HomeMy WebLinkAboutR4- Economic Development ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO r-77, rte.
REQUEST FOR COMMISSION/COUNCIL ACTION -
FROM: RONALD E.WINKLER SUBJECT: OAK PROPERTIES-MUTUAL
Development Director RELEASE AND WAIVER
AGREEMENT
DATE: June 10, 1998
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Synopsis of Previous Commission/Council/Committee Action(s):
On June 8, 1998,the Redevelopment Committee recommended to approve Oak Properties Mutual Release.
On August 7, 1989,the Community Development Commission authorized the execution of KAY Owner Participation
Agreement.
On November 18, 1985,Notice of Default on Burris Disposition and Development Agreement obligations.
On November 22, 1978,the Community Development Commission authorized the execution of Burris Disposition and
Development Agreement.
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Recommended Motion(s):
(Community Development Commission)
MOTION: That the Community Development Commission authorize execution of a Mutual Release and Waiver
Agreement with Lippobank and Oak Properties for portions of the property in the Tri-City Project
Area affected by the KAY Owner Participation Agreement executed August 7, 1989.
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Contact Person(s): Ronald E.Winkler/John Hoepel r Phone: 5081
Project Area(s): Southeast Industrial Park(SEIP) Ward(s): One(1)
Supporting Data Attached:El Staff Report❑ Resolution(s) ❑ Agreement(s)/Contract(s) ❑ Map(s) ❑Ltr/Memo
FUNDING REQUIREMENTS: Amount: $ N/A Source: N/A
Budget Authority: N/A
SIGNATURE:
Ronald E.W nkler,Director
Development
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Commission/Council Notes:
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REW:Iag:06-15-03.cdc COMMISSION MEETING AGENDA
MEETING DATE:06/15/1998
Agenda Item Number:
ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
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Oak Properties-Mutual Release and Waiver Agreement
In 1978,the Agency entered into a disposition agreement with T.J. Burris Corporation for the sale and
development of 35.5 acres of property in the Southeast Industrial Park Project Area. The property was not
developed in accordance with the agreement and a default was declared in 1985. By 1989 most the Burris
property was owned by Mr.Teong Kay together with additional adjoining property in the Tri-City Project
Area. On August 7, 1989,the Commission authorized an Owner Participation Agreement with Kay which
provided,among other things, for the following:
A payment to the Agency of$50,000 to cover damages from non-performance under the Burris Disposition
and Development Agreement.
A liquidated damages section under which the Agency received$100,000, in advance,as a deposit against
the possibility that Kay might not be able to develop in accordance with the Kay Owner Participation
Agreement.
With this in place it was expected that Kay would develop either on the Burris site or on the adjacent
property. In the event Kay did not develop the Agency would retain both the$100,000 deposit and the
$50,000 payment. In fact,Kay did not develop and in 1993 the property was in foreclosure as part of
Chapter 11 bankruptcy proceedings involving Kay.
A portion of the foreclosed property is now being purchased by Oak Properties from the current owner,
Lippobank. The title company does not recognize the validity of some of the documents recorded in 1989.
Also,despite receipt of the$100,000 liquidated damages,the Agency cannot issue a Certificate of
Completion because the property was not developed. To clear title,Agency Special Counsel has prepared
the attached Mutual Release and Waiver Agreement for Oak Properties. Similar requests can be expected on
other portions of the original Burris property as they are sold,however,separate agreements will be needed
for each buyer and will therefore be forwarded for action as the identity of the buyers become known.
The attached Release still requires Oak to comply with all applicable regulations of the City and Agency(see
§2.6). It also provides clear authority for the Agency to maintain landscaping,remove graffiti,and liens the
property for the costs thereof(see§ 3.2). Finally,the Release also provides for the anti-discrimination
covenants of the original agreements.
Based on the above and upon the recommendation of the Redevelopment Committee,staff recommends
adoption of the form motion.
