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Agenda Report - January 21, 2009 K-01
AGENDA ITEM K -- i &% CITY OF LODI COUNCIL COMMUNICATION TM AGENDA TITLE: Adopt Resolution Authorizing Purchase Agreement for City -Owned Propertyat 217 East Lockeford Street MEETING DATE: January 21,2009 PREPARED BY: City Manager RECOMMENDED ACTION: Adopt Resolution authorizing terms of sale for City property located at 217 E. Lockeford St. ($355,500). BACKGROUND INFORMATION: The City -owned property at 217 E. Lockeford St., was identified as underutilized at a City Council meeting on June 21, 2006. On August 15, 2007, the City Council adopted a resolution authorizing its sale and the local real estate community was notified of its availability. The property is 1.36 acres (59,398 square feet) and serves mainly as an informal parking location. There are no structures on the property. On April 25, 2007, after a Public Hearing, the Planning Commission found that the sale of this property is consistent with the General Plan. The City received a letter of intent to purchase the property on November 7, 2008 from real estate broker Wayne Craig, who represents the Eagles Lodge of Lodi. The City Council was advised of the interest in purchasing this property on November 19,2008 and gave direction to pursue the sale. The City Council approved a counteroffer on December 17, 2008. The Eagles Lodge has agreed to an all-cash purchase of $355,500, which meets the City Council's objective of obtaining fair -market value for the property. The agreement, which is attached, allows the Eagles Lodge to sell the property back to the City if the buyer is unsuccessful in processing a zoning change from "Public" to the appropriate commercial ly-designatedzone on or before August 31, 2009. The Eagles Lodge's offer is the first and only offer for this property. The broker's four percentfee and the City's share of normal closing costs will be deducted from the sales proceeds. FISCAL IMPACT: $355,500 to General Fund, less transaction costs. FUNDING AVAILABLE: Not applicable. Blair King City Manager Attachments: Purchase Agreement APPROVED: ___ Blair Kin Manager--- RESOLUTION NO. 2009-10 A RESOLUTION OF THE LODI CITY COUNCIL AUTHORIZING TERMS OF SALE FOR CITY PROPERTY AT 217 EAST LOCKEFORD STREET WHEREAS, the City -owned property at 217 East Lockeford Street was identified as underutilized at a City Council meeting on June 21, 2006. On August 15, 2007, the City Council adopted Resolution 2007-171 authorizing its sale, and the local real estate community was notified of its availability; and WHEREAS, the Planning Commission previously found that the sale of this underutilized property is consistent with the General Plan; and WHEREAS, the City received a letter of intent to purchase the property on November 7, 2008, from real estate broker Wayne Craig, who represents the Eagles Lodge of Lodi. The City Council was advised of the interest in purchasing this property on November 19,2008, and gave direction to pursue the sale: and WHEREAS, the City Council approved a counteroffer on December 17, 2008. The Eagles Lodge has agreed to an all-cash purchase of $355,500, which meets the City Council's objective of obtaining fair -market value for the property. The agreement allows the Eagles Lodge to sell the property back to the City if the buyer is unsuccessful in processing a zoning change from "Public" to the appropriate commercially -designated zone within six months. NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby authorize the terms of sale for City property located at 217 East Lockeford Street in the amount of $355,500, as set forth in the agreement attached hereto as Exhibit A. Dated: January21,2009 I hereby certify that Resolution No. 2009-10 was passed and adopted by the City Council of the City of Lodi in a regular meeting held January 21, 2009, by the following vote: AYES: COUNCIL MEMBERS —Johnson, Mounce, and Mayor Hansen NOES: COUNCIL MEMBERS — Hitchcock ABSENT: COUNCIL MEMBERS— None ABSTAIN: COUNCIL MEMBERS— Katza;C1 HL Clerk 2009-10 CALIFORNIA VACANTT LAND PURCHASE AGREEMENT �� AS S (J G t AT f O Rt AND JOINT ESCROW INSTRUCTIONS HIBIT Al (CAJL Form VLPA, Rstatrlsd iwn OF REALT0PS*' t7�Mll! - .. _....., _ C�fo�ItFa. 4. W� A. 1 MdE#AMt01FPOi?i1ffM (suyeey IL "M REAL PR1610011 mdwwNt datMdtAaMl MR C. THE Pt "WKAM I'MCE off*rsti It WN MM" _ t:U DAN, $ _ 11. osaswr ort (dMaisO w 0" Agor'i�ooapA�nasitMr). FB %OM '7VMS: Ol bkft the Haar below Is a coaWNW" of >fds Aureertant unlim (Q e0wr 2© or 2t. k dt'edwd below, or {li) otiwv&o in wrifl lil, lawyer WW ad Sawdy and In good 60 to obWn to 6woM d Nst! w Obl*tirM depask dmm payer and doaft cI 1 1 Is not a r us A ifill iq f3rlglar mpirrmsenle That funtMM vA be good when depoellotl w lh Etsa M HoWer. A. INITIAL DEPOSIT, Buyer has given a depwk In The amount of ........................................ $ 10, 000.00 to me agent submitting Me offer W to[] ). by Personal Chk* (or F] � a pnews to which *41 be held wwwhW unlfi Aamoomm and a buetbrabr efBmr {afr ® ).with Escrow Holder, (oro info 13rokees trust account). B. INCREASED DEPOSIT. Buyer shad depaaR vMh Es pew Holder an' traMfed deposit In #0 Wriowd Of, .... $ 15^-000.00 w#Nn 11ep After ltii espiew c" or ® AgMarr Z dlrrrr _dee C. FnW LOAN IN THE ate# OF ..................................................... E Ii1 WNW ddiTieuf)Eh4o wrap;Qbndw, 0 MAW CiR /lllliaif�Pi-DOW eft"fiaM11;; em= "E" h Fg P#*Po*, "M" a noft p IIA moftm lrftaM of %tbaad rate, or - ' initial adjustable rate trllir all O M kr** 460W r'Mta of a.t nee due n years, ertraldbOd over years (OR, IF 01 11'10 D payable h 01* Tue 0 Ronrhtp, Q quarterly. annualty. Mtir>!sr p�C'iTh�iesaapelalat ear Tla +wfanaeNf 0. ALL CASH 010111A (if died ed): No foett Is M010W to prwthM ) DOW Ate Arse 000 eR, pwAft bards to doww lift Irmwedim. E L 0111140MM0111111: F. 111111111t:AIM OPS POW. 0* 1 god OX64f 10--p boo and 01W da it ttr k anux4d of . ............ S 330,. 500.00 ................ ItM d�MMMI� tam Ellitltlftow fid° 1+�ltitr b cldae rnaaw G PURCHASE PRICE(TOTAL): ............................................................ $ 3S 500.00 H, LOAN APPLICATIONS: Wdiin 7 (or 0 I DWANw Acaaepfrlraor Buyer duo pmwft Seller a letter hurt fender or mmtgage ban tpvY—�r 61MV W baspC m ■ MFY WW of Buyer's IMM t fill- carr and Qwest repor% &4w is pwgcSNMed a prestapnovsd Far any NC W loan Or OOM pAyMWr AM cLOOM OMM- DjW fjw aryrMr't tardier ar ir>en: WW pur wtt to 2f) sem, wilttin WAAWACWPWM pis SOw tttrtflart yreAlAclliaer d afs dawasr pwytrMlnt arrrl td4rwrtt terata J. I'_QM rNQ I��IAL jQ Vft*n 4T �(� , � Ows AAw Accep1himm Dim Md. as tpop�led In paragraph 16, rpt t* NW � or MVW MIs Agnea 014 Ctft (tij' (0 N dtrl�d &t foam Wnikgoncy shall nwaaat in *Nett >ud to deeowW lorartt are Affidet I(. SAL COMM89MY AND f At ; This d to (i7R, # dm*90. Is WXY) corrYr+perrt 40M MIB PIMPS* SPPr *Q all no fees Than the sped insert, price. lit tw F is a foMn 001111110POW. M ftga eft to hW aortllrt WKY is tmmoved (Of, If drtdced, [Q vW*% 11 (Or If TftdlnpeAsoog own is no �� spM�ed p�{iroph til. rsn+4sefV a appnftd owdrigency wMti 17 ((orAllerAmpimmcartosl tea ) � L. © CONMOEM" (if dtt+dasdr. ObipMil" WW iow In pw&WFO* 20.2r: or abrAtom in We Awasawd Is NOT a amOrgmmy of oft AgremenL if 8uyrtr ow to obtain dts itplart awed as a tstrrdt Buiter deet not pturdlase On Property, Seller may be ertf W to Bvyw% depaslt or OMwtrbow.aradanr. M 111118.1.10 IMM11110111ft The fiaMolsIM WIS (Or 0 (d tdrtadred) ft WM apKftd in ft ended Seller Rn w kg Addendum (CAR. Form SFA)) W* ONLY b I *I "k hr 90WAOMW 00 P (1) WYM>i T f