HomeMy WebLinkAboutResolution_35-16_12/08/2016 RESOLUTION 35-16
A RESOLUTION OF THE VILLAGE COUNCIL OF THE VILLAGE OF
TEQUESTA, FLORIDA, MAKING 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 Pi]RSUANT 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 E�ibit "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 § 376.8U(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:
Village of Tequesta
345 Tequesta Drive 561-768-0700
Tequesta, FL 33469 www.tequesta.org
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December 12, 2016
Ms. Laura Barrett, Brownfields Program Manager
Florida Department of Environmental Protecrion
Division of Waste Management
2600 Blair Stone Road, MS #4500
Tallahassee, FL 32399-2400
Re: Former Rood Landscape Green Reuse Area
4534 and 4546 County Line Road,Tequesta, Palm Beach County, FL 33469
Folio Nos. 60-42-40-25-00-001-0030 and 60-42-40-25-00-000-1080
Dear Ms. Barrett:
The Village of Tequesta, in accordance with Florida Statues 376.77-376.85, has adopted Resolution
No. 35-16, an official copy of which is attached. The resolution, approved by the Tequesta Village
Council on December 8, 2016, creates the "Former Rood Landscape Green Reuse Area" at the
above-referenced property, which is 8.0 acres in size.
The designation expansion shall not render the Town of Lake Park liable for costs of site
rehabilitation or source removal, as those terms are defined in Florida Statues Secrion 376.79(19)
and (20), or for any other costs.
Please contact the undersigned at (561) 768-0440 or lmcwilliams@tequesta.org if you have any
questions or if additional information is required. Thank you.
Sincerely,
� �. �(,JCC�,�(.Q/r�--
Lori McWilliams, MMC
I
Village Clerk
cc: MY.Justin Cross, Government AnalS�st, DoD &Brownfields Partnerships, FDEP
Mr. Art Tor�-ela, P.E., 13rownfields Coordinator, Southeast District, FD�P
Michael R. Goldstein, Esq., The Goldstein Environmental Law Firm, P.�1.
Enclosure
�'ice-�fa�-or Vince_�rena May�or_lbby Brennan Council lfember Tom Paterno
Council\Iember Ste�-e Okun Council�tember Frank D'�-lmbra
\'illage�fanager�fichael Couzzo
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� RESOLUTTON 35-16
A RESOLUTION OF THE VII,LAGE COUNCIL OF THE VILLAGE OF
TEQUESTA,FLORIDA,MAi�NG 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-
000-10$0, AS A GREEN REUSE AREA PURSUANT TO SECTION
376.80(2)(G�, FLORIDA STATUTES, FOR 1'HE PURPOSE 'OF .
REHABILITATION, JOB CREATION, AND PROMO.TING.ECONOMIC
. � REDEVELOPMENT; DIItEC1'Il�TG THE VII,LAGE CLERK TO N01'IFY
THE FLORIDA DEPARTMENT OF ENVIRONMENTAL PROTECTION
OF SAID DESIGNATION; PROVIDING AN EFFECTIVE DATE, AND
FOR OTHER PURPOSES.
R'HEREAS, 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
resoiution 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 zevitaiization generally; and
WHEREAS, Key Estates Tequesta Senior Housing, LP ("Key Estates") owns two
parcels located 4534 and 4546 County Line Road, Tequesta, PaIm Beach County, Florida
33469, and identified by Pazcel 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 � -
E�ibit"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 § 376.8U(2)(c), Florida Statutes, of Florida's Br.ovvnfields
, Redevelopment Act;and
WHEREAS, the Village has zeviewed the relevant criteria that apply in such �
� designations,as specified in §376.80(2)(c),Florida Statutes,and has determined that the Subject
Properiy qualifies for designation because the following requirements have been satisfied:
1. Key Estates owns the Subject Property which 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 special 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 zehabilitation agreement
and redevelopment plan; and
� WHEREAS, tlie Village desires to not' the Florida De artment of Environmental
�Y P
Protection of its resolution designating the Former Rood Landscape Green Reuse Area a
"brownfield area" to further its rehabilitation and redevelopment for purposes of§ 376.77 — §
376.86,Florida Statues; and
WHEREAS, the applicable procedures set forth in § 376.8Q and § 166.041, Florida
. Statutes,have been followed and proper notice has been provided in accordance with§�376.80(1)
and§ 166.041(3)(c)2,Florida Statutes;and
WHEREAS,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 Stafutes, or for any other costs, above and beyond those eosts
attributed to the adoption of this Resolution;and
WHEREAS, based on the foregoing, the Village believes that adoption of this
Resolution wiIl promote and serve the public health,safety and welfare.
NOW THEREFORE,BE IT RESOLVED BY THE VILLAGE COUNCII.OF THE
VILLAGE OF TEQUESTA,FLORIDA,AS FOLLOWS:
. �.
-- , . . . . . .. --�-----�------
, - .
SECTION 1. The recitals and findings set £orth in the Preamble to this Resolution are hereby
adopted by reference fhereto 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 an Exhibit"A"and
� described on Exhibit`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 dizected to notify the Florida
Department of Environmentai 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 immecliately upon passage.
.
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1VIaS�tar Ab�y:Br�nnan
Vice-.Mayor Vince�lrena a ❑
Council Member Steve Qku1� a � Q
Council Member'I'om 1'at�rno Q � �
Couneil Member Frank D'Ambra a ❑ ❑
Tlie Mayor thereupaiz ci�;al�red the Resi�lution duly passed and�dnpted on �-T�3ec-2016
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; MAYO�t OT�'T'EQU.CSTA
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ATTEST:
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Lari McWilliains,MMG � �
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Exhibit B
{00011414.DOCX.1?
LEGAL DESCRIPTION
Parcel 1:
The�ast 280.00 feet of Government 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 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
Parcel2:
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.
Folio#60-42-40-25-00-001-0030
Folio#60-42-40-25-00-000-1080�
{00016763.DOCX.�f�� 0
1. Key Estates owns the Subject Property which 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
I Code of Ordinances, and Key Estates received special exception use
approval on August 11, 2016; and
4. Proper notice of the proposed rehabilita.tion 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 rehabilitation and redevelopment for purposes of § 37b.77 —§
376.86, Fiorida 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 § 166.041(3)(c)2, Florida Statutes; and
WHEREAS, 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(19j and (20), Florida Statutes, or for any other costs, 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 TEQUE5TA, FLORIDA, AS FOLLOWS:
SECTION 1. The recitals and findings set forth in the Preamble to this Resolution 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 Eachibit "A" and
� described on Exhibit "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.
RESOLUTION
35-16
MOTION SECOND
Council Member Steve Okun Council Member Tom Paterno
VOTE
FOR AGAINST ABSENT
ADOPTION ADOPTION
Mayor Abby Brennan � ❑ ❑
Vice-Mayor Vince Arena a �
Council Member Steve Okun � � ❑
Council Member Tom Paterno � � �
Council Member Frank D'Ambra � ❑ ❑
The Mayor thereupon declared the Resolution duly passed and adopted on 8-Dec-2016
MAYOR OF TEQUESTA
ATTEST:
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Lori McWilliams MMC : : �N� �D=
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Exhibit A
{00011414.DOCX.1}
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Exhibit B
{00011414.�OCX.1}
LEGAL DESCR.IPTION
Parcel 1:
The East 280.00 feet of Goverrunent Lot .l of Secti�n 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 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,Palm Beach County,Florida,LESS the South 779.63 feet thereof.
Folio#60-42-40-25-00-001-0030
Folio#60-42-40-25-00-000-10800
{00016763.DOCX.[1[�� �
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
Atres 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 �eferenced
property (the "Subject Property"); has submitted a request to the Village of Tequesta seeking
designation _of the Subject 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 Rroperty 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.fhe 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
"Rroject"). 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,
pe�golas, rest/meditation space, and fountains.
It is well-documented that landscaping operations are �associated with tlie 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 fonivard with
{00016938.DOCX.1}
the Project. For example, onsite soil contamination will require special handling and very specific
regulafory approvals,• as such, soil management during construction activities will be subject to a
level of envicbnmental review and scrutiny ttiat 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 o.ffset the additional costs of
remediating and revitalizing the Subjec� 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, increa.se.s local ta.x
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 g�eenspace .(farmland, open space and natural areas), reduces public
cost for installing" infrastructure in greenspaces, encourages fhe highest :and best use of bliglited
properties, minimizes or eliminates the need for. environmental enforcement or state-funded
cleanup; and encourages community reyitalization. Brownfield redevelopment is. of great. -
importance in Florida whece balancing strong economic and community growth with suburban
sprawl i:s an ongoing challenge. .
, By statutory definition, brownfelds encompass real property where expan.sio,n, redeveloprrient, or .
reuse � of which .has been . or may be complicated by ac#ual or perceived environmental
contamination. Since 1997, the BRP has-made available a. wide array of financial, regulato.ry, and
technical .incentives to local governments, businesses, and communities to catalyze environmental
cleanup'and ecociomic redevelopment. of margihalized or otherwise underutilized properties, In
addition to providing economic incentives to experienced developers� Iike Key Estates, fhe BRP
provides substantial benefits to the community where the designated property is locatecl.. In doing
so, the BRP has encouraged confidence in neighborhood revitalization and investment of private
capital in land reuse an. d job creation in hundreds of communities throughout Florida. According to.
figures provided by the FDEP, as of September 2016, 406 areas covering moce 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 confrmed and projected direct and indirect jobs.
Brownfield areas have enjoyed a wide range of redevelopment�uses� including affordable housing,
communi.ty heal#h clinics, retail and commercial, renewable energy, transportation facilities, and
conservation and.recr-eation, 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 grovuth 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/auick 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 Prope.rty as the "Former Rood Landscape
Green Reuse Area:" Required action includes twro (2) public hearings and designation by resolufion.
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 #or 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 agceed to rehabilitate and redevelop the brownfield
site."
The .applicant, Key Estates satisfies this criterion,..frrst, in that it owns the Subject Property by
virtue of d Special Warranty Deed, dated December 20, 2023, and recorded in Book 26521; Page
1154 of the Public Recortls of Palm Beach County, Florida. The deed is availahle ot Attachment C
of Key Estdtes' underlying designation request, submitted to fhe Village on Qctober 18, 2016 (the
"Application"J. Second, Key Estates intends to rehabilitate #he Subject Property by entering into
a Brownfield Site Rehabilitation Agreement ("BSRA") . with the FDEP pursuant to the
requirements .of Chapters 376 and 403, Flocida Statutes, and Rule 62-780 of the Florida
Administrative Code. The BSRA sets strict timelines and forma! ond ongoing oversight by the
FDEP. Finally, following the proposed designotion by the Villoge, 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 orthe creation or rec�eational 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, .constr.uction
materiols, furnishings, infrastructure improvements, and impact fees. This work will support
approximately 986 temporary ,construction joEis over fhe period . of development. The
construction inrorkers will spend a percentage of their solaries with locql merchants who, in turn,
will reinvest locqlly in their. respective businesses, as well as the businesses of other loca!
merchants. In addition;, the Project. will credte.79 new permanent; full-time equivalent positions
not associated with the implementation of the rehabilitation agreement ond not ossociated with
development project demolition or construction activities.
What's more, the recognized litecature. shows senior housing communities substantially
contribute to the economic productivity of an arep in tlie: form of job creation, stimulation of the
local economy by .residents, and tronsformation of vacant Idnd into economically productive
communities. It is widely recognized thdt Florida has a large and growing population of. seniors; �
looking forword the Florida Assisted Living Federation of Ar►ierica has estimated fhat Florida's
population will grow by almost 4.8 million between 2010 and 203Q and Floridians age 60 and
older will oecount for 56.9°0 of #his growth. The Vilinge of Tequesta has the opportunity to
benefit from this�growth in a�numberof ways. First, occording to the Aging & Disability Resource
Center of Broward County; Florida seniors have �qn estimated $135 bi!lion annual spending power .
and, statewide, seniors dccount for 50°0 of all new home construction. The resort-like omenities �
included in the Project will serve to attract some of #his spending.to the Village of Tequesta.
Second, the Flocida Health Gare Association esfimates that the assisted living industry supports
an estimated $20.2 billion of Florida's economy. The industry also contributes to nearly 259
jobs and supports $9.1 bi!lion in labor income through employment of caregivers and support
staff, annually: These numbers mean that the Froject is likely to result in additional jobs and '
added direct� and indirect economic stimulation within the Tequesta community. Designotion of
theSubject Property dnd 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 benefts associated wifh senior housing and long term care. for the reasons .
discussed herein, Key Estates meets this second criterion.
(3) Consistencv with Local Comprehensive Plan and Permittable Use under Local Land Development
Resulations. 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 ond
{00016938.DOCX.1 } 4
adult-congregate living facilities, induding assisted living facilities. As such, the Project, as
described above, is specifically perr►iitted 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 Tequesta's Comprehensive Plan, which allows for the
development of 12 residential units per acre. See Table FLU-1, Future Cand Use Districts, Density
and Intensity Standards, Village of Tequesta Comprehensive Plon (July 7, 2014J.
Furthermoce, Key Estates received a Special Exception Use opproVal by Village Council on August
11, 2Q16.� _The subject application reviewed the environmental concerns, and consistency with
the Village's Comprehensive Plan and Code of Ordinances. 5ee attached approved Development
Orderthat.includes conditions of approvals. .
Accordingly, the redevelopment is consistent with the loca/ p/an and a permittable use under fhe `
applicable7ocalland development regulationsand 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 neigh6ors 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 m.ust be posted in the
affected area." . Additional notice .requirements pertaining to applicants other than a
gover.nmental entity can 6e found at Florida Statufes-§ 376:80(2)(c)(4)�and consist of publication
in a newspaper of general circulation in the area, publication in ethoic newspapers or local
comtnunity bulletins, and announceroent at a scheduled meeting of`the local governing body
before the actual public hearing. �
Key Estates satisfies the fourth criterion by meeting all opplicable notice and opportunity -to
comment requirements established by Florida Statutes by posting notice at the Subject Property
and in several community publications. First, Key Estates publislied riotice 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 Fstates published notice in the Palm. Beach County
Community Bulletin 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 �
substantiolly the following narrative:
Notice of Community Meeting and Public Hearings for Proposed Green Reuse Area
Designation Pursuant to Florida's Brownfields Redevelopmeat Act �
A community meeting ,rhall be conducted on Octaber 25, 2016, fivm 5:30 j�.m, to 7:00 p.m. for
the.purpa.re of a$ording inter�.cted partie.r the opportunity to p�vi�le cnmmentc� an�l sir a6out
the potentiaL designatzon of property located at 4534 and 4546 County Iane Aoad, Tequesta, FL
33469, Folio No.r. 60-42�0 25-00-00>-0030 and 60-42�0-25-00-000-1080, a,r a G�en
{00016938.DOCX. 1 } 5
Beuse Area pur.ruant to Section 376.80(2)(c), Florida Statutes: The community meetin� to be
held at the Teque.rta Becreation Center, locatecl at 399 Seab�nok I�acl, Teque.cta, FZ 33469,
rvill also adtlre.rs future development and rehabilitation activities plannecl for the .rite by the
derignation a�iplicant, Ke, y E,rtates Teque.rta Senior Hou.rin$ I I'.' � ,
Tivo public hearings, dates to be announced »rill be helcl at the Vzllage of Teque.rta Village Hall,
located at 345 Tequesta Drive, Teque.rt�y FL 33469. For mor� informatron �garding the
community, meeting and/ or the public hearings, inclucling clate.r for the pul�lic hearings, or to pmvide
commen�r and .rugge.rtioszr �garding de.rignalion, development, or �babilitation at any time before or
after the community meetzng an�l/orpublic hearings, pleare contactMichael A. Golc�rtein, �vho can .
be reacherl.by tele�ihone at (305� 777-1682, �U.S. Mail at The Golrlrtein Envi�nnmental Larv
Firm, P.A., 9 SE. 3rcl Avenue, Suite 2120, Miami, PL 33.131, and/or -email at
mgol�rtein@gol�teinenvlar.v.'som. �
�-
_As detailed :in the above notice, Key Estates olso hosted :a public meeting. at the Tequesta ,
Recreotion Center, . on Oci�ober 25, 2016, to afford dn opportunity for stakeholders . and other
members of - the public - to provide comments and suggestions regarding designation,
development, a.nd rehabilitation of the Subject P.roperty. Finally, Key Estotes 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 endosed as an exhibi;t to this report. For .the reasons �.
discusaed herein, Key Estates satisfies the fourth criterion: �
(5) Reasonable. .Financial .Assurance.. As the fifth requirement for designation, Florida Statutes §
376.80(2)(c)(5). pr.ovides that "[t]he person proposing the� area for designation has provided
reasonable assurances that he o.r she has sufficient fnancial resour.ces to im.plement 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 Teguesta Senior Housing, LP are contained in the
Applicatiori.
In addifion, Key Estates and its staff are an experienced real estate investment and development
group that hove been involved in over $3 billion in real estate transactions, �nancing,
development, and. investments, globally. Key Estates is supported by a team of highly quolified
real estate -and . investment professionals and has a strong .track record of transforming �
properties into world-dass senior housing communities throughouf Florido. What's more, Key
Estutes' development and operating partner and ,its stoff, AgeWell Living, LLC, are n
sophisticated, experienced, and credentialed senior housing community developer and operator
with 75. yeors of specialized experience. Fhis proven history of leveraging ossets with other
capital sources, an impressive frack.record of success b}i Key Estates ond its partners, and staff of
qualified professionals constitutes reasonable assurances that Key Estates has suffcient financial
{00016938.DOCX,1 } 6
resources to implement and complete the rehabilitation agreement and redevelopment plan.
