HomeMy WebLinkAboutResolutions - 2020.06.04 - 33292MISCELLANEOUS RESOLUTION #20179_ June 4, 2020
BY: Commissioner Penny Luebs, Chairperson, Health, Safety and Human Services Committee
IN RE: PARKS AND RECREATION COMMISSION - PURCHASE OF 1.8 ACRES (008-03401-007) AT
INDEPENDENCE OAKS COUNTY PARK FROM PRESERVATION CLARKSTON
To the Oakland County Board of Commissioners
Chairperson, Ladies and Gentlemen:
WHEREAS Preservation Clarkston is a domestic non-profit corporation created to bring the community
together to protect and preserve the historical fabric of Independence Township, Michigan and the
surrounding areas; and
WHEREAS Preservation Clarkston is the owner of approximately 1.8 acres of vacant land located on
Sashabaw Road in Independence Township (Parcel Identification Number of 08-03-401-007); and
WHEREAS the Oakland County Parks and Recreation Commission ("OCPRC") is the owner of a
residential dwelling, located at 9965 Sashabaw Road, Independence Township, that has historic value
and significance as it was supposedly one of the first houses built in the Township ("Bailey House"); and
WHEREAS because of the historical value and significance, OCPRC spent approximately two years
exploring numerous ways to preserve the Bailey House, including issuing a request for proposal to the
public for preservation, deconstruction, or demolition; and
WHEREAS OCPRC was contacted by Preservation Clarkston regarding a purchase and swap of
property, which would provide benefits to both Parties; and
WHEREAS in June 2018, OCPRC entered into an Agreement with MLC Building Company to "mothball"
and maintain the Bailey House until a preservation plan could be determined; and
WHEREAS a plan was created to preserve the Bailey House where OCPRC would transfer the Bailey
House and approximately .73 acres of land to Preservation Clarkston, and Preservation Clarkston would
transfer 1.8 acres of land to OCPRC; and
WHEREAS these transactions would provide many benefits to OCPRC and the community; and
WHEREAS Preservation Clarkston plans to renovate and restore the Bailey House and use it as a real-
world classroom for Clarkston Schools construction trades program; and
WHEREAS OCPRC will gain an additional 1.8 acres (08-03-401-007) of high-quality natural habitat,
further connecting Independence Oaks to Independence Oaks -North; and
WHEREAS the 1.8 -acre parcel consists of wetlands identified by the National Wetlands Inventory
including Forested, Scrub -Shrub and Emergent wetlands; and
WHEREAS the Clinton River stream flows through the 1.8 -acre parcel, linking the south end of Upper
Bushman Lake (Independence Oaks - North) to the north end of Crooked Lake (Independence Oaks);
and
WHEREAS through the attached purchase agreement high-quality, natural habitat will be acquired and
preserved by OCPRC in perpetuity.
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners approves and
authorizes the attached Purchase Agreement with Preservation Clarkston and directs the Chairperson or
his/her designee to execute the Purchase Agreement.
BE IT FURTHER RESOLVED that the Oakland County Board of Commissioners authorizes the County's
Property Management Specialist or its Director of Facilities Management to execute all closing documents
and other documents necessary to complete this transaction and effectuate the Purchase Agreement.
BE IT FURTHER RESOLVED a FY 2020 budget amendment is not required.
Chairperson, on behalf of the Health, Safety and Human Services Committee, I move the adoption of the
foregoing resolution.
P1� L -L"
Commissioner nny Luebs, District #16
Chairperson, Ith, Safety and Human
Services Committee
HEALTH, SAFETY AND HUMAN SERVICES COMMITTEE VOTE:
Motion carried unanimously on a roll call vote with Gingell absent.
PURCHASE AGREEMENT BETWEEN
COUNTY OF OAKLAND AND PRESERVATION CLARKSTON
THIS PURCHASE AGREEMENT ("Agreement") is made and entered into
, ("Effective Date") by and between Preservation Clarkston, Inc. 8815
Pine Knob Rd Clarkston MI 48348 ("Seller") and the COUNTY OF OAKLAND, a Constitutional
and Municipal Corporation, 1200 N. Telegraph Road, Pontiac, Michigan 48341 ('Purchaser") for the
purchase of approximately 1.8 acres of vacant land on Sashabaw Road, Independence Township,
Oakland County, Michigan with parcel ID 08-03-401-007, which is specifically described and
depicted in Exhibit A ('Premises"). Exhibit A is fully incorporated into this Agreement.
RECITALS
A. Seller is the owner of approximately 1.8 acres of vacant land located on Sashabaw Road in
Independence Township, Oakland County, Michigan, with a Parcel Identification Number of
08-03-401-007.
B. Seller is a domestic non-profit corporation created to bring the community together to protect
and preserve the historical fabric of Independence Township and the surrounding areas.
C. Purchaser acquired a residential dwelling and certain real property located at 9965 Sashabaw
Road, Clarkston, Michigan ("House Property") as part of a larger land acquisition with funds
from a Michigan Natural Resources Trust Fund ("MNRTF") Grant.
D. Use of MNRTF Grant funds requires the Purchaser to comply with the Grant Agreement,
MNRTF Grant guidelines, and deed restrictions.
E. The residential dwelling has certain historic value and significance in Independence
Township as it was supposedly one of the first houses built in the Township.
F. Because of the historical value and significance, OCPRC spent approximately two years
exploring numerous ways to preserve the house, including issuing a request for proposal to
the public for preservation, deconstruction, or demolition of the house.
G. In June, 2018, OCPRC entered into an Agreement with MLC Building Company to
"mothball" and maintain the House until a preservation plan could be determined.
H. A plan was created to preserve the House where Purchaser would transfer the House
Property to Seller and Seller would transfer the Premises to Purchaser.
J. This transaction accomplishes two goals: preservation of a dwelling of historic significance
and increasing the size of Independence Oaks.
