2001-24229 RESO
RESOLUTION NO. 2001-24229
A RESOLUTION OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA,
APPROPRIATING 10% OF THE $1.7 MILLION PURCHASE PRICE,
OR $170,000, FROM THE GENERAL FUND UNDESIGNATED FUND
BALANCE, TO BE DEPOSITED IN ESCROW PURSUANT TO THE
CONTRACT FOR SALE AND PURCHASE BETWEEN THE CITY
AND THEATRE REALTY, INC. FOR THE ACQUISITION OF THE
BYRON CARLYLE THEATER, AS AUTHORIZED BY THE MAYOR
AND CITY COMMISSION ON NOVEMBER 29, 2000; FURTHER
ALLOCATING AN AMOUNT NOT TO EXCEED $20,000 FROM THE
GENERAL FUND OPERATING CONTINGENCY TO CONDUCT
PRELIMINARY SITE ASSESSMENT AND SURVEYS AND TO
ENGAGE A CONSULTANT TO DEVELOP AN OPERATIONAL
PLAN FOR THE BYRON CARLYLE THEATER.
WHEREAS, on September 27,2000, the Mayor and City Commission adopted Resolution
No, 2000-24104 establishing two committees to (I) negotiate with the owner of the Byron Carlyle
Theater concerning the possible acquisition of the property by the City ("Negotiating Committee");
and (2) meet with the representatives of cultural arts groups and other potential users to discuss
potential uses for the property and funding strategies for its acquisition ("Program Uses and
Operational Committee"); and
WHEREAS, on November 29, 2000, a status report was presented to the Mayor and City
Commission on the progress of both Committees' work and, in accordance therewith, a motion was
passed directing the City to execute a Sale and Purchase Agreement with a 60 day option on the
property for $1.7 million; and
WHEREAS, on December 28, 2000, Wometco forwarded a copy of the attached Sale and
Purchase Agreement which requires a 10%, or $170,000, deposit and provides for a 90 day closing
time frame; and
WHEREAS, the contract further provides for a 60 day investigation period and may be
terminated anytime within the 60 days, and the deposit is fully refundable; and
WHEREAS, if the closing does not occur 90 days from the execution of the contract, the
seller will impose a monthly rental of$19,500, which represents a 10% lease rate on the purchase
price plus a pro-rata share of taxes and insurance; and
WHEREAS, the rent will be imposed until such time as the closing takes place and will not
be credited against the purchase price; and
WHEREAS, the City may also terminate the contract if the seller is unable to deliver clear
title; and
WHEREAS, at this time, it is recommended that the Mayor and City Commission authorize
and appropriate the $170,000 deposit required to comply with the terms of the contract; and
WHEREAS, additionally, on December 21, 2000, the Program Uses and Operational
Committee met with the City Property Management Director and it was determined that a
preliminary site assessment and surveys (asbestos, environmental, structural, etc,) should be
performed during the 60 day option period; and
WHEREAS, the Committee also deemed that an independent consultant should be retained
to develop an operational and management plan for the facility; and
WHEREAS, the Administration recommends allocating an amount not to exceed $20,000
from the General Fund Operating Contingency to perform said studies; and
WHEREAS, it is anticipated that a final report presenting the findings of said studies and
authorization to proceed or cancel the Sale and Purchase Agreement will be presented to the Mayor
and City Commission on February 21, 2001.
NOW THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission herein appropriate 10% of the $1.7 Million Purchase Price, or $170,000, from the
General Fund Undesignated Fund Balance, to be deposited in escrow pursuant to the Contract for
Sale and Purchase between the City and Theatre Realty, Inc. for the acquisition of the Byron Carlyle
Theater, as authorized by the Mayor and City Commission on November 29,2000; further allocating
an amount not to exceed $20,000 from the General Fund Operating Contingency to conduct
preliminary site assessment and surveys and to engage a consultant to develop an operational plan
for the Byron Carlyle Theater.
PASSED and ADOPTED this 10th day of January, 2001.
fq MAYOR
ATTEST:
I~} PCU~
CITY CLERK
APPROVED N3 TO
FORM & LANGUAGE
& FOR EXECUTION
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OFFICE OF THE CITY ATTORNEY
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MURRAY H. DUBBIN
City Attorney
Telephone:
Telecopy:
(305) 673-7470
(305) 673-7002
January 11,2001
Thomas W, Smith
Wometco Enterprises, Inc,
3195 Ponce de Leon Boulevard
Coral Gables, Florida 33134
VIA HAND DELIVERY
Re: City of Miami Beach Purchase of Byron-Carlyle Property from Theater Realty, Inc.
Dear Tom:
Enclosed please find the City's check for $170,000, to be deposited in the trust account of
David M, Krause, Esq, as escrow agent for the above-referenced transaction, together with all six
originals of the Contract for Sale and Purchase. Please have Mr. Krause execute as escrow agent and
have his signature witnessed and then return three of the originals to me.
