HomeMy WebLinkAbout0462.093•
september 16, 1993
HONORABLE CITY COUNCIL
Palo Alto, California
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BAYLNIPI In SITE IM!9fJUT urn I.JrlP!OV&K£HT ttlJU'7UE PROIl us WORLD
C9D"'"CA'UOJiS, pe: UP APPROVAL Of syrx;n J,vf!WPMmf'I' OIUUMMeB
Members of the Counc i 1 :
Repert. in Brief
This report transmits a proposed Agreement for Purchase and Sale
tor the acquisition of an easement over 3645+ acres of land,
comaonlyknown as the ITT site, rrom KFS World communications, Inc.
(KFSJ. staf.! recommends council approve the Aqreement, adopt the
related BUdqet AlIendaent Ordinance and authorize the Mayor to
execute any doeu»ents required to complete the purchase.
pckqr0pn4
In a staff report dated December 10, 19.9~ (CMR:545:92). st'lff
outlined l<FS owner Ken Jones' propOsal to sell KFS's easement
rights to the 36~5-acre site, the former ITT facility, currently
used as a receivinq station tor navigation communications a Mr4
Jones indicatecl he would sell the easement for $550,000 l the
estimated amount of money he would need to purchase a new s1 te
outside the Say Area and move some cf the equipment from this
facility. council agreed to the concept of obtaining the easement
riqhts to the site, and then ~et in closed session to discuss the
teras by which the city would be willing to purchase the easement.
KPS and the City have tentatively agreed to a ~urchase price of
$370,000. According to the terms of the proposed aqreement, KFS
will bave first option on the salvage value of any improvements.
XPS obtained an estimate on the salvage value of some i~provements
at ~75,000. The estimated cost to remove all of the jmp~ovemants~
CMR:462:93
&ihould XFS not exercise its right to the salvage, and the City
decides to remove the improvements, is e$timated at $42,000~
xaaar4qu. Hat.ria1 Review
staff felt it was appropriate to ottain C'! preliminary hazardous
materials inv~sti9ation of the property undertaken by a qualified
hazardous materials specialist. A request for proposal was
prepared and seve.ral environmental companies responded. The SIill th
£mary Co~ was selected and a detailed vritten report ~aS completed
on July 9, 1993. The report indicates • Phase II environmental
assess~nt, involving subsurface sa~plin9, is net necessary.
Smith-Emert did~ however, note that there ~as asbestos material in
the floor tiles in one of the buildings; and there v~re unlabeled
containers and the possibility of polychlorinated hiphenyls (PCS' s)
in the balla.st for the light fixtures a.nd some stored transformers~
The report states that appropriate Maasures and precaution3 will
have to be taken when these items ~re removed from the site. KFS
will be :equired to remove all existin~ h3zardous materials noted
by the Smith-Emery co. in its report, as well as any hazardous
~aterials which may be brought to the premises at any time prior to
KPSfs vacating of the premises.
Aqr .... llt tor Pur9hase .1l4 s~
The agreement for purchase and sale 1s attached for review and
approval. A faw of the key points include:
Purchase Price: $370,000 plus KFS's riqht of first option on the
salvage value of certain improvement.s. The. purchase price is the
total considerat1on paid by the City to KFS for the property and
all furnishings, fixtures, personal property, and improveme.nts.
remaining on the property~
Inventory: KFS will sell and transfer by a bill of sale its right,
title a~d interest in all furnishings. fixtures. personal property
and ilDprovements recaininq on the property after it vacates the
property~ An inventory listing the furnishings, fixtures, pa:rsonal
property and improvements prior to the sale is attached to the
agreeaent as ExhIbit B.
FCC Approval: This entire agreement is subject to Federal
Communications Commission (FCC) approval for relocation of KFS's
trans.itter facility.
Timing: KFS has up to one year from the aate of FCC approval to
close this transaction.
I.nspections: XFS is sellinq the property -as is·. The City has 90
days from the date of the agreement for purchase and sale to
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inspect all title f physical, £nvironmental, economic, legal and
other matters relating to the condition of the property prior to
completinq the purchase.
The at.tached Budget Amendment Ordinance. will provide the funds
neede<!. to acc:otlplish the acqui:a;ition of the site. The proposed
ordin:£JlCe will transfer $412,000 from the General Fund Buci~;'?t
stabl1ization Reserve to a newly established capitlJll improvement
project.
~_.ptal A ....... pt
The acquisition of the easement is considered categorically exempt
under Sectio:)n 15325 of the C'EQA quidelines, which provides for
acquisitions to allow restoration of natural conditions in land to
be preserved as open space. Further environmental assessment may
be required at the time a program for restoration of the land is
prepared~
StaLf recomaends that council:
1. Approve the Agreement for Purchase and sale;
2. Authorize the Mayor to execute the Agreement for Purchase and
Sale and any other documents related to the purchase of the
easement;
34 Adopt the. attached Budget Amendment Ordinance.
CMR:462:9J J
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{jJ J.t.o..,J,iJ. 1-Jt. .... ".---
WILLUAI! W. FELLMAN
Manager, Real property
. /~ !I(L'-<~ ~ ~ IIARIUSON .
b~ance
t1ft; ;..~-:ru
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ce: KFS World Communications; Inc.
Joyce Leonard, Chair of Centenniai Enviro~~ental Focus
Cammittee
AttaChments: Budqet Amendment Ordinance
Agreement for PUrchase and Sale
Related CKR's: CMR 355 7
CMR 409 92
CMR 545 92
CMR 116 93
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ORDINANCE !iO.
ORDI!iANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING THE BUDGET FOR THE FISCAL YEAR 1993-90
TO AUOW FOR THE PURCHASE OF A 36.5 ACRE EASEMEN'r
COMMONLY KNOWN AS INTERNATIONAL TELEPHONE AND TELEGRAPH SITE
~, pursuant to the provisions of Section 12 of Article
III of the Charter of the City of Palo Alto~ the Council on June
21, 1993 did adopt a budget tor fiscal year 1993-94; and
WHEREAS# the City is seekinq to purchase a 36.5 acre easement
for the property knola'1l as Interna.tion.al Telephone and. Telegraph
(ITT) Site; and
WHEREAS, the loc.ation of the proposed purchase is in the
center of the Emily Renzel Wetlands near East Bayshore Frontaqe
R~d north of the Municipal Service Center and ~est of the Refuse
center; and
WHEREAS, the purpose of the proposed purchase is to allow the
City to have the ability to make full use of the d~dicated park
land recently named "The Emily Rer.zel Wetlands·; and
WHEREAS, KFS World Communications, Inc., successor in interest
to International Telephone a.nd Telegraph is the grantor o"f tbe
site; and
WIlEREAS. the pur-chase pr ice ... i 11 be Three Hundred seventy
Thousand. Dollars ($370,000), and Forty Two Thousand Dollars
r$.2~OOO) will be required for demolition expenses;
NOW, THEREFORE, the Council of the City of Palo Alto does
ORDAIN as follOlll's:
SECTION 1. capital Improvement Project No. 1941.7. -I'l"l'
Easement Purchase-is hereby created. The sum of Four Hundred
Twelve Thousand Dollars {$412,000J is hereby appropriated to
capital Improvement Project No. 19417 -ITT Easement Purchase-, and
the Budqet stabilization Reserve is correspondinqly reduced.
SectION 2. This transaction will reduce the Budget Stabili
zation Reserve from $11,268,564 to $10,856,564 as of June 30, 1993.
sEC'tlON 3.
Municipal Code,
adoption.
As provided in saction 2.04.375 of the Palo Alto
this ordinance shall become effective upon
INTRODUCED ~ND PASSED:
AYES:
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IIOES:
ABSTENTIONS:
AllSEIIT:
ATTEST: APPROVED,
cIty Clerl< Mayor
APPROVED AS TO FORM,
Sr. Asgt. city Attorney
APPROVED:
city Manaqer
oirector of Finance
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AGRLEME. .... '1· FOR P\-llCH"'SE A:>''D SALE
THIS AGREEMEIoIT FOR PURCHASE "'NO SALE ("Agreement") is made and entered
inloas or Scptember __ .. 1993 by and between Kf"S World Communications, inc., a Ca!ifomia
corporation ("SclJer"), and City of Palo Alto, • m"nicipal corporation ("Buyer").
