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HomeMy WebLinkAbout24-069 MICHELLE R.MILLER,CLERK OF THE CIRCUIT COURT SAINT LUCIE COUNTY FILE# 5319497 04/02/2024 03:53:08 PM OR BOOK 5128 PAGE 2467-2476 Doc Type:RESO RECORDING: $86.50 -1- Re.- 1ft Ca'ck01 nc.Wc t adalA'unal its ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS MICHELLE R.MILLER,CLERK OF THE CIRCUIT COURT SAINT LUCIE COUNTY FILE# 5324659 04/15/2024 08:47:49 AM OR BOOK 5134 PAGE 1317-1335 Doc Type:RESO RECORDING: $163.00 INITIAL ASSESSMENT RESOLUTION FOR THE NORTH HUTCHINSON ISLAND MUNICIPAL SERVICE BENEFIT UNIT ADOPTED MARCH 22,2024 TABLE OF CONTENTS PAGE ARTICLE I INTRODUCTION SECTION 1.01. AUTHORITY 1 SECTION 1.02. DEFINITIONS 1 SECTION 1.03. INTERPRETATION 4 SECTION 1.04. FINDINGS 5 ARTICLE II ESTIMATED COST; NOTICE AND PUBLIC HEARING SECTION 2.01. ESTIMATED PROJECT COST AND ASSESSED COST 7 SECTION 2.02. PUBLIC HEARING 8 SECTION 2.03. AUTHORITY AND DIRECTION 8 ARTICLE III ASSESSMENTS SECTION 3.01. NORTH HUTCHINSON ISLAND MSBU 10 SECTION 3.02. IMPOSITION OF ASSESSMENTS 10 SECTION 3.03. APPLICATION OF ASSESSMENT PROCEEDS 10 SECTION 3.04. APPORTIONMENT METHODOLOGY 10 SECTION 3.05. COLLECTION OF ASSESSMENTS;OPTIONAL PREPAYMENT 13 SECTION 3.06. MANDATORY PREPAYMENT 14 ARTICLE IV GENERAL PROVISIONS SECTION 4.01. CONFLICTS 15 SECTION 4.02. SEVERABILITY. 15 SECTION 4.03. EFFECTIVE DATE 16 APPENDIX A DESCRIPTION OF NORTH HUTCHINSON ISLAND MSBU RESOLUTION NO. 2024-69 A RESOLUTION OF THE ST. LUCIE COUNTY BOARD OF COUNTY COMMISSIONERS RELATING TO THE CONSTRUCTION AND EXTENSION OF SEWER IMPROVEMENTS TO SERVE THE NORTH HUTCHINSON ISLAND MUNICIPAL SERVICE BENEFIT UNIT; DESCRIBING THE PROPERTY TO BE LOCATED WITHIN THE PROPOSED MUNICIPAL SERVICE BENEFIT UNIT; PROVIDING FOR THE IMPOSITION OF SPECIAL ASSESSMENTS THEREIN TO FUND A PORTION OF THE COSTS OF THE SEWER IMPROVEMENTS; ESTIMATING THE PORTION OF THE PROJECT COST TO BE FUNDED THROUGH SPECIAL ASSESSMENTS; ESTABLISHING THE METHOD OF APPORTIONING THE SPECIAL ASSESSMENTS AMONG AFFECTED REAL PROPERTY; DIRECTING THE ASSESSMENT COORDINATOR TO PREPARE A PRELIMINARY ASSESSMENT ROLL; AUTHORIZING AND DIRECTING THE ASSESSMENT COORDINATOR AND COUNTY STAFF TO TAKE SUCH OTHER ACTIONS AS MAY BE NECESSARY IN FURTHERANCE OF SUCH PROJECT AND THE FUNDING THEREOF THROUGH SPECIAL ASSESSMENTS; ESTABLISHING A PUBLIC HEARING TO CONSIDER CREATION OF THE PROPOSED MUNICIPAL SERVICE BENEFIT UNIT AND IMPOSITION OF ASSESSMENTS THEREIN; AND PROVIDING AN EFFECTIVE DATE. BE IT RESOLVED BY THE BOARD OF COMMISSIONERS OF ST. LUCIE COUNTY AS FOLLOWS: ARTICLE I INTRODUCTION SECTION 1.01. AUTHORITY. This Resolution of the St. Lucie County Board of County Commissioners is adopted pursuant to the provisions of Chapter 40, Article IV of the County Code of Ordinances,sections 125.01,125.66,197.3632,and 197.3635 of the Florida Statutes, and other applicable provisions of law. SECTION 1.02. DEFINITIONS. This Resolution constitutes the Initial Assessment Resolution for the North Hutchinson Island MSBU. All capitalized words and terms not otherwise defined herein shall have the meaning set forth in the Assessment Ordinance. As used 1 in this Resolution, the following terms shall have the following meanings, unless the context hereof otherwise requires. "Assessed Cost" means the portion of the Project Cost to be funded through the imposition of Assessments against Assessed Property,the estimated amount of which is set forth in Section 2.01 hereof. "Assessed Property" means all parcels of real property included in the Assessment Roll that receive a special benefit from the Project. "Assessment" means a special assessment, sometimes characterized as a non-ad valorem assessment, levied by the Board to fund the Assessed Cost. "Assessment Coordinator"means the chief administrative officer of the County, or such person's designee responsible for coordinating calculation and collection of Assessments as provided herein. "Assessment Ordinance"means Chapter 40,Article IV of the County Code of Ordinances as may be amended from time to time, or its successor in function. "Assessment Roll"means the special assessment roll for the NHI MSBU created pursuant to Section 40-100(c) of the Assessment Ordinance and Section 2.03(A)hereof. "Board"means the Board of County Commissioners of St.Lucie County,Florida. "Collection Costs" means costs incurred by the County in the annual collection and administration of the Assessments, including but not limited to fees imposed by the Property Appraiser and Tax Collector and amounts necessary to account for statutory discounts for the early payment of property taxes and non-ad valorem assessments. "County"means St.Lucie County, Florida. 