We look forward to working with you to bring this transaction to a timely and successful
conclusion,
Very truly yours,
La en evy
First Assistant City Attorney
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cc: MlllTay H. Dubbin, City Attorney
Jorge M, Gonzalez, City Manager
Christina M, Cuervo, Assistant City Manager
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DAVID M. KRAUSE, ESQUIRE
C/O HERZFELD & RUBIN
80 SW 8TH STREET, SUITE 1920
MIAMI, FL 33130
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CONTRACT FOR SALE AND PURCHASE
THIS CONTRACT is made and entered into as of the Effective Date (as hereinafter defined),
by and between THEATRE REALTY,INC., a Florida Corporation (hereinafter referred to as "Seller''), and the
CITY OF MIAMI BEACH, FLORIDA, a municipal corporation of the State of Florida (hereinafter referred to as
"Buyer"),
WIT N E SSE T H:
WHEREAS, Seller is the owner of that certain real property located in Miami-Dade County,
hereinafter referred to as the .Subject Property", and legally described as:
Lots 1, 2, 11 and 12 of Block 14, and Lots 1 and 2 of Block 13, NORMANDY BEACH
SHORES according to the Plat thereof as recorded in Plat Book 21 at Page 54 of the
public records of Miami-Dade County, Florida.
Together with all buildings and structures now situated on the land (hereinafter referred to as
the "Improvements"), and;
WHEREAS, Buyer has threatened to acquire the Subject Property from the Seller by means
of an Eminent Domain proceeding, and;
WHEREAS, under such a threat, Seller has no alternative but to sell the Subject Property to
Buyer in lieu of an Eminent Domain proceeding;
NOW THEREFORE, for and in consideration of the premises hereof,the sums of money paid
and to be paid hereunder, and for other good and valuable consideration, the parties hereto do covenant,
stipulate and agree as follows, to wit:
1,
Aareement to Sell and Purchase.
Seller hereby agrees to sell and convey the
Subject Property to Buyer and Buyer hereby agrees to purchase and accept the Subject Property from Seller
upon the terms and subject to the conditions set forth in this Contract.
2, Time for AcceDtancel Effective Date, The terms and conditions set forth in this
Contract shall be binding upon the parties if, and only if, said terms and conditions are accepted and this
Contract executed by all parties and delivered to each party on or before January 12, 2001, The date of this
Contract for purposes of measuring performance hereunder, shall be regarded as the date when the last one
of the Seller and Buyer has properly executed the Contract as determined by the date below the signatures on
the signature page (hereinafter referred to as the "Effective Date''),
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3, Purchase Price and Method of Pavment. Subject to credits, adjustments and
prorations hereinafter set forth, the total purchase price for the Subject Property shall be the sum of ONE
MILUON SEVEN HUNDRED THOUSAND AND 00/100 DOLLARS ($1,700,000.00) (hereinafter referred to
as the "Purchase Price"), The Purchase Price as finally determined shall be paid as follows:
a, Simultaneously with Buye~s execution of this Contract, Buyer has caused the
sum of ONE HUNDRED SEVENTY THOUSAND AND 00/100 DOLLARS ($170,000,00) to be deposited in an
interest bearing account with David M, Krause, Esquire (hereinafter referred to as "Escrow Agent'1 as an
earnest money deposit (hereinafter, with any interest earned thereon, referred to as the "Earnest Money
Deposit"), The Earnest Money Deposit shall be held by Escrow Agent, in escrow, subject to disbursement in
accordance with the terms and provisions of this Contract, The Earnest Money Deposit shall be credited to and
considered as payment of part of the Purchase Price for the Subject Property at the time and upon
consummation of the closing of this Contract when the Escrow Agent shall deliver the same to the Seller,
b, The balance of the Purchase Price, to wit: ONE MILUON FIVE HUNDRED-
THIRTY THOUSAND AND 00/100 DOLLARS ($1,530,000,00) or such greater or lesser amount as may be
necessary to complete the payment of the Purchase Price after credits, adjustments and prorations, shall be
paid to Seller by Buyer at the time of closing hereunder by cash or other immediately available funds
acceptable to Seller,
c, In the event the transaction contemplated hereunder has not closed on or
before ninety (90) days from the Effective Date, Buyer shall pay Seller, in additional to the full purchase price
stated above, rent (the "Rent") in the amount of $650,00 per day until closing, Said Rent shall be paid in
advance in thirty (30) days increments of $19, 500.00 each, with the first increment due no late than ninety-one
(91) days from the Effective Date, The Rent shall be prorated should the actual closing occur in the middle
of an Incremental rental period, The rent will be due without regard to the cause of the delay, except for the
failure of Seller to deliver good and marketable title or any other delay directly attributable to Seller, and Buyer
shall have no right to withhold, delay or reduce the amount of Rent for any other reason, Failure of Buyer to
promptly and fully comply with its' obligations hereunder shall be deemed a default under the section of this
Contract entitled "Default",
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4, Evidence of Title, Seller has herewith supplied Buyer with a copies of Schedules
A and B from Chicago Tille Insurance Company Owners Policy 10-1379-01-000012, together with hard copies
of the exceptions to the title policy and the Denes & Denes & Associates, Inc, boundary survey 11985-87 -R,
Drawing 1078-R mentioned therein. All exceptions contained in said policy shall be Permitted Exceptions,
except for those dealing with existing encumbrances. Within sixty (60) days of Buyers' receipt of the documents
described above, Buyer shall, at its own expense, obtain a commitment for an owner's title insurance policy
(hereinafter referred to as the "Commitment") written on a title insurance company which is authorized and
registered to issue title insurance in the State of Florida (the ''Title Company'1 evidencing that Seller is vested
