HomeMy WebLinkAbout2009-064 L..
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AGREEMENT TO PURCHASE AND SELL REAL ESTATE
THIS AGREEMENT TO PURCHASE AND SELL REAL ESTATE ("Agreement") is made
and entered into as of the loth _ day of Marsh , 2009 by and between BRM , LLC .
(" Sellers") and Indian River County , a political subdivision of the State of Florida ("County") , 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, that a portion of certain parcels (2 ) of real property located at 2040 40th Ave . and 3900
20th Street Vero Beach, County of Indian River, State of Florida, parcel I . D . # 33 - 39 - 03 -00007 -
0060 -00006 . 0 , 33 . 39- 03 - 00007 -0030- 00007 . 0 and more specifically described in Exhibit "A ,"
containing approximately 1 , 742 . 36 square feet , more or less , and all improvements thereon, together
with all easements , rights and uses now or hereafter belonging thereto (collectively, the "Property") .
2 . Purchase Price , Effective Date . The purchase price (the "Purchase Price") for the Property
shall be Thirty-Four-Thousand - Eight- Hundred-Forty- Seven- Dollars & 00/ 100 ($ 34 , 847 . 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 subject 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 .
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 . Pro-rations . 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. If the Closing Date occurs during the time interval commencing on November 2 and ending
on December 31 , Seller shall pay all current real estate taxes and special assessments levied against
the Property, prorated based on the "due date" of such taxes established by the taxing authority
having jurisdiction over the Property . If the Closing Date occurs between January 1 and November
1 , the Seller shall, in accordance with Florida Statutes Section 196 . 295 , pay an amount equal to the
current real estate taxes and assessments , prorated to the Closing Date .
8 . 0 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 .
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,
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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 gn its rights and
obligations under this Agreement without the prior written consent of the other parry . 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, as follows :
If to Seller : Rick Root
BRM , LLC
3755 20th Place
Vero Beach, FL 32960
If to County: Indian River County
180127`}' Street, Vero Beach, FL 32960
Attn : Bob 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
or in an
instruments delivered pursuant hereto or in connection herewith, shall survive the Clo nig 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 Indian River County as
set forth in paragraph 2 .
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
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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.
8 : 11 " Seller acknowledges receipt of the "Notice to Owner" and understand � is er rights granted
under Florida Law Chapters 73 and 74 . " CL8. (initial)
IN WITNESS WHEREOF, the undersigned have executed this Agreement as of the date first
set forth above .
SELLERS INDIAN RIVER COUNTY, FLORIDA
BRM, LLC
BOARD OF COUNTY COMMISSIONERS
1378
-
ck L . Root , anage Wesley S . Daivis , a"rrnan
Date Signed : ,Z ' 9 Date Signed : March 10 , 2009
ATTEST : J . K. Barton, Clerk
By :
Deputy Clerk
Date Signed : 3 � f )c '?