RECITALS
A, On December S, 1977. ITT World Communications Inc. ("ITT") doI'.attd
approximately 69 ""res and sola approximately 83 acre, of real property to Buyer. The real
property was used by ITT foc a ClMs I-A Public Coalt Station in the Maritime Mobile Service
pu.fSb4n:1 10 a license iuued by the Feder;a.l Comm unications Commission. Under the terms of
the Pu",ba5e """"ment and. Corpmatioo Grant Deed, D<>cument No. S8S731S, ro:<>rdO<! on
December 29, 1m wit!>. 1110 Recorder of Santa Clara CO\lnty in Book D374 !'age J64 of the
0fficiaI Ro:ords, ITT reserved an easement (the "Proper;y") in • 36.55 acre pucel as more
particuJuly descri~ in Exhibit A hereto.
B. On lune 4, 1990, Seller acquired by deed ITT's right, tille, and inrere" in the
Property in order Ie C<>!Itinue public coast ,tation operations. LocatO<! on the Property are
various physical improvements, including, without limitation, wooden and mew anten;Ja5 and
several buildings which conr.a.in fixtures and furniShings. An in'o'entory of me general description
and number of a.l r StIch furnishings, fixtures, personal property. and improvements is aCtac h~d
hereto and incOlporated herein b) thi, reference as E, hib jiB.
1.
c. SeHcr desires to sell thc Property and all rumhhings. ti:'l;tUT'cs. personal property.
and improvemfnts remaining 31 the Closing 10 Buyer, and Buyer desires to purchase the same
from Seller. all. on the terms, conditions, and pro\lisions set forth in this Agreement.
NOW. THEREFORE, in consideration of thei r mutual covenants. Seller and Su yer
hereby ogre. as folio"'5:
1. Seller agrees 10 set! and IIansfer by gift all or Sener~5 right, title, and interest in
the Property and all furnishings, fixtures, personal property, and improverner:;{§, remaining on
the Property after Seller vacates the Pwper!y. and Buyer agrees to purchase and to receive all
of SeIler's right, tilie, and interest in the Property and a11 furnishings, (i.,.tlires, personal
property. and improvemerlts remaining on the Property after Seller vacates the Pruperty. upon
an of the terms, co,/enants and conditions set forth in this Agreement. In connection there ..... 'ilh:
(a} Prior to Closing (hereafter defined), Seller may on pnOl written ""tie< to
Buyer elect to remove any and all items of fLlrnishings, fiJ;rures, persona] property, and
improvements located in, on, and about the Property, or 1TUly leave any and all of the .same,
without adjustment in the Purchase Price (hereafter defined). Any and all such items not so
removed by Seller shall he scld by Seller to Buyer al tit<: Closing. Notwithstanding the
preceding sentence, Seller in any event shall remove from the ProJ.lf!rty by the Closing the items.
listed in Exhibit C attached hereto and incorp:>raled herein by this reference.
2.
(b) SeIter underst.a.r.dS and. i:knowledges thal Buyer does not wi~h to be burdened
by the responsibility for and caMs. of removing additional th.tu1'es, pe:rwnal property, Q!
imp.rovements which Sener may wish to add to the Propert)! after thlS "greement is executed
and prior \0 the Closing. and ag.rees to gtve Buytr advance-notice of SeHer's intent to construct
0< add substantial 'mprov.menu 10 the Property.
2. The purchase price fQr Seller's rign~j title and interest in ll1e Property an~ all
furnishings. fixtures, personal property, and improllements remaining on the Propeny after
Seller vacates the Propeny (the "Purchase Price") is the sum of tbre<: hundred seventy tlmusand
dollars ($370,000), and shall be payable by Buyer to Seller in cuh at t)".e Closing. The Purchase
Price shall be the total consideJ"alion paid by Buyer '" Seller for the Property and all furnishings,
fixtures, personal property. and improvements remalning on !he Property. aI1d all remaining
value in respect thm:oC is being transferred by Seller '" Buyer as a gift.
3. 0!Wn&:.
(a) The closing of the transa<:tioo des<nbed herein (the "CIosin,') shaJl oc<:ur on
thai daU> following FCC Approval (hereafter den ned) as is specifled by Seiler by not loss than
30 days prior written notice to Buyer, provided L\aC Closing in no event .sfI.alt occur more than
one year follow;., FCC Approval. Closing shall occur at the offices of Cooley Godward Castro
Huddleson &. Tarum, Five Palo Alto Square, 4th Floor, Palo Alto, California 94306-2155.
(b) Deliveries. At Closing, Seller shall deliver to Buyer (i) an .. ",uted and
acknowledged quitclaim deed ('Deed') to the Property, in form suitable for r"""rding, (ii) • bill
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or sale coverin, aU fumishings, fixtures and persona! property remaining on the Property after
Seller vacates the Propeny (and me same shall be described by a detai led inventory thereof to
canstitlJ.te a part of said bin of sale), and (iii) an ex{,".Cuted cenitkale in the form of ElChibit D
hereto, aU against C'QOcurrent paymc:t'lt "y Buyer to Seller of the Purchase Price in immediatel)
a·....ulable federal fuoos by wire tIaniofer to such ile.r:ount as Seller may desJgnate.
(0) Prorations.
(i) Real estate ""'0$ an~ ", .. "ments, pe=nal properry taxes, if any,
and all other ~tems of income and expense witil respect to the Property shall be prorated between
Seller af1<l Buyer as of Closing. All such items .ttn"ulable to ll1e perioo through atld including
the Closing: shall be credited or charged to Seller. All such i'ems atbibutable to the period
toDowin.r: the Closing S.~n be credited or charged to Buyer. Seller shall be entitled to and wi n
arrange for the return of any applicable refu!\d.able deposits or bonds held by any utmty.
governmental agency or service. C()ntrac:tor with respect to the Property~ Buyer shaIl ha""t no
obligation to make or cooperate in the making of such atT1!J\gements or refund, except where it
is obJigated as il "utility. govemmenlal agency. or .service oontractor.· Seller will indemnify the
Buyer against allliabihlY and liens as ;OMlY utility. governmental ~erlCy. or service contractor
which is owed mooey by Seller at the Closing.
(ii) All proration, which can be accurately liquidated or reasonably
estimated as of the Closing shall be made at Closing. All other prorations and adjustments to
any estimated proration .shall be made by Buyer and Seller with. due diligence arid cooperation
within 30 days following Closing, or such later time as may be required to obtain necessary
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inforrnatiorl for proration, ~t in: no e"ent laler than 30 days foTiowing Closing. Any net credit
due one party from the other as a result of such post·dosing rrorati(lns jJld adjustmenL1 shall
be p&d by the other ii1 cash imntedialely upoo the parties' written agr('Cmcnllo J f:nal schedule
of post--dosing prorations and adjuStmenLS.
(d) ~. No real property transfer Wt is due on the transfer of tile P''POlty
fiom Sener 10 Buyer. Buyer shall pay any "",,,ding C05l' for Ille Deed. All omer COSIS and
expenses shall be for the ilccount of the party incurring the same, including such party's
attorneys' fee!.
