North River Ranch Community Development District
12051 Corporate Blvd., Orlando, FL 32817
Phone: 407-723-5900, Fax: 407-723-5901
www.northriverranchcdd.com

The meeting of the Board of Supervisors for the North River Ranch Community Development District will be held Wednesday, June 10, 2020 at 1:30 p.m. at 8141 Lakewood Main Street, Bradenton, FL 34202. The following is the proposed agenda for this meeting.

Call in number: 1-844-621-3956 (New) Passcode: 790 562 990 # (New)
 BOARD OF SUPERVISORS’ MEETING AGENDA

Organizational Matters
Call to Order
Roll Call
Public Comment Period[for any members of the public desiring to speak on any proposition before the Board]

General Business Matters

Consideration of the Minutes of the May 13, 2020 Board of Supervisors’ Meeting
Public Hearing on Equalizing, Approving, Confirming, and Levying Special Assessments
Public Comments and Testimony
Board Comments
Consideration of Resolution 2020-07, Equalizing, Approving, Confirming, and Levying Special Assessments
Exhibit A – District Engineers’ Report
Exhibit B – Master Assessment Methodology Report
Exhibit C- Lands Legal Description
Ratification of Funding Requests 2020-26 – 2020-29
Review of District Financial Statements (under separate cover)

Other Business
Staff Reports
District Counsel
District Engineer
District Manager- Reinbursement for Pete Williams

Audience Comments

Supervisors Requests

Adjournment

North River Ranch Community Development District

Consideration of the Minutes of the May 13, 2020 Board of Supervisors’ Meeting

MINUTES OF MEETING

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT BOARD OF SUPERVISORS MEETING MINUTES
Wednesday, May 13, 2020 at 1:30 P.M.
Via conference call due to the COVID-19 Executive Order 20-69 & 20-114

Board Members present via phone:

Pete Williams	Chairperson	(via phone)	
Priscilla Heim	Assistant Secretary		
John Blakley	Assistant Secretary	(via phone)	
Dale Weidemiller	Assistant Secretary		

Also present via phone:

Vivian Carvalho	District Manager- PFM Group Consulting, LLC Venessa Ripoll	Assistant District Manger- PFM Group Consulting, LLC (via phone)
Amanda Lane	PFM Group Consulting, LLC	(via phone)
Ed Vogler	District Counsel- Vogler Ashton	(via phone) Christopher Fisher District Engineer-Clearview Land Design, P.L. (via phone) Tom Panaseny	Neal Communities
Jim Schier	Neal Communities
Pam Curran	Neal Communities	(via phone)

FIRST ORDER OF BUSINESS	Administrative Matters Call to Order and Roll Call
Ms. Carvalho called to order at 2:12 pm the meeting of the Board of Supervisors of the
North River Ranch Community Development District and proceeded with roll call. The persons in attendance are outlined above.

Public Comment Period

There were no members of the public present at this time.

Discussion regarding Executive Orders 20-112 & 20-114

A discussion took place regarding Executive Orders 20-112 & 20-114. It has been extended thru July 7, 2020. The June 10, 2020 meeting must be conducted in person because a Public Hearing is scheduled for the Imposition of Special Assessments. District

staff will provide a Resolution once the Board reconvenes in person in order to ratify all the actions taken during the telephonic meeting(s).

SECOND ORDER OF BUSINESS	General Business Matters

Consideration of the Minutes of the April 8, 2020 Board of Supervisors’ Meeting

The Board reviewed the Minutes of the April 8, 2020 Board of Supervisors’ Meeting.

On MOTION by Mr. Williams, seconded by Ms. Heim, with all in favor, the Board approved the Minutes of the April 8, 2020 Board of Supervisors’ Meeting.

Consideration of the Minutes of the March 11, 2020 Auditor Selection Committee Meeting

The Board reviewed the Minutes of the March 11, 2020 Auditor Selection Committee Meeting.

On MOTION by Mr. Williams, seconded by Mr. Weidemiller, with all in favor, the Board approved the Minutes of the March 11, 2020 Auditor Selection Committee Meeting.

