<PAGE> 1
SCHEDULE 14A INFORMATION
PROXY STATEMENT PURSUANT TO SECTION 14(a) OF THE SECURITIES
EXCHANGE ACT OF 1934
Filed by the Registrant /X/
Filed by a Party other than the Registrant / /
Check the appropriate box:
/X/ Preliminary Proxy Statement
/ / Confidential, for Use of the Commission Only (as permitted by Rule
14a-6(e)(2))
/ / Definitive Proxy Statement
/ / Definitive Additional Materials
/ / Soliciting Material Pursuant to Sec.240.14a-11(c) or Sec.240.14a-12
PGI INCORPORATED
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(Name of Registrant as Specified in its Charter)
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(Name of Person(s) Filing Proxy Statement if Other Than the Registrant)
Payment of Filing Fee (Check the appropriate box):
/ / No fee required.
/ / Fee computed on table below per Exchange Act Rules 14a-6(i)(1) and
0-11.
1) Title of each class of securities to which transaction applies:
N/A
2) Aggregate number of securities to which transaction applies:
N/A
3) Per unit price or other underlying value of transaction computed
pursuant to Exchange Act Rule 0-11 (Set forth the amount on which
the filing fee is calculated and state how it was determined):
4) Proposed maximum aggregate value of transaction:
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<PAGE> 2
5) Total fee paid:
$2,707.87
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/X/ Fee paid previously with preliminary materials.
/ / Check box if any part of the fee is offset as provided by Exchange Act
Rule 0-11(a)(2) and identify the filing for which the offsetting fee
was paid previously. Identify the previous filing by registration
statement number, or the Form or Schedule and the date of its filing.
N/A
1) Amount previously paid:
2) Form, Schedule or Registration Statement No.:
3) Filing Party:
4) Date Filed:
<PAGE> 3
Preliminary Proxy Statement
Dated September 17, 1997
NOTICE OF ANNUAL MEETING OF SHAREHOLDERS OF PGI INCORPORATED
TO BE HELD SEPTEMBER 30, 1997
TO THE HOLDERS OF THE COMMON STOCK AND THE CLASS A CUMULATIVE PREFERRED STOCK
OF PGI INCORPORATED:
The Annual Meeting of Shareholders of PGI Incorporated (the "Company"),
a Florida corporation, will be held at 212 South Central Avenue, Suite 100,
St. Louis, Missouri 63105, Tuesday, September 30, 1997 at [TIME], for the
following purposes:
1. To elect directors;
2. To consider and act upon a proposal to rescind Article XII of the
Articles of Incorporation of the Company which would have the effect of
reducing to a simple majority of the capital stock outstanding the vote
required to approve certain significant corporate transactions, including the
sale, under certain circumstances, of all or substantially all of the assets
of the Company, which reduced vote requirement is consistent with the
corporate law of the state of Florida, the state in which the Company is
incorporated;
3. To consider and act upon a proposal to approve the Option
Agreement For Sale and Purchase as amended by the First Amendment thereto,
related to the sale by the Company's wholly-owned subsidiary, Sugarmill
Woods, Inc., of approximately 5,240 acres of undeveloped real property
located in Citrus County and Hernando County, Florida to The Nature
Conservancy, Inc., and approval of the Company's intended use of proceeds
from the sale; and
4. To transact such other business as may properly come before the
meeting and all adjournments thereof.
For the reasons stated in the Proxy Statement, the Company does not
believe the holders of the Company's common stock or the Class A Cumulative
Preferred Stock are entitled to dissenters' rights with respect to Proposal
Three. Nevertheless, attached to the Proxy Statement as Appendix B is a copy
of the applicable Florida statute pertaining to dissenters' rights. Appendix
B is being furnished only to comply with the Florida statute if dissenters'
rights are deemed to apply.
The Board of Directors has fixed September 12, 1997 as the record date
for the determination of the holders of the Company's common stock and the
holders of the Company's Class A Cumulative Preferred Stock entitled to
notice of, and to vote at, the Annual Meeting and all adjournments thereof.
By Order of the Board of Directors
Andrew S. Love, Jr.
Secretary
, 1997
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EVEN IF YOU EXPECT TO ATTEND THE MEETING IN PERSON, PLEASE
MARK, DATE, AND SIGN THE ENCLOSED PROXY AND RETURN IT IN THE
ENCLOSED ENVELOPE. THE RETURN ENVELOPE DOES NOT REQUIRE POSTAGE
IF MAILED IN THE UNITED STATES. SHAREHOLDERS WHO ATTEND THE
MEETING MAY REVOKE THEIR PROXIES AND VOTE IN PERSON IF THEY SO
DESIRE.
<PAGE> 4
Preliminary Proxy Statement
Dated September 17, 1997
PGI INCORPORATED
PROXY STATEMENT
ANNUAL MEETING OF SHAREHOLDERS
The enclosed proxy is solicited on behalf of the Board of Directors of
PGI Incorporated (the "Company"), for use at the annual meeting of its
shareholders (the "Annual Meeting") to be held at 212 South Central Avenue,
Suite 100, St. Louis, Missouri 63105, [DAY] [DATE] at [TIME] CDT. Anyone
giving such proxy may revoke it at any time before it is exercised by (i)
giving written notice of revocation to the Secretary of the Company at the
address indicated below, (ii) properly submitting to the Company a duly
executed proxy bearing a later date or (iii) appearing in person at the
Annual Meeting and voting in person.
If no contrary instructions are indicated on the form of proxy, the
proxy will be voted FOR the following: (i) the election of the two nominees
named herein as directors; (ii) the proposed amendment of the Company's
Articles of Incorporation as amended (the "Articles of Incorporation" or the
"Articles") to rescind Article XII thereof which would have the effect of
reducing to a simple majority of the Company's common stock and its Class A
Cumulative Preferred Stock outstanding the vote required to approve certain
significant corporate transactions, including the sale of all or
substantially all of the assets of the Company other than in the usual and
regular course of its business; and (iii) approval of an agreement for the
potential sale by the Company's wholly-owned subsidiary, Sugarmill Woods,
Inc. ("Sugarmill Woods"), of approximately 5,240 acres of undeveloped real
property located in Citrus County and Hernando County, Florida (the
"Property") to The Nature Conservancy, Inc. If matters other than those set
forth above properly come before the meeting, the proxy will be voted by the
persons named herein in a manner which they consider to be in the best
interests of the Company.
The Company's principal executive office is located at 212 South
Central Avenue, Suite 100, St. Louis, Missouri 63105. The Proxy Statement
and the accompanying form of proxy are first being sent to the holders of the
common stock and the Class A Cumulative Preferred Stock (collectively, the
"Shareholders") on or about the September ----, 1997.
VOTING
Only the holders of record of the Company's common stock, par value
$.10 per share (the "Common Stock") and the Class A Cumulative Preferred
Stock having a liquidation value of $4.00 per share ("Preferred Stock") on
September 12, 1997 (the "Record Date") are entitled to notice of, and to
vote, either in person or by proxy, at the Annual Meeting and all
adjournments thereof. At the close of business on that date, 5,317,758 and
2,000,000 shares of Common Stock and Preferred Stock, respectively, were
issued and outstanding. Holders of the Common Stock and Preferred Stock are
entitled to one vote per share, voting together as a class, on all
<PAGE> 5
Preliminary Proxy Statement
Dated September 17, 1997
matters to be submitted to shareholder vote at the Annual Meeting. The Common
Stock and the Preferred Stock are sometimes referred to collectively
hereinafter as the "Voting Capital Stock".
On May 15, 1997, the Board of Directors of the Company paid a dividend
in the amount of 2,000,203 shares of Common Stock to the holders of the
Preferred Stock (the "Preferred Stockholders"). As a result of such
issuance, the Preferred Stockholders collectively own 64.2% of the Voting
Capital Stock. See Footnotes 4 and 5 to the table under "Security Ownership
of Certain Beneficial Owners and Management" for additional information on
the Preferred Stockholders and the aforementioned stock dividend. The
Preferred Stockholders and the holders of the Company's outstanding Common
Stock are sometimes referred to collectively hereinafter as the
"Stockholders".
PROPOSAL ONE:
ELECTION OF DIRECTORS
NOMINEES; VOTING ON ELECTION OF DIRECTORS AT THE ANNUAL MEETING
The Articles of Incorporation provide that the number of directors of
the Company may be increased or decreased in the manner set forth in the
Company's Bylaws. The Company's Bylaws provide that the number of directors
may be increased or decreased by resolution of the Company's Board of
Directors. The Board has set the number of directors at two. Consequently,
two directors are to be elected at the Annual Meeting, each of whom are to
serve for a term of one year or until their successors are duly elected and
qualified. The Board of Directors' nominees for election at the Annual
Meeting are Messrs. Andrew S. Love, Jr., and Laurence A. Schiffer, both of
whom are the two current directors of the Company and the Company's only
executive officers.
The Certificate of Designation by which the Preferred Stock was created
(the "Certificate of Designation"), provides that if a default in the payment
of dividends on such shares exists, the holders of the Preferred Stock have
the right to increase the number of directors constituting the Board of
Directors by such number as shall equal a majority of the Board. These
additional directors are referred to as the "Preferred Directors." The
Company is in default in the payment of dividends on the Preferred Stock.
However, Love-PGI Partners, L.P., a Missouri limited partnership ("L-PGI")
which owns 93.75% of the issued and outstanding Preferred Stock, has
determined not to exercise its right to elect Preferred Directors because
Messrs. Love and Schiffer are the directors and controlling shareholders of
the general partner of L-PGI, and L-PGI believes that its interests in the
Company are therefore adequately represented.
The Florida Business Corporation Act (the "Florida Act") provides that
unless otherwise set forth in a company's articles of incorporation, a
majority of the outstanding shares of capital
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<PAGE> 6
Preliminary Proxy Statement
Dated September 17, 1997
stock, present in person or by proxy, constitutes a quorum for the transaction
of business at an annual meeting or special meeting of stockholders. The
Certificate of Designation provides that at any annual or special meeting held
at such time when there exists a default in payment of the Preferred Stock
dividends, the presence of the holders of a majority of the outstanding shares
of Preferred Stock shall be required to constitute a quorum for the election of
Preferred Directors, regardless of the absence of a quorum of the holders of the
Common Stock for that purpose. However, because no Preferred Directors are to
be elected, this provision of the Certificate of Designation will have no impact
on the quorum requirements.
Stockholders do not have the right to cumulate their votes in the
election of directors. Shares represented by proxies which are marked to
"withhold authority" with respect to the election of one or more nominees for
election as directors will be counted for the purpose of determining the
presence or absence of a quorum at the Annual Meeting. The affirmative vote
of a plurality of the shares present in person or represented by proxy at the
Annual Meeting is required to elect directors. "Plurality" means that the
nominees who receive the largest number of votes cast are elected as
directors up to the maximum number of directors to be elected at the Annual
Meeting. Consequently, any shares represented at the Annual Meeting, but not
voted for any reason do not count as a vote against a director.
L-PGI owns or otherwise controls approximately 56.5% of the Company's
Voting Capital Stock. Therefore, it has the votes necessary to elect the
Board of Directors' slate of nominees. L-PGI has indicated its intent to
vote all of its shares of Common Stock and Preferred Stock for Messrs. Love
and Schiffer, the Board's nominees for election as directors. See Footnote 5
to "Security Ownership of Certain Beneficial Owners and Management" for a
discussion of the relationship between Messrs. Love and Schiffer and L-PGI.
The persons named in the enclosed form of proxy intend to vote such
proxy for the election of Messrs. Love and Schiffer as directors of the
Company unless the Shareholder indicates on the form of proxy that the vote
should be withheld or contrary directions are indicated. If the form of
proxy is signed and returned without any direction given, shares will be
voted for the election of Messrs. Love and Schiffer. The Board of Directors
has no reason to doubt the availability of either of the nominees and both
have indicated their willingness to serve if so elected.
INFORMATION REGARDING THE NOMINEES FOR ELECTION AS DIRECTORS
Andrew S. Love, Jr. .... Chairman of the Company's Board since May
1987; Secretary since February 1994; Chairman of the Board of Love Real
Estate Company ("LREC") and Chairman and Secretary of Love Investment Company
since 1973; Partner in the St. Louis based law firm of Bryan, Cave,
McPheeters & McRoberts until 1991; Director of Heartland Bank and
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<PAGE> 7
Preliminary Proxy Statement
Dated September 17, 1997
Chairman of Love Savings Holding Company ("LSHC"), the parent company of
Heartland Bank since 1985; Manager of PGIP, L.L.C. ("PGIP") since 1995; Age 54.
Laurence A. Schiffer.... Director of the Company since April 1987; Vice
Chairman of the Company's Board of Directors since May 1987; President & CEO
since February 1994; President and CEO of LREC and Love Investment Company
since 1973; Member of the Real Estate Board of Metropolitan St. Louis and the
National Association of Real Estate Boards; Chairman of Heartland Bank and
President of LSHC since December 1985; Manager of PGIP since 1995; Age 58.
INFORMATION ABOUT THE BOARD OF DIRECTORS
The business of the Company is under the general management of the
Board of Directors, as provided by the laws of Florida, the state of the
Company's incorporation, and the Company's Bylaws. There were no official
meetings of the Board during the fiscal year ended December 31, 1996; all
Board actions were taken by unanimous written consent. Because of the size
of the Board and its limited operations, the Board has not found it necessary
to establish and delegate any of its responsibility to committees of the
Board. Neither Messrs. Schiffer nor Love received compensation for serving
on the Board.
EXECUTIVE COMPENSATION
The Company's Chief Executive Officer is Mr. Laurence A. Schiffer.
Because of the Company's impaired financial condition, it does not compensate
Mr. Schiffer or Mr. Love, the Company's only other executive officer.
Management services are provided to the Company by LREC pursuant to that
certain Management Consulting Agreement by and between the Company and LREC
dated March 25, 1987 (the "Management Agreement"). Although Mr. Schiffer
receives an annual salary from LREC, no part of that salary is directly
attributable to services he performs for the Company as an employee of LREC.
See "Certain Relationships and Related Transactions."
SECURITY OWNERSHIP OF CERTAIN BENEFICIAL
OWNERS AND MANAGEMENT
The table below provides certain information as of the Record Date
regarding the beneficial ownership of the Common Stock and the Preferred
Stock by each person known by the Company to be the beneficial owner of more
than five percent of either the Common Stock or the Preferred Stock, each
director of the Company (which persons are the two nominees comprising the
Board's slate of nominees and who are also the Company's only executive
officers), and by virtue of the foregoing, the directors and executive
officers of the Company as a group.
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<PAGE> 8
Preliminary Proxy Statement
Dated September 17, 1997
<TABLE>
<CAPTION>
PERCENT OF TOTAL
----------------
PERCENT OF
COMMON PREFERRED COMMON PREFERRED TOTAL VOTING
NAME STOCK STOCK STOCK STOCK POWER
---- ----- ----- ----- ----- -----
<S> <C> <C> <C> <C> <C>
Estate of Harold Vernon 998,777<F1><F2> -- 18.8% -- 13.6%
Alfred M. Johns 437,414<F3> 125,000<F3> 5.3% 6.3% 7.7%
Love-PGI Partners, L.P. 2,260,706<F4><F5> 1,875,000<F5> 42.5% 93.8% 56.5%
Andrew S. Love, Jr. 2,260,706<F6> 1,875,000<F6> 42.5% 93.8% 56.5%
Laurence A. Schiffer 2,260,706<F7> 1,875,000<F7> 42.5% 93.8% 56.5%
<FN>
<F1> The shares of Common Stock owned by Mr. Vernon are currently in the
possession of the Federal Deposit Insurance Corporation ("FDIC") which
is the receiver for First American Bank and Trust, Lake Worth, Florida
("First American"). First American previously made a loan to Mr.
