HomeMy WebLinkAboutContract 53896 Contract# �J 3$—1
C�
CONTRACT OF SALE AND PURCHASE
THIS CONTRACT OF SALE AND PURCHASE ("Contract") is made and entered into by and between
the CITY OF FORT WORTH, TEXAS, a home rule Municipal Corporation of the State of Texas, acting
by and through its duly authorized City Manager or Assistant City Manager('Purchaser") and Viola M.
Noble ("Seller"),as ofthe date on which this Contract is executed by the last to sign of Seller and Purchaser
("Effective Date").
AGREEMENT
In consideration of the mutual covenants in this Contract, Seller and Purchaser agree as follows:
Section 1. Sale and Purchase.
(a) Seller agrees to sell and convey to Purchaser and Purchaser agrees to purchase and accept
from Seller,on and subject to the terms and conditions set forth in this Contract approximately.4077 acres
of land known as Woodhaven Country Club Estates Block 27 Lot 5,Tarrant County, Texas(also known
as 913 High Wood Trail, Fort Worth, Texas) (the "Land"), together with (i) all buildings, fixtures,
structures and improvements thereon;(ii)any strips or gores between the Land and all abutting properties;
(iii)all roads,alleys,rights-of-way, easements, streets and ways adjacent to or serving the Land and rights
of ingress and egress thereto, whether surface, subsurface or otherwise; (iv)any land lying in the bed of
any street, road or access way, opened or proposed, in front of, at a side of or adjoining the Land,to the
centerline of such strdet,road or access way;(v)all of Seller's rights,titles and interest,if any,in and to all
water rights or any kind or character pertaining to the Land; and (vi) all licenses, interests, and rights
appurtenant to the Land. The Land and Items(i)-(vi)are collectively referred to as the"Property".
(b) Seller shall convey the Property to Purchaser free and clear of all liens,claims,easements,
rights-of-way, reservations, restrictions, encroachments, tenancies, and any other encumbrances
(collectively,the"Encumbrances")except the Encumbrances appearing in the Title Commitment and the
Survey (hereinafter defined) that are not cured and that are subsequently waived pursuant to Section 3
("Permitted Encumbrances").
(c) Notwithstanding anything to the contrary, Seller hereby retains and reserves from this
conveyance(and the Property does not include)for itself,and its successors and assigns,any and all interest
in any and all oil,gas and other minerals in,on,or under the Land;provided,however,Seller hereby waives
and relinquishes access to any use of the surface of the Property.
Section 2. Independent Contract Consideration and Purchase Price.
(a) Contemporaneously with the execution of this Contract, Purchaser delivers to Seller a
check in the amount of$50.00("Independent Contract Consideration")as independent consideration for
Seller's execution,delivery and performance of this Contract. This Independent Contract Consideration is
in addition to and independent of any other consideration or payment provided for in this Contract,is non-
refundable,and shall be retained by Seller notwithstanding any other provision of this Contract; however,
upon Closing(as hereinafter defined),the Independent Contract Consideration shall be applied as a credit
toward the Purchase Price(as hereinafter defined).
(b) The purchase price("Purchase Price")for the Property,payable by Purchaser to Seller at
Closing(as hereinafter defined),is Two Hundred Fifty-Five Thousand and 00/100 DOLLARS
($255,000.00).
FT. WORTH,TX
Section 3. Title Commitment and Survey.
(a) Within 15 business days after the Effective Date,Purchaser shall obtain at Purchaser's sole
cost and expense,a Commitment for Title Insurance("Title Commitment")from Alamo Title Company,
2900 S. Hulen, Suite 30, Fort Worth,Texas 76109,Telephone: 817-921-1215,Attention: LaVonne Keith
(the "Title Company"). The Title Commitment shall be effective as of a date which is on or after the
Effective Date,showing Seller as the record title owner of the Land,and shall show all Encumbrances and
other matters, if any, relating to the Property. The Title Company shall also deliver contemporaneously
with the Title Commitment legible copies of all documents referred to in the Title Commitment, including
but not limited to,plats,reservations,restrictions,and easements.
(b) Purchaser may obtain a survey of the Property ("Survey") at Purchaser's sole cost and
expense. The Survey shall consist of a plat and field notes describing the Property,prepared pursuant to a
current on-the-ground staked survey performed by a registered public surveyor or engineer satisfactory to
Purchaser and Title Company. The Survey shall (i) be certified to Purchaser, its successors and assigns,
and Title Company, (ii) reflect the actual dimensions of and the total number of square feet within the
Property net of any portion thereof lying within a publicly dedicated roadway or a utility easement, (iii)
identify any rights-of-way, easements, or other Encumbrances by reference to applicable recording data,
and(iv) include the Surveyor's registered number and seal and the date of the Survey. The description of
the Property prepared as a part of the Survey will be used in all of the documents set forth in this Contract
that require a legal description of the Property.
