstances and current tax law, the Company believes that the total amount of unrecognized tax benefits as of December 31, 2015, is not material to its results of operations, financial condition, or cash flows.  The Company also believes that the total amount of unrecognized tax benefits as of December 31, 2015, if recognized, would not have a material effect on its effective tax rate.  The Company further believes that there are no tax positions for which it is reasonably possible, based on current tax law and policy that the unrecognized tax benefits will significantly increase or decrease over the next 12 months producing, individually or in the aggregate, a material effect on the Company’s results of operations, financial condition or cash flows.

The amount of income taxes the Company pays is subject to ongoing examinations by federal and state tax authorities.  To date, there have been no reviews performed by federal or state tax authorities on any of the Company’s previously filed returns.  The Company’s 2012 and later tax returns are still subject to examination.

Net Income (Loss) per Share

Basic net income per share is computed by dividing net income (loss) attributed to Two Rivers available to common shareholders for the period by the weighted average number of common shares outstanding for the period.  Diluted net income (loss) per share is computed by dividing the net income for the period by the weighted average number of common and potential common shares outstanding during the period.

The dilutive effect of the outstanding 2,369,948 RSUs, 2,014,867 options, and 17,802,908 warrants at December 31, 2015, has not been included in the determination of diluted earnings per share since, under ASC 260 they would anti-dilutive.

Recently Issued Accounting Pronouncements

In May 2014, the FASB issued Accounting Standards Update No. 2014-09, Revenue from Contracts with Customers (Topic 606) (“ASU 2014-09”). The core principle of ASU 2014-09 is that an entity should recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. To achieve that core principle, an entity



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should apply the following steps: identify the contract(s) with a customer; identify the performance obligations in the contract; determine the transaction price; allocate the transaction price to the performance obligations in the contract; and recognize revenue when (or as) the entity satisfies a performance obligation. ASU 2014-09 supersedes the revenue recognition requirements in Accounting Standards Codification Topic No. 605, Revenue Recognition, most industry-specific guidance throughout the industry topics of the accounting standards codification, and some cost guidance related to construction-type and production-type contracts. ASU 2014-09 is effective for public entities for annual periods and interim periods within those annual periods beginning after December 15, 2017. Early adoption is not permitted. Companies may use either a full retrospective or a modified retrospective approach to adopt ASU 2014-09.  We are evalutating the impact of this ASU on our financial statement presentation and disclosure.

In August 2014, the FASB issued ASU No. 2014-15, Disclosure of Uncertainties About an Entity’s Ability to Continue as a Going Concern, or ASU 2014-15. ASU 2014-15 amends FASB ASC 205-40 Presentation of Financial Statements – Going Concern, by providing guidance on determining when and how reporting entities must disclose going-concern uncertainties in their financial statements, including requiring management to perform interim and annual assessments of an entity’s ability to continue as a going concern within one year of the date of issuance of the entity’s financial statements and providing certain disclosures if there is substantial doubt about the entity’s ability to continue as a going concern. ASU 2014-15 will be effective after December 15, 2016, and early adoption is permitted.  We are still evaluating the impact of this ASU on our financial statement disclosures.

In April 2015, FASB issued ASU 2015-03, Interest—Imputation of Interest (Subtopic 835-30): Simplifying the Presentation of Debt Issuance Costs.  The guidance in the ASU is effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2015. Early adoption is allowed for financial statements that have not been previously issued. Debt issuance costs related to a recognized debt liability will be presented on the balance sheet as a direct deduction from the debt liability, similar to the presentation of debt discounts.  The Company has elected to adopt this ASU early and is presented in these financial statements.

On February 25, 2016, FASB issued a new lease accounting standard, ASU 2016-02, Leases (Topic 842). The new leasing standard presents changes to the balance sheets of lessees.  The guidance in the ASU is effective for fiscal years, and interim periods within those fiscal years, beginning after December 15, 2018. Lessor accounting is updated to align with certain changes in the lessee model and the new revenue recognition standard.  We are evaluating the impact of this ASU on our financial statement disclosures.

Management does not believe that any other recently issued, but not effective, accounting standards if currently adopted would have a material effect on the accompanying consolidated financial statements.


NOTE 3 – INVESTMENTS AND LONG-LIVED ASSETS

Land

Upon purchasing land, the value is recorded at the purchase price or fair value, whichever is more accurate.  Costs incurred to prepare the land for the intended purpose, which is efficient irrigated farming, is also capitalized in the recorded cost of the land.  No amortization or depreciation is taken on Land.  However the land is reviewed by management at least once per year to ascertain if a further analysis is necessary for any potential impairments.

Water rights and infrastructure

The Company has acquired both direct flow water rights and water storage rights.  We have obtained water rights through the purchase of shares in a mutual ditch company, which we did with our purchase of shares in HCIC, or through the purchase of an entity holding water rights, which we did with our purchase of the Orlando.  The Company may also acquire water rights through outright purchase.  In all cases, such rights are recognized under decrees of the Colorado water court and administered under the jurisdiction of the Office of the State Engineer.

