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AGREEMENT TO PURCHASE AND SELL REAL ESTATE I
THIS AGREEMENT TO PURCHASE AND SELL REAL ESTATE ("Agreement") is made
and entered into as of the 20th day of August, 2007 by and between Indian River County, a political
subdivision of the State of Florida ("County"), and Robert W . Schlitt and Jo Ann Schlitt, husband
and wife , ("Seller"), who agree as follows :
1 . Agreement to Purchase and Sell . The Seller hereby agrees to sell to the County, and the County
hereby agrees to purchase from Seller, upon the terms and conditions set forth in this Agreement,
those certain parcels of real property located at 505 and 545 66'h Avenue, Vero Beach, County of
Indian River, State of Florida and more specifically described in Exhibit "A," Parcel 2 containing
approximately 13 ,212 square feet, and Exhibit "A" parcel 3 containing 6,608 square feet or for a
total land area of 19, 820 square feet . The land is zoned A- 1 , Agricultural, up to 1 unit per 5 -acres
with a Land Use classification of AG- 1 , 1 unit per 5 -acres, and all improvements thereon, together
with all easements, rights and uses now or hereafter belonging thereto (collectively, the "Property") .
In addition to the purchase of the land, which is $ 79, 000 . 00 or $ 3 . 98 dollars per square foot. It has
been deemed appropriate by means of an appraisal prepared by Peter D.Annfield,MAI State Certified
Appraiser that certain severance damages for external obsolescence and cost to establish landscape in
the amount of S21 ,000 . 00 be paid for a total amount of S100,000 . 00.
2 . Purchase Price, Effective Date . The Purchase Price for the Property shall be One-Hundred
Thousand-dollars and 00/100 Dollars ($ 100,000. 00) . The Purchase Price shall be paid on the
Closing Date. The Effective Date of this Agreement shall be the date upon which the County shall
have approved the execution of this Agreement, either by approval by the Indian River County Board
of County Commissioners at a formal meeting of such Board or by the County Administrator
pursuant to his delegated authority.
3 . Title . Seller shall convey marketable title to the Property by warranty deed free of claims,
liens, easements and encumbrances of record or known to Seller; but subj ect to property taxes for the
year of Closing and covenants, restrictions and public utility easements of record provided (a) there
exists at Closing no violation of any of the foregoing; and (b) none of the foregoing prevents
County's intended use and development of the Property.
3 .2 County may order an Ownership and Encumbrance Report with respect to the Property.
County shall, within thirty (30) days from receipt of the Ownership and Encumbrance Report, deliver
written notice to Seller of title defects. Title shall be deemed acceptable to County if (a) County fails
to deliver notice of defects within the time specified, or (b) County delivers notice and Seller cures
the defects within thirty (30) days from receipt of notice from County of title defects ("Curative
Period") . Seller shall use best efforts to cure the defects within the Curative Period and if the title
defects are not cured within the Curative Period, County shall have thirty (30) days from the end of
the Curative Period to elect, by written notice to Seller, to : (i) to terminate this Agreement,
whereupon shall be of no further force and effect, or (ii) extend the Curative Period for up to an
additional 90 days; or (iii) accept title subject to existing defects and proceed to closing .
4 . Representations of the Seller.
4 . 1 Seller is indefeasibly seized of marketable, fee simple title to the Property, and is the sole
owner of and has good right, title and authority to convey and transfer the Property, which is the
subject matter of this Agreement, free and clear of all liens and encumbrances.
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4 . 2 From and after the Effective Date of this Agreement, Seller shall take no action which would
impair or otherwise affect title to any portion of the Property, and shall record no documents in the
Public Records which would affect title to the Property, without the prior written consent of the
County.
4 . 3 There are no existing or pending special assessments affecting the Property, which are or may
be assessed by any governmental authority, water or sewer authority, school district, drainage district
or any other special taxing district.
5 . Default.
5 . 1 In the event of a default by the County, the Seller shall be entitled , as its sole remedy
hereunder, to terminate this Agreement. and neither the Seller nor any other person or party shall
have any claim for specific performance, damages or otherwise against the County.
5 .2 In the event the Seller shall fail to perform any of its obligations hereunder, the County shall
be entitled to : (i) terminate this Agreement by written notice delivered to the Seller at or prior to the
Closing Date, and pursue all remedies available hereunder and under applicable law; (ii) obtain
specific performance of the terms and conditions hereof; or (iii) waive the Seller' s default and
proceed to Closing:
6 . Closing.
6 . 1 The closing of the transaction contemplated herein ("Closing" and "Closing Date") shall take
place within 45 days following the Effective Date of this Agreement. The parties agree that the
Closing shall be as follows :
(a) The Seller shall execute and deliver to the County a warranty deed conveying marketable title
to the Property, free and clear of all liens and encumbrances and in the condition required by
paragraph 3 .
(b) The Seller shall have removed all of its personal property and equipment from the Property
and Seller shall deliver possession of the Property to County vacant and in the same or better
condition that existed at the Effective Date hereof.
