HomeMy WebLinkAboutA5932 - LOWE'S HIW ENCROACHMENT LICENSE FOR STORM DRAIN DOC # 2010-0058963
02/09/2010 08:00A Fee:NC
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Recorded in Official Records
- County of Riverside
Larry W. Ward
Assessor, County Clerk & Recorder
FREE RECORDING REQUESTED BY I IIIII IIIIIII III IIII IIIIIII Illli!IIIII III IIIII illl llll
AND WHEN RECORDED MAIL TO:
CITY OF PALM SPRINGS LMA
U PAGE 11 SIZE DA MISC LONG RFD COPY
P.O. Box 2743
I Palm,Springs, California 92263 2743
Attn: City Clerk and Public Works and Engineering L 465 426 PC' R.NCOR SMF C QED "
. Fging Fee Exempt Per Government Code 6103 CTY IA UNI e f
ENCROACHMENT LICENSE AGREEMENT
.�1
THIS. ENCROACHMENT LICENSE (the "License"). is entered into this day of
2009,.by and between Lowe's HIW, Inc., a Washington Corporation as
s ccessor by merger to Lowe's HIW, Inc. a Virginia Corporation ("Licensee") and the 811
CITY OF PALM SPRINGS, a California charter city ("City").
RECITALS
A. Lowe's HIW,Inc., is the Lessee of that certain real property located in the City
of Palm Springs, County of Riverside, State of California, identified by Assessor's Parcel
Number(APN)680-170-046,bythat certain Business Development Lease(PSL-339),dated
October 1, 1999, attached hereto as Exhibit "A" and incorporated herein by reference
l ("Licensee Property''):
B. City is the owner of certain fee and/or easement interests in that certain real
property located in the City of Palm Springs,County of Riverside,State of California adjacent
to the Applicant Property and more particularly described and shown on Exhibit"B" ("City .
Property').
C. Licensee has constricted and desires to maintain approximately 66 lineal feet
of 484nch diameter private storm.drain line within.a 20 feet wide by 66 feet long:
easement, hereinafter referred to as the"Encroachment";which encroaches on the City
property in the location described and shown on Exhibit "C", attached hereto and
incorporated herein by reference(the "Encroachment Area").
D, City has agreed to grant to Licensee an encroachment permit("Permit')for the
Encroachment in accordance with Chapter 14.16 of the City of Palm Springs Municipal Code .
on the condition that Licensee executes this Licenser
NOW THEREFORE;.the parties hereto agree as follows:
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1.0 License. The City hereby grants a License to Licensee to construct the
Encroachment within the Encroachment Area upon all of the terms and conditions.of the
Permit and this License.
2.0 Construction. Before beginning any additional physical work on the
Encroachment, Licensee shall notify City that construction of Encroachment will be
commenced,at least twenty-four(24)hours prior to commencement of such work. Licensee
shall also notify the City upon completion of additional work on.the Encroachment.
&0 Construction of Encroachment Any.structure placed pursuant to this License
shall be constructed in a careful and workmanlike manner and in accordance with plans and
specifications to be submitted to and approved by the City of Palm Springs Department of
Public Works and Engineering Department, of Building and Safety, before Licensee
commences construction of Encroachment within the Encroachment Area, or commences
construction of any work on Licensee Property.
4.0 Maintenance. Licensee shall have the right and obligation to maintain, repair
and replace,at its own cost and expense,the Encroachment so as to keep the Encroachment
Area in a neat, clean, first class condition and in good order and repair, free of trash and
debris at all times. As the Encroachment Area consists of public street rights-of-way, the
Licensee shall ensure that any excavations,trenches,and backfill and repaving of trenches
excavated by Licensee for the Encroachment aremaintained as required by the City, in
accordance with applicable City standards or as directed by the City Engineer. Licensee
hereby agrees to perform such additional repairs :and/or maintenance work in the
Encroachment Area within fifteen (15) days notice from City. Licensee shall have:access
across the City Property at all times while the License is in effect solely for the purposes as
noted in Section 3. In the event that Licensee does not maintain the Encroachment as
required herein, the City will have the option to either (1) terminate the License as more
particularly provided in Section 7 or, (ii)after giving Licensee reasonable notice,to make such
repairs or perform such maintenance as is required. If City performs the irequired repairs
and/or maintenance, City shall submit an invoice to Licensee for payment of the repairs
and/or maintenance work performed by City,including administrative fees,and Licensee shall
pay such invoice received within thirty(30)days for such work performed. Failureto pay any
invoice submitted to Licensee by City within thirty (30) days notice from City shall
automatically terminate the License herein granted. Notwithstanding the foregoing,City shall
be responsible for the general maintenance of Camino Parocela and Licensee's maintenance
and repair obligations are limited to maintenance, repair and replacement required by the
existence of the Encroachment.
