HomeMy WebLinkAboutR12-Redevelopment Agency
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o JBlI'RI'nmal' IZPARDal' or 'JDO
c:::tft or SlIt ~
D:1{1II!AT ICR ~JHI'I'tW'tYW1R'TT. W'!"PTtW
Fran: mlNImi J. ~
Ex8cutive I>ir8ctar
Date: April. 8, 1991
SUbject: ~ n...-.L"u. ur........... ~
IIBNl' (1IBBT 8IIII 1UZ1.)
Bl'..cpl'is of PnriOUll ~-i"'"Vo---voc-ittee kticm:
on JUne 2, 1986, the ~irdty Devel..........d. ,.....,.,,-1_tat authorized the i....WlC8 of a
Request for Qualificaticna (RFQ) am Rsquest: for ~. ~,.. (RFP) for dSvel~d.
of Baseline am Medi~l Center Drive. .
,
on JUly 21, 1986, the ~irdty Devel...........L l'hmI-I_ial ~ an Exclusive Right
to Negotiate with AlElllBDder Haagen. .
on Ja:nuaJ:y 12, 1987, the ~"lity Devel.___lt ,.....,.,,-1 -iem ~ nwised terms
am ccmditicms for the Haagen shqIpin;J center.
(Sz--'P"-1 - 0ClIltiJuI4 to BlIXt Pege)
,
~t. ----."'-5 1IDtica.:
.,
'''''''''''ftII<ltv DIIwtl~- -.L ",.......-...011)
'RBSOlI.,a:.I.UIl or 'JD <XlIIIJIlI'l'lC DBVBIDHII!ltfl' ~ or 'JD c:::tft or SlIt -RDDI)
Ar&'KIY.uG A CBRDDT ur.a:.I.UIl Ao----.r Blr A1lD _~_ 'JD -.vmDRlDU'. . t:ic or
'JD c:::tft or SlIt -m>DI) A1lD .. ......n_ IY'MIII!IIIo "ilL PRJlIBRITIBS, DI:., (A
calUozDia OO1pQraticll1) .
~,~veDUwctor
DweL, __I t .
Cantact: Person:
K8n~n......" J-
BIcne:
5065: 5081
Six (61
Project Area: Nort:hwIest CNWl Ward(s) :
~ Data At:tactled: m-".,., ~. /IT-: 0Dtia"l ~-'~'IL
:ruNI>JH:; ~:
1Imamt: $ N/A
Ib:'Iget Authority:
SOUrce:
,.....,.,,-1 --iOll/noo-l lfotes:
KlH:EZ: lab: 4296
~ Item No: Je6\.
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J::I!:VW'~ mu.~
~ far O""".Ml~ f_QiVoc:.aittee acticm
.., I'1'CIlt1er Clpt.i.oIi ~-t .
PIIg8 -2-
.........". of ~ ""'-" ....t'JIItoHW..,..t 1/",......... ~..,... ",...............
on Jamaxy 22, 1990, the thmII"lity Devel_d.. n-ni_icn took ac:\:.ia1s rescin:iin;J
the Ellcl.usive Right to Negotiate with Al8llZll'r3er Haagen.
on Jamaxy 22, 1990, the thmII"lity DelleL, -.-. d.. n-ni -im autharized the executi.m
of an ~_.t. for an Ellcl.usive Right to Negotiate with Nw Fra1t:ier a:mDercla1
P........,....ties, Inc.
on May 21, 1990, the thmII"'Iity Devel,,"-'/t n-ni_im autharized ninty (90) days
to the ~t.....-..ce deIldl.ines in the Ellcl.usive Right to Negctiate with New F.rart:ier
O--..-cia1 ~~ties, Inc.
on JUne 7, 1990, the RIdevel_IL OCIIIIIittee NO ....-'Ided to the Mayor an:i n ..... '1
Ocuncil an:i thmII"'Iity Devel_,t n-ni_im approval of deal points an:i the
Dispositim an:i Devel_.L ~.........1t (IllA).
on JUne 18, 1990, the thmII"'Iity Devel_IL n-ni..icn ~ the deal points
for a OJ spositim an:i Devel. ",-"L ~..........t. (IllA) with Nw Fra1t:ier Co ....-. cla1
Prqlerties, Inc., an:i di%ected staff to draft the _~iate a.".._,t.