Consideration of Resolution 2020- 05, Approving a Preliminary Budget for Fiscal Year 2021 and Setting a Public Hearing Date

District staff suggested August 12, 2020 as the Public Hearing date. This is a straightforward Budget as the District is under a Developer Funding Agreement. The District will not be ready to proceed with assessing on Roll or off Roll. Ms. Carvalho requested a motion to approve Resolution 2020-05 with the proposed O & M Budget for Developer Contribution of a Total Revenue of $102,175.00. As expenses are incurred the District Manager will request a funding request for those expenses.

On MOTION by Mr. Williams, seconded by Ms. Heim, with all in favor, the Board approved Resolution 2020-05, Approving a Preliminary Budget for Fiscal Year 2021 with a Total Revenue of $102,175.00 and Setting a Public Hearing Date for August 12, 2020 at 1:30 PM at the Neal Land Ventures location address (8141 Lakewood Main Street, Bradenton, FL).

Letter	from	Supervisor	of Elections- Manatee County

The District has no registered voters residing in District boundaries as of April 15, 2020.

On MOTION by Mr. Williams, seconded by Ms. Heim, with all in favor, the Board accepted the Letter from Supervisor of Election- Manatee County.

Consideration of Resolution 2020- 06, Designating a Date, Time, and Location for the 2020 Landowners’ Meeting

District staff suggested November 3, 2020 as the date of the Landowners’ Meeting. This is the second Landowners’ Election for the District and it must be held on the General Election day. A discussion took place regarding the time and location.

On MOTION by Mr. Weidemiller, seconded by Mr. Williams, with all in favor, the Board approved Resolution 2020-06, Designating November 3, 2020 at 10:30 a.m. at 8141 Lakewood Main Street, Bradenton, FL meeting location as the Date, Time, and Location for the 2020 Landowners’ Meeting.

Consideration of Proposal from Booth Design Group

Mr. Panaseny explained this proposal is for the landscape design of the park areas within Phase 3A and 3B in the amount of $54,254.00.

On MOTION by Mr. Weidemiller, seconded by Ms. Heim, with all in favor, the Board approved the Proposal from Booth Design Group in the amount of $54,254.00, subject to attached addendum.

Ratification of Avid Trails Proposal, North River Ranch Trails Master Plan

Ms. Carvalho explained the addendum is already included in this proposal. Mr. Panaseny presented the proposal.

On MOTION by Mr. Williams, seconded by Ms. Heim, with all in favor, the Board ratified the Avid Trails Proposal, North River Ranch Trails Master Plan.

Ratification of Funding Requests 2020-22 – 2020-25

Ms. Carvalho presented Funding Requests 2020-22 – 2020-25.

On MOTION by Mr. Weidemiller, seconded by Ms. Heim, with all in favor, the Board ratified Funding Requests 2020-22– 2020-25.

Review	of	District	Financial Statements.

The Board reviewed the District’s Financial Statements.

On MOTION by Ms. Heim, seconded by Mr. Williams, with all in favor, the Board accepted the District Financials.

Ratification of Ballenger Proposal for Phase 3-17

This is for irrigation design. This has been approved by the Chair in a not -to-exceed amount of $17,000.00. the addendum is not included.

On MOTION by Mr. Weidemiller, seconded by Mr. Williams, with all in favor, the Board ratified the Ballenger proposals for Phases 3-17 Irrigation Design for a not-to-exceed amount of $17,000.00, subject to the inclusion of the addendum.

THIRD ORDER OF BUSINESS	Other Business Staff Reports
District Counsel – Nor Report

District Engineer – Mr. Fisher updated the Board that he will be submitting the plans for Phases 3A & 3B at the end of this month for approval.

District Manager – The next meeting is scheduled for June 10, 2020 at this location to hold the Public Hearing on Imposition of Special Assessments. Three Board Members must be physically present. Mr. Williams, Mr. Heim, and Mr. Weidemiller will be present to establish quorum.

Audience Comments and Supervisor Requests

There were no audience comments and or Supervisors request.

FOURTH ORDER OF BUSINESS	Adjournment

Ms. Carvalho requested if there are no further business to come before the Board for a motion to adjourn.

ON MOTION by Ms. Heim, seconded by Mr. Williams, with all in favor, the Board adjourned the May 13, 2020 Board of Supervisor’s Meeting for the North River Ranch Community Development District at 2:23 p.m.