4.1 Construction byOtherswithin EncroachmentArea Licensee hereby ,
acknowledges that the License herein granted by City is non-exclusive, and that City
may grant subsequent encroachments within the Encroachment Area to other parties,
including public utility companies, other governmental agencies, and private parties.
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Licensee hereby agrees to join and maintain membership with United Service Alert of
Southern. California (Dig. Alert) for the entire term of this. License, or until .the
Encroachment is removed, whichever occurs first Licensee shall be required,
pursuant to this provision of the License granted by City, to monitor notifications from
USA/Dig Alert(1-800-227-2600)of excavations orotherwork within the Encroachment
Area by public agencies or private parties that may directly affect Licensee's
Encroachment. It shall be the Licensee's sole responsibility to adequately mark,
Identify, and locate its Encroachment within the Encroachment Area for any and all
public agencies or private parties who have duly notified USA/Dig Alert of excavations
or other work within the Encroachment Area. Failure of Licensee to timely and/or
correctly mark, identify, and locate its Encroachment within the Encroachment Area
shall be the liability of the Licensee. Licensee shall indemnify, hold harmless, and
release City from all damages of any kind, .due .to damages incurred to its
Encroachment within the Encroachment Area, including complete loss of the use
and/or value of the Encroachment due to excavations or other work within the
Encroachment Area by public utility companies, other governmental agendas, and
private parties, including the City, who have duly notified USA/Dig Alert of their
intention to excavate or perform other work within the Encroachment Area. Licensee
acknowledges that this provision of the License granted by City releases City of any
financial or other obligations to maintain the Encroachment within the Encroachment
Area,and that Licensee shall be solely responsible for.ensuring that its Encroachment
is adequately protected for the entire term of this License.
Licensee further acknowledges its Encroachment consists of a privately owned,
underground,storm drain system,and its responsibility to ensure the.Encroachment is
identified and appropriately marked.within the Encroachment Area to ensure future
work within the.Encroachment area does not result in injury or loss of life. Licensee
hereby indemnifies the City from any and all liability, in accordance with Section 6 of
this License, for any injuries or loss of life resulting from Licensee's failure to comply
with the requirements of maintaining the Encroachment and ensuring its identification
within the Encroachment Area through membership in USA/Dig Alert.
4.2 Relocation of Encroachment within City Right-of-Way.In the event of
a conflict with an underground utility proposed by any public agency or private party
whose proposed utility is approved for installation by City within the Encroachment
Area, Licensee hereby agrees to relocate the Encroachment, at. Licensee's sole
expense, as necessary to remove any such conflict with an underground utility
proposed by any public agency or private party. Licensee shall prepare relocation
plans for the Encroachment and submit to the City Engineer, as well as the affected
public agency or private party, for review and comment within thirty (30) days notice
from City of underground utility conflict Licensee shall relocate the Encroachment,
as directed by the City, pursuant to Sections 2, 3, and 5 of this.License, except,
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however,that relocation of the Encroachment,as approved by City,shall commence
no later than thirty(30)days approval of relocation plans for the Encroachment by City. . .
6.0 Installation and Maintenance of Safety Precautions. Licensee shall, in
connection with the construction and maintenance of the Encroachment,provide,install,and
maintain such lights, barriers, warning signs or other safety precautions as are reasonably
necessary to protect anyone utilizing the.City Property for whatever reason. In the eventthat
the City determines that suitable safety precautions are not being provided by Licensee, the
City may, after two(2)days.notice from City to Licensee, provide, install and maintain such
safety precautions. If the City provides the safety precautions pursuant to this Section 5,City
shall submit an invoice to Licensee for payment of the safety precautions installed by City,
including administrative fees,and Licensee shall pay such invoice received within thirty(30)
days for such work performed. Failure to pay any invoice submitted to Licensee by City within
thirty(30)days shall automatically terminate the License herein granted.