Accordingly, Key Estates satis�es this fifth criterion.
4. FISCAL IMPACT 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 Stetutes, 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
{00016938.DOCX.1 } 7
Exh i b it A �
�
{00011414.DOCX. 1 }
THE GOLDS'I'EIN ENVIRONMENTAL LAW FIRM, P.A.
Brou�nfields, Tran.ractzon.r, Due Diligence, Development Permitlzn� Cleanups d� Compliance
- One Southeast Third �venue, 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@goldsteinerivlaw.com
Octobex 18, 2016
Via Email & FedEx .
� Mr. Michael R. Couzzo, Jr.; Village Manager �
Village of Tequesta �
- 345 Tequesta Drive
Tequesta, Florida 33469
. . , . . . . � � I
Re: Requesf 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 Mr. Couzzo:
On behalf of Key Estates Tequesta Senior 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 60-42-4U-25-UO-001-0030 and 60-42=4U-25-00-000-1080 (collectively, the
"Subject Properry'�, as a"Green Reuse Area" pursuant to Section 376.80(2)(c), Florida Statutes, of .
Florida's Brownfields Redevelopment Act.
Key Estates .proposes to redevelop tlie Subject Property as an upscale matket-rate senior housing
communitp, 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 ateas,.including walking paths, pergolas,
rest/meditation space, and fountains. Propertq cards depicting the location of the Subjeet Ptoperty
�aze enclosed at Exhibit A. �
{OOO1G967.DOCX.1 } '
Mr. Michael R. Couzzo, Jr., Village Manager
October 18, 2016
Page 2
Key Estates is applying for the Green Reuse Area Designation due to the fact that there is actual
contamination documented in the soil and groundwater at the Subject Properry from its past use as
the location for a landscaping company. This has required, and will continue to requixe, that Key
Estates incur significant time and expense for technical, engineering, and legal consultants in ordex
to properly conduct environmental assessment and remediation and prepare the site fot
redevelopment and reuse. The designation has thus become a key part of this ambitious pxoject's
ultimate viabiliry by enabling Keys Estates to access certain regulatory and economic incentives to
mitigate and manage the risk and expense associated with the discovery of contamination and the
necessary regulatory response. The project will also increase local 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
criteria set forth in � 376.80(2)(c), Florida Statutes. As reflected in the Statement of Eligibility
incorporated herein at Exhibit B, Key Estates meets such statutory criteria. Accordingly, based on
the foregoing, we respectfully request that staff recommend approval. Of course, as you evaluate
the application and supporting materials, please feel free to contact us with any questions or should
further information be required. Thank you.
Very truly yours,
THE GOLDSTEIN ENVIRONMENTAL LAW FIRM, P.A.
�
�, p ��
,�-�
Michael R. oldstein
��'�g
Enclosures
cc: Key Estates Tequesta Senior Housing, LP
{00016967.DOCX. 1 }
Exhibit A -
{00011414.DOCX.1 }
g�"`" `° Gary R. Nikoliis, CFA Homestead Exemption �
-0 G
° W Property Appraiser ----
� � Palm Beach County ,�...,�. � �
Location Address 4534 COUNTY LINE RD
M�icipalrty TEQLJFSTA
Parcel Codrol Nwr�ber 60-42-40-25-00-001-0030
Subdivision
O�cial 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
Legnl Descr�tion 1(LESS N 190 FT OF E 150 FI' & N 140 FT OF W 65 FT OF
E 215 FI)
O�we�s Ma�1mg address
KEY ESTAT�S TEQUESTA SR 1200 BRICKELL AVE FL 18TH
HOUSING LP MIAMI FL 33131 3214
D $ � S Price �� Sale Type O��voer
DEC- 26521 / WARRAN'TY KEY ESTATES TEQtJESTA SR
2013 $1 ' 1 �'� 1154 DEED HOUSINGLP
MAY- 25213 / CERT OF
2012 $1 '� 1389 TITLE TD BANK NA
AUG- $1 �,� 17390 / WARRANTY �DECO LI:C
2004 ' 1934 DEED
AUG- $360,704 14062 / WARRANTY ROOD LANDSCAPE INC
2002 0708 DEED
DEC- $1 150,000 ��� � QUIT CLAIl�I ROOD FANIILY PARTNERSHIP
1992 ' 0213
No Exe�tion Infomation Ava�7able.
N�a�fier ofU�s *Total Square Feet 0 Acres 2.6865
Use Code 0000 - VACANT Zomng -
Tax Year 2016 P 2015 2014
I�ro�e� Vah.ie $0 $0 $0
Land Vahae $407,637 $363,962 $313,760
Total Market Vabi.ie $407,637 $363,962 $313,760
P All valies are as of Jan�ary 1 st each year
Pre}a�ary
Tax Year 2016 P 2015 2014
Assessed Vah�e $379,650 $345,136 $313,760
Exea�tion Aimiart $0 $0 $0
Taxable Vah�e $379,650 $345,136 $313,760
Tax Year 2016 P 2015 2014
Ad Vabrem $8,175 $7,579 $6,828
Non Ad Vabrem $1,283 $1,221 $1,221
Total tax $9,458 $8,800 $8,049
��`" `° Gary R. Nikolirs, CFA Homestead Exemption �
G
i
� � Property �►ppraiser
� ����' Paim �each Counry
i► ` �`
' Locati�n Address 4546 COUNTY LINE RD
Muvc�alrty TEQUESTA
Parcel Comol N�nber 60-42-40-25-00-000-1080
Subdivision
O�cial Records Book 26521 Page1154
Sa1e Uate DEC-2013
�� ��� 2� 42, W 420 FT OF NW 1/4 OF NE 1/4 (L,ESS S 779.63
Ow�is Ma�1rt�g adch�ss
KEY FSTATES TEQUESTA SR 1200 BRICKELL AVE FL 18TH
HOUSING LP 1VIlANII FL 33131 3214
D ate Price ��� Sale Type Ow��er
DEC- 26521 / WARRANTY KEY FSTATES TEQIJESTA SR
2013 $1 ' 1 �'� I 154 DEF.D HOUSING LP
MAY- 25213 / CERT OF
2012 $1 '� 1389 TITLE TD BANK NA
ALJG- $1 400,000 17390 / WARRANTY II�IDECO LL.0
2004 ' 1934 DEED
AUG- $360,704 14062 / WARRANTY
2002 0708 DEID
D � - $1 150,000 07842 / Q�T CIAIM ROOD FANIILY PARTNIILSHIP
1992 ' 0213
No F�cer�tion In�rrcation Ava�7able.
Nunber of ilnrts *Total Square Feet 0 Ac�s 53132
Use Code 0000 - VACANT Zovmg -
Tax Year 2016 P 2015 2014
I�ro�eme� Value $0 $0 $0
Land Vahie $805,634 $719,316 $620,100
Total Market Value $805,634 $719,316 $620,100
P All vah�es are as of Ja�yaary 1 st each year
Prete�ary
Tax Year 2016 P 2015 2014
Assessed Value $750,321 $682,110 $620,100
Facemption AYmurt $0 $0 $0
Taxable Va�e $750,321 $682,110 $620,100
Tax Year 2016 P 2015 2014
Ad Vabrem $16,156 $14,978 $13,495
Non Ad Vabrem $1,422 $1,354 $1,354
Tota1 tax $17,578 $16,332 $14,849
- Exh i b it B
.
' {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 60-42-40-25-00-001-0030 & 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, FL 33469 (the "Subject
Property'�, as an upscale market-rate senior housing community, consisting of 9G units for age-qualified,
private-pay independent and functionally dependent residents. Resort-sryle amenities will include a zeso-entry
"beach edge" pool to facilitate accessibility, a"tiki-bar," designated ga=dens, and recreation azeas, 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"brownfield site" pursuant to Section 376.79(3),
Florida Statutes.
I. Subject Properry Satisfies the Statutory Criteria for Designation
1. Agreement to Redevelop the Brownfield Site. As the first requirement fo= designation, Florida
Statutes § 376.80(2) (c) (1) provides that "[a] persori who owns or controls a potential brownfield site is
requesting the designation and has agreed to rehabilitate and redevelop the brownfield site."
Key E,rtates .cati,rfie,r thzr criteriora in that it o���n.r the Subject Ptvperly anrl ha.r agreed to �deaelop and nhabilitate it. See
Special Warranty Deed enclo.red at Attachnaenrt C. Accorrlin�, Key E,rtate.r meets this firrt criterion.
2. Economic Productivity. 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 productiviry of the a=ea, 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 or an agreement and that are not associated with redevelopment project demolition
or construcrion 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 of recreational areas, conservation
areas, or parks."
Key E,rtate,r .ratisfies thi.r crlterion in that the Project �vill �,rult in significant economic pmduc�ivity of the a�a. The budget for
rehabilitation and redevelopment is approximately ,$39 million, �vhich �uill be spent in j�art on local labor, contractorr,
con.rultant�, constructzon material�, furni.rhings, infractructure irnp�nvenrent.r, and fmpact fee.r. Thi.r rvork �vill ,ruppart
apprnxrmately 986 temporary construction jobs over the period of development. The construction 7vorkers �vill.rpend a percentage
of their .ralarie,r r��ith local merchant.r i��ha, in turn, u•ill reinve,rt locally in their �.rpectrve burine.rse,c, as well ar the busine.r.res of
other local merchants. In additzon, the Pmject �vill c�ate 79 ne�vpermanent, full-time equivalerrtpo.citions not a.c.rociated �vith the
implementation of the r�habilitatioia agreement anrl not assocfate�d aarith developmentproject demolition or consCritction activitie.r. j
For the �asons dzrcu.cred herein, Key Ertates meet.r thi.r .recnnd criterion.
1 ,S.pg Investment Summary for the Project enclosed at Attachment A.
' A copy of § 376.80, Florida Statutes, can be found at Attachment B to this Eligibility Statement.
3 See Sources & Use Statement enclosed at Attachment D.
{000169GS.DOC. 1 }
3. Consistency with Local Comprehensive Plan and Pemnittable Use under Local Land
Development Regulations. As the tivrd requirement for designation, Florida Statutes § 376.80(2)(c)(3)
provides that "[t]he redevelopment of the p=oposed brownfield site is consistent with the local
comprehensive plan and is. a permittable use under the applicable local land development Tegulations."
Ke, y E.rtate.r .rati�es this criterion in that tbe Subject Pmpery i,r located in the Vrllage of Teque.rta'.r I� — 2 Mzrltiple Family
D»�elling Di,ctrict, which pernaits multiple family divelling.r and adult congregate living facilities, including as.ri.rted living facilitief
A,r ,ruch, the Pmject ar de.rcribed above, i.r .►peci frcally pe,mitted by code. ,� ,� 78 of the Village of Tequesta, Florirla Code
of Ordinances. In arldition, the Subject P�perty is located �rdthin the Medium Density Be�idential dutrict of tbe Village of
Teque.rta'.r Comfirehettszve Plan, �vhich allou�s for tbe development of 12 �ridentzal units per acr�. See Table FZU-1, Futurre
I�nd U.re Dzrtricts, Density and Intenrity Standard,r, Village of Teque.rta Comprehen.rive Plan �uly 7, 20>4). Accor�lin�,
the �develapment is con.cistent nrith the local plan and a pernzittable zr.re under the aj�plicable local land deyelopment �gulation.r
an�l Key Estate.c mee�c thzr thir�l criterian.
4. Public Notice.and Comment. Florida Statutes § 376.80(2)(c).(4) stipulates that "[n]otice of the
ptoposed rehabilitation of the brownfield azea has been provided to neighbors and neazby residents of the
proposed area to be designated, and the person proposing the azea for designation has afforded to those
receiving notice the oppominitp for comments and suggestions about rehabilitation. Notice pursuant to this
subsection must be posted in the affected area." Additional notice requirements perta+�g to applicants
other than a governmental entiry can be found at Florida Statutes § 376.80(1)(c)(4)(b) and consist of
publication in a newspaper of general circulation in the azea, publication in ethnic newspapers or local
communiry bulletins, and announcement at a scheduled meeting of the local governing body before the actual
public hearing.
Ke, y Estates ,ratufie,c all aj�plicable notice and oppo�iunity to comment �qui�ment.r e.rtablzrhed by Florida Statute,r
,�376.80(2)(c)(4) and �' 376.80(1)(c)(4)(b) ds follo�vs:
(i) notice zr being pa.rted at tbe Su ject Pmpery;
(ii) noCice u being publi.rhed in the Palm Beach Po,rt;
(iii) notice u being published in the Palm Beach County commuaity bulletin .rectzo�r of Craig'.c L�rt; and
(iv) a cotnmunity raeeting �vill be helcl at the Teque.rta Aecr�ation Center on October 25, 2016.
All natice.c J�rill contain .rubstantially the follorving narrative:
Notice of Community Meeting and I'ublic Hearings for Proposed Green Reuse Area
Designation Pursuant to Florida's Brownfields Redevelopment Act
A community meeting shall be conducted on October 25, 2096, f�nm 5:30 p.m. to 7.•00 p.m. for the pur�o.re
of affording inte�.rted partres the opportunity to p�nnvide comrnents and suggestions about the potentzal
designatfon of p�nnperty located at 4534 and 4546 County Iane Boacl, Tequesta, FL 33469, Folio No.r.
GO-42-40-25-00-009-0030 and 60�2-40-25-00-000->080, as a G�en Besr,re A�a pursuant to Section
376.80(2)(c), Florida Statutes: The community meetin� ta be helrl at the Teque,rta 13ec�ation Center,
locate�l at 399 Sealrmok Aoad, Teque.rta, FL 33469, ��all a�ro a�ld�,rs futatre development and
rehabilitatron activities planne�l for the rite by the designation applicant, Key Estate.r TeqNe.rta Senior
Hou.rin� LP.
Tivo public hearing.r, rlates to be announced, �vill Ge hel�l at the Village of Teque.rta Village Hall, locatecl at
345 Tequesta Drive, Tequesta, FZ 33469. Formo� information �garrling the cnmmunity meeting an�l/or
the public hearings, inclu�ling date.r for the public hearings, or to j�mvide comment,r and ,ru�e.rtions r�ga�rli�rg
cle.rignatron, development, or �habilitation at ary time befa� or after the commsrnity meeting an�l/or public
hearings, pleare contact �Ylichael R. Gold.rtein, rvho can be �ached ly telephone at (305) 777-9682, U.S.
{00016965:DOC. 1 } 2
Mail at The Goldrtein Envimnmental Ia»� Firm, P.A., 1 SE 3r�1 Avenue; Suite 2120, Miami, FL
33131, and/or email at mgolc�rtein a�oldsteinenvlalucom.
Proof o fpublication orpo.rtin� ar appropriate, �vill be providetl to the Village of Teque.sta.
5. Reasonable Financial Assurance. As the fifth requi=ement foi designation, Florida Statutes §
376.80(2) (c) (5) provides that "[t]he person proposing the area for designation has provided reasonable
assurance that he o� she _has sufficient financial resources to implement and complete the rehabilitation
agreement and redevelopment plan."
The total capital budget of appraximately ,$39 millzon for the P�� ject �vill be fun�led through a combination of �lebt an�l eguity.
See Mortgage an�l Security .Agr�ement at Attachrrrent E. See Convertrble Promi,c.rory Note af Ke, y Estate,c Teque.rta Senior
Hou.rin� I 1' atAttachment F.
In aclditron, Key Estate.c and it� staff a� an experienced �al estate inve.rtment an�l ilevelopmentg�nnup that have been involved zn
over �'3 billion in real estate traruactzons, fznancirc� clevelopment, and inve.rtment.r, globally. Key E.rtate.c i.r supportecl by a team
af highly qisalified real e,ctate and investmerrt p�fesrional� and has a st�nng track �corrl of tran ffornaing pmperCie.c into �vorld
clas.r senior housing communities thraughout Florida. I�hat'r mo�, Key E,rtates' clevelopment ancl operatrng partner and � its
.cta�' AgeWelllavin� LLC (`Agei�e.11') a� a sophi.rtrcate�l ex�ierience�- an�l cre�entialed .renior hozreYng cominunity �leveloper
and operator ���ith 75 yearr of .rpeizali�ed e.xj�erience. 1'hi,r pmven history of leveragina arsets tvith other ca�iital .rourees, an
impre.rsive t�ack recor�l af succe.cr by Key E.rtate.r and its partners, and .rta�' of qualifre�l profe,r�ional� conrtitute.r reasonable
a.rsurance.r that Key Estates har .ru�ficient financial nsou�e.r to implement and complete the �habilitatron ag�ement and
redevelo�iment plan. It therefare satzrfies this frfth criterion.
II. Subject Property Meets the Definifion of Brownfield Site
Section 376.79(3), Florida Statutes, defines "brownfield site" to mean ". .. real property, the expansion,
redevelopment, or reuse of which ma.y be complicated by actual or perceived environmental contamination."
The facts here 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 azsenic and petroleum
eontamination in the soil and groundwater as a result of this past use. Specifically, site assessment activities
conducted at the Subject Property have Levealed. petroleum contamination from two underground storage
tanks formerly 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
Properry to address elevated arsenic concentrations in the viciniry of the former Equipment Vehicle
Maintenance Area and the former Pesticide Storage Locker, where ongoing groundwater monitoring and
remediation will be required under the close oversight of the Florida Departxnent of Environmental
Protection. This has significandy 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.b In addition,.the
4 The Subject Pxoperty is currently enrolled in the Florida Department of Environmental Protection's Early Detection
Incentive Program due to the presence of petroleum constituent concentrations esceeding applicable Soil and
Gzoundwater Cleanup Target T.evels (FDSP Facility ID# 508623103).