ONALD .WINKLER,Director
Development Department
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REW:Iag:06-15-03.cdc COMMISSION MEETING AGENDA
MEETING DATE:06/15/1998
Agenda Item Number: 1
RECORDING REQUESTED BY:
WHEN RECORDED MAIL TO:
SABO & GREEN
201 North "E" Street
Suite 206
San Bernardino, CA 92401
Attn: Gale Schlesinger
1998 SPACE ABOVE UNE FOR RECORDERS USE ONLY
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
MUTUAL RELEASE AND WAIVER AGREEMENT
(Portions of Lands Affected By Agency OPA/
Instrument Nos . 90-067475 and 90-067476, Recorded
February 21, 1990 -- KAY, et al . )
(TITLE OF DOCUMENT)
f1TLE ORDER NO.:
1998
REDEVELOPMENT AGENCY OF THE
CITY OF SAN BERNARDINO
MUTUAL RELEASE AND WAIVER AGREEMENT
AND COMMUNITY REDEVELOPMENT COVENANT
(Portions of Lands Affected By Agency OPA/
Instrument Nos . 90-067475 and 90-067476, Recorded
February 21, 1990 -- KAY, et al. )
This Mutual Release and Waiver Agreement and Community
Redevelopment Covenant ("Agreement") is entered into as of this
day of , 1998, by and among the Redevelopment Agency of
the City of San Bernardino, a body corporate and politic (the
"Agency") , Lippobank, a California banking corporation ("Seller")
and Oak Properties, a California general partnership ("Buyer") .
The provisions of this Agreement are organized under four (4)
separate headings or labels : "RECITALS, " "MUTUAL RELEASE AND
WAIVER AGREEMENT, " "COMMUNITY REDEVELOPMENT COVENANT" AND
"GENERAL PROVISIONS . "
PART ONE
-- RECITALS --
WHEREAS, on or about August 14, 1989, the Agency and
Teong Kay and Joyce Kay (the "Participants") entered into that
certain Owner Participation Agreement, recorded February 21,
1990, as Instrument Nos . 90-067475 and 90-067476, Official
Records, County of San Bernardino ("1989 OPA") providing for the
development of certain real property legally described therein
(the "Site") ; and
WHEREAS, the 1989 OPA includes a Release Affecting Real
Property attached thereto as Attachment No. 8 (the "Kay
Release") , which provides that the Site shall cease to be subject
to the development obligations set forth in that certain
Disposition and Joint Development Agreement dated December 28,
1978 (the "Burris Agreement") ; and
WHEREAS, the Kay Release was executed by the Agency and
the Participants and recorded as an exhibit together with the
1989 OPA; and
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WHEREAS, in accordance with Section 613 of the 1989
OPA, on or about , 19_, the Agency received an amount
equal to One Hundred Thousand Dollars ($100, 000) as liquidated
damages for Participant' s default of certain terms and conditions
of the 1989 OPA; and
WHEREAS, pursuant to that certain Trustee' s Deed Upon
Sale, recorded November 21, 1994, as Instrument No. 94466577,
Official Records, County of San Bernardino, attached hereto as
Exhibit "A" (the "Deed") , a portion of the Site as legally
described therein was conveyed to Seller (the "Property") ; and
WHEREAS, Buyer intends to purchase the Property from
the Seller and Seller intends to convey the Property to Buyer;
and
WHEREAS, Buyer has requested that the Agency and Seller
execute this Agreement since it has been determined that the Kay
Release, as recorded, fails to properly release the Property from
the development obligations set forth in the Burris Agreement;
and
WHEREAS, the parties hereto desire to enter into this
Agreement to terminate their interests in the Burris Agreement
with respect to the Property, and mutually release each other
from certain obligations under the OPA as hereinafter set forth.
NOW, THEREFORE, IN CONSIDERATION OF THE MATTERS
REFERENCED IN THE RECITALS, ABOVE, AND FOR OTHER GOOD AND
VALUABLE CONSIDERATION, THE SELLER, THE BUYER AND THE AGENCY
HEREBY AGREE AS FOLLOWS:
PART TWO
MUTUAL RELEASE AND WAIVER AGREEMENT
2 .1 . Effective upon the date of execution of this
Agreement by all parties hereto, the Agency shall be relieved and
discharged of its duties and obligations under the Burris
Agreement and the 1989 OPA which benefit the Property, and the
Agency shall be deemed to have disclaimed and waived its right,
title and interest in the Property, except with respect to the
covenants as set forth in Part Three hereof.
2.2 . Effective upon the date of execution of this
Agreement by all parties hereto, Seller shall be deemed to have
disclaimed and waived any and all right or interest in the Burris
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Agreement and in the 1989 OPA as each applies to the Property,
and the Seller shall be relieved and discharged of any further
duty or obligation thereunder.
2 .3. Effective upon the date of execution of this
Agreement by all parties hereto, Buyer shall be deemed to have
disclaimed and waived any and all right or interest in the Burris
Agreement and in the 1989 OPA as each applies to the Property,
and the Buyer shall be relieved and discharged of any further
duty or obligation thereunder.
