HomeMy WebLinkAboutDocumentation_Regular_Tab 11_12/08/2016 RESOLUTION 35-16 .
A RESOLUTION OF THE VILLAGE COUNCIL OF THE VILLAGE OF
TEQUESTA, FLORIDA, MAHING FINDINGS OF FACT; DESIGNATING
PROPERTY LOCATED AT 4534 AND 4546 COUNTY LINE ROAD,
TEQUESTA, PALM BEACH COUNTY, FL 33469, AND IDENTIFIED BY
PARCEL CONTROL NOS. 60-42-40-25-00-001-0030 AND 60-42-40-25-00-
000-1080, AS A GREEN REUSE AREA PURSUANT TO SECTION
376.80(2)(C), FLORIDA STATUTES, FOR THE PURPOSE OF
REHABILITATION, JOB CREATION, AND PROMOTING ECONOMIC
REDEVELOPMENT; DIRECTING THE VILLAGE CLERK,TO NOTIFY
THE FLORIDA DEPARTMENT OF ENVIRONMENTAL PROTECTION
OF SAID DESIGNATION; PROVIDING AN EFFECTIVE DATE, AND
FOR OTHER PURPOSES.
WHEREAS, pursuant to § 97- 277, Laws of Florida, codified at § 376.77 —§ 376.86,
Florida Statutes, the State of Florida has provided for designation of a"brownfield area" by
resolution at the request of the person who owns or controls one or more real estate parcels, to �
provide for their environmental remediation and redevelopment and promote economic
development and revitalization generally; and
« »
WHEREAS, Key Estates Tequesta Senior Housing, LP ( Key Estates ) owns two
parcels located 4534 and 4546 County Line Road, Tequesta, Palm Beach County, Florida
33469, and identified by Parcel Control Nos. 60-42-40-25-00-001-0030 and 60-42-40-25-00-
000-1080 (the "Subject Property"), as depicted in Exhibit "A" and more particularly described in
Exhibit "B," and is developing it for residential use as an Adult Congregate Living Facility; and
WHEREAS, Key Estates has requested that the Village Council of the Village of
Tequesta, Florida (the "Village") designate the Subject Property as the Former Rood Landscape
Green Reuse Area pursuant to § 376.80(2)(c), Florida Statutes, of Florida's Brownfields
Redevelopment Act; and _
WHEREAS, the Village has reviewed the relevant criteria that apply in such
designations, as specified in § 376.80(2)(c), Florida Statutes, and has determined that the Subject
Property qualifies for designation because the following requirements have been satisfied:
1. ` Key Estates owns the Subject Property wliich is proposed for designation
and has agreed to rehabilitate and redevelop it; and
2. Rehabilitation and redevelopment of the Subject Property will result in
economic productivity in the area; and
3. Redevelopment of the Subject Property is consistent with the Village's '
Comprehensive Plan and is a special exception use under the Village's
� Code of Ordinances, and Key Estates received speciai exception use
approval on August 11, 2016; and .
4. Proper notice of the proposed rehabilitation of the Subject Property has
been provided to neighbors and nearby residents, and 'Key Estates has
provided those receiving notice the opportunity to provide comments and
suggestions regarding the rehabilitation; and
5. Key Estates has provided reasonable assurance that it has sufficient
financial resources to implement and complete a rehabilitation agreement
' and redevelopment plan; and
WHEREAS, the Village desires to notify the Florida Department of Environmental
Protection of its resolution designating the Former Rood Landscape Green Reuse Area a
"brownfield area" to further its rehabilitatiori and` redevelopment for purposes of § 376.77 —§
. 376.86, Florida Statues; and
WHEREAS, the ,applicable procedures. set forth in § 376.80 and § 166.041, Florida
Statutes, have been followed and proper notice has been provided in accordance with § 376.80(1)
and § 1fi6.041(3)(c)2, Florida Statutes; and
WHEREAS, such designation shall not render the Viilage of Tequesta liable for costs of
site rehabilitation, including remediation, or source removal, as those terms are defined in §§
376.79(19) and (20), Florida Statutes, or for any other eosts, above and beyond those costs
attributed to the adoption of this Resolution; and
WHEREAS, based on the foregoing, the Village believes that adoption of this
Resolution will promote and serve the public health, safety and welfare.
NOW THEREFORE, BE IT RESOLVED -BY THE VILLAGE COUNCIL OF THE
VILLAGE OF TEQUESTA, FLORIDA, AS FOLLOWS:
SECTION 1. The recitals and findings set forth in the Preamble to this Resolutiqn are hereby �
adopted by reference thereto and incorporated herein as if fully set forth in this Section.
SECTION 2. The Village Council finds that Key Estates has satisfied the criteria set forth in §
376.80(2)(c), Florida Statutes. '
SECTION 3. � The Village Council designates the Subject Property depicted on Exhibit "A" and
described on E�ibit "B" attached hereto and incorporated herein by reference as a"brownfield
area" for purposes of § 376.77 —§ 376.86, Florida Statutes.
SECTION 4. The Village Clerk, or her designee, is hereby directed to notify the Florida
Department of Environmental Protection of the Village Council's resolution designating the
Former Rood Landscape Green Reuse Area a"brownfield area" for purposes of § 376.77 -§
376.86, Florida Statutes. �
SECTION 5. This Resolution shall become effective immediately upon passage:
REQUEST FROM KEY ESTATES TEQUESTA SENIOR HOUSING, LP FOR DESIGNATION OF
PROPERTY LOCATED AT 4534 AND 4546 COUNTY LINE ROAD, TEQUESTA, FL 33469,
AS THE FORMER ROOD LANDSCAPE GREEN REUSE AREA,
PURSUANT TO FLORIDA'S BROWNFIELDS REDEVELOPMENT ACT
1. GENERAL DATA
Development Name Former Rood Landscape Green Reuse Area
Acres 8 acres
Location 4534 and 4546 County Line Road
Folio Numbers 60-42-40-25-00-001-0030 and 60-42-40-25-00-000-1080
Owner/Applicant Key Estates Tequesta Senior Housing, LP
2. BACKGROUND
Key Estates Tequesta Senior Housing, LP ("Key Estates"), the owner of the above referenced
property (the "Subject Property"), has submitted a request to the Village of Tequesta seeking
designation of the Subject Property as a Green Reuse Area, pursuant to § 376.80(2)(c) of Florida's
Brownfields Redevelopment Act (the "Act"). The purpose of this request is to qualify the Subject
Property for incentives available through Florida's Brownfields Redevelopment Program (the "BRP")
that will limit exposure to environmental regulatory risk and manage costs associated with
contamination investigation and remediation. The Subject Property was formerly owned and
operated by the Rood Landscape Company and, during its period of ownership, the Subject Property
became contaminated with agrochemicals typically used in the industry. Key Estates intends to
redevelop the Subject Property into an upscale market-rate senior housing community, consisting of
96 units for age-qualified, private-pay independent and functionally dependent residents (the
"Project"). Resort-style amenities will include a zero-entry "beach edge" pool to facilitate
accessibility, a"tiki-bar," designated gardens, and recreation areas, including walking paths,
pergolas, rest/meditation space, and fountains.
It is well-documented that landscaping operations are associated with the handling and improper
disposal of hazardous materials, including the application of chemical pesticides, herbicides, and
fertilizers (collectively "agrochemicals") that are known to result in localized soil and groundwater
impacts. As a result of the Subject Property's historical use and the historical application of
agrochemicals, there is arsenic contamination in the soil and groundwater. Soil and groundwater
monitoring and cleanup has been, and will continue to be, conducted at the Subject Property to
address elevated arsenic concentrations under the close oversight of the Florida Department of
Environmental Protection ("FDEP").
The presence of contamination and ongoing cleanup has significantly complicated redevelopment
efforts for Key Estates by imposing design and construction changes on the Subject Property that
would not be required at a clean site. In addition, the presence of contamination increases Key
Estates' exposure to environmental and regulatory liability with respect to redevelopment of the
Subject Property and makes it materially more expensive and time consuming to move forward with
{00016938.DOCX. 1 }
the Project. For example, onsite soil contamination will require special handling and very specific
regulatory approvals; as such, soil management during construction activities will be subject to a
level of environmental review and scrutiny that would not otherwise apply to a clean site. These
risks and added expenses complicate redevelopment of the Subject Property and have led Key
Estates to seek designation of the parcels as a Green Reuse Area, pursuant to the BRP, which would
enable it to benefit from state-funded tax credits as a way to offset the additional costs of ,
remediating and revitalizing the Subject Property.
The BRP is a redevelopment tool that is administered by the FDEP. Remediation and reinvestment
in brownfield properties facilitates job growth, utilizes existing infrastructure, increases local tax
bases, removes development pressures on undeveloped open land as well as both improving and
protecting the environment. The BRP creates jobs, promotes voluntary cleanup, prevents the
premature development of greenspace (farmland, open space and natural areas), reduces public
cost for installing infrastructure in greenspaces, encourages the highest and best use of blighted
properties, minimizes or eliminates the need for environmental enforcement or state-funded
cleanup, and encourages community revitalization. Brownfield redevelopment is of great
importance in Florida where balancing strong economic and community growth with suburban
sprawl is an ongoing challenge.
By statutory definition, brownfields encompass real property where expansion, redevelopment, or
reuse of which has been or may be complicated by actwal or perceived environmental
contamination. Since 1997, the BRP has made available a wide array of financial, regulatory, and
technical incentives to local governments, businesses, and communities to catalyze environmental
cleanup and economic redevelopment of marginalized or otherwise underutilized properties. In
addition to providing economic incentives to experienced developers like Key Estates, the BRP
provides substantial benefits to the community where the designated property is located. In doing
so, the BRP has encouraged confidence in neighborhood revitalization and investment of private
capital in land reuse and job creation in hundreds of communities throughout Florida. According to
figures provided by the FDEP, as of September 2016, 406 areas covering more than 266,000 acres
have been designated as brownfields, generating over $2.7 billion in private capital investment, and
contributing to the creation of more than 65,000 confirmed and projected direct and indirect jobs.
Brownfield areas have enjoyed a wide range of redevelopment uses, including affordable housing,
community health clinics, retail and commercial, renewable energy, transportation facilities, and
conservation and recreation. With designation of the Green Reuse Area, the Village of Tequesta
would likely experience significant benefits including economic redevelopment and growth, job
creation, environmental restoration, and more suitable growth patterns in the area.
For a discussion of Brownfield case studies, please see the Florida Brownfields Redevelopment
Annual Report, dated August 2016, which can be found here:
http://www.dep.state.fl.us/waste/quick topics/publications/wc/brownfields/AnnualReport/2016/2
015-16 FDEP Annual.pdf.
{00016938.DOCX. 1 } 2
Key Estates received a Special Exception Use approval by Village Council on August 11, 2016. As part
of the current Site Plan Review application, Arcadis U.S., Inc., Key Estates' environmental consultant,
provided to the Village a report containing a summary of confirmatory-cleanup assessment results
for historic arsenic impacts in soil and groundwater at the Subject Property (August 31, 2016). `
In accordance with the BRP, and in order to facilitate redevelopment, reuse, and cleanup of the
parcels, Key Estates is seeking to designate the Subject Property as the "Former Rood Landscape
Green Reuse Area." Required action includes two (2) public hearings and designation by resolution.
If approved, Village of Tequesta Staff will notify the FDEP of the designation.
3. ANALYSIS
Under the applicable statutory criteria, two public hearings are required to adopt a Green Reuse
Area Designation Resolution (the "Resolution"), which the local government must approve if the
following five statutory criteria are demonstrated by the applicant.
(1) A�reement to Redevelop the Brownfield Site. As the first requirement for designation, Florida
Statutes § 376.80(2)(c)(1) provides that "[a] person who owns or controls a potential brownfield
site is requesting the designation and has agreed to rehabilitate and redevelop the brownfield
site."
The applicant, Key Estates satisfies this criterion, first, in that it owns the Subject Property by
virtue of a Special Warranty Deed, dated December 20, 2013, and recorded in Book 26521, Page
1154 of the Public Records of Palm Beach County, Florida. The deed is available at Attachment C
of Key Estates' underlying designation request, submitted to the Village on October 18, 2016 (the
"Application"J. Second, Key Estates intends to rehabilitate the Subject Property by entering into
a Brownfield Site Rehabilitation Agreement ("BSRA") with the FDEP pursuant to the
requirements of Chapters 376 and 403, Florida Statutes, and Rule 62-780 of the Florida
Administrative Code. The BSRA sets strict timelines and formal and ongoing oversight by the
FDEP. Finally, following the proposed designation by the Village, Key Estates will redevelop the
Subject Property as summarized above. The Project is described in greater detail in the
Investment Summary for the Project, available at Attachment A of the Application. For these
reasons, Key Estates meets this first criterion.
(2) Economic Productivitv. As the second requirement for designation, Florida Statutes §
376.80(2)(c)(2) provides that "the rehabilitation and redevelopment of the proposed brownfield
site will result in economic productivity of the area, along with the creation of at least 5 new
permanent jobs at the brownfield site that are full-time equivalent positions not associated with
the implementation of the rehabilitation agreement and are not associated with redevelopment
project demolition or construction activities pursuant to the redevelopment of the proposed
brownfield site or area. However, the job creation requirement shall not apply to the
rehabilitation and redevelopment of a brownfield site that will provide affordable housing as
defined in s. 420.0004 or the creation or recreational areas, conservation areas, or parks."
{00016938.DOCX. 1 } 3
Key Estates satisfies this criterion in that the Project will result in significant economic
productivity of the area. The budget for rehabilitation and redevelopment is approximately $39
million, which will be spent in part on local labor, contractors, consultants, construction
materials, furnishings, infrastructure improvements, and impact fees. This work will support
approximately 986 temporary construction jobs over the period of development. The
construction workers will spend a percentage of their salaries with local merchants who, in turn,
will reinvest locally in their respective businesses, as well as the businesses of other local
merchants. In addition, the Project will create 79 new permanent, full-time equivalent positions
not associated with the implementation of the rehabilitation agreement and not associated with
development project demolition or construction activities.
What's more, the recognized literature shows senior housing communities substantially
contribute to the economic productivity of an area in the form of job creation, stimulation of the
local economy by residents, and transformation of vacant land into economically productive
communities. It is widely recognized that Florida has a large and growing population of seniors;
looking forward, the Florida Assisted Living Federation of America has estimated that Florida's
population will grow by almost 4.8 million between 2010 and 2030, and Floridians age 60 and
older will account for 56.9°0 of this growth. The Village of Teguesta has the opportunity to
benefit from this growth in a number of ways. First, according to the Aging & Disability Resource
Center of Broward County, Florida seniors have an estimated $135 billion annual spending power
and, statewide, seniors account for 50°0 of all new home construction. The resort-like amenities
included in the Project will serve to attract some of this spending to the Village of Tequesta.
Second, the Florida Health Care Association estimates that the assisted living industry supports
an estimated $20.2 billion of Florida's economy. The.industry also contributes to nearly 259,250
jobs and supports $9.1 billion in labor income through employment of caregivers and support
staff, annually. These numbers mean that the Project is likely to result in additional jobs and
added direct and indirect economic stimulation within the Tequesta community. Designation of
the Subject Property and subsequent development of a senior housing community by Key Estates
will prepare the Village of Tequesta for these rising numbers and ensure that the Village's
economy is able to maximize its benefit from the influx of new residents, jobs, tax revenue, and
other economic benefits associated with senior housing and long term care. For the reasons
discussed herein, Key Estates meets this second criterion. �
(3) Consistency with Local Comprehensive Plan and Permittable Use under Local Land Development
Re�ulations. As the third requirement for designation, Florida Statutes § 376.80(2)(c)(3)
provides that "[t]he redevelopment of the proposed brownfield site is consistent with the local
comprehensive plan and is a permittable use under the applicable local land development
regulations."
Key Estates satisfies this criterion in that the Subject Property is located in the Village of
Tequesta's R— 2 Multiple Family Dwelling District, which permits multiple family dwellings and
{00016938.DOCX. 1 } 4
adult congregate living facilities, including assisted living facilities. As such, the Project, as
described above, is specifically permitted by code. See § 78-174 of the Village of Tequesta,
Florida Code of Ordinances. In addition, the Subject Property is located within the Medium
Density Residential district of the Village of 1'equesta's Comprehensive Plan, which allows for the
development of 12 residential units per acre. See Table FLU-1, Future Land Use Districts, Density
and Intensity Standards, Village of Tequesta Comprehensive Plan (July 7, 2014J.
Furthermore, Key Estates received a Special Exception Use approval by Village Council on August
11, 2016. The subject application reviewed the environmental concerns, and consistency with
the Village's Comprehensive Plan and Code of Ordinances. See attached approved Development
Order that includes conditions of approvals.
Accordingly, the redevelopment is consistent with. the local plan and a permittable use under the
applicable local land development regulations and Key Estates meets this third criterion.
(4) Public Notice and Comment. Florida Statutes § 376.80(2)(c)(4) stipulates that "[n]otice of the
proposed rehabilitation of the brownfield area has been provided to neighbors and nearby
residents of the proposed area to be designated, and the person proposing the area for
designation has afforded to those receiving notice the opportunity for comments and
suggestions about rehabilitation. Notice pursuant to this subparagraph must be posted in the
affected area." Additional notice requirements pertaining to applicants other than a
governmental entity can be found at Florida Statutes § 376.80(2)(c)(4) and consist of publication
in a newspaper of general circulation in the area, publication in ethnic newspapers or local
community bulletins, and announcement at a scheduled meeting of the local governing body
before the actual public hearing.
Key Estates satisfies the fourth criterion by meeting all applicable notice and opportunity to
comment requirements established by Florida Statutes by posting notice at the Subject Property
and in severa! community publications. First, Key Estates published notice in the Legal Notices
section of the Palm Beach Post on October 18, 2016; the weekday Palm Beach Post reaches an
audience of approximately 323,600 readers and provides coverage of Palm Beach County and
the Treasure Coast. Additionally, Key Estates published notice in the Palm Beach County
Community eulletin section of Craig's List on October 18, 2016. Both of these notices were
aimed to reach stakeholders and other interested members of the community and contained
substantially the following narrative:
Notice of Community Meeting and Public Hearings for Proposed Green Reuse Area
Designation Pursuant to Florida's Brownfields Redevelopment Act
A cammunity meeting .rhall be conclucted on October 25, 2096, from 5:30 p.m. to 7.•00 p.m. for
thepur�o.re of a�fording intere.rtedpartie.r the opportunity toprovide comment.r and.rugge.rtion.r about
the potential de.rignation of praperty located at 4534 and 4546 County Line Boad, Teque,rta, FZ
33469, Folio No.r. 60-42-40-25-00-001-0030 and 60�2�0-25-00-000-1080, a.r a Green
{00016938.DOCX. 1 } 5
Beu.re Area pur.ruant to Section 376.80(2)(c), Florida Statute.c The community meeting, to be
held at the Tegue.rta Becreation Center, located at 399 Seabrook Boad, Teque.rta, FL 33469,
will al�o addre.r.r future development and rehabilitation activitie.r planned for the .rite by the
de.rignation a�iplicant, Key E.rtate.r Teque.rta Senior Hou.ring, I.1'.