(c) Purchaser shall have a period of time ("Title Review Period") commencing on the
- Effective Date and ending 15 business days after the Effective Date in which to notify Seller in writing of
any objections("Objections")Purchaser has to any matters shown on the Title Commitment or the Survey.
(d) Seller shall have the option,but not the obligation,to remedy or remove all Objections(or
agree irrevocably in writing to remedy or remove all such Objections at or prior to Closing) during the
period of time (the "Cure Period") ending on the tenth business day after Seller's receipt of Purchaser's
notice of such Objections. Except to the extent that Seller cures, or agrees in writing to cure, such
Objections during the Cure Period,Seller shall be deemed to have elected not to cure such matters. If Seller
is, or is deemed to be, unable or unwilling to remedy or cause the removal of any Objections (or agree
irrevocably to do so at or prior to Closing) within the Cure Period,then either(i)this Agreement may be
terminated in its entirety by Purchaser by giving Seller written notice to such effect during the period of
time (the "Termination Period") ending on the fifth business day following the end of the Cure Period,
and the parties shall be released of further obligations under this Agreement; or(ii) any such Objections
may be waived by or on behalf of Purchaser,with Purchaser to be deemed to have waived such Objections
if notice of termination is not given within the Termination Period. Any title encumbrances or exceptions
which are set forth in the Title Commitment or the Survey and to which Purchaser does not object within
Title Review Period(or which are thereafter waived or deemed to be waived by Purchaser)shall be deemed
to be permitted exceptions(the "Permitted Exceptions")to the status of Seller's title to the Property.
(d) Any other provision herein to the contrary notwithstanding,(i)all exceptions disclosed in
the Title Commitment(or any subsequent commitment) which arise on or after the Effective Date of this
Agreement and are not attributable to actions by Purchaser and (ii) all Objections that Seller agrees in
writing to cure at or prior to Closing(collectively,the "Mandatory Cure Items")shall be satisfied,cured
or removed by Seller,at Seller's sole cost and expense,at or prior to Closing.
Section 4. Due Diligence Documents. Within 5 business days after the Effective Date, Seller
shall deliver to Purchaser for Purchaser's review(i)any and all tests, studies and investigations relating to
the Property and the operation and maintenance thereof, including, without limitation, any soil tests,
engineering reports or studies, and any Phase I or other environmental audits, reports or studies of the
Property;(ii)any and all information regarding condemnation notice(s),proceedings and awards affecting
the Property; and (iii) all proposed or existing private covenants, conditions and restrictions, of which the
Property will be a part and any other private agreements affecting the use or development of the Property.
Section 5. Tests. Purchaser,at Purchaser's sole cost and risk,shall have the right to go on to
the Property, including the Improvements, to make inspections, surveys, test borings, soil analysis, and
other tests,studies and surveys,including without limitation,environmental and engineering tests,borings,
analysis, and studies ("Tests"). Any Tests shall be conducted at Purchaser's sole expense. At the
conclusion of the Tests,the Property will be restored by Purchaser, at Purchaser's sole expense,to at least
a similar condition as before the Tests were conducted. In the event this transaction does not close for any
reason whatsoever,the Purchaser shall release to Seller any and all independent studies or results of Tests
obtained during the Option Period(as defined below).
Section 6. Option Period.
(a) Notwithstanding anything to the contrary contained in this Contract,until 60 days after the
Effective Date("Option Period"),the following is a condition precedent to Purchaser's obligations under
this Contract:
Purchaser being satisfied in Purchaser's sole and absolute discretion that the Property is
suitable for Purchaser's intended uses, including, without limitation, Purchaser being
satisfied with the results of the Tests(defined in Section 5 above).
(b) If Purchaser is not satisfied in Purchaser's sole and absolute discretion as to'the condition
precedent described in Section 6(a)above,Purchaser may give written notice thereof to Seller on or before
the end of the Option Period,whereupon this Contract shall terminate. Upon such termination,the Contract
will terminate,and neither party shall have any further rights or obligations under this Contract.
(c) The provisions of this Section 6 control all other provisions of this Contract.
(d) The parties agree that the Option Period will not be extended upon expiration without a
written amendment signed by both parties.
Section 7. Closing Deadline. The closing ("Closing") of the sale of the Property by Seller to
Purchaser shall occur through the office of the Title Company on or before 30 days after the expiration of
the Option Period.
Section 8. Closing.