Ma►f�l' sulhodne Sellar andfoar Srdars b atltilrt, at �t a ,copx d &sye�s report. VVIII' t T for ❑ ) Ows /lies' AeaWArom Srwyer Ad "*b any Ir—Mobiy rtsquested by Seller. Btlyeft Ir sia ( ( ) mrnr arra.! ar IMird bur.. Mft I? ai& caw true ara+aoomaw saws. W40b { ) ( ) ar 90lean or ae/ poom MraONO N lAr sr0 «r am 011W arwaraA foreteller or otMapa 1 - I e mra • Inflow. rrsvtn m M - Dow =6210 sa aw raWATOMW arc. All marcor 0XIM w. . "A T'Menem 11W (PMK 1 OF" W4AMFTLA14GPUM* A 9 AOMMMMT WA PAGE I OF 249 Property: 2 zoat rd gtawt f te, c 24, 2008 (2) TERMS: Bw Aft p ailvilowyr note, deed of tmt and other doulloft as apprapab shdl Incorporate end hnptemont the WwAft erdlliftial terms: (I)he mw emtrn interest rate spatted in paragraph 2C shall be the aeluel fmed interest rale for Sellelr financing; (A) deed of trust shall centaur a REQUEST FOR NOTICE OF DEFAULT on serkw loans; (ill) Buyer shall sign and pay for a REQUEST FOR NOTICE CE DELINQUENCY prior IIs loose Of Escrow and at any hours time & requested by Seller: Pyl note and deed of trust Shan oorttain an acc;eterat%n rlerlae /laking the loan due. *then permitted by law and at Seller`s option, upon the cele or transfer of the PrOWW or any interest in if; (v) nole shall oontaina late charge of 6°/u df the kr ldknert due (or[]) if the installmentis not received within t0 days of the date due; (vi) tile insurance coverage at the Form of a Wnt protedon proW SW be proNded insuring Sellers deed of bust interest in the Property (any increased wst over outlet% poky shall be paid by BtrW);. and (vil) tax: service shall be obtained and paid for by Buyer to rtaftiiyr Seller if property taxes iw 4s MR been paid. (3) ADDED, DELETED OR SUBSTITUTED BUY=: The addition, detelsorr or subs*trpon of any pemon or entity unger dft Agmemor t or to titre prior to Close Of Escrow shall mquira Wier's wrMen eonsert. SeW may WeW or ► thold consent in SWil sole dWervillitim Any add" xmat or afttituled person or entity shah, if requested by Seller, subrrilt to Seller the same d0clAi t on as required for the original rr med SL y+er Seller and/or Brokers may oWin a credit report, at Buyers eegom. on anis such person or entity. N. ASSUMED OR "SUBJECT TO" FINANCING- Scoter represents Ihel Seller is W (11eAnptrerrt on any payfflerills due on any locus. 3~ Shall, within the lime specified in paragraph 18, "i ie CgAw of all applicable notes and deeds of hirci, loan balances erld txrrem lydemst. rates to Byer, Buyer stroll tom, as. spec fred in paragraph 1810), remove this corOrgertcy or cancel mis Agreement. Differences between eatimat d and actual loan balances shall be adjusted at Close Of Escrow by cash dela+ payment. Impound accounts, if any, shall be assigned and charged to Buyer and credited to Setter Seller is advised that Buyer's assumption of an existing loan may not rekNm Seller from liability nn that loan. If this is an assumption of a VA Loan, me site is contingent upon Seller ging provided a refea se of liabllity and subattt Aon of eligibility, unless otherwise agreed m wrifing. If the Property is aNtfRed subject to an eAsteng loan, Buyer and Seller am advised to consult with legal counsel regardingthe ability of an existing lender to callthe loans , and the consequences thereof, & POSSESSIONAND K E Y 3 Possession and o=pa" shall be deflvered to Buyer at S., ofl © Am M PM, ® on the d ate of Clone 43E; -- Escrow. [3 on ; orC) no loser than Dwo Allier Chea Of Escrow. The Property gall be urwwcupled, unkm o0rartlrr116e agreed m wdf V. Solver shall govilft krp arts W //tacos to operate as Prelpe rfy OXM. 4, ALLO"TIM OF AFB (ii dteded): Unless offmiriwift spot" hero. this p aphOnly 410181 fdnes who is to peg/ for V" tepOA, linSpealion, tont or cervica mwitlorwd. # ort sp ecillied here or elsewllare in d1b Agreement the deterrrt"art of who Is to play for Oryi work recommended or identified by MW such report, kw$6 lion, loci or servkae Is by the r r0od'spsoHted in paregoaph f&, A. 11111WOW AM pfipom X n I5wer n 8atior mil Iaf to hairs erdsting septic or g►rirele sewage disposal syalsm, T any, Iateotad (} [ wryer © 8eW sMill pay for costs of bestbsg to detent+irte the Ally at 90 torr sewage dispel (9) C] Buyer a Seller Niel pay to have exlisrling we ls, ff any, toxasd for water pttMWIV and prodUWW (4) ® Buyer p Seidler shah pay to have Property antlers idertnl W (6) © Buyer M Seller shall pay for a natural hazard zone dWoaa,7re report prepared by (6) 0 Stryer 0 Seller shell pay for the "Ming mon or report (?) 0 Bulyw D sayer $hen pay for the foelovving tnapecffan or report S, 260KOWANOwns- M #g Ifter (1 t3Nex thd "y escrow Ilse �rrffoftfer Abe116"Mmtioplot CID, (2) (X r M Sdder Owe per far r �s Nils lirleuranift 01111cy t in perVrarph a SQ4W owrlere too prtpCy to be illemw by (Buyer xt Pw for airy f ttrounutos policy lnwtfrig DoWs t,.ondw, tatters ofherwlo agreed in wrNfrts.) C. OTMR 411111liflli11111t (1) © 0 Bicolor stall pay/ Courily tr enter tax or bawk fee P) 0 tbryer frt� Salter ped l wvhr tax or lrartsfgr' fixe P) Q L3 $der toluol poy TOA tr far fess till) (] OWw [Q SMW Nth p" HOA dr>'alllr*O piMEaft [tees (6) 0 Buyer 2 Sellar sled@ pety for (e) ❑ 8WOr [xt SON save PSY for 990 of f sn.dag t ent�,itlewwnt for b.avama we. 5, STATUTORY D= 0111111M AND CANCELLATION RIGHTS: A. NANRAL AND ENVIRONMENTAL HAZARDS: Seller shall, wiEftin the tktte apsdasd h paragraPh 18, dellhrtr to Bvirer if required by Law (i) earthquake guides (end que0orrneke) and environmental hazards bookW M disclose It the PMp" Is located In a Special Flood Hazard Area; Potential Flo"Mg (Inundation) Area: Very High Fire Hazard Zone: State Fire Responsibility Area; Earthquake Faun Zone; Seismic Hazard Zone: and (iii) disclose any other zone as required by Law and provide anyother Information re*Aved rortltose zone. 6. MEGAWS LAW DATABASE DISCLOSURE Notice: Pumant to Section 2W.46 of the Penal Code, lydrxnttttiort about specified ragisWW Sex offenders is made available to Ihepublicvia an Internet Web alts riWntainel by the Department ofJustice atwww.rttepartefaw,ca.gov. Oeperltrtg on an offender's criminal history, this lnfonnalion will indude either die eddress at which the offender nwdcl'sor the community of rete and W W e in which he or she resides. (Neither SdOf nor Brokers are required to she<* this website. If Buyer wry further information, Broker recorrrrwft that Buyer obtain infonnationfrom thiswebtife during Buyer's frope tr caordIngerW period. Brokers do not haveexpertise inthis area.) Buyses IrAmIsAwi } ( } seller's initials ( ) ( } 0W1ft >It* i"CoM7, CAUFtlr NIA ASSOMATION OF REALTORS@, INC. VL11W (PA11 E 2 OF F) b' Plk MAW —�---- Y VACANT LAND RMCHA8E AGREENO1T (VILPA PAGE 2 OF 9) 250 piny_ ' JIJ91 keeftftrA g Dow, &MIPM ?,f fid? 6. $EUAk OCCUNAMA" t #AD 1A A: V41>in tha little k Pft*V%0 it ffBetMr lrastt far 'DotOritadga, 8aliwAW provide io Bier, in @• 00 f lovdng irftvmstiW' (1) I.>cGiAL PROCMDRM= Any taraeaalfs by or sovi st Sher, lhrsasioning or stleakng ft Pr Pwb/, iacurp any lausrtaifs aR"" a doled or defidwwy in the Property or corrwtiarn areae, or arty kmmn nadass of abM o it erM or d4d" fitad or bound &qal * #w Pmparty. . (2) AGFOCULIURAL USE: Whether the Property is subject to resiriclions fax apftt ral use purSUAM to the VVAh nwn Act (Government Code %51200.61295). (S) n El 01 REFTNCT141110, Any deed reviric tiorns or oh1(baadorm. [ FAW U9t. V tisGWlfte ftgwty is in, ar.alytWNW ta, w &rear vnsiNn i'tip(tt t9 Fawn ftts (C M tads 53M -Sand PWA. Prttatarltce of errpgKtpierrd, litt�Menod, '08rta' , cr +&edertds on the Propeciy. (di) BNVft*GMW`AL 1101111- Any admWma, naiAedails, or prodwft #W may be an btu hwAd Wduft, but not Wo" to, a sboo t , 1110ruiskishyde. radon go, toad -bread pouf, brei or dnsrnlasl atormpe hwft and cu tBurtktoW sail or wsW on do Property (7) 001111IR1bM VWMA >l: AMhwWm of the Prop mW ahwW in aaoatt w vft arat)oi< ing loodwA hers, weh ars wafts, knows, roads, and drivaways, and aWicultura and dwvmfic waft Wwase use or resporisbillity for malritenanae may have an tttlfstsl an the Proporiy. (9) LAIIIIIINLOCKED. The abaaeae of l ;0 or pltxaiaatf saw" b the fornaparty. (0) : Atry anavadwraft, saansne oft or simillor mWem OW may affect the Poop". (19) SM FILLS- Any 1M (oar led or o0wvAvsa or abandoned mining operaborm on the Property. 