HomeMy WebLinkAbout1996-02-20 Ordinance 4332• •
ORDINANCE NO. 4332
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
APPROVING AN AMENDMENT TO THE PALO ALTO MEDICAL
FOUNDATION DEVELOPMENT AGREEMENT
The Council of the City of Palo Alto does ORDAIN as
follows:
S CTION 1. The City Council finds as follows:
A. In 1991 the City of Palo Alto ("City") and the Palo
Alto Medical Foundation ("Foundation") entered into a Development
Agreement with respect to certain Foundation property in Downtown
Palo Alto ("Downtown Site"), upon which Foundation intended to
develop an expanded medical clinic and medical research facility.
B. Foundation has received approvals from City which
will allow development by Foundation of a new medical clinic and
medical research facility outside the Downtown Area (the "Urban
Lane Site") .
C. Tie City approvals for the Urban Lane Site are
conditioned upon amendment to the Development Agreement, to ensure
that the facilities at the Urban Lane Site will replace the
facilities at the Downtown Site, allowing for planned redevelopment
of the Downtown Site for other uses.
D. The City Council finds and determines that notice of
intention to consider the First Amendment to the Development
Agreement has been given pursuant to Government Code section 65867.
E. The City Council has conducted a public hearing on
the First Amendment to the Development Agreement, and on the
approvals for the Urban Lane site, which include amendments to the
Comprehensive Plan.
F. The City Council has reviewed and considered the
information contained in the Palo Alto Medical Foundation New
Campus Final Environmental Impact Report, has certified the
adequacy of the EIR, and has made tfindings upon the significant
environmental impacts identified in the EIR, including a statement
of overriding considerations.
G. The City Council finds and determines that the First
Amendment to the Development Agreement is consistent with the
Comprehensive Plan of the City of Palo Alto, as amended. The City
Council has specifically considered the regional welfare and the
impacts of the development agreement upon the regional welfare.
The City Council finds and determines that the benefits of the
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project set forth in the First Amendment to the Development
Agreement and the statement of overriding considerations establish
the reasonable relationship of the project to the regional welfare;
SECTION 2. The City Council hereby approves the First
Amendment to the Development Agreement between the City of Palo
Alto and the Palo Alto Medical Foundation for Health Care,
Research, and Education, a California nonprofit public benefit
corporation, a copy of which is attached hereto as Exhibit "A", and
authorizes the Mayor to execute the agreement on behalf of the
City.
SECTION 3. The City Clerk is directed to cause a copy of
the development agreement to be recorded with the County Recorder
not later than ten (10) days after it becomes effective.
SECTION 4. This ordinance shall be effective upon the
thirty-first (31st) day after its passage and adoption.
INTRODUCED: January 29, 1996
PASSED: February 20, 1996
AYES: ANDERSEN, FAZZ.INO, HUBER, KNISS, ROSENBAUM, SCHNEIDER, SIMITIAN, WHEELER
NOES:
ABSTENTIONS:
NOT PARTICIPATING: MCCOWN
ABSENT:
A'ITBS
it
Sen' •r Asat . City Attorney
APPROVED:
Director of Planning and
Community Environment
nager
90105 be 0010167
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• •
This document is recorded
for the benefit of the City
of Palo Alto and is entitled
to be recorded free of charge
in accordance with Section 6103
of the Government C9$R.
After Recordation, mail to:
OFFICE OF THE CITY ATTORNEY
250 Hamilton Avenue
Palo Alto, CA 94301
FIRST AmENDKENT
TTo
DEVZLOPUENT AGREEMENT
Between
PALO ALTO MEDICAL FOUNDATION
FOR HEALTH CARE, RESEARCH, AND EDUCATION,
A California Nonprofit Public Benefit Corporation
and
CITY OF PALO ALTO, CALIFORNIA
A Chartered City
960409 lac 090016:
YXPBT
TO D
AtaillanONT
This first amendment ("Amendment") to the statutory
development agreement ("Development Agreement * ) which was enacted
and entered between the parties as of , 1991, is
enacted and entered into as of the day of
, 1996 ("Effective Date"), between the CITY OF PALO
ALTO ("City"), a chartered city and California municipal
corporation, and the PALO ALTO MEDICAL FOUNDATION FOR HEALTH CARE,
RESEARCH, AND EDUCATION ("Foundation"), a California nonprofit:
public benefit corporation.
