HomeMy WebLinkAboutV(J) Approval and Authorization for Mayor and City Clerk to Execute Purchase Agreement with Dr. Charles N. Young for Parcel 801 for Old Winter Garden Road Widening Project Agenda 9-02-2003
FOLEY ! LARDNER ItemVJ
ATTORNEYS AT LAW
111 NORTH ORANGE AVENUE,SUITE 1800
ORLANDO,FLORIDA 32801-2386
P.O.BOX 2193
ORLANDO,FLORIDA 32802-2193
TELEPHONE:407.423.7656
FACSIMILE:407.648.1743
WVVW.FOLEYLARDNER.COM
MEMORANDUM
CLIENT-MATTER NUMBER
020377-0547
TO: The Honorable Mayor and City
Commissioners of the City of Ocoee
FROM: Mary A. Doty, Assistant City Attorney
THROUGH: Paul E. Rosenthal, City Attorney
DATE: August 25, 2003 •
RE: Old Winter Garden Road Widening Project: Purchase Agreement with Dr.
Charles N. Young as Trustee (Parcel 801)
As part of the Old Winter Garden Road Widening Project, the City needs to
acquire Parcel 801 from Dr. Charles N. Young, as Trustee, a property owner located at the
northeast corner of Maguire Road and Professional Parkway. Parcel 801 is a 2,967 square foot
slope easement along the Professional Parkway frontage. A sketch and legal description of
Parcel 801 is attached for your review.
The City has had Parcel 801 appraised by Dan DeRango of DeRango, Best &
Associates, who appraised it at $21,348.00. A copy of the appraised report is available in the
Clerk's office for your review.
On September 23, 2002, City Staff made an offer to purchase Parcel 801 from
Dr. Young for its appraised value, subject to City Commission approval. After receipt of the
offer, Dr. Young retained Attorney Kurt Ardaman. The negotiations in this case have been
lengthy because City Staff advised Dr. Young and Kurt Ardaman that the City would not
condemn Parcel 801. PEC had advised the City Staff that the alternative to acquiring Parcel 801
from Dr. Young would be to install a gravity wall with a handrail along the entire property
frontage. Because we had a project design option to acquiring the property, City Staff advised
Dr. Young and Attorney Ardaman that the City would not pay above appraised value for the
slope easement. After protracted negotiations, Dr. Young agreed to convey the slope easement
to the City for its appraised value if the City would modify the construction plans to include a
FOLEY&LARDNER
006.306533.1
FOLEY : LARDNER
ATTORNEYS AT LAW
driveway curb cut and would amend the easement agreement to provide for termination of the
slope easement once the property is filled and developed. Dr. Young also requested the payment
of $1,361.50 in engineering fees, $737.00 in appraisal fees, and $4,628.17 in attorneys' fees.
Since we had no intention of condemning this property, the City has no obligation to pay these
fees and costs. City Staff, however, negotiated these fees down to $750 in engineering fees,
$500 in appraisal fees, and $1,000 in attorneys' fees recognizing that the incremental cost of
building the gravity wall with handrails far exceeded the payment of the negotiated fees. City
Staff also recognized that the design option of construction of the gravity wall and handrail
would be a far less attractive option.
Attached are two original Purchase Agreements that have been executed by
Dr. Young.
Recommendation:
Its is respectfully recommended that the Mayor and City Commissioners approve
the Purchase Agreement and authorize the City Attorney and the Mayor to execute all documents
necessary to close the transaction.
Attachments
cc: Jim Gleason
David Wheeler
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006.306533.1
PURCHASE AGREEMENT
This Purchase Agreement (the "Agreement") is made and entered into this day of
2003 by and between CHARLES N. YOUNG, as Trustee UAD 12/5/91, whose
address is 7887 North La Cholla Blvd., Apt. 1126, Tucson, Arizona, 85741 (hereinafter
referred to as the "Seller"), and the CITY OF OCOEE, a Florida municipal corporation,
whose address is 150 North Lakeshore Drive, Ocoee, Florida 34761 (hereinafter referred to as
the "City").
