14-102 Agreement for sale of city owned property to Neel DhamdhereAGREEMENT FOR SALE OF
CITY -OWNED REAL PROPERTY TO
NEELDHAMDHERE
THIS AGREEMENT is made and entered into by and between the CITY OF
CUPERTINO, a municipal corporation OF THE State of California (hereinafter "CITY")
and NEEL DHAMDHERE (hereinafter 'BUYER") upon execution by CITY (hereinafter
"Effective Date").
WITNESSETH:
WHEREAS, CITY is the owner of that certain real property located in the City of
Cupertino, County of Santa Clara, State of California, more particularly described in
EXHIBIT "A" and depicted in EXHIBIT "B" (hereinafter "PROPERTY") attached hereto
and incorporated herein; and
WHEREAS, the PROPERTY is not needed for, nor adaptable to, municipal
purposes and the public interest and necessity will be served by its sale; and
WHEREAS, CITY desires to sell, and the BUYER desires to purchase the
Property: and
WHEREAS, BUYER is the adjoining property owner located at 22772 Alcalde
Road, Cupertino, CA.
THEREFORE, in consideration of their mutual promises, covenants and
conditions hereinafter set forth, the parties hereto do hereby agree as follows:
1. Property to be Conveyed.
Subject to the provisions of this AGREEMENT, CITY shall transfer and convey to
BUYER by Quitclaim Deed in substantially the same form as Exhibit "C", and BUYER
shall purchase and take from CITY, all of CITY's right, title and interest in and to the
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2. Purchase Price.
BUYER shall pay to CITY, in consideration of CITY's conveyance to BUYER of
said PROPERTY the sum of SIX THOUSAND AND NO/100 DOLLARS ($6,000). Said
sum shall hereinafter be referred to as the "Purchase Price".
3. Tender and Acceptance of Payment.
BUYER shall deposit with the CITY a $6,000.00 non-refundable check made
payable to the CITY OF CUPERTINO upon delivery to CITY of this AGREEMENT
signed by BUYER. By its execution of this AGREEMENT, CITY accepts the Purchase
Price as full compensation for the PROPERTY.
4. Additional Fees and Charges: Condition to Closing.
Except as is expressly provided herein to the contrary, BUYER shall be
responsible for the full payment of all title insurance costs. CITY and BUYER will evenly
share the cost of escrow, recording fees, documentary transfer taxes, and other fees
and charges associated with this transaction.
5. Delivery and Recording of Deed and Real Property Taxes.
No later than thirty (30) days from the date of the execution of this AGREEMENT
by the CITY, CITY shall record a Quitclaim Deed conveying title to BUYER of said
Property in the office of the Santa Clara County Recorder. The Santa Clara County
Recorder's Office shall mail said Quitclaim Deed to BUYER after its recordation, with a
copy to CITY. ,
Real property taxes and assessments, if any, shall be payable by BUYER from
and after the date of recordation of the Quitclaim Deed.
6. Buyer's Sole Remedy for Failure to Convey.
In the event that CITY's Quitclaim Deed shall, for any reason, be insufficient to
convey fee title to the PROPERTY on or before the Closing Date, as shall be evidenced
by Escrow Holder's unwillingness to issue a CLTA Owner's policy of title insurance
insuring such title in the name of BUYER in the amount of the Purchase Price, BUYER
shall have the right to terminate this AGREEMENT, but shall have no other right of
action against CITY and shall not be entitled to recover any damages from CITY, and all
parties hereby shall return to status quo ante. BUYER's agreement to proceed to
closing of escrow shall constitute BUYER's waiver of its right to terminate this
AGREEMENT pursuant to this Section 6 or other right of action against CITY in regards
to failure to convey fee title.
7. Condition of Title.
CITY's right, title and interest in and to the PROPERTY shall be delivered by
CITY hereunder subject to all exceptions, encumbrances, liens and restrictions of
record and not of record, which include existing utility easements that are to remain in
full force and effect after sale of the property, per the Preliminary Report from Pacific
States Title Services dated November 23, 2013, as of the Closing Date.
