Backup Documents 02/27/2024 Item #16B 8 ORIGINAL DOCUMENTS CHECKLIST & ROUTING SLIP 1 6 B 8
TO ACCOMPANY ALL ORIGINAL DOCUMENTS SENT TO
THE BOARD OF COUNTY COMMISSIONERS OFFICE FOR SIGNATURE
Print on pink paper. Attach to original document. I he completed routing slip and original documents are to be forwarded to the County Attorney Office
at the time the item is placed on the agenda. All completed routing slips and original documents must be received in the County kttorney Office no later
than Monday preceding the Board meeting.
ROUTING SLIP
Complete routing lines#1 through#2 as appropriate for additional signatures,dates,and/or information needed. If the document is already complete with the
exception of the Chairman's signature,draw a line through routing lines#1 through#2,complete the checklist,and forward to the County Attorney Office.
Route to Addressee(s) (List in routing order) Office Initials Date
1. 'N,`
2.
3. County Attorney Office County Attorney Office
Doe 31 s z-(
4. BCC Office Board of County
Commissioners 0 83
`�,151 y
5. Minutes and Records Clerk of Court's Office �
sycw $9:3/
PRIMARY CONTACT INFORMATION
Normally the primary contact is the person who created/prepared the Executive Summary. Primary contact infonnation is needed in the event one of the
addressees above,may need to contact staff for additional or missing information.
Name of Primary Staff Ronald Thomas Phone Number 252-5861
Contact I Department Transportation Engineering- ROW
Agenda Date Item was 02/27./2024 Agenda Item Number 16 Br—
Approved by the BCC
Type of Document Agreement Number of Original
Attached Documents Attached
PO number or account N/A
number if document is
I to be recorded
INSTRUCTIONS & CHECKLIST
Initial the Yes column or mark"N/A" in the Not Applicable column,whichever is Yes N/A(Not
_ appropriate. (Initial) Applicable)
1. Does the document require the chairman's original signature? RT
2. Does the document need to be sent to another agency for additional signatures? If yes, N/A
provide the Contact Infoe Citation(Name;Agency; Address; Phone)on an attached sheet.
3. Original document has been signed/initialed for legal sufficiency. (All documents to be
signed by the Chairman,with the exception of most letters,must be reviewed and signed
by the Office of the County Attorney.
4. All handwritten strike-through and revisions have been initialed by the County Attorney's [WA
A
Office and all other parties except the BCC Chairman and the Clerk to the Board
5. The Chairman's signature line date has been entered as the date of BCC approval of the RT
document or the final negotiated contract date whichever is applicable.
6. "Sign here"tabs are placed on the appropriate pages indicating where the Chairman's RT
signature and initials are required.
7. In most cases(some contracts are an exception),the original document and this routing slip
should be provided to the County Attorney Office at the time the item is input into SIRE. RT N/A
Some documents are time sensitive and require forwarding to Tallahassee within a certain
time frame or the BCC's actions are nullified. Be aware of your deadlines!
8. The document was approved by the BCC on February 27,2024 and all changes made NtA is not
during the meeting have been incorporated in the attached document. The County an option fist
Attorney's Office has reviewed the changes,if applicable. V V t this line.
9. Initials of attorney verifying that the attached document is the version approved by the ,9 N/A is nor
BCC, all changes directed by the BCC have been made,and the document is ready for the P r/ I an option for
Chauitian's signature. this fine
I:Forms/County Forms/BCC Forms/Original Documents Routing Slip WWS Original 9.03.04,Revised 1.26.05,Revised 2.24.05;Revised 11/30/12
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PROJECT: 60229
PARCEL: 278POND, 279POND
FOLIO: 37118720106
37118720009
PURCHASE AND SALE AGREEMENT
(vacant land)
fff
THIS PURCHASE AND SALE AGREEMENT("Agreement")is entered into this 2 f day of 6LrWAY�/
2071 by and between MARSHALL E. BRODIE, a married person, whose mailing address is 15721 SW 76th 1
Avenue, Palmetto Bay. FL 33157 ("Seller"), and COLLIER COUNTY, a political subdivision of the State of
Florida, whose mailing address is 3299 Tamiami Trail East, do County Attorney's Office, Suite 800, Naples,
FL 34112 (the"County").
Recitals:
A. Seller owns certain real property in Collier County, Florida, consisting of vacant land, legally
described as follows (the"Property"):
(Exhibit"A")
B. The County desires to purchase the Property from Seller, and Seller desires to sell the Property
to the County.
