HomeMy WebLinkAbout1968-08-12 205-V ORDERzos-v
1nt:oannea by Councilor Dalaaeni, Aug. 12, 1968
_p CITY OF BANGOR
(TITLE) Orb¢rf....Approving Proposed contract. for Sale of Land in the Stillwater
Park Urban Renewal Project - Parcel No 95
By t&O CUP Commefi Of City OfBamoor:
ORDERED,
THAT UVEREA5, the Urban Renewal Authority of the City of Sensor proposes
to enter into a contract for the sale of parcel numbered 95
in the Stillwater Park Urban Reneval Project with William S. Cohen and
Diana D. Cohen , and
WHEREAS, the said William S. Cohen & Diana D. Cohen
has offered to pay the mm of Two Thousand Five Hundred Dollars
for said parcel , said price being the minimum approved price for said parcel
as established by the Urban Renewal Authority and approved by the Department of
Housing and Urban Development; and
vHBRRAS under the provisions of Chapter 168 of the Private and
Special Laws of Maine, 1957, as amended, City Council approval of all contracts
for the sale of land within the project area is required; and
WHEREAS, the Urban Renewal Auth?rAXnhes filed a copy of the
proposed contract with William S & Diana D. in the office of the City Clark;
NQS, THEREFORE, BE IT ORDERED:
THAT the proposed contract on file with the City Clerk be and
is hereby approved.
IN CITY COUNCIL
Aug. 12, 1965
PASSED
205_V
ORDER
Title,
Approving Sale of Land Stillwater Park
.............. I......... I.............
Parcel No. 95
... ......................... 4.......
Introduced and filed by
alaz .
. .ilmen
Revised April L6, 1968
CONTRACT FOR BALs OF LAND
(OFFER AND ACCEPTANCE)
STILLWATER PARR PROJECT
PROJECT NO. ME. R-4
Date Z
To: Urban Renewal Authority of the
City Of Bangor ("Beller")
City Half
Bangor, Maine
OFFER:
herein called "Buyer," offers to buy, subject to the terms Bet forth herein, the
following described land:
Lot numbered 9S as shown on Plan Of Lend entitled
"Stillwater Park Project, Bangor, Penobscot County, Maine,
Urban Renewal Authority of the City of Bangor, Project Ne. R-4"
consisting of nine (9) pages and recorded In Penobscot Registry
of Deeds in Plan Book 24 , pages 1 to 9 inclusive.
2. Buyer will pay Juno x1....,.,_f, .... Dollars
for said land in cash within one hundred and twenty (120) days after
the acceptance of this offer by Seller. The Authority may grant additional time
upon written request free the Buyer.
3. Conveyance of said land shall be made by Warranty Deed, subject to all 16
easements of record, the Declaration of Restrictions for Stillwater Perk Project,
Bangor, Maine, R-4, which was recorded in Volume 2113, page 385 of Penobscot
Registry of Deeds, and to those conditions act forth hereinafter to which Buyer
expressly agrees.
(a) (1) The Buyer herein covenants by and for himself, his heirs,
executors, administrators and assigns and all persona claiming under or through
them, that Buyer and such heirs, executors, administrators and assigns and all
persons claiming under or through than shall:
(1) Devote the Property to and only to and in accordance
with the uses specified in the Declaration of Restrictions and as it may be here-
after amended from time to time:
(2) Not discriminate upon the basis of race, color, creed
or national origin in the sale, lease or rental or in the use or occupancy of
the Property or any Improvements erected or m be erected thereon, or any part
thereof.
