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HomeMy WebLinkAbout06/03/2002 Item 059
".
TI N 0
FORMAL ACTION 0
CONSENT .
Date: May 13,2002 RESOLUTION 0
OTHER 0
BOS Meeting Dat~: June 3, 2002 INFORMATION ONLY 0
SUMMARIZE THE ISSUE & DESIRED ACTION CLEARLY/ATTACH BACKUP MATERIAL:
Golden Valley Improvement District is seeking to acquire some additional property adjacent to a
current water tank site for the purpose of installing a water tank to be used in conjunction with
the existing tank. This back up system would allow for periodic cleaning and repair and other
emergencies that may occur.
'!G.. \4\t\~ c...~ ~f, Go\Aa.n V{;..\\a.1 IlI\pr(l\/Cr1\e~ OI5-t &(d of D(tlder...s
Recommended Motion~ Approve t 1e Real Estate Purchase Contract and Escrow Instructions for
the purpose of acquiring additional land needed for the placement of a backup water tank..
Reviewed and Approved By: County Man;y~
County Attorney 0 Personnel 0 Finance 0
Board Action Taken:
Approved as Requested :l No Action Taken 0 Disapproved 0
Continued to o Approved with the follov,;ing changes:
Acknowledged receipt and referred to
Filing Information and Retrieval
Filed Bid Filed Agreement
BOS Resolution Filed Yearly Correspondence
Filed Petition Filed Dedication
Filed Land Sold Filed Land Acquired
Filed Franchise I.D. Resolution
Filed Improvement District Filed Other
Date Routed: Additional Information:
XC:
You are reminded that items for the agenda, along with complete backup, must be in the County
Manager's Office 10 days prior to Board Meeting.
Item No.
S9
,
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REAL ESTATE PURCHASE CONTRACT and ESCROW INSTRUCTIONS
[Unimproved Land]
This Real Estate Purchase Contract (the "Contract"), shall also be the Escrow Instructions, and is
entered into, to be effective the_ day of 2002, upon the placement of all signatures hereto, by
and between Group C Corporation (the "Seller") and Mohave County Golden Valley Improvement District, a
political subdivision of the State of Arizona, (the "Buyer"), purchasing under the authority of its Board of
Directors. The Buyer and Seller are hereinafter sometimes collectively referred to as the "Parties". The
Buyer and Seller individually may be hereinafter referenced as a "Party".
RECITALS
WHEREAS:
A. The Seller is the fee title owner of real property with appurtenances located in Mohave
County, State of Arizona, described as follows:
Legal Description: See Exhibit "A" to Exhibit "I", which are attached hereto and incorporated herein
by reference (the" Property").
B. The Buyer agrees to purchase and the Seller agrees to sell all of the Seller's interest in the
Property with appurtenances thereto, which shall include the full fee title to the Property without liens or
encumbrances.
C. The sale and purchase of the Property shall be pursuant to and under the terms and
conditions hereinafter provided.
AGREEMENTS
WITNESSETH:
NOW THEREFORE, in consideration of the mutual promises and things to be performed by the
Parties, it is agreed by and between the Parties hereto as follows:
1. PURPOSE. The purpose of this Contract is to set forth the terms and conditions between the
Parties, which, when fulfilled, will transfer ownership and possession of the Property from the Seller to the
Buyer.
2. INCORPORATION. The above Recitals are hereby incorporated by reference and made a
part of this Contract.
3. NATURE OF THE PARTIES. The Buyer desires to purchase. and the Seller is agreeing to
sell the Property under the terms hereof.
4. PURCHASE PRICE. The Buyer agrees to purchase the Property and the Seller agrees to sell
the Property for the full purchase price of Four Thousand Five Hundred Dollars ($ 4,500.00) (the "Purchase
Price"). The Purchase Price shall be the total consideration paid by the Buyer to the Seller. The Purchase
Price shall be paid as follows:
4.1 Earnest Money Deposit. There shall be no earnest money deposit
4.2 Balance of Purchase Price. The full Purchase Price shall be paid into Escrow by
the Buyer's check on or before the Close of Escrow.
Page 1 of 11
5. CONDITION OF THE PROPERTY. The following provisions apply to the condition of the
Property.
5.1 Nature of the Property. The Seller represents and warrants as follows:
5.1.1 The Property is unimproved real property located in Mohave County, Arizona.
5.1.2 The Seller represents the Seller's warranties herein otherwise including
without limitation those of Subsections 5.3 and 5.4 set forth are true and correct, and so shall
be at the Close of Escrow.
5.2 Appurtences and Fixtures. At the Close of Escrow, all existing appurtenances,
Including fixtures on the Property, shall transfer with the Property, both as to ownership and
possession to the Buyer from the Seller.
5.3 Evidence of Good Condition. The Sellers now believe and it shall be with the
Close of Escrow, unless expressly waived by the Buyer in writing, the Seller shall provide, at the
Seller's sole expense, the following:
5.3.2 After Close of Escrow, the Property shall be turned over by the Seller to the
Buyer in a good and clean condition, and all solid wastes [but for those within a permitted
septic system), and hazardous substances removed, including without limitation, asbestos,
toxic wastes, abandoned vehicles, tires, batteries, trash, paints, petroleum products, and
others, which must be removed for the Seller to fulfill all warranties herein.
5.4 Seller's Waiver. As a material part of this transaction, and for good and valuable
consideration, the Seller acknowledges that there is no relocation involved, and furthermore,
expressly waives any and all Relocation Assistance, including that for the Property Owner(s) and/or
Tenant(s), as is otherwise prescribed by laws, including without limitation, as is set forth in Arizona
Revised Statutes, Title 11, Chapter 7, Article 4, Sections 11-961 et. seq.
The Seller voluntarily enters into this waiver, with the knowledge that the Seller is fully waiving
any entitlement to any and all Relocation Assistance by the Seller and any Tenant(s), if any there be.
5.5 Seller's Warranties. The Seller represents and warrants to the Buyer, effective both
now and at the Close of Escrow, as follows:
5.5.1 The Seller is voluntarily and willingly, desiring to sell and is hereby
agreeing to sell the Property to the Buyer. This sale is without threat of condemnation or
any other duress or undue influence.
5.5.2 The Seller is expressly agreeing to the waiver of Section 5.4, as a material
part of this transaction.