NOW, THEREFORE, Seller and Purchaser agree as follows:
PURCHASE AGREEMENT — FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
CONSIDERATION/DEPOSIT/OTHER COSTS OR FEES.
1.1. Consideration. For the conveyance of the Premises by Seller the Purchaser shall do
the following: (]) shall pay Seller one dollar ($1.00) and (2) transfer a residential
dwelling and certain real property located at 9965 Sashabaw Road, Clarkston, MI
48348 ("House Property"), which is described and depicted in Exhibit B. Exhibit B
is fully incorporated into the Agreement.
1.2. Contingencies.
1.2.1. The Oakland County Board of Commissioners shall have until July 31,
2020, to approve and execute this Agreement. If the Oakland County Board
of Commissioners does not approve and execute this Agreement by that
date, then the Agreement shall be null and void.
1.2.2. This transaction is contingent upon the donation of 1.59 acres of vacant
land on Sashabaw Road, Independence Township, Oakland County,
Michigan with a Parcel ID a 08-03-401-008 which is specifically described
and depicted in Exhibit C ("Donated Property"). Exhibit C is fully
incorporated into this Agreement.
1.3. Earnest Monev Deposit. There is no deposit required under this Agreement
1.4. Broker's Fee. Each Party represents and warrants to the other that it has not
authorized any broker or finder to act on its behalf in connection with the
transactions contemplated by this Agreement and that it has not dealt with any broker
or finder purporting to act on behalf of any other party. Notwithstanding anything to
the contrary contained herein, the terms of this paragraph shall survive Closing and
the delivery of the Deed for the Premises or any termination of this Agreement and
shall not merge into nor become part of said Deed.
TITLE CONVEYED
2.1. Form of Convevance. At Closing, Seller shall convey marketable title to the
Premises to Purchaser by warranty deed showing no exceptions, except for the
"Permitted Exceptions" (as defined in Section 4).
2.2. Personal Prooertv. The Parties acknowledge there is no personal property on the
Premises because it is vacant land.
2.3. The Premises shall include all tenements, hereditaments, rights, titles, interests,
privileges, and appurtenances belonging or in any way appertaining to the Premises
including the following: (1) all future land division rights (2) all right, title and
interest of Seller in any street, road or avenue, open or proposed, in front of or
PURCHASE AGREEMENT —FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
adjoining the Premises, or any part thereof, to the centerline thereof, (3) all water, air,
riparian, mineral rights and mineral royalty interests„ and (4) all assignable licenses,
franchises, rights and governmental or other permits, authorizations, consents and
approvals, which are necessary to own and/or operate the Premises, to the extent that
the same are legally assignable. The Premises shall also include the rights of Seller
under any express or implied guaranties, warranties, indemnifications and other
rights, if any, which Seller may have against suppliers, laborers, materialmen,
contractors or subcontractors arising out of or in connection with the installation,
construction and maintenance of the improvements, fixtures and personal property on
or about the Premises.
2.4. After the Effective Date, Seller shall not lease, assign, or grant a security interest or
other lien that would encumber the Premises after closing, unless approved in writing
by Purchaser. Seller warrants that any lease, assignment, security interest or other
lien that would encumber the Premises shall be terminated prior to Closing or
satisfied out of the consideration transferred at the time of Closing.
3. TITLE COMMITMENT/INSURANCE.
3.1. Purchaser shall be responsible for obtaining and paying for the commitment of title
insurance covering the Premises (the "Title Commitment"), the final policy of title
insurance covering the Premises (the "Title Policy"), any related title search fees in
connection with the Title Commitment and Title Policy, and any endorsements to the
Title Policy, from ATA National Title Group, LLC, 42651 Woodward Avenue,
Bloomfield Hills, MI 48034 (the "Title Company"). Purchaser shall obtain the Title
Commitment within fourteen (14) days of the Effective Date and deliver same and all
vesting deeds and exception documents to Seller.
3.2. Seller shall execute a standard form Owner's Affidavit at Closing to assist in the
Purchaser's efforts to obtain coverage without standard exceptions. In addition to
the representations and warranties contained in the Owner's Affidavit, Seller agrees
to execute an affidavit indicating the following: (1) Seller is not on notice, whether
actual or anticipated notice, of any pending claims against Seller that would affect
the sale of the Premises and (2) there are no court orders prohibiting the sale of the
Premises.
3.3. Seller shall be responsible for obtaining and paying for the commitment of title
insurance covering the House Property ("Seller's Title Commitment"), the final
policy of title insurance covering the House Property ("Seller's Title Policy"), any
related title search fees in connection with Seller's Title Commitment and Seller's
Title Policy, and any endorsements to Seller's Title Policy, from the Title Company.
Seller shall obtain the Seller's Title Commitment within fourteen (14) days of the
Effective Date.
4. TITLE OBJECTIONS.
PURCHASE AGREEMENT — FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
4.1. Purchaser shall have fifteen (15) days after receipt of the Commitment to object to
the condition of the title or that the title is not marketable for the Premises, based
upon written opinion of Purchaser's attorney (collectively "Title Defects").
4.2. Upon written notice to Seller, that there are Title Defects (in the opinion of
Purchaser's attorney), Seller shall have thirty (30) days from the date Seller is
notified of such defect(s) to do one of the following (at Seller's sole option): (1)
remedy the Title Defects, to Purchaser's satisfaction, at Seller's sole cost; (2) obtain,
at Seller's sole cost and expense, a substitute commitment for title insurance
insuring, in a manner satisfactory to Purchaser in Purchaser's sole discretion,
Purchaser's title against such Title Defects; or (3) terminate this Agreement. If this
Agreement is terminated pursuant to this Section, Seller shall have no further liability
to Purchaser.
4.3. If Seller fails to remedy the Title Defects or obtain a substitute commitment for title
insurance within said period, Purchaser may do one of the following, at its sole
option: (1) waive the claimed Title Defects and close subject to same, (2) defer the
closing until such time as the claimed Title Defects can be remedied, if such defects
can be remedied within thirty (30) days, or (3) terminate this Agreement.