(a) At the Closing, all of the following shall occur, all of which are deemed concurrent
conditions:
(1) Seller, at Purchaser's sole cost and expense, shall deliver or cause to be delivered
to Purchaser the following:
(i) A Special Warranty Deed("Deed"),fully executed and acknowledged by
Seller,conveying to Purchaser good and indefeasible fee simple title to the
Property subject only to the Permitted Encumbrances, but containing a
reservation of the mineral rights, with the precise form of the Deed to be
determined pursuant to Section 10 below;
(ii) A Non-Foreign Person Affidavit, in form and substance reasonably
satisfactory to Purchaser, fully executed and acknowledged by Seller,
confirming that Seller is not a foreign person or entity within the meaning
of Section 1445 of the Internal Revenue Code of 1986,as amended;
(iii) Evidence of authority to consummate the sale of the Property as is
contemplated in this Agreement or as Purchaser or the escrow agent may
reasonably request;and
(iv) Any other instrument or document necessary for Title Company to issue
the Owner Policy in accordance with Section 8(a)(3)below.
(2) Purchaser, at Purchaser's sole cost and expense, shall deliver or cause to be
delivered to Seller through the Title Company federally wired funds or a certified or
cashier's check or such other means of funding acceptable to Seller,in an amount equal to
the Purchase Price,adjusted for closing costs and proration's.
(3) Title Company shall issue to Purchaser, at Purchaser's sole cost and expense, an
Owner Policy of Title Insurance("Owner Policy")issued by Title Company in the amount
of the Purchase Price insuring that, after the completion of the Closing, Purchaser is the
owner of indefeasible fee simple title to the Property, subject only to the Permitted
Encumbrances, and the standard printed exceptions included in a Texas Standard Form
Owner Policy of Title Insurance; provided, however, the printed form survey exception
shall be limited to "shortages in area,"the printed form exception for restrictive covenants
shall be deleted except for those restrictive covenants that are Permitted Encumbrances,
there shall be no exception for rights of parties in possession, and the standard exception
for taxes shall read: "Standby Fees and Taxes for the year of Closing and subsequent years,
and subsequent assessments for prior years due to change in land usage or ownership';
(4) Purchaser shall pay all respective attorneys'fees.
(5) Purchaser shall pay all recording fees and any other closing costs as set forth by
the Title Company.
(6) The parties shall each execute a Temporary Residential Lease, in the form
attached hereto as Exhibit`B".
(b) Purchaser will qualify for exemption from ad valorem taxation for the Property,and no ad
valorem taxation shall accrue after the date of Closing. Therefore, any ad valorem taxes assessed against
the property for the current year shall be for the period of time the Property was owned by Seller,and based
on estimates of the amount of taxes that will be due and payable on the Property during the current year,
Seller shall pay for any taxes and assessments applicable to the Property up to and including the date of
Closing. As soon as the amount of taxes and assessments on the Property for the current year is known,
Seller shall pay any additional amount of taxes to be paid for any taxes and assessments applicable to the
Property up to and including the date of Closing. The provisions of this Section 8(b)survive the Closing.
(c) Upon completion of the Closing, Seller shall deliver possession of the Property to
Purchaser,free and clear of all tenancies and title encumbrances of every kind except those disclosed in
the Permitted Encumbrances.
