HomeMy WebLinkAboutProperty - Acquisitions - 902 04 Acquisition Agreement with Vistoso Partners LLC, for Purchase of Property for Reclaimed Water .\1=-`-‘-E.:(--11/(1/
OQ 2-7 TOWN OF ORO VALLEY
V 1S),
11000 N.LA CANADA DRIVE
li ORO VALLEY,ARIZONA 85737
Administrative Offices(520)229-4700 Fax(520)297-0428
www.townoforovalley.com
°UNDER 1'c
r_.
May 18, 2004
Mr. Richard Maes
Vistoso Partners, LLC
1121 W. Warner Rd. Ste 109
Tempe AZ 85284
Dear Mr. Maes:
Enclosed please find a copy of Resolution No. (R)04-39 as approved by the Oro Valley
Town Council on May 5, 2004 authorizing and approving an acquisition agreement with
Vistoso Partners, LLC to purchase property for the Reclaimed Water Reservoir and
Booster Station for your records.
Thank you.
Sincerely,
,,,, , _t
),-----
Roxana Garrity, CMC
Deputy Clerk
Enc
RESOLUTION NO. (R) 04- 39
A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF
ORO VALLEY, ARIZONA AUTHORIZING AND APPROVING AN
ACQUISTION AGREEMENT WITH VISTOSO PARTNERS, L.L.C. TO
PURCHASE PROPERTY FOR THE RECLAIMED WATER RESERVOIR
AND BOOSTER STATION.
WHEREAS, the TOWN OF ORO VALLEY is a political subdivision of the State of Arizona
vested with all associated rights, privileges and benefits and is entitled to the immunities and
exemptions granted municipalities and political subdivisions under the Constitution and laws of
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the State of Arizona and the United States; and
WHEREAS, the Town selected a site that would accommodate the proposed reservoir and
booster station to serve Oro Valley reclaimed water customers; and
WHEREAS, the Town had subject site appraised by an outside appraiser and negotiated the
purchase price with Vistoso Partners, L.L.C.; and
WHEREAS, it is in the best interest of the Town to enter into the agreement, attached hereto as
Exhibit No.1 and incorporated herein by this reference (the "Agreement") with Vistoso Partners,
L.L.C.
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Council of the Town of Oro
Valley, Arizona, that the Contract between the Town of Oro Valley, Arizona, and Vistoso
Partners, L.L.C. is hereby approved.
BE IT FURTHER RESOLVED that the Mayor and any other administrative officials of the
Town of Oro Valley are hereby authorized to take such steps as are necessary to execute and
implement the terms of the Contract.
PASSED AND ADOPTED by the Mayor and Town Council of the Town of Oro Valley,
Arizona this
5th Day of May , 2004.
TOWN OF ORO V I,LEY
Paul H. Loomis, Mayor
ATTEST: APPROVED AS TO FORM:
Kat yn Cuvelier, Town Clerk Mark Lang Az, o 'ttorney
o o
o�- ti
ov
191
NDED
EXHIBIT NO. 1
Acquisition Agreement
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TOWN OF ORO VALLEY
REAL PROPERTY
ACQUISITION AGREEMENT
This Real Property Acquisition Agreement ("Agreement") is made by and between Vistoso
Partners L.L.C. (the "Owner"), and The Town of Oro Valley, a political subdivision of the State
of Arizona (the "Town").
1. Property. The Owner is the owner of a parcel of property within Oro Valley(the "Owner's
Property") as described in Exhibit A, including all improvements located thereon.
2. Fee Title. The Town has determined the need to acquire fee title to Owner's Property. In
lieu of court proceedings and further to its power of eminent domain, the Town agrees to
acquire fee title to the Property for Two-hundred nineteen thousand seven-hundred and sixty-
six dollars ($219,766.00). The Warranty Deed transferring title from Owner to the Town
shall be in substantial conformance with the Deed Form attached hereto as Exhibit B.
3. Warranty Deed. The Owner shall convey to the Town title to the Property, free and clear of
all liens and encumbrances and subject only to those matters identified in Exhibit C, by
Warranty Deed.
