HomeMy WebLinkAboutVA198900026 Application 1989-03-17 E.O. GM'A & LS:. ATES
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T.O. CO3CHI & ASS0:;1GTES _ 'i
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''''''' VA-89-26 ARDAN HOMES
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(TAX MAP 43, PARCEL 66)
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scAL3 to.FEET WHITE HALL SAMUEL MO I FR AND SECTION 43
,,,........,_______ JACK JOUETT....MCCRiAilS RIVER AGRICULTURAL 6 FORESTAL DISTR DISTRCTSICT'
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2
LOT PURCHASE AGREEMENT
THIS AGREEMENT, made this 15th day of May, 1987, by and
between JAMES W. CALHOUN and NANCY P. CALHOUN, husband and wife,
herein called "Sellers, " FRANK A. KESSLER, herein called
"Purchaser, " and CARR REALTY MANAGEMENT & SALES, INC. and REAL
ESTATE III, herein called "Realtors, "
WITNESSET H:
WHEREAS, Sellers are the owners of all those certain twenty
(20) lots or parcels of land more particularly shown and
designated as Lots 1 through 20 on subdivision plat of "Harmony, "
made by Roudabush, Green & Gale, Inc. , dated September 29 , 1986,
revised December 2, 1986, February 2, 1987, April 10, 1987, and
May 14, 1987, a copy of which subdivision plat is attached to and
made a part of this Agreement as Exhibit A; and
WHEREAS, Sellers anticipate prompt final approval of said
subdivision plat by the County of Albemarle and are desirous of
selling all of said subdivision lots; and
WHEREAS, Purchaser is desirous of purchasing all of said
subdivision lots in Harmony for the purpose of building high
• r
quality, single-family residences thereon and the resale of same
and/or the resale of lots, unimproved; and
WHEREAS, the Sellers have agreed to sell said subdivision
lots to Purchaser on terms and conditions set forth in this
Agreement;
-1-
NOW, THEREFORE, for and in consideration of the provisions
of and mutual promises in this Agreement, the parties agree as
follows:
I. SELLERS' OBLIGATIONS:
A. Sellers shall proceed in good faith and in a timely
manner to obtain final approval of the subdivision plat of Lots 1
through 20, "Harmony, " substantially in accordance with the
subdivision plat attached to and made a part of this Agreement,
thereby creating twenty (20) lots, substantially as shown
thereon, and qualified for the issuance of building permits by
the County of Albemarle for the construction of single family,
detached dwellings. Sellers shall pay all costs incurred in
connection with the approval of the subdivision plat, except for
costs of preparation of the covenants as set forth in Paragraph
XV hereof.
B. Sellers shall install, at their expense,: underground
electrical service and telephone cable along the roads within the
subdivision suitable for providing electrical and telephone
service at or near the front lot line of each of said lots.
C. Sellers shall construct all roads within the' subdivision
;according to the road plan approved by the County of Albemarle, a
copy of which is attached hereto as Exhibit B, which roads, when
completed, shall be suitable as to their design and construction
for dedication to public use and acceptance by the State of
Virginia into the state road system. During the period of such
construction, Sellers shall post any road completion bond and
-2-
road performance bond, soil erosion control bond, and maintenance
fees which may be required by the County of Albemarle and the
State of Virginia.
D. Sellers shall sell all of said twenty (20) lots to
Purchaser at such price, on such terms, and with closings at such
times as are hereinafter set forth.
II. PURCHASER'S OBLIGATIONS:
A. Purchaser shall purchase all of said twenty (20) lots at
the prices computed in accordance with Paragraph III hereof in
accordance with the purchase schedule set forth in Paragraph IV
hereof. Time shall be of the essence as to Purchaser' s
obligations to accomplish closings of such purchases.
B. Following Seller' s substantial completion of the roads
in Harmony as aforesaid, Purchaser shall provide and pay the cost
of all necessary maintenance and upkeep for such roads until such
time as they are accepted into the state highway system.
