HomeMy WebLinkAboutDocumentation_Special Meeting_Tab 03_06/16/1994 I'
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-CONOMIC, MARKETING AND MANAGEMENT CONSULTANTS
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June 2, 1994
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Mr. Thomas G. Bradford. Village Manager
' Village of Tequesta
357 Tequesta Drive
Tequesta, Florida 33469
' Dear Tom,
' Enclosed is the Financial Feasibility Analysis for the
Christopher's Village Foundation (CVF) project in Tequesta. We
have used the information provided by CVF as a basis and verified
' all assumptions and numbers with independent sources of our own.
We have also documented all sources in our research in order to
provide a comfort level for the Village Council.
' V�Te believe that we have answered all of the questions posed as to
marketability, required financing and the benefits derived.
Section 8 of the report provides a summary including a listing of
' the key findings.
We look forward to assisting the Village as this project advances.
' Very truly yours,
PMG Associates, Inc
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, � � R.� Gonot
President
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� TABLE OF CONTBNTS .
' SUBJECT SECTION .
' Tntroduction ......................................... 1
DemandAnalysis ...................................... 2 �
' Village Space Needs .............................:.... 3
CostFactors ......................................... 4
' Enabling Issues ...................................... 5
Development ................................ 6 ,
' Project Benefits ................................. 7
' Summary .............................................. 8
' Appendix
Continuing Care Facilities
ACLF Listing
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' SECTION 1- INTRODIICTION AND PIIRPOSE
� PMG Associates, Inc. (PMGA) was retained by the Village of Tequesta
to evaluate the financial feasibility of the Christopher's Village
' Foundation Development Project. The conceptual plan, as submitted
by the Foundation to the Village, is the basis for this report.
Although, the Christopher's Village Foundation presentation is
fluid and ever changing, PMG Associates, Inc. used the preliminary
� proposal, a draft study on the Tequesta Institute for the Arts and
detailed discussions with Mr. Joe Benjamin as the starting point
for analysis.
� PMGA assignment was to evaluate different but interrelated tasks
to determine the financial feasibility for this project. These
tasks were outlined as: a demand analysis for the project's
� individual components, estimation of capital costs, an impact
analysis in terms of the Village's bonding capacity and space
requirements, revenues for the Village, spin-off effects of the
' project, evaluation of financing/operational structure and a
cost/benefit analysis.
, The Christopher's Village Foundation Development Project includes
many facets. Some of those facets are: residential,
commercial/retail, civic facilities, an institute for the arts, a
hotel, an adult congregate living facility and office facilities.
� Each of these components will be examined in Section 2, Demand
Analysis.
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' SECTION 2. - D�lAND ANALYSIS
� The Christopher's Village Foundation (CVF) complex is proposed as
a multi-use concept that includes civic, residential, retail and
commercial uses as well as the Tequesta Institute for the Arts .
1 The concept as presented by CVF is an all encompassing
redevelopment project to fit the needs of the citizens of Tequesta
and the surrounding area. A description and breakdown of the uses
1 follows.
The proposed project includes both public and private facilities.
The Village of Tequesta has completed studies that illustrate their
1 expansion requirements which include several municipal facilities.
A detailed space needs and cost benefit analysis is contained in
Section 3. Commercialized development for the project is comprised
� of several elements including:
Residential:
Single Family Homes: 150
' Apartments: 253
Adult Congregate Living Facility: 120 rooms
' Office: 135,000 square feet '
Commercial/Retail: 133,000 square feet I
' Hotel• 120 rooms
' Art Institute: 103,500 square feet
' The total square footage impact of the proposed CVF' concept equals
1,090,570 square feet. The following pages 'contain a demand
analysis and conclusions for each of the components.
' The stud area for this demand an 1
Y a ysis consists of northeastern
Palm Beach County and southern Martin County. This market area was
� chosen because it contains the most likely competition for the
development components. The boundaries are:
� North: Blowing Rocks area
East: Atlantic Ocean
South: Indiantown Road �
� West: Florida's Turnpike
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� 2.1 - �ssn�rz�
� Christopher�s Village (CVF) has proposed a concept that will entail
both single family homes and rental apartments. This analysis
evaluated the current housing market and determined where and how
the proposed project would fit into the target area.
� CVF has proposed to build 150 single family homes at an average
price of $185,000. These homes are projected to have an average
� square footage of 2,600 square feet.
The proposal also states that there will be two types of apartments
� designed for two different ma.rket segments. The first type of
apartment will total 73 rental units and be located over the
proposed retail component. These units will average 1,200 square
feet in size and appear to be similar to the ones in Mizner Park
� in Boca Raton.
The other type of product that the CVF has described are "180
� student/general° apartments. These units will average
approximately 88$ square feet and appear to coincide with a room
count of one and two bedrooms.
� Aaalysis
Population and dwelling units were calculated for the current year,
� for the year 2000 and until the year 2005 for the target area.
These figures, as illustrated in Tables 2-1 and 2-2, indicate that
by the year 2000 the target area will require a total of 1,405
� units, or 297 units per year. From the year 2000 to 2005, a total
of 772 units will be added, equalling 237 dwelling units per year.
Table 2-3 outlines the approved housing project inventory in Palm
� Beach County as of 3/31/94. As can be seen, there are few
developments o� similar size as Christopher's Village. With only
655 approved dwelling units remaining, and a demand for 297
� dwelling units per year through the year 200Q, this existing
inventory will be absorbed in a little over two years.
' The rental market in all of southern Florida has been booming.
Most managers and management companies report anywhere from a 5o to
10% vacancy rate, with the lower number most frequently quoted.
Quality, specialty products appear to do even better. The Mizner
� Park apartments can be used as a parallel. Before there was a
rental trailer, advertising and marketing, these apartments were
75% contracted to rent. Additionally, the student/general
� apartments will draw from the projected out-of-state students, of
the Institute, which are expected to number 65.
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' Coaclusioa
' There is a relatively strong and consistent market for housing
units in the study area. Based on expected growth rates, the
existing inventory of approved developments should be absorbed in
' approximately two years. There exists only two developments of any
size to be competitive with CVF and this portion of the project
should be successful.
' The single family homes component should be absorbed at a rate of
between 50 and 75 units per year. This rate assumes that the CVF
project will attract between 20% and 25% of the total demand f.or
' the target area. The single family units will likely be absorbed
within a two to three year period.
, The rental apartments will create a special demand due to the
specific nature of the units. Using the Mizner project experience
as a guide, these units should be absorbed in approxima.tely 2 years
' from inception of the leasing program.
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' T.ABLE 2-1
POPULATION AND D6d'ELLING UNTT PROJECTIONS
PALM BEACH COUNTY — SE?�ECTED YEARS
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TAZ 1994 2000 2005
' 3 2025 2069 2113
4 1$58 1870 1882
5 2932 3121 3121
' 6 322 344 344
7 0 0 0
8 511 565 598
, 9 165 169 192
10 45$ 477 487
11 475 490 490
12 0 p 0
, 13 1 3 6
14 134 135 135
15 137 185 602
' 16 592 807 1120
17 3498 4633 5071
18 416 419 424
' 19 801 900 9Q0
20 865 921 1129
21 2585 2666 2763
22 577 596 708
' 44 2446 2609 2609
54 140 188 21$
55 1 1 1
, 56 1889 2282 2282
837 1096 1149 1149
$38 511 522 57b
, 839 1391 1691 1691
� 840 459 465 465
841 0 p 0
' TOTAL 26285 29377 31Q76
POPULATION INCREASE 3092 1699
! HH SIZE 2.2 2�2
' ADDITIONAL 1405 772
UNITS
UNITS PER 234 154
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, SOURCES: Palm Beach County Planning, Zoning and Building
Department; PMG A�sociates, Inc.
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' TABLE 2-2
POPULATION AND DWELLING UNIT PROJECTIONS
SOUTHERN MARTIN COUNTY - SELECTED YEARS
, YEAR POPULATION
� 1994 4016
1995 4136
1996 4261
1997 4388
' 1998 4520
1999 4678
200Q 4842
' 2001 5011
2002 5187
2003 5368
' 2Q04 5556
2005 5751
' POPULATTON
INCREASE HH SIZE ADDITIONAL UNITS PER
1994 - 2000 UNITS YEAR
' a=o========o===a=c=====_ =o===c======o==c=====---===--c=====��_
826 2.2 375 63
, POPUI�ATION
INCREASE HH SIZE ADDITIONAL UNITS PER
2000 - 2005 UNITS YEAR
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909 2.2 413
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' SOURCES: Martin County Growth Management Office; PMG Associates, Inc.