8. AS -IS Condition of Property/BUYER's Due Diligence.
BUYER agrees that: i) it is purchasing the PROPERTY "as is" and in reliance on
BUYER's own investigation, which it has had the opportunity to conduct to its
satisfaction prior to the Effective Date, ii) no representations or warranties of any kind
whatsoever, express or implied, have been made by CITY regarding the PROPERTY or
the legal or physical condition thereof ("Property Condition"), including without limitation
any zoning regulations or other governmental requirements, the existence of
"Hazardous Substances" (as defined in Section 9, below) or other site conditions, or any
other matters affecting the use, value or condition of the PROPERTY, and iii) it shall
take the PROPERTY in the condition that it is in at the Closing Date. To the extent that
CITY has provided to BUYER information or reports regarding the PROPERTY, CITY
makes no representations or warranties with respect to the accuracy or completeness
thereof.
9. Indemnification and Hold Harmless.
BUYER agrees to protect, defend, indemnify and hold harmless, CITY, its
officers, employees, or agents, from and against all claims, response costs, losses,
demands, debts, liens, liabilities, causes of action, suits, legal or administrative
proceedings, interest, fines, charges, penalties and expenses (collectively, "Claims") of
any kind whatsoever paid, incurred, suffered or asserted, on or after the closing directly
or indirectly arising from or attributable to the PROPERTY Condition or any use of the
PROPERTY (including, without limitation, BUYER's use of the PROPERTY before the
Effective Date), including without limitation any repair, cleanup or detoxification, or
preparation and implementation of any removal, remedial, response, closure or other
plan concerning any Hazardous Substance on, under or about the PROPERTY,
regardless of whether undertaken due to governmental action. The foregoing hold
harmless and indemnification provision and the following release provision shall apply to
the fullest extent permitted by law, including where such Claim is the result of the act or
omission of CITY, its officers, agents or employees. Without limiting the generality of
this indemnity and hold harmless provision in any way, this provision is intended to
operate as an agreement pursuant to 42 U.S.C. Section 9607(e) and California Health
and Safety Code Section 25364 in order to indemnify, defend, protect and hold
harmless CITY, its officers, agents or employees for any liability pursuant to such
sections. CITY and BUYER agree that for purposes of this AGREEMENT, the term
"Hazardous Substance" shall have the definition set forth in EXHIBIT "D", which is
attached to this AGREEMENT and incorporated by reference. BUYER, for itself, its
legal representatives and assigns, releases CITY, its officers, agents or employees from
any and all Claims that it had, now has, or claims to have, or that any person claiming
through them may have, or claim to have, arising out of any use of the PROPERTY, or
the Property Condition (including, without limitation, uses of or conditions on the
PROPERTY undertaken or caused by BUYER prior to the Effective Date).
10. General Release.
BUYER acknowledges that it has read and understood the following statutory
language of Civil Code Section 1542:
A general release does not extend to a claim, 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.
Having been so apprised, to the fullest extent permitted by law, BUYER elects to
assume all risk for Claims heretofore or hereafter, known or unknown, arising from the
subject of this release, and BUYER knowingly and voluntarily expressly releases the
CITY, its officers, agents or employees from all Claims, unknown or unsuspected,
arising out of any use of the PROPERTY, or the Property Condition. The provisions of
Sections 4, 6, 8, 9 and 10 shall survive the close of escrow or earlier termination of this
AGREEMENT.
11. Binding on Successors.
This AGREEMENT inures to the benefit of and is binding on the parties, their
respective heirs, personal representatives, successors and assigns.
12 Merger; Entire Agreement.
This AGREEMENT supersedes any prior agreements, negotiations and
communications, oral or written, and contains the entire agreement between CITY and
BUYER relating to the subject matter hereof. No subsequent agreement,
representation, or promise made by either party hereto, or by or to any employee,
officer, agent or representative of either party shall be of any effect unless it is in writing
and executed by the party to be bound thereby. The terms of this AGREEMENT shall
not be modified or amended except by an instrument in writing executed by each of the
parties hereto.
