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HomeMy Public PortalAbout14-8870 BB&TSponsored by: Mayor Taylor RESOLUTION NO. 14 -8870 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF OPA- LOCKA, FLORIDA, AUTHORIZING THE CITY MANAGER AND THE CITY ATTORNEY TO NEGOTIATE AND EXECUTE A SUBORDINATION AGREEMENT IN SUBSTANTIALLY THE FORM ATTACHED, BETWEEN THE CITY OF OPA- LOCKA, THE OPA -LOCKA COMMUNITY DEVELOPMENT CORPORATION, INC ( "OLCDC "), AND BRANCH BANKING AND TRUST CO (`BB &T "); PROVIDING FOR INCORPORATION OF RECITALS; PROVIDING FOR AN EFFECTIVE DATE WHEREAS, the City of Opa -locka ( "the City ") entered into an agreement with the Opa -locka Community Development Corp ( "OLCDC "), regarding the purchase of the property located at 432 Opa -locka Blvd, Opa- locka, Florida, ( "Hurt Building ") with the City holding a $25,000 mortgage from OLCDC; and WHEREAS, the City had previously subordinated its mortgage to a mortgage in favor of Miami -Dade County to OLCDC; and WHEREAS, the City is now requested to subordinate its mortgage to a third position behind a new mortgage given by Branch Banking and Trust Co (`BB &T "), to allow OLCDC to transfer the property to the Hurt Building, LLC. NOW, THEREFORE, BE IT DULY RESOLVED BY THE CITY COMMISSION OF THE CITY OF OPA- LOCKA, FLORIDA: Section 1. The recitals to the preamble herein are incorporated by reference. Section 2. The City Commission of the City of Opa -locka hereby authorizes and directs the City Manager and the City Attorney to negotiate and execute a Resolution No. 14 -8870 Subordination Agreement in substantially the form attached, subordinating the City's mortgage to the mortgage held by the BB &T. Section 3. This resolution shall take effect immediately upon adoption. PASSED AND ADOPTED this lfh day of November, 2014. Attest to: jv anna Flores Clerk Moved by: Seconded by: Commission Vote: Commissioner Kelley: Commissioner Pinder: Commissioner Santiago Vice -Mayor Holmes: Mayor Taylor: Approved as to form and legal sufficiency: :y, P 1 Joseph S. Geller / hn Dellagloria GREENSPOO ARDER,PA City Attorney VICE MAYOR HOLMES COMMISSIONER PINDER 5 -0 YES YES YES YES YES 2 CARLOS J. CANINO President JEFFREY B.CROCKETT I" Vice President LIONEL LIGHTBOURNE 2 "d Vice President JORDI GUSO Treasurer TIFFANI LEE Secretary LANCE A. HARKE Immediate Past President MARCIA K. CYPEN Executive Director LEGAL SERVICES OF GREATER MIAMI, INC. Chesterfield Smith Center for Equal Justice 3000 Biscayne Boulevard, Suite 500 • Miami, FL 33137 -4129 Direct Line: (305) 438 -2425 • Fax: (305) 573 -5800 • TDD: (305) 573 -1578 semami @ls mi.org• www.Isgmi.org Sent to: The City of Opa -Locka November 6, 2014 RE: Request for Assumption and Subordination of Existing City Loan in the amount of $25,000 To Whom it May Concern: Our law firm represents Opa -Locka Community Development Corporation, Inc. ( "OLCDC ") OLCDC is requesting that the City of Opa- Locka's mortgage, recorded in Miami -Dade County Public Records Book 12440, Page 395, on the property located at 432 Opa -Locka Blvd., Opa- Locka, FL 33054 (the "Property "), be subordinated to Branch Banking and Trust Company (`BB &T "), the Property's new first mortgage lender. OLCDC has secured the BB &T financing in order to make much needed repairs and improvements to the Property. If the City of Opa- Locka (the "City ") consents to this transaction, the City would be in third position behind the FCB loan, and in second position behind a loan for $240,416 from Miami -Dade County ( "County "), the Property's second mortgage lender. The Subordination Agreement (the form of which is attached hereto as Exhibit "A ") is enclosed for the City's review and approval. Our client is also requesting the transfer of the Property's title from OLCDC, a Florida non - profit corporation, to the Hurt Building, LLC, a wholly owned subsidiary of OLCDC. The Hurt Building, LLC is a Florida limited liability company and has only one member— OLCDC. Because the Hurt Building LLC would be assuming all responsibility under the current City loan, we have enclosed is an Assumption Agreement (Exhibit `B ") for the City's review and approval. We are trying to close the transaction by the end of this month. Please let us know as soon as possible if the City approves the assumption of the loan by the Hurt Building, LLC and the subordination of the City's existing loan. Sincerely, Shahrzad Emami, Esq. Legal Services of Greater Miami, Inc. THIS INSTRUMENT PREPARED BY, RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: (Reserved) ASSUMPTION AGREEMENT THIS ASSUMPTION AGREEMENT (this "Agreement "), dated as of October , 2014, is made between and among (a) Opa -Locka Community Development Corporation, Inc., a Florida non - profit corporation ( "Borrower "), (b) Hurt Building, LLC, a