5 See Correspondence to Village of Tequesta, August 31, 2016, transmitting Results of Arsenic 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 groundwater
contaminant plume, wherein special measures are implemented to ensute that contamination is not drawn tovwuds a
clean a=ea. Onsite soil contamination will also requiie special handling and verp specific regulatory approvals. Soil
management during construction activities will be subject to a level of environmental review and scruting that would not
{00016965,DOC. 1 } 3
I
piesence of contamination increases Key Estates' exposure to environmental and regulatory liabilitp with
respect to the Project and makes it materially more expensive and time consuming to move fofwazd with the
Project.
In sum, the presence of actual contamination at the Subject Property imposes a material level of regulatory,
construction, health, and legal liabiliry risk, and requires significant time and money for environmental,
engineeung, and legal consultants to properly investigate and address. In addition, the presence of actual
contamination has complicated redevelopment and reuse by making it materially mo=e expensive and time
consuming to move forward with the Project 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 Properry clearly falls within the defuution of "brownfield site" as set
forth in § 376.79(3), Florida. Statutes.
III. Conclusion
Key Estates has demonstrated that the Subject Properry meets the defiiution of a"lirownfield site" and that it
satisfies the five statutory criteria for designation. Accordingly, designation of the Subject Property as a
Biownfield Area pursuant to § 376.80(2)(c), Florida Statutes, of Florida's Brownfields Redevelopment Act is
appropriate.
otheiwise apply to a clean site, in addition to considerable extra costs and scheduling delays. These risks and expenses
complicate redevelopment of the Subject Property.
{00016965DOC. 1 } 4
Attachment A
{00011878.DOCX. 1 }
� -,.�
KEY ESTATES �
S��l OR HOUS �IG �IV�STME�IT
� PA�M BEACH COU�I�'
,
_ �� .� . � ��
Unprecedented - � V; �- � � � . = I lt
,�- .
i Demand Boom for ^ "�"``� � �`
! . �:"� - :.
�, S enior Housing - _ �
................................................ � .�
�.
Since 2015, every day 11,500 ��"'�""T''�-�--�,� '� - `�'
people in the USA alone � � • �� � - ,
–�.. �' � ,
celebrate their 70th birthday, a �, �� � 1 � `'^---�� _ I
trend that will last for the next � r ? � �' _'
_ �`,
20 years, for a population - - '"" ' ' ' � ` �
. - � - ._ _
�.�� ,_.
.�
__�
cohort growing at approxi- „a, �"�``� ` ,� � � � R ����. =""'� ��'��,.� �
...,: . _
mately 4 times faster than the , ���'' `'r�- ` `� ''� " :� � - � x � �
,.,..,a,.
' other segments of the �` -- - -- -._ _
�� • .�
population. The 76m strong __ v—_ �_ �.'"
baby boomer generation, out of ' � E�- -
, the 330m US population, is , � ��-w I � � �- � � : ;- - ,
starting to age creating an � ~�'�' �,
unprecedented demand surge - � �� �°""�° ' --� �'.
for specialist service-enriched �� '�:� =' �
housing in the present limited ;, `' `� ' ��
1.5m unit $150bn capitalized - , �,� -- �� 4d�.� - .r �� °� �.
z:� C ,,,�, u� r
senior care properry market. In z , � _ -�, , , � ' �
2013 9.7% of 75+ population � - ���
,,,
lived in private pay Senior � ,� _ I��csedBuilcin�
Housing residences. ���?:� :� "'""'. .�"r'
' ', � �. J �� . .� {I:
Boomers: the wealthiest '� _ °��° �� _ _ � .�:� ���` '` � ' , ; � �
, �,-� — �
.—, �a;.�.� � ,, � i..��..�� ;�;�
I,I�1nyi yi� - t...vic
cohort. ', � �, �,' � �. _ ,� :
:� , — .� � � ,� -- .+ ;
I With an estimated annual I ;` a _ ��� ; - a► ~� __ ' -�
spending power of $2 trillion, j � � , -�
�, and 50% ($17 trillion in 2015, � :"° �� � -- -; �
$29 trillion by 2030) of all US �� �., -� jOr - + �. I
�� � � � � �^ �.
, household wealth, the baby , � �
boomer cohort tends to seek � +° �� �'
' and is able to afford ,
maintenance-free living, easy , Executive Surnrnary
lifestyles, increased leisure i
time, new experiences, also i Key Estates is developing the above Senior Housing Facility on an 8
preferring multiple 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. i
' upscale Classical style community offering 124 Senior Housing
i apartments for age-qualified, private-pay independent and
I functionally dependent residents, split between Independent Living ,
' 81 apts, Assisted Living, 25 apts, and 18 apts dedicated to !
�iV�V4V,K-Y �
KEY ESTATES �
Senior Housin , The Alzheimer's/Memory Care along with separate community ameniry
g spaces, dining and support areas offering a high level integrated
Must Have Asset � ' continuum of care faciliry. Competitive advantages will be created
Class by offering exclusive and resort-sryle amenities such as large units,
... . ..... . .. ................................
up to date smartly designed interiors, a zero entry "beach edge"
�� ��� pool to facilitate accessibiliry, a"tiki bar", dedicated areas to
As a real estate asset class, �, planting one's own flowers and vegetables, and other activities
I senior housing has outperformed !, focused on enabling the enjoyment of Florida's clement climate.
j � all other property types over the i Every unit will overlook attractive manicured gardens with walking
past 10 years, j paths, pergolas, rest and meditation areas, fountains & lush tropical
I ,
� remaining largely uncorrelated to landscaping.
Oper�zting P�rtner: Age � ll Lrving
Fpun 1: AnnuMiM NCImF
i �"'°"""°�'°�'" � :�, 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 Beil Senior Living. Additionally, AgeWell
! � ' successfully developed, managed and sold local competitor "The
" � �� Inn at La Posada" located in Palm Beach Gardens, which has 200
°� _. .. ,,. .., ,� .., ' Independent Living residences, 48 Assisted Living (including
, Memory Care) and 40 Skilled Nursing units, giving them deep
I, the broader market and with low ' insight, knowledge and track record in the local market. The faciliry
I volatiliry of pricing power: will also be branded a Masterpiece Living Community, a
trademarked and recognized process for successful aging.
1 � The founder of AgeWell is Mr Larry Landry, ex CIO of the John D.
� —'"""" —°�° —'"" —"`"" —""°"""' and Catherine T. MacArthur Foundation, the 10th largest private
�
I � foundation in the USA. During his 10 years at the foundation he
� ° designed and implemented a strategy to divest, donate and
' � � develop over 100,000 acres owned by the foundation in and around
,,,� Palm Beach County.
� �
r s � r �v� (�'
���, CarrxnercielReelEStateYear-over-YeerASkinpRenlGrowlh �I �n��e.Stl�lej7t JZ��Znl�r�.
I herds I After careful market research and primary market analysis Key
Estates is now in the site plan approval stage. It has assembled the
development, construction and management teams. It expects to
break ground during Q2 2017 for a 14 months build-out phase, 2
year lease-up period, 1 year stabilization and investment exit in year
5, or possibly or longer term hold after refinancing.
The total investment for the project is around $38m. Expected Gross
IRR is around 23% on a loan to value of 75%.
� Senior Population Growth in the USA:
i
For further information please contact: ' Source: US Census Bureau
� , � .75+ PopulaUai � Anrn�al Grorvlh Rs� (%) 5 �
I THOMAS FAURE ROMANELLI I
I C E O �O 4X
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Attach ment B
{00011878.DOCX.1 }
10/21/2015 Statutes & Constitution :Uew Statutes : Online Sunshine
Select Year: 2015 • Gq.
0 � .
The 2015 Florida Statutes �
Title XXVIII Chapter 376 View Entire
NATURAL RESOURCES;' CONSERVATION,. POLLUTANT DISCHARGE �hapter
� RECLAMATION, AND USE pREVENTION AND REMOVAL
376.80 Brownfield program administration process.-
(1) The following generat procedures apply to brownfield designations:
(a) The local government with jurisdiction over a proposed brownfield area shall desi�nate such area
pursuant to this section. .
(b) For a brownfield area designation proposed by.:.
1. The jurisdictional local government, the designation criteria paragraph ( apply, gxcept if
the local government proposes to designate as a brownfield a�ea a specifiied redevelopment area as provided
in paragraph (2)(b). �
2. Any person, other than a govemmental entity, includin�, but�not limited to, individuals, corporations,
partnerships, limited liability, companies, community-based organizations, or not-for-profit corpo�ations; the
designafion criteria under paragraph (2)(c) apply.
(c) Except as otherwise provided, the followin� provisions appfy 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 applicable, the local pollution control pro�ram under s.
403.182, of the. designation within 30 days after adoption of the resolution. .
2. Resolution adoption.—The brownfield area desi�nation 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 governing 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 proposed resolution must be in the form established in s. 166.041(3)(c)2. For counties, the
governin� 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 resotution 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
designafion by the local governmerit 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 hearing requirements for designation of a proposed brownfield area outside. a
redevelopment area..or by a nongovemmental entity. Compliance with the following provisions is required
before desi�nation of a proposed brownfield area under para�raph (2)(a) or paragraph (2)(c): ,
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a. At least one of the required public hearings shalt 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, nei�hborhood 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 govemin� body before the actual public hearing.
(2)(a) Local government-proposed brownfield area designation outside specified redevelopment areas.
—If a local government proposes to desi�nate a brownfield area that is outside a community redevelopment
area, enterprise zone, empowerment zone, closed military base, or desi�nated 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 govemment must
consider �
1. Whether the brownfield area warrants economic development and has a reasonable potential for such
activities; �
2: Wliether the proposed area to be desi�nated represents a reasonably focused approach and is not overly
lar�e in �eographic 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 iirnited recreational open space, cultural,
or historical preservation purposes. . �
(b) Local government-proposed brownfield area designation witbin specified redevelopment areas.
—Paragraph (a) does not apply to a proposed brownfield area if the local �overnment 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 govemment complies with para�raph
(� )(�)=. -
(c) Brownfield area desi�nation proposed by persons other than a governmental entity.—For designation
of a brownfield area that is proposed by a person otJier. than the local govemment, the local government with
jurisdiction over the proposed brownfield area shall provide notice and adopt a resolution to desi�nate the
brownfield area pursuant to paragraph (1)(c) if, at the public hearing to adopt the resolution, .the person
establishes all of the followin�;
1. A person who owns or controls a potential brownfield site is requesting the designation and has agreed
to rehabilitate and redevelop the brownfield site.
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 redeyelopment 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 re�ulations.
4. Notice of the proposed rehabilitation of the brownfield area has been provided to neighbors and nearby
residents of the proposed area to be desi�nated pursuant to paragraph (1)(c), and the person proposing the
area for desi�nation has afforded to those receivin� notice the opportunity for comments and su��estions �
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about rehabilitation. Notice pursuant to this subparagraph must be posted in the affected area.
5. The person proposin� the area for desi�nation has provided reasonable assurance that he or she has
sufficient financia[ resources to implement and complete the rehabilitation agreement and redevelopment of
the brownfield site.
(d) Negotiation of brownfield site rehobilitation agreement.—The desi�nation of a brownfield area and
the identification of a person responsible for brownfield site rehabilitation simply enfitles the identified
person to negotiate a brownfield site rehabilitation agreement with the department or approved focal
pollution control program.
(3) When there is a person responsible for brownfield site rehabilitation, the local �ovemment 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 �overnment 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 existin� 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 operatin�
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 tFie property 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 program for review, the person responsible'for brownfield site rehabilitation must
hold a meeting or attend a regularly scheduled meetin� 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 a�reement with the department or an approved local pollution control pro�ram if actual
contamination exists at the brownfield site. The brownfield site rehabilitation agreement 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 registered
under chapter 492, certifying that the submittal and associated work comply with the law and rules of the
department and those governing the profession. In addition, upon completion of the approved remedial
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action, the department shall require a professional en�ineer re�istered under chapter 471 or a professional
geolo�ist 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 fo conduct site rehabilitation in accordance with department quality assurance rules.
(d) A commitment to conduct site rehabilitation consistent with state, federal, and local laws and
consistent with the browofield 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 pro�ram to
all brownfield sites within the eli�ible brownfield area for activities associated with site rehabilitation._
(g) Other provisions that the person responsible for brownfield site r.ehabilitation and the department
a�ree 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, takin� 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 a6out the proposed redevelopment of the brownfield
site, that the local govemment.is in a�reement with or approves the proposed redevelopment, and that the
proposed redevelopment complies with applicable laws and requirements. for such redevelopmenf.
Certification shall be accomplished by referencing or providin� 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 redevelopment of the brownfield site; or providing a letter from the loeal govemment
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 performin� site rehabilitation pro�ram .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 cteanup process, if the department or local pro�ram fails to complete review of a
technical, document within the timeframe specified in the brownfield site rehabilitation agreement, 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.
(8j 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 retum to compliance with the provision at issue or to negotiate a modification to the
brownfield site rehabilitation a�reement with the department for good cause shown. If an imminent hazard
exists, the 90-day �raee period shall not apply. If the project is not returned to compliance with the
brownfield site rehabilitation a�reement 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 witFi
local pollution control programs approved under s. 403.182 to admanister the brownfield program within their
jurisdictions, thereby maximizing the inte�ration 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 sliall consider the following. The local p.ollution control program must:
(a) Have and maintain.the administrative or�anization, staff, and financial and other resources to
effectively and, efficiently implement and enforce the statuto .ry requicements of'the delegated brownfield
pro�ram; and
(b) Provide for the enforcement of the requirements of .the delegated brownfield pro�ram, and for notice
and a right to challenge governmental action, by appropriate administrative and judicial process, which shall
be specified in the dele�ation.
The local pol[ution control program shall not be dele�ated authority to take action on or to make. decisions
regarding any brownfield site on land owned by the local government. Any delegation agreement entered into
pursuant to this subsection shall contain such terms and conditions to ensure the ef.fective 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 ran�e of economic and tax incentives available to
facilitate and promote the rehabilitation of brownfield areas, to help eliminate the public health and
enviconmental. hazards, and to promote the creation of jobs and economic development in these previously
run-down, blighted, and underutilized areas.
(11)(a) The Le�islature 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 le�islative 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. Fundingsources should be established�to support by the�state and local govemments; in
colfaboration with local health departments, community health providers, and nonprofit organizations, to
evaluate the community health benefits of brownfield site rehabilitation and redevelopment.
(b) Local governments may and are encoura�ed fo 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 livin� 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 living in or around brownfield sites that have been rehabilitated and
redeveloped.
� 4. Other factors described in rules adopted by the Department of Environmental Protection or the
Department of Heatth, as applicable. r
(c) The Department of Heafth may and is encouraged to assist local �ovemments, in collaboration with
local health departments, community health providers, and nonprofit organizations, in evaluatin� fhe
community health benefits of brownfield site rehabilitation and redevelopment.
(12) A local govemment 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 {ocal government.
History.-s. 4, ch. 97-277; s. 3, ch. 98-75; s. 11, ch. 2000-317; s. 2, cFi. 2004-40; s. 44, ch. 2005-2; s. 7, ch. 2006-291; s. 5, ch.
2008-239; s. 2, ch. 2014-114.
Copyright o 1995-2015 The Florida Legislature • Privacv Stateme`nt • Contact Us
http:/Nvww.leg.state.fl.us/Staiutesfindex.cfin?App mode=Display_StatuteB�Search_String=&URL=03U0-0399103761Sections/0376.80.hhnl 6/6
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Attach ment C
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- P31is Beach +�ovnty, Flarida
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Shar�on R. �inck. GI.EFtK $ CO�IPTkDLLER.
PREPARED BY/RETURN TO: Robin Fqs �, I 1�4 - i i�5; t 3pgs )
;
American Home Ttie of Tampa Bay, Inc.
6703 North Himes Avenue
Tampa, Florida 33614 ,
FILE NO.: AHT12U496
� � SPECIAI Wi4RR�1 NTY 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 called the Grantor, to Key Estates Teqwesta Senior Housing, LP, a�
Florida limited partnership, whose mailing address.is: 1200 Brickell,Ave., 18th Floor Miami, FI
33'131, bereinafter-called the Grantee:
1Nherever used herein the terms "granto�" and "grantee" inclwde all�the parties in this .
instrument and the heirs,legat representatives and assigns of individuals, and the.
successars 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 these �
presents does gran#; bargain, sell, alien, remise,. release, convey and confir.m unto the
grantee, all, that certain_ land situate in Palm Beach CouMy, Fforida, viz
� -
See Attached Extiibit "A" for a more complete and accurate legal description.
TOGETHER with all tenements, hereditaments, and appurtenances thereto
befonging or in any wise appertaining. '
TO HAVE AND TO HOLD,the same in fee simple forever. �
AND the grantar hereby covenants with said grantee that it is lawfully seized of said
land in fee simple;�that if has good right and lawful authority to sefl and convey said land.;.that
it hereby specially warrants tlie title fo said land and will defend the same against the lawful
claims of aIP persons claiming by, through or under the said graritor.;
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IN WITNESS WHEREOF the grantor h�s �used these p�esents_to be executed in its name
and its corporate seal to 6e hereunto afixed by its proper offces thereunto duly authorized, .
the day and year above first written.
� � , �; TD Bank; NA
Nam d he�,�a ��cs���-' BY: , A�ed� � . yr .