5.5.3 To the best of the Seller's actual knowledge, there are and will be no
unrecorded or undisclosed liens. options, signed purchase contracts, leases, rental
agreements, judgments, encumbrances, easements or claims of easements, or prescriptive
rights upon or concerning the Property. There shall be no undisclosed claims of adverse
possession against the Property or any part thereof. Disclosures must be in writing.
5.5.4 There is and will be no unpaid work, labor, materials supplied, which has
been performed or provided at or on the Property that will permit any liens or encumbrances
to attach to the Property.
Page 2 of 11
5.5.5 To the best of the Seller's actual knowledge, there is no litigation, arbitration,
or administrative proceeding pending or threatened against the Property, or pending or
threatened against the Seller, which might have the effect of impairing the title ownership,
development, or use of the Property by the Buyer, including without limitation, claims for
adverse possession, bankruptcy, or receivership.
5.5.6 The Seller is unaware of any ingress or egress problem(s) to or from the
Property; the Property has legal public access by roadways, dedicated to and accepted by the
State, City or County in which the Property is located and/or over which access is obtained; or
if any access is private, it is unrestricted and without additional charge.
5.5.7 There are no encroachments into or from the Property's boundaries, and
there are no violations of legal setback requirements.
5.5.8 There are no known zoning violations attaching to the Property
5.5.9 The Seller is unaware of any building code or sanitary code violations.
5.5.10 The Seller knows of no provisions that would prevent the Buyer from having
quiet use and enjoyment of the Property.
5.5.11 The Seller is unaware of any unusual soil or Property conditions, including
contaminants within the soil.
5.5.12 There are no leased equipment and/or equipment, fixtures or other systems
on the Property. At the Close of Escrow, all appurtenances including fixtures are owned as a
part of the Property, are in good and working condition, and both title and possession will
transfer to the Buyer,
5.5.13 The Seller has and, with the Close of Escrow, will provide merchantable and
marketable title to the Property without liens, delinquent taxes, delinquent assessments,
judgments, on other encumbrances, which title shall vest in the Buyer by Warranty Deed in a
form as set forth by Exhibit "I" attached hereto and incorporated herein by reference.
5.5.14 To the best of the Seller's actual knowledge, the Seller is unaware of and
has not received from any third party having information or jurisdiction over such matters, nor
has any written or oral notice given or sent to Buyer (i) alleging a problem, violation and/or
variance of any zoning ordinance or building code applicable to the Property; (ii) alleging any
violation of any law relating to the use, storage or disposal of solid wastes or hazardous
wastes or hazardous substances on the Property; (iii) requiring work to be done on the
Property or threatening the use of the Property; or (iv) relating to any condemnation
proceeding affecting the Property.
5.5.15 For good and valuable considerations received under the terms of this
purchase, the Seller, on behalf of any occupants, renters, lessees, optionees or others
whatsoever, with full authority to do so, and as the Seller's knowing, voluntary and freewill
act, agrees that there is no relocation of occupants from this Property to another, but in any
event does expressly waive any additional monies or other consideration for relocation,
replacement housing or assurances of the availability of replacement housing, including any
and all benefits if any as applicable under Arizona Revised Statutes, Title 11, Chapter 7,
Article 4, Sections 11-961 et seq.
5.5.16 To the best knowledge of the Seller, the Property is free from all solid wastes
[except for those deposited by nature's animals], environmental hazards, and contaminants,
including without limitation, freedom from asbestos, formaldehyde, unsafe levels of radon,
Page 3 of 11
lead based paints, underground fuel storage tanks and leaks thereof, wastes, and/or unsafe
electrical charges. The Seller warrants the Property is not situated on a sanitary landfill or
former sanitary landfill. The Seller represents and warrants that the Seller has no information
personally, nor has received notice of any information which would indicate the Property to be
part of an environmentally damaged area, including without limitation a super fund or wet land
area or WQARF or CERCLE site. The Seller has no personal knowledge and is unaware of
any notice being received and/or sent with regard to proposed noise contaminants, such as
airport, freeways, or power lines which may contribute to noise pollution. The Seller is
unaware of and has no notice of any other neighborhood noises, nuisances and/or pollutants.
The Seller warrants that it has no knowledge or information that the Property contains
environmental hazards or other contaminating substances including those in contravention of
the Environmental Protection Acts, Federal, and State. Further, the Seller certifies and
warrants that it shall do nothing nor allow anything prior to the Close of Escrow to change
these conditions.
5.5.17 The Seller has no knowledge or information that is adverse to the Buyer
and/or which would cause an ordinary buyer from purchasing the said Property.
5.518 These warranties shall survive the Close of Escrow.
5.6 Inspections. The Buyer or its agent(s) may enter and inspect the Property, including
without limitation, perform environmental tests and inspections, surveys, or other examinations to
confirm the boundaries, and for any other reasonable purpose associated with the Buyer's purchase
of the Property.
5.7 Correction or Adjustment of Purchase Price. If any of the representations and
warranties set forth in the Subsections above or herein otherwise become untrue or are not true as of
the Close of Escrow, the Seller shall immediately, upon knowledge of such, notify the Buyer. If such
representations and warranties become untrue for any reason including as a result of the Seiler'S
actions or inactions, the Seller shall use its or its agent's(s) best efforts to cause the removal or
correction of those matters which cause the warranties to be untrue, such actions of correction to be
completed before the date scheduled for the Close of Escrow. If any matter cannot be corrected
despite the Seller's best efforts at or before the Close of Escrow, then at the Buyer's option; (i) the
Buyer may require the Seller to fully correct such deficiency(ies), defect(s), encumbrance(s),
encroachment(s) or other matter(s), and therewith in the Buyer's discretion, may extend the Escrow to
provide the Seller additional time necessary for the Seller or its agent(s) to make full correction (ii)
the Buyer or through its agent(s) may attempt to correct the deficiency(ies), defect(s),
encumbrance(s), encroachment(s) or other matter(s), prior to Close of Escrow with the cost(s) of
such correction to be credited toward the Purchase Price, and the Buyer may delay the Closing while
attempting such cure, but not for a period of more than sixty (60) days unless mutually agreed to by
the Parties, or (iii) the Parties may agree to an adjustment downward in the Purchase Price to provide
funds for the Buyer or the Buyer's agent(s) to make such corrections, either prior to or subsequent to
the Close of Escrow, or (iv) the Purchase Price may, at the Buyer's option) be reduced by either or
both the verified cost of correction and/or the adjusted appraised value of the Property evidenced by a
certified or licensed appraiser's statement, as may be applicable, or (v) the Buyer may expressly, in
writing, waive its objections to the matter(s) causing the representations and warranties to be untrue,
and the transaction shall Close as scheduled.