6.0 Indemnity. Licensee hereby agrees to indemnify and defend the City, its
elected officials,agents and employees against and to hold and save each of them harmless
from, any and all actions, suits, claims, damages to persons or property, losses; costs,
penalties,obligations,errors,omissions or liabilities(collectively"claims or liabilities')that may
be asserted or claimed by any person, firm or enfity arising.out of or in connection with the
location,construction,maintenance,relocation or removal of the Encroachment,but excluding
such claims or liabilities arising from the negligence or willful misconduct.of the City, its
officers, agents or employees, who are directly responsible to City, and in connection
therewith:
(a) Licensee will defend any action or actions filed in connection with any of said claims or
liabilities and will pay all costs and expenses, including legal costs and attorneys' fees
incurred in connection therewith;
(b)Licensee will promptly pay any judgment rendered against the City, its officers,agents or
employees for any such claims or liabilities and Licensee agrees to save and hold the City,its
officers, agents and employees harmless there from;
(c) In the event the City, its officers, agents or employees is made a party to any action or
proceeding filed or prosecuted against Licensee for such damages or other claims arising out
of the location, construction, maintenance, relocation or removal of the Encroachment,
Licensee agrees to pay the City, its officers, agents or employees, any and all reasonable
costs and expenses incurred by the City, its officers, agents or employees in such action or
proceeding, including, but not limited to, legal costs and attorneys fees.
7.0 Covenants Running ttlfith the Land. The covenants and restrictions by
Licensee set forth in this.License: (a)are made for the direct benefit of the City Property;(b)
will constitute covenants running with the land and equitable servitudes; (c)will bind Licensee
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and every person having any fee, leasehold or other interest in any portion of the Licensee
Property at anytime or from time to time;and(d)will inure to the benefit of the City and every
person having any fee,leasehold or other interest in the City Property at any time or from time
to time.
8.0 Insurance. Licensee shall procure and maintain,at its sole cost and expense,
and submit concurrently with its execution of this License,in a form and content satlsfactoryto
City, public liability and property damage insurance against all claims for injuries against
persons or damages to property resulting from Licensee's use of the Encroachment within the.
Encroachment Area under this License. Insurance shall be kept in full force and effect during
the term of this License,and shall not be cancelable without thirty(30)days written notice to
City of any proposed cancellation. Certificates of insurance evidencing the foregoing and
designating the City,its elected officials,employees,and agents as additional named insured
by original endorsement shall be delivered to and approved by City prior to City's approval of
this License. The procuring of such insurance and the delivery of policies, certificates, and
endorsements evidencing the same shall not be construed as a limitation of Licensee's
obligation to indemnify City,its elected officials,officers,agents,employees, and volunteers.
Notwithstanding the foregoing, Licensee shall be permitted to sel[ insure for the insurance
required herein provided that Licensee,in combination with its parent corporation,maintains a
combined net worth in excess of Two Hundred Million Dollars ($200,000,000.00) as
determined by generally accepted accounting principles.
8.1 Minimum Scope of Insurance. The minimum amount of insurance
required hereunder shell be as follows:
Comprehensive general liability and personal injury with limits of at least One
Million Dollars($1,000,000)combined single limit coverage per occurrence.
For any claims related to Licensee's obligations underthis License,Licensee's
insurance coverage shall be primary insurance as respects City and its respective
elected officials, officers,employees, agents;and volunteers. Any insurance or self-
insurance maintained by City and its respective elected officials, officers,employees,
:agents, and volunteers shall be in excess of Licensee's insurance obligations and
shall not contribute with it.
&2 Sufficiency of Insurers. Insurance required herein shall be provided by
authorized.insurers in good standing with the State of California. Coverage shall be
provided by insurers admitted in the State of California with an A.M: Bests Key Rating
of B++, Class VIII, or better, unless otherwise acceptable to the City.
