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HomeMy WebLinkAboutWPO201600052 Agreement - Nutrient Credits WPO VSMP 2016-10-21AGREEMENT FOR PURCHASE AND SALE OF NONPOINT NUTRIENT OFFSET CREDITS This Agreement for the Purchase and Sale of Nonpoint Nutrient Offset Credits (this "Agreement") is made as of the 21" day of October, 2016 (the "Effective Date"). between HOTEL. STREET CAPITAL, L.L.C., a Virginia Limited liability company ("Seller") and HEARTROCK FARM LLC, a Virginia limited liability company ("Purchaser"). RECITALS A. Seller is the owner and sponsor of an approved nonpoint nutrient offset generation bank entitled Gold Hill Nutrient Offset Credit Bank (the "Bank") consisting of 28.50 acres, more or less, located on Route 15 James Madison Highway, southwest of the Gold Hill Road intersection in Buckingham County, Virginia. The Bank has been authorized by the Virginia Department of Environmental Quality ("VDEQ") to generate and transfer nonpoint source offsets in accordance with i) the Chesapeake Bay Watershed Nutrient Credit Exchange Program (VA Code 62.1- 44.19:14 et seq), ii) the Department of Conservation and Recreation's (OCR) stone water offset program (VA Code 10.1-603.8:1), and iii) the Virginia Soil and Water Conservation Board's Guidance Document on Storm Water Nonpoint Nutrient Offsets approved on August 29, 2016 to those regulated entities qualifying for nutrient offsets. The Bank is approved to generate 92.04 pounds of nitrogen reduction and 27.3 pounds of phosphorus reduction within the James River Watershed. Operation, management and maintenance of the Bank are subject to the requirements of the Nonpoint Nutrient Offset Generation Certification (Certificate No. James-014) approved by the VDEQ on August 29, 2016 and to the statutes, regulations and policies cited therein. B. Purchaser has applied for a permit from the VDEQ with a site plan requirement to control .58 pounds of phosphorus each year as part of the 2300 Hunter's Way project (County Application Number 2016-00052), County of Albemarle, Virginia and within the James River Basin (HUC 02080203). Purchaser proposes to offset the annual nutrient control requirement by purchasing .58 Nutrient Credits (the "Nutrient Credits") from Seller. AGREEMENT NOW, THEREFORE, for and in consideration of a deposit in the amount of One Thousand and no/100 dollars (S 1,000.00), the receipt of which is hereby acknowledged (the "Deposit"). the mutual premises and agreements contained herein and for the other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser agree as follows: 1. Recitals. The foregoing Recitals are hereby incorporated into this Purchase Agreement as a matter of contract and not mere recital. 2. Sale and Purchase. Seller agrees to sell, and Purchaser agrees to purchase .58 Nutrient Credits from the Bank for the purchase price of ($6960.00) SIX THOUSAND NINE HUNDRED SIXTY AND NO/100 DOLLARS (the "Purchase Price") of which the Deposit shall be a part and in accordance with the teens and conditions set forth in this Agreement. 3. Patinnent of Purchase Price. Purchaser shall pay the balance of the Purchase Price to Seller on or before the date of'Closing (as hereinafter defined) by making a wire transfer of immediately available federal funds to an account at a financial institution designated in writing by Seller. 4. Seller's Representation and Warranties. Seller hereby makes the following representations and warranties: a. Authorization, Execution and Delivery. This Agreement has been duly authorized, executed and delivered by all necessary action on the part of Seller, constitutes the binding agreement of Seller and is enforceable in accordance with its terms. b. Compliance with Laws. Seller will comply with all applicable laws and regulations relating to the sale of the Nutrient Credits, the Bank, and the Nonpoint Nutrient Offset Generation Certification. C. Credit Availability. As of the date of Closing, Seller shall have the Nutrient Credits available for Purchaser. 5. Purchaser's Representations and Warranties. Purchaser hereby makes the following representations and warranties. a. Authorizations, Executions and Delivery. This Agreement has been duly authorized, executed and delivered by all necessary action on the part of Purchaser, constitutes the valid and binding agreement of Purchaser and is enforceable in accordance with its terms. b. As Is Where Is Sale. Purchaser acknowledges and agrees that Purchaser is purchasing the Nutrient Credits "AS IS, WHERE IS," at Closing. The Seller has not made and does not make any representations or warranties, either express or implied, with respect to the Nutrient Credits, other than as expressly set forth in Paragraph 4, and in entering into this Agreement. Purchaser has not been induced by, and has not relied upon, any representations, warranties or statements, whether express or implied, made by the Seller or any agent, employee or other representative of the Seller, which are not expressly set forth herein. This Paragraph shall survive Closing and delivery of the Nutrient Credits. 