4.4. If Seller remedies the Title Defects or obtains a title policy within the time period,
Purchaser shall complete the sale of the Premises within fifteen (15) days of written
notification thereof, but no sooner than the Closing Date specified herein.
4.5. For all purposes under this Agreement, all matters appearing on the Commitment and
the New Survey which are not objected to by Purchaser shall be deemed "Permitted
Exceptions."
5. INSPECTION PERIOD AND DUE DILIGENCE INVESTIGATIONS.
5.1. Inspection Period and Due Dilieence Investi2ation/Examination.
5.1.1. Purchaser shall have thirty (30) days from the Effective Date ("Inspection
Period") to conduct due diligence property investigations/examinations for
the Premises, including but not limited to the following: (1) physical
inspection, (2) testing of all aspects of the property, (3) above and below
ground environmental assessment, (4) building inspection, (5) review of
easements and restrictions of record, (6) investigation of availability and
condition of utility/sewer services, (7) review of any existing service
agreements, (8) review of any applicable zoning, building and use
restriction, and (9) other examinations as set forth below (collectively,
"Inspections").
5.1.2. During the Inspection Period, Seller shall have the right to conduct due
diligence property investigations/examinations of its own for the House
PURCHASE AGREEMENT —FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
Property, including any and all Inspections that it deems, in its sole
discretion, are desirable.
5.2. Survey. Purchaser shall, at its expense, obtain an ALTA/ACSM boundary survey of
the Premises ("New Survey"). Purchaser shall have fifteen (15) days from the
receipt of the New Survey to determine if it matches the Premises described in
Exhibit A. If in the written opinion of Purchaser's attorney, the New Survey does
not match the Property described in Exhibit A, Seller (at its sole cost) shall have
thirty (30) days from the date Seller is notified, in writing, of the particular defect(s),
to remedy the defects to Purchaser's satisfaction. If Seller fails to or cannot remedy
the defects, Purchaser may do any of the following, at its sole option: (1) waive the
defects and close subject to same, without any setoffs or adjustments to the
consideration to be paid, (2) defer the Closing until such time as the defect(s) can be
remedied, in which event Purchaser shall assume all costs, expenses and attorney
fees in connection with the remedy of the defect(s), or (3) terminate this Agreement.
5.3. Phase I Environmental Assessment.
5.3.1. Purchaser shall, at its expense, obtain a Phase I Environmental Site
Assessment performed consistent with applicable ASTM standards ("Phase
1") of the Premises. If the Phase 1 discloses no environmental concerns,
then the Parties will proceed to Closing pursuant to Section 8.
5.3.2. Seller may, at its expense, obtain a Phase 1 of the House Property during
the Inspection Period.
5.3.3. If the Phase 1 of the Premises obtained by Purchaser reveals any
contamination that would cause the Property to be a Facility under Part 201
of the Michigan Natural Resources Environmental Protection Act (MCL
324.20101 et. seq.) (hereinafter Part 201), then Purchaser may do any of the
following, at its sole option and cost: (1) terminate this Agreement or (2)
commission a Phase II Environmental Site Assessment ("Phase 11"), at
Purchaser's expense. Purchaser shall notify Seller within fifteen (15) days
after receipt of the Phase 1 if it elects to terminate this Agreement or
perform a Phase II. In either event, Purchaser shall provide a copy of the
Phase 1 of the Premises to Seller.
5.3.4. If Purchaser elects to perform a Phase II, then the Inspection Period shall
automatically extend for an additional ninety (90) days from the date
Purchaser notified Seller of such election. If Purchaser is not satisfied with
the results of the Phase II, for any reason, then Purchaser may terminate this
Agreement. Whether Purchaser elects to terminate this Agreement or not,
Purchaser shall provide a copy of the Phase TI to Seller.
5.4. Purchaser and Seller may each perform any other investigations that they, in their
sole discretion, each deem appropriate, during the inspection period.
PURCHASE AGREEMENT — FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, Ml)
5.5. Seller shall, no later than ten (10) business days after the Effective Date, turnover to
Purchaser copies of any and all documents and information Seller has concerning the
Premises, including but not limited to, wetland reports, environmental reports,
surveys, soil reports, easements, deed restrictions, etc. Should Seller delay in turning
over the above -referenced documents/information, then the Inspection Period shall
extend one day for each day such documents/information is not turned over to
Purchaser.
5.6. Purchaser shall, no later than ten (10) business days after the Effective Date, turn
over to Seller copies of any and all documents and information Purchaser has
concerning the House Property, including but not limited to, wetland reports,
environmental reports, surveys, soil reports, easements, deed restrictions, past title
commitments, etc....
5.7. Nothing in this Agreement will prohibit the Parties from modifying or extending the
date for Closing if such changes are necessary based upon the due diligence properly
investigations. Such modification or extension must be in writing and signed by both
Parties.
5.8. Purchaser may terminate this Agreement at any time prior to the expiration of the
Inspection Period, in its sole discretion, by giving written notice to Seller that it isnot
satisfied with the condition of the Premises, as evidenced by the Inspections.
5.9. This Agreement is contingent upon the Inspections and requirements set forth in this
Section.
5.10. Purchaser shall apply for and process with due diligence a tax parcel split/land
division (as applicable) of the Parent Parcel (as described in Exhibit B) from
Independence Township requesting a resulting parcel to consist entirely of the House
Property ("Land Division"). Purchaser shall also obtain an ALTA survey at its
expense of the Parent Parcel in form and substance satisfactory to (i) Independence
Township in order to obtain the Land Division, (ii) in order for the Title Company to
remove the standard exceptions, and (iii) Seller, with respect to the location of the
boundary line for the Land Division ("Survey"). Purchaser shall be responsible for
all costs and expenses arising from or related to the Land Division, including, but not
limited to, the application for the Land Division and the Survey ("Land Division
Costs"). The Survey shall be certified to the Seller, Purchaser, and the Title
Company.