Section 9. Seller's Representations. Seller hereby represents and warrants to Purchaser, as of the
Effective Date and as of the Closing Date, except as otherwise disclosed in written notice from Seller to
Purchaser at or prior to Closing,that:
(a) Seller's Authority. This Contract has been duly authorized by requisite action and is
enforceable against Seller in accordance with its terms;neither the execution and delivery
of this Agreement nor the consummation of the sale provided for herein will constitute a
violation or breach by Seller of any provision of any agreement or other instrument to
which Seller is a party or to which Seller may be subject although not a party, or will
result in or constitute a violation or breach of any judgment,order,writ,junction or decree
issued against or binding upon Seller or the Property;
(b) No Pending Proceedings. There is no action, suit, proceeding or claim affecting the
Property or any portion thereof, or affecting Seller and relating to the ownership,
operation,use or occupancy of the Property,pending or being prosecuted in any court or
by or before any federal, state, county or municipal department, commission, board,
bureau or agency or other governmental entity and no such action, suit, proceeding or
claim is threatened or asserted;
(c) Seller is Not a Foreign Person. Seller is not a foreign person or entity as defined in
Section 1445 of the Internal Revenue Code of 1986, as amended, and Purchaser is not
obligated to withhold any portion of the Sales Price for the benefit of the Internal Revenue
Service;
(d) No Insolvency Proceedings. No attachment, execution, assignment for the benefit of
creditors, receivership, conservatorship or voluntary or involuntary proceedings in
bankruptcy or pursuant to any other debtor relief laws is contemplated or has been filed
by or against Seller or the Property,nor is any such action pending by or against Seller or
the Property;
(e) Contract Obligations.Except as otherwise disclosed in the Title Commitment,no lease,
contract or agreement exists relating to the Property or any portion thereof which is not
terminable at will or upon not more than 30 days'prior notice except tenant leases;
(f) No Competing Rights. No person, firm or entity, other than Purchaser,has any right to
purchase, lease or otherwise acquire or possess the Property or any part thereof;
(g) No Regulatory Violations. The Property is not in breach of any law, ordinance or
regulation,or any order of any court or any federal;state,municipal or other governmental
department, commission, board, bureau, agency or instrumentality wherever located,
including, without limitation, those relating to environmental matters and hazardous
waste, and no claim, action, suit or proceeding is pending or, to the best of Sellers
knowledge and belief and after due inquiry, threatened against or affecting Seller or
affecting the Property,at law or in equity,or before or by any federal,state,municipal or
other governmental department, commission, board, bureau, agency or entity wherever
located, with respect to the Property or the Seller's present use and operation of the
Property;and
(h) No Hazardous Materials. To the best of Seller's knowledge, (i) all required federal,
state and local permits concerning or related to environmental protection and regulation
for the Property have been secured and are current; (ii) Seller is and has been in full
compliance with such environmental permits and other requirements regarding
environmental protection under applicable federal, state or local laws, regulations or
ordinances; (iii)there is no pending action against Seller under any environmental law,
regulation or ordinance and Seller has not received written notice of any such action or
possible action; (iv) there is not now, nor has there been in the past, any release of
hazardous substances on,over,at,from,into or onto any facility at the Property,as such
terms are understood under the Comprehensive Environmental Response,Compensation
and Liability Act; and (v) Seller does not have actual knowledge of any environmental
condition,situation or incident on,at or concerning the Property that could reasonably be
expected to give rise to an action or to liability under any law,rule,ordinance or common
law theory governing environmental protection.
Seller acknowledges that Purchaser has relied and will rely on the representations and warranties of Seller
in executing this Agreement and in closing the purchase and sale of the Property pursuant to this Agreement,
and Seller,during the term of this Agreement,agrees to notify Purchaser promptly in the event that Seller
obtains knowledge of any change affecting any of such representations and warranties, in which event
Purchaser shall be entitled to exercise the remedies set forth in Section 14 hereof. Until and unless Seller's
warranties and representations shall have been qualified and modified as appropriate by any such additional
information provided by Seller to Purchaser, Purchaser shall continue to be entitled to rely on Seller's
representations and warranties set forth in this Agreement, notwithstanding any contrary information
resulting from any inspection or investigation made by or on behalf of Purchaser. All of Seller's
representations and warranties,as so qualified and modified, shall survive Closing.
Section 10. Seller's Covenants.
(a) Updating of Information. Seller acknowledges that Purchaser will rely upon the Title
Commitment, Survey, Due Diligence documents and other materials delivered by Seller to
Purchaser hereunder to satisfy itself with respect to the condition and operation of the Property,
and Seller agrees that,if Seller discovers that the information contained in any of the materials
delivered to Purchaser hereunder is inaccurate or misleading in any respect, then Seller shall
promptly notify Purchaser of such changes and supplement such materials.
(b) Prohibited Activities. During the term of this Agreement, Seller shall not, without the prior
written consent of Purchaser, which consent Purchaser shall have no obligation to grant and
which consent, if granted, may be conditioned in such manner as Purchaser shall deem
appropriate in the sole discretion of Purchaser: (i)grant any licenses,easements or other uses
affecting any portions of the Property; (ii) permit any mechanic's or materialman's lien to
attach to any portion of the Property;(iii)place or permit to be placed on,or remove or permit
to be removed from,the Property any trees,buildings,structures or other improvements of any
kind;(iv)excavate or permit the excavation of the Property or any portion thereof;or(v)enter
into any written leases or verbal rental agreements for any duration affecting any portions of
the Property.
(c) Cooperation in Permitting Activities. During the term of this Agreement, Seller will
cooperate with Purchaser in such manner and at such times as Purchaser may request in
obtaining subdivision, zoning or rezoning, site plan development, building permit and other
approvals required for Purchaser's proposed use, including without limitation, signing such
applications for such approvals and other instruments as may be required or authorizing
Purchaser to sign such applications or instruments as Seller's agent or both. Purchaser shall
bear the costs and expenses of obtaining all such approvals except for attorneys'fees that Seller
may consider necessary in connection with reviewing such applications and instruments,which
shall be borne solely by Seller.
