HomeMy WebLinkAboutPR 14561: EDC/PORT ARTHUR PARTNERS, LLCinteroffice
MEMORANDUM
To: Mayor, City Council, and City Manager
From: Floyd Batiste, CEO of EDC
Date: February 8, 2008 -
Subject: P. R. No. 14561; Council Meeting February 12, 2008
Attached is P. R. No. 14561 approving the sale of
approximately 5.0 acres of land in the City of Port Arthur
Section 4A Economic Development Corporation Business Park to Port
Arthur Partners, LLC.
Attachment
z.pi14561 memo
P.R. No 14561
2/8/2008 cf
RESOLUTION NO.
A RESOLUTION APPROVING THE SALE OF ,
APPROXIMATELY FIVE (~ ACRES OF LAND IN THE
CITY OF PORT ARTHUR SECTION 4A ECONOMIC
DEVELOPMENT CORPORATION BUSINESS PARK TO
PORT ARTHUR PARTNERS, LLC
WHEREAS, the City of Port Arthur Section 4A Economic Development Corporation
deems it in the public interest to sell approximately five (5.0) acres of land in the City of Port
Arthur Section 4A Economic Development Corporation Business Park to Port Arthur Partners,
LLC; and
WHEREAS, Port Arthur Partners, LLC plans to construct a building with an office
and warehouse on the approximately five (5.0) acres, as delineated in the Purchase Agreement,
a copy of which is attached hereto in substantially the same form as "Exhibit A"; and
WHEREAS, on January 23, 2008, at its regular Board meeting, the City of Port
Arthur Section 4A Economic Development Corporation Board of Directors approved the sale
of approximately five (5.0) acres of land in the City of Port Arthur Section 4A Economic
Development Corporation's Business Park (the "Spur 93 Business Park") to Port Arthur
Partners, LLC; and
WHEREAS, the total purchase price is $177,500, which will be paid in full to the Port.
Arthur Section 4A Economic Development Corporation at the time of closing.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PORT ARTHUR, TEXAS:
Section 1. That the facts and opinions in the preamble-are true and correct.
Section 2. That the City of .Port Arthur Section 4A Economic Development
Corporation is herein authorized to enter into a Purchase Agreement with Port Arthur Partners,
LLC, in substantially the same form as attached hereto as Exhibit "A", for the sale of
approximately five (5.0) acres at the Spur 93 Business Park, based upon the terms set forth in
its Purchase Agreement, in the amount $177,500.
Section 3. That Port Arthur Partners, LLC will pay the costs of the survey, the title
report, and the other closing costs, and with title to be conveyed by a Special Warranty Deed,
as delineated in substantially the same form as attached as Exhibit "B" to the Purchase
Agreement.
Section 3. That a copy of the caption of this Resolution be spread upon the Minutes
of the Ciry Council.
READ, ADOPTED AND APPROVED on this day of
A.D.,
2008, at a Meeting of the City Council of the City of Port Arthur, Texas, by the following
vote: AYES: Mayor
Councilmembers
NOES:
DECOKES "BOBBIE" PRINCE, MAYOR
K602I74 PaSe2
ATTEST:
TERRI HANKS, ASSISTANT CITY SECRETARY
APPROVED:
FLOYD BATISTE, EDC CEO
APPROVED AS TO FORM:
GUY GOODSON EDC ATTORNEY
/G "lam f `~7
MARK T. SOKOLOW ITY ATTORNEY
ir_.)
~C/U ~LNa~r- C
pb02774 Page 3
EXHIBIT "A"
PURCHASE AGREEMENT
THIS PURCHASE AGREEMENT ("Agreement") is entered into, and is effective as of
the date the Escrow Holder dates this Agreement as provided herein (the "Effective Date"), by
and between the -City of Port Arthur Section 4A Economic Development Corporation
("Seller") and Port Arthur Partners, LLC, a Texas limited liability corporation or its permitted
assignee ("Buyer").
"' RECITALS:
A. Seller is the owner of certain real property together with all improvements located
thereon, which is located •at or near the City of Port. Arthur- Section 4A Economic
Development Corporation Business Park.
B. Seller desires to sell to Buyer and Buyer desires to buy approximately 5.0 acres,
surface only without minerals (being a portion of the property described in RECITAL A above
and as more particularly described on Exhibit "A" attached hereto) (the "Property") from Seller
upon the terms and subject to the conditions contained herein and incorporated by reference
herein as if fully set forth.
NOW, THEREFORE, in consideration of the promises contained herein, and for other
good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,
the parties hereto agree as follows:
ARTICLE 1
PURCHASE PRICE
1.1 Price and Payment. The Purchase Price for the Property, together with all
improvements located thereon, shall be One Hundred Seventy Seven Thousand Five Hundred
and No/100 Dollars ($177,500.00) (the "Purchase Price"). The Purchase Price, less all other
amounts to be credited towards the Purchase Price, shall be payable. to Seller in cash, by certified
or bank cashier's check, or by wire transfer, in full upon closing of the Escrow.
1.2 Deposit. Within Five (5) days of the Effective Date, Buyer shall deposit with
Beaumont Title Company-Joe Deshotel, 275 N. 18`h Street, Beaumont, Texas 77707, (409)
212-1400 ("the Escrow Holder") a cash deposit,. which shall be deposited into aninterest-bearing
account, in the amount of Five Thousand and 00/100 Dollars ($5,000.00) ("the Deposit"). The
Deposit, including interest, shall be applied as a credit against the Purchase Price at the closing
of the Escrow.