RECITALS
THIS AMENDMENT is entered into and enacted on the basis of the
following facts, understandings and intentions of the parties:
A. This Amendment uses certain capitalized teams, which are
defined either herein or in Section 1 of the Development Agreement,
which was filed for record in the office of the Santa, Clara County
Recorder on November 3, 1991. The meaning of each capitalized tern
used herein, unless otherwise defined, shall be the same as that
defined in the Development Agreement.
B. This Amendment is enacted and entered pursuant to
Government Code sections 65864-65865.5 ("Development Agreement
Act"), which authorize the parties to enact, enter into and amend
binding development agreements affecting the development of real
property within the City's jurisdiction.
C. City Resolution No. 6597 establishes procedures and
requirements governing consideration and amendment of development
agreements.
D. Foundation is the owner of the Property, also referred to
herein as the "Downtown Site," which is affected by the Development
Agreement and this Amendment. Said property is described in
Exhibit A hereto.
E. The City Council of City has enacted certain land use
regulations ("Downtown Site Plauu") affect::mg the Property, which
include a Comprehensive Plan Amendment, Specific Plan, and the
Development Agreement.
F. Following execution of the Development Agreement,
Foundation acquired an alternative site ("Urban Tare Site") for its
proposed medical facility, and has applied for certain legislative
and administrative development approvals ("Urban Lane Approvals")
affecting the Urban Lane Site. The Urban Lane Site is more
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960109 tac 0080168
particularly described in Exhibit *B* attached and incorporated
herein by this reference.
G. City has completed an Environmental Impact Report
("EIR"), which EIR has been certified as complying with the
requirements of the California Environmental Quality Act ('CEQA")
and all applicable City regulations, and which analyzes development
of the Urban Lane Site. That EIR and the conclusions therein are
based upon the representations of Foundation that the Foundation's
primary medical facilities will be relocated from the Downtown site
to the Urban Lane Site, and that the Downtown Site will thereafter
be redeveloped for non -medical facility uses.
H. Adoption of the Urban Lane Approvals by City was based
upon the EIR conclusions and the representations by Foundation
recited above. The parties specifically acknowledge their mutual
understanding that prior to reuse of the Downtown Site, appropriate
consideration and planning for its replacement land uses must be
conducted. Accordingly, in order to preclude operation of medical
facilities at both the Downtown Site and the Urban Lane Site, the
parties agree by the terms of this Amendment to suspend
implementation of the Downtown Site Plan during the interval
between enactment or granting of the Urban Lane Approvals and
completion of occupancy of the Urban Lane Site. Further, the
parties agree to preclude occupancy or reoccupancy of the
structures on the Downtown Site after occupancy of the Urban Lane
Site, except for the limited purposes specifically provided in this
Amendment. Further, the parties agree that Foundation shall retain
a limited option to cancel this Amendment and reinstate the
Downtown Site approvals.
I. In order to amend the terms of the Development Agreement,
Foundation has applied to City pursuant to the Development
Agreement Act and Resolution No. 6597 for this Amendment to the
Development Agreement. City's Planning Commission and Council duly
have given notice of their intention_ to consider this Amendment,
have conducted public hearings thereon pursuant to Government Code
section 65867 and Resolution No. 6597, and have found that the
terms hereof are consistent with. the Comprehensive Plan, as
amended.
J. The terms and conditions of this Amendment have been
found by City to be fair, just and reasonable and, prompted by the
necessities of the situation, to provide extraordinary benefits to
the City.
K. This Amendment is consistent with the present public
health, safety and welfare needs of the residents of the City and
the surrounding region. City specifically has considered and
approved the effects of this Amendment upon the regional welfare.
960109 W0080168
•
L. This Amendment will bind future City Councils to the
terms and obligations specified in the Development Agreement and
this Amendment, and in furtherance of the interests of City and
regional residents and the public generally, presently exercises,
to the degree specified herein and in state law, the City's
authority to allow or preclude development of the Property.
M. This Amendment will eliminate uncertainty in planning for
orderly development of the Downtown Site and the Urban Lane Site,
will provide dependable assurances to the public that only a single
major medical campus facility will be operated on the foregoing
properties, will help provide for an efficient transition of
Foundation operations from one site to the other, and will provide
Foundation with some certainty that future contingencies would not
deprive it of current development rights to one or the other
medical facility site.