Section 11. Agents. Seller and Purchaser each represent and warrant to the other that it has not
engaged the services of any agent,broker,or other similar party in connection with this transaction.
Section 12. ClosinI4 Doc mentrs. No later than 3 business days prior to the Closing, Seller shall
deliver to Purchaser copies of the closing documents(including but not limited to the Deed)for Purchaser's
reasonable right of approval.
Section 13. Notices.
(a) Any notice under this Contract shall be in writing and shall be deemed to have been served
if(i) delivered in person to the address set forth below for the party to whom the notice is given, (ii)
delivered in person at the Closing(if that party is present at the Closing), (iii) placed in the United States
mail,return receipt requested,addressed to such party at the address specified below,or(iv)deposited into
the custody of Federal Express Corporation to be sent by FedEx Overnight Delivery or other reputable
overnight carrier for next day delivery, addressed to the party at the address specified below.
(b) The address of Buyer under this Contract is:
City of Fort Worth With a copy to:
200 Texas Street Leann D.Guzman
Fort Worth,Texas 76102 City Attorney's Office
Attention: Burt Gonzales City of Fort Worth
Telephone: 817-392-2311 200 Texas Street
Fort Worth,Texas 76102
Telephone: (817)392-7600
(c) The address of Seller under this Contract is:
Viola M.Noble
913 High Woods Trail
Fort Worth,TX 76112
Attention: Roy Noble
Telephone: 817-235-9816
(d) From time to time either party may designate another address or fax number under this
Contract by giving the other party advance written notice of the change.
Section 14. Termination,Default,and Remedies.
(a) If Purchaser fails or refuses to consummate the purchase of the Property pursuant to this
Contract at the Closing for any reason other than termination of this Contract by Purchaser pursuant to a
right so to terminate expressly set forth in this Contract or Seller's failure to perform Seller's obligations
under this Contract,then Seller,as Seller's sole and exclusive remedy,shall have the right to terminate this
Contract by giving written notice thereof to Purchaser prior to or at the Closing,whereupon neither party
hereto shall have any further rights or obligations hereunder.
(b) If(1) Seller fails or refuses to timely consummate the sale of the Property pursuant to this
Contract at Closing, (2) at the Closing any of Seller's representations, warranties or covenants contained
herein is not true or has been breached or modified, or (3) Seller fails to perform any of Seller's other
obligations hereunder either prior to or at the Closing for any reason other than the termination of this
Contract by Seller pursuant to a right so to terminate expressly set forth in this Contract or Purchaser's
failure to perform Purchaser's obligations under this Contract,then Purchaser shall have the right to:
(i) terminate this Contract by giving written notice thereof to Seller prior to or at the
Closing and neither party hereto shall have any further rights or obligations
hereunder;
(ii) waive,prior to or at the Closing,the applicable objection or condition and proceed
to close the transaction contemplated hereby in accordance with the remaining
terms hereof,
(iii) enforce specific performance of Seller's obligations under this Agreement;or
(v) institute an action for damages against Seller.
Section 15. Survival of Obligations. To the extent necessary to carry out the terms and provisions
hereof,the terms,conditions,warranties,representations,obligations and rights set forth herein shall not be
deemed terminated at the time of the Closing, nor shall they merge into the various documents executed
and delivered at the time of the Closing. All representations and warranties by Seller in this Agreement(i)
will expire two years after the Closing as to matters for which Purchaser has not provided written notice to
Seller within such period of time; and(ii)will expire as to all matters specified in any such written notice
to the extent that such matters are not resolved or made the subject of litigation instituted prior to the
expiration of three years after the Closing.
Section 16. Entire Contract. This Contract (including the attached Exhibits) contains the entire
contract between Seller and Purchaser, and no oral statements or prior written matter not specifically
incorporated herein is of any force and effect. No modifications are binding on either party unless set forth
in a document executed by that party.
Section 17. Assigns. This Contract inures to the benefit of and is binding on the parties and their
respective legal representatives, successors, and assigns. Neither party may assign its interest under this
Contract without the prior written consent of the other party.
Section 18. Taking Prior to Closing. If,prior to Closing,the Property or any portion thereof becomes
subject to a taking by virtue of eminent domain, Purchaser may, in Purchaser's sole discretion, either(i)
terminate this Contract and neither party shall have any further rights or obligations hereunder, or (ii)
proceed with the Closing of the transaction with an adjustment in the Purchase Price to reflect the net square
footage of the Property after-the taking.