13. Acknowledgements.
BUYER acknowledges that it has received:
a. a copy of the Preliminary Report on fee title ownership dated November 14,
2013
b. a copy of the Preliminary Report on fee title ownership dated May 19, 2014
C. a copy of the Roadway Dedication Document
d. a copy of the Parcel Map that affects the Property
e. a copy of the supporting documents that describe the easements that affect
the Property, and that the buyer understands that any utility or other
easements that affect the Property are neither being sold nor transferred
and will remain in full force and effect after sale of the property.
f. A copy of an email dated May 28, 2014, from First American Title Company,
stating their willingness to issue an owner's policy for the strip of land in
question.
14. Notices.
Any notice which is required to be given hereunder, or which either party may
desire to give to the other, shall be in writing and may be personally delivered or given
by mailing the same by registered or certified mail, postage prepaid, addressed as
follows:
To the BUYER: Neel Dhamdhere
22772 Alcalde Road
Cupertino, CA 95014
or to such other place as BUYER may designate by written notice.
To the CITY: City of Cupertino
10300 Torre Avenue
Cupertino, CA. 95014
Attn: Chad Mosley
With a Copy to: City Attorney
10300 Torre Ave
Cupertino, CA. 95014
or to such other place as CITY may designate by written notice.
a. Whenever the singular number is used in this AGREEMENT and when
required by the context, the same shall include the plural and the
masculine gender shall include the feminine and neuter genders.
b. If there be more than one entity designated in or signatory to this
AGREEMENT on behalf of BUYER, the obligations hereunder imposed
upon BUYER shall be joint and several.
C. Time is and shall be of the essence of each term and provision of this
AGREEMENT.
d. Each and every term, condition, covenant and provision of this
AGREEMENT is and shall be deemed to be a material part of the
consideration for CITY's entry into this AGREEMENT, and any breach
hereof by BUYER shall be deemed to be a material breach. Each term
and provision of this AGREEMENT performable by BUYER shall be
construed to be both a covenant and a condition.
e. This AGREEMENT shall be deemed to have been made in, and be
construed in accordance with the laws of the State of California. Venue
for any proceeding to enforce the provisions of this AGREEMENT shall be
in the County of Santa Clara.
f. The headings of the several paragraphs and sections of this
AGREEMENT are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope or intent of any
provisions of this AGREEMENT and shall not be construed to affect in any
manner the terms and provisions hereof or the interpretation or
construction thereof.
g. In the event any covenant, condition or provision herein contained is held
to be invalid by a court of competent jurisdiction, the invalidity of any such
covenant, condition or provision shall in no way affect any other covenant,
condition or provision herein contained, provided the invalidity of any such
covenant, condition or provision does not materially prejudice either
BUYER or CITY in its respective rights and obligations contained in the
valid covenants, conditions and provisions of this AGREEMENT.
h. All exhibits and addenda referred to herein, and any exhibits or schedules
which may from time to time be referred to in any duly executed
amendment hereto, are by such reference incorporated herein and shall
be deemed a part of this AGREEMENT as if set forth fully herein. The
exhibits to this AGREEMENT are as follows:
Exhibit A - Legal Description of PROPERTY
Exhibit B - Assessor's Parcel Map of PROPERTY
Exhibit C - Form of Quitclaim Deed
Exhibit D - Hazardous Substances
i. This AGREEMENT shall be interpreted and construed only by the
contents hereof, and there shall be no presumption or standard of
construction in favor of or against either party.
j. Days, unless otherwise specified, shall mean calendar days.
k. The City Manager, or designee, is authorized to execute, on behalf of the
CITY, deeds and all other documents as may be necessary to effectuate
this AGREEMENT and the transfer of property rights herein.
WITNESS THE EXECUTION HEREOF on the date of execution by CITY as
written below:
"BUYER"
NEELDHAMDHERE
—A
By:
Date:
"CITY"
APPROVED AS TO FORM:
CITY CUPERTINO, a municipal
"•,,�� �a�
cor orli ` of the State of alifornia
City Attorney
By: n
Name:
Title: ✓
Date of Execution: J-ufx 7 9 20Y
"BUYER"
NEELDHAMDHERE
—A
By:
Date:
EXHI BIT 'A'
LEGAL DESCRIPTION OF PROPERTY
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 7 SOUTH, RANGE 2 WEST,
MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF THAT PROPERTY DESCRIBED IN THE QUIET TITLE ACTION
FILED AS DOCUMENT NO. 22047406, SANTA CLARA COUNTY RECORDS;
THENCE FROM SAID POINT OF BEGINNING, NORTH 89`40'00" WEST 8.67 FEET;
THENCE NORTH 04045'58" WEST4.61 FEET TO AN ANGLE POINT;
THENCE NORTH 00001'42" EAST 42.79 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT
WITH A RADIUS OF 53.00 FEET,
THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 33°54'26" AN ARC DISTANCE OF 31.37
FEET TO A POINT ON THE WESTERLY LINE OF SAID PROPERTY DESCRIBED IN SAID DOCUMENT NO.