Upon purchasing water rights, the value is recorded at our purchase price.  If a majority interest is acquired in a company holding water assets (potentially with other assets including water delivery infrastructure, right of ways, and land), the Company determines the fair value of the assets.  To assist with the valuation, the Company may



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consider reports from a third-party valuation firm.  If the value of the water rights is greater than what the Company paid then a bargain purchase gain is recognized.   If the value of the water assets are less than what the Company paid then goodwill is recognized.  

Subsequent to purchase, management periodically evaluates the carrying value of its assets, and if the carrying value is in excess of fair market value, the Company will establish an impairment allowance.  Currently, there are no impairments on the Company’s land and water shares.  No amortization or depreciation is taken on the water rights.

Construction in progress

The Company has commenced construction on GrowCo’s first greenhouse.  During the year ended December 31, 2014, the Company wrote off $34,000 of construction in progress that pertained to dam and water infrastructure that was previously completed and completed $310,000 for a cooling shed expansion.  The ending balance of $1,081,000 represented construction in progress of the first greenhouse.


During the year ended December 31, 2015, the Company transferred, as a partial completion, $1,827,000 into the first greenhouse.  The Company expended $5,430,000 on greenhouse 1 and 2.  Management’s current plan is to expand greenhouse 2 to be 180,000 square feet with an associated 30,000 square foot warehouse.


 

Year ended December 31,

 

2015

2014

Beginning balance

$

1,081,000 

$

34,000 

Additions

5,430,000 

1,391,000 

Finished - Transferred

(1,827,000)

(344,000)

Ending Balance

$

4,684,000 

$

1,081,000 


Intangible Assets

On November 2, 2012, the Company acquired the Dionisio produce business and related equipment for $1,873,000 plus accrued interest of $30,000.  

The purchase price was allocated as follows:

Produce business

$

1,037,000

Equipment  

836,000

Prepaid interest

30,000

Ending Balance

$

1,903,000




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Based on the discounted cash flow analysis and assuming the average life of a customer is 20 years, the produce business has the following values, as of December 31, 2015 and 2014:

 

Year ended December 31,

 

2015

2014

Customer list

$

580,000 

$

580,000 

Trade name

220,000 

220,000 

Residual goodwill

237,000 

237,000 

 

1,037,000 

1,037,000 

Less accumulated amortization

(120,000)

(80,000)

Ending Balance

$

917,000 

$

957,000 


The cost of the customer list and the trade name is amortized on a straight-line basis over 20 years.  The residual goodwill will betested at least once per year for impairments.  Testing can be performed more frequently if circumstances or events might indicate an impairment.

Based on the 20-year life of the trade name and customer list with no value at the end of the 20 years, the yearly amount of amortization is $40,000 per year.


NOTE 4 – NOTES PAYABLE

HCIC Seller Carry Back Notes

Beginning on September 17, 2009, Two Rivers began acquiring shares in HCIC and related land from a HCIC shareholder.  As part of these acquisitions, many of the sellers financed notes payable with Two Rivers and HCIC.  As of December 31, 2012, these loans totaled $7,364,000.   The notes carry interest at 6% per annum, interest payable monthly, the principal amounts were due at various dates from March 31, 2013 through September 30, 2015, and are collateralized by HCIC shares and land.  

In June 2013, the Company negotiated an extension on holders representing $6,164,000 of the seller carry back notes.  Previously these amounts were due either August or September, 2013.  The holders of the notes agreed to extend the due date to June 30, 2016.  In exchange for this extension, the Company increased the principal balance by 20% from $6,164,000 to $7,397,000, paid 5.43% against the principal and agreed to begin paying monthly interest and principal at a 20-year amortization rate.  

Holders representing $3,181,000 of the notes held conversion rights into the Company’s common shares at $1.00 to $1.25.  These conversions were cancelled and replaced by 5-year warrants at $3.00 per share.  A total of 1,367,000 warrants were issued.   The warrants issued had a fair value of $277,000 using the Black Scholes method of fair value determination.

Pursuant to ASC 470-50-40-10, testing was performed by management on whether the new note structure constituted a debt extinguishment and issuance of new debt.  Management determined that this note modification qualified as a debt extinguishment.  Therefore ASC 820 was used to determine the fair value of the new debt issued.  The fair value, using a 10% discount factor for the present value analysis of the new cash flow stream and fair value of the warrants issued determined the fair value of the new debt to be $7,037,000.  Compared to the prior debt value of $6,164,000, the fair value produced a one-time $873,000 loss, recorded in the fourth quarter of 2013.

Additionally, a discount on the HCIC debt was recorded in the quarter ended December 31, 2013 for $637,000, which will be amortized using an effective interest rate of 10% over the three year term.


As of December 31, 2015, the related debt issuance cost, with an effective interest rate of 10%, was recorded at $127,000, thereby making $7,246,000 in principal due.  Of the principal due, $6,752,000 is due June 30, 2016.  The



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Company is attempting to locate new financing alternatives to pay the amounts due on June 30, 2016 and will also offer existing holders an extension.

Orlando Seller Carry Back Note

On January 28, 2011, the Company purchased water storage and direct flow from the Orlando Reservoir No. 2 Company, LLC (“Orlando”) for $3,100,000, which consisted of a cash payment of $100,000 and a seller financed note payable of $3,000,000.  The note was due January 28, 2014.

In July 2011, the Company and Orlando renegotiated the purchase of the Orlando LLC for 650,000 of the Company’s common stock, a $1,412,500 cash payment and a seller carry back note of $187,500.