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TABLE 2-3
' APPROVED HOUSING PROJECT INVENTORY
PALM BEACH COUNTY - AS OF 3/31/94
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, ID # DEVELOPMENT APPROVED BUILT R1�MAIN
Q1-03 Riverwalk Townhomes 274 273 1
01-04 Palm Gardens 338 46 292
' 01-06 Jupiter Cove 190 0 190
01-07 River Oaks 35 30 5
01-08 Loxahatchee Landings 30 28 2
, 01-09 Set-N-Sun 31 29 2
01-10 Pennock Point Estates 168 123 45
01-11 Falm Cove 27 5 22
01-13 Eagle's Nest 98 95 3
' 01-14 Fran's Follie 1I 2 9
01-15 River Isle 13 7 6
01-16 Carmel Landing 7 3 4
' 01-17 Whispering Trails 181 174 7
01-18 Fox Run 39 34 5
01-19 Tmperial Woods 47 37 10
' 01-20 Loxahatchee Pointe 42 0 42
01-22 Wendimere Heights 36 35 1
81-23 Windswept Pines 9 1 8
01-24 Riverside Pines 48 47 1
' TOTAL 1624 969 655
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SOURCE: Palm Beach County Department of Planning, Zoning and Building
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� 2.2 - ADIILT CONGRBGAT}3 LIVING FACILITY (ACLF)
� Another component of Christopher's Village is the inclusion of an
ACLF (Adult Congregate Living Facility). The projected size of the
facility has ranged from 100 to 120 beds. In discussions with CVF,
it has been mentioned that the facility would be for the elderly,
� but still independent person. By definition an ACLF can range from
providing a room to different kinds of assisted care, meals and
limited medical care. A Continuing Care Facility (Life Care
� Facility) is a type of ACLF, but governed by many more statutes and
rules and is described in detail below. Both types of ACLF's
(Licensed ACLF and licensed Continuing Care/Life Care facility)
' have been mentioned in discussions with CVF.
One type of ACLF that was examined is the Continuing Care Facility/
Life Care Facility. These are facilities where the client "buys°
� in. The client purchases their apartment, pays a monthly fee, and
the facility corporation agrees to take care of the client for
life. The facility will provide the necessary care for the client
� from independent living to nursing home care. A list of these
facilities are in Table A, found in the appendix. Discussions with
HRS and the Department of Insurance in Tallahassee indicates that
this list is up to date and they know of no other new facilities
' approved.
Analysis
' Examination of the northern Palm Beach County market for ACLF's has
shown the following results. There are three facilities in the
� north county area and only one of any size. The biggest
concentration of facilities are south to mid-county. None of these
facilities are located within the target area. A list of the P,CLFs
in Palm Beach County is found in Table B, located in the appendix.
� In the study area, the population over 65 will continue to grow.
The percentage of the total population that will be over 65 appears
� to remain constant at 22.10. The demand for ACLF beds in the study
area will increase from 144 in 1994, to 162 in 2000 to 175 in the
build out year 2005 (See Table 2-4). Conversations with State of
Florida - Department of Health and Rehabilitative Services shed no
� light on projected facilities or demand. They do not keep any
statistics on demand or know of any new facilities that are planned
in the future.
� Conclusioa .
� Based on the analysis found above, the target area will generate a
demand for from 144 to 175 beds in a typical .ACLF facility. ThiS
figure could be higher based on the higher income levels found in
the region as well as the desirability of the area. If the project
� includes a Continuing Care Facility where the tenant "buys" into
the facility, the demand cannot be specifically identified.
However, the demand appears to be strong.
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TABLE 2-4
I DETERMINATION OF DEMAND
ACLF BEDS - STUDY ARF.A
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Z994 2000 2Q05
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Total Population 30421 34219 36827
, Percent 65 22.1 22.1 22.i
and over
' Elderly Population 6723 7562 $139
' ACLF Beds/Capita 46.56 46.56 46.56
' Demand 144 162 175
' SOURCES: Florida Department of HRS; U.S. Bureau of the Census; Palm
Beach County Planning, Zoning and Building Department; PMG
Associates, Ina.
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2.3 - OFFICE
' The office component outlined in the conceptual plan has a total of
135,000 square feet divided into 50,000 square feet for medical
uses and 85,000 for other general office uses. This analysis
� addresses both segments as one entity since doctor's offices and
other medical uses are generally found within general office
facilities.
� Aaalysis
The demand for this use was determined by a physical survey of
� existing buildings and their occupancy, reports by Lehrer and
Company, the Allen Morris Companies and Blacks Tenant guide. The
overall vacancy rate in office facilities has seen a vast
� improvement in the past year. In the north Palm Beach County area
calculations have shown that the current percent rate is 13.7�.
This compares with a percentage of vacancy of 22.Oo in 1993. The
� amount of office space absorbed in the past year is approximately
38,884 square feet. An analysis of the office space is found in
Table 2-5.
� Discussions were held with Jupiter Hospital regarding their
interest in this site as a possible extension of their facility.
While no study to date has been completed by the hospital, there is
� the possibility that one will be undertaken in the future. The only
future expansion that has been mentioned is the possibility of a
small (5,000 square feet) facility for minor emergencies or such.
� A physical survey of the target area was made to determine the
number of occupied offices. Some of these offices are in existing
buildings in the CVF conceptual area and some are in the target
� market area. Some of these facilities will move into the new
offices to be constructed. The approximate square footage in
existing buildings in the affected area is 124,462,
' Coaclusioas
Over the past few years the rate of vacancy in office space has
� shown a definite improvement and has been cut in half in the last
year alone. Relocation of the existing office uses in the affected
area, location of a small facility in conjunction with Jupiter
� Hospital and absorption of general demand will make this component
viable. Absorption within a two to three year period is likely.
This estimate of absorption is based on the existing office tenants
� relocating to the new office space. If these tenants choose not to
move, the time frame for absorption will expand from the estimate
of two to three years.
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' TABLE 2-5
OFFICE SPACE
' MARRET AREA
' CLA3S A SPACE
NAME SQUARE FEET
' 900 East Building 31,914
Inlet Plaza 15,000
Reynolds Plaza 58,967
' Jupiter Professional Building 15,000 .
Intracoastal Pointe Plaza I 38,800
Haas Building 64,OOQ
' Tequesta Center 18,300
TOTAL CLASS A 241,981
' CI�ASS B SPACE
TOTAL CLASS B 226,503
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TOTAL OFFICE SPACE 468,484
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PERCENT VACANT - 1993 22.O�C
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PERCENT VACANT - 1994 13.7$
' S UARE FEET SO
Q AB RBED IN PAST YEAR 38,884
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SOURCES: Blacks Tenant's Guide, 1993; Lehrer and Company Office
' Report, First Quarter, 1994; Palm Beach Planning,
Zoning and Building Department
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� 2.4 - CON�lLRCIAL/RETAIL
' The CVF has proposed a retail component totalling 133,000 square
feet. This would be composed of specialty shops, relocation of
existing shops �nd the attraction of other retail and commercial
entities. Specific possible uses have been mentioned such as banks
' and restaurants. CVF has described the preliminary design as
95,000 square feet on the north side of the main street and 3$,000
square feet on the south side.
' Aualysis
� A preliminary survey was undertaken to ascertain the approximate
vacancy rate and identify the competition. It was found that in
the target area that most centers were nearing capacity with a
occupancy rate in the range of 85%.
� The affected area of the CVF project contains approximately 140,552
square feet. Of this number, 80,106 is in the Lighthouse Plaza
� which is abandoned. For this study, it is assumed that 60,446
square feet is available for relocation to the proposed project.
Demand calculations were generated for three classes of customers;
� those residing in the propased development, those students or
employees of the institute and those new residents of the entire
target area. Table 2-6 through 2-8 illustrate the demand generated
' by each of these groups.
� Coaclusion
According to research, the northern Palm Beach County market area
is strong for commercial development. Using the 60,446 square feet
� that could be relocated as well as 26,322 square feet generated by
this project, over 65% of the commercial/retail space is addressed.
� The remainder of the project square footage equals 46,232 square
feet which represents 310 of the total demand for additional
commercial space required within the study area by the year 2Q00.
� Based on this percentage, the commercial space within CVF should be
absorbed within a one to two year period. If all the existing
commercial tenents do not move to the new commercial space
generated by CVF, the absorption rate will be lower and the time
� frame for occupancy will increase.