4. Forms. Any and all other closing documents shall be done on forms to be provided by the
Town's title company of choice.
5. Title Search. In the event the title to the Property cannot be cleared to the satisfaction of the
Town pursuant to a title search,this agreement shall be void.
6. Security Interest. Monies payable under this Agreement may be due to holders (the
"Lienholders") of certain notes secured by mortgages or deedsof trusts,up to and including
the total amount of unpaid principal, interest and penalty on the notes, if any, and shall, upon
demand by the Lienholders, be paid to the Lienholders. Owner shall obtain from the
Lienholders releases for any fee transfer for the Property.
7. Closing. Closing shall be on or before the 30th day after the date of execution of this
Agreement.
8. Environmental Representations. Owner hereby represents and warrants that, to the best of
Owner's knowledge, no pollutants, contaminants, toxic or hazardous substances,wastes or
materials have been stored, used or are located on the Property or within any surface or
subsurface waters thereof; that no underground tanks have been located on the Property;that
the Property is in compliance with all Federal, State and local environmental laws,
Page 1 of 5
regulations and ordinances; and that no legal action of any kind has been commenced or
threatened with respect to the Property.
9. Environmental Indemnification. The Town and the Owner agree that neither party is
assuming anyobligation of the other party relating to any potential liability, if any, arising
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from the environmental condition of the Property, and each party shall remain responsible for
its obligations as set forth by law.
10. Environmental Inspection Rights. Owner shall permit Town to conduct such inspections
of the Property as the Town deems necessary to determine the environmental condition of the
Property. If the investigations reveal the presence of contamination or the need to conduct
environmental clean up, Owner shall conduct the clean up of the Property adequate to bring
the Property into compliance prior to closing or the Town may terminate this Agreement. If
environmental inspection reveals possible contamination, the parties hereby mutually agree
to extend date of closing for a reasonable time for Owner to complete environmental clean
up.-
11. No Leases. Owner warrants that there are no oral or written leases on any portion of the
Property.
12. Closing Costs. Expenses incidental to transfer of title, including title reports, recording fees,
escrow fees, releases and Owners Title Insurance Policy, shall be paid 100%by Town.
13. Right of Entry. The Owner hereby grants to Town, its agents and contractors a right-of-
entry to the Property upon execution of this Agreement for the purposes of developing a
Reclaimed Water Reservoir and Booster Site.
14. No Sale. Owner shall not sell or encumber the Property before closing.
15. Conflict of Interest. This Agreement is subject to A.R.S. 38-511 which provides for
cancellation of contracts by The Town of Oro Valley for certain conflicts of interest.
16. Survival of Representation and Warranties. All representations and warranties contained
herein shall survive the closing.
17. Entire Agreement. This signed document shall constitute the entire Agreement between the
parties and no modification or amendment to this Agreement shall be binding unless in
writing and signed by both parties. The performance of this Agreement constitutes the entire
consideration by Town, including all just compensation and severance damages to the
remainder property and shall relieve the Town of all further obligation or claims relating to
Property.
Page 2 of 5 1
TOWN OF ORO VALLEY
BY: 0)„,,g ::=7 g_____ 16 fr.- ------------____
Mayor Owner
DATE. S/Ve;/ DATE: 3-31-011
ATTEST:
BY:
T Y4Clerk
Oro Valley, Arizona 85737
REVIEW AS TO FORM:
BY: r. —
Town Attorne.PPOPPF
DATE: S /?'
STATE OF ARIZONA )
) ss:
COUNTY OF PIMA )
2004,before me the subscriber personallyappeared
T.Vg.tutem On this 3O"day of pp
W /Goiui't&e ,to me known and known by me to be the person who executed
the within Agreement and(s)he duly acknowledged to me that (s)he executed the same.