��� � , Margaret oughman, V Fresident
Ck!�%h�� " i�K,SS� e�y
Name: ✓JC��IC�'�' �� -
STATE OF:. . , . ��ti�t�r
� r
� CQUNTY OF: � (»,/K?I" �� QJ
The foregoing instrument was acknowledged befare. me #his 12/20/13 by Margaret
Broughman, Vice President of TD Bank, NA, who is personaily° kiiown to: me,,oFw�ae-kras
p�edueed ,. .-- -- .-----.-__... -----�-asrider�tt'+#'ie-atte�: �
. WITNESS my signature and official.seal.
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My Commission Expires: � ,7�,5 �v .
, NOTARY PUBLtGState of: � - -
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File Number: AHT120496
EXHIBIT "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, Floric(a, LESS the South 779.68 feet thereof; LESS the No+th 190.00 feet
•� of the East 150.0.0 feef of said Government Lot �; 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: � �
The West 420.00 feet of the Northwest 1/4 of fhe Northeast 1/4 of. Section 25, Township,40
South, Range 42 East, Palm Beach County, Florida,. LESS the South 779.63 .feet.thereof.
Folio #60-42-40 25-00-0Q1-0030 �
Folio #60-42=40.25-00-000-1080
Attach ment D
{00011878'.DOCX.1 }
KETSH: Sources and Uses of Funds
sia ncyu�smw, 5 z.soo,000
Subtotal Aequisitlon Cosb S 2,500.000
Hard Cosb
Basa Canstruetlon $ 25,508,769
Premium Allowancsa 5 450,000
Hard Cost CoMingancy $ 1,297,938
Subtotal Hard Cosb $ 27,256,708 Intanst
INRULL CAPITAL12AT10N Rates Tohl x rom�
Deslqn Cos4 $ 791,500
Irnerior Cost S 2,405,818 Equky C�MaI f 11,837,763 30.
Gensnl Dswlopms�rt Cosb $ 820,000 Debt Caplhl
a.s�oP.�,i�9 Man�.emg 5 a6o.000 construcnon i.om, s. s n,�sa,�eo �o.
Pnop�nln9 Operatlora 5 530,000 Yoaanirre Loan o. t
DwobqnsM mW Ofhsr Faes $ 1.400,000 SubMtal Dsbt � 27,154,780 �
Financlny Cosb $ 341.548 ofal Proj�et Capltailzatlon S 38,792,5{3 �oo.
Rsaerva Cosb and Other
Oparatlng Dafkk Wsern $ 1,123,553
Debt Senice Fw�dinq $ 481.999
ProJset CoMingsney $ 681,418
Tohl ProJxt Cosb $ 38,792,543
� ,� ,` --- �� -� f> -�' r r'' �
-_ _ _ ____ ___ _ _. _ _
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Attachment E
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�.ri� �v ivuc�o�t i i
OR BK 28359 PG 1442
� RECORDED 06/10/2016 12:11:51
� Palrn Beach County, Florida
' , AMT 1,100, 004.00
� MTG DOC 3,850.00
� � INTANGIBLE 2,200.00
� ��.
f Sharon R. Bock
�'`�� CLERK & COMPTROLLER
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_h!.'
' Pgs 14.42-1456; (15Pgs)
This instrument prepared by:
(RECORD & RETURN TO)
MICI-IAEL A. FURSHMAV, ESQ.
SOLOMON &. FURSFIMAN, LLP
1200 BRICKELL AVETUE, PH 2O00
MIAMI, FLORIDA 33131
FLORIDA NIORTGAGE
AND SCCURITY AGREEMENT
TH1S MORTGAGE is made effective as of the third day oF Ma , 2016, by and between �
(hereinafter
re en•e to as tlte "MortQa�ee") an.d KEY ESTATES TEQUESTA SENIOR HOUSING LP a Plorid�
limited partnership, whose niailing address is I?00 Brickell Avenue, 18' 1=1oor, Miami, 1=lorida 33131,
(hereinafter referred to as the "Mortes�eor").
W ITNESSETH:
F'or good and valuable consideration and to secure the payment_of an indebtedness in die a�gregatc
sum of ON� M1 LLION ONE HUNDRED THOUSAND AND 00/l Od DOLLARS ($1,100,000:00) to be
paid in accordance �vith a promissory note effective as of the third day of May,?O l 6 made by Mortgagor and
payable to Mortgagee (ltereinafter referred to as the "Note") together with interest thereon and any and al I
renewals, extensions, consolidations or rnodifications of all of the faregoing, Mortgagor does �rant, mortgage
and convey unto Mortgagee, its successors and assigns, in fee simple, al) ofthose certain real propeities of
which Mortgagor is now seized and possessed and in actual possession, situate at 4534 and 4546 �County
Line Road, Tequesta, Florida 33469, in the Caunty of Palm Beach, State of Florida, as applicable, which
are more fully described in Exhibit A attached hereto and made a part hereof, together witli the buildings and
improvements thereon erected or to be erected (collectively hereinafl;er reterred to as the "Premises');
TOGETHER with the following property and rights:
(a) AI I right, title and interest of Mortgagor in and to all leases or subleases coverin� the Premises or
a��y portion thereof now or l�ereafter eaistin� or entered into, and all right, title and interest of Mortgagor
thereunder, includin�. without limitation, al1 c�sh or security deposits, advance rentals, and deposits or
payments of similar nature;
(b) All right, title and interest of Mortgagor in and to all options to purchase or leasc the Premises or
any portion thereoFor interest therein, and any areater estate in the Premises owned or hereafter acquired;
(c) AI! interests, estate or other claims, both in law and in equiiy, which Mort�agor now has or may
hereafter acquire in the Premises;
(d) All e�sements, rights-of-way and riglits used in connection tlicrewith or as a means oFaccess
thereto and all tenements, hereditaments and appurtenances thereofand thereto, all rigltt, titic and interest
Page 1 of 15
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BOOK 28359 PAGE 1443
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2 OF 15
of Mortgagor in arid 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 which is now or will
hereafter lie 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,
(hereinafter called tlie "Building Equipment"), 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, shall for the purpose of this 1Vlortgage be deemed conclusively to be real '
estate and mortgaged hereby; and Modgagor agrees to .execute and deIiver, from time to time, such
further instruments as may be reasonably requested by Mortgagee to confiim the lien of this Mortgage on
I 'I
. any Building Equipment;.
(fl All awazds 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 eininent domain or other taking, as
hereinafter more particularly set forth; and
(g) All rents, issues and profts of the Premises and all estate, right, title and interest of every
nature whatsoever of Mortgagor in and to the same, as hereina8er more particularly set forth;
The Premises and all of the properiy, rights, . privileges and franchises granted.� herein by
Mortgagor to Mortgagee are collecrively referred to as the "Mortsased Property."
TO HAVE AND TO HOLD all and singular .th�e Mortgaged Properly 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 Ivlortgagee the principal and interest payable in respect.to the Note and ail amounts
and any other promissory note secured by this Mortgage, at the times and in the manner sNpulated tlierein
and herein, all without any deduction or credit for taxes or other similar charges paid by Mortgagor, and
shall keep, perform and observe all and singular the 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 all
properties, interest and rights grarited, 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 AGREEMENTS OF MORTGAGOR
To protect the security of this Mortgage, Mortgagor further covenants, warrants and agrees with
Mortgagee as follows:
1.01 Pavment of Secured Obligations. Mortgagor shall pay within ten (10) business days of when
due the principal and interest on ttie 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.
JJ
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BOOK 28359 PAGE 1444
3 OF 15
1.02 Title Warranties and Renresentations. Mortgagor hereby covenants with Mortgagee that: (a)
Mortgagor is lawfi�lly 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 current year and liens, claims and encumbrances as shown on �Ov��ner's policy of title insurance
issued by Chicago Title Insurance Company as Policy No. 97390-2-0951830-2014.7230609-90893321,
Items 2 through 7, inclusive (collecrively, the "Permitted Egceptions"); and (fj Mortgagor does hereby
fully wa.rrant 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 - Re4uired 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 Properly, 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,
vuith such c.ompanies that meet the criteria described �in paragraph (c) below. 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 Deliverv of Policies; Pavment of Premiums. All 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 sliall 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 wil� not be cancelled 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 Iviortgagee. In the event Mortgagor fails to _provide, maintain, keep in
force or deliver and furnish to 1VIortgagee the policies of insurance or cectificates thereof, as required by .
this Section, Mottgagee may procure such 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 Assignment 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 pact of
the debt secured hereby, all right, title and interest of Mortgagor in and to all policies of insurance
required by this Section shall inure to the benefit .of and pass to the successor in interest to Mortgagor or
the purchaser or grantee of the Mortgaged Property.
1.06 Indemnification; Waiver of Offset. (a) If Mortgagee is made a party defendant to any
lirigation (including without limitation; any litigation brought by Mortgagor whether inirially 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 harmless
from all liability by reason of said lirigation, including reasonable attomeys' fees and expenses incurred
by Mortgagee in any such litigation, whether or not such litigation is prosecuted to judgment; (b) All
sums payable by Mortgagor hereunder shall be paid a6solutely, unconditionally, without notice, demand,
counterclaim, setoff, deduction or defense and absolutely and unconditionally without abatement,
Page 3 of 15
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BOOK 28359 PAGE 1445
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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 herein) by reason of: (i) any
damage to or destrucNon of or any condemnation or similar taking of the Mortgaged Property or any part
thereof; (ii) any restriction, prevention of or interference with 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 otherwise; (iv) any bankruptcy, insolvency, reorganization
composition; adjustment, dissolution, 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 witliout 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 anii payments which shall be
imposed upon or become due and payable or become a lien upon the Premises or any part thereof and �
sidewalks-or streets in front thereof by virtue of.any present or future law of the United States or the State,
� County or City wherein the Premises aze located (all of the foregoing being herein collectively called
"Impositions.") In default of any such paymenf of any Imposition, Mortgagee may pay the same.
Repayment shall be govemed by the provisions of Section 4.03 of this Mortgage.
Mortgagor will,exhibit to Ivlortgagee the original receipts or other reasonably sarisfacfory proof of
the payment of all Impositions which may affect the Mortgaged Property or any part thereof or ttie 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 hazazd 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) without 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 destroyed 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 applioable 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 thereof or interest therein, be taken or �
damaged by reason of any public use or improvement or condemnation proceeding, ("Condemnallon")
or should Mortgagor receive any notice or information regarding such Condemnation, Mortgagor shall
give prompt written notice thereof to Mortgagee;
(b) Mortgagee. shall be entitled to all awards, compensation, and other payment or relief
granted in connection with such Condemnation and, shall be entitled, at its option, 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
Page 4 of 15 �� �
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BOOK 28359 PAGE 1446
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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 agply all such Proceeds after such deductions to the restoration of the Mortgaged
I 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
l i applied to principaI shall be applied to the payment of installments of principal on.the Note in inverse
I 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 Properly, except the Permitted Exceptions, and shall gay
and promptly discharge, at Mortgagor'.s cost and expense, all such liens, encumbrances and charges upon
the Mortgaged Properry 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.U3 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 attomeys' fees, paralegal charges and expenses), arising directly or indirectly, whole or in
o s materials or releases or
part, out of (i) the presenae on or under the Mortgaged Property of any hazard u
discharges of hazardous materials on, under-or from the Mortgaged Property; and (ii) any activity carried
on or undertaken on or off the Mortgaged Property, whethei prior to or during the term of the Mortgage,
and whether by Mortgagor or any predecessor in title or any employees, agents, contractors or
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 Properiy. The foregoing indemnity shall further apply to any residual contamination
on or under the Mortgaged Property or affecring 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 such activities were or will be
undertaken in accordance with applicable laws, regulations, codes and ordinances. The obligation of
Mortgagor to indemnify and hold harmless under this Section 1.11 shall survive any foreclosure of this
' Mortgage or any transfer of t}ie Mortgaged Property by deed in lieu of foreclosure.
, � 1.12 Transfer. of Mort�a�ed Propertv. 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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BOOK 28359 PAGE 1447
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Mortgagee lias relied upon tlie creditworthiness and reliability of Mortgagor. Mortgagor shall not.sell,
corivey, transfer, lease (other than an approved tenant lease) or further encumber 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 (otlier 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 otlier 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 th.is 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 tlie Mortgaged Froperty, pursuant to execution or
enforcement of any lien, security interest or other right whether superior, equal or subordinate to fhis
Mortgage or .the lien hereof, such event shall be deemed to be a transfer by Mortgagor and an .Event of
Default under this Mortgage.
1.13 �Other Mort��Qe Liens. Mortgagor represents and warrants that it will perform and
promptly fulfill all of the covenants contained in any_superior or inferior mortgages on any and all of the
Premises encumbered hereby. In the event Mortgagor shall fail to do so, Mortgagee may, in addition to
, the rights otherwise granted 1Vlortgagee hereunder, at its election, perform or fulfll 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 tHe date of payment� at six percent (6%) from the date
incurred. until paid by Mortgagor, shall be secured hereby. 'I'he failure of Mortgagor to gay any superior
or inferior mortgages wheri due, and in accordance with their terms, or the failure by Mortgagor to abide
me a breach of tfiis .
by the terms and condifions of any superior or inferior mortgages shall be dee , d
I er declare this Mort a e and all
Mort a e arid the Mort a ee at its o tion ma immediatel or thereaft . ,
, gg
gg, gg , P � Y Y .
� indebtedness hereby secured, to be immediately.due and payable. Mor.tgagor shall not appty 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 conswed to waive the prohibition of further
encumbering the Mortgaged Property without Mortgagee's prior consent.
ARTICLE 2
INTENTIONALLY DEI;ETED
ARTICLE 3
INTENTIONALLY DELETED
�
II �
ARTICLE 4
EVENT OF DEFAULT AND REMEDIES UPON DEFAULT
4.01 Event of Default. The term " Event of Default wherever used in the Mortgage, shall mean
any one or more of the following events:
(a) Failure by lviortgagor 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 tlie Note, or any other future
advance secured by this Mortgage, or to pay any other sums to be paid by Mortgagor hereunder.
�� �
Page 6 of I S �
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BOOK 28359 PAGE 1448
7 OF 15
(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 oi 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 �le a
voluntary petiEion in bankiuptcy or be adjudicated a bankrupt or insolvent, or file any petition or answer
seeking any reorganization, arrangement, composition, readjustment; liquidation, assignment for the
I� benefit of creditor's, receivership, wage earner's plan, dissolution or similar relief under any present or
i future Federal BanlQUptcy Code or any other presenf or future applicable. federal, state or other statute or -
law; or shall seek or consent to or.acquiesce in the appointment of any tivstee, 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 thirty (30) days after commencement of any proceeding against Moitgagor :or any guarantor or
endorser of the Note, seeking any reorganization, arrangement, composition, readjustment, liguidation,
dissolution, debtor relief or similar relief under any present or future Federal Bankruptcy Code, or of any
' other present or future federal; state or other statute or law, such proceeding shall not haye been
�' dismissed, or stayed on appeal or otherwise; or if, within the thirty (30) days after the appointment,
i 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 porfion of
ttie Mortgaged Property, such appointment shall not have been vacated or stayed on appeal or othervvise;
or if within ten (10) days after the expiiarion of any such stay, such appoinfinent 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.
.
I � � (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.
. -
I ' (fl Any breach of any warranty or material untruth or any material representation of Mortgagor
� contained.in the Note, this Mort a e or any other instrument securing or evidencing the Note, or in any
gg
other instrument given with respect to the sums secured hereby.
If the Im rovements on said Premises are not maintained in reasonabl ood re air.
�g) P Y g P
(li) The 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. I�4ortgagor
aclrnowledges that all subsequent purchasers of the Mortgaged Property or the interest in Mortgagor must
be approved by Mortgagee, and Mortgagee's consent may be conditioned upon a change in interest rate
and/or loan term, as well as payment of an assumption fee. Mortgagee, however, shall be under no
obligation to appmve any transfer.
(i) The further encumbering of the Mortgaged Property without prior written consent of
Mortgagee.
Page 7 of 1 S
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BOOK 28359 PAGE 1449
8 OF 15
•
(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 Unon Default, Remedv. In the event one or more "Events of Default" as
above provided shall occur, Mortgagee shall have the following remedy:
(a) Mortgagee shall give notice to Mortgagor prior to accelerarion 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 fo cure the default on or before the date specifed in the notice, may result in the
acceleration of the sums secured by this Martgage,. foreclosure by judicial proceeding and sale of the
Property. The �notice shall further inform Mortgagor of tlie 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 accelerarion ancl� foreclosure: If the default is not 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 judicial proceeding. In the event
of a sale by foreciosure, Mortgagee shall not claim any proceeds from the foreclosiire sale that ezceed the
amount then past due (including principle and any accrued interest) and st�ch proceeds shal] be paid to
Mortgagor: Mortgagee shall be entitled to collect reasonable expenses. inourred in pursuing the remedies
provided in this paragraph.
(b) The obtaining of a judgment or decree ori tlie Note, wfiether 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 heieby to the same extent as said Note is
now secured.
4.03 Revayment of Advances. In the event of any expenditures of funds by Mortgagee to
preserve the security of the lien referenced in tliis Mortgage, such as provisions for payment of taxes or
insurance premiums or as otherwise provided for herein, Mortgagor sh.all 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 Moctgagee shall be the sole.judge of the legality,.validity and priority of any Imposition,
obligarion 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 Exuenses. In the event of a Default by Mortgagor, Mottgagee 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 whether or nbt there be
notice; demand, attempt to collect or suit pe,nding, together.with interest thereon at an interest rate of not
greater than six percent (6%) from the date incurred until paid by Mortgagor. The amounts so paid or
incurred by Mortgagee shall be secured by the lien of this Mortgage.