The Buyer shall not be required to provide further demand, in writing or otherwise, to require
action of the Seller to be taken to correct those matters which make any warranty untrue. This
Section shall be construed consistent with the remainder of the Purchase Contract.
If there are any other conditions or matters reflected on any survey, inspection or report that is
unacceptable to the Buyer for reasons including, without limitation, defects or matters that effect or
affect the Property's marketability, merchantability, habitability, safety, or usability, the Buyer may
Page 4 of 11
.
notice the Seller of such matter(s). The Buyer therewith, at its option, shall choose and indicate one
or a combination of (i) through (v) hereinabove.
The Seller shall, as soon as possible after receipt of a written notice of the Buyer's non.
acceptance of a condition of the Property, which condition is disclosed by the Seller, or otherwise
evidenced by a report or survey, with the Buyer's request for correction, act to correct, repair or
otherwise remove or eliminate the defect(s), encumbrance(s) or other matter(s), with all such matters
to be remedied within twenty (20) days, or such time thereafter as deemed reasonable in industry
standards, with due diligence, but in any event, five (5) or more calendar days prior to the Close of
Escrow. as set herein otherwise, or as extended in writing by the Buyer in its discretion, or by the
consent of the Parties.
If the Buyer is demanding correction of an environmental hazard, encroachment, or correction
of a boundary error, the Seller may, within ten (10) days of receipt of the Buyer's written notice
demanding correction, reject the demand for correction by providing written notice to the Buyer of
such rejection. Therewith, the Buyer shall agree to an adjustment of the Purchase Price
commensurate to the economic impact of the uncorrected defects, which determination shall be made
by mutual agreement of the Parties. If mutual agreement cannot be reached, a determination shall be
made by a certified appraiser whose services are engaged by the Buyer.
Alternatively and particularly if unacceptable conditions or defects cannot be timely remedied
by the Seller or its agent(s), the Buyer may, either within twenty (20) days of receipt of such notice
from the Seller or following ten (10) days of the Seller's inaction, demand a reduction of the Purchase
Price commensurate with the property's reduced value based upon the opinion of a certified
appraiser.
The Buyer shall, at its expense, have the right, but has no duty to continue inspections and
evaluations of the Property and provide notice(s) of correction or price reduction up to the actual
Close of Escrow.
Additionally, and without limitation, if the Seller is required to pay any Relocation Assistance,
which is not the intent of the Parties, then the Purchase Price shall be reduced by such amount.
5.8 Duty to Disclose. The Buyer's inspection of the said Property shall not be a waiver
of the Seller's responsibility to fully disclose to the Buyer any material matters, including any defects
and/or difficulties of which the Seller or its agent(s) are aware. The Seller shall immediately fully
disclose all material information, including defects or difficulties, to the Buyer regarding the Property
and matters affecting the Property and ownership thereof. The Buyer may, subsequent to the Close,
receive from the Seller full payment of any costs and damages of the undisclosed defects or
d ifficu fties.
5.9 Costs of Inspections, Surveys, and Reports. Generally, except as stated
expressly to the contrary, the Buyer shall be responsible for all its costs of inspections, surveys, or
reports, except for those necessary for causing the Seiler's specific performance.
5.10 Condition and Maintenance Pending Close. The Seller shall be responsible for
maintaining the Property in its seen or better condition from the Buyer's first reviewing of the Property
or the time first the Property is reviewed by the Buyer's appraiser, whichever is the sooner. This is not
a duty to maintain as against natural erosion or conditions created by wildlife or livestock, if any.
Furthermore, from the time the Seller signs this Purchase Contract to the Close of Escrow, the Seller
shall maintain insurances upon the Property to protect from loss, and shall assume all risk(s) of loss
(es). "Risk of Loss" shall include any loss(es) or damage(s) to the Property for any reason including,
without limitation, by reason of fire, vandalism, flood, waste, earth quake or other act of God, but
excluding loss (es) or damage(s) caused directly by an act or acts of the Buyer or its agent(s),
employee(s), or invitee(s).
Page 5 of 11
Following the Close of Escrow, maintenance, risk of loss, and insurances of and for the
Property are the responsibilities of the Buyer, but for loss (es) or damage(s) for which the Seller was
responsible, which responsibility shall continue until satisfied.
In any event, the Seller shall do nothing to cause any lien or encumbrance to attach to the
Property or its title or any encroachment onto or from its boundaries. The Seller shall clear the title
and other conditions to the Property that title may transfer with Close of Escrow in a merchantable
and marketable condition including all taxes and assessments paid in full to the Close of Escrow, and
with the boundaries free of encroachments into or from the Property.
5.11 Value. The Seller is selling and the Buyer is buying the Property based upon an
agreed value. The Purchase Price may be less than or equal to an appraised value, but it shall not be
greater than the appraised value, offset by appropriate adjustments in accordance herewith. The
parties expressly agree that the purchase price is to and does by a negotiated amount, fully and
completely compensates the seller for any and all claims for compensation for the Property, the
Seller's relocation, and replacement housing for any other matters or claims related directly or
indirectly hereto.
6. ESCROW AND INSTRUCTIONS. This Contract shall also be used as Escrow Instructions in
lieu of separately executed Escrow Instructions. Insofar as further Instructions are required by the Escrow
Company, the Buyer and Seller shall cause such to be completed, executed, and placed into Escrow no later
than Twelve Noon (12:00 p.m.) Arizona time, ten (10) business days from the date of the full signing this
Contract. Any further Instructions may incorporate all of the provisions hereof by reference. In the event there
are separate Instructions executed and there is a conflict between the provisions of this Contract and
Instructions and the separate Escrow Instructions executed, the provisions of this Contract and Instructions
shall be controlling.
6.1 Escrow Agent. The Escrow Agent shall be First American Title Insurance Agency of
Mohave, Inc., ("Escrow Agent"), 2213 Stockton Hill Road, Kingman, Arizona 86401.
6.2 Conditions of Title Report. The Parties hereby direct the Escrow Agent to have
issue a Commitment for Title Insurance (the "Report") issued from First American Title Insurance
Company ("FATCO"), 2213 Stockton Hill Road, Kingman, Arizona 86401, as soon as possible with
good, legible copies of all matters of record. Each Party and the Mohave County Attorney shall be
provided any exceptions or requirements to be addressed.