NOTARY
0.1-F,--iie,
a STATE OF ARIZONPUBLICA /01,-fia)'\-MARICOPA COUNTY
" .�;` KARLA WILSON
My Commission Expires Nov.28,2005"
Notary
My Commission Expires: /frfOS
Page 3 of 5
EXHIBIT A
PROPERTY IDENTIFICATION
The subject"larger parcel" p is comprised of 63.40 acres located on the northeast corner of Rancho
Vistoso Boulevard and the Moore Road alignment, and is legally describe-d as follows:
of Section 25, Township11 South, Range 13 East, G&SRB&M, Pima
Irregular portion
County, Arizona, lying easterl of Rancho Vistoso Boulevard.
OWNERSHIP
According to Pima County Assessor's records, as of the date of value, title to the subject larger
parcel was vested in
the name of Vistoso Partners LLC,as evidenced by a Trustee's Deed recorded
• February 25, 1994 in Docket 9737 at Page 1102, in the Office of the Pima County Recorder.
ascertain whether or not the property is or recently has been listed by calling Judy
We attempted to p P
Windisch,, property manager er of Vistoso Partners. We left two messages at her office telephone
..� g
r in Scottsdale: (480) 831-2000. To date, we have not heard back from her.
numbe
Page 8
Pima Co Y
EXIHIBT A •
•
•
Nik
Streets
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Streets All ,-..,."•.
•
•
Streets -Major-With Names •
� . . ,Parcels .o
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*4%4%i- ,�. tt .,= . :;A_.::: : sub ect
Parcels (Landbase) ._; �.`.. . J
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EXHIBIT .B - •
PUMP STATION DESCRIPTION
Note that the distances sho'wn within this description are on grid,Arizona.State Plane N -
' 83,�� Match 1�Tnu nr�n�r�r� for the l��-r, Tynl7..�.77....x..:__�Wer�- �.. ...-,n r-eNa-ed ,��v �.c Rclaimed ripe-sae, For ground
distances, multiply by 11,00014315.
A parcel for use as a pump station and other facilities located within Section 25, Township 11 South,
' Range 13 East,Gila and Salt River Meridian, Pima County,Arizona, described as follows:
Commencing at a brass disc in concrete at the intersection of the center line of Rancho Vistoso
Boulevard and Woodshade Road as shown on Rancho Vistoso,Parcels K and L' Neighborhood 10,
a subdivision of Pima County,Arizona, as recorded in Book 46 of Maps and Plats, page 25 in the
Office of the Recorder of said Pima County;
Thence North 5T 22' 47"East 625.00 feet to the Point of 13eginning;
Thence South 3T 37' 13"East 352.00 feet;
•
• Thence South 57'22'47"West 245.68 feet;
Thence North 32'37' 13"West 308.32 feet; _
Thence South 57'22'47" West 129.15 feet;
Thence North 32' 37' 13" West 43.68 feet;
- Thence North.57'22'47"East 374:83 feet to the Point Of Beginning; -
Containing 92,120 square feet or 2.11 acres, more or less.
c�131$7 .\ �
Revised February6,-2004
ALAN
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PN NS
S,216
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EXHIBIT B
. 1 ASEV NT P SCRTPTTON
Easeme it for the Oro Valley Reclaimed Water-Pipeline. •
Nate that the distances shown within this description are on-grid,.Arizona State Plane NM)
83,to match plans prepared for the Oro Valley Reclaimed.Water Pipeline.For ground
s► Multiply T--- i1lyil Orf 1
u J LaUL es,1 ultipl by 1.0001`�.J 15.