2 .4 . Each party represents to the other parties that
each party has conducted such investigation of the facts relating
to this Agreement each deems appropriate, and that each has
obtained such legal consultation relating to the matters covered
by this Agreement as each may deem appropriate and are not
relying upon any representations or acknowledgment, whether oral
or in writing, of any other party hereto except as contained
herein.
2 .5 . The Agency, Seller and Buyer, and each of them, on
their own behalf and on behalf of their respective agents,
transferees, representatives and successors in interest of each,
hereby irrevocably and unconditionally mutually release and
forever discharge each other and their respective officers,
directors, agents, partners, limited partners, employees,
consultants, successors, assigns and attorneys, and each of them,
and all persons acting by, through, under or in concert with
them, or any of them, from any and all actions, causes of action,
suits, debts, contracts, agreements, obligations, promises,
liabilities, claims, rights, demands, damages, judgments, losses,
costs and expenses, including, without limitation, attorneys'
fees, of any nature whatsoever, known or unknown, suspected or
unsuspected, fixed or contingent, which they now own or hold, or
claim to have, own or hold, which arise from, are based upon, or
are in any manner related to the development of the Property
under the OPA and the development of the Property under the
Burris Agreement (collectively, the "Released Claims") . The
parties hereto specifically assume any and all risk related to
the Released Claims .
Each of the parties hereto individually acknowledges
that the release set forth herein is a full and complete general
release of the claims for damages, debts, liabilities, demands,
obligations, costs, expenses, compensation, actions, and causes
of action which are described herein, and is intended to
encompass all known and unknown, foreseen and unforeseen claims
SBEO/0001/DOC/3331
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which the parties or any of them may have against each other
arising from or related to the matters released in this
Agreement. Accordingly, each party hereto expressly waives and
relinquishes any and all rights and benefits which each may
otherwise have against the other pursuant to Section 1542 of the
California Civil Code which provides as follows :
A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS
WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT
TO EXIST IN HIS FAVOR AT THE TIME OF
EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM,
MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT
WITH THE DEBTOR.
Each of the parties acknowledges that it may hereafter
discover facts different from, or in addition to, those which it
now knows or believes to be true, with respect to the matters
which are the subject of this Agreement and the parties each
hereby expressly agree to assume the risk of the possible
discovery of additional and different facts, and agree that this
Agreement shall be and remain effective in all respects
regardless of such additional or different facts .
The parties hereto each warrant to each other that,
except as provided herein, each has the power to release fully
and completely all claims, causes of action, demands, charges,
and liabilities against the other, arising out of or relating to
the OPA as provided herein, and that each person is duly
authorized and empowered to sign this Agreement on behalf of and
bind the party each purports to represent.
2 . 6. The Seller and the Buyer each acknowledge and
agree that no provision of this Agreement shall be deemed to
create an exemption or exception of any proposed use or
development of the Property from compliance with the applicable
zoning and property development standards and regulations of the
City of San Bernardino. Nothing herein shall be deemed to be a
finding or determination by the Agency that any such development
or improvement of the Property which the Seller or the Buyer, or
their successors or assigns, may hereafter propose is consistent
with the Redevelopment Plan for the Southeast Industrial Park
Project Area adopted by Ordinance No. 3583 of the Mayor and
Common Council of the City of San Bernardino (the "Redevelopment
Plan") .
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PART THREE
COMMUNITY REDEVELOPMENT COVENANT
3. 1 . The parties hereby agree to establish the
community redevelopment covenants contained in this PART THREE
as community redevelopment which effect the Property and benefit
the Southeast Industrial Park Project Area and which shall run
with the land for the term as provided in Section 3 . 4, below.
3.2 . The Buyer and Seller, and each of them, on their
own behalf and on behalf of their respective successors and
assigns (the "Property Owner") hereby covenant and agree with the
Agency that:
(a) The areas of the Property which are subject to
public view (including all existing improvements, paving,
walkways, landscaping, exterior signage and ornamentation) shall
be maintained in good repair and a neat, clean and orderly
condition, ordinary wear and tear excepted. In the event that at
any time until the expiration date of the Redevelopment Plan,
there is an occurrence of an adverse condition on any area of the
Property which is subject to public view in contravention of the
general maintenance standard described above, (a "Maintenance
Deficiency") then the Agency shall notify the Property Owner in
writing of the Maintenance Deficiency and give the Property Owner
thirty (30) days from receipt of such notice to cure the
Maintenance Deficiency as identified in the notice. In the event
the Property Owner fails to cure or commence to cure the
Maintenance Deficiency within the time allowed, the Agency may
conduct a public hearing following transmittal of written notice
thereof to the Property Owner ten (10) days prior to the
scheduled date of such public hearing in order to verify whether
a Maintenance Deficiency exists and whether the Property Owner
has failed to comply with the provisions of this Section 3 . 1 (a) .