2 "Debt Obligation" means a loan, note,bond or other debt obligation issued or incurred by the County to finance the Assessed Cost of the Project and secured by the Assessments. The term Debt Obligation shall include any interfund or intrafund loan made by the County for such purposes. "District" means the St. Lucie County Water and Sewer District. "Equivalent Dwelling Unit" or "EDU" means the Assessment Unit attributed to the Assessed Property comprising the NHI MSBU to measure and allocate the relative special benefit conveyed by the sewer extension improvements comprising the Project. Rule 62-6.008 of the Florida Administrative Code establishes minimum design flows for sewer systems serving different types of structures and property uses. The flow requirements set forth therein for the average single family residence is 300 gallons per day(GPD). Accordingly, one EDU hereunder shall equal 300 GPD. "Fiscal Year" means the period commencing on October 1 of each year and continuing through the next succeeding September 30, or such other period as may be prescribed by law as the fiscal year for the County. "NHI MSBU" or"North Hutchinson Island MSBU"means the North Hutchinson Island Municipal Service Benefit Unit proposed for establishment hereunder. "Parcel"means a parcel of real property to which the St.Lucie County Property Appraiser has assigned a distinct ad valorem property tax identification number. "Project"means the construction of sewer extension improvements and related facilities necessary for the provision of central wastewater collection, treatment and disposal services to the Assessed Property comprising the North Hutchinson Island MSBU. 3 "Project Cost" means all or any portion of the costs and expenses that are properly attributable to the planning, acquisition, design, engineering, construction, installation, reconstruction, renewal or replacement (including demolition, environmental mitigation and relocation) of the Project and the imposition of the Assessments under generally accepted accounting principles; and including reimbursement to the County for any funds advanced in furtherance of the Project. "Sewer System" means the sewer utility system owned, operated and/or maintained by the District. "Tax Roll" means the real property ad valorem tax roll maintained by the Property Appraiser for the purpose of the levy and collection of ad valorem taxes. "Transaction Costs" means the costs, fees and expenses incurred by the County in connection with the issuance of a Debt Obligation to finance the Assessed Cost. Transaction Costs may include,but are not limited to,bank or loan service fees, private placement fees, fees of the County's bond counsel and financial advisor, capitalized interest(if any), and any other costs of a similar nature incurred in connection with issuance of such Debt Obligation. "Uniform Assessment Collection Act" means Sections 197.3632 and 197.3635, Florida Statutes, or any successor statutes authorizing the collection of non-ad valorem assessments on the same bill as ad valorem taxes,and any applicable regulations promulgated thereunder. SECTION 1.03. INTERPRETATION. Unless the context indicates otherwise, words importing the singular number include the plural number, and vice versa; the terms "hereof," "hereby," "herein," "hereto," "hereunder"and similar terms refer to this Resolution; and the term"hereafter"means after, and the term"heretofore"means before,the effective date of this 4 Resolution. Words of any