Section 19. Governing Law. This Contract shall be governed by and construed in accordance with
the laws of the State of Texas.
Section 20. Performance of Contract. The obligations under the terms of the Contract are
performable in Tarrant County,Texas,and any and all payments under the terms of the Contract are to be
made in Tarrant County,Texas.
Section 21. Venue. Venue of any action brought under this Contract shall be in Tarrant County,
Texas if venue is legally proper in that County.
Section 22. Severability. If any provision of this Contract is held to be invalid, illegal, or
unenforceable in any respect, such invalidity, illegality, or unenforceability will not affect any other
provision, and this Contract will be construed as if such invalid, illegal, or unenforceable provision had
never been contained herein.
Section 23. Business Days/E ective Date. If the Closing or the day for performance of any act
required under this Contract falls on a Saturday, Sunday, or legal holiday, then the Closing or the day for
such performance,as the case may be,shall be the next following regular business day. The Effective Date
of this Contract is the date on which this Contract is executed by the last to sign of Seller and Purchaser.
Section 24. Counterparts. This Contract may be executed in multiple counterparts, each of which
will be deemed an original,but which together will constitute one instrument.
Section 25. Terminology. The captions beside the section numbers of this Contract are for reference
only and do not modify or affect this Contract in any manner. Wherever required by the context,any gender
includes any other gender,the singular includes the plural,and the plural includes the singular.
Section 26. Construction. The parties acknowledge that each party and its counsel have reviewed and
revised this Contract and that the normal rule of construction to the effect that any ambiguities are to be
resolved against the drafting party is not to be employed in the interpretation of this Contract or any
amendments or exhibits to it.
Section 27. Attorney's Fees. If any action at law or in equity is necessary to enforce or interpret the
terms of this Contract,the prevailing party or parties are entitled to reasonable attorneys' fees, costs and
necessary disbursements in addition to any other relief to which such party or parties may be entitled.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE]
This Contract is EXECUTED as of the Effective Date.
SELLER:
Viola M.Noble
By:
Viola M.Noble
Date:�— --�
PURCHASER:
CITY OF FORT WORTH,TEXAS
By:
Jay Chapa- Deputy Assistant City Manager
Date: `✓/'�l�d �02� .,� '
Attest:
1'i � Ms1 r
Ci ecretary
M&C:20-0292 Date:
APPROVED AS TO LEGALITY AND FORM
Matt Murray(May 11,2020)
Matt Murray
Assistant City Attorney
OFFICIAL RECORD
CITY SECRETARY
FT. WORTH,TX
By its execution below,Title Company agrees to perform its other duties pursuant to the provisions of this
Contract.
TITLE COMPANY:
By:
Name:
Title:
Date:
Contract Compliance Manager:
By signing I acknowledge that I am the person responsible
for the monitoring and administration of this contract, including
ensuring all performance and reporting requirements.
Burt Gonzales/Signature
Land Agent
Title
r
OFFICIA RECURDCITY SEREPARRTHt TX
EXHIBIT "A"
Woodhaven Country Club Estates Block 27 Lot 5, Tarrant County, Texas (also known as 913 High
Wood Trail,Fort Worth,Texas).To be confirmed by survey.
EXHIBIT"B"
Seller's Temporary Residential Lease
See attached.
Contract#
SELLER'S TEMPORARY RESIDENTIAL LEASE
This Temporary Residential Lease is made and entered into effective May 29th 2020, by and
between the City of Fort Worth, a home rule municipal corporation of the State of Texas, acting
by and through its duly authorized representative, Jay Chapa- Deputy Assistant City Manager
("Landlord") and Viola M.Noble("Tenant").
1. Premises. Landlord leases to Tenant the Property, as more particularly described
in the Contract of Sale and Purchase dated May 29th, 2020 (the "Agreement") between
Landlord as Buyer and Tenant as Seller,known as 913 High Woods Trail,Fort Worth, Texas (the
"Leased Premises"). Tenant may use the Leased Premises only as a single-family residence and
may not permit the Leased Premises or any part of them to be used for (a) conducting any
offensive,noisy,or dangerous activity that would increase the premiums for fire or other insurance
on the Leased Premises; (b)creating or maintaining a public nuisance; (c) anything that is against
public regulations or rules of any public authority at any time applicable to the Leased Premises;
or(d) any purpose or in any manner that will obstruct, interfere with, or infringe on the rights of
other residents of the neighborhood. Tenant shall comply with all applicable laws, restrictions,
ordinances,rules and regulations with respect to the Leased Premises.