4.05 Cooneration of the Parties. Notwithstanding anything to the contrary provided in this
Mortgage or in the Note, ivIortgagee and Mortgagor agree that upon a defauit by Mortgagee that conNnues
beyond the Maturity Date (as such term is defined in the Note) and prior to the permitted sale of the
Morfgaged Property by foreclosure or otherwise as provided in this Mortgage, Mortgagee will cooperate
with Mortgagor in Mortgagor's efforts to sell the property within three 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 Properry.
��
Page 8 of 15
n �
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BOOK 28359 PAGE 1450
9 OF 15
ARTICLE 5
MISCELLANEOUS PROVISIONS
5.01. INTENTIONALLY DELETED
5.02 INTENTIONALLY DELETED
5.03 Ownershin bv a Limited Partnership. So long_as the Mo'rtgaged Property s6a11 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 Florida and shall maintain in the State of
Florida a duly au4horized registered agent for service of process. Failure.to comply with such obligations .
shall be a default under this M.ortgage.
5:04. Statements bv MortQagor. 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 amount 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 exisf, full info�inallon with respect to such alleged offsets :and/or
defenses.
5.05 Survival of Wanaanties. All representations, warranries 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 warranries and representallons of
Mortgagor during any time when any portion of the obligations secured by .this Mortgage remain
outstanding.
� 5.0.6 Successors and Assigns. The provisions hereof shall be 6inding upon .and shall inure to the
� benefit of IVlortgagor, 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. ,e►11 notices, demands and requests given by either party hereto to the other party
shall be in writing. All notices, demands and requests by one party to the other shall be deemed to have
been properly given as heiein required if sent by (i) United States registered or certified mail, postage
prepaid, or (ii) delivered in person, or (iii) sent by ovemight courier to the address indicated on page 1
hereof or at such other address as a party may from time to time designate by written nodce 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 Writin�. This Mortgage may not be changed, terminated or modified
orally or in any other manner than by an instrument in writing signed by the party against whom
enforcement is sought.
5.09 Caprions. 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 a��eee. The abstract or abstracts of title covering the Mortgaged
Property, if any, shall at all 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 Froperty in
`.r�
Page 9 of 15
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BOOK 28359 PAGE 1451
10 OF 15
extinguishment of the indebtedness secured hereby, all right,. title and interest of Mortgagor in and to any
such 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�aliowed by law and in the-event such charges
cause the interest to exoeed said maximum allowed by law, such interesC shall be recalculated, and such
excess shall be 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 nafure of inferest in excess of the maximum ra'te allowed
by law.
5.12 Further Assurances. Mortgagor will execute and deliver promptly to Mortgagee on
demand at any time or rimes hereafter, any and all further instruments reasonably required by Mortgagee .
to carry-out the provisions of this Mortgage. Moctgagor 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 attomey, assignment of accounts, conveyances,
� mortgages security instruments, documents and financing 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 reasonalily require for the befter assuring, conveying, gledging,
transferring, mortgaging, ,assigning, and confirming unto Mortgagee all and singulaz the hereditaments
and premises; estates and property fiereby, or by subsequent or collateral instruments, conveyed, pledged,
transferred or assigneii, or intended to be, and for perfecting the security interest of Morfgagee 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
without limitation, any recording and filing fees and premiums for any required mortgagee title insurance
� policy and the cost of any required survey.. Mortgagee shall also pay for the documentary stamp tax,
intangible taz, as welt as the attorney's fees for Mortgagee's counsel in connection with the preparation
� and recording of this Mortgage.
(b) INTENfIONALLY-DELETED,
(c) In the event of a Default by Mortgagor, Mortgagee shall pay all reasonable costs incurred
by Mortgagee because of the failure of Mortgagoc to promptly and fully perforcin aind comply witti the
conditions and covenants of this Mortgage and the Note secured thereby.
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 inqalid,
illegal, or unenforceable in any respect; the 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 coyenants,
agreements, terms and provisions of this Mortgage or the Note are agreed to be severable. If the scope or
enforceability of any covenant, agreement, term or provision of this Mortgage 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.
� �3 .
Page 10 of IS
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- , BOOI< 28359 PAGE 1452
11 OF 15
5.16 Governin� Law and Construction of Clauses. This Mortgage shall be goveFned and
construed by the laws of tl�e State of Florida without regard to the conflict of laws provisions thereof.
5.17 Handicanued Access.
(a) Mortgagor agrees that the Premises shall at all times strictly comply to the extent
applicable with the requirements of the American with Disabilities Act of 1990,
the Fair Housing Amendments Act of 1988 (if applicable), all state and local
laws and ordinances related to handicapped access and all rules, regulations, and
orders issued pursuant thereto including, witliout limitation, the American with �
Disabilities Act Accessibility Guidelines for Buildings and Facilities (collectively
"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 any 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 o� a certifcate of Access Law
compliance from an �architect, engineer or other person acceptable to Mortgagee.
(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 compliance
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
extension 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 by this Mortgage and the note secured hereby is only for business or commercial 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.
5.20 Waiver. No waiver of any covenant herein or in the obligation secured hereby shall at any
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 the same covenant.
5.21 Gender, Etc. The use of any gender shall include all other genders. The singular shall
include the plural.
5.22 1Vlortga�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 thovgh it were a part of the original Mortgage.
5.23 Waiver of Jurv Trial. MORTGAGEE AND MORTGAGOR HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WANE THE �tIGHT EITHER MAY HAVE TO A TRIAL
Page 11 of 15 ��
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BOOK 28359 PAGE 1453
12 OF 15
BY JURY IN RESPECT TO ANY LITIGATION BASED HEREON, OR ARISING OVT OF, UNDER
OR IN CONNECTION WITH THIS MORTGAGE AND ANY AGREEMENT CONTEMPLATED TO
BE EXECUTED IN.GONJUNCTION� HEREWI'TH, OR ANY COURSE OF CONDUCT, COURSE OF
DEALING, STATEMENTS (WHETHER yERBAL _OR WRITTEN) OR ACTION OF EITHER .
PARTY. THIS PROVISION IS A MATERIAL INDUGEMENT FOR THE MORTGAGEE MAKING
� THE LOAN TO 1VIORTGAGOR: . �
[ADDITIONAL TEXT AND SIGNATURES APPEAR ON THE FOLLOWING PAGE]
.
.� �
,
�
�3 .
Page 12 of 15 -
1
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BOOK 28359 PAGE 1454
13 OF 15.
IN WITNESS 11ilHEREOF, Mortgagor has hereunto set its hanii and seal ali done as of the day and
year first hereinbefore written:
Signed, sealed:and delivered in the. . MORTGAGOR:�
presence of:.
KEY ESTATES TEQUESTA SE1vIOR HOUSING,
� LP, a Florida limited partnership
. By: KEY ESTATES US� LLC, a Florida limited
� liability company, its genera( partner
Pri t Name: ���' �,�jlrA� �
o ,
By: ,
rint N e: �.0 ai f
STATE OF FLQRIDA } . .
. } ss: .
COUNTY OF MIAMI-DADE } �
The,.foregoing instrument was acknowledged before me this .��day of.�, 2016, by THOMAS
FAURE as Manager of KEY ESTATES US LLC, a Florida limited liability company, tlie general pactner of
KEY ESTATES TEQUESTA SENIOR HOUSING, LP, a Florida limited partnership, on behalf of the
partnership. is personally known to me or has produced ..:� �� - as identification.
.. . .
. ,,,���,,, �uci�oRwNOS,
�• N Y UBLIC
��' �nrcoMn�issioN � � 1onss .
���° EXPIRES: March 27, 2018
�AP �d`` Bonded Thro Nu.tary. Pu61k Undenr+ders �!/C �
Print Name: .
_ My Commission Expires: 3
Page 13 of 15
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BOOK 28359 PAGE 1456
15 OF 15
Exhibit A -
Lesal Description
Parcel 1(4534 Countv Line Road, Tequesta, Florida):
The East 280.00 feet.of Government 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 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
Parcel2 (4546 Countv Line Road, 'I'equesta, 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 I Folio #60-42-40-25-00-001-0030
Parcel2 Folio #60-42-40-25-00-000-1
J�
Page 15 of 15
i
, �
f Attachment F
{00011878.DOCX.1 }
i
THIS,CONVERTIBLE PROMISSORY NOTE AND T,HE SECUWTlES�ISSUABLE UPON -CONVERSYON OF� I
� - �
THIS �ONVERTiBLE PROMISSORY NOTE HAUE NOT :BEEN� 'REGISTERED UNDER; THE� SECURITIES �
ACT ;OF .1933, AS: AME,NDED {THE� "ACT'7 OR UNDER THE: �SECURITIES LAWS . OF :APPLICABLE
STATES. 7HESE SECURITiES ARE SUBJECT TO RESTRICTIONS, ON TRANSFERABILITY AND RESALE
AND NOT B�,TRAN$FERRED OR:RESOLD EXCEPT AS� PERMITTED UNDER THE AGT'ANII THE:
APPlICABLE .�S7ATE - SECURITIES . LAWS - PURSUANT TO REGISTRi4TION. - OR. 'DCEMPTION �
THERFFROM,� IN EACH �CASE :iN ,ACCORDANCE WITH ALL APPLIGABLE Si'ATE. SEGURITIES. `LAWS�
AND� T.HE� SECURITIES LAWS �OF OTHER' JURISDICTIONS, AND IN:.TH� CASE�.QF A� TRANSACTION"
EXEMPT FROM 'REGISTRATION; UNLESS THE PARTN HAS :RECEIVED AN OPINIO.N� �O-.F
COUNSEL REASONABLY .SATISFACTORY TO IT T,,HAT SUCH TRANSACRON ;DOES:-NOT REQUIRE�
REGISTRATION :IJNDER THE SECURITlES ACT AND' SU.CH OTHER.APPLICABLE LAWS.
COIV1%ERTIBLE PRONfISS�RY NOTE
� OF
�EY ESTATES TEQUESTA SENIOR HOUS-ING`LP'
- - :Made .as.�of Septemtier��22, 2015:
fo� . value received;: KEY ;ESTATES' TEQUESTA SENIOR HOUSING LF, �:a .Florida li'mifed
partnership; (colleefively; the � with prineipal`�offices at 120U Br'ickell Avenue, .18th �Floor
Miami, FL 33131 hereby promises to, pay to ,
(tfie uHoldei!');,'
(the "Principa/ Amcuii!`), � or such
lesseramount�as:shall�then equal the outstand'tng Principal amount�hereunde�;togetherwith�interest .
on the unpaid ;p�ineipal at a�simpl:e rate equal `to pe�� annum, computed on the<basis
of �tfie aetual. -number of , days elapsed and, a. y.ear of 365 days (the "Rat�') from the date of this
Cnnvertible, P�orxaissqry Note' (tfie "IVot�`; all :Convertibl�e PromiSsory' Notes issued,under the.Purcha5e
Agreement (as, .defined below), colleetively, :tfie. "Note�') until� the until the �Note Cancellation Date.
All �accrued infe.rest her.eunder. shall be payable in cash by the .Partnership. �to the Holder upon
repayrrient' qf :the. Notes: provided that if the Principal Amount of tliis No.te is tonyerted into
,
Conversion� Units;, the a:ccruecl but unpaid interestwill pe converted intd Conv.ecsion�Units:
,
ANI 51444012.7 ��
. d%�-� ,
The .entire unpaid Frincipal Amount,, together with all accrued interest thereon, shal) become. k
. . . ,
due and payabl.e upon the ea�lier to :occur�of the� Maturity Date ,(as:defined below) or �the �oaurrence
. .
of :an .Event�o;f Default.
Subjeet fo �,the Rartnersfaip's �right to°deliver ,Conversion, Uni�s in� fieu of triaking:•cash�p�yments;
•any unpaid interest �as of tfie� Conversion D'ate �shall become immediately d.ue and payabl`e. Any
arriounts .owed hereundee�, �shall be �.sent by wir.e t�ansfer in :accor.dance: witli� instructions included. in
sucli nofice or by �check sent by. rna'il� .to 'the; adcJress of fkie. registe.red liolder of` this Note' in 'lawful
money of the°.Uriited States._
This�-Note. is one� of_a series..of Convertitile Promisso.ry. Notes.issued� pucsuant to that cer:tain
Note Pnrchase: Agreement� :{flie� "P.urchase Ag"reeme'nf') .dated as of 2015 by ;a:nd
�arnqng. tFie Partneishi'p and the �;Purchaser_s ,(a"s defined therein); as the sarne. �may k5e �amended from
time ta-time:
1'he� follow�ng is a statemenf of�.the. riglits af�.Wolder and' tlie to which tfiis: Note is:
subjecG,�and to wh'teli Holder he�eof, by the acceptance: of ttiis Note,'ag�ees;.
�1. Definitions. _Unless.�othenivise de�ned' he�ein, the fiollowing clefinitions shall
apply for all pur.:pos.es of�,this: Note:
.1:.1 An ",4�/iafe'' ,of any Persan �rneans ,a Rerson that, �directly or �indirectly,
through.-one• or'mo:r.e .intermediaries, coritrols, is controlled by or is undercommon control witli the
frst mentioned Person: A.Ferson shail �be deemed� to ;control' ariother Pe,rson� -'if .such f.irst Person
.possesses, dir.ectly or. indire.ctly,. the. Power to. direct, or cause the dicection of the management: and
policies of .the . second �Person, wtiether .through the owne'rstiip of �voting securities, 6y contract� or
otherwise: �
1:2 "Ba/ancc�' �means all unpaid ptinciPal and� ,accrued but �unpaid: interest on the
Notes: �
� �
1::3 "Con.version �Datc�' means tlie elosing date�of the Next,Financin,g,
1:..4 ".Conversion Unit�' means Unifs representing the Fartnership's Class C
� ,
Inferests.
f
An�i $raaaoti.�
; °r� . :
i
�
1.5. "Majority Interesf' rneans. the holders of a� rr�ajority-in-interest� of the _Nqtes
determined on the basis of'�the princi,pal. amount of_ their then outstanding Notes.
1.6 "Mafurity.Date" means the earlier of or the. closing date
of the Next Fi�ancing,
1.7 °Nexf Financin�' riiean"s the Rartner"ship's, nexf equity financing i� which it �
issues Next�. 'Financing �Units and ce�ei.ves g.r.oss :proceeds sufficient to finance the ,full :equity
.
component, expected to; be approximately j;
not including conver"sion .of the Balance,: required by the Rartner.ship's.real estate (ender to. pe�rmit the
drawdown of fhe� ProjecC's "construction mini-perm'' :financing.
1.8 "Ne�rt .Financing �Units" ;means the Units of .Class �C Interesfs: of the
-. . . �
Partne,rship issued at�the�Next Financing, r
Y
1.9` ''Nnte' :means'tfiis. Convertible.: Promissory' IUote; �
1.10 "NotP Cance//ation Date'' shall mean the .clate on which ttiis Note is .eitFier
r.epaid or converted in accordance with°the terms hereunder:
1.11 "Note�" means, collectively, ttie �convertible� promisso�ry . notes �of. the
Partnership issued .Pursuant to the Purcfiase 'Agreement.
1.:12 °Person" means an individual, a corporation, ��n �association, a, joint ventur:e, a
partnership, a li'mited liabiliry company, �an estate, a trust, an unincqrporated organization and any
other entity. or�organization, ,governmental� or otherwise..
1�.13 "Pr.oject' means _the development of an approximately 96 unit :assisted living f.
_ . �
and memory car.e facility .in Tequesta, Flo'rida.
Z. Conversion. Nlandatory. Iri :the event that the :IVext Financing is.
consummated ,prior to �,. ths outstanding Prihcipal Amount and interest �aacrued>on
t}iis Note shall automatically convert into Units. of� Class C Interests at a. per share conversion price �
equal to 100%0 of the price per Unit paid by the ofher purchasers in connection with tHe Next �
_ �
Financing�. 'Upon such conversion of this Note,. the Holder hereby agrees to execute and deliyer to I
the Partnership all applicabl'e transaction documents related to the Next .Financing, including a�
;
ANI 5 t9d4012,7 �
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�I� ��/A ti �.
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purchase agreement and other ancillary agr,eeme�ts having.the same, terms as those agreemenfs
entered ihto by 'the �other: pucchasers of the Next Financing Units, A brief summary=of the te�ms of
the Class C Inte�ests of �the Partnersfaip is -set forth on Exhibit A: a�ttacf�ed� hereta; which surimmary is
qualified. i�n all respecfs: with r•eference to �tfie Limited Rartner5hip Agreement of tfie° Partnership.
'3� Co�enants. For as lon- g a5 th[s Note remains outstandirig, the. �Rartnerslii,p
shall .not (in any case� by merger consolidat'ton� :operation of 1aw or otherwise) and shall not permit�
any.Subsidiary to;,without first having provided written�notice of silch�proPpsed-action to-fhe� Holtler-
and. having obtained.fhe�_affirmative vote or written. consent�of a iVlajority Interest:.