By :
seph Baird, County Administrator
Dat igned : _ I
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i J
Appv s to f a Sufficiency :
By
illiam K . D Braa
Deputy County Attorney
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ARCADIS G & M , INC . m FOR S.R. 60 do 43RD AVENUE RIGHT—OF—WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AQUISMON PARCEL NO, 112 Q
WP001027 1027SD13A
West Palm Beach. Florida 33411 www.arcadis-us.com SHEET 1 OF 4
EXHIBIT " A "
LAND DESCRIPTION : PARCEL 112
A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 757 , PAGE 1921
OF THE PUBLIC RECORDS OF INDIAN RIVER COUNTY , FLORIDA , BEING A PORTION OF LOTS 6
AND 7 , BLOCK 31 SEMINOLE PARK , ACCORDING TO THE PLAT THEREOF AS RECORDED IN
PLAT BOOK 1 , PAGE 26 AND A PORTION OF LOT 1 , BLOCK 3 , JACOBY HEIGHTS , ACCORDING
TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1 , PAGE 31 ALL OF THE PUBLIC
RECORDS OF INDIAN RIVER COUNTY , FLORIDA , LYING , SITUATED AND BEING IN SECTION 3 ,
TOWNSHIP 33 SOUTH , RANGE 39 EAST , INDIAN RIVER COUNTY , FLORIDA , BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS .0
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COMMENCE AT THE EAST ONE - QUARTER ( r . 1 / 4 ) CORNER OF SAID SECTION 3 ; THENCE
SOUTH 89031104 " EAST , ALONG THE EAST - WEST ONE - QUARTER ( E . 1 / 4 ) LINE OF SAID
SECTION , A DISTANCE OF 19275 . 53 FEET ; THENCE NORTH 00' 28 ' 56 " EAST , A DISTANCE
OF 50 . 00 FEET TO A POINT ON THE SOUTH LINE OF SAID LOTS 1 , 6 & 7 AND TO THE POINT OF
BEGINNING OF HEREIN DESCRIBED PARCEL OF LAND ; THENCE NORTH 00' 02 ' 04 " WEST ,
A DISTANCE OF 7 . 24 FEET ; THENCE SOUTH 8803346 " EAST , A DISTANCE OF 150 . 05 FEET
TO A POINT ON THE EAST LINE OF SAID LOT 1 ; THENCE SOUTH , ALONG SAID EAST LINE , A
DISTANCE OF 4 . 74 FEET TO A POINT ON THE SOUTH LINE OF SAID LOTS 1 , 6 & 7 ; THENCE
NORTH 89031 ' 04 " WEST , ALONG SAID SOUTH LINE , A DISTANCE OF 150 . 01 FEET THE
POINT OF BEGINNING .
CONTAINING 0 . 021 ACRES , MORE OR LESS ,
SUBJECT TO EASEMENTS , RESERVATIONS AND RIGHT - OF - WAYS OF RECORD .
BEARINGS SHOWN HEREON ARE BASED ON THE EAST WEST ONE - QUARTER SECTION LINE
OF SAID SECTION 3 , HAVING A BEARING OF SOUTH 89 ' 31 ' 04 " EAST . ALL BEARINGS ARE
RELATIVE THERETO ,
CERTIFICATION :
I HEREBY CERTIFY THAT THE DESCRIPTION AND ATTACHED SKETCH OF DESCRIPTION WERE
PREPARED IN ACCORDANCE WITH THE SURVEYING STANDARDS , CHAPTER 61 G17 - 6 , FLORIDA
ADMINISTRATIVE CODE , AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL
SURVEYORS & MAPPERS , PURSUANT TO SECTION 472 . 027 , FLORIDA STATUTES , AND IS
TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF .
NOTE . THIS IS NOT A SKETCH OF SURVEY , BUT ONLY A
GRAPHIC DEPICTION OF THE DESCRIPTION SHOWN HEREON ,
R C . WHITE THERE HAS BEEN NO FIELD WORK , VIEWING OF THE SUBJECT
PROFESSIONAL SURVEYOR & MAPPER PROPERTY , OR MONUMENTS SET IN CONNECTION WITH THE
N0 . 4213 , STATE OF FLORIDA PREPARATION OF THE INFORMATION SHOWN HEREON .
DATE : 11 - 1206 NOTE : LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR
RESTRICTIONS , RIGHTS - OF - WAY AND EASEMENTS OF RECORD.
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ARCADIS G&M, INC. m FOR S.R. 60 dt 43RD AVENUE RIGHT — OF—WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel : (561 ) 697-7000 Fax: (561 ) 697-7751 AOUISITION PARCEL NO. 112 WP001027 1027SD13B
Q West Palm Beach, Florida 33411 www.arcadis-us . com SHEET 2 OF 4
EXHIBIT " A "
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NOTE : SEE SHEET 4 OF 4 FOR LEGEND
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ARCADIS G&M, INC. m FOR S.R. 60 do 43RD AVENUE RIGHT—OF—WAY PROJECT NUMBER DRAWING NUMBER
s 2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AQUISMON PARCEL N0, 112 WP001027 1027SD13B
Q West Palm Beach , Florida 33411 www.arcadis-us.com SHEET 3 OF 4
EXHIBIT " A "
SKETCH TO ACCOMPANY DESCRIPTION ,
THIS IS NOT A SURVEY!