(ii) It is intended and agreed that the agreements and covenants
provided in this section shell be covenants running with the land and that they
shall, in any event, and without regard to technical classification or designa-
tion, legal or otherwise, and except only as specifically provided in this Agree-
ment, be, to the fullest extent permitted by law and equity, binding for the
benefit and in favor of, and enforceable by, Seller, its successors and assigns,
the City of Bangor, any successor in interest to the Buyer of the Property, and
the owner of any other land (or ofcany interest in such land) in the Project
Area which is subject to the Land use requirements and restrictions of the De-
claration of Restrictions, and the United States (in the case of the covenant
provided in subdivision (2) of subsection (1) hereof) against the Buyer, his
successors and assigns, to or of the Property or any interest therein, and any
party in possession or occupancy of the Property. It is further intended and
agreed that the agreement and cove rent provided in clause (L) (1) shall revaln
in effect until January 22, 2022, and during the tem of any extension thereof,
(at which time such agreement and covenant shall terminate), and those provided
in clause (1) (2) shall remain in effect without limitations as to time:
Provided, that such agreements and covenants shall be binding on Buyer himself,
each successor In interest or assign, and each party in possession or occupancy,
respectively, only for such period as he shall have title to or an interest in
r possession or occupancy of the Property.
(fir) In amplification, and not in restriction, of the provisions
of the preceding subsection, it is intended and agreed that Seller and City of
Bangor shall be deemed a beneficiary of the agreements and covenants provided in
subsection (1) of this section both for and in its awn right and also for the
purposes of protecting the interests of the community and the other parties,
public or private, in whose favor or for whose benef_t such agreements and cove-
nants have been provided. Such agreements and covenants shall run in favor of
Seller and City of Bangor for the entire period during which agreements and
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covenants shall be in force and effect, without regard to whether Seller and
City of Bangor has at any time been, remains, or is an owner of any land or
interest therein to, or in favor of which such agreements and covenants relate.
Seller and/or City of Bangor shall have the right, in the event of any breach
of any such agreement or covenant, to exercise all the rights and remedies and
to maintain any actions at Law or suits in equity or other proper proceedings
to enforce the curing of such breach of agreement or covenant, to which it or
any other beneficiaries of such agreement or covenaut may be entitled.
(b) To construct one (and not more than one) standard dwelling house
(single family) upon the land which will meet the minimum requirements as set by
Cay of Bangor omL,ances and the Declaration of Restrictions. Construction
must start within six (6) months of the date the Deed is recorded to she Buyer's
name, and completion must be accomplished within twelve (12) months of date of
commencing construction. Plans for said dwelling house will be subject to re-
view by Seller prior to conveyance of the land, Within ninety (90) days of the
date of the acceptance of the offer by Seller, Buyer agrees to submit construc-
tion plana for approval by Seller, and evidence sat aleatory to the Seller of
Buyer's ability to finance the construction of the proposed Improvements.
(c) (1) In the event that prior to completion of the Improvements
as certified by Seller:
(1) Buyer (or successor in interest) shall default in or
violate his obligations with respect to the construction of the Improvements
(including the nature and the dates for the beginning and completion thereof),
or shall abandon or subetantlaLly suspend construct --on work, and any such default
or violation, abandonment or suspension shall act be cured, ended or remedied
within three (3) months (six (6) months if the default is with respect to the
date for completion of the Improvements) after written demand by the Seller so
to do, or
(2) there is, in violation o'_ this Agreement, any transfer
of the Property or any change in ownership of the Property, and such violation
Shall net be cured within thirty (30) days after written demand by the Seller to
Buyer, then Setter shall have the right to re-enter and take possession of the
Property and to terminate (and revert to the Selleri the estate conveyed by the
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Warranty Deed to the Buyer, it being the intent that the conveyance of the Proper-
ty to the Buyer shall be made upon a condition subsequent to the effect that in
the event of any default, failure, violation or other action or inaction by the
Buyer specified in clauses (1) and (2) of this subsection (f), faulure on the part
of the Buyer to remedy, end or abrogate such default, failure, violation or other
action or inaction within the period and in the manner stated in said clauses,
Seller at Its option may declare a termination in favor of the Seller of the
title, and of all the rights and interest in the Property conveyed by the Warranty
Deed to the Buyer and that such title and all rights and interest of the Buyer
and any assigns or successors in interest in the Property shall revert to the
Seller Provided, that such condition subsequent and any revesting of title as
a result thereof in Seller shell always be subject to and limited by, and shall
not defeat, render invalid or limit in any way (1) the lien of any mortgage
authorized by this Agreement and executed for the sole purpose of obtaining funds
to construct the Improvements, and (2) any rights or Interest provided in this
Agreement for the protection of the holders of such mortgagee.
