Forsyth Purchase Agreement
~ui-21-06 03:IOp~ From-Collier County ~ttorn.y
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T-519 P 002
F-8T9
Project: 518031
Folio Nos.: 61834040000
and 61834041009
JOINT PURCHASE AGREEMENT
(For Improved Property)
2. ,t-
Ti-t~T PURCHASE AGREEMENT is made and entered into on this t day
of u.t r , 2006, by and between WILLIAM E. FORSYTH and AUDREY
F; FORSYTH, husband and wife, whose mailing address is 2572 Lee Street, Naples,
FL 34112, (hereinafter referred to as "Seller"), and COlliER COUNTY. a political
subdivision of the State of Florida, and COLLIER COUNTY COMMUNITY
REDEVELOPMENT AGENCY, whose mailing address is 3301 Tamiami Trail East,
Naples, Florida 34112 (hereinafter referred to as "Purchaser").
WHEREAS, Seller owns certain improved property located at 2572 Lee Street, Naples,
Florida;
WHEREAS, Purchaser needs to assemble twelve to fifteen acres of land within the
Gateway Triangle area in order to construct storm water facilities, thereby alleviating
existing drainage concerns;
WHEREAS, Seller has agreed to sell and Purchaser has agreed to buy a certain parcel
ot this improved real property, more particularly described as:
See Attached Exhibit "A" which Is incorporated herein by reference.
together with all buildings, structures and improvements, and fixtures (hereinafter
referred to as "Property"), free from liens, UPON THE TERMS AND CONDITIONS
WHICH FOLLOW.
NOW THEREFORE, in consideration of these premises, the sum of Ten Dollars
($10.00), and other good and valuable consideration, the receipt and suffiCiency of
which is hereby mutually acknowledged, it is agreed by and between the parties as
fOllows:
1. AGREEMENT
A. In consideration of the purchase price and upon the terms and conditions
hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from
Seller the Property.
B. It is understood by the parties that this Agreement is subject to, and
qontingent upon, the approval of the Board of County Commissioners at a duly-noticed
public meeting in September.
2. PURCHASE PRICE
The purchase price (the "Purchase Price") for the Property shall be $1,252,500.00
(U.S. Currency) payable at time of closing. None of this Purchase Price is attributed to
any personal property listed in the attached inventory.
3. CLOSING AND POSSESSION
A. The Closing (THE "CLOSING DATE", "DATE OF CLOSING", OR
.CLOSING") of the transaction shall be held on or before one hundred twenty
(120) days following execution of this Agreement by the Purchaser but not later
than February 15, 2007, unless extended by mutual written agreement of the
parties hereto. The Closing shall be held at the Collier County Attomey's Office,
Administration Building, 3301 Tamiami Trail East, Naples, Florida. Purchaser shall
be entitled to possession of the Property as of closing. Seller shall deliver the
Property in broom-clean condition and free of all occupants and tenants.
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B. Seller shall convey a marketable title free of any liens, encumbrances,
exceptions. or qualifications. Marketable title shall be determined according to
applicable title standards adopted by the Florida Bar and In accordance with law.
At or before the Closing, the Seller shall cause to be delivered to the Purchaser
the items specified herein and the following documents and instruments, prepared
by Purchaser, and duly executed and acknowledged, in recordable form:
1. Warranty Deed in favor of Purchaser conveying title to the Property,
free and clear of all liens and encumbrances other than:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions or conditions of record.
2. Combined Purchaser-Seller closing statement.
3. A "Grantor's Non-Foreign, Taxpayer Identification & "Gap" Affidavif' as
required by Section 1445 of the Internal Revenue Code and as required
by the title insurance underwriter in order to insure the "gap" and issue
the policy contemplated by the title insurance commitment.
4. A W-9 Form, "Request for Taxpayer Identification and Certification" as
required by the Internal Revenue Service.
5. Such evidence of authority and capacity of Seller and its
representatives to execute and deliver this agreement and all other
documents required to consummate this transaction, as reasonably
determined by Purchaser's counsel and/or title company.