on O::tcber 15, 1990, the thmII"'Iity Devel_d.. n-ni....im ~ the Disposition
an:i Devel_,L ~IL (IllA) with Nw Fra1t:ier Co-.-.-.d.aJ. P.L.....,....ties, Inc.,
on April 1, 1991, the tnrm"lity Devel_.L n-ni....im revieoIed the ~
AgJ:........d.. with Nw Fra1t:ier an:i referred the it8D to the RIdevel_,L OCIIIIIittee
for ite review an:i N(' -. ..""ldatim.
on April 4, 1991, the RIdevel.......-It. OCIIIIIittee revieoIed the ~ ~_IL with
Nw Fra1t:ier an:i :A<:'-...-lded to the thmII"'Iity IlBYeL,..-./t n-ni-.i!::n 8RlJ:oval of
Sl!IIIIB .
,
o EIH:E!: lab: 4296
~ 1IUi"&.uG
IfII8tiJIq Jlllte: 04/15/91
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IJl9I!I'mIIIBRr ~
8TAIT 1CI5IUICL'
--
JIJ.'alU~ ~...... ~t
'!he Redevel_it}qeia:f (DIMIl_ll DeparbDent) am New P'J:a1tier 0....-. cia1
P1._ties, Inc., have ~y entered into a Dispositia'1 am DIMIl_d.
~.........&t (001\) dated oct.c:i:ler 15, 1990 pertainirq to the devel.o ,..-. &t of a 95,000
square foot IIUlti-pnpl86 <,.....-.cia1 CllI1ter lccated at the 0C>>rl..... of Baseline
SL...wt am ~~....., 0IInter Drive (West: Side Plaza). '!he ni"P""'itia'1 am
DIMIl_.l Agl......l (001\) lIp8Cified that the }qeia:f am New P'J:a1tier had agreed
to enter into an ~ Ao"...~.l far: the pm:i1ase am d8vel._d. of a five (5)
acre pal:tl8l of DIMIl_ll DeparbDent owned land ~_btely adjacent. to the West
side Plaza site (Blase n).
'!he 001\ further lIp8Cified the deal points of the ~ Agr_lt. ldUch have been
irLiUL~..ted into the docI.-rtt attacIled. as Exhibit "A" am listed as follows:
1. '!he qlt.icI1 price is the }qeia:f's ""qI'~..itia'1 cost of $861,099.34.
2. '!he qlt.icI1 shall remain in effect for faD:' (4) years frail the date of
~ .....JanCe of a certificate of t'hlpletiat at Blase I of the West side Plaza
site.
3. '!he use of the Blase n pal:tl8l shall be in llCXlOrdance with the city of san
Bemardino zaUD;J requirements.
4. '!he}qeia:f is not obligated to provide any financial. or other assistance
with respect to the Blase n pal:tl8l.
We can expect to amend the ~ ~..........l in the future to inc1\D a 6,500
square foot pal:tl8l, IIm'8 .......ruy Jcncwn as the Kellog ...._ty. '!he Kellog
...._ty is situated within the easterly porticn of the Blase n site. Mrs.
Kellog wished to CXIJt.in.Je livirq in her hcuse at the tbIe the other prcprt:y was
A"'Cl,h-ed am the }qeia:f clid not need ~-~llt.e po ;;""ia1. While Blase n cxW.d
i4-.......-:1 witha1t this parcel, it is IIm'8 liJcB1y that we will acquire it !lClIi that
Mrs. Kellog has lIDII8d.
'!he final Optiat ~ ""'It executed by New P'J:a1tier officbl.. is attached am
has been reviewed am ~ by }qeia:f camseJ. am the Redevel_.l Q:lmnittee
at its April 4, 1991 JIlEleti1'q. I x.,......-'1d adcpticrt of the form DDt:ia1.
DtlNB'DI~, .....d:iw D:i.notor
n.vel__t DIputIaeDt
o ~:EJ:1ab:4296
lY'MYTaeroN' 111515",l'.uu
IfMtiDq Date: 04/15/91
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RESOLUTION NO.