6.3 Documents and Funds. All documents and funds necessary to Close the Escrow
shall be deposited into Escrow with the Escrow Agent. The documents for the transaction including
the Warranty Deed shall be in that form provided by the Buyer and approved by the Mohave County
Attorney. Unless modified with the approval of the Mohave County Attorney, which modification
approval may be withheld, the form of Warranty Deed shall be that set forth by Exhibit "I" hereto.
With the Close of Escrow, the Escrow Agent is authorized to pay and disburse and/or
otherwise satisfy from the purchase proceeds, any otherwise unpaid or unsatisfied lien, encumbrance,
or judgment which must be satisfied to provide the Buyer merchantable and marketable title at the
Close of Escrow.
6.4 Close of Escrow. The Parties desire the Escrow to Close as soon as possible, upon
the terms and conditions hereof being met, and in any event, within sixty (60) days from the effective
date of this Contract. The Close of Escrow shall extend only upon the mutual written consent of the
Parties or upon the discretion and direction of the Buyer, as is herein otherwise provided.
6.5 Prorations of Taxes and Assessments. The taxes for the current tax year based
upon the latest available Mohave County Treasurer's figures shall be prorated to the Close of Escrow
Page 6 of 11
with any amounts that will be due and owing credited to the Buyer Tax interest and penalties, if any,
shall be fully paid by the Seller. Association fees (if any), assessments (if any), and any other liens or
encumbrances shall be fully paid by the Seller prior to or with the Close of Escrow.
6.6 Insurance. The Buyer shall not be required to provide any insurance on the Property
or proof of insurance to the Escrow Agent or otherwise, for the Close to occur. In its discretion, the
Buyer may have in place, but need not, provide evidence of such insurance, to the Seller or the
Escrow Agent for the Close of Escrow to occur.
6.7 Possession. Possession of the Property will be transferred from the Seller to the
Buyer upon the Close of Escrow, with all keys, combinations, and security codes being provided by
the Seller directly to the Buyer or Escrow Agent.
6.8 Costs and Recording Fees. The Escrow fees and other Closing costs shall be paid
by the Buyer. The cost of the standard Owner's Title Policy shall be that of the Buyer. Insofar as the
Buyer desires an AL T A Extended Owner's Policy, which shall be applicable only if expressed in
writing by the Buyer to the Escrow Agent, such additional costs incurred will be that of the Buyer.
The recording of documents shall be done on behalf of the Buyer, with such documents being
presented for recording to the Mohave County Recorder by the Escrow Agent, separate from the
other documents presented for recording, and so that the recording fees of the Mohave County
Recorder's Office will be waived.
6.9 Escrow Cancellation Charges. If the Escrow fails to Close because of the Buyer's
default, the Buyer shall be liable for all customary Escrow cancellation charges, if any. If the Escrow
fails to Close for any other reason, the Seller shall be liable for all customary cancellation charges, if
any.
7. TITLE. Title to the Property shall be conveyed by Warranty Deed in a form provided by the
Buyer to the Seller (Exhibit "I" hereto.) The Title Warranty Deed shall record upon FATCO, being able to
issue a Standard Owner's Policy insuring the Buyer's first position, merchantable, and marketable title free
and clear of liens and encumbrances, subject only to usual exceptions to which the Buyer will agree. Insofar
as the Buyer selects an AL TA Extended Owner's Policy, the recording shall occur only when FATCO can
insure also the boundaries to be free and clear of any encroachments or defects and make all other
assurances customary with such Extended Policy.
8. PARTIES' RESPONSIBILITIES. The Parties shall each timely act to comply with and fulfill
any requirement(s) set forth by this Contract and those reasonably required by the Escrow Agent, which are
not inconsistent with this Contract.
9. COMMISSION. Each of the Parties represents and warrants to the other that there is no
broker or finder's fee commission to be paid for this sale
10. DEFAULT, REMEDIES. AND CANCELLATION. Should the Seller default in any respect
under this Contract, the Buyer shall have the right to terminate this transaction due to the Seller's
nonperiormance or the Buyer may demand specific performance and act for enforcement thereof.
If funds are not available to the Buyer for the Buyer to Close Escrow, the Buyer may, in its discretion
and with written notice to the Escrow Agent and Seller, delay or cancel Close and this transaction.
If the Buyer fails or refuses to Close Escrow for any reason other than its rejection of a condition of
title boundary, condition of the Property, nonperformance default of the Seller, or for statutorily permitted
reasons, the Buyer shall pay as liquidated damages an amount of one percent (1 %) of the Purchase Price
within thirty (30) days of the termination.
In any event, this Agreement is subject to cancellation under the provisions of AR.S. 38-511.
Page 7 of 11
11. GRACE PERIOD. Notwithstanding anything contained in this Contract to the contrary, neither
Party shall exercise any of its remedies hereunder in the event of a default until the non-defaulting Party
provides written notice to the defaulting Party stating the nature of the default. The defaulting Party shall have
ten (10) days from receipt of such notice, such receipt defined in Section 12 hereinafter, to cure the default. If
the defaulting Party fails to cure said default within the ten (10) day period, the non-defaulting Party may
pursue all its rights and remedies under this Contract.
12. NOTICE. Notices shall be in writing and shall be given by personal delivery, by deposit with
an overnight express delivery service such as Federal Express, or by deposit in the United States Mail,
certified mail, return receipt requested, postage prepaid, addressed to the Seller and the Buyer at the
addresses set forth below, or such other address as a Party may designate by prior notice, in writing. The
date notice is given shall be the date on which the notice is delivered, if notice is given by personal delivery or
overnight express delivery service or three (3) days from the date of deposit in the mail, if the notice is sent
through the United States Mail. A copy of any notice shall be mailed or delivered to the Escrow Agent.
SELLER:
Mail or Deliver To:
Group C Corporation
1365 Park Road
Chanhassen, MN 55317
Telephone: 952-470-8100
Telefax:
Copy To:
BUYER:
Mail or Deliver To:
Richard A. Skalicky, P.E.,
Public Works Director
Golden Valley Improvement District or clo Mohave County Public Works
Post Office Box 7000 3675 Highway 66, Suite "C"
Kingman, Arizona 86402-7000 Kingman, Arizona 86401
Telephone: (520) 757-0910
Telefax:(520) 757-0912
Copy To:
Richard L. Basinger
Deputy County Attorney
Mohave County Attorney's Office or clo Mohave County Public Works
Post Office 7000 3675 Highway 66, Suite "C"
Kingman, Arizona 86402-7000 Kingman, Arizona 86401
Telephone: (520) 757-0910
Telefax:(520) 757-0912
13. INTERPRETATION. This Contract sets forth all of the representations and understandings of
the Parties. It contains the entire Contract between the Parties hereto and may not be modified in any manner
except by instrument in writing executed by the Parties hereto or by their respective successors in interest.