6. Closine. Closing on the purchaser and sale of the Nutrient Credits pursuant to this Agreement ("Closing") shall be held at a location mutually agreeable to Purchaser and Scller, at a time and date to be agreed upon by the Parties, but not later than 5:00 p.m. on or before October 25, 2016, unless Seller consents in writing to a later date, TiME BEING OF THE ESSENCE TO THIS AGREEMENT. Seller's Deliveries. a. At Closing, Seller shall deliver to Purchaser a signed Bill of' Sale, Affidavit. and OCR Water Quality Enhancement Fee Form substantially in the form of Exhibits A, B. and C attached hereto and incorporated herein b_v this reference, evidencing the sale to Purchaser of -the Nutrient Credit(s) from the Bank. b. Not more than thirty (30) calendar days following the Closing. Seller shall deliver. or cause to be delivered, to Purchaser a copy of' Seller's Ledger entry, or other documentation, recording the sale of the Nutrient Credits to Purchaser as provided herein and debiting the Nutrient Credit(s) sold to Purchaser against the outstanding Nutrient Credits in the Bank in accordance with the Nonpoint Nutrient Offset Generation Certification. 8. Closing Costs. Seller shall pay the cost of preparing the Bill of Sale, Affidavit, and OCR Water any Water Quality Enhancement Fee Form, any taxes and costs customarily paid by Sellers including the OCR Enhancement Fee, and Seller's attorney's fees. Purchaser shall pay any taxes customarily paid by Purchaser. Purchaser's attorney's fees and all other costs of Closing, if any. 9. Default. a. By Purchaser. If Purchaser defaults in performing any of Purchaser's obligations under this Agreement, and if such default continues for a period of ten (10) days after Seller has provided written notice to Purchaser of such default, Seller may terminate this Agreement by providing written notice to Purchaser and retain the Deposit as liquidated damages and not as a penalty, whereupon this Agreement shall terminate and Purchaser and Seller shall have no further obligations hereunder. Seller agrees that it waives any and all other rights and remedies against purchaser and all other claims for damages against purchaser arising from Purchaser's default under the terns of this Agreement. b. By Seller. if Seller defaults in performing any of Seller's obligations under this Agreement, and if such default continues for a period of ten (10) days after Purchaser has provided written notice to Seller of such default, Purchaser's sole remedy shall be either to (1) terminate this Agreement by providing written notice thereof to Seller and receive a refund of any amounts paid to Seller, in which event neither party shall have any further rights or obligations hereunder, except as expressly provided herein, or (ii) seek specific performance of Seller's obligation to sell the Nutrient Credits to Purchaser. Purchaser hereby expressly waives any right it may have to damages (compensatory, consequential or otherwise), as well as any other remedies the Purchaser may have, as a result of such default. 10. Effect of Condemnation Regulatory Action or Force Maieure. a. Condemnation. If the Bank property or any part thereof is taken prior to Closing pursuant to eminent domain proceedings, or if such proceedings are commenced prior to Closing, and as a result Seller determines that it will be unable to transfer- the Nutrient Credit(s) to Purchaser at Closing as specified in this Agreement, then Seller may terminate this Agreement by providing written notice to Purchaser at any time prior to Closing, and neither party shall have any further rights or obligations hereunder, except as expressly provided herein. Regulatory Action. I. If Seller is unable to transfer the Nutrients Credits to Purchaser as provided in this Agn-eement because of the action or order of any municipality or regulatory agency, regardless of whether or not seller has contested or challenged such action or order, Seller may terminate this Agreement by providing written notice to Purchaser at any time prior to Closing. and neither party shall have any further rights or obligations hereunder, except as expressly provided herein. ii. If Purchaser is prevented by any municipality or regulatory agency from acquiring the Nutrients Credits from Seller as provided in this Agreement. or if Purchaser's nonpoint nutrient offset plan is not approved by any municipality or regulatory agency, Purchaser may terminate this Agreement by providing written notice to Seller at any prior to Closing, and neither party shall have any further rights or obligations hereunder, except as expressly provided herein. C. Force Maieure. If Seller is unable to transfer the Nutrient Credits to Purchaser as provided in this Agreement because of damage to or loss of the Bank property resulting from fire, flood, storm, drought or other natural disaster, or from any other cause that is not the fault of Seller and is beyond Seller's reasonable ability to prevent or control, Seller may terminate this Agreement by providing written notice to Purchaser at any time prior to Closing, and neither party shall have any further rights or obligations hereunder, except as expressly provided herein. 