___________________________	__________________________
Secretary / Assistant Secretary	Chairperson / Vice Chairperson

North River Ranch Community Development District

Consideration of Resolution 2020-07, Equalizing, Approving, Confirming, and Levying Special Assessments

Exhibit A – District Engineers’ Report Exhibit B – Master Assessment Methodology Report
Exhibit C- Lands Legal Description

RESOLUTION 2020-07

A RESOLUTION OF THE BOARD OF SUPERVISORS OF
THE	NORTH	RIVER	RANCH	COMMUNITY	
DEVELOPMENT	DISTRICT	AUTHORIZING	AND	
CONFIRMING	DISTRICT	PROJECTS	FOR	
CONSTRUCTION	AND/OR	ACQUISITION	OF	
INFRASTRUCTURE IMPROVEMENTS; APPROVAL OF THE DISTRICT’S ENGINEER’S REPORT AND ASSESSMENT REPORT; EQUALIZING, APPROVING, CONFIRMING, AND LEVYING SPECIAL ASSESSMENTS ON PROPERTY SPECIALLY BENEFITED BY SUCH PROJECTS TO PAY THE COSTS OF THE IMPROVEMENTS THEREOF; PROVIDING FOR THE PAYMENT AND THE COLLECTION OF SUCH SPECIAL ASSESSMENTS BY THE METHODS PROVIDED FOR BY CHAPTERS 170, 190 AND 197, FLORIDA STATUTES; CONFIRMING THE DISTRICT'S INTENTION TO ISSUE CAPITAL IMPROVEMENT REVENUE BONDS; MAKING PROVISIONS FOR EXEMPTIONS FROM SPECIAL ASSESSMENTS AND TRANSFERS OF REAL PROPERTY TO GOVERNMENTAL BODIES; PROVIDING FOR THE RECORDING OF AN ASSESSMENT NOTICE; PROVIDING FOR SEVERABILITY, CONFLICTS AND AN EFFECTIVE DATE.

RECITALS

WHEREAS, the North River Ranch Community Development District, (the “District”), has previously indicated its intention to construct and/or acquire certain types of infrastructure improvements and to finance such infrastructure improvements through the issuance of bonds, which bonds would be repaid by the imposition of special assessments on benefited property within the District; and,

WHEREAS, the District Board of Supervisors, (the “Board”), has noticed and conducted a public hearing pursuant to Chapters 170, 190 and 197, Florida Statutes, relating to the imposition, levy, collection and enforcement of such assessments.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT AS FOLLOWS:

SECTION 1. AUTHORITY FOR THIS RESOLUTION. This Resolution is adopted pursuant to Chapters 170, 190 and 197, Florida Statutes, including without limitation, Section 170.08, Florida Statutes.

SECTION 2. FINDINGS. The Board hereby finds that the above Recitals are true and correct and are hereby adopted; the Board further determines as follows:

The District is a local unit of special-purpose government organized and existing under and pursuant to Chapter 190, Florida Statutes, as amended.

The District is authorized by Chapter 190, Florida Statutes, to finance, fund, plan, establish, acquire, install, equip, operate, extend, construct, or reconstruct public infrastructure improvements such as, but not limited to, stormwater management facilities; water, sewer, and reuse facilities; and other infrastructure projects and services necessitated by the development of, and serving lands within, the District.

The District is authorized by Chapter 190, Florida Statutes, to levy and impose special assessments to pay all, or any part of, the cost of such infrastructure projects and services and to issue capital improvement revenue bonds payable from such special assessments as provided in Chapters 170, 190 and 197 Florida Statutes.

It is necessary to the public health, safety and welfare and in the best interests of the District that (i) the District provide the "Project," the nature and location of which was initially described in Resolution 2020-03 and is reflected in the North River Ranch Community Development District Report of District Engineer, dated February 2020, and approved by the District on February 12, 2020, (the “Engineer’s Report”), and in the plans and specifications on file at 12051 Corporate Boulevard, Orlando, FL 32817, (the “District Records Office”), and same can also be reviewed at 8141 Lakewood Main Street., Bradenton, Florida, 34202, (the “Local District Records Office”); (ii) the cost of such Project be assessed against the lands specially benefited by such Project; and, (iii) the District issue bonds to provide funds for such purposes pending the receipt of such special assessments. All references to the term “Project” herein shall be construed to be one and the same with the term “Improvements” in Resolution 2020-03.

The provision of said Project, the levying of such special assessments and the sale and issuance of such bonds serves a proper, essential, and valid public purpose and is in the best interests of the District, its landowners and residents.