6. AS -IS CLAUSE.
6.1. EXCEPT AS SPECIFICALLY OTHERWISE PROVIDED IN THIS AGREEMENT
OR IN THE DOCUMENTS TO BE DELIVERED AT CLOSING, SELLER
MAKES NO REPRESENTATIONS OR WARRANTIES AS TO THE PREMISES
OR ANY INFORMATION DELIVERED BY SELLER TO PURCHASER IN
CONNECTION WITH THE PREMISES. PURCHASER IS PURCHASING THE
PURCHASE AGREEMENT —FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, Ml)
PREMISES "AS IS." THE TERMS AND CONDITIONS OF THIS PARAGRAPH
SHALL SURVIVE THE CLOSING AND NOT MERGE THEREIN OR INTO THE
DEED UPON DELIVERY THEREOF.
6.2. EXCEPT AS SPECIFICALLY OTHERWISE PROVIDED IN THIS AGREEMENT
OR IN THE DOCUMENTS TO BE DELIVERED AT CLOSING, PURCHASER
MAKES NO REPRESENTATIONS OR WARRANTIES AS TO HOUSE
PROPERTY OR ANY INFORMATION DELIVERED BY PURCHASER TO
SELLER IN CONNECTION WITH THE HOUSE PROPERTY. SELLER IS
ACQUIRING THE HOUSE PROPERTY "AS IS." THE TERMS AND
CONDITIONS OF THIS PARAGRAPH SHALL SURVIVE THE CLOSING.
CLOSING. AND CLOSING DOCUMENTS.
7.1. If this offer is accepted by the Oakland County Board of Commissioners pursuant to
Section 1, and if Seller can convey title and comply with all of contingencies set
forth in this Agreement, then the Parties shall complete the sale on a day and time as
the Parties mutually agree that is within fifteen (15) days after the later to occur of (a)
the expiration of the Inspection Period, or (b) the date which this Agreement is
approved by the Oakland County Board of Commissioners (the "Closing").
7.2. The Closing shall be held at the offices of the Title Company. The Title Company
will prepare the necessary closing documents for signatures. Purchaser shall request
that the Title Company shall submit to both Purchaser and Seller all closing
documents required for this transaction at least five (5) days prior to Closing.
7.3. Seller shall sign and deliver at Closing a statutory form Warranty Deed conveying
fee simple absolute title to the Premises inclusive of all minerals rights or royalties, if
any, but without any warranty of title to such mineral rights and royalties, (pursuant
to Michigan law) in the condition required by this Agreement and a Non -Foreign
Persons Affidavit.
7.4. At Closing, Purchaser shall sign and deliver a Quit Claim Deed for House Property.
7.5. All financial encumbrances upon the Premises shall be paid and discharged by Seller
prior to Closing.
7.6. All financial encumbrances upon House Property shall be paid and discharged by
Purchaser prior to Closing.
7.7. Purchaser shall pay for the recording of the Warranty Deed, the recording of the Quit
Claim Deed, any notary fees, and the property transfer tax (revenue stamps).
7.8. At the Closing, Seller will sign an Affidavit of No Liens on the Title Company's
standard form sufficient to permit the Title Company to delete the standard
exceptions listed in Schedule B of the Title Commitment.
PURCHASE AGREEMENT—FINAL 4-20-20 7
(Vacant Land Sashabaw Road, Clarkston, MI)
7.9. Seller and Purchaser will sign and/or prepare any other documents necessary to
complete the sale and transfer of the Premises and the House Property.
7.10. Current property taxes shall be prorated on the due date basis of the taxing authority,
on the basis of a three -hundred sixty-five (365) day year as if paid in advance; Seller
being responsible for taxes up to and including the date of Closing. Purchaser and
Seller acknowledge and agree that currently the Property is tax exempt.
8. POSSESSION. Purchaser shall have possession of the Premises on the date closing is
complete. Seller shall have possession of the House Property on the date closing is
complete.
9. RIGHT OF ENTRY AND ACCESS.
9.1. Purchaser's Right of Entry and Access.
9.1.1. During the Inspection Period, Purchaser and its employees and agents shall
have the right to enter and access the Premises at reasonable times for the
purpose of conducting the Inspections, including surveying, testing,
performing environmental impact studies, site planning, and other
inspections or testing Purchaser deems necessary or desirable to determine
if the Premises are suitable for Purchaser's use.
9.1.2. All inspections or testing, inside or outside the Premises, shall be
coordinated with Seller.
9.1.3. Immediately upon completion of each of its Inspections, Purchaser shall
restore the Premises to the equivalent condition that existed immediately
prior thereto at its sole expense. Purchaser shall not allow or permit any
liens or encumbrances to arise with respect to the Property as a result of
such Inspections.
9.2. Seller's Right of Entry and Access.
9.2.1. During the Inspection Period, Seller and its employees and agents shall
have the right to enter and access the House Property at reasonable times
for the purpose of conducting the Inspections, including surveying, testing,
performing environmental impact studies, site planning, and other
inspections or testing Seller deems necessary or desirable to determine if
the House Property is suitable for Seller's use.
9.2.2. All inspections or testing, inside or outside the House Property, shall be
coordinated with Purchaser.
9.2.3. Immediately upon completion of each of its Inspections, Seller shall restore
the House Property to the equivalent condition that existed immediately
PURCHASE AGREEMENT— FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
prior thereto at its sole expense. Seller shall not allow or permit liens or
encumbrances to arise with respect to the House Property as a result of such
Inspections. Seller shall comply with all federal, state and local laws and
ordinances in conducting its investigations, reviews, studies or tests
regarding the House Property.
10. REMOVAL OF PERSONAL PROPERTY. Purchaser shall have the right to remove any
personal property from the House Property.
11. DEFAULT OF SELLER. In the event Seller shall default in the performance of its
obligations herein, Purchaser, in addition to other remedies provided by law, may, in its sole
discretion, elect to proceed under either 12.1 or 12.2, but not both.