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' TABLE 2-6
CALCULATION OF COMMERCIAL SPACE DEMAND
RESIDENTIAL DEVELOPMENT WITHIN THE PROJECT
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Number of Single Family Units 150
' Average SF HH Income $41,651
Funds Available, Single Family $6,247,650
� Number of General Apartment Units 73
' Average Apartment HH Income $25,000
Funds Available, General Apartments $1,825,000
' Number of Student Apartment Units 180
Average Student Apartment HH Income $15,000
' F'unds Available, Student Apartments $2,700,000
' Total Funds Available 10 772 650
$ . �
' Percent for Retail Spending 4�
Retail Spending $4,739,966
' Percent in Local Spending gp
' Local Spending $3,791,973
Retail Sales Per Square Foot $175.00
' Total Square Feet 21,668
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TABLE 2-7
I CALCUI�ATION OF COMMERCTAL SPACE DEMAND
STiJDENTS, FACULTY AND EMPLOYEES
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Number of Students 1,050
' Number of Faculty �g
' Number Employed in Project 500
Total Persons Visiting Site 1,629
� Daily Spendin 2.50
3 $
� Number of Days at Site Per Year 200
' Tota1 Retail Spending $814,500
Retail Sales Per Square Foot $175.00
� Total Square Feet 4,654
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TABLE 2-8
I CALCULATION OF CONIlKERCIAL SPACE DEMAND
RESIDENTIAL DEVELOPMENT WITHIN STUDY AREA
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' YEARS YEARS
1994/2000 2000/2005
Number of Units 1,780 1,185
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Average HH Income $41,651 $41,651
' Funds Availa e
bl $74,138,780 $49,356,435
' Peraent for 44 44
Retail Spending
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Retail Spending $32,621,063 $21,716,831
' Percent in Local 80 80
Spending
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Local Spending $26,096,851 $7.7,373,465
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Retail Sales $175.00 $175.00
, Per Square Foot
Total Square. Feet 149,125 99,277
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' 2.5 - HOTEL
, The inclusion of a hotel within the project is designed to serve
those visiting the Institute as well as other area tourists and
business customers. The 120 unit facility is envisioned to be in
the class of a Holiday Inn.
' Aaalysis
' Determination of hotel occupancy rates was achieved through review
of reports from the Palm Beach County Tourist Development Council.
Occupancy rates for the County are prepared along with the total
number of rooms.
, Annual average occupancy rates for 1992-1993 total 64.4% which is
slightly higher than the figures for 1991-1992. In the target area
' as well as in the adjacent region, a total of six hotel facilities
exist.
' Coaclusioa
With the number of existing facilities in the area and the
relatively low occupancy rate, there does not appear to be demand
, for a hotel at. this time. Visitors generated by the Institute
itself wi11 not be sufficient to support such a facility.
Prospects for future demand are also not high since this site will
' not be a tourist destination.
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� 2.6 - INSTITIITE
� The Tequesta Institute for the Arts (TI�.) has been presented as an
"umbrella" model for the arts and related areas of study. The
concept of the Tequesta Institute is as follows. It has been
envisioned that the educational component of the Lighthouse and
' BRITT would "work interdependently with the Tequesta Institute
board." The TIA will incorporate the continuing educational
program at Lighthouse Gallery and the training program at the Burt
� Reynolds Institute for Theater Training (BRITT). The participation
of both the Lighthouse Gallery and BRITT will be part of the
foundation for this model for the arts. A more complete discussion
� regarding those programs and entities can be found in a later
paragraph of this sub-section. The Tequesta Institute will offer
various programs in addition to those offered at Lighthouse and
BRITT. Those Tequesta Institute programs have been outlined as a
� continuing education program, a professional studies certificate
program and an academic studies program.
� The total area to be involved in the Institute is 103,500 square
feet. The CVF proposal states that the Institute will be completed
in two phases. The first phase will contain 38,500 square feet and
will entail a theater (220-225 seats) and a"black box" facility.
� Also outlined in this phase will be 45,000 square feet
incorporating classrooms, laboratories and a computer/resource
center. Phase two will add 45,000 square feet and will have a 450
� seat performance hall.
Analysis
a Interviews were conducted with representatives of the Art Institute
of Fort Lauderdale, the Jan McArt Theater in Boca Raton, The West
Palm Beach School of the Arts, Florida Atlantic University School
� of Humanities, professional architects and Palm Beach Community
College. The concept of the Tequesta Institute was discussed with
the above referenced entities and their experiences and future
, development was examined.
Ms. McArt was unaware of an.y such type of all encompassing
' institute as TIA. It was expressed that the TI1� would be an
interesting addition to the community. The Art Institute of Fort
Lauderdale stated that they were also unaware of any such type of
program as the TIA. The Art Institute was a°craft program" until
� 1968 when they went into the International Art Institute umbrella.
At present, their success has been in technical-degree p�ograms.
� Discussions were completed with professional architects in the
community. It has been their understanding that enrollment in
architecture schools across the nation has been dropping. This
decline in national enrollment has taken place over the years.
� The West Palm Beach School for the Arts is four
years old and is
currently graduating it's first class. It is a high school program
, with only 200 slots for students throughout Palm Beach County. For
the next year (1994-1995) they received 1,200 applications for the
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� 200 allotted slots. They will be expanding in 1996 with the
completion of the Twin Lakes Campus and will then include grades 6-
� 12. It was felt that the TIA concept might be able to intertwine
with their graduates. The graduates this year will be transferring
to degree programs such as University of Florida, Duke, Fashion
Institute of New York and the Maryland Institute of Art to name a
' few.
Florida Atlantic University's School of Humanities offer degree
� programs in Art, Music and Theater. The programs are said to be at
capacity with the inability to enroll more students. The interest
has been overwhelming and comes from all over the nation. The
enrollments in these programs have consistently grown throughout
' the years and e.�ansion of the programs have not kept up with the
demand due to budgetary allotments. FAU felt that the TIA concept
was interesting and they would like to see further information on
� the program.
The Lighthouse Gallery (Lx) was able to share the following
� information regarding the CVF plan. LH at present has 8,000 square
feet and envisions itself expanding to 21,000 SF in the future.
Their Board of Directors has voted to move to new facilities but at
present no firm plans have been made. Fay Schrecengost, executive
� director of LH has stated that "free land° would entice their
facility to move to Christopher's Village. This expansion would
entail a theater and multi-purpose areas. At present their
� cultural arts center has enrollment of 900-1000 and the summer
enrichment program for children contains approxima.tely 300-400.
The expansion they foresee would be in exhibit space, classrooms,
� theater space and parking facilities.
The Burt Reynolds Institute for Theater Training (BRITT) was also
interviewed to ascertain their needs and participation in the
� proposed CVF concept. Richard Valentine, executive director of
BRITT stated the following. At present they have 12,000 SF of
space. BRITT would like to expand the theater seating, rehearsal
1 areas and various other spaces. In general, the Gee and Jensen
Cultural Needs Assessment Study would answer most of BRITT's
expansion needs. Mr. Valentine did state that some of the shared
areas stated in the space report would need to be looked at and
� modified as some areas cannot be shared as they need to be
dedicated to certain uses 24 hours a day. Of note, it is
interesting that the BRITT theater has been running at 90� of
' capacity this year.
BRITT stated that they would not expand their full time
' professional student numbers above the current 16-20. W11at they do
envision is an expansion of the teen workshops and a future intern
program. BRITT has been approached by other entities to entertain
the idea of moving out of their current home. The determining
e factor for a move has been stated as "affordability.�
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' Coaclusion
� BRITT and the Lighthouse Gallery have stated an intense interest in
the CVF concept. One of the deciding factors in these facilities
firmly entering into an agreement with CVF would be the financial
encumbrances that the agreement would entail. Both entities
� believe in the TIA concept and have expressed interest in going
forward with the concept.
' The community demand, from the educational viewpoint appears to be
overwhelming. From public high school education programs to
degreed university programs, the demand in Palm Beach County is
' high. This demand appears to be in education and experience in
accredited, transferable programs. The continuing educational
component also appears to have merit.
� The architecture discipline, as described by the CVF is one area of
the Institute that would need further investigation. With
described enrollments declining nationally, this area needs to
' clearly define its target population and programs.
SUN�lARY
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The above section addressed the following points: one, the concept
� and perimeters for each of the components of the Village, second,
the analysis of the component and thirdly, conclusions regarding
that specific component. This summary will present a capsule of
� each component.
Residential
� The single family homes should be absorbed at a rate of 50 - 75
units per year. The rental units should absorb, using Mizner Park
in Boca Raton as a guide, in approximately two years from start of
' the leasing program.