WITNESSETH:
WHEREAS, the Seller is the owner of fee simple title to certain real property located
in Orange County, Florida, as more particularly described in Exhibit "A" attached hereto and
by this reference made a part hereof(the "Property"); and
WHEREAS, the City is a Florida municipal corporation which is authorized to
exercise condemnation powers pursuant to Chapter 166, Florida Statutes; and
WHEREAS, the City is constructing the Professional Parkway/01d Winter Garden
Road Widening Project (the "Project") and in connection therewith needs to acquire from the
Seller a Nonexclusive Slope Easement ("the Slope Easement") over the Property for roadway
purposes; and
WHEREAS, Seller has agreed to sell the Slope Easement to the City, and the City has
agreed to purchase the Slope Easement, together with any and all improvements, structures,
fixtures and appurtenances thereto on the terms and conditions stated below.
NOW, THEREFORE, in consideration of the promises and other good and valuable
considerations exchanged between the parties hereto, the receipt and sufficiency of which is
hereby acknowledged, the parties hereto agree as follows:
006.270097.3
1. Recitals. The above recitals are true and correct and are incorporated herein by
reference.
2. The Purchase - The Slope Easement. Seller agrees to sell and the City
agrees to purchase, for the purchase price and on the terms and conditions herein set forth, the
Slope Easement, as described on the attached Exhibit "B". The Seller shall convey the Slope
Easement to the City by the Slope Easement attached as Exhibit "B," free and clear of all
liens, mortgages and encumbrances, except for restrictions, reservations and easements of
record and taxes for 2003 and thereafter, if any.
3. Purchase Price. The Purchase Price for the Property shall be TWENTY ONE
THOUSAND THREE HUNDRED FORTY-EIGHT AND NO/100 DOLLARS ($21,348.00)
(the "Purchase Price"). The parties hereto acknowledge and agree that the Purchase Price: (a)
constitutes full compensation to the Seller for the value of the Slope Easement and the resultant
damage, if any, to the remainder of the lands adjacent thereto owned by the Seller; and (b)
includes full compensation to the Seller for all trees, shrubbery and other improvements on the
Slope Easement, all of which may be removed by the City in connection with the Project.
4. Closing Costs; Tax Proration. The City shall pay all closing costs associated
with this Agreement, including all recording fees and documentary stamp taxes relating to or
resulting from the transfer of title to the City of the Slope Easement. Real property taxes in
connection with the conveyance of the Slope Easement shall be prorated as of the day of the
acceptance of the conveyance by the City and the prorated amount shall be paid by the Seller
and shall be escrowed in accordance with the provisions of Section 196.295, Florida Statutes.
5. Maintenance of Access. Throughout the Project, the City will maintain for
Seller's benefit access to the adjacent lands owned by the Seller as of the date hereof (the
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"Parent Tract"); provided, however, that the Seller acknowledges that there may be temporary
periods during which access to the Parent Tract may be temporarily rerouted due to
construction activities associated with the Project.
6. Closing. Closing of title for the Slope Easement shall take place at the offices
of Foley & Lardner, 111 North Orange Avenue, Suite 1800, Orlando, Florida on or before
September 30, 2003. The City's legal counsel shall be responsible for the preparation of all
closing documents, at the City's expense.
7. Additional Documentation. In connection with the conveyance of the Slope
Easement the Seller and the City shall execute such closing documents as may reasonably be
required by the other, including but not limited to a standard form no-lien affidavit, a non-
foreign certification, and a closing statement.
8. Use of Slope Easement Prior to Closing. From the date hereof through the
date of acquisition of the Slope Easement, the City through its consultants, contractors and
employees, will be and are hereby authorized to enter upon the Slope Easement for the
purposes of having scientific investigation, surveying and the taking of soil borings in
connection with the Project. Any boring holes made by the City shall be promptly filled and
packed to the surrounding earth level by the City in accordance with all requirements of law
and industry standards. Further, the City shall provide, at no cost to Seller, copies of all
reports, studies, surveys and investigations relating to the Slope Easement on or before ten (10)
days after such matters have been prepared and this provision shall survive Closing.
9. Further Documentation. The parties agree that at anytime following a request
therefor by the other party, each shall execute and deliver to the other party such further
documents and instruments, in form and substance reasonably necessary to confirm and/or
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006.270097.3
effectuate the obligations of either party hereunder and the consummation of the transactions
contemplated hereby. The provisions of this paragraph shall survive the closing.
10. Specific Performance. Both the City and the Seller shall have the right to
enforce the terms and conditions of this Agreement by an action for specific performance.
11. Time of Essence. Time is of the essence for this Agreement and in the
performance of all conditions, covenants, requirements, obligations and warranties to be
performed or satisfied by the parties hereto.