NOW THEREFORE, the parties agree as follows:
1. AGREEMENT TO SELL AND PURCHASE. Seller hereby agrees to sell, and the County hereby
agrees to purchase the Property on the terms and conditions set forth in this Agreement.
2. COMPENSATION.
A. Amount. The compensation payable by the County for the Property shall be$598,000, subject
to prorations, apportionments, and distribution of sales proceeds provided for in this Agreement. No portion
of the compensation is attributable to personal property.
B. Full Compensation. The payment of the net sales proceeds to Seller, payable by County check
at Closing (defined below), shall be (i) full compensation for the Property, including, without limitation, all
improvements located on the Property as of the date of this Agreement; and (ii) full and final settlement of all
other damages and expenses suffered or incurred by Seller in connection with Seller's conveyance of the
Property to the County, whether foreseen or unforeseen, including, without limitation, and to the extent
applicable, attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes.
3. CLOSING DATE; POSSESSION.
A. Closing Date. Seller's conveyance of the Property to the County (the "Closing") shall occur
within 30 days of the County's receipt of all properly executed Closing Documents (defined below). TIME IS
OF THE ESSENCE. The Closing shall take place at the offices of the County's Transportation Engineering
Division, 2885 Horseshoe Drive South, Naples, Florida 34104.
B. No Adverse Changes; Risk of Loss. The County's obligation to close shall be contingent upon
the County having determined that, between the date that the County completes its due diligence investigations
and inspections under this Agreement and the Closing, there shall have been no adverse changes in the title,
physical condition of the Property, or other matters previously approved by the County. Between the date of
the parties' execution of this Agreement and the Closing, risk of loss shall be borne by Seller. If the Property
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is damaged prior to Closing, excluding damage caused by the County, Seller shall repair and restore the
Property at Seller's expense.
C. Possession. Seller shall remove Seller's personal property, vacate, and surrender possession
of the Property to the County at Closing. Seller, at its sole expense, and to the extent applicable, shall pay all
utility expenses(e.g., electricity, gas, water, sewer, phone, internet, cable), maintenance and repair expenses,
cost of pest control, landscaping, security, and other routine services, and all other expenses associated with
the Property that accrue through the date of Closing. Seller shall leave the Property free of all personal property
and debris and in substantially the same condition as exists on the date of Seller's execution of this Agreement.
The County shall have the right to inspect the Property prior to Closing.
d. CLOSING DOCUMENTS. As soon after the parties' execution of this Agreement as is possible,
Seller shall (i) provide the County with a copy of Seller's property survey and title insurance policy for the
Property, if any, and (ii) deliver the following documents to the County, properly executed and in a form
approved by the Collier County Attorney's Office (the"Closing Documents"):
(a) Warranty Deed;
(b) Closing Statement;
(c) Affidavit of Title;
(d) Form W-9 (Request for Taxpayer Identification Number and Certification);
(e) Evidence of legal authority and capacity of the individual executing this Agreement on behalf of
Seller to execute and deliver this Agreement and the Closing Documents;
(f) A Satisfaction, Release, or Termination from the holder of each mortgage or other lien open of
record encumbering the Property;
(g) Evidence of termination of any leases or rental agreements that encumber the Property;
(h) A termination or vacation of any existing easement that encumbers the Property, if required by
the County; and
(i) Such other documents as the County or title company deems necessary or appropriate to clear
title to the Property.
Following the Closing, Seller shall execute any and all additional documents as may be requested by the
County or title company to correct clerical errors, clear title, or otherwise carry out the intent of the parties.
5. CLOSING COSTS AND DEDUCTIONS.
A. Countv's Closing Costs. At Closing, the County shall pay (i) the recording fees to record the
conveyance instrument(s) and any curative instruments required to clear title; and (ii) the cost of an owner's
policy of title insurance if the County elects to obtain one. Additionally,the County may elect to pay reasonable
costs incurred and/or processing fees required by mortgagees or other lien holders in connection with the
delivery of properly executed Satisfaction, Releases, or Terminations of any liens open of record encumbering
the Property. The County shall have sole discretion as to what constitutes"reasonable costs and/or processing
fees."
B. Seller's Closing Costs. At Closing, Seller shall pay (i) all state documentary stamp taxes
required on the conveyance instrument(s) in accordance with Section 201.01, Florida Statutes, unless the
Property is acquired under the threat of condemnation, in which case the conveyance is exempt from state
documentary stamp taxes; (ii) the cost of discharging any outstanding mortgages and other indebtedness
secured by a lien on the Property; (iii) all taxes and assessments that are due and payable; and (iv) the full
amount of condominium/homeowner association special assessments and governmentally imposed liens or
special assessments (other than CDD/MSTU assessments) which are a lien or a special assessment that is
certain as to the identity of the lienor or assessor, the property subject to the lien or special assessment, and
the amount of the lien or special assessment. If the Property is located within a Community Development
District ("CDD") or Municipal Service or Benefit Taxing Unit ("MSTU"), the County shall assume any
outstanding capital balance.