Adult Concrreaate Livina Facilitv (ACLF)
t Based on the research conducted, the target area will generate a
demand for 144 to 175 future beds for a typical ACLF. Demand for a
Continuing Care Facility appears to also exist, but demand at this
' point can not be documented.
Office
' The vacancy rate for office space has shown vast improvement in the
past year. Absorption of this type of space should take place in
� a two to three year period, providing that all the current affected
tenants move to the new leasable space. If those tenant choose to
relocate elsewhere, the lease up time would increase.
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Commercial/Retail
' The estimate of absorption of this type of space is again based on
all current tenants moving to the new redeveloped space. That time
frame is estimated at one to two years. If current tenants decide
' to relocate elsewhere, the time frame for completion of lease up
expands.
' Hotel
There appears to be no real documented demand for this type of
, facility wi�hin the CVF redevelopment area. The relatively low
occupancy rate for this type of facility is to blame.
Institute
' The only proposed program that has shown same decline in the past
years is architecture. That program would need to be investigated
' further to justify a demand. Overall, there appears to be a demand
for all the other educational programs as outlined in the CVF'
proposal.
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� S13CTION 3- VILLAGL SPAC]3 NEEDS
� The space needs of the Village of Tequesta must be addressed during
this financial feasibility evaluation of the Christopher's Village
� Foundation concept. Two separate analyses have been presented
including one from the CVF proposal and the other from a report
commissioned by the Village.
� A part of the overall CVF proposal is the inclusion of municipal
buildings to meet the space requirements of the Village. These
facilities and their associated costs are as follows:
�
IMPROVEMENT COST
� Municipal Offices $2,500,000
Fire Station 1,250,000
Police Station 1,500,000
� Post Office 1,250,000
Library 1,000,000
Public Works Depot 700,000
� Community Hall 600,000
Total $8,800,000
� The second cost assessment is based on a special study addressing
the requirements of the Village. A° preliminary needs assessment"
' dated December 13, 1993, was completed for the Village by Gee and
Jensen. This assessment outlines the existing and required space
demands for all Village departments. In discussions with the
� Village Manager, various modifications were suggested.
The modifications to the Gee and Jensen study were that the unew"
space for the police and fire departments were eliminated for the
� purposes of this report. Also deleted was the water treatment
plant improvements which were priced at $120,950. This line item
was eliminated due to the fact that it was a°programmed
� improvementu. These improvements will occur with or with out the
space "needs assessment" going forward. The new total square
footage for the Village then was calculated as 24,529. The cost
' estimates were then re-calculated, eliminating the "new°
construction ,and site development in the two above mentioned
categories. New total construction and related costs for the
Village needs was estimated to be $3,225,587.
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' COSt $StimateB
� Administrative Facility $1,740,102
Public Works Garage $ 452,270
Public Safety (Police) $ 314,000
� Public Safety (Fire) � 111,800
SIIB TOTAL $2,618,172
Contingency C� 10% $ 261,817
� Misc. Costs & Professional Fees $ 345,598
TOTAL $3,225,587
� As noted in the Gee & Jensen study, the Costs are based on 1995
construction date and impact fees and offsite improvements are not
, included.
� These two analyses are presented to illustrate the range of
potential costs for this project. The figure from CVF represents
the high end of the estimate and includes all services at the
project site. The lower figure, which is the modification of the
� Gee & Jensen report, eliminates some uses which will rema.in at the
current Village Hall location and lowers construction cost.
' The range that results is relatively wide. However, it does
represent two different approaches to addressing the needs of
Tequesta. This range is between $3.2 million and $8.8 million.
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� SECTION 4. - COST FACTORS
� Project costs include land acquisition, infrastructure and
construction activities. In addition, legal, administrative and
impact fee considerations must be addressed. At this time, there
' is no proposal for the amount of the costs that may be allocated to
each of the entities. This issue is a consideration for approval
to proceed with the project as well as any contractual
� arrangements.
4.1 - LAND AC�IIISITION COSTS
' Due to the fact that the subject property is currently owned by
various parties and is partially occupied, three areas of costs
' must be addressed: purchase price, legal costs of condemnation and
purchase of leasehold rights.
The purchase price of the property can be estimated based on review
� of recent commercial land sales in the area, plus experiences by
other governmental agencies. No separate distinction is made
between properties that are acquired through negotiated purchase
� and those obtained through condemnation. Factors have been added
which will account for either situation.
� The properties located within the Christopher's Village Foundation
(CVF) proj ect area currently have an assessed value of $18, 729, 528.
This figure obtained from the Palm Beach County Property
Appraiser's Office represents the reasonable market value of the
� property. Assessments for commercial property are based on an
income method making the assessed value and market value
comparable.
� A review of recent commercial property sales was also made using
data obtained from LaserSca.n Systems, Inc. which provides
information regarding real estate transactions. This data listed
� the property sales, size of the property, current use, the assessed
value and the sales price. Properties examined included both
developed and vacant parcels.
� Using formulas from other governmental agencies and current market
conditions, it is estimated that a reasonable purchase price for
' the property is 200 over the assessed value bringing the estimated
purchase price to $22.5 million. Additionally, legal costs must be
included and are estimated at $1 million. This figure assumes a
normal amount of effort from the attorneys regarding the purchase,
� eminent domain and other aspects of the acquisition. If special
items occur, such as contesting the right of condemnation, these
costs will likely double. A challenge to condemnation in Boca
� Raton included a legal bill of over $1.2 million.
� 4 - 1
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, The third element is the purchase of leasehold agreements. Current
business owners within the property hold rights to lease their
' stores and conduct their operations. If the properties are
acquired with the purpose of demolition and rebuilding, the
business owners have two options: negotiate to relocate in the new
development; or have their leaseholds purchased by the developers.
' Based on the experience with Mizner Park, it should be assumed that
most of the business owners will wish some sort of cash settlement
' of the leaseholds. Costs for this item at Mizner reached over $5
million. Estimates for leasehold purchases and other relocation
costs for existing tenants, of CVF, is $2.5 million.
' The total acquisition cost estimate for this project is $26 million
which includes the three items mentioned previously.
' 4.2 - INF'RASTRIICTIIRE COSTS
' Infrastructure includes roads, drainage and public utilities for
the project. Estimates for this development have been provided by
CVF' and total $7.5 million. Additionally, landscaping and other
amenity costs have been estimated at another $2.5 million, bringing
' the total to $10 million.
E�'forts to confirm these figures through the Northern Palm Beach
' County Water Control District have been unsuccessful. The
Executive Director of the agency has stated that without specific
plans, they cannot provide a cost estimate.
' Based on similar developments, the $10 million figure discussed
here appears to be reasonable. There are no conditions that will
make this development more costly than any other and the amenity
' figure provides a buffer.
' 4.3 - CONSTRIICTION COSTS
The cost to construct the facilities as proposed ranges �ro between
' $69.4 million and $75.0 million with a majority of the costs
associated with the non-public enterprises. Construction costs
were based on current typical values per square foot throughout
South Florida. Table 4-1 lists the construction costs associated
� with the non-public portion of this project.
Section 3 of this report, Space Needs, addresses the municipal
' buildings and the costs which are estimated to range between $3.2
million and $8.8 million. This figure is derived from the Space
Needs Study completed for the Village with a reduction for
' elimination of the Police and Fire elements. This segment of the
project should be identified separately since Tequesta must proceed
with improvements regardless of any decision regarding
Christopher�s Village.
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TABLE 4-1
' ESTIMATED CONSTRUCTION COSTS
' S uare Feet S. Ft Gost
q $� q
' Single family 390,000 $55.00 � $21,450,000
Multi-family 246,550 $5Q.00 $12,327,500
, 1QiCLF 65,000 $75.00 $4,875,000
' Office 135,000 $60.00 $8,100,000
Retail 133,000 $50.00 $6,650,000
, Hotel 50,000 $50.00 $2,5QO,OQO
Institute 103,000 $100.00 $10,300,OOQ
� TOTAL 1 2
,1 2,550 $66,202,508
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SOURCE: PMG Associates, Inc. .
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e 4.4 - OTHER COSTS
' In addition to the costs identified earlier, this project will be
required to address impact fees for items such as roads, parks,
schools and other public services. These impact fees have been
imposed by Palm Beach County, The School Board and the Village of
� Tequesta. At this time, the exact fee structure is not definite
since certain fees are dependent on the size of the buildings and
other factors. For this study, an estimate was made based on the
� square footage of each of the elements in the proposal.
