Two Lakes Community Development District

Second Supplemental Engineer’s Report
Club Property Acquisition

Prepared for
Two Lakes Community Development District Board of Supervisors
City of Hialeah, Miami-Dade County, Florida

Prepared by
Alvarez Engineers, Inc.

8935 NW 35 Lane, Suite 101
Doral, FL 33172
Telephone 305-640-1345
Facsimile 305-640-1346
E-Mail Address: Info@Alvarezeng.com

Accepted June 12, 2024

06/12/2024	Alvarez Engineers, Inc.

TABLE OF CONTENTS
Narrative
Introduction	1
The Club Property and Determination of the Purchase Price	1
District Access to the Club Property	3
Engineer’s Certification	4
Exhibits
Exhibit 1,	CCD Location Map	5
Exhibit 2,	Location of Clubhouse 1.	6
Exhibit 3,	Location of Clubhouse 2	7
Exhibit 4,	Clubhouse 1 Partial Site Plan and Floor Plan	8
Exhibit 5,	Clubhouse 2 Partial Site Plan and Floor Plan	9

06/12/2024	Alvarez Engineers, Inc.

Introduction
Two Lakes Community Development District (the “District” or “CDD,” See Exhibit 1 for Location) intends to purchase from Two Lakes Lennar, LLC (the “Club Owner”) the real property of two clubhouses located within the boundaries of the CDD. The clubhouses are referred hereinafter as “Clubhouse 1” and “Clubhouse 2” and encompass the land and all the improvements within.
Clubhouse 1 is located on Tract “Q” of “AquaBella Section One”, as recorded at PB 172, PG 51 of the Public Records of Miami-Dade County. The physical address of the property is 10401 W 35 Lane, Hialeah, Florida, 33018. The tract is identified as Folio Number 04-2016-006-3900. (Refer to Exhibit 2).
Clubhouse 2 is located on Tract “R2” of “AquaBella North”, as recorded at PB 172, PG 51 of the Public Records of the County. The physical address of the property is 11061 W 34 Way, Hialeah, Florida, 33018. The tract is identified as Folio Number 04-2016-008-7690. (Refer to Exhibit 3).
Together, the real property for Clubhouse 1 and Clubhouse 2 is referred hereinafter as the “Club Property”.
The District intends to issue one or more series of special assessment bonds (the “Series 2024 Bonds”) to finance the purchase of the Club Property. This Second Supplemental Engineer’s Report describes the Club Property and documents its purchase price.
The Club Property and Determination of the Purchase Price
The Club Property.
The Club Property consists of the two clubhouse buildings and all related facilities indoor and outdoor, fixtures, improvements and personal property constructed and completed within a 1.93- acre parcel for Clubhouse 1 (Tract “Q”), and a 2.54-acre parcel for Clubhouse 2 (Tract “R2”).

The Club Property includes, but is not limited to, the items listed in Tables 1 and 2 below. (Refer to Exhibits 4 and 5 for depictions of the floor plans and partial site plans).

Table 1 - Clubhouse 1 Description	
Category	Description	Square Footage	Acreage	
Property				
Property Address	10401 W 35 Lane, Hialeah, FL 33018			
County Folio No.	04-2016-006-3900			
Legal Description	Tract "Q" of AquaBella Section One, Plat Book 172, Page 51			
	Property Area (Per Plat)	83,912	1.93	
				
Site Facilities				
	53 Parking Spaces (50 Regular + 3 Accessible)	16,860		
	Dumpster	270		
	Pool Equipment Areas (Mechanical / Electrical)	1,060		
	Landscaped Open Areas, Driveways and Paths	35,776		
	Sub-Total Site Facilities	53,966	1.24	
				
Building Facilities				
Outdoor Recreational	Swimming Pool (100 Persons Maximum Occupancy)	4,985		
	Pool Deck No. 1 by Swimming Pool (268 Max. Occupancy)	8,016		

06/12/2024	Alvarez Engineers, Inc.

Table 1 - Clubhouse 1 Description	
Category	Description	Square Footage	Acreage	
	Spa (4 Persons Maximum Occupancy)	196		
	Pool Deck No. 2 by Spa (87 Persons Maximum Occupancy)	2,588		
	Kids Area (164 Persons Maximum Occupancy)	4,904		
	Sub-Total Outdoor Recreational Facilities	20,689	0.47	
				
Indoor, Air Conditioned	Lobby (64 Persons Maximum Occupancy)	947		
	Exercise Room (20 Persons Maximum Occupancy)	952		
	Kids Room (11 Maximum Occupancy)	165		
	Reception (1 Maximum Occupancy)	74		
	Office (3 Persons Maximum Occupancy)	220		
	Lounge / Meeting / Game Room (131 Maximum Occupancy)	912		
	Serving Area (2 Persons Maximum Occupancy)	196		
	Foyer	394		
	Restrooms, Halls, Storage, Lockers, Mechanical, Electrical	2,350		
	Sub-Total Indoor Air-Conditioned Spaces	6,210	0.14	
				
Roof Covered				
	Covered Terraces (93 Persons Maximum Occupancy)	2,420		
	Covered Entry	627		
	Sub-Total Roof-Covered Spaces	3,047	0.07	