4 . .Q1n4itkut Gf ~. Seller disclaims the making of any representations or
warranties, express or implied, regarding the Property or mallers affecting the Properry,
including, wilhool limilation, the physical condition of tile Property, title 10 or tile ooundari ..
of the Property. pest control matters, soil condition. hazardous waste. tGxic substance or orner
environmental matter'S, compliance WIth building, healrh. safely, land use and zoning laws,
regulations and orders, structura! and otller etlgineering cha.ncteristics, access to t.'1I::: Propert"j
from a public highway or street, and all other informalion pertaining ~o the Property. Bu.yer,
moreo\le[~ acknowledges mat (i) Buyer has enler~ into this Agreement wilh the intention of
making and relying upon its own investigation Qf the physlCaJ, environmentaJ, economic and
legal condition of tile Property and (ii) Buyer is not relying upon any repr"",nration. and
warranties made by Seller or anyone acting Cir c!ai ming to act on Sel1cr"s behalf <:onceming the
Property. Buyer further acknowledges mal illla> nOl received from Seller any accounting, w,
legal, architectural, engineering, property ma..'1agement or other advice with respect to this
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tran.sac:tion and is relying solely upon the ad""ke of its own accounting, tax.l~gal, architectuoal,
engineering, property management and other advj~rs. Buyer hereby agrees that the ""'",alvcr or
satisfaction of the condition s.c:t forth in Ihis Section 4 hereof shall cons!inne 21". acknowledgment
thai Seller has given Euyer every opportunity to cons.ider, i(lS~t and review to its satisfaction
the physical, environmental, economk and legal condition of the Property and all files and
information in Sener', possession that are material 10 the plJrcltase of the Propert),. BUYER
HEREBY EXPRESSLY ACKNOWLEDGES THAT BUYER SHALL PURCHASE THE
PROPERTY iN ITS "AS-IS" CONDITION AS OF CLOSING AND ASSUMES THE RISK
THAT ADVERSE PHYSICAL, ENVIRONMENTAL, ECONOMIC OR LEGAL CONDITIONS
MAY NOT HAVE BEEN REVEALED BY ITS INVESTIGATION. Notwithstanding the
fotegoing, (I) Seller warrants to Buyer tha' Buyer a: Closing shall acquire title to the Propeny
free and clear or any lien. or encumbrances voluntarily creoled by Sener and (2) nothing herein
contained Ylall relieve SeUer of its d\lty to disclose to Buyer an~ material mu relative \0 the
oonditioo of the Property actually mown to SeHer (wimout independent investiga.tion or inquiry)
and which wooid not be reasonably apparent to Buyer upon its own inspections and
investigations.
5. C.onditions Pm:erlent.
{a) BLJ.yeT~S obligation to purchase the Property is subject to and contingent
upon the: satisfactioo. or waiver of ~e following conditions preceder1t:
0) Buyer's inspection and approval by wrinen notice to Seller by
December 14, 1993 of all title, phy,.lcal, environmental. econom.ic, !egal and other maHers.
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rdatin& to the c:ondition or the Property. Buyer shan g 1 ve notice of appro val or disapproval by
said dale. B\!ye:r sh.a.Il have the opportunity 10 n!\liew all documents and information In Seller'S
possession tfu.~ are material to ~he pu rchase of the Property, and SeHer shaH make the Soan'le
avaiJable 10 Buyrr within five (5) business days following. tlle dale of this Agreeme:nt. SeHer
shall permit Buyer and its authorized representatives, upon rQ.SOnable prior rtOtice, reasonable
= to the Propetty pOOr to Closing to make tests and oonduct inspocticn s and .hall cooperate
with &yer in \be making of its inve5tigations but shall not be obligated to incur any expense in
coanectioo thetewill1. Buyer shall indemnify and defend Seller again.t and hold Seller harmless
from any and all loss, cost, liabilit} and expense 0nduding reasonable attorneys' fees) arising
out or Buyer·s activities on the Propert)';
(ii) Seller's performance of each and every oovenanl of Seller herein; and
(ui) The absenu of any lien, on the Property, whetller volunlarily
created by Seller or involuntarily suffered by Seller to be imposed lIlereon (excluding the lien
o! noo-<le\inquenl properry w.es and assessments).
(11) Seller's obligation 10 seU the Properry i. subject to and cuntingem upon
the satisfactioo or waiver of the fol1owil1g cunditions precedent:
(i) The approval of the United States Ft:d.eral Communic.ations
Commission ("FCC Approval') of the relocation of Seller's transmittet f""ili!ie,; and
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(Ii) Buyer's performance of each and t.very coyman! of BuyC'r herein.
6. $(fier"s CO'\l_~, Seller hereby covenants a.1d agrees that during the period
prior to the Closing Seller will {a) maintain the physical condition of the PropC'rt)/ in a manner
consistenf with Seller's past practices, (b) malnta:in C3-sua1t)' insurance on the Property in
a.rnounts and covering ~rils consistent with Seller's past practices, (c) not 'Voluntarily impoie
or cause to be im.JK>Sed any liens or encumbrar.ces upon the Property. (rl) no( instal1 on the
Property any material new improvC'ments (such .as new structures) without me prior written
oommen' of Buyer, and (0) comply with all applic.able laws in any removal by Seller of any
hazardous materials from t11f! Property.
-7. Cuualty: Condcmnatjon.
(a) In !he ._1 thai prior'" Closir.g there is any d<lm.ge to or destruction of
any improve-malts to the Property. the lIansactioo COfllemplaled by this Agreement nevertheless
will proceed according to its tctms and without adjustment in the P'Jrcbase Priu, provided lhat
Seller wilJ assign W Buyer at Closing Seller's rights under its casualty iOSlJrarlcc policy in respect
of such damage O! destruction, and Buyer shall be entided to adjust the loss with thl! insurer;
(b) In the event that prior to Clostog there is a."'y proceediI1g in eminent domain
commenced or threatened (other than by Buyer), Buyer, at Buyer's electioI1, nlaY terminate this
Agreement without (iability ~ or proceed with the transaction contemplated by this. Agreement,
in the latter of which even\s the transaction will proceed in a«ordance with the terms hc::reof and
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wilhour any adjustment in Purchase Priet. and Bu)'er shall be entitled 10 all condemnation
proceeds and the rieht to r\q.otiare: and consummate Ole disposition of the proceeding.
8. ~.
(a) Insurance. Seller's existing blanket tire and e"tended coverage insura.'1Ce
policy, as it atfoclS It .. Property, shall be =celled as of tn. Clo,ing, and Buyer sh3JI have 00
int.erest in any premium refund due thereon.
(b) Iax-Defern:Q Excb,anl!!'. At Seller's election, Bllyer "8'''' 10 cooperate
wilh Seller for tbe 1"'!JlOS" of Seller effecting a rax-defemxl e.change{') ptlf,uanl to Inlemal
Revenue C<><Ie Section lIDI provided (il Closing occ." on or prior 10 Ihe last date set forth in
Sectioo 3(a) hereof, ar.d (ti) Buyer shall incur no additional expense by reason of such
coopemion. Notwilhsranding the foregoing, Buyer sh3JI be under no obligation to cooperate
wilh Se\ler for 1"'1JlO"'S of Seller effecti.ng a Iax-deferred .. change bereunder by selling or
exchanging or otherwise transferring OIlIer neal property owned by Buyer.
(c} ~. Each party \0 thi. Agreement '''arranlS \0 the other that no
person or entity can propaly claim a right to oil real estate commission, real estate finder's fee,
neal estate acquisitioo fee or other neal estate brokerage-rype compensation (collectively, "Real
Estate Compeasatioo-) ~ upon the acts. of that party with. respect to the trarl.sat:tton
conte mpiat<d by thi' Agreement. Each party hereby agree, to indemnify and defend the other
against and to bold the other harmless from any il11d all toss, oost, liability or expense (lIlduding
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but not Hmited to rusonabte 3Itomey:s' fees) rCS(Jlting from an)" c1ajm [or Rea! Estale C()mpensa~
lion by any person or enti ty based up<'n such. acts.
(d) ~. Buyer shall not a~[gn Buyer's rights bereund~r
without the prior written c;:on.iefll of Seller, which oonselH shall not be unreasonably .... ithheld
(provided that any such assia;nment in any event shaJl be 10 a governmental bod) .exclusivi:ly for
public purposes).
(e) ~. AU written notices required to be ,given pursuarn 10 tbe terms
hereof shall be either penonaJ1y delivered, sent by facsimile machine, sent by Fedt.ra1 Express
Of comparabje overnight service or deposited in the United States express mail Of firs.!: clas..~
mail, registered Of certified return receipt requested, postage prcpotid, and addreued as follows:
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09i493
To Iluyu:
To Seller:
With • copy 10:
City of Polo Alto
250 Hamiltoo A venue
P.O. Bo. 10250
Pol" All<>. C" 94303
Attn: Real Property Manager
KfS World Cornm\lnicalioos, Inc.
I Meyn Road
Half Moon Bay. CA 94019
Attn', Presiden'.
C,,"ley Godward Castro
Huddleson'" Tatum
5 Palo Alto SQuare
fourth fl<>or
Polo Alto. CA 94J06.2155
Attn: Ronald L. Jacobson
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The roregoing addresses may be C:hatlged rrom time:o lime by wrllten notice. NotiC"t:i
shaJi be deemed rec..eived upon me earlier or acl1JaI receipt or three business days following
mailing.