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8 city of San Bernardino (the "Co_ission") on behalf of the
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RESOLUTION OF THE COMMUNITY DEVELOPMENT
COMMISSION OF THE CITY OF SAN BERNARDINO
APPROVING A CERTAIN OPTION AGREEMENT BY AND
BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF
SAN BERNARDINO AND NEW FRONTIER COMMERCIAL
PROPERTIES, INC., A CALIFORNIA CORPORATION
WHEREAS, the Co_unity Development co_ission of the
Redevelopment Aqeney of the city of
San Bernardino
(the
"Aqeney"), is a redevelopment aqeney, a public body, corporate
and politic of the State of California, orqanized and existinq
12 pursuant to the Co_unity Redevelopment Law (Part 1 of Division
13 24) co_encinq with Section 33000) of the Health and Safety Code
14 of the State of California (the "Act)"; and
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16 WHEREAS, the Redevelopment Plan for the Northwest
17 Redevelopment Project (the "Redevelopment Plan") was previously
18 approved and adopted by the Mayor and CODIDIon council of the city
19 of San Bernardino (the "Council") by Ordinance No. MC-189, dated
20 July 6, 1982; and
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22 WHEREAS, the Redevelopment Plan provides for the
23 redevelopment of real property pursuant to the Redevelopment Plan
24 by owners thereof or by parties seekinq to acquire real property
25 fro. the Aqeney; and
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WHEREAS, Section 33391 of the Act provides that a
28 redevelopment aqeney aay acquire any real or personal property
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1 within a redevelopaent project area or for the purposes of
2 redevelopment and Section 33430 of the Act provides that a
3 redevelopment agency may dispose of any real or personal property
4 within a redevelopment project area or for the purposes of
5 redevelopment; and
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7 WHEREAS, the Agency and New Frontier Commercial
8 Properties, Inc., a California corporation (the "Developer")
9 desire to enter into a certain Option Agreement (the
10 "Agreement"), a copy of which is attached hereto as Exhibit "A"
11 and incorporated herein by reference, pursuant to which, among
12 other matters, the Developer would have the option to acquire
13 from the Agency certain real property (the "Property") which is
14 described in Exhibit "A" to the Agreement; and
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21 WHEREAS, in the event the Developer desires to exercise
22 the option pursuant to the Agreement, the Agency Staff shall at
23 such time prepare and Wlake available for public inspection a
24 Summary Report (the "Summary") concerning the proposed Agreement,
25 as required by Health and Safety Code Section 33433, a copy of
26 hich will be placed on file with the'Agency; and
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WHEREAS, the Property is located within the area
subject to the Redevelopment Plan (the "Project Area") and its
acquisition would be tor purposes of the redevelopment thereof in
a manner consistent with the Redevelopment Plan; and
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1 WHEREAS, in the .vent that the Dev.lop.r .x.rcis.s the
2 option, the city staff shall at such ti.e duly notice and conduct
3 a public hearinq in accordance with the requirements of Health
4 and Safety Code Section 33433 and Section 33431 concerninq the
5 propos.d sale of the Prop.rty by the Aqency to the Developer; and
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11 Section 1. Th. Aqency hereby approves the proposed
12 Aqr.ement pertaininq to the qrantinq of an option to the
13 Developer with r.qard to the Aq.ncy's int.rest in the Property.
14 Th. Aqency authorizes the Ex.cutiv. Director of the Aqency to
15 .x.cut. the Aqr....nt and to .xecut. such other dOCUlllents as may
16 be n.c.ssary to implem.nt the Aqr....nt and to make any necessary
17 non-substantive chanq.s in the Aqreement as may be approved by
18 Aq.ncy Special Counsel.
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NOW, THEREFORE, BE IT RESOLVED, BY THE COMMUNITY
DEVELOPMENT COMMISSION ACTING ON BEHALF OF THE REDEVELOPMENT
AGENCY OF THE CITY OF SAN BERNARDINO, CALIFORNIA, AS FOLLOWS:
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1 RESOLtl'l'ION OF THE COMMUNITY DEVELOPMENT COMKISSION OF THE CITY OF
SAN BERNARDINO APPROVING A CERTAIN OPTION AGREEMENT BY AND
2 BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO
AND NEW FRONTIER COMMERCIAL PROPERTIES, INC. , A CALIFORNIA
3 CORPORATION
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S8ct.ion 2.
