HomeMy WebLinkAboutUniversity Manor Phase I Approval of Conservation Easement 9
Prepare by and return to: David M. Rooks, III, Northen Blue Law
Firm, P.O. Box 2208, Chapel Hill, N.C. 27515
CONSERVATION EASEMENT
This CONSERVATION EASEMENT made this day of
1996 by and between Rey West Enterprises, Inc.
( "Grantor" ) and Orange County;,: It3a "Grantee"
.............. ( )
T
Witnesseth:
WHEREAS, Grantor is the " owner in fee simple of certain
real property more particularly described in Exhibit A attached,
(the "Protected Property" ) that has ecological, scientific,
educational and aesthetic value in its present state as a natural
area; and,
WHEREAS, Grantee is a body politic existing under Chapter
153A of the North Carolina General Statutes; and
WHEREAS, the Protected Property is a significant natural
area that qualifies as a relatively natural habitat of fish,
wildlife, or plants, or similar ecosystem, " as that phrase is
used in P.L. 96-541 USC 170(h) (4) (A) (ii) , as amended, and in
regulations promulgated thereunder; and
WHEREAS, t#e Grantor and Grantee have the common purpose of
conserving the above-described conservation values of the
Protected Property in perpetuity, and the State of North Carolina
has authorized the creation of Conservation Easements pursuant to
N.C. Gen. Stat. S 121-34 et segx and aster—nd Groantee-wish to
ail themselves of the=pEevisiees of that laws
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NOW, THEREFORE, tAe Grantor, for and in consideration of the
facts recited above and of the mutual covenants, terms,
conditions and restrictions contained herein and as an absolute
and unconditional gift, hereby gives, grants, bargains, sells and
conveys unto the Grantee a Conservation Easement in perpetuity
over the Protected Property of the nature and character as
follows:
1. Purpose. The purpose of this Conservation Easement is
to ensure that the Protected Property will be retained forever
predominantly in its natural state; to protect any regionally
rare plants, animals or plant communities as well as state- or
federal-monitored plants or animals on the Protected Property; to
protect the water quality of Stoney Creek; and to prevent any use
of the Protected Property that will significantly impair or
interfere with the conservation values or interests of the
Protected Property described above. Vie Grantor intends that
this Conservation Easement will restrict the use of the Protected
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Property to only such activities as are consistent with the
purpose of this Conservation Easement.
2 . Prohibited Uses. Any activity on or use of the
Protected Property inconsistent with the purpose of this
Conservation Easement is prohibited. Without limiting the
generality of the foregoing, the following activities and uses
are expressly prohibited except as provided in paragraph 3 below:
2 . 1 The legal or de facto subdivision of the Protected
Property for any purpose;
2 .2 Any eget commercial or industrial use of
or activity on the Protected Property tt
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2 . 3 The placement or construction of any buildings,
structures, or other improvements of any kind (including, without
limitation, fences, roads and parking lots) ;
2 .4 Any alteration of the surface of the land,
including, without limitation, the excavation or removal of soil,
sand, gravel, rock, peat, or sod, except as required in the
course of any activity permitted herein;
2 .5 Any use or activity that causes or is likely to
cause significant soil degradation or erosion or significant
pollution of any surface or subsurface waters.
2 . 6 The draining, filling, dredging, or diking of any
wetland areas, including any enlargement thereof, or the
cultivation or other disturbance of the soil.
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2 . 7 The pollution, alteration, or manipulation of the
water courses located on the Protected Property or the creation
of new water impounds of water;
2 . 8 The pruning, cutting down, or other destruction or
..........................
removal of live r Ai trees, except as necessary and with prior
written approval of the Grantee pursuant to paragraph 4 .5 below,
in accordance with generally accepted forestry conservation
practices, to control or prevent hazard, disease, or fire. Dead
2 . 9 The planting of invasive plants (as recognized by
the N.C. Natural Heritage Program of N.C. Botanical Garden) not
native to the region anywhere on the Protected Property, grazing
of domestic animals, or disturbance or change in the natural
habitat in any manner;
2 . 10 The dumping or other disposal of wastes, refuse,
and debris on the Property;
2 . 11 The installation or extension of utilities;
2 . 12 Use of pesticides or biocides, including but not
limited to insecticides, fungicides, rodenticides, and
herbicides, and use of devices common. known as "bug-zappers" ,
except with prior written approval of the Grantee pursuant to
paragraph 4 .5 below and in accordance with management practices
of tie Grantee;
2 . 13 Operation of snowmobiles, dune buggies,
motorcycles, all-terrain or off-road vehicles, or any other types
.. .........:::::::::::.:.:................ ...... .