01) WL PROMILIIIIIIIIIIII.- Any diiiiWd, ssAfnil > , *MnAW grading, or 000 saill problems. VM IAW114QUAM 00AV MeW damage to the Properly or any of ft abu tkaes !torn Are, aarftl ivake, t o ods, or landslides. (13) z *HM: Arty wing vieledons, wm or vfaledww d'bal'bdtW recitiltemenis. d tri t Any neth1whood noose pmbleraa, or other mea. B. WWAL AILD AWAW Ate: VfA9kha the tuna spe[dAed in pwWWh IS, Senor shall malm evo labls to Buyer for inspecl)on aid rMiviavv, a5 rYxrerrt. lease&, raaM&1 a�earrta, sanAaoaa corttrrdats end Otltar telaled angreatrnartls, ficerws�s, and parrrrifa paadaistng to eta opeCrt rot 00. dtf eta Prvpaily, C. 0 TeNANT ESTOWL CEWiC Tit. (if dw toed) VOW rhe firm agaedlad In pwagraph 18, Sellar shelf dekver to Buyer tenNnt dleldt Vitas (C-A.R. Foam TEC) ownplelied by Saw or SelNerr'a agent, wW *WW by tomenta, ac wKwiedplp 0) that basad&' rental or lea ss apraeemwta are iarooafallad and in OA farce wad ~ (or If dTrtxiiined, stating all wch maw); (11) that no lessor deftaulls exist and (IN) staling to a of anV:prepaid rent Or INCLRIV depON, I9. 11IIIEL1.0*RWS TAX, 1'A9A 90119 ACT, Vfthin to tune spa ad in p nph 18, Saw shall: M malas a gaocl fess OW to obtain a no#w from any local agencies that levy a special to or aasesamant on the Prop" (or, If aitovred, stibelr r egdilralent notlos), punwarA to ft McAG-lingo Copanturrty Fooftes Act, and W%pn}vernw* Bond Act of 1915, and (ii} promptly deter to Buyer any such aodde obtakwd. 7. D t WT DWMOPWIMT tI1eCLOW108: A. SKLM NAI 7 (or 0 ) Wye AIIW Acceptance to disclose to Buyer yr w"w the Property Is a rxira Wdnkwan, orlotaked in a planned w* development or allot common irgerest wAdIvisloin. B. if the Propwty is a condorninium, or located in a pMawwd unit development or other conanon interest mAXRWdw, Sellor has $ (or ❑ ) Days Afbsr Asa ttattce to requwst front the HOA (CA.R. Fount W)A). (1) Copies of any doojnv nts rogasrod by Low. (tt) disdoadae of any:perA ig or untictMed claim or litigation by or a t the HOA, W a Manna atl cmrgok" &te location and rtrriuber of desigrnood, peAft.and stones spaces; (hr) Copies of the moat reowd 12 "xfths of HOA minutes W ragtAw arw spa" meeiktgt, M the names and oaiykotct ktfomuOb a of all HOA& governing the Property; and (W) the k4owing if Seller has acWaaf Wv*A dga: (a) sari nutaffat defeeis in the condition of conwhon ares (serf& as pools, lentis siocr s, yvalkways or other areas s -owned in drn&vWod interest wtiM dabs , &nal44 pocula lack sof oorrwpfiwm wo HOA ae(yutrtixrterata (oollectively, 'Cl Disckasases'). Seller aftail itsrtt4oe and deliver its Buyer aN CI Disclowassss reeaiwed #okra the FiCIA ern! any CI Disclosures in SaBar's posseaelon. Buyer's approval of CI Disclosures is a caattirtpsrwy of this Agreemorlt, to spetliflad in paragraph 18. 0. SUBSKKIIISIT D18CLOSfAtE8: In the event Sellar, prior to Close Of Esearw, iaeaaoartea awM of ativersle Wricitiora tuatara affioctlng the Property, or any material fnao>os racy In discus&res, informs don or representations pre Aoualll provided! to Byer of vaattp h Buyer Is ofh ururwer+e, Seller shag point provide a sulmoquer t or amended disclosure or nodca. In wrftlng, coveft /toes name. Hodiarstrar, a sulWociuent or smwm lad ftollosuse a1>oif not be ev*A od Aar coradNJOM and m aw*d lnomwacks dloolosed M mports ordered and paid for by tlwar. C CHAIIIIIIIIIIIS win" ICY A. Prior to C%ftOf EMM, 3411W May aarsgaoe in the Wowing &acts, ('P'ropoesdr ( staj es'j, sveal to s t(" In or paragraph 18, M rW* SW pari of ft Wfn*: (fl} off. Me 1F M " ferW or lades agreement; fall} erftr into, slier. Modify or ext" any seance taw& aigaar or fM d'iaklga the aVtatats off* owWWoo of fire Prsapoly. IL At least 7 (dor ) flay* prior to any Proposed Changes, seller shaft give written melds to 5u)w of wish Proposed Cho". In. 00111110MM AF Q ie' t7Y. A. Uniaaa W an4se Wood, (S Ilse Pa+WoAy Is sold (a) In he PWMff pifyielasd condllbjsrt ala sof tate dales of Accop0 moe mid (b) subject to Mayr kwftdpt)M rtyitar; and (p) the Pope tit Is to be maintained in substantially the same aona *m ae on the date of A acts. A. 0 0f d adwd) AN debris and personal property not Included In the croft shall be re moved by Clave Of Escrow. C. SEL.LIM WMA, widltr #a Sm sped W in pw"mph 1% MCI Oft K1fWM MATERIAL FIACT$ AND DEFECTS AFFECTING THE PIRCIT If AILD MrAIM OTWR DtSCLQSAIM IdKMXMD SY LAW. a NIC'fLr 10 SUVEff± Yat s e Nongly advived in conduct WavalWations of the entire Praparly In order fp dolor Its Felont cwt an ohm SaWtr WAy not be sw W* of 04 delrollla oalNlatlraD the P warty or atiaar farinas Hurt you corAdf W importrw. Propa#y imparevenmNtit II" rot.bb bWKeww* g Io +&fide, kt aN"W rhea vO odl vee Low. w have had pawmft kranrad. E. WM TO SEUM11: hMa 11aa do* tO the POOP W and, as spa~ in prww~ 18, basad upon* lrtlwfts ton dboovarrad in oboes kapeadomn: (l) dance tibia Awe urmm* dor (IQ reclsneat tW you make Ropalrs or Wo adra a 7,7 sayer & ) () SeWrb htitlale } ( ) C pyrigWO tate.QW, CALFORNiAAS$OCe!lTtON OF REALTORa6, INC VLPA IIWYIL W 11lfa7 (PAGE 3 OF 9) ReaeMswvl ey -a&* - I ig VACANT LAND PURCHASE AGREEMENT (VLIPA PAGE 3 OF 9) Eagles Ledge o 251 ftperly: 217 NaCt k2fitillif2a StiMt Date: tie; 94, M ��.1T1tlli�tiftf.'L,t�lllltl A�'J Hca: A_ "M To SMO ASID SMAJft kerne listed at k0xled or ftdu ed In the MLS. Ayers or naarfaedng maEetiais sm net fndtrded In the Pxd e pdoa or ®etladed ftm the eeic wtess wedilled in f 18 or C. B ITEMS INCLUDEDIN SALE fl) Aa EXISTING flxtiafesand tl"startare sitadled1080PROParty; (2 The Mowliry fes: ftft ,_ aaur to ungso.m...._ r,,.e. mooRome4-14 a - o" 4A mer Ctrat29Kll�ri . (3) SalFer mprseebnfs #0 et #lam in luded In the purtftwpdoe, Woes ottawrelea spoailwad. ewe owned by Selar. 14 Al flails ehcttedad stied be lmnsiie mod, tee of kis and vdlhaut Saler veaaterfly. C. njW EXCLIJIM MUfSALM 112. 8 N 7i�ikf11131t! f AILD Mt~T1 M ilTY: A. Bq*s aciapFance of the oortctlers Of. and any tattier rrAMN &I$Ctifrg ftWs Ptoperty is a oor4kigsixy of ttda Agreenwed, as qxmMhW In Ofm paraf;Wh *Ad peraprR018. 