with fee simple, good and marketable title to the Subject Property, free and clear of all liens, encumbrances,
exceptions or qualifications whatsoever save and except for (a) those exceptions specified as "Permitted
Exceptions" in the section of this Contract entitled "Conveyance of Subject Property," and (b) those exceptions
to title which are to be discharged by Seller at or before the closing thereof, Legible copies of all exceptions
set forth on the Commitment shall be attached to it, The Commitment shall also evidence that upon the
execution, delivery and recordation of the Deed to be delivered pursuant to the provisions of this Contract and
the satisfaction of all requirements specified in the Commitment, Buyer shall acquire fee simple, good and
marketable title to the Subject Property, subject only to the Permitted Exceptions, Seller shall comply with all
reasonable requirements set forth in Buyers' title commitment applicable to Seller (including delivery of a "gap"
affidavit in addition to the other documents described in the commitment) and Buyer shall comply with all
requirements set forth in the commitment applicable to Buyer. If Buyer or its attorneys shall determine the
Commitment does not meet the requirements specified above, or that the title to the Subject Property is
unmarketable for reasons other than the existence of Permitted Exceptions or exceptions which are to be
discharged by Seller at or before the closing hereof, the Buyer shall notify Seller of that fact in writing within ten
(10) days after Buyer's receipt of the Commitment. Such written notice shall specify those liens,
encumbrances, exceptions or qualifications to title which are not; (0 Permitted Exceptions; (i0 contemplated
by this Contract to be discharged by Seller at or before closing, or; (Iii) reasonably acceptable to Buyer despite
not being either Permitted Exceptions or dischargeable at closing; any such liens, encumbrances, exceptions
or qualifications being hereinafter referred to as "Trtle Defects',
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Seller, without any obligation on it's part to bring lawsuits or expend more than $5,000,00, shall have
ninety (90) days following its receipt of written notice of the existence of Title Defects in which to cure or
eliminate the Title Defects to the satisfaction of the Title Company in such manner as to permit the Title
Company to either endorse the Commitment so as to delete the Title Defects therefrom or issue a new
Commitment which specifically provides affirmative insurance over or against those Title Defects specified by
Buyer, and which otherwise meets the requirements of this section, If Seller shall in fact cure or eliminate the
Title Defects, the closing shall take place on the date specified in this Contract, or if such date has passed,
within thirty (30) days after the end of said ninety (90) day period,
If Seller is unable to cure or eliminate the Trtle Defects within the time allowed, or is unwilling
to cure any Title Defect because it would require the expenditure of money in excess of $5,000.00 On which
event the Seller shall immediately provide the Buyer with written notice of that fact and the curative period shall
terminate as of the date of said notice), Buyer may elect to terminate this Contract within thirty (30) days
following the expiration of the ninety (90) day curative period (or earlier termination of said curative period) by
giving written notice of termination to Seller or, alternatively, Buyer must close its purchase of the Subject
Property and accept the conveyance of the Subject Property subject to the Trtle Defects, in which event the
closing shall take place on the date specified in this Contract without reduction in the Purchase Price, or in the
event such date has passed within thirty (30) days after the end of said ninety (90) day period, If, by giving
written notice to Seller within the time allowed, Buyer elects to terminate this Contract because of the existence
of uncured Title Defects, Buyer shall have as its sole remedy the return of the Earnest Money Deposit and,
upon the disbursement thereof to Buyer, this Contract and all rights and obligations of the parties hereunder
shall terminate and be null and void except those which expressly survive termination of this Contract.
5. Possession and Risk of Loss, Possession of the Subject Property shall be
surrendered by Seller to Buyer at the time of closing hereunder. Prior to surrender of possession, Seller shall
maintain and preserve the Subject Property and bear all risk of loss of whatever nature, normal wear and tear
excepted, In the event of loss or damage to more than twenty-five (25%) percent of the Subject Property, or
such lesser amount of damage that cannot be repaired or replaced prior to the closing date contemplated
hereunder, Buyer shall have the option of: (Q accepting the Subject Property "as is" together with all proceeds
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of insurance, if any, payable as a result of such loss or damage; Oil delaying the closing for a reasonable time
until repairs or replacements are completed, or; OiQ terminating this Contract and receiving the return of the
Earnest Money Deposit. Seller hereby agrees to furnish Buyer with written notification of any such fire or
casualty within five (5) days of such event, which written notice shall specify whether in Seller's best judgement
the damage can be repaired prior to the date of closing,
6, ReDresentations of Seller. Seller represents to Buyer that:
(a) Seller is a Florida corporation duly organized, existing in good standing and
qualified to do business under the laws of the state of Florida and Seller has full power and authority to own
and sell the Subject Property and to comply with the terms of this Contract,
(b), There will be no leases, pending leases, contracts or agreements affecting
the Subject Property as of the date of closing other than as specifically set forth in this Contract,
(c), Seller has no actual knowledge of a default under any agreement which
affects any portion of the Subject Property.
