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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 12th day of May , 2009 by and between Indian River
County, a political subdivision of the State of Florida ("County") , and Stephen M . Bailey,
Irrevocable Trust (" Seller") , who agrees as follows :
1 . Agreement to Purchase and Sell and Grant . 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 certain parcel of real property located at 26th Street, Vero Beach, FL 32967 county
of Indian River, State of Florida and more specifically described in Exhibit "A," containing
approximately 79 ,461 . 1 square feet or 1 . 82 acres , and all improvements thereon, together with all
easements , rights and uses now or hereafter belonging thereto .
2 . Purchase Price , Effective Date . The purchase price (the "Purchase Price") for the Property shall
be One -Hundred-Twelve-Thousand - Eight-Hundred-FortyTwo and 00/ 100 Dollars ($ 112 , 842) . The
Purchase Price shall be paid on the Closing Date . Additional consideration is being granted in that ;
Indian River County agrees to relocate the existing fence and swale next to the new right-of-way line
at the expense of the Indian River County and pay legal expenses of $ 3 , 500 to Charles Sullivan Sr.
Esq . ( 3 . 22 %) . 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.
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.
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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 . Indian River County will provide all closing
documents for this transaction and will record the documents at no cost to Stephen M . Bailey . All
closing costs will be paid by Indian River County .
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 .
8 . 2 Conveyance in Lieu of Eminent Domain . It is understood by the parties that this contract
is entered by SELLER under the threat and in lieu of condemnation .
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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 : Charles Sullivan , Sr. Esq .
Stephen M . Bailey
1620 20th Street
Vero Beach, FL 32960
If to County : Indian River County
1801 27`" 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 . Count Approval Required : This Agreement is subject to approval by the Indian River
County Board of County Commissioners 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
Exchange Commission, or registered pursuant to Chapter 517 , Florida Statutes, whose interest is for
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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 of the date first
set forth above .
Stephen M . Bailey INDIAN RIVER COUNTY , FLORIDA
BOARD OF COUNr'Y COMMISSIONERS
/ B r -----
�
By
r_;k L�GL� Wesley . Davis, Chairman
St phen M . Bailey W, Ar
Date Signed : May 12 , 2009
Date Signed : —
ATTEST : J . K. Barton, Clerk
By : , � � (LJtt .
Deputy Clerk
Date Signed : May 12 , 2009
Indian River County Administrator
Josep A. Baird
I
Date Signed : %y 129 2009
Approved as to form and Legal Sufficiency :
A
Deputy County Attorn y
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SKETCH AND DESCRIPTION SURVEYOR ' S NOTES
1 . UNLESS IT BEARS THE SIGNATURE AND THE ORIGINAL RAISED
SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER THIS
, _ _ w _ ., mn _, .. ,v- __ � . - -- • m-.- = - DRAWING, SKETCH , PLAT OR MAP
IS FOR INFORMATIONAL PURPOSES
yid ONLY AND IS NOT VALID .
X " 2 . LANDS SHOWN HEREON WERE NOT ABSTRACTED OR RESEARCHED
- �• H BY THIS OFFICE FOR RIGHTS— OF— WAY, EASEMENTS OF RECORD ,
RESERVATIONS , OWNERSHIP , ABANDONMENT, DEED RESTRICTIONS ,
ZONING REGULATIONS OR SETBACK LINES , LAND USE PLAN
DESIGNATION , ADJOINING DEEDS OR MURPHY ACT DEEDS . THIS
DESCRIPTION OF PROPOSED RIGHT— OF— WAY: SKETCH IS NOT INTENDED TO DELINEATE WETLANDS , LOCAL
AREAS
OF CONCERN OR ANY OTHER JURISDICTIONAL DETERMINATION .
THE SOUTH 90 . 00 FEET OF THE FOLLOWING DESCRIBED PARCEL
OF LAND : 3. THIS DESCRIPTION AND SKETCH CONSISTS OF 2 SHEETS AND ONE
IS NOT VALID WITHOUT THE OTHER .
THE EAST 1 /3 OF THE SOUTH 1 /2 OF THE SOUTH 1 /2 OF THE
SOUTHWEST 1 /4 OF SECTION 36 , TOWNSHIP 32 SOUTH , RANGE 4 , THIS EXHIBIT DOES NOT INTEND TO REFLECT
OR DETERMINE
38 EAST, AND THE SOUTH 9 . 5 FEET OF THE NORTH 1 /2 OF OWNERSHIP .
THE SOUTH 1 /2 OF THE SOUTHWEST 1 /4 OF SECTION 36 , 5 , THIS IS NOT A BOUNDARY SURVEY. THIS
IS A SKETCH OF
TOWNSHIP 32 SOUTH , RANGE 38 EAST, INDIAN RIVER COUNTY, DESCRIPTION ONLY.
FLORIDA .
CONTAINNING 79 , 461 . 1 SQUARE FEET OR 1 . 824 ACRES , MORE 6 . BEARINGS ( IF SHOWN ) ARE BASED
ON THE NORTH AMERICAN
OR LESS . DATUM OF 1983 ADJUSTMENT OF 1990 ( NAD 83 /90) FLORIDA
STATE
PLANE COORDINATES , EAST ZONE ( 901 ) .
7 . IMPROVEMENTS AND TREES DEPICTED ON THIS SKETCH ARE FROM
PREVIOUS RECORD SURVEYS AND ARE FOR INFORMATIONAL
PURPOSES ONLY, IMPROVEMENTS AND TREES HAVE NOT BEEN FIELD
VERIFIED FOR THE PURPOSES OF THIS SKETCH OF DESCRIPTION .