NOW THEREFORE, the parties hereby do agree as follows:
GENERAL TERMS:
1. Dt:finitions. As used in this Amendment,
(a) "Urban Lane Approvals" means the Comprehensive Plan
Amendments, Zoning amendments, conditional use permit,
Architectural Review Board approval, and design enhancement
exception, together with all variances and other Discretionary
Actions and City decisions and approvals deemed by Foundation to be
necessary to development and use of the Urban Lane Site as an
integrated medical research and treatment facility.
(b) "Urban Lane Project" means the medical research and
treatment facility proposed by Foundation to be built and operated
at the Urban Lane Site.
(c) "Occupancy" means completion of construction,
commencement of tenancy and establishment of complete operations,
equipment, supplies, personnel and patients at the Urban Lane
Project. For purposes of this Amendment, the date of Occupancy
("Occupation Date") shall be determined by City, and shall be the
later of:
(i) One hundred twenty (120) days after the date
when certificates of occupancy have been
issued for Buildings A, B, and C at the Urban
Lane Site, or
(ii) One hundred twenty (120) days after the final
inspection of the work authorized by the
building permits for Buildings A, B, and C.
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•
(d) Each other capitalized term used, unless otherwise
defined herein, shall have the meaning defined in the Development
Agreement.
2. Interest of Foundation. Foundation represents to City
that as of the Effective Date it owns the Property and the Urban
Lane Site in fee, subject only to encumbrances, easements,
covenants, conditions, restrictions and other matters of record.
3. $indiug Effect. Subject to the provisions of Section
17(f) of the Agreement, this Amendment and all of its terms and
conditions shall run with the land, binding and inuring to the
benefit of the parties and their respective assigns, heirs and
other successors in interest.
4. Negation of Agency. The parties acknowledge that in
entering, enacting and performing this Amendment, each is acting as
an independent entity and not as an agent of the other party in any
respect.
Implementation of Development Agreement. Suspended.
During the interval between the Effective Date and (a) Occupancy of
the Urban Lane Sit cr (b) Reinstatement of the Development
Agreement as defined in Section 9 hereof, Foundation shall not be
entitled or authorized to use or implement the terms of tLe
Development Agreement, the Specific Plan or any other Downtown Site
Project Approvals. A7.1 Urban Lane Approvals shall be conditioned
so as to take effect no sooner than the Effective Date of this
Amendment. Nothing in this Amendment shall impair Foundation's
right to continue operation of the Downtown Site until the
Occupation Date defined in Section 1 hereof.
6. Right to Implement Specific Plan Terminated. The right
to develop and occupy the Property in accordance with the Specific
Plan and other Project Approvals, as provided in Section 8(b)(1) of
the Development Agreement, shall terminate without further action
of the parties upon the date ("Termination Date") thirty (30) days
after the Occupation Date of the Urban Lane Site. No new
development or redevelopment shall occur on the Property until
completion of the planning process described in Section 10 of this
Amendment.
7. Right to Occupancy Terminated; Exceptions. Foundation's
right to occupy the existing facilities on the Downtown Site, for
medical or any other purposes, shall terminate on the Occupation
Date set forth above. The following are the only exceptions to
this occupancy restriction:
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960109 .COQCl1
(a) Such limited activity as is required to fulfill the
maintenance and security obligation set forth in Section 8 of this
Amendment;
(b) Foundation will retain the right, in conformance
with Title 18 of the Palo Alto Municipal Code, to keep or establish
a small satellite medical office in the Downtown Area. This office
will provide medical services as determined necessary by the
Foundation. It will be staffed by a maximum of five (5) physicians
(full time equivalent) and necessary associated staff, in a
facility not to exceed 13,000 square feet in area. This office
shall not be located within the two blocks bounded by Channing,
waverley, Homer and Ramona.
(c) PAMF does not have a controlling interest in the
Surgicenter located at 400 Forest Avenue, which accordingly is not
governed by this Agreement.
Nothing contained in the Development Agreement or this
Amendment shall affect the rights of Foundation to acquire,
develop, lease, use or occupy any premises within the City of Palo
Alto, other than the Downtown. Site, for any purpose consistent with
applicable Comprehensive Plan, zoning, and other land use
regulations.