2. Term. The Term of this Lease commences on May 29th, 2020, and terminates at
midnight on the thirtieth(30a') day thereafter(the"Term"), unless terminated earlier by reason of
other provision. This Lease terminates upon expiration of the Term or upon Tenant's default under
this Lease. Tenant shall surrender possession of the Leased Premises upon termination of this
Lease. Landlord has, at their sole discretion,the option to extend the Term an additional 30 days.
Any possession by Tenant after termination creates a tenancy at sufferance and will not operate to
renew or extend this Lease. Tenant shall pay Fifty and No/100 Dollars ($50.00) per day during
the period of any possession after termination as damages, in addition to any other remedies to
which Landlord is entitled.
3. Rent. Tenant shall pay to Landlord ONE and No/100 Dollars ($20.00) for the
Term,regardless of any early termination or Tenant's voluntary surrender of the Leased Premises.
Rent is payable at the address for Landlord specified in Section 13.
4. Utilities. Tenant shall pay all utilities for the Leased Premises and shall pay the
same when due.
5. Pets. Tenant may not keep pets on the Leased Premises except existing pets
6. Acceptance of Leased Premises. Tenant agrees that it has examined the Leased
Premises and that it is all,at the date of this Lease,in good order and repair and in a safe and clean
condition. Upon termination,Tenant shall surrender the Leased Premises to Landlord in the same
or better condition as on the first date of the Term, except normal wear and tear and any casualty
loss.
7. Alterations, Repairs, and Maintenance. Tenant may not alter the Leased
Premises or install improvements or fixtures without the prior written consent of the Landlord.
Any improvements or fixtures placed on the Leased Premises during the Lease become the
property of Landlord. Except as otherwise provided in this Lease,Tenant shall bear all expense of
repairing and maintaining the Leased Premises, including but not limited to the yard, trees and
shrubs, unless otherwise required by the Texas Property Code. Tenant shall promptly repair at
Tenant's expense any damage to the Leased Premises caused directly or indirectly by any act or
omission of the Tenant or any person other than the Landlord, Landlord's agents or invitees.
8. Inspections. Landlord may enter at reasonable times during the Term to inspect
the Leased Premises. Tenant shall provide Landlord door keys and access codes to allow access
to the Leased Premises during the Term of the Lease.
9. Indemnity. TENANT INDEMNIFIES AND HOLDS LEASED
PREMISESLORD FREE AND HARMLESS FROM ANY LIABILITY FOR INJURY TO OR
DEATH OF ANY PERSON, INCLUDING TENANT, OR FOR DAMAGE TO PROPERTY
ARISING FROM TENANT'S USING AND OCCUPYING THE LEASED PREMISES OR
FROM THE ACT OR OMISSION OF ANY PERSON OR PERSONS, INCLUDING TENANT,
IN OR ABOUT THE PREMISES WITH TENANT'S EXPRESS OR IMPLIED CONSENT.
10. Insurance. Landlord will not insure the contents of the Leased Premises. Tenant
should maintain its own such insurance on the contents of the Leased Premises during the Term
of this Lease. NOTE: POSSESSION OF THE LEASED PREMISES BY SELLER AS TENANT
AFTER THE CLOSING OF THE PROPERTY MAY CHANGE INSURANCE POLICY
COVERAGE, SO TENANT SHOULD CONSULT WITH AN INSURANCE PROFESSIONAL
TO ENSURE PROPER COVERAGE OF CONTENTS OF THE LEASED PREMISES.
11. Default. If Tenant is in default for more than 24 hours in performing any provision
of this Lease, Landlord may terminate this Lease and regain possession of the Leased Premises, as
provided by Texas law in effect at the date of the default.
12. Smoke Detectors. The Texas Property Code requires Landlord to install smoke
detectors in certain locations within the Leased Premises at Landlord's expense. Tenant expressly
waives Landlord's duty to inspect and repair smoke detectors.
13. Notices. All notices from one party to the other must be in writing and are effective
when mailed to, hand-delivered at, or transmitted by facsimile or electronic transmission as
follows:
To Landlord: To Tenant:
City of Fort Worth Viola M.Noble
200 Texas Street
Fort Worth, Texas 76102 913 High Woods Trail
Attn: Burt Gonzales Fort Worth,Texas 76112
Telephone: (817)392-2311 Attn: Roy Noble
Facsimile: (817)392-7591 Telephone: (817) 235-9816
E-Mail:burt.zonzalesna fortworthtcxas.govE-Mail„ roy.noblena amail.coni
With a copy to: With a copy to:
City Attorney's Office Viola M Noble
City of Fort Worth
200 Texas Street 913 High Woods Trail
Fort Worth, Texas 76102 Fort Worth,Texas 76112
Attn: Leann D. Guzman Attn: Roy Noble
Telephone: (817) 392-7600 Telephone: (817) 235-9816
E-Mail: lean n.cuzman ct-.fortNvorthtexas.Qov E-Mail: roy.noble(ii,Qmail.com
14. Laws. Tenant shall comply with all applicable laws,restrictions, ordinances, rules
and regulations with respect to the Leased Premises. This Lease is to be construed under Texas
law, and all obligations of the parties created under this Lease are performable in Tarrant County,
Texas.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE]
TENANT:
Viola M.Noble
F.