Vernon which was secured by these shares. The loan is in default and
the Company understands that the FDIC has the right, pursuant to a
pledge agreement, to vote the shares at any annual or special meeting
of shareholders.
<F2> Information obtained from filings made with the Securities and Exchange
Commission.
<F3> Sole voting and investment power over 427,314 shares of Common Stock;
shares voting and investment power over 10,100 shares of Common Stock
included in the table which are owned by Mr. Johns' wife; sole voting
and investment power over the 125,000 shares of Preferred Stock.
<F4> Under the Certificate of Designation for the Company's Preferred Stock,
holders of the Preferred Stock are entitled to cumulative annual
dividends at the rate of $.32 per share. The dividends are "earned" as
they accrue, and are payable on fixed quarterly payment dates as
specified in the Certificate of Designation. The accrued dividends are
an obligation of the Company to which the holders of the Preferred
Stock are entitled, and must be satisfied prior to any dividends being
paid or other distributions made upon the Common Stock. Under the
Certificate of Designation and corporate law, however, the Board of
Directors must "declare" the dividends prior to actual payment. The
Certificate of Designation also provides that dividends due through
April 25, 1995 are to be payable in the form of the Company's Common
Stock. Dividends due after that date are to be payable in cash.
Because of the Company's impaired financial condition and because the
Florida Act precluded payment of dividends because of the Company's
financial condition, the Company had not been able to pay dividends on
the Preferred Stock since the last payment in 1989 and hence was in
default of its payment obligations. However, recent changes to the
Florida Act eliminated the restriction on the Company's ability to pay
dividends in the form of its Common Stock. Accordingly, on May 9, 1997,
the Board of Director declared the payment of the "earned" but "unpaid"
dividends through April 25, 1995 in accordance with the terms of the
Certificate of Designation and upon the written demand by the holders
of the Preferred Stock. The total amount of earned and unpaid
dividends through that date was $4,260,433. Under the terms of the
Certificate of Designation and based upon the designated $2.13 per
share conversion price, 2,000,203 shares of Common Stock were issued to
the holders of the Preferred Stock on May 15, 1997. The $2.13
conversion rate is pursuant to the Certificate of Designation, despite
the fact that there has
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<PAGE> 9
Preliminary Proxy Statement
Dated September 17, 1997
been no public market for the shares since January 1991, and from
January 1, 1991 to January 29, 1991 the high and low bid price and the
high and low offer price of the Common Stock was $.03 and $.10,
respectively.
<F5> The controlling general partner of L-PGI is Love Investment Company, a
Missouri corporation owned by Mr. Love, Love family members and trusts,
the Estate of Martha Love Symington and Mr. Schiffer. Messrs. Love and
Schiffer serve as the executive officers and directors of Love
Investment Company. These shares are pledged to the FDIC, as successor
in interest to Germania Federal Savings and Loan ("Germania"), as
security for a loan made by Germania to L-PGI. L-PGI has the right to
vote these shares.
<F6> These shares are the same shares owned by L-PGI. Mr. Love is an
indirect owner of L-PGI. See Footnote 5 above and "Certain
Relationships and Related Transactions" for more information.
<F7> These shares are the same shares owned by L-PGI. Mr. Schiffer is an
indirect owner of L-PGI. See Footnote 5 above and "Certain
Relationships and Related Transactions" for more information.
</TABLE>
SECTION 16(a) BENEFICIAL OWNERSHIP REPORTING COMPLIANCE
As of March 25, 1995, the rights of the holders of the Preferred Stock
to convert their shares into Common Stock expired pursuant to the terms of
the Certificate of Designation. The Preferred Stockholders failed to file
Forms 4 to reflect the change in beneficial ownership as a result of the
expiration of such conversion rights. The Preferred Stockholders and the
beneficial owners of the Preferred Stock filed Forms 4 in June 1997 to
reflect the expiration of this conversion right and other changes in
beneficial ownership.
PROPOSAL TWO:
RESCISSION OF ARTICLE XII TO THE ARTICLES OF INCORPORATION
Pursuant to Article XII of the Company's Articles of Incorporation, any
agreement or plan of merger or consolidation between the Company and any
other entity, or the sale of all or substantially all of the assets of the
Company to another entity, requires the approval of the holders of two-thirds
of the Company's outstanding capital stock entitled to vote at the
shareholders' meeting at which the transaction is considered. The Board of
Directors has approved the amendment of the Articles of Incorporation to
rescind Article XII.
If such amendment is approved, any agreement or plan of merger or
consolidation between the Company and any other entity, or the sale of all or
substantially all of the assets other than in its usual and regular course of
its business would require the affirmative vote of the holders of a simple
majority of all the outstanding capital stock entitled to vote at any meeting
during which such agreement or plan of merger or consolidation or sale is
submitted and at which a quorum is present.
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<PAGE> 10
Preliminary Proxy Statement
Dated September 17, 1997
The Board of Directors believes that the amendment of the Articles of
Incorporation to rescind Article XII is in the best interests of the Company
because it will give the Board the flexibility to direct and manage the
affairs of the Company in an efficient, timely and effective manner. As
discussed herein under "Proposal Three: Option Agreement for Sale and
Purchase as Amended," since 1994 the Company has concentrated its efforts on
disposing in bulk of its undeveloped, platted, residential real estate in
order to decrease its debt obligations. There is a substantial likelihood
that future bulk sales may be required to be submitted for shareholder
approval. The Board believes that eliminating the two-thirds requirement and
relying instead on the simple majority requirement as provided in the Florida
Act, will enhance its ability to complete such bulk sales and strengthen the
Company's financial condition.
If approved by the Shareholders, such amendment will become effective
immediately upon the Company's filing of the Articles of Amendment of the
Articles of Incorporation with the Florida Secretary of State.
The Articles provide that ". . . amendment or repeal of this Article
XII . . . shall require the approval of the holders of two-thirds (2/3) of
the outstanding stock entitled to vote at the shareholders' meeting at which
such amendment or repeal is submitted . . ." Abstentions and broker
non-votes will have the effect of a vote against Proposal Two.
L-PGI has informed the Board of its intent to vote its shares of
Preferred Stock and Common Stock in favor of the rescission of Article XII.
The Board recommends that the holders of the Common Stock also approve the
rescission of Article XII by voting FOR Proposal Two.
PROPOSAL THREE:
OPTION AGREEMENT FOR SALE AND PURCHASE AS AMENDED
PGIP, L.L.C.
The following information is provided to assist Shareholders in better
understanding the relationship among the Company, PGIP, LSHC and Messrs. Love
and Schiffer, the Company's two directors and its only executive officers, as
it relates to Proposal Three. For an expanded discussion, see "Certain
Relationships and Related Transactions".
On March 28, 1996, the Company's former primary lender, First Union
National Bank of Florida ("First Union"), assigned to PGIP all of First
Union's right, title and interest in and to the loan documents evidencing and
securing First Union's credit agreements with the Company, and the Company's
subsidiaries, Sugarmill Woods, Burnt Store Marina, Inc., and Gulf Coast
Credit Corporation in exchange for approximately $5,548,000. At the time of
the assignment,
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<PAGE> 11
Preliminary Proxy Statement
Dated September 17, 1997
the Company owed First Union $9,007,000 in principal and accrued interest (the
"First Mortgage Indebtedness"). Although First Union would have been willing to
accept repayment of a discounted amount in exchange for cancellation of the
First Mortgage Indebtedness, the Company was unable to take advantage of this
corporate opportunity because it did not have the liquidity, borrowing power or
ability to sell equity to raise the money necessary to take advantage of it.
PGIP was formed by Messrs. Love and Schiffer, the Company's only
directors and executive officers, to purchase the First Mortgage Indebtedness
and to accept the assignment from First Union of the first mortgage as
security for the repayment of the First Mortgage Indebtedness.
The largest investor in PGIP is LSHC which holds a 72% interest and is a
manager of PGIP. Andrew S. Love, Jr. and Laurence A. Schiffer own
approximately 52% of all the issued and outstanding voting stock of LSHC and
serve as the directors and officers of LSHC. Messrs. Love, Schiffer and LSHC
are the managers of PGIP.
As the purchaser of the loan documents, PGIP has a first mortgage on
the part of the Property owned by the Company and proposed to be sold under
the "Option Agreement, as Amended" (as that term is defined below). PGIP
accepted assignment of the credit agreements, which were in default and with
respect to which the maturity of the First Mortgage Indebtedness secured by
the first mortgage had been accelerated, and advised the Company that so long
as the Company were to market and sell its remaining undeveloped land with
satisfactory efforts and results, including payments out of sale proceeds to
PGIP, PGIP would not proceed with enforced collection of the principal and
interest comprising the First Mortgage Indebtedness. The bulk sale of the
Property is an integral part of the plan by which the Company intends to
repay PGIP. See "-- Use of Proceeds" for a discussion of the benefits which
may accrue to PGIP, LSHC and indirectly to Messrs. Love and Schiffer as
shareholders of LSHC which, as stated above, owns a majority of the limited
liability company interests in PGIP, if the sale to the Conservancy pursuant
to the Option Agreement, as Amended, is consummated.
BACKGROUND OF OPTION AGREEMENT, AS AMENDED
On January 31, 1997, Sugarmill Woods, a Florida corporation and a
wholly-owned subsidiary of the Company, and L-PGI (collectively the
"Sellers"), entered into an Option Agreement for Sale and Purchase with The
Nature Conservancy, Inc. (the "Conservancy"), for the sale and purchase of
the Property, which consists of approximately of 5,240 acres of certain
undeveloped real estate located in Citrus County and Hernando County,
Florida, of which approximately 4,890 acres are owned by the Company and 350
acres are owned by L-PGI. The Option Agreement for Sale and Purchase was
amended on August 28, 1997. The amendment extended to September 30, 1997,
the date by which approval by the Shareholders of the
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<PAGE> 12
Preliminary Proxy Statement
Dated September 17, 1997
agreement as so amended must be obtained. The Option Agreement for Sale and
Purchase as amended is referred to hereinafter as the "Option Agreement, as
Amended."
Negotiations regarding the agreement began in January 1996 after the
Conservancy first contacted the Company in March 1994 about its interest in
acquiring real estate. The Conservancy is a not-for-profit corporation
organized under the laws of the District of Columbia which is structured to
qualify as a tax exempt entity pursuant to Section 501(c)(3) of the Internal
Revenue Code of 1986, as amended. The business address of the Conservancy is
222 S. Westmonte Drive, Suite 300, Altamonte Springs, Florida 32713. The
Conservancy acts as an intermediary for states and currently is sponsoring a
conservation project for Florida's Conservation and Recreation Land Program.
The Company has been informed that the Conservancy and the State of
Florida are interested in obtaining the Property, which is mostly an upland
sand dune area, in order to preserve the land and to protect the wildlife
thereon. In addition, the Company has been advised that the Florida
Department of Forestry is contemplating incorporating the Property into the
adjacent Withlacoochee State Forest.
SUMMARY OF THE OPTION AGREEMENT, AS AMENDED
This summary of the Option Agreement, as Amended is qualified in its
entirety by reference to the Option Agreement for Sale and Purchase as
amended by Amendment No. 1 thereto which is attached to this Proxy Statement
as Appendix A.
The Option Agreement, as Amended, grants to the Conservancy the right
and option to purchase from the Company's wholly-owned subsidiary, Sugarmill
Woods, and from L-PGI, approximately 5,240 acres<F1> of undeveloped real estate
located in Citrus County and Hernando County, Florida. Exercise of the
option and the purchase of the Property is subject to the approval by the
Board of Governors of the Conservancy. The Conservancy may assign its rights
under the Option Agreement, as Amended, to the Board of Trustees (the
"Trustees") of the Internal Improvement Trust Fund of the State of Florida,
in which case the aforementioned approval would be required by the Trustees.
The obligations of the Company and L-PGI under the Option Agreement, as
Amended, are subject to the approval of the holders of the Voting Capital
Stock which must be obtained by September 30, 1997. See "-- Shareholder
Approval"
[FN]
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<F1> The number of acres comprising the Property as set forth in this
Proxy Statement is an approximation only. Under the terms of the Option
Agreement, as Amended, the Seller is obligated to furnish a boundary survey
and based upon the results of that survey, the number of acres being sold may
be increased or decreased.
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<PAGE> 13
Preliminary Proxy Statement
Dated September 17, 1997
for a discussion of the Company's plans if the Annual Meeting cannot be held
until after September 30, 1997.
For the purposes of this subsection only, the Company and L-PGI are
sometimes referred to collectively as the "Seller" and the Conservancy and
its permitted assigns are sometimes referred to as the "Purchaser".
Under the terms of the Option Agreement, as Amended, the exercise price
for the real estate to be purchased is $14,759,335 (the "Exercise Price"),
subject to certain adjustments. The exercise price is based on the
approximately 5,240 acres comprising the Property, multiplied by the price
per acre set forth in the Option Agreement, as Amended, of $2816.43 (the "Per
Acre Price"). Because the number of acres used in this Proxy Statement to
describe the size of the Property is an approximation only, the exercise
price may be more or less than $14,759,335 after the pre-closing survey
required by the Option Agreement, as Amended and described below, is
completed.
A Florida statute limits the per acre price which the Purchaser may pay
for the Property to the maximum amount per acre to be determined by the
Division of State Lands of the Florida Department of Environmental Protection
(the "DSL"). The determination is to be made based upon a boundary survey of
the Property by a professional surveyor and mapper licensed by the State of
Florida which shall be certified to the Purchaser within 90 days of any
closing of the sale of the Property. If the survey uncovers title defects
which result in the maximum amount per acre as determined by the DSL being
less than the Per Acre Price, the aforementioned statute could result in a
required downward adjustment (the "DSL Adjustment") to the Exercise Price.
However, the Option Agreement, as Amended, provides that if the DSL
Adjustment results in a decrease of more than $100,000, the Company and L-PGI
may terminate their obligations thereunder. The Option Agreement, as
Amended, does not provide for an increase in the Exercise Price if the
maximum amount per acre as determined by the DSL is higher than the Per Acre
Price. The Purchaser is obligated to reimburse the Seller for up to the
lesser of one-half of the cost of the survey or $29,985.
Under the Option Agreement, as Amended, the Seller is obligated to
furnish and pay for a Phase I environmental site assessment of the Property
(the "Phase I") at least 15 days prior to the expiration date of the option.
If recommended in the Phase I, the Seller is obligated to furnish the
Purchaser with a Phase II environmental site assessment (the "Phase II")
provided that if the cost of the Phase II shall exceed $20,000, the Seller
may terminate the Agreement. If either the Phase I or the Phase II uncover
the presence of hazardous materials on the Property, the Seller is obligated
to commence a clean-up, provided that if the estimated cost of a clean-up
should exceed $100,000, the Seller may elect to terminate the Option
Agreement, as Amended. The Seller would be obligated to pay for all clean-up
costs of hazardous materials discovered
-10-
<PAGE> 14
Preliminary Proxy Statement
Dated September 17, 1997
on the Property after closing. The Phase I has been commissioned, but the
Company has not yet been furnished with the results.