In 2014 the Company decided that the land securing the $187,500 is not strategic to its operations.  Therefore, for the year ending December 31, 2015, Company exchanged land held as collateral for the Orlando seller carry back note for the cancellation of the $187,500 note.  Due to the waiver of accrued interest, the Company recorded a gain of $101,000 for this exchange.

Series B Convertible Debt

The $25,000 Series B convertible debt was paid by the Company, in full including the accrued interest, in January, 2016.

Colorado Water Conservation Loan (“CWCB”)

On March 5, 2012 the Company closed long-term financing with the Colorado Department of Natural Resources, Colorado Water Conservation Board in the amount of $1,185,000 (the “CWCB Loan”).  This loan partially finances the rehabilitation of the Cucharas Reservoir to bring it into safety compliance with the Colorado State Engineers office.  Further, the CWCB Loan assisted with the rehabilitation of the Orlando facilities.  There was a $12,000 service fee due upon closing.  This amount is being amortized over the expected life of the CWCB Loan, which is 20 years with interest fixed at 2.5% per annum.  During the year ended December 31, 2015, the Company paid an additional $210,000 toward the CWCB Loan principal in order to release CWCB’s lien on 157 acres being used to build GrowCo greenhouses.  As of December 31, 2015 and 2014, the amounts outstanding under the CWCB Loan totaled $845,000 and $1,104,000, respectively.

FirstOak Bank – Dionisio Purchase

The cost of the Dionisio land/water acquisition was $1,500,000, of which $900,000 was financed by FirstOak Bank and $600,000 was paid in cash.

The terms of the FirstOak loan is at 1% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate (3.50% as of December 31, 2015 and 3.25% as of December 31, 2014), subject to a minimum of 6% per annum.   The FirstOak loan is secured by the Dionisio assets, which include 146 shares of the Bessemer Irrigation Ditch Company (“BIDC”).  There are five annual payments of $76,000 due each December 15 commencing December 15, 2012.  A balloon payment of all accrued interest and outstanding principal is due June 15, 2017.  As of December 31, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $771,000 and $800,000, respectively.

In May 2014, the Company also borrowed $176,000 to purchase additional farmland.  The loan is at 1.5% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate, subject to a minimum of 6% per annum.   The FirstOak loan is secured by 9 BIDC shares, well permits and water leases. There are five annual payments of $15,000 due each December 15 commencing December 15, 2014.  A balloon payment of all accrued interest and outstanding principal is due December 5, 2018 of $160,000.  As of December 31, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $162,000 and $167,000, respectively.

Seller Carry Back – Dionisio



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On November 2, 2012, the Company acquired the Dionisio produce business and related equipment for $1,500,000.  The seller carried back $600,000 (which was subsequently reduced to $590,000 due to the Company assuming additional debt owed by seller) of this purchase price.  The note is paid quarterly, interest only at 6% per annum.  The note is due November 2, 2017.  Certain assets of Dionisio secure the note.

FirstOak Bank – Mater Purchase

The cost of the Mater land/water acquisition was $325,000, of which $169,000 was financed by FirstOak, $25,000 seller carry back and $131,000 was paid in cash.  The purchase price has been allocated to land for $106,000 and $219,000 to water rights representing the purchase of BIDC shares.  

The terms of the First Oak loan is at 1% above the base rate on corporate loans posted by at least 75% of the nation’s 30 largest banks known as the Wall Street Journal Prime Rate, subject to a minimum of 6% per annum.   The FirstOak loan is secured by the Mater assets.  There are four annual payments of $15,000 due each December 5 commencing December 15, 2013.  A balloon payment of all accrued interest and outstanding principal is due December 5, 2017 for $159,000.

As of December 31, 2015 and 2014, the amounts outstanding under the FirstOak loan totaled $152,000 and $165,000, respectively.

McFinneyAgri-Finance LLC (McFinney) and Ellicot second mortgage (Ellicot)

On March 15, 2013, the Company purchased unimproved land in El Paso county, Colorado for a purchase price of $1,250,000.  The company paid $620,000 (including closing costs and allocations) and financed $650,000 McFinney and $400,000 Ellicot, through private investors.

The terms of the McFinney financing is for monthly payments of principal and interest of $4,238 per month, a fixed interest rate of 6.8% per annum, with the remaining principal due on April 1, 2018.  The note is secured by a deed of trust on the 2,579 acres of land purchased and a guaranty of payment by the Company.  As of December 31, 2015 and 2014, the amounts outstanding under the McFinney loan totaled $631,000 and $638,000, respectively.

Bridge Notes

Bridge notes were issued in December 2014, with interest at 12% and due on March 31, 2015.  These notes had the option to convert into GrowCo Partners 1, LLC Preferred Units.  In January 2015, $1,840,000 of the $1,870,000 of bridge notes converted into Grow Partners 1, LLC Preferred Units.  In January 2015, the remaining $30,000 was paid in full.

GrowCo Notes

During the ended December 31, 2015, the Company, through its subsidiary GrowCo, issued $4,000,000 in promissory notes to 17 individual investors.   The notes have a security interest in the land, water and improvements to the 157 acres where GrowCo is developing its greenhouses.  The notes pay 22.5% in annual interest, with interested paid monthly, and are due April 1, 2020.  The Company cannot prepay the notes; however, noteholders have the right to call the notes at the first anniversary, or thereafter, of each note with a 60 day notice to the Company.   Due to this call provision, the net amount of the GrowCo note balance of $4,000,000 is presented as a current portion of long term debt on the financials.