Tivo public hearing.r, date.r to be announced, will be held at the Village of Tegue.rta I�illage Hall,
located at 345 Teque.rta Drive, Teque.rta, FL 33469. For more information regarding the
community meeting and/ or the public hearing,r, including date.r for the public hearing.r, or to provide
comment.r and .rugge.rtion.r regarding de.rignation, development, or rehabilitation at any time before or
after the community meeting and/ or public hearing.r, plea.re contact Michael B. Golcdrtein, who can
be reached by telephone at (305) 777-1682, U.S. Mail at The Gold,rtein Environmental I��v
Firm, P.A., 1 SE 3rd Avenue, Suite 2120, Miami, FL 33139, and/or email at
mgolcl.rtein@gold,rteinenvlaw. com.
As detailed in the above notice, Key Estates also hosted a public meeting at the Tequesta
Recreation Center, on October 25, 2016, to afford an opportunity for stakeholders and other
members of the public to provide comments and suggestions regarding designation,
development, and rehabilitation of the Subject Property. Finally, Key Estates provided the Village
with pictures of the posting on the Subject Property as well as copies of the ads and the dates
they ran; copies of these notices are enclosed as an exhibit to this report. For the reasons
discussed herein, Key Estates satisfies the fourth criterion.
(5) Reasonable Financial Assurance. As the fifth requirement for designation, Florida Statutes §
376.80(2)(c)(5) provides that "[t]he person proposing the area for designation has provided
' reasonable assurances that he or she has sufficient financial resources to implement and
complete the rehabilitation agreement and redevelopment plan."
The total capital budget of approximately $39 million for the Project will be funded through a
combination of debt and equity. Copies of the Mortgage and Security Agreement and the
Convertible Promissory Note of Key Estates Tequesta Senior Housing, LP are contained in the
Application.
In addition, Key Estates and its staff are an experienced real estate investment and development
group that have been involved in over $3 billion in real estate transactions, financing,
development, and investments, globally. Key Estates is supported by a team of highly qualified
real estate and investment professionals and has a strong track record of transforming
properties into world-class senior housing communities throughout Florida. What's more, Key
.
Estates' development and operating partner and its staff, AgeWell Living, LLC, are a
sophisticated, experienced, and credentialed senior housing community developer and operator
with 75 years of specialized experience. This proven history of leveraging assets with other
capital sources, an impressive track record of success by Key Estates and its partners, and staff of
qualified professionals constitutes reasonable assurances that Key Estates has sufficient financial
{00016938.DOCX. 1 } 6
resources to implement and complete the rehabilitation agreement and redevelopment plan.
Accordingly, Key Estates satisfies this fifth cri.terion.
4. FISCAL INIPACT ANALYSIS
Such designation shall not render the Village of Tequesta liable for costs of site rehabilitation,
including remediation, or source removal, as those terms are defined in §§ 376.79(19) and (20),
Florida Statutes, or for any other costs, above and beyond the costs attributed to the adoption of
the Resolution.
5. FINAL REMARKS
As part of designation process, the subject application was presented to the Village Council on
October 31, 2016 (announcement meeting). Then, Resolution 35-16 will have two readings by
Village Council on November 10, 2016 and December 8, 2016. Both readings will be advertised
according to Florida Statutes; 7 days legal ad (first reading) and 5 days legal ads (second reading).
Exhibits:
A. Former Rood Landscape Green Reuse Area Designation Request
B. Copies of Notice Provided at the Subject Property and in Local News Outlets
C. Special Exception Use Approval Order from August 11, 2016
I
I
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. .
ExhibitA
{00011414.DOCX. 1 }
I
THE GOLDSTEIN ENVIRONMENTAL LAW FIRM, P.A.
Bro�vnfields, Tran.ractions, Due Diligence, Development, Permitlzn� C7eanups d�' Compliance
One Southeast Thirti Avenue, Suite 2120
Miami, Florida 33131
Telephone: (305) 777-1680
Facsimile: (305) 777-1681
�vww.goldsteinenvlaw.com
� Michael R. Goldstein, Esq.
Direct Dial: (305) 777-1682
Email: mgoldstein@goldsteinenvlaw.com
October 18, 2016
Via Email & FedEx �
IVIr. Michael R. Couzzo, Jr., Village Manager
Village of Tequesta
345 Tequesta Drive
Tequesta, Florida 33469
Re: Request for Designation of the Properties Located at 4534 and 4546 County
Line Road, Tequesta, Florida 33469, and Identified by Folio Numbers 60-42-
40-25-00-001-0030 and 60-42-40-25-00-000-1080 as a Green Reuse Area
Pursuant to � 376.80(2)(c), Florida Statutes, of Florida's Brownfields
Redevelopment Act
Dear Mx. Couzzo:
On behalf of Key Estates Tequesta Seniot Housing, LP ("Key Estates"), we are pleased to submit
this request for designation of the properties located at 4534 and 4546 County Line Road, Tequesta,
FL 33469, Folio Numbers 60-42-40-25-00-001-0030 and 60-42-40-25-00-000-1080 (collectively, the
"Subject Property"), as a"Green Reuse Area" pursuant to Section 376.80(2)(c), Florida Sta.tutes, of
Florida's Brownfields Redevelopment Act.
Key Estates proposes to redevelop the Subject Propexty as an upscale market-rate senior housing
� community, consisting of 96 units for age-qualified, private-pay independent and functionally
dependent residents. Resort-style amenities will include a zero-entry "beach edge" pool to facilita,te
accessibility, a"tiki-bar," designated gardens, and recreation areas, including walking paths, pergolas,
rest/meditation space, and fountains. Property cards depicting the location of the Subject Property
are enclosed at Exhibit A. �
{000169G7.DOCX. 1 }
IVIr. Michael R. Couzzo, Jr., Village Manager
October 18, 2016 -�
Page 2
Key Estates is applying for the Gxeen Reuse Area Designation due to the fact that there is actual
contamination documented in the soil and gxoundwater at the Subject Property from its past use as
the location fox a landscaping company. This has required, and will continue to require, that Key
Estates incur significant time and expense for technical, engineering, and legal consultants in oxdex
to pYOperly conduct envixonmental assessment and remediation and prepare the site for
tedevelopment and reuse. The designation has thus become a key paxt of this ambitious project's
ultimate viability by enabling Keys Estates to access cettain xegulatory and economic incentives to
mitigate and manage the risk and expense associated with the discovery of contamination and the
necessaYy xegulatory Yesponse. The project will also increase loca.l tax revenues and attract major
new capital investment in the Village of Tequesta.
In considering a request for this type of designation, a local government must evaluate and apply the
cxiteria set foxth in § 376.80(2)(c), Florida Statutes. As reflected in the Statement of Eligibility
in.corporated herein at Exhibi.t B, Key Estates meets such statutory crite�a. Accoxdingly, based on
the foregoing, we respectfully request that sta£f recommend approval. Of course, as you evaluate
the application and supporting materials, please feel free to contact us with any questions or should �
furthex information be required. Thank you.
Very truly youYS,
. THE GOLDSTEIN ENVIRONMENTAL LAW FIRM, P.A.
� �
Michael R. oldstein
��g
Enclosures
cc: I{ey Estates Tequesta Senior Housing, LP
J
(00016967.DOCX. 1 }
ExhibitA
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� Location Address 4534 COUNTY LiNE RD
MuuucipaMy TEQUESTA
Parcel Cotrtrol Nim�ber 60-42-40-25-00-001-0030
Subdivision
O�'icial Records Book 26521 Page1154
Sale Date DEC-2013
25-40-42, N 552.98 FT OF E 280 FT OF NW 1/4 K/A GOV LT
Leg�l Descrip6on 1(LESS N 190 FT OF E 150 FT &N 140 FT OF W 65 FT OF
E215 F1)
, Owneis Mail'mg address
KEY ESTATFS TEQLIESTA SR 1200 BRICKEI.L AVE FL 18TH
HOUSING LP MIANII FL 331313214
Date � Book/Page Sale T�pe Owner
DEC- 26521 / WARRANTY KEY ESTATFS TEQUESTA SR
2013 $1,100,000 1154 DEm HOUSINGLP
�' $1,900 25213 / CERT OF � BANK NA
2012 1389 TITLE
AUG- $1400,000 17390 / WARRANTY �ECO LLC
2004 ' 1934 D�
, AUG- $360,704 14062 / WARRANTY ROOD LANDSCAPE INC
2002 0708 D�
D ^ 9 2 $1,150,000 . � 0 � 3 � QUIT CLAIM ROOD FANIILY PARTNERSHIP
y
No Fxemption Irifom�ation Avai7able.
Nim�ber ofU�s *Total Square Feet 0 Acres 2.6865
Use Code 0000 - VACANT Zo�g-
Tax Year 2016 P 2015 2014
Im�rovem�nt Value $0 $0 $0
Larsd Vah� $407,637 $363,962 $313,760
Total Market Value $407,637 $363,962 $313,760
P All values are as of Jain�ary 1 st each year
Prelar�rary �
Tax Year 2016 P 2015 2014
Assessed Value $379,650 $345,136 $313,760
Exemption Amount $0 $0 $0
Taxable Va1ue $379,650 $345,136 $313,760
TaxYear 2016 P 2015 2014
Ad Valorem $8,175 $7,579 $6,828
NonAd Valorem $1,283 $1,221 $1,221
Total tax $9,458 $8,800 $8,049
. . t Y ..� k # �`�' -A : � )�. . S � 1 C t nr r• F �'tl . [, ; "�{�'
� r ;� a Y GarYR-�lv�Kolrrs, ��/�r ;w�, i ',.,. Homestead
a .�������r������� 3 � �r �� � ��' r � y k � �� � ��.,
��� p a.� n k t� •+- r E y iL r s� � �'� i Y _ f t � .
� . ' � ° �: � � �Pal� 8each� Cou�ly � 7 �, r �,..
�n�° ,_� �`
a.�.""� _ a.�-�: �'�+�'w'.�i� .4s.�'S+�tG:, �4 �''t`. ,.".°l. .!"s `r � R . ,1 i �� c � -. �ti ' � ..r �}:�.hdz.�.y .
Location Address 4546 COiJNTY LIIVE RD
MurricipaMy TEQUFSTA
PazcelCo�rtrolNtm�ber 60-42-40-25-00-000-1080
Subdivision
O�icial Records Book 26521 Page1154
Sale Date DEC-2013
Leg�l Description � 0-42, W 420 FT OF NW 1/4 OF NE 1/4 (LESS S 779.63
Owne�s Ma�7'mg address
KEY ESTATES TEQLTFSTA SR 1200 BRICKE[,L AVE FL 18TH
HOUSING LP MIAMI FL 33131 3214
Date � Book/Page Sale Type Owner
D � $1 100,000 26521 / WARRANTY KEY FSTATFS TEQUESTA SR
2013 ' 1154 DE� HOUSING LP
�' $1,900 25213 / CERT OF � BANK NA
2012 1389 TITLE
AUG $1400,000 17390 / WARRANTY ��� �
2004 ' 1934 D�
AUG $360,704 14062 / WARRANTY
2002 0708 D�
D 9 9 2 $1,150,000 �0213 / Q�T CLAIM ROOD FAMII.,Y PARTNIItSH�
No F�cer�tion I�'ormation Ava�1able.
�, NwY�ber ofiJrrits *Total Square Feet U Acres 5.3132
Use Code 0000 - VACANT Zorring-
Tax Year 2016 P 2015 2014
Iir�rovemerrt Vah�e $0 $0 $0
LacxlVah� $805,634 $719,316 $620,100
Total Market Value $805,634 $719,316 $620,100
P All values are as of Jatnaary 1 st each year
Prelunirrary
,
� Tax Year 2016 P 2015 2014
Assessed Value $750,321 $682,110 $620,100
F�err}�tion Amow�t $0 $0 $0
Taxable Value $750,321 $682,110 $620,100
Tax Year 2016 P 2015 2014
Ad Valorem $16,156 $14,978 $13,495
NonAd Valorem $1,422 $1,354 $1,354
Total tax $17,578 $16,332 $14,849
i
Exhibit 6
{00008416.DOCX. 1 }
Green Reuse Area Designation Eligibility Statement
Former Rood Landscape Green Reuse Area Designation
4534 & 4546 County Line Road, Tequesta, Florida 33469
Folio Numbers GO-42-40-25-00-001-0030 & 60-42-40-25-00-000-1080 .
Key Estates Tequesta Senior Housing, LP ("Key Estates") proposes to redevelop and rehabilitate two
contiguous parcels of land located at 4534 and 4546 County Line Road, Tequesta, FT, 33469 (the "Subject
Propert�'), as an upscale market-rate senior housing community, consisting of 96 units for age-qualified,
private-pay independent and functionally dependent residents. Resort-style amenities will include a zero-entry
"beach edge" pool to facilitate accessibility, a"tiki-bar," designated gardens, and recreation areas, including .
walking paths, pergolas, rest/meditation space, and fountains (the "I'roject"). As demonstrated herein, the
Project meets all five of the applicable designation criteria set forth at Section 376.80(2)(c), Florida Statutes.z
In addition, the Subject Property meets the definition of a"bxownfield site" pursuant to Section 376.79(3),
Florida Statutes.
I. Subject Properry Sarisfies the Statutory Criteria for Designation
1. Agreement to Redevelop the Brownfield Site. As the 'first requirement for designation, Florida
Statutes � 376.80(2)(c)(1) provides that "[a] pexson who owns or controls a potential brownfield site is
requesting the designation and has agreed to rehabilitate and redevelop the brownfield site."
Key E.rtate.r .rati.rfie.r thi,r criterion in that it o�vn.r the Subject 1'roperly and ha.r agreed to redevelop and rehabilitate it. See
Special Warranty Deed enclo.red atAttachment C. Accordin�, Key E.rtate,r mee�r thi,r fixrt criterion.
2. Economic Producrivity. As the second requirement for designation, Florida Statutes �
376.80(2)(c)(2) provides that "[t]he rehabilitation and redevelopment of the proposed brownfield site will
result in economic productivity of the area, along with the cxeation of at least 5 new permanent jobs at the
brownfield site that are full-time equivalent positions not associated with the implementation of the
rehabilitation agreement or an agreement and that are not associated with redevelopment project demolition
or construction activities pursuant to the Yedevelopment of the proposed brownfield site or area. However,
the job creation requirement shall not apply to the xehabilitation and redevelopment of a bYOwnfield site that
will provide affordable housing as defined in s. 420.0004 or the creation of recreational a�eas, conservation
areas, or parks."
Key E.rtates ,rati.rfie,r thi,r crzterion in that the Project avill result in .rignificant economic�iroductivity of the area. The budget for
rehabilitation and redevelopment i.r approximately $39 million, �vhich will be .rpent in part on local labor, contractors,
con.rultant.r, can.rtruction material�, furni.rhing.r, infra.rtructure improvement.r, and impact fee.r. Thi.r �vork avill .rupport
aj�proximately 986 terrrporary con.rtruction job.r over the period of development. The con.rtruction avorker.r will.rpend a j�ercentage
' of their .ralarie.r with local merchant.r avho, in turn, avill reinve.rt locally in their re.rpective bu.rine.r.re.r, a.r avell a.r the bu.rine.cre.r of
other local merchant.r. In addition, the Pr ject avill create 79 new permanent, full-ti�ne equivalent po.rition.r not a.r.rociated avith the
implementation of the rehabilitation agreement and not a.r.rociated with development project demolition or con.rtruction activitie.r. 3
For the rea.ron.r di.rcu.r.red herein, Key E.rtate.r meet.r thi.r .recond criterion.
1 See Investment Suimnary for the Pxoject enclosed at Attachment A.
z A copy of � 376.80, Florida Statutes, can be found at Attachment B to this Eligibility Statement.
3 See Souxces & Use Statement enclosed at Attachment D.
{00016965.DOC. 1 }
3. Consistency with Local Comprehensive Plan and Perxnittable Use under Local Land
Development Regulations. As the third requirement for designation, Florida Statutes � 376.80(2)(c)(3)
provides that "[t]he redevelopment of the proposed brownfield site is consistent with the local
comprehensive plan and is a pernuttable use under the applicable localland development regulations." '
Key E,rtate,r ,rati.rfie.r thi.r criterion in that the Subject Property i,r located in the Village of Tequesta'r B— 2 Multiple Family
Dwelling Di.rtrict, avhich pernzit.r multiple family d�velling.r and adult congregate living facilitie.r, inc•luding a.r,ri.rted living facilitie.r.
A.r ,ruch, the Pr ject u,r de.rcribed above, i,r .rpecifically permitted by code. See ,� 78-�74 of the Village of Teque.rta, Florida Code
of Ordinance.c In addition, the Subject Properly i.r located avithin the Medium Den.rity Be.ridential di.rtrict of the Village af
Tegue.rta'.r Com�irehen.rive Plan, which allow.r for the development of 12 re.ridential unit,r per acre. See Table FLU-1, Future
L.and U.re Di.rtrict.r, Den.rity and Inten.rity Standard.r, Village of Tequesta Comprehen.rive Plan �uly 7, 2014). Accordin�,
the redevelopment i.r con.ri.rtent avith the local plan and a permittable u.re under the ajiplicable local land development regulation.r
and Key E.rtate,r meet.r thi.r third criterion.
4. Public Notice and Comment. Florida Statutes � 376.80(2)(c)(4) stipulates that "[n]otice of the
proposed rehabilitation of the brownfield area has been provided to neighbors and nearby residents of the
proposed area to be designated, and the person proposing the area for designation has afforded to those
receiving notice the opportunity for comments and suggestions about rehabilitation. Notice pursuant to this
subsection must be posted in the affected area." Additional notice requirements pertaining to applicants
other than a governmental entity can be found at Florida Statutes � 376.80(1)(c)(4)(b) and consist of
publication in a newspaper of general circulation in the area, publication in ethnic newspapers or local
community bulletins, and announcement at a scheduled meeting of the local governing body before the actual
public hearing.