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C. Pro/obono. The -following items shall be prorated as of the date of Closing, with the Count
entitled to the date of Closing: (i) ad valorem and non-ad valorem taxes based upon the most current
assessment avai|ab|e, without discount, provided that if the currant year's tax bill is not yet ovai|ab|e, but o
TRIM Notice has been issued, the ad-valorem taxes shall be prorated based upon the amount set forth therein-,
(ii) condonniniuno/homneowna/ oenooiodon osoaaarnonto (other than those required to be paid in full under
subparagraph B of this paragraph), and (iii) CDDIMSTU operating and maintenance assessments.
6' INSPECTIONS.
A. Inspections. Following the date of the parties' execution of this Agreement, the County shall
have the right, at its sole cost and expense, to conduct whatever investigations and inspections of the Property
that it deems apprnpriaha, including, without |innitmtion, a title examoination, property mun/ey, oppnaisa|,
environmental oaeesomentm, engineering otudiee, soil boringa, determination of compliance of the Property
with applicable |avva, and the like. Seller shall provide the County with reasonable access to the Property to
conduct on-site inspections. The County shall promptly repair any damage tothe Property oouosd by such
on-site inspections.
B. Countv'm Right to Terminate. Notwithstanding anything in this Agreement to the contrary, the
County'a obligations under this Agreement to acquire the Property are contingent upon the County'o
satisfaction with the Pvoparty, ino|uding, without limitation, as revealed by the County'a investigations and
inspections as set forth herein. If, prior tothe Closing, the County identifies any objectionable matters and
determines that such objections cannot be resolved to the County's satisfaction through reasonable diligence,
within a reasonable period of time, and at m reasonable 000t, all as determined by the County in its sole
discretion, the County shall have the right toterminate this Agreement bywritten notice to 8e||er, whereupon
neither party shall thereafter have any rights or obligations under this Agreement. The County may, but shall
not be required to. provide Seller with on opportunity to nooti' such objections.
7. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller makes the following
representations and warranties on the date of Seller's execution of this Agnaemmnt, and shall be deemed to
have repeated same aiClosing:
(a) Seller is the sole owner of fee simple title to the Property and has full right, power, and authority
to own and operate the Property, to execute this Agreament, and to fulfill Seller's obligations
under this Agreement and the Closing Documents.
(b) No tenant or other party has any right or option to acquire the Property or to occupy the Property,
or, if applicable, Seller shall disclose same to the County in the applicable Closing Documents.
(o) Seller's title to the Property is free and clear of all mortgages and other liens and encumbrances,
except as may be disclosed in the title commitment, title report, or attorney title opinion obtained
or to be obtained prior to the Closing.
(d) Between the data of Seller's execution of this Agreement and the Closing, Seller shall not do
anything to encumber the title to the Pnoparty, or convey the Property to othird party, or grant
to any third party any rights of any hind with respect tothe Property, or do anything to change
or permit to be changed the physical condition of the Property,without in each instance obtaining
the County'a prior written oonoent, which may be granted or withheld in the County'a sole
discretion.
(e) No maintenance, nonetruction, advertising, management, |aasing, omp|oyment, aemicm, or other
contracts affecting the Property shall nonnoin in effect following the Closing.
(f) There are no governmental proceedings or investigations of any kind, formal or informal, civil or
crimino|, pending or threatened, that may affect the Property or adversely affect Seller's ability
to perform Seller's obligations under this Agreement.
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(g) The Property is in compliance with all federal, state and local laws, including, without limitation,
environmental laws; no unsafe levels of radon, mold, lead, or other pollutants or hazardous
substances have been used, generated, stored, treated, or removed from the Property, nor is
there any lawsuit, proceeding, or investigation regarding same; the Property has never been
used as a landfill, and there are no underground storage tanks on the Property; there has been
no spill, contamination, or violation of environmental laws pertaining to any contiguous property;
and Seller has not received notice and otherwise has no knowledge of any existing or threatened
environmental lien against the Property.
(h) Seller has utilized a real estate agent, Nichols Realty, Inc., in connection with Seller's sale of the
Property to the County. A 6% real estate sales commission is due payable by seller at closing.