Florida limited liability company ( "Transferee "), and (c) the City of Opa- Locka, a Florida municipal corporation (the "Lender "). I. RECITALS A. The Lender is the holder of a loan (the "Loan ") to Borrower evidenced by a Promissory Note (the "Note "), dated as of February 26, 1985 (the "Closing Date ") in the original principal amount of $25,000.00 from Borrower to Lender. B. Borrower's obligations under the Note are further evidenced and /or secured by the documents set forth on Exhibit A attached hereto and incorporated herein (and all other documents executed and delivered in connection with the Loan, the "Loan Documents "). C. The real property (the 'Real Property ") owned by Borrower located in Miami -Dade County, Florida and known as 432 Opa Locka Blvd., Opa- Locka, Florida 33054 (i) is more particularly described in the Mortgage (as defined in Exhibit A), and as legally described on Exhibit "B" attached hereto, (ii) is encumbered by the Mortgage and Security Agreement (as defined in Exhibit A), and (iii) together with all other property encumbered by the Mortgage and Security Agreement is referred to in this Agreement as the "Property." NOTE TO RECORDER: Pursuant to this instrument, the Transferee is assuming the remaining obligations under a Promissory Note with a current principal balance of $25,000.00. Documentary stamp taxes in the amount of $ are being paid with the recordation of this Instrument. Non - recurring Intangible taxes were paid in full upon the recording of the Mortgage (as defined herein). D. Simultaneously herewith, Borrower is conveying its interest in the Property to Transferee, and Transferee is purchasing the Property and is assuming liability for the payment and performance of the Borrower's obligations under the Loan Documents. Lender has agreed to consent to such Property transfer and to the assumption of the Loan (as evidenced by the Loan Documents), upon the terms and conditions of this Agreement. II. AGREEMENTS 1. Representations Accurate. Borrower represents and warrants that the above statements in the Recitals are true and accurate. Transferee represents and warrants that the above statements in Recital D are true and accurate. The foregoing Recitals are incorporated herein by reference. 2. Status of Loan. a. Borrower and Transferee confirm and agree that as of the date hereof, the outstanding principal balance under the Loan is $25,000.00. b. Transferee acknowledges and Lender consents to the placement of first mortgage financing on the Property in the amount of $618,000.00 (`BB &T Loan ") from Branch Banking and Trust Company ( "First Lender ") to Transferee simultaneously with the transfer of title to the Property to Transferee and the assumption of the Loan. Transferee and Lender acknowledge and agree that the Loan and the Loan Documents shall be in all respects subordinate and inferior in lien priority to the and to all advances thereunder, and to the mortgage and all other security documents securing the FCB Loan, and to all modification, replacements and extensions thereof. 3. Assignment. In consideration of the foregoing, the mutual promises, undertakings, representations and covenants herein set forth and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Transferee hereby assumes primary liability for the obligations to pay the indebtedness evidenced by the Note, and the other Loan Documents, and to perform all covenants, agreements and obligations under the Note and the other Loan Documents. Without limiting the foregoing or any of the obligations in the Loan Documents Transferee hereby covenants, promises and agrees: (a) to pay the Note at the times, in the manner and in all other respects as provided therein; (b) to perform each and all of the covenants, agreements and obligations in the Loan Documents to be performed by Borrower at the time, in the manner and in all other respects as provided therein; and (c) to be bound by each and every term and provision of the Loan Documents as though such documents had originally been made, executed and delivered by Transferee. 4. Consent and Acknowledgement. a. Lender hereby consents to and approves the conveyance and transfer of the Property from Borrower to Transferee and the assumption by Transferee of the obligations of Borrower under the Loan Documents, subject to the terms hereof and provided, further, that such consent shall not be deemed or construed as (i) a waiver of any provision requiring Lender's consent under the Loan Documents; (ii) a consent to any amendment or extension of the Loan Documents; (iii) a consent to any subsequent assignment or transfer of any of the Loan Documents or the Property or any portion thereof or (iv) a waiver, release, diminishing or derogation of Borrower's primary liability under the Loan Documents. b. Borrower acknowledges and agrees that Borrower is and remains primarily liable for all obligations under the Loan Documents and the assignment and assumption contemplated in this Agreement in no way affects, waives, releases, diminishes or derogates from such liability of Borrower. 