8.3 Verification of Coverage. Licensee shall furnish City with both
certificates of insurance and endorsements, including additional insured
endorsements,affecting all of the coverages required by this License. The certificates
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and endorsements are to be signed by a person authorized by that insurer to bind
coverage on its behalf. All proof of insurance is to be received and approved by the
City before approval of this License. City reserves the right to require Licensee's
insurers to provide complete, certified copies of all required insurance policies at any
time.
Verification of Insurance Coverage may be provided by: (1) an approved
General Endorsement Form for the City of Palm Springs or (2) an acceptable
Certificate of Liability Insurance Coverage with an approved Additional Insured
Endorsement with the following.endorsements stated on the certificate:
1. 'The City of Palm Springs,its officials,employees and agents are named
as an additional insured"("as respects Encroachment License No.07-03"may
be included in this statement).
2. 'This insurance is primary and non-contributory over any insurance or
self-insurance the City may have"("as respects Encroachment License No.07-
03" may be included in this statement).
3. "Should any of the above described policies be cancelled before the
expiration date thereof, the issuing company will mail 30 days written.notice to
the Certificate Holder named."Language such as,"endeavor to"mail and"but
failure to mail such notice shall impose no obligation or liability of any kind upon
the company; its agents or representative" is not acceptable and must be.,
crossed out. See example below.
In addition to the endorsements listed above, the City of Palm Springs shall be
named the certificate holder on the policy.
All certificates and endorsements are to be received and approved by the City
before this License is approved.
Cancellation Example:
SHOULD ANY OF THE ABOVE REFERENCED POLICIES BE
CANCELLED BEFORE THE EXPIRATION DATE THEREOF,THE
ISSUING INSURER WILL ENDEAz,. GR TO MAIL 30 DAYS*
WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED
HEREIN aI IT rwu I IPE TO I NA" Rl lCW AIQ: lnE SUA1 1 IMPOSE .
or o 1cc IMPOSE.
NO API IGATIA61 OR 1 IAI3II ITV OF ANY KIND UPON. TIDE
INSURER, ITS AGre NT-C OR REPRESENTATIVESof 14
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'The&mkedagent can include a qualifier stating "10 days notice
for nonpayment of premium."
8.4 Deductibles and Self-Insured Retentions. Any deductibles or self-
insured retentions must comply with the net worth requirements of Section 8.0 hereof,
and concurrently with its execution of this License,Licensee shall submit to the City a
letter of self-insurance and.documentation satisfactory to City to verify such net worth.
8.6 . Severability of Interests (Separation of Insured). This insurance
applies separately to each insured against whom claim is made or suit is brought
except with respect to the limits of the insurer's liability.
8.6 Insurance Increase. Not more frequently than one(1)time every three
(3) years, if, in the opinion of the City, the amount of public liability and property
damage insurance coverage at that time is not adequate, the City may require
modifications to the required insurance coverage in this Section 8. City shall notify
Licensee, and licensee hereby agrees to provide City with certificates and
endorsements evidencing City's required increased insurance coverage amounts
within thirty(30)notice from City. Failure of Licensee to provide City with certificates
and endorsements evidencing City's required increased insurance coverage amounts
within thirty(30) days shall automatically terminate the License herein granted.
.9.0 Termination. The License is terminable with cause by City at any time..
Licensee shall remove the Encroachment and restore the Encroachment Area.on the City
Property to its former condition, at Licensee's sole cost and.expense, within sixty(6l))days
notice from City. In the event Licensee fails to remove the Encroachment and.restore the
Encroachment Area on the City Property within sixty(60) days notice from,City,.City shall
have the right to do so without notice to Licensee. Licensee shall immediately reimburse the
City for all expenses incurred by City in the removal of the Encroachment and restoration of
the Encroachment Area on the City Property. Said amounts shall accrue interest from.the
date the.expenses were incurred by City at the maximum non-usurious interest rate permitted
by law.