8. Maintenance and Security Obligation.
(a) Foundation shall provide reasonable security and
maintenance of the Downtown Site structure and facilities during
the period between vacation of the facilities and redevelopment of
the Downtown Site. Such security and maintenance shall be designed
and implemented to prevent criminal activity and blighted
appearance of the Downtown Site, and to prevent the occurrence of
any nuisance, including but not limited to the nuisance conditions
described in Section 9.56.030 of the Palo Alto Municipal Code.
Foundation's maintenance obligation shall include the following with
respect to the existing landscaping: maintain healthy existing
trees, shrubs, lawn and ground cover; cut weeds; clear and remove
debris; and maintain and operate irrigation system. This Agreement
shall not prohibit Foundation from removing without replacing dead
or diseased trees and other vegetation. Foundation may discontinue
planting of seasonal landscape features.
(b) None of the existing buildings on the Downtown Site
shall be demolished prior to issuance of permits for redevelopment
of the property unless the Director of Planning and Community
Environment, in consultation with the Chief Building Official and
Fire Chief, determines that an imminent safety hazard exists.
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960109 lac O0tot6S
9. At Foundation's
option, at any time before completion of substantial improvements
in reliance upon the final building permit(s) for improvements on
the Urban Lane Site, this Amendment may be canceled by delivery of
written notice of reinstatement ("Reinstatement") of the
Development Agreement, delivered to City at least ten (10) days
before the effective date of Reinstatement. Upon Reinstatement,
the brLan Lane Approvals shall be null and void, without further
action by either party, and Foundation shall immediately cease and
desist any and all construction or pre -construction activity on the
Urban Lane Site. Upon Reinstatement, the Development Agreement
shall be in full force and effect, unaffected by this Amendment or
by any other action of the parties inconsistent with its terms.
10. Cooperation in Downtown Site Piannii:.q. Foundation agrees
to participate cooperatively in a City -designed planning process
for the Property and nearby areas, including the mixed use South of
Forest Area (SOFA) extending from the Property to Alma Street. The
planning process will include use of City -contracted expertise
("Planning Consultants"), which may include but not be limited to
a public process facilitator, community design expert, development -
oriented economist, attorney, and other technical experts such as
environmental and transportation consultants.
(a) Description of Process. The planning process wi11
he designed to be conducted and completed within approximately
twelve (12) months. It will be an intensive neighborhood and
community -based process that will include development of a land use
plan for the Foundation/SOFA area; development of implementing
ordinances and other regulations as appropriate; preparacion of
appropriate environmental review documents; and review of and
action on the land use plan, ordinance, regulations and
environmental documents by the Planning Commission and City
Council. Foundation shall be entitled to active participation in
City's planning process, and City encourages Foundation's active
participation in this planning process, including securing any
necessary outside assistance to help make the products of the
process an acceptable basis for reuse of the Property.
(b) Commencement of Process. The planning process will
commence upon written notice by either party to the other ("Notice
of Commencement") in accordance with the process described in
paragraph (c) of this Section. It shall begin no later than
eighteen (18) months after the effective date of the Urban Jane
Approvals and may commence earlier at the request of the
Foundation.
(c) Financia]. Contribution },y Foundation. The Foundation
shall pay sixty-six percent (66%), up to a maximum of Two Hundred
Thousand Dollars ($200,000), of the costs of the Planning
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960109 lac 00E0163
• •
Consultants for the Foundation/SOFA planning process. Payment
shall be made as follows: Seventy-five Thousand Dollars ($75,000)
shall be paid to City within thirty (30) days after written notice
by City to Foundation that the planning process will be commenced,
or within thirty (30) days of Foundation's request for commencement
of the planning process, whichever date is earlier. The remaining
sum due, which shall be no greater than One Hundred Twenty -Five
Thousand Dollars ($125,000), shall be paid upon sale by Foundation
of any of the properties comprising the Downtown Site. Foundation
agrees to recordation of an appropriate instrument evidencing this
obligation. The costs to be reimbursed by Foundation under this
provision shall not include City employee time.