(f) Iimt. Time is of the essence of every provision contained in this
A,"""'lent.
(g) Possession. Possessio" of the Proper1y shall be delivered te Buyer at
(h} No DeductiQns or OffS". Buyer acknowledges thaI the Pur<:1we Pri<e
to be paid for the Property pursuant to Utis Agreement is a net amount and shall IIQI be ,ubj",'
to any offsets or deductions.
(i) AtIOiDOyS' "«s. In the ovent any dispu.e between Buyer and Seller should
result in litiption. ~'te prevailing party shall be reimbursed for all reasonable costs irICurred in
connection with such litigation, including. without [imitation. reasonable attomey.s,· fees.
G} Review by CQun.RI. The parties a<la1owledge that each party has been
represented by counsel and such counsel t\a.ve reviewed and rmsed this Agreement
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(11:) ~. This Agreemenr snaJ l be con.strued and in !.erpreted in
accordance with and shall be governed and enfor~ed in all respects according to the la.ws of the
Swe of California.
(1) Coonrcrpaos. This Agreement may be executed in one or more
counterpart!. Ail coonterp:arts so uecU!ed shall constitute one rontr.K:t, binding on an parties,
even though ail parties are not signatory to me same counterpart.
(m) Entire Agreement. This Agreement and the attached exhibits, whkh art
by this reference i.neo!porated herein (and a11 documents in the nature of such. exhibits), .... ,hen.
executed. conwn the entire understanding of the parties and supersede any other wrirten or oral
understan<fmg.
(n) Autboijl)'. Seller warrants and rep"''''''lS that (I) il has full power and
authority to enter into this Agreement 2.110 consummate the tr"4J1sactions cOtltemplated tllereby,
execute this Agreement on its behal f.
1062:6111 "'''., 12.
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IN WITNESS WHEREOF, Seller and Buyer ha ..... ~ u('C'Jted this Agreemrnt for Purchase
iIIld Sale as of Ute day and year firsl written above.
SELLER:
KFS WORLD COMMUNICAT:OnS, INC.
.~~~.
By: ~~_ J;;.:::::-=2=:=
13.
BUYER:
CITY OF PALO ALTO, •
municipal corpor.Jlion
Mayor
ATTEST:
City CI.r~
APPROVED AS TO FORM:
Senior Assistant City Attorney
APPROVED:
City Manager
Director of Finance
RoaI Property Manager
Rls~ Manager
, " ~ .. ".
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EXHJIIJT"
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auia ....... lacNd.d ill dt.aI voup ..... r.dio ptltI, IQICUa ,net Jlil
-. pole \uI:Iwaoo,""" _, eopOpmcn. DO 10o,", ill o=Iot.
_lU!cadocl 0( aUCII 0( 1IIilllx ~ .," poulble.
PWr ~ Hewlett '1ClL'1I, Tl'J'C fll't4!'
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~ AIII!yaot..IINeU PKbrd, 'I»>e ~A
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~ Oocila!or. GouortI Iltclio enA
PI lloaic 3wiJ~ W ... Oc.n. 185A
c..oo, -r...tono.. W-.. $39 730 Volr
\IQN, ~ UO (_ d.unopI)
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1Ir s.... BIa<t lad !:Iocbr 7530, m V.k
..... 1adr, ~'T .... Lcab
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.-I..IuIKI. 'uIuw Suo:bokx. M<l4el J, 11) Volt
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Lilt of eo... s..tlono WCNlolwido
F1!CIII< !III!W«> c:.... Moriao Tnaopon."" """"-
Recot<I& ollQllllCl .-~ to< 1*' ... -.,ho 01!500 _ /0. la, _[,...,., !lIO.Iu4Inr.
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Paid m..,;.a
TroaIc .......
)qen·...,. bocG. " ....... di.tpiDI. IIk1 recotdf
l1IE PALO ALTO ~G srt"E HAS ~£lCI1!NSM
~AH1VQ{ADm"AUAT1OI<. "'OODENPOU
ClOflSTltIICl'lOfoI IS IJSEI) POIt N<TGI>IA &I..£),IENT
SUPfORT. AN!) ~" l.D<I! stm'O!\T.
omnmAL DETAlLS OF TIlE OVTSIDE PLANT ~":'IA
IliSrAlUTION 1OLLOW:
APPaOXlMi'TtIL Y l!IOO rar OF IlEUU CABLE IS USED
1'01I1Iotml<O TRIi ~ Klv.u AWAY FROM na: I\ID.D!NO. 1HBIiE ~ OlD( "IRANSMlSSION Lll'IES
IEID ~ ... _~_~ 'W!!K.'!! TItA),I~ ':a:-~~
\lMBo\!.."Jla!D III OHM ~ TO illlU'JOCBD 0tII<
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'mREESEPAAArE <TROLl'S OF A.'ITElo1"AS J\lU! U5W FOil
1BE HF CW 'i1W'ISMITTERS. EACH OF lHESE <TIlOUl'S
IfAI'o/£ FOUl. Al'PIlOX 90 PI' WOOD POLES. AND EACH OF
1ll&SS l'OL£S SUPPORT ONE !IF A.'"rEIOIA. TIlE POLES
AIlE AP.IlANGJiD II< A SQUAllE WIlli 300 FT SEPAAATIOili !ll!r_ nIEM. tHE Wl1Ii ~A EI.£.\IElo"l"S ARE
S11lV!<O BZIWI!EN ll!ESS pou;s. THD.E AllE A TOTAL or Il lIP AlftEl<IiM POll CW us&
1BEItE AllE twO lIP ~ POll CW liSE OIlE
AmEI'INA CONSlSTS OP A Ut1l~ VUn<:N. G1rtEl> woon POLE lIl'I'ROXDolA TI!L Y lOO !'EFT B1GH, WHICH IS
LKHrIEl AT .I'HE VEltY 10. ANt' AT TIlE APPltOXlMATE
M!DfOIl'rI' WJ'!1I OBSTRUCIlON UGfITS. THIS WOOD
POLE S1JPPOllTS l'Ou. vanCAL. WoE ,v,lENl'IA
l!tZMENT8 WIlJai 11. UN • .u.A1 I E' TO THE POLE. AND
MAXI! UP THE \II!Il11CA!. 1IAPIA'ItNG POlltJON OF !HE
~A.AUt1lGZO.OUNDP~~CONPOSED
Of MANY _ 0Bl0INA11I AT tHE .aTI'OM OF TIiIl
POll! AND EXTJ!.'lI) IlOJJZOIITALL Y TO A JlADM OF SOO
fEET BON ill!! POLE. T1I!$2 WIIlZS I\U. BUlUnlI1JST
1.INDB TIlE $IJVACE Of TIlE 0It0U!<D.
THB omn HI' ~ cormm OF TWO
A:':'ilC~nii.'" ~~i:iCii~-i:~WOOOetroL.ES
SPItO!» APPItOlmoCA11iLY UO I'I!&J BOM EACH 0'IHl:R.
CIQI or t1II!I5E roLES IS PltoYIDJiD wn1I OBSTRUCIlON
UOKB AT THB \IBIlY tOP OP 'I1lIl lOU.. A HORIZONTAL wma ~ IS SUPPOUI!Il IIE'l"EEN nGK AJl
~'E OIlOlr.'lD LE\U ~ MAPI! OF IoIANV
WDtES 15 PllOVIPED AT OIlOVl'iI) ~ POll TKIS
Alm!NNA.
1BDlI ...... TVJO BIlOAl) SM'lt MOI'IOCOllE TYPE
~ FOR $ITOR 0PI!JtA'tl0ti. 0fIE MONOCONE IS
SUPfOIlTED n A METAL c:::morTI.A1. POI.f. AND IS A
~D MODEL 17')4.'!K. "nI5 01HIIIt MOtIOCONE IS
SUPrOItTZD BY:llXWOOD rota. AND ISA naDIOLOOY
!'OIl CONM\JJfICIIl1ON MmUlA'1lONI>1. MODSL ~
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MAIO' I7iIR.ES WHICH FOlUol THE CONE SHAPE. A. ... " BOTH
OF THE ANTENNAS HA VC MA..""Y WIll ES OF
UNOETEIIMINEl> RADIt:S PIIOVlDl"G A GIIOUND pu..""E
AT GROUND LEVEL
p~ ~TO ~(j STAno", HA:! AN O=I!