Upon the conclusion of a public hearing, if the Agency makes a
finding that a Maintenance Deficiency exists and that there
appears to be non-compliance with the general maintenance
standard described above, thereafter the Agency shall have the
right to enter the Property and perform all acts necessary to
cure the Maintenance Deficiency, or to take other action at law
or equity the Agency may then have to accomplish the abatement of
the Maintenance Deficiency. Any sum expended by the Agency for
the abatement of a Maintenance Deficiency on the Property
authorized by this Section 3. 1 (a) shall become a lien on the
Property. If the amount of the lien is not paid within thirty
(30) days after written demand for payment by the Agency to the
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Property Owner, the Agency shall have the right to enforce the
lien in the manner as provided in Section 3 . 1 (c) .
(b) "Graffiti" as this term is defined in Government
Code Section 38772, which has been applied to any exterior
surface of a structure or improvement on the Property which is
visible from any public right-of-way adjacent or contiguous to
the Property, shall be removed by the Property Owner by either
painting over the evidence of such vandalism with a paint which
has been color-matched to the surface on which the paint is
applied, or graffiti may be removed with solvents, detergents or
water as appropriate. In the event that such graffiti may become
visible from an adjacent or contiguous public right-of-way but is
not removed within seventy-two (72) hours following the time of
such application, the Agency shall have the right to enter the
Property and remove the graffiti without notice to the Property
Owner. Any sum expended by the Agency for the removal of such
graffiti from the Property authorized by this Section 3. 1 (b) in
an amount not to exceed $250 . 00 per entry by the Agency, shall
become a lien on the Property. If the amount of the lien is not
paid within thirty (30) days after written demand for payment by
the Agency to the Property Owner, the Agency shall have the right
to enforce its lien in the manner as provided in Section 3 . 1 (c) .
(c) The parties hereto further mutually understand and
agree that the rights conferred upon the Agency under this
Section 3. 1 expressly include the power to establish and enforce
a lien or other encumbrance against the Property, or any portion
thereof, in the manner provided under Civil Code Sections 2924,
2924b and 2924c in the amount reasonably necessary to restore the
Property to the maintenance standard required under Section
3.1 (a) or Section 3 . 1 (b) , including attorneys fees and costs of
the Agency associated with the abatement of the Maintenance
Deficiency or removal of graffiti and the collection of the costs
of the Agency in connection with such action. The provisions of
this Section 3. 1, shall be a covenant running with the land until
the expiration date of the Redevelopment Plan and shall be
enforceable by the Agency. Nothing in the foregoing provisions
of this Section 3 . 1 shall be deemed to preclude the Property
Owner from making any alteration, addition, or other change to
any structure or improvement or landscaping on the Property,
provided that such changes comply with applicable zoning and
building regulations of the City of San Bernardino.
3. 3 . The Property Owner covenants that there shall be
no discrimination against or segregation of any person or group
of persons on account of race, color, creed, religion, sex,
SBE010001/DOC/3331
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marital status, age, handicap, national origin or ancestry in the
sale, lease, sublease, transfer, use, occupancy, tenure or
enjoyment of the Property, nor shall the Property Owner establish
or permit any such practice or practices of discrimination or
segregation with reference to the selection, location, number,
use or occupancy of tenants, lessees, subtenants, sublessees or
vendees of the Property. The foregoing covenants shall run with
the land. The Property Owner shall be liable for compliance with
the foregoing, only so long as it owns the Property.
The Property Owner shall refrain from restricting the
rental, sale or lease of the Property on the basis of race,
color, creed, religion, sex, marital status, handicap, national
origin or ancestry of any person. All such deeds, leases or
contracts shall contain or be subject to substantially the
following nondiscrimination or non-segregation clauses :
(a) In deeds : "The grantee herein covenants by and for
himself or herself, his or her heirs, executors, administrators
and assigns, and all persons claiming under or through them, that
there shall be no discrimination against or segregation of, any
person or group of persons on account of race, color, creed,
religion, sex, marital status, handicap, national origin or
ancestry in the sale, lease, sublease, transfer, use, occupancy,
tenure or enjoyment of the land herein conveyed, nor shall the
grantee himself or herself or any person claiming under or
through him or her, establish or permit any such practice or
practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants,
lessees, subtenants, sublessees or vendees in the land herein
conveyed. The foregoing covenants shall run with the land. "
(b) In leases: "The lessee herein covenants by and for
himself or herself, his or her heirs, executors, administrators
and assigns and all persons claiming under or through him or her,
and this lease is made and accepted upon and subject to the
following conditions:
There shall be no discrimination against or segregation
of any person or group of persons on account of race, color,
creed, religion, sex, marital status, handicap, age, ancestry or
national origin in the leasing, subleasing, transferring, use,
occupancy, tenure or enjoyment of the premises herein leased nor
shall the lessee himself or herself, or any person claiming under
or through him or her, establish or permit any such practice or
practices of discrimination or segregation with reference to the
selection, location, number, use or occupancy of tenants,
SBEO/0001/DOC/3331
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lessees, sublessees, subtenants or vendees in the premises herein
leased."