Key E.rtate.r .rati.rfie.r all applicable notice and opportunity to comment requirement.r e.rtabli.rhed by Florida Statute.r
�'376.80(2)(c)(4) and if 376.80(1)(c)(4)(b) a.r follo2v.r:
(i) notice i.r being j�o.rted at the Subject Proj�erty;
(ii) notice i.r being publi.rhed in the Palm Beach Po.rt;
(iii) notice i.r being publi.rhed in the Palm Beach County community bulletin .rection of Craig'.r Ia.rt; and
(iv) a community meeting avill be held at the Teque.rta Becreation Center on October 25, 2096.
All notices avill contain .rub.rtantially the folloaving narrative:
Norice of Community Meeting and Public H"earings for Proposed Green Reuse Area
Designation Pursuant to Florida's Brownfields Redevelopment Act
A community meeting .rhall be conducted on October 25, 2096, from 5:30 p.m. to 7:00 p.m. for the purpo.re
of affording intere.rted partie.r the op�iortunity to provide comment.r and .rugge.rtion,r about the potential
de.rignation of properly located at 4534 and 4546 County I�ne Boad, Tegue.rta, FL 33469, Folio No.r.
60-42�0-25-00-001-0030 and 60-42�0-25-00-000-1080, a.r a Green Aeu.re Area pur.ruant to Sectian
376.80(2�(c�, Florida Statute,r. The community meeting, to be held at the Teque.rta Becreation Center,
located at 399 Seabrook l�aad, Teque.rta, FL 33469, zvill al.ro addre.r.r future development and
rehabilitation activitie.r planned for the site by the de.rignation applicant, Key E.rtates Teque.rta Senior
Hou.ring, LP.
Tivo public hearing.r, date.r to be announced, avill be held at the Village of Teque.rta Village Hall, located at
345 Teque.rta Drive, Tequesta, FL 33469. For more information regarding the community meeting and/or
� the public hearing.r, including date.r for the public hearing.r, or to provide comment.r and .rug�e.rtion.r regarding
de.rignation, develo�ment, or rehabilitation at any time before or after the community meeting and/orpublic
hearing.r, pleu.re contact Michael B. Gold.rtein, a�ho can be reached by telephone at (305) 777-1682, U.S.
{00016965.DOC. 1 } 2
Mail at The Gold.rtein Environmental La�v Firm, P.A., 9 SE 3rd Avenue, Suite 2120, Miami, FL
33131, and/or email at mgolcdrtein@gold.rteinenvla�v.com.
Proaf of publication or po.rtin� a.r appropriate, will be provided to the Village of Teque.rta.
5. Reasonable Financial Assurance. As the fifth requirement for designation, Florida Statutes �
376.80(2)(c)(5) provides that "[t]he peYSOn proposing the area for designation has provided reasonable
assurance that he or she has sufficient financial resources to implement and complete the rehabilitation
agreement and redevelopment plan."
The total capital budget of approximately �'39 million for the Project will be funded through a combination of debt and equity.
See Mortgage and Security Agreement at Attachment E. See Convertible Promis.rory Note of Key E.rtate.r Teque.rta Senior
Hou.ring, LP atAttachmentF.
In addition, Key E.rtate.r and it,r .rtaff are an e.xperienced real e.rtate inve.rtment and developmentgroup that have been involved in
over,�3 billion in real e.rtate tran.raction.r, financing, development, and inve.rtment.r, globally. Key E.rtate.r i.r .rupported by a team
of highly gualified real e,rtate and investment profe.r,rional.r and ha.r a.rtrong track record of tran.rforming propertie.r into world-
clas.r .renior hou.ring communitie.r throughout Florida. What'.r more, Key E.rtate.r' development and operating partner and it.r
,rtaff, AgeWell Living, LLC (`AgeWell'), are a.rophi.rticated, experienced, and credentialed .renior hou.ring community developer
and operator avith 75 year.r of .rpeciali�ed e.�cperience. Thi.r proven hi.rtory of leveraging a,r,ret.r �vith other capital .rource.r, an
impre.crive track record of .rucce.r.r by Key E.rtate.r and it.r partner.r, and .rtaff of qualified profe.crional� con.rtitute.r rea.ronable
a.r.rurance.r that Key E.rtate.r ha.r .rufficient financial re.rource.r to implement and complete the rehabilitation agreement and
redevelopment j�lan. It therefore ,rati.rf e,r thi,r fifth criterion.
II. Subject Property Meets the Definition of Brownfield Site
Section 376.79(3), Florida Statutes, defines "brownfield site" to mean ". .. real property, the expansion,
redevelopment, or reuse of which may be complicated by actual or perceived enviYOnmental contamination."
The facts hexe evidence that the Subject Property falls within the defuution of the term "brownfield site" in
that it is the location of the former Rood Landscape Company and there is axsenic and petroleum
containination in the soil and groundwater as a result of this past use. Specifically, site assessment activities
conducted at the Subject Property have revealed petroleum containuiation from two underground storage
tanks formexly located at the Subject Property and arsenic impacts from agrichemical use.s •
As a result of these historical uses, soil and groundwater remediation has been conducted at the Subject
Property to address elevated arsenic concentrations in the vicinity of the former Equipment Vehicle
Maintenance Area and the former Pesticide Storage Locker, where ongoing groundwater monitoring and
remediation will be requi�ed under the close oversight of the Florida Department of Environmental
Protection. This has significandy complicated redevelopment efforts for Key Estates by unposing design and
construction changes on the Subject Property that would not be required at a clean site.� In addition, the
'� The Subject Propexty is currenfly enrolled in the F'lorida Department of Environmental Pxotection's Eaxly Detection
Incentive Progxam due to the presence of petroleum constituent concentrations exceeding applicable Soil and
Gxoundwater Cleanup Taxget Levels (FDEP Facility ID# 508623103).
5 See Corxespondence to Village of Tequesta, August 31, 2016, transmitting Results of Axsenic in Soil and Groundwater
Investigation conducted by Arcadis U.S., Inc., enclosed at Attachment G.
� One such design change involves the way in which construction dewatering is conducted near or on a groundwatex
contaminant plume, whexein special measures are implemented to ensure that contamination is not dxawn towards a
clean axea. Onsite soil contamination will also require special handling and very specific regulatory approvals. Soil
management during construction activities will be subject to a level of environmental review and scrutiny that would not
{00016965.DOC. 1 } . 3
pYesence of contamination increases Key Estates' exposure to envixonmental and regulatory liability with
I respect to the Project and makes it materially more expensive and time consuming to move forward with the
Project.
In sum, the presence of actual contamination at the Subject Property imposes a materiallevel of regulatory,
construction, health, and legal liability risk, and requites significant time and money for environmental,
engineering, and legal consultants to properly investigate and address. In addition, the pxesence of actual
contamination has complicated redevelopment and reuse by making it materially more expensive and time
consuming to move forward with the Pxoject by imposing design and construction changes on the Project
that would not be required but for the presence of actual contamination.
Based on all the foregoing, the Subject Property clearly falls within the definition of "brownfield site" as set
forth in � 376.79(3), Florida Statutes.
III. Conclusion
Key Estates has demonstrated that the Subject Property meets the definition of a"brownfield site" and that it
satisfies the five statutory criteria for designation. Accordingly, designation of the Subject Property as a
Bxownfield AYea puxsuant to � 376.80(2)(c), Florida Statutes, of Florida's Brownfields Redevelopment Act is
appropriate.
otherwise apply to a clean site, in addition to considerable extra costs and scheduling delays. These risks and expenses
complicate redevelopment of the Subject Pxoperty.
{00016965.DOC. 1 } 4
I
� Attach ment A
{000��8�8.00�X. s }
� ;-': .? / 2() i �
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;
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i peop;le in -the USA� aione � , ���� �'� r� `,� �--°° -�-�� ' ; :� ' � � � � �
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cohort growing at approxi- ' � � _ � -
� mately 4 times faster than the � �'" 1M '�����'"'���
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� othe�r se�grnent:s�: of� the�i; � ��,, `� �
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; baby boomer generation, out of e—�, �... -, � _-._�,.,� __�- �- i � ,�____���.�_ �
' the 330m IJ,S population is ; � �_ x° �� � � E�. ' � �� ` �� ( �°� �� " � �����
starting to age creating an E �` : � ° �� � ��� ;
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t for specialisf service enriohed : � ,� '�� w � ;';� '�,� �. ��' ;>,� , .° # „ ,e� m � �� _
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i � ' � s ii °;• *�- g y � � �!� � !r 'ip�n�xr1 f �.`N„
� 1.5rn unit $:150bn capitalized : , . +�`��' � , ' ��li u � ' � _`�� �fi �.�� "� e.
. ° . �t;�� t .� ;L� . � 4� S � . � '.�1� uYQ� � 4 e�_� �� � S �,a, �.?
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; With an esfimated annual <�� . � �:: �f ��� � r � �� �
� spending, power of $2 trillion, ���� � � °-� , � i '' � �;��� � :� �+
� �_�_ � � .�_.
3 ; and 50% ($17 trillion in 2015 w � � _ ns �° `� � �' �� ��"'.�, �
; $29 :trillion by 2030) of;all US ; �� � ���' ����;M��� ��� ��� � �,..�° � - � ,.� ,., �, ,
� household weaith, the- bab ������—�����'�� ----�-� �� "� `''
Y ; 4� S,.P'�,°/ � ^ �! r , € -�S�as.aam r«va `, �eeo—�mri �+ 1"+-�i'dnnr�
i boome� cohort tends to seek "� ' '
� ; and,, is a.b.le.t.o�,afford;;
� maintenance�free living � eas Executive S�xnmar
�
� Iifest les, inereased leisure ` -
Y Ke Estates is develo in the above Senior Housin Facilit on an 8
; time, new experiences, also
Y P 9 9 Y
; preferring mu'Itiple options;:.; acre property it purchased specifically in Florida's upmarket Palm
' customization�and control'. ; Beach County. The $38m project will consist of a 178,000 sqft.
, - - upscale Classical style community offering 124 Senior Housing
; �• apartments for age-qualified, private-pay independent and
!' ` functionally dependent residents, split between Independent Living
i ; `� �
� , ° � 81 apts, Assisted Living, 25 apts, and 18 apts dedicated to
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;� , o� �� .T � � Alzheimer's/Memory Care along with separate community amenity
3;�eiSil�..Or �$��Silig '�"�i�" spaces, dining and support areas offering a high level integrated i
�U�t HaV'�:E��SSC� .`��. � continuum of care facility. Competitive advantages will be created
t���s� ;� � by offering exclusive and resort-style amenities such as large units,
` `� �" � � u to date smartl desi ned interiors, a zero entr "beach ed e"
� P Y 9 Y 9
� �' �� ����' �` pool to facilitate accessibility, a"tiki bar", dedicated areas to
As a real estate , asset e�ass,; planting one's own flowers and vegetables, and other activities
,senior housing; has.outperforrned ! focused on enabling the enjoyment of Florida's clement climate.
all other property types o�er the I
, . ; , � Every unit will overlook attractive manicured gardens with walking
;past 10 years �, paths, pergolas, rest and meditation areas, fountains & lush tropical
; 1 i� � landscaping.
; remairnng largely uncorrelafetl to
� - � ` Operating Partne� :• Age �ll Living
c.. w ,�, g , �,�,;,� �= _ .� ___
T° ""�' °° """' o1Q "' � ,�� AgeWell has been selected to launch and manage our facility.
� .� -.�
�_ •� AgeWell's management team has operated and managed over 100
.�,�,�.�.
'� -'� senior living communities for Hyatt, Marriott, Sunrise, Westport,
�,�, . Greystone, Life-Care and Bell Senior Living. Additionally, AgeWell
� �� � �} successfully developed, managed and sold local competitor "The
�� � �� � Inn at La Posada" located in Palm Beach Gardens, which has 200
j��,,� -,� �„ �,���, r�, Independent Living residences, 48 Assisted Living (including
`'� �� Memory Care) and 40 Skilled Nursing units, giving them deep
i - P � .� �
�the broader rriarket,.and with lovv insight, knowledge and track record in the local market. The facility
volatility of pricing�po,wer will also be branded a Masterpiece Living Community, a
;,., ;:, s trademarked and recognized process for successful aging.
� � ``'` " �'�� The founder of AgeWell is Mr Larry Landry, ex CIO of the John D.
� i
i �: i .
, �.
'isx,,
—�°'�"—" �"`�'—'�—�"'"'� and Catherine T. MacArthur Foundation, the 10th largest private
��, � foundation in the USA. During his 10 years at the foundation he
� j designed and implemented a strategy to divest, donate and
,..
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�- - develop over 100,000 acres owned by the foundation in and around
� . ...
� .�.: , - Palm Beach County.
� �� _ . .
� , _" aav ''"° a� ,:; an'.' _._... au .,,.L; rni
' "� Investment Summary:
� � CommerciaCRealEstateYearoverYearASkmgRen[Growch
t ; T`e"ds ` u After careful market research and primary market analysis Key
E � � �
;�.��� f Estates is now in the site plan approval stage. It has assembled the
�':`� , .
.
,� , develo ment, construction and mana ement teams. It ex ects to
� P 9 P
�;< break round durin Q2 2017 for a 14 months build-out hase, 2
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��• '' year lease-up period, 1 year stabilization and investment exit in year
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Attach ment 6
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{000ss8�8.00�X.1 }
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Select Year: 2015 • Go,;;
� ,::; .
The 2015 �lorida Statutes
Title XXVIII Chapter 376 View Entire
' NATURAL RESOURCES; CONSERVATION, pOLLUTANT DISCHARGE Cha ter
RECLAMATION, AND USE pREVENTION AND REMOVAL
376.80 Brownfield program administration process.—
.(1) The following general procedures apply to brownfield designations:
(a) The local government with jurisdiction over a proposed brownfield area shall designate such area
, pursuant to this section.
(b) For a brownfield area desi�nation proposed by:
1. The jurisdictional local �overnment, the designation criteria under paragraph (2)(a) apply, except if
the local government proposes to designate as a brownfield area a specified redevelopment area as provided
in paragraph (2)(b).
2. Any person, other than a governmental entity, including, but not limited to, individuals, corporations,
partnerships, limited liability companies, community-based or�anizations, or not-for-profit corporations, the
desi�nation criteria under paragraph (2)(c) apply.
(c) Except as otherwise provided, the following provisions apply to all proposed brownfield area
designations:
1. Notification to department following adoption.—A local government with jurisdiction over the
brownfield area must notify the department, and, if applicable, the local pollution control program under s.
403.182, of its decision to designate a brownfield area for rehabilitation for the purposes of ss. 376.77-
376.86. The notification must include a resolution adopted by the local �overnment body. The local
government shall notify the department, and, if applicabfe, the local pollution control program under s.
403.182, of the designation within 30 days after adoption of the resolution.
2. Resolution adoption.—The brownfield area designation must be carried out by a resolution adopted by
the jurisdictional local government, which includes a map adequate to clearly delineate exactly which
parcels are to be included in the brownfield area or alternatively a less-detailed map accompanied by a
detailed legal description of the brownfield area. For municipalities, the �overning body shall adopt the
' resolution in accordance with the procedures outlined in s. 166.041, except that the procedures for the public
hearin s on the ro osed resolution must be in the form established in s. 166.041 3 c 2. For counties the
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,
governing body shall adopt the resolution in accordance with the procedures outlined in s. 125.66, except
that the procedures for the public hearings on the proposed resolution shall be in the form established in s.
125.66(4)(b).
3. Ri�ht to be removed from proposed brownfield area.—If a property owner within the area proposed for
designation by the local government requests in writing to have his or her property removed from the
proposed designation, the local government shall grant the request.
4. Notice and public hearin� requirements for designation of a proposed brownfield area outside a
redevelopment area or by a nongovernmental entity. Compliance with the following provisions is required
before designation of a proposed brownfield area under paragraph (2)(a) or paragraph (2)(c):
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a. At least one of the required public hearings shall be conducted as closely as is reasonably practicable
to the area to be designated to provide an opportunity for public input on the size of the area, the objectives
for rehabilitation, job opportunities and economic developments anticipated, neighborhood residents'
considerations, and other relevant local concerns.
b. Notice of a public hearin� must be made in a newspaper of general circulation in the area, must be
made in ethnic newspapers or local community bulletins, must be posted in the affected area, and must be
announced at a scheduled meeting of the local governin� body before the actual public hearing.
(2)(a) Loca( government-proposed brownfield area designation outside specified redevelopment areas.
—If a local government proposes to designate a brownfield area that is outside a community redevelopment
area, enterprise zone, empowerment zone, closed military base, or designated brownfield pilot project area,
the local government shall provide notice, adopt the resolution, and conduct public hearings pursuant to �
paragraph (1)(c). At a public hearing to designate the proposed brownfield area, the local government must
consider:
1. Whether the brownfield area warrants economic development and has a reasonable potential for such
activities;
2. Whether the proposed area to be designated represents a reasonably focused approach and is not overly
large in geographic coverage;
3. Whether the area has potential to interest the private sector in participating in rehabilitation; and
4. Whether the area contains sites or parts of sites suitable for limited recreational open space, cultural,
or historical preservation purposes.
(b) Cocal government-proposed brownfield area designation within specified redevelopment areas.
—Paragraph (a) does not apply to a proposed brownfield area if the local government proposes to designate .
the brownfield area inside a community redevelopment area, enterprise zone, empowerment zone, closed
� �' military base, or designated brownfield pilot project area and the local government complies with paragraph
�
(1)(c).
(c) Brownfield area designation proposed by persons other than a governmental entity.—For designation
of a brownfield area that is proposed by a person other than the local government, the local government with �
, jurisdiction over the proposed brownfield area shall provide notice and adopt a resolution to designate the
brownfield area ursuant to ara ra h 1 c if at the ublic hearin to ado t the resolution the erson
P P� P�)�) � P � P , P
establishes all of the followin�:
1. A person who owns or controls a potential brownfield site is requesting the designation and has agreed
to rehab�l�tate and redevelop the brownfield s�te. ,
2. The rehabilitation and redevelopment of the proposed brownfield site will result in economic
productivity of the area, along,with the creation of at least 5 new permanent jobs at the brownfield site that
are full-time equivalent positions not associated with the implementation of the brownfield site rehabilitation
agreement and that are not associated with redevelopment project demolition or construction activities
pursuant to the redevelopment of the proposed brownfield site or area. However, the job creation
requirement does not apply to the rehabilitation and redevelopment of a brownfield site that will provide
affordable housing as defined in s. 420.0004 or the creation of recreational areas, conservation areas, or
parks.
3. The redevelopment of the proposed brownfield site is consistent with the local comprehensive plan and
is a permittable use under the applicable local land development regulations.
4. Notice of the proposed rehabilitation of the brownfield area has been provided to neighbors and nearby
residents of the proposed area to be designated pursuant to paragraph (1)(c), and the person proposing the
area for designation has afforded to those receiving notice the opportunity for comments and suggestions
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I about rehabilitation. Notice pursuant to this subparagraph must be posted in the affected area.