During the year ended December 31, 2015, the Company incurred $131,000 indebt issuance costs relatred to its GrowCo note offering and expensed $22,000 to interest expense.  The debtissuance costs are being amortized via the effective interest method, using 22.5%, over the life of the notes.


The GrowCo notes investors also received one GrowCo common stock $1 warrant for each $1 invested.  These warrants expire on April 30, 2020.  




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Below is a summary of the Company’s long term debt:

 

December 31, 2015

December 31, 2014

 

 

 

Note

Principal Balance

Accrued Interest

Principal Balance

Interest rate

Security

HCIC seller carry back

$

7,373,000

$

37,000 

$

7,572,000

6%

Shares in the Mutual Ditch Company

Orlando seller carry back

-

188,000

7%

188 acres of land

Series B convertible debt

25,000

1,000 

25,000

6%

F-2 assets

CWCB

845,000

24,000 

1,104,000

2.5%

Certain Orlando and Farmland assets

FirstOak Bank - Dionisio Farm

771,000

12,000 

800,000

(1)

Dionisio farmland and 146.4 shares of Bessemer Irrigating Ditch Company Stock, well permits

FirstOak Bank - Dionisio Farm

162,000

1,000 

167,000

(2)

Dionisio farmland and 9 shares of Bessemer Irrigating Ditch Company Stock, well permits, water leases

Seller Carry Back - Dionisio

590,000

4,000 

590,000

6.0%

Unsecured

FirstOak Bank - Mater

152,000

2,000 

165,000

(1)

Secured by Mater assets purchased

Seller Carry Back - Mater

-

25,000

6.0%

Land from Mater Purchase

McFinneyAgri-Finance

631,000

638,000

6.8%

2,579 acres of pasture land in Ellicott Colorado

Bridge Notes

-

1,870,000

12.0%

Unsecured

GrowCo, Inc.

4,000,000

75,000 

-

22.5%

Various land and water assets

Kirby Group

-

110,000

6.0%

Unsecured

Equipment loans

385,000

13,000 

466,000

5 - 8%

Specific equipment

Total

14,934,000 

$

169,000

13,720,000 

 

 

 

Less: HCIC discount

(127,000)

 

(350,000)

 

 

 

Less: GrowCo unamortized debt issuance cost

(109,000)

 

 

 

 

Less: Current portion

(11,068,000)

 

(3,284,000)

 

 

 

Long term portion

$

3,630,000 

 

$

10,086,000 

 

 

 

 

Notes:

 

  (1) Prime rate + 1.0%, but not less than 6%

 

  (2) Prime rate + 1.5%, but not less than 6%


Current portion long term debt:

December 31, 2015

HCIC seller carry back

$

6,752,000

Series B convertible

25,000

CWCB

50,000

FirstOak Bank - Dionisio Farm

28,000

FirstOak Bank - Dionisio Farm

5,000

FNB-Mater

5,000

Seller Carry Back - Mater

25,000

McFinneyAgri-Finance

8,000

GrowCo Notes

4,000,000

Equipment loans

170,000

Total

$

11,068,000




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Schedule of principal payments due by year:


Year Ending December 31,

 

Total

2016

$

7,010,000

2017

1,060,000

2018

2,036,000

2019

74,000

2020

4,586,000

(1)

2021 & Beyond

168,000

 

Total

$

14,934,000


Note: (1)This amount includes $4,000,000 in GrowCo notes that can be called with a 60 day notice by Noteholders after April 1, 2016.


NOTE 5 – INFORMATION ON BUSINESS SEGMENTS

We organize our business segments based on the nature of the products and services offered.  We focus on the Water and Farming Business with Two Rivers Water & Farming Company as the Parent company.  Therefore, we report our segments by these lines of businesses: Farms and Water.  Farms contain all of our Farming Business (Farms, F-1, F-2, Dionisio).  Water contains our Water Business (HCIC and Orlando).  Our Parent category is not a separate reportable operating segment.  Segment allocations may differ from those on the face of the income statement.

In the following tables of financial data, the total of the operating results of these business segments is reconciled, as appropriate, to the corresponding consolidated amount.  There are some corporate expenses that were not allocated to the business segments, and these expenses are contained in the “Total Operating Expenses” under Parent.



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Operating results for each of the segments of the Company are as follows (in thousands):

 

 

For the year ended December 31, 2015

 

For the year ended December 31, 2014

 

 

Parent

Farms

Greenhouse Leasing & Services

Water

Total

 

Parent

Farms

Greenhouse Leasing & Services

Water

Total

Revenue

 

 

 

 

 

 

 

 

 

 

 

 

Farm revenue

$

$

2,413 

$

$

$

2,413 

 

$

$

2,405 

$

-

$

$

2,405 

 

Leasing and services – related party

62 

947 

1,009 

 

16 

-

16 

 

Member assessments

10 

10 

 

-

15 

15 

 

Other & misc.