However, at the time of final inspection prior to such acceptance
into the state highway system, Sellers shall provide and pay the
cost of any required physical modifications or changes to the
roads necessary for such acceptance which are not items of
maintenance or upkeep, so long as such modification' or changes
are necessary to comply with Exhibit B.
C. Following Sellers' substantial completion of the roads
in Harmony, Sellers shall maintain in effect any continuing road
-3-
construction, ward vprformance, soil erosion, and other bonds
to be maintained for Harmony by the County
which may be r�gref
�rn� Std e of Virginia.
of Albemarle
III. LOT PURCffiA Il is The base purchaser price for each lot,
hereinafter the "Bash Price" shall be Fifty-five Thousand and
00/100 Dollars ( 55/f00.00) . The Base Price shall be the
psing of the tale and purchase of the first
purchase price at ci
five (5) lots. the purchase prices for each remaining lot shall
be the Base Pr-:ice acl usted as follows: The Base Price shall be
multiplied by actpr of one (1) plus the percentage increase of
the Consumer P-rirn f pdex for Urban Consumers For All Cities as
Bureau of Labor Statistics for the month
published by tie U.S!
which closing occurs over the same index
prior to the month I11
for the month zn wh3ph the closing of the first five lots
occurred (the "TTit1a1 Month") . In no event, however, shall the
resulting incr�a=e price above the Base Price be less than an
ercent (3t) per annum, or 'greater than an
amount equal to 1zr6P p
amount equal to ten percent (10€j per annum, calculated from the
Initial Closing fat to the closing date in question. The amount
of increase im gic over and above the Base Price for each lot
shall not be deeaec� to be interest.
IV. CLOSING fit' ?nd E FOR LOT PUICHASES: Purchaser shall close
lots, ctosen by him, within fifteen (15)
his purchase ad! fi�E (5)
-r
days of the date on which (a) Sellers have substantially
completed construction of the roads in accordance with the road
plan hereto attached; (b) Sellers have substantially completed
the installation of electric and telephone lines; (c)
substantially all lots are qualified for the issuance of building
permits, and (d) no more than ten percent (10%) of the original
amount of the Road Completion Bond of Sellers posted with the
County of Albemarle remains unreleased. Said date for closing of
the purchase of the first five (5) lots shall be the "Initial
Closing Date.' Thereafter, Purchaser agrees to close his
purchase of the remaining lots in accordance with the following
schedule: An additional three (3) lots within twelve (12) months
of the Initial Closing Date; an additional four (4) lots within
twenty-four (24) months of the Initial Closing Date; an
additional four (4) lots within thirty-six (36) months of the
• Initial Closing Date; and the remaining four (4) lots within
forty-eight (48) months of the Initial Closing Date.
Notwithstanding the foregoing schedule, Purchaser; shall have the
right to purchase lots at an accelerated rate so long as the rate
of purchase of lots never falls below the minimum required by the
foregoing schedule. In any event, however, the Initial Closing
.Date shall be defined as set forth above notwithstanding
Purchaser' s closing of one or more lots prior to the Initial
Closing Date.
V. LOT SELECTION: Purchaser shall have the sole discretion to
choose the specific lots that shall be purchased at any given
time provided that Purchaser shall designate his choice of lots
-5-
at least fourteen (14) days prior to the date on which a
particular closing is to occur.
VI. CONVEYANCES: At each closing, Sellers shall convey the lots
to Purchaser by General Warranty Deed with the usual English
Covenants of Title, and with title insurable without exception
other than for such matters, including covenants, conditions,
restrictions, and easements which do not adversely affect the use
of such lots for the construction and occupancy of single family
residences. Purchaser shall allow Sellers a reasonable time to
correct any defects reported by the title examiner, and if any
such defects are uncorrectable as to a particular lot or lots,
either Sellers or Purchaser may declare this Agreement null and
void as to any such lot or lots as the exclusive remedy of
either.