(a) authorize or issue, or obligate itself to- issue any'indebtedness for borrowed
money (ather�tfian in connection with.#he Pa�nership's exi5ti�g credit acrangernents with:its banks),
conve'rtible �deb"t or .other debt wifii :any equity �participation, any �securities eon"verti6le� 'into or
exereisa'ble or exchangeable for any ,equity securities, o� a.ny otfier equity security other ;than in,
�
eonnection with �a Next• Finaneing, to any person or� ,entity. other. than the Partnership,;, except 'in
connection w.ith the Purehase Agreement;
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(ti) .amend,.alter or repeal (whetiier by merger,.eonsolidation, .operation of'law, or
, .. .. .
otherwise) any . provision �.of, ,or .add any p�ovision to the Partnership's Certificate of Limited
Partnership or Limited �Parfnersfiip Agreement (rncluciing, without limifation,, inereasing tfie. total. �
number :of units tFiat 'the Parhnership shall have the a�thority_ ta �issue) or the bylaws of the �
Partnership :as in effect ori th�e date hereof; �
(dj, effect the sale, transfer o.�- license of any assets of the' �Partnership ,or any
subsidiary to any person..or entity ofher than� the 'Partnersliip or a wholly owned subsidiary o.f the-
Pertnership, other than� in the ordina .ry course-pf business;
(e) take any other �action not :described' aboye if 'such action could adversely alter.
or change the p�.efecences, �ights, privileges or powers pr.ovided for hereu;nder,"or
(fl enter into -any agreement to: �do any� of the foregoing fhat is not expr.essly
rnade conditional on obtaining tiie affirmative vote�or written consent of the Hold.er,
. � 1
�I. Termination of Rights, All righ#5 i,vith respect to this Note shall� ter.minate �
upon a Note Cancellation Date, whether or not this Note has been surrendered. Notwithstanding the �{
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:foregoing, the �Holder agrees to sucrender this Note to .the Partnership for cancellation as so:on, as is �
possi6le� following, co�ve�sion�of this Note: The Holdershall: not be en:titted� fo. receive •the Conversion !
I.
Units to be issued upon con�er5ion �of th'is Note `until the original of ,this Note (or� an, exeeuted �
affidaqit� of loss, •damage or mutilation: -and agreement to �indemnify, the: Rartnership therefirom; in
for'rn reasonakil�r �equested by the."Partnersiiip),.is surrendered (or: delivered ,in -the case of �suefi
affidavit and` agreement)- to .the 'Par.tnersliip� and ,the:�agreeinents•� refe�enced in this :Section� 4. have .
been execut_ee1 ancl; delivered .to�the~pa�nership,
�.� Defautts and-Remedies
5:1� Events. of _Default: �Upon .w�itten notice .to the�. parthership by a' (ylajo�ity
Interest of .its: desi�e to;..d�em any.of'ttie following� events an. Event of D.efault; the .events
slia(l :be deemed of'�Default" hereunder:
(a) � the Partnership fails to� pay: any .amounts due �under thi's: Note' or any
of tlie. Notes when .due� and payable; :and any such. amounf shalf cemain unpaid:for` a.pe�rod,,of thirty
(3'0)' days atter:fhe.;due date�thereof; or
(b)�. �a default in� the observance. .or .Perfoimarice�. of any covenant; �
qbligatio� or ; agreement :of �.the Partnership .eontained in fhis Note th�at continues. ur�cur.ed more tiian
thirty (30j, days �after the��Par.tne�ship had actuaF kno�niledge of'the: event or�circumstanee� giving �rise,#o
suzh default; or .
, .,.,
(c) tiie Partnership is �or become5 insolvent or'is involved 'in any financial:
-d'iff.iculty as,evidencecJ �by�
. (i) an .assignrnent; compositioti _or`simila� deviee for #Fie. benefit; of
c.r.edito[s,.,or
(ii) general �failure to pay debts wfien due. that resuits in, a �
matecial acti,on against the Partnecship taken ,by a third party other than any Holder �
, �or-
�
(:iil) a� attachment or ;receiversliip of assets not. dissolved; �within
focry-fiice (45) days, or
,
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{iV) the .appointment of a�custodian; trustee . or receiver for :a ,
substantial portion of the Par.tnership's property; and such appointment is not
#erminated ;or dismissed ,within sixty ; (60) days,, or
(v) �the filing ,by :the� ;Partnershi,p: �or �an.y guar.antor of a: peti;tion
under �any _chapter of tf�e. United States. Bankruptcy Gode. or. the institution of any
�other proceeding uncler any law relating to bankruptcy,. bankcuptcy. �reqrganization�,
�nsolvency or relief-.of the Pactnership; or
(Vi)` the• filing ,against the: Parknership� :or any guarantor of an
. involuntary, petifion �.under• any chapte"r of the United .States .gankruptcy Code or the
,'institution pf aoy other pr.oce'eding �und'er �any law'relating to�: 6ankruptcy, :6ankeuptcy'
�reorganization, insolven.cy :or .relief �of �the Rartnership where ;sucF� petifion ot
proceeding is not dismissed within ninety (90) days frorn� the date on :which it is'filed
or instituted; or
(d) the Partnersfiip i"s, dissolved; or
(e) the Fartnership materially- breaches, wiiich breacfi �rema"i'ns uncured for �
at least.forty-.five: (45), days after receipt of �notice frorn .a 'Majority�Inter.est relating any of .the �
provisions o# this IVote. or other Notes.
� 'S:2� Rights and Remedies on.Default; Upon �the occurrenee of an Event of �Default
�a Nlajority may elect the following rights: �
(a) �the hol'ders may, �dec�are the �Notes. to 'be immediately due� and
payable without pcesentment; demand, protest or notice of any kind ,all of whicfi� are h�ereby-
exPressljr� waived; and
(b) the holders_ sha(I have� tFie right to set-off without notice to �the �
Partnecship, any and all deposits or ofher �surns at any time. or times•�credited .or due from the 'Holder �
�
to the Partnerskiip, whether :in a special account or other account or represented by a certifieate of
;
deposit (wheflier or not matured); which deposit and' other suins shalf at all times� constitute �
additional security for the Notes. �
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53; 1Naiver: Na: course of dealing or �delay. in accelerati:ng this. Note or in taking
or failing to. :take any other• action .with respect �.to :any Event of : Default shall' affect the Majority�
Interest's riglit to take such. action :at a later time. No .wai.yer �as, to any one •Eyent of Defauit =sFiall
affect,the: Majority.Interest'a. iigFits upon any other Euent ofi'Default.
�5;4� Rerriedies Cumulative: The Majority Interest :may exercise a.ny or all �of tfieir
riglits :and :remedies upon, an Eyent of Defautt concurrently; with or mdependenfty of ,and -without
reg.ard to .fhe, provisions of:any othe� document which:�secu�es any:obligation� of the Partnership.
$:: .Prepayment: All unpaid principal and unpaid� accrueol `interest• of this. `Note
rriay, 'be prepaid without penalry, �in whole oc� �in Pa.rt,.,Any� prepayment of tHis "Note �will be ctedited
first against accrued interest then prtncipal. Up,on payment i� full of.ttie : amount of all pnhcipal and
interest payable`hereundec, fhis Note shall'be,sUrrendered.to the �Parfnership �for-:cancefl,ation: 4
7: Transfe� �
. �
(a) The .Holder agrees not:to� .make any� disposifion_ of thisa:Note o� any
�, ,
portion :of .the� Conversion Un'its. excepr .
. �
(�� :fa an Affiliate of the. Holder; �
(ii) �,to the Holder's spouse,, •siblings, lineal deseendants� .or
ancesfors by gift, will or�intestate-succession; or ;
(iii) upon the. prior �writCen ; consent�of the Partnership;
rovided, ,howe�er, that; �in :the; case. of (i); (i7 or (iii} :the transferee agrees in writing, to be subject �to
the terms hereof.and_the other agreerrients to. which the original �Holder is a.party to ttie.same extent
as if he or �she ;were an :original Holder hereunder .and thereunder, :and, pcovided. further, that any
t�ansfer pursuant to (iij or (iii) shall be void if the result of such: transfer would be the loss.�o# the
exception fcom the Securities Act fo� the sale.and issuance of the Note. �
Y
(li) Th'e Wolder acknowledges that fie; slie o� 'it is acquiring the: Note .
�solefy for.the undersigned`s o�n►n beneficial �account, for investment purposes, and. not with a view�to,
or for 'resale in connection�with, any.distribution of�the ;fVote. Tlie undersigned understands that the `
� �
Note 'has not tieen registered under the 5ecurities Act of .5933, as amended .(the "Securities Ac#") or �
_ �
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the seeurities; "blue:, sky," or other similar laws of any applicable jurisdiction (colleeCively referred'to as �
� the ''State Secu�ities l:aws") .by reason - of �specific. exemptions under the. pr.flvisions thereof which
depend in �parb upon the investment infent, of. the under.signed and of the otfier representations°
made by tfie urtdetsigned in� this Note, ttie Rurchase �Agreement and. the�Subscription. Agreement.:.The�
und.er�ign'ed und`erstands fiiat the Partnership` 'is �el.ying upor►��the representations �and agreements
contained in �thi's. SubscriPtion� Agreement (and any supplemental information); for the putpose gf
dete_rmining' whether tNis transaction meefs. tfie requicemetits for:such •exemptions.
(c). The undersigned understands. that the �Note is .a "restricted..security"
under�applicable �federaG securities (aws and that the ;Securities Act'and rul.es of the U.S.�Securities �
�and Exciiange Commissiori (the ''Gommissiori") pro�ide in substance thaf the undersigne:d may _
dispose of the Note. only pursuanf fo�an effee_tive regis.tration stetemenf: under the Securiti'es -Acfi�or'
an �exe_mption �therefrorn; and� the undersigned understands that fhe P,artnersfiip �has no obf'rgation or
intention to register any of the Nofes or to :take act'ion so as to `permit. sales pursuant to� the
Securities Aet (including Rule 144 thereumder).: Accordingly, the �undersigned understands that: under
the CommiSSion's ri�les;. the- undersi,gned . may �disp.ose, of the: No,te principally orily in �",private
placeinents" wfiich; �ace .exem�p# f�om registration, "under' the Secu�ities Aet, 'in whiicti event th�e
�transferee� vyill� aequire. "restricted securities" subject' to the same limitations 'as: ;in the: hands, .gf �the �
undersigned. Conseq:uently;: the undersigned undetstands that; �the undersigned must bear the �
economic r'isks of ,the investment in the Note for an :indefinite period of time.: �
(d) The undersigned agrees: (A) that the °unde�signed. will not sell,- assign, �
pledge, giVe,. transfer or otherwise dispose, of fhe Note or any intecest therein; or make any offer or
attempt to� do ;any of the, foregaing; -.exeept pursuant to a registration of tlie Note .under the.
Securities. Act and all applicable State Securities Laws,. :o� in a transaetion wfiich is exempt from' tl�e �
registrafion pr.ov�sions of�the Securities Acf and all applica6le State Securities Laws; (Bj #hat�th�e Note �
will bears a.fegend making reference to the. foregoing .restrictions; and (C) that the Partnership �and its
affiliates 'shall not be required to .give effect to any purported transfer of such Note except upon.
compliance wifh the foregoing restric�ions.
(ej The undersigned acknowledges that neither the Partnership .nor �any �
�
other person �offered to sell� the Note to it by rrieans of any form ofi' general soficitation or acivettising, �
including but not limited to: (A) any aduertiserrtent, ar#icle, notice or other communication published ��
�
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in .any newspaper, magazine :o� similar media or broadcast. over television or radio or�(B) any se�ninar 1
or meeting whose attendees. were invited: by an.y. gener.al solicitation, or.general' 'a,dvertising.
:
(� Notwitfistanding_ 'the foregping, the undersigned .acknowled,ges .arid
�
agrees. tliet no �'pu�ported tra�sfer. : of tNis� Note, shall, �be.. effieefirie w'tfhout the, prior -written, consent of
the�Fartnership,, and shall 6e void. aG initio�witliout sUcli consent: ��
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�, 8. N. . Rig s apil t es as �Un�th�older:_ This: Nofe does� .not by itself � entifle �
the Holder• to any voting ;rights or other rights as a. unithold'er of the :Partnecship:� No provisions .of� . �
.
Cliis Note, and no; enumeration herein=of �the rights�or prtvileges of�the Holde�,.shall.•cause�the� Holcler
,
to� be� a unitiiolder of the Partnersliip �for any purpose:
. _
9.� Ackno,wledgment . re: Comple#ion �of` the. Pr.oject. This. �Noties. o.ff,ering, .is
. --.
.
expected to� result in proceeds to fhe �Partnecship :of, up 'to-
These. - roceeds �will lie usecl to ;� ex� e�ses of t e Pa s' "
p. . pay . _p ,n _ h_., rtner_h�p�and:to �bceak
.
�g�ound �on 'the•. Project: However, complefi�on of .the :Projeat. �will require additional funding uvhich� is.
-
I expected to come from the Next Financing�.in� an�.aggregate. amount of up t�; and bank � �
•
fi�riancing of �approximafelj�..
10. No.Impairment:; ' Th� Partriership •wil! ❑ot, v�tillfully avoid' or seek to. , auoi,d the �
.
obseniance :or perforrrtance of •any of the #er.ms of this Note; but will at aIP tirnes in ,good f.aith: assist
.. . . .
' in .the. carrying out of all -such. terms and. in the taking, ofi alf such action as may be- necessary or
. .
approp�iate in .order to: profect the' r:igfits of the Holder ,und'er .this Note against wrongfi,ul impairmeiit.
11:. 1Naivers. The Pactnecship and all endor.sers of tfiis Note. here6y waive� not(ce,
I
pr-esentment protest, notice .of dishonor and all other .demands `in conneetion �witla� the �delivery',
'rf , - �
acceptance; pe ormance.and_ enforcement of this Nqte.
�. Attorneys' Feess In tfie ,event any party is required to engage fhe services ;of
�
any attorneys 'for the_ purpose: of enforeing this Note, or any proVision thereof tFie p.revailing party �
shall �be entitled to recover ifs reasonable expenses and cos�s�. ;in' enforcing 'this �Nflte, including
r.easonable attort�eys' fees;
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13. Transfer. _Except as otherwise set forth in Section 7 above, this fVote and� any
rights 'hereunde� may� not �be- assigned, conveyed :or fransferr.ed in whole or in �part, by the Holde�, ;
�without the priqr�written consent.of'fhe Partnership
I�I. Pari� Passu. Notes. �Holder acknowledges and agrees that the payment of all
or aijy portiori: of the oi�tstanding Principal, amoUnt o# this Note-and alj interest hereoo sHall. be pari
passu in right of payment and in �all other respects; to the otlier Notes issued parsuant to .the
�Purcfiase Agreement or pursuant to�the terms �of such Notes.
:1�5. USUry., In the .event any interes.t is paid on tfiis- Note; which �is ,deemed; to 'be
in excess of the then legal maxiinum rate, then that portion ,of the� interest payment rep�esenting �an
amount in �excess:� of tFie� then legal. maximum raie shall. be dee,med a payment of principal .and
applied against the principal o#.this Note. With respect.�to tliis Note, the Partnership agrees.to file
any and all required notices: and make any a.nd_ all�-required disclosures as may be required under.the
applicable usury laws .of all : applicable �urisdictions,
16, Governing. Law; Venue. This� Note shall be governed by and construed untler
the laws of� fihe State � of Flo�ida, .made and to be performed �entirely wifhin., the� :State of Florida;
without giving effect to conflicts of laws .prineiples. The. parties agree �that any suit, action or
p�oceeding br"oaght by either party unde�-.or in relation to this,Note,("Proceedings'��shall be�brought �
in, and each party �rrevocably� agrees and :submits to .the. jurisdiction and venue of, a.�y �state• or �
. ° - 1
federal cou�t located in �the city�of Miami; �Flo�ida, which: subroission shall be exclusive unless� none of
�such courts ha5 lawful jurisdiction over sucli Proceedings..
17: Waive� .of Jury Trial. THE PARTIES- IRREVQG46LY WANE ANY AND AkL
RIGHT TO TRIAL BY JURY WITH RESPECT �TO ANY LEGAL. FROCEEDING ARISING OUT O. F THE
TRANSACTIONS' CONTEMPLATED BY THIS NOl'E �
1�. Headin s. The headings� end. captions used in this Note are �used oaly for
convenience an'd are �not to be considered� in� construin;g or interpceting this Note. All references in
this Note �to ,sections and exhibits� shall, unless otherwise� provided, refer to sections. hereof and �
!
exhibits attached hereto, -all.•of wh'ich exhibits ere incorporated herein by this reference. �
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19. Notices. Unless othenrvise provided; ariy no,tiae to be given under the terms �
of this Note shall b defivered in wtiting, either in person with, signed proof of receipt by �
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commeccially recognized ouernight .cowri.er seniic� _with signed proof of reeeipt; o� by United Stafes _
first-class certif'ied .ma.if with return receip� requested�-and ;posta,ge .prepaid, when addressed �to the
party.,to :b=e noti�ed at: the .adtlress indicated fa;r �sucli' party in .the purchase Agreement or, in ;the ease
_ .. .
of the �Partnership, to the address on, the� fi�rst :page of,:this Note, with a.copy to: :Locke L:ord. I:LP :801
� B'riekell A"venue, Suite 915, Miami; ;FL �33131, Aftn, Nlark��S. Scott, P;L, or af"sUeh��otfier address•as� any
party or fhe _Partnership.-rnay designafe� by. giving ten (1U) cJays'� advance-writfen notice.to all. other
_
parties: Nottce shalf.b,e deemed giyen,, delivered.and reeei'ved�on fhe�actual date of personal;delivery
.or .the.date af .delivery establishecl 6y cour.ier service �co,nfirmation or postal service ceturn receipt..
provicled that if :the� dafe, of .that �tlelivery or receipf: as applicab.le: is not a business clay oc such'
comrrmunicatio,n is.clelivered �,or receiired�:after the cfose qf narmal rbu5i:nes's�.hours orn a bu5iness ciay,,
then the eommunicatiorn shall be. deemed to have� been �given �on athe 'fi�st-following day thaf�-is a
business day..