gender include the correlative words of the other gender, unless the sense indicates otherwise. SECTION 1.04. FINDINGS. It is hereby ascertained, determined and declared that: (A) The County created the St. Lucie County Water and Sewer District as a dependent special district to administer the provision of water and sewer utility services in certain areas of the County. (B) The District service area, as more fully described in Article VII, Chapter 40 of the St. Lucie County Code of Ordinances, includes the unincorporated area encompassed by the North Hutchinson Island MSBU proposed for establishment herein. (C) The County and District have acquired, created and improved the Sewer System for the purpose of providing central utility services and facilities necessary for the collection, treatment and disposal of wastewater within the boundaries of the District service area. (D) The real property comprising the NHI MSBU does not currently have access to central sewer service but instead relies upon septic tanks or other on-site sewage and wastewater disposal facilities. Extension of sewer facilities therein will eliminate the proliferation of on-site systems and enable the provision of central utility service to Assessed Property. (E) The presence of the Sewer System enhances and benefits the environment and the health, safety, and welfare of landowners and persons inhabiting the District's service area, including the NHI MSBU, through the provision of professionally operated and maintained central utility services and facilities. (F) The County is undertaking the Project to equitably,ecologically and economically 5 manage the treatment and provision of sewer and wastewater services in the NHI MSBU. The presence of the Sewer System enhances and benefits the environment and the health, safety and welfare of landowners and persons inhabiting the NHI MSBU. (G) The Board desires to create the NHI MSBU to fund a portion of the costs incurred in constructing the sewer extension improvements and facilities necessary to serve the area. As further described in Section 2.01, the balance of the Project Costs will be paid by the County through its legally available funds other than the Assessments imposed hereunder. (H) The development, construction, installation, delivery and funding of the Project improves the environmentally sound use and enjoyment of property located within the NHI MSBU by providing access to centralized wastewater collection, treatment and disposal services therein through the Sewer System. (I) The development, construction, installation, delivery and funding of the Project provides a special benefit to all property capable of development within the NHI MSBU by facilitating the development and/or redevelopment of such property. (J) The development, construction, installation, delivery and funding of the Project increases the available utility and use of every parcel served by reducing the area of land needed to facilitate the location of on-site wastewater facilities thereon, thereby providing a special benefit to such property. (K) The Project will make available and accommodate increased consumption and demand for wastewater collection, treatment and disposal through connection to the Sewer System,thereby providing a special benefit to such property. 6 (L) The special benefits conveyed to the Assessed Property comprising the North Hutchinson Island MSBU include but are not limited to access to a centralized, publicly owned and operated wastewater utility system which will provide an increase in market valuation, enhanced development/re-development potential,and heightened use,marketability,enjoyment and value of Assessed Property. (M) The Board is authorized by the Uniform Assessment Collection Act to levy and collect Assessments, and the Assessment Ordinance describes the procedure for the levy and collection of Assessments by the Board for the purpose of providing essential facilities and services such as the Project. (N) The apportionment of Assessments based upon Equivalent Dwelling Units as described in Section 3.04 hereof is a