6. Notices of termination of all written leases and tenant estoppel letters.
C. At the Closing, the Purchaser, or its assignee, shall cause to be delivered to
the Seller the following:
1. A negotiable Instrument in an amount equal to Net Cash to Seller on
the Closing Statement. No funds shall be disbursed to Seller until the
Title Company verifies that the state of the title to the Property has not
changed adversely since the date of the last endorsement to the
commitment, referenced in "Requirements and Conditions" below, and
the Title Company is irrevocably committed to pay the Purchase Price
to Seller and to issue the Owner's title policy to Purchaser In
accordance with the commitment immediately after the recording of the
deed.
2. Funds payable to the Seller representing the Purchase Price shall be
subject to adjustments and pro-rations as hereinafter set forth.
D. Purchaser shall pay Seller's Attorney's fees not to exceed $1,500.00 to
Timothy W. Ferguson. Esq. Seller, at its sole cost and expense, shall pay at
Closing all documentary stamp taxes due relating to the recording of the Warranty
Deed, in accordance with Chapter 201.01, Florida Statutes. Purchaser shall pay
all closing costs and expenses associated with this purchase except as set forth
herein.
E. Real Property taxes shall be prorated based on the current year's tax with
due allowance made for maximum allowable discount, homestead and any other
applicable exemptions and paid by Seller. It Closing occurs at a date which the
current year's millage is not fixed, taxes will be prorated based upon such prior
year's millage.
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4. PROPERTY CONDITION DISCLOSURES
A. General. Seller represents that Seller knows of no facts or conditions
materially affecting the value of the Property, except those which are readily
observable by Purchaser, or which have not been disclosed to Purchaser by Seller
in writing and furnished to Purchaser prior to the effective date of this Agreement.
5. INSPECTIONS
~ection Period. Purchaser shall have 60 days from the Effective date
(Inspection Period) to have the Property and improvements thereon inspected at ~I r ./
Purchaser's expense as follows: (a) OY5ttJI'I\8 a..d E4UIIJI1It:l1l!, by all al-'I-" ul-'mHel~ "f ( f-- ".
--F19Aaa. liS8Rilgd in~p':""'+ililR 99FR(ilQfI) e, Ij""II"",d Wilt, Cl'1../I, Ill'ldfm-- (b) radon gas,
by a Florida certified radon measurement technician or specialist, and/or (c) lead-
based paint and hazards, by an EPA-certifled lead exposure risk assessor
(COllectively the "Inspection Items"), Upon reasonable notice, Seller shall provide
access and utilities service to the Property to facilitate in inspections.
B~ction and Response. If any inspection conducted during the Inspection
Period reveals: (1) fRet 8R:I iYlilteme 1!1I'1e1 Cl'l1:li~~H~Rt ana RQt il>1 WQrkiRg 001,eJil:e",
~ (2) the presence of radon gas at a level in excess of EPA action levels, .; ,) /;
and/or (3) the presence of lead-based paint or paint hazards required abatement ,r
under HUD/EPA protocols (collectively the "Defective Inspection Items"),
Purchaser may elect to terminate this Agreement within 15 days after expiration of
the Inspection Period. If Purchaser fails to notify Seller of its intent to terminate
within the fifteen day notice period, Purchaser shall be deemed to have accepted
the Property in the condition It existed on the effective date. except that Purchaser
retains the rights set forth in Section 5.G. (Walk Through Inspection) below.
C. Walk-Throuoh Insoection. Purchaser (or a designated representative) may
conduct a walk-through inspection of the Property prior to Closing and prior to
possession, to confirm: (1) that all tenants have been removed and (2) that Seller
has maintained the Property as required in Articles 3 and 6. Upon reasonable
notice, Seller shall provide access and utilities service to the Property to facilitate
the walk-through inspection.
H. Seller agrees to assist Purchaser in obtaining the cooperation of all tenants
for all inspections provided herein.