7, Condition ofthe ProDertv, Buyer acknowledges that the Subject Property and the
Improvements are being purchased in "As is-Where is" condition and that Seller makes absolutely no
representations or warranties with regard to the Subject Property, including but not limited to those pertaining
to: size of the land or buildings, condition of the Improvements, suitability or fitness for any particular use
Oncluding Buyer's intended use), zoning, elevation ofthe site, code compliance, accessibility, soil conditions
Oncluding above or below ground contamination of any nature), ground water conditions, and the existence of
pollutants, contaminants, hazardous or toxic materials (such as but not limited to asbestos, PCB's, radon,
metals, minerals, chemicals, hydrocarbons, biological or radioactive materials), and any other substances
which are considered or in the future may be determined to be toxic wastes, hazardous materials or undesirable
substances, The Buyer hereby releases and indemnifies Seller with regard to any environmental contamination
of any nature which occurs subsequent to Buyers' purchase hereunder,
8, InvestiGation Period, Buyer and its agents and consultants shall have a period
(hereinafter referred to as the "Investigation Period") of sixty (60) days, beginning on the date the documents
described in the section of this contract entitled "Evidence of Title" are delivered to the Buyer, during which to
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undertake at Buyer's sole expense, such physical inspections and other investigations of and concerning the
Subject Property and the Improvements as Buyer considers necessary for Buyer and his consultants to review
and evaluate the Subject Property, For that purpose, Seller agrees to provide Buyer with copies of any prior
inspections or documents in its possession and hereby grants to Buyer, its consultants and agents, full right of
entry upon the Subject Property for a period from the Effective Date up to and including the earlier of the end
of the Investigation Period or the termination of this Contract,
Buyer, as a condition precedent to its exercise of such right of entry, specifically agrees to
defend, indemnify and save and hold Seller harmless from and against any loss, damage, liability, suit, claim,
cost, lien or expense Qncluding reasonable attorneys' fees) arising from the exercise by the Buyer or its'
planners, engineers, sUlveyors, architects or other agents or consultants of such right of entry and inspection,
and to perform no destructive testing without the Seller's prior consent. The conditions described herein shall
survive the closing or early termination of the Contract,
Should the results of the inspections, investigations and evaluations be, in Buyer's sole opinion,
unacceptable and Buyer so notifies Seller in writing within the above Investigation Period, this Contract shall
be terminated and the Earnest Money Deposit returned to Buyer, subject to the conditions hereof.
In that event, Buyer shall immediately restore the Subject Property to its' original condition if
changed due to tests and inspections performed by Buyer, and shall provide Seller with copies of the results
of any tests, inspections and surveys made by Buyer, without cost, charge, or expense to Seller, and prior to
the return of the Earnest Money Deposit to Buyer,
9, Convevance of Subiect PrODertv, At the time of closing hereunder, Seller shall
convey its fee simple interest and estate in and title to the Subject Property by Special Warranty Deed. In
addition, the Seller shall provide Buyer with a bill of sale, a no lien affidavit, a mechanic's lien affidavit, a FIRPTA
affidavit, and a standard corporate resolution authorizing the sale in form reasonably satisfactory to the title
company issuing Buyer's title policy, The conveyance of the Subject Property shall be free and clear of all liens,
encumbrances, exceptions or qualifications whatsoever; save and except only for the following exceptions
(hereinafter referred to as "Permitted Exceptions''), to wit:
a, Ad valorem real property taxes for the year of closing and subsequent years,
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b, Local zoning ordinances and regulations.
c, Title Defects and other matters waived by Buyer.
d, Exceptions described in the section of this Contract enlilled 'Evidence of Title",
e, Matters common to the subdivision and/or block.
10, Closina Date, Subject to the curative period set forth in the section of this Contract
enlilled "Evidence of Tille", the Purchase Price shall be paid to Seller, the Deed and other closing documents
reasonably required by either party Qncluding any appropriate and customary affidavits of Seller as assurance
against the existence of outstanding rights which could form the basis for mechanics liens, unrecorded
easements or claims of parties in possession and a gap affidavit) shall be executed, delivered and this Contract
shall be closed on or before, but no later than, thirty (30) days after the expiration of the Investigation Period.
The Purchase Price shall be paid to Seller at closing in the form of a cashiers check drawn on a financial
institution located in Miami-Dade County, Florida or via a wire transfer directly to Seller's account. The closing
shall take place on the specified closing date at 10:00 a,m, at a place in Miami-Dade County, Florida
reasonably designated by Buyer, or such other time and place as shall be mutually agreed upon between Buyer
and Seller,
11 Closina Costs, Seller shall pay for the cost of all transfer taxes required to be paid
with respect to the Deed and other instruments of conveyance (including documentary stamps and surtax), if
any, Buyer shall pay for the cost of all recording fees with respect to those of the closing documents which are
to be recorded (not including, however, the cost of curative title instruments which are to be paid exclusively by
Seller), the cost of the liIIe insurance, and the cost of the Survey, Each of the respective parties shall bear its
own attorneys' fees,
12, Prorations,
All ad valorem real and personal property taxes, including special assessments and
liens for public improvements (If any) shall be pro-rated between the Buyer and Seller as of the date of closing,
13, Default,
a, If Buyer fails to perform any of the covenants and agreements set forth in this
Contract on Rs part to be performed wRhin the time or times specified herein, the Seller shall have the option
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of: (i) demanding the payment to Seller of the full Earnest Money DeposR as consideration for fts' execution of
this Contract and in full settlement of, and as liquidated damages for, any and all claims for damages,
occasioned by Buyer's default, and upon such payment this Contract and all obligations hereunder shall
terminate and become null and void, or; QQ proceeding in equity to enforce Rs' rights under this Contract against
Buyer, for the right of specific performance,
b. If the Seller fails to perform any of the covenants and agreements set forth
in this Contract on fts part to be performed, the Earnest Money DeposR shall, at the option of the Buyer, be
returned to Buyer on demand, In any case other than the failure of the Seller to render fts title marketable after
diligent effort, the Buyer, however, at fts option, may proceed in equity to enforce fts' rights under this Contract
against Seller, for the right of specific performance,
14, Assianabilitv, This Contract may not be assigned by Buyer without the Sellers'
written consent, which consent may be arbitrarily and unreasonably withheld,
15, Litiaation and Attornevs' Fees, IfR shall be necessary for either party to this
Contract to bring suit to enforce any provisions hereof or for damages on account of any breach of this
Contract, to the extent provided by law, the prevailing party on any issue in any such litigation and any appeals
therefrom and post-judgement proceedings, shall be entitled to recover from the other party, in addition to any
damages or other relief granted as a result of such litigation, all costs and expenses of such litigation and a
reasonable attorneys' fee as fixed by the court,
16, Time of Essence. Time is of the essence in this Contract and in the
performance of all conditions and covenants to be performed or satisfied by eRher party hereto, Waiver of
performance or satisfaction of timely performance or satisfaction of any condition or covenant by one party shall
not be deemed a waiver of the performance or satisfaction of any other condition or covenant unless specifically
consented to in writing, Whenever a date specified herein shall fall on a Saturday, Sunday or legal holiday, the
date shall be extended to the next succeeding business day,
17, CounterDarts, This Contract may be executed in one or more duplicate counterparts
or by facsimile, each of which shall upon execution by all parties be deemed to be an original.