(i1) Seller shall have the right to institute such actions or
proceedings as it may deem desirable for effectuating the purposes of this section
(c), Including also the right to execute and record or file with the Penobscot
Registry of Deeds, a written declaration of the termination of all rights and
title of Buyer and his successors to interest and assigns in the Property, and the
revesting of title thereto in the Seller; Provided, that any delay by the Seller
In instituting or prosecuting any such actions or proceedings or otherwise assert-
ing its rights under this section shall not operate as a waiver of such rights or
to deprive it of or limit such rights in any way (it being the Intent of this pro-
vision that Seller should not be constrained so as to avoid the risk of being de-
prived of or limited 1n the exercise of the remedy provided in this section (c)
because of concepts of waiver, laches or otherwise) it exercise such remedy at a
time when It may still hope otherwise to resolve the problems created by the de-
fault involved, nor shall any waiver in fact made by Seller with respect to any
specific default by Buyer under this section (c) be considered or treated as a
waiver of the rights of Seller with respect to any other defaults by Buyer under
this section or with respect to the particular default except to the extent spe-
cifically waived.
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(d) The Buyer represents and agrees that his purchase of the Property
and his other undertakings pursuant to this Agreement are and will be used for the
purpose of redevelopment of the Property and not for speculation in land holding.
The Buyer further recognizes that the qualifications and identity of the Buyer
are of particular concern to the community and the Seller. The Buyer further
recognizes that it is because of such qualifications and identity that the Seller
is entering into this Agreement with the Buyer, and in so doing is further willing
to accept and rely on the obligation of the Buyer for the faithful performance
of all undertakings and covenants hereby by him to be performed without requiring
in addition any surety bond or similar undertaking. For the foregoing reasons,
the Buyer represents and agrees for himself and any successor in interest that
except only by may of security for and only for the purpose of obtaining financing
necessary to enable the Buyer or successor in interest to perform his obligations
with respect to making the Improvements under this Agreement, the Buyer (except
as so authorized) has not made or created and that he will not, prior to the pro-
per completion of the Improvements as certified by the Seller, make or create or
Buffer to be made or created any total or partial sale, assignment, conveyance
or lease or any trust or power or transfer in any other mode or form of or with
aspect to this Agreement or the Property or any interest therein or any contract
or agreement to do any of the same without prior written approval of the Seller.
The Seller shall be entitled to require as conditions to any such approval that:
(f) Any proposed transferee shall have the qualifications and
financial responsibility, as determined by the Seller, necessary and adequate to
fulfill the obligations undertaken in this Agreement by the Buyer
(11) There has been submitted to the Seller for review, and the
Seller has approved, all instruments and other legal documents involved in effec-
ting transfer;
(111) The consideration payable for the transfer by the transferee
or on him behalf shall not exceed an amount representing the actual cost (inclu-
ding carrying charges) to the Buyer of the Property and the Improvements, if any,
theretofore made thereon by him; it being the intent of this provision to pre-
clude assignment of this Agreement or transfer of the Property for profit prior
to the completion of the Improvements and to provide that in the event any such
assignment or transfer is made (and 1s not cancelled), the Seller shall be entitled
to increase the purchase price to the Buyer of the Property provided in Section 2
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of this Agreement by the Amount that the consideration payable for the assignment
Or transfer is in excess of the amount authorized in --his paragraph, and such
consideration shall, to the extent it is in excess Of the amount so authorized,
belong and be paid to the Seller.