11. Application for New Downtown Site Land Llge Approvals.
Following conclusion of the planning process described in Section
10 above, Foundation may apply for the land use approvals and/or
permits deemed necessary in its discretion to authorize
redevelopment of the Downtown Site. City promptly shall conduct
all CEQA compliance procedures and other analysis necessary in
City's discretion to consider Foundation's Downtown Site
redevelopmnt proposals. The parties intend hereby that the
planning process outlined above and the process for City's
consideration of new Downtown Site land use approvals and permits
shall not be delayed or deferred pending City's consideration of
citywide Comprehensive Plan amendments, but instead that
Foundation's requested new Downtown Site land use approvals will be
considered on as expeditious a schedule as is practicable, and that
the new approvals will be consistent with all applicable current
and Comprehensive Plan goals and policies.
12. Extraordinary Processing Fee. Before issuance of any
building permits for the Urban Lane Site, Foundation shall pay to
City an extraordinary processing fee to compensate City for
additional costs incurred as a result of the negotiation and
processing of this Agreement. Such fee shall include all staff,
consultant, City Attorney, or other time and material charges in
excess of those charges estimated in City's usual processing fees,
or otherwise reimbursed by Foundation to City, in an amount not to
exceed $15,000.
13. Termination of Development Agreement; Survival of Terms.
As of the Termination Date, the provisions of Sections 5, 6, and 7
of the Agreement shall terminate and be of no further force and
effect, with the exception of Section 6 (d) regarding lease of the
Channing/Ramona property for child care purposes, which Section is
hereby amended to provide that the date by which the subject lease
must be executed and effective shall be the date of City issuance
of the first building permit in furtherance of and consistent with
the Urban Lane Approvals. All other terms and provisions of the
Agreement, as amended herein, shall remain in effect until (i) the
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960109 lac 0080168
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effective date of the rezoning of the Downtown Site, or (ii) the
end of the thirty-third (33rd) month following the date of Notice
of Commencement, whichever first occurs, at which time the
Agreement shall terminate.
14. Miscellaneous.
(a) Authority to Execute. The person or persons
executing this Agreement warrant and represent that they have the
authority to bind Foundation to the performance of its obligations
hereunder.
(b) Exhibits. The following exhibits to which reference
is made in this Agreement are deemed incorporated herein in their
entirety:
Exhibit A -- Description of Downtown Site
Exhibit B -- Description of Urban Lane Site
IN WITNESS WHEREOF, this Amendment. has been executed by the
parties as of the clay and year first above written.
ATTEST: CITY OF PALO ALTO
City Clerk Mayor
APPROVED AS TO FORK:
Senior Asst. City Attorney
APPROVED:
City Manager
APPROVED AS TO CONTENT:
Director of Planning and
Community Environment
PALO ALTO MEDICAL FOUNDATION
FOR HEALTH CARE, RESEARCH AND
EDUCATION
By:
Its:
By:
Its:
9
960109 l.c 00$016$
EXHIBIT A
Description of Property
Palo Alto Medical Foundation Downtown Site
All ttz teal property located in the City of Palo Alto, California, and more particularly
described ambit A• l to the Agreement between Palo Alto Medical Foundation for Health
Care, Research, and Elation and the City of Palo Alto, filed for record in the Office of the
Sarnia Cora County Recorder on November 4, 1991.
10
•
EXHIBIT E
Desmptiion
Lands a1 P Alto Medical Foundation for Health Care, Research
and Education and Santa:m d al. to be Rezoned from CS to PF
All that certain real property Sdune the City of Palo Alto, County of Santa Clara, State
of California, being all of Parcel 1 and Parcel 2 as shown on that certain Record of Survey recorded in
Book 326 of Maps at Page 8 and all of Parcel A as shown on ghat certain Parcel Map recorded in Book
387 of Maps at Pages 51 and 52, and all of Lot 10 of the "Greer Homestead" recorded in Book "L" of
Maps at Page 79. and a portion of the 32-1/2 acre tract as designated on the map entitled "Plat of a Tract
of Land on the San Francisquito Rangy, Owned by Captain John Greer" which map was recorded March
14, 1878 in Book "A" of Maps at Page 23. Santa Clara County Records and being more particularly
described as follows:
BEGINNING at the most Southerly corner of the hereinabove described Parcel of 1 of the Record of
Survey recorded in Book 326 of Maps at Page 8; thence leaving said POINT OF BEGINNING along the
general Southwesterly line of said Parcel 1 and its Northwesterly prolongation North 41 deg. 23 min. 44
sec. West 394.01 feet; thence leaving said prolongation North 48 deg. 36 min. 15 sec. East 71.80 feet;
thence North 7; deg. 53 rain. 16 sec. East 46.88 feet; thence South 41 deg. 23 min. 44 sec. East 5.84
feet; thence North 71 deg. 53 min. 16 sec. East 25.00 feet; North 41 deg. 23 min. 44 sec. West 80.90
feet to a point on the Southeasterly line of a 40 foot right of way (known as Wells Avenue) as said right
of way is described in the deed from Thomas O'Brine, et ux. to W. O. Horobin, dated March 1, 1920,
recorded March 10, 1920, Book 509 of Deeds, Page 551. Santa Clara County Records; thence along said
Southeasterly line and its Northeasreriy prolongation North 71 deg. 52 min. 38 sec. East 326.48 feet to
a point on the general Westerly line of that certain parcel of land described in the Grant Deed to Palo
Alto Medical Foundation for Health Care, Research and Education recorded on March 11, 1993 in
Recorders Series /11811255, Santa Clara County Records; thence along the general Westerly and
Northerly line of said Parcel North 18 deg. 06 min. 44 sec. West 187.65 feet and North 71 deg. 53 min.