 

-

 

Total revenue

2,481 

947 

10 

3,438 

 

2,421 

-

15 

2,436 

 

Less: direct cost of revenue

2,857 

203 

3,060 

 

2,994 

-

2,994 

Gross Profit (Loss)

(376)

744 

10 

378 

 

(573)

-

15 

(558)

Operating Expenses

 

 

 

 

 

 

 

 

 

 

 

 

General & administrative

1,427 

180 

390 

54 

2,051 

 

2,364 

-

2,364 

 

Depreciation&amortizatioin

386 

12 

160 

559 

 

89 

250 

-

170 

509 

Income (Loss) from operations

(1,428)

(942)

342 

(204)

(2,232)

 

(2,453)

(823)

-

(155)

(3,431)

Other Income (Expenses)

 

 

 

 

 

 

 

 

 

 

 

 

Interest expense

(195)

(600)

(725)

(1,520)

 

(503)

(108)

-

(439)

(1,050)

 

Loss on debt extinguishment

 

-

(108)

(108)

 

Warrant and options expense

(86)

(86)

 

(81)

-

(81)

 

Other & misc.

98 

98 

 

(2)

-

(2)

Total Other Income (Expense)

12 

(195)

(600)

(725)

(1,508)

 

(586)

(108)

-

(547)

(1,241)

Net (Loss) Income from operations before income taxes

(1,416)

(1,137)

(258)

(929)

(3,740)

 

(3,039)

(931)

-

(702)

(4,672)

Income Taxes (Expense)/Credit

 

-

Net (Loss) before Non-Controlling Interest

(1,416)

(1,137)

(258)

(929)

(3,740)

 

(3,039)

(931)

-

(702)

(4,672)

Non-controlling interest

(6)

(6)

 

-

Net (Loss)

(1,416)

(1,137)

(258)

(935)

(3,746)

 

(3,039)

(931)

-

(696)

(4,666)

 

Preferred shareholder distributions

(1,988)

(49)

(374)

(2,411)

 

(1,643)

-

(1,643)

Net (Loss) attributed to Two Rivers Water & Farming Company Common Shareholders

$

(3,404)

$

(1,186)

$

(632)

$

(935)

$

(6,157)

 

$

(4,682)

$

(931)

$

-

$

(696)

$

(6,309)

Segment assets

$

1,979 

$

6,553 

$

7,667 

$

31,690 

$

47,889 

 

$

3,102 

$

8,616 

$

-

$

31,312 

$

43,030 




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NOTE 6 - EQUITY TRANSACTIONS

Common Stock

The Company has authorized 100,000,000 shares of common stock with a par value of $0.001.  The total issued common stock as of December 31, 2015, was 26,980,811 common shares.

During the year ended December 31, 2015, the Company had the following common stock transactions:

·

issued 130,833 shares to its independent board members for 2014 service;

·

issued 178,080 shares to holders of TR Capital for conversion into the Company shares;

·

issued 59,360 shares to holders of F-2 Preferred Shares who converted into the Company shares;

·

issued 2,000 shares to a consultant for work performed in 2015; and

·

issued 86,000 shares to a previous board member from a prior RSU grant.


During the year ended December 31, 2014, the Company had the following common stock transactions:

·

In May, the Company issued the following common stock:

o

30,000 shares to a prior employee under our stock plan; and

o

50,000 shares to a consultant for work performed in 2014.

·

In June, the Company issued the following common stock:

o

833,334 shares under our stock plan; and

o

142,500 shares to the independent members of the Board of Directors.

·

In July, the Company issued the following common stock:

o

237,440 shares as a conversion from F-2 Preferred Shares;

o

166,667 shares to an employee under an Restricted Stock Units grant; and

o

4,000 shares to a consultant.

·

In August, the Company issued 121,688 shares as a conversion from F-2 Preferred Shares.

·

In September, the Company issued 59,360 shares as a conversion from F-2 Preferred Shares.


Stock Incentive Plans

The Company previously had a 2005 Stock Option Plan (“2005 Plan”) that was superseded by the Two Rivers 2011 Long-Term Stock Incentive Plan (“2011 Plan”).   Upon the Company’s shareholder adoption of the 2011 Plan, the 2005 Plan stopped issuance of any further grants, except for grants previously committed by agreement.

Under the 2005 Plan, we have the following stock options issued and outstanding:

Company Relationship

 Options

Date of Grant

Vesting Date

Performance Requirement

Expiration Date

Exercise Price

Exercised to Date

Former Director

1,023,200

Jul-06

Jul-06

Satisfied

Jul-16

$

1.25

-

Consultants

966,667

Various

Various

Satisfied

Various

$

1.25

-

Total

1,989,867

 

 

 

 

 

 


If all of the options were exercised, $2,487,000 would be collected by the Company and yield an average share price of $1.25.

There were no options issued under the 2005 Plan for the years ending December 31, 2015 and 2014.



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A summary of the Two Rivers 2005 Option Plan (“2005 Plan”) is as follows:

 

 Shares

Weighted Average Exercise Price

Outstanding December 21, 2013

1,989,867

$

1.25

Granted

-

-

Cancelled

-

-

Expired

-

-

Exercised

-

-

Outstanding December 31, 2014

1,989,867

1.25

Granted

-

-

Cancelled

-

-

Expired

-

-

Exercised

-

-

Outstanding December 31, 2015

1,989,867

$

1.25

Options Exercisable, December 31, 2015

1,989,867

$

1.25


For the year ended December 31, 2015, the Company extended 366,667 options that were due to expire in November 2015 to an expiration date in November 2017.  This extension resulted in  $31,000 of expense being recorded in 2015.