1 l . Indemnification. a. Seller's Indemnification. Seller shall be solely responsible for compliance with the Nonpoint Nutrient Offset Generation Certification and with all statutes, regulations and requirements applicable to the operation, management and maintenance of the Bank, and for ensuring the payment of all taxes owed by the Bank or assessed against the Bank property ("Bank Regulatory Requirements"). Seller shall indemnify, defend and hold harmless Purchaser and Purchaser's authorized successors and assigns from and against any action, order, investigation or proceeding initiated by any government agency and arising from or based upon Seller's failure to comply with any Bank Regulatory Requirement. Seller's duty to indemnify Purchaser under this Paragraph 1 1 shall survive Closing. 12. Credit Not Real Estate. The Sale and conveyance of the Nutrient Credit(s) to Purchaser in accordance with this Agreement shall not constitute the conveyance or transfer- of any right. interest or ownership in real property or in the Bank, nor shall such sale and conveyance impose upon Purchaser any obligation, duty or liability arising from or incident to ownership of or interest in real property. Purchaser shall have no right of access to Bank property. 13. Miscellaneous. a. No Joint Venture. This .Agreement is made solely fbr the purposes set forth herein and no joint venture, partnership or other relationship between purchaser and Seller is created hereby. b. No Third -Party Benefician. This Agreement shall bind and inure to the benefit of the Parties hereto and their respective successors and authorized assigns. This Agreement does not create or convey any rights, benefits or interests on behalf of any other person. C. Assignment. This Agreement may be assigned prior to Closing only by written agreement of both parties, and any assignee shall assume the rights and obligations of its assignor. d. Entire Agreement. This Agreement sets forth the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations and C. AQreements. Written or Oral. Each provision contained in this Agreement shall be severable from all other provisions hereof and the invalidity of any such provision shall not affect the enforceability of the other provisions of this Agn-eement. This Agreement may be modified only by a written instrument duly executed by both Seller and Purchaser. f. Choice of Laws. This Agreement shall be construed, performed and enforced under the laws of the Commonwealth of Virginia. g. Counterparts. This Agreement may be executed in one or more counterparts by the Parties. All counterparts shall collectively constitute a single agreement. h. Notices. All notices shall be in writing and sent by hand, facsimile transmission, overnight delivery service or certified mail, return -receipt requested, to the following addresses: If to Seller: Hotel Street Capital, L.L.C. Attn: Thomas James Ross 11 31 Garrett Street Warrenton, Virginia 20186 Telephone: (540) 347-1000 Fax: (540) 349-8166 Email: TJRoss C&MRWIawfirm.coin If to Purchaser: Heartrock Farm LLC 2521 Summit Ridge Trail Charlottesville. VA 22911 Attn: K. Schuyler Telephone: (434) 295-4572 Email: KSchuyler@:cstonel1c.com Notices shall be deemed received (i) if hand delivered, when received. (ii) if given by facsimile. when transmitted to the facsimile number specified above during normal business hours and confirmation of complete receipt is received during normal business hours (provided a copy of the same is sent by overnight delivery service on the same day), (iii) if given by overnight delivery service. the first business day after being sent prepaid by such overnight delivery service, (iv) if sent by email on the first business day after the email was received, or (v) if given by certified mail, return receipt requested, postage prepaid, two (2) days after posting with the United States Postal Service. Either party may change its address by notifying the other party in a manner described above. 14. Automatic Termination. This Agreement shall automatically terminate and become null and void in the event if has not been executed on behalf of Purchaser and returned to the Seller. no later than 5:00p.