of motorized vehiclesris . : ;: t
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3 . Grantor's Reserved Rights. The Grantor hereby reserves
the following rights:
3 . 1 Existing Uses. To undertake or continue any
activity or use of the Protected Property not prohibited by this
Conservation Easement. Prior to making any change in use of the
Protected Property, the Grantor shall notify the Grantee in
writing to allow t4ie Grantee a reasonable opportunity to
determine whether such change would violate the terms or purposes
of this Conservation Easement.
3 . 2 Transfer. To sell, give, mortgage, lease or
otherwise convey the Protected Property provided such conveyance
is subject to the terms of this Conservation i.
3 . 3 Diseased Plants. To cut and remove diseased,
hazardous, or invasive plants and to cut firebreaks, subject to
the prior written approval of the Grantee pursuant to paragraph
4 .5 below, except that such approval shall not be required in the
case of emergency firebreaks .
-
3 . 4 D ad Ttrees-. `Fe-eat dead trees €er f!Eewe
3 .4 Game Management. To eliminate exotics (starlings
etc . ) and reduce populations of native species that threaten the
ecosystem under a prescribed plan approved by the N.C. Natural
Heritage Program or the N.C. Division of Wildlife Resources and
with prior written approval of Grantee 000.1 `' ;.. <.::>::O,::;»;:;.;:.::>:..<,.;::::«: ,:<::
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4 . Grantee's Rights. To accomplish the purpose of this
Conservation Easement, the following rights are conveyed to the
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Grantee by this Conservation Easement:
4 . 1 Right to Protect. To preserve and protect the
conservation values of the Protected Property.
4 .2 Right of Entry. To enter the Protected Property
at all reasonable times and with prior notice and, if necessary,
across other lands retained by the Grantor, for the purposes of:
(a) inspecting the Protected Property to determine if the Grantor
is complying with the covenants and purposes of this Conservation
Easement; (b) enforcing the terms of this Conservation Easement;
(c) taking any and all actions with respect to the Protected
Property as may be necessary or appropriate, with or without
order of court, to remedy or abate violations hereof; (d) making
scientific and educational observations and studies and taking
samples in such a manner as will not disturb the quiet enjoyment
of the Protected Property by t43-nee Grantor; and (e) monitoring and
management as described below.
4 . 3 Monitoring and Management. The right, but not the
obligation, to monitor the condition of the plant and animal
populations, plant communities, and natural habitats on the
Protected Property, and to manage them, to the extent deemed
appropriate by t4e Grantee, to ensure their continued presence
and viability on the Protected Property. Such activities shall
be in accordance with management practices of the Grantee.
4 . 4 Easement. To prevent any activity on or use of
the Protected Property that is inconsistent with the purpose of
this Conservation Easement and to require the restoration of such
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areas or features of the Protected Property that may be damaged
by any inconsistent activity or use, pursuant to paragraph 9 .
4 .5 Discretionary Consent. The Grantee's consent for
activities otherwise prohibited under paragraph 2 above, or for
any activities requiring Grantee's consent under paragraph 2 or 3
above, may be given under the following conditions and
circumstances . If, owing to unforeseen or changed circumstances,
any of the activities listed in paragraph 2 d> j ' ee
: .::::: . 38L !C; f ,; are deemed desirable by both �e Grantor
:....
and t4ie Grantee, the Grantee may, in its sole discretion, give
permission for such activities, subject to the limitations
herein. Such requests for permission, and permission for
activities requiring ate Grantee's consent under paragraph 2 or
3, shall be in writing and shall describe the proposed activity
in sufficient detail to allow the Grantee to judge the
consistency of the proposed activity with the purpose of this
Conservation Easement. Vie, Grantee may give its permission only
if it determines, in its sole discretion, that such activities
( 1) do not violate the purpose of this Conservation Easement and
(2) either enhance or do not impair any significant conservation
interests associated with the Protected Property.