12. Agreement; Amendment. This Agreement constitutes the entire agreement
between the parties, and supersedes all previous discussions, understandings and agreements,
with respect to the subject matter hereof. Amendments to and waivers of the provisions of this
Agreement shall be made by the parties only in writing by formal amendment.
13. Applicable Law. This Agreement shall be construed and interpreted in
accordance with the laws of the State of Florida.
14. Engineering Fees. The City agrees to pay Seller's reasonable engineering fees
incurred in reviewing this Purchase Agreement in an amount not to exceed SEVEN
HUNDRED FIFTY AND NO/DOLLARS ($750.00) which shall not be credited against the
Purchase Price.
15. Appraisal Fees. the City agrees to pay Seller's reasonable appraisal fees
incurred in reviewing this Purchase Agreement in an amount not to exceed FIVE HUNDRED
AND NO/DOLLARS ($500.00) which shall not be credited against the Purchase Price.
16. Attorneys' Fees. the City agrees to pay Seller's reasonable attorneys' fees in
the amount of ONE THOUSAND AND NO/DOLLARS ($1,000.00) which shall not be
credited against the Purchase Price.
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006.270097.3
17. Disclosure of Beneficial Interest. Contemporaneous with the execution of this
Agreement, Seller shall deliver to the City a public disclosure of its beneficial ownership which
shall comply with the requirements set forth in Section 286.23, Florida Statutes. This
Agreement constitutes a written notice from the City to Seller requesting the foregoing
disclosure and informing Seller that such disclosure must be made under oath, subject to the
penalties prescribed for perjury.
18. Successors and Assigns. This Agreement shall be binding upon and inure to
the benefit of the parties hereto, their respective legal representatives, successors, heirs and
assigns.
19. Negotiated Price to be Without Prejudice. The purchase price specified
herein was negotiated by the parties on the basis of a total price for the Property and shall be
without prejudice to any party, and inadmissable in any condemnation proceedings which
might hereinafter be brought if this transaction is not closed for any reason whatsoever. This
Agreement and its terms and provisions are not admissible in any eminent domain action by or
for the City.
20. Time for Acceptance. The Seller is executing this Agreement prior to approval
by the City; provided, however, that in the event the City does not approve and execute this
Agreement on or before September 16, 2003, then the Seller's execution hereof shall be
automatically terminated and the City shall immediately return to the Seller the executed
originals hereof.
21. Construction Plans Modification. The City agrees to modify, at City expense,
its construction plans for the Project to include a curb cut on Seller's Professional Parkway
frontage. The City further agrees to construct, at its expense, a 24 foot wide curb cut as
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006.270097.3
requested by Seller, centered on the mid-point of Seller's Professional Parkway frontage. As
part of the construction, Seller hereby grants to the City a right of access to Seller's property
for the sole purpose of grading and harmonizing the curb cut with Seller's property. This
provision shall survive the closing of this Purchase Agreement.
22. Effective Date. The Effective Date of this Agreement shall be the date that it is
executed by the City and such date shall be inserted on the front page of this Agreement.
23. Liability. To the extent not prohibited by law, the City shall indemnify and
hold harmless the Seller from and against any and all claims, actions, causes of action, loss,
damage, injury, liability, cost or expense, or other adverse matters including without
limitation, attorneys' fees (whether incurred before, during or after trial, or upon any appellate
level) arising from or related to the City's actions or inactions carried out by or for the City
under paragraphs 8 and 21 of this Agreement and this provision shall survive Closing.
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006.270097.3
IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement, to become
effective as of the date and year first above written.
Signed, sealed and delivered
in the presence of: SELLER:
CHARLES N. YOUNG, as Trustee
UAD 12/5/91
Signed, sealed and delivered CITY:
in the presence of: CITY OF OCOEE, a Florida municipal
corporation
By:
S. Scott Vandergrift
Mayor
Attest:
Jean Grafton
City Clerk
[AFFIX SEAL]
Executed on: , 2003
For use and reliance only by the City of APPROVED BY THE OCOEE CITY
Ocoee, Florida. Approved as to form and COMMISSION AT A MEETING
legality this day of HELD ON ,
2003. 2003 UNDER AGENDA ITEM NO.