(c) If Seller is obligated to discharge any encumbrances at or prior to Closing and fails to do so,
County may use a portion of Purchase Price funds to satisfy the encumbrances.
(d) The Seller shall deliver to the County an affidavit, in form acceptable to the County,
certifying that the Seller is not a non-resident alien or foreign entity, such that the Seller and such
interest holders are not subject to tax under the Foreign Investment and Real Property Tax Act of
1980.
(e) The Seller and the County shall each deliver to the other such other documents or instruments
as may reasonably be required to Close this transaction.
7 . Taxes . All taxes and special assessments which are a lien upon the property on or prior to
the Closing Date (except current taxes which are not yet due and payable) shall be paid by the Seller.
8 . Miscellaneous.
8 . 1 Controlling Law. This Agreement shall be construed and enforced in accordance with the
laws of the State of Florida. Venue shall be in Indian River County for all state court matters, and in
the Southern District of Florida for all federal court matters .
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8 . 2 Condemnation. In the event that all or any part of the Property shall be acquired or
condemned for any public or quasi-public use or purpose, or if any acquisition or condemnation
proceedings shall be threatened or begun prior to the Closing of this transaction, County shall have
the option to either terminate this Agreement, and the obligations of all parties hereunder shall cease,
or to proceed, subject to all other terms, covenants, conditions, representations and warranties of this
Agreement, to the Closing of the transaction contemplated hereby and receive title to the Property;
receiving, however, any and all damages, awards or other compensation arising from or attributable
to such acquisition or condemnation proceedings . County shall have the right to participate in any
such proceedings .
8 . 3 Entire Agreement. This Agreement constitutes the entire agreement between the parties
with respect to this transaction and supersedes all prior agreements, written or oral, between the
Seller and the County relating to the subject matter hereof. Any modification or amendment to this
Agreement shall be effective only if in writing and executed by each of the parties .
8 .4 Assignment and Binding Effect. Neither County nor Seller may assign its rights and
obligations under this Agreement without the prior written consent of the other party. The terms
hereof shall be binding upon and shall inure to the benefit of the parties hereto and their successors
and assigns .
8 . 5 Notices . Any notice shall be deemed duly served if personally served or if mailed by
certified mail, return receipt requested, or if sent via "overnight" courier service or facsimile
transmission, as follows :
If to Seller : Ralph Evans, Esq.
Stewart and Evans, P .A .
3355 Ocean Drive
Vero Beach, Fl . 32963
If to County: Indian River County
184025 1h Street, Vero Beach, FL 32960
Attn: Robert Webb Land Acquisition
Either party may change the information above by giving written notice of such change as provided
in this paragraph.
8 . 6 Survival and Benefit. Except as otherwise expressly provided herein, each agreement,
representation or warranty made in this Agreement by or on behalf of either party, or in any
instruments delivered pursuant hereto or in connection herewith, shall survive the Closing Date and
the consummation of the transaction provided for herein. The covenants, agreements and
undertakings of each of the parties hereto are made solely for the benefit of, and may be relied on
only by the other party hereto, its successors and assigns, and are not made for the benefit of, nor
may they be relied upon, by any other person whatsoever.
8 .7 Attorney' s Fees and Costs . In any claim or controversy arising out of or relating to this
Agreement, each party shall bear its own attorney' s fees, costs and expenses .
8 . 8 . Counterparts . This Agreement may be executed in two or more counterparts, each one of
which shall constitute an original .
8 . 9 . County Approval Required: This Agreement is subject to approval by the Indian River
County as set forth in paragraph 2 .
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8 . 10 Beneficial Interest Disclosure : In the event Seller is a partnership , limited partnership,
corporation, trust, or any form of representative capacity whatsoever for others, Seller shall provide a
fully completed, executed, and sworn beneficial interest disclosure statement in the form attached to
this Agreement as an exhibit that complies with all of the provisions of Florida Statutes Section
286 . 23 prior to approval of this Agreement by the County. However, pursuant to Florida Statutes
Section 286 . 23 (3)(a), the beneficial interest in any entity registered with the Federal Securities and
Exchange Commission, or registered pursuant to Chapter 517, Florida Statutes, whose interest is for
sale to the general public, is exempt from disclosure ; and where the Seller is a non-public entity, that
Seller is not required to disclose persons or entities holding less than five (5 %) percent of the
beneficial interest in Seller.
IN WITNESS WHEREOF, the undersigned have executed this Agreement as ofthe date first
set forth above .
SELLER : INDIAN RIVER COUNTY, FLORIDA;
BOARD OF COUNTY COMMISSIONERS
Name : Robert W . Schlitt
? By : 1�
By : w�- t �_ � i: cLe, f' ,/ Gary Wheeler, Ch4.`rmaq
Date signed :
Date Signed : C)q (O51
� 1
ATTEST: J. K. Barton, Clerk
Name : In Ann Schlitt ;
, . By .