The Seller is obligated to furnish the Purchaser with a marketable title
insurance commitment within 45 days after the Purchaser's approval of the
Option Agreement, as Amended, to be followed by a standard owner's marketable
title insurance policy in the amount of the final purchase price. The Seller
also agrees to cure all defects of title unacceptable to the Purchaser
provided that the Seller may elect to terminate the Option Agreement, as
Amended, if the cost to cure or remove such defects exceeds $100,000. If the
Seller is unable to remove any defects within the time allowed, the Exercise
Price may be further adjusted as agreed between the parties, the Purchaser
can take the Property with the defects or the Option Agreement, as Amended,
may be terminated.
Under the Option Agreement, as Amended, the Seller is required, on or
before any closing, to cause applicable governmental authorities to release
the Property from all plat restrictions and to take all actions necessary to
allow the title insurer to delete all exceptions pertaining to the Sugarmill
Woods portion of the Property. If the Seller is unable, through no fault of
its own, to satisfy this closing condition, the Purchaser's remedies are
limited to reducing the exercise price based on the final DSL approved survey
by $100,000, decreasing the exercise price as mutually agreed by the parties,
or terminating the Option Agreement, as Amended. Additionally, the Seller is
required to cause the applicable governmental authority to release approximately
76 acres of the Property from the requirement under the plat governing it that
those acres be used as a park. If the Seller is unable, through no fault of its
own, to satisfy this closing condition, the Purchaser's remedies are limited to
decreasing the exercise price by $50,000. The exercise price reductions based
upon the potential DSL Adjustment, the potential reduction due to the Seller's
failure to satisfy the closing conditions described in this paragraph and any
potential reduction based upon the Seller's inability to cure any title defects,
is limited to a total exercise price adjustment of $100,000.
The Seller will be responsible for payment of all documentary revenue
stamp taxes, all other taxes associated with the conveyance, the cost of
recording the deed for the Property and the costs of all other required
recordings. All other expenses, including attorneys fees, are to be paid by
the party incurring them. All real estate taxes and assessments shall be
prorated between the Seller and the Purchaser up to the date of closing
unless the Option Agreement, as Amended, is assigned to the State of Florida
and then such taxes and assessments shall be paid by Seller at closing.
Under Florida law and the regulations of the Florida Division of Land
Sales, Condominiums and Mobile Homes (the "Florida Division"), the Company, as a
division registrant, is required to submit the proposed sale to the Florida
Division for its review and approval. The Company provided the Florida Division
with information and supporting documentation on April 8, 1997, but
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<PAGE> 15
Preliminary Proxy Statement
Dated September 17, 1997
there can be no assurance that the approval of the Division will be obtained or
obtained in a timely manner.
The Option Agreement, as Amended, provides that the option may be
exercised during the period beginning with Purchaser's approval of the Option
Agreement, as Amended, and ending 120 days after the Trustees' approval of it
(the "Option Expiration Date") unless extended by other provisions of the
Option Agreement as Amended, if it is assigned to the Trustees. If the
Option Agreement, as Amended, is not approved by the Trustees on or before
December 31, 1997, or if it is not assigned to the Trustees, then the option
shall expire December 31, 1997, unless extended by other provisions of the
Option Agreement, as Amended. If the Purchaser does not have the funds to
pay the exercise price by the expiration date, the exercise period may be
extended until such funds become available, not to exceed 60 days after the
Option Expiration Date, by written notice to Seller.
Closing shall take place 15 days after the Purchaser exercises the
option unless defects in the marketability of title exist or other necessary
actions have not been taken by Seller.
REASONS FOR BULK SALE OF PROPERTY
The Company discontinued most of its normal operations in 1994 to focus
on the disposition in bulk of its undeveloped, platted, residential real
estate. The plan in doing so was to reduce its debt obligations and to
improve its financial condition to eventually allow it to resume normal
operations and develop its currently undeveloped commercial real estate or to
sell the remainder in bulk and to thereafter use the proceeds to continue
operations, but perhaps in another venue. The potential sale to the
Conservancy is an integral part of that plan.
As stated above under "-- PGIP", although the First Mortgage
Indebtedness is currently in default, PGIP has agreed to forego foreclosure
if the Company implements a satisfactory program of land sales such that a
portion of the proceeds of such sales satisfactory in amount to PGIP, is used
to repay the First Mortgage Indebtedness. PGIP has informed the Company that
it would be willing to release its first mortgage on the Property owned by
the Company to allow it to be sold in bulk to the Conservancy provided that
the proceeds of such a sale are used to repay all or a major portion of the
First Mortgage Indebtedness. PGIP has informed the Company that if the
Shareholders do not approve the proposed sale of the Property, PGIP will
likely be forced to foreclose on the Property to satisfy the Company's
indebtedness to it.
The Company has concluded that it does not have any other reasonable
prospects to prevent foreclosure. Further, the Company does not view the
proposed sale of the Property to the Conservancy as a distress sale with
regard to the Exercise Price and terms but, rather, the Exercise Price
represents a fair price for the Property. The Company believes that the
Option Agreement, as Amended, and potential sale represents the Company's
best opportunity to obtain
-12-
<PAGE> 16
Preliminary Proxy Statement
Dated September 17, 1997
the liquidity necessary immediately to meet certain of its other financial
obligations and is consistent with the plan described in the first paragraph of
this subsection.
Further, the Company has concluded that selling the Property in bulk to
the Conservancy will provide the Shareholders greater value than continuing
to attempt to sell the Property to another real estate developer. It
believes that any real estate developer with the experience and financial
resources necessary to purchase the Property will continue to be uninterested
in purchasing the Property, recognizing that it would undoubtedly encounter
the same problems in attempting to develop, plat, and resell the Property
that the Company did. Further serving to depress the value of the Property
to a real estate developer would be its recognition that the cost to acquire
the Property from the Company and to upgrade it would probably be much
greater than the cost to purchase existing improved property. Such
developers know that there are thousands of other individual lots and many
developments of bulk sale lots in the same general vicinity as the Property
that are available at reasonable prices. These properties are included in
both golf and non-golf communities.
In addition, it is likely a developer would experience difficulty in
obtaining financing to purchase the Property from the Company, given the
problems past creditors of the Company experienced. Finally, there are
certain impediments facing developers of undeveloped real estate such as the
Property that makes it unattractive. Among these impediments are compliance
with environmental and conservation laws. In the final analysis, the Company
has concluded that a bulk sale is its only viable alternative.
EXERCISE PRICE CONSIDERATIONS
The Exercise Price is based on two appraisals which are only available
to the Conservancy and the State of Florida at this time. The Company has
been orally assured by the Conservancy however, that the Exercise Price
represents no less than 90% of the value of the Property as contained in the
appraisals. In addition to the privileged appraisals received by the
Conservancy and the State of Florida, L-PGI received an appraisal dated April
30, 1997 from Lee Pallardy, Inc., an unaffiliated entity, which supports a
value of $3,750 per acre for the 350 acres which it owns, based on its
frontage on Highway 98. L-PGI will be allocated that amount per acre or an
aggregate $1,312,500 for the 350 acres being sold by it, such that
approximately $13,446,835 of the Exercise Price is allocated to the 4,890
acres of the Property being sold by the Company. The Company believes the
appraised per acre value of the 350 acres being sold by L-PGI is greater than
that being sold by the Company because of several factors, including the
proximity of the 350 acres to other developments, and their amenities, and
because such acres front on Highway 98.
In September 1995, PGIP contracted for an update to an appraisal
conducted seven years ago on the bulk acreage owned by the Company and of
which the Property is a part. Such
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<PAGE> 17
Preliminary Proxy Statement
Dated September 17, 1997
updated appraisal reflected a value of approximately $4,855 per acre. In 1992,
a predecessor of First Union, the Company's former primary bank lender, obtained
an appraisal reflecting a value of approximately $2,930 per acre, and PGIP
obtained another appraisal in September 1995, which reflected a value of
approximately $2,500 per acre.
The Company acknowledges that the updated September 1995 appraisal
described in the immediately preceding paragraph reflected a higher value
than the appraised value used to determine the Exercise Price for the
Property. The Company is of the opinion, however, that the more recent
appraisals, particularly those obtained by the Conservancy and the State of
Florida, reflect a more accurate valuation of the Property, for the reasons
set forth in the preceding paragraphs and because the Property has been
unsuccessfully marketed locally and nationally for several years.
Pragmatically, the Company is of the view that appraisals aside, the
Option Agreement, as Amended, is the only viable offer the Company has
received or is likely to receive on the Property. The Exercise Price
represents the best prospect the Company has had to date to sell the Property
and to obtain a measure of liquidity required to reduce its indebtedness,
particularly the First Mortgage Indebtedness.
USE OF PROCEEDS
If the Option Agreement, as Amended, is approved by the Shareholders and
the sale of the Property to the Conservancy is consummated, and assuming that
PGIP, the holder of the Company's First Mortgage Indebtedness, approves the
offer of the Company described in the next paragraph, the Company intends to
apply the net proceeds of the sale to retire all but $1 million dollars (the
"Restricted Proceeds") of the First Mortgage Indebtedness. The purpose of
the Restricted Proceeds is to leave the Company with funds sufficient to meet
operating expenses and its other obligations in order to maintain its
existence.
To induce PGIP to release its entire first mortgage on the Property, the
Company has offered to grant a substitute first mortgage to PGIP on the
approximately 370 acres of real estate the Company will own after the sale to
the Conservancy is consummated (the "Retained Acreage"). As further
inducement, the Company has offered to the managers of PGIP control of the
Restricted Proceeds such that Messrs. Love, Schiffer and LSHC, who are the
managers of PGIP, would make it available to the Company based on their
business judgment. Messrs. Love, Schiffer and LSHC have indicated that they
will present the offer to all the members of PGIP for approval.
In addition to the First Mortgage Indebtedness, the portion of the
Property to be sold by the Company is also encumbered by a second mortgage in
favor of Love-1989 Florida Partners, L.P. ("Love-1989") securing the
indebtedness owed to Love-1989 represented by subordinated
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<PAGE> 18
Preliminary Proxy Statement
Dated September 17, 1997
debentures issued by the Company (the "Debentures"). See "Certain Relationships
and Related Transactions" for an expanded discussion of the Debentures and the
relationship of Messrs. Love and Schiffer with Love-1989." To induce Love-1989
to release its second mortgage on the Property, the Company will grant to it a
substitute second mortgage on the Retained Acreage, behind PGIP. However,
because the Retained Acreage is approximately 280 acres less than the acreage
which originally secured the Debentures, the Company has also agreed to grant an
interest behind PGIP in the Restricted Proceeds which will be under the control
of PGIP. See "Prospects for the Retained Acreage."
Approximately $700,000 of the proceeds of the contemplated sale to the
Conservancy will be used to establish an escrow in favor of the Florida
Division. This escrow is required as consideration for the release by the
Florida Division of a mortgage granted to it on a portion of the Property the
Company intends to sell to the Conservancy which it was originally compelled
to grant in favor of the Florida Division to assure completion of certain
roads on property developed by the Company. See "Certain Relationships and
Related Transactions."
The remaining proceeds shall be used to pay the real estate taxes
(including interest and penalties) on the Property ($783,000 at September 30,
1997) with the balance to be applied to the expenses incurred in connection
with the contemplated sale, legal and accounting fees and payment of a
judgment against the Company, as set out in the table below.
Assuming the amount of the gross proceeds from the sale of the Property
is approximately $14,759,335 and a sale closing date of September 30, 1997,
the use of proceeds is set forth in tabular form below. As stated under "--
Summary of the Option Agreement, as Amended," the Exercise Price of
$14,759,335 is based upon the approximately 5,240 acres comprising the
Property, multiplied by the price per acre set forth in the Option Agreement,
as Amended. The actual number of acres may be different after the
pre-closing survey required by the Option Agreement, as Amended. The
Exercise Price may also be decreased if the Per Acre Price is decreased
pursuant to the determination of the DSL or for any of the other reasons set
forth under "-- Summary of the Option Agreement, as Amended."
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<PAGE> 19
Preliminary Proxy Statement
Dated September 17, 1997
<TABLE>
<CAPTION>
DESCRIPTION 9/30/97 AMOUNT
----------- --------------
<S> <C>
Gross Sale Proceeds of 5,240 Acres $14,759,335
Amount Allocable to 350 Acres (1,312,500)
Owned by LPGI
Expenses of Sale (450,000)
Delinquent Taxes, Penalties and Interest (783,000)
Accrued Tax Adjustment for 1997 (150,000)
Legal Fees Relating to Property (130,000)
and Sale Thereof -----------
Net Proceeds of Sale of Land to PGI $11,933,835
First Mortgage Principal ($7,343,000 (6,343,515)
less: $1.0m remaining)
First Mortgage Interest (3,197,433)
-----------
Subtotal 2,392,887
Funds Required for Escrow to State (700,000)
of Florida
Judgment (115,339)
-----------
Net Proceeds to be Held in Escrow by $ 1,577,548
PGIP for Contingencies, Expenses Related to ===========
Carrying Retained Acreage Until Sold and Other
Corporate Purposes of PGI, All Subject to
Approval of PGIP
</TABLE>
Pursuant to PGIP's operating Agreement, all proceeds received from
repayment of the First Mortgage Indebtedness are to be distributed to its
members. Based on the proceeds allocated as set forth above, LSHC, which
holds 72% of the PGIP limited liability company interests, would have
"profited" by approximately $3,080,000. Because Messrs. Love and Schiffer
own 52% of LSHC, they would be deemed to have "profited" by approximately
$1,061,000, which is 52% of the amount by which LSHC's prorata portion of the
distribution from PGIP exceeds the amount LSHC paid for its PGIP interests.
Messrs. Love and Schiffer believe that the use of proceeds from the proposed
sale to the Conservancy as set forth above will be in the best interests of
the unaffiliated holders of the Company's Common Stock because such use
repays a significant amount of Company indebtedness to creditors of the
Company who have priority in the assets of the Company ahead of the holders
of the Company's Common Stock.
-16-
<PAGE> 20
Preliminary Proxy Statement
Dated September 17, 1997
PROSPECTS FOR THE RETAINED ACREAGE
If the proposed sale of the Property occurs, the Company's remaining
assets will consist primarily of the Retained Acreage. The Company intends to
decide after the proposed sale whether it will pursue the development and sale
of the Retained Acreage in accordance with its core business plan or whether it
will attempt to sell the Retained Acreage in bulk. That decision will depend, in
part, on whether the Company believes it can generate more revenue by developing
and selling individual lots or by selling in bulk.
The Company believes that the Retained Acreage may in the future prove
to be of greater value than the Property because the Retained Acreage's ratio
of acreage to frontage on the proposed Suncoast Expressway is greater than
the Property's ratio and because of the proximity of the Retained Acreage to
the proposed Suncoast Expressway and to the planned interchange between the
Suncoast Expressway and Highway 98. The Company fully recognizes that
completion of the Suncoast Expressway, if it ever occurs, is still more than
five years away, and that any information or projections of enhanced values
are purely speculative.
SHAREHOLDER APPROVAL
The Company is seeking Shareholder approval of the Option Agreement, as
Amended, because the agreement requires such approval. The Company does not
believe that shareholder approval of the Option Agreement, as Amended, is
required by Florida law. Florida law does not require shareholder approval
of the sale of all or substantially all of the assets of a company when such
sale is in the usual and regular course of the company's business. The
Company believes that the proposed sale is in the usual and regular course of
its business. The sale of an undeveloped platted tract of land to a single
purchaser pursuant to the Option Agreement, as Amended, is consistent with
the Company's purpose of acquiring, owning, selling and conveying real
property and has the same goal and effect as the Company's historical bulk
sales and sales of homes and homesites to residential purchasers. Further,
although the proposed sale does involve a large percentage of the Company's
assets, such sale will not deprive the Company of its corporate purpose and
the Company will retain the valuable Retained Acreage.