Summary of Areas	Site Facilities	53,966		
	Building Facilities	29,946		
	Total Property Area	83,912	1.93	

Table 2 - Clubhouse 2 Description	
Category	Description	Sq. Footage	Acreage	
Property				
Property Address	11061 W 34 Way, Hialeah, FL 33018			
County Folio No.	04-2016-008-7690			
Legal Description	Tract "R2" of AquaBella Section North, Plat Book 174, Page 1			
	Property Area (Per Plat)	110,712	2.54	
				
Site Facilities				
	64 Parking Spaces (62 Regular + 2 Accessible)	17,640		
	Dumpster	220		
	Pool Equipment Areas (Mechanical / Electrical)	400		
	Landscaped Open Areas, Driveways and Paths	77,011		

06/12/2024	Alvarez Engineers, Inc.

Table 2 - Clubhouse 2 Description	
Category	Description	Sq. Footage	Acreage	
	Sub-Total Site Facilities	95,271	2.19	
				
Building Facilities				
Outdoor Recreational	Swimming Pool (68 Persons Maximum Occupancy)	3,390		
	Pool Deck (572 Max. Occupancy)	8,580		
	Spa	79		
	Sub-Total Outdoor Recreational Facilities	12,049	0.28	
				
Indoor, Air Conditioned	Social Room (99 Persons Maximum Occupancy)	689		
	Exercise Room (11 Persons Maximum Occupancy)	534		
	Reception / Office (2 Maximum Occupancy)	120		
	Serving Area (2 Persons Maximum Occupancy)	190		
	Foyer (4 Persons Maximum Occupancy)	59		
	Restrooms, Halls, Storage, Lockers, Mechanical, Electrical	875		
	Sub-Total Indoor Air-Conditioned Spaces	2,467	0.06	
				
Roof Covered				
	Covered Terrace (42 Persons Maximum Occupancy)	629		
	Covered Entry	188		
	Covered Secondary Entry	38		
	Storage	70		
	Sub-Total Roof-Covered Spaces	925	0.02	
				
Summary of Areas	Site Facilities	95,271		
	Building Facilities	15,441		
	Total Property Area	110,712	2.54	
Determination of the Purchase Price.

Section 5.9 of the AquaBella Club, Club Plan, recorded on October 30, 2017, at Miami-Dade County ORB 30737, PG 1811, allows AquaBella Community Association, Inc. (the” HOA”) to make an early offer to purchase of the Club Property from the Club Owner. The Board of Directors of the HOA resolved on May 14, 2024, not to purchase the Club Property and instead to facilitate the acquisition of the Club Property by the CDD for a negotiated purchase price of $30,042,000 (the “HOA Resolution” and the “Negotiated Purchase Price”, respectively). Club Owner reports that it intends to sell the Club Property to the CDD for the Negotiated Purchase Price.
District Access to the Club Property.
The owner of the private road right of ways that lead to Clubhouse 1 and Clubhouse 2 intends to grant the District a license agreement or similar legal instrument that will permit public access to both clubhouses constituting the Club Property.

06/12/2024	Alvarez Engineers, Inc.

Engineer's Certification.
It is our opinion that the benefits to the residents of the CDD derived from the District’s purchase and ownership of the Club Property, are equal to or greater than the Negotiated Purchase Price indicated in this report.
I hereby certify that the foregoing is a true and correct copy of the Second Supplemental Engineer's Report for the Two Lakes Community Development District.

Juan R. Alvarez, PE
Florida Registration No. 38522 Alvarez Engineers, Inc.
June 12, 2024

1-W

1

3

1	=l	[

--Y"'

_I]]II

-	••=
=	77	TI I u

ALVAREZ ENGINEERS, INC.
TWO LAKES COD
LOCATION MAP

l

0 500'  1500'	3000'

-		I

'

,---\
·""' 7

MATCH LINE
IBIT 3)

>
1111:
c:i:

...

>
1111:
c:i:
Czl
::,
0m
Cl
Cl

z

Cl  en	u
::,  J

0m
Cl
uCl

z

CD
C"')
J

-·--·

I
------------W--1-00	ST	CDD	BOUNDARY
ALVAREZ ENGINEERS, INC.
TWO LAKES CDD
LOCATION OF CLUBHOUSE 1

I

0  50'	200'	450

- 	I

_j
J

NW 170 ST

COD BOUNDARY

:::, 0
Ill
Q
Cu
., J
I I

z

1

:	It)
I I I I I I I I

'

111
Q
Qu

_,...

_.

\)' :l

,ffiTTl,I

LillwlL l[m •

Ill

•

fj

I

U]]ll

MATCH LINE (SEE EXHIBIT 2)

ALVAREZ ENGINEERS, INC.
TWO LAKES COD
LOCATION OF CLUBHOUSE 2

I

0 50'	200'

-

500'
I

ALVAREZ ENGINEERS, INC.
TWO LAKES CDD
CLUBHOUSE 1 SITE PLAN

ALVAREZ ENGINEERS, INC.
TWO LAKES CDD
CLUBHOUSE 2 SITE PLAN