Thi. Re.olution shall take effect upon
adoption.
I HEREBY CERTIFY that the foreqoinq resolution was duly
adopted by the Community Developaent co_ission of the City of
San Bernardino at a
meetinq thereof, held on
the
day of
, 1991, by the followinq vote, to
wit:
commi..ion Members:
AID
BAIl
ABSTArN
ESTRADA
REILLY
FLORES
14 MAUDSLEY
MINOR
15 POPE-LUDLAM
MILLER
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Secretary
The foreqoinq re.olution i. hereby approved this
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Approved a. to
24 fora and leqal content:
25 By: ~~'U-d
26 Aqency Coun.el -r' .
1IIIIlNIlImDOCI4
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day of
, 1991.
W. R. Holcolllb, Chairman
Co_unity Development
Commi.sion
of the City of San Bernardino
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1 STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
2 CITY OF SAN BERNARDINO )
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ss
I, Secretary of the COllllllWlity
Development Comai..ion of the City of san Bernardino, DO HEREBY
CERTIFY that the foreqoinq and attached copy of Comaunity
Development co..ission of the City of San Bernardino Re.olution
No. is a full, true and correct copy of that now on
file in thi. office.
IN WITNESS WHEREOF, I have hereunto .et .y hand and
affixed the ofUcial seal of the Community Develop.ent Commission
of the City of San Bernardino this day of
, 1991.
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Secretary of the
comaunity Development Commission
of the city of San Bernardino
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1 EXHIBIT "A"
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2 OPTION AGREEMENT
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SBE00092/173/es
02/25/91 4:15
RECORDING REQUESTED BY:
Redevelopment Agency of the
City of San Bernardino
AND WHEN RECORDED MAIL TO:
Redevelopment Agency of the
city of San Bernardino
300 North "0" Street
San Bernardino, California 92418
(Space above for Recorder's use)
OPTION AGREEMENT
(NEW FRONTIER DEVELOPMENT CORPORATION)
THIS OPTION AGREEMENT (the "Agreement") is entered into
this
day of
,
1991, by and between the
REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO (the "Agency")
and NEW FRONTIER COMMERCIAL PROPERTIES, INC., a California
corporation ("Developer"). The Agency and the Developer agree as
follows:
This Agreement is dated
purposes only.
, 1991, for reference
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E)(H.Brr "A"
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TABLE OF CONTENTS
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RECITALS . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 1. Option to Purchase Property . . . . . . . . . 3
Section 2. Purchase Price of the Property . . . . . . 3
Section 3. Transfer of Title . . . . . . . . . . . . 3
Section 4. Term of Agreement . . . . . . . . . . . 4
Section 5. Exercise of Option . . . . . . . . . . . . . . . 4
Section 6. Use of Property . . . . . . . . . . . . . . . 5
Section 7. Notices . . . . . . . . . . . . . . . . . . . 6
Section 8. Nonliability of the Agency . . . . . . . . . 7
Section 9. Entire Agreement . . . . . . . . . . . . . . . . 7
Section 10. Effective Date . . . . . . . . . . . . . . 7
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RECITALS
WHEREAS, the Aqency is authorized and empowered by the
Community Redevelopment Law of the State of California, Chapter 1
of Division 24 of California Health and Safety Code, to enter into
aqreements for the acquisition, disposition and development of real
property and otherwise to assist in the redevelopment of real
property within a redevelopment project area in conformity with a
redevelopment plan adopted for such area; to acquire real and
personal property in redevelopment project areas; to receive
consideration for the provision by the Aqency of redevelopment
assistance; to make and execute contracts and other instruments
necessary or convenient to the exercise of its powers; and to incur
indebtedness to finance or refinance redevelopment projects; and
WHEREAS, the Aqency and the City of San Bernardino (the
"City") have previously approved and adopted the Redevelopment Plan
(the "Redevelopment Plan") for the Northwest Redevelopment Project
Area (the "Project Area"); and
WHEREAS, the Aqency has acquired certain real property
comprised of an approximately five (5) acre parcel as more fully
described in Exhibit "A" attached hereto and incorporated herein by
this reference (the "Property") located within the Project Area on
the west side of the City of San Bernardino (the "City") generally
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located near the intersection of Baseline and Medical Center Drive;
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and
WHEREAS, the Aqency and the Developer have previously
entered into a certain Disposition and Development Aqreement dated
as of October 15, 1990, (the RDDA") pertaininq to the development
of certain property immediately adjacent to the westerly boundary
of the Property (the "Shoppinq Center Site"); and
WHEREAS,
in connection with the execution and
implamentation of the DDA the Aqency and the Developer have aqreed
to enter into an Option Aqreement pertaininq to the Property for
the purposes of providinq for the acquisition and development of
the Property by the Developer upon substantial completion of the
e:> development of the Shoppinq Center Site; and
WHEREAS, the Developer desires to acquire the exclusive
riqht to purchase, without becominq obliqated to purchase, the
Property (the "Option") at an aqreed price and under specified
terms and conditions as more fully set forth herein.