The Company intends to hold the Annual Meeting by September 30, 1997
because it is a condition of the Option Agreement, as Amended, that approval
of the Shareholders be obtained by that date. If the Annual Meeting cannot
be held by that date, the Company intends nevertheless to submit Proposal
Three to the vote of the Shareholders at the Annual Meeting regardless of
when it is held. It is possible that in seeking another amendment to the
Option Agreement, as Amended to further extend the Shareholder approval date
requirement, the Company will have to agree to other changes to the Option
Agreement, as Amended. As stated above, however, the Company does not
believe that the Florida Act requires that Proposal Three
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<PAGE> 21
Preliminary Proxy Statement
Dated September 17, 1997
be approved by the Shareholders; Shareholder approval is only being sought
because the Option Agreement, as Amended requires it. Accordingly, a vote in
favor of Proposal Three will be deemed to be a vote in favor of the Option
Agreement, as Amended, as it may be further amended to, among other things,
extend the date by which Shareholder approval must be obtained, unless such
future amendments result in material changes to the Option Agreement, as
Amended.
VOTING
The shareholder vote required to approve Proposal Three depends upon
whether Proposal Two is passed. Assuming Proposal Two is passed, the Company
may adjourn the Annual Meeting until such time as the amendment to the
Articles of Incorporation has been filed with the Florida Secretary of State
and becomes effective.
If Proposal Two is approved and the meeting is adjourned for the purpose
described above, the Florida Act will govern the shareholder vote required to
approve Proposal Three. Section 607.0725(3) of the Florida Act provides that
in all matters submitted to shareholder vote other than the election of
directors, passage requires that the number of votes cast in favor of the
proposal exceeds the number of votes cast against it, unless the articles of
incorporation or the Florida Act requires a greater number of affirmative
votes. Abstentions and broker non-votes, because they are not voted, will
have no impact on the vote on Proposal Three.<F2>
If Proposal Two is not approved, passage of Proposal Three is dependant
upon the affirmative vote of at least 66-2/3% of the total issued and
outstanding Common Stock and Preferred Stock voting as a class. Abstentions
and broker non-votes would have the effect of votes cast against Proposal
Three.
L-PGI has informed the Board of its intent to vote its shares of
Preferred Stock and Common Stock in favor of Proposal Three. The Board
recommends that the holders of the Common Stock also approve the Option
Agreement, as Amended, the related sale of the Property and the Company's
intended use of the proceeds from the sale, by voting FOR Proposal Three.
[FN]
- ---------------
<F2> Section 607.1205(5) of the Florida Act pertains to the sale of
all or substantially all of the assets of a corporation "otherwise than in
the usual and regular course of business" and requires the approval of a
majority of all the votes entitled to be cast on the transaction. The Company
does not believe that Section 607.1205(5) is applicable to the sale of the
Property for the reasons set forth in "Proposal Three: Option Agreement for
Sale and Purchase--Shareholder Approval." Nevertheless, if it were held to
apply, abstentions and broker non-votes would have the effect of a vote
against Proposal Three.
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<PAGE> 22
Preliminary Proxy Statement
Dated September 17, 1997
INCORPORATION OF FINANCIAL STATEMENTS BY REFERENCE
Financial Statements for the Company's two most recent fiscal years
ended December 31, 1996, and for the six month period ended June 30, 1997 are
incorporated by reference from the Company's Form 10-KSB for the years ended
December 31, 1996, as amended by Form 10-KSB/A-1, and Form 10-QSB for the
quarter ended June 30, 1997, respectively.
Appendix C sets forth the unaudited pro forma balance sheet and
statement of earnings of the Company giving effect to the consummation of the
proposed sale of the Property as if the closing were as of June 30, 1997 and
assuming the use of proceeds as described herein.
DISSENTERS' RIGHTS
Because the Company does not believe that the proposed transaction
involves a sale of all or substantially all of the Company's assets "other
than in the usual and regular course of its business," the Company does not
believe that Shareholders are entitled to dissenters' rights under Florida
law in connection with the Proposal Three. The Company is providing the
following discussion of dissenters' rights to allow Shareholders to protect
their rights in the event the proposed transaction represented by Proposal
Three is determined to involve a sale of all or substantially all of the
Company's assets other than in the usual and regular course of its business.
A copy of the relevant sections of the Florida Act regarding dissenters'
rights, which sets forth the procedures that must be followed to exercise the
right to dissent, is included as Appendix B to this Proxy Statement.
THE FOLLOWING DISCUSSION REPRESENTS ONLY A SUMMARY OF THE FLORIDA STATUTES
REGARDING THE RIGHTS OF DISSENTING SHAREHOLDERS AND DOES NOT PURPORT TO BE
COMPLETE. THE PRESERVATION AND EXERCISE OF DISSENTERS' RIGHTS ARE
CONDITIONED ON STRICT ADHERENCE TO THE APPLICABLE PROVISIONS OF THE ACT
HEREINABOVE REFERRED TO. ANY SHAREHOLDERS WISHING TO EXERCISE SUCH RIGHTS
ARE ENCOURAGED TO REVIEW THE SECTIONS HEREINABOVE REFERRED TO OF THE ACT AND
TO CONSULT WITH THEIR OWN ATTORNEY. NOTHING HEREIN IS NOR SHALL IT BE DEEMED
AN ADMISSION BY THE COMPANY THAT DISSENTERS' RIGHTS APPLY TO ANY OF THE
MATTERS TO BE VOTED ON AT THE ANNUAL MEETING.
Any Shareholder who wishes to attempt to exercise dissenters' rights
must deliver to the Secretary of the Company, before the Annual Meeting,
written notice of his or her intent to demand payment for his or her shares
in the event the proposed transaction is consummated. A Shareholder is only
entitled to exercise dissenters' rights if he or she does not vote in favor
of the proposed transaction. Shareholders are only entitled to exercise
dissenters' rights with respect to shares of Voting Capital Stock owned by
them. A Shareholder may dissent as to less
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<PAGE> 23
Preliminary Proxy Statement
Dated September 17, 1997
than all shares registered in his name. Any such Shareholder who has exercised
dissenters' rights will not be entitled to vote, be entitled to payment of
dividends or distributions or be entitled to exercise any other rights as a
Shareholder with respect to those shares of Voting Capital Stock as to which
dissenters' rights were validly perfected, unless such Shareholder withdraws the
election to exercise dissenters' rights.
All correspondence to the Company should be sent to 212 South Central
Avenue, Suite 100, St. Louis, Missouri 63105, Attention: Andrew S. Love,
Jr., Secretary.
CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS
In order to conserve cash and permit management to concentrate on
achieving a sale of all or a portion of its real estate, in 1994 the Company
moved its administration and accounting offices to the offices of LREC in St.
Louis, Missouri. LREC, a Missouri corporation, is an affiliate of L-PGI, and
is located at 212 South Central Avenue, Suite 100, St. Louis, Missouri 63105.
A fee of $8,350 per month is paid to LREC for the following services:
1. Maintain books of original entry;
2. Prepare quarterly and annual SEC filings;
3. Coordinate the annual audit;
4. Assemble information for tax filing, review reports as
prepared by tax accountants and file same;
5. Track Shareholder records through transfer agent;
6. Maintain policies of insurance against property and liability
exposure;
7. Handle payroll and benefits for Sugarmill location;
8. Handle day-to-day accounting requirements; and
9. Provide telephone and computer services.
Although an amount is paid to LREC as reimbursement for expenses and as
a fee for providing management services to the Company, neither the Company
nor LREC maintain records which would allow them to attribute any portion of
the aforementioned $8,350 per month to reimbursement of particular expenses
or to payment for the management services performed for the Company by
individual employees of LREC, including Messrs. Love and Schiffer.
Effective as of March 25, 1987, the Company entered into the Management
Agreement with LREC. As a consultant to the Company and in addition to the
above services, LREC provides other services including, but not limited to,
strategic planning, marketing and financing as requested by the Company. In
consideration for these consulting services, the Company pays LREC a
quarterly consulting fee of one-tenth of one percent of the book value of the
Company's assets, plus reasonable out-of-pocket expenses. As of December 31,
1996 the book value of the Company's assets was approximately $11.0 million.
Consulting fees totaling $46,000 and
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<PAGE> 24
Preliminary Proxy Statement
Dated September 17, 1997
$49,000 were accrued respectively during 1996 and 1995, of which $10,000 was
paid in 1995. In July 1992 accrued management fees were reduced by $1,042,000
as partial consideration for the conveyance by the Company of 350 acres of real
estate to L-PGI, which conveyance is described in more detail in the paragraph
below describing the Debentures. These 350 acres comprise a portion of the
Property to be sold to the Conservancy pursuant to the Option Agreement, as
Amended.
The Management Agreement will continue in effect until terminated upon
90 days prior written notice by a majority vote of the Company's directors
who have no financial interest in LREC or in any LREC affiliated entity.
Currently all directors have a financial interest in LREC or one of its
affiliates.
Mr. Love receives a nominal salary from LREC. Although Mr. Schiffer
receives a salary from LREC, such salary compensates him for his services to
LREC, which provides consulting services for numerous other entities
affiliated with the Company, and none of the amount earned by LREC under the
Management Agreement is intended to be allocated or attributable to any
officer or employee, including Mr. Schiffer, of LREC. No part of Mr.
Schiffer's annual salary from LREC is directly attributable to the management
services he performs for the Company as an employee of LREC pursuant to the
Management Agreement.
In 1996 and 1995, an affiliate of L-PGI, Love Investment Company, made
uncollateralized loans to the Company, which at December 31, 1996 and 1995
had a total outstanding balance, excluding accrued interest, of $325,000
and$60,000, respectively. Interest charged on these loans was $17,700 and
$300 for 1996 and 1995 respectively.
In September, 1995, the Company sold promissory notes and mortgages with
principal balances of $180,000 to Love Real Estate Company Profit Sharing
Plan (1994), an affiliate company of L-PGI.
In 1989, the Company sold an aggregate $2,282,451 principal amount of
the Debentures in a private placement to Love-1989. The general partner of
Love-1989 is Love Investment Company, which is owned by Mr. Love, Love family
members and trusts, the Estate of Martha Love Symington and Mr. Schiffer.
The above purchase by Love-1989 of the Debentures was funded in part with a
loan from L-PGI. Love-1989 has since repaid the debt to L-PGI in full, in
part by transferring a portion of the Debentures held by Love-1989 to L-PGI.
In July 1992, as partial consideration for the Company's conveyance of 350
acres of property to L-PGI, the Company retired $782,000 in principal amount
of the Debentures held by L-PGI together with $389,000 in accrued interest.
The maturity date on all of the remaining Debentures was extended to July 8,
1997 so that as of the date of this Proxy Statement, the Debentures are in
default.
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<PAGE> 25
Preliminary Proxy Statement
Dated September 17, 1997
The Debentures are in part collateralized by a second mortgage in favor
of Love-1989 on 650 acres of the Property owned by the Company which would be
sold to the Conservancy. The 350 acres transferred to L-PGI as described
above are also included in the Property proposed to be sold under the Option
Agreement, as Amended. The Company intends to grant a second mortgage on the
Retained Acreage to induce Love-1989 to release its second mortgage on the
650 acres of the Property to be sold to the Conservancy and to grant an
interest behind PGIP in the Restricted Proceeds which will be under the
control of PGIP.
As of December 31, 1996, Love-1989 held $796,950 principal amount of the
Debentures with respect to which there was at that date accrued and unpaid
interest in the amount of $1,399,397. In 1990, $703,050 principal amount of
the Debentures were transferred by Love-1989 to one of its (now former)
limited partners. That former limited partner continues to hold such
Debentures and as of December 31, 1996 there was accrued and unpaid interest
with respect thereto in the amount of $1,204,277.
In 1985, a corporation owned by Alfred M. Johns, the former Chairman of
the Company, and his family made an uncollateralized loan to the Company
which at December 31, 1996 had an outstanding balance, excluding accrued
interest, of $176,000. Besides being a direct owner of Common and Preferred
Stock, Mr. Johns has no other direct or indirect affiliations with the
Company.
For the past several years, First Union, the Company's former primary
bank lender, had been threatening to foreclose on substantially all of the
Company's real estate. This would have forced a liquidation of the Company.
To prevent foreclosure, Messrs. Love and Schiffer, who control a large
portion of the Voting Capital Stock through their affiliation with L-PGI and
who are the Company's only directors and executive officers, formed PGIP in
August 1995 to purchase the Company's First Mortgage Indebtedness and to
accept the assignment from First Union of the first mortgage securing
repayment of the First Mortgage Indebtedness.
On March 28, 1996, First Union assigned to PGIP all of its right, title
and interest in and to the loan documents (i) evidencing First Union's credit
agreements with the Company and Company's subsidiaries, Sugarmill Woods,
Burnt Store Marina, Inc., and Gulf Coast Credit Corporation, and (ii)
securing such indebtedness with substantially all of the Company's real
estate (the "Loan Documents"). At the time of the assignment, the First
Mortgage Indebtedness was approximately $9,007,000 in principal and accrued
interest.
PGIP purchased the First Mortgage Indebtedness for a total purchase
price of approximately $5,548,000 (the "Purchase Price"), including amounts
paid by PGIP to First Union prior to the closing of the purchase, or
approximately 61.1% of the First Mortgage Indebtedness. The assignment of
the Loan Documents to PGIP was pursuant to the terms and conditions of that
certain Note and Loan Documents Purchase Agreement dated as of October 12,
1995, by and
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<PAGE> 26
Preliminary Proxy Statement
Dated September 17, 1997
between First Union, PGIP, the Company and certain of its subsidiaries, as
amended by letter agreements dated November 10, 1995, December 15, 1995, January
17, 1996 and February 16, 1996 and as further amended by that certain
Modification of Note and Loan Documents Purchase Agreement dated as of March 28,
1996.
PGIP borrowed $3,249,521 of the Purchase Price from First Union (the
"PGIP Notes"). The PGIP Notes bear interest at the prime rate as published
in the Wall Street Journal plus 1% and matured on June 1, 1997. First Union
extended repayment of the PGIP Notes to September 30, 1997. Interest on the
PGIP Notes is payable monthly. As security for payment of its obligations
under the PGIP Notes, PGIP assigned back to First Union all of its right,
title and interest in and to the Loan Documents.
While PGIP was negotiating with First Union regarding the purchase of
the First Mortgage Indebtedness, First Union and the Company entered into a
series of forbearance agreements, so that First Union would not foreclose on
the Company's real estate. As a condition to First Union's execution of the
forbearance agreement, Purchaser paid First Union multiple nonrefundable
forbearance fees totaling $168,000 on December 31, 1995 ($273,000 as of March
28, 1996), which were applied to the purchase price of the Loan Documents.
In addition, upon execution of the Note and Loan Documents Purchase
Agreement, PGIP paid First Union a nonrefundable initial loan purchase
installment of $241,617 (the "Initial Loan Purchase Payment") which was
applied against the Purchase Price which was paid at closing on March 28,
1996. The Initial Loan Purchase Payment paid to First Union was used by
First Union to pay the Company's 1993 property tax owed to Citrus and
Hernando Counties, Florida.
Although First Union would have been willing to accept repayment of a
discounted amount from the Company in exchange for cancellation of the First
Mortgage Indebtedness, the Company was unable to take advantage of this
corporate opportunity because it did not have the liquidity, borrowing power
or ability to sell equity to raise the money necessary to take advantage of
it. That is the reason Messrs. Love and Schiffer formed PGIP to purchase the
First Mortgage Indebtedness.