11111111111411 On irne SPKMad in pOftleillph 18, Buyalhol hwo the 1I at Buyer'saaW", edeas WwwAfti aprsed, to corrdue;l kapecilloft. inns, lands. , and csttafr siudho C BLW Imo"), bolt W btnhliald to, #0 19M10. irnlpac2 for d paint and cow hoot-bamid part hanNft; M W wood demb fAMl f*11111118; 1111nd OfUNtIAW (40 fevkw ft fogiebiad $a offender datsbagss, Ov) o "rm Ufa insurability of &W and the PmpW, oW pq s&Wy x.08 to try MOW apsaw Willow. VW1011111 SefWa prior written consem, SUM sfrs4 nakther rnatice nor rause to be -Wade►: (9 ksvall" or dw*UC hna Buyer I or (9) WIPedlan by any governmental building or zsn" inspector, orgovematent employee, -Rhea requiredby Low, B Layer shall complete Buyer investigations and. as specMW in paragraph 18, remove the contingency or canal this Agreement. Buyer shall give Seller, at no cost, complete Copies of all Buyer Investigation reports obtained by Buyer. Seller shall Iteabae Property available for all Buyer irtvesil9069ns. If the folio }save � gdY bQen 4r�rir�eded and ayaiiahle, Seger shall have water, gas, etedrii sty, and all npE -able blgthts on for Buyerand � file dmpolinv ion k mods sarbbi s m Bu)rar DYER I S�NGL.Y AV41SE0 TO IWAMIXWM THE COMMON AM SUITAWLITY OF ALL A OF THE PROPERTY AND ALL MATTERS AFFW NGi THE VAUX OR DINIRABLI71Y OF THE PROPERTY, INCLUMG BUT NOT U011IRM TO, TM ITE11ft VECWM MOW. IF BUM #RES NOT EYERCME THEM RMM ISR IS ACtM AGAIINBT THE ADVICE OF BIS. BUYER TAND$ THAT ALTWK CONDITIONS AIME OFTEN CULT TO LOCATE AND OWCOVER, ALL REAL PROPERTY CONTAINS CONDITIONS THAT ARE NOT READILY APPARENT AND THAT MAY AFFECT THE. VALUE OR DES CRY OF THE PROPERTY. BUYER AND RELLER ARE AWARE THAT BROKERS DO NOT GUARANTEE, AND IN NO WAY ASSUME RESPONMB(LrI'Y FOR, THE CONDITION OF THE PROPERTY. BROKERS HAVE NOT AND WILL NOT VERIFY ANY OF THE ITEMS IN THIS PARAGRAPH 12, UNLESS OTHERWISE AGREED IN WRITING. C S», LINES, ACCESS AND BOUNDARIES: Lot sine, prep" lines, legal or physical access and boundaries Indu*g *wtum of the Property shared in Common with adJatru-rg landowners, such as walls, fences, roads and driveways, whose use or responslbilky for mainiewoe may have an effect on the Property and any encroachments, easements or skrAer rnsaesra III may atled the Property. (Fences, hedges, wake and other natural or constructed barriers or markers do not necessary iderfiffy true Property boundaries. Property Wm may be verified by survey.) (Unless e sperm In wrfdng, any n rrerica l staternants by Brokers regarding lot size are APPRCk1CIfnI ATIONS ONLY, which have not been and will not be ve0lilecl, and should not be relied upon by Buyer.) D. 210111111ING AND LAND USE. Fast, pnesent or pmpoaed taws, ordinsacrs, reftrenidums, kritlatl"S' votes, alwaltidra am perrtt 8%afng the current Use of the arty, ftp development, zoning. b , Wm, goveminentat pamr is and Inspecoon s, Any zany vtoiadiom, rwn-corrfptml;N uses, or violations of "set!N k" raq#r+arrrsnts. (Buyer sfr W $fad irrve0 le rNtathac these mailers atfact Btrpes Mended use of Isle PropwiY•) E. tMUT1E!! AND SOMCES: Availliabillity, costs. resuk*ns and ko x*n of trfilliies and serAces, kKAKI g but not Milled to, sewerage, sanitation, wpllc a W *w* bms, wiwfirr, ab44*, filw MOhorlie. ref$ TV and dmituge. F MVWXSMIEWM i Mild* Poler" wool Ieilrws. inciluft, bull not W-Afted to, ■staestioc hart -based P&W sirs mer load eontaMt*offM1, mdm malillwnlr, otter gases, ftK of or nheenkmd aNnrailis lenlaa, aon1wrsiiiad sol or wolor. hamdow wrie, rssst dispWal *%a. efecino menatic aNds, -radia- soureees. and other suJI i 4 rnobd (airborne, ;Pack or auto- hlsa), kffV a or aarhifar eoswninant, mato'ettdroos osw"No-W 0 ��: G icdaetsrnio cwdtW*, sol and lesflaln stability, sukabilky and drallf"o indudkV any ¢RpPalIle, *Ndf. floodlin, R 11 AT d FkW HMfd AMM POtetlN Fbodling {Inure WWY ►4POile, Very Fi�lti Fill HWXd %arias, Sta20 lire Responsibility !Vasa, Earthquake Fat* Zones, Saismle Ho:a ird Zoros, or wW other zona for will ieh rasdoem is requMid by Lae-. 1, PROMM GAVA(M: Major dwnaye to On Property or any of the strusohlres or systema and owroonents and arty personal pop" dndudsd in #* sok "ains, owdquds, igo*.Mn*ddee or other causes. J. ifEi�, AlMii AIV PRIPMTY GONOMM Haigltbaftood or on cewhdilotm, includiI Agft^ureb blas Ree arra puaauara to the 1A t rt Act (Goverrwera Cede U512 MI29b). fW* To f=orm Lawn CC3+rl Code 13482 5 ane 13482.4 sd oola, pnoodfrAy andelvtfpjli cy of lair enllortqmsnl, mite dMilloft, the poilwlityy of "*MOW felons or oftnder% We protectlon, otter gommnwm set-tos, ptraifebitlty, ax#aquaey and dost of any speed-yrffewi, wifeless k anlet contmllions or Otter We corm vunicadom or tither ledviology IIEI'1f n atoll WoMaillons, pra*rfdy to con rareW, kidu*W or agrkx*ufaf ac#vfliaa. ebdetirsg rand propassad tranaportaton, corhbncton and deV6kVnent M d may~ noise, view, or tra ffle, sapart noise, noise or odor Blom arty sotuos, absndOned mirtktg operations oat the Property, wild and domestic a *aft, other n isanaea, haxarnls, or cirmnsillpioso, prtsmood speda, wsffend propartaes, botmiad dirasaes. hiatoft or o9w goveMmsngsriy prclletded sites or bmiuvorie ll, Centlelad a, MdMn and ata Wion of oonarton areas of gommon ahlarest **dvWws, and possible Sea of coirpRanoe with any governing docurtrents or Homeown&ni Assoo" requirements, conditions and kMuenoes of atgniAcafxae c>,tl as andbr nskglorns. and personal needs, requirements and praferencea of Buyer. Balers Inbts4t ) ( ) Copia gl** 7066-2007. CALIFORNIA ASSOCIATION OF REALTOR36, SNC, VLPA REVI!l D 11107 (PAGE 4 OF 9) R�r" bIr od. VACANT LAND PURCHIII AeFtMMMT r"A PA©E 4 OF 9) > o 252 Property'. 217 &Ut. y.asilitftrd x � i_^ Dalle-Jbyvtsbor 24, 24108 K. 0090M INTEREST SUND1111111111111111110W. OWNER AMOMfl01f8: FadeM a and Goren of Iaanrn©n Now (fadWM Suds as pools. WON& courts, walkways ar dher areas oa-WWAW in undivided interest with others), Owners' Atroda*n that has arry mobil over the subod p�p�ty CC&Rs, or other deedrwthtcBOna orobtigations, and III lack of compQance vrith o rs` Agsocia ion requirements. L SRC#. TAX: Any local agencies that levy a special tax on the Property pursuant m the � Community Facilities A d or Rpt BondAd of 1916- M. RENTAL PROPERTY AUTRICTUM. Some d8ets sold ootrrttlae impose mels that limit the amount of rent that can be charged, tha maAmumnumbe( ofoccupants and the rWW of a bndlwd to tartilitallt ■ tenancy. N. MANUFACTURED 1400E PLACEMENT- GondiONW doll may affect the ObW loPkc* and use a MWAAac 0d no" on the Proper. lit. BUYER NM)MNWTY AM SELLER PROTECTION FOR ENTRY UPON PROPERTY: Buyer shalt: (I)eep cite Property flue and dear of liens; (11) Repair all damage arising from Buyer Investigations; and (til) indemnify and hold Salver h#rm1A6s frond all resultkig liability. Claims, demands, damages and corift. Buyer shall carry, or Buyer shall require anyone ac* q an Buyer's behalf to carry. policies of liability. wortcefe WnIpensation and oilier appiloaW insurance, defending and protecting Seller "m Iter for any injuries to persons or property Occurring during any Buyer Investigationsor warx done on the Property at Suyer% diredion prior to Close Ofscrow. saileris advised that certain protecxtons may be rdfOdOd Seller by moording a `Notice of mien-RelspomibiW' (C.A.R. Form NNR)for Buyer Investigations and work done on the Property at Buyer's direction Buyer's obrigations urvW1111his peratilraph shall survive the termination of this Agreement. 