I'I.Am POWD. SlJB$1'AnoS WHICH TlVlNSPORMS 12.47Q
VOLT , PHA.SI! COMM!:lla~ POWEll POWS TO
APr'KOXIMAlU Y 4,400 VOLts rot. OlSTlUllL'11,")N TO
R:\'ERA(,. BAN1tS Of lJlANSFOJtMEltS WIUU{ nlEN
'TRA.'IS!'OIlM THE ',400 VOLTS POWS TO 220 VOL 7S A. ... p
120 VOLTS FOR 1.ISE IN ilif OVEIUIU. fAClUTY
THE S1NGtE tl,01O VOLT'l1tA.~ IS IIAlE) AT 5(lO
1tVA. T1IU& AIlS 1. SMAI.L.EJt TlIANSroRMEaS
OPnAtWG OFF OF THE Al'PllOXlMAT!L'l 4,.00 VOLTS.
THE't AI\£ RA'lCD noM' tlltVA TO 100 ltV .... NOT ALl OP
THDJ! T\V.rIS10104Z1UI AJl! t" US\!..
nm 12,4'70 VOLT ~ KV A nANSI'ORMEIlIS PR01l!CT"f1)
BOlo! OVEIU.OAJ) BY PRIMARY rosES AM) MAJlltJAll. Y
0fDA'IEP SWItCHES 1.OCA1ED IN AN J!I;Q.05URE
A:tT.ACHm TO 1HE T1IM"SFO&MER.
A1f AI.'TOMAnc ENEllOl!!'CV DlSCONl"ECT SWITCH IS
PaOVII)5J) AT tR!I 4,400 VOLT LEVEL DI CASE Of
SU8STAnoN 0YElU.0AD.
nQ! 0\lDIDl!~~ ANt> ASSlOOATEI:J
SWIIUl1l<O I!OUIPNEl'n' 15 fJlO OSED BY ... CHAIN lJJ'/IC
fINa. WHIaI HAS TWO LOCXED GATES.
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•
EXHIBITC
Seller sl1alI ",move from the Property prio< to Closing:
L Each and all the items ctrc1ed and marked with "" arrow in th.
aIIaChed portions of the Smith·Emery Company Repon; and
2. Ally IIazarows materia:, introduced to the Prope~ by SeU.,
subsequent to the date of the aforementioned "'l'O'L
I.
• SMITH4EMERY COMPA.NY
Transmitting Facility
The str...l:cture was of concrete corutrw;;[ion with concrete slab on grade flooring Wood rooting was
observed on the inter!::' Flu.orescent--iighttns_~_'!.~ nOled thr~~lIi!;hOt~~--ib_~---~! ThIS s.tmcture 1$
divided into sections of differing usage, including eTectrica.l equipment s[or~ge, trar.s.mission equipment
storage, a machir.e 1001 room and office space The structure is used fOI radio transmiSSion ;>urpose.s
Trammission and electrical equipment were located throughout the stnJeture The follollroing ilerns
were noted in lhis structure
• Eltxtrical panels were located in rows along the south wan
A pa.nitione:d: ternperature-control!ed area is locilted in the middle portion of the buildir,s and IS
reportedly IJsed to $forc environmentally sensitj"c transmission equ:pment
• A machine t~ room is located in the northwe$! corner oflne stNcturoe The follo~'ing irems
were observed in Ihis room
,...:..:..-_~M;.~,~~s cutting equipment ____ ,;>. \. Mlnor amounts of cut~l~J~!!J
I . -I)~
Storage Otold tiansformers was ob~rVed inside the entrance-ol"ih-e:nfacility. !hI!' transf5"r~
'!:!:'--e be!r:S S:Ci.ro 011 Wid"DOilfO iocarea on lhe concrete f!~.J~o.togr3.p~ .. ~? 2) ............. ...1
Metal covered shafts containing transmission contTOr s and electric:a1 cables
An office is located in the southwest comer of the building. Vinyl floor tiles were o~ser .. ;ed In the
office area Tke office area. is reportedly used (or transmission coordination
Workshop; I GaRge
The workshop was of ply-NOOd and corrugated sheet metal over steer and wood frame consrru Clllm,
witn slab on grade concrete flooring The worikshop ocCtlpies the western portion of the ~lruC:cfe,
and the garage, wh'lch is open [0 the nonh, occupies the eas[em portien of the building The foilov.~r,~
irems wen observed in the work:ihop
r---~ ..---------------
I .. vue: ,KiUOnne powered ~eneral(llr
~ I Wood shelves sioring min.o .. ' ..• mo .... " ... " .. 1 S ofhazatdous matenals
0" th.", 'Miv<s (Photograph No }'L) __ _
The following il~ms ..... ere :"'l~~::'J
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--»> f • (2) one-satlon c\.'ntainer.'\ !abeied lubric:ants, panialJy fu!J
, • (I) quart con.tainer iJ.beJed automati;: trar.smissior'l. fluid
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i (I) full, o11't-g:iillion corttJlrl.er labeled linseed oil
I (2) rusty, un:l.abeted orie-gallon. containers panially fun
(I) five· gallon container labeled Chevron oil
, (l) five-gallon containers labeled p.ln'!!t"-__ ---,-______ --'
--. ~-cracKing and naming on the concrete £loon ng was observed
The garage ponion of the 5trucn.m~ was of' corrugated steel over woodframe Conslrucll(ln
fonowing items were obserwd in the garage portior. of the structure
• A par-ially full oil pan
• A Ihree·gatfon cOrltai ner labeled" deani ng solvenc" (poolog:raph No 4)
An abandoned~''!ract~o'''r __________ _
Warehouse
The
The warehouse structure is of COrlCrete construction Piasl erboard over wood frame cor.structian was
observed on the interior of the struclure. This building is .;urrently used for the storage of otd
equipment, computers, electrica[ tubes. transmitting equipment. water conditioning and chemlc3.i
ueatment. Equipmenl storage was Iocaled on. wood racks and on the floor ;htoughout the facilit ... ·
on grade noonng which is bcrmed on 'he south end. Act:ording to Re)( Paterson, it was constructed
to hold old transformers The garage ~ated to the east also has concre:e flooring CablOl~ts ..... ere
located at the north end or the this garage and were ob5e1"\led to con.ain the follov.mg 11e~:s
(Photograph No. S);
• Scv ... aI 0IIe-iliJon containers partially full of paint
• (1) J -gallon container labeled coolant
• Severa) quarts of motor oil.
• (6) S~gailOll. containers ortraclOf roner lubricanl, part'lally fui!
OJ l-saITon corHai.,er of tractor roller tubrican! . .p~rti!lJI}' fi ... d! f
• (I) S ... gaUon container partially Full ofunkno~n liq~_i_~ ______ __.J
10
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• SMITH·EMF,RV COMPANY
A sman storage sIrucrure is )ocattd juSt ea.st Dr rhe war.ehou5.e" building This structu.re IS of
corrugated sheet metal over woodframe construction \lrr;lh slab on gra.de concre:e f!oorir.g The
fonowing items wert observed being stored in ~his structure'
• Several I-gal!on concainc:rs of paint
Severa! I-ganan containers of lacquer
(I) empty 55-gallon drum, unlabel.d,
(I) paniany full 55-gallon drum, unlabeled
A wood shed is 100000ed northeast of the transmitting facility duster of buildings; according te Rex
Paterson tbis s'ructure is used to sto~ the tuning coil for the transmitting, a!'lIenna, as s.hown on the
Site Diilgram (Plate 3) The structure appeared. to be used fOf storage purposes
The foHowins items were obser ... ed on 1M: land surrounding the slructures
• A (oneme slab located west ofLlJe trarrnnitting structure has been. fenced off This area was
observed to contain (16} sixteen drum transformers (photogn.ph No 6).
! A f"u~J~ i.Ullahc:icd ~~·~ion drum. iocatcd TWJflhUSl of [he warehouse !)iructurc as ~h.own on I
* J. Sit. Diagram (PI.t. J) (Photograph No, 7),
A pile of concrete which. according to Re,. Pa.terson, is the former domestic water s.upply weTI
which Wal abandoned a f~w years age tly ftUing it Wlth concnte-(Photograph No 8)
• Two metaI lOWers. reportedfy an abandoned evaporative cooring system used (or res.:.daling the
temperature inside. the transmitting racility (Photograph No 9)
A covered high-capacity pump, rep<)rtedly used to pump the waler for the evaporative cooling
SYStem.