►n. local Warrenton. Virginia time on October 25, 2016. IN WITNESS WHEREOF, Seller and Purchaser have caused this Agreement to be executed on their behalf by their duly authorized representatives as of the dates indicated below. SELLER: HOTEL STREET CAPITAL. L.L.C. a Virginia limited liability company BY: GRAYSON LOVE R COMPANY, LLC, Manager By: T mas James Ross 11 Its: Manager Date: O_ PURCHASER: HEARTROCK FARM LLC, a Virginia limited liability By: Kevin W. Schuyler Its: Managing Member Date: I 1 ZD (%a 6 BILL OF SALE Nonpoint Nutrient Offset Credits BILL OF SALE, made as of . 2016, by HOTEL STREET CAPITAL, L.L.C., a Virginia limited liability company ("Seller"), to HEARTROCK FARM, LLC., a Virginia limited liability company ("Purchaser"). WHEREAS, Seller and Purchaser have entered into that certain Agreement for Purchase and Sale of Nutrients Mitigation Credits, dated as ofC_ , 2016 (the "Purchase Agreement", the terms of which are incorporated herein by reference and made part hereof), with respect to the sale by Seller and purchase by Purchaser of Compensatory Nutrients Mitigation Credits held in Seller's Nonpoint Offset Bank in Buckingham County, Virginia. NOW THEREFORE, for and in consideration of the payment of the Purchase Price (as defined in the Purchase Agreement) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller hereby sells, transfers, assigns, conveys, delivers and sets over to Purchaser, its successors and assigns, Nutrient Credits ("Credits") as such are described in the Purchase Agreement. TO HAVE AND TO HOLD all such Nutrient Credits hereby sold and transferred to Purchaser and its successors and assigns forever. IN WITNESS WHEREOF, Seller has caused this Bill of Sale to be executed by it's duly authorized representative as of the date first above written. HOTEI. STREET CAPITAL, L.I,.C,. a Virginia limited liability company Permit#: W eO 2 0110— 51 Permitee: 1Ear� f�Glt r(�ii�,�,n LL(- Phosphorus Offsets:.58 pounds Associated Nitrogen Offsets: 1.93 pounds AFFIDAVIT OF PHOSPHORUS OFFSET SALE HOTEL STREET CAPITAL, L.L.C., a Virginia limited liability company ("Seller"), hereby certifies the following: Pursuant to that certain Agreement for Purchase and Sale of Nutrients Mitigation Credits, dated as of October 21, 2016 (the "Purchase Agreement", the Terms of which are incorporated herein by reference and made a part hereof) between Seller and Heartrock Farm, LLC, a Virginia limited liability company ("Purchaser"), for the benefit of the Purchaser, Seller agreed to sell .58 pounds of nonpoint source phosphorus offsets (the Nutrient Credits) to Purchaser and retire the associated ratio of nonpoint source nitrogen offsets at the offset generating facility in the amount of 1.93 pounds of nitrogen offsets. 2. Seller and Purchaser, as of the date hereof, have closed the transaction contemplated by the Agreement and the Seller has sold to Purchaser the phosphorus offsets. WITNESS the following signature: HOTEL STREET CAPITAL, L.L.C. a Virginia limited 1'ability company By: GRAYS _ivIPANY, LLC, Manager Date: V 10 -G — STATE OF VIRGINIA CITY/COUNTY OF FAUQUIER: =-i Sworn and subscribed before me this day of IEV,._,2016, by Grayson Love & Company, LLC its Manager by Thomas James Ross II, Managing Member, on behalf of HOTEL STREET CAPITAL, L.L.C., a Virginia limited liability company. n, Notary Pul �lC - — .``` \�y A. S11, My Commission expires: U • MM�NwF ..2 '; Project name: 2300 Hunter'sWayrc�r�"ON �Z TMP: 07800-00-00-049AO = 7613048 No - c - Hotel Street Capital, LLC HUC No. 02080203 s. Permit#: WP02016-52 Permitee: Heartrock Farm, LLC !!!l111111111\\\ Phosphorus Offsets:.58 pounds Associated Nitrogen Offsets: 1.93 pounds EXHIBIT C DEPARTMENT OF ENVIRONMENTAL QUAIXJA WATER QUALITY ENHANCEMENT FEE FORM Instructions: Nonpoint nutrient offset brokers are required to pay a water quality enhancement fee equal to six percent of the amount paid by the permitted for the nonpoint nutrient offsets. With submittal of this payment, brokers should complete this form and submit it with their payment. Payment should be in the form of check or money order- payable to "Treasurer of Virginia" and should be mailed to: Department of Environmental Quality Receipts Control P.O. Box 1 104 Richmond, Virginia 23218 You should retain a copy for your records. Please direct any questions regarding this form or fee payinent to andrew.hanunond@deq.virginia.gov. Offset Broker: Name: HSC- NOTE, LLC FIN: 20-0951328 Mailing Address: 31 Garrett Street City: Warrenton State: VA Zip: 20186 Phone: 540-347-1000 Daytime Phone Number: 540-687-0171 Name and Location of Construction Activity: Name: 2300 Hunter's Way (re -development of existing site for an additional building and parking area) Town, City, or County: Albemarle VSMP Permit Number: Nutrient Bank: Bank Name: Gold Hill Nutrient Offset Trading Bank Bank-James-14 Total Phosphorus Purchased: .58 Pounds Amount of Fee Submitted (6% of the amount paid for the nonpoint nutrient offsets): S 417.60 FOR DEQ USE ONLY Date: DC #: (DEQ 199-210)(061'13)