13.1 Construction. This Contract shall not be construed for any party against the other
Party or Parties.
13.2 Law and Venue. This Contract shall be construed in accordance with Arizona law.
The venue of any legal action hereunder shall be Mohave County, Arizona.
Page 8 of 11
13.3 Tense and Gender. The use of the masculine, feminine or neuter pronoun, singular
or plural, in reference to any Party or Parties, two (2) or more, shall nevertheless be deemed the
appropriate reference if the Party or Parties is/are individual(s), corporation(s), trust(s), venture(s),
partnership(s) or group(s) or two (2) or more individuals or entities.
13.4 Time is of the Essence. Time is of the essence for this Contract.
14. VOLUNTARY EXECUTION. The Contract is being entered into by the Parties, voluntarily and
without duress or undue influence. The Seller expressly acknowledges that the Seller voluntarily desires to
make this sale, and is not doing so under the threat or fear of condemnation by the buyer or by other entity or
for any other reason. This Contract has been drafted by Richard L. Basinger, Deputy County Attorney,
Mohave County, an attorney licensed by the State of Arizona, on behalf of the Buyer. The Seller is
represented by and received advice from its own legal counsels or has waived such. The Buyer could seek
independent legal counsel and independent tax counsel, and either has done so or has waived same.
15. TAX FORMS. The Seller shall provide to the Escrow Agent any requested tax forms.
16. COUNTERPARTS. This Contract may be signed in counterparts, with the signed
counterparts of all the Parties, together making a fully signed Contract.
17. SEVERABILITY: The terms of this Agreement are severable. Any waiver by the Parties of
any provision herein shall not impair the right of any Party to enforce any other provision of the Agreement.
Such provision of this Agreement shall be interpreted in a manner as to be effective and valid under applicable
law. Such provision shall be ineffective solely to the extent of such prohibition of invalidity. Such prohibition or
invalidity shall not invalidate the remainder of the provision or any other provision.
18. ASSIGNMENT. The Buyer may assign its rights in this Contract without the prior written
consent of the Seller. The Seller may not assign or transfer its rights in or to the Property or this Contract
without the express written consent of the Buyer, which consent may be withheld. Should the Seller pass
away, the Contract shall yet be binding upon the Seller's estate.
19. TIME. Except as expressly provided herein, the time for performance of any obligation or
taking any action under this Contract shall be deemed to expire at4:00 p.m. Kingman, Arizona time on the last
day of the applicable time period provided herein. If the time for the performance of any obligation or taking
any action under this Contract expires on a Saturday, Sunday or legal holiday, the time for performance or
taking such action shall be extended to the next succeeding day which is not a Saturday, Sunday or legal
holiday.
20. BINDING EFFECT. This Contract shall be effective upon signing by all Parties, including its
approval by a duly passed Resolution of the Mohave County BOS. The date of such BOS Resolution of
approval shall be the effective date set forth hereinabove.
Page 9 of 11
IN WITNESS WHEREOF, the Parties set their signatures. the date indicated:
BUYER: Mohave County Golden Valley Improvement District, a
political subdivision of the State of Arizona
Date Signed 'IOJ-.I SLlct<..LuELL , Chairman of the Board of Directors
SELLER: Group C Corporation
DeiUNI> C. A-A. I ') ..tY'-
Print Name
ftai /p 1- ~. t<f~''''''''''''~'' 0 l:
~i~
C _ / ~<--.
Date Sig ed I -(Signature)
APPROVED AS TO FORM: MOHAVE COUNTY PUBLIC WORKS DEPARTMENT
6/13/01-
Date $igned rks Director
APPROVED AS TO FORM: MOHAVE COUNTY ATTORNEY'S OFFICE
5Jz~b "z-
Da~ Signe
Page 10 of 11
STATE OF ARIZONA I
155.
Mohave County I
T~gOin~strument was acknowledged before me this _day of , _,
by ,(!) Iv(, r I:.- it Xl ( / , Chairman of the Board of Directors of the Mohave County Golden
Valley Improvement District, a political subdivision of the State of Arizona, on behalf of the District.
. . . . . . .
. -
. .. .. .. .. .. .. .. ..
IN WITNESS WHEREOF, I set my hand and official seal. .. .. .. .. .. .. ..
.. ..
.. .. .. .. .. ..
.. . ..
.. .. .. .. .. .. .. .. .. .
.. ." .. .. .. ..
.. . ..
.. .. .. .. ..
.. .. .. .. .
~.
.. .... ~.........
. .
My Commission Expires: Notary Public .. . . .
.. .... ..........
.. .... .......
.. .. .. .. .. .. .. .. ..
.. .. .. .. .. .. .. . .
.. .. .. .. ..
.. .. .. ..
.. .. .. .. .. .. .. .. -
.. .. t .. ..
.. .. .. ..
.. .. .. .. .. .. .. .. .
. - - - - - ~
. .
STATE OF MI'" ,..J I
155.
County of I-f. t.."'''t.4/,11
The foregoing instrument was acknowledged before me this It day of M 1\-1.1 IAJ{I z....
'-'
by 1) fEN N \ .. CAtt.l s ~ , as (?l...A-1 t:..w\.1\7V 1l,?'J ~ CeO of the
Group C Corporation.
IN WITNESS WHER~~F, I set ~Yhand and official sear::
~~"",,,,.,,A.o..."'''',~~'(~'(~~;~~.........~.. .,
My Commission Expires: 8 BRYON K. BEQlJEITE l
NOTARY PUBUC - MINNESOTA ~
, MY CCMMISSION EXPIRlOs 1-31-05 j
. ~""-i..~~
ACCEPTED AND APPROVED
I, Barbara Bracken, Clerk of the Mohave County Board of Supervisors sitting as the Board for
Mohave County Golden Valley Improvement District, a political subdivision of the State of Arizona, hereby
certify that said Board on the _day of , , accepted and approved the
foregoing Contract on behalf of the Mohave County Golden Valley Improvement District, for the purpos~s ....
stated therein. . . . . .
. . . . .
. , . , . .