6. RISK OF LOSS
Seller shall maintain the Property (including without limitation the lawn, shrubbery,
and landscaping) In the condition existing on the effective date until the closing or
date of possession, whichever is earlier, except for ordinary wear and tear and any
Remedial Action agreed to by Seller under Section 5.B. above. Any future loss
and/or damage to the Property between the effective date and the Closing or date
of possession, whichever is earlier, shall be at Seller's sole risk and expense.
Seller shall maintain adequate casualty insurance on all improvements on the
Property until disbursement of funds at Closing.
7. REQUIREMENTS AND CONDITIONS
Upon execution of this Agreement by both parties or at such other time as specified
within this Article, Purchaser and/or Seller, as the case may be, shall perform the
following within the times stated, which shall be conditions precedent to the Closing:
A. Within thirty (30) days after the date hereof, purChaser shall obtain as
evidence of title an AL TA Commitment for an Owner's Title Insurance Policy
(AL TA Form 8-1970) covering the Property, together with hard copies of all
exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt
of the title insurance commitment, to notify Seller in writing of any objection to title
other than liens evidencing monetary obligations, if any, which obligations shall be
paid at closing.
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B. If Purchaser shall fail to advise the Seller In wrIting of any such objections in
Seller's title in the manner herein required by this Agreement, the title shall be
deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall
have thirty (30) days to remedy any defects in order to convey good and
marketable title, except for liens or monetary obligations which will be satisfied at
Closing. Seller, at its sole expense, shall use its best efforts to make such title
good and marketable. In the event Seller is unable to Cure said objections within
said time period, Purchaser, by providing written notice to Seller within seven (7)
days after expiration of said thirty (30) day period, may accept title as it then is,
waiving any objection; or Purchaser may terminate the Agreement.
C. Seller agrees to furnish any existing surveys and written leases concerning
the Property to Purchaser within 10 (ten) days of the effective date of this
Agreement. Purchaser shall have the option, at its own expense, to obtain a
current survey of the Property prepared by a surveyor licensed by the State of
Florida. No adjustments to the Purchase Price shall be made based upon any
change to the total acreage referenced in Exhibit "A," unless the difference in
acreage revealed by survey exceeds 5% of the overall acreage. If the survey
provided by Seller or obtained by Purchaser, as certified by a registered Florida
surveyor, shows: (a) an encroachment onto the property; or (b) that an
improvement located on the Property projects onto lands of others, or (c) lack of
legal access to a publiC roadway, the Purchaser shall notify the Seller in writing of
such encroachment. projection, or lack of legal access, and Seller shall have the
option of curing said encroachment or projection. or obtaining legal access to the
Property from a public roadway. Purchaser shall have sixty (60) days from the
effective date of this Agreement to notify Seller In writing of any such objections.
Should Seller elect not to or be unable to remove the encroachment, projection, or
provide legal access to the property within sIxty (60) days, Purchm;er, by providing
written notice to Seller within seven (7) days after expiration of said sixty (60) day
period, may accept the Property as It then Is, waiving any objection to the
encroachment, or projection, or lack of legal access, or Purchaser may terminate
the Agreement. A failure by Purchaser to give such written notice of termination
within the time period provided herein shall be deemed an election by Purchaser
to accept the Property with the encroachment, or projection, or lack of legal
access.
8. APPRAISAL
Seller acknowledges that if the agreed Purchase Price stated in Article 2 exceeds the
average of two (2) appraisals, if obtained, the Purchaser is required to approve the
purchase by an extraordinary vote (4 out of 5 votes) of the Board of County
Commissioners, of Collier County Florida, at a duly-noticed public meeting.
9. TERMINATION AND REMEDIES
A. If Seller shall have failed to perform any of the covenants and/or agreements
contained herein which are to be perfonned by Seller, within fifteen (15) days of written
notification of such failure, Purchaser may, at its option, tennlnate this Agreement by
giving written notice of termination to Seller. Purchaser shall have the right to seek and
enforce all rights and remedies available at law Or in equity to a contract vendee,
including the right to seek specific performance of this Agreement.