1.3 Refund of.Deposit. The Deposit, together with any interest accrued thereon,
shall be fully refundable to Buyer if Seller breaches or defaults in the performance of any of its
obligations under this Agreement, or if Buyer elects to terminate this Agreement pursuant to any
of the contingencies or conditions set forth herein.
1.4 Closing Transaction. Consummation of the sale provided herein shall take place
on the Closing Date (as herein defined) through the Escrow Holder at its offices in Beaumont,
Jefferson County, Texas or at such other place Seller and Buyer mutually agree in writing. At or
prior to the Closing Date (as herein defined), each of the parties shall execute and deliver such
documents and perform such acts as are provided for in this Agreement or as are necessary to
consummate the transaction contemplated hereunder. All obligations of either party to be
performed at or prior to the Closing Date are conditions precedent as well as covenants.
1.5 Escrow Instructions. Seller and Buyer shall deliver to the Escrow Holder an
executed copy of this Agreement which shall constitute instructions to Escrow Holder. If
required by Escrow Holder, Buyer and Seller shall execute the printed form escrow instructions
as maybe used by Escrow Holder including any mutually acceptable modifications thereto (the
"Escrow Instructions") to which may be attached to an executed copy of this Agreement and
which together shall constitute Instructions to the Escrow Holder. If any of the provisions of
this Agreement conflict with the Escrow Instructions, this Agreement shall govern and control.
No Escrow Instruction shall excuse any performance by either.Buyer or Seller at the times
provided in this Agreement, extend the Closing Date provided for in this Agreement or provide
either Buyer or Seller with any grace period not provided in this Agreement, and any Escrow
Instruction to the contrary shall be deleted or considered of no force and effect.
ARTICLE 2
PRECLOSING MATTERS
2.1 Delivery of Due Diligence Materials. On or before Fifteen (15) days following
the Effective Date (as noted following signatures on this Agreement), Seller shall deliver to
Buyer the following documents (the "Due Diligence Materials"):
2.1.1. A preliminary title report or commitment ("Title Commitment") for title
insurance for the Property issued by Escrow Holder, together with full and complete copies of all
documents identified as exceptions therein.
2.1.2. To the extent such materials are in Seller's possession or subject to Seller's
reasonable control, plans and specifications; ALTA Survey(s); all structural, seismic and
geological investigations and reports; all environmental investigations and reports; Reciprocal
Easement Agreement(s); Covenants, Conditions, & Restrictions (CC&R's); and all agreements
(including, but not limited to, service and maintenance agreements) relating to the operation, use
and maintenance of the Properties for which Buyer will be required to assume any responsibility
or liability after the Closing Date.
2.2 Survey. On or before Sixty (60) days from the Effective Date, Buyer shall cause
to be delivered to both the Escrow Holder and the Seller a current and updated Boundazy Survey
of the Property, with Exhibit "A" being conformed hereto, at Buyer's so]e cost and expense,
which survey shall be prepared by a registered land surveyor and shall be certified to Seller and
Buyer, and which shall include a metes and bounds legal description of the Property, a
calculation of the land azea of the Property to the nearest one-thousandth (.001) of an acre
N601975 Page 2
(together with the number of square feet of area contained therein), and the area, dimensions and
locations of all recorded easements affecting or benefiting the Property.
2.3 Title Commitment. Buyer shall have Thirty (30) days after receipt of both. the
Title Commitment and Survey within which to object in writing to any exceptions stated in the
Title Commitment or to approve the Title Commitment. In the event that Buyer shall so object
to any exceptions, Seller shall have Twenty (20} days within which to resolve or eliminate such
exceptions or to notify Buyer in writing of its inability or unwillingness to remove such
exceptions. In the event Seller shall so notify Buyer within said period, Buyer, by written notice
to Seller, may do one of the following: (i) terminate this Agreement and be released from all
duties and obligations hereunder; or (ii) waive such exceptions and proceed with the transaction
contemplated herein. Any exceptions listed in the Title Commitment to which Buyer shall not
object within such 30 day period (or which Buyer shall have approved or waived affirmatively)
shall be deemed to be "Permitted Exceptions."
2.4 ~ht of Entry and Indemnification. Buyer and its agents shall have the right to
enter upon the Property upon reasonable notice to Seller for the purpose of making such surveys,
examinations; soil and engineering tests and other tests and determinations as Buyer shall elect
(collectively "Tests"). Buyer shall indemnify, defend and hold Seller harmless from (i) any and
all liabilities, claims, damages and expenses (including attorneys' fees, court costs, and. costs of
investigation) arising out.of or in connection with the Tests or the entry unto the Property by
Buyer or its agents and (ii) any mechanics' liens on the Property arising from the Tests. In
addition, Buyer shall immediately repair any physical damage to the Property arising out of the
Tests.
Z.5 Feasibility Period. In addition to the matters covered in Section 2.3 and 3.1 of
this Agreement, Buyer shall have the right to terminate this agreement for any reason within
Ninety (90) days from the Effective Date. At its sole option, Buyer shall have the right to
extend the Feasibility period for two (2) additional periods of Thirty (30) days each, provided
notice of such election is given prior to the expiration of the Feasibility Period. For the right to
extend the Feasibility Period for Thirty (30) additional days the Buyer shall deposit the sum of
Five Thousand and 00/100 Dollars ($5,000.00) as Additional Earnest Money with the Escrow
Holder for each extension exercised. The Additional Earnest Money deposit shall be treated in
the same fashion as the Initial Earnest Money deposit.