The largest investor in PGIP is LSHC which holds a 72% interest and is a
manager of PGIP. Messrs. Andrew S. Love, Jr. and Laurence A. Schiffer own
approximately 52% of all the issued and outstanding voting stock of LSHC and
serve as the directors and officers of LSHC. Messrs. Love, Schiffer and LSHC
are the managers of PGIP.
As the purchaser of the Loan Documents, PGIP has a first mortgage on
the part of the Property owned by the Company and proposed to be sold to The
Nature Conservancy. PGIP accepted assignment of the Loan Documents, which
were in default and with respect to which the maturity of the First Mortgage
Indebtedness had been accelerated. The Company has been advised by PGIP that
it will be the policy of PGIP not to proceed with collection of the principal
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<PAGE> 27
Preliminary Proxy Statement
Dated September 17, 1997
and interest evidenced and secured by the Loan Documents so long as the
Company pursues satisfactory efforts to market and sell the property. PGIP's
policy, but not its contractual obligation, will be to facilitate sales of
the property by agreeing to the release of property to be sold from the lien
of the Loan Documents against payments of the net sale proceeds therefrom,
after all expenses, closing costs and the like incurred by the Company in
connection with any such sale, in a manner to be agreed upon by PGIP and the
Company. The bulk sale of the Property to the Conservancy is an integral
part of the plan by which the Company intends to repay PGIP.
Pursuant to PGIP's operating agreement, all proceeds received from
repayment of the First Mortgage Indebtedness are to be distributed to its
members prorata with the percent of PGIP interests each owns. Because LSHC
owns 72% of the PGIP interests, it will be entitled to 72% of any
distributions PGIP makes to its members from proceeds of the sale to the
Conservancy received from the Company. Because Messrs. Love and Schiffer own
52% of LSHC, they would be deemed to have "profited" by 52% of the amount by
which LSHC's prorata portion of the distribution from PGIP exceeds the amount
LSHC paid for its PGIP interests. See "-- Use of Proceeds". Messrs. Love
and Schiffer believe that the use of proceeds from the proposed sale to the
Conservancy as set forth above will be in the best interests of the
unaffiliated holders of the Company's Common Stock because such use repays a
significant amount of Company indebtedness to creditors of the Company who
have priority in the assets of the Company ahead of the holders of the
Company's Common Stock.
The Company believes that the foregoing transactions were on terms
comparable to those which would have been obtained from unaffiliated persons.
INDEPENDENT PUBLIC ACCOUNTANTS
The Company is presently utilizing the services of BDO Seidman, LLP, the
Company's independent auditor for the last three years, and the Company
anticipates that BDO Seidman, LLP will be the auditor for the current fiscal
year. Representatives of BDO Seidman, LLP will be present at the Annual
Meeting and will be available to make a statement and respond to appropriate
questions.
SHAREHOLDERS' PROPOSALS
Any Shareholder proposals intended to be presented at the 1998 Annual
Meeting must be received by the Company at its principal executive offices
no later than , 1998 in order to be considered for
------------------
inclusion in the Proxy Statement.
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<PAGE> 28
Preliminary Proxy Statement
Dated September 17, 1997
OTHER MATTERS
As stated elsewhere herein, the Board knows of no other matters to be
presented for consideration at the Annual Meeting by the Board or by
Shareholders who have requested inclusion of proposals in the Proxy
Statement. If any other matters shall properly come before the meeting, the
persons named in the accompanying form of proxy intend to vote on such
matters in accordance with their best judgment.
The cost of preparing and mailing this Proxy Statement and the
accompanying materials and the cost of any supplementary solicitations will
be borne by the Company. In addition to the use of the mails, proxies may be
solicited personally or by telephone or facsimile, by regular employees of
the Company, without additional compensation. Brokerage firms, banks,
nominees and others will be requested to forward proxy materials to the
beneficial owners of the Common Stock and Preferred Stock held by them of
record, and the Company will reimburse them for their reasonable
out-of-pocket and clerical expenses.
, 1997
- -------------- --
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<PAGE> 29
PRELIMINARY PROXY
Dated September 17, 1997
PGI INCORPORATED
PROXY SOLICITED ON BEHALF OF THE BOARD OF DIRECTORS
FOR ANNUAL MEETING OF SHAREHOLDERS ON SEPTEMBER 30, 1997
The undersigned hereby appoints Andrew S. Love, Jr. and Laurence
A.Schiffer, and each of them, with power of substitution, as proxies of the
undersigned, to attend the Annual Meeting of Shareholders of PGI
Incorporated, to be held at the -------------------------------------
- -------------------------------------, on Tuesday, September 30, 1997, at
- ----a.m. local time, and all adjournments thereof, and there to vote, as
indicated below, the shares of Common Stock of PGI Incorporated which the
undersigned is entitled to vote with all the powers the undersigned would
possess if present at the meeting.
1) ELECTION OF DIRECTORS / / FOR all nominees / / WITHHOLD AUTHORITY to vote
(except as marked for all nominees listed below
to the contrary
below)
Andrew S. Love, Jr. Laurence A. Schiffer
(INSTRUCTION: TO WITHHOLD AUTHORITY TO VOTE FOR ANY INDIVIDUAL
NOMINEE, WRITE THAT NOMINEE'S NAME IN THE SPACE PROVIDED BELOW.)
- --------------------------------------------------------------------------------
2) To consider and act upon a proposal to rescind Article XII of the
Articles of Incorporation.
/ / FOR / / AGAINST / / ABSTAIN
3) To consider and act upon a proposal to approve the Option Agreement For
Sale and Purchase as Amended and the intended use of proceeds from the
sale.
/ / FOR / / AGAINST / / ABSTAIN
4) In their discretion, the proxies are authorized to vote the shares of
the undersigned for any nominee other than nominees with respect to whom
authority to vote has been withheld, and to vote upon such other
business as may properly come before the meeting and all adjournments
thereof. This proxy, when properly executed, will be voted in the manner
directed herein by the undersigned shareholder.
IF NO DIRECTION IS MADE, THE PROXY WILL BE FOR THE ELECTION OF THE
ABOVE NOMINEES AS DIRECTORS,
AND FOR PROPOSAL TWO AND FOR PROPOSAL THREE.
Please date and sign on the reverse side and mail promptly in
the enclosed envelope.
- --------------------------------------------------------------------------------
THIS PROXY IS SOLICITED ON BEHALF OF THE BOARD OF DIRECTORS
The undersigned hereby revokes all proxies heretofore given by the
undersigned for said meeting. This proxy may be revoked prior to its
exercise.
Dated: , 1997
--------------------------------
---------------------------------------------
Signature
---------------------------------------------
Signature
Note: Please sign exactly as your name or names
appear hereon. When signing as Attorney,
Executor, Trustee, Guardian, or Officer of a
corporation, please give title as such. For
joint accounts, all named holders should sign.
PLEASE MARK, SIGN, DATE, AND PROMPTLY RETURN THIS PROXY CARD IN
THE ENCLOSED ENVELOPE.
NO POSTAGE IS REQUIRED IF MAILED IN THE UNITED STATES
<PAGE> 30
APPENDIX A
OPTION AGREEMENT FOR SALE AND PURCHASE
THIS AGREEMENT is made this 31st day of January, 1997, between Sugarmill
Woods, Inc., a Florida corporation, and LOVE-PGI Partners, L.P., a Missouri
limited partnership whose address is 212 South Central, Suite 100, St. Louis,
MO 63105-3506, collectively referred to as "Seller" and The Nature
Conservancy, a non-profit District of Columbia corporation, qualified as a
public charity pursuant to Section 501(c)(3) of the Internal Revenue Code of
1986, as amended (the "Code"), and authorized to transact business in the
State of Florida as The Nature Conservancy, Inc., whose address is 222 S.
Westmonte Drive, Suite 300, Altamonte Springs, FL 32714, and its successors
and assigns as "Purchaser."
1. GRANT OF OPTION. Seller hereby grants to Purchaser and its
---------------
successors and assigns the exclusive option to purchase the real property
located in Citrus and Hernando counties, Florida, described in Exhibit "A",
together with all improvements, easements and appurtenances and riparian and
littoral rights, if any (the "Property"), in accordance with the provisions
of this Agreement. The legal description of the Property described in Exhibit
"A" may be modified prior to closing to match the final DSL-approved legal
description of the Property. This Agreement becomes legally binding on Seller
upon Seller's execution of the Agreement, but exercise of the option is
subject to approval by the Board of Governors of the Purchaser and/or by the
Board of Trustees of the Internal Improvement Trust Fund of the State of
Florida (the "Trustees"), whose address is Florida Department of
Environmental Protection, Division of State Lands, 3900 Commonwealth Blvd.,
Mail Station 115, Tallahassee, Florida 32399, if this option is assigned to
the Trustees, and is effective only if Purchaser gives written notice of
exercise to Seller. If this option is assigned to the Trustees, the Trustees'
agent in all matters shall be the Division of State Lands of the Florida
Department of Environmental Protection ("DSL").
2. OPTION TERMS. The option payment is $100.00 ("Option
------------
Payment"), the receipt and sufficiency of which is hereby acknowledged by
Seller. The option may be exercised during the period beginning with Purchaser's
approval of this Agreement and ending 120 days after Trustees' approval of this
Agreement ("Option Expiration Date"), unless extended by other provisions of
this Agreement, if this Agreement is assigned to the Trustees. If this
Agreement is not approved by the Trustees on or before May 28, 1997, or if
the Agreement is not assigned to the Trustees, then the Option Expiration
Date shall be May 28, 1997, unless extended by other provisions of this
Agreement. In the event Purchaser's funds in the amount of the Purchase Price
(as hereinafter defined in paragraph 3.A.) are not available by the Option
Expiration Date the period of exercise of the option may be extended until
such funds become available, not to exceed 60 days after the Option
Expiration Date, by written notice to Seller.
3.A. PURCHASE PRICE. The purchase price ("Purchase Price") for the
--------------
Property is Fourteen Million Seven Hundred Fifty-Nine Thousand Three Hundred
Thirty-Five Dollars ($14,759,335.00) which, after reduction by the amount of
the Option Payment, will be paid in cash (or, if this option is assigned to
the Trustees in accordance with paragraph 20., by state warrant) at closing
to Seller or Seller's designated agent who meets the requirements of Section
259.041(17), Florida Statutes. The Purchase Price is subject to adjustment in
accordance with paragraph 3.B. This Agreement is contingent upon approval of
the Purchase Price by Purchaser and upon confirmation that the final Purchase
Price is not in excess of the maximum value of the Property as determined in
accordance with Section 259.041(7), Florida Statutes ("DSL Approved Value").
The determination of the final DSL Approved Value and the final Purchase
Price can only be made after the completion and DSL's approval of the survey
required in paragraph 5.
3.B. ADJUSTMENT OF PURCHASE PRICE. The Purchase Price set out in
----------------------------
paragraph 3.A. above is based on $2,816.43 per acre ("Acre Price") for an
estimated 5,240.45 unsurveyed acres ("Acres"). For purposes of this
Agreement, Acres shall mean those lands located within the boundary of the
final DSL approved survey required by paragraph 5. hereof. The Purchase Price
shall be adjusted and the final Purchase Price shall be obtained by
multiplying the lower of the Acre Price or the final DSL approved maximum
value per Acre permitted to be paid under Section 259.041(7), Florida
Statutes ("Final DSL Approved Acre Value"), by the surveyed Acreage shown on
the final DSL approved survey required by paragraph 5. hereof. The Acre Price
as set forth above in this paragraph 3.B. will not decrease unless the Acre
Price is in excess of the Final DSL Approved Acre Value. If it is determined
by DSL that the Acre Price is in excess of the Final DSL Approved Acre Value,
the Acre Price will be reduced to the Final DSL Approved Acre Value. If the
Final Adjusted Purchase Price is decreased by more than $100,000.00 because
of a reduction in the Acre Price, Seller shall, in its sole discretion, have
the right to terminate this Agreement and neither party shall have any
further obligations under this Agreement. If Seller elects to terminate this
Agreement, Seller shall provide written notice to Purchaser of his election
to terminate this Agreement within 10 days after Seller's receipt of written
notice from Purchaser of the final adjusted Purchase Price. In the event
Seller fails to give Purchaser a written notice of termination within the
aforesaid time period from receipt of Purchaser's written notice, then Seller
shall be deemed to have waived any right to terminate this Agreement based
upon a reduction in the Purchase Price originally stated in paragraph 3.A.
The Seller acknowledges that the Acre Price and the estimated number of Acres
may vary substantially from the Final DSL Approved Acre Value and the
surveyed Acres as shown on the final DSL approved survey required by
paragraph 5. hereof.
Notwithstanding any provision herein to the contrary, the final adjusted
Purchase Price shall not exceed $14,759,335.00; even though this amount may
be less than the final DSL Approved Value of the Property.
4.A. ENVIRONMENTAL SITE ASSESSMENT. Seller shall, at his sole cost
-----------------------------
and expense and at least 15 days prior to the Option Expiration Date, furnish to
Purchaser a Phase I environmental site assessment of the Property, and, if
recommended in the Phase I environmental site assessment, a Phase II
environmental site assessment both of which meet the standards and
requirements of Purchaser. However, should the cost of the Phase II
environmental site assessment exceed $20,000, Seller may elect to terminate
this Agreement and neither party shall have any further obligations under
this Agreement. It is Seller's responsibility to ensure that the
environmental consultant contacts Purchaser regarding these standards and
requirements. Seller shall use the services of a competent, professional
consultant with expertise in the environmental site assessment process to
determine the existence and extent, if any, of Hazardous Materials on the
Property. For purposes of this Agreement "Hazardous Materials" shall
<PAGE> 31
mean any hazardous or toxic substance, material or waste of any kind or any
other substance which is regulated by any Environmental Law (as hereinafter
defined in paragraph 4.B.). The environmental site assessment shall be certified
to Purchaser and the date of certification shall be within 45 days before the
date of closing, unless this 45 day time period is waived by DSL.
4.B. HAZARDOUS MATERIALS. In the event that the environmental site
-------------------
assessment provided for in paragraph 4.A. confirms the presence of Hazardous
Materials on the Property, Purchaser, at its sole option, may elect to
terminate this Agreement and neither party shall have any further obligations
under this Agreement. Should Purchaser elect not to terminate this Agreement,
Seller shall, at his sole cost and expense and prior to the exercise of the
option and closing, promptly commence and diligently pursue any assessment,
clean up and monitoring of the Property necessary to bring the Property into
full compliance with any and all applicable federal, state or local laws,
statutes, ordinances, rules, regulations or other governmental restrictions
regulating, relating to, or imposing liability or standards of conduct
concerning Hazardous Materials ("Environmental Law"). However, should the
estimated cost of clean up of Hazardous Materials exceed $100,000, Seller may
elect to terminate this Agreement and neither party shall have any further
obligations under this Agreement. In the event that Hazardous Materials
placed on the Property prior to closing are discovered after closing, Seller
shall remain obligated hereunder, with such obligation to survive the closing
and delivery and recording of the deed described in paragraph 8. of this
Agreement and Purchaser's possession of the Property, to diligently pursue
and accomplish the clean up of Hazardous Materials in a manner consistent
with all applicable Environmental Laws and at Seller's sole cost and expense.