VII. CLOSINGS: Closings shall be held at the offices of Fell,
Deinlein, Pettit & Williams, 409 Park Street, Charlottesville,
Virginia 22901, and possession shall be delivered on date of
closing unless otherwise agreed in writing by Sellers and
Purchaser.
VIII. COSTS AND EXPENSES: In addition to paying all costs
associated with the fulfillment of Sellers' obligations, as set
forth herein, Sellers shall pay the cost of preparation of each
of the General Warranty Deeds mentioned above; the State Revenue
Tax normally charged to Sellers; their prorata share of the
current year' s real estate taxes prorated as of the date of
f
-6-
closing; and their own attorney' s fees. In addition to paying
all costs associated with the fulfillment of Purchaser' s
obligations, Purchaser shall pay his own attorney' s fees; all.
cost of securing and closing any financing required by him, if
any; his prorata share of the current year' s real estate taxes
for the year of closing when due and payable; all recording costs ,
other than the State Revenue Tax charge to Sellers; and the cost
of preparing suitable restrictive covenants for Harmony
Subdivision, as hereinafter set forth.
IX. REAL ESTATE COMMISSIONS: Sellers agree to pay to Realtors a
real estate commission of Four Thousand Four Hundred Dollars
($4,400.00) for each lot for which closing occurs, upon
completion of closing.
X. DEFAULT: Upon default by either party hereto, the
non-defaulting party shall be entitled to collect all damages,
costs, and expenses suffered and incurred by such non-defaulting
party, including, but not limited to, reasonableattorney's fees
incurred in connection with the default; enforcement of remedies;
and the collection of damages.
XI. ARBITRATION: All disputes and/or claims arising under this
Agreement shall be determined and finally resolved Sy binding
arbitration pursuant to the rules of the American Arbitration
Association by one arbitrator chosen pursuant to such rules. The
arbitrator may award the costs of arbitration, including the
attorney' s fees of the parties, against either party, or may
divide such costs and attorney' s fees between the parties.
} -7-
XII. ACCESS TO LOTS BY PURCHASER: Purchaser and Purchaser' s
agents, employees, independent contractors, engineers, surveyors,
and other representatives shall have access to all lots at all
times, provided, however, that no alteration of or construction
upon any lot shall commence until closing of the conveyance of
such lot. Purchaser shall indemnify and save Sellers harmless
from any and all claims and resulting damages and liability,
including defense costs and attorneys' fees resulting from
Purchaser' s rights of access for himself and others and their
activities on- the property within the subdivision.
XIII. TERMINATION: In the event of the failure of Purchaser to
close in accordance with the foregoing purchase schedule, at any
time, Sellers shall have the right to declare this Agreement
terminated. In the event of such termination, all of Sellers'
obligations to Purchaser shall cease. Notwithstanding such
termination, Sellers shall be entitled to collect all of their
costs and damages resulting from such default, including
reasonable attorney' s fees incurred in connection with such
default and the collection of such damages.
'XIV. WATER AND SEWER: Purchaser acknowledges thatrthe subject
lots in Harmony shall not be served by central or public water or
sewer systems and Sellers shall have no obligation to provide
same.
-8-
XV. • SUBDIVISION COVENANTS, CONDITIONS, RESTRICTIONS AND
EASEMENTS: Purchaser shall pay the costs, including
reasonable attorney' s fees, incurred in connection with the
preparation of written subdivision covenants, conditions,
restrictions and easements for Harmony Subdivision. The same
shall promptly be prepared at the request and direction of
Sellers, shall contain a suitable architectural control
provision, and shall be subject to the approval of both Sellers
and Purchaser, which approval shall not be unreasonably withheld.
XVI. CONTINGENCIES: Sellers' obligation to perform under the
terms of this Agreement shall be contingent upon the following:
A. Final approval by the County of Albemarle of a
subdivision plat for Lots 1 through 20, Harmony, in form and
substance substantially similar to the plat attached hereto and
made a part hereof.