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NOW THEREFORE in consideration of the premises, the
covenants and aqreements herein contained, and other qood valuable
consideration, receipt of which is hereby acknowledqed, the parties
hereto aqree as follows:
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.Section 1. Qntion to Purchase Pronertv. The Agency
hereby qrants the Developer the Option to purchase the Property
from the Aqency upon the terms, conditions and for the
consideration hereinafter set forth.
Section 2. Purchase Price of the Pronertv. The
purchase price (the "Purchase Price") for the Property shall be the
price paid by the Aqency for the Property, includinq, but not
limited to, the Aqency's acquisition costs, relocation costs,
transactional and carryinq costs which Purchase Price shall equal
Eiq~t Hundred Sixty-One Thousand Ninety-Nine Dollars and Thirty-
Four Cents ($861,099.34).
Section 3. Transfer of Title. The Aqency aqrees to
transfer and to convey to the Developer, at such time that the
Developer pays the Purchase Price in accordance with Paraqraph 2
above, title to the Property, subject to any and all limitations,
easements, liens or other encumbrances or restrictions aqainst the
Property which existed at the time that title thereto vested in the
Aqency. The Aqency shall cause the preparation of a Preliminary
Title Report (the "Preliminary Title Report") the costs of which,
if any, shall be reimbursed to the Aqency by the Developer. A copy
of the Preliminary Title Report which reflects title to the
Property, includinq all exceptions thereto shall be delivered to
the Developer concurrently with the execution of this Aqreement.
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Se~tion 4.
Term of the Aareement.
'!his Option shall
c:> remain in effect for a period of four (4) years from the date of
issuance of a Certificate of Completion pursuant to Section 3.08 of
the DDA; provided, however, that in the event the Developer fails
to undertake and complete the development of the Shopping Center
Site in accordance with the provisions of the DDA or the Developer
shall be deemed in default under the DDA, then this Option shall
thereupon be terminated immediately and shall be of no further
force and effect.
Section 5. Exercise of Ontion. The Developer shall
exercise its Option to acquire the Property by depositing the
Purchase Price for the Property into an escrow within thirty (30)
days of the submission by the Developer to the Agency of written
o notification that Developer elects to exercise the Option provided,
however, that such thirty (30) day period has commenced at least
thirty (30) days prior to the expiration of the term of this
Agreement as provided in Section 4 hereof. The escrow shall be for
a period of not more than thirty (30) days, or such time period
reasonably required by a title company selected by the parties
hereto to issue a CLTA title insurance policy (the "Title Policy"),
at Developer's sole cost and expense, but in no event beyond ninety
(90) days and shall be opened with an escrow agent as mutually
agreed upon in writing by the parties hereto. The Title;policy
shall insure that fee simple title to the Property is vested in
Developer subject only to those exceptions to title that existed at
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the time the Agency acquired title as set forth in the Preliminary
Title Report and any additional liens or encumbrances approved in
writing by Developer prior to the close of the escrow described in
this Aqreement. In the event Developer does not exercise its
Option to purchase the Property as set forth in this Agreement by
submitting its notification of its election to exercise the Option
to the Agency, and closing escrow, within the times set forth
above, the Developer's Option shall expire. Thereafter, the Agency
shall take ownership of the Property and shall have all of the
rights and obligations associated with such ownerShip. If
Dev!!loper fails to exercise its Option in accordance with its terms
and within the Option period or any extension thereof as mutually
agreed upon in writing by the parties hereto, the Option and the
rights of the Developer to acquire the Property pursuant to the
terms of this Agreement shall automatically and immediately
terminate without notice and without further action. However, upon
written request from the Agency, the Developer shall properly
execute, acknowledge and deliver to the Agency within five days a
release of Option, or any other document reasonably required by
Agency or a Title Insurance Company to verify the termination of
this Agreement.