Option Valuation Process

The fair value of each option award is estimated on the date of grant.  To calculate the fair value of options, the Company uses the Black-Scholes model employing the following variables:

 

2015

2014

Expected stock price volatility

72%

66%

Risk-free interest rate

1.45%

1.31%

Expected option life (years)

2.00  

3.63-4.58  

Expected annual dividend yield

0%

0%


The Company arrived at the foregoing estimate of volatility of the Company’s common stock based on the Company’s stock closing price on a weekly basis and averaged over the prior five years. The risk-free rate for periods within the expected term of the options is based on the U.S. Treasury yield curve in effect at the time of grant. The Company believes these estimates and assumptions are reasonable. However, these estimates and assumptions may change in the future based on actual experience as well as market conditions.

A summary of the Two Rivers 2011 Long-Term Stock Incentive Plan (“2011 Plan”) is as follows:

 

 Shares

Outstanding December 31, 2013

3,122,615 

Granted

559,834 

Cancelled

Expired

Exercised

(1,226,501)

Outstanding December 31, 2014

2,455,948 

Granted

115,625 

Cancelled

Expired

Exercised

(218,833)

Outstanding December 31, 2015

2,352,740 

Exercisable, December 31, 2015

2,352,740 


The optionexpense from both the 2011 and 2005 Plans were $31,000 and $173,000 for the years ended December 31, 2015 and 2014, respectively.

Under the 2011 Plan, we have issued the following Restricted Stock Units (RSUs):

Grantee

Company Relationship

RSUs issued

Date of Grant

Vesting Date

Performance Requirement

Exercised to Date

John R. McKowen

Chairman/CEO

2,480,948

Oct-10

(1)

(2)

500,000

Wayne Harding

CFO

700,000

Oct-10

(1)

(2)

700,000

Jolee Henry

Prior Director

400,000

Oct-10

Jan-11

n/a

86,000

 

 

3,630,948

 

 

 

1,286,000

Notes:

 (1) Vests 1/3 at the end of each 12 months from Date of Grant

 (2) Subject to employer deferral and employment agreement, if applicable and to satisfactory employee performance during the vesting period


The Company can issue stock awards and options for nonemployee services.  If stock is granted, the Company values the stock using an average of the closing price of the Company’s stock over the period that the service was rendered.  If options are granted, the Company uses the Black-Scholes model for determining fair value (see above).

Warrants

During the year ended December 31, 2014, investors in Two Rivers Farms F-1 (convertible notes and preferred shares), Two Rivers Farms F-2 (convertible notes and preferred shares), the Company’s preferred shares, ASF convertible notes, DFP preferred shares, Ellicott second mortgage, and the new cash investments of $6,000,000 were given the opportunity to convert into TR Capital Partners, LLC and were issued 15,079,408 warrants expiring January 31, 2019 with an exercise price of $2.10.

As of December 31, 2015, the Company has outstanding the following warrants to purchase common stock:

Grantee

Company Relationship

Shares

Date of Grant

Vesting Date

Expiration Date

Exercise Price

Boenning Scattergood

Financial Advisor

250,000

May-11

May-11

May-16

$

2.00

Investor Group

Investors

300,000

Feb-12

Mar-12

(1)

$

1.00

Wedbush Securities

Financial Advisor

200,000

Jun-12

Jun-12

Jun-17

$

1.20

Dionisio Farms & Produce, Inc.

Investors in subsidiary

360,500

Dec-12

Dec-12

Dec-17

$

3.00

Two Rivers Farms F-1

Prior creditor in F-1

12,500

Dec-12

Dec-12

Dec-17

$

3.00

Two Rivers Farms F-2

Investors in subsidiary

233,500

Dec-12

Dec-12

Dec-17

$

3.00

HCIC Note Holders

Creditors

1,367,000

Jun-13

Jun-13

Jun-18

$

3.00

TR Capital Partners, LLC

Investors

15,079,408

2014

2014

Jan-19

$

2.10

 

 

17,802,908

 

 

 

 

(1)

These warrants are priced at the same price per share as the expected equity offering and expire one year after the completion of the expected equity offering.


For the years ended December 31, 2015 and 2014, warrant expense totaled $55,000 and $372,000, respectively.

TR Capital Preferred Membership Units

The 30,159,000 TR Capital Preferred Membership units issued during the year ended December 31, 2014 are convertible into 1 common stock share of the Company and one-half warrant to purchase a share of stock of the



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Company.  In accordance with ASC Topic 470-20, Debt (and other convertible instruments with beneficial convertible features (“BCF”), the Company determined that a BCF amounting to approximately $12,337,000 and a relative fair value attached to the warrants of approximately $3,641,000 were recorded for the year ended December 31, 2014.  On the accompanying balance sheet as of December 31, 2014, these amounts were recorded as retained earnings and as additional paid in capital, respectively, and are representative of preferred share dividends available to non-controlling interest holders in the entity.