11.1. Purchaser may specifically enforce this Agreement and require specific performance
of this Agreement by judicial decree; or
11.2. Purchaser may terminate this Agreement.
12. DEFAULT OF PURCHASER. In the event Purchaser shall default in the performance of its
obligations herein, Seller, in addition to other remedies provided by law, may, in its sole
discretion, elect to proceed under either 13.1 or 13.2, but not both.
12.1. Seller may specifically enforce this Agreement and require specific performance of
this Agreement by judicial decree; or
12.2. Seller may terminate this Agreement.
13. RISK OF LOSS.
13.1. No risk of loss shall pass to Purchaser prior to Closing. Except as otherwise
provided in this Agreement, Purchaser acknowledges the following: (1) Seller has
made no representations or warranties with respect to the Premises; and (2) the
inspection rights set forth in this Agreement are sufficient to enable Purchaser to inspect
the Premises to determine if they are satisfactory to Purchaser.
13.2. No risk of loss shall pass to Seller prior to Closing. Except as otherwise provided in
this Agreement, Seller acknowledges the following: (1) Purchaser has made no
representations or warranties with respect to the House Property; and (2) the inspection
rights set forth in this Agreement are sufficient to enable Seller to inspect the House
Property to determine if they are satisfactory to Seller.
14. WARRANTIES BY SELLER. Seller represents and warrants the following to Purchaser:
14.1. Seller has full authority to enter into and perform this Agreement in accordance with
its conditions, without breaching or defaulting on any obligation or commitment that
Seller has to any third parties;
PURCHASE AGREEMENT — FINAL 4-20-20
(Vacant Land Sashabaw Road, Clarkston, MI)
14.2. Seller is the fee simple owner of the Premises and will discharge any liens or other
encumbrances prior to closing;
14.3. To the best of Seller's knowledge, the legal description set forth in Exhibit A is an
accurate description ofthe Premises and does not include any adjacent or contiguous
land owned by Seller or any third party;
14.4. There are no leases, rights of first refusal, contracts, or other agreements of any kind
with respect to the Premises, which would impair Purchaser's right to receive fee title
absolute;
14.5. To the best of Seller's knowledge, there are no lawsuits, actions, or proceedings
pending or threatened by any party, including governmental authorities or agencies,
against or involving the Premises which would affect Seller's ability to convey the
Premises;
14.6. To the best of Seller's knowledge there are no:
14.6.1. planned or commenced public improvements that might result in special
assessments or otherwise directly and materially affect the Premises;
14.6.2. government agency or court orders requiring corrections of any existing
conditions; and
14.6.3. requests by an insurer or a mortgagee of the Premises requiring correction
of any existing conditions;
14.7. To the best of Seller's knowledge, Seller has not used the Premises for the purpose of
disposing, refining, generating, manufacturing, producing, storing, handling, treating,
transferring, processing or transporting Hazardous Materials. As used in this
Agreement, the term "Hazardous Materials" shall mean any hazardous or toxic
substances, wastes or materials, or flammable explosives, including, without
limitation, (i) asbestos containing material; (iv) lead-based paint; (ii) polychlorinated
biphenyl; (iii) radioactive material; (iv) urea formaldehyde; (v) radon gas; and (vi)
biological materials causing adverse health effects, and (vii) those described in the
Comprehensive Environmental Response, Compensation and Liability Act of 1980,
as amended, the Hazardous Materials Transportation Act, as amended, the Resource
Conservation and Recovery Act, Parts 20, 211 and 213 of the Natural Resources
Environmental Protection Act, and all rules, regulations and policies promulgated
thereto (collectively, the "Environmental Laws");
14.8. To the best of Seller's knowledge there are no unrecorded building or use
restrictions, easements or any other agreements effecting the Premises, other than as
disclosed to Purchaser in writing; and
PURCHASE AGREEMENT — FINAL 4-20-20 10
(Vacant Land Sashabaw Road, Clarkston, MI)
14.9. The representations, warranties and covenants of Seller contained herein are correct
and shall be fully performed as of the Closing Date and shall survive the closing on
the Closing Date.
15. WARRANTIES BY THE PURCHASER. Purchaser warrants the following to Seller:
Purchaser has full authority and funding to enter into and perform this Agreement in
accordance with its conditions.
16. PURCHASER'S ACKNOWLEDGMENTS. Except as otherwise provided in this
Agreement, Purchaser acknowledges the following: (1) Seller has made no representations or
warranties with respect to the Premises; (2) the inspection rights set forth in this Agreement are
sufficient to enable Purchaser to inspect the Premises to determine if they are satisfactory to
Purchaser; and (3) that the Premises are sold "AS IS."
17. LIABILITY.
17.1. Purchaser shall be liable for and defend any and all alleged losses, claims, suits,
causes of action, litigation, or other demands for damages of any kind, pertaining to
the Premises (including reasonable attorney fees) arising after closing, except those
losses, claims, suits, causes of action, litigation, or other demands for damages,
arising out of the acts of Purchaser or Purchaser's agent(s) while performing any
surveys or due diligence inspections of the Premises prior to the closing or while on
the Premises.
17.2. Seller shall be responsible for paying any and all judgments, damages awarded, costs
and expenses (including reasonable attorney fees and court costs) and any other
liabilities that result from any such alleged losses, claims, suits, causes of action,
litigation, or other demands for damages of any kind pertaining to the Premises prior
to the closing or that arise out of the acts of Seller, its agents, or its employees.
18. CONDEMNATION/EMINENT DOMAIN.
18.1. If all or any portion of the Premises shall be taken by the exercise of eminent domain
or condemnation proceedings prior to closing, Purchaser may, at its option, terminate
this Agreement by giving written notice to Seller. In the event of such a termination,
this Agreement shall be null and void and the Parties shall have no further rights or
obligations under this Agreement.