B. If the Purchaser has not terminated this Agreement pursuant to any of the
provisions authorizing such termination, and Purchaser fails to close the transaction
contemplated hereby or otherwise fails to perform any of the terms, covenants and
conditions of this Agreement as required on the part of Purchaser to be performed,
provided Seller is not in default, then as Seller's sole remedy, Seller shall have the right
to terminate and cancel this Agreement by giving written notice thereof to Purchaser,
whereupon Seller's actual reasonable attorney's fees, as evidenced by an itemized
ivnoice, shall be paid to Seller as liquidated damages as Seller's sole and exclusive
remedy, and neither party shall have any further liability or obligation to the other except
as set forth in Article 12, Real Estate Brokers, hereof. The parties acknowledge and
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agree that Seller's actual damages in the event of Purchaser's default are uncertain in
amount and difficult to ascertain, and that said amount of liquidated damages was
reasonably determined by mutual agreement between the parties, and said sum was
not intended to be a penalty In nature.
C. The parties acknowledge that the remedies described herein and in the other
provisions of this Agreement provide mutually satisfactory and sufficient remedies to
each of the parties, and take into account the peculiar risks and expenses of each of
the parties.
10. SELLER'S AND PURCHASER'S REPRE$ENTATIONS AND WARRANTIES
Seller and Purchaser represent and warrant the following:
A. Seller and Purchaser have full right and authority to enter into and to execute
this Agreement and to undertake all aotions and to perform all tasks required of
each hereunder. Seller is not presently the subject of a pending, threatened or
contemplated bankruptcy proceeding.
B. Seller has full right, power, and authortty to own and operate the Property,
and to execute, deliver, and perform its obligations under this Agreement and the
Instruments executed in oonnectlon herewith, and to consummate the transaction
contemplated hereby. All necessary authorizations and approvals have been
obtained authorizing Seller and Purchaser to execute and consummate the
transaction contemplated hereby. At Closing, certified copies of such approvals
shall be delivered to Purchaser and/or Seller, if necessary.
C. The warranties set forth in this Article shall be true on the Effective date of
this Agreement and as of the date of Closing. Purchaser's acceptance of a deed
to the said Property Shall not be deemed to be full performance and discharge of
every agreement and obligation on the part of thE! Seller to be performed pursuant
to the provisions of this Agreement.
D. Seller represents that It has no knowledge of any actions, suits, claims,
proceedings, litigation or investigations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
governmental instrumentality that relate to this agreement or any other property
that could, if continued, adversely affect Seller's ability to sell the Property to
Purchaser according to the terms of this Agreement.
E. No party or person other than Purchaser has any right or option to acquire
the Property Or any portion thereof. Seller acknowledges that there are residential
tenants currently residing in some of the dwellings on the Property and that Seller
has authority to terminate these leases and will do so In order that the Property is
vacated prior to Closing. Seller's understands Purchaser's performance
hereunder is oontingent upon Seller's ability to deliver the Property free of all
occupants or tenants.
F. Until the date fixed for Closing, so long as this Agreement remains in force
and effect, Seller shall not encumber or convey any portion of the Property or any
rights therein, nor enter into any agreements granting any person or entity any
rights with respect to the Property or any part thereof, without first obtaining the
written consent of Purchaser to such conveyance, encumbrance, or agreement
which consent may be withheld by Purchaser for any reason whatsoever.
G. Seller represents that they have (It has) no knowledge that any pollutants are
or have been discharged from the Property, directly or indirectly into any body of
water. Seller represents the Property has not been used for the production,
handling, storage, transportation, manufacture or disposal of hazardous or toxic
substances or wastes, as such terms are defined in applicable raws and
regulations, or any other aCtivity that would have toxic results, and no suoh
hazardous or toxic substances are currently used In connection with the operation
of the Property, and there is no proceeding or Inquiry by any authority with respect
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thereto. Seller represents that they have (it has) no knowledge that there is ground
water contamination on the Property or potential of ground water contamination
from neighboring properties. Seller represents no storage tanks for gasoline or
any other hazardous substances are or were located on the Property at any time
during or prior to Seller's ownership thereof. Seller represents none of the
Property has been used as a sanitary landfill.