Further, in the event that neither party elects to terminate this Agreement
as provided above, Seller shall indemnify and save harmless and defend
Purchaser, its officers, servants, agents and employees from and against any
and all claims, suits, actions, damages, liabilities, expenditures or causes
of action of whatsoever kind arising from Hazardous Materials placed on the
Property prior to closing whether the Hazardous Materials are discovered
prior to or after closing. Seller shall defend, at his sole cost and expense,
any legal action, claim or proceeding instituted by any person against
Purchaser as a result of any claim, suit, or cause of action for injuries to
body, life, limb or property for which Hazardous Materials placed on the
Property prior to closing are alleged to be a contributing legal cause.
Seller shall save Purchaser harmless from and against all judgments, orders,
decrees, attorney's fees, costs, expenses and liabilities in and about any
such claim, suit, investigation or defense thereof, which may be entered,
incurred or assessed as a result of the foregoing.
The contractual limitation on Seller's contractual obligation to indemnify
Purchaser and clean up the Property as specified in this paragraph 4.B. shall
not be construed to limit Seller's legal liability under any Environmental
Law for Hazardous Materials located on the Property or to limit Purchaser's
legal and equitable remedies against Seller under any Environmental Laws for
Hazardous Materials located on the Property.
5. SURVEY. Seller shall, at his sole cost and expense and not
------
less than 30 days prior to the Option Expiration Date, deliver to DSL a current
boundary survey of the Property prepared by a professional surveyor and
mapper licensed by the State of Florida which meets the standards and
requirements of DSL ("Survey"). It is Seller's responsibility to ensure that
the surveyor and mapper contacts the Bureau of Survey and Mapping in DSL
regarding these standards and requirements and the cost of the Survey prior
to the commencement of the Survey. The Survey shall be certified to Purchaser
and the title insurer and the date of certification shall be within 90 days
before the date of closing, unless this 90 day time period is waived by DSL
and by the title insurer for purposes of deleting the standard exceptions for
survey matters and easements or claims of easements not shown by the public
records from the owner's title policy. If the Survey shows any encroachment
on the Property or that improvements intended to be located on the Property
encroach on the land of others, the same shall be treated as a title defect.
Seller's vesting deed legal description has been reviewed without the benefit
of a field survey or comprehensive title research. The legal description of
the Property described in Exhibit "A" may be modified prior to closing to
match the final DSL-approved legal description of the Property. Purchaser
shall reimburse Seller for 50% of the DSL approved cost of Survey, not to
exceed $29,985.00, upon Seller's submission of the necessary documentation to
DSL which evidences payment in full of the Survey costs by Seller. This
reimbursement is contingent upon a sale of the Property to Purchaser.
6. TITLE INSURANCE. Seller shall, at his sole cost and expense
---------------
and within 45 days of Purchaser's approval of this contract, furnish to
Purchaser a marketable title insurance commitment, to be followed by an owner's
marketable title insurance policy (ALTA Form "B") from a title insurance
company, approved by Purchaser, insuring marketable title of Purchaser to the
Property in the amount of the final Purchase Price. Seller shall require that
the title insurer delete the standard exceptions of such policy referring to:
(a) all taxes, (b) unrecorded rights or claims of parties in possession, (c)
survey matters, (d) unrecorded easements or claims of easements, and (e)
unrecorded mechanics' liens.
7. DEFECTS IN TITLE. If the title insurance commitment or Survey
----------------
furnished to Purchaser pursuant to this Agreement discloses any defects in
title which are not acceptable to Purchaser, Seller shall, within 90 days
after notice from Purchaser, remove said defects in title. Seller agrees to
use diligent effort to correct the defects in title within the time provided
therefor, including the bringing of necessary suits, but in no event shall
Seller be obligated to spend more than $100,000 to cure or remove such
defects. However, should the cost to cure or remove such defects in title
exceed $100,000, Seller may elect to terminate this Agreement and neither
party shall have any further obligations under this Agreement. If Seller is
unsuccessful in removing the title defects within said time Purchaser shall
have the option to either: (a) accept the title as it then is with a
reduction in the Purchase Price by an amount mutually agreed to by the
parties, (b) accept the title as it then is with no reduction in the Purchase
Price, (c) extend the amount of time that Seller has to cure the defects in
title, or (d) terminate this Agreement, thereupon releasing Purchaser and
Seller from all further obligations under this Agreement. If Seller fails to
make a diligent effort to remove the title defects, Seller shall be in
default and the provisions of paragraph 17. of this Agreement shall apply.
8. INTEREST CONVEYED. At closing, Seller shall execute and
-----------------
deliver to Purchaser a special warranty deed in a form acceptable to Purchaser,
conveying marketable title to the Property in fee simple free and clear of
all liens, reservations, restrictions, easements, leases, tenancies and other
encumbrances, except for those that are acceptable encumbrances, pursuant to
Paragraph 7, in the opinion of Purchaser and do not impair the marketability
of the title to the Property.
-A2-
<PAGE> 32
9. PREPARATION OF CLOSING DOCUMENTS. Upon execution of this
--------------------------------
Agreement, Seller shall submit to Purchaser a properly completed and executed
beneficial interest affidavit and disclosure statement as required by
Sections 286.23, 375.031(1) and 380.08(2), Florida Statutes, on DSL forms
provided by Purchaser. Seller shall prepare the deed described in paragraph
8. of this Agreement, Purchaser's and Seller's closing statements and the
title, possession and lien affidavit certified to Purchaser and title insurer
in accordance with Section 627.7842, Florida Statutes, and an environmental
affidavit on DSL forms provided by Purchaser. All prepared documents shall be
submitted to Purchaser for review and approval at least 15 days prior to the
Option Expiration Date.
10. PURCHASER'S REVIEW FOR CLOSING. Purchaser will approve or
------------------------------
reject each item required to be provided by Seller under this Agreement within
30 days after receipt of all of the required items. Seller will have 30 days
thereafter to cure and resubmit any rejected item. In the event Seller fails
to timely deliver any item, or Purchaser rejects any item after delivery,
Purchaser may in its discretion extend the Option Expiration Date.
11. EXPENSES. Seller will pay the documentary revenue stamp tax
--------
and all other taxes associated with the conveyance, the cost of recording the
deed described in paragraph 8. of this Agreement and any other recordable
instruments which Purchaser deems necessary to assure good and marketable
title to the Property. All other closing expenses, including without
limitation, attorney's fees shall be paid by the party incurring such
expenses.
12. TAXES AND ASSESSMENTS. If this option is not assigned to the
---------------------
Trustees, all real estate taxes and assessments which are or which may become
a lien against the Property shall be prorated between the parties to the date
of closing. Notwithstanding any provision herein to the contrary, if this
option is assigned to the Trustees, all real estate taxes and assessments
which are or which may become a lien against the Property shall be satisfied
of record by Seller at closing. If this option is assigned to the Trustees,
and the Trustees acquire fee title to the Property between January 1 and
November 1, Seller shall, in accordance with Section 196.295, Florida
Statutes, place in escrow with the county tax collector an amount equal to
the current taxes prorated to the date of transfer, based upon the current
assessment and millage rates on the Property. In the event the Trustees
acquire fee title to the Property on or after November 1, Seller shall pay to
the county tax collector an amount equal to the taxes that are determined to
be legally due and payable by the county tax collector.
13. CLOSING PLACE AND DATE. The closing shall be on or before 15
----------------------
days after Purchaser exercises the option; provided, however, that if a defect
exists in the title to the Property, title commitment, Survey, environmental
site assessment, or any other documents required to be provided or completed
and executed by Seller, the closing shall occur either on the original
closing date or within 60 days after receipt of documentation curing the
defects, whichever is later. The date, time and place of closing shall be set
by Purchaser.
14. RISK OF LOSS AND CONDITION OF REAL PROPERTY. Seller assumes
-------------------------------------------
all risk of loss or damage to the Property prior to the date of closing and
warrants that the Property shall be transferred and conveyed to Purchaser in
the same or essentially the same condition as of the date of Seller's
execution of this Agreement, ordinary wear and tear and acts of God or other
natural forces excepted. However, in the event the condition of the Property
is altered by an act of God or other natural force beyond the control of
Seller, Purchaser may elect, at its sole option, to terminate this Agreement
and neither party shall have any further obligations under this Agreement.
Seller represents and warrants that, as of closing, there are no parties
other than Seller in occupancy or possession of any part of the Property.
Seller agrees to clean up and remove all abandoned personal property, refuse,
garbage, junk, rubbish, trash and debris from the Property to the
satisfaction of Purchaser prior to the exercise of the option by Purchaser.
15. RIGHT TO ENTER PROPERTY AND POSSESSION. Seller agrees that
--------------------------------------
from the date this Agreement is executed by Seller, Purchaser and its agents,
upon reasonable notice, shall have the right to enter the Property for all
lawful purposes in connection with this Agreement, subject to the rights,
privileges, terms and conditions in the following leases (collectively
referred to as the "Leases"): (a) Cattle Grazing and Farming Lease dated
October 30, 1993 by and between Sugarmill Woods, Inc. and Jesse Thomas; (b)
Cattle Grazing and Farming Lease, dated December 17, 1994 by and between
Sugarmill Woods, Inc. and Jesse Thomas, John Thomas and Jimmie Sunday; and
(c) Cattle Grazing and Farming Lease, dated December 17, 1994 between
LOVE-PGI Partners, L.P., a Missouri limited partnership, and Jesse Thomas,
John Thomas and Jimmie Sunday. The Leases will be terminated prior to
closing. Seller shall deliver possession of the Property to Purchaser at
closing.
16. ACCESS. Seller warrants that there is legal ingress and egress
------
for the Property over public roads or valid, recorded easements for the use
and benefit of and as an appurtenance to the Property.
17. DEFAULT. If Seller defaults under this Agreement, Purchaser
-------
may waive the default and proceed to closing, seek specific performance, or
refuse to close and elect to receive the return of any money paid, each
without waiving any action for damages, or any other remedy permitted by law
or in equity resulting from Seller's default.
18. BROKERS. Each party represents that no persons, firms,
-------
corporations or other entities are entitled to a real estate commission or
other fees as a result of this Agreement or subsequent closing, except as
accurately disclosed on the disclosure statement required in paragraph 9.
Seller shall indemnify and hold Purchaser harmless from any and all such
claims, whether disclosed or undisclosed.
19. RECORDING. This Agreement, or notice of it, may be recorded by
---------
Purchaser in the appropriate county or counties. In the event Purchaser
records this Agreement and defaults under this Agreement and this transaction
does not close, Purchaser will execute and deliver a quit claim deed to
Seller which releases all Purchaser's interest in the Property.
20. ASSIGNMENT. This Agreement may be assigned by Purchaser only
----------
to the Trustees, in which event Purchaser will provide written notice of
assignment to Seller. This Agreement may not be assigned by Seller without
the prior written consent of Purchaser.
-A3-
<PAGE> 33
21. TIME. Time is of essence with regard to all dates or times set
----
forth in this Agreement. If the date for performance of any act hereunder
falls on a Saturday, Sunday or legal holiday, then the time for performance
shall be deemed extended to the next successive business day.
22. SEVERABILITY. In the event any of the provisions of this
------------
Agreement are deemed to be unenforceable, the enforceability of the remaining
provisions of this Agreement shall not be affected.
23. SUCCESSORS IN INTEREST. Upon Seller's execution of this
----------------------
Agreement, Seller's successors and assigns will be bound by it. Upon
Purchaser's approval of this Agreement and Purchaser's exercise of the
option, Purchaser and Purchaser's successors and assigns will be bound by it.
Whenever used, the singular shall include the plural and one gender shall
include all genders.
24. ENTIRE AGREEMENT. This Agreement contains the entire agreement
----------------
between the parties pertaining to the subject matter contained in it and
supersedes all prior and contemporaneous agreements, representations and
understandings of the parties. No supplement, modification or amendment to
this Agreement shall be binding unless executed in writing by the parties.
25. WAIVER. Failure of either party to insist upon strict
------
performance of any covenant or condition of this Agreement, or to exercise any
right herein contained, shall not be construed as a waiver or relinquishment for
the future of any such covenant, condition or right; but the same shall
remain in full force and effect.
26. AGREEMENT EFFECTIVE. This Agreement or any modification,
-------------------
amendment or alteration thereto, shall not be effective or binding upon any
of the parties hereto until it has been executed by all of the parties
hereto.
27. COUNTERPARTS. This Agreement may be executed in one or more
------------
counterparts, but all such counterparts, when duly executed, shall constitute
one and the same Agreement.
28. ADDENDUM. Any addendum attached hereto that is signed by the
--------
parties shall be deemed a part of this Agreement.
29. NOTICE. Whenever either party desires or is required to give
------
notice unto the other, it must be given by written notice, and either
delivered personally by a nationally recognized overnight delivery service or
mailed to the appropriate address indicated on the first page of this
Agreement, or such other address as is designated in writing by a party to
this Agreement. Any notice delivered or mailed as herein provided shall be
deemed effectively given or received on the date of delivery if delivered by
hand or delivery service or on the date indicated on the return receipt if
mailed.
30. SURVIVAL. The covenants, warranties, representations,
--------
indemnities and undertakings of Seller set forth in this Agreement shall survive
the closing, the delivery and recording of the deed described in paragraph 8. of
this Agreement and Purchaser's possession of the Property.
31. APPROVAL. All of Seller's obligations under this Agreement are
--------
contingent upon approval of this Agreement by the Shareholders of PGI, Inc.
by April 1, 1997. Seller shall provide written evidence of approval of this
Agreement by the Shareholders of PGI, Inc. by April 1, 1997. Either party may
terminate this Agreement if the requisite Shareholder approval is not
obtained, and thereafter neither party shall have any further obligations
under this Agreement.
THIS AGREEMENT IS INITIALLY TRANSMITTED TO THE SELLER AS AN OFFER. IF THIS
AGREEMENT IS NOT EXECUTED BY THE SELLER ON OR BEFORE JANUARY 20, 1997, THIS
OFFER WILL BE VOID UNLESS THE PURCHASER, AT ITS SOLE OPTION, ELECTS TO ACCEPT
THIS OFFER. IF THIS OPTION IS ASSIGNED TO THE TRUSTEES, THE EXERCISE OF THIS
OPTION IS SUBJECT TO: (1) APPROVAL OF THE PURCHASE PRICE AS SET FORTH IN
PARAGRAPH 3.A. BY THE TRUSTEES, (2) CONFIRMATION THAT THE FINAL ADJUSTED
PURCHASE PRICE IS NOT IN EXCESS OF THE DSL APPROVED VALUE OF THE PROPERTY,
AND (3) DSL APPROVAL OF ALL DOCUMENTS TO BE FURNISHED HEREUNDER BY SELLER.
THE STATE OF FLORIDA'S PERFORMANCE AND OBLIGATION TO PAY UNDER THIS AGREEMENT
IS CONTINGENT UPON AN ANNUAL APPROPRIATION BY THE LEGISLATURE.
THIS IS INTENDED TO BE A LEGALLY BINDING AGREEMENT ON SELLER UPON SELLER'S
EXECUTION OF THE AGREEMENT. IF NOT FULLY UNDERSTOOD, SEEK THE ADVICE OF AN
ATTORNEY PRIOR TO SIGNING.
-A4-
<PAGE> 34
SELLER
SUGARMILL WOODS, INC.,
a Florida corporation
/s/ Terry Bopp By: /s/ Laurence A. Schiffer
- ----------------------------------- ----------------------------------
Witness as to Seller
Name: Laurence A. Schiffer
--------------------------------
/s/ Georgene R. Heinz
- -----------------------------------
Witness as to Seller Its: President
---------------------------------
59-1440671
--------------------------------------
F.E.I.D. No.