. . . .
..~.."
~1<.~.
.'.,.......
. .. ....
Clerk, Mohave County Board of Supervisors . . . . .
. . .
(Seal)
Page 11 of 11
When recorded, return to: Exhibit I
Mohave County Public Works
3675 E. Andy Devine, Suite C
P.O. Box 7000
Kingman, Arizona 86402-7000
(520) 757-0910
WARRANTY DEED AND DEDICATION
KNOW ALL MEN BY THESE PRESENTS, that for the consideration of One Dollar ($1.00) and
other good and valuable considerations, the receipt of which is hereby acknowledged, Group C
Corporation, a Minnesota Corporation (hereafter the "Grantor"), by
its , does hereby convey to Mohave County Golden Valley
Improvement District, a political subdivision of the State of Arizona (hereafter the "Grantee"), all rights,
title, and interest in the following described real property and appurtenances (the "Property") situated in
Mohave County, Arizona, described as follows, to wit:
See "Exhibit A" attached hereto and by a part hereof:
The said Property is for use of the Grantee, its successors and assigns, for any purpose permitted by law,
and including without limitation for public use determined by the Grantee, in its discretion, including
without limitation, for public road and right-of-way, drainage, utility purposes, water and/or sewer lines,
cable lines and other such purposes and under terms and conditions determined solely by the Grantee.
The Grantor does hereby warrant good and merchantable fee title, and the authority of the Grantor by the
undersigned to make this conveyance with title being subject only to those matters now of public record.
and no others(s), but in any event, not subject to lien(s), judgment(s), mortgage(s) or any other such
encumbrance(s). The Grantor warrants that the conveyance is not prohibited by any court order, legal
proceeding, other proceeding or other claim.
Exempt from Affidavit of Value by A.R.S. ~ 11-1134(A)(3)
IN WITNESS WHEREOF, this instrument is executed this day of
GRANTOR: Group C Corporation, a Minnesota corporation
By: Its:
Signature Title
Printed Name
Page 1 of 3
STATE OF )
) 55.
County of )
This instrument was acknowledged before me, this _ day of , by
, as , of C Group
Corporation, a Minnesota Corporation, the Grantor.
IN WITNESS WHEREOF, I hereunto set my hand and official seal.
My Commission Expires:
NOTARY PUBLIC
ACCEPTANCE
I, BARBARA BRACKEN, Clerk of the Board of Supervisors of Mohave County, Arizona, hereby
certify that said Board on the day of , _, accepted on behalf of the
Grantee, Mohave County Golden Valley Improvement District, a political subdivision of the State of
Arizona, for purposes including public use, the foregoing described Property conveyed for the purposes
stated. This acceptance is not a representation or commitment by the County that it will at any particular
date or time construct, establish or maintain any improvement, including any roadway or other
improvement on this property.
(Seal)
Clerk, Mohave County Board of Supervisors
Page 2 of 3
Property Description
A parcel of land located in the Northeast quarter of Section 36, Township 22 North, Range 19 West of the
Gila and Salt River Meridian, Mohave County, Arizona, described as follows:
Commencing at the Southeast Corner of said Section 36, township 22 North, Range 19 West;
Thence, North, along the east line of said Section 36, a distance of 4317 feet;
Thence, West, 42.00 feet to the Point of Beginning of this property;
Thence, continuing West, 130.00 feet;
Thence, South, parallel with the east line of said Section 36, a distance of 335.08 feet;
Thence, East, 130.00 feet to a point 42 feet west of the east line of said Section 36;
Thence, North, parallel with the east line of said Section 36, a distance of 335.08 feet to the Point of
Beginning.
Said parcel contains 1.000 acre of land, more or less.
It is the intent of this description that the north line of this property and the south line of that property
described in Book 2467, page 859, Official Records of Mohave County, be one and the same line.
End of Description
Page 3 of 3
-- -- ------ ___ ,.__u__. . - -. ._....~..._. ,. -
IFiIe No. 02117: Pace # 1
LAND APPRAISAL REPORT
fileNo 02117
Bcrrower N I "
Census Tract N/" Map Relmnce 339-04-0~l'
PropertyAddrm TEDDY ROOSEVELT RO"D
'SUBJE~T IS " PORTION Of "PN,
NOT YET NUMBEF.EO
_ City !<9.!&QL~J.LEY
Courr.y MOH.WE
Stlle ,".III ZON" Zip Code 96413
. legal Dmrir'..on AT'iACHED
Sale Price S
Dale of Sale loan T em! -)'IS.
Property Rig/Ils Appraised Xne . . . leasehold :, De MI/limis pur
AclUal Real Emte Tal!s S
(yr) Loan cIlarges to be paid ~y se~r S _01l1er SOkS toncessions
. Lender/CUenl MOHAVE COUNTY PUBLIC WORKS
Adaess 3675 E. /\NDY DEVINE AVENUE,
STE C, KINGMAN, AZ
Occupant VACANT LAND
AppraiserR. D. TOMLIN, HAI,SAA I1strJctions 10 Appraiser ESTIHATE HARKET VALUE
LocaQon
; j Urban I J Suburb.li1 X Rural
Good Avg. Fair Poor
Buitt Up
: ..: Over 75\ U 25% to 75\ X Under 25\
Employment Stability
X~
Grow1ll Ralt : FIlIly Oev. . ~~ Rapid
~ S1eady : Slow
Ccnverlience to Employment
l. X:l
Property Values
: :: Increasing ~ Slable . . Cecli~.iIlg
Conl1nience to Shopping
'X . .
Demand;'Suppiy
: 1 Shortage : ."In Balance X Oversupply
Cool1rlience to Schools
X
Mar1Ieting Time
I ) Under 3 Mos. !:j 4.6 Mos X Cver
6 Mos. Adequacy of Public Transportation
. X, e
_ Present land Use -1.Q.% 1 Fa~ity _" 2.4 Family _% ApIS. _% Condo _" Commercial
Recreational Facilities
" ; _ X! c..
: _" Industrial 90% Vacant
-~
Adequacy of Utilities
: .: :.= x: --=
~ Change in Present land Use X Not Likely
i ~ Ukely ('J ; J Taking Place ('j
Property Compatibility
! ,X ,::
.,
('J From To
Prctecticn trom Detrirr.ental Conditions
" X ,:
Predominant Ompa.~cy X Owner
I..J Tena11l _%Vacar:!