If the Property zoning classification is not proper in order to build and operate an
office/wazehouse (hereinafter referred to as "the Facility"), then Seller shall be responsible for
changing the existing zoning classification to a new classification which will allow for the
construction and operation of the Facility. If necessary, the Feasibility Period shall be extended
in order to allow the time necessary to obtain any necessary zoning change. Buyer agrees to
cooperate with Seller and to provide such information, take such action(s) and execute such
documents as maybe necessary to affect any requisite zoning change.
2.6 PROPERTY CONDITION. NOTWITHSTANDING ANY OTHER.
PROVISIONS OF THIS AGREEMENT TO THE CONTRARY, BUYER ACKNOWLEDGES
AND AGREES THAT SELLER MAKES NO REPRESENTATIONS OR WARRANTIES,,
H601975 - Pagc3
EXPRESS OR IMPLIED, INCLUDING, WITHOUT LIMITATION, ANY WARRANTIES OF
HABITABILITY, AND SUITABILITY AND FITNESS FOR INTENDED PURPOSE, WITH
RESPECT TO ANY ASPECT OF THE PROPERTY. BUYER IS PURCHASING THE
PROPERTY STRICTLY IN "AS IS" "WHERE AS" CONDITION, AND BUYER ACCEPTS
AND AGREES TO BEAR ALL RISKS REGARDING ALL ATTRIBUTES AND
CONDITIONS, LATENT OR OTHERWISE OF THE PROPERTY. BUYER HAS MADE OR
WILL MAKE PRIOR TO THE CLOSING ITS OWN INSPECTION AND INVESTIGATION
OF THE PROPERTY, INCLUDING, WITHOUT LIMITATION, ITS SUBSURFACE, SOIL,
ENGINEERING AND OTHER CONDITIONS AND REQUIREMENTS, WHETHER THERE
ARE ANY EMINENT DOMAIN OR OTHER PUBLIC OR QUASI-PUBLIC TAKINGS OF
THE PROPERTY CONTEMPLATED, AND ALL ZONING AND REGULATORY MATTERS
PERTINENT TO THE PROPERTY AND TO THE PRESENT USE OR OCCUPANCY OF
THE PROPERTY. BUYER IS ENTERING INTO THIS AGREEMENT AND PURCHASING
THE PROPERTY BASED UPON ITS OWN INSPECTION AND INVESTIGATION AND
NOT IN RELIANCE ON ANY STATEMENT, REPRESENTATION, INDUCEMENT OR
AGREEMENT OF SELLER EXCEPT AS SPECIFICALLY PROVIDED HEREIN. BUYER
AGREES THAT NEITHER SELLER NOR ANYONE ACTING ON BEHALF OF SELLER
HAS MADE ANY REPRESENTATION, GUARANTEE OR WARRANTY WHATSOEVER,
EITHER WRITTEN OR ORAL, CONCERNING THE PROPERTY EXCEPT AS
SPECIFICALLY SET FORTH HEREIN. ANY ENGINEERING DATA, SOILS REPORTS,
OR OTHER INFORMATION THAT SELLER OR ANY OTHER PARTY MAY HAVE
DELIVERED TO BUYER IS FURNISHED WITHOUT ANY REPRESENTATION OR
WARRANTY WHATSOEVER. SELLER SHALL HAVE NO RESPONSIBILITY,
LIAB[LITY OR OBLIGATION SUBSEQUENT TO THE CLOSING WITH RESPECT TO
ANY CONDITIONS, INCLUDING, WITHOUT LIMITATION, ENVIRONMENTAL
CONDITIONS, OR AS TO ANY OTHER MATTERS WHATSOEVER RESPECTING IN
ANY . WAY THE PROPERTY, AND BUYER HEREBY RELEASES SELLER, ITS
OFFICERS; DIRECTORS, EMPLOYEES AND AGENTS WITH RESPECT TO SUCH
CONDITIONS.
2.7 Covenants and Restrictions. Buyer has read the Covenants and Restrictions for
the Port Arthur Economic Development Corporation Business Park, recorded in the Public
Records of Jefferson County, Texas, including but not limited to the restriction that the end user
of the Property shall have constructed its facilities, and said facilities shall be occupied not later
than eighteen (18) months following closing of purchase of the Property by Buyer. Buyer has
agreed that any buildings constructed on the Property shall meet the construction standards of
buildings as though the Seller had previously constructed a roadway and a publicly dedicated
right-of--way along the west line of the Property. Buyer agrees to these construction standards in
the Covenants and Restrictions even though said road has not been constructed without covenant,
condition or agreement by Seller to construct said road.
2.8 Deposit Non-Refundable. Upon satisfaction of all of the conditions described
elsewhere in Article 2 and below in Article 3.5 of this Agreement, Buyer's Deposit shall become
non-refundable (except in the event of a Seller default) and applicable to the Purchase Price.
k601975 Page 4
ARTICLE 3
CLOSING CONDITIONS
The obligation of Buyer to purchase the Property is subject to the satisfaction or waiver
by Buyer of the conditions set forth below, which conditions are for the sole benefit of Buyer and
which may be waived; in whole or in part, by Buyer:
3.1 Title. On or before the Closing Date, Escrow Holder shall be ready, willing and
able to issue to Buyer or Buyer's assignee its ALTA or CLTA form policy of title insurance (or
its nearest equivalent in the jurisdiction where the Property is located) insuring Buyer in the sum
of the Purchase Price that title to the Property is vested in Buyer, together with such
endorsements as Buyer may reasonably require and subject only to (i) liens for then-current real
property taxes, bonds and assessments not delinquent, (ii) the Permitted Exceptions, (iii) any
other matters to which Buyer shall agree in writing.