5. The person proposing the area for designation has provided reasonable assurance that he or she has
sufficient financial resources to implement and complete the rehabilitation agreement and redevelopment of
the brownfield site.
(d) Negotiotion of brownfield site rehabilitation agreement.—The clesi�nation of a brownfield area and
the identification of a person responsible for brownfield site rehabilitation simply entitles the identified
person to ne�otiate a brownfield site rehabilitation agreement with the department or approved local
pollution control program.
(3) When there is a person responsible for brownfield site rehabilitation, the local govemment must notify
the department of the identity of that person. If the agency or person who will be responsible for the
coordination changes during the approval process specified in subsections (4), (5), and (6), the department or
the affected approved local pollution control program must notify the affected local govemment when the
change occurs.
(4) Local governments or persons responsible for rehabilitation and redevelopment of brownfield areas
must establish an advisory committee or use an existing advisory committee that has formally expressed its
intent to address redevelopment of the specific brownfield area for the purpose of improving public
participation and receiving public comments on rehabilitation and redevelopment of the brownfield area,
future land use, local employment opportunities, community safety, and environmental justice. Such
' advisory committee should include residents within or adjacent to the brownfield area, businesses operating
within the brownfield area, and others deemed appropriate. The person responsible for brownfield site
' rehabilitation must notify the advisory committee of the intent to rehabilitate and redevelop the site before
executing the brownfield site rehabilitation agreement, and provide the committee with a copy of the draft
plan for site rehabilitation which addresses elements required by subsection (5). This includes disclosing
potential reuse of the property as well as site rehabilitation activities, if any, to be performed. The advisory
committee shall review any proposed redevelopment agreements prepared pursuant to paragraph (5)(i) and
provide comments, if appropriate, to the board of the local government with jurisdiction over the brownfield
area. The advisory committee must receive a copy of the executed brownfield site rehabilitation agreement.
When the person responsible for brownfield site rehabilitation submits a site assessment report or the
technical document containing the proposed course of action following site assessment to the department or
the local pollution control pro�ram for review, the person responsible for brownfield site rehabilitation must
hold a meetin� or attend a regularly scheduted meeting to inform the advisory committee of the findings and
recommendations in the site assessment report or the technical document containin� the proposed course of
action following site assessment.
(5) The person responsible for brownfield site rehabilitation must enter into a brownfield site
rehabilitation agreement with the department or an approved local pollution control program if actual
contamination exists at the brownfield site. The brownfietd site rehabilitation a�reement must include:
(a) A brownfield site rehabilitation schedule, including milestones for completion of site rehabilitation
tasks and submittal of technical reports and rehabilitation plans as agreed upon by the parties to the
, agreement.
(b) A commitment to conduct site rehabilitation activities under the observation of professional engineers
or geologists who are registered in accordance with the requirements of chapter 471 or chapter 492,
respectively. Submittals provided by the person responsible for brownfield site rehabilitation must be signed
and sealed by a professional engineer registered under chapter 471, or a professional geolo�ist re�istered
under chapter 492, certifying that the submittal and associated work comply with the law and rules of the
department and those goveming the profession. In addition, upon completion of the approved remedial
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I �
action, the department shall require a professional engineer registered under chapter 471 or a professional
geologist registered under chapter 492 to certify that the corrective action was, to the best of his or her
knowledge, completed in substantial conformance with the plans and specifications approved by the
department.
(c) A commitment to conduct site rehabilitation in accordance with department quality assurance rules.
(d) A comriiitment to conduct site rehabilitation consistent with state, federal, and local laws and
consistent with the brownfield site contamination cleanup criteria in s. 376.81, including any applicable
requirements for risk-based corrective action. ,
(e) Timeframes for the department's review of technical reports and plans submitted in accordance with
the agreement. The department shall make every effort to adhere to established agency goals for reasonable
timeframes for review of such documents.
(f) A commitment to secure site access for the department or approved local pollution control program to
ro nfie d i i hin the e i i le rownfietd area for ctivities associated with site rehabilitation.
allb w l steswt lgb b a
(�) Other provisions that the person responsible for brownfield site rehabilitation and the department
agree upon, that are consistent with ss. 376.77-376.86, and that will improve or enhance the brownfield site
rehabilitation process.
(h) A commitment to consider appropriate pollution prevention measures and to implement those that the
person responsible for brownfield site rehabilitation determines are reasonable and cost-effective, taking into
account the ultimate use or uses of the brownfield site. Such measures may include improved inventory or
production controls and procedures for preventing loss, spills, and leaks of hazardous waste and materials,
and include goals for the reduction of releases of toxic materials.
(i) Certification that the person responsible for brownfield site rehabilitation has consulted with the local
government with jurisdiction over the brownfield area about the proposed redevelopment of the brownfield
site, that the local government is in agreement with or approves the proposed redevelopment, and that the
proposed redevelopment complies with applicable laws and requirements for such redevelopment.
Certification shall be accomplished by referencing or providing a legally recorded or officially approved land
use or site plan, a development order or approval, a building permit, or a similar official document issued by
the local government that reflects the local government's approval of proposed redevelopment of the
brownfield site; providing a copy of the local government resolution designating the brownfield area that
contains the proposed recievelopment of the brownfield site; or providing a letter from the local government
that describes the proposed redevelopment of the brownfield site and expresses the local government's
agreement with or approval of the proposed redevelopment. �
(6) Any contractor performing site rehabilitation program tasks must demonstrate to the department that
the contractor: -
•(a) Meets all certification and license requirements imposed by law; and
(b) Will conduct sample collection and analyses pursuant to department rules.
(7) During the cleanup process, if the department or local program fails to complete review of a
technical document within the timeframe specified in the brownfield site rehabilitation a�reement, the -
person responsible for brownfield site rehabilitation may proceed to the next site rehabilitation task.
However, the"person responsible for brownfield site rehabilitation does so at its own risk and may be required
by the department or local program to complete additional work on a previous task. Exceptions to this
subsection include requests for "no further action," "monitoring only proposals," and feasibility studies,
which must be approved prior to implementation.
(8) If the person responsible for brownfield site rehabilitation fails to comply with the brownfield site
rehabilitation agreement, the department shall allow 90 days for the person responsible for brownfield site
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rehabilitation to return to compliance with the provision at issue or to ne�otiate a modification to the
brownfield site rehabilitation agreement with the department for good cause shown. If an imminent hazard
exists, the 90-day grace period shall not apply. If the project is not returned to compliance with the
brownfield site rehabilitation agreement and a modification cannot be negotiated, the immunity provisions of
s. 376.82 are revoked.
(9) The department is specifically authorized and encouraged to enter into delegation agreements with .
local pollution control programs approved under s. 403.182 to administer the brownfield program within their
jurisdictions, thereby maximizing the integration of this process with the other local development processes
needed to facilitate redevelopment of a brownfield area. When determining whether a delegation pursuant to
this subsection of all or part of the brownfield program to a local pollution control program is appropriate,
the department shall consider the following. The local pollution control program must:
(a) Have and maintain the administrative organization, staff, and financial and other resources to
effectively and efficiently implement and enforce the statutory requirements of the delegated brownfield
program; and
(b) Provide for the enforcement of the requirements of the delegated brownfield program, and for notice
and a right to challenge governmental action, by appropriate administrative and judicial process, which shall
be specified in the delegation.
The local pollution control program shall not be delegated authority to take action on or to make decisions
regarding any brownfield site on land owned by the local government. Any dele�ation agreement entered into
pursuant to this subsection shall contain such terms and conditions necessary to ensure the effective and
efficient administration and enforcement of the statutory requirements of the brownfield program as
established by the act and the relevant rules and other criteria of the department.
(10) Local governments are encouraged to use the full range of economic and tax incentives available to
facilitate and promote the rehabilitation of brownfield areas, to help eliminate the public health and
environmental hazards, and to promote the creation of jobs and economic development in these previously
run-down, blighted, and underutilized areas.
(11)(a) The Legislature finds and declares that:
1. Brownfield site rehabilitation and redevelopment can improve the overall health of a community and
the quality of life for communities, including for individuals living in such communities.
2. The community health benefits of brownfield site rehabilitation and redevelopment should be better
measured in order.to achieve the legislative intent as expressed in s. 376.78.
3. There is a need in this state to define and better measure the community health benefits of brownfield
� site rehabilitation and redevelopment.
4. Funding sources should be established to support efforts by the state and local governments, in
collaboration with tocal health departments, community health providers, and nonprofit organizations, to
evaluate the community health benefits of brownfield site rehabilitation and redevelopment.
(b) Local govemments may and are encouraged to evaluate the community health benefits and effects of
brownfield site rehabilitation and redevelopment in connection with brownfield areas located within their
jurisdictions. Factors that may be evaluated and monitored before and after brownfield site rehabilitation
and redevelopment include, but are not limited to:
1. Health status, disease distribution, and quality of life measures regarding populations living in or
around brownfield sites that have been rehabilitated and redeveloped.
2. Access to primary and other health care or health services for persons living in or around brownfield
sites that have been rehabilitated and redeveloped.
3. Any new or increased access to open, green, park, or other recreational spaces that provide
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recreational opportunities for individuals livin� in or around brownfield sites that have been rehabilitated and
redevelopecl. -
4. Other factors described in rules adopted by the Department of Environmental Protection or the
Department of Health, as applicable.
(c) The Department of Health may and is encouraged to assist local governments, in collaboration with
local health departments, community health providers, and nonprofit organizations, in evaluating the ,
community health benefits of brownfield site rehabilitation and redevelopment.
(12) A local government that designates a brownfield area pursuant to this section is not required to use
the term "brownfield area" within the name of the brownfield area designated by the local govemment.
History.—s. 4, ch. 97-277; s. 3, ch. 98-75; s. 11, ch. 2000-317; s. 2, ch. 2004-40; s. 44, ch. 2005-2; s. 7, ch. 2006-Z91; s. 5, ch.
2008-239; s. 2, ch. 2014-114.
Copyright o 1995-2015 The Florida Legislature • Privacy Statement • Contact Us
, .
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Attachment,C
{000iss�s.00cx. s }
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S��ar�or� �. R�c�� CLEF'rK � ��C�T�s'�'�taLLEk
PREPARED BY/RE7URN TO: Robin �gs ?3��9 -.�1��; i��gs3
American Home Title of Tampa Bay,lnc.
6703 North Himes Avenue
Tampa, Florida 33614
FILE NO.: AFiT120496
SPECIAL. WARRANTY DEED
THIS SPECIAL WARRANTY DEED Made this 20th day of December, 2013
by: TD Bank, NA having its principal place of business at 104 South Main Street Greenville,
' SC 29601 hereafter cailed the Grantor, to Key Estates Tequesta Senior Housing, LP, a
Florida limited partnership, whose mailing address is: 1200 Brickefl Ave., 18th Floor Miami, FI
33131, hereinafter called the Grantee:
Wherever used herein the terms "grantor" and "grantee" include all #he parties in this
, instrument and the heirs, legal representatives and assigns of individuals, and the
successors and asigns of corporations.
WITNESSETH: That the grantor, for and in consideration of the sum of $10.00 (TEN)
Dollars and other valuable considerations, receipt whereof is hereby acknowledged, by fhese
presents does grant, bargain, sell, alien, remise, release, convey and confirm unto the
grantee, all that certain land situate in Palm Beach County, Florida, viz:
See Attached Exhibit "A" for a more complete and accurate legal description,
TOGETHER with all tenements, hereditaments, and appurtenances thereto
befonging or in any wise appertainfng.
TO HAVE AND TO HOLD,the same in fee simple forever.
AND the grantor hereby covenants with said grantee that it is lawfully seized of said
land in fee simple; that it has good right and lawful authority to sefl and convey said land.; that
if hereby specially warrants the title to said land and will defend the same against the lawful
claims of all persons claiming by, fhrough or under the said grantor.
i
�i
IN WITNESS WHEREOF the grantor h2s caused these presents to be executed in its name
and its corporate seal fo be hereunto afixed by its proper offices thereunto duly authorized,
the day and year above first written.
�; Tb Bank, NA
Name �`c��� a ��c����['' BY:�1 �� �yi'
�,,, � �, Margaret oughman, Vi President
Ck,'�-� ' i�,S.�=B�y
Name: ✓'�Q��� �`�
STATE OF: �( t�,���
COUNTY OF: . � �.1L��.��J
The foregoing instrument was acknowledged before me this 1220/93 by Margaret
' Broughman, Vice President of TD Bank, NA, who is personafly known to me
p�edueed _ ._-
WITNESS my signature and official seal.
1 r �
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My Commission Expires: �'"17�,7�,j C4J �'LM�.- -��V�
NOTARY PUBLIC-State of: ��
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File Number: AHT120496
EXHIBTT "A" - LEGAL DESCRIPTION
Parcel 1:
The East 280.00 feet of Government Lot 1 of Section 25, Township 40 South, Range 42 East,
Palm Beach County, Fiorida, LESS the South 779.68 feet thereof; LESS the North '190.00 feet
�� of the East 150.00 feet of said Government Lot 1; and LESS the West 65.00 feet of the East
215.00 feet of the North 140.00 feet of said Government Lot 1; AND .
Parcel 2:
The West 420.00 feet of the Northwest 1/4 of the Northeast 1/4 of Section.25, Township 40
South, Range 42 East, Paim Beach County, Florida, LESS the South 779.63 feet thereof.
Folio #60-42-40-25-00-00�-0030
Folio #60-42-40-25-00-000-1080
.
i
Attach ment D
{000is8�s.�ocx. i }
KETSH: Sources and Uses of Funds
.
SiteAcquisition $ • 2,500,000
SubtotatAcquisiUonCosts , $ 2,500,000
Hard Costs
Base Construction � $ 25,508,769
Premium Allowanees $ 450,000
Hard Cost Contingency $ 1,297,938 - -
SubtoWl Hard Costs $ 27,256,708 Interest
INITIAL CAPI7ALIZATION Rates Total 5s ro�ai
Design Costs $ 791,500
Interlor Cost $ 2,405,818 Equlty Capftal $ 11,637,763 3o.os6
Generel Development Costs $ 820,000 Debt Capital
Pre-Opening Marketlng $ 460,000 Construetfon Loan s.0076 $ 27,154,780 �o.ov
Preopening Operations $ 530,000 Meuanine Loan o.00% $ o.o7s
Development and Other Fees $ 1,400,000 Subtotal Debt $ 27,154,780 �o.o
Financing Costs $ 341,548 Total Project Capitallzatlon $- 38,792,543 too.ov
Reserve Costs and Other
Operating OeFicit Reserve $ 1,123,553 -
Debt Servlce Funding $ 481,999 _
Project Contingeney $ 681,418 .
Total Pro)ect Costs - $ 38,792,543
� ��� ������� �
Attach ment E
{00011878.DOCX. 1 }
- L.r�� �v �vU�uv�t t i
� OR BK 28359 PG 1�42
` RECORDED 06110/2016 12:11:69
� Palm Beach County, Fiorida
�::
' , �� AM? 1,100,000.00
f MTG DOC 3,850.00
'� �� IN7ANGIBLE 2,2i30A0
��� Sharon R. Bock
.���`�`� CLERK & COMPTROLLER
Pgs 1442-1456; (15Pgs)
Ti3is insYrum�nt prepared t�yc
(RCCORD & RETURN '!'U)
MICt-IAE�. A. FllRSHMAU, ESQ.
SOLONiON & FURSf°tMAN, LLP
120q BRECKCLi, AVE?�+'t,tE, F't-� ?�(tU
avllAfvll, (=LORIl7A 3313!
.
FLORIDA 3VIORTCAGr
Ai�C� SL;CL9C21'�'Y AGf2�rM�:N'('
TNIS M4RTGAGE is made et�ective as of t{�e third d�y oF Ma , 201 G, b aad between �
(hereinaft�:r
re erre to as Nte "MoriQa�ce"} and KEY ESTATES T�QUESTA SCN[OR I�iOUSI�VG L,P, a I�Iqricla
limited p�rtnership, �vhose mai3ing address is l240 BrickCll Avenue, 18�' rloor, M'sami, �lor'sda 3313I,
{I�crein�f`ter referred Co as th� "Mort�u�ar").
WITNESSETH:
C�or good and valuable cnnsideration and to s�cure the paym�iit at'�n incJebtedness in thr: a��ec�arc
sun� ofON� MiLC.iON ONC HUNDRED THOUSAND AND AO/l00 t�QL1,ARS (�i,100,000.fi0) f� be
paid in accordance witt� a{�r�missor}y r�ote effective as of tha thirzl day a�May, ZOl G made by Mort�agor u�d
payabl� to iVlortgag�e (l�ereina�ter referre�i to as the "Note") together with intcrest th�reon and any ant3 al)
renewa(s, extensions, conso)idations or rnodifications of all ofthe foregoin�;, Mnr�gagor does �rant, mart�a��
aiid cnnvey unto Mortga�ee, its succ�ssors and assigns, in fee sii�ple, ail ofthose cert�in re��l prapeities of
uhich �tortga�or is nnw seized and possessed �nc! in actual possessinn, situate a1453� anc145�6 �Cuunty
� � ofCiarida asa licable �vhich
Line Itaad, Tequest,►, �'lar�da 33469, �n t(�e Cnuniy nf�'alm 13each, Sta.c pp ,
are more fislly described in Fzhihit A attached hereto and made a pa��t hereof, together with the builciin�s and
i�nprov�ments thereon ��'��ted or to be �cected (cnllea�iveiy hcrina�ter rwf�rrec� C� as ti�c "Aremise�'�;
7'OGCTHER �vitl� the followin�, prope��y and riglits:
(a) A11 right, title and intei�est of Mort�a�or in and to all leases or subleases covcrin� the Premises or
a,iy portion thereaf now or her�af�er existiii� or entered inta, and all ri�ht, titic and interesr of 1�lortgagor
thereundee, includin�;, without limitatinn, ail �sh ur security c�epasits, advance r�i7tals, �nd �3e�asits or
payment.� o�similar naitrre,
jb) All ri�ht, title and 'snt�rest crf Martga�nr in and to all options tt� �urchase or leasc the Preanis�s or
any portion thereof or interest tl��rein, and any �reater estate in the Prefr3ises owned or hereafler acquireci:
• ' A' which Mo�4 �a�or nnvr has or �tta
t
c) Al1 interess, estate or other �Iaims, both i» law and �n tquuy, � n Y
13e;ca�'ter acquir� in the nremises;
(d) All easements, rights-of-way znd riglits us�t! in �oni�ection t1�er�with or as a nieai3s �i'access
theretr� and all tenem�nt3, heretiitaments and �ppui�tet�ances ther��fdncl theretn, all ri�ht, titic an� intcrest
Page 1 a3' t �
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BOOK 28359 PAGE 1443
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of Mortgagor in and to any streets and roads abutting said Premises to the center lines thereof and in and
to any strips or gores of land therein, all water, sanitary and storm systems that are now or hereafter
located on or adjacent to the Premises; �
(e) All machinery, apparatus, equipment, fittings, fixtures and articles of personal property of
every kind and nature whatsoever, now owned or hereafter owned by Mortgagor and whicli is now or will
hereafter be located in or upon the Premises, or any part thereof, and used or usable in connection with
the use and operation of buildings or for use in any construction being conducted on the Premises,
(l�ereinafter called the "Building Epuipment"), it being understood and agreed that all Building
Equipment is part and parcel of the Premises and appropriated to the use thereof and, whether affixed or
annexed to the Premises or not, sl�all for the purpose of tl�is Mortgage be deemed conclusively to be real
estate and mortgaged hereUy; and Mortgagor agrees to execute and deIiver, from time to time, such
further instruments as may be reasonably requested by Mortgagee to conftrm the lien of this Mortgage on
any Building Equipment;
( fl All awards and proceeds to which Mortgagor is entitled by virtue of any taking of all or any
part of the Premises by condemnation or exercise of the right of eminent domain or other taking, as
hereinafter more particularly set forth; and
(g) All rents, issues and profits of the Premises and all estate, right, title and interest of every
nariire whatsoever of Mortgagor in and to the same, as hereinafter more particularly set forth;
The Premises and all of the property, rights, privileges and franchises granted herein by
Mortgagor to Mortgagee are collectively referred to as the "Mortgaged Property."