(iv) The Buyer and his transferee shall comply with such other
conditions as the Seller may find desirable in order to achieve and safeguard
the purposes of Chapter 168 Of the Private and Special Laws of Mater, 1957, as
amended, and the Declaration of Restrictions as it may be amended, and the
Federal Housing Act of 1949, as amended: Provided, that in the absence of spe-
cific written agreement by the Seller t0 the contrary, no such transfer or ap-
proval by the Seller thereof shall be deemed t0 relieve the Buyer or any other
party bound In any way by this Agreement or otharwise with respect to the con-
struction of the Improvements it= any of his obligations with respect thereto.
(e) None of the provisions Of this Agreement are intended to or shall
be merged by reason of any Deed transferring title to the property from the
Seller to the Buyer or any successor in interest, and any such Deed shall not be
deemed t0 affect or impair the provisions and covenants of this Agreement.
(f) For the purposes of any Of the provisions of this Agreement,
neither the Seller nor the Buyer,as the case may be, nor any successor in inter -
¢t , shall be considered in breach of or default in its Obligations with respect
tothe preparation of the Property for redevelopment, Or the beginning and com-
pletion of construction of the Improvements, or progress with respect thereto,
in the event of delay In the performance Of such obligations due to unforeseeable
causes beyond his control and without his fault or negligence, including, but rot
restricted to, acts of God or of the public enemy, acts of the Government, acts
of the other party, fires, floods, epidemics, quarantine restrictions, strikes,
freight embargoes and unusually severe weather or delays of subcontractors due
to such causes; it being the purpose add intent of this provision that in the
event of the occurrence Of any such delay, the time Or times for performance of
the obligations of the Beller with respect to the preparation of the Property for
redevelopment or of the Buyer with respect to construction of the Improvements,
as the case may be, shall be extended for the period of the delay: Provided, that
the party seeking the benefit Of the provisions of this section shall, within
sixty (60) days after the beginning of any such daisy have first notified the
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other patty thereof in writing, and of the cause or causes thereof and requested
an extension for the period of the delay.
(g) Prior to the completion of the Improvements by the Buyer, neither
the Buyer nor any successor in interest to the Property shall engage in any finan-
cing or any other transaction creating any mortgage or other encumbrance or lien
upon the Property, whether by express agreement or operation of law, or suffer any
encumbrance or lien to be made on or attach to the Property, except, and only to
the extent necessary, for the purpose of obtaining fords for making the Improve-
ments. It is further agreed that the Buyer (or successor in interest) shall
notify the Seller In advance of any mortgage financing he proposes to enter into
with respect to the Property and in any event that he shall promptly notify the
Seller of any encumbrance or lien that has been created on or attached to the
Property, whether by voluntary act of the Buyer or otherwise.
(h) Notwithstanding any of the provisions of this Agreement, including
but not limited to those representing covenants running with the land, the holder
of any obligation authorized by this Agreement (including any such holder who ob-
tains title to the property as a result of foreclosure proceedings or action in
lieu thereof, but not including (1) any other party who thereafter obtains title
to the property from or through such holder or (2) as _ other purchaser at fore-
closure sale other than the holder of the obligationtself) shall in no wise be
obligated by the previsions of this Agreement to construct or complete the Improve-
more
mpro em ore or to guarantee such construction orcompletion; nor shall any covenant or
any other provision in the Deed be construed to so ob:igate such holder: Provided,
that nothing In this section or any other section or provision of this Agreement
shall be deemed or construed to permit or authorize any such holder to devote the
property or any part thereof to any uses, or to construct any improvements thereon,
ether than those uses or improvements provided or authorized in the Declaration of
Restrictions, ordinances of the City of Bangor, and this Agreement.