3.2 Assignment. At the Closing, Seller shall assign all of Seller's right, title and
interest in and to any leases and to any personal property of Seller located at the Property (if any)
and used in the operation and maintenance thereof, and any other agreements entered into
between Seller and third parties as may be approved by Buyer pursuant to Article 2 above,. and
shall deliver the originals thereof to Buyer.
3.3 Seller's Warranties. On the Closing Date; Seller shall not be in material breach
of any of Seller's Warranties and Representations set forth in Article 6 below.
3.4 Governmental Approvals. Buyer shall proceed to closing only afrer obtaining
all necessary governmental approvals, including but not limited to the proper zoning for the
Facility, legal lot status (final plat), any required conditional or special use permits, and all
required building permits for the Facility. Seller agrees, upon Buyer's request, to cooperate with
Buyer in connection with Buyer's efforts to secure such approvals, provided any such requested
cooperation is reasonable under the circumstances. ~
3S Subdivision. If the Property is not currently legally subdivided in a manner
sufficient to permit the Facility, Buyer shall cooperate with Seller in all respects in obtaining
Final Plat or Replat approval for the Property and in recording the Final Plat or Replat. All' costs
of the platting process will be paid by the Seller. Buyer shall have the right to review and
approve the Final Plat or Replat, which approval shall not be unreasonably withheld, conditioned
or delayed and shall be deemed' given if Buyer does not object in writing within ten (10) days
following any request foi approval.
ARTICLE 4
CLOSING
4.1 Escrow. The purchase and sale transaction contemplated by this Agreement shall
be consummated through the Escrow established by the Escrow Holder.
H601975 Page 5
4.2 Closing Date. Closing of the Escrow (the "Closing Date) shall take place on a
mutually convenient date and time not less than Three (3) business days nor more than Fifteen
(15) business days following the satisfaction and/or waiver by Buyer of all conditions described
in Articles 2 and 3 of this Agreement.
4.3 Escrow Instructions. The parties agree that this Agreement shall serve as
Escrow Instructions to Escrow Holder for the transactions contemplated hereunder, and by
delivery of this Agreement to Escrow Holder, hereby instruct Escrow Holder to open and
complete Escrow and Closing in accordance with the terms hereof. Buyer and Seller shall
deposit with Escrow Holder in a timely fashion all funds, documents, supplemental instructions
and instruments necessary to consummate the transactions contemplated by this Agreement prior
to the Closing Date. Buyer and Seller shall execute and deliver such additional Escrow
Instructions to Escrow Holder as Escrow Holder may reasonably require, provided that such
instructions are consistent with this Agreement.
4.4 Prorations. Assessments, real property taxes and rents (if any) shall be prorated
between Buyer and Seller as of the Closing Date.
4.5 Closing Costs and Charges. Buyer shall pay for. Standazd Owner''-s Policy of
Title Insurance, any County or City transfer taxes and half of Escrow Fees. Buyer shall pay for
any extended Title Policy Endorsements and half of Escrow Fees. Any and all other charges shall
be paid as customary in Jefferson County, Texas.
ARTICLE 5
TRANSFER OF TITLE AND POSSESSION
5.1 Deed. Seller shall convey to Buyer or to Buyer's assignee at the Closing, by
Special Warranty Deed, .fee simple title to the Property, free and clear of any and all recorded
and unrecorded liens, claims, obligations, encumbrances, easements, .leases, covenants,
restrictions and other matters affecting the Property and/or title thereto except only the Permitted
Exceptions, current real property taxes, bonds and assessments not yet due and payable, and any
other matters to which Buyer shall agree in writing. The form of the Special Warranty Deed to
be executed by Seller to Buyer is attached hereto as Exhibit "B".
5.2 Possession. Seller shall deliver possession of the Property to Buyer on the
Closing Date.
ARTICLE 6
REPRESENTATIONS AND COVENANTS OF SELLER
Seller represents to the best of its knowledge and agrees as follows, which
representations, warranties and agreements shall survive the close of escrow and delivery of the
Deed to Buyer:
6.1 Authori No further authorization, whether corporate, partnership, individual
or otherwise is necessary or required as a condition precedent to Seller entering into this
Page b
8601975
Agreement or performing its obligations hereunder, except for the consent of the City of Port
Arthur, which is required.
6.2 Code Requirement. To the best of Seller's knowledge, the Property, including
all improvements located thereon (if any), complies with all applicable building, health, fire,
safety and similar laws, ordinances, regulations and codes of appropriate federal, state or local
authorities.
6.3 Accuracy of Documents. To the best of Seller's knowledge, Seller represents
that all of the documents, information and records provided to Buyer by Seller in connection
with the transaction contemplated herein aze true in all material respects.
6.4 Public Improvements; Condemnation. Other than matters recorded in the
public record and listed in the Title Commitment, Seller knows of no intended or contemplated
public improvements or condemnation or of any condition of the land that will frustrate or
interfere with Buyer's intended use of the Property.
6.5 Litigation. To the best of Seller's knowledge, there are no claims, administrative
actions or lawsuits, pending or threatened, against Seller relating in any manner to the Property,
or on account of the surface or subsurface physical characteristics of the Property. To the best of
Seller's knowledge, there aze no violations, threatened or pending; of any local, state or federal .
law or regulation affecting the Property and there are no pending or contemplated assessments;
eminent domain, condemnation or other governmental takings of the Property or any part
thereof.