1A Tit A. VM*n the Sithe specrilfad in par gaph 18, Buyer sial be provided a cement Pr miry (lige) report, which is only an offer by fhe We Insurer to isstee a poW olift insrurrtae avid mei net oil ft *teary ilea albeft Me. Buys reftw of itis preliminary R"rt seed any other matters which may ~ Me am a of I ti AgreemeM as goodW in paragraph 18. B. Tres is gran in its present too dittim subjed to al enoundwsrKes, eaemenis, covenards, coruiltions, reWidlons, rights and other matters, vrhel w of record or not, as of the dale of AecePtenoe erupt: Ai nxwmiwy Bets of record unim Buyer is mmuttrrktg Brise moons or taklrsg #te Property subject to those o6igaillons; wW (1) tltioee waftm whlatt Sellar has agreed to tt OW$ In wr8110g. C. vVttttsin cite Ilene spa®iked In parte 18, Seler has a duty 10 dodoes to BWW atl MONM la►owrt Iia Seller affecting tide, vdtetlter of moored or not. 0. At Close Of Egiorow, Buyer shell reosive a groat dead conveying MM (or, for sttx* cooperative or long4arm leaw an assigirwrot of stock cefUfimte or of Seller's Wwweheb wdere*, indudnp ail, mineral and water dfli to if c urently owned by Saler. Tide shall +rest as designated m Buyer's supplemental escrow frohmilaw THE MANNER OF TAKING TITLE MAY HAVE SIG NWICAPfi LEGAL AND TAX CONSEQUENCES. CONSULT AN APPROPRIATE PRCfE8SlI0NAL.. E. stlyer shy mcellve a standeN ow4erage owner's CLTA poky of Oft Insurance. An ALTA policy or the addNion of endorsements may myAde. purter coverage fru Buyer. A We c ornpaltry, at Bu yef's request, can p rAft kftnmolon about the avalablRy, deskabililty. cover"e, and wet of vaniota Oft insurance coverages and endorsements, if Buyer desires tide coverage otttar than that required by this paragraph, Buyer shall instruct Ftffow Fodder In wrftlino and Pw arry lincoease in cost. t5 SALE OF BUYER'SPROPERTY: A This Agreement k NOT oDritmililiOrt upon the sale of any propeRy owned by Buyer OR B ❑ (If dreeasd) The attadi0d e0endurn (C A R Form COP) regarding the contingency for the sale of property owned by Buyer m lncor}imW n this Agreement IS. ❑ I Iia AC"IFM HONE KMM4AW (8 dteeCked : Property. Date: E230 sz 24, 2008 (2) CoMWmition of OwNP90W. Evert air the art of the tune "oeiNd in 18B, Buyer retains the tight to maKe requeft t4 SWW. remm in vgft ft appliil(W oor&qorWy Or cancel this 1lQWAY1 A until Saw taptttaals pursuant to 18C(1). Once Seller receives Buyer's written re€mevat of all Contingencies, Sellermay not cancel thisAgreement ps;rrwjwg to 18C(f). (3.) Seller rightto Gertaet Buyer Contract Obliptionsr: Seiler, after first giving Buyer a Notice to Buyer to Perform (es specified below). may canoes this Agreement in writing and t 011111 lila! return of BuyWs deposft for any of the kAawiV reasons: (1) if Buyer fails to depoett funds as negwred by 2A Or 25; (it) if foe funds deposited pursuant to 2A cr 20 are not good when deposited; OR if Buyer fails to provide a ieftr as required by 2K (iv) d Buyer fails to provide vedficatian as requM+ed by 20 or 21 or tti4WOdbV doicumer4ation pursuant to 2Mi or (v) ifSbW reasonably dimopi[tves of live vertfiwtlon provided by 2D or 21 or the credlt report or ssupportirtg documentation pursuant to 2M Seller is not required to give Buyer a Notice toPerh" regarding 1011008 Of Escrow: (4) Nofte To Buyer To Perform: The Notice to Buyerto Perform (CAR. Form NBP) shall: (i) be in Wffing; (fl) be SOW by S ; and (lit) give Buyer at least 24 (or 01 72 ) hours (or until the tinge speCOW in the app9Cable paragraph, whichever occurs last) to take the applicable aoiinn, A Notice to Buyerto Performma y not be given any earlier than 2 Days priorto the expiration of the applicable time for Buyer to Itsrnow a conlIngwW or oawol #4 Aillimanwtor titeet an 1SC(3) obilgoll 0, E"ECT OF BUYER'S REMOVAL OF CONTINGENCIES mBuyer removes, in wriIl any OWWVCFWY or cancellation fights. urns otherwise spill in a separate vTr hen agreement between Buyw and Seller, Buyer shah condusivety be deetned to haw: (I)Oompleted ad Buyer Investigations, and review of miprotiss and other appliraNe information and disclosures pfiaining to mat Contingency or cancellation right: (it) elected to preoa d with the transadion. and ((Ii) assumed aN liability, responsibility, and expense ftrepairs or corrKlian.s :aeriaining to that contingency or cFanceitaMo right, or for inabilitylo obtain frnanang. E EFFECT OF CANCELLATiON ON DEPOSITS: If Buyer or Seller gives: written NOTICE OF CANCELLATION pursuer* to rights duly oxweised uncles the terms of this Agreement, Buyer and Seller allres to Sign mutual Instructions to 001wel the sale and eatx'aw and release deposits. less fees and casts, to the party entitled to the funds Feet an8 costa may be payable to service providers and vendors for services and products provided during escrow. Rolease of funds will require mutual Signed release instructions from Buyer and Seller. judicial dada?on or at1fI11>rttl n award( 1.9. FINAL_ VERfftCA110N OF Wil, Buyer 9W have the dlill to make a final i ep000n of the Property within 5 (or ) Dttya Prior to Close Of Escrow, NOT AS A CONTINGENCY OF THE SALE, but solely to confirm: (I) the Properly is maintained punKMI to paragraph 10A; (Ii) Repairs have been completed as, agreed: and (ill) Seller has ownptied with Seller's ol1w DWigations underthis Agreement. 20, ENVIRONMENTAL HAZARD CONSULTATION Buyer and SeW fie: (i) Federal, state. end local legislation impose liability upon existing and former owners and users of real Property. in applicable situations. for eer(afn Iegislativefy defined, ern4ronrrr Malty hazardous substances; (li) Broker{tt) 4asihave made no representation mncerrmg the applicebillty of anysuch Lawto this transaction crto Buyerorto Seller.exoept as otherwise Indicated in this Agreement: (10) Brobbr(a) haslhave made no repr'esentsilon concerning the existence, testing, tow y, location and evaluationoVfor, and risks posed by. environmentally harard:ous substances, if any. located on or potentially affecting the Property; and (ttr) Buyer and Seller are each advised to consult with lechnicat and legal experts conoeming the existence. testing. discovery, location and evaluation oftfor, and risks posed by. environmtentaky hazardous substances, if any. located on orpotentlaliy affecting the Property. 21. LtttllDAT1E`D DAMAGES:. if Buyer Will to congAWS this purnhaase because of Buyer's default, SAW shill rrofakt, ire Rid des, me depos ilt actually paid. Buyer and Seller agree that trio amount N a romomWo stun given that It Is Impractical or extrornoty dlfitcutt to establish On amount of damages that would actually be suffered by Seiler in the event Buyer wine to bteaoh thfa Agireement. Roleoso of funds will recpNre mutual. Signed release Instructions from bath Buyerand Seller, judicial decision or arbitration award. Buyer's Initials r teller's initials 32. DISPIRE N: A MEDIATION:- Buyer and teller agree to mediate any dispute or claim arlsing beNman them out of this Agrtl Knertt, or any resulting transadion. before resorting to wbWalon or0otat scDom Paragraphs228(2) and (3) belowapNy whetherornot theArbitraten provision is Initialed. Medietirrri fees, if any. shall be divided squally among the paries involved. If, for any dispute or dalm to which this paragraph applies. any partycommenc es an salon without first attempting to resolve rite matter ttuough medial m, or rekove to me t.iate after a request has been made, Uien mat party shall riot be erstlttad to remvw attorney fees.even If m y would otiteWse be available to that party in any such action. THIS MEDIATION PROVISION APPLES WHETHER OR NOTTHE ARBf1"RATiON PRCMSION t6 INITIALED. S. ARBITRATION OF DISPUTES: (t) Buyer and Seller agree that. any dispute c' ci8ilm ih Law or equity arNling bebweert them out of this Agreement or any resulting ibretiaatCAewhich Is not ealtllad through mod.Wilill $hall be ,dectdrd by noulllel„ binding sdx% don, Including and subject toparagraphsr 236(2) and (3) below. The arbitrator !half be a.00 judge cr)ustice, or an attomey with at least 5 years d: real e0m transactional Law experience, Will the parttea mut.uotty agree to a different arbltmtor, who shalt r rrdrr an award In socardam rift substantive C2diiormla Law, TM parties shall have the right to discovery In accordwKs whiff Code of GiAl Praoedure (1283.05. In aft other respects, the arbill4slillil shall be conducted in accordance with TW* 9 of Part 10 cf the California. Code of civil Proeedufs. Judgment upon CM at mrd of aw arbillnil may be entered httn any court having jurlsdiefIon. Interprotation of this agreement: to arbitrate shall begovonledby the Federal A W A c t (2) EXCLUSIONS FROMMEMATION ANDARKTHATil)lt Thsfopowing nldW* ture+tlu0A trdl froth medhOw trend 1uhlFrvlon: (I)iju ficial or non- udiciat