5. Limited Release of Borrower by Lender. Lender hereby releases Borrower from liability under the Loan Documents for matters arising or occurring on or after the date of the recording of this Agreement in the land records provided, however, the Borrower shall have the burden of proving by clear and convincing evidence that the obligations for which the Borrower disclaims liability first arose after the date of the recording of this Agreement in the land records and shall continue to have obligations under the Loan Documents unless and until a court of competent jurisdiction finds that the Borrower has met such burden. 6. Integration. Borrower, Transferee and Lender acknowledge that there are and were no oral or written representations, warranties, understandings, stipulations, agreements or promises made by any party or by any agent, employee or other representative of any party, pertaining to the subject matter of this Agreement which have not been incorporated into this Agreement. No express or implied consent to any further modifications involving any of the matters set forth in the Loan Documents or this Agreement shall be inferred or implied by Lender's execution of this Agreement. Any further modification of the Loan or of any Loan Document shall require the express written approval of Lender. No provision hereof shall be modified or limited except by a written instrument signed by the parties hereto, expressly referring hereto and to the provision so modified or limited. 7. No Preiudice. Execution of this Agreement by Lender shall be without prejudice to Lender's rights at any time in the future, to exercise any and all rights conferred upon Lender by any of the Loan Documents. 8. Authority. Borrower and Transferee hereby warrant and represent, with respect to itself only, that the persons executing this Agreement have full authority to execute this Agreement on their respective behalves, if applicable, and to bind Borrower and Transferee. In addition, Borrower and Transferee warrant and represent to Lender that the execution and delivery by them of this Agreement and the performance hereunder has not and will not result in a breach of, or constitute a default under, any deed of trust, mortgage deed, lease, bank loan, credit arrangement, or other instrument or agreement to which Borrower, and/or Transferee are parties or by which Borrower, the Transferee or the Property may be bound or affected. 9. No Relationship Between Parties. Nothing contained in this Agreement or in any of the other Loan Documents shall be construed as creating a joint venture or partnership between Borrower, Transferee and Lender; and Lender shall have no right or control or supervision, except as it may exercise under the rights and remedies provided in the Loan Documents. 10. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of Lender, Borrower, and Transferee and their respective heirs, legal representatives, successors and assigns. 11. Governing Law. This Agreement is delivered in, relates to real and personal property located in the State of Florida. This Agreement and the enforcement of all of the rights and duties of the parties arising from or relating in any way to the subject matter of this Agreement shall be governed by and construed according to the substantive laws and judicial decisions of the State of Florida (regardless of the place of business, residence, location or domicile of the parties hereto or any of their constituent partners or principals), without regard to conflict of law provisions of the State of Florida. Each party hereby submits to personal jurisdiction in the State of Florida for the enforcement of this Agreement and hereby waives any claim or right under the laws of any other state or of the United States to object to such jurisdiction. If such litigation is commenced, each party agrees that service of process may be made by serving a copy of the summons and complaint upon each party, through any lawful means, including upon its registered agent within the State of Florida, whom each party hereby appoints as its agent for this purpose. 12. Notices. Borrower and Transferee hereby notify and direct Lender to send all notices to be sent under the Loan Documents to Transferee rather than to Borrower, at the following address: Hurt Building, LLC 432 Opa -Locka Blvd. Opa- Locka, Florida 33054 13. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original when executed and delivered, but all of which taken together shall constitute one and the same instrument. 