TO HAVE AND TO HOLD all and singular the Mortgaged Property hereby conveyed, the
tenements, hereditaments and appurtenances thereunto belonging or in any way appertaining and the
reversion and reversions, remainder and remainders, rents, issues and profits thereof and all estate, right,
title, interest, property, possession, claim and demand whatsoever as well in law, as in equity of the
Mortgagor in and to the same and every part and parcel thereof unto the said Mortgagee in fee simple.
PROVIDED, HOWEVER, that these presents are upon the condition that if Mortgagor shall pay
or cause to be paid to Mortgagee the principal and interest payabla in respect to the Note and al( amounts
and any otller promissory note secured by this Mortgage, at tlle times and 'm the manner stipulated therein
and herein, all without any deduction or credit for taxes or other similar charges paid by Mortgagor, and
shall keep, pei�fonn and oUserve all and singular tl�e covenants and promises in the Note, and any renewal,
extension, consolidation or modification thereof, and in this Mortgage expressed to be kept, performed
and observed by and on the part of Mortgagor, all without fraud or delay, then this Mortgage and al]
properties, interest and rights granted, mortgaged and conveyed shall cease, terminate and be void but
until same shall occur, this Mortgage shall otherwise remain in full force and effect.
ARTICLE 1 �
COVENANTS AND AGRE�MENTS OF MORTGAGOR
To protect the security of tliis Mortgage, Mortgagor further covenants, warrants and agrees witl�
Mortgagee as follows:
1.01 Pavment of Secured Obli atg ions. Mortgagor shall pay within ten (10) business days of when
due the principal and interest on tlie indebtedness evidenced by the Note, charges, fees and principal of,
and interest on, any future advances secured by this Mortgage and shall otherwise comply with all the
terms of the Note and this Mortgage.
��
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1.02 Title Warranties and Reuresentations. Mortgagor hereby covenants with Mortgagee that: (a)
Mortgagor is lawfully seized of the Premises in fee simple; (b) Mortgagor has full power and lawful right
to convey the same in fee simple as aforesaid; (c) that it shall be lawful for Mortgagee at all times to
peaceably and quietly enter upon said Premises and every part thereof; (d) that Mortgagor will make such
further assurances, if necessary, to perfect the fee simple title to said Premises in Mortgagee, as may
reasonably be required; (e) that the Mortgaged Property is free of all liens and encumbrances except taxes
for the cunent year and liens, claims and encumbrances as shown on Owner's policy of title insurance
issued by Chicago Title Insurance Company as Policy No. 97390-2-0951830-2014.7230609-90893321,
Items 2 tlirough 7, inclusive (collectively, the "Permitted Exceptions"); and (fl Mortgagor does hereby
fully wan�ant title to the Mortgaged Property and every part thereof and will defend same against the
lawful claims of all persons whomsoever except for the Permitted Exceptions.
1.03 Required Insurance. Mortgagor will, at Mortgagor's sole cost and expense, maintain or
cause to be maintained during the term of this Mortgage with respect to the Mortgaged Property, and each
part thereof, the following insurance:
General public liability insurance in which both the Mortgagor and Mortgagee are named as
insured in an amount not less than TWO MILLION DOLLARS ($2,000,000.00) as to personal injury or
death, and ONE HUNDRED THOUSAND DOLLARS ($100,000.00) with respect to property damage,
with such companies that meet the criteria described ii� paragraph (c) betow. Such policy shall also be
endorsed to cover the liability of the Mortgagor with respect to damages arising from any loss or damage
sustained by any person while on the Property.
1.04 DeIiverv of Policies, Pavment of Premiums, Al] policies of insurance shall have attached
thereto a lender's loss payment endorsement for the benefit of Mortgagee in form reasonably satisfactory
to Mortgagee. The original policies and renewals shall be held by Mortgagee or if acceptable to
Mortgagee, a certificate of insurance for each such policy setting forth coverage, limits of liability, name
' of carrier, policy number, and expiration date. At least fifteen (15) days prior to expiration of each such
policy, Mortgagor shall furnish Mortgagee with evidence reasonably satisfactory to Mortgagee, of
payment of premium and reissuance of a policy continuing insurance in force as required by this
Mortgage. All such policies shall contain a provision that such policies will not be canceIled or materially
amended, which term shall include any reduction in the scope or limits of coverage, without at least thirty
(30) days prior written notice to Mortgagee. In the event Mortgagor fails to provide, maintain, keep in
force or deliver and furnish to Mortgagee the policies of insurance or certificates thereof, as required by
this Section, Mortgagee may procure sucli insurance or single interest insurance for such risks covering
Mortgagee's interest. Repayment shall be governed by the provisions of Section 4.03 of this Mortgage.
1.05 Assi�nment of Policies Upon Foreclosure. In the event of foreclosure of this Mortgage or
other transfer of title or assignment of the Mortgaged Property in extinguishment, in whole or in part of
the debt secured hereby, all right, title and interest of Mortgagor in and to all policies of insurance
required by tl�is Section shall inure to the benefit of and pass to tlie successor in interest to Mortgagor or
the purchaser or grantee of tl�e Mortgaged Property.
1.06 Indemnification; Waiver of Offset. (a) If Mortgagee is made a party defendant to any
litigation (including without limitation, any litigation brought Uy Mortgagor whether initially or by
counterclaim) concerning this Mortgage or the Mortgaged Property or part thereof or interest therein, or
occupancy thereof by Mortgagor, then Mortgagor shall indemnify, defend and hold Mortgagee hannless
from all liability by reason of said litigation, including reasonable attorneys' fees and expenses incurred
by Mortgagee in any such litigation, whether or not such litigation is prosecuted to judgment; (b) AlI
sums payable by Mortgagor hereunder shall Ue paid absolutely, unconditionally, without notice, demand,
counterclaim, setoff, deduction or defense and absolutely and unconditionally without aUatement,
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suspension, deferment, diminution or reduction. The obligations and liabilities of Mortgagor hereunder
shall in no way be released or discharged (except as expressly provided lierein) by reason of: (i) any
damage to or destruction of or any condemnation or similar taking of the Mortgaged Property or any part
thereof; (ii) any restriction, prevention of or interference witl� any use of the Mortgaged Property or any
part thereof; (iii) any title defect, encumbrance or eviction from the Premises or the Improvements or any
part thereof by title paramount or otl�erwise; (iv) any bankruptcy, insolvency, reorganization,
composition, adjustment, dissoiution, liquidation or other like proceeding relating to Mortgagor, or any
action taken with respect to this Mortgage by any trustee or receiver of Mortgagee, or by any court, in any
such proceeding.
1.07 Taxes, Utilities and Impositions. Mortgagor will pay, or cause to be paid and discharged,
on or before the last day on which they may be paid without penalty or interest, all such duties, taxes,
sewer rents, charges for water, or for setting or repairing meters, and all other utilities in the
Improvements or on the Premises or any part thereof, and any assessments and payments which shall be
imposed upon or become due and payable or become a lieii upon the Premises or any part thereof and
sidewalks or streets in front thereof by virtue of any present or future law of tfie United States or the State,
County or City wherein the Premises are located (all of the foregoing being herein collectively called
"Impositions.") In default of any such payment of any Imposition, Mortgagee may pay the same.
Repayment shall be governed by the provisions of Section 4.03 of this Mortgage.
Mortgagor will exhibit to Mortgagee the original receipts or other reasonably satisfactory proof of
the payment of all Impositions which may affect the Mortgaged Property or any part thereof or the lien of
the Mortgage promptly following the last date on which each such Imposition is payable hereunder.
1.08 Maintenance, Repairs, Alterations. Mortgagor will keep the Mortgaged Property, or cause
same to be kept in good condition, repair and fully protected from the elements to the reasonable
satisfaction of Mortgagee and Mortgagor will not do or suffer to do anything which will increase the risk
of fire or other hazard to the Premises or any part thereof. Mortgagor will commit or permit no waste
thereon and will do or permit no act by which the Mortgaged Property shall become less valuable.
Mortgagor will not remove, demolish or structurally alter any of the Improvements (except such
alterations as may be required by laws, ordinances or regulations) withaut prior written permission of
Mortgagee; Mortgagor will complete promptly and in good and workmanlike manner any building or
improvements which may be constructed on the Premises and promptly restore in like manner any
Improvement which may be damaged or desiroyed thereon and will pay when due all claims for labor
perfonned and materials furnished therefor. Mortgagor will use and operate, and will require its lessees or
licensees to use and operate the Mortgaged Property in compliance with all applicable laws, ordinances,
regulations, covenants, conditions and restrictions, and with all applicable requirements of any lease or
sublease now or hereafter affecting the Premises or any part thereof.
1.09 Eminent Domain.
(a) Should the Mortgaged Property or any part thercof or interest therein, be taken or
damaged by reason of any public use or improvement or condemnation proceeding, ("Condemnation")
or should Mortgagor receive any notice or information regarding such Condemnation, Mortgagor sliall
give prompt written notice thereof to Mortgagee;
(b) Mortgagee shall be entitled to all awards, compensation, and other paynlent or relief
granted in connection with such Condemnation and shall be entitled, at its optiou, to appear in its own
name or the Mortgagor's name, in any action or proceeding relating thereto. All compensation, awards,
damages, rights of action and proceeds awarded to Mortgagor (the "Proceeds") are hereby assigned to
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.
Mortgagee and Mortgagor agrees to execute such further assignments of the Proceeds as Mortgagee may
require;
(c) In the event any portion of the Mortgaged Property is so taken or damaged, Mortgagee �
shall have the option in its sole and absolute discretion to apply all such Proceeds, upon any indebtedness
secured hereby, or apply all such Proceeds after sucli deductions to the restoration of the Mortgaged
Property upon such conditions as Mortgagee may determine. Such application or release shall not cure or
waive any default or notice of default hereunder or invalidate any act done pursuant to such notice; and
(d) Any amounts received by Mortgagee hereunder shall, if retained by Mortgagee, be
applied in payment of any accrued interest and then in reduction of the then outstanding principal sum of
the Note secured hereby, notwithstanding that same may not then be due and payable. Any amount so
applied to principal shall be applied to the payment of installments of principal on the Note in inverse
order of their respective due dates.
1.10 Liens. Mortgagor will not permit any liens, encumbrances, mechanics', laborer's, statutory
or other lien and charges upon the Mortgaged Property, except the Permitted Exceptions, and shall pay
and promptly discharge, at Mortgagor's cost and expense, all such liens, encumbrances and charges upon
the Mortgaged Property or any part thereof or interest therein. Mortgagor shall have the right to contest
in good faith the validity of any such lien, encumbrance or charge, provided Mortgagor shall first deposit
acceptable security with a court of competent jurisdiction sufficient to eliminate the lien as a lien upon the
Premises. If Mortgagor shall fail to transfer the lien to a bond or otherwise discharge any such lien,
encumbrance or charge, then in addition to any other right or remedy of Mortgagee, Mortgagee may but is
not obligated to discharge same either by paying the amount claimed to be due or by procuring the
discharge of such lien by depositing in court a bond for the amount claimed or otherwise giving security
for such claim, or in such manner as is or may be prescribed by law. Repayment shall be governed by the
provisions of Section 4.03 of this Mortgage.
1.11 Hazardous Waste. Mortgagee acknowledges that the Mortgaged Property is
environmentally impacted. Mortgagor hereby agrees to indemnify Mortgagee and hold Mortgagee
harmless from and against any and all claims, losses, damages, liabilities, fines, penalties, charges,
administrative and judicial proceedings and orders, judgments, remedial action requirements, enforcement
actions of any kind, and all costs and expenses incurred in connection therewith (including but not limited
to reasonable attorneys' fees, paralegal charges and expenses), arising directly or indirectly, whole or in
part, out of (i) the presence on or under the Mortgaged Property of any hazardous materials or releases or
discharges of hazardous materials on, under or from the Mortgaged Properry; and (ii) any activiry carried
on or undertaken on or off the Mortgaged Property, whether prior to or during the term of the Mortgage,
and whether by Mortgagor or any predecessor in title or any employees, agents, contractors ot•
subcontractors of Mortgagor or any predecessor in title, or third persons at any time occupying or present
on the Mortgaged Property in connection with the treatment, decontamination, handling, removal,
storage, clean-up, transport or disposal of any hazardous materials at any time located or present on or
under the Mortgaged Property. The foregoing indemnity shall further apply to aiiy residual contamination
on or under the Mortgaged Property or affecting any natural resources, any contamination of any property
or natural resources arising in connection with the generation, use, handling, storage, transport or disposal
of any such hazardous materials, and irrespective of whether any sucl� activities were or will be
undertaken in accordance with applicable laws, regulations, codes and ordinances, The oUligation of
Mortgagor to indemnify and hold harmless under this Section 1.11 shall survive any foreclosure of this
Mortgage or any transfer of the Mortgaged Property by deed in lieu of foreclosure.
' 1.12 Transfer of Mortga�ed Properly. It is understood and agreed by Mortgagor that as part of
the inducement to Mortgagee to make the loan evidenced by the Note and secured by this Mortgage,
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Mortgagee has relied upon the creditworthiness and celiability of Mortgagor. Mortgagor shall not sell,
con�ey, transfer, lease (other than an approved tenant lease) or furtlier encuniber any interest in or any
part of the Mortgaged Property without the prior written consent of the Mortgagee having been obtained.
Any such sale, conveyance, transfer, pledge, lease (other than an approved tenant lease) or encumbrance
made without the Mortgagee's prior written consent shall constitute an Event of Default hereunder. Any
sale, conveyance or transfer of any interest in the Mortgagor to any otl�er entity, individual, firm,
partnership or corporation without the Mortgagee's prior written consent shall constitute a transfer
pursuant to the provisions of this section and an Event of Default under this Mortgage. A contract to deed
or agreement for deed or assignment of beneficial interest in any trust shall constitute a transfer pursuant
to the provisions of this Section 1.12 and an Event of Default under this Martgage. If any person or entity
should obtain any interest in all or any part of the Mortgaged Property, pursuant to execution or
enforcement of any lien, security interest or other right whether superior, equal or suUordinate to this
Mortgage or the lien hereof, such event shall be deemed to ba a transfer by Mortgagor and an Event of
Default under this Mortgage.
1,13 Other Mortgage Liens. Mortgagor represents and warrants that it will perform and
promptly fiilfil] all of the covenants contained in any superior or inferior mortgages on any and all of the
Premises encumbered hereby. Iii the event Mortgagor shall fail to do so, Mortgagee may, in addition to
the rights otherwise granted Mortgagee hereunder, at its election, perform or fulfill such covenants of any
such superior or inferior mortgages without affecting its option to foreclose any of the rights hereunder,
and the cost thereof, together with interest from tYie date of payment at six percent (6%) from the date
incurred until paid by Mortgagor, shall be secured hereby. The failure of Mortgagor to pay any superior
or inferior mortgages when due, and in accordance with their terms, or the failure by Mortgagor to abide
by the terms and conditions of any superior or inferior mortgages shall be deemed a breach of this
Mortgage, and the Mortgagee, at its option, may immediately, or thereafter declare this Mortgage, and all
indebtedness hereby secured, to be immediately due and payable. Mortgagor shall not apply for, accept,
or cause to be made, future advances under any superior or inferior mortgages so long as this Mortgage to
Mortgagee, encumbering the property described herein remains in force. Mortgagor acknowledges and
agrees that, in the event it breaches this covenant, same shall be an event of default under this Mortgage,
and in such event Mortgagee shall have the right to exercise any and all of its rights and remedies
provided for herein. Nothing in this Section 1.13 shall be construed to waive the prohibition of fiirther
encumbering the Mortgaged Property without Mortgagee's prior consent.
ARTICLE 2
INTENTIONALLY DELETED
ARTICLE 3
INTENTIONALLY DELETED
ARTICLE 4
EVENT OF DEFAULT AND REMEDIES UPON DEFAULT
4.01 Event of Default. The term " Event of DefaulY wherever used in the Mortgage, shall mean
any one or more of the following events:
(a) Failure by Mortgagor to pay within ten (10) business days of when due and after the
expiration of any grace period, any installments of principal or interest under the Note, or any other future
advance secured by this Mortgage, or to pay any other sums to Ue paid by Mortgagor hereunder.
��
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(b) Other than as provided in paragraph (a) above, failure by Mortgagor to duly keep, perform
and observe any other covenant, condition or agreement in this Mortgage, or any other instrument
securing the Note or any other instrument or agreement collateral to the Note or executed in connection
with the sums secured hereby, for a period of thirty (30) days after Mortgagee gives written notice
specifying the breach, or the occurrence of an "Event of Default" as defined in such Note which has not
been remedied within any cure period, if any, provided for therein.