10.0 Notices. Any notice, demand, request, document; consent, approval, or
communication either party desires or is required to be given under the provisions of this
License shall be in writing and either served personally or sent prepaid,first-class mail to the
following address:
To City: City of Palm Springs
PO Box 2743
Palm Springs, CA 92263-2743
Attn: Public Works and Engineering Department
IIIUIIII IIIIII�IIIIIIIIIIIIIIfIIVINI�llllllllll e87 of 14
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With Copy to: City Attorney, City of Palm Springs
PO Box 2743
Palm Springs, CA 92263-2743
Attn: Douglas Holland
Licensee: Lowe's HIW, Inc.
Property Management—Western Region
1605 Curtis Bridge Road
North Wilkesboro, NC 28656
Atin: Todd Sherwood
With Copy to: Lowe's Companies, Inc.
Legal Department—NB6LG
1000 Lowe's Blvd.
Mooresville, NC 28117
Either party may change its address from time to time by notifying the other party of the
change of address in writing. Notice shall be deemed communicated at the time personally
delivered or in seventy-two (72) hours from the time of mailing if.mailed pursuanfi to this
Section 10.
11.0 Attorneys Fees. In any action between the parties hereto seeking enforcement
of this License, or in connection with the License or the Permit, the prevailing party in such
action shall be entitled to have and to recover from the.other party its reasonable attorneys'
fees and other reasonable expenses in connection with such action or proceeding in addition
to its recoverable court costs:
12.0 Successors and Assigns. All rights and obligations created by this License
shall bei appurtenant to and shall run with the Licensee Property,and the City Property and
each part thereof and interest thereon,and shall be binding upon the owners of the Licensee
Property and its respective successors and assigns acquiring any right,.title and.interest in the
Licensee Property.
13.0 Amendment or Modification. This License.maynot be-modified or amended
except by written agreement executed by the then-owner of the Licensee Property and the
City Property and. recorded in the Office of the County. Recorder, County of Riverside,
California.
%0 Governing Law. .This License shall. be governed by .and. construed in
accordance with the laws of the State of California.
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16.0 Severability. The invalidity cr unenforceability of any provision of this License
with respect to a particular party or set of circumstances shall not in anyway affect the validity
and enforceability of any other provision hereof orthe same provision when applied to another
party or to a different set of circumstances.
16.0 Recordation. This License shall be recorded in the Office of the County
Recorder,Riverside County, California,and it shall serve as notice to all parties succeeding to
the interest of Licensee or City that their use of the Licensee Property and the City Property
shall be benefited andlor:restric ted in the manner herein described.
17.0 Counterparts. This License maybe executed in any number of counter parts, .
each of which shall constitute an original.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first set
forth above.
`LICENSEE'
Lowe's HIW, Inc.,,a Washington Corporation
By,
Jr.
Print Name: W ViceP resident
- ITS: M
LICENSEE TITLE
(Licensee shall have signature notarized) POW
ATTEST: CITY OF PALM SPRINGS,:
a California charter city
ames.Thompson, City Clerk David H. R Arjaii E Ier
APPROVED BY CITY COUNCIL
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APPRO AS TO FORM:
Doug s Holl d, C' rney .
APPROVED BY CITY COUNCIL:
Date_
Agreement No.:
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j2818-9058,83
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STATE OF GAEWQRi+lIA )
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COUNTYOF
On Sp gh�xr 1'1y a cO4' .before me, Notary Public,
DATE
personaliyappeared %%hi A" AAa.,,,,. ;It:; who 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 hatsheJthey executed the same in his/hermeir authorized capacity(in),and that by
his/her/their signatures(s)on the instrument-the person(s),or the entity upon behalf of which the person(s)acted,
executed the instrument.
certify under PENALTY OF PERJURY under the laws of the State of Cardomia that the foregoing paragraph is
true and correct (Seaq
=taryublic.
RDS'ON
WITNESS my hared and official seal. North Carolina
unty Expires
2012
Signature of Notary
STATE OF CALIFORNIA } .
} SS
COUNTY OFS2r%AA yd t }
On 1 r . -4-dwo before me,3 n. (7, "jo Notary Public,
DA E -
personally appeared-bet: ;d 4A. Q a=4 who 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 hafthslftW executed the same in hued capacity(m),and that by
hisftwitheir-signaturesl*on the instrument the person(sj;or the entity upon behalf of which the persons)acted,
executed the instrument.