LEGEND :
- BASELINE
- CENTERLINE
F . D . O . T . - FLORIDA DEPARTMENT OF TRANSPORTATION
I . R . C . R . - INDIAN RIVER COUNTY RECORDS
N . T . S . - INDIAN RIVER COUNTY RECORDS
O . R . B . - OFFICIAL RECORDS BOOK
P . B . - PLAT BOOK
PGS . - PAGES
P . O . B . - POINT OF BEGINNING
P . O . C . - POINT OF COMMENCEMENT
R/W - RIGHT - OF- WAY
SEC . - SECTION
S . L . C . R . - ST . LUCIE COUNTY RECORDS
102 - ACQUISITION PARCEL NUMBER
loo - ADJOINING PARCEL NUMBER
- LOT NUMBER
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ARCADIS G& M, INC. m FOR S.R. 60 do 43RD AVENUE RIGHT—OF—WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AQUISMON PARCEL NO. 112 WPO01 O27 1027SD13B
Q West Palm Beach, Florida 33411 www.arcadis-us.com SHEET 4 OF 4
EXHIBIT "A "
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THIS IS NOT A SURVEY!
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www.arcadis-us.com PARCEL N0. 111
SHEET 1 OF 4 WPOO1027 1027SD12A
EXHIBIT " A "
LAND DESCRIPTION : PARCEL III
A PORTION OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 1010 , PAGE 154
OF THE PUBLIC RECORDS OF INDIAN RIVER COUNTY , FLORIDA , BEING A PORTION OF LOTS 7
AND 89 BLOCK 3 , SEMINOLE PARK , ACCORDING TO THE PLAT THEREOF AS RECORDED IN
PLAT BOOK 19 PAGE 26 OF THE PUBLIC RECORDS OF INDIAN RIVER , FLORIDA , LYING ,
SITUATED AND BEING IN SECTION 3 , TOWNSHIP 33 SOUTH , RANGE 39 EAST , INDIAN RIVER
COUNTY , FLORIDA , BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS :
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COMMENCE AT THE EAS ONE - QUARTER (,e 1 /4) CORNER OF SAID SECTION 3 ; THENCE
SOUTH 89031904 " EAST , ALONG THE EAST - WEST ONE - QUARTER ( E . 1 / 4) LINE OF SAID
SECTION , A DISTANCE OF 19175 . 53 FEET ; THENCE NORTH 00' 2856 " EAST , A DISTANCE
OF 50 . 00 FEET TO THE SOUTHWEST CORNER OF SAID LOT 8 AND THE POINT OF BEGINNING
OF HEREIN DESCRIBED PARCEL OF LAND ; THENCE NORTH 00 ' 02 ' 04 " WEST , ALONG THE
WEST LINE OF SAID LOT 8 , A DISTANCE OF 8 . 91 FEET ; THENCE SOUTH 88' 33 ' 46 " EAST , A
DISTANCE OF 100 . 03 FEET ; THENCE SOUTH 00 ° 02 ' 04 " EAST , A DISTANCE OF 7 . 24 FEET
TO A POINT ON THE SOUTH LINE OF SAID LOTS 7 AND 8 ; THENCE NORTH 89 ' 31 ' 04 "
WEST , ALONG SAID SOUTH LINE , A DISTANCE OF 100 . 00 FEET TO THE POINT OF BEGINNING ,
CONTAINING 0 . 019 ACRES , MORE OR LESS .
SUBJECT TO EASEMENTS , RESERVATIONS AND RIGHT - OF - WAYS OF RECORD .
BEARINGS SHOWN HEREON ARE BASED ON THE EAST WEST ONE - QUARTER SECTION LINE
OF SAID SECTION 39 HAVING A BEARING OF SOUTH 89 ' 31 ' 04 " EAST . ALL BEARINGS ARE
RELATIVE THERETO .