B. Sellers' execution of a binding agreement for
construction of the roads within Harmony in form and substance,
on terms and at a price acceptable to Sellers.
C. Sellers obtaining of a commitment for the financing of
the construction of the roads in Harmony in form and substance,
on terms, and in an amount acceptable to Sellers.
XVII. SUBORDINATION, ASSIGNMENT, AND/OR COLLATERAL ASSIGNMENT OF
AGREEMENT: Purchaser agrees that upon Sellers' request he
will promptly subordinate, assign, and/or collaterally assign his
rights under this Agreement to Sellers' lender to secure Sellers'
-9-
financing obtained for purposes of funding Sellers' obligations
under this Agreement.
XVIII. ASSIGMENT: The obligations and duties of Purchaser under
this Agreement shall not be assigned without the prior written
consent of Sellers which may be withheld at Sellers sole
discretion.
XIX. APPLICABLE LAW: This Agreement shall be construed,
interpreted, and applied in accordance with the laws of the State
of Virginia.
XX. BINDING EFFECT: This Agreement shall be binding upon and
inure to the benefit of the heirs, personal representatives,
successors and assigns of the parties.
XXI: ENTIRE AGREEMENT: This Agreement constitutes the entire
agreement among the parties and may not be modified or changes
except by written instrument executed by all of the parties
hereto.
WITNESS the following signatures and seals:
(SEAL)
AMES W. CALHOUN
_(SEAL)
NCY CA OU
(SEAL)
RAN A. KESS
-10-
• CARR • TY MANAG NT SALk ,
INC.
10411k
REAL ES 'II
B Z�«' SEAL)
-11-
of ALBS, VA �i - -)(4
�� FILE NUMBER
APPLICATION FOR: • y
(che k one) O ��� I�IlllII� ' •`- -.',.',3L ( !( ?
VARIANCE C.) ! .- A 6_� tT1 DATE SUBMITTED
1 .�
❑ SPECIAL USE PERMIT '1�1` �'��
❑ REZONING ��� ' FEE frID (see reverse)
❑ ZONING TEXT AMENDMENT IRGI1�
❑ MOBILE HOME DATE OF PRELIM CONF.
❑ HOME OCCUPATION //<=`
l i
II ACCESSORY TOURIST LODGING STAFF AT PRELIM. CONF.
OWNER (as currently listed in Real Estate) n
('
Name i 7_,kiN I In.s r...�J �LU `4 6'�u- 1"- Phone (_) _-
Address Db 4,„1s „,, le ): N a-„.i WL' ( & 1 E , LI)
APPLICANT (if different from owne ) C°' *' $ Pu-rckO` - r• Cjl1
3 I 5 (.•Name r GDII -J 6-Xv at) i C. • Phone ( 49 b
li Address 13� / ( c^� L.D -<--1 r- ?O1 U C/) (JIA.
CONTACT PERSON (if different from above)
Name Phone ( )
Address
LOCATION: .� ;,) f5 „iic2_,,, . U---c (L U'tv+4`
TAX MAP/PARCEL NUMBERS (use reverse if needed)
1.c '30J - -DO -00 -Q6(Qou 3. - - -
2. - - - 4. - - -
EXISTING ZONING -k1 PROFFERED? Yes _ No _ Acreage if different `�1
DESIRED ZONING PROFFERED? Yes - No - Acreage if different
EXISTING USE Un c
PROPOSED USE .'S 1r, 1 _t-ei / j
ORDINANCE SECTION(S): I ii9•y
DESCRIPTION OF REQUEST:
JUSTIFICATION FOR REQUEST:
• The foregoing information is complete and correct to the best of my
knowledge. I have read and understand the provisions of the Albemarle County
Zoning Ordinance applicable� � to this application.� // / r�
• Signed )4 �'t',�Gc�+ ►, ' //1Q.� ��.a.C,c�/ ram Date a%Lcic 1 // , 198 d'
kOwner, Contrac : rchaser, Agent)
VA-89-26. James W. Calhoun (owner) , property known as tax map 43 ,
I/ parcel 66, located in the Harmony Subdivision at 2425 Shady Spring
Drive, zoned RA. The applicant seeks a variance from Section 10. 4
of the Albemarle County Zoning Ordinance to reduce the front yard
' /
setback from the minimum required measurement of seventy-five feet
to fifty (50) feet to allow construction of a single-family
dwelling.