A Permanent Utility easement, 20 feet in width,located within Section 25, Township 11 South,
Range 13 East, Gila and Salt River Meridian, Pima County,Arizona,the centerline of which is
described as follows:
Commencingat a brass disc in concrete at the intersection of the center line of Rancho Vistoso. •
i
n r.-ievar •3T,r1 �/,,cA i Ae R ciA o o chnnm ,Rn-nrl1A VTt etnen Y ai e)' T� srnd T. Mi c, r4nMM 1 fl
`/L11V 1l'Jl�.l i.iltl )1 V�.l✓i1LtV 1LV<A 4► kV VL1V•7).•Y\ rt .v��v • +u�v.sv,�w�.►.r�v��w.aw��' �� •w�r.y.���- 7
a subdivision of Pima County, Arizona, as recorded in Book 46 of Maps and Plats,page 25 in the
Office of the Recorder of said Pima County;
Thence aiong the centerline of said Rancho Vistoso Boulevard, South 32*37' 09" East 1275.98 feet;
Thence North 55' 58' 14"East 75.02 feet to the Northeasterly right of way line of said Rancho
Vistoso Boulevard and the Point of Beginning at Station 323+99.89;
. Thence continuing North 55' 53' 14" East 326.52 feet to an angle point at Station 327+26A1;
Thence North 25' 21'56" East 153.81 feet to an angle point at Station 328+80.22;
Thence North 06' 46'46"East 10224 feet to an angle point at Station 329+82.46;
Thence North 21' 52'40" West 188.31 feet to an angle point at Station 331+70.77;
Thence North 68' 38'00" East 10,00 feet to Station 331+80;77 and the terminus of said easement;
The side lines of said easement to be extended or shortened to intersect the right of way line of
Rancho Vistoso Boulevard;
Containingl 5,619 square feet or 0.36 acres,more or less.
utU645)
04311874(2
ALAN W.
STEPHENS
- Revised January 22,2004e
1/22.4
Sbned
15/
NAS.
.I . -
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EXHIBIT B- -
•
EASEMENT DESCRIPTION
Easement for?the Oro Valley Reclaimed Water Pipeline.
Note that the
distances shown within this description are on grid,ArizOna State Plane NA] .
83,to matchplans prepared for the Oro Valley Reclaimed Water Pipeline.For ground
P P
distances, multiply by 1.00014315.
A PermanentUtilityeasement, 20 feet in width;located within Section 25, Township 11 South,
. Range 13 East Gila and Salt River Meridian,Pima County,Arizona,the centerline of which is
described as follows: .
Commentingat a brass disc in concrete at the intersection of the centerline of Rancho Vistoso•
• Neighborhood 10
Boulevard azad Woodshade Road as shown on Rancho Vistoso,Parcels K and L,No ,
/�. ■ ' � ri � K�hV /�4 f1T �/1�]?1O O!'1� Plats, TOrTi� /�1 yT1 f�LS
a subdivision rai-P.ra Couv►t i A iri z/1�1A las rI�coT O 17.1 1 V of MaVs and �./agY
Q Vl.t 1.1»�County,r�t-1.i1.c.vuu,las 1�..vV1 uVbi Jtir.R.+..�v�./•t 1a V �y �� W--
Office of the Recorder of said/ Pima County;
Rancho Vistoso Boulevard,
Thence along the centerline of said South 32* 37' 09" East 1275.98 feet;
Thence North 55° 58' 14"East 75.02 feet to the Northeasterly right of Way line of said Rancho
Vistoso Boulevard at Station 323+99.89;
Thence continuing North 55° 58' 14"East 326.52 feet to an angle point at Station 327+26.41; .
Thence North 25' 21'56" East 153.81 feet to an angle point at Station 328+80.22; .
Then6e North 06° 46'46"East 10124 feet to an angle point-at Station 329+82.46
Thence Nor"-21° 52+40" Xes+ 188.31 fee+ towangle point at S+-4-1/4-)-- 331±7n.77,
Thence North 68' 38' 00" East 10.00 feet to Station 331+80.77 and the Point of Beginning;
- t
Cori tit ued
•
EXHIBIT B .• .
•
•
•
Easemnt,continued . .
ort�h 68 38 00"Fast 150,81 feet to an angle point at Station 333+31:58;
Thence cor�t�nu�.g�
Fri 1 T �7 nlZa r1t1 i t'Z1! East. i Ofd ,4 0 �`...+.i 1.. .�.�.,..L..point of fri+i•,- �-�-/1 f/'
I L1CLI.X INL)1 L11 LU UJ .77 L'2 31 1 Q7•`rQ L UL LU an u,Ulgiv point at tatic ..1-4-5 '21.v 1;
Thence North 44 24'33" West 290.08 feet to an angle point at Station 338+11.15; .