CERTIFICATION :
I HEREBY CERTIFY THAT THE DESCRIPTION AND ATTACHED SKETCH OF DESCRIPTION WERE
PREPARED IN ACCORDANCE WITH THE SURVEYING STANDARDS , CHAPTER 61 G17 - 6 , FLORIDA
ADMINISTRATIVE CODE , AS SET FORTH BY THE FLORIDA BOARD OF PROFESSIONAL
SURVEYORS & MAPPERS , PURSUANT TO SECTION 472 . 0279 FLORIDA STATUTES , AND IS
TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF .
r
j' NOTE : THIS IS NOT A SKETCH OF SURVEY , BUT ONLY A
GRAPHIC DEPICTION OF THE DESCRIPTION SHOWN HEREON .
PE , Y WHITE THERE HAS BEEN NO FIELD WORK , VIEWING OF THE SUBJECT
PROFESSIONAL SURVEYOR & MAPPER PROPERTY, OR MONUMENTS SET IN CONNECTION WITH THE
N0 . 4213 , STATE OF FLORIDA PREPARATION OF THE INFORMATION SHOWN HEREON ,
DATE : 1 1 - 12- 06 NOTE : LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR
RESTRICTIONS , RIGHTS - OF-WAY AND EASEMENTS OF RECORD .
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V SHEEP TITLE DATE: DRAWN BY
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ARCADIS G& M, INC. m FOR S.R. 60 do 43RD AVENUE RIGHT—OF—WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AQUISmON PARCEL N0, 111 WP00 027 1027S D
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2191 fWest Palm Beach, Florida 33411 www.arcadis-us .com SHEET 2 OF 4
EXHIBIT " A "
SKETCH TO ACCOMPANY DESCRIPTION ,
THIS IS NOT A SURVEY!
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j P. O . C . SURVEY PER F . D . O . T
EAST 1 / 4 CORNER R/W MAP - PROJ . NO 88060 - 2525 EAST- WEST 1 /4
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STA : 126+87. 93
NOTE : SEE SHEET 4 OF 4 FOR LEGEND
U
PROJECT MANAGER DEPARTMENT MANAGER SCALE: CHECKED BY
ARCADIS PCW PC.W P.CW. P.CW.
ro SHEET TITLE DATE: DRAWN BY
Ll oSKETCH OF DESCRIPTION 11 - -Ds J.A.F.
ARCADIS G& M, INC. m FOR S.R. 60 do 43RD AVENUE RIGHT—OF—WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AQUISITION PARCEL NO. 111WP001027 1027SD12B
West Palm Beach, Florida 33411 www.arcadis-us.com SHEET 3 OF 4
EXHIBIT " A "
SKETCH TO ACCOMPANY DESCRIPTION .
THIS IS NOT A SURVEY!
LEGEND :
- BASELINE
- CENTERLINE
F . D . O . T . - FLORIDA DEPARTMENT OF TRANSPORTATION
I . R . C . R . - INDIAN RIVER COUNTY RECORDS
N . T . S . - INDIAN RIVER COUNTY RECORDS
O . R . B . - OFFICIAL RECORDS BOOK
P . B . - PLAT BOOK
PGS . - PAGES
P . O . B . - POINT OF BEGINNING
P . O . C . - POINT OF COMMENCEMENT
R /W - RIGHT - OF- WAY
SEC . - SECTION
S . L . C . R . - ST. LUCIE COUNTY RECORDS
102 - ACQUISITION PARCEL NUMBER
goo - ADJOINING PARCEL NUMBER
0 - LOT NUMBER
U
PROJECT MANAGER DEPARTMENT MANAGER SCALE: CHECKED BY
ARCADIS PCW P.C.W PCW P.CW.
w SHEET TITLE DATE: DRAWN BY
SKETCH OF DESCRIPTION 11 - -06 J.A.F.
ARCADIS G& M, INC. FOR S.R. 60 k 43RD AVENUE RIGHT-OF-WAY PROJECT NUMBER DRAWING NUMBER
2081 Vista Parkway Tel: (561 ) 697-7000 Fax: (561 ) 697-7751 AOUISMON PARCEL NO. III WP001027 1027SD12B
Q West Palm Beach. Florida 33411 www.arudis-us.com SHEET 4 OF 4