Impact fees for this project are estimated to be in excess of $1.7
million for all items. These fees must be paid before approval for
� construction. ,
� 4.5 - TOTAL COSTS
Total cost of this project is estimated at $107.1 mi.11ion which
� includes all elements as follows:
Land Acquisition $ 26.0 million
� Infrastructure 10.0 million
Construction 66.2 million
Civic Buildings 3.2 million to 8.8 million
� Impact Fees 1.7 million
TOTAL $107.1 million to $112.7 million
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� S13CTIC)N 5. - ENABI,ING ISSIIES
� There are several issues that must be considered when evaluating
this project and the role of the Village of Tequesta. These issues
involve the ability of the Village to use eminent domain, tax the
� property and finance the project. Each of these issues will be
addressed separately and the application to this project will be
noted.
� 5.1 - LMINENT DOMAIN
The primary question in this topic is the ability of the Village,
' or a CRA, to condemn the property for use within the proposed
development scheme. Under the provisions within the State of
Florida, a municipality can use the powers of eminent domain to
� secure property for the public benefit. This benefit must be
established through an analysis of needs of the community and the
proposed project.
� For the project under consideration, several avenues are open to
Tequesta regarding the establishment of the public need. First is
the issue of the requirement for expanded space for the municipal
� buildings. Acquisition of property for the Village Hall and other �
support services readily meets the criteria. A second issue is the
demand for the ACLF facility. Although not generally noted as a
� public service, the designation of need of such a facility to serve
the local population is a public benefit.
The primary rationale for the condemnation of the property is the
� designatian of a"slum and blighted" area. Under the definitions
of the State, blight refers to underutilized property as well as
those in a deteriorated condition. The subject property has
, certain portions that are definitely in a deteriorated condition.
The remainder must be acquired in order to complete the proj ect and
make it feasible. Those portions of the subject property that are
� currently vacant can be acquired under this provision of
°completingu the project.
Upon filing the condemnation procedures, the municipality must
� place into escrow a sum equal to the amount offered plus an
additional 100. This provides an earnest amount for the property
owner. The municipality is also subject to payment of reasonable
' fees and costs of the property owner.
It is important to note that upon condemnation, the land transfers
to the municipality. The court action is only to define the value
' of the property taken. One exception to this procedure is if a
property owner contests the public need and the right to take the
property. In this situation, a separate hearing is held.
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O 5.2 - AD VALOREM TAXING POWLRS
� Another important question that was raised is the ability of the
governmental agencies to levy a property tax (ad valorem} on the
project if the land is owned by Tequesta. The answer from the Palm
Beach County Property Appraiser's Office is yes. State law allows
� the ad valorem taxing provisions to be passed on to non-exempt
persons or corporations if the property is used for non-public
purposes. The municipality will be required to notify the Property
� Appraiser of the lease arrangement and those properties will be
added to the tax roles.
� 5.3 - BONDING CAPACITY
The ability of Tequesta to participate in this venture is dependant
on the bonding capacity of the Village. Bonding capacity is
� defined as the legal limit on the amount of bonds that can be
issued by the governmental agency. This limit is established at
10% of the total assessed value of the municipality. This figure
� reflects a"legal limit" for each municipality. Lacal governments
may also impose their own restrictions. The bonding capacity for
Tequesta is $32 million.
� 5.4 - INSTITIITE FINANCING
Questions have arisen from some of the Council members regarding
� the funds that should be obtained by the Institute prior to
initiating the project. The best method that is available to
determine this amount is to review the pro forma submitted by the
Institute and add typical security measures on behalf of the
, Village.
The total development costs for the Institute are estimated at
e $15.5 million and includes construction, furnishings and equipment.
Based on analysis provided by independent sources, this estimate
appears reasonable. The Institute should have commitments for
' financing for this amount prior to execution of any contract by the
Village.
Other costs incurred by the Institute include operations and
� faculty salaries. Based on the pro forma, these items will create
an annual deficit of over $1.1 million within the first five years
of operation (year 2001). Donations or other revenues will be
� required to offset this deficit.
An estimate of the required "up-front" funds for the Institute are
� found below. These figures do not include the land acquisition
costs since that will be negotiated separately between the Village
and CVF.
� Initial Equit� (10% of Development Costs) $1.5 million
2 Years Debt Reserve $2.5 million
2 Years Operation Reserve ,�1.0 million
t Total $5.0 million
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� SECTIOI�T 6. - DEVELOPMEIITT STRIICTIIR�
' Tequesta has several options regarding the mechanism used to
promote the development of the subject property. In order to
analyze the various options, it is important to discuss the
' activities required.
Development of the parcel will depend on the ability to condemn
� property, obtain financing through bonds, levy assessments and
impose planning controls. Three structures will be analyzed with
these elements in mind: existing Village powers, a Community
Redevelopment Agency (CRA) and a Community Development District
' (CDD) .
Each of these entities can accomplish the four items identified
� above making them relatively equal on the surface. Two
significant powers are available to CRAs, however; Tax Increment
Financing and preselection of developers. Another issue is recent
restrictions on tax free bonds and the revenues available for
� repayment.
6.1 - TAX INCREN�NT FI1�9'ANCING (TIF)
' TIF is a mechanism designed to encourage development and
redevelopment of areas that have fallen into blighted conditions.
� This provision allows the CRP, to retain all incremental tax
revenues generated due to the development project. For those
projects where the increased value is significant, TIF provides a
major and secure funding source to offset the bonds.
, The provisions of this mechanism require that the assessed value of
the CR.A area are frozen for all taxing agencies (except the School
� Board) and increases in ad valorem revenues accrue to the CRA to
meet debt service requirements. No operating costs can be met
through this system and the time limit on the bonds is set at 30
years.
' One of the disadvantages of this mechanism is that the increased
tax base is not available for the advantage of the entire
� community. This situation is particularly important if the
incremental taxes are significantly higher than the debt.service.
The TIF revenues can be used to reduce the debt, but cannot be used
' for other municipal needs.
An advantage of TIF is the use of other agency's funds. Taxes that
� would be collected by the County Commission and other entities
benefit the CRA instead. In this way, the total revenues are
increased. Therefore, if the incremental tax revenues are nearly
equal to the debt service, TIF is beneficial since the CRA will
�� obtain monies not otherwise available.
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0 6.2 - PRESLLECTION OF DEVELOPFRS
� Under the competitive negotiation provisions of the State and most
municipalities, selection of developers must follow a specified
format. In the case of eminent domain issues, the traditional
procedure was to acquire the property and then select a developer
� to complete the project.
Recent changes to State law reverse this procedures for CRAs.
� Under provisions of a bill passed in the 1994 legislative session,
the CRA can select the developer prior to initiating condemnation
procedures. This way, the agency is in a better position to obtain
financing and can eliminate the delay between acquisition and the
� contract for development.
� 6.3 - REVENUE RBSTRICTIONS
The IRS has recently modified the revenue generation rules
' governing tax free bonds. This modification restricts the amount
of non-governmental funds that can be used for debt service
payments to 10%. Under this rule, only 10% of the monies used for
debt service can be obtained from rents or other non-taxing
� sources.
Sources such as taxes or assessments must be used to generate the
' funds for debt service. Each of the entities described earlier can
levy the necessary taxes or assessments. However, only the CRA can
use funds typically accruing to other agencies through TIF.
' 6.4 - SIII+Il�lARY
, Use of the CRA is recommended for this project for the following
reasons:
' o Use of funds from other agencies through Tax Increment
Financing
o Ability to pre-select the developer reducing costs and
� exposure
o Ability to concentrate on the development needs of the
� community
' 6.5 - OTHER CONSIDERATIONS
If the Village of Tequesta does not wish to commit to exposure
through a venture with a developer on this project, they can still
e cause the redevelopment through other means. Creation of a special
district (likely also the CRA) can provide planning and design
controls that will cause multiple land owners to develop the
Q property according to plans adopted by Tequesta.
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' The CRA would develop a specific plan requiring land owners to
develop certain uses on their property. In addition, architectural
' controls can be imposed which will require certain design, colors
and other amenities. In this way, a comprehensive development can
be achieved without a commitment from the Village.
' This process is more time consuming and requires more involvement
from the Village during the planning and approval stages. In
addition, the civic buildings considered in the project must still
, be completed by the Village without other assistance.
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' SSCTION 7. - PROJECT BRN�FITS
� Benefits derived from this project for the Village of Tequesta
involve four basic elements: increased taxable value, spin-off
effects with surrounding areas and revenues obtained from State
� sources. This analysis will focus on the incremental benefits of
the development. Existing revenues and natural growth will not be
impacted by the project.