18.2. If Purchaser does not elect to terminate this Agreement in the event of the exercise of
eminent domain or condemnation, Purchaser shall accept title to the Premises
without any reduction of the purchase price and Seller shall assign to Purchaser at
closing all of Seller's right, title, and interest in and to any resulting condemnation
award.
19. NOTICE. Any notice, request, demand, consent, approval or other communication given
hereunder shall be in writing and shall be sent by registered or certified mail, return receipt
PURCHASE AGREEMENT — FINAL 4-20-20 1 1
(Vacant Land Sashabaw Road, Clarkston, MI)
requested, addressed to the other Party at its address as set forth below sent by facsimile
transmission at the facsimile number below:
Purchaser: Property Management Specialist
County of Oakland Department of Facilities Management
One Public Works Dr.
Waterford, Michigan 48328
248-858-5380
With a Copy: Oakland County Corporation Counsel
1200 North Telegraph Road, Dept. 419
Pontiac, Michigan 48341
Fax:
Seller: Preservation Clarkston, Inc
8815 Pine Knob Rd
Clarkston, MI 48348
19.1. Any Party may change its address for notice by providing notice as required by this
Section. Any notice by either Party shall be sufficient if signed on behalf of said
Party by any elected or appointed official thereof.
20. TIME OF THE ESSENCE. Time is of the essence for this Agreement.
21. COMPLIANCE WITH LAWS. The Parties shall comply with all federal, state, and local
laws, statutes, ordinances, and regulations, applicable to their activities under this
Agreement.
22. NO IMPLIED WAIVER. Absent a written waiver, no act, failure to act, or delay to act by a
Party to pursue or enforce any right or remedy under this Agreement shall constitute a
waiver of those rights with regard to any existing or subsequent breach of this Agreement.
No waiver of any term, condition, or provision of this Agreement, whether by conduct or
otherwise, in one or more instances, shall be deemed or construed as a continuing waiver of
PURCHASE AGREEMENT —FINAL 4-20-20 12
(Vacant Land Sashabaw Road, Clarkston, MI)
any term, condition, or provision of this Agreement. No waiver by either Party shall
subsequently affect its right to require strict performance of this Agreement.
23. SEVERABILITY. If a court of competent jurisdiction finds a term, condition, or provision
of this Agreement to be illegal or invalid, then the term, condition, or provision shall be
deemed severed from this Agreement. All other terms, conditions, and provisions of this
Agreement shall remain in full force and effect.
24. CAPTIONS. The section and subsection numbers, captions, and any index to such sections
and subsections contained in this Agreement are intended for the convenience of the reader
and are not intended to have any substantive meaning and shall not be interpreted to limit or
modify any substantive provisions of this Agreement. Any use of the singular or plural
number, any reference to the male, female, or neuter genders, and any possessive or
nonpossessive use in this Agreement shall be deemed the appropriate plurality, gender or
possession as the context requires.
25. AGREEMENT MODIFICATIONS OR AMENDMENTS. Any modifications, amendments,
rescissions, waivers, or releases to this Agreement must be in writing and signed by both
Parties.
26. GOVERNING LAWS/CONSENT TO JURISDICTION AND VENUE. This Agreement
shall be governed, interpreted, and enforced by the laws of the State of Michigan. Except as
otherwise required by law or court rule, any action brought to enforce, interpret, or decide
any claim arising under or related to this Agreement shall be brought in the Sixth Judicial
Circuit Court of the State of Michigan, the 50th District Court of the State of Michigan, or
the United States District Court for the Eastern District of Michigan, Southern Division, as
dictated by the applicable jurisdiction of the court. Except as otherwise required by law or
court rule, venue is proper in the courts set forth above. The choice of forum set forth above
shall not be deemed to preclude the enforcement of anyjudgment obtained in such forum or
taking action under this Agreement to enforce suchjudgment in any appropriate jurisdiction.
27. ENTIRE AGREEMENT. This document represents the entire agreement and understanding
between the Parties. This Agreement supersedes all other prior oral or written
understandings, communications, agreements or contracts between the Parties. The language
of this Agreement shall be construed as a whole according to its fair meaning and not
construed strictly for or against any Party.
PURCHASE AGREEMENT — FINAL 4-20-20 13
(Vacant Land Sashabaw Road, Clarkston, M)
WITNESSED BY: Purchaser:
County of Oakland a Michigan Municipal
and Constitutional Corporation
By: David T. Woodward, Chairperson
Oakland County Board of Commissioners
The Agreement was acknowledged before me in Oakland County, Michigan on this day of
, 20_ by
WITNESSED BY:
, Notary Public
Oakland County, Michigan
Acting in Oakland County, Michigan.
My Commission expires:
SELLER(S):
Samuel Moraco — Incorporator
Jennifer Denio — Resident Agent
The Agreement was acknowledged before me in Oakland County, Michigan on this day of
, 20_ by
. Notary Public
Oakland County, Michigan
Acting in Oakland County, Michigan.
My Commission expires:
PURCHASE AGREEMENT — FINAL 4-20-20 14
(Vacant Land Sashabaw Road, Clarkston, MI)
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EXHIBIT A
SUBJECT LEGAL DESCRIPTION:
T4N, R9E, SEC 3 SUPERVISOR'S PLAT NO 11 PART OF LOT 30 BEG AT PT DIST N
00-17-20 W 362.03 FT FROM SW LOT COR, TH N 00-17-20 W 210 FT, TH S 45'-35-20
E 545.91 FT, TH S 47-56-20 W 196.05 FT, TH N 38-26-40 W 388.87 FT TO BEG
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deeds. plats, tax maps, surveys and other public records It is not a legally recorded
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David Coulter'
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Oakland CountyExecufive
NORTH
finch=loo feet
Oakland County One Stop Slop 2100 Pontiac Lake Road Bldg 41 West Watar/oM, MI 48328 Phone 248-85M721 Web. www advamageoakland cord
Fo'or:TIM1.