Notwithstanding the foregoing, t-he Grantee and Grantor have no
right or power to agree to any activities that would result in
the termination of this Conservation Easement or to allow any
residential, commercial or industrial structures or any
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Qa commercial or industrial activities not provided for
above.
5 . Costs and Liabilities. Vie Grantor retains all
responsibilities and shall bear all costs and liabilities of any
kind related to the ownership, operation, upkeep and maintenance
of the Protected P
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Grantee m shall maintain general liability insurance covering
the activities of its p 7 { employees, s i meabeEs and
ve unteers on the Protected Property. T Grantor
shall keep the Grantee's interest in the Protected Property free
of any liens arising out of any work performed for, materials
furnished to or obligations incurred by the Grantor.
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Eaeh eai-ty agrees-fie-release, eld• haEmless y defend and
lndennl€y the etheEfEem any-and-all liabilities lneluding, bi
net limited to, injuEy, lesses, damages, judgments, eests,
erases and fees that the ladeimifled-paEty may n€€eEeE lneuE
as a result ;ef er aEisiag eut ef the-teetivltree of the ether-
party en the Preteeted- PEepeEty
6 . Taxes. The Grantor #OM agrees pay
t any real estate taxes or other assessments levied on
the Protected cted Pro ert
> :f c> e t-OM lest V _#. If the Grantor
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becomes delinquent in payment of taxes or assessments, so that a
lien is created against the Protected Property, the Grantee, at
its option, shall, after written notice to the Grantor, have the
s e <s C uEehase-and-ae !Ee--the QE� erBinteEest
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in the PEeteeted PEepeEty by paying fu to discharge the lien
or delinquent taxes or assessments, or to take such other actions
as may be necessary to protect the Grantee's interest in the
Protected Property and to assure the continued enforceability of
thisConservation Easement. ::::..:: .: :.::�>:::;,::::.;.::..;.:.;.::.:..:.:>: :.; ;::..;:.;:.;;::..; ...:;;;:.;;::.:,
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7 . Title. The Grantor covenants and represents that t-he
Grantor is the sole owner and is seized of the Protected Property
in fee simple and has good right to grant and convey this
Conservation Easement; that the Protected Property is free and
clear of any and all encumbrances, including but not limited to,
any mortgages not subordinated to this Conservation Easement, and
that the Grantee shall have the use of and enjoy all of the
benefits derived from and arising out of this Conservation
Easement.
B . Hazardous Waste. LFhe Grantor covenants and warrants to
the Grantee that he has no knowledge of the existence of
hazardous substances or toxic waste on the Protected Property and
that—he has no knowledge that hazardous substances or toxic waste
have been generated, treated, stored, used, disposed of, or
deposited in or on the Protected Property, and that he has no
knowledge of the existence of any underground storage tanks on
the Protected Property.
9 . Grantee's Remedies. If the Grantee becomes aware of a
violation of the terms of this Conservation Easement, the Grantee
shall give notice to the Grantor, at the Grantor's last known
post office address, of such violation via certified mail, return
receipt requested, and request corrective action sufficient to
abate such violation and restore the Protected Property to its
previous condition at the time of this grant. Failure by the
Grantor to abate the violation and take such other corrective
action as may be requested by t4ie Grantee within thirty ( 30) days
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after receipt of such notice shall entitle the Grantee to bring
an action at law or equity in a court of competent jurisdiction
to enforce the terms of this Conservation Easement; to require
the restoration of the xoperty to its previous
condition; to seek to enjoin the noncompliance by ex parte
temporary or permanent injunction in a court of competent
jurisdiction; and/or to recover any damages arising from the
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Soh Damages, when recovered, may
be applied by t-lie Grantee, in its sole discretion, to corrective
action on the Protected Property.