18, CaDtions and Headinas. Captions and headings contained in this Contract are
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for convenience and reference only and in no way define, describe, extend or limit the scope or content of this
Contract or the intent of any provision hereof,
19,
Notices.
Any notice or other communication permitted or required to be given
hereunder by one party to the other shall be in writing and shall be either hand-delivered or mailed by registered
or certified United States Mail, postage prepaid, return receipt requested ( in which event notice will be deemed
given upon receipt or refusal to accept same), to the party entftled or required to receive the same at the
address specified below or at such other address as may hereafter be designated in writing by any such party,
to wit:
To Seller:
Michael S, Brown
President
Theatre Realty, Inc,
3195 Ponce De Leon Boulevard
Coral Gables, Florida 33134
Telephone: (305) 529-1414
Facsimile: (305) 529-1485
To Buyer:
Attn: Mayor Neisen 0, Kasdin
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida 33139
Telephone: (305) 673-7030
Facsimile: (305) 673-7096
With a copy to:
Attn: City Attorney
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida 33139
Telephone: (305) 673-7470
Facsimile: (305) 673-7002
To Escrow Agent:
David M, Krause, Esquire
clo Herzfeld & Rubin
80 Southwest 8th Street
Suite 1920
Miami, Florida 33130
Telephone: (305) 381-7999
Facsimile: (305) 373-9756
20, Governina Law and Bindina Effect. The interpretation and enforcement of this
Contract shall be governed by and construed in accordance with the laws of the State of Florida without regard
to principles of conflict of laws, and shall bind, and the benefits and advantages shall inure to and be
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enforceable by the Buyer and Seller as well as their respective personal representatives, heirs, successors and
assignees. Whenever used, the singular name shall include the plural, the plural the singular, and the use of
any gender shall be applicable to all genders,
21, Intearated Contract. Waiver and Modification, This Contract represents the
complete and entire understanding and agreement between and among the parties hereto with regard to all
matters involved in this Contract and supersedes any and all prior or contemporaneous agreements, whether
written or oral. This Contract may not be modified or amended, nor may any provision contained herein be
waived, except in writing signed by all parties, or if such modification, amendment or waiver is for the benefit
of one or more of the parties hereto and to the detriment of the others, then the same must be in writing signed
by all parties to whose detriment the modification, amendment or waiver inures,
22, Further Assurances, In addition to the obligations required to be performed
hereunder by Seller, Seller agrees to perform such other acts, and to execute, acknowledge, and deliver
subsequent to the Closing such other instruments, documents and other materials, as Buyer may reasonably
request in order to effectuate the consummation of the transaction contemplated herein and to vest title to the
Subject Property in Buyer.
23, Joinder of Escrow Aaent. Escrow Agent joins in the execution of this Contract
for the express purposes of acknowledging receipt ofthe Earnest Money Deposit (subject to clearance) lodged
by Buyer with Escrow Agent hereunder and agreeing to be bound by the provisions set forth in this Contract with
respect to the disbursement of the Earnest Money Deposit. Buyer and Seller hereby authorize the
disbursement and delivery of the Earnest Money Deposit by the Escrow Agent in accordance with the terms
and provisions set forth in this Contract, If, however, in the sole discretion of the Escrow Agent some doubt
exists as to when, whom or under what circumstances such Earnest Money Deposit shall be disbursed
hereunder, and the parties hereto are unable after ten (10) days' prior written notice thereof from Escrow Agent,
to agree and direct Escrow Agent, in writing, as to when, whom or under what circumstances Escrow Agent
shall disburse the same, Escrow Agent shall be entitled to interplead said Earnest Money Deposit into a court
of competent jurisdiction in the county in which the Subject Property is located, without further liability or
responsibility on its part, A judgement for reasonable costs, expenses and attorney fees incurred by Escrow
10
-'
Agent in connection with any such interpleader shall be taxable against the substantially non-prevailing party,
or if the court does not determine the substantially non-prevailing party as the court may determine, In any
event, however, all parties agree that Escrow Agent shall have no liability or any further responsibility to any
party or person whomsoever for any disbursement of the Earnest Money Deposit made by Escrow Agent in
good faith unless such disbursement shall constitute a breach of the duties and obligations of Escrow Agent
under this Contract or negligence on the part of Escrow Agent.