F;1 DvaLU vrvasp ..---—-
Board of Zoning Appeals Date: /2.11 Action: ,1,47,= : . ' -
,,i� A"-, 670/fi
�� -;,7,0,/2. 4.j / j.,�A(,n /CI VOA 0 ikes.
- -- - -vn✓ ..,a A ,t fa ,iJA.° A riittd.
V .$I!'ti 0iti .
i
•
(hhis is r'ft+ally binding contract;i/not understood,seek cot eat advice be/ore signing) a
REALTOR'
sots .rtr.s
1..11,
This CON1RACT OF PURCHASE made as of March 14
between Frank Kessler iq 89 ,
and___— Atari m S TnC (herein called"Seller"),
anti ides flint Purchaser agrees to buythrough _ (herein called "Purchaser"),
.ZO.t_._a .-.H.arnum_y____�___ (herein called "RfnL7UR+ri")
as agent for Seller, and Seller agrees to sell the following described real estate, and all improvements therin, located in the County or
)CliiCof Al hpmarl•P , Virginia (nil herein called "the property"):
Lot. 8 , Harmony t
and more commonly known as
I. 1he purchase price of the property is Eighty Two Thousand Five Hundred and 00/100et address). ;
Dollars ($ 82 , 500. 00 ), and such purchase price shall be paid as follows:
•
$ 500 . 00 Deposit ,
62 , 000. 00 At Closing
20i-000;00 Four Months After Closing
2. If F.11.A. financing will be sought by Purchaser in connection with this transaction, subparagraph 2(a) on the reverse hereof Is
ridded as an nmendment to this Conti net of Purchase if such suhpnrngrnph is completed and is executed by Seller and Purchaser. If
V.A. financing will be sought by Purchaser in connection with this transaction, subparnrrnph 2(b) on the r�verse hereof Is ndded as an
nmendrucnt to this Contract of Purchase if such sulq+ningrnph is executed by Seller and Purchaser, if Purchaser will assume a V.A. direct, •
guaranteed, or insured loan on the property, subpnrnginph 2(c) on the reverse hereof is ndded as an amendment to this Contract of Purchase
If such subparagraph Is executed by Seller and I'urcl:scr..
i t
3. If the property includes improvements consisting of a new house, new condominium, new cooperative, or new modular home (ail 1
herein called "new home"), either sul'pnrngrnplt 3(n) or 3(b) on the reverse hereof is added as n provision of this Contract of Purchase, rind
Purchaser acknowledges flint Seller fully completed and executed either of suchsubpnrngrnphs before execution of this Contract of Purchase I
by Purchaser.
t
4. if n tender oinking any loan described hi paragraph 1 of this Contract of Purchase requires any discount fee ns a condition of making such loan, such discount fee in an nmount not exceeding -- percent of such loan shall ibe paid by Seller.
•
5. Purchaser has made n deposit of _FivP Hundred and 00/100 Dollars ($ 500 . 00
•
f --• (method) with _. RP ) '
b osC_.._..-- aL.Fstate III _
and spell deposit shall be lucid in escrow until the rime of settlement and then applied to the pu chase pricelch or settlement costs,lorgre-
turned to Put haser if the title to the property is nut marketnbic.