fair and reasonable method for allocating the costs of the Project and the special benefit conveyed thereby among Assessed Property, and bears a reasonable relationship to the cost of providing the Project. (0) The Board hereby finds and determines that the Assessments to be imposed in accordance with this Initial Assessment Resolution provide a proper and equitable method of funding the Project by fairly and reasonably apportioning the costs thereof among specially benefitted property. ARTICLE II ESTIMATED COST; NOTICE AND PUBLIC HEARING SECTION 2.01. ESTIMATED PROJECT COST AND ASSESSED COST. The estimated Project Cost is $14,828,000.00. The County will contribute approximately 84.3% 7 ($12,500,000.00) toward such Project Cost through state and/or federal grants and other legally available funds of the County.The balance of costs in the amount of$2,328,000.00,together with administrative costs and expenses incurred by the County in establishing the NHI MSBU in the amount of $93,120.00, will be funded through the Assessments contemplated herein. Accordingly, the Assessed Cost for the Project is $2,421,120.00. Such Assessed Cost does not include costs associated with decommissioning existing on-site septic systems or connection of Assessed Property to the sewer extension improvements. The owners of Assessed Property are responsible for the payment of such costs. SECTION 2.02. PUBLIC HEARING. There is hereby established a public hearing to be held at 6:00 p.m. on May 7, 2024 in Commission Chambers, 2300 Virginia Avenue, Fort Pierce Florida, at which time the Board will receive and consider any comments on the Assessments from the public and affected property owners and consider adoption of a Final Assessment Resolution in accordance with Section 40-100(f) of the Assessment Ordinance establishing the North Hutchinson Island MSBU and imposing Assessments on the Parcels therein to fund the Assessed Cost. SECTION 2.03. AUTHORITY AND DIRECTION. The Assessment Coordinator and other members of County staff are hereby authorized and directed to take such actions as maybe necessary or desirable in furtherance of the Project, including but not limited to the following: (A) Prepare,or cause to be prepared,a preliminary Assessment Roll for the Fiscal Year commencing October 1, 2024, in the manner provided in Section 40-100(c) of the Assessment Ordinance. The Assessment Roll shall include all Parcels within the North Hutchinson Island 8 MSBU subject to the Assessments contemplated hereunder. The Assessment Coordinator shall apportion the estimated Assessed Cost to be funded through Assessments in the manner set forth in this Initial Assessment Resolution. A copy of this Initial Assessment Resolution and the preliminary Assessment Roll shall be maintained on file in the office of the Assessment Coordinator and open to public inspection. The foregoing shall not be construed to require that the preliminary Assessment Roll be in printed form if the amount of the Assessment for each parcel of property can be determined by the use of a computer terminal or internet access available to the public. (B) Finalize plans and specifications necessary for construction of the Project. (C) Prepare such additional resolutions as may be necessary or desirable in order to impose and collect Assessments and to provide for financing of the Project through the issuance of a Debt Obligation. (D) Prepare such agreements by and between the Board and the St. Lucie County Tax Collector and the St. Lucie County Property Appraiser as may be required by the Uniform Assessment Collection Act. (E) Implement procurement processes pertaining to construction of the Project. (F) Mail and publish any notices required by the Assessment Ordinance, including mailed and published notice of the public hearing established by Section 2.02 hereof. (G) Take such other action as may be required by the Assessment Ordinance or the County Code in furtherance of the Project. 