' 7.1 - INCREASl3D TAXABL� VALIIE
� The increase in taxable value can be estimated by determi.ning the
assessed value of the project after completion and subtracting the
current figure. The estimate of the market value is obtained by
� totaling the project costs as derived in Section 4 and adding a
factor for normal profit. Additionally, the costs for the
Institute were not included as it is assumed that they would apply
and be granted an exemption as a not-for-profit organization. The
1 assessed value is estimated as follows.
Construction $55,902,500
� Land 22,500,000
Infrastructure 7,500,000
� Subtotal 85,902,500
Administration & Profit 17,180,500
at 20%
' Total Market 103,083,300
' Assessed Value 82,466,400
tat 80%)
� � Less Homestead �emption 3,750,000
Total Taxable Value 78,716,400
� Current Taxable Value 18,729,528
� =acrease ia Taxable Value $59,9$6,87Z
For this report, the estima.te of the increased value will be
' assumed to be,$ 60 million. This figure will be used to determine
the increased tax collections available to Tequesta.
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' This increased taxable value translates into increased tax
collections for the Village as well as other entities. The
' following estimate of additional taxes is based on completion of
the project. It should be noted that these figures will be phased
in over the development time frame. Until a specific phasing
schedule is completed, it is impossible to estimate the cash flows
' on an annual basis. Considering delays with entering the new
construction on the tax roles, it is estimated that the full impact
will not be felt for a minimum of five years.
O Generation of additional tax revenues are as follows:
� Increase in Value: $62.2 milli n(includes both direct and spin-
' off values)
Revenues generated:
� Tequesta (5.9140 mill ): $367,851
County (7.0026 mills): $435,562
School Board (10.0630 mills}: $625,919
� Other Districts (1.21 47 mills): $ 75,602
Those funds available under t e Tax Increment Financing (TIF)
method include only the revenues from the Village and County levies
' which total $879,015. Using te of 8o for 30 years, this revenue
stream will support approximately $9.9 million in bonds.
Considering that the issue should include several year�s interest
� as well as other issue costs, only between $8.5 million and $9.0
million would be available for iapital items.
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� 7.2 - SPIN $FFECTS
' Using the example at Mizner Pa k, we can estimate the effects of
the project on the surrounding ommunity. Review of tax roles in
the years after the completio of Mizner Park reveal that the
' residential areas reaped the mo t benefit. Homes in the adjacent
area increased in value at a rate of from 30% to 50 0 over the three
years since completion. Commer_ ial property did not evidence the
same increase, however, the r te of decline in tax values was
� reversed. In the years prior t redevelopment, the taxable values
of the commercial property in t e area around Mizner Park had seen
a decrease of 10o to 15%. Sin e the redevelopment, these values
' have increased an average of 5� to 100.
For the study area, we will use an estimated spin-off effect of 5�
' in order to remain conservative.
Current assessed values of property surrounding the proposed
project are approximately $44 n�►illion. This includes land areas
' that may be contained within th� CRA boundaries. Using the figure
of 5� increase in value due to the completion of the CVF project,
the area will generate an additional $2.2 mi.11ion in taxable value.
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' 7.3 - RTV'ENQSS FROM STATE SOIIRCBS
' Tequesta benefits from sharing in State revenues along with every
municipality in Florida. These sources include sales tax,
cigarette taxes and other shared revenues. Some of these sources
are based on the business activity in the municipal borders (sales
' tax) others are a function of population (shared revenues). In
each case, the revenues received from the State of Florida should
increase due to the completion of the proposed project. The
' following is a calculation of these benefits.
Sales tax revenues accruing to the Village are based on the 1/2
cent that is available to the municipalities. Using the increase
' in retail space over the existing levels, a total of 73,000 square
feet is generated. With sales of $175 per square foot, a total of
$12,775,000 in retial sales results. The 1/2 cent available to the
' municipalities would generate $63,875 in sales tax revenues that
are shared by the State.
' Other State and County Shared revenues are based on population as
well as activity. Using current budgeted figures of $254,215 as a
guide, it is anticipated that these revenues could increase by
approximately 20o with the new development. For this analysis, an
' estimate of the other shared revenues is $50,843.
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� SECTION 8 e — SDN�'ARY
� The most important factor for the Village of Tequesta is
preparation of a contract to permit the development of this project
and to protect the citizens. Such a contract will specify the
' contributions from each party, repayment schedules and future
considerations. Without these specifics, the goals of the Village
cannot be attained.
� It is also important to note that this concept has great potential
and that Tequesta should move forward in this process. The
creation of a Community Redevelopment Agency (CRA) is the best
� mechanism for this process and would prove valuable regardless of
the path chasen for development.
The analysis in the previous sections identified certain factors
� that should be considered for this project. A summary of those
points follow. Al1 cost and revenue figures are presented in 1994
dollars.
' o Demand for most of the individual elements is strong and
indicate that the project should reached full occupancy
� within three years from initiation of each element.
o Demand for the Hotel segment does not appear to be
� sufficient to warrant this type of development. Space
designated for this purpose should be reallocated to
another use with residential apartment the most likely
candidate.
� o The Medical Center component should be included with the
office component.
O o Estimates of absorption for the retail and office
components is dependent on the relocation of the existing
� businesses located within the project area. If these
businesses do not relocate, the time required to reach
full occupancy will increase by approxima.tely two years.
� o A market does exist for the Institute, especially with an
combination of BRITT and Lighthouse. Art, music and
theater programs throughout South Florida and Palm Beach
' County have experienced significant growth in the past
few years. None of the existing programs can absorb the
demand and waiting lists are extensive.
a o The,success of the Tequesta Institute for the Arts is
dependent on reaching an agreement between the three
institutions financially.
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� o Land costs for the project are estimated at $26 million
� o Infrastructure costs are estima.ted at $10 million.
o Construction costs are estimated at between $69.4 million
and $75 million.
� o Tequesta can use eminent domain procedures to acquire the
property for public benefit.
� o The property will be subject to ad valorem taxation even
if the land is owned by the Village and leased to the
' developer.
o The legal limit of the bonding capacity of the Village is
currently $32 million.
' o It is estimated that the Institute should have
approxima.tely $5 million in hand before the initiation of
' the project.
o The Village should create a Community Redevelopment
Agency (CRA) to oversee the project and to have the
� opportunity to use Tax Increment Financing.
o The increase in taxable value after completion of this
' project is estimated at $60 million.
o Spin-off benefits for the surrounding area indicate an
� estimated increase in taxable value of $2.2 million.
o Tax Increment Financing (TIF) would generate
approximately $879,000 in revenues at the completion of
' the project.
o Revenues from TIF will support a bond issue of $9.9
' million
o Other revenues from State and County Shared sources are
� estimated at $114,718 on an annual basis.
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' APPENDIX
'
' CONTINITING CARE FACILITIES
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' ADIILT CONGREGATE LIVING FACILITIES
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TABLE A
' Coatinuiag Care Facilities
� Palm Beach aad I�artin Courities
' Name Of Facilitv Location Number of Units
Abbey Delray Delray Beach 360
' Abbey Delray, South Delray Beach 288
Edgewater Pointe Boca Raton 406
' Estates
St. Andrews Estates Boca Raton 644
' William Crane Gray Inn Lake Worth 73
For Older People
' Harbour�s Edge Delray Beach 273
Sandhill Cove Stuart 168
' Waterford Juno Beach 301
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� � � r � � � � TAS'!� s ■� ` � � � r � � � �
. I�RCH 1994 �+
ACLF LIST Ft3R PALI+d BFACH L'�OUNTY .