Thence North 78' 06'79„ West 138.21 feet to an angle point at Station 339+49-,35;-
.~ ..�" •.., to- fw est 56.63 feet ro an angle point di St do .�J"i0+015.98;
1 Hence South �� .�1 �
47" West 73.55 feet to an angle�oint at Station 340+79.53;
Thence North 89 05'
Thence North 55' 27'29" West 66.42 feet to an angle point at Station 341+45.95; .
• Thence South 79 02' 51" West 30.25 feet,more or less,to the intersection with:Southeasterly line
of a pump station and the terminus of sai.d.easement,the side lines being extended or shortened to•
intersect a bearing of South 5T 22'47" West;
Containing 19,907 square feet or 0.46 acres,more or less.
c 13187
• ALAN W
. S;
STEPHENS
0S�9fled
•
1 -417/
, ,
•
•
Revised January 22,2004 • -- - -• -
•
•
WARRANTY DEED
For good consideration, I • of Rancho
Vistoso LLC., County of Pima, State of Arizona,hereby bargain, deed and convey to the
Town of Oro Valley, County of Pima, State of Arizona,the land described as attached
hereto in Exhibit ()and incorporated herein by this reference, located in Pima County,
free and clear with WARRANTY COVENANTS; to wit:
[Enter Covenants Here]
Grantor, for itself and its heirs,hereby covenants with Grantee, its heirs, and assigns,that
Grantor is lawfully seized in fee simple of the above-described premises; that it has a
good right to convey; that the premises are free from all encumbrances;that Grantor and
its heirs, and all persons acquiring any interest in the property granted, through or for
Grantor will, on demand of Grantee or its heirs or assigns, and at the expense of Grantee,
its heirs or assigns, execute and instrument necessary for the further assurance of the title
to the premises that may be reasonably required; and that Grantor and its heirs will
forever warrant and defend all of the property so granted to Grantee, its heirs, against
every person lawfully claiming the same or any part thereof.
Being the same property conveyed to the Grantors by deed of
, dated , 20
WITNESS the hands and seal of said Grantors this day of , 20
•
Grantor
Grantee
STATE OF ARIZONA )
ss.
County of Pima )
On ,20 ,known to me to be the person whose name is •
subscribed to within the instrument,personally appeared before me and acknowledged that
he/she executed the same for the purposes contained.
Given under my hand and seal on 20
•
Notary
My Commission Expires:
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ATTACHMENT
Appraisal
r
G.H. GARCIA CONSULTING, INC.
3444 NORTH COUNTRY CLUB ROAD #100
TUCSON, ARIZONA 85716
PHONE (520) 326-2200
FAX (520) 326-0773
G2garcia@msn.com
Valuation Report
of that 63.40-acre, more or less, property
located on the northeast corner of
Rancho Vistoso Boulevard
and the Moore Road alignment,
} Oro Valley, Pima County, Arizona
}
As of
January 23, 2004
For: Mr. David F. Ruiz
Engineering
Division Administrator
Town of Oro Valley Water Utility
By: Mr, George Garcia
Arizona Certified General Real Estate Appraiser
Certificate #30297
G.H. GARCIA CONSULTING, INC.
Real Estate Appraisers
Right of Way Acquisitions and Relocations
3444 N. Country Club Rd., Suite 100
Tucson,AZ 85716
Telephone: (520) 326-2200
Facsimile: (520) 326-0773
Our File Number 1164-04
February 24, 2004
Mr. David F. Ruiz
Engineering Division Administrator
Town of Oro Valley Water Utility
11000 N La Canada Drive
Oro Valley AZ 85737
Dear Mr. Ruiz: •
In accord with your request, I have estimated the market value of that 63.40-acre property located
the
on northeast corner of Rancho Vistoso Boulevard and the Moore Road alignment,Oro Valley,
Pima County,Arizona. The ownership and legal description ofthis property are set forth within this
report.
purpose The u ose of this Complete Appraisal Report is to estimate the market value of the subject
property as of January 23, 2004,the date of inspection. The function is for potential acquisition of
a 2.11-acre(92,120-square-foot)portion ofthe property in fee for use as a pump station,along with
_1_
a 0.36-acre (15,619-square-foot) easement for the Oro Valley Reclaimed Water Pipeline, and a
0.46-acre (19,907-square-foot) easement, also for the Oro Valley Reclaimed Water Pipeline.