24, Brokeraae. Seller and Buyer hereby acknowledge, represent and warrant to each
other that no broker or finder has been employed by either Seller or Buyer in connection with the sale and
purchase transaction contemplated in this Contract. Seller and Buyer each warrant to the other that no
commissions are payable by Seller or Buyer to any broker or finder in connection with this Contract or the
transaction contemplated herein, and Seller and Buyer each agrees to indemnify, defend, save and hold the
other harmless from and against the payment of any further commissions or fees or claims for commissions
or fees by virtue of any acts or actions undertaken by them, respectively; it being expressly agreed that the
foregoing agreement of indemnification shall expressly survive any closing or closings under this Contract.
25, Radon Gas, Radon is a naturally occurring radioactive gas that, when it has
accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over
time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida,
Additional information regarding radon and radon testing may be obtained from your county health unit,
26, Foreian Investment In Real Propertv Tax Act. The Foreign Investment in Real
Property Tax Act (FIRPTA), IRC 1445, requires that every purchaser of U.S. real property must, unless an
exemption applies, deduct and withhold from Sellers' proceeds ten percent (10%) of the gross sales price. The
primary exceptions which might be applicable are: (a) Seller provided Buyer with an affidavit under penalty of
pe~ury, that Seller is not a "foreign person," as defined in FIRPTA, or (b) Seller provides Buyer with a "qualifying
statement, "as defined in FIRPTA, issued by the Internal Revenue Service. Seller and Buyer agree to execute
and deliver as appropriate, any instrument, affidavit and statement, and to perform any acts reasonably
necessary to carry out the provisions of FIRPTA and regulations promulgated thereunder.
27, Successors and Assians. This Contract shall inure to the benefit of and be
11
.
binding upon the permitted successors and assigns of the parties hereto,
below their signatures,
IN WITNESS WHEREOF, the parties have caused these presents to be executed on the date
Witnesse~4'.I?.&r
rYt"..il ~
Wrtness: ;(,,'~~~, ~
~.dJ.,&t~~'~
Wrtness: /??l9lflVl..h, I3vHr:ur).()oIi
APPROVED 1$ TO
FORM & LANGUAGE
& FOR EXECUTION
~"
City AlIom ~~
I!;/D{
Owl.
Witness:
THEATRE REAL TV,INC,
-'Seller"
By: ~.~JJeu~
As its: ~~I ~ )()
Executed on: 1 ) It)) tJ ,
, (
City of Miami Beach, Florida,
a municipal corporation of the State of Florida
I'Buyer"
rJ1
As its: Y1~ai2-
Executed on: / -;t, <) ~ /
I ,
By:
ATTEST:
~(f~
By:
Robert Parcher, City Clerk
David M, Krause, Esquire
"Escrow Agent"
As its:
/)v!;/
I (
Executed on:
12
_..~ ~...,~ ~" UIE ~" "''' "''' RUSSUE INSURANCE INfl "" crr "
COOE COOE COOE COOE CODE COO. CODE 'ND TYI"E
. I
,/"
.i " REMARKS: !
ESCROW UCROW'Ef I
16 11
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CO","
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OWNERS FORM
OffiCE FILE NUMBER SCHEDULE A
, .
POliCY NUMaER DATE Of POllC" AMOUNT Of INSURANCE
10-1379-01-000012 June 30, 1986 at 3:00P.}I. $1,000,000.00
1. Name of Insured:
THEATRE REALTY, INC.
2, The estate or interest in the land described herein and which is covered by this policy is:
Fee simple
3. The estate or interest referred to herein is at Date of Policy vested in the insured,
4, The land herein described is encumbered by the following mortgage or trust deed. and assignments:
a. Mortgage in favor of City National Bank of Miami, dated June 23, 1986, filed
June 27, 1986, in Official Records Book 12936 at Page 3554 of the Public
Records of Dade County, Florida, in the original principal amount of $4,000,000.00.
NOTE: ;
and the mortgages or trust deeds, if any. shown in Schedule B hereof,
5, The land referred to in this policy is described as follows:
See E.XHIBIT "A"
,.'
-'
SCHEDULE B
".t' :
t"
/'. ';;iicy' does not insure against loss or damage by reaSOn of the following exceptions:
",5 P
.j....
.~.. ..'
r':>r.;'oe"eral Exceptions:
(:K:lc&dlbll~m14~:Rtlliljo;JliaXlllMi~:ftlilkzmft:blx!i&2ft.lJIl!ifz~~f!k;,
1.Oll.lEncroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an
accurate survey and inspection of the premises,
2.fiX Easements or claims of easements not shown by the public records,
~~~z"'m~"x~m~",*ztilfi[~~llltill:~l!itf!ll:'Z~lflilml!x~m~iI'Z'X
~ll~l!xll!it:P!1!!lltllxll~:X!x,
3.1ft Taxes or special assessments which are not shown as existing liens by the public records,
Special Exceptions: The mortgage, if any, referred to in Item 4 of Schedule A., if this schedule ,is attached to an Owner's Policy.
4.@ Taxes and assessments for the year
1986
imd subsequent years,
5. Assignment of Rents, Leases and Profits, datp.d June 23, 1986, filed June 27, 1986
in Official Records Book 12936 at Page 3544, Dade County Pbblic Records.