14. Headings. Headings are for convenience and reference only and in no way define or limit the provisions of this Agreement. 15. Severability. All provisions contained in this Agreement are severable and the invalidity or unenforceability of any provision shall not affect or impair the validity or enforceability of the remaining provisions of this Agreement. <<SIGNATURES ON FOLLOWING PAGE>> IN WITNESS WHEREOF the undersigned have executed this Agreement as of the date first set forth above. [Print Name] [Print Name] County of Miami -Dade ) STATE OF FLORIDA) LENDER: CITY OF OPA -LOCKA a municipal Corporation of the State of Florida By:_ Name: Title: The foregoing instrument was acknowledged before me this day of November, 2014 by , as a , on behalf of the Lender. He /She is personally known to me (YES) (NO) or who has produced as identification. (Signature of Notary) (Print Name of Notary) WITNESS: Name: Name: County of Miami Dade ) STATE OF FLORIDA) BORROWER: Opa -Locka Community Development Corporation, Inc., a Florida non - profit corporation ME By:_ Name: Its: The foregoing instrument was acknowledged before me this by , the Manager of company. He /She is personally known to me (YES) as identification. Notary Public [Notarial Seal] Printed Name of Notary _ day of , 2014 _ a Florida limited liability (NO) or has produced WITNESS: Name: Name: County of Miami Dade ) STATE OF FLORIDA) TRANSFEREE: HURT BUILDING, LLC, a Florida limited liability company By: Opa -Locka Community Development Corporation, Inc., its sole member By: Name: Its: The foregoing instrument was acknowledged before me this day of , 2014 by the of Opa -Locka Community Development Corporation, Inc., a Florida non - profit corporation, the sole member of HURT BUILDING, LLC, a Florida limited liability company on behalf of the company. He /She is personally known to me (YES) (NO) or has produced as identification. Notary Public [Notarial Seal] Printed Name of Notary EXHIBIT A Loan Documents: The Note dated as of February 26, 1985. 2. Mortgage and Security Agreement dated as of February 26, 1985 from Borrower to Lender, recorded in Official Records Book 12440 at page 395 -398 of the public records of Miami -Dade County, Florida. EXHIBIT B Legal Description of the Property: Lot 9, 10 and 11, Block 79, of REVISED PLAT NO. TWO OPA LOCKA, according to the plat thereof, as recorded in Plat Book 34, at Page 67, of the Public Records of Dade County, Florida. TOGETHER WITH: That portion of Alley lying North of and adjacent to Lot 11, Block 79, and West of and adjacent to Lot 10, Block 79 of REVISED PLAT NO. TWO OPA LOCKA, according to the plat thereof, as recorded in Plat Book 34, at Page 67, of the Public Records of Dade County, Florida. RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: Legal Services of Greater Miami, Inc. Attention: Shahrzad Emami, Esq. 3000 Biscayne Blvd. Suite 500 Miami, Florida 33137 THIS SPACE FOR RECORDER'S USE ONLY CONSENT AND SUBORDINATION AGREEMENT This Consent and Subordination Agreement (this "Agreement ") is entered into as of the day of , 2014 by and among THE CITY OF OPA- LOCKA, a municipal corporation of the State of Florida ( "Subordinate Creditor "), HURT BUILDING, LLC a Florida limited liability company ( "Owner "), and BRANCH BANKING AND TRUST COMPANY ( "Senior Lender "). RECITALS Owner is the owner of the real property described on Exhibit A attached to this Agreement (the "Property "). Senior Lender is the owner and holder of a certain promissory note (the "Senior Note ") in the original aggregate principal amount of $618,000.00 executed by Owner as Maker. The Senior Note is secured by a Real Estate Mortgage, Assignment of Leases and Rents and Security Agreement (as applicable, the "Senior Security Instrument ") executed by Owner in favor of Senior Lender (the "Senior Loan "), and encumbering the Property more particularly described on Exhibit "A" hereto and the improvements, fixtures, equipment, and other personal property described in the Senior Security Instrument (collectively the "Property "). Certain of the security interests granted in the Senior Security Instrument are perfected by the filing of a UCC -1 financing statement (the "Senior Financing Statement ") showing Owner as debtor and Senior Lender as secured party. The Senior Note, the Senior Security Instrument, and the Senior Financing Statement are referred to collectively as the "Senior Loan Documents ". It is understood by the parties hereto that Senior Lender would not make the loan secured by the Senior Security Instrument without this Agreement. Subordinate Creditor is the owner and holder of a mortgage or other security instrument (the "Subordinate Security Instrument ") encumbering the Property recorded