torectoauro or othw acticsn or proossiIIIIIIIIIIS to enforce a d"d of trioti madpol or WWWWM Rt land tale cortisol as defined in Civil Code §2985; (IQ an urAffm bl dsti goof action.; (ill) ttte fillitrg ori! offs fa#CtWWW* tfon; snot (lir) any matter thatis within the jurisdiction. of a probate, small claims. or bankruptcy courL 71M filing of a eourtaction to enable tate recording of a notice of pendlrrg Pctkrn, for order of attachmont, receivership:, Injunction, or other proviskmal remedles, shall not ConatfttlM a walves of the tiMdtttatt andad1lillill provisions. (3) BROKERS: Buyer and Selleragree to mediate ar*d arbitrate disputes or itlskint kw91v tM ettttar orboth Brolows, corAisEerd with 22A and B, provided either or bout Brokers shall have agreed to such medtsttlon orlKbihedon prior ta,or within a n NWOroble time after, the dispute orcia.lrm is presented to Brokers. Any election by eitheror bofll Brokm Lo D1M'6di>ift in mediation ors"RU 00in shallnot mutt. InBroka{s beingdttiM d partlea to theAgmemwIll. Buyer's kr dew ) { ) Capftht*1e96,2Qril. CALIFORNIAASSOC1A'nOtt OF REALTORS, INC. Seilsi's Wti.lrA WVIISW 1 W (PA&W 6 OF 8) FtavifawW by DIVA VACANT LAND PURCHASE AGREEMENT (VLPA PALE 6 OF 8) Laage o 254 Piropertr 9 Ze [We-. mg'r�, w 24, 2008 "NOTICE. BY IN THE SPACE BELOW YOU ARE AGREEING TO H A M ANY DOPM ARISING OUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUIES' PROVISION DECI'OED BY NEUTRAL, ARIITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE G M N G UP ANY RIGHTSYOU MIGHT POSSESS TO HAVE M E DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAYBE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION S VOLUNTARY." "WE HAVE Fri AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE fS ATTFPS. NC LUOEO IN THE 'ARBITRATION OF DISPUTES' PROVISION TO NEUTRAL ARBITQATION" I aw�lees Inme" Setter's InItIafa i v. PRORATIONSOF PROPERTY TAXES AND OMER ITEMS: Unim otherwise agreed inventing, (nal items shall be PAID CURRENT and prrKated between Breyer and Seller as of Close Of Escrow new property (axesand aSbesvrtent+t, imeresl.rents HOAregtA r special, and emergency clues and assessments Imposed pnw to CAose Of Escrow. prerniurm on IrAunv= assumed by Buyer, payments on bonds and assessments assumed by Buyer, and payments on Mello-Roos and other Special Assessment District bonds and that are n w a lien The following sterns Mall be assumed by 8.ryer WITHOUT CRED.T icxvard the purchase prce: prorated payments on Meilo-Roos and other Specaal Asse.sment D,sind bonds and assessments and HCA speoW OMMMSMAM that arra now a Asti but not yell due The Property wil be reassesseo upon change of ownersniv Any supplemental tax bila Shan be paid as follows (ii for perlioft after Close Of Escrow, oy Buyer, and (11) for penoas Pnor Io Cox Of Escrow, by Serer TAX B LLS ISSUED AFTER CLOSE OF ESCROW SHALL BE KANOLED OIRFCTLY SE77VWEFN RLYFR AND SFLI.FR Pret'oftm dW ce nmae based on a 30-day month 24. WTHH04-DING TAXES: Seib and Buyer afro to axilm%te any instrument effidevil, ahilerr*N or rnstruicton reasonabry necessary io comply with fedWd (FIA PTA) wW CaMblintlIt Carr, if required (CA.R Forms AS and AS). 25. MULTIPLE USTING SEWCEMROP£RTY DATA SYSTEM: If Broker is a peric*mv of a Muttlpie Lhdit Service ("MLS'1 or Property Data System Pr),s•t, 61f*er IS authnnzed to rercn t� the MLS or PDS a pwKWU sale and, upon Gide Of Escrow, Me terms of this transaction 10 by pubiishar7 and dbwi iret-1 to pers wr and eni6es authorized to use the iMormstlon on terms opproved by (ha MLS or PDS. 2& EQUAL HOUSING OPPORTUNITY. T he Property m som in owtvionee wah federal. slate and localwilli.dht Flniinidion UM. 27. ATTORNEY FEES: in any acz{on, procaedfp, at arbitration between Buyer and Seller arising out of this Agreement, the prevaNing Buyer or Seiler shau be w*W to reasonable ahomey lees and costs fromttse non-preveifrng FRryer w Seller. except as provioed in paragraph M 2s. SELECTION OF 8£RV10E PROVIDERS IfBrokers refer BUryer or Seller to persons, vendors, or service or product providers ('Providers"). Brokers 0o not gt two it* pwraffnatnicsof any Providers BiNer and SOW may select ANY Providers of their own choosing. 29. TIME CF ESSENCE; ENTIRE CONTRACT; CHARGES: Time rs of the essence Ab understandings bobveen the paru" are incorporated in this F,gTeerrtent is terms are intended by the parties as a hnal, complete and exclusive egression of Ifteir Agreernent with respsct to Its subject matter, an6 may not he aoridMIG#d Dy evidenceof any pnoc agreementor contemporaneous oral agre-emen' If any provision of this Agreement rs held to de ineffective or invalid the rs•nainrg provisions wpt nevervabass be given full form and effect Neither this Agreement nor any provision in It may best$ smookA modifiad, bile w changed. except inwrlting Slgnad try Buyer and Sarsr. 30, OTHER TERMS AND CONDITIONS. nciudiN ed n tsd suppWINM*: [�iM6i�i QC A R. Forth Arse I rw eLZN—. r".& .I&. z6 --r Radar Va—t I .-A f1a:- !,^ G 0 r.,... \A. M .-Nk" #" Nie.. e—AF-A ne,-enrenh 1 RA $I. 1 00111171F]Ift- As toed in this Afgreentwnt: A. "Ac4ppe incI ltosims the time the offer or tiirtsl cge,Nteer ofte 6 socepW M tRvfpft(f by a party and owl scoppWnoe is delivered to and pwaeetally re *WW W the o0w platy or par o atdltorbW agent in accomllance VAh 00 Uwe of ffrM oft or a tkwl oourder Oftr. 6. "Agmel ment" mans the >emx attd dxtdlllnrtticlFthisaccaptodVacanitLoW Pueelmem Agreement and any aooepted counter oNrs slid addenda C. 'C.A.R. Form" means the specific form referenced, or another oomparabte farm agreed to by the parties. 1,. "ClIfto Of Escrows" m a n s the tilt (ha grant deed, or other evidence of Milli ler of title, is mcorde& If pia scheduled *" cf escrow falls on a Saturday, Sunday or legal hoiallry, then dose ofettalottt shall be (he next business day after Be soft 0ed clossof escrow date. E. "Copy" m a n s oWy by any rt*an s including photocopy. NCR, hdAMrde and Oectmnic. F. "fie;" means calendar days, art esrf othanMse rlequMl by Lew. G. `)qo A1lrer" means ft &pKlbd rivmbef of calendar days WW Nta oof7ariNiftoe of the event spedflW. not votsaing the ce*nftr date on +►rift (he spe cftd event OCCUR and ending at 11:59 PM on the fhd day. Ft, "Drys Psion" means this Ispadf el monber of carr rmW days bebm dna occulnoncis of fie everts epectNad. ft calendar date on wf*h me M)ec NW event is acheduM to occur. &fyet'a l ( ) ( ) Seler'a inUft ( ) ( ) Copia O le96-2W7, CALIFORNIAAssoctAnoN of REALTORst, INC K P A REVISED t 1 ftl7 (PAGE 7 OF 9) _Ra*'"'ed bf' ------ Date VACANT LANAI CHASE AGREEMENT (NEPA PAGE 7 OF 9) Eagles Lodge o 255 WOL K. 'UN as INV g 11 teE�e)(te rsrnenre s. oor*qsnor a pwAm-. n erppkWa. saprWs, ad lsiwr. �, 'm Mw I m x or do o ftnp of #* Pretpwly dbK o kandrre1llAr► a eMretrpeic AN an on ort@krsl dDmw@nt, Copy at any aountsrpwt a� entad MA of a WN 801 0 t, 17 SON Apsnt _ Crme�er �.nte:rt �. (Pdm RM 4who) (Ora snme as liar AWN) Is the spo of do way a Mw &W wont hW, (❑ Me Jnr wmkmvely: or (] boM, the Buyer and Siler, I�ao101rr BrgMrrakan+a oa} paws to � Aetttls6rrostt lhryer and SleNor. A�C�NI #Q M"#wftMOWWKat1AlsPORO Mtronrftfttiarat"11eeaMtlrrlileup(Me0ofitWfto* r v"ch Esmw limier Is to uas dft vM any wtMte oou*r mea arnd addax W% and My IddW 10 amW b*� to 1h M1+ no* S mksrs (N N ft er's #r or any od*knW gepom Is seri ..._ - --- - Mh Esmm 1 W ter or f If MW anel Soft inalleA Esmow. H*w to tawAW as low. M A Copy of any owdn%mo 6d *ON* my periglwph of ft AW&wm t b HoWar vAlMn at alrdays aelar tommW areaoaliarr of #w joi xh- m. K lIIID OF wow mm: HtW end SdK et AIN son OW e((ns sot Brdmo Qj dv not so oiPt: ft do not Mu wfta the cc Man of M PPOW . (W do nttt guowlss ris pwb,m required to parkin raw eppmpFbw p off adon- MWMCCWOMNf1oN FiIEtM WYEFL E a w*=b arpMstawin es im , eet bsbm n Buyer and Bo*br. MMMM AMD CQ[awaft of dlpoa Thla 4 an filer VLPA R M S E D 11107 (PAGE 8 OF 9) 256 for prpwo Buyaft kwlatit seines ("Ni* { ReVW*V,d by Data Property: 217 Befit Lockeford StMlili_t Date:XPVW M= 24, 2900 37. EXPIRATION OF OFFER: This offer shell be deemed revoked and the deposit shell be rehor*d, unless the is SSgned by Setter, and a Copy of the Signed offer is pownally reoei vii! by Bt yw, or by who is authorized to receive it by 5:00 PM On the M Day atlr alis offer is Signed by Buyer (m, if checked, 13 by (dam), at ❑ AM ❑ PIN). DW Date BUMR I BY Print Name T F.0 ffid Title Addrew Addre w 3L Btu �TMdM Pt�1l�Et.l.