G. Seller agrees to consev the properly to l'nrchnscr byeusuat
clear from nil encnmhrnnces, tenancies, liens (for taxes or tl erwise),vexceptyas may beiott erwiselpro English
ded above, but subject totnpplicable free and r
easements and restrictive covenants of record not ntNerscly affecting the use of the property. Seller further agrees to pay the expenses of
preparing the deed and of the recordation lax applicable to grnntors and agrees to deliver possession of the property to Purchaser on I
Anril 30 , 19 89_. i
•
7. Settlement shall be made at the office of Rl'.A1:1'ORS� or at ___Attorney' s Office
on or
before ..__-�pri 1 __a0_ _ _, 19.. , or ns soon thereafter as title can be examined and necessary documents prepared,
stith allowance of n reasonable time for Seller to correct. any title defects reported by the title examiner.
H. All tnses, interest, rent, and F.ILA. or similnr escrow deposits, if any, shall be prorated as of the date of settlement.
9. Ail risk or boss or damage to the properly by fire, windstorm, ensunhy, or other sauce is assumed by'Seller until settlement. In the
event of substantial loss or damage to properly before settlement, Purchaser shell have the option of either (I) terntinnting Ibis Contract
of Purchase and recovering any deposit nude, or (11) nllirming this Contract of Purchase, in which event Seller shall assign to Purchaser
all of Seller's right render any policy or policies of insurance nppiicable to the property.
10. Seller and Purchaser agree that REAL'TORI') was the sole procuring cause of this Contract of Purchase, and Seller agrees to pay
ftf'AI:IOR'nl for services rendered n Ice of _ _ __ —0—• __
muter this Contract of Put chase, such defaulting parry shill be hinhic for lire fee of REAL TOR?
Rf aud1Cfhsrally expenses ller or rnincurred trby
the non-de(nmlting party and by REAI:IOR!', such expenses including their respective attorney's fees, if any, In connection with this transnc-
tion and the enforcement of such Contract. Also, if Purchaser defaults under this Contract of Purchase, any deposit made by Purchaser shall
be applied to any expenses incurred by R1?ALLORAi in connection with this Irnnsaclion, and the balance of such deposit shall be divided
equally bctsscen Seller and RIiAt:IOR?. Payment of n rent estate broker's commission ns the result of a Irnnsaclion relating to the properly,
is MO occurs subsequent to n default under this Contract of Purchase, shrill not relieve the defaulting party of liability for the cash fee of
REAL•TOR? and for any expenses incurred by the non-defaulting party and by REAL'TOR®.
i
t
•
II. Purchaser represents that an inspection sntisfnclnry to Purchaser lint been made of the property, and Purchaser agrees to accept
the properly in its present condition except as may be otherwise provided In the description of the property above.
12. 'I his Contract of Purchase constitoles the entire agreement between the parties and may not be modified or changed except by written
Instturncnt executed by the parties; provided, however, flint the provisions of paragraph 10 above may not be modified or changed
except with the written consent of REAL'i OR?.
13. 'this Contract of Purchase shall be construed, interpreted, and applied according to the law of Virginia, and it shall be binding
upon and shall inure to I . • fit of the heirs, personal representatives, successors, and assigns of the parties.
WI i NESS th tllowin. I illy authorized signatures mid seals:
l
AR ALL COPIES DEt OR SIG NO bELOWJ /
/. /4---- •
%r - - - SEAL) , C y� '- //..
el `1/ (SEAL)
urc user
_ (SEAL) •
die: / Purchaser (SEAL)
RfA1:l ORS executes this Contract of Purchase (if appropriate) 1. L�°c ti t ( I
to acknossledge receipt of the deposit described iri paragraph 5 nhovo J EA I (SEAL)
and epees to hold Iite deposit In accordance with the terms of the ItL'AL'IUR�
foregoing contract.
Woe roe oln i
/ g p form nutty be used by members in good scantling of the Virginia A.trncintlnn of RFAI.IORS",. Eiprestly prohibited
are the duplication or reproduction of such Prot, or the use of lhr. nonce "I'Irginia A.errrriniimr of RE,fI7OR.Ttn" in cotton—firm with ate
itrtii,,t form, it'thou( the tn;or written tOrtrcur of rite 1'itrirtiji_.I,L,i;l.io,iu•. n r!_S__.___.__'...__.:
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