8 . DESCRIPTION SHOWN HEREON PER OWNERSHIP AND ENCUMBRANCE
REPORT ISSUED BY ATLANTIC COASTAL TITLE CORPORATION , FILE
CERTIFIED TO : : NUMBER 27076149 , DATED JUNE 14 , 2007 . ( REFERENCE WARRANTY
INDIAN RIVER COUNTY DEED RECORDED IN OFFICIAL RECORDS BOOK 909 , PAGE 2333)
INDIAN RIVER ESTATES
STEVEN M . BAILEY
LUCIA H . BAILEY _. REFERENCE:
C. A. I . PROJECT No. 08- 245S, DRAWING No. 18530— C
C. A. I . PROJECT No. 07 - 489S, DRAWING n0. 18358— C
l4 '�
DAVID E . LUET14JE , P . S . M . SIGNATURE DATE
FDWG,
FLORIDA LICENSE No . 5728 CARTER ASSOCIATES INC .
CARTER ASSOCIATES, INC . L. B . 205
CONSULTING ENGINEERS AND LAND SURVEYORS REV. : 2 /27 /09 , ADDED THE EAST 90 ' TO RIGHT—
OF - WAYDEDICATION AND ACREAGE 1708 21ST STREET 772 - 562 - 4191 (TEL)
REV. : 7 /10/08 , REVISED DRAWING NUMBERS VERO BEACH, FLORIDA 32960 - 3472 772 - 562 - 7180 ( FAX) 1
OF 2
t
SKETCH AND DESCRIPTION
� 1
THE EAST LINE OF
THE EAST 1 /3 OF THE SOUTH 1 /2 OF �1 THE SW 1 /4 OF ROBERT H.
COOK JR,
THE EAST LINE OF THE WEST 8000 26TH STREET
STEPHEN M . BAILEY REVOCABLE TRUST
SECTION 36 ISECTIO
2/3 OF THE SOUTH 1 /2 OF THE THE SOUTH 1 /2 OF THE SOUTHWEST L3AND
E UST ITHE WEST LINE OF VERO BEACH, FL. 32966
SOUTH 1 /2 OF THE SW 1 /4 OF PARCEL ID NUMBER: 32- 38- 36- 00000- 5000- 00002. 0 I I THE
SE 1 /4 OF PARCEL I. D. No,
SECTION 36OFFICIAL RECORDS BOOK 909, PAGE 2333 i i I SECTION 36 323836000007°000000
3. 0
I
I PROPOSED 40' DRAINAGE,
iF
NMAINTENANCE & ACCESS
I EASEMENT
SOUTH BOUNDARY OF PROPOSED NORTH R/W UNE RIGHT- OF- WAY PER
SEBASTIAN RIVER WATER - OFFICIAL RECORDS BOOK
CONTROL DISTRICT 1227, PAGE 1872
EAST 1 /3 OF THE SOUTH 1 /2 I
I OF THE SOUTH 1 /2 OF THE SW RIGHT- OF- WAY PER
4 SECTION 1 OFFICIAL RECORDS -
1 /4
ECORDS
— — I — � _ _ _ 1 BOOK 2297, PAGE 32
1 OF 36
CONTAINING 79,461 .1± SQUARE FEET —
SOUTH UNE SECTION 36, ( rn 1
824± ACRES o
T2, RNA 38 E - _ - - - -� 26th ST WALKER AVENUE
S�
.., ,� :�., ... . f.... :.r. .ti.s �...:`rt.-.
_ - =
SECTION
t.
NO 33 S E RNG 38 E .. _ �.
� APPROXIMATE LOCATION OF CANAL CANAL
! /
26TH STREET (WALKER AVENUE)
PBUIMATE LQQA110 OF MARL ROAD —
pm
A INDIAN RIVER FARMS WATER CONTROL DISTRICT NORTH UNE TRACT 3 ) I �„
v ( "NORTH DIKE AND DITCH " I Q
100 ' WIDE RIGHT - OF- WAY I /�
(P . B. 1 2 , PAGE 25 , PUBLIC RECORDS ST'. LUCIE
I COUNTY, FLORIDA . SAID LAND NOW LYING AND BEINGY
I IN INDIAN RIVER COUNT , FLORIDA) .
. 1
I 'THE NORTH 648. 48 FEET OF INE I
I EAST 671. 72 FEET
TRACT 3'
I (O.R.B. 11819 PG. 1213) (7 9fe
I `
I
LEGEND :
TWP . = TOWNSHIP I . R . F . D . D . = INDIAN RIVER FARMS
RNG . = RANGE DRAINAGE DISTRICT
GRAPHIC SCALE
R /W = RIGHT OF WAY I . R . F . W. C . D . = INDIAN RIVER FARMS
ID . = IDENTIFICATION WATER CONTROL
zoo 0 100 zoo aoo 800 P . B . I . = PLAT BOOK INDEX DISTRICT
( IN FEET ) PROJ, NO.
1 inch = 200 ft. CARTER ASSOCIATES INC . 07 - 489S
CONSULTING ENGINEERS AND LAND SURVEYORS DWG, NO.
1B357A4
1708 21ST STREET 772 - 562 -4191 (TEL) SHEET
VERO BEACH, FLORIDA 32960 - 3472 772 - 562 - 7180 ( FAX) 2OF2