� C{�DE FACILITY ADDRE�SS ADMINZS�RATOR CAP EGC ALZ NH MNTL OSS
096 ADULT CARE R$SI�I►ENCE 161� SSd 3RD STRBET AL�AN DOLAtd 34 A Y N Y N
BOYNTOI� BCH, 33435 (407j ?38-17aT
893 ALBII+iO' S ACLF 104 CHAMI�NS RiJAi CA�lEi.I�O ALBIN� 4 Y N I�i N N
� W PALM $EA�H, 3340? �407) 844—�327 �
139 AVANTE TER. BUCA RAT 1130 NW 15TH STREET �ARY DUNCANS{3N 73 Ai Y Y Y, Y
HOCA RA�ON, 33486 (4d7� 394-6282
�03 BEULAH BRYAI�T BRij HM 1651 W. 35TH STRLET BEIJLAH BRYANT 6 N N N Y Y
RIVIERA BCH, 334fl4 {�fl7) 642-4510
152 � SO�A pA�tADIS$ 101-121 SW 2Na AVEI�I'UE CLAIRE F�STER fi N N N N N
BOCA RA'!'t)N, � 33�l32 (40T� 362-9390
i74 BItIGHTON GARDFtsS 1325 S. CO�IGRES5 AVE PATTI ANi� HOPKINS lff4 A N Y N N
BQYNTON BCH, 3342G {407) 3fi9—?919
142 B12�AUWAY HOMS CA�RE 36(fl BItOADWAY AVENUL aEI,�RES RICHA�tDSON lf
W P�LM BEAC�i, 334Q7 (4{}7� Sh4-9U�6
p97 C.�I. E. �iM FOR ADULTS 17591 CARVER AVSNUE HERMA HARRIS � � � � � �
JUPITER, 33�58 �#��7) 7�4-8985
153 CBGUANUT ROAD AGLF 4339 Of?COAt+TUT ROAD MEIADY COSTA 12 N� N N N Y
W PAI�+! BSACH, 33406 (+�07j 968-2071
100 C�UIa. �IlI3 HERITAGE P�tiC �4565 SIMS ROAD BREI�DA BLAiS 60 Y N N N 3+1
. DELRAY �EACH, 3348�! �4fl?� 999-23Q0
d62 C{)UNTRY RESIDSNCE, A 14327 N. 69TH DRIV$ IPLOYD HARPER 11 N N l� I'� Y
PLM BC,Ei GRDN, 33418 (40?� b22-13�8
112 GOONTY MANOR 8749 PIONEER ROAD l+18IADY O�3S�A 11 N N N Y Y
W pALM BS�ACH, 33411 (4fl7 � 790-4315
004 CRESTHAVEt+T EAST 5100 CRESTHAVEAT BLVD SIDNSY ROSENBL�iTT 308 H' � H N• Y _ N
W PAId�! BEACN, 33415 (407) 964-282$ '
� � � � � � � � � � � � � � � � � � �
�ADE I+'1�lCILITY , AUDRSSS . ADMINISTRA'i"t3R CAP 8C� ALZ NS MNTL 4S8
CRYSTl4b PALI�S 1710 4TH AVE NL3RTH LAURIANN BASAL 12t Y Y Y N N
LAKB f�10RTH, 334fi0 (487) 547-0954
872 DAViD GZBSflN ItET HM 1017 STATB STREET FRANCES C(}FFIBLD 5 N � N N N Y
W PALM BEACH, 33401 (4d7� 832-7910
t115 DAWSUI� ADULT CARE 5b9 WES� 6TH STItEEfi DOIARIS & ERIC 26 N N N Y Y
RIVILRA BCH, 33444 (407} $4$-0354 �.
082 D$NNiS C LEE RET H!►iE 1104 EAST ROAD DENNIS C LEE 9 A N N Y. i�
I�OXAHATCHEE, 33470 (40�� 798-2762
154 DON MA.R ACLF I 154 W I8TH STREET DONEY GRIGGS 5 N N N Y Y
RiViERA 9CH, 33404 (407� 845-7723
155 � flON M14R ACLF II 13$ WES'!' 18Z�i STREL'1' D�NEY GRIGGS 9 N l�f N y y
RTVIERA BCH, 33�0� (4U7) 845-7723
OOb EASON ACI,F �?11 6TH AVENUE SbUTH GUY PROVEN2ANa 19 N H Y Y N
L�ICE WORTIi, 33460 (�07) 582-1472
063 EDGEwATER P�INTL� EST 23318 BLUE WATER CIRCLB DON WILSUN 44 N ' N Y N N
BflCA RATU2�1, 33433 {44T� 391-6305
��56 ELYSIUM C3F B4CA 2b08 AiW 5TN AVE DAVID WODEFIOUSE 144 N I+1 N Y Y
H�CA RATON, 33+331 (407) 368-6222
�57 E�IIWJAUS RESIDENCB 9U0 54T�i S�EE'� REV. J(?HN EDWARDS 8 N� N N Y N
W FAL�+! BEACH, 33�ld2 (907) 863-9227
tI08 FINNISH AMERICAN HOM 1840 SOUTH DRIVE AR'rHUR MAGUYRE 198 A N Y Y N
LAKL WORTH, 33461 (�07) 5$8-4333 -
415 FLAGLER INN 3704 N POZNTSE°1"�IA AVE ANDY FENNELY 92 Y N N Y N _
W PAI�i BEACH, 3340? (407j 842-1047
158 FOUNTAINVIE�T RETIRE ill EXECUTIVE CENTER DR TIM PARKER 500 N N N N N
W PALM BBACH, 3340�. (447) 697-58G9
009 FOilR SEASONS MAN4R 1748 NL 4TH STREET JERRY WRIGI�iTT 124 N Y N N N
BOIiNTaN BC�i 33435 (447j 737-6455 � -
, •
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CBDS FACiLiTY ADDRESS ADMINISTRATOR CAP 8CC �L,Z N1i MHTL OSS.
�59 FRiENDSHIP C�OURT 920 S"J" STREE�' JOHt� CLI�"PON S
� LAYCE �+IORTH, 334C0 {40T) 586-4685
160 GULDEN AGE MANORS 140 PTsRRY AVENtJS JOSEPH/SHARBN WAGNER 6 N N N N N
L�AKB WBRTH, 33463 �407j 965-3823 I
172 HAVERHILL MAt�IOR 1325 N. HAVERHTLL RD RBT & TAFFY STRAUCN 15 N
�T PALM BEACIf, 33q17 t407') 68fi-8&00 �.
088 HERYTAGE PARK, LTD, 14555 3IMS ROAD 3'UDI C�iRISTIANO 170 �I N N N. N
DELRAY BEACH, 33484 (407� 496-ilil
243 HIBISCUS HM/AGED I 101 f�1 12TH S�ET VERA HAYNES 32
ItIVIER,A BCH, 33404 (407y fi40-9083 �
I
, ' HISISCCJS HOUSE 325 lOTH STREE'� EItIC PIDRMAN 14 N Y N N Y
' W PAI�M SLACH, 334�1 (407� $33-74(?0
L37 INN AT CASA DEL MAR 22b01 CAMINO DEL MAit ROBERT MAINGUY 12U N N tJ Id N
Sf?CA RATON, 33�33 (407� �5�--7100
)30 KINSEY & KINSEY pend 225 OLD DIX�E HIGHWAY CASSANDRA KINSEY 24 N N N Y Y
RIVIERA BCH, 33404 (40?� 848-1995
�05 K{3LAR HOME 73�7 WIL�ON ItOAD JAMES R. KOLAR 37 i1T N N N ItT
W PALM BEACH, 33413 (907) fi83-7877
62 I�ARiCS NEST 937 CURRL DRIVE GATHY HOPKINS 6 N� N N N N
W PA�,M BEACH, 33415 (407y 689-496fi
O7 LIBERTY INN 5658 HF�tI�'AGB PARK WAY IAIS ZWICIi 6� Y Y N Y N
DSLRAY BSACH, 33484 (407) 499-2500
69 MARIFaSA A8 S.E. 1ST A�IENUE NINAN/JOLLY CHEAIAN 12 N �+T N Y N .
DEL3tAY BE�CH, 33483 (407� 272-4444
�8 MARRIO�' 3 HflMB GARE 270� BROADWAY PFAItt, WONG 12 N N A1 Y Y
W PALM $EACH, 33408 [4a?� 659-3793
MARRIOTT STRATFORD 6343 VIA DE SflNRISA DEL A�TDREA RAMSEY 40 Ai 117 Y Y N
S�CA RATON, 33433 (407� 394--5385 . , '
� � � � � � � � � � � � � � � � � � �
tK}DB FACILITY . ADDRESS ADMII�IISTRATQR CAP 8CC ALZ HH �ZH �+II�I'P'L OS
139 I�SIDGA CARB 1216 HIGHLAND ROAD DONNA L'YGA�►T 6 N H N 018 y Y
` I�INTANA, 33462 (407j 588-6860
071 �lCRIBIAN H4USE • 3061 DONNELLY DR J�SEP�iINE SEVIM 44 3d N N 035 H r1
IaANTAIIA, 33462 t407} 9$5-7200
166 MORG�AI�'S AET. ANNEX 428 SOi3TH '�F" STRBET ALMIRA M4RGAN 12 136
L�I.iCE WORfiH, 334b0 (40?j 586-3546 • ,
053 MORGAN'S RET. HOML 432 S."Fp STREET AI�iIRA MORGAN 12 OQb
LAI{E W�R�''fi, 33460 (�l07� 586•-3546
173 .NEWFOItT PLACE 473a N.W. 7TH CflURT GARY GIBSON 16 N l� N �2� N N
LAN'I'ANA, 33452 (407� 586-b455 .