6. liCC Financing Statement, dated June 23, 1986, filed June 27, 1986, in Official Records
Book 12936 at Page 3600, Dade County Public Records.
7. As to Lots 1,2,5,7 and 8 in Block 13: Easements for public utilities set forth in a"~"""
series of warranty Deess executed by Ruben B. Gryzmish, et \IX et al, to the following
individuals and recorded in the following Deed Books in Dade eounty , Florida:
Augusta Kohlbry, single and Mathilde C. Kohlbry, single (Deed Book 1189 Page 179);
Ernest Derougement (Deed Bookl179 Page 373); W.E.Sager (Deed Book 842 Page 368).
8. As to lots 1,2,11 and 12 in Block 14: Easements reserved for public utilities as set
forth in a series of Warranty Deeds executed by Ruben B. Gryzmish, et ux et al to
the following individuals and recorded in the Deed Books in Dade County, Florida:
Rallis L. Ramsey (Deed Book 1393 Page 431), C.T.Bowen (Deed Book 1595 Page 402);
Deed from Atbay Realty Company to Joseph Michael Byrne (Deed Book 1694 Page 433);
Deed from Normandy Beach Properties to Henry J. Smith and Nettie R. Smith (Deed
Book 769 Page 333); Deed from Normandy Beach Prpperties Corporation to Sara E. Smith
(Deed Book 805 Page 463).
9. Survey prepared by Denes & Denes & Associates, Inc., dated June 20, 1986, Revised
June 16, 1986, under Order No. DWG No.1078 shows au encroachment of the theatre
south building over the 10 foot utility easement along the south line of Lots 2
and 11 in Block 14 by a few inches in the southwest corner of said Lot 2 and
increasing to the maximum of 5.10 feet in the southeast corner of Lot 11.
10. Right-of-way Piat for NW 79th Street filed in Plat Book 124 at Page 34 in the Public
Records of Dade County, Florida.
Countersigned
,....4~:.. _.~___.__.. ____...#
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,....(-:~...--;........-;:...--: './L.. ...;."
---------
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Authorized Sign~llory
Note: If this schedule! is attached to a Loan Policy. junior and subordinate math:rs. if any.
un: not rcllected herein.
F. 189G R.5.81
Note: This Policy consists of insert p..Iges tlbcled Schedules A and B. This Policy is of no
I"on.'c and crfect unless both pages arc included ah1ng with any ndtJed pages incorporated by
rl.'fl."l"t:ncc.
EXHIBIT "A"
(Byron Carlyle Theater)
LEGAL DESCRIPTION
Lots 1, 2, 11, and 12, Block 14, and lots '1, 2, 5, 7 and
8 in Block 13, of "NORMANDY BEACH SOUTH", according to
the plat thereof, as recorded in Plat Book 21, at page
54, of the Public Records of Dade County., Florida"
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THE LEGi81!..lTY OF' W:mi~G
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ARE UNSATISFACTORY IN THIS
DOCUMENT ON OUP. MICROFILtA
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w!riJl 31tUim1urr Made thla ihe-lo~,~dq ot~.2.~~_...A.. D,tm ..: ,;.
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by and bet"..n REUBEN B. GRyn(ISH, ETHEL G, GR'YZMISH, IDS WIFE, HENRY
LEVY, MID ROSE LEVY, HIS WIFE. ber<lnafter deocn1><d .. part.!.. of the ~ part, Bod'
.:.~_:._. '!;.~...E.~~L..l?l_..'L9.~.:g!_~.r.~~..~~. :rom:~!.!.~~~...!:....r..!_..____
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hen'inafter dc='Cribcd as party of the second part,
\'''IT~ESSETH: That the said parties of the fint part. for and in C?nsider:at!on of the
~um o( ~,~.~ . p~~.;:'!:!..~...~.~~._.~~~E...~.~.~...~.~._'!!-.!~~.~!~...~.~E!.!~~.~.~.t~....__.._.
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to thl.m in hand p3id by the party o( the second part., reeeipt whereof i., hpl"l~hy a.cknowledg.
cd. ha\'(' J;:ranten. bargaincrl. :\OIn. ami conveyed. and do by these prc~ents ITant. b:lrgain, !ell,
anll conn'y unto the .!'laid part)" of the sceond part. ._....~.~_...._ heirs and usiKfl!. fore\.er.
the (ol1owin~ de~ribe<lland :;.iluat('. I).jng and being in the County (jf Daof' and State or
Florida. anti more particlIlarlr dC';<("rih<-d as (0110"'3:
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n( ;\'OrDL\SDY BEACH SOGTH. a :luhcih.i:lion .:Jituatc in Dade Countv.
FlrJrirla. ann more particulaTl)' dE'~bed &5 foHo",...: :O:orth One-hill! or
C;,,\"{'rnnH'nt Lot I. ~t<:tinn 11. TO\\T1ship :-~1 South. Ran~e oS:! ~:a~t. lIe Oadt.
Cnanty. Florilla. accordinl\ to a plat thereof recorded in Plat B,){)'( 21 at
(';1l.':" :..1 ,,( the Public r.l"('nrO:' or Dade CtlUnt>.. Florida.