identification purposes,the subject larger er parcel,containing approximately 63.40 acres,will be
For ident�fi p rp g
Parcel A. The proposed 2.11-acre(92,120-square-foot),more or less,proposed fee take will
called p p
known as Acquisition B. The proposed 0.3 6-acre(15,619-square-foot)utility easement will be
be � p p
called Acquisition C. The proposed 0.46-acre(19,907-square-foot)utility easement will be called
Acquisition D.
�
This report details physical and non-physical factors relevant to the subject property. Information
p pY p
about the neighborhood in which the property is located,the site,highest and best use,and valuation
methods and techniques are discussed in this report.
}
This report has been prepared for Mr. David Ruiz, Engineering Division Administrator, Town of
Oro ValleyWater Utility. This report or any portion thereof is for the exclusive use of the client,
Y
for the above-stated purpose and
and others in connection with this
its placement agent, appraisal
and is not intended to be used, given, sold,transferred,or relied upon by any persons other
function, b
than the client without the prior, express written permission of the author, as set forth within the
limiting conditions.
. In order to estimate the market value of the subject property, I have gathered a number of
comparable sales within the
subject and surrounding areas. Based upon these, and the data and
-ii-
•
discussions contained in this report, the following was indicated as of January 23, 2004:
•
ESTIMATED MARKET
VALUE OF PARCEL A, THE LARGER SUBJECT PARCEL,
Q
BEFORE THE ACQUISITIONS $5,523,408,00
ESTIMATED MARKET VALUE OF ACQUISITION B,A FEE TAKE
FOR A PUMP STATION $184,524.00
ESTIMATED MARKET VALUE OF ACQUISITION C,
A UTILITY EASEMENT $15,619.00
• ESTIMATED MARKET VALUE OF ACQUISITION D,
A UTILITY EASEMENT . . $19,907.00
TOTAL ESTIMATED MARKET VALUE OF ACQUISITIONS . . . . . . . . . . $219,766.00
DUE TO AC
SEVERANCE DAMAGESUISITIONS $0.00 Q
ESTIMATED MARKET VALUE OF PARCEL A
AFTER THE ACQUISITIONS $5,303,642.00
•
Thisvaluation is subject to and assumes the following conditions: 1) cash terms of sale;2)the size
ofthe subject being 63.40 acres,more or less,as abstracted from the Rancho Vistoso Planned Area
Development being correct and reliable;3)the size of the part to be acquired in fee being 2.11 acres
W.(92,120 square feet),
as determined byAlan Stephens, R.L.S., dated January 22, 2004 and
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provided bythe Town of Oro Valleybeing correct and reliable; and, 4) the sizes of the utility
square feet),to be acquired being 0.36 acres(15,619 q and 0.46 acres(19,907 square feet),
as determined byAlan W. Stephens, R.L.S., dated January 22, 2004 and provided by the Town of
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Oro Valley being correct and reliable.
CHANGES IN ANY OF THE ABOVE CONDITIONS MAY AFFECT TH N1 ESTIMATED
MARKET VALUE OF THE SUBJECT PROPERTY OR THE PROPOSED
ACQUISITIONS.
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Your attention is invited to the data and discussions contained in this report and to the exhibits,
which are pertinent.
I, George H. Garcia, have
I hereby certify thatginspected the subject property;that my fee was not
upon contingent the value estimate contained herein; and that I have no interest, present or
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prospective, the property appraised. Furthermore,I CERTIFY THAT, TO THE BEST OF MY
in
KNOWLEDGE AND BELL HF,the statements of fact contained in this report are true and correct,
subject to the assumptions, limiting conditions, and certification that are made a part of this report.
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}
Respectfully Submitted,
Al(
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GE•RGE . GARCIA
ARIZONA CERTIFIED
GENERAL REAL ESTATE APPRAISER
CERTIFICATION NO. 30297
}
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