January 14, 1997
--------------------------------------
Date signed by Seller
(CORPORATE SEAL)
LOVE-PGI Partners, L.P., a Missouri
limited partnership
By: Love Investment Company,
----------------------------------
a Missouri corporation
----------------------------------
Its: Managing General Partner
---------------------------------
By: /s/ Laurence A. Schiffer
---------------------------------
/s/ Terry Bopp Name: /s/ Laurence A. Schiffer
- ----------------------------------- ----------------------------------
Witness as to Seller
Its: President
---------------------------------
/s/ Georgene R. Heinz
- ------------------------------------
Witness as to Seller
43-1441822
--------------------------------------
F.E.I.D. No.
January 14, 1997
--------------------------------------
Date signed by Seller
(CORPORATE SEAL)
-A5-
<PAGE> 35
PURCHASER
THE NATURE CONSERVANCY, a nonprofit
District of Columbia corporation
authorized to transact business in
the State of Florida as The Nature
Conservancy, Inc.
By: /s/ Robert Bendick, Jr.
---------------------------------
/s/ Geoffrey Rich Name: Robert Bendick, Jr.
- ----------------------------------- --------------------------------
Witness as to Purchaser
Its: Regional Director
--------------------------------
/s/ Jeri Vetter
- ------------------------------------
Witness as to Purchaser
(CORPORATE SEAL)
53-62-42652
-------------------------------------
F.E.I.D. No.
1/31/97
-------------------------------------
Date signed by Purchaser
STATE OF MISSOURI )
)
COUNTY OF ST. LOUIS )
The foregoing instrument was acknowledged before me this 14th day
of January, 1997, by Laurence A. Schiffer, as President of Sugarmill Woods,
Inc., a Florida corporation, on behalf of the corporation. Such person(s)
(Notary Public must check applicable box):
[X] is/are personally known to me.
[ ] produced a current driver license(s).
[ ] produced ------------------------ as identification.
/s/ Terry Bopp
-------------------------------------
(NOTARY PUBLIC SEAL) Notary Public
- -----------------------------------
TERRY BOPP Terry Bopp
-------------------------------------
Notary Public - Notary Seal (Printed, Typed or Stamped Name of
Notary Public)
STATE OF MISSOURI
St. Louis County
My Commission Expires: July 11, 1998 Commission No.: N/A
-------------------
My Commission Expires: July 11, 1998
--------------
-A6-
<PAGE> 36
STATE OF MISSOURI )
)
COUNTY OF ST. LOUIS )
The foregoing instrument was acknowledged before me this 14th day
of January, 1997, by Laurence A. Schiffer, as President of Love Investment
Company, a Missouri corporation, for and on behalf of the corporation as the
Managing General Partner of LOVE-PGI Partners, L.P., a Missouri limited
partnership. Such person(s) (Notary Public must check applicable box):
[X] is/are personally known to me.
[ ] produced a current driver license(s).
[ ] produced -------------------------- as identification.
/s/ Terry Bopp
-------------------------------------
(NOTARY PUBLIC SEAL) Notary Public
- ---------------------------------------
TERRY BOPP Terry Bopp
-------------------------------------
Notary Public - Notary Seal (Printed, Typed or Stamped Name of
Notary Public)
STATE OF MISSOURI
St. Louis County
My Commission Expires: July 11, 1998 Commission No.: N/A
-------------------
My Commission Expires: July 11, 1998
--------------
STATE OF FLORIDA )
)
COUNTY OF SEMINOLE )
The foregoing instrument was acknowledged before me this 31st day
of January, 1997, by Robert L. Bendick, Jr., as Regional Director of the
Nature Conservancy, a non-profit District of Columbia corporation authorized
to transact business in the State of Florida as The Nature Conservancy, Inc.,
on behalf of the corporation. He is personally known to me.
(NOTARY PUBLIC SEAL) /s/ Jeri Vetter
-------------------------------------
SEAL Notary Public
-------------------------------------
JERI VETTER (Printed, Typed or Stamped Name of
Notary Public)
Notary Public
STATE OF FLORIDA
My Commission CC588460 Commission No.:
Expires Sep. 25, 2000 ---------------------
My Commission Expires:
---------------
-A7-
<PAGE> 37
FIRST AMENDMENT TO OPTION AGREEMENT
FOR SALE AND PURCHASE
THIS FIRST AMENDMENT TO OPTION AGREEMENT FOR SALE AND
PURCHASE is made and entered into this day of ,
-------- -----------------
1997, by and between Sugarmill Woods, Inc., a Florida corporation, and
LOVE-PGI Partners, L.P., a Missouri limited partnership ("Seller") and The
Nature Conservancy, authorized to transact business in the State of Florida
as The Nature Conservancy, Inc., a nonprofit District of Columbia
corporation, exempt from Federal income tax under Section 501(c)(3) of the
Internal Revenue Code, whose address is 222 S. Westmonte Dr., Ste. 300,
Altamonte Springs, FL 32714-4269, and its successors and assigns
("Purchaser").
WITNESSETH:
WHEREAS, Seller and Purchaser entered into that certain Option
Agreement for Sale and Purchase dated January 31, 1997 (the "Agreement") to
purchase certain real property located in Citrus and Hernando Counties,
Florida, more particularly described in Exhibit "A" of the Agreement (the
"Property"); and
WHEREAS, the parties' obligations under the Agreement were
contingent upon the shareholders of PGI, Inc. approving the Agreement by
April 1, 1997; and
WHEREAS, the Seller has requested an additional sixty days to
obtain the approval of the Agreement by the shareholders of PGI, Inc.; and
WHEREAS, the Purchaser has requested that the Sugarmill Woods
plat located within the boundaries of the Property be vacated prior to
closing.
NOW THEREFORE, for and in consideration of the mutual covenants
and promises contained herein, and other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, Seller and Purchaser
agree as follows:
1. Paragraph 2 of the Agreement is deleted in its entirety and
substituted with the following:
2. OPTION TERMS. The option payment is $100.00 ("Option
------------
Payment"), the receipt and sufficiency of which is hereby
acknowledged by Seller. The option may be exercised during the
period beginning with Purchaser's approval of this Agreement and
ending 120 days after Trustees' approval of this Agreement
("Option Expiration Date"), unless extended by other provisions
of this Agreement, if this Agreement is assigned to the Trustees.
If this Agreement is not approved by the Trustees on or before
December 31, 1997, or if the Agreement is not assigned to the
Trustees, then the Option Expiration Date shall be December 31,
1997, unless extended by other provisions of this Agreement. In
the event Purchaser's funds in the amount of the Purchase Price
(as hereinafter defined in paragraph 3.A.) are not available by
the Option Expiration Date the period of exercise of the option
may be extended until such funds become available, not to exceed
60 days after the Option Expiration Date, by written notice to
Seller.
2. Paragraph 31 of the Agreement is deleted in its entirety and
substituted with the following:
31. APPROVAL. All of Seller's obligations under this
--------
Agreement are contingent upon approval of this Agreement by the
shareholders of PGI, Inc., by September 30, 1997. Seller shall
provide written evidence of approval of this Agreement by the
shareholders of PGI, Inc., by September 30, 1997. Either party may
terminate this Agreement if the requisite shareholder approval is
not obtained, and thereafter neither party shall have any further
obligations under this Agreement.
3. The following Paragraph 32 is hereby added and incorporated into
the Agreement:
32. PLAT VACATION. Prior to closing, Seller shall cause any
-------------
plat including, but not limited to, the plat of Sugarmill Woods as
recorded in Plat Book 9 at pages 88 through 150, inclusive, Plat
Book 10 at pages 1 through 150, inclusive, Plat Book 11 at pages
1 through 16, inclusive, as amended in Plat Book 9, at page 87A,
all of the Public Records of Citrus County, Florida and in Plat Book
14 at pages 1 through 101, inclusive, of the Public Records of
Hernando County, Florida which are located within the boundaries
of the Property (collectively the "Plats"), to be vacated by the
appropriate governmental entity, contingent upon conveyance of
the Property to Purchaser. Seller shall also perform any other
actions necessary for the title insurer to delete all exceptions
pertaining to the Plats and the roadways, parks, easements,
restrictions and other matters depicted or referenced therein
from the title insurance commitment and title insurance policy. All
vacated road rights of way, parks and other rights or interests
accruing to the Seller as a result of the location of the Plats
shall be deemed to be part of the Property, and shall be included
in the final legal description of the Property, insured by the
title insurer as conveyed to the Purchaser at closing. In the
event that the requirements of this paragraph have not been
satisfied by Seller prior to closing, the closing shall be
automatically extended for a period of time sufficient to allow
the Seller to complete the vacation of the Plats and to satisfy
all other requirements of this paragraph. In the event that the
Seller is unable, through no fault of its own, to satisfy the
requirements of this paragraph, the Purchaser's remedies shall be
limited to the following: (i) decreasing the Purchase Price to
equal the final Adjusted Purchase Price, which is determined by
multiplying the Final DSL Approved Acre Value by the surveyed
acreage shown on the final DSL approved survey required by
paragraph 5. hereof, by an amount not to exceed $100,000.00; and
(ii) decreasing the Purchase Price by an amount mutually agreed
to by the parties; or (iii) terminating this Agreement.
-A8-
<PAGE> 38
In the event that Seller is unable, through no fault of its own,
to vacate Tract PK, consisting of approximately 76.52 acres, from
the Plats, the Purchase Price shall be decreased by $50,000.00.
This remedy shall be in addition to the Purchase Price reductions
provided for in Paragraphs 3.B. and 32(i).
Notwithstanding anything to the contrary in this Agreement, the
Purchase Price may only be decreased pursuant to Paragraphs 3.B.
and 32. and Seller shall only be obligated to spend pursuant to
Paragraph 7 a total in the aggregate under this Agreement of
$100,000.00. The provisions of such paragraphs are not
cumulative.
4. All other provisions of the Agreement not specifically modified
or amended hereby shall remain in full force and effect. All capitalized terms
not otherwise defined herein shall have the same meaning as in the Agreement.
SELLER:
SUGARMILL WOODS, INC.,
a Florida corporation
/s/ Terry Bopp By: /s/ Laurence A. Schiffer
- -------------------------------- ---------------------------------
Witness as to Seller
Name: Laurence A. Schiffer
--------------------------------
/s/ Jan Simpson Its: President
- -------------------------------- --------------------------------
Witness as to Seller 59-1440671
--------------------------------------
F.E.I.D. No.
8/25/97
--------------------------------------
Date signed by Seller
(CORPORATE SEAL)
LOVE-PGI Partners, L.P., a Missouri
limited partnership
By: Love Investment Company, a
----------------------------------
Missouri corporation
----------------------------------
Its: Managing General Partner
---------------------------------
By: /s/ Laurence A. Schiffer
---------------------------------
/s/ Terry Bopp Name: Laurence A. Schiffer
- -------------------------------- --------------------------------
Witness as to Seller Its: President
--------------------------------
/s/ Jan Simpson 43-1441822
- -------------------------------- --------------------------------
Witness as to Seller F.E.I.D. No.
--------------------------------
8/25/97
--------------------------------
Date signed by Seller
(CORPORATE SEAL)
PURCHASER:
THE NATURE CONSERVANCY, a
non-profit District of Columbia
corporation
/s/ Jeri Vetter By: /s/ Robert L. Bendick, Jr.
- -------------------------------- ---------------------------
Witness as to Purchaser Name: Robert L. Bendick, Jr.
-------------------------
Its: Regional Director
-------------------------
/s/ Teresa Coccia
- --------------------------------
Witness as to Purchaser
(CORPORATE SEAL)
ATTEST:
/s/ Geoffrey Rich
- --------------------------------
Assistant Secretary
-A9-
<PAGE> 39
STATE OF MISSOURI )
)
COUNTY OF ST. LOUIS )
The foregoing instrument was acknowledged before me this 25th day
of August, 1997, by Laurence A. Schiffer, as President of Sugarmill Woods,
Inc., a Florida corporation, on behalf of the corporation. Such person(s)
(Notary Public must check applicable box):
[X] is/are personally known to me.
[ ] produced a current driver license(s).
[ ] produced as identification.
------------------------
(NOTARY PUBLIC SEAL) /s/ Georgene R. Heinz
-------------------------------------
Notary Public
-------------------------------------
(Printed, Typed or Stamped Name of
Notary Public)
Commission No.:
----------------------
My Commission Expires:
---------------
STATE OF MISSOURI )
)
COUNTY OF ST. LOUIS )
The foregoing instrument was acknowledged before me this 25th day
of August, 1997, by Laurence A. Schiffer, as President of Love Investment
Company, a Missouri corporation, for and on behalf of the corporation as the
Managing General Partner of LOVE-PGI Partners, L.P., a Missouri limited
partnership. Such person(s) (Notary Public must check applicable box):
[X] is/are personally known to me.
[ ] produced a current driver license(s).
[ ] produced as identification.
------------------------
(NOTARY PUBLIC SEAL) /s/ Georgene R. Heinz
-------------------------------------------
Notary Public
-------------------------------------------
(Printed, Typed or Stamped Name of Notary
Public)
Commission No.:
----------------------------
My Commission Expires:
---------------------
-A10-
<PAGE> 40
STATE OF FLORIDA )
)
COUNTY OF ST. LOUIS )
The foregoing instrument was acknowledged before me this 28th day
of August, 1997, by Robert L. Bendick, Jr., as Regional Director of the
Nature Conservancy, a non-profit District of Columbia corporation authorized
to transact business in the State of Florida as The Nature Conservancy, Inc.
on behalf of the corporation. He is personally known to me.
(NOTARY PUBLIC SEAL) /s/ Jeri Vetter
-------------------------------------
Notary Public
-------------------------------------
(Printed, Typed or Stamped Name of
Notary Public)
Commission No.:
----------------------
My Commission Expires:
---------------
-A11-
<PAGE> 41
APPENDIX B
DISSENTERS' RIGHTS
607.1301. DISSENTERS' RIGHTS; DEFINITIONS
The following definitions apply to ss. 607.1302 and 607.1320:
(1) "Corporation" means the issuer of the shares held by a
dissenting shareholder before the corporate action or the surviving or
acquiring corporation by merger or share exchange of that issuer.
(2) "Fair value," with respect to a dissenter's shares, means
the value of the shares as of the close of business on the day prior to the
shareholders' authorization date, excluding any appreciation or depreciation
in anticipation of the corporate action unless exclusion would be
inequitable.
(3) "Shareholders' authorization date" means the date on which
the shareholders' vote authorizing the proposed action was taken, the date on
which the corporation received written consents without a meeting from the
requisite number of shareholders in order to authorize the action, or, in the
case of a merger pursuant to s. 607.1104, the day prior to the date on which
a copy of the plan of merger was mailed to each shareholder of record of the
subsidiary corporation.