Section 6.
Use of Pronertv.
In the event the
Developer exercises its Option as provided herein, the D~veloper
agrees that it shall develop the Property and cause the Property to
be ulOed in accordance with the City of San Bernardino's zoning
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requirements and in a manner consistent with the Redevelopment
Plan.
Seetion 7.
No1:ices. Any and all notices, demands or
communications submitted by any party to another party pursuant to
or as required by this Agreement shall be proper and shall be
deemed to be given in accordance with this Agreement if in writing
and dispatched by messenger for immediate personal delivery
evidenced by written acknowledgement, or First Class United States
certified mail, return receipt requested, postage prepaid,
addressed to the parties as hereinafter set forth. Such written
notice, demands and communications shall be sent in the same manner
to such other addressees and/or addresses as either party may from
time to time designate upon notice in the form and the manner as
o provided herein. Any such notice, demand or communication shall be
deemed to be received by the addressee on the ea) day that is
dispatched by messenger for immediate personal delivery or eb) two
(2) business days after it is placed in United States mail as
heretofore provided.
Any and all notices, demands or
communications shall be addressed and sent to the other parties as
follows:
rf to the Agency:
Redevelopment Agency of San Bernardino
300 North "0" Street, 4th Floor
San Bernardino, California 92418
Attention: Executive Director .
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$
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:If to the Developer:
With copy to:
section 8.
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New Frontier Commercial Properties, :Inc.
701 S. Parker Street
Suite 2000
Oranqe, California 92668
Attention: John W. Pierce
Sabe , Green, a Professional Corporation
6320 Canoqa Avenue
Suite 400
Woodland Hills, California 91367
Attention: Timothy J. Sabe
Nonliabilitv of the Aaencv.
No member,
officer or employee of the Aqency shall be personally liable to the
Developer, or any successor in interest of the Developer, in the
event of any default by the Aqency, or for any amount which may
become due to the Developer or to its successors in interest on any
obliqations under the terms of this Aqreement, except for qross
neqliqence or willful acts of such member, officer or employee.
Section 9.
Entire Aareement.
This
Aqreement
constitutes the entire Aqre_ent of the parties hereto with respect
to the matters set forth herein and this Aqreement supersedes all
neqotiations and previous aqreements between the parties with
respect to all or any part of the Property and other terms and
provisions set forth therein.
Section 10.
Effective Date.
This Aqreement shall
be effective as of the date it is executed by the parties.
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IN WITNESS WHEREOF, the parties hereto have duly executed
o this Agre_ent as of the dates set forth below.
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
Date:
By:
Executive Director
( SEAL)
APPROVE AS TO PROGRAM:
By:
(~~.
Re e opmen anaqer
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APPROVED AS TO FORM:
~-
Aq Y ecial Counsel
NEW FRONTIER COMMERCIAL
PROPERTIES,
INC., a California corporation
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Date: -z...I -z-" I tt,1
By:
Its
e~\.,. LA""'" ( t' ~n
_1731..
CDn5I9O .:15
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(All Siqnatures Must Be Notarized)
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CITY OF SAN BERNARDINO
INTEROFFICE MEMORANDUM
TO:
Timothy C. Steinhaus, Agency Administrator
Economic Development Agency
Ezell James
ATTN:
FROM:
Dennis A. Barlow, Sr. Asst. City Attorney
March 28, 1991
DATE:
RE:
New Frontier
You have asked if the Option Agreement needs to be approved
by the Commission.
Although the resolution approving the DDA also authorized
the execution of all other agreements necessary to the
implementation of the DDA, the Option is not a document
necessary to the implementation of the DDA. Therefore it must
have further Commission approval. I have discussed this issue
with Andre deBortnowski who concurs.
~
DAB/ses/New-Fron.mem