�lt: A. Ulton Ck M1 Of Fes, &WNW We" to pety cortrpertelk n to t?ktttte as sp*dW in a seprraI written agreement between Seiler wO Broker. a- if Aaaaw d bas rat eleae. climooMollori kS trtt M 40MMId in 1h t she W11111Mt a9MOn it. 39. ACCEPTANCE OF OFFER: Seller war>aMs M Seiler is lite amier of the Property, or hW the mAhartty LD exiscute this Agreement. Seller ak:oepts the above offer, agrees to sell the Pmperty on the above terrrrs and otindillons, eitd agrees to the abo" conflrfnation of agency relationships. Seller has read and acknowledges reoW of a Copy of this Agnearrrertt, and authorizes Broker to dernrer a Signed Copy to Buyer - 0 (If checkedl SUBJECT TO ATTACHED COUNTER OFFER, DATED De" Date SE gLty a SELL By X By Print Name Pr" Nam Title Title Address =1 dear P -Arne St. A,ddrBes Lodi. _ CA 95240 ( I } Confirmation of Aooeptanoe A Copy of Signed Acceptance was personally Mfa hMd by Buyer or Buyer's audxwbMrd agent (In —) on (date) at © AM © PM A bbiligng Allirmw ertt Is created when a Copy of Slgtwd Ateept'ance is pwisonWily received by Buyer or 111a,3+ir'e sulhorbod agent whether or notconfirmed in arts doatunent. ComphMan of this comillmuMn Is nrrt legally required In ordw to create a binding Agreement, itis solely Inesrtded to widenae the dela that Conillmsdon of hes occu m" AL LAVE . A« ftmMhos WOM6 ear rpA pudilm to 00 AV"Mft bellilimillow lamer and 8ni[W A so aartMlrMlilrtl arw N Ids fit. C. if sI ! INad irr pu ffiV.tlph 2A, oitr tips I MOW of Owes& n e-esea trrdaIlk mill I t ir4ne awes to my Caaar iew Braker ttgk F *M COOMOWM BrOW $11111011111; to accept, out of Listing Broker's proceeds in escrow: (i) The Wfliourd specMed In the MLS or POS, provided C0011IN111ft MOW is a P&**&V of 9- M LS heMLS or PDS in which the Properly is offered for sale or a rsotpnamt MLS o: PDS, or 0 (if mocked) (II) the amount SPO~ ut a separate WrItian j between Uvft Bidrer and Cosperathtpt Broker. Real Esl�e DRE Lic. #4IB52B86 Ely I&SM ckaja DRE Lk,- #OOJM43__ Date CRY Stile. CA zip 7 1 )327«2222 Fox f2O93334-5049 E4MM Wayne-cralaficraiara_ net's Real Estate Broker (Listing Firm) BY Add CAY DRE LiC. * ORE tar. E Date Stale talerflwnaa Fere ___ E -mall ) ESCM tr "okilai r 0*j of a Copy of thts A fart, (f Checked, [] a deposit in the amount of S }, rfer GeV numbers and and agrees to act as Eaorow holder subject to petrsgraph 33 of this; Aorseertt, any wppWmNW escrow rdbudliome and ft tertrte of Escrow Holder% Vet" prate. Escrow Holder Is advised that the dam of C.oninnelion of Acoaph rtoe of to Agr$WMM as bettree n Buyer MW SOW Is Escrow Holder Escrow # )' Dele Address ptxxte>FardE-rnaN Escrow Holft PAW EW"- Moores # ( 1 ) REJECTKM OF OFFM No CotKW offer b being made. Tats oft was tar+W*W and rejected by Seller (mss jib" _ O _ ow MAL n& VNEir Y Or: AMOILIOCY QF AW OF YW MM LEfahl. OR TAX At?VM i ii, r� 'rte �r:�ulr iw i such rra.ry. a W"-. . Willi," 4errb.e.rllts sAc3rrnorrOFMA00"alli,ow+h.rho.ro6coo cow" , hlMlYwd�Dirlfi�it� ,� I� lF&TIiTE � tilt:. aftg� tl e/refi�r U FIWed r r JeWA ^ LoeAng t a�Jtttla!(iM by � YLPAIMISIOD 0107 {RAGE 9 OF $).&A -Aur i aatn atmwwiQav ALcaUMUMT [MCRA PAM 2 O #t Lodges 257 CALIFOWKIA ASSOCIAT1% ADDENDUM OF REkLT©PLS (CAR. Form ADM, RevisedlGM) No z The €ohowing bernis and condi ions are herby hoxprlftilprl in and made a part of the ❑ Residential Purchase Agreement ❑ pictured Homo PuroNwe Amt, ❑ Bus Pur&meAgreement. ❑ Riwesidentlal lease or M0AVM0 lAOI* Rental Agreement ® Vacant Land Purchase Agreement, ❑ Residential tnwme Property purchase Agreement ❑ Commercial Property Purchase Agreement ❑ other dared .tsovamssr 24. 2008 on prop" known SS217 Slat Z0c*ke4cxd Street, Lodi in wNch rA&7A s Lr�dcri4 of ref is refen-edtoas ('Suver/Tenant) and Ci ty of Locdi is referred ID as ("Seller/Landlord'� 1fr &=A sud__CouUtiWa., 1. BUYAr, ACJMQTXedqeo Fit the Q tv of Lodi will rewire an easement or dodicatton for the front 18 feet alons the Lockiefard Street mum. of z=* or- mW other t -ifi nawi=d Am an City for Due" Ajacawad the AM cent Parcels "txa ct z.n:gx. eQees' to a 451 to from both Stclolctozx and Wash Streets. The forming terms and conditions are horeby agree to, and the undersigned aclvtclwtedge receipt of a copy of this document. Date [late t cert f' a SaWAAndkird ty Or LO& Buyer/Tenant seperftAndbrd Tra low of the UWAd Sb*w (TV& 17 U.S. Cadsl f *M it -- of ft fam, or pCOW 114W. bywrwChko or r 09W mans, 1rWU& arm tangy k& COWWOO t!A!F ZW, �� '0F ftMTOP36. WC, ALL RIM" � TM MAB SIM APPOOWD BY THE C&OORKA A"00 AT011 OF NEAi.TYMIttMdlC. P. NO MPRI'O MAMN 19 MADE AS TO THE LEGAL. VA 07Y OR ADEs»V OF MY Ch1. W AMY $PE4M MAN&ACTM A RIM WWTE NOW 13 THE PERSM QUAt.IFiED TO AWSE ON REAL, ESTATE TRANSACTIOINIS, fF You MW LfQ& OR M ADH 0MISULT AN APPROPPUA7E PROFIMMAL This form is w bft W %w tj Iwo"% rW o*ft ply kir not b owesd io Woni fy Vw mow= w REALTOR& REALTORe is a ragWhW wNectiw menOw" meek wjW n" be mW only byllfwftm of #* IlATlr3fM L ASSOC1Yk" M OF 11EAILTOM ren wAsakAe b IS OWS of BMW WJL EM -M 08111W SISIMMS. INC. AkR t€2!t gouih AwKb, Los ANaebs. iaftnrs MW Bmw or oeeipnw ADM II wivow 14M (PAOE t OF 1) I (AM41 PAGE 1 OF 1) 8"Pw"RwdB9W 221 WButUMk Suver, Soft A. Lach CA 95240 A1bnc: (2419? 33944617'1 Fw (2M 3394'4426 chris tmtallkian Eagies Lodgc o 258 SIGNATURE PAGE Rdbrenm is made t4 that certain Vacant Land Purchase Agreement dated November 24, 2008, by and between the City of Loa as Sellers and the Fraternal Under of R44ift as Buyers for the 1.34 acre parcel of land commonly referred to as 217 E. Locic.eford Street, Lodi., California Where the Agreement does not provide adequate space for all Buyers signatures and whereas the By Lams of the Buyer q u i r e said sib Tbewfore, be it resolved that the parties herein below are the mxdmized signatories on the subject Agreement. Be it further resolved that one set of initials on the body of the Agreement shall represent all signing patics All Terms and Conditions of the Agreement and all addendum and attachments am agreed to: Fraternal Order of Title Date 259 VACANT LAND PURCHASEAGREEMENT ADDENDUM The following terms and conditions are hereby incorporated m and made a Pah of the Vacant Land Purchase Agreement dated November 24,2008 on propoty Known as 217 E Lockeford Street, Lodi in which the Eagles Lodge of Lodi is referred to as "Buyer" and the City of Lodi is referred to as "Seller" Other Tennis and Conditions: 1 City rejects buyers Addendurn #1 and substitutesthe folk yAng "Other Terms and Conditions" 2 Prior 1n the dose of grow, Buyer a strut easement to the City of Lodi for the front 18 169 along Lockeftrdd ntage for expansion of Lockeford Street in the form attached hereto as Exhibit A, and a Public Utility Easement along the north property line for existing electric utility facilities in the form attached hereto as Exhibit B Upon the close of escrow the deeds will be issued to the City of Lodi 3 If a zoning change is rsegtAred to penvndll bins k4ended use of the property as a club hall, and the zoning change is not granted by August 31,2009. Buyer shall have the option to sell this property back to the City of Lodi for Buyers purchase pnee 4 Buyer shall be sulk to all applicable conditions and fees, subject to credits for any grandfathered tights applicable to the parcel 5 Buyer shall have acown off of Stockton and Washington Stints sbject to the Public Works Director's judgment as to the physical location of driveway approaches 6 PaWra ph 4.C.