(c) In contracts : "There shall be no discrimination
against or segregation of, any person, or group of persons on
account of race, color, creed, religion, sex, marital status,
age, handicap, ancestry or national origin, in the sale; lease,
sublease, transfer, use, occupancy, tenure or enjoyment of the
premises, nor shall the transferee himself or herself or any
person claiming under or through him or her, establish or permit
any such practice or practices of discrimination or segregation
with reference to the selection, location, number, use or
occupancy of tenants, lessees, sublessees, subtenants or vendees
of the premises . "
3 . 4 . The covenants and agreements contained in Section
3.1 relating to the maintenance of the Property shall remain in
effect until the expiration date of the Redevelopment Plan. The
covenants against discrimination contained in Section 3 .3 shall
remain in effect in perpetuity in accordance with the California
Community Redevelopment Law (Health and Safety Code Section
33000, et gLq. ) .
PART FOUR
GENERAL PROVISIONS
4 . 1 . This Agreement contains the entire understanding
of the parties and supersedes all prior understandings,
negotiations and agreements with respect to this subject matter
hereof. No modification or waiver of any of the provisions
hereof shall be valid unless and until it is put into writing and
executed by the party (s) to be bound thereby.
4 .2 . This Agreement shall be governed in accordance
with the laws of the State of California. Any action brought to
enforce or interpret this Agreement, or any part thereof, shall
be brought in the State of California, in the County of San
Bernardino.
4 . 3 . Whenever possible, each provision of this
Agreement shall be interpreted in such a manner as to be valid
under applicable California law; but, if any provision of this
Agreement shall be declared or determined by any court to be
illegal or invalid, the validity of the remaining parts, terms or
provisions shall not be affected thereby and any such illegal or
invalid part, term or provision shall not be deemed to be part of
this Agreement.
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4 . 4 . This Agreement contains the entire agreement
between the parties and the terms of this Agreement are
contractual and not a mere . recital. This Agreement shall be
construed without regard to who drafted the same and shall be
construed as though all parties hereto participated equally in
the drafting of this Agreement.
4 . 5. In the event that any party hereto shall institute
any action or proceeding to enforce or interpret any of the
rights granted or released hereunder, the prevailing party in
such action or proceeding shall be entitled to recover all of
their costs and expenses incurred in the action or proceeding,
including, but not limited to, reasonable attorneys ' fees and
court costs .
4 . 6. This Agreement may be executed in counterparts,
and when executed by each of the parties, each counterpart shall
be deemed to be a part of the same instrument. The effective
date of this Agreement shall be the date when the Agency accepts,
approves and executes this Agreement.
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4)
IN WITNESS WHEREOF, the parties hereto have signed this
Agreement as of the date set forth above.
AGENCY
Redevelopment Agency of the
City of San Bernardino, a
body corporate and politic
Date: By:
Ronald E. Winkler
Development Director
ATTEST:
By:
Agency Secretary
Approved as to form:
By:
Agency Counsel
SELLER
Lippobank, a California
Banking Corporation
Date: By:
Duston L. Richards
Vice President
Credit Administration
BUYER
Oak Properties, a California
General Partnership
Date: By:
Michael D. Gay
General Partner
Date: By:
Nobel A. Gay
General Partner
Date: By:
Laura M. Gay
General Partner
[ATTACH NOTARY JURAT FOR ALL SIGNATURES]
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EXHIBIT "A"
TRUSTEE' S DEED
[TO BE INSERTED]
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
On before me,
(here insert name and title of the officer) , 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.
Signature (Seal)
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
On before me,
(here insert name and title of the officer) , 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 .
Signature (Seal)
y
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
On before me,
(here insert name and title of the officer) , 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 .
Signature (Seal)
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
On before me,
(here insert name and title of the officer) , 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 .
Signature (Seal)
STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO )
On before me,
(here insert name and title of the officer) , 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 .
Signature (Seal)
`7