�
ZO.. Arne,ndments and.: Waivers. . Th'is Note rriay be_ arnerided o�ly� viiith� tlie prior
wr,itten �consent of �the 'Partnership: and' :a Majority Iriteres�. i4ny arriendtnent effectuated _pursuant; to-
ttiis�5ection 18�shafl be�binding,:on the Holder�and:all other hold'srs of the Notes:
�t. Severability:, If- one or .mor.e provisions: :of. �this Note are held ;to b�
�unenforceable under ap .licable law, such p�ovision(s) :shiall. be, ,excluded 'from: tiiis Note� :and the �
. p. . _ �
balance of this �Note shall be int�erpretec! as if �suci� proyi"sion,(s) w,ere. so excluded and shall be
� enforceabte: in .accbrdanee-with its, terms.
[Remainder of #fii"s ,page_:intentionally lei#,'blank�
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IN. WITNESS WHEREOF .the Par.tnership fias caused. th'is Note to be executed. in its
name as of the date frst above written.
T.HE PARTNERSHIP:
K�Y ESTATES TEQUESTA HOUSING LR,
By: Key Estates lJ5 LLC,�its GeneraF'Fart�er
�ay,. V ��
� Name: T omas Faure�
Title:'Managing: Direetor
3
�Accepted. as .of'the date firstwritten. above:
:HOL' DER:= �
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ey: _ �
Name: �
Title: Director.
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i411r1514,44012.7 �
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EXHIBIT A,
. ,
SUMMARY OF THE'TERMS .OF THE C1:A55 :C'INTE OF THE PARTNERSHIP
:
'Class C Intetest Parfne�sti_ip interest .ea�ning pro rata� share. of tkie - Rertr;�ersfiip profits,
sub:ordinate in r.ight� to piro�ts and .distributions �to. the. Preferred
Priority. Return and to. the return �of eapital to the Partners; on :a pari
passu basis ;witli ttie Class A Interests ancl Class �B Interests; providetl
'howeve�;�°that the �.Class �C Int'eres'ts. :shall pay :a: "Promote .Fee"' to #he,
. fiold"ers of Class B-Interests� in. an amou_nt; equal �t
� - of amounts� that would �.be otherwise� distributable :td, tfie
fiolders of�Llass C, Piefer�ed: Friority Return -and the
unceturnecJ capitaf �co�t�'ib'ufi.o'ns, #o:all:�classes of.interests_ have been
paid. .Class C Interests will ;be priced 'at 'the: eornpany's valuation
detecinined. at ttie time Nexf Financing
"Preferred'. Priority. Return" means a' pr'iority. retum payakile, 'to tHe
Limited, Pactners �and the Partner from. any�and •aU sourees o.f
,Partner§liip: income, iricluding ,capital gains, equal• to _per,annum
,(non-compoanded) cumulative return �on unreturned capital. The
�referced� P.riori,ty�Retwrn�is not subject to the Promote Fee;.
�
�
AM S T494012.7 G �
�
. �
Attachment G
�
{000��8�8.00�. � } .
� /aRC/aD I S �t.�:� t � �n� a���u� ,�t
��
Ms. Nilsa Zacarias, AICP
,�d�s u.s., i�c.
Community Development Direction 1500GatewayBoulevard
Village of Tequesta s��� zoo
345 Tequesta Drive somt«, see�n
Tequesta, Florida 33469 Florida 33426
Tel 561 697 7000
Fax 561 369 4731
www.arcadis.com
Subjed:
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:
Cor�acl:
Per the August 17, 2016 meet discussions, the August 18, 2016 Confirmatory- William 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 P ���
561-662-8223
results of the confirmatory-cleanup sampling performed on August 24, 2016 at
historic arsenic contaminated soil and shallow groundwater locations on the E�„a,a;
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. °ia�
WF900299.0001
COfdFIRMATORY-CLEANU�' AS�ES�IVI�NT RESULTS FOR
HISTORIC (ROOD LAND�CAPE COMPANY) AR�ENIC
IMPACTS IN SOIL AND SHALLOW GROUND'WATER
Surface Soil Sampie Results
Four confirmatory-cleanup surFace soil samples (CCSS-1 through CCSS-4) were
cotlected irr the former Equipment-Vehicle Maintenance (EVM) area located in
the westem portion of property as shown on enclosed Figure F2, to verify the
adequacy of reported historic soil remedial efforts. Copies of soil boring logs
gene�ated 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: qeanup Soil and Shallow Groimdwater Assesment I�t &31- PHge:
16.dooc
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 kilograrn
(mg/kg); below the Florida soil cleanup target level for residential property use of 2.1 mg/kg.
Shallow Groundwater Sample Results
Shallow (screened between 5-15 feet below grade) wells were installed for collection of groundwater
samples from the forrner Pesticide Storage Locker Area (PSL) area located in the 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 Ftgure F2. Well-construction logs generated by a state-licensed
professional geologist are presented in Appendix A. Per FDEP 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 laboratory for analysis of arsenic by EPA Test
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�leanup 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 the PSL area was reported (total 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.
CONCLUSlOiV
Based on the letter of explanation of historic (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 conGuded:
• 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 PS� 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 former 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 Cxoundweter Assesment Rpt 8�'I- Pege:
16.COrrc
2/3
Nilsa Zacarias
August 31, 2016
Based on the sample results reported herein, Florida deanup target levels for arsenic in sa1 and
groundwater in Chapter 62-77T and rlsk based correc�ive ac�ion cleanup criterfa � Chapter 62-780, FAC,
the following is recommended:
• Proceed with unrestricted use of site solis.
• Periorm supplemental shallow groundwater sampling/anatysis in the area of Well CCEVM-1 to
deterrnfne 4he fuli lateral extent of arsenic above Florida GCTL in shaliow groundwaber.
• Upon completing delineatlon of the full IateraUvertical extent of ar�senic above Fbrida GCTL in
groundwater, consider either 1) filing a re.strk�ive oovenant on the portion of property cwntaining
groundwater tlrat exceeds Florida arsenic GCTL to restric� use �f the shallow groundwater in oniy this
portion and depth an the property or 2} develop a remedial action plan for redudng the arsenic in
groundwater to below the Florida GCTL.
I, Wi�'ram D. Vogelsong, P.G. No. 525, cert�y that i curt�ently hdd an adive �io�se in q�e S�te of Florida and
am competent through education or experienoe �o provide the environmerrtal setvices descxibed in this
Repwt prepared for the subJect property. I further oerlifjr that, in mY Professional judgment, this Report
meets the requirements of Rufe 62-780 FAC and was prepared under my respo�sible char�. Moreover,
I certify that Arcad"�s U.S, Inc., holds an active certificate of authorization No. G8584 to provide this
�.u• . .
- . � y .
.
,.
W71i � Df Vog�s�g, . * _
Prin ��� S
.•
State �� 25
Date: - 8
enao.u�
Table 1
Figure F2 Summar(zing Historic Arsenic In Sor and Shalbw Groundwater qssessmeM Resu�ts and
August 2016 Conf'irmatory�-Ciearwp Arsenic in Soil and SF�IIow /Groundwater Sample Result§
APPendix A- Well Construction Logs, Groundwater Samplin9 Logs� Borfn9 Logs and
Appendix B- Labor�tory Sample Analyticx�l Repats
G���Y � S�dIlMMP900�9.0U011FtmporllCanArtnebeY f�e�P 8a6 and SM Ww Groiawlwnlx Asaeanwrt q �
F�l 8-91-16.Uooc �
Table 1. Summary of Historical Soil and Shallow Groundwater Sample Results and August 2016 Confirmatory-Cleanup Soil and Shallow
Groundwater Sample Results (former RLC PSL and EVM Areas) Key Estates Senior Living, Tequesta FL
BORNG BORNG BORNG BORNG WELL WELL WELL WELL
Soil Boring/Well Soii 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 8/24/16 8l24/16 8/24/16 8/24/16 1998 8/24/16 1998 8/24/16
ArsBnic 2.1 mg/kg 1.2 1.2 1.3 0.50i
Total Arsenic 10 ug/L 80 35 47 0.66i
Foofiotes:
CTLa from Chapter 82-777 FAC
Groundwater sample concentratlons aro reported In m�rograms per liter (ug/L)
Soil sample resuks are reportad In mBlogrems per kflogrem (mglKg)
Wells CCEVM-1 � CCPSL-1 are repoRed in ug/L
Bdded Concentration exceeds Fbrida Groundwater CTL
Borings CCSS-1 through CCSS-4 were cdlected in EVM aree
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August 29, 2016
William Vogeis�ng
a�a�
�soo ca�way en�. swoe zoo
Boymton Bead�. FL 3342B ,
RE: LQC� 1647888
Profect ID: ICeY EsBates VYF904289.00bf
� 1647888
Dear WiAlam Vbgelsong:
End�sed are 9�e �a{y�Cal n� for aampt�s) teoefved by the IaboeaGory on WednesdaY� �9ust 24. 2018. .ResuNs reported
heretn oonform m tlie most artrent NB.AC shanderc�, where �pitcabie. urd�as tndk�Ged by • h� the body of it�a reAoR The
e� Chatn of Cusfody Is e canponent of fhis padcege and �ould be retair�d with tl�e P�ge and li�otpaated Uieietn.
R�ulb T� all soUd matrioes are reported in d ht unlesa otheravise
r�eived �. M+��e r�t�. Results �r a� �quu� m�io� are �eporEsd as .
rt
the �ore�ry 1r�s o�x� r�ted. Re� r�e aYy m the semplas �ehr�. S�d �t
ptovlded to �the laborabry b rt�eet the eiethad end NECAC N�trbt DupGpte artd Mab'6c Splke requt�ien�nb. ffien �.wID be .
ar�l�d, av�retsd artd ��g a8.a� avai�,qu�r o�tro1 measuries,
Sem�es e�e dtsp�ed of af6er 3D days of the� �oe�t by the lebo�ahuy �mless e�etf�d sEorape is requesDed in wrNing. The
�bonatoN meFri�lns �e iight fio �e sb�a� teas for erohived s�mmples. Th1s report wf1 be en�ived tor 5 y�s afEer whlch time it
witl be �oYed � fiutl�r nofloe, unle� P� ��9��s have beeii made.
Ceriafn onatyses are auboortlract� to arlslde NEIAC oatlfled laholatiori�, Pkase sea fhe � 5ummery se�ffon of th� re�ort
for NELAC aer�iB�ou� numbers of labo�atatte.g used. A Stetem�t of Q�mlifters.ls avatlabf� tq�o�i �ecryest.
If Yau I�ve enY 4�0� aoncemLng thts neport, p1e�e fee! fiee to car�ct me.
�noeti9ly,
_ 1 �. , �.
Metfa� �1Is for
1�at�a Bekf�tfn
V.P. af Opeiatlona
Iteport ID:1847868 P�qe 1 of 14
FcoH� Ees�
CERTIFICATE OF ANALYSIS
'rtrs �eaat ehe� rms ee reproauced.�o�pt rn ruU.
w►anucn�e wrF�n m�eM a,wpRer F��vl,o,u„a�f i.�a6a�s�,tes, �nG.
��
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������ C duptrer emnronmer�t tal�oratortea, inc.
15p S. O1d Dlzte H�Mkay
Eri,nr['�ri�,. .: L•��1��•� , i; Jupl6a� FL99468
��.... Phone: (b81)676�680
F�c (881,�rilCr4i18
sut��na�r oF Hrrs
Workorder,1647868
ProJect ID: Key Ey�s IAIF800Q�.ODOT
Lab Sample ID CClient Semple ID 02e�4/
Mslyte Quel Pt�L 14mL Unfis MeUiod _
16t7868001 �-�
Perc�t Sotids (�rywel9Mf 84.T 0;1 9b SM 2540G
Arsenic 1.2 o.b3 a087 mpfFCy EPA6020
16478H8002 CCS3,2
Peroent SoQds {Drywe(gM) 94:7 0.1 % SM 2b400
ArseNc 1.2 0.53 0.087 mplKg EPA8020
t8478B8003 CCSS�3
Percent So6da (Dryweight) Si.1 0.1 % SM 2640G
��c 7� 0.52 0.�4 mQ/ICg EPA80�20
1647868004 CCSS�
Perce�t Sot�s (��y�eiqhtl 96.8 0.1 96 . SM 2540G
ABeNc O.bO! 0.52 0.085 my1Kg EPA6020
7847868005 CCEYM-1
A�seMc 35 2� 0.65 uglL EPJ1200.8 (Totel�
1647888006 CCP341
ArseNc Q.661 20 Q@5 ugll. EPA200:8 (Potel}
Report !D: 9647866 Pape 2 of 14
1608291131
FGOH# E86546
CERTIFICATE QF ANALYSIS
ms repwt stwl not ee �ep�oduoea. m�pt 1n fi�.
�vithoutlhewrFUen ��Jupi�rEnvtame��fel Lebor�ies. Inc.
: [iP _. � z �
_.���
� � �' � � r JuPiter Envlronmemal�Laboratoties. uic.
( 16D S. Cld Dbtl9 Hlghwey
� ' �':I:i771}�f � =. ..... . '�tY` ��,� vW^�aiFl.��
i�, Phona (581�76�D30
• F�t: (681j57S4118
SA�PLE /ANALYPE COURl7'
WorkoMer.1647888
'I ProJect ID: OCey Fslates WF900288.OQ01
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Analyrbes
Lab 10 SamplelD ��d �.
9847866Q0'I CCSS1 EPA6020 �
SM?SADG - �
96478880Q2 CCSS-2 EPA8020 . �
SM 2540G 1
1647888Q09 CCSS-3 EPAB020. ;�,
SM 2544Ci �
1847888004 CCSS-4 EPA6Q20 1
SM ?.5AOC3 �
18478B80D5 CCEVM-1 . EPA200.8 (Tolel) • �
1847868006 CCPSL-1 EPAZ00.8 (Totai) 1
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Report ID:1647888 P�qqe 3 of 14
18Q8291131
FDOK� E^86546
CERYIFiCATE OF ANALYSIS
wftho� �� �e���tsDomta�tes,�n�.
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f .,� T � s..;°�`�..o
i � g JaPiter Ernbonmernal La6ora�ies, Inc.
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Plwt�e: (681�,75-Qfl30
Fex:(661�75-4116
S/iMPLE SUIIAMJe4RY
workorder:lf>47868
Prvjet� ID: Key Estates WF9002�.0001
l.eb tD Sample ID Matrioc Date Collec�ed Date td�c�ived
1847888001 CCSS-9 SoillSoGd 8/2M201810:30 8/241201813:45
���� ��g? SotUSo�d 8124/201610:40 8124/201813:45
1�78680Q9 CCSS=3 SoiUS�ld 8f�4/20981D:50 8/24PLb1813:95
�� �' SoiU$olid 8124/2 01 8 11:00 81?AJ201813:45
18478SSOD5 CCEVM-1 Aqueous Liq�id 8124120181225 8124PZ01618:45
' 1847868006 CCPSL-1 Aqueou9 Lfquid 8f241201619:35 8124/201613A5
R�poR ID:1647888
160�d91131 Page 4 of 14
FDOFI� �8654B
CERTIFICATE OF ANALYSIS
Tfde ieport eheli fsOt be 1Bprodu09d. exoe tn full,
wtlleoutthewrd�nconse�lofJuplt�EnuLon�Laboretorfes, inc..
� E�� .;�i ..
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1 W S. Otd D6de lilghway
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�, Photse: (661�75-0Q90
Fmc: (581�r76�4118
ANALYTICAL RESULTS
Workoider: 7647888
Project ID: Key Estates 1M1IF800299.0001
L.eb ID: 1847868001 - Date R�oelved: 81242Oi813:45 Matruc: SDi1lSofld '
Sample !D: CCSS-7 Dabe Coqecbed: g12qJ201610:30
Pa,ameters Resulta UNts - PQL MDL ' DF PrePari�i � By Anayrrsd� . �Y Qual
Wet Chemistry -
�6fe pesc� 2540G PerceM So6ds (ayuvetght). AnBlytical Met�od: SM 2540G
Peroenf Sollds (Drywefgh� g4.7. 96 0.1 1. 8/25/2018 77:19 BFM
Analysls Desc: EPA6020 AAetats SCAN by tCP/M5 (S) Pre�ration Method: EPA2060B
��Y�� Me�od;. EPA 6020
Arsenlc 1.2 mgACg 0.53 �.087 2 8/25l201610:49 Z5 _ 8l"15/20.1815:22 ZS
.
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RepoR ID:1647868 Pa�e 5 ot 14
1608291151
FDOH# E86546
CERTIFICAYE dF ANALYSIS � �
Thia mcotc efieu noc ce reproaucer, pt In ruu,
wl�out the wrBEen aonsentofJap�EnvinoM�f Lebotel0rtes,lna.
n �, ULJ•F,
-.,
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n _ ' Ptwne: (681)b7SOD30
Fex:(551}b75-4118
AN�lLYT1CAL RESULT.^s
WorkoNer:1647868
ProJect ID: iC�y Estates WF900299.0001
Lab iD: 7647868002 Date Reooiv�d: 8241201613:45 Nlatroc Sa1lfSofid
Sample ID: CCSS-2 DaEe Coll�cbed; 8134/201610:40
Parameters . Resulb UnRs PQL MDL DF PreparerJ BS/ Amatyzed �Y Quai
Wet Chemistry
Anai�s Desc: 2540C Pemer� So{'ids (Drywel9ht) Maty�r�i Meihod: SM 2540Q
Percent Solids (Drywelght) 94.Y % 0.1 1 SP1b1201617:19 BFM
A+�alys� D�sc: �PA 8020 Metals SCAN 6y fCP1MS (S7 pt�eparatbn Method: EPA 3D50B
Analy�cal M�thod: EPA 6020
' Arsenic 1.2 mglf�g 0.53 0.087 2 8125�201�,10:49 ZS 8/25120l61b:27 ZS
Repori1D:1847858
1608291131 Page B of 14
FDO1� E86546
. CER9'I�ICA'fE OF ANALYSIS
Thia �eport anae not he reproduoea��t m tug.
wiUw�rtfhe wrdlen co�entofJupiter ErnGonmerttefl:pborstcries, lno..