By:
Name:
Assistant City Attorney
Foley & Lardner
S:\AKA\CLIENTS\Young,Dr.Charles Y36-18525\City of Ocoee\Correspo\Purchase Agreement Clean 7-08-03.DOC
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006.270097.3
SCHEDULE "A"
PARCEL 801
PURPOSE: Slope Easement
A portion of the Southwest 1/4 of the Northwest 1/4 of the Northwest 1/4 of Section 29. Township 22
South, Range 28 East, Orange County Florida
Being more particularly described as follows:
Commence at the Northeast corner of the Southwest 1/4 of the Northwest 1/4 of the Northwest 1/4
of said Section 29; thence S00'23'59"E, 1,287.33 feet along the East line of the Southwest 1/4 of the
Northwest 1/4 of the Northwest 1/4 of said Section 29, to a point on a line 5.00 feet North of and
parallel with the North right of way line of Professional Parkway said point also being the POINT OF
BEGINNING; thence continue southerly along said line, 5.00 feet to a point an the said North right of
way line; thence S89'42'15"W, 590.99 feet along said North right of way fine; thence departing said
North right of way line N44'35'14'W, 6.98 feet to a point on a line 5.00 feet North of and parallel with
said North right of way line; thence along said parallel line N89'42'15"E, 595.86 feet to the POINT OF
BEGINNING.
Containing 2,967 square feet or 0.07 acres, more or less.
1. Bearings shown hereon are based on the North line of the Southwest 1/4 of the Northwest 1/4 of Section 29. Township 22 South.
Range 28 East as being North 89'42'13' East (Assumed).
2. 1 hereby certify that the "Sketch of Description' of the above described property is true and correct to the best of my knowledge
and belief as recently drawn under my direction and that it meets the technical standards set forth by the Florida Board of
Surveyors and Mappers pursuant to Section 472.027 of the Florida Statutes.
Cate. CERT. NO. 1H21GB 45'1'2 OS,
Description 9/26(2002 cbv i _1T1 ,L : •
FOR Job No.- Scale: / •-L f
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Professional Engineering -"
SOUTHEASTERN SURVEYING & MAPPING CORP.
Consultants ., FT., r. F.,, r,;lr,-a.B 324 North Orlando Avenue
.occ r,' rr!. tn:r. :: I±13 cescr.p:ion Maitland, Florida 32751
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THIS INSTRUMENT PREPARED BY
AND SHOULD BE RETURNED TO:
Mary A. Doty, Esq.
FOLEY & LARDNER
111 North Orange Avenue, Suite 1800
Post Office Box 2193
Orlando, FL 32802-2193
(407)423-7656
For Recording Purposes Only
SE-801
NON-EXCLUSIVE SLOPE
EASEMENT AGREEMENT
THIS NON-EXCLUSIVE SLOPE EASEMENT AGREEMENT is made and entered
into this day of 2003, by and between CHARLES N. YOUNG, as
Trustee UAD 12/5/91, whose address is 7887 N. La Cholla Blvd., Apt. 1126, Tucson, AZ
85741, (hereinafter referred to as the "Grantor"), and the CITY OF OCOEE, a Florida
municipal corporation, whose address is 150 N. Lakeshore Drive, Ocoee, FL 34761,
(hereinafter referred to as the "Grantee").
WITNESSETH:
WHEREAS, Grantors are the owners of that certain real property located in Orange
County, Florida, as more particularly described in Exhibit A attached hereto and incorporated
herein by reference (the "Easement Property"); and
WHEREAS, Grantee has requested, and Grantor has agreed to grant and convey to
Grantee, a non-exclusive slope easement over, upon, and across the Easement Property for the
specific and limited purposes hereinafter set forth.
NOW, THEREFORE, in consideration of the mutual covenants, promises, terms and
conditions set forth herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto agree as follows:
Section 1. The above recitals are true and correct, form a material part of this
Agreement and are incorporated herein by reference.
Section 2. Grantor hereby gives, grants, bargains, sells, and conveys to Grantee a
non-exclusive slope easement over, upon and across the Easement Property for the purposes
hereinafter stated (the "Easement"), all subject to the terms, conditions, and limitations set
forth herein.
Section 3. Grantor hereby warrants and guarantees to Grantee that Grantor has fee
title to the Easement Property, subject to easements, reservations, restrictions, and rights-of-
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006 270097.3
way of record, if any, and taxes for 2003 and thereafter and the Grantor has full power and
authority to grant this Easement as to the Easement Property.