9 ARTICLE III ASSESSMENTS SECTION 3.01. NORTH HUTCHINSON ISLAND MSBU. The proposed NHI MSBU is described in Appendix A attached hereto. SECTION 3.02. IMPOSITION OF ASSESSMENTS. Assessments shall be imposed against Assessed Property located within the NHI MSBU, the annual amount of which shall be computed for each Parcel in accordance with this Article III. When imposed,the annual installment of the Assessment for each Fiscal Year shall constitute a lien upon Assessed Property as provided in the Assessment Ordinance. Such lien shall be equal in rank and dignity with the liens of all state,county or municipal taxes and other non-ad valorem assessments,and except as otherwise provided by law, shall be superior in dignity to all other liens, titles and claims, until paid. SECTION 3.03. APPLICATION OF ASSESSMENT PROCEEDS. Proceeds derived by the County from the Assessments shall be utilized solely to pay for costs associated with the Project which may include repayment of any Debt Obligation issued or incurred for the purpose of financing the Assessed Cost. SECTION 3.04. APPORTIONMENT METHODOLOGY. (A) The traditional methodology utilized by the County and other publicly owned utility systems for apportioning the costs of utility improvements involves the assignment of equivalency units which measure and allocate the special benefit conveyed to different property uses and types relative to the defined standard of a single family residence. For purposes of apportioning the special benefits conveyed by the Project and the Assessed Cost among the 10 Assessed Property comprising the NHI MSBU, the County will attribute Equivalent Dwelling Units to each Assessed Property as described below. Such EDU-based apportionment methodology is in widespread use throughout the state of Florida and beyond, and is hereby approved and adopted as the apportionment method for the Assessments imposed within the North Hutchinson Island MSBU to fund the Assessed Cost. (B) The NHI MSBU is composed primarily of similarly sized single family residential lots which allows for a relatively high level of certainty in the design and sizing of the sewer extension improvements required to serve the Assessed Property therein, regardless of the size of single family dwelling units located on or built thereon.Accordingly, it is fair and reasonable to use an EDU method for computing the North Hutchinson Island MSBU Assessments based upon assigning one (1) Equivalent Dwelling Unit to each Parcel developed with a single family dwelling unit and each subdivided residential Parcel capable of development with a single family dwelling unit,regardless of the size of the dwelling unit or lot. (C) Parcels comprised of multifamily use, including apartments, townhomes, duplexes and triplexes,will be attributed.75 EDU per multifamily dwelling unit. (D) Parcels comprising hotels or motels will be attributed .75 EDU per room. (E) The assignment of EDUs to any other land use within the NHI MSBU shall be consistent with the flow requirements set forth in Rule 62-6.008, Florida Administrative Code, and/or the District's Uniform Extension Financing Policy, or any successors thereto addressing cost allocation for the provision of utility infrastructure to previously unserved properties. (F) There are currently 323 Parcels within the NHI MSBU. (G) The total number of EDUs attributable to the NHI MSBU is 365.5. 11 (H) For any Assessment which is voluntarily prepaid prior to the prepayment deadline established in Section 3.05 hereof, the maximum rate of Assessment shall be $6,759.32 per EDU which includes a 2% Collection Cost imposed by the Tax Collector for prepayment of an Assessment. (I) The maximum rate for any Assessment which is not prepaid prior to the prepayment deadline established in Section 3.05 hereof is $7,949.24 per EDU which includes a pro rata share of the estimated Transaction Costs associated with the Debt Obligation to be issued by the County to finance the Assessed Cost. (J) In the event a Parcel is developed to a greater intensity or alternate use following adoption of the Final Assessment Resolution, the County may assign additional EDUs to such property based on the new intensity and the methodology set forth