H. Seller has no knowledge that the Property, and/or that Seller's operations
concerning the Property, are In violation of any applicable Federal, State or local
statute, law or regulation, or of any notice from any governmental body has been
served upon Seller claiming any violation of any law, ordinance, code or
regulation or requiring or calling attention to the need for any work, repairs,
construction, alterations or installation on or in connection with the Property in
order to comply with any laws, ordinances, codes or regulation with which Seller
has not complied.
I. There are no unrecorded restrIctions, easements or rights of way (other than
existing zoning regulations) that restrict or affect the use of the Property, and there
are no maintenance, construction, advertising, management, leasing, employment,
service or other contracts affecting the Property.
J. Seller has no knowledge that there are any suits, actions or arbitration, bond
issuances or proposals therefor, proposals for public improvement assessments,
pay-back agreements, paving agreements, road expansion or improvement
agreements, utility moratoriums, use moratoriums, improvement moratoriums,
administrative or other proceedings or governmental investigations or
requirements, formal or informal, existing or pending or threatened which affects
the Property or which adversely affects Seller's ability to perform hereunder; nor is
there any other charge or expense upon or related to the Property which has not
been disclosed to Purchaser in writing prior to the effective date of this Agreement.
K. Seller acknowledges and agrees that Purchaser is entering into this
Agreement based upon Seller's representations stated above and on the
understanding that Seller will not cause the zoning or physical condition of the
Property to change from its existing state on the effective date of this Agreement
up to and including the Date of Closing. Therefore, Seller agrees not to enter into
any contracts or agreements pertaining to or affecting the Property and not to do
any act or omit to perform any act which would change the zoning or physical
condition of the Property or the governmental ordinances or laws governing same.
Seller also agrees to notify Purchaser promptly of any change in the facts
contained in the foregoing representations and of any notice or proposed change
in the zoning, or any other action or notice, that may be proposed or promulgated
by any third parties or any governmental authorities having jurisdiction of the
development of the property which may restrict or change any other COndition of
the Property.
L. At the Closing, Seller shall deliver to Purchaser a statement (hereinafter
called the "Closing Representative Statement") reasserting the foregoing
representations as of the Date of Closing, which provisions shall survive the
Closing.
M. Seller represents, warrants and agrees to indemnify, reimburse, defend and
hold Purchaser harmless from any and all costs (including attorney's fees)
asserted against, imposed on or incurred by Purchaser, directly or indirectly,
pursuant to or in connection with the application of any federal, state, local or
common law relating to pollution or protection of the environment which shall be in
accordance with, but not limited to, the Comprehensive Environmental Response,
Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq.,
("CERCLA" or "Superfund"), which was amended and upgraded by the Superfund
Amendment and Reauthorization Act of 1986 ("SARAn), including any
amendments or successor in function to these acts. This provision and the rights
of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by
conveyance of title.
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N. Any loss and/or damage to the Property between the date of this Agreement
and the date of Closing shall be Seller's sole risk and expense.
11 . NOTICES
Any notice, request, demand, instruction or other communication to be given to either
party hereunder shall be in writing sent by facsimile with automated confirmation of
receipt, or registered, or certified mail, return receipt requested, postage prepaid,
addressed as follows:
If to Purchaser:
With a copy to:
With a copy to:
If to Seller:
Transportation Engineering & Construction Management
Attn: Margaret Kreynus, Right-of-Way Acquisition Section
2885 South Horseshoe Drive
Naples, Florida 34104
Telephone 239"774-5846
Fax 239-213-5885
Ellen T. Chadwell
Assistant County Attorney
Office of the County Attorney
Harmon Turner Building
3301 Tamiami Trail East
Naples, Florida 34112
Telephone 239-774-8400
Fax 239-774-0225
David Jackson
Executive Director
Bayshore Gateway Triangle CRA
3301 Tamiami Trail East
Naples, Florida 34112
Telephone 239-643-1115
Fax 239-775-4456
William E. Forsyth
Audrey F. Forsyth
2572 Lee Street
Naples, FL 34112
Telephone 239-n4-6685
The addressees, addresses and numbers for the purpose of this Section may be
changed by either party by giving written notice of such change to the other party in the
manner provided herein. For the purpose of changing such addressees, addresses and
numbers only, unless and until such written notice is received, the last addressee and
respective address stated herein shall be deemed to continue In effect for all purposes.