,""_"1.:ar~ covered with W1!v~l as. ~kown (In the Site Diagram (plate J}
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• SWITH+EMERY COMPA.NY
EVALUATION OF ADDITIONAL RISKS
PETROL[UM ACTIV11Y
A review of [be State of Ca1ifo.rniz. Depanmeru of Conservation, Di"'lsion: of Oli and Gas maps
indicated no r~Ofd of wells or oil fields having been localed in the viciMy of the subject proper.:: m
Santa Clam County.
ASBESTOS POTE!>lTIAL
The Federal Government is concerned about asbestcsocontainine: products in buildinss because cf the
potential for asbestos fiberS to be released from Ihese products The inhala.tlon of these fibers, r;a.n
produce GalK:ef
Since the mid-J970's, the U S. Environmental Prolect ion Agency and the C Consumer Prod Llet Safety
Commission have taken several steps to redloic,e exposure 10 ~IOS, ll'1c:1uding pronibiting the use
of asbestos for pipe ,overing. and banning various 3-sbesto:;-conriLning pAlching compounds uSiJ m
buildings.
SamprLng or materials su~ed to contain asbestos was condiJcted by Roddie Aglibor of CTL Q\.er
the subject propm)' on June 4, 1993, Testing of the samples re:rL(ved from the site ir.dl<caled that
asbestos was presenl in \larlooS materials on .each sile. A SIJIT.rnary of findings and the la.bora[Or~y
resullS are .tt.1dIed as Appendix B.
PCB POTENTIAL
PCBs, or poTychlonnared biphenyls, were once used as induStria! chemic.als whose high slabljlt~,
CC,'1t:-ibw-:ed to both 'heir commcrciai usefulness and the:i.r iong-rt'~ deleterious. er:vi:'cr,m~r,toll ('.7J.d
Agency
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• S.uTs,EKSRY COMPANY
PCBs were banned [rom use in electriCdI cap.t.cilor!., ~lectri(:aJ transformers, vii,cLlum pumps, and gas
!urt,ines lrt t917 Southern California. Ed(sot'!. ha.s lndi.cated that the results of !Af'.dom tt-sting of
transformers for PCBs has shown that the majority (96%) conlain PCB I~tls well below lel,roels
requiring special handling by the EPA
---------------------~
Drum transfortne1'S and smail box. transfcrmers are located on the ~biect site as indicated. on the I
Subject Site Diagram. Plale 3 There is a possibility chal PCBs c.'J1Jld ~ present in lubricating oils
within these tri>"lSformus, and tM.~ PCBs could be rtlta.s.td from these sources in the event of dam.a£e • to the units.
Fluorescent fighli:'!g; fhctures were ob$erJed throughout the faciljty Flu:r~nl light ballasts man~J
i'actufed prior to 1978 often utilized pCB-containing: dielectric 'Cooling fluid;; _ _ _____ _
* If Seller does not remove these items~ Buyer may r~ve and
d.ispose of the same in Buyez'·s city disposal site at
Seller's expense. Sel1e-~ agrees ~o, reimbursp. 8-u,!'er fol'" t~e -1:vs.ts ~f
!~J~~l !~~ ~i~po~al .it~i~ lhirty tJO} days of the date of Buyer'$ b111i~g
statell'JE-nt f(!r" sut;t! costs.
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SMITIl·EMERY COMPANY
SUMMARY AND CONCLUSIONS
The subject propeny is located 3t 2601 East Bayshore frontage Road in the City of Palo .. \iIO,
Cahfomia The site is currently occupied by KFS World Communic-a.:ions and is used (Of transr.1ls:iion
purposes The S"..J.bject site consists of a main transmitting S1ructllre, 1 warehouse stmcnne. a gaJage
building. and a small parking atea The area immediately 5l:rrounding the subjett propeny is vacant
and is currently used for ec.Jiogica! pr~r ... ation commonly K'\Own 85 the ~Marsh[ilnd Enhanc~rrh~'Mt
Project-The landuse in the surrounding aru is primarily ligh! industria!
HistoricaJ research indicates the subject prope"rty has been used. for transmission purposes from Ihe
1920's ~o the present. The main transmission structure appears in.a 1930 aerial photogra.pb ofthr sile
The warehouse SlrJ/;ture and the garag.e appear to have been constructed prior to 1960, as they appear
in a 1960 aerial photograph
Several environmental concerns were noted on the subject ~ite during Smith.Emery Compan.Y"s site
reconna.i5Sa",c. Brief descripti<:lM of various areas of the subject site and a summary of poteruia[
envir-onmentai t.oncerns Ilre given below
J I. Storage of old trar'~:-ro-'-m<:""',-s-w-as--ob-"",--e-d-in-'-Si-d-.-t-he--t'-.-n-",,-us-· -s-,c-n-s:-ru-'-'t-u-"--Th-e-se-'~;~nSfomler) i
~ ! shoutd be tested for the presents oePeR', .and~sed -ofm an appropriate manner. n_mmm ... m._ . ..J
-----,
A rusty, unlabeled ~5-8allon drum, partially full of an unknown subs.:lr.ce, is located nOi1heJ~t of I
the warehouse Structure. This drum should be profiled al1d disposed 0; in .anm~ppropria!e ma~:;(~ i
The harldling of wastE and t.az.ardoos materials needs improv.ement on the .subject SI!e \ ..... c
recommend ihat all filled or partiaJ1y filled containers be labeled as to their contenls, ar.~ :"':J.t
properly identified and bcrmed hazardous waste s!O{as~ areas be :s:3.blished
Buihfing materials en the .subjtc::t prQpcny were sampled and found fO contain asbestos It IS 1m;: ··.liiI
that the asbeslos containing ma:erials b.e handled and dispofted or properly
. ,. , -/"." .-/
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1. COMMUNICATIONS FACIUTY.
•
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FILE NO.: 54885 pHOTO PLATE
!";;',J;.C ... ii-"W","Q,,,,. ;~;L!LC ') j,)"hl ))jjJ 9..;.,7 J~HB,-ljL~ ... SMITH-EMERY COM PANY
g~J)} 4a p~l Y@.~LMl _~'Pc1~
jVl1.. G1 il1.7~.. l? AllF fJ.lJrV .. l TECHNJCAlILLUSTRATIOr-.J 8'i .:.
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3. MINOR AMOUNTS OF
HAZAADO.!S MA TERlALS STORAGE.
4, PAAT!ALLY FULL
C;.,.s;.NiNG 5Oi... VE'Vl
FILE NO.: 54885 PHOTO PLATE
TECHN!CAlILLUSTFtATION8YA,C H
•• ......
5. STORAGE OF K~:JOUS MATE;MLS
N GAPAGE XlINING WAAE=.
6. TRANSFORMERS IN
~RETE BEAMED AREA
FILE NO.: 54885
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PHOTO PLATE
TECHNICAL ILLUSTRATION 3v A C '""
= ! --. -,
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7. UNLABELED i'AAT~.!..l"f FUll
RUSTED 55·GAUON DAUM.
!. CC .. ::;RETE CA.PPl::D
PU!lUC WATER WELL
FILE NO.: 54885 PHOTO PLATE
Z,F? W5Fil IJ r,' ?!'H/71i.icli t·;t <rlQj·7~.li.1.~.k SMITH-EMERY COMPAN
g ~a I ~3.)\.x'~_~7 t) c: ~ On llnQ.;1!l..
eElJ..lL...A1...'LQ,. (;aL.iJ'f)lWl~l fECHNJCAL !LLusrRAT!O>J 8'll c-
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9.~OONEOEV_TIVE
co:t.N3 &1ST EM.
FILE NO.: 54885 PHOTO PLATE
-----------------•
SMITH-EMERY COMPA.NY
"PPENDLl( B
.... SBESTOS REPORT
SUMAv.RY REPORT
project No: 91·2212 June 17, 19'33
A. l£llroductiQ!!
On june 4, 1993, CTl Environmental Ser..ices conducted a bulk-sample SUNey under
Fede'-af (AHEAAJ guidelines for asbestos-containing building materials for the Smith
Emery Company at a property Iocaled .12601 e .. t Bayshore Drive, Palo Alto, California.