(i) None of the improvements located on the Property, if any, encroach upon adjoining properties,
and no improvements located on adjoining properties encroach upon the Property.
8. DEFAULT; REMEDIES. If either party fails to perform any of its obligations under this Agreement
and fails to cure such failure within 15 days after receiving written notice thereof from the non-defaulting party,
the non-defaulting party shall have the right to terminate this Agreement by giving written notice of termination
to the defaulting party; without limitation of any other rights and remedies available to the non-defaulting party
at law or in equity, including,without limitation, the right to seek specific performance, and to recover damages,
including attorney fees and court costs, in connection with such default; all rights and remedies being
cumulative.
9. INDEMNIFICATION; WAIVER OF CLAIMS. Seller shall indemnify, defend, and hold the County
harmless from and against all claims and actions asserted against the County, and all damages, losses,
liability, penalties, fines, costs and expenses, including, without limitation, attorney fees and court costs,
suffered or incurred by the County, arising from (i) Seller's representations and warranties in this Agreement
or in any of the Closing Documents if untrue; or (ii) Seller's failure to perform any of Seller's obligations under
this Agreement, irrespective of whether the County delivers a written notice of default to Seller; or(iii) injuries,
accidents or other incidents occurring on the Property prior to Closing.
10. NOTICES. All notices given by either party to the other under this Agreement shall be in writing
and shall be personally delivered, or delivered by a traceable courier, or mailed by U.S. certified mail, to the
parties at their respective addresses set forth in the introductory paragraph of this Agreement, or such other
address as may be specified by either party from time to time by written notice to the other party. Notices shall
be deemed given on the date of receipt if personally delivered, or delivered by courier, or 3 days after mailing.
11. GENERAL PROVISIONS.
A. Successors and Assigns. This Agreement shall inure to the benefit of and be binding upon the
parties and their respective heirs, executors, personal representatives, successors and permitted assigns.
B. Assignment. The parties shall not assign any rights or obligations under this Agreement to a
third party without the prior written consent of the other party.
C. Entire Agreement. This Agreement constitutes the entire agreement of the parties as pertains
to the subject matter hereof, and there are no prior or contemporaneous written or oral agreements,
undertakings, promises, warranties, or covenants not contained herein.
D. Amendments. All amendments to this Agreement must be in writing and signed by both parties.
E. Time Periods. If any deadline or expiration of any time period provided for hereunder falls on a
Saturday, Sunday or legal holiday, such deadline or expiration shall be extended to the following business day.
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F. Sun/imyi All provisions of this Agreement that are not, or by their nature cannot be, performed
prior to the CkminQ, including, without |imitaton. Seller's rapreeenbstions, warranties, indemnity obligations,
shall survive the Closing.
G. Gevensbi|ity. If any provision of this Agreement is determined to be legally invalid or
unenfonceab|o, such provision shall be severed from this Aonaemont, and the remaining provisions of this
Agreement shall nannoinin full force and effect.
H. No Waiver. No party shall be deemed to have waived its right to enforce any specific provision
of this Agreement unless such waiver is in writing. Any such written waiver shall be applicable only to the
specific instance to which it relates and shall not be construed as a continuing waiver as to future instances or
as a waiver of any other provision.
|. Governing Law: Venue. This Agreement shall be governed and construed in accordance with
the laws of the State ofFlorida. All disputes arising under this Agreement shall be brought solely in the courts
in Collier County, Florida, and the parties hereby agree tosaid venue.
IN WITNESS WHEREOF, the parties have executed this Agreement on the dates indicated below,
effective asof the date this Agreement ie executed by the County.
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Date: \ !� 2O SELLER:
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Dote: �r���. /� � =— . 2024 COUNTY:
ATTEST:
CRYSTALK. KINZEL, Clerk of the BOARD OF COUNTY COMMISSIONERS
Circuit Court pt�oiler COLLIER COLINTV, FLORIDA
8 By:
- lerh oto Chairman's ALL, Chairperson ~
`_ � `^�`� ' eignaturo un|y
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/ vad to form
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EXHIBIT "A"
The South one-half(1/2) of Tract No. 132, GOLDEN GATE ESTATES, UNIT NO. 11,
according to the map or plat thereof recorded in Plat Book 4, Pages 103-104. of the Public
Records of Collier County, Florida.
And
The North one-half(1/2) of Tract No. 132, GOLDEN GATE ESTATES, UNIT NO. 11,
according to the map or plat thereof recorded in Plat Book 4, Pages 103-104, of the Public
Records of Collier County, Florida.
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