Note 7 – INCOME TAXES

The Company accounts for income taxes in accordance with ASC 740, Income Taxes (formerly Statement of Financial Accounting Standard No., 109, Accounting for Income Taxes). Under the provisions of ASC 740, a deferred tax asset or liability (net of a valuation allowance) is provided in the financial statements by applying the provisions of applicable laws to measure the deferred tax consequences of temporary differences that will result in taxable or deductible amounts in future years as a result of events recognized in the financial statements in the current or proceeding years.

The items accounting for the difference between income taxes computed at the federal statutory rate and the provision for income taxes consists of the following:

Effective tax rate

 

 

Federal statutory rate

 

34.00%

Effect of:

 

 

State taxes,net of federal benefit

 

3.06%

Permanent items

 

-15.27%

Return to Provision Adjustment

 

-0.01%

Valuation allowance

 

-21.77%

Effective income tax rate

 

0.00%


Book loss reconciliation to estimated taxable income is as follows (in thousands):

 

 

2015

 

2014

Book loss

 

$

(6,157)

 

$

(6,309)

Tax adjustments:

 

 

 

 

Stock based Comp

 

 

247 

Stock comp exercised

 

 

(167)

Capital Expenses

 

2,416 

 

1,872 

Meals & Entertainment

 

16 

 

16 

Warrant and Option Expense

 

86 

 

Political Contributions

 

20 

 

Donations

 

 

Depreciation

 

169 

 

(239)

Amortization

 

(43)

 

(98)

Estimate of taxable income

 

$

(3,493)

 

$

(4,676)




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Income tax provision is summarized below (in thousands):

 

 

2015

 

2014

Current expense (benefit)

 

 

 

 

Federal

 

$

 

$

State

 

-

 

-

Total current

 

 

Deferred expense (benefit)

 

 

 

 

Federal

 

(1,230)

 

(1,153)

State

 

(111)

 

(104)

Total deferred

 

(1,341)

 

(1,256)

Less: Valuation allowance

 

1,341 

 

1,256 

Total

 

$

 

$

We will recognize future accrued interest and penalties related to unrecognized tax benefits in income tax expense if incurred.  At December 31, 2015 we had no unrecognized tax benefits in income tax expense, and do not expect any in 2015.  Our income tax returns are no longer subject to Federal tax examinations by tax authorities for years before 2012 and state examinations for years before 2012.

The components of the deferred tax asset are as follows (in thousands):

Cumulative Calculations:

 

2015

 

2014

Current deferred tax asset:

 

 

 

 

Net operating loss carryforwards

 

$

(13,996)

 

$

(12,674)

Capital loss

 

(27)

 

(27)

Bargain purchase

 

643 

 

643 

RSU & stock option expense

 

(1,984)

 

(2,074)

Fixed Assets and Intangibles

 

65 

 

174 

Charitable Contributions

 

(5)

 

(5)

Bad Debt

 

 

Total cumulative deferred tax assets

 

(15,304)

 

(13,962)

Valuation allowance

 

15,304 

 

13,962 

Effective income tax asset

 

$

 

$


For the years ended December 31, 2015 and December 31, 2014, the deferred tax asset of $15,304,000 and $13,962,000, respectively, has a valuation allowance of $15,304,000 and $13,962,000, respectively, since management has determined the tax benefit cannot be reasonably assured of being used in the near future.  The net operating loss carryforward, if not used, will begin to expire in 2029 through 2031, and is severely restricted as per the Internal Revenue Code if there is a change in ownership.  The following is a summary of the combined net operating loss carryforward (in thousands):

 

 

Federal

 

Colorado

12/31/14

 

$

34,272

 

$

29,340

12/31/15

 

$

3,493

 

$

3,493

Balance

 

$

37,765

 

$

32,833




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NOTE 8 – VARIABLE INTEREST ENTITIES

Variable interest entities (“VIEs”) are entities in which equity investors lack the characteristics of a controlling financial interest. VIEs are consolidated by theprimary beneficiary. The primary beneficiary is the party who has both of the following:

(1) the power to direct the activities of a variable interest entity that most significantlyimpact the entity’s economic performance, and

(2) an obligation to absorb losses of the entity or a right to receive benefits from the entity that could potentiallybe significant to the entity.

Suncanna is our only leasing customer of our GrowCo subsidiary.  Therefore, management has evaluated whether a VIE relationship exists with Suncanna.  If a VIE relationship exists, but the reporting company (Two Rivers in this case) is not a primary beneficiary, so the VIE is not consolidated into the reporting company, but rather disclosed in the notes to its financial statements under ASC 810-10-50-4.  It is the opinion of management that Two Rivers is not the primary beneficiary of Suncanna.  

For the year ended December 31, 2015, Two Rivers has recorded lease revenue – related party from Suncanna of $947,000, which is represented as an accounts receivable – related party as of December 31, 2015.  Additionally, Two Rivers has advanced $203,000 to Suncanna as a working capital line.  Two Rivers has committeed up to $1,000,000 toward deferring lease payments and up to $1,000,000 towardsSuncanna’s working capital needs.

The following table presents information about the Company’s non-consolidated, non-primary beneficiary relationship with Suncanna.