DEPICTION OF THE "HOUSE PROPERTY' (PARCEL 1)T0 BE CONVEYED
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INDEPENDENCE TWP., OAKLAND COUNTY, MICHIGAN PARCEL RECONFIGURATION
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DEPICTION OF THE PARENT PARCEL (PARCEL 2)
SOUTH 1/4 CORNER
-NORTH 1/4 CORNER
SEC770N 34,
R -9-E
SECTION 3, ROADT-5-N,
F -4 -Al a�, �a, R -9-E ('X
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\i CENTER OF
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SEC77ON 34, SECTION 3,
T -5-N, R -9-E T -4-N, R 9-E
1.20081, P. 194 - L-17342, 68
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amus I' Date 06.03.19
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Style: 1'=50P
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Sheet: 30F5
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PARCEL 1D. N0.872',
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PARCEL 2
185.29 ACRES
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CURIE TABLE
(PERTAINING TO PARCEL 2)
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EAST -WEST 1/4 LINE EAST 1/4 CORNER
(AS MONUMENTED AND PLATTED) I SECTION 3,
j T -4-N, R -9-E
- - L.17342, P.690
RADIUS ARC CHORD CHORDBEARING
377.27 475.95 445.01 533`33'31"W
948.88 321.69 1 320.15 553°54'28"W
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INDEPENDENCE TWR, OAKLAND COUNTY, MICHIGAN
PARCEL RECONFIGURATION
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EXHIBIT B
PROPERTY DESCRIP77ONS
PARCEL 2 --THE PARENT PARCEL: PART OF THE NORTH 1 /2 OF SECTION 3, TOWN 4 NORTH, RANGE
9 EAST, INDEPENDENCE TOWNSHIP, OAKLAND COUNTY, MICHIGAN, BEING MORE PARTICULARLY
DESCRIBED AS BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 3; THENCE S02"34'58"E,
160215 FEETALONG THE EAST LINE OF SAID SECTION 3 (SASHABAW ROAD, 33' HALF -WIDTH), THENCE
N32"3518"W,32388 FEET, THENCE N4619'58"W, 73504 FEET; THENCE S181815"W, 22134 FEET, THENCE
S46"19'58"E, 61612 FEET; THENCE S32"35'18"E, 646.12 FEET TO A POINT ON THE EAST LINE OF SECTION 3
THENCE S02"34'58"E, 504.47 FEET ALONG SAID EAST LINE (SASHABAW ROAD), THENCE S87"25'02W.
33.00 FEETTO A POINT ON THE WEST RIGHT OF WAY LINE OF SASHABAW ROAD, THENCE THE
FOLLOWING TWO COURSES ALONG SAID WESTERLY RIGHT OF WAY LINE (1) ALONG A NON -TANGENT
CURVE TO THE RIGHT, 475.95 FEET, SAID CURVE HAVING A RADIUS OF 37727 FEET, A CENTRAL
ANGLE O17721658", AND A LONG CHORD BEARING S33"33'31"W, 44501 FEET, AND (2) S69"42'00"W, 36880
FEET;THENCE S20"18'00"E, 3300 FEET TO A POINT ON THE NORTH LINE OF "SUPERVISOR'S PLAT NO
11" AS RECORDED IN USER 115, PAGE 38 AND 39, OAKLAND COUNTY RECORDS; THENCE S69"42'00"W,
593.45 FEET ALONG THE CENTERLINE OF SASHABAW ROAD; THENCE N20"18'00"W, 158.03 FEET, THENCE
S69"42'00"W, 20000 FEET; THENCE S20"18'00"E, 16337 FEET, THENCE ALONG THE CENTERLINE OF
SASHABAW ROAD, AS PLATTED IN "SUPERVISOR'S PLAT NO. 11", ALONG A TANGENT CURVE TO THE
LEFT, 321.69 FEET, SAID CURVE HAVING A RADIUS OF 94888 FEET, A CENTRAL ANGLE OF 19"25'27"
AND A LONG CHORD BEARING S53"54'28"W, 32015 FEET TO A POINT ON THE EAST -WEST 112 LINE AS
MONUMENTED AND PLATTED IN SAID "SUPERVISOR'S PLAT NO 11", THENCE S871614"W, 98723 FEET TO
THE CENTER OF SECTION 3, THENCE THE FOLLOWING TWO COURSES ALONG THE EAST AND
NORTHEAST LINES OF "EQUESTRIAN LAKE VILLAGE" AS RECORDED IN OBER 158, PAGES 8 THROUGH
13, OAKLAND COUNTY RECORDS (1) N2"32'17W, 193686 FEET ALONG THE NORTH -SOUTH V4 LINE, AND
(2) N51"43'39" W, 224.61 FEET TO A POINT ON THE SOUTH LINE OF "WEDGEWOOD OF CLARKSTON" AS
RECORDED IN USER 254, PAGES 16 AND 17, OAKLAND COUNTY RECORDS; THENCE THE FOLLOWING
TWO COURSES ALONG THE SOUTH AND EAST LINE OF SAID "WEDGEWOOD OF CLARKSTON" (1)
N87"3605"E, 17000 FEET TO A POINT ON THE NORTH -SOUTH 114 LINE, AND (2) 1\12"32'17v,, 136859 FEET
TO THE NORTH V4 CORNER OF SECTION 3; THENCE N87"47'00"E, 93550 FEET ALONG SAID NORTH
LINE (OAK HILL ROAD, 33' HALF -WIDTH), THENCE S47"18'25"E, 54380 FEET, THENCE S4619'58"E, 29324
FEET; THENCE N27"03'08"E, 20872 FEET, THENCE N46"19'58"W, 23526 FEET, THENCE 1\1471825"W, 344.87
FEET TO A POINT ON THE NORTH LINE OF SAID SECTION 3, THENCE THE FOLLOWING TWO COURSES