6.6 Hazardous Materials: Unsafe Conditions. Except as otherwise disclosed to
Buyer by Seller, Seller has received no notice from any local, state or national governmental
entity or agency or other source of any hazardous waste condition existing or potentially existing
with respect to the Property. To the best of Seller's knowledge, there has been no use, discharge,
release, generation, storage or disposal of in, on, or under the Property of any hazazdous waste,
toxic substances or related materials ("Hazardous Materials") except in accordance with
applicable law. For the purposes of this representation and warranty, Hazardous Materials shall
include but shall not be limited to, any substance, material, or waste which is or becomes
regulated by any local governmental authority, the State in which the Property is located, or the
United States Department of Transportation Hazazdous Materials Table (49 CFR 172.101) as
amended from time to time. Further Seller agrees that it will not discharge, release, use, generate,
store or dispose, or permit or suffer the discharge, release, use, generation, storage or disposal of
any Hazardous Materials above, in, on, under or azound the Property in violation of any
environmental law prior to the Closirig. Seller further warrants that to the best of its knowledge,
there is no underground storage tanks located on the Property.
6.7 Condition. From the date of Buyer's inspections through Close of Escrow, Seller
will maintain the Property in the same condition, reasonable weaz and tear excepted.
6.8 New Agreements. From and after the date hereof, Seller shall not renew, extend
or enter into any new lease or service or management contract, or other agreement that affects
601975 ~ Page 7
the- use of the Property without the prior written consent of Buyer, which consent shall not be
unreasonably withheld, conditioned or delayed.
6.9 No Leases. There are no leases, licenses, concessions, or other oral or written
agreements affecting the Property that grant to any person or entity the right of occupancy or use
thereof, except as may be disclosed in the Title Commitment or otherwise included in the Due
Diligence Materials.
6.10 Foreign Person. Seller is not a foreign person or entity under the Foreign
Investment in Real Property Tax Act of 1980, as amended, and no taxes or withholding under the
Foreign Investment in Real Property Tax Act of 1980, as amended, shall be assessed or applied
to Buyer in connection with the transaction contemplated hereby.
6.11 Closing Warranties. All warranties and representations contained in this
Agreement, except as otherwise disclosed in writing, shall be deemed to have been repeated by
Seller as of the Closing, and shall be true and accurate as of the Closing.
ARTICLE 7
TERMINATION AND DAMAGES
7.1 Termination. Except as expressly prohibited in this Agreement, in the event of
any default in this Agreement by either of the parties hereto, the other party, in addition to any
right or remedy available-hereunder, at law or in equity, shall have the right to terminate this
Agreement by written notice to the defaulting party and Escrow -Agent. If any such
termination is the result of default hereunder by Seller, then the Earnest Money and interest
accrued thereon shall be returned to Buyer: If Buyer defaults hereunder, actual damages to
Seller will be difficult to calculate but Buyer and Seller agree that the amount of the Earnest
Money designated above is a reasonable approximation thereof. Accordingly, if Buyer
defaults, Seller shall be entitled to terminate this Agreement and immediately upon such
termination by Seller, Escrow Agent shall pay to Seller, as Seller's sole remedy, the Earnest
Money, together with interest thereon, and any other monies paid on behalf of Seller. Nothing
contained in this Section shall prevent Seller from enforcing Buyer's obligations and liabilities
which survive a termination of this Agreement.
7.2 No Specific Performance. If either Buyer or Seller breaches this Agreement
prior to the Closing and, as a result, the Closing does not occur, each party waives the right to
specific performance. Each party agrees that this clause shall constitute an absolute defense to
any action filed by one .of the parties hereto against the other for specific performance. This
clause, if asserted by one of the parties hereto against. an action for specific performance, shall
enable said party to cause the action for a specific performance to be set aside at any time Hunt
tunc.
7.3 Condemnation and Casualty. If before the Closing, either party receives nonce
of any condemnation or eminent domain proceeding; any proceeding in lieu of condemnation
being initiated against the Property, or the damage or destruction of all or a part of any
improvements located at the Property, the party receiving the notice shall promptly notify the
8601975 Page 8
other party in writing of that fact. Buyer may elect to either proceed with the sale of the Property
or to terminate this Agreement within Thirty (30) days from the date that the notice is received.
If Buyer elects to proceed with the acquisition of the Property, then Buyer may, solely at its own
discretion, accelerate the Closing to any time prior to the Closing Date set forth hereinabove. If
Buyer proceeds with the purchase in accordance with the terms of this Agreement, all
condemnation and insurance. proceeds shall be paid to Buyer. If any proceeds have not been
collected as of the Closing, then all rights to those proceeds shall be assigned to Buyer at the
Closing. .
7.4 DAMAGES. SELLER AND BUYER AGREE THAT IF BUYER BREACHES
ITS OBLIGATIONS HEREUNDER, SELLER SHALL RETAIN,. AS SELLER'S SOLE AND
EXCLUSIVE REMEDY, THE AMOUNTS DEPOSITED WITH ESCROW HOLDER
PURSUANT TO THIS .AGREEMENT, TOGETHER WITH ANY ACCRUED INTEREST
THEREON AS OF THE TIME OF DEFAULT AS LIQUIDATED DAMAGES, IT BEING
AGREED THAT UNDER ALL THE CIRCUMSTANCES EXISTING AT THE TIME OF
THIS AGREEMENT, THIS PROVISION LIQUIDATING DAMAGES IN THE EVENT OF
THE BUYER'S .DEFAULT IS REASONABLE; THE DAMAGES RESULTING TO SELLER
BY REASON OF SUCH BREACH ARE NOW AND THEN WOULD BE DIFFICULT AND
IMPRACTICAL TO DETERMINE AND THAT THE BEST ESTIMATE, BASED ON ALL OF
THE CIRCUMSTANCES EXISTING ON THE DATE OF THIS AGREEMENT, OF THE
TOTAL DAMAGES THAT SELLER WOULD SUFFER IS AND SHALL BE AN AMOUNT
EQUAL TO THE SUMS DEPOSITED BY BUYER WITH ESCROW HOLDER AS OF THE
TIME OF DEFAULT. IN PLACING THEIR INITIALS IN THE SPACES PROVIDED
BELOW, THE PARTIES CONFIRM THAT THEY HAVE .READ, UNDERSTAND AND
AGREE TO THIS PROVISION.