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Jupiier, R3S468
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Fes.(56lj57S4198
�►�1�'+LY7ICAL RESULTS
Workord� 184i'868
Profect ID: Key Eslates WF900299.0001
Lab ID: 164786�03 Da� Received: 8/24/201613:45 Iblabix: SdUSoi�
Sample ID; CCSS.'9 . Daie Coliec�ed: 824�Z016 10:60
Pareme�ers Reaults Unfts P�I. - MDL ' DF Prepared By . �ed By Qual
Wit Cl�mtstry
AnalysGg Desc::7.540G Pe�+o9ilt Shcds (Dryw�ght) Maly�at MeUtod: SiN 2540t3
Peroent3oi(ds(Drywelght) 9T.1 S5 p,1 1 �p1817.�g gFp�
� Desc: EPA B020 � SCAN by 1C WMS (S) Prepa►aBon �Ilie�od: EPA 3050B
An8ty8cal AA�hod: EPA�20
�n� 1.3 rrmglKg 0.52_ 0.084 2 B1261209610:49 ZS SP15/2016 95:51 ZS
;'
RepoRID:1847888
1608281181 Pege T of 14
FDOH� E86546
CERTIFICATE OP ANALYSIS
wtniouc uie �n�oor� o�t aup ��n�l� �1�, u�..
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ArrAi.rnca� �su�Ts
wo�orae�: ,ea�ssa . .
P�Jeet ID: Key Esf�tes yllFgpp288.0001
Leb !D: 1 W78BB004 Date Reoelved: 8/24/201613:45 IWatrLc SolUSolid
Sampfe !D: CCSS-4 Date CoDeCGed: 8124/20T8 71:00
ParameterB Rs8ulls Units PQL NIDL DF Prepared , BY Anal�ed �y Qu� .
Wet Chem[stry
MatYsts Desc: 254CC9 Peroent Sofids {DrY+welght� �v�ayi�ral Me�od: SM 25400
P�oent Solids (Drywelght) � 96.8 •% 0.1 1 8125�01617:19 BFM
Me�rels Desc: FPA 602t1 Metsls SCAN bq ICPlMS (S) � F'r8parstion Nl�hod: EPA 30�OB �
Ar�ty9callu(ethod.: EPABD20
�� 0.50I Qng/Kg 0.52 0.085 � 2 8/25/2,01610A9 . ZS 8f251201815:35 ZS
Report ID:1847868 Page 8 of 14
160829 1131
FDOH# E86546
CER'PIFICATE OF ARlALYSIS
Thte �pori sAall rot De reproducetJ, exoept Y� ifW,
wttltout the xrtiltan �rd of Jupiter Emrlmnmentel LaUastories. tric.
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i.._ . Phorl� (b81)b7b�0000
FmC (681�.57W11B
At�I.VTiCAL RESULTS
Workorder: iB47866
ProJect ID: Key Estetas WF800288.0001
Lsb ID: 1647888005 �f.e.F2eceived: 824201813:45 Matrix: Aqu�ous tiqutd
Semple ID: CCEVM-1 Dabe Co�c�ted: 8/241201612:25
Perameters . Reaulta lMits " PAL dNDL DF Piepared 6Y AneM�ea1 By Quel
Mahrsis Desc, EPA200.8 MeYab (V11) Prepatatlon AAetAod: �A2002 mod.
�l Mothod: EPA20b.8 (Tb�1)
�� �`'' u9�- 2.Q 0.65 4 8124R01818A7 ZS 8125/201612:54 ZS
Re�tt ID:164�868
1808291131 P�e 8 of 14
FDOFI# E86�46
CER'P1FICATE OF ANALYSlS
.vlewutaie � mr�a,�'�i0a"ced��e�pch��s. lnc..
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ANI�►LYTICAL R��UL7'S
Workarder:1647868
Project ID: Key Estates WF90D299.0001
Lab ID: i64786�0� Date Reoetved: 824P2018 f3:45 Matrix: AQUeous L19uld
Sample !D: CCPSL•1 Date Co1lecEed: 8/24/2018 93:35
��e�� Resuks Unifs PQL MDL DF Pr�epared By q�� g Q
Maly6(s i?esc: EPAZ00.8 Metels (Vlry PreA8r88on Method: EPAZdO,� mod:
Aealytica! Method: EPA�0.8 (Tof�l?
ArseNc 0.661 uglL 2.0 � 0.65' 4 8124R01816:47 ZS 8R5/201612:58 2S
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Fteport ID:1647�8
1808291131 P�g810 of 14
�oH� esssas
CEitTiFiCATE OF ANAL1fSIS
wRho� w�rftlen��t �, �pRar� � � ��. l�..
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ANALY7IC�L RESIlLYS QUALIFIERS
JupFEsr Emtronmeremi lebotatnries. hec,
150 S. O!d DDtle H�hxrAy
Ju�Ear, FL33�S8
Phpne;(681)5T5-Oa;O
Fe�c (�9�76-41'IB
worloorder. t647888
ProJect ID: Key Esmtes WP800298.0001 .
��� au��s
PROJECT COMMENTS
1647888
�P� ID: '16478�
16�291131
FDOH� E665�16
GERTIFICATE OF ANALYSIS
Tlus report sl�11 not ue �eprott+x�ed. mcceocln tul,
wlCautthe wrr�n oo�ntof.tupperEn� 1,ebo�artartes, I�c..
..
:�[ � � .. �':
A►ePorl� vah�e of U Irtdicates fhat the compowd was analyzed for tiut not de�d ahove fhe MDL. A vafiie
�499ed with an.9"�ag I�ditxtes tliat �e reporf�d value � between tlre fatioratory metl�od deEec�on Omit and the
P�19ueMitaUon lhniL
Page 11 of 14 .
a�
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160 S. Oid Dhc{� H�hway
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. 9 F6one: (ss1)s75-0030
Fmc (bB7J67Fr4118
641D�,L8ilf CQi►�TROL Dl4i�i
Workotder. i847�8
Pro�ect ID: Key Estates WF900299.0001
QC Bebdt: M)0(17873 Arratysla fNethad: EPA200.8 (Tofal)
QC Ba4cfi Method: EPA200,2 mod.
Ass�ated l.eb Sempte� 1847853001 18478660D1 1647888005 1647868008
METHOD BLANK: 103939
Blarik R�porting
Parameter Ur�s Resvtt Llmft Qual(flers
Arsenic ugll. U 0.18
LABORATORY CONTROL SAMPLE � LCSp; 1 p3340 10334'I
S�ce LCS LCSD LCS I.CSD 95 Rec p�
Parameter Unfffi Conc. Result Result � Rec °,G Rec �tmit RpD RFD a�IHie�s
�N� .� 5D 46 4T 92.3 93 85-115 2.75 20
�pori io- isa�ese
16Q�81139 Page 12 of 14
FDOH# E86546
CER79FiCA'PE OF AN6J�LYSIS
ih� roport ahatl not be reproduoed. mccep� In futf,
w8hnu! tliB wrfihen � oT Jupfter Envitortmerdaf Lahoretariea, Inc..
: ��f� .� �:
��� ��� r Ju�r ErMronmaNal l.abotabdes, Inc.
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Fe�c (681�75-4116
QUALDTY CON'�ROL D/ATA
� Workorder:1847868
PioJect ID: @Cey Fs�es VIIF900188.0001
QC Betch: NDOlrl8T1 Anatya6s Metltod: EPA6710
QC Batch Me�od: EPA 8Q508
Associated Leb Samples: 1647888001- 1647886002 15478680D3 1847888004 1647870001 1647870002
ME�HOD B[.AIdK: iQ3371
Btarik RepoAtng
Perameter Unfta ResuR Lima QueUfie�s
ArseNc rt�ll(9 U 0.041
� IABORATORY COM'ROL SAMPLE S LCSD: 103372 � 1 p3373
S�tke LCS LCSD LCS LCSp gb F�g� �
Parameler Unils Conc. Resuk Result %Rec h5 QZ�c LimFt RPD RPD QuaYflers
Arsenlc � �lK� 10 10 10 104 104 ea.iso 0 20
MATWX 3PI1� SAMPLE: 109976 Origlnal: 1647874014
Perameter �� �9� Spike AAS AAS 96 Re�
Resuft Cona Re.�dt. 9G Rec Umits 4ualf6ers
��� �O�D 0.88 20 20 98.3 75d25
SAMPLE DUPLICATE: 109374 �i8tnal: 1647874D14 .
Ode� DUP � .
Parameter 8'
I � R�iR R��edi R�D RPD GiusiiHeis
R fl
A►SeNc m9M8 0.68 0.83 11.1 2p
�
Report ID;1847888
1608281131 Page 13 of 14
FDOF� E66848
CER4iFiCATE OF /4NALYSYS
TNa rePoR a1mU not be �ueed. ex�pt in fuU,
wkhout8�a arrft�n consant of JupHer EnvYortmerdel Labo�atorles, Irw.
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. Fa�c (687�764118
61�DA1.1'P9f CO�ITROL DATA CROSS R�ERENCE TABLE
Workorder:1647868
Project ID: Key Fs�tes WF80a289.Q001
La61D 3amp181D QC Batcb Msthod QC @atch Anatydcal AAelhod B�ateh��
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1647868001 CCSS�1 SM 2b40G WGR�2897
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Repott 1D:1847868
1�8�91951 Page 74 of 14
FDOQ� E�54S
CEfZT1FICA`I'� OF ANALYSIS
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Broken Cnnta�ners? No P,118am�s on C�C? yes i
� P�,Ve�ted? Yes INritfen.on Intemal C�CC? No �
,. ,
i�4'i Strip I.ot � _ HC573t49 S�mple. Yof. gufF. �oe �n�lbresis? Yes ,
�ictd Presorved �amples Q.oE # 131�e Sa^mg�le�s R�o'd 1�lil Q3old Tieate� Y� �
Base �rsserved &Tes Lo� #� /�re AIE �nples to be M�tyzed? Yes i
�
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8o8t Qr�gle (pAmes�ir,tForoign �
COC Consme�rts wrlt�en o� COC4 nfo
�ite Loca�onf6+roject on COC? tres +
�amplers� !e9(sdals on COC? ves �
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;
� Projeefr 1�[gr, fndicated on COC Yes i
� T�4T Roquestied: RUSH �
COC relinquished/�aLed b� �Ile�'r Yes CQerft f2eque�ts Verb�) Res�dtis� Nto
,GOC�RecelvedlaaEedltyJE� Yes I
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The Pa1m Beach Post
Palm Beach Daily NewS I � e�abar .
GOLDSTEIN ENVIRONMENTAL LAW FIRM PROOF
OF PUBLICATION STATE OF FLORIDA CO.UNTY
OF PALM BEACH Before the undersigned authority
Wotice of Community Meeting and ` personally appeared Rosemary Hindmarch, who on
Public Hearings for Proposed Green
Reuse Area Designation.Pursuant to oath says that she is Call Center Legal Advertising
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 o.n October 25, 2016, from 5:30
p.m. to 7:00 p.m. forthe 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,.Teq.uesta, FL tY�
33469, Folio Nos. 60-42-40-25-00-001- Florida, and that the said newspaper. has herefofore
0030 and 60-42-4U 25-00-000-1 U80, as been continuously published_ in said Palm Beach
a Green Reuse�A�ea 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 st o#Fice
community meeting,.to be held attfie �
Tequesta Recreation Center, located in West Palm Beach in said Palm Beach Courrty,
at 399 Seabrook Road, Tequesta, FL Florida, for a period of one year next preceding the
33469, will also address future devel- first publicafion of the attached copy of advertisement;
opment and rehabilitation activities and affiant further says that she/he.has neither paid
planned forthe site b.ythe designation
appf icant, 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:15824
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
at any time before or after the com-
munity meeting and/or public hear- .
i'ngs, 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
mgoldsteinC�goldsteinenvlaw.com. .,
PUB: The Pal.m Beach Post 10-18T2016
#662156 _ _
.;� �� -
:�•; '`.�;:. t��GQYA A�AZZA
I _ ; �. ;- :;; ��l�: MY COMMlSStON # FF9858U6 :
S'i" � � - - - � .. ':., '� �awitt�s a� 2s. 2020 � �
•�,3�,� � �s�:�, i:
Sworn ;fo �._nd subscribed b.: �. ore i Q/24/2016.
'. Wfio is personally known to me.
10/1H�2016 No6ce 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), Florida 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 or 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 3313 I, and/or email at
m�oldstein@goldsteinenvlaw.com.
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contact name:
Lindsay Walton
call:
u (305) 777-1686
reply by email:
Iwalton@goldsteinenvlaw.com
http://m i am i.craigsl ist.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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http://miam i.craigslistorg/pbc%om/5834203394.htrnl# 2/2
I
Exh i b it C
I
ORDER OF THE VII,LAGE COUNCIL
VILLAGE OF TEQUESTA
REQUES-T-TOR-SP-ECIA-L- EXCEP-T-ION
'� FILED: Villa e of Tequesta
CASE NO.: SEU-02-16 Date: �a
.24 �,.
IN RE: Gentile, Glas, Holloway, O'Mahoney & Associates, Applicant;
- rme: �� ` . .P
Key Estates Tequesta Senior Housing, LP, Owner
PROPERTY LOCATION:
4534=4546 Coun Line Road Te uesta FL 33469
h' , q , . -- -. .
' LEGAL DESCRIPTION:
25-40-42, N 552.98 FT OF E 280 FT OF NW 1/4 IUA GOV LT 1(LESS N 190 FT OF E
150 FT & N 140 FT OF W 65 FT OF E 215 FT); and 25-40-42, W 420 FT OF NW 1/4 OF
NE 1/4 (LESS S 779.63 FT)
PARCEL CONTROL NUMBERS:
60-42-40-25-00-001-OU30 and 60-42-40-25-00-U00-1080�
SPECIAL EXCEPTIONS REQUESTED:
Planned Residential Development and Adult Congregate Living Facility
ORDER APPROVING APPLICATION
This cause came on to be heard upon the above application and the Tequesta Village Council. having
considered the evidence presented by the applicant and other interested persons at a hearing called and
properly noticed, and.the Tequesta Village Council, being otherwise duly advised,
THEREUPON, THE TEQUESTA VILLAGE COUNCIL FINDS.AS FOLLOWS:
1. The subject property is located in the R-2 Zoning District. in the Village of Tequesta.
2. The applicant has submitted all documents required by the Village's Code of Ordinances for
special exception review.
3. The application and all supporting documentation and presentation materials as reviewed by
the Village Council at its August l l, 2016 meeting, and 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 Village Code of Ordinances, planned residential
developments and adult congregate living facilities are permitted as special exceptions in the
R-2 Zoning District upon approval by the Village Council.
5. Tl�e applicant has applied for a special exception to develop and operate an adult congregate
living facility as a-planned residential development at the above referenced location.
6. Under the provisions of the Village Code of Ordinances, the Village Council has the right,
power and audiority to act upon the request herein made.
Page 1
1
IT IS THEREUPON CONSIDERED, ORDERED AND ADJUDGED BY THE VILLAGE
COUNCIL OF THE VILLAGE OF TEQUESTA, FLORIDA, AS FOLLOWS:
'i'he_application_for_Special_Exception,-Case-No._SEU=02=1.6—witli_r.eference-to_the_abo�e_described
properly within the Village of Teyuesta, Palm Beach County, Florida, to permit the following:
development and operation of an adult congregate living facility as a planned residential
development, in accordance with the special exception application attached hereto as Exhibit "A"
is hereby APPROVED since the Village Council hereby finds that the applicants have met the standards set
forth in Sections 78-363 and 78-364 of the Tequesta Zoning Code for special exception approval. Tlie
following conditions of approval, to which the Applicant has agreed, shall apply to this approval:
1. The Applicant shall provide the Village with historical documentation regarding the arsenic
and petroleum contamination assessments that l�ave been done in the past; and
2. The Applicant shall provide the Village with historical documentation regarding the arsenic
and petroleum contamination soil remedial excavations and groundwater treatment activities
that have been done in the.past; and
3. The Applicant shall implement confrols 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 health and to the
environment; said documentation and cleanup activity shall be based on then current
environmental best practices. Said documentation shall be provided to the Village on an
annual basis, until. the exposure risks to human health and to the environment have been
eliminated.
* The term applicant(s) as used herein shall include all successors and assigns.
' * The applicant's, special exception approval shall expire in twelve (l2) months unless a building
permit has been obtained, preliminary site plan or plat approval has occurred, or other significant
action to satisfy the requirements of this approval have occurred in accordance with Sec. 7$-367.
DONE AND ORDERED THIS I( DAY OF AUGUST, 2016.
MAYOR A GAI B NNAN, -� �
N NNONAINI�MII,�
� �� O.F, TF'��� VILLAGE � F TEQUESTA
/Jl. �. . `��••'�QO �'G4'6i
� � �' � �.�l.l.'L(1:P,{:�' v� � ;
LORI McWILLIAMS, MMC = �'_
��� SEAL ��'�
:n�
VILLAGE CLERK = � _
= � INCORPORATED: ;
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