I certify.under PENALTY OF PERJURY under the laws of the State of Califomia that the foregoing paragraph is
true and correct. (Seal)
WITNESS my hand/and official seal.
N 1T85888
Notary Public•calNomila
Signature of Notary. - - - - .: Rivenlide County
My Comm. Dee 17.2011
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EXHIBIT "A"
DESCRIPTION OF LICENSEE PROPERTY
IN THE CITY OF PALM SPRINGS,COUNTY OF RIVERSIDE,STATE OF CALIFORNIA,THAT PORTION OF
THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 20,TOWNSHIP 4 SOUTH,
RANGE 5 EAST, S.B.M.,MORE PARTICULARLY DESCRIBED AS FOLLOWS:
PARCEL 1.OF TRACT MAP 29540,RECORDED IN BOOK 203 OF MAPS,PAGES 84-85,ON NOVEMBER 25,
2602, OFFICIAL RECORDS, RIVERSIDE COUNTY RECORDER.
SAID PARCEL CONTAINS 12.597 AC.
12,
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EXHIBIT "B"
DEPICTION OF CITYPROPEW YAND ENCROAt7/MENT
A PORTION OF CAMINO PAROCELA, SHOWN AS PARCEL 2 (66 FEET WIDE ROADWAY),
RECORDED IN INSTRUMENT 141376, RECORDED MAY 3, 1989, OFFICIAL RECORDS
RIVERSIDE COUNTY RECORDER,AND FOUND WITHIN THE NORTHWEST ONE-QUARTER OF
THE NORTHWEST ONE-QUARTER OF SECTION 20, TOWNSHIP 4 SOUTH; RANGE 5 EAST,
S.B.M., IN THE CITY OF PALM SPRINGS, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA,
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID NORTHWEST ONE-QUARTER OF THE
NORTHWEST ONE-QUARTER OF SECTION 20;
THENCE NORTH 89042'14" EAST ALONG; THE NORTH LINE OF SAID.NORTHWEST ONE
QUARTER OF THE NORTHWEST ONE-QUARTER OF SECTION 20,A DISTANCE OF 1318.79
FEET TO THE NORTHEAST CORNER OF SAID NORTHWEST ONE-QUARTER OF THE
NORTWEST ONE-QUARTER;
THENCE SOUTH 0001618"EAST ALONG THE EAST LINE OF SAID NORTHWEST ONE-QUARTER
OF THE NORTHWEST ONE-QUARTER OF SECTION 20,A DISTANCE OF 1012.92 FEET;
THENCE SOUTH 89049 40"WEST,A DISTANCE OF 33.00FEET TO A POINT ON THE WESTERLY
RIGHT-OF-WAY LINE OF SAN LUIS REY DRIVE;
THENCE CONTINUING SOUTH 89°49'40"WEST A DISTANCE OF 150:00 FEET;
THENCE NORTH 00016'18" WEST, A DISTANCE OF 150.00_FEET TO A POINT ON THE
SOUTHERLY RIGHT-OF-WAY LINE OF CAMINO PAROCELA;
THENCEALONG SAID SOUTHERLY RIGHT-OF--WAY LINE,NORTH WMW40"EAST,A DISTANCE
OF 105.00 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH 00°10'20' WEST, A DISTANCE OF 66.00 FEET ,TO A POINT ON THE
NORTHERLY RIGHT-OF-WAY LINE OF CAMINO PAROCELA
THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY LINE,NORTH W4940"EAST,A DISTANCE
OF 2MOO FEET;
THENCE LEAVING .SAID NORTHERLY RIGHT-OF-WAY LINE, SOUTH 00"10'20" EAST, A
DISTANCE OF:66,00 FEET TO, A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF SAID
CAMINO PAROCELA;
THENCE SOUTH 89°49'40" WEST,A DISTANCE OF 20.00 FEET, TO THE TRUE POINT OF
BEGINNING.
SAID PARCEL CONTAINS 1,320 SQUARE FEET.
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oC EXHIBIT „V" N.E. COR. NW 1/4,
N.W. COR. NW 1/4 SEC. 20
SEC. 20 RAMON ROAD_
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