22047406;
THENCE ALONG SAID LINE SOUTH 77.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 609 SQUARE FEET, MORE OR LESS.
END OF DESCRIPTION.
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EXHIBIT "C"
QUITCLAIM DEED
RECORDING REQUESTED BY
City of Cupertino
WHEN RECORDED MAIL TO:
Neel Dhamdhere
22772 Alcalde Road
With a copy to:
City of Cupertino
10300 Torre Avenue
Cupertino CA. 95014
Attn: Chad Mosley
(space above for recorder's use only)
MAIL TAX STATEMENTS TO:
Document transfer tax is
Neel Dhamdhere
Computed on full value of property conveyed
22772 Alcalde Road
City Transfer tax is
Cupertino CA 95014
Signature of declarant
QUITCLAIM DEED
The CITY OF CUPERTINO, a municipal corporation of the State of California, hereby
REMISES, RELEASES AND FOREVER QUITCLAIMS to Neel Dhamdhere, any and all
right, title or interest, and reserving any and all easements affecting, the real property
located in the City of Cupertino, County of Santa Clara, State of California, described in
the attached Exhibit 1. The City expressly reserves the following easements:
Easement for sanitary sewer and incidental purposes, recorded in Book 4630,
Page 174 of Official Records.
Easement for Public Utilities, including without limitation, storm drain, sanitary
sewer, electric, communications and water, with the right of ingress and egress,
and the right to construct, repair, replace and maintain applicable structures and
appurtenances, under, upon and over the area hereby quitclaimed by the City of
Cupertino.
IN WITNESS WHEREOF, the Quitclaimor has caused this instrument to be executed as
of this day of 2014.
CITY OF CUPERTINO,
A municipal corporation of the State of California
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LEGAL DESCRIPTION OF PROPERTY
BEING A PORTION OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 7 SOUTH, RANGE 2 WEST,
MOUNT DIABLO BASE AND MERIDIAN, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF THAT PROPERTY DESCRIBED IN THE QUIET TITLE ACTION
FILED AS DOCUMENT NO. 22047406, SANTA CLARA COUNTY RECORDS;
THENCE FROM SAID POINT OF BEGINNING, NORTH 89°40'00" WEST 8.67 FEET;
THENCE NORTH 04°45'58" WEST 4.61 FEET TO AN ANGLE POINT;
THENCE NORTH 00001'42" EAST 42.79 FEET TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT
WITH A RADIUS OF 53.00 FEET;
THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 33054'26" AN ARC DISTANCE OF 31.37
FEET TO A POINT ON THE WESTERLY LINE OF SAID PROPERTY DESCRIBED IN SAID DOCUMENT NO.
22047406;
THENCE ALONG SAID LINE SOUTH 77.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 609 SQUARE FEET, MORE OR LESS.
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PHILIP C
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EXHIBIT "D"
Hazardous Substances.
For the purpose of this AGREEMENT, "HAZARDOUS SUBSTANCES" shall
mean any and all: (a) substances, products, by-products, waste, or other materials of
any nature or kind whatsoever which is or becomes listed, regulated or addressed
under any Environmental Laws; (b) materials, substances, products, by-products,
waste, or other materials of any nature or kind whatsoever whose presence in and of
itself or in combination with other materials, substances, products, by-products, or
waste may give rise to liability under any Environmental Law or any statutory or
common law theory based on negligence, trespass, intentional tort, nuisance, strict or
absolute liability or under any reported decisions of any state or federal court; and, (c)
substances, products, by-products, wastes or other materials which may be hazardous
or harmful to the air, water, soil, environment or affect industrial hygiene, occupational,
health, safety and/or general welfare conditions, including without limitation, petroleum
and/or asbestos materials, products, by-products, or waste.