(c) If Mortgagor or any present or future endorser, guarantor or surety of the Note shall file a
voluntary petition in bankruptcy or be adjudicated a bankrupt or insolvent, or file any petition or answer
seeking any: reorganizatioii, an•angement, compositiou, readjustment, liquidation, assignment for the
benefit of creditor's, receivership, wage eamer's plan, dissolution or similar relief under any present or
future Federal Bankruptcy Code or any other present or future applicable federal, state or other statute or
law; or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of
Mortgagor or all or any part of the properties of Mortgagor or of any guarantor or endorser of the Note; or
if within thiriy (30) days after commencement of any proceeding against Mortgagor or aiiy guarantor or
endorser of the Note, seeking any reorganization, arrangement, composition, readjustment, liquidation,
, dissolution, debtor relief or similar relief under any present or fuhire Federal Bankruptcy Code, or of any
other present or future federal, state or other statute or law, such proceeding shall not have been
dismissed, or stayed on appeal or otherwise; or if, within the thirty (30) days after the appointment,
without consent or acquiescence of Mortgagor or of any endorser or guarantor of the Note, or any trustee,
receiver, or liquidator of Mortgagor or any endorser or guarantor of the Note, or of all or any portion of
the Mortgaged Property, such appointment shall not have been vacated or stayed on appeal or otherwise;
or if within ten (10) days after the expiration of any such stay, such appointment shall not have been
vacated.
(d) Any default under any mortgage superior or inferior to the Mortgage, or an event that but for
the passage of time or giving of notice would constitute an event of default, even if such default is
subsequently waived, except that in no manner should this provision be construed to allow such superior
or subordinate mortgage to encumber the Mortgaged Property.
(e) If foreclosure proceedings should be instituted on any mortgage inferior or superior to the
Mortgage, or if any foreclosure proceeding is instituted on any lien of any kind which is not dismissed or
transferred to a bond within twenty (20) days of the service of foreclosure proceedings on the Mortgagor.
(fl Any breach of any warranty or material untruth or any material representation of Mortgagor
contained in the Note, this Mortgage or any other instrument securing or evidencing the Note, or in any
other instrument given with respect to the sums secured hereby.
(g) If the Improvements on said Premises are not maintained in reasonably good repair.
(11) Tlie transfer, sale, or conveyance of the Mortgaged Property or any interest therein without
prior written consent of Mortgagee in violation of the provisions of Section 1.12. Mortgagor
acknowledges that all subsequent purchasers of the Mortgaged Property or the interest in Mortga�or must
be a roved b Mort a ee and Mort a ee's consent ma be conditioned upon a change in interest rate
Pp Y gg , gg Y
and/or loan term, as well as payment of an assumption fee. Mortgagee, however, shall be under no
obligation to approve any transfer.
(i} The further encumUering of the Mortgaged Property without prior written consent of
Mortgagee.
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(j) If Mortgagor, pursuant to Florida Statutes 697.04(1)(b), as amended from time to time, shall
file an instrument of record limiting the maximum amount which may be secured by this Mortgage.
4.02 Acceleration Upon Default, Remedv. In the event one or more "Events of DefaulY' as
above provided shall occur, Mortgagee shall have the following remedy:
(a) Mortgagee shall give notice to Mortgagor prior to acceleration following Mortgagor's
breach of any covenant or agreement in this Mortgage. The notice shall specify: (a) the default; (b) the
action required to cure the default; (c) a date, not less than 90 days from the date of default or 30 days
from the date of the notice is given to Mortgagor, whichever is greater, by which the default must be
cured; and (d) that failure to cure the default on or before the date specified in the notice, may result in tl�e
acceleration of the sums secured by this Mortgage, foreclosure by judicial proceeding and sale of the
Property. The notice shall further inform Mortgagor of the right to reinstate after acceleration and the
right to assert in the foreclosure proceeding the non-existence of a default or any other defense of
Mortgagor to acceleration and foreclosure. If the default is iiot cured on or before the date specified in the
notice, Mortgagee at. its option may require immediate payment in full of all sums secured by this
Mortgage without further demand and may foreclose this Mortgage by judioial proceeding. In the event
of a sale by foreclosure, Mortgagee shall not claim any proceeds from the foreclosure sale that exceed the
amount then past due (including principle and any accrued interest) and such proceeds shall be paid to
, Mortgagor. Mortgagee shall be entitled to collect reasonable expenses incurred in pursuing the remedies
provided in this paragraph.
(b) The obtaining of a judgment or decree on the Note, whether in the State of Florida or
elsewhere, shall not in any way affect the lien of this Mortgage upon the Mortgaged Property covered
hereby, and any judgment or decree so obtained shall be secured hereby to the sanie extent as said Note is
now secured.
4.03 Repayment of Advances. In the event of any expenditures of funds by Mortgagee to
preserve the security of the lien referenced in this Mortgage, such as provisions for payment of taxes or
insurance premiums or as otherwise provided for herein, Mortgagor shall repay Mortgagee for such
expenditures, together with interest on said sums at an interest rate of not greater than six percent (6%),
within fifteen (15) days of notice to Mortgagor of such expenditures. These sums shall be secured by this
Mortgage. The Mortgagee shall be the sole judge of the legality, validity and priority of any Imposition,
obligation and insurance premium, of the necessity for paying such Imposition, obligation and insurance
premium and of the amount necessary to be paid in satisfaction thereof.
4.04 Expenses. In the event of a Default by Mortgagor, Mortgagee shall pay all reasonable costs
incurred by Mortgagee because of the failure of Mortgagor to promptly and fully perform and comply
with the conditions and covenants of this Mortgage and the Note secured hereby. All reasonable costs and
expenses so incurred by Mortgagee shall become immediately due and payable whetl�er or not there be
notice, demand, attempt to collect or suit pending, together with interest thereon at an interest rate of not
greater than six percent (6%) from the date incuned until paid by Mortgagor. The amounts so paid or
incurred by Mortgagee shall be secured Uy the lien of this Mortgage.
4.05 Cooperation of the Parties. Notwithstanding anything to the contrary provided in this
Mortgage or in tl�e Note, Mortgagee and Mortgagor agree that upon a default by Mortgagee that continues
beyond the Maturity Date (as such term is defined in the Note) and prior to the permitted sale of the
Mortgaged Property by foreclosure or otherwise as provided in this Mortgage, Mortgagee will cooperate '
witl� Mortgagor in Mortgagor's efforts to sell the property within three (3) months following the Maturity
Date of the Note (as such term is defined in the Note) and will use a broker that specializes in the sale of
real property similar to the Mortgaged Property to assist in the selling of the Mortgaged Property.
`.l�
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ARTICLE 5
MISCELLANEOUS PROVISIONS
5.01 INTENTIONALLY DELETED
5.02 INTENTIONALLY DELETED.
5.03 Ownership by a Limited Partnership. So long as the Mortgaged Property shall be owned or
held by a limited partnership, such limited partnership shall at all times maintain its partnership existence
and shall be fully authorized to do business in the State of Flarida and shalI maintain in the State of
Florida a duly authorized registered agent for service of process. Failure to comply with such obligations
shall be a default under this Mortgage.
5.04 Statements bv Mortgagor. Mortgagor, within five (5) business days after request in person
or ten (10) days after request by mail, will furnish to Mortgagee or any person, corporation or firm
designated by Mortgagee, a duly acknowledged written statement setting forth the ainount of the debt
secured by this Mortgage and stating either that no offsets or defenses exist against such debt, or, if such
offsets or defenses are alleged to exist, full infonnation with respect to such alleged offsets and/or
defenses.
5.05 Survival of Warranties. All representations, wananties and covenants of Mortgagor
contained herein or incorporated by reference shall survive the close of escrow and funding of the loan
evidenced by the Note and shall remain continuing obligations, warranties and representations of
Mortgagor during any time when any portion of the obligations secured by this Mortgage remain
outstanding.
5.06 Successors and Assigns. The provisions hereof shall be binding upon and shall inure to the
benefit of Mortgagor, its successors and assigns (including without limitation subsequent owners of the
Premises) and shall be binding upon and shall inure to the benefit of Mortgagee; its successors and �
assigns and any future holder of the Note hereby secured, and any successors or assigns of any future
holder of the Note.
5.07 Notices. All notices, demands and requests given by either party hereto to the other party
� shall be in writing. All notices, demands and requests by one pariy to the other shall be deemed to have
been properly given as herein required if sent by (i) United States registered or certified mail, postage
prepaid, or (ii) delivered in person, or (iii) sent by overnight courier to the address indicated on page 1
hereof or at sucl� other address as a party may from time to time designate by written notice to the other,
any notice delivered to the address set forth in page 1 shall be deemed delivered if delivery thereof is
rejected or refused at the address provided,
5.08 Modifications in Writing. This Mortgage may not be changed, tenninated or modified
orally or in any other manner than by an instrument in writiiig signed by the party against whom
enforcement is sought.
5.09 Captions, The captions or headings at the beginning of each Section hereof are for the
convenience of the parties and are not a part of this Mortgage.
5.10 Abstract Propertv of Mort�agee. The aUstract or abstracts of title covering the n4ortgaged
Property, if any, shall at a11 times, during the life of this Mortgage, remain in possession of the Mortgagee
and in the event of the foreclosure of this Mortgage or other transfer of title to the Mortgaged Property in
��
Page 9 of 15
i.r iv �u i o���v4 i i
BOOK 28359 PAGE 4451
10 OF 15
.
extinguisliment of the indebtedness secured hereby, atl right, title and interest of Mortgagor in and to any
sucll abstracts of title shall pass to the purchaser or grantee.
5.11 Maximum rate of interest. In no event shall all charges in the nature of interest charged
or taken on this Mortgage or the Note exceed the maximum allowed by law and in the event such charges
cause the interest to exceed said maximum allowed by law, sucl� interest shall be recalculated, and such
excess shall Ue credited to principal, it being the intent of the parties that under no circumstances shall the
Mortgagor be required to pay any charges in the nature of interest in excess of the maximum rate allowed
by law. -
5.12 Further Assurances. Mortgagor will execute and deliver promptly to Mortgagee on
demand at any time or times hereafter, any and all further instruments reasonably required by Mortgagee
to carry-out the provisions of this Mortgage. Mortgagor will, without limitation upon the generality of
the foregoing, at any and all times, execute, acknowledge, deliver, file and/or record, refile and/or re-
record, all and every such further acts, deeds, powers of attorney, assignment of accounts, conveyances,
mortgages security instruments, documents and fiiiancing assurances in law, and will deposit with
Mortgagee any certificates of title issuable with respect to any property and notation thereof the security
interest hereunder, as Mortgagee shall reasonably require for the better assuriiig, conveying, pledging,
transferring, mortgaging, assigning, and confirming unto Mortgagee all and singular the hereditaments
and premises, estates and property hereby, or by subsequent or collateral iiistniments, conveyed, pledged,
transferred or assigned, or intended to be, and for perfecting the security interest of Mortgagee in the
Mortgaged Property and other items of security and collateral now or hereafter held by Mortgagee
pursuant to this Mortgage.
5.13 INTENTIONALLY DELETED.
5.14 Costs.
(a) Mortgagee will pay all costs and expenses reasonably incurred by Mortgagor in the
recording of this Mortgage and all ancillary documents executed in connection therewith, including
witliout limitation, any recording and filing fees and premiums for any required mortgagee title insurance
policy and the cost of a�ty required survey. Mortgagee shall also pay for the documentary stamp tax,
intangible tax, as well as the attorney's fees for Mortgagee's counsel in connection with the preparation
and recording of this Mortgage.
(b) INTENTIONALLY DELETED.
(c) In the event of a Default by Mortgagor, Mortgagee shall pay all reasonable costs incurred �
by Mortgagee because of the failure af Mortgagor to promptly and fully perform and comply with the
conditions and covenants of this Mortgage and the Note secured tliereby.
5.15 Invalid Provisions to Affect No Others. In case any one or more of the covenants,
agreements; terms, or provisions contained in this Mortgage or in the Note shall be held or found invalid,
illegal, or unenforceable in any respect, tlie validity of the remaining covenants, agreements, terms, or
provisions contained herein and in the Note shall not be affected thereby and to such end. The covenants,
agreements, terms and provisions of this Mortgage or the Note are agreed to be severable. If the scope or
anforceability of any covenant, agreement, term or provision of this Mortjage or the Note is found by a
court of competent jurisdiction to be overbroad or otherwise unenforceable, the parties agree that such
court shall modify and enforce such covenant, agreement, term or provision to the extent such court
determines to be reasonable under the circumstances existing at that time. �
��
Page 10 of 15
� �
�.riv tu iou�uo4 i i
BOOK 28359 PAGE 1452
11 OF 15
�
5.1 G Governin� Law and Construction of Clauses. This Mortgage shall be governed and
construed by the laws of tl�e State of Florida without regard to the conflict of laws provisions thereof.
5.17 Handicapped Access.
(a) Mortgagor agrees that the Premises shall at all times strictly comply to the extei�t
applicable with the requirements of the American with Disabilities Act of 1990,
the Fair Housing Amendments Act of 1988 (if applicable), all state �nd local
laws and ordinances related to handicapped access and all niles, regulations, and
orders issued pursuant thereto including, without limitation, the American with
Disabilities Act Accessibility Guidelines for Buildings and Facilities (coilectively
"Access Laws").
(b) Notwithstanding any provisions set forth herein or in any other document
regarding Mortgagee's approval of alterations of the Premises, Mortgagor shall
not alter the Premises in auy manner which would increase Mortgagor's
responsibilities for compliance with the applicable Access Laws without the prior
written approval of Mortgagee. � The foregoing shall apply to tenant
improvements constructed by Mortgagor or by any of its tenants. Mortgagee
may condition any such approval upon receipt of a certificate of Access Law
compliance from an architect, engineer or other person acceptable to Moitgagee.
(c) Mortgagor agrees to give prompt notice to Mortgagee of the receipt by
Mortgagor of any complaints related to violation of any Access Laws and of the
commencement of any proceedings or investigations which relate to coinpliance
with applicable Access Laws.
5.18 Time of Essence. Time is of the essence of this Mortgage.
5.19 Commercial Purpose. The undersigned Mortgagor hereby represents and certifies that the
exteusion of credit secured by this mortgage is exempt from any and all provisions of the Federal
Consumer Credit Protection Act (Truth-in-Lending Act), Regulation "Z" of the Board of Governors of the
Federal Reserve System and regulations promulgated by the federal Consumer Finance Protection
Bureau, because Mortgagor is an organization fully excluded therefrom or because the loan and credit
represented Uy tliis Mortgage and the note secured hereby is only for Uusiness or con�mercial purposes of
the Mortgagor, the Property securing this Mortgage is a commercial, not a residential property, and the .
proceeds of the loan are not being used for personal family or household purposes.
ierein or in the obli ation secured hereb shall at a
n
5.20 Waiver. No waiver of any covenant 1 g Y Y
time hereafter be held to be a waiver of any of the other terms hereof or of the Note secured hereby, or
future waiver of tl�e same covenant.
5.21 Gender, Ete. The use of any gender sliall include all other genders. The singular shall
include the plural.
5.22 Mort�L�e Riders. If any Rider is attached to this Mortgage and recorded together with this
Mortgage and signed by Mortgagor, it shall be deemed to be incorporated herein and to be fully binding
upon Mortgagor as though it were a part of tl�e original Mortgage.
5.23 Waiver of Jurv Trial. MORTGAGEE AND MORTGAGOR HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WAIVE THE �.tIGHT EITHER MAY HAVE TO A TRIAL
Page 11 of 15 ��
�
�,riv �u iou�uo4 i i
BOOK 28359 PAGE 1453
12 OF 15
BY NRY IN RESPECT TO ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER
OR IN CONNECTION WITH THIS MORTGAGE AND ANY AGREEMENT CONTEMPLATED TO .
BE EXECUTED IN CONNNCTION HEREWTTH, OR ANY COURSE OF CONDUCT, COURSE OF
DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTION OF EITHER
PARTY. THIS PROVISION IS A MATERIAL INDUCEMENT FOR THE MORTGAGEE MAKING
THE LOAN TO MORTGAGOR.
[ADDITIONAL TEXT AND SIGNATURES APPE.4R ON THE FOLLOWING PAGE]
`�`.�
Page 12 of 15
1
�.riv �u iou�uo4 i r �
BOOK 28359 PAGE 1454
13 OF 15
IN WITNESS WHEREOF, Mortgagor has hereunto set its hand and seal all done as of the day and
year first hereinbefore written.
Signed, sealed and delivered in the MORTGAGOR: �
presence of:
KEY ESTATES TEQUESTA SENIOR HOUSING,
LP, a Florida limited partnership ,
By: KEY ESTATES US LLC, a Florida limited
liability company, its general partner
Pri t Name: ��� .�,�((��
, BY� r
0
rint N ne: �,�, �� ( ,,.
STATE OF FLORIDA }
} ss:
COUNTY OF MIAMI-DADE }
The foregoing instrument was acknowledged before me this ��day of���.ra?, 2016, by THOMAS
FAURE as Manager of KEY ESTATES US LLC, a Florida limited liability company, the general partner of
KEY ESTATES TEQUESTA SENIOR HOUSING, LP, a Florida limited partnership, on behalf of the
partnership. He is personally known to me or has produced � .�� �- as identification.
,,,,,
^ �uci�ow�tos,�R. N Y UBLIC
��� y �` MY COMMISSION # FF 107155
� ��a ` EXPIRES: March 27, 2018
•�;P ;;�;, Bonded Thru Notary PuWic UndeMr�ers Print Name: �-v� r� 2 c
My Commission Expires: 3
�
Page 13 of 15
�.ri� �uiou�uo4 i i
BOOK 28359 PAGE 1456
15 OF 15
Exhibit A
Legal Description
Parcel 1(4534 County Line Road, Tequesta, Florida):
The East 280.00 feet of Governme»t Lot 1 of Section 25, Township 40 South, Range 42 East, Palm Beach County,
Florida, LESS the South 779.68 feet thereof; LESS the North 190.00 feet of the East ] 50.00 feet of said Government Lot
l; and LESS the West 65.00 feet of the East 215.00 feet of the North 140.00 feet of said Government Lot 1; AND
Parcel2 (4546 Couiitv Line Road, Tequesta, Florida):
The West 420.00 feet of the Northwest 1/4 of the Northeast 1/4 of Section 25, Township 40 South, Range 42 East, Palm
Beach County, Florida, LESS the South 779.63 feet thereof. `
Parcel 1 Folio #60-42-40-25-00-001-0030
Parcel2 Folio #60-42-40-25-00-000-1
.1J
Page 15 of 15
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Attach ment F
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tnumE�'�r of ur��ts. ti�a� :fiti�: Par�%��ers��� :�hall .::tiav�. t�� author��' tca issue) r�r `t�� bjilaws :of :�he;
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Ms. Nilsa Zacarias, AICP
Arcadis U.S., Inc.