on February 26, 1985 in Official Records Book 12440 Page Numbers 395 -398 in the Public Records of Miami Dade County Florida. The Subordinate Security Instrument secures a promissory note in the principal amount of $25,000.00 from Opa -Locka Community Development Corporation as maker to Subordinate Creditor as payee (the "Subordinate Note "). An Assumption Agreement (the "Assumption Agreement ") was executed between Subordinate Creditor, Opa -Locka Community Development Corporation, Inc., and Owner on date and is recorded in Official Records Book Page Numbers in the Public Records of Miami Dade County Florida. The Subordinate Security Instrument, the Subordinate Note, the Assumption Agreement, and all other documents executed in favor of the Subordinate Creditor are herein referred to as the "Subordinate Loan Documents." AGREEMENT In consideration of the mutual benefits to Subordinate Creditor, Senior Lender, and Owner, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and to induce Senior Lender to make its respective loan, Subordinate Creditor, Senior Lender, and Owner hereby irrevocably agree as follows: 1. Subordination and Consent. Subordinate Creditor unconditionally subordinates the lien of, and all other rights under, the Subordinate Security Instrument and any and all related UCC financing statements and fixture filings filed with respect to the Property to the lien of, and all other rights under, the Senior Loan Documents and all advances or charges made or accruing thereunder, including any and all extensions, modifications and renewals thereof, additional advances thereunder (whether or not Senior Lender is obligated or committed to make such advances) and capitalization of interest, costs and fees in connection with any of the foregoing. Senior Lender agrees, notwithstanding the prohibition against inferior liens on the Property contained in the Senior Loan Documents and subject to the provisions of this Agreement, to permit Subordinate Creditor's mortgage lien against the Property (which is subordinate in all respects to the lien of the Senior Security Instrument, and the other Senior Loan Documents) to secure Borrower's obligation to repay the Subordinate Note. Such permission is subject in all respects to the terms and conditions of this Agreement. 2. Foreclosure of Subordinate Security Instrument. Subordinate Creditor agrees that in any action taken to foreclose the Subordinate Security Instrument, no tenant of any portion of the Property will be named as a party defendant, nor will any other action be taken that would terminate any tenancy of the Property without the prior written consent of Senior Lender. 3. Amount of Subordinate Debt. Subordinate Creditor and Owner represent and warrant to Senior Lender that the total principal amount of the indebtedness secured by the Subordinate Security Instrument shall be no greater than $25,000.00. 4. Modification of Senior and Subordinate Loan Documents: Certain Waivers. Senior Lender and Owner may freely enter into extensions, modifications and renewals of the Senior Loan Documents without notice to or consent of Subordinate Creditor and no such extension, modification or renewal shall defeat the subordination made herein in whole or in part. Subordinate Creditor and Owner may not enter into extensions, modifications and renewals of the Subordinate Loan Documents without notice to or consent of the Senior Lender. Subordinate Creditor waives any right, privilege or defense Subordinate Creditor might otherwise have based upon any impairment of Subordinate Creditor's security or recourse and agrees that Senior Lender may waive recourse on, and release or fail to perfect security for, the obligations evidenced by the Senior Loan Documents without notice to or consent of Subordinate Creditor, and without defeating the subordination made herein in whole or in part. Subordinate Creditor and Senior Lender each have adequate means to obtain information from Owner on a continuing basis concerning the financial condition of Owner and the Property and concerning Owner's ability to perform Owner's obligations to Subordinate Creditor and Senior Lender. Subordinate Creditor and Senior Lender each assume the responsibility for being and keeping informed of the financial condition of Owner and of all circumstances bearing upon the risk of nonpayment of the obligations secured by the Subordinate Security Instrument, and the Senior Security Instruments. Subordinate Creditor and Senior Lender each hereby waive and relinquish any duty on the part of the other to disclose any matter, fact or thing relating to the business, operations or condition of Owner or to the Property now or hereafter known by Senior Lender or Subordinate Creditor. 