lb7 • NORTHW+DaD GRANGE �116 LAT02+TA AVENUE JOYCE MCCAi,LA b Y N N 089 Y y►
W PALM BEACH, 33407 ��U7) 844-0693
�46 P_bi�,M BEACH ACLF 534 DATiTRA STREET FRANK CATHEY 88 N N N t12� � y
W,PALM SEACH, 33401 �40?� 832-5555
094 PALM BEAGH SLDER CAR 3300 BRaADWAY AS�iWIN BHATT 34 H N H 164 Y y
. W PALM BEACH, 334U7 (407y 844-1575
i3Z PAI.M COAST RET CT II 3�i86 ROSTAN LANS VALER�E MAY 11 N N IrF N N
LAKE WORTH, 334b1 (407� 969-037b
131 PAI�+! GOAST RET.CT. Z 5701 N. DIXIE HIGiiWAY VALERIE MAY 16 N' �d N y � y
W PALd�i SEACH, 334U7 (407j 842-66f5
ifi8 PALM HAVEN 135 NW 11TH AVENUE VERNITA Ca}C 15 N N N �22 y y
SOUZ'H BAY, 33993 (40?) 99b-2fl39 -
;
iQl PAI�lS �F LAiiE WORTH 49Q5 LANTANA ROAD KATHY SEPKO 108 N N N 133 Y H
LAKE WORTH� 334b3 �4U7} 64�-412b
i30 !�
169 PARK CLUS, THL 2939 S. HAttERHILL ROAD DAVE DEUSCHLE 34 N N Y 024 N t,i
WEST PALM, 33�15 (407) 641-3130 • �
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.,_„ .
�fl$ FACILITY . ADnRESS ADMIN�S'I'RA�'OR CAP ECC ALZ NH MNTL �SS
fl18 PBA'f�Y' S�t�:TIREI�BNT 1341 S�T AVLNUE �a" MARGARST PEAVY Z4 N t+T N Y Y
� SELLE GLADE, 33�430 �407y 995-55?9
035 FRICE�S HaI�IE /AGED 1891 W 13TH STREET CARRIE PRICE 8 N N N y Y
RIVIERA �CH, 3�404 ��a73 845-2441
13f PROSPE3tITY aAKS 11381 PRB�PERITY FAF2I�SS CHARLES SPARKS 60 N N Y Y N
. PLt+! 9CH GRDH, 33410 ��07) b94-97d9 •
006 RaBINSQN BOARD HOMB 299 NE 15TH TERRACE THELI�IA ROBINSflN 9 N N i�I y y
. 80CA RATON� 33432 (4Q7� 368-2476
OZd RYIST�C RBTRSAT HOHE �120 N FSDERAL �IIGHWAY SUE HIESENDORFER 30 N N N 1► Y
�
84Y�N BCH, 33435 (407� 73?-5887
089� SIDER'S EAST ?�1 WEST 9TH STREET ROWENa MILLS 15 AT N N Y y
� R�VIERA BCH, 33404 (407� $63-003.4
021 SI�iONS BDARDING HOM 3400 AVENUE '�T" CLARA SIMMONS 6 N N N Y y
RIt�IERA BCH, 334fl4 (4U7j $42-5553
164 SII�SPSON'S ADULT CARE 1641 NW 5TH STREET CYNTHIA MATTHEWS b I+1 N N N Y
84YNTON BC�I, 33435 (�4?) 736-4538
SPRINGHOUSE SENI4R 193� S. FEDERAL �iWY VICI{I CUPP 12? N ItiT 11T N N
HO�YNTON BCH, 33435 �407j 73b-2424
ST ANTHONY' S Ct3UN'I'ItY 11U4 8 ROAD JOANAI SOLTAU g N� N N Y N
IAXAHATCHEE, 33470 (407j b55-4978
022 S�. ANDREi�TS ES� STI� fiO45 S VSRDE TRAIL F:LISE FRENC�i 4Q N Ir1 Afi N N
S�CA RATON� 33433 �407j 487-fi244 �
133 ST. ANTHONY SY SLA 120t1 S(Ji2F RflAD JIi� K4LAR 2g N N �1 N N
RItTIERA BCH, 33+� 0+! ( 407 ) 655-4978 -
134 ST. .ANTHONY'S EXT CR 314 IOTH STREE'r 3OANN KOLAR SOLTAU 16 N IrT N y �
W PALM BEACH, 3340� {40?� fi53-4978
024 ST. ANTHONY' S RET. N 2f�b P�LM HEA.CH LAKFS JOA�iN K�L1lR S4LTAQ 15 N N i�i 3� N
W PAL�+! SEACH, 33�lt31 (4{I?) 832-9386 -
� � � � � � � � � � � � �� � � � � � �
COL�E FACI�.ITY ADDItESS AD1YdIN3STRAT{'1R Cl�P $CC ALZ NH
033 ST. ANTH�NY'S S�UTH 1401 S. 4LIVL AVENUE JEFFR�Y NLLS�N 34 N N I+i
� W PALM BEAC�i� 33��1 {407j 832-4b68
STRATF�ItD C�i1R'I' 6343 VIA I3ESONRISA DEL ANDRSA RAMSAY 40 N I� Y
BOCA RAT{?N, 33433 {4tf7� 392--277'2
135 S�tR�SS ATR�tJlhJS�CA 148fl NW 153'�i STI�tE�T MARY ASHTON 188 N N H
•• BOCA 3tA'1'ON, 3348fi (407} 75a-7555
165 SUNSET {)AKS OF L.W. 5958 WBSTERN f4AY � DIANE GRENIER b N N N
LAK� WORTH� 33h53 (4(}7) 967-5419
1?+� SWISS HOUSE 3927 BUT�ERCUP CIR Sfl MARIANNE EICIiING�R 6 N N N
� pL�+t BCH GDNS, 3341� �4a?) 775-3459
' T.L.C. ADULT SERVICE 445� GARdENIA AVE �CAROI, PEARSON 7 N N N
GAKE WORfiH, ' 33461 {407� 967—b805
THE CLASSIC pending b300 CO3+�i8N CIRCLE JAN DALT+�N 50 N N N
W�PALM BEACH, 33417 - (407y 697-3051
096 VILLAGF A� IYDANflR PRK 30�5 S. G�OI+IGRESS AVLNUE KATHRYN OLSflN 120 N 1V N
� BOYNTON BCH, 33426 (407f 73$-4777
026 VIItGfl RETIREMENT HOM 715 DOUGLAS AVENUE CASSAfiTDRA KI�TSEY lb Y Y N
W PALM BRACH, 33+�03 (407) b55-8539
12g WE CARB 1�{?UT YflD 1285 PARK LA3dE JOEJD�IARES BURSCH 6 I� � N N
S� PALM BEACH, 33417 �(447� 5$7-935�i
116 WHISPEft WALK �b920 �33RD DRIVL NORTH SHELIA PAIGE 6 N N N
JUFIT�R, 33478 �4�7) ?44-61�12
� 02 4�tliiTE P�S 947 2 a�3 D I XI E HIGIiWAY JAMSS & A1�N WHIT'E 6 N N N
LAKE PARK, 334Q3 �4Q7) $+�5-1114
163 WHITE PAI.d�tS NflRTH 9090 �I.D DIXIE SIGHWAY JAMBS & ANN W�iITE 2A N N N
i.A�CE PARK, 33403 {4�7) $44--2078
- 436 1aTHFTEHALL BflCA RAT�N 7300 DEL PRADa SOUTH STEVEN I�dITLDER 67 N N Y
BOCA RATON, 33433 i407� 392-3000
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C'�DE I�'ACILITY ADDRBiSS �dINISTRATBR CAP ECC ALZ NH !�M'L aSS
07fl WIi.IAWS RFTIRFMB3+iT' 411 2b'i'H S�'I�tEET JBAN GE{�IITZOYI�OU 6 N N N Y N
� W PAId� B$ACH, 33407 t407) 659-531b
085 i�YNDHAM HflUS� 417 �IESTW04D RBAD KAREN pADDOCK 24 I� � N N Y Y
W PA?�! BEACH, 33401 (487} 832-654�
�AP Capacity
' ��C Extended Congregate Care -- A=license a�p7i�ed for, Y=yes, N=na . -
Al.Z Aizhefiner's spec�alty �
NH Nursir�g ltome �r� preroisis
AIN?!. I�er��a 1�ea lt� c 1 i ents accepted
OSS State subsidjzed ci�ients a�cepte