The purpose of this Slf~ \vas 10 determine If asbestos'containing millerials (ACM) are
present in the subject property.
8. Descrivtion of Su rygy Sit"
The stte 5\'uveyed consisted of a three (3) boifding complex. Tn~ main bunding serves
as ractO transmitting station and is apf)!oximatefy S.()I]) squa.re feel. ~rimary
consltl.lct1ory malerials are concrete and wood. The iot,erlor of the building consists of
drywan, wafl and ceiling plaster, 9" b'own and 9" black floor ~les, 2 x 4 ceiling panels,
and '2-acOt.l5tfcai ceiling tile-pattern dot. The building e"'ter~ c:on~i5ted of wood
shingfes. No destructive sampling was conducted.
The remaining two (2} buildings were sloragE"/garage facilities construded or concrete,
wood, and meta! panels. Suspect material included a fiber board approed to the
southwest room of the Northeast bui lding.
No~e: AD roots were inaccessible and not included in this survey. Any suspect
materials including roofing materiars not identiried in this report may become
t:!'~po)ed during reoovation Of" cemohtion. Such materials shoutd be analy2ed 10C'
asbestos content prio< to disturb.nce.
C. Field SsJM)' and Ana!)1ica! ~
A thOfoogh visual inspection was conducted by Mr. Rodelio I. !\glibol, an EPA·Accredited
Building Inspector and Ceniroed Asbestos Consu!l.nl, employed by ell.
Samples were conected of all suspect asbestos-conlaining building materials and were
subsequ~ntly analyzed by Polar:zed light Microscopy (PlM). Analyses were conducted
as described in "Appendix A·lnterim Method 01 Determination 01 Asb.stos in Bulk
losulalion Samples", EPA·600/MH!2·020. Under Federal (AHERA) guide~nes, a materi.1
is considered hazardous if the asbeslos conlent is greater than one percent (1%).
t .... ,,_, -"'_""''''~'' • __ ......... ," __ " __ ....... 1 ..... "'., •• G' , .... _,,, "" ~_"".' _~, ... a.~'< .... -", .... ~ .... -. ~'~' .,,-
.. _,_ '. ~ .... ,~ , ____ ',,"U ~_ .. ". ... ,,,,~ ' __ , •• ,_'" _ 00:'_ .... '" ' .... ""w~'''' wM '" ,~. c_ '0 _., ., _· ... u _ .0>0-.~ •. "~
'. "" • _ ..... ~, ......... ,a>' ..... , "_, ..... ,. "_'" .... " .. _ 011<00_ .... " •• h'_" .'_ h .... ,-.... -.'''' .. ,
REPORT SUMMAAY
Project # 93·2191
D. Summary R=fu
•
Fage 2
Of the materiafs sampled~ the (oflm. ... ing were found to contain asbestos at a
concentration of at least one percent (1%) 0( t!-:le sample volume:
Material;
location;
Approximate amount:
9" Dark brown floor We
Maln building-northwest
170 square feet
Material: 9' Black ffoor liIe
Location: Main building-northeast
Approximate amount:. __ .72~_~qua.'~(,,!1
office
office and Control booth
Analytical results of the samples for all suspect and confirmed ACM is included in the
next pages. Should you have any questions indio< need further .s';st;lnce, please feel
free 10 can any of In .. undersigned at (.15) 871-4357.
Respectfu I1y submi!t<!d,
Eift'
Project Coordinalo< .-
Certi6<!d "'bestos Consultant
Cerl. # 92'()244
Reviewed by:
~emi:'~
No. CaIiiornia DIstrict Manager
Certiroed Asbestos Con suUanl
Corl. it 92·0217
9!-1l1l·rJot
SH/de
en. ENVIRONItfENTAL SERVICE. 2flD5 E. c. .... 1ft,?' BlVd. • Sou1to! a.nr.@ '1C280 • (213) 56-l-2f42
POLARIZED 'JGHT MICROSCOPY !SUMMARY REPOIlT
CUENT : >iMITH-EMEJI Y
ReNr8f'Ice , ; NlA
en Lob I : 107285 Crt ProfK:t' : 93~2212
11164 ...... '"
111M ........
111117 ........
Ill. ........
Ill. ........,
11170
a).-MoI31
11171 ... ...,.
11172 -........
White delt paHem CT, SE "'·all. o1la "
,or~WI .. mple .. 2
'M"'iIe dol pane.m CT. e Me ~ miln tJdg 20' ~
, or LIyeft. in ~ .. 2
WhIte dot pet1em cr, ;ust NorU"I d a;::ntroi rQ(:m. 20' ~
.or~innmplt .. 2
'Tht\nd' HI stI.I(:tI). NW wa'l
• dill,.,. ~ amp. .-..
rexll.«~ wan fitUcO:I., SW w.a
'_~insamp. ...
Teldt.nd _an Itu::;r;o, S w~ .«.,.,. in..".. ~ II
T4J!ur'e.J waII:stucc:=), SE IIfIIt
.or~II"ISMIIM .. "
Textured Will! stucco, NE wail
'at'~IC\Yft\CIIIil _4
c..ong _. Sf ., ...... 01 ",om
'or~.,.~ .2
Not delected
Nc,_
Albeato.
lype(a} present
-......, ........ 11 ",.,.r. #tit r./ ~(101 ~ ,.-• ...,rs h ~e ~.~ 01., s.".,.."""" iJ",. asbnf'Ds ,.,OI".~ ~.~ ".,tJ,wJ....I!.I~ '$
~.a. .,. _~ /UI ~ f/IOfJId N,II",ttnt:ad. iN"".""'~ t.-IN.,..",,"'" MpIIIala ~m. s.mpn 'flPClffd 1$ NtJI fl~'ClK Of .. i::5 ~~~"
,,, (<e'''). "./"'h,*~~.GI:XII'~IOPlW~~
, .. ,...... ...................... ~,It!.....,..,,..," .. IIQt~ .... nw.l11_fllaII)'OI __ .. tJI .......... .,.,,..~(JII ....... _III"''''''''''''''J AJ'
~",.".",. ....... jIIIIJM:~ ..... t __ .,..IiIIt ............. il<IlI'NIftd_~." .. ~ .. "',.".~.~'II .. ~ __ ''WW''II''''''
........... " ... ., .. IM!. II.,.,,.,....,.,."""'*'" It'll"'*' ~"._ ~ --"IN • .t.""""""'" _____ _
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Cn. fHVIIIOH"ENTAL SERVICE. 280$ E. 1:4""'7 S"'d. . _~:4<l . (~!3) __ 2
~'
POLARaED LIGHT MICROSCOPY SUMMARY REPORT
Ct.IENT ; SMITH-EMERY
CTL lab ,: '07m eTL Froio,,"; 00·2212
AnBfYlkli Melf'tCd' EP'A~I/1...ItP PL V MeIh04 {F«*~ ~$ft:r -4() CFA C" 1, Pf 76J, Svbp! F ,App$f'ldy AI
C1;"'1 s..m~,
CiLsat1P". Some!! FIenoorb Or o.-!I!_
IllSI'
","a,4"
11156 ...... ,.
11151 ...
f3·awii!Oo\
111st8 ... --
111_ _.
111_ ... ....,.
111"" ..........
111118 ...........
l1112A .,. ... ".
111128
'I:I.~tJ8
P'f'esI;ed iIIIOOd:Ioad, $101'9 main entr~, S w.lil
'd~in""" -.
~~,$'lCIf.n'l.nen'lf~.W'ffil1
'iJlIaY'l"'lW;~ ••
Oat brown 9X9 FT, entry c):Xlt offi<::c '1
M-.e· sample' 11159,A
~ trcwn 'IiIXg FT, 8fW'I QOOr dIiI::.e n
M_· """P'e , I 1150A
BIodr IX& Fr. "'"'Yof~"
M85tic· ~,lff6'A
BId 9X, Fr."'"'Y rA ___
"~unPe""&V.
~SigooIU'.: ~.I}.~*
ANIySI-' J!kr
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Notdel~
Notdet~
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,."
'0"
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,,,
10"
3 ..