BUYER
SELLER
7.5 Waiver. Excuse or waiver of the performance by the other party of any
obligation under this Agreement shall only be effective if evidenced by a written statement
signed by the party so excusing. No delay in exercising any right or remedy shall constitute a
waiver thereof, and no waiver by Seller or Buyer of the breach of any covenant of this
Agreement shall be construed as a waiver of any preceding or succeeding breach of the same
or any other covenant of condition of this Agreement.
ARTICLE 8
MISCELLANEOUS
8.1 Mercer. Except as otherwise expressly provided in this Agreement, the
representations, warranties and agreements of the parties contained or provided for in this
Agreement shall survive the close of escrow and delivery of the deed to Buyer.
8601975 Page9
8.2 Notices. Unless otherwise specifically provided herein, all notices, consents,
directions, approvals, instructions, requests and other communications required or permitted by
the terms hereof to be given to any person or entity shall be in writing, and any such notice shall
become effective Five (5) business days after being deposited in the mails, certified or
registered, with appropriate postage prepaid for first-class mail or, if delivered personally, by
reputable overnight courier service, or by facsimile transmission or electronic mail, when
received, and shall be directed to the address of such person or entity set forth below, or at such
other address as either party shall hereafter designate in writing and deliver to the other in
accordance with the provision of this paragraph:
Buyer at: Port Arthur Partners,. LLC
Seller at: Floyd Batiste, CEO
Port Arthur Section 4A Economic Development Corp.
4173 39`n Street
Port Arthur, TX 77640
Telephone: (409) 963-0579
Facsimile: (409) 962-4445
E-mail tbatiste(apaedc.org
Guy N. Goodson, EDC Attorney
Germer Gertz, LLP
P. O. Box 4915.
Beaumont, Texas 77704
Telephone: (409) 654-6730
Facsimile: (409) 835-2115
E-mail: ~~oodson(a?aermer.com
Escrow Holder at: BEAUMONT TITLE COMPANY
A[tn: Joseph Deshotel
275 North 18'" Street
Beaumont, Texas 77707
8.3 Authority and Execution. Each person executing this Agreement on behalf of a
party represents and warrants that such person is duly and validly authorized to do so, has full
right and authority to enter into this Agreement and all of its obligations hereunder.
8.4 Severability. The invalidity or unenforceability of any term or provision of this
Ageement or the nonapplication of any such term or provision to any person or circumstance
K601975 Page 10
shall not impair or affect the remainder of this Agreement, and the remaining terms and
provisions hereof shall not be invalidated but shall remain in full force and effect and shall be
construed as if such invalid, unenforceable, or nonapplicable provision were omitted.
8.5 Waiver or Modification. No waiver or modification of this Agreement or of any
covenant,. condition, or limitation herein contained shall be valid unless in writing and duly
executed by the party to be charged therewith. No evidence of any waiver or.modification shall
be offered or received in evidence in any proceeding, arbitration, or litigation between the parties
arising out of or affecting this Agreement or the rights or obligations of any party hereunder,
unless such waiver or modification is in writing and duly executed as aforesaid. The provisions
of this Article 8.5 may not be waived except as herein set forth.
8.6 Headings. The headings of the various Articles of this Agreement are for
convenience of reference only and shall not modify, define or limit any of the tenns,or
provisions hereof or thereof.
8.7 Parties in Interest. The terms of this Agreement shall be binding upon, and
inure to the benefit of, the parties to this Agreement and their successors and assigns. Buyer
shall not assign its rights under this Agreement without the prior written consent of Seller. No
assignment shall be to an assignee whose business purpose has not been approved by prior
written action of the Board of Directors of Seller and, as necessary, the City Council for the City
of Port Arthur, Texas. Seller shall, upon written request from Buyer, execute a Deed directly in
favor of Buyer's assignee.
8.8 Counterparts. This Agreement maybe executed by the parties hereto in separate
counterparts, each of-which when so executed and delivered shall be an original, but all such
counterparts shall together constitute but one and the same instrument.
8.9 Broker Fees. Seller disclaims liability for payment of any brokerage fees as to
the transactions specified in this Agreement.
8.10 Governing Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Texas.
8.11 Time. Time is of the essence of this Agreement.
8.12 Attorneys' Fees. In the event of any proceeding brought by either party to
enforce the terms of or arising out of this Agreement, the prevailing party shall be entitled to
recover all costs and expenses incurred in connection therewith, including reasonable attorneys'
fees.
8.13 Cooperation. Each party hereto will, upon the reasonable request of the other
party, execute, acknowledge, and deliver, or cause to be executed, acknowledged, and delivered,
such further instruments and documents as may be reasonably necessary in order to fulfill the
intents and purposes of this Agreement.
p60i 975 _ Page 11
8.14 IRC &1445. Buyer's performance hereunder is conditioned upon Seller providing
Buyer at close of escrow with all documentation required by .Internal Revenue Code Section
1445 to assure Buyer that Seller is not a "foreign person" as that term is used in Section 1445, or
in the alternative, if Seller is a "foreign person," to assure that all steps have been taken so that
Buyer will not be liable for payment of any taxes due on the proceeds of the sale.