Police and F~e Protec~on
.; :'~ X :.-=
Single Family PMce Range S 25,000 toS 75,000
FndClT',nanl Vaiue S 50.000 General
Appearance 01 Properties i !!: X::-=
Single Fan'''y A~e
...--2.. yrs, to.-l.Q. yrs. Preccltinant Age 15-20 yrs.
Appeal to Mar1Iet I 'J !: X ~
Comments itlc!"ding tr;cse tacters. lavor.lble or unfavor.llile, aI1ecbng ma:ie:2biflty (e.g. putuc par.ks, schOols.
view, noise): SUBJECT PROPERTY' S NEIGH80RHOOO
ItICLUDES THOSE RES I DEllTIAL LOTS IN WESTERN F~R1'ION OF' GOLOEll VALLEY. AN UNINCORPORATEO COMMUNITY ON eOTH
NORTH AND SOUTH SIDES or HIGHWAY 68 BETWEEN KING~~ "N~ BULLHEAD CITY.
NEIGHBORHOOD IS RURAL. WITH VERY
LOW HOUSING DENSITY.
Qimenslons 130 x 33~.08
. 43,560 Sq. Fl or Ac,:S
__ Comer Lot
Zoning claSSification A-I'. (AGRICULTURAL-RESIDENTIALl
Present Improvements . do
, J do not contorm 10 zoning reculations
Highest and test use ,PrmnluseX Qtll~! (sp~~ny) LOW-CENSITY RESICENTIAL ..
Pl;t:ic Ctt.er (Dm~te)
I OFF SITE IMPRO\IE',!~HS :Tcpo LEVEL
Elec. X
i Street Access Z Pub.c PMva!e 'Si:e
TYPICAL
Gas
: Surface BLADED DBT
:S~a~e RECTANGr.;U,R
. Water X
i Maintenance ~ Pu~"c :..c PMvate 'Vew
MOUtlT"INS/OIATER TANK
San. Sewer ' ; . : Storm Sewer CI;J't.'Gu~er
Dra;~a~e ADEOUATE
Ur,der;rol;nd E!ect. & Tet! LJJi~~~_ _Q~~~et U~t,~_' Is ll1e property located in a HUD Idenmied
Special Flood Hazard Area? No'. Yes
CCIT';nenlS (1;vQ("',/je or cnll;cratle inCluding any appmm ~d'Y~ easemen1S, etIC""..oo."""n'..s, Ct c:-.er ~e:,.,.
cenCluens): . SEPTIC 5YS,EMS HAVE HISTORICALLY
BEEN APPRCVED IN NEIGHBORHOOD. SUBJECT SIn IS "OJACEN; SOUTH TO A WATER TANK.
PRESEtlCE or TANK IS AN
AD'/ERSE F'ACTOR F'OR SUBJECT' S I'JlRKETABILITY. NO EASE~E~jTS ARE
APPARENT. ,. PROPOSED USE BY MOHAVE COUny
IS "LTERNATIVE HIGHEST AND BEST USE .
The underslCJ1l,d has re,r.e~ C"m rteent sales cf propeJ1les moS! slink and proIr.~ 10 ll.tjed.,,, ~.a.s ~sider!d Ih.!se
in ~.t Jl\3IUl in.1Iysis. The deSClip1ion inC!IJdes a dcnar
~~iu5lmtnl r,I.,0:.'9 1T'..J.'Ut "'CllClllo 1!10se Hems of s1gni11eanl VNCt1 belWeell :-~ Sl;.."jeel ar.d ':.~e ploper1ies.
n i s~r1Iear.t I!J:m in l!1e e~ar>ble prcperty is superior
10 or more lavor;':;e l!1an 1!1, "bjeel plopeny, a /I'inus (-) adjustment is made l!1us ncng :r.e iIIclCiled ,alue
of suDject d a ~Q:ll1lcant itm1 in l!1e ,er:1pilable is inlerier to or less
la.orable tnan lte subject ~rcpert'f. a plus (+) adjustment is made tnus Incrm.r.g tr;e indicaled value 01 tne subje::t.
ITEM I SUBJECT PRCFERTY
CDMPARA2LE ~Ia. 1
W.!PARASLE NO 2 COMPARABLE NO.3
Address
SEE ATTACHED
ProximitY 10 Sut'e:!
... ..
Sales Price
.....:-:-.:,.:;.. "':.r:.:.. Is
, , . t s
Is
Price S
.':' ~ ':~.l,-:'-:f.~':._'1 ~ ..
Is
It
pata Source
Da:e ot Sale and DESCRIPTION
DESCRIPTION I +',-:: IS Ad"'!!
DESCRIPTION I+HS Must nESCRIPTION i +HS Adlust.
~ Time AdjuslIr.tm
Lccabon
SiteMew
Sales or Financir.g
Concessions
~~. /Tolan
''''':. tl:~:: 11+ i ;_ s
i + - S +
- t
Indicated Value
. . :__:,::~:r:';::' i'.:::j s
. Is
1s
01 Su~iecl
-.
Comments on Marlet Data: COMPARABLE SALES ARE THE MOST RECENT AVAILABLE,
THEY ARE ALL WITHIN TWO MILES OF THE
S~BJECT FROPERTY AND ARE SIMILAR IN MOST CHARACTERISTICS. SEE
ATTACHED GRID AND A~ALrSIS,
Comments and CoMmons III Appraisal: THIS VALUATION IS SUBJrcr TO LEGAL DIVISION OF THE SUBJECT PROPERTY.
SEE ADDEND;;
rOR COMPLETE ASSUMPTIONS AND LIMITING CONDITIC'IS. ATTACfiMENTS:
CERTIFICATION, ;;SSUMPTIONS AND LIMITItlG
_ CONDITIONS SCOPE or APPRAISAL MARKET VALUE CEF'INITICN
OBJECTIVE AND INTENDED USE. MAPS or SUBJECT
COMPARABLE SALES K~P, PHOTOS.
LEGAL DESCRIPTION.
Final Reconciliation: ONLY APPROACH APPLICABLE TO APPFAISAL PROBLEM
IS SALES COMPARISON APPROACH. RANGE OF'
- ITIDICATED V"LUES IS S. DB TO SO, 1 J PER SQUARE rOOT. RE.;SGrlABLE ESTIMATE OF'
VALUE fOR SUBJECT IS S .10 PER
, S;:!,1ARE fOO! ~4 356 ROUNDED TO ;;4,500.