herein. The additional Assessment amount resulting from the greater development intensity or alternate use may be collected by the County in any manner authorized by law,including but not limited to increasing the amount of the annual installments of the Assessment imposed against the Parcel. (K) The total Project Cost substantially exceeds the Assessed Cost. The special benefits conveyed by the Project exceed the amount of the Assessment imposed against each Parcel. (L) The Assessment rates established in this Initial Assessment Resolution shall be the maximum rates applied by the Assessment Coordinator in the preparation of the preliminary Assessment Roll as provided in Section 2.03(A)of this Initial Assessment Resolution. (M) It is hereby ascertained,determined,and declared that the method of determining the Assessment amount for each Parcel as set forth in this Initial Assessment Resolution is a fair and reasonable method of apportioning the Assessed Cost among Assessed Property. 12 SECTION 3.05. COLLECTION OF ASSESSMENTS; OPTIONAL PREPAYMENT. (A) Upon adoption of the Final Assessment Resolution for the NHI MSBU,the owners of Assessed Property shall have the option to prepay the Assessment in full and thereby avoid annual interest,Collection Costs and a pro rata share of the Transaction Costs associated with the Debt Obligation issued by the County to finance the Assessed Cost. The Assessment Coordinator shall provide notice of the prepayment opportunity to owners of Assessed Property indicating the maximum prepayment amount for each Parcel in the amount of$6,759.32 per EDU, and the prepayment deadline. Notice of the prepayment opportunity may be included in the mailed notice of public hearing provided pursuant to Section 2.03(F) hereof. Unless determined otherwise in the Final Assessment Resolution, the prepayment deadline shall be July 1, 2024. (B) In the event the Assessment is not prepaid by such time, the Assessment shall be collected in annual installments pursuant to the Uniform Assessment Collection Act based on a maximum principal amount for each Parcel of$7,949.24 per EDU. The maximum amount of each annual installment of the Assessment is estimated to be$665.19 per EDU based on annual interest at an assumed rate of 5.50%, a pro rata share of Collection Costs, and a payment term of not to exceed twenty(20)years. (C) Prepayments for any Parcel after the deadline established in Section 3.05(A) shall be based on the then-current principal balance of the Assessment together with interest through the next date upon which County can redeem the Debt Obligation after providing all notices required by the ordinance or resolution authorizing issuance of such Debt Obligation and the prepayment premium or penalty,if any, associated with redemption of such Parcel's share of the principal amount of any Debt Obligation then outstanding(or for which issuance is pending). 13 (D) During any period commencing on the date the annual Assessment Roll is finalized for certification to the Tax Collector pursuant to the Uniform Assessment Collection Act (which date shall generally be September 1 of each year or any later date approved by the Board that will not prevent timely certification of the Assessment Roll in accordance with the Uniform Assessment Collection Act) and ending on the next date on which unpaid ad valorem taxes become delinquent, the amount necessary for prepayment may be reduced by the principal component of the Assessment installment that has been certified for collection on the forthcoming tax bill with respect to the affected Parcel. (E) The proceeds of any prepayments received by the County pursuant to this Section shall be applied solely to pay for costs associated with the Project which may include repayment of any Debt Obligation issued or incurred for the purpose of financing the Assessed Cost. (F) The amount of all prepayments computed in accordance with this Section shall be final and the County shall not be required to refund any portion of a prepayment made hereunder if annual installments of the Assessment will not