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o:f»:::s: it >:>::>: > 1 . in .::: xrithout :: : rn ;. at. an :>;<::attorns:::: I .f.ees::::::::
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>: 0.: TEL r-evalling party y In any litigatien between
the parties Eespeet to this easement shall be entitled}, e }
reee-ve3—the—ees-ts—sue-the—1it-rgatlea, laeiuding atteraeyB f fees,
9 . 1. Emergency Enforcement. If the Grantee, in its sole
discretion, determines that circumstances require immediate
action to prevent or mitigate significant damage to the
..................................
conservation values of the pWN Property, the Grantee may
pursue its remedies under this paragraph without prior notice to
the Grantor or without waiting for the period for cure to expire.
9 .2 Failure to Act or Delay. The Grantee does not waive or
.......................
forfeit the right to take action as may be necessary to "
ls-uEe compliance with this Conservation Easement by any prior
failure to act and the Grantor hereby waives any defenses of
waiver, estoppel or laches with respect to any failure to act or
delay by the Grantee, its successors or assigns, in action to
enforce any restriction or exercise any rights under this
Conservation Easement.
9 .3 Violations Due to Causes Beyond Grantor's Control.
Nothing hereby shall be construed to entitle the Grantee to
institute any enforcement proceedings against the Grantor for any
changes to the Protected Property due to causes beyond the
Grantor's control, such as changes caused by fire, flood, storm,
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earthquake or the unauthorized wrongful acts of third persons .
In the event of violations of this Conservation Easement caused
by the unauthorized wrongful acts of third persons, tie Grantor
agrees, upon request by -the Grantee, to assign its fight of
action to the Grantee, to join in any suit, or to appoint the
Grantee its attorney-in-fact for the purposes of pursuing
enforcement action, all at the election of the Grantee.
10 . Parties Subject to Easement. The covenants agreed to
and the terms, conditions, and restrictions imposed by this grant
shall be binding upon tie Grantor and his lessees, agents,
personal representatives, successors and assigns, and all other
successors in interest to Grantor and will continue as a
servitude running in perpetuity with the Protected Property.
11. Subsequent Transfers. Vie Grantor agrees that the
terms, conditions, restrictions and purposes of this grant or
reference thereto will be inserted by the Grantor in any
subsequent deed or other legal instrument by which t#e Grantor
divests either the fee simple title or a possessory interest in
the Protected Property; and tie Grantor further agrees to notify
the Grantee of any pending transfer at least thirty (30) days in
advance.
12 . Merger. The Grantor and t43e Grantee agree that the
terms of this Conservation Easement shall survive any merger of
the fee and easement interest in the Protected Property.
13 . Assignment. The parties hereto recognize and agree
that the benefits of this easement are in gross and assignable,
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and tie Grantee hereby covenants and agrees that if it transfers
or assigns the easement it holds under this indenture, the
organization receiving the interest will be a qualified
organization as that term is defined in Section 170(h) ( 3) of the
Internal Revenue Code of 1986 (or any successor section) and the
regulations promulgated thereunder organized and operated
primarily for one of the conservation purposes specified in
Section 170(h) (4) (A) of the Internal Revenue Code, and the
Grantee further covenants and agrees that the terms of the
transfer or assignment will be such that the transferee or
assignee will be required to continue to carry out in perpetuity
the conservation purposes that the contribution was originally
intended to advance.
14 . Extinguishment. T4ie Grantor hereby agrees that, at the
time of the conveyance of this Conservation Easement to the
Grantee, this Conservation Easement gives rise to a real property
right, immediately vested in the Grantee, with a fair market
value of the Conservation Easement as of the date of the
conveyance that is at least equal to the proportionate value that
this Conservation Easement at the time of the conveyance bears to
the fair market value of the property as a whole at that time.
That proportionate value of the Grantee's property rights
shall remain constant. When a change in conditions takes place
which makes impossible or impractical any continued protection of
the Protected Property for conservation purposes, and the
restrictions contained herein are extinguished by judicial
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23
proceeding, the Grantee, upon a subsequent sale, exchange or
involuntary conversion of the Protected Property, shall be
entitled to a portion of the proceeds at least equal to that
proportionate value of the Conservation Easement. The Grantee
shall use its share of the proceeds in a manner consistent with
the conservation purposes set forth herein or for the protection
of a "relatively natural habitat of fish, wildlife, or plants or
similar ecosystem, " as that phrase is used in and defined under
P.L. 96-541, 26 USC 170(h) (4) (A) (ii) , as amended and in
regulations promulgated thereunder.