(S) of ft Vit LaW Purchase Agreement and Joint Escrow instructions is amended to read as follows: Buyer shall pay for cost of land use entitlements by Buyers use. CITY OF LODI. a murkipal corporation EAGLESLODGE OF Di Bi. A I R KING Chy Manager Dated- /-5-D9 ATTEST: RA.NDi JOHL City CleA APPRROVED AS TO FORM: D. STEPHEN S'C14WABAUER City Aftomey WHEN RECORDEDMAILTAX STATEMENTAND RECORDED DOCUMENT TO CITY CLERK CITY OF Loaf P. O.BOX 3008 LOIN, CALIFORNIA 91520-1910 F/�4.tt 4,-T- LWE FOR RECORDER s USE APN. &Loae0ii2 STREET EASEMENT DEED 217'E. Lgdcaford Street EAGLES LOnr�F LODI hereby GRANT to the CITY OF CON, a municipalowporaiion, m deditxpan to the public use, an eesemeni for the PUTOM of Pubtic trairel and access and the right ]o construct, maintain, rgmir. replatae, remove and uperahs Prim for pubk uffffi e, both Ptrialkly and Priva" owned. together with the right to enter upon the tartd herein 41690#111ml to Me extent that such entry may be nescassary far the construction. maintaining, repairing, replacing, removing and operating sekl access. lines or appuftananoes thereto, in over, under and across the real property, insofar as our title exmnds, situated in the Cly of Lodi, County of San Joaquin. State of California, and parftriariy desatbed as folkN" SEE ATTACHED LEGAL DESCRIPTION FRATERNAL ORDER OF EAGLES Dated: f}ecer 23. LES RISA , TRUSTEE This document MUST be notarized Please attach proper notarial acknowledgment DesCnPV n°l approved 261 Date APN: 041-220-02 217 F--, Lmkeford Street LEGAL DESCRWTION LOCKEFORD STREET WIDENING AND SOUTHWEST CORNER CUT-OFF The True Point of Beginning being the Southwest corner of Lot I in block 3 of "Map No. 2. Iawrenee Homestead Addition", filed August 10, 1922 in Book of Maps, Vol. 10, page 59, San Joaquin County Records, Thence North 87' 02' 00" Ent, 322.90 feet slang the North line o f Loakeford Street as shown an said Map; thence North 04"42'00" East, 18.I6 feet long the east property line of Lot 3 in block 3 of "Map No. 2, Lawrence Homestead Addition", thence South 87' 02' West, 292.60 feet, thence North 49' 33'01" West, 37.00 feet to the west line of the aforementioned Lot 1, thence South 04° 42' 00" West, 43.82 feet along said west line of 1.,ot 1 in block 3. to the TRUE POINT OF BEGINNING. 262 0 CITY OF LODI 217 E. LOCKEFQRD STREET EXHIBIT } F----- _._--------� C3 1 Right of Way and comer cut-off, VICINITY MAP 263 TREET N.T.S. state cf M If;ORNIA ) county of SAN JOAO ULAN j on December 23 , 2008 before me, S. DEUTSCHER , Notary Pub4c (here insert name and UF* of the officer), personally appeared LESTER WAGNER, who proved to me on the basis of sabsfkUxy evidence tD be the person(s) whose name(s) Ware subscribed to the within instrumentand acknowledged tome that ice:/she/they executed them a in h' (their authorized tapawleS), and that by his/tier/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the inWumenC. I certify under PENALTY OF PERIURY under the taws of the State of California that the foregoing paragraph is true and correct, WITNESS my and official S@ti. Signatu (Seal) ( X12-cx) 264 Tv1 • w i► � v ., WHEN RECORDEDtAML TAX STATEMENTAND RECORDED DOCLIMENTTO CITY CLERK CITY OF L001 P. 0, BOX 3006 LODI, CALIFORNIA 95241.1910 LINE FOR RECO APN 041-220-02SPS ABOVE TFC& 217 F Loclteford Street ELECTRICAL UTILITY EASEMENT DEED EAGLES LODGE OF LODI hereby GRANT to the City of Lodi, Electrical tttiNty Department, the right to construct maintain. repair, raemovt and replace electric utility poles, end operate overhead lines fw the distributionof ekx* cittr and or for lighting cf public thoroughfams, together With the right to enter upon the land herein descried to the extent that such entry may he necessary for the construction, maintenance. repair. replacement, removal and operation of electric fines or appurtenances thereto, aver and across the real properly. insofar as our We extends, situated h the County of San Joaquin, State of Califomia. and parlicufarly described as follows' SEE ATTACHED LEGAL DESCRIP-110N Grantor reserves the rightto use the surface providing the said use does not interfere with Grantees enjoymentof this eaaemnt. but Grantor Shall have no ighIto construct any buildings orWtictures within said easement Dated December 23. 2048 09. cc an 111111A L TER W , TRUSTEE This document MUST be notarized. Please attach prover notarial acknowtedQment. Description approved: Date 265 APN: 041-220-02 2I7 E. Lockeford Street LEGAL DESCRIPTION Easement No. I: The North 16.5 feet of the following described parcel of land: The land referred to herein is situated in the State of California, County of San Joaquin, City of Lodi, and is described as follows: Commencing at the Northwest comer of Block 38 as shown upon Map entitled, "Lawrence Homestead Addition", tiled for record April 5, 1920, in Vol. 10 of I fts and Plats, Page 5, San Joaquin county Records, and running thence South 85'18' East along South line of alley 86 feet to the True Point of Beginning of the following described trot.. Thence continuing South 85'18' East along the South line of said alley 101 feet; thence South 4'42' West, 182 47 feet to North line of Lockeford Street as shown on said Map; thence. South 87'02' West along the said North line of Loekefordl Street, 101. 90 feet; and thence North 4'42' East, 196 04 feet to the True Point of Beginning. Buildings and struchir" in conformance with City of Lodi zoning ordinances and building codes are permitted in the south 11 5 feet of the 16.5 feet overhead public utility easement to a rnaximurn height of 23 feet. Easement No. 2: The North 16.5 feet of the following described parcels of latah: Lots 1, 2 and 3 in Block 3 of "Map No. 2, Lawrence Homestead Addition", filed August 109 1922, in Rook of Maps, Vol. 10, Page 59, San Joaquin County Records. Buildings and structures in conformance with City of Lodi zoning ordinances and building codes are permitted in the south 11.5 feet of the north 16.5 feet overhead public utility easement to a maximum height of 23 feet. 266 CITY OF LC. DI 4� J 217 E. LOCKE FORD STREET EXHIBIT C 1 6.5' OVERHEAD ELECTRICAL U TILM PUE C IN 217 EAST LOCKEEORD STREET Building and strnctt m in conformance with Nati Joaquin County Zoning arch-ces and buildinge0des sC Permitted in the south I I :5 feet of the north 16.5 foot overheadpublic utiiitY Casement to a maximum height of 23fwt- VICINITY MAP 267 N,T.S, State cf CALIEURIM) County of SAN JOAMIN ) On December Z31 2008 before me, S, DEUTSCHER , Notary Public (here insert name and We of the officer), personally appeared LAR WAGNER. who proved to me on the basis of satisfactoryevidence to be the Person(S) whose names) is/are subscribed to the within instrumentand acknowledgedto methat he/she they executed ftsame inhils/her/ttidirau&oized capaWies), andthat by hislherlth it signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the Slate of California that the foregoing paragraph is true and correct. WJTNESS m and official seal. Signa (Seal) (notaryx12-07) 268