For the purposes of this AGREEMENT, "ENVIRONMENTAL LAWS" shall mean
and include all federal, state, and local laws, statutes, ordinances, regulations,
resolutions, decrees, and/or rules now or hereinafter in effect, as may be amended from
time to time, and all implementing regulations, directives, orders, guidelines, and federal
or state court decisions, interpreting, relating to, regulating or imposing liability
(including, but not limited to, response, removal, remediation and damage costs) or
standards of conduct or performance relating to industrial hygiene, occupational, health,
and/or safety conditions, environmental conditions, or exposure to, contamination by, or
clean-up of, any and all Hazardous Substances, including without limitation, all federal
or state superlien or environmental clean-up.
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
CIVIL CODE
State of California
County of Clc,,, i
On Tv, e 10, 2�f y before me, ke- ,ee r /y,�y P✓b U c
Date Name and Title of the Officer'
personally appeared Ale -el' A 4a-, d 4crr
Name(s) of Signers)
a
KIRSTEN RENEE SOUARCIA
Commission # 1906898Notary Public - California i
i
Santa Clara County
My Comm. Expires Oct 4, 2014
who proved to me on the basis of satisfactory
evidence to be the person(s) whose name(spmare
subscribed to th within instrument and acknowledged
H
ethatrshe/they executed the same in
r/their authorized capacityWi , and that by
r/their signature(s)' on the instrument the
person(w; or the entity upon behalf of which the
person((sracted, executed the instrument.
I certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph
is true and correct.
WITNESS my hand and official seal.
l
Place Notary Seal Above Signature:
Signature of Notary lic
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or
fraudulent reattachment of this form to an unintended document.
Description of Attached Document
Title or Type of Document: 442 "e 'K� f
Document Date:,/ �A C poi 2� /Y
Number of Pages: 12— Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name:
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Individual ❑ Attorney in Fact
❑ Trustee ❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
Signer's Name:
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Individual ❑ Attorney in Fact
❑ Trustee ❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
0 2013 National Notary Association # www.NationaiNotary.org # 1 -800 -US NOTARY (1-800-876-6827) Item #5907
ALL-PURPOSECALIFORNIA ACKNOWLEDGMENT
CIVIL ..
State of California 1
County of S`r K -�,4 (� / �4 11k J7
On Tu 1!, 7 I -01 y before me,
�J �� 12th e e fq v a �c ; y
'2
Date
Name and rtle of the Officer
7�I
personally appeared // `t vi a!/
R'' d , f
Name(s) of Signer(s)
who proved to me on the basis of satisfa ory
evidence to be the person,(s) whose namW-Ware
subscribed to th within instrument and acknowledged
e thashe/they executed the same in
5er/theirtauthorized capacity(, and that by
r/their signature() on the instrument the
KIRSTEN RENEE SouARCIA
personal, or the entity upon behalf of which the
Commission # 1906898
person(s) acted, executed the instrument.
< -u Notary Public - California z
Z '
I certify under PENALTY OF PERJURY under the laws
Santa Clara County
My Comm. Expires Oct 4, 2014 +
of the State of California that the foregoing paragraph
is true and correct.
WITNESS m hand and official seal.
Place Notary Seal Above
Signature:
Signature of Notary Prublic
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or
fraudulent reattachment of this form to an unintended document.
Description of Attached Document
Title or Type of Document: &-ee-11l
_
`.r� Document Date: ✓v�y
Number of Pages: 12- Signer(s) Other Than Named Above: c�
Capacity(les) Claimed by Signer(s)
Signer's Name:
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Individual ❑ Attorney in Fact
❑ Trustee ❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
Signer's Name
❑ Corporate Officer — Title(s):
❑ Partner — ❑ Limited ❑ General
❑ Individual ❑ Attorney in Fact
❑ Trustee ❑ Guardian or Conservator
❑ Other:
Signer Is Representing:
0 2013 National Notary Association • www.NationalNotary.org 9 1 -800 -US NOTARY (1-800-876-6827) Item #5907