Viola M.Noble
LANDLORD:
CITY OF FORT WORTH
Jay Chapa
Deputy Assistant City Manager
ATTEST: ` v APPROVED AS TO FORM
AND LEGALITY:
Matt Murray May 11,2020)
City Secre Assistant City Attorney
e..
M&C: _
1295: NIA
City of Fort Worth Contract Compliance Manager:
By signing I acknowledge that I am the person responsible
for the monitoring and administration of this contract, including
ensuring all performance and reporting requirements.
Name: Burt Gonzales
Title: Land Agent
OFFICIAL RECORD
CITY SECRETARY
FT. WORTH,TX
City of Fort Worth, Texas
Mayor and Council Communication
DATE: 05/05/20 M&C FILE NUMBER: M&C 20-0292
LOG NAME: 21913 HIGH WOODS DRIVE
SUBJECT
Authorize the Voluntary Acquisition of a Fee Simple Interest in Lot 5,Block 27 of Woodhaven Country Club Estate, Located at 913 High Woods
Trail, Fort Worth,Texas from Viola M. Noble in the Amount of$255,000.00 and Pay Estimated Closing Costs in the Amount of$7,000.00 for a
Total Cost of$$262,000.00 and Authorize a 30-Day Seller's Temporary Residential Leaseback for the High Woods Storm Drain Reconstruction
Project(COUNCIL DISTRICT 4)
RECOMMENDATION:
It is recommended that the City Council:
1.Authorize the voluntary acquisition of a fee simple interest in Lot 5, Block 27 of Woodhaven Country Club Estate, being approximately 0.4077
acres of land and improvements located at 913 High Wood Trail, Fort Worth,Texas,from Viola M. Noble in the amount of$255,000.00;
2.Authorize the acceptance of the conveyance,the recording of the appropriate instrument,and payment of estimated closing costs up to
$7,000.00;
3.Authorize a 30-day Seller's Temporary Residential Leaseback;and
4.Authorize the City Manager or his designee to execute and record the appropriate conveyance documents.
DISCUSSION:
The home at 913 High Woods Trail has experienced flooding due to a blockage in the storm drain line running adjacent to the home.While City
crews have removed the blockage,permanent repairs to the storm drain and an adjacent retaining wall are required.This repair work will affect
accessibility to the property for an extended period of time and may result in damage to the home and foundation.
Therefore,City staff recommend purchasing the property and re-selling the property once work on the storm drain infrastructure is complete.The
property owner has agreed to participate in this voluntary acquisition program.
An independent appraisal was obtained to establish the fair market value of the property.The owner has agreed to sell the property and signed the
City's sale and purchase contract in the amount of$255,000.00.The real estate taxes will be pro-rated with the seller responsible for taxes due up
to the closing date.The City will pay closing costs up to$7,000.00. There will be no assistance of Relocation Allowance or Moving Cost to the
sellers as this is a voluntary sale.
Upon City Council approval,Staff will proceed with acquiring the fee simple interest and the full bundle of rights associated with this acquisition.
Estimated Relocation Eligible
Property Legal PropertyPurchase Closing Acquisition Assistance Moving
Address Description Type Acreage Price Costs Total Amount lExpenses
(Up To) (Up To) (Estimate)
Woodhaven
913 High Country
Woods Club Estates Simple
e0.4077 $255,000.0 $7,000.00 $262,000.00$0.00 $0.00
Trail Block 27 Lot
5
This property is located in COUNCIL DISTRICT 4.
A Form 1295 is not required because:This M&C does not request approval of a contract with a business entity.
FISCAL INFORMATION/CERTIFICATION:
The Director of Finance certifies that funds are available in the current capital budget,as previously appropriated,in the Stormwater Capital
Projects Fund,for the High Woods Storm Drain Reconstruction Project to support the approval of the above recommendation and conveyance of
land. Prior to an expense being incurred,the Transportation&Public Works Department has the responsibility to validate the availability of funds.
Submitted for City Manager's Office by. Kevin Gunn 2015
Originating Business Unit Head: Steve Cooke 5134
Additional Information Contact: Roger Venables 6334
Burt Gonzales 2311