15 . Eminent Domain. Whenever all or part of the Protected
Property is taken in exercise of eminent domain by public,
corporate, or other authority so as to abrogate the restrictions
imposed by this Conservation Easement, t e Grantor and t-he
Grantee shall join in appropriate actions at the time of the
taking to recover the full value of the taking and all incidental
or direct damages resulting from it, and the proceeds shall be
divided in accordance with the proportionate value of t4le
Grantee's and Grantor's interests, and Grantee's proceeds shall
be used as specified above. All expenses incurred by tM Grantor
and t- e Grantee in such action shall be paid out of the recovered
proceeds .
16 . Option. Grantee shall have an option to obtain the
entire Protected roperty in fee by deed of gift from Grantor
within i ene years of the date of recording of the final plat
for the final phase of University Manor subdivision as the
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24 r
subdivision is described in the Concept Plan approved by the
Orange County Planning Board on May 20, 1996 but in all events no
later than December 1, 2001 . Grantee may exercise this option
upon written notice to Grantor.
17 . Miscellaneous Provisions.
17 . 1 Severability. If any provision of this
Conservation Easement or the application thereof to any person or
circumstance is found to oe invalid, the remainder" of the
provisions of this Conservation Easement and the application of
such provisions to persons or circumstances other than those as
to which it is found to be invalid shall not be affected thereby.
17 .2 Successors and Assigns . The term "Grantor" shall
include the Grantor and t4ie Grantor's heirs, executors,
administrators, successors and assigns and shall also mean the
masculine, feminine, corporate, singular or plural form of the
word as needed in the context of its use. The term "Grantee"
shall include tke Orange County, North Carolina and its
successors and assigns .
17 . 3 Re-recording. The Grantee is authorized to record
or file any notices or instruments appropriate to assure the
perpetual enforceability of this Conservation Easement; for such
purpose, the Grantor appoints t4ie Grantee h" attorney-in-
fact to execute, acknowledge and deliver any necessary instrument
on its behalf. Without limiting the foregoing, the Grantor
agrees to execute any such instruments upon request.
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17 . 4 Captions . The captions herein have been inserted
solely for convenience of reference and are not part of this
Conservation Easement and shall have no effect upon construction
or interpretation.
17 .5 Counterparts . The parties may execute this
instrument in two or more counterparts, which shall, in the
aggregate, be signed by both parties; each counterpart shall be
deemed an original instrument as against any party who has signed
it. In the event of any disparity between the counterparts
produced, the recorded counterpart shall be controlling.
17 . 6 Notices. Any notices required in this
Conservation Easement shall be sent by registered or certified
mail to the following address or such address as may be hereafter
Grantor: Rey West Enterprises, Inc .
P.O. Drawer 1859
Wake Forest, NC 27588-1859
Grantee: Orange..:..,County
...................................................................
:.}:a:fta}�r:-:•.a??:, t:,.n:.:::.n:..•::: .:!1��?..:::::.::...,-::t7:::::i a� �...
.............................:.............n•.:..:•........., rL.?,?:.....,,....fit:. ..:....... % .............:...........:........:..
...........n...................:............................v..n{.v.v.}...a]M:+:::•}?i?:tit•%{J:anr...}::.4knvax::.vvvf.•? �Yii\-n-nv:r::::::.v: •x:.v:::::nw:??}:�}?y?:•?:•i?}i:•:•:4}?}?}i:
TO HAVE AND TO HOLD the said Conservation Easement unto the
said Grantee forever.
IN WITNESS WHEREOF, Grantor has executed and sealed this
document the day and year first above written.
Rey West Enterprises, Inc.
By:
President
17
ATTEST: 26
Secretary
State of North Carolina
Orange County
On this day of 1996, who, being by
me duly sworn did say that he is the Secretary of Key
West Enterprises, Inc . , the corporation named in the foregoing
instrument; that the seal affixed to said instrumeAt is the
corporation seal of said corporation; and acknowledged said
instrument to be the free act and deed of said corporation.
Notary Public
My Commission Expires:
lsg-7
conserv.eas
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