5. Lien Priorities; Lien Subordination. Owner, Subordinate Creditor, and Senior Lender acknowledge and agree, notwithstanding the actual order of recording that the relative priority of the following instruments and related liens and encumbrances shall be in the order set forth below, and Subordinate Creditor and Senior Lender consents to the Owner's encumbrance of the Property by such liens and encumbrances: a) first, the mortgage securing the Senior Loan; b) second, the mortgage securing the loan from Miami Dade County to Opa -Locka Community Development Corporation, Inc. and assumed by Owner in the principal amount of $240,416.00 dated as of April 17, 1991 and recorded in Official Records Book 14984 Page 1252 in the public records of Miami -Dade County Florida; c) third, the mortgage securing the Subordinate Creditor's Loan. Subordinate Creditor hereby subordinates and subjects the liens and encumbrances created under its respective loan documents to the liens and encumbrances created under all loans and loan documents senior in priority (as set forth above) to its loan documents. Subordinate Creditor agrees to execute, acknowledge (if required) and deliver to any other lender a subordination agreement, an estoppel certificate and/or such other and further documents in a form reasonably satisfactory to such lender to confirm the subordination reflected in the preceding provisions of this paragraph. 6. Amendment. This Agreement may be amended only by a written agreement duly executed by the parties hereto. 7. Leeal Costs. In the event of any litigation, arbitration or other legal proceeding in which any party (including but not limited to Senior Lender) seeks to enforce its rights under this Agreement, each party shall be responsible for its own legal costs. 8. Entire Agreement. This Agreement sets forth the final expression of the entire agreement of the parties hereto with regard to the subordination provided for herein and shall supersede and cancel any prior agreements as to such subordination, including but not limited to those provisions, if any, contained in the Subordinate Security Instrument, which provide for the subordination of the lien or charge thereof to a mortgage or other security instrument thereafter executed. 9. Binding Effect. The heirs, administrators, assigns, and successors -in- interest of Subordinate Creditor and Senior Lender shall be bound by this Agreement. 10. Governing Law. This Agreement will be governed by and construed in accordance with the laws of the state where the Property is located. 11. Duplicate Originals; Counterparts. This Agreement may be executed in any number of duplicate originals and each duplicate original shall be deemed to be an original. This Agreement may be executed in several counterparts, each of which together shall constitute a single Agreement. The failure of any party hereto to execute this Agreement, or any counterpart hereof, shall not relieve the other signatories from their obligations hereunder. DATED as of the date first set forth above. <<SIGNATURES ON FOLLOWING PAGES>> SUBORDINATE CREDITOR: CITY OF OPA -LOCKA By:_ Name: Title: STATE OF FLORIDA ) ) ss: COUNTY OF MIAMI -DADE ) The foregoing instrument was acknowledged before me this 2014 by , as City of Opa Locka, a municipal corporation of the State of Florida. Personally Known ❑ Produced Identification ❑ Type of Identification: ❑ Did ❑ Did Not Take an Oath day of on behalf of the NOTARY PUBLIC, STATE OF FLORIDA AT LARGE NOTARY STAMP SENIOR LENDER: BRANCH BANKING AND TRUST COMPANY By: _ Name: Title: STATE OF FLORIDA ) ) ss: COUNTY OF MIAMI -DADE ) The foregoing instrument was acknowledged before me this , as COMMUNITY BANK, N.A.. Personally Known ❑ Produced Identification ❑ Type of Identification: ❑ Did ❑ Did Not Take an Oath NOTARY STAMP _ day of 2014 by on behalf of FLORIDA NOTARY PUBLIC, STATE OF FLORIDA AT LARGE OWNER: HURT BUILDING, LLC, a Florida limited liability company By: Opa -Locka Community Development Corporation, Inc. By: Print Name: Title: STATE OF FLORIDA ) ) ss: COUNTY OF MIAMI -DADE ) The foregoing instrument was acknowledged before me this day of 2014 by as , on behalf of , a Florida limited liability company. Personally Known ❑ Produced Identification ❑ Type of Identification: ❑ Did ❑ Did Not Take an Oath NOTARY PUBLIC, STATE OF FLORIDA AT LARGE NOTARY STAMP EXHIBIT A Lot 9, 10 and 11, Block 79, of REVISED PLAT NO. TWO OPA LOCKA, according to the plat thereof, as recorded in Plat Book 34, at Page 67, of the Public Records of Dade County, Florida. TOGETHER WITH: That portion of Alley lying North of and adjacent to Lot 11, Block 79, and West of and adjacent to Lot 10, Block 79 of REVISED PLAT NO. TWO OPA LOCKA, according to the plat thereof, as recorded in Plat Book 34, at Page 67, of the Public Records of Dade County, Florida.