8.15 Exchange. The parties, or either of them, shall have the right to secure a trade or
exchange of properties of like kind of the parties' respective choices (pursuant to Section 1031 of
the Internal Revenue Code as amended), as long as the obligations imposed on the other party
shall not be greater than the terms and conditions of this Agreement, nor shall such obligations
delay the Closing Date beyond that allowed by this Agreement. Nothing in this Article 8.15 shall
require either party to take title to any other real property as part of its obligation to cooperate in
any. such trade or exchange.
8.16 Entire Agreement. This Agreement constitutes and contains the entire
agreement of the parties with respect to the subject matter hereof and thereof; and supersedes any
and all. other prior negotiations, correspondence, understandings and agreements respecting the
subject matter hereof and thereof. This Agreement is executed without reliance upon any
representation by any party hereto except as expressly set forth herein. This Agreement may not
be changed orally but only by an agreement in writing signed by the party against whom
enforcement of any waiver, change, modification, extension or dischazge is sought.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement and the
Effective Date is the date. that the Escrow Holder has received, signed and dated this document
set forth below ("the Effective Date"):
Signatures on next page:
Page 12
tl601975
SELLER:-
City of Port Arthur Section 4A Economic Development Corporation
By:
President
By: Date: , 2008
Secretary
BUYER:
Port Arthur Partners, LLC
By:
President
ESCROW HOLDER:
Attn:
Telephone:
E-mail:
By:_
Title:
Date: ; 2008
Date: ~ , 2008
Date Received: , 2005
the "Effective Date"
Escrow Holder shall notify both Seller and Buyer in writing of the "Effective
Date" of this Agreement and deliver copies of the fully executed Agreement
to each.
k601975 Page 1?
EXHIBIT °°A"
TO THE AGREEMENT
(THIS IS A COPY OF THE FINAL PLAT TO THE. PORT
ARTHUR BUSINESS PARK. DESCRIBING THE LOCATION
IN WHICH PA PARTNERS IS PURCHASING. ONCE A
SURVEY IS COMPLETED, A LEGAL DESCRIPTION WILL
BE ADDED TO THIS EXHIBIT PRIOR TO EXECUTION TO
THE PURCHASE AGREEMENT AND SPECIAL WARRANTY
DEED. )
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EXHIBIT "B"
TO THE AGREEMENT
SPECIAL WARRANTY DEED
STATE OF TEXAS §
COUNTY OF JEFFERSON §
The City of Port Arthur Section 4A Economic Development Corporation, a Texas not-for-
profit economic development corporation ("Grantor") in consideration of the sum of TEN AND
NO/100 DOLLARS ($10.00) and other good and valuable consideration, to Grantor in hand paid by
Port Arthur Partners, LLC, a Texas limited liability corporation ("Grantee") the receipt of which is
hereby acknowledged, has GRANTED, SOLD and CONVEYED, to Grantee, al] that certain property
situated in the County of Jefferson, State of Texas, described as follows (the "Property"):
This conveyance is made subject to the following:
(1) easements and rights-of-way appearing of record in the office of the County Clerk of
Jefferson County, Texas;
(2) the right of Grantor and its designees to use and maintain storm water stub-outs, which
extend a few feet from the South Business Park Drive right-of-way, and serve to
connect the Property drainage system to the drainage system of the Port Arthur
Economic Development Corporation Business Park;
(3) all covenants, restrictions, and all conditions and exceptions, reservations and
conveyances of minerals and/or royalties, oil and. gas and/or mineral leases, affecting
the above described property, of record in the Office of the County Clerk of Jefferson
County, Texas, to the extent they are still in effect and relate to the above described
property;
(4) the treatment or storage of the following is prohibited:
• hazardous industrial waste, as defined by 30 Texas Administrative Code {"TAC°)
§335.1(60) (in accordance with RCRA of 1976 and 40 Code of Federal Regulations
("CFR") Part 261);
• hazardous waste, as defined by 30 TAC §335.1 (62) (in accordance with the federal
Solid Waste Disposal Ac[, as amended by RCRA, 42 United States Code §§6901 et
seq., as amended) and as determined by the procedures in 30 TAC §335.504;
• hazardous waste constituent, as defined,by 30 TAC §335.1(63) (listed in 40 CFR
Part 261, Subpart D or in Table 1 of 40 CFR §261.24); and
• tanks, drums, or containers used for shipping or storing any material that has been
listed as a hazardous constituent in 40 code of Federal Regulations (40 CFR), Part
261, Appendix VIII but has not been listed as a commercial chemical product in 40
CFR, §261.33(e) or (f);
(5) taxes on the above described property for 2008 and subsequent years not yet due and
payable; and
(6) al[ zoning laws, regulations and ordinances of municipal and other governmental
authorities, if any, but only to the extent that they aze still in effect, relating to the above
described property.