4. No member, official or employee of the Beller shall have any personal
interest, direct at indirect, in this Agreement, nor shall any such member, of-
ficial or employee participate in any decision relating to this Agreement which
affects his personal interests or the interests of any corporation, partnership
or association in which he is, directly or indirectly, interested. No member,
official or employee of the Seller shall be personally liable to the Buyer or any
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successor in Interest in the event of any default or breach by the Seller or for
any amount which may become due to the Buyer or successor or on any obligations
under the terms of this Agreement.
5. Taxes and special assessments, if any, due on or before the closing date
shall be paid by Seller. 1 p
6. Buyer herewith tenders p7m-WLL�B,� Sr..c�v.-G,n., Dollars
($ /as. ) which sum is at least five peccantof the o fered purchase
price as earnest money to become a part of the payment of the purchase price of
the land upon acceptance of this offer by Seller. This sum shall be held by
Seller and if this offer is notaccepted, it shall be returned to Buyer. without
Interest. It shall be retained by the Seller for reimbursement as liquidated
damages to partially offset expenses incurred by the Seller for legal advertising,
title search, internal Authority administrative actions or Otherwise if the Buyer
fails to complete the purchase of said land within the time specified in paragraph
2 herein.
J. This offer is binding upon Buyer if accepted by Seller within sixty (60)
days and cannot be withdrawn during this time. If no= accepted by Beller Within
sixty (60) days, it is automatically cancelled and moires, in which case the
earnest many shall be promptly refunded to Buyer, without Interest.
8. Closing of purchase shall take place not more than one hundred twenty
(120) days, or as otherwise specified in Paragraph 2 hereof, from date of accept-
ance of this offer by Seller, and notification to Buyer thereof by returning to
Buyer one (1) accepted copy of this offer to the address indicated below. she land
shall be conveyed to the Buyer by a Warranty Deed on date Of closing.
9. The Seller may or the Buyer shall promptly file the Deed for recordation
in the Penobscot Registry of Cocoa at Bangor, Maine. The Buyer shall pay all
casts (including the cost Of any real estate transfer tax on the Deed, for which
stamps In the proper amount shall be affixed to the Deed by the Buyer) for so
recording the Deed.
10. Promptly after completion of the Improvements la accordance with this
Agreement, the Seller will furnish the Buyer with an appropriate instrument so
certifying. The certification by the Seller shall be (and it shall be so provided
in the Deed and In the certification itself) a conclusive determination of satis-
faction and termination of the covenants in the Agreement and the Deed with respect
to the obligations of the Buyer and his heirs and assigns to construct the Improve-
ments and the dates for the beginning and completion thereof. The certification
shall be in such form as will enable it to be recorded, if the Seller shall re-
fuse or fail to provide the certification, the Seller shall, within
( ) days after written request by the Buyer, provide the Buyer
with a written statement Indicating in adequate detail how the Buyer has failed
to complete the Improvements in conformity with the Urban Renewal Plan or this
Agreement, or is otherwise in default, and what measures or acts it will be
necessary, in the opinion of the Seller, for the Buyer to take or perform in order
to obtain the certification.
U. The word 'Buyer" to this agreement shall be construed to mean both the
plural and singular number, in any gender, and to mean not only the party thereby
designated, but also his, her or their respective heirs, assigns, executors, ad-
ministrators or successors In interest, or, in the event that any such party is a
corporation, its or their successors or assigns.
Witness Buyer
Xis fl
Witness Buyer
v/
Address
� !
9y5' 69 3
Telephone
In City Council Council Order No.
Date
A True Copy, Attest:
City Clerk
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ACCEPTANCE:
The above offer is accepted this day of 19
and accordingly constitutes a binding contract for sale of land between Buyer and
Seller.
URBAN RENEWAL AUTHORITY OF
(SEAL) THE CITY OF BANGOR
By
Chairman
Executive Director
APPROVED AS TO LEGAL FEW AND ADEQUACY:
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