 

December 31,

 

 

 

2015

2014

 

Maximum Loss

Lease receivable from Suncanna

$

700,000

-

 

$

700,000

Advances to Suncanna

$

203,000

-

 

$

203,000

Total

$

903,000

-

 

$

903,000



NOTE 9 - COMMITMENTS AND CONTINGENCIES

Operating Leases

In January 2015, the Company entered into a new lease with the Colorado Center in Denver Colorado for the corporate headquarters.   The space is 1,775 square feet and monthly payments of $3,900, with minor escalations and common area maintenance charges. The lease terminates on June 30, 2018.

The amounts due at the base rate are as follows:

Period

Amount Due

2016

$

47,000

2017

$

47,000

2018

$

23,000




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The Company, as the lessee, has entered into leases of farmland, which is as follows:  

Expiration

County

Acres

Amount per year

2018

Pueblo

301

$

187,000

2032

Pueblo

95

$

14,000


In addition to the above, Two Rivers has entered into a water lease arrangement with Pueblo Board of Water Works.  The lease is effective in 2012, has a term of five years, and calls for annual payments of $100,000 beginning in April, 2012.  The annual payments can be escalated based upon the percentage increase, if any, over the previous year of the PBWW water rates for its general customers for treated water.  The lease is for up to 500 acre feet of water per year. There are no further obligations under this lease.

The purpose of the lease is two-fold: a) to establish an appropriation of a water right for exchange from the Arkansas River main stream water to various Two Rivers’ reservoirs, and b) to provide supplemental irrigation water for our farming operations through releases from those reservoirs.

Defined Contribution Plan

Two Rivers does not have a defined contribution plan.

Employment Agreements

Effective January 1, 2011, the Company entered into an employment agreement with John McKowen, as CEO.  The initial term of the contract was one year, which renews automatically for successive one-year terms unless and until either party delivers notice of termination within 30 days of the expiration of the then current term.

Effective January 1, 2011, the Company entered into an employment agreement with Wayne Harding, as CFO.  The initial term of the contract was one year, which renews automatically for successive one-year terms unless and until either party delivers notice of termination within 30 days of the expiration of the then current term.

Besides compensation levels, Mr. McKowen’s and Mr. Harding’s employment agreement terms are similar.  The Board determines annual incentive compensation at the Board’s sole discretion.  If there is a change of control, each is entitled to an accelerated option vesting.


NOTE 10 – RELATED PARTY TRANSACTIONS

Pursuant to ASC 850 “Related Party Disclosure”, Management has evaluated related parties and all transactions associated with those and determined that no transactions exist which would require disclosure, except as disclosed below:

·

As disclosed in Note 4, the seller of DFP assets is now an employee of the Company and is owed $590,000 and was paid $35,000 in interest expense for the year ended December 31 2015.

·

The Company’s Chief Executive Officer, Chief Financial Officer and two other employees of the Company serve as the only members of the Sunset Metropolitan District (Sunset).  Sunset is a quasi-governmental agency operating under Title 32 of the State of Colorado Constitution.  As of December 31, 2015, the Company has advanced $78,000 to Sunset.

·

In March 2016, the Company extended a farming lease with John Stroh, II, a member of the Company’s board of directors.  In 2015, Mr. Stroh, along with a non-affilated party, leased farmland located in the Butte Valley area of the county of Huerfano, Colorado.  The new lease requires a payment of $20,000 per year.  



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·

The Company’s Chief Executive Officer, John McKowen, had the following transactions with the Company:

o

As of December 31, 2015, purchased $625,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $43,750;

o

Subsequent to year end and as disclosed in Note 11, purchased an additional $200,000 of the GCP Super Units offering, at the same terms as other investors, and received a credit for a finder’s fee of $14,000; and

o

GrowCo Partners 1, LLC leases a greenhouse and warehouse to Suncanna.  Effective Feburary 25, 2016, RH Group, LLC, of which Mr. McKowen holds a 60% membership interest, entered into a definitive agreement to purchase all of the equity interestsof Suncanna from its previous owner.

o

Because of the events described above that occurred subsequent to year-end, we have classified our relationship with Suncanna as that with a related party.  We generated leasing revenues—related party totaling $947,000, incurred costs of leasing revenues—leasing revenues totaling $203,000, and held accounts receivable totaling $910,000 with our related party tenant Suncanna during and as of the year ended December 31, 2015.

·

The Chief Financial Officer of Two Rivers and GrowCo, Wayne Harding, invested $25,000 in the GrowCo Partners 1, LLC offering and $100,000 in the GrowCo Note offering at the same terms as other investors.

·

On March 18, 2016, the Company’s Chief Financial Officer, Wayne Harding, was appointed as Chief Executive Officer of Suncanna.  Mr. Harding has no ownership in Suncanna.


NOTE 11 – SUBSEQUENT EVENTS

Pursuant to FASB ASC 855, Management has evaluated all events and transactions that occurred from December 31, 2015 through the date of issuance of these financial statements.  During this period, we did not have any significant subsequent events, except as disclosed below:

·

As part of its ongoing From D registration statement offering for GrowCo’s offering in GCP Super Units, LLC, the Company has collected an additional $1,272,000 to total $5,100,000; and

·

On February 25, 2016, the RH Group, LLC, which the Company’s Chief Executive Officer is a 60% investor and member, entered into a definitive agreement for the purchase of 100% of the membership interest in Suncanna, LLC.



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