be imposed for the full number of years anticipated at the time of such prepayment or if the final Project Cost is less than the estimated amount used to calculate the Assessments hereunder. SECTION 3.06. MANDATORY PREPAYMENT. The owner of an Assessed Property shall immediately pay all future unpaid annual installments of the Assessment if(i)such property is to be acquired or otherwise transferred to an entity for which Assessments cannot be collected pursuant to the Uniform Assessment Collection Act through condemnation,negotiated sale or otherwise,or(2)a tax certificate has been issued and remains outstanding in respect of the Assessed Property and the County at its sole option, elects to accelerate the balance of the 14 Assessment not then certified for collection pursuant to the Uniform Assessment Collection Act. In the case of(1)above,the owner of the Assessed Property,prior to condemnation,sale or other transfer must notify the County at least 30 days prior to the proposed acquisition or transfer date in order to allow the County sufficient time to determine the final amount due.Failure to provide such notice shall cause an automatic acceleration of such Assessment, the effective due date of which is 10 days prior to the proposed acquisition or transfer date. Notwithstanding any purchase agreement to the contrary, the burden of payment under this section shall be on the seller. ARTICLE IV GENERAL PROVISIONS SECTION 4.01. CONFLICTS. All resolutions or parts of resolutions in conflict herewith are hereby repealed to the extent of such conflict. SECTION 4.02. SEVERABILITY. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution that can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are declared to be severable. [Remainder of page intentionally left blank] 15 SECTION 4.03. EFFECTIVE DATE. This Initial Assessment Resolution shall take effect immediately upon its passage and adoption. AFTER MOTION AND SECOND, the vote on this Resolution was as follows: Chair Cathy Townsend AYE Vice Chair Chris Dzadovsky AYE Commissioner Larry Leet AYE Commissioner Linda Bartz AYE Commissioner Jamie Fowler AYE PASSED AND DULY ADOPTED this 22nd day of March, 2024. BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY,FLORIDA ATTEST: Deputy Clerk ,. GOMM, Chair O t) 401.3i 73 cskf APPROVED AS TO FORM AND ` CORREC NESS: `e t, COut"CA' O�` County Attorney 16 APPENDIX A DESCRIPTION OF NORTH HUTCHINSON ISLAND MSBU THE WEST 700 FEET OF THE NORTH, 500 FEET OF THE SOUTH, 2300 FEET OF GOVERNMENT LOT 1 IN THE NORTH HALF ('h) OF SECTION 23, TOWNSHIP 34 SOUTH, RANGE 40 EAST, ST. LUCIE COUNTY, FLORIDA, AS MEASURED AT RIGHT ANGLES TO THE SOUTH LINE OF SAID GOVERNMENT LOT 1, AS SHOWN ON THE PLAT SURVEY OF SAID SECTION 23, AS RECORDED IN PLAT BOOK 8, PAGE 21 IN PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, TOGETHER WITH BLOCKS 2 THROUGH 6, LESS AND EXCEPT LOTS 18 THROUGH 24, BLOCK 3 AND LESS AND EXCEPT LOTS 18 AND 19, BLOCK 2 OF CORAL COVE BEACH, SECTION ONE AS RECORDED IN PLAT BOOK 11 ON PAGE 30B OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, SAID LANDS LYING WEST OF NORTH STATE ROAD A-1-A, TOGETHER WITH ALL OF FORT PIERCE SHORES UNIT ONE AS RECORDED IN PLAT BOOK 9 ON PAGE 9 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA LESS AND EXCEPT LOTS 5, 9 THROUGH 14 OF BLOCK 43, TOGETHER WITH ALL OF FORT PIERCE SHORES UNIT TWO, AS RECORDED IN PLAT BOOK 9 ON PAGE 13 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, TOGETHER WITH ALL OF FORT PIERCE SHORES UNIT THREE, AS RECORDED IN PLAT BOOK 9 ON PAGE 19 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, TOGETHER WITH ALL THE REVISED PLAT OF FORT PIERCE SHORES UNIT FOUR, AS RECORDED IN PLAT BOOK 9 ON PAGE 35 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, TOGETHER WITH ALL THE REVISED PLAT OF FORT PIERCE SHORES UNIT FIVE, AS RECORDED IN PLAT BOOK 9 ON PAGE 36 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, TOGETHER WITH COASTAL COVES UNIT NO.1, AS RECORDED IN PLAT BOOK 10 ON PAGE 71 OF THE PUBLIC RECORDS OF ST. LUCIE COUNTY, FLORIDA, LESS AND EXCEPT TRACTS "A", "B" AND "C".