.-
T(i~"" :~"'.....~....
l'.AilCH I 19.1.Q.Q.L
to be S 4, 500
. O. 1 .!.. HI , ~.).! I S RA
Did Did Not
Physically Inspect Property
AppraimCsl
Review Apora:m In applicab:el
To".!in APPIa;sal Co,
Form lND - 'TOTAL 2000 101 WinCe.s' qraisalsc~Ha:e by a la mode, ;;,C - 1.800.AlA~mDE
-
--
CO~IPARABLE SALES ADJUSTMENT GRID
SUBJECT SALE #1 SALE #2 SALE 113 SALE 114
SALE 115
Address Roosevelt Rd. Concho Rd. Laguna Rd. Estrella Rd.
Concho Rd. Cibola Rd.
APN 339-21-169B 339-21-223B 339-21-113
339-21.057 339-21-091
proximity to Subject 1.5Mi. SW IMi.SW
2 ~1i. West 1.5 Mi. West 1.5 Mi. W':SI
SJks Price $6.000 $8,350
$9,000 $9.500 $7.300
Size I.OOA 1.06 A 1.10 A 2.20 A
2.20 A 2.20 A
Pri.:e/Sq. FI. SO. 13 $0.17
$0.09 $0.10 SO.OS
Docket 3639i674 3819/938 3660/170
37421785 3726/628
Dare of Sale 12100 8/01 1101
5/01 4,'01
Location Ave Ave Ave Ave
Ave Fair +25%
Views Fair Ave -~5% Ave -25%
Ave -25% Ave -25% Ave -25%
Tupography Ave Ave Ave Fair
+25% Ave Ave
Terms Cash Unknuwn Cash
l'nknllwn Cash
:-':et Adjustment -25% -25%
0% .25% 0%
InJicated Value/Sq. Ft. $.10 $.13
$.09 $.08 $.08
Assessments Due S 1.336 Pait!
$62R Paid $982
Further Discussion of Comparable Sales
All five comparable sales are adjusted downward for superior views, which are not
hampered by an adjacent water tank. All sales except Sale #3 are similar to the subject in
topography. Sale #3 is adversely affected by an arroyo and is adjusted upward.
Comparable properties are equal to the subject in location and access except Sale #5. That
sale is adjusted upward for its inferior access on a poorly maintained road.
Sales # 1, #3 and #5 all sold with assessments still due for the improvement district. The
amounts of money due are relatively insignificant compared to the prices of those sales.
11 llil~~" "f'!' · .. ..' 1 j , ,~, :~,> .t.;~"\~ ;",..r--"I& : I
!
~ ~''-; R, : ~ . / ..,~ ., ',~ ...~... 93 .'
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it lJt. i . DR. 2UNI .. DR.. ----. ' ~iNr DR _ .. , ~...-1;' ZINDA."';'
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'E c." - - /, . 1l.~. '. . _.,
r I ~ ~ !~ - ~ 0: cd cl ~ ZIP CODE . ; :' , ',.. .~,. ~
~.. I.;! ~ ~ T ~ iiiu..... GOWEN SAGE . AllUA 1M ..........,1 1 AGI. A FA"" ..... ~ / T, 22 ~ , r ' ~~! ':' 100
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~ j HIGHWAY I ~~68SUl'AlD J" H;g~r; - .. .,~ ~ L.. I J:';;'" . .1.lg,gl. ',' · ~Il ~g13
- ~ \ ~ mr~ 68' ' SJ, IIG WAY.fiR. II RF Irm
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~~ ~I\D ; ~ ".."" .! ""'8/ ~g - "'1 ~ ~ ( ~ 1m I~ .' 0 ~ ~~
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l':HIPP OR - WY. ~ 5H!PP DR qu,_ nn 00
- \'0 ~' I ~ : i~ ~ t. "ANGER~ I~ [R. ,:,. w ", ~~
" " "I sl s TO atmfR" RD, '. @ ~ ~ i @ : if .- < ...' RANCHo velOE , AAAlJISE ACRES , ~ Of\... i co......"", :I
TOOANADOAO, \, Z 5 ~ D!i ( (~ c:i o~ ~ ESWES / I"". . OR. " ......
AIR 3C OR. t 3 ~ m ~ AlIi hn a; 11 ' 1 16 ARRlnn _ ~ lei 'OR, ATORIDW "
· , Ir; ~l: 14. \~I~I~ ~i -I ~ 18. !!:iJ7T ~ ,15' ~ tI4 ~ 13 I 18.
ff c Of~~~ICOLlINS OR. 5 f ~'ff ~ .& "" CXXJ NS ~. I;~: liMcXrt g
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tij I'l 131 ~ w~ ..... DR - C U; - I ~ :\ .'7",.., REO wJ~. DR ~ '" .....~~t-.T::- ~"T-
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Map of \ ~, . . li . .'
GOLDEN VALLEY IlNWl ~ ~~-i<< DR i IUKAA,1 \ DR.
=: =: \! ' ~l'ir! ~~~~ \ . I ~ ....WESI ACIIES l ! ~ ;; ~ ' "t.
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. S 8905S'W 5290. 56' . . . .. i" .."; ". c ~,;;. " '..';~' '. .J'.. .;:~.:.i.r~:.::.'!"'.:.,.:.,!jJ :'.':: .. ,
· ~ . '. . .. ". .' (:...:-:: :.",.,..... '!'.:'i 'l'V;,. ',.: ,ct-;.'i,~J;,;.,"~"J.ij't-::
... . . . . .. -. . . " ~.. ,. ." ,. . .
,., .. .. . . ......". .".., '.. ....,,,. .... ". "..'.-;,;! - -, '(, --. '4' ");i
.' .. " .,. '. .. .... '" .,' ":'1. . ........... __ . "'. ..... ~I.. '." .....
.,. " .. . . .'. . '... .... ~".,' ., ' '. ,;.. ,;;, ...'.: .", .,'., ,'.'- ".:,'~ ':!.i/;;:1.'....
. ". .; . ..;~:;... '. ~~;.~ '.' . ~ :: ..;.:\:,F::r~:.:~~; ::0=: -~:;:::.:...:j{::~.::\.;f~.~:~~:~I.'-:..:~~~~;.~~
d- '., ,...... ". .',." ........:.~,,: ....,...... '~r' .,.......;'.~...i~"~.i~i1
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. . . . . ",. ., . '., ., 't':. ..... ~ . ..
' . - -., ., .. SCALE -,2,....-rl 7e....'..f_<.:!;...,.,
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