607.1302. RIGHT OF SHAREHOLDERS TO DISSENT
(1) Any shareholder of a corporation has the right to dissent
from, and obtain payment of the fair value of his shares in the event of, any
of the following corporate actions:
(a) Consummation of a plan of merger to which the
corporation is a party:
1. If the shareholder is entitled to vote on the merger,
or
2. If the corporation is a subsidiary that is merged
with its parent under s. 607.1104, and the shareholders would have been entitled
to vote on action taken, except for the applicability of s. 607.1104;
(b) Consummation of a sale or exchange of all, or
substantially all, of the property of the corporation, other than in the
usual and regular course of business, if the shareholder is entitled to vote
on the sale or exchange pursuant to s. 607.1202, including a sale in
dissolution but not including a sale pursuant to a court order or a sale for
cash pursuant to a plan by which all or substantially all of the net proceeds
of the sale will be distributed to the shareholders within 1 year after the
date of sale;
(c) As provided in s. 607.0902(11), the approval of a
control-share acquisition;
(d) Consummation of a plan of share exchange to which the
corporation is a party as the corporation the shares of which will be
acquired, if the shareholder is entitled to vote on the plan;
(e) Any amendment of the articles of incorporation if the
shareholder is entitled to vote on the amendment and if such amendment would
adversely affect such shareholder by:
1. Altering or abolishing any preemptive rights attached
to any of his shares;
2. Altering or abolishing the voting rights pertaining
to any of his shares, except as such rights may be affected by the voting rights
of new shares then being authorized of any existing or new class or series of
shares;
3. Effecting an exchange, cancellation, or
reclassification of any of his shares, when such exchange, cancellation, or
reclassification would alter or abolish his voting rights or alter his
percentage of equity in the corporation, or effecting a reduction or
cancellation of accrued dividends or other arrearages in respect to such
shares;
4. Reducing the stated redemption price of any of his
redeemable shares, altering or abolishing any provision relating to any
sinking fund for the redemption or purchase of any of his shares, or making
any of his shares subject to redemption when they are not otherwise
redeemable;
5. Making noncumulative, in whole or in part, dividends
of any of his preferred shares which had theretofore been cumulative;
6. Reducing the stated dividend preference of any of his
preferred shares; or
<PAGE> 42
7. Reducing any stated preferential amount payable on
any of his preferred shares upon voluntary or involuntary liquidation; or
(f) Any corporate action taken, to the extent the articles
of incorporation provide that a voting or nonvoting shareholder is entitled
to dissent and obtain payment for his shares.
(2) A shareholder dissenting from any amendment
specified in paragraph (1)(e) has the right to dissent only as to those of
his shares which are adversely affected by the amendment.
(3) A shareholder may dissent as to less than all the
shares registered in his name. In that event, his rights shall be determined
as if the shares as to which he has dissented and his other shares were
registered in the names of different shareholders.
(4) Unless the articles of incorporation otherwise
provide, this section does not apply with respect to a plan of merger or
share exchange or a proposed sale or exchange of property, to the holders of
shares of any class or series which, on the record date fixed to determine
the shareholders entitled to vote at the meeting of shareholders at which
such action is to be acted upon or to consent to any such action without a
meeting, were either registered on a national securities exchange or held of
record by not fewer than 2,000 shareholders.
(5) A shareholder entitled to dissent and obtain payment
for his shares under this section may not challenge the corporate action
creating his entitlement unless the action is unlawful or fraudulent with
respect to the shareholder or the corporation.
607.1320. PROCEDURE FOR EXERCISE OF DISSENTERS' RIGHTS
(1)(a) If a proposed corporate action creating dissenters'
rights under s. 607.1302 is submitted to a vote at a shareholders' meeting,
the meeting notice shall state that shareholders are or may be entitled to
assert dissenters' rights and be accompanied by a copy of ss. 607.1301,
607.1302, and 607.1320. A shareholder who wishes to assert dissenters'
rights shall:
1. Deliver to the corporation before the vote is taken
written notice of his intent to demand payment for his shares if the proposed
action is effectuated, and
2. Not vote his shares in favor of the proposed action.
A proxy or vote against the proposed action does not constitute such a notice
of intent to demand payment.
(b) If proposed corporate action creating dissenters' rights
under s. 607.1302 is effectuated by written consent without a meeting, the
corporation shall deliver a copy of ss. 607.1301, 607.1302, and 607.1320 to
each shareholder simultaneously with any request for his written consent or,
if such a request is not made, within 10 days after the date the corporation
received written consents without a meeting from the requisite number of
shareholders necessary to authorize the action.
(2) Within 10 days after the shareholders' authorization date,
the corporation shall give written notice of such authorization or consent or
adoption of the plan of merger, as the case may be, to each shareholder who
filed a notice of intent to demand payment for his shares pursuant to
paragraph (1)(a) or, in the case of action authorized by written consent, to
each shareholder, excepting any who voted for, or consented in writing to,
the proposed action.
(3) Within 20 days after the giving of notice to him, any
shareholder who elects to dissent shall file with the corporation a notice of
such election, stating his name and address, the number, classes, and series
of shares as to which he dissents, and a demand for payment of the fair value
of his shares. Any shareholder failing to file such election to dissent
within the period set forth shall be bound by the terms of the proposed
corporate action. Any shareholder filing an election to dissent shall
deposit his certificates for certificated shares with the corporation
simultaneously with the filing of the election to dissent. The corporation
may restrict the transfer of uncertificated shares from the date the
shareholder's election to dissent is filed with the corporation.
(4) Upon filing a notice of election to dissent, the shareholder
shall thereafter be entitled only to payment as provided in this section and
shall not be entitled to vote or to exercise any other rights of a
shareholder. A notice of election may be withdrawn in writing by the
shareholder at any time before an offer is made by the corporation, as
provided in subsection (5), to pay for his shares. After such offer, no such
notice of election may be withdrawn unless the corporation consents thereto.
However, the right of such shareholder to be paid the fair value of his
shares shall cease, and he shall be reinstated to have all his rights as a
shareholder as of the filing of his notice of election, including any
intervening preemptive rights and the right to payment of any intervening
dividend or other distribution or, if any such rights have expired or any
such dividend or distribution other than in cash has been completed, in lieu
thereof, at the election of the corporation, the fair value thereof in cash
as determined by the board as of the time of such expiration or completion,
but without prejudice otherwise to any corporate proceedings that may have
been taken in the interim, if:
(a) Such demand is withdrawn as provided in this section;
(b) the proposed corporate action is abandoned or rescinded
or the shareholders revoke the authority to effect such action;
(c) No demand or petition for the determination of fair
value by a court has been made or filed within the time provided in this
section; or
-B2-
<PAGE> 43
(d) A court of competent jurisdiction determines that such
shareholder is not entitled to the relief provided by this section.
(5) Within 10 days after the expiration of the period in which
shareholders may file their notices of election to dissent, or within 10 days
after such corporate action is effected, whichever is later (but in no case
later than 90 days from the shareholders' authorization date), the
corporation shall make a written offer to each dissenting shareholder who has
made demand as provided in this section to pay an amount the corporation
estimates to be the fair value for such shares. If the corporate action has
not been consummated before the expiration of the 90-day period after the
shareholders' authorization date, the offer may be made conditional upon the
consummation of such action. Such notice and offer shall be accompanied by:
(a) A balance sheet of the corporation, the shares of which
the dissenting shareholder holds, as of the latest available date and not
more than 12 months prior to the making of such offer; and
(b) A profit and loss statement of such corporation for the
12-month period ended on the date of such balance sheet or, if the
corporation was not in existence throughout such 12-month period, for the
portion thereof during which it was in existence.
(6) If within 30 days after the making of such offer any
shareholder accepts the same, payment for his shares shall be made within 90
days after the making of such offer or the consummation of the proposed
action, whichever is later. Upon payment of the agreed value, the dissenting
shareholder shall cease to have any interest in such shares.
(7) If the corporation fails to make such offer within the
period specified therefor in subsection (5) or if it makes the offer and any
dissenting shareholder or shareholders fail to accept the same within the
period of 30 days thereafter, then the corporation, within 30 days after
receipt of written demand from any dissenting shareholder given within 60
days after the date on which such corporate action was effected, shall, or at
its election at any time within such period of 60 days may, file an action in
any court of competent jurisdiction in the county in this state where the
registered office of the corporation is located requesting that the fair
value of such shares be determined. The court shall also determine whether
each dissenting shareholder, as to whom the corporation requests the court to
make such determination, is entitled to receive payment for his shares. If
the corporation fails to institute the proceeding as herein provided, any
dissenting shareholder may do so in the name of the corporation. All
dissenting shareholders (whether or not resident of this state), other than
shareholders who have agreed with the corporation as to the value of their
shares, shall be made parties to the proceeding as an action against their
shares. The corporation shall serve a copy of the initial pleading in such
proceeding upon each dissenting shareholder who is a resident of this state
in the manner provided by law for the service of a summons and complaint and
upon each nonresident dissenting shareholder either by registered or
certified mail and publication or in such other manner as is permitted by
law. The jurisdiction of the court is plenary and exclusive. All
shareholders who are proper parties to the proceeding are entitled to
judgment against the corporation for the amount of the fair value of their
shares. The court may, if it so elects, appoint one or more persons as
appraisers to receive evidence and recommend a decision on the question of
fair value. The appraisers shall have such power and authority as is
specified in the order of their appointment or an amendment thereof. The
corporation shall pay each dissenting shareholder the amount found to be due
him within 10 days after final determination of the proceedings. Upon
payment of the judgment, the dissenting shareholder shall cease to have any
interest in such shares.
(8) The judgment may, at the discretion of the court, include a
fair rate of interest, to be determined by the court.
(9) The costs and expenses of any such proceeding shall be
determined by the court and shall be assessed against the corporation, but
all or any part of such costs and expenses may be apportioned and assessed as
the court deems equitable against any or all of the dissenting shareholders
who are parties to the proceeding, to whom the corporation has made an offer
to pay for the shares, if the court finds that the action of such
shareholders in failing to accept such offer was arbitrary, vexatious, or not
in good faith. Such expenses shall include reasonable compensation for, and
reasonable expenses of, the appraisers, but shall exclude the fees and
expenses of counsel for, and experts employed by, any party. If the fair
value of the shares, as determined, materially exceeds the amount which the
corporation offered to pay therefor or if no offer was made, the court in its
discretion may award to any shareholder who is a party to the proceeding such
sum as the court determines to be reasonable compensation to any attorney or
expert employed by the shareholder in the proceeding.
(10) Shares acquired by a corporation pursuant to payment of the
agreed value thereof or pursuant to payment of the judgment entered therefor,
as provided in this section, may be held and disposed of by such corporation
as in the case of other treasury shares, except that, in the case of a
merger, they may be held and disposed of as the plan of merger otherwise
provides. The shares of the surviving corporation into which the shares of
such dissenting shareholders would have been converted had they assented to
the merger shall have the status of authorized but unissued shares of the
surviving corporation.
-B3-
<PAGE> 44
APPENDIX C
PGI, INC.
PRO FORMA FINANCIAL STATEMENT
================================================================================
The Company has entered into an option agreement to sell approximately 4,890
acres of unimproved land for approximately $13,446,835.
The accompanying pro forma financial statement illustrates the effects of the
sale. The pro forma balance sheet as of June 30, 1997 is based upon the
historical balance sheet of the Company as of that date and assumes the sale
took place on that date. The information about the statements of operations
for the year ended December 31, 1996 and for the six months ended June 30,
1997 is based on the historical statements of operations of the Company for
those periods and assumes the sale took place at the beginning of the period.
The pro forma financial statement may not be indicative of the actual effects
of the sale.
The accompanying pro forma financial statement should be read in connection
with the historical financial statements of the Company.
<PAGE> 45
The following sets forth the unaudited pro forma balance sheet of the Company
giving effect to the consummation of the proposed sale of the Property as if
the closing was June 30, 1997 and use of proceeds as described therein.
<TABLE>
<CAPTION>
Pro forma balance sheet (in thousands)
----------------------------------------------------
At Pro forma
June 30, 1997 adjustments As adjusted
- -------------------------------------------------------------------------------------------------------
<S> <C> <C> <C>
ASSETS
Cash and cash equivalents $ 25 - $ 25
Restricted cash 1,134 2,948 <FA> 4,082
<FE>
Receivables on real estate sales - net 147 - 147
Other receivables 32 - 32
Land and improvement inventories 9,005 (7,626)<FB> 1,379
Property and equipment - net 23 - 23
Other assets 757 - 757
- -------------------------------------------------------------------------------------------------------
$ 11,123 $(4,678) $ 6,445
=======================================================================================================
LIABILITIES
Accounts payable $ 140 $ - $ 140
Other liabilities 1,537 751 <FA> 786
Accrued income taxes - (70)<FC> 70
Accrued interest:
Primary lender 2,954 2,954 <FA> -
Debentures 7,544 - 7,544
Other 1,536 - 1,536
Credit agreements:
Primary lender 7,343 6,343 <FA> 1,000 <FD>
Notes and mortgages payable 3,645 - 3,645
Convertible debentures payable 9,059 - 9,059
Convertible debentures payable 1,500 - 1,500
- -------------------------------------------------------------------------------------------------------
35,258 9,978 25,280
- -------------------------------------------------------------------------------------------------------
STOCKHOLDERS' DEFICIENCY
Preferred stock, par value $1.00 per share;
authorized 5,000,000 shares; 2,000,000
Class A cumulative convertible shares
issued and outstanding; (liquidation prefer-
ence of $4.00 per share or $8,000,000) 2,000 - 2,000
Common stock, par value $.10 per share;
authorized 25,000,000 shares; 5,317,758
shares issued and outstanding 532 - 532
Paid-in capital 13,498 - 13,498
Accumulated deficit (40,165) (5,300)<FB> (34,865)
<FC>
- -------------------------------------------------------------------------------------------------------
(24,135) (5,300) (18,835)
- -------------------------------------------------------------------------------------------------------
$ 11,123 $ 4,678 $ 6,445
=======================================================================================================
-C2-
<PAGE> 46
<FN>
PGI, INC.
FOOTNOTES
================================================================================
<FA> To give effect of closing the proposed sale of 4,890 acres of
unimproved land as of December 31, 1996 for $13,446,835 net of
$450,000 of estimated closing expenses, less estimated use of such
proceeds as follows on June 30, 1997:
<CAPTION>
-----------------------------------------------------------------------------------
(In Thousands)
<S> <C>
Net proceeds from sale $12,996
Less:
Payment to reduce primary lender note payable 6,343
Payment to reduce accrued interest due to primary lender 2,954
Payment to satisfy real estate tax assessments including
interest and penalties 751
-----------------------------------------------------------------------------------
CASH AND CASH EQUIVALENTS $ 2,948
===================================================================================
<FN>
<FB> To give effect of the reduction of the cost of 4,890 acres of
unimproved land as if the sale had taken place on June 30, 1997 in
the amount of $7,626,000 resulting in a gain on sale of $5,370,000
(less the provision for income taxes of $70,000).
<FC> To give effect of the estimated income tax liability arising from
the Alternative Minimum Tax due on the gain on sale. The estimated
liability has been adjusted for limitations on the utilization of
the net operating loss carryforward and net of a valuation allowance of
$70,000.
<FD> Assumes that members of PGIP will approve a continued $1,000,000
first mortgage on the approximately 370 acres of real estate remaining
in Company control.
<FE> To give effect of a $700,000 escrow to substitute for mortgage to
assure completion of necessary roads on property developed by the
Company, and establish the balance of proceeds as restricted cash
under control of managers of PGIP.
</TABLE>
-C3-
<PAGE> 47
PGI, INC.
OPERATING INFORMATION
================================================================================
The pro forma effect of the sale for the year ended December 31, 1996 and for
the six months ended June 30, 1997 are as follows:
<TABLE>
<CAPTION>
For the Year Ended For the Six Months Ended
December 31, 1996 June 30, 1997
- ------------------------------------------------------------------------------------
<S> <C> <C>
Reduction in interest expense $ 788,000 $ 438,000
Pro forma net loss $(2,107,000) $(1,185,000)
Pro forma net loss per share (.83) (.28)
====================================================================================
-C4-
</TABLE>