Grantor has executed and delivered this Special Warranty Deed with Vendor's Lien and has granted,
bargained, sold, and conveyed the Property to Grantee, and. Grantee has received and accepted this Special
Warranty Deed and has purchased, received, and, accepted the Property, ON AN AS-IS, WHERE IS
BASIS, WITH ALL FAULTS AND WITHOUT ANY REPRESENTATIONS OR WARRANTIES
WHATSOEVER, EXPRESS OR IMPLIED, WRITTEN OR ORAL, IT BEING THE INTENTION OF
GRANTOR AND GRANTEE TO EXPRESSLY REVOKE, RELEASE, NEGATE, AND EXCLUDE
ALL REPRESENTATIONS AND WARRANTIES, INCLUDING, BUT NOT LIMITED TO, ANY
AND ALL EXPRESS OR IMPLIED REPRESENTATIONS OR WARRANTIES AS TO (i) THE
CONDITION OF THE PROPERTY OR ANY ASPECT THEREOF, INCLUDING, WITHOUT
LIMITATION, ANY AND ALL EXPRESS OR IMPLIED REPRESENTATIONS AND WARRANTIES
RELATED TO SUITABILITY FOR HABITATION, MERCHANTABILITY, OR FITNESS FOR A
PARTICULAR USE OR PURPOSE; (ii) THE NATURE OR QUALITY OF CONSTRUCTION,
STRUCTURAL DESIGN OR ENGINEERING OF ANY IMPROVEMENTS WHICH ARE PART OF
THE PROPERTY OR WHICH SERVE THE PROPERTY (the `IMPROVEMENTS"); (iii) THE
QUALITY OF THE LABOR OR MATERIAL INCLUDED IN THE IMPROVEMENTS; (iv) THE SOIL
CONDITIONS, DRAINAGE, TOPOGRAPHICAL FEATURES OR OTHER CONDITIONS WHICH
AFFECT THE PROPERTY; (v) THE AREA, SIZE, SHAPE, CONFIGURATION, LOCATION,
CAPACITY, USE, DEVELOPMENT POTENTIAL, PURPOSE OR OTHER CHARACTERISTIC
CONCERNING OR RELATING TO THE PROPERTY; (v) ANY FEATURES OR CONDITIONS AT
OR WHICH AFFECT THE PROPERTY WITH RESPECT TO ANY PARTICULAR PURPOSE, USE,
DEVELOPMENTAL POTENTIAL, CASH FLOW, OR. OTHERWISE; -(vi) ALL. EXPRESS OR
IMPLIED REPRESENTATIONS OR WARRANTIES CREATED BY ANY AFFIRMATION OF FACT
OR PROMISE OR BY ANY DESCRIPTION OF THE PROPERTY; (vii) ANY ENVIRONMENTAL,
GEOLOGICAL, METEOROLOGICAL, STRUCTURAL OR OTHER CONDITION OR HAZARD OR
THE ABSENCE THEREOF HERETOFORE, NOW, OR HEREAFTER AFFECTING IN ANY
MANNER ANY OF THE PROPERTY; AND (viii) ALL OTHER EXPRESS OR IMPLIED
WARRANTIES AND REPRESENTATIONS BY GRANTOR WHATSOEVER, EXCEPT SOLELY
THE SPECIAL WARRANTY OE TITLE EXPRESSLY SET FORTH IN THIS DEED CONVEYING
THE PROPERTY TO GRANTEE.
TO HAVE AND TO HOLD, the said Property, together with all rights, hereditaments and appurtenances
thereto belonging, unto Grantee, its successors, heirs, and assigns forever. And Grantor does hereby bind
itself, its successors, heirs, executors, administrators, and personal representatives to WARRANT AND
FOREVER DEFEND the title to said Property unto Grantee, its successors, heirs, and assigns, against
every person whomsoever lawfully claiming or to claim the same or any part. thereof, by, through, or
under Grantor, but not otherwise.
When Grantor or Grantee or both of them are more than one (1) person, or when Grantor or Grantee or
both of them are a corporation, limited liability company, partnership, trustee, administrator, executor, or
personal representative,'this Deed shall read as though pertinent verbs, nouns, and pronouns are changed
correspondingly, and pronouns of the masculine gender where used herein shall be construed to include .
persons of the female sex. When this Deed is executed by or to or by and to a corporation, limited liability
p602057 Page 2
company or partnership, references to "heirs, executors, administrators, and personal representatives" shall
be appropriately disregarded, and when this Deed is executed by or to or by and to a natural person or
persons, references to "successors" shall be appropriately disregarded.
Grantee has joined in this Deed to evidence Grantee's acceptance of this Deed.
EXECUTED this the day of , 2008.
GRANTOR
The City of Port Arthur Section 4A Economic
Development Corporation
By:
President
By:
Secretary
Accepted by GRANTEE:
Port Arthur Partners, LLC
By:
By:
8602057 Page 3
STATE OF TEXAS §
COUNTY OF JEFFERSON §
This instrument was acknowledged before me on the _ day of 2008, by
,President of the City of Port Arthur Section 4A Economic Development Corporation,
a Texas not-for-profit corporation, on behalf of such corporation.
Notary Public, State of Texas
STATE OF TEXAS §
COUNTY OF JEFFERSON §
This instrument was acknowledged before me on the _ day of 2008, by
' Secretary of the City of Port Arthur Section 4A Economic Development
Corporation, a Texas not-for-profit corporation, on behalf of such corporation.
Notary Public, State of Texas
8602057 Page4
STATE OF TEXAS §
COUNTY OF JEFFERSON §
This instrument was aclmowledged before me on the _ day of 2008, by
of Port Arthur Partners, LLC, on behalf of such corporation.
Notary Public, State of Texas
STATE OF TEXAS ~ . §
COUNTY OF JEFFERSON §
This instrument was aclaiowl0dged before me on the _ day of 2008, by
of Port Arthur Partners, LLC, on behalf of such corporation.
Notary Public, Stale of Texas
GRANTEE'S MAILING ADDRESS:
8602057 Pages