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h)' and hot",..n REUBEN B. GRYZIDS3, ETIIEL G, GRYZMISH, IUS WIFE, HENRY
LEVY, AND ROSE LEVY, illS WIFE, h.",iufl.Or d.-'Crihod .. PArties or the flrslpart. and
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WtT>:ES::;ETH: That the said part1e! or the ftr'3t part., for" ar.d in con.sid"r.ltion' or the
:-:llnl II( ren Dollara aM...O.tllS::...&.Qod ..LtlId.Tuuahle C on.nlU::-a.t1 o..c.& .
III tlwm in hnnd pnid h;y the pnrty ot the !~"lli part, TC1:'eipt where(l( i!\ here-b)' acknowlrd.lt"
rd. haw }:'T:mlC'Q. bRrJ0t'3int'd. :loll!. nnd c:on\'e;/el!, knrl do by thC':\C' prt'Jll.'nts p;'T"2nl, hnrgain. :'1:'11.
:lnd ~'t1Jl\"'r unto tht. :lo:dn Imrt)' or the se-eonri part. '" ...h1.a .... hcinli and a~i;rns, (orcver.
tl\l' (\llIuwin~ dt"~ribNf land :,itunte. l)'inK and bt-in.': in th~ County or Dade and StAt~ o(
FlclrirlA. :\l1d morE' partiC'ularly d('~eribe-d u !ollow~:
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,lr :-:OR:\IAXDY BF.A . SOU . a !UJbdh'ision llituAte in Dade County.
t'l,u'illa. ann mnrl' particl1.... descrihc.d u tollo.....,: Ntlrth One-halt o(
r.tln'mmC'nt Lot 1. ~t'ction 11. Township .i3 South. RanRe -12 Ea:st. \31';.
CUl1llt)'. Florida. 3ccorrlin:f to a pbt t!tereoi recorded in P~at Boo 21 O\t
P;I~I' ;-..a tl( th~ Public Re('orrl:l ot D&d..~ County. florida.
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CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
http:\\ci.miami~beach.f1. us
CITY OF MIAMI BEACH
TO:
FROM:
SUBJECT:
COMMISSION MEMORANDUM NO. 1""1-01_
Mayor Neisen 0, Kasdin and
Members of the City Commission
DATE: January 10, 2001
Jorge M. GonzaleJ, A~
City Manager V' - ~
A RESOLUTIO OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, APPROPRIATING 10%
OF THE $1.7 MILLION PURCHASE PRICE, OR $170,000, FROM THE
GENERAL FUND UNDESIGNATED FUND BALANCE TO BE DEPOSITED
IN ESCROW PURSUANT TO THE CONTRACT FOR SALE AND
PURCHASE BETWEEN THEATRE REALTY, INC. AND THE CITY OF
MIAMI BEACH FOR THE ACQUISITION OF THE BYRON CARLYLE
THEATER AS AUTHORIZED BY THE CITY COMMISSION ON
NOVEMBER 29,2000; FURTHER ALLOCATING NOT TO EXCEED $20,000
FROM THE GENERAL FUND OPERATING CONTINGENCY TO
CONDUCT PRELIMINARY SITE ASSESSMENT AND SURVEYS AND TO
ENGAGE A CONSULTANT TO DEVELOP AN OPERATIONAL PLAN FOR
THE BYRON CARLYLE THEATER
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
On September 27, 2000, the Mayor and City Commission adopted Resolution No, 2000-24104
establishing two committees to (1) negotiate with the owner ofthe Byron Carlyle Theater concerning
the possible acquisition ofthe property by the City ("Negotiating Committee") and (2) meet with
the representatives of cultural arts groups and other potential users to discuss potential uses for the
property and funding strategies for its acquisition ("Program Uses and Operational Committee"),
On November 29, 2000, a status report was presented to the City Commission on the progress of
both Committees' work. In accordance therewith, a motion was passed directing the City to execute
a Sale and Purchase Agreement with a 60 day option on the property for $1,7 million,
On December 28,2000, Wometco forwarded a copy ofthe attached Sale and Purchase Agreement
which requires a 10%, or $170,000, deposit and provides for a 90 day closing timeframe, The
contract further provides for a 60 day investigation period, The contract may be terminated anytime
within the 60 days and the deposit is fully refundable, If the closing does not occur 90 days from
the execution of the contract, the seller will impose a monthly rental of $19,500, which represents
AGENDA ITEM R..., It
DATE (-to-o J
January 10, 2001
Commission Memorandum
Byron Carlyle
Page 2
a 10% lease rate on the purchase price plus a pro-rata share of taxes and insurance, The rent will be
imposed until such time as the closing takes place and will not be credited against the purchase price.
The City may also terminate the contract if the seller is unable to deliver clear title,
At this time, it is recommended that the Mayor and City Commission authorize and appropriate the
$170,000 deposit required to comply with the terms ofthe contract.
Additionally, on December 21, 2000, the Program Uses and Operational Committee met together
with the City Property Management Director and it was determined that a preliminary site
assessment and surveys (asbestos, environmental, structural, etc,) should be performed during the
60 day option period, The User Committee also deemed that an independent consultant should be
retained to develop an operational and management plan for the facility, Accordingly, the
Administration recommends allocating not to exceed $20,000 from the General Fund Operating
Contingency to perform said studies,
It is anticipated that a final report presenting the findings of said studies and authorization to proceed
or cancel the Sale and Purchase Agreement will be presented to the City Commission on February
20, 2001.t
JMG/C~/rar ~
T:\AGENDA\2001\JANtOQ1\REGULAR\BYRON_ CA,eM