Community Development Direction 1500 GatewayBoulevard
Village of Tequesta s��re 200
345 Tequesta Drive Boynton Beach
Tequesta, Florida 33469 Florida 33426
Tel 561 697 7000
Fax 561 369 4731
www.arcadis.com
SubJeG;
Confirmatory-Cleanup Assessment Report for Historic Arsenic Impacts at Select ENVIRONMENTAL
Surface Soil and Shallow Groundwater Locations/Areas, Key Estates (former
Rood Landscape Company) Property, County Line Road, Tequesta, FL
Date:
August 31, 2016
Dear Ms. Zacarias:
Contact:
Per the August 17, 2016 meet discussions, the August 18, 2016 Confirmatory- W�Iliam D. Vogelsong
Cleanup Assessment Plan, Village of Tequesta (VOT) representative (Nutting}
Plan review comments dated August 22, 2016, enclosed is a letter report of the Phone:
561-662-8223
results of the confirmatory-cleanup sampling pertormed on August 24, 2016 at
historic arsenic contaminated soil and shallow groundwater locations on the Email:
subject property (Arcadis 1998-2004) as described in letter of explanation/figures william.vogelsong@arcadis.com
(Arcadis July 14, 2016). A brief description of the Plan sampling, field and
laboratory analytical testing, and results follows. °t��
W F900299.0001
CON�iRNiATORY CLEJ�NU� A��ES�tV9SENT RESULTS EOR
HlSTORIC (ROOD Li4(���C�4PE GOMPANIf} �4R�E�VIC
IMPACTS IN SOiL AN� SH/�LL�lil� GitOU�1DiNATER
SurFace Soil Saa�iple Re�udts
Four confirmatory-cleanup surface soil samples (CCSS-1 through CCSS-4) were
collected irr the former Equipment-Vehicle Maintenance (EVM) area located in
the western portion of property as shown on enclosed Figure F2, to verify the
adequacy of reported historic soil remedial efforts. Copies of soil boring logs
generated by a state-licensed professional geologist are presented in Appendix
A. Soil samples collected from each of the four borings were delivered to a �
NELAP-accredited laboratory for confirmatory-cleanup analysis of arsenic by
EPA Test Method 6020 by a NELAP-accredited laboratory. Copies of the
laboratory sample reports are presented in Appendix B. The arsenic
concentrations reported in the August 24, 2016 confirmatory-cleanup surface soil
C: Cleanup Soll and Shaltow Groundwater Assesment Rpt 8-31- Pege:
16.dorac
1/3
Nilsa Zacarias
August 31, 2016 -
sample results are presented on Figure F2, along with the historical soil assessment results. The arsenic
concentrations in the four surface soil samples ranged between 0.50 and 1.3 milligrams per kilogram
(mg/kg); below the Florida soil cleanup target level for residential property use of 2.1 mg/kg.
Shallow Growndwater Sample Results
Shallow (screened between 5-15 feet below grade) wells were instalied for collection of groundwater
samples from the former Pesticide Storage Locker Area (PSL) area located in #he central portion of the
property and in the former Equipment-Vehicle Maintenance (EVM) area located in the western portion of
property as shown on enclosed Figure F2. Well-construction logs generated by a state-licensed
professional geofogist are presented in Appendix A. Per FDEF Standard Operating Procedures, '
groundwater samples were collected approximately 24 hours following completion of well
construction/development. The wells were purged and sampled and a representative groundwater
sample from each well delivered to a NELAP-accredited laboratorq for analysis of arsenic by EPA 7est
Method 200.8. Copies of the sample laboratory reports are presented in Appendix B. Water level,
turbidity and field parameters of the shallow groundwater also were measured/documented on
Groundwater Sampling Logs in Appendix A.
The August 24, 2016 confirmatory-cleanup groundwater sample results are illustrated on Figure F2,
along with the historical groundwater sample results. The sample results indicate that arsenic in the
shallow groundwater in tMe PSL area was reported (to#al arsenic was reported at 0.66i microgram per liter
(ug/L} in Well CCPSL-1, below the Florida arsenic groundwater cleanup target level (GCTL) of 10 ug/L.
The sample result from the EVM area (total arsenic was reported at 35 ug/L in Well CCEVM-1) indicates
that arsenic in the shallow groundwater exceeds the Florida arsenic GCTL.
CON�CLUSIO�t
Based on the letter of explanation of hisforic (1998- 2004) soil and shallow groundwater assessment
results (July 2016), the results of the August 2016 confirmatory-cleanup soil and shallow groundwater
assessment results described herein, and current Florida cleanup target levefs for arsenic in soil and
groundwater in Chapter 62-777 FAC, the following can be concluded: �
• Confirmatory-cleanup soil sample results from the former EVM area in four mutually (Key Estates and
Village of Tequesta representatives) identified locations, confirmed that the historical arsenic impacts
in soils were adequately addressed {eliminated the direct exposure risk). �
• Confirmatory-cleanup shallow groundwater sample result from the former PSL area in a mutually
identified location (Well CCPSL-1) confirmed that the historical remedial efforts adequately addressed
arsenic contamination in shallow groundwater.
• Confirmatory-cleanup shallow groundwater sample result from the fiormer EVM area in mutually
identified location (Well CCEVM-1), confirmed that the historical remedial efforts did not adequately
address arsenic above Florida GCTL in shallow groundwater.
arcadis.com
C: Cleanup Soil and Shallow GroundweterAssesment Rpt 831- PBge:
16.docx �
2/3
Nilsa Zacarias
August 31, 2016
I����i����1.E��`����1
Based on the sampie results reported herein, Fforida cieanup target tevels for arsenic in soil and
groundwater in Chapter 62-777 and risk based c�rrective action cleanup criter(a in Chapter 62-780, FAC,
the following is recommended:
• Proc�eed wifh unrestricted use of site sofls.
m Perform supplemental shallowgroundwater sampling/analysis in the area of Well CCEVM-1 to
deter�ine fihe full IaQeral extenf of arsenic above Florida GCTL in shallow groundwater.
� Upon compteting delineation of the futl IateraUvertical extent of arsenic above Flwida GCTL in
groundwater, consider either 1} filing a restrictive ooveriant on the portion of property containing
groundwater that exc�eds Florida arsenic GCTL t� restrict use of the shallow groundwater in anly this
portion and depth on the property or 2) develop a remedial action plan for reducing the ar�enic in
groundwater to below the Ftorida GCTL.
� ��`�;�`�C�i���' �F R�����
I, William D. Vogelsong, P.G. No. 525. oertify tfrat � cutrently hold an active license in the State of Florida and
am competent through educatan or experience to provide the environmental services described in this
�Po� P�Pazed for the subject property, t further oertify that, in my professional judgment, this Report
meets the requirements of Rule 62-780 FAC and was prepared under my responsible charge, Moreover,
I certify that Arcadis U.S. Inc., holds an active certificate of authorization No. GB584 to provide this
se ' � . .
_ • �.v y . �
.
. ,• : ..
: : �
Willi�n DLVog�s�g� .C� *�
PrincF$a��r�q o • ° '
State o y n'�'"� � 25 .
r � o�����HA��,�a� �
Dete: 8�3'� '�A�eo�
Endosues:
Table 1 , �
Figure F2 Summarizing Historic Arsenic in Soil and Shaliow Groundwater Assessment Results and
August 2016 Confirmatory-Cleanup Arsenic in Soil and Sh�llAw /Gr�und�ter �ample Result�
Appendix A- Well Construction Logs, Graundwater Sampling Logs, Boring Lops and
Appendix B- Laboratory Sample Analytical Reports
arcadis_com
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v�norACo�n� c�s„ua sm ar� s�aow �� r�t a-si-�a.aoo� 3/3
Table 1. Summary of Hi�torical Soi� and Shallow Groundwater Sample Results and August 2016 Confirmatory-Cleanup Soil and Shallow
Groundwater Sample Results (former RLC PSL and EWM Areas) Key Estates Senior Living, Tequesta FL
BORNG BORNG BORNG BORNG WELL WELL WELL WELL
Soil Boring/Well Soil Arsenic CTL for CCSS-1 CCSS-2 CCSS-3 CCSS-4 EVM-1 CCEVM-1 PSL-1 CCPSL-1
Residential Groundwater
(unrestricted) Use Arsenic CTL g/24/16 S/24/16 8/24/16 8/24/16 1998 8/24/16 1998 8/24/96
Arsenic 2.1 mg/kg 1.2 1.2 1.3 0.50i
Total Arsenic 10 ug/L 80 35 47 0.66i
Footnotes:
CTLs from Chapter 62-777 FAC
Groundwater sample concentrations are reported in micrograms per liter (ug/L)
Soil sample results are reported in millograms per kilogram (mg/Kg)
Wells CCEVM-1 & CCPSL-1 are reported in ug/L
Bolded Concentration exceeds Florida Groundwater CTL
Borings CCSS-1 through CCSS-4 were collected in EVM area
C:\Users\wvogelsongWppDatalLocallMicrosoftlWindows\INetCachelContent.Outlook1V34G7EK3\Table 1 8-30.16 (003).xlsx Page 1 of 1
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�er�rvlces�u�edibs.ccm
August 29. 2016'
William Vopelsong
Ar�adis
1500 Gateway Bhrd. SulOe 200
BoN1bDn BeaCh. FL 33426
�: LO(sl� 1847868
Project ID: Key Estetes WF90D289.00Of
CO(:� 1647888
Dear Wai�m Voge�scxg:
� Endosed ere the anafytical resulb for sampis(s) reoeWed by fhe fabooatory on 1NednesdaY� Au9uffi 24, 20t8. ResutLs reported
herein oordorm to the most wrtent NELAC �ndards. where app6cable� uMess tndim6ed by •'Fe the body of the reAort. The
endosed Chak� of Cusfody Is e compor�t oi tlils packape and ahould be retalned wflh the Packa9a and tnoorpora0ed thereln.
ResulLa tor all 9oBd matrices are reported � dry wefgM unless otherwise noted. Results ior all Bquid matrioes are �epoRed as
teoeived in the labo�abory ur� c�semted. Resufts relate oNy to fhe samples recelved. Should maulflderrt semple�be
provlded to the laboratary tu rt�eet the method and NELAC Metrbc Dupficate and Matrlx Splke requlrsm�nffi, ffien the dam wl� be
ar�hrted. evaluaffid end rePorbad �tng all otlrer available queliqr oonVOl measures.
3amPles ere dispa�ed of a16er 30 days of tl�eU reoelpt by the Iaboratory unless extended sfo�age is reques6ed In writing. The
IaboraborY mefr�talns 9�e right �o charge seor'age feee tor archived samples. This report wIR be archiv�d for 5 yea�s aPoer whfch time it
wifl be deshoyed withoutfurfher notloe. unle� prlor ananpem�ts have been made.
Cerlatn enaiyses are subcontr�bed m ou�side NELAC oerdAed laboratafes, please see tl►e Pioject Summery aedion ofthts report
for NELAC cer�wffaa numbers af laborato�tes used. A Statem�nt of QualHbrs fs av�la6le upon request
If you have anY 9uesUions concerNng this repott, please feei free to contact me.
3�nC�9�e1y. •
. �.
Mellssa M�ls for
Kacla Baldwln
V.P, of OpecaHons
t�port ia tea7aee �
Pege 1 of 14
' FD�H� E865�
CERTIFICATE OF ANALYSIS
Thk raport enaY rwt be r�eqoducea, e�coept n fiill,
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Jupi�r, FL33468
�,.., Phor�e: (S61J6760Q30
Fax: (681�575-4t18
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Workorder:18478B8
Project ID: Key Es�s WF900289.0001
Lab Sample ID Ciiant Semple ID p��/
Anslyts Qusl . PQL MDL Unfts M�1hod
1647868001 �g.�
Percent Solids (Drywelght) 94.7 0.1 % SM 2540G .
Arsenic 1.2 0.53 0.�87 mg/Ifg EPA6020 '
1647866002 CCSS-2
Peroent S�ids {Drywelpht) 94.7 Q.1 96 SM 2540G
�"� �2 0.53 0.067 m81Kg EPA8020
f647868008 CC�S�9
Percent Solids (Dryweight) 97.1 0.1 96 SM 2540G
��� 1.3 0.52 0.084 mp/K9 EPA8020
7647868004 CCSS-4
Percent Sotids (�M�OhU 98.8 0.1 % SM 2540G
ArseNc 0.50! 0.52 0.085 mg/Kg EPA8020
1647868005 CCEVM-1
Arsenlc 35 20 0.65 uglL EPA20Q.8 (Totan
1647868006 CCPSL-1
Arsenic 0.66! 2.� 0.65 ug1L EPA 200.� �I'otai)
Repert ID: 1647866 Page 2 of 14
1608291131
FDOH# E86546
CERTIFICATE iJF AN/1LYSIS
71ils report shaQ not be teproduced. exce� pn fu�,
wphout the writ�n coneent of Jupft�r Fnvbonrt�fel L,eboratorles, I�..
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Juptler Ernlromne�4l.aboreiotles. lnc.
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3,� Phone: (581}576�OOCiO
Fex: (681�75-4118
S�►�PLE ARlALY7'E COUtd7
- Workorder:.164T888
Projea ID: Key Estates WF900288.0001
Lab ID Sampte ID �� ��
Reported
7647868001 CCSS-1 EPA6020 �
SM 2540G �
9647888002 CCSS-2 EPA8020 � �
SM ?S40G �
164786B004 CGSS-3 EPA6�20 ,.�,;
SM 2540(i �
1847868004 CCSS-4 EPA 8020 1 `,
SM 2540G � , ,
1847�8005 CCEVM�1 EPA200.8 (To�I) 1
1647868008 CCPSL-1 EPA20D,8 (Total) 1
Report ID: 7847866 Page &of 1a
180829 1131
FDOH# E88546
CERT1FiCATE OF A�1A�.`Y�IS
Thta Bport ahen not be reptoauoea. ezapt m tuFl, �
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SAMPI.E,�I�I��i�t�f
Workorder:1647868 � ,. .. _.
Project ID: Key Eststes WE900299.0001
Lab tD Sample ID Matr6c Date Goll�6ed � DaEa i�osived
1847868009 CCSS-7 SofUSolid 8/24J201610;30 B/24/2p1613:45 '
1647888002 CC3S2 So�7/SoUd 824/20161Q:40 8I241201813:45
164786800.9 CCSS-3 �oiU3oild 8/24f209810:� 8/24/201613:45
164Z888004 CCSS-4 SoiUSolld 8/24/201H 11;00 �124l201818:45
1647888005 CCEVM-1 Aqueous L[quid 8/241201612:25 8/2M201813:45
1847868006 CCPSL-1 Aqueou8 Liquid 8l24/201618:35 8/24/201813:45
' Report ID:1647888
1808291191 . ?age 4 of 14
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C�RTBFlCA'i'� ��' �919ALY�la
TNs report ehell rfct be teprodu�ed. mtoept h fuil,
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Fa�c (581�75d11B
AI��4L,YTtC�4L RESULTS
Warkorder.1847868
ProjectiD: Key Esfates WF�299.0001
Lab ID: 1 W786�01 - Date Reoeived: 8124@01613:45 RAahix: SolUSolid
Samp{e ID; CCSS-7 Date CoNected: 8124201610:30
_
Parameters Results Units PQL MDL DF Prepared BY %lnalyzed By Qual
Wet Chemistry
Analysls pesc;.2540�, Percent Solids (DrywetpM} Anatyhql Me�ad; SM 2540G
Percenf Solids (Dryar�ghi) 94.7 95 O.f 1 8/25/2016 l7:19 8FM
Analysis ibsc; EPA8020 AQetata SCAN by tCP/M$ (SY Pr�ar�ipn Method; EPA3060B .
A�aly�ca� Me�eod`FPA8020
Arsenlc 1.2 mgltCg OS3 Q.087 , 2 8/25/209610:49 Z5 8l25/201815:2Z ZS
Report ID:1647868 Page 5 af 14
1808291131 �
FDOH# E$6546
CEI2�IF(�A7E OF A�IALYSIS
TNte report etmu noc ee reproduoea. mccept In tuu,
wltlio�rtfhe wrltlert oo�serRotJuylhor EnWronmenfel L.aboratories, hic..
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F�x:(561}675-4118:
iA�1�4LY19CAL RE�ULTS
Workorderc 1647868 �
ProJect ID: Key Esffites WF90D299.0001
Lab ID: 1647BB8002 Data Reoeiv�d: 8/24201613:45 Metrhc: SolllSol'wi
�D�e ID: CCSS-2 DaEe CoUecbed: 8/24�201610:40 .
Paremeters . Resulb. Unita PQL MDL DF Prepared BY Anayzed BY Qua!
Wet Chemistry
J4rnaty� Desc: 2540G Pement Solids (Drywei�h� AnalyUca! Me#hod: SM 2540(?
Percent Sollds (Dryweight} g4,7 gb 0.1 1 8/25/20t617:79 BFM
Malysis Desc: EPA 8�20 AAef�s SCAN by !CP/ARS' (S) • F�re.paratt�n Nt�hod: EPA 30568 _
Mayticel AAe�od: 8PA60Z0
�� 1.2 myllCg 0.53 0,087 2 8/25f2016 90:49 ZS 8►251201615:27 ZS
Report ID:1847868
1808291131 Page 8 of 14
FDOIi� E8B546
CEI�`i'I�ICA7'E OF ANALYSIS
'R�S rea�t shal noe be reproauoea. except b� fl+.
wifFwiRthe wdtlen co�ent aF Jupl�r Emrko�rneMat Laboratoriea, ina..
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Juplte , FL 38468 .
� Phone: (687�75�0030
Fe�c,(561�575.4198
���[,Y7'fCaAiL, �llLT'S
Workocd�:1847888
ProJect ID: Key EslapBS 11VF9D0299.0001 `
Lab ID: 1647i6B003 Dete Reoeived: 8/24/201613:45 NAebix: SoiUSolid
S�nple ID: CCSS-3 Date Collected: 8/24/201610:50
_
Paramebets Resulfs Uniis PQL MDL DE Prepar�cl . By Lie�elyzed By Qual
Wit Chamistry _
Ar+edysfs Desc;:2540G ,Peraen't 3dkls (pryweight) ,!4naty�c� Method: SM 2540G• �.
Peroent Solids (Drywei9ht) 97.1 96 0.1 1 8l25J201817:19 BFM
M�ysis Desc: EPAB020 Mle� S�AN by IGWMS (S) PrePe►s�on'Metlwd': EP�430508
Analy�Cal� AAethod: EPA 6420 .
�"�� 7.$ mgllCg 0.62 0.084 2 8/25/201610�R9 ZS 8l25/2016 95:31 ZS
RepoR ID:1847886 Pege 7 of 14
1608291l3t
FDOH� �65�
C�R'TIFIC�4Y� �F �,NA6.ifS9� �
TNs report ahaY not be �eppoduced, ax�pt Iri fuH,
wltl�ad the:wr�Een oor�se+rt d Jupiter 6Mtonmer�l Leb�aFpfes, Inc..