=' Deputy Clerk
By :
Date Signed : I / G / C -7
Date Signed : P 7
APPROVED AS TO FORM
AN � F IE
e 0
WILLIAM K. DEBRAAL
DEPUTY COUNTY ATTORNEY
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PARCEL. 1 PARCEL 3
Exist . R W Line
_ 660 . 6�± (c . ) N 66TH AVENUE
Section Line & East Line Tract 8
PARCEL 2 LEGAL DESCRIPTION
The West 40 feet of the East 65 feet of the South 1 /2 of the North 1 /2 of Tract 8 , Section
18 ,
Township 33 South , Range 39 East , according to the last general plat of the lands of the Indian
River Farms Company , recorded in Plat Book 2 , Page 25 of the Public Records of St. Lucie County,
Florida . o
Containing 13 , 212 square feet, more or less, or 0 . 30 acres .
Now lying in Indian River County, Florida . o
NOTES
1 . This sketch and description is not valid
CERTIFICATION without the signature and the original a
Surveyor and Mapper in responsible charge LEGEND raised seal of the Florida registered
Q 1 Surveyor and Mapper named hereon .
�1 Y _ � � � ZS, O � Ac . =Acres 2 . This sketch and description meets or 0
�J�����J 111 C . = Calculatedexceeds all applicable requirements of q
David Silon P . S . M . Date O . R . B . = Official Record Book the Minimum Technical Standards as
Florida Registration No . LS 6139 Pg . = Page established in Chapter 61017 - 6 , Florida
Asst . Indian River County Surveyor R/W = Right— of — Way Administrative Code . O
3 . This sketch and description and adjoining
parcels may be subject to easements , C:
THIS IS NOT A BOUNDARY SURVEY restrictions , reservations , or right — of — ways 3
SKETCH TO ACCOMPANY LEGAL DESCRIPTION not shown and may be found in the
PREPARED FOR INDIAN RIVER COUNTY ENGINEERING DEPARTMENT Public Records . Q
NDAN RIVER COUNTY ADMINISTRATION BUILDING ' /ND/AN RIVER COUNTY DRAWN BI: SECTION 18 SHEET
1840 25th STREET 9. ROACH SKETCH AND DESCR/PT/ON OF
VERO BEACH, FL 32960 — < Department of Public Works APPROVED BY. � I TOWNSHIP JJS
(772) 557-8000 Engineering Division D. SIL ON IRANCF 39E 66TH AVENUE R/W AQU/S/T/ON �
m m
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Ql c Z e 120 0 60 120
J N M SCHL ITT, ROBERT W & N n
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18-33-39
18-33-3Ld
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GRAPHIC SCALE
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- - - - - - " T - I 165,21±(C. ) - - - - - - -
PARCEL 2 rwffPARCEL 4
Exist . R W Line
sso. )� (c .) �L 66TH AVENUE
6
Section Line & East Line Tract 8
PARCEL 3 LEGAL DESCRIPTION
The West 40 feet of the East 65 feet of the South 1 /2 of the North 1 /2 of the North
1 /2 of
Tract 8 , Section 18 , Township 33 South , Range 39 East, according to the last general plat of the
lands of the Indian River Farms Company , recorded in Plat Book 2 , Page 25 of the Public Records
of St . Lucie County, Florida .
Containing 6 , 608 square feet , more or less , or 0 . 15 acres . o
Now lying in Indian River County , Florida . N
I
0
NOTES
1 . This sketch and description is not valid
CERTIFICATION without the signature and the original 0
Surveyor and Mapper in responsible charge raised seal of the Florida registered
Q LEGEND Surveyor and Mapper named hereon .
ILX�aI. l _x�J !� " i?S •- OS Ac . =Acres 2 . This sketch and description meets or �
David Silon P . S . M . Date C . = Calculated exceeds all applicable requirements of
the Minimum Technical Standards as
Florida Registration No . LS 6139 O . R . B . = Official Record Book established in Chapter 61G17 - 6 , Florida
Asst . Indian River County Surveyor Pg . = Page Administrative Code .
R/W= Right — of— Way 3 . This sketch and description and adjoining J
THIS IS NOT A BOUNDARY SURVEY parcels may be subject to easements ,
restrictions , reservations , or right — of— ways 3
SKETCH TO ACCOMPANY LEGAL DESCRIPTION not shown and may be found in the
PREPARED FOR INDIAN RIVER COUNTY ENGINEERING DEPARTMENT Public Records . Q
ND'P.N RIVER COUNTY ADMINISTRATION BUILDINGINDIAN RIPER COUNTY BRAY'" H"` SECTION 18 SI4EU
1840 25th STREET S. ROACH SKETCH AND DESCR/PT/ON OF
VERO BEACH, rL 32960 - De�orlment of Pub/lo Works App.... BY: TOWNSHIP 33S
(n2) 567-8000 Engineering Division D. SICON RANGE 3gE 6671-1 AVENUE RIW ACOUISITION /
or 1