ALONG SAID NORTH LINE (OAK HILL ROAD): (1)N87"47'001, 132497 FEET TO THE SOUTHEAST CORNER
OF SECTION 34 OF T -5-N, R -9-E, AND (2)N8730'27"E, 9867 FEET TO THE POINT OF BEGINNING AND
CONTAINING 18529 ACRESSUBJECT TO THE RIGHTS OF THE PUBLIC IN OAK HILL AND SASHABAW
ROADS SUBJECT TO THE RIGHTS OF THE PUBLIC AND RIPARIAN OWNERS IN AND EXISTING WITH
RESPECT TO UPPER BUSHMAN LAKE,
PARCEL 1 --THE HOUSE PROPERTY PART OF THE NORTHEAST 1/4 OF SECTION 3, TOWN 4 NORTH, RANGE 9
EAST, INDEPENDENCE TOWNSHIP, OAKLAND COUNTY, MICHIGAN, BEING MORE PARTICULARLY DESCRIBED AS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 3; THENCE S02'34'58"E, 1602.15 FEET ALONG THE
EAST LINE OF SAID SECTION 3 (SASHABAW ROAD, 33' HALF -WIDTH); THENCE CONTINUING 50234'58"E,2506.56
FEET ALONG SAID EAST LINE (SASHABAW ROAD); THENCE S87'25'02"W, 33.00 FEET TO A POINT ON THE WEST
RIGHT OF WAY LINE OF SASHABAW ROAD; THENCE THE FOLLOWING TWO COURSES ALONG SAID WESTERLY RIGHT
OF WAY LINE: (1) ALONG A NON -TANGENT CURVE TO THE RIGHT, 475.95 FEET, SAID CURVE HAVING A RADIUS
OF 377.27 FEET, A CENTRAL ANGLE OF 72.16'58", AND A LONG CHORD BEARING S33 -33.31"W, 445.01 FEET, AND -
(2) S69 -42'00"W, 368.80 FEET; THENCE S20 -18.00"E, 33.00 FEET TO A POINT ON THE NORTH LINE OF
"SUPERVISOR'S PLAT NO. 11" AS RECORDED IN LIBER 115, PAGE 38 AND 39, OAKLAND COUNTY RECORDS;
THENCE 569'42'00"W, 593.45 FEET ALONG THE CENTERLINE OF SASHABAWROAD TO THE POINT OF BEGINNING;
THENCE 569'42'00"W, 99.50 FEET ALONG THE CENTERLINE OFSASHABAW ROAD; THENCE CONTINUING ALONG
SAID CENTERLINE ALONG A TANGENT CURVE TO THE LEFT, 100.69 FEET, SAID CURVE HAVING A RADIUS OF
948.88 FEET, A CENTRAL ANGLE OF 06'04'48", AND A
LONG CHORD BEARING S66'39'36"W, 100.64 FEET; THENCE N20 -18.00"W, 163.37 FEET: THENCE N69'42'00"E, -
200.00 FEET; THENCE 520'18'00"E, 158.03 FEET TO THE POINT OF BEGINNING AND CONTAINING 0.73 ACRES.
SUBJECT TO THE RIGHTS OF THE PUBLIC IN SASHABAW ROAD.
OAKLAND COUNTY PARKS INDEPENDENCE TWP., OAKLAND COUNTY, MICHIGAN PARCEL RECONFIGURATION i
Eee Ia,e: J N R °n"°i0" DATE ¢sue Dale: 0603.19
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EXHIBIT C
T4N, R9E, SEC 3 SUPERVISOR'S PLAT NQ 11 PART OF LOT 30 BEG AT SW LOT COR,
TH N 00-17.20 W 362.03 FT, TH S 38.26-40 E^k88.87 FT, TH S 47-56.20 W 57.35 FT, TH
ALG CURVE TO LEFT, RAD 695.07 FT, CHORD -SEARS S 46.43.42 W 30.24 FT, DIST OF
0.25 FT, TH N 89.50-20 W 176.93 FT TO BEG, ALSO,ALL OF LOT 31
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Dlsclavner The mfomlaeon pmmded harawlth has been compiled from recorded
Dale Created 11/52019
O,pdeeds,
OvelCcldue]FEM>Feodobin
pd}s IdX maga, SUN0y5 and elhe! public records I IS nota 6]ey recordedFy
oIANDVN
O5W yr FFeyn Fieeepeln
map or sunnily and is not Intended to be used as one Users should consult the
mfomlahon sources FEMA Floop8m data
mentioned above when questions ante may
L. Brooks Patterson
NORTH
,J, ooww FEunFiom.L,
not always be present on lite map
Oakland County Executive
linch=100 feet
Oakland County One Stop Slop 2100 Pontiac Lake Road Bldg 41 West Waterford, M148328 Phone 248-858-0]21 Web. www adiceiageoakland do.
Resolution #20179 June 4, 2020
Moved by Gershenson seconded by Luebs the resolutions on the amended Consent Agenda be adopted.
Discussion followed.
Vote on Consent Agenda, as amended:
AYES: Hoffman, Jackson, Kochenderfer, Kowall, Kuhn, Long, Luebs, Markham, McGillivray,
Middleton, Miller, Nelson, Powell, Quarles, Spisz, Taub, Weipert, Woodward, Zack,
Gershenson. (20)
NAYS: None. (0)
A sufficient majority having voted in favor, the resolutions on the amended Consent Agenda were
adopted.
"", Q c►'
I HEREBY APPROVETHIS RESOLUTION
CHIEF DEPUTY COUNTY EXECUTIVE
ACTING PURSUANTTO MCL 45.559A (7)
STATE OF MICHIGAN)
COUNTY OF OAKLAND)
I, Lisa Brown, Clerk of the County of Oakland, do hereby certify that the foregoing resolution is a true and
accurate copy of a resolution adopted by the Oakland County Board of Commissioners on June 4, 2020,
with the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the Circuit Court at Pontiac,
Michigan this 4th day of June, 2020.
L
Lisa Brown, Oakland County