� �.:,
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� V � ���- � 160 S. Old Dbcle Highw�y
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�� Phone: (661)57'b�0p3p . ,
Fa�c (561}575�4118
AN�IL,YTICAL 9�$ULTS
workotder:1647�8
ProJact ID: Key Estates 1NF900299.0001
Leb ID: 164T868004 Date Reoeived: 8124/201613:45 Matri�c So]I/Splid
Sampte ID: CCSS� Date Collected: 824/Z04611:00
Psrame2ars . Results Units PQL MIDL DF PtepanEd By �4na�yzed gy Q� .
Wet Cheml�y __ _
MalYsis Desc; 264QG Peroent Solids (Dryweipht) . : Analy�cai Methbd: SM 2540t3 � '
' Pefoent Sollds (Dryweipht) � 88.8 % 0.1 1 8J25/2016 BFM
Anal�ls Qesc EPA 802� Mefels SCAN ti�r iCP/MS (S) Prepar�ion Method,'EPA 3050B
� , ' Ar�atyBcal MeBwd; EPA6020 r .-
�^� 0.� �9� 0:52 0.085 2 8/25/2016'10:49 ZS 8/25/2p18 t5:35 ZS
Report ID:1847888 �
1608291131 P�e 8 oF 14
. FDOH# E86546
CERYIFICA`T� OF AIdALYSIS
This iepot! sAell not 6e reptoduced. exw�pt In fuU,
w�tl�aut C�e vYriBen consent ot Jup16Br ErnAronmetRaf LaboraODfles, lnc_
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� _ Phone: (581�75�0030
• Fmr. (5S1�i76-0118
AtsA9.YTiCAL REStIL7S �
Workorder. iB47866
ProJect ID: Key Esietss VYF900288.4001
Lab ID: 16�7868005 DaOe Ret�ived: g/�4/P01� 13;45 Matruc: Aqueous t,iquld
SamDle ID: CCEVM-1 Date CoQeaed: 8@4@01612:25
�a��B Reaulte Uni4s P(2L MDL DF Prepared BY Ailahrze� By Quai
MalysisDesc: EP,4204.8 Meta(s (VY� - , Preparatlon Meth�: EPA.200.2'mod.
Ar�aty�ca! Mlethod: EPA 200.8 (7b�1) �
� � �D� 2.d 0.65 4 8124R01618:47 ZS 8�25/2016'12:54 ZS
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Report ID:1847868
1608291131 Page 8 of 14
FDOl�I� E8654� .
CERi'IFICATE' AF ANALYSiS
This repoR ahel! nd be rep�oduced� eoccePt In fuY,
wiBiout the vrrtCen conaerd of Juplter 6�vfronmer+tal La6oiatwtes, In�..
trl�. �°1.
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�� ���� 130 S. Oid Dbtle Highwe�r
ur<�:= � ;,��;�; � , ,. „ k.,.� JWiEsr, FL33458
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WOrkorder:1647868
Project ID: Key Estates WF900298.0001 .
Lab ID: 1647856008 date Received: 8124/201613:45 Matrix: Aqueous L�quld
Sample ID: CCPSL•1 �. Date Collecbed: 8/24/2016 93:35
Paremeters� Resuits Units PQL MDL DF Pneper� By a4nal�rzed By Quel
I _ _ ,, .
Me(YBts Desc: EPA200.8 M�fs (1A1) . -. Prep�on Mentod:.EPA2Q0,� rttod:
e . , .
� , , ,,, Ar�i�csl Tule4trod: ERA200 $ (TOtal) • .
�^�c . 0.66i uglL � 2.0 0:B5� 4 8/24I20161BA7 ZS 8lZ512p1612:58 2S,
I
.
ReportlD:1647898
1808291131 Pa9e 10 of 14'
FDOH# E86546
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CEitTIFiCATE OF ANALIQS�S
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AN�.LY71CAi. RES�ILTS QUALIFIE9@S
wodwrder. ts47Eae
P�oJect ID: Key Esmtes VVF900299.00D7
PARAME7ER QU/WFIERS
PRWECT COMMENTS
1847888 A reDorted value of U Indtcates 1haYthe compound was ansly:,ed for put �ot de�c� �� ��{pL. �, �ua
fle9ped with an 9• �flag fndicates that fhe reported. value Is betvveen the laboratcry mefhod detectian M�it and the
prectical qusMtTaUon limit
ReAortID:9847868
1$08291137 Page 11 of 14
FDOH� �665�6
CERTIPICATE OF APiA�YS15
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PRer Env6omner 18boretories� Ina.
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Woriwtder:1847886
ProJect ID: Key Eafebes WFgpp2�.pppq
t1C Batch: M)OU7873 MaNsls Melhod: EPA20D.8 (Totel) ,
�C Ba4rh Mfethod: EPA2002 mod.
Assodated Leb Samples: 1847853007 1847866001 1847886005 1647868006
METHOD BtANK 103339 ,
B�Nc !Reporting �
Parameter Unifs ResuR Llmit QusNflers
Arsenic u81! U O.iB .
LABORATORY CONTRaL SAMPLE & LCSD: 103340 � p33q�
Splke LGS LCSD LCS LCSD °,6 Rec �
Parameter Lntts Conc. Result Resuit �o Rec °� Rec WnR RPD RPD QualHiera
��c �- 50 46 47 92.3 93 85-175 2.15 20
Repor[ 1D: 1647868
1608291191 Page 12 af 14
FDOH# E�B546
CERYiFICA'1'E OF �11�LYSIS
7hta repere s+�en �ol ee rer►oau�ed� �ccep! in fun,
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Wodcorder:1847868
ProJect ID: Kay EstaEes WF800299.0001
OC Betch: ANO!%/6T! Analysis A�had: EPA 6020
QC Batch Method: EPA 30508
Assa�ated Leb Sempies: 1647888001 1847868002 9847888003 1847888004 164787D004 1847870002
METHOD 81ANK: 103371
Btank ReportJng.
Peremeter Units ResuR LimR Quali�era
Arsenic mD�9 U 0.041
LABORATORY CaNTRbL SAMPLE 8 LCSD: 103372 1 p3373
Sptke LCS LCSD LCS l6SD °� F�� �
Parememr Unite Cona ResuR Resutt % Rec 9b Rec Limit RPD RPD �uaYNers
Arsenic mg/Kg 10 10 10 704 104 Sa120 0 20
MATRIX SPIKE SAMPLE; 1 Q3375 Originel: 1647874014 �
Origtt�f g�{� �
Parame�r UnNs � X Rec
Result Cona ResuR °� Rec Limits Qua66ets
�� � 0.68 20 20 98.3 75-725
SAMPLE DUPUCATE: 103974 OtiBinel: 1647874014
Od8inel DUP �
Petamefsr Urdls FtesaelR Ei�esuVd R�D Pti� �uaP�ieis
Arsenlc mg/Kg 0.88 0.83 11.1 2p
ReportlD:1B47888 •
18D8291131 Pege 13 of 14
FDOH# E66S48
CERTIFiCATE OF I4NALYSiS
n,ts rePon ansn me be,eproauced. e�aoepi r, ruu,
wbhart 9�a wrqEan consent of Juplfer Em�tonmerimf LaEoratales, lne..
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Project Ip: Key Esfates WFgpp289.0001
Lab ID Sample ID f2C Batch Mlstl�od QC Batch Analytica! AAethod B��cal
1647868001 CCSS-1 -
SM 2540G WGR/Z897
ReportlD:184788B
1806291131 Paga 14of 14
�DOH� E86546
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{00017050.DOCX. 1 }
The Palm Beach Post
a
Palm Beach Daily News �deabar
GO�DSTEIN ENVIRONMENTAL LAW FIRM PROOF
OF PUBLICATION STATE OF FLORIDA COUNTY
OF PALM BEACH Before the undersigned authority
Notice of Community Meeting and personally appeared Rosemary Hindmarch, who on
Public Hearings for Proposed Green oath sa s that she is Call Center Le al Advertisin
Reuse Area Designation Pursuant to Y 9 9
Florida's Brownfields Representative of The Palm Beach Post, a daily and
Redevelopment Act Sunday newspaper, published at West Palm Beach
A community meeting shall be con- in Palm Beach County, Florida; that the attached
ducted on October 25, 2016, from 5:30
p.m. to 7:00 p.m. for the purpose of af- copy of advertising for a Notice was published in said
fording interested parties the oPpor- newspaper on First date of Publication 10/18/2016
tunity to provide comments and sug- and last date of Publication 10/18/2016 Affiant further
gestions about the potential designa- says that the said The Post is a newspaper published
tion of property located at 4534 and at West Palm Beach, in said Palm Beach Coun ,
4546 County Line Road, Tequesta, FL tY
33469, Folio Nos. 60-42-40-25-00-001- Florida, and that the said newspaper has heretofore
0030 and 60-42-40-25-00-000-1080, as been continuously pubiished in said Palm Beach
a Green Reuse Area pursuant to Sec- County, Florida, daily and Sunday and has been
tion 376.80(2)(c), Florida Statutes. The entered as second class mail matter at the ost o.ffice
community meeting, to be held at the P
�' Tequesta Recreation Center, Eocated in West Palm Beach, in said Palm Beach County,
at 399 Seabrook Road, Tequesta, FL Florida, for a period of one year next preceding the
33469, will also address future devel- first publication of the attached copy of advertisement;
opment and rehabilitation activities and affiant further says that she/he has neither paid
planned forthe site bythe designation
applicant, Key Estates Tequesta Senior nor promised any person, firm or corporation any
Housing, LP. discount rebate, commission or refund for the purpose
of securing this advertisement for publication in the
Two public hearings, dates to be an- said newspaper. Also published in Martin and St.
nounced, will be held at the Village of Lucie Counties. TEQUESTA PROPERTY Ad ID:
Tequesta Village Hall, located at 345
Tequesta Drive, Tequesta, FL 33469. 1293394 Ad Cost: 158.24
For more information regarding the
community meeting and/or the public
hearings, including dates for the pub-
lic hearings, or to provide comments
and suggestions regarding designa-
tion, development, or rehabilitation
j at any time before or after the com-
� munity meeting and/or public hear-
ings, please contact Michael R. Gold-
stein, who can be reached by tele-
phone at (305) 777-1682, U.S. Mail
at The Goldstein Environmental Law
Firm, P.A., 1 SE 3rd Avenue, Suite
2120, Miami, FL 33131, and/or email at
mgoldstei n@goldsteinenvlaw.com.
PUB: The Palm Beach Post 10-18l2016
#662156
::�'* p�GQYA MAZZA
" MY COMMISSION # FF9858p6
:�� :
"'•'±c.• ;..`� EXPIRES qpri125, 2020
S �� '�1398�C!`�
FNxiO�p�rySetviCe.torn
'
Sworn ta nd subscribed b ore 10/24/2016.
Who is personally known to me.
10/18/2016 Notice of Community Meeting for Proposed Green Reuse Area
CL south florida >
palm beach co >
� community >
general community
Posted 2016-10-18 9:29am
Notice of Community Meeting for Proposed Green Reuse Area (Tequesta,
FL)
Notice of Community Meeting and Public Hearings for Proposed Green Reuse Area Designation Pursuant to
Florida's Brownfields Redevelopment Act
� A community meeting shall be conducted on October 25, 2016, from 5:30 p.m. to 7:00 p.m. for the purpose of
affording interested parties the opportunity to provide comments and suggestions about the potential designation
of property located at 4534 and 4546 County Line Road, Tequesta, FL 33469, Folio Nos. 60-42-40-25-00-001-
0030 and 60-42-40-25-00-000-1080, as a Green Reuse Area pursuant to Section 376.80(2)(c), Flarida Statutes.
The community meeting, to be held at the Tequesta Recreation Center, located at 399 Seabrook Road, Tequesta,
FL 33469, will also address future development and rehabilitation activities planned for the site by the
designation applicant, Key Estates Tequesta Senior Housing, LP.
Two public hearings, dates to be announced, will be held at the Village of Tequesta Village Hall, located at 345
Tequesta Drive, Tequesta, FL 33469. For more information regarding the community meeting and/or the public
hearings, including dates for the public hearings, or to provide comments and suggestions regarding designation,
development, or rehabilitation at any time before ar after the community meeting and/or public hearings, please
contact Michael R. Goldstein, who can be reached by telephone at (305) 777-1682, U.S. Mail at The Goldstein
Environmental Law Firm, P.A., 1 SE 3rd Avenue, Suite 2120, Miami, FL 33131, and/or email at
mgoldstein@goldsteinenvlaw.com.
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I ' "� O craigslist - Map data OO OpenStreetMap
�., _ ,.. _. _..
contact name:
Lindsay Walton
call:
u (305) 777-1686
reply by email:
' Iwalton@goldsteinenvlaw.com
http://m iam i.craigsl i st. org/pbc/com/5834203394. htm I# 1/2
10/18/2016 Notice of Community Meeting for Proposed Green Reuse Area
webmail links:
gmail
yahoo mail
hotmail, outlook, live mail
aol mail
copy and paste into your email:
Iwalton@goldsteinenvlaw.com . =
_...__._ _.... �. .�.. __� . ___ _ � __� __ _... .�_ _. ` �
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O 2016 craigslist help safety privacy feedback cl jobs terms about mobile
http:l/m i am i.crai gsl i st. org/pbc/com/5834203394.htm I# y2
Exhibit C
�
.
I
, y .
ORDER UF TI�� VILLAGE COUNCIL
VILLAGE OF: TEQ:UESTA.
- REQU.EST TOR-SPECIAL EXGEPTION �r
FILED: Viila e of �'equesta
CASE NO:: SEU-02-16 pate; 'a � � ..r,
..: � f � � "
IN RE: Gentile,,Glas; Holloway O'Mahoney.& Associates;;Applicant; �me: �
Key Estates. Tequesta Senior. Housing, .L;P, Owriei•�
PROPERTY' LOCATIONc �
453.4-4"5�4G County. Line Road, Tequesta, FL 334"69
LEGAL DESCRII'TION:
,� 25�-40-42, ,N 552.98 F1' 4F E 280" FT OF NW 1%4 K/A.GOV LT l(LESS N 190 FT OF E
150 ET &.N 140 FT OF W 65 FT OF E 21'5' ET); and 25-40-42 W�420 FT OF NW ]/4 OF
NE .1/4 �LESS S 779.63 F'1�
PARCEI. CONTROL NUMBERS:
60-42-4.0-25-.00-001-003Q and-.60-42-40-25-00-000-1080
SPECIAL EXGEPTIQNS REQUESTED:
Planned: Residential Development and Adult Congregate Living racility
ORDER-APPROVING=APPLICATYON
TNis canse came on to: be hear.d upon the above application and the Teyuesta Village Council having
considered the cvidence-presented by the applicant._ and other inferested persoi�s at a hearing called" and
properly noticed, and the Tequesta Village Cowicil, 6eing otherwise duly advised,
TI�IEREUPON, THE: TEQUESTA, VILI�AGE CQUNCIL FINDS AS POLLOWS:
1. The subject property is located in�t(ie R=2 Zoning D.istrict in ttie Village of .Tequesta.
2. The applicant has submitted a1T documents required by the Village'.s Code of Ordiriances for
special exception review.
3. Tl�e application and all .supporting�docuinerifation and presentation materials as reviewed� by'
tlie Village Council at ifs August 11�,.2016 meeting, at�d as kept on file. by the Village,, are
made a part hereof and are hereby.incorporated by reference.
4. According to Section 78-174 of the V'illage Code :of Ordinances, planned residential
developments and adult oongregate living facilities axe permitted as special exceptions in the
R-2 Zonirig;District upon approval by the Village Council.
5. The applicant lias applied for a special exception to develop and operate an adult congregate
living facility as.a plaritied residential c�evelopment at the at�ove referenced locatioii.
6. Under the pr.ovisions of tlie Village Code of Ordinauces, the Village Coimci) has the right,.
power and aut}aority to act upon the request herein it�ade.
Page 1
� f
iT IS THEREUPUN CONSInCRED,. ORnERED AND .AL?JUDGED BY TIIE VILLAGE
COUNCIL OF THE ViLLACE OF TEQUESTA, FLORIDA, AS FOLLOWS;
-_.._ ___�� The.applicatioii_for Special�Excepfion,._Case_No._S�UP02-:16�witl�_ceference_tathe_abo�e_described
proper.ty �vithin the Village. of Tequesta, P�l�n I3eacli Coiinty,, P(orida to permit tlie.fol.lowing:
development, and operation of an adult :congregate liviiig facilitq as a, planried residential
deyelopment,, in accordance with tlie special exeeption application attached hereto as Exliibit "A"
is.hereby APPROVED, since-the .V_iltage Council hereb.y,�fii�ds that the.applicaiits:ha�e iriet the staridards set
forth in Sec.tiovs 78-363 arid� 78-3b4 of the Tequesta 7onin� Code for special .exceptioii approval, The
foLlowing conditions of approval to whicti the Applicant has agreed; sliall applyto: tl�is approval:
1. The�Applica►rt sliall pro�ide.the Village with historicai documeiitation regarding:;ihe.arseiiic
and petroleum contamination assessments that have beeis done in the past; and
2. The Applicant shall provide the Vil(age.with.historical.docuinentation regarding-the_arsenic
aiid' petroleum contamination soil �remedial excavations and groundwater. treatment activities
that have been done in tlie past; and
3, The Applicant. s}iail iiriplement controls into; tlie approved site plan and provide
documentation evidencing. regular; consistent. controls, and evidencing ongoing cleanup
activities -that are reducing or eliminating the exposure risks to human heaith and to the
enviromnent;. said. docum.,entatio.n aiid cleanup acti.vity si�all .be based on then current
environmental best practices. Said documentation shall be provid'ed to the Village on a�i
annual basis; untit "the :expostire .risks to huinan _liealtli and to tl�e environmei�t have been.
eliminated:
* The tertn appIicant("s) as used herein shall include all successors.and assigns.
�* Tlie ,applica»t's special exception approval, sliall expite. in �twelve (12) m.onths unless. a huilding
permit has b.een obtained, preliminary site. plan. or plat approval has occurred;, or other significant
action to satisfy t}ie r.equirements of tliis approval have occurred iii accordance with Sec. 78-367.
DQNE AND QRDERED THIS �I( DAY OF AUGUST, 2016.
�VIAYOR A GAI B �NNAN,
,���""p � T'" VILLAGE F TEQUESTA
F�'
n � ' � �� • Q����'''-;
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�=tJ�'Q!ti-: v G c � : N,
I.,QRI McWILLIAMS, MMC j; ���� �=�=
�. :�_
V_1LLAGE CLERK = ': INCORPOAATED; .�
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