Notice shall be deemed given in compliance with this Article upon receipt of automated
fax confirmation or upon on the fifth day after the receipt of certified or registered mail
has been postmarked.
12. REAL ESTATE BRQKERS
Any and all brokerage commissions or fees shall be the sole responsibility of the Seller.
Seller Shall indemnify Purchaser from and against any claim or liability for commission
or fees to any broker or any other person or party claiming to have been engaged by
Seifer as a real estate broker, salesman or representative, in connection with this
Agreement. Seller agrees to pay any and all commissions or fees at Closing pursuant
to the terms of a separate agreement, if any.
13. MISCEI..LANEOUS
A.i This Agreement may be executed in any manner of counterparts which together
shall constitute the agreement of the parties.
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B. This Agreement and the terms and provisions hereof shall be effective as of the
Effective date and shall inure to the benefit of and be binding upon the parties hereto
and their respective heirs, executors, personal representatives, successors, Successor
trustee, and assignees whenever the context so requires or admits.
c. Any amendment to this Agreement shall not bind any of the parties hereof unless
suCh amendment is in writing and executed and dated by Purchaser and Seller. Any
amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it
has been executed by both parties.
D. Captions and section headings contained In this Agreement are for convenience
and reference only; in no way do they define, describe, extend or limit the scope or
intent of this Agreement or any provisions hereof.
E. All terms and words used in this Agreement, regardless of the number and gender
in which used, shall be deemed to Include any other gender or number as the context
or the use thereof may require.
F; No waiver of any provision of this Agreement shall be effective unless it is in
writing signed by the party against whom it is asserted, and any waiver of any provision
of this Agreement shall be applicable only to the specific instance to which it Is related
and shall not be deemed to be a continuing or future waiver as to such provision or a
waiver as to any other provision.
G. If any date specified in this Agreement falls on a Saturday, Sunday or legal
holiday, then the date to which such reference Is made shall be extended to the next
succeeding business day.
H. Seller is aware of and understands that the "offer" to purchase represented by this
Agreement Is subject to acceptance and approval by the Board of County
Commissioners of Collier County, Florida, and the Board of Collier County Community
Redevelopment Agency of Collier County, Florida.
I. If the Seller holds the Property in the form of a partnership, limited partnership,
corporation, trust or any form of representative capacity whatsoever for others, Seller
shall make a written public disclosure, according to Chapter 286, Florida Statutes,
under oath, of the name and address of every person having a beneficial interest in the
Property before Property held in such capacity is conveyed to Collier County. (If the
corporation Is registered with the Federal Securities Exchange CommissIon or
registered pursuant to Chapter 517, Florida Statutes, whose stock Is for sale to the
g~neral public, it is hereby exempt from the provisions of Chapter 286, Florida
Statutes.)
J. This Agreement is governed and construed In accordance with the laINs of the
State of Florida.
K. This Agreement will be effective as of the date of execution of this Agreement by
the last signing party.
L. This Agreement and the exhibits attached hereto contain the entire agreement
between the parties, and there are no promises, representations, warranties or
covenants by or between the parties not included in this Agreement. No modification or
amendment of this Agreement shall be of any force or effect unless made in writing and
executed and dated by both Purchaser and Seller. Time is of the essence to this
Agreement.
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IN WITNESS WHEREOF, the parties hereto set forth their hands seals.
AS TO PURCHASER:
DATE:D': 'ltl'~r,~S- O~
, ~' - ,? .
ATTES!: '7..
~~ OWlGHT E. BROCK,,(;Jerk"'!c
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DATED: e "'l.( DIo
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AS TO
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1~""'",.;+ ~ AUDREY F. F -
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Approved as to form and
legal sufficiency:
h~
Ellen T. Chadwell
Assistant County Attorney
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