\2"
711,1}1 }
Aebe.stol
Type(.) p.....,'
~--...... -.-
--."-------
Chf)'$OC~e
Ct'vys<.;t1le
c_~
Chrysolile
Cl'lt'JSO'lie
Cl'1rfSOt~~
C1'1!"(s:ll:le
cn~~i\~
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teq;JlfH. ",. -"MJd ~'1IPO'f sII04M NU"~, Of h 1I'1'f11hCt11t1". 'MIVIf'IN 1$. Up¥'" ump4 u~ 11P"1~'S Nd Ij!"',c:*= ;:-#ss lfI."
,'" (4 '''} .... ~c:cn.wlf~IDPt.Mff/II/tJtQd~
1_1'iItJIO'f ......... 1It .. ~ -......... ,....,...,.*""",_-.....r~«_~«.-........_........."..~t1I.....,ft>&' •• : ":-.tAl A6:J
....... ~III ....... ~ ........ '~ .. f'IIIIIIO'I ...... ",.".oJICIIIWII*III* ... ~-· ... (lIr.,. ......... •• ... ___ ~ "~ .... ~.» .••.. -""-' ,a MIl ......... lit ...... lit,.,.." .... ..,..,.,.,.,~ ..... ....,.,,,.,,....., ~ oIrImae. t...... __ < ._
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en. EWIIION"'ENTAL "RVI.' """'E.00""'7Blvd ' Sou'" ~ 90280 ' (211)~2"'2
POLARIZED lIGHT MICROSCOPY SUMMARY REPORT
C1.JENT : SMITH,EMERY
Re~':NlIt.
ell LAb • : 101285
J An"""" ... -
Cll Project< : 93·22'2
J P'f 763 5vtyJI F ,J.,ppen6Jt. A. ;'/1,91)
Clienl s.mpIe , Total Asbe.to,
CTl,."pae ,.
J 11113 .,. ... "
s.m~Re~'k.o<~~~""~p~d~on~ ____________________ ~A~.be~~~'~%~~T~l~~~')U~~c=~"~t~
-11174 ........
'''75 ........
11171
~ , ...... 37
11," -........
11111 ........
-',,'IS ... ....,
-11110
""""
11182
.. 93-28443
CeIling ~eor. S central are. d conll'cJ room
.~"~"'~P'-. 2
Celing pIaSter. S we. oi :or.tro.' room
'dill"rI"~ .. 2
Cerflflg f'Ia9I'er, SW of eontrol rtlClm
t of I-.~J$ ... MmJ't -2
2'X4' celing ~IS, E PdIt oJ restroom
'fIlla)W1;ln~ .2:
'2'X4' ~ pane)S, W ... 01 feQrOOrn
, f1I '-,.... m..,..,. • 2
SmooUl -.all pIasW, bIhnd mllin enlr~ door
'd~"'Mrr'.p;. '"''';
Smoo:f1 WII1 ~et. 0I'Jt:! 10 tole( ill JestroOm (rnlln)
'd~"''''' _4
Sric:k. $ouI'o; I. ",III
&Jpenriso< 13'_""'.: ~~ /J..r;J;a;[z
Anal,., ..... : A/z.r.
Ne! del.aed
Not detected
Ncl6otoc1ed
Nol de!eded
~ ... ".. iI 'Jayw-r'. !lie TfIfM AIMfOII ,,~1f'IIt QIImP)$If. 0IrQJfIf.,. 0I.x u."'PIt 1I,.ers If",. U_ICl$ ~atflI!.~ 01 ", ~,:,.-: .... II.Ir-"'.1
_ ~ tJw cfIr'IIitId ~ 1wpcII1 JI'IOlM" ,........",.", (Jf .... ". s1'IOtJid liIJ ~ ., • .,w." ~ s.mp.s.-.potlfltl ... Net der".:;.,: :>< .:1..< rt\IIl'I
t" r<'~J."'~RI'IlMtllti~.PUlIJ'IIII/tcd~
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......,~ _CIIIoWI, ... IfI/IIICMI4 ... ....,~ .. "... ......... ..".., .. ~ _tJllhI , ....... -•• ..,,~ _ ~ .... JI:lIIGIJIIII!ft
......................... Ot ......... .., ........ ·~ ........... fIItot....,.~IwIIfI .... {aIlocJrII~
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1
!
I )-< 1
-...... "--' '--' ....... '--~ "--"--' "--' ........ '-' '--' ....... ......... er-~ CTL Enlliron,.,,'1JI s....ne.tI
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Pro}«' N • .,e: Z(,tJr' r. """"'!Kg,,.. PItW' A!.J:I> cn will Un'" , .. .,,1. {O, JOd.y, (begi •• 'og
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l'XHllllT 0
AFFIDAVlT OF SELLER WITH RESPECT TO
FEDERAL AND CAUFORNlA W1THHOlDlNG REQUIREMENTS
Section 144$ 11f the United States Internal Revenue Code provides that a transferee
(buyer) of a United States rea.] property ir.teres.t must withhold tn if the transferor (:sc~lt'r) is a
"'foreign person'" or other foreign entity as described in paragraph 1 below. Sections 18805 and
26131 of the caJifor::a Revenue and Tuation Code impose an additional CaJifomia withholding
requiremer..1 in circumsW'lces where the real property invot ... ed. is located in CaJifomia. the
tzansfer is oor: a partnership. and (a) in the case of an individual transferor, either (1) Federal
Fonn 1099 filed in """",dance wi,h Internal R""enue Cooe f604S(e) L,di""es that ",.
transferor's (seller~s) last known street address is: oi.!tside California at the time of the transfer
of title I or (2) the authorization for the disbursement of the transaction '5 fund 50 instructs that the
f.mds be. dlsbursed either to a. transferor with a 1ast known slIcet address ootside of California
at the time of me trans(~r of title, or to such transferor's financizJ intermediary. or (bJ in the
case of a transferor which js a corporatio", the tra11sferor immediate] y after the tnnsfer hal no
permanent p1ac:e of business in California iiS defmed in California Revenl"Le MId Tv:,atlon Code
Sectioo 26131(e)(I).
To inform the transferee, City of Palo Alto, that withholding (either iederal orCalifcmiaJ
of tax is not. required upon the disposition of a United States real propeny interest in real
property located in California by the undersigned, the undersigned troll1sfe,or hereby C<!rtifies the
following:
1. 'The undersigned is not a foreign corporatioIl, foreign partnership, foreign trust,
foreign es1ate, or other foreign pe""" (as those terms are defined in the United
SI2tes Internal Revenue Code and Income Tax Regulations);
2, The undersigned's U.S, Social Security/Federal Tax ldentif.cation Number is as
fonows: _______ _
3. As of the date of transfer of titJe to the Property, Transferor's street arld~~ of
(a) its principal residence (if on individual) iIr (1)) its permanent office, if "'y, in
California, if a corporatior. is as follows.:
4.
I Moyn Road
Half Moon Bay, CA 94019
The undersigne<l (exc.ept if a partIlership) hal not and will not instruct the Escrow
Person (as defmed in California Revenue and Taxation Code Sections 18805 and
26131) lO disburse the sale proceeds outside of California, and will not make use
of It rmanciaJ intertru:<iiary to do ~.
3.
,. -" ~," ~'-. . ,
• •
S If any of the statements contained herein are no( true and if, as a resuit,
tl"ansferee js subject to United Slates federal or California state incorr.e t..a..t
withholdine liability, tlIe undersigned agrees to indemnify transferee from 5:J.Ch
liability and t::! pay transferee's attorneys' fees and other cru-ts incurred in
enforcin.g jlS rl,ht of indemnity.
6. The undersigned understands that this .::enifLcation may be disclosed to the
Internal Revenue $ervL<:C and the Californ~a Franchise Tu Board by tr.lnsferee
and that ilTIy false statement contained herein could be P'Jllished by fine,
imprison menl, or both.
Under penalty of perjury. the undersigned declares that the undersigned f'.as eX1!nined
tl'Js Affidavil and 10 tho best of lh<: undersigned', knowledge and belief il is true, correct and
complete,
Executed at ______ • CaHfomia, on ____ _
SELLER:
KFS WORI-D COMMUNICATlONS,INC.,
• c.lifomi.a corporation
8y' ____________ _
[IS: __________ _
lO6lli ll7
09"" 4.
_,1992.