16 sec. East 117.79 feet to a point on the Southwesterly line of the right of way of the Southern Pacific
Company, thence along said right of way South 54 deg. 40 min. 48 sec. Fast 418.23 feet and South 50
deg. 38 min. 44 sec. East 172.10 feet to the most Northerly corner of Parcel 4 as shown on said Record
of Survey, thence along the general Northeasterly line of said Parcel 4 from a tangent bearing of South
73 deg. 36 min. 16 sec. West along a curve to the right with a radius of 458.59 feet through a central
angle of 10 deg. 20 min. 42 sec. for an arc length of 82.80 feet and South 50 deg. 38 min. 44 sec. East
134.24 feet to the most Easterly corner of said Parcel 4; thence along the general Southerly line of said
Parcel 4 and along the general Southerly line of said Partxl 1 South 71 deg. 53 min. 16 sec. West 384.76
feet to the most Northerly corner of Lot 10 of the hereinabove described "Greer Homestead"; thence
leaving said general Southerly line of Parcel 1 along the Northeasterly line of saifi Lot 10 South 18 deg.
06 min. 44 sec. East 12..19 feet to the Southeasterly corner of said Lot 10, said Southeasterly corner
lying in the general Northerly line of Encina Avenue; thence along the general Southerly line of said Lot
10 South 71 deg. 53 min. 16 sec. West 50.00 feet to the Southwesterly corner of said Lot 10; thence
along the general Westerly line of said Lot 10 North 18 deg. 06 min. 44 sec. West 121.19 feet to the
Northwesterly corner thereof; said Northwesterly corner lying in the general Southerly line of said Parcel
1 of said Record of Survey, thence along said general Southerly line South 71 deg. 53 thin. 16 sec. West
439.48 feet to the POINT OF BEGINNING.
Containing 9.15 acres of land more or less.
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OCRTIFICATZ OF ACKNOWLZDOMMT
(Civil Code S 1189)
STATE OF
)
COUNTY OF )
On
before me, , a
notary public in and for said County, personally appeared
, personally known to me
(or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument,
and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s) , or the entity upon
behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
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960109 lac 0080168
1
CERTIFICATE OF ACKNOWLEDGMENT
(Civil Code § 1189)
STATE OF
)
COUNTY OF )
On , before me, , a
notary public in and for said County, personally appeared
, personally 'mown to me
(or proved to me on the basis of satisfactory evidence) to be the
person(s) whose name(s) is/are subscribed to the within instrument,
and acknowledged to me that he/she/they executed the sate in
his/her/their authorized capacity(ies), and that by his/her/their
signature(s) on the instrument the person(s), or the entity upon
behalf of which the person(s) acted, executed the instrument.
WITNESS my hand and official seal.
MI5 DOCUMENT IS CERTIFIFr TO BE AN
QpptkA`:CS DULY PASSED _ . fHE COUNCIL
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C4,11..E 1Ei Na�J'i; �Q AIL
��;�+^L' ON I _(WITHIN 15
DAYS OF i 1:: PASS' i
"I cr:rtfy(or din!ere) under penalty
of perury tci the foregoing is true
nd con
S:/44
ate & Place Sip awe
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960109lac 0080)68