Section 4. Grantee's use of the Easement Property shall be for the purposes of
Grantee, through itself, its agents, contractors, consultants, and employees constructing a side
slope to support the improvements to Professional Parkway as part of the Old Winter Garden
Road/Professional Parkway Improvement Project, over, through, or under the Easement
Property, with the privilege of entering upon said land for the purpose of maintaining,
operating, and repairing said slope, together with the rights, easements, privileges, and
appurtenances in or to said land which may be required for the full enjoyment of the rights
herein granted.
Section 5. For the full enjoyment of the rights granted herein, the Grantee shall
have the further right to trim, cut, or remove trees, bushes, undergrowth, and other
obstructions or improvements interfering with the location, construction, and maintenance of
the slope improvements.
Section 6. This Easement is non-exclusive, and Grantor reserves to itself, its
successors and assigns, the non-exclusive right to use, pass and repass over and upon the
Easement Property. Each party shall use the rights granted and reserved by this Easement
Agreement with due regard to the rights of the other party to use and enjoy the Easement
Property. Other than pavement, landscaping, trees, sod, signage, utility lines and facilities
appurtenant to utilities, and curbs that Grantor may place or construct on the Easement
Property provided Grantor maintains such matters placed or constructed by Grantor and
provided that such matters do not adversely affect the structural integrity or function of the
slope, and other than the compacted slope to be placed or constructed by Grantee on the
Easement Property, neither Grantee nor Grantor, shall construct, install, or place any
improvements on, over, under, through, or across the Easement Property without the prior
written consent of the other.
Section 7. To the extent not prohibited by law, the Grantee agrees to indemnify
and hold harmless the Grantor from and against any and all claims, actions, causes of action,
loss, damage, injury, liability, cost or expense, including without limitation attorneys' fees
(whether incurred before, during or after trial, or upon any appellate level), arising from the
Grantee's use of the Easement Property or from the exercise by the Grantee of any rights
granted by this Easement Agreement.
Section 8. The Easement shall be binding upon and inure to the benefit of the
parties specified herein, their respective legal representatives, successors and assigns, and the
benefits and burdens hereof shall run with the Easement Property.
Section 9. This Easement Agreement may be modified or amended only upon the
mutual written consent of Grantee and Grantor, or their respective legal representatives,
successors and assigns.
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006.270097.3
,Section 10_ If future development of all or any portion of Grantor's remaining
property eliminates the need for all or any portion of this Slope Easement, based upon review
and approval by the Grantee's Public Works Director, such approval not to be unreasonably
withheld, this Easement, or the portion not needed, shall terminate and, Grantee shall record a
termination of this Easement in the Public Records of Orange County, Florida. No portion of
any consideration paid by Grantee to Grantor for or relating to this Easement and Easement
Agreement shall be refunded or repaid to Grantee in any event.
IN WITNESS WHEREOF, the parties hereto have subscribed their names and have
caused this Easement Agreement to be executed as of the day and year first above written.
Signed, sealed and delivered GRANTOR:
in the presence of:
CHARLES N. YOUNG
Print Name as Trustee UAD 12/5/91
Print Name
STATE OF
COUNTY OF
The foregoing instrument was acknowledged before me this day of
2003, by CHARLES N. YOUNG, as Trustee UAD 12/5/91. He is ❑
personally known to me or ❑ has produced as identification.
WITNESS my hand and official seal in the County and State aforesaid this day of
2003.
Notary Public
Print Name
My Commission Expires:
006.270097.3 12
Signed, sealed and delivered GRANTEE:
in the presence of: CITY OF OCOEE, a Florida municipal
corporation
By:
Print Name Name: S. Scott Vandergrift
Title: Mayor
Print Name Attest:
Name: Jean Grafton
Title: City Clerk
[Affix Seal]
FOR USE AND RELIANCE ONLY BY APPROVED BY THE OCOEE CITY
THE CITY OF OCOEE, FLORIDA. COMMISSION AT A MEETING HELD
APPROVED AS TO FORM AND ON , 2003
LEGALITY THIS DAY OF UNDER AGENDA ITEM NO. .
2003.
By:
Foley & Lardner
City Attorney
STATE OF FLORIDA
COUNTY OF ORANGE
The foregoing instrument was acknowledged before me this day of
2003, by S. Scott Vandergrift, as Mayor of the City of Ocoee. He is n
personally known to me or ❑ has produced as identification.
WITNESS my hand and official seal in the County and State aforesaid this day of
2003.
Notary Public
Print Name
My Commission Expires:
006.270097.3 13
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