In order to provide funds with which to pay the costs of the Project which are to be assessed against the benefited properties, pending the collection of such special assessments, it is necessary for the District from time to time to sell and issue its Capital Improvement Revenue Bonds, in one or more series, (the "Bonds").

By Resolution 2020-03, the Board determined to provide the Project and to defray the costs thereof by making special assessments on benefited property and expressed an intention to issue Bonds to provide a portion of the funds needed for the Project prior to the collection of such special assessments. Resolution 2020-03 was adopted in compliance with the requirements of Section 170.03, Florida Statutes, and prior to the time it was adopted, the requirements of Section 170.04, Florida Statutes, had been met.

As directed by Resolution 2020-03, said Resolution 2020-03 was published as required by Section 170.05, Florida Statutes, and a copy of the publisher's affidavit of publication is on file with the Secretary of the Board.

As directed by Resolution 2020-03, a preliminary assessment roll was adopted and filed with the Board as required by Section 170.06, Florida Statutes.

As required by Section 170.07, Florida Statutes, upon completion of the preliminary assessment roll, the Board adopted Resolution 2020-04, fixing the time and place of a public hearing at which the owners of the property to be assessed and other persons interested therein may appear before the Board and be heard as to (1) the propriety and advisability of making the infrastructure Improvements, (2) the cost thereof, (3) the manner of payment therefor, and (4) the amount thereof to be assessed against each specially benefited property or parcel; and provided for publication of notice of such public hearing and individual mailed notice in accordance with Chapters 170, 190 and 197, Florida Statutes.

Notice of such public hearing was given by publication and also by mail as required by Section 170.07, Florida Statutes. Affidavits as to such publications and mailings are on file in the office of the Secretary of the Board.

On May 13, 2020, at the public hearing, at the time and place specified in the resolution and notice referred to in paragraph (k) above, the Board met as an Equalization Board and heard and considered all complaints and testimony as to the matters described in paragraph (j) above. The Board has made such modifications in the preliminary assessment roll as it deems necessary, just and right in the making of the final assessment roll.

Having considered the estimated costs of the Project, estimates of financing costs and all complaints and evidence presented at such public hearing, the Board of Supervisors of the District further finds and determines:

that the estimated costs of the Project is as specified in the Engineer’s Report, the same of which is attached hereto as Exhibit “A,” and incorporated herein by this reference, which is hereby adopted, confirmed and approved, and that the amount of such costs is reasonable, proper, just and right; and,

it is reasonable, proper, just and right to assess the cost of such Project against the properties specially benefited thereby using the method determined by the Board as set forth in that certain Master Assessment Methodology North River Ranch Community Development District, dated March, 2020 [Prepared on March 3, 2020], and approved by the District on March 11, 2020, (the “Assessment Report”), the same of which is attached hereto as Exhibit “B,” and incorporated herein by this reference, which results in the special assessments set forth on the final assessment roll, (the “Special Assessments”); and,

it is hereby declared that the Project will constitute a special benefit to all parcels of real property listed on said final assessment roll, [which lands are identified in Exhibit “C,” attached hereto and incorporated herein], and that the benefit, in the case of each such parcel, will be equal to or in excess of the Special Assessments thereon when allocated as set forth in the Assessment Report; and,

it is in the best interests of the District that the Special Assessments be paid and collected as herein provided.

SECTION 3. APPROVAL OF THE DISTRICT’S ENGINEER’S REPORT AND ASSESSMENT REPORT; AUTHORIZATION OF DISTRICT PROJECT. The District’s
Engineer’s Report, as set forth on Exhibit “A” and Assessment Report, as set forth on Exhibit “B,” the same of which were approved by the District on February 12, 2020, and March 11, 2020, respectively, are hereby adopted, ratified and confirmed. That certain Project for construction and acquisition of infrastructure Improvements initially described in Resolution No. 2020-03, and more specifically identified and described in the Engineer’s Report is hereby authorized and approved and the proper officers, employees and/or agents of the District are hereby authorized and directed to take such further action as may be necessary or desirable to cause the same to be made following the issuance of the Bonds referred to herein.

SECTION 4. ESTIMATED COST OF IMPROVEMENTS. The total estimated costs of the Project, the costs to be paid by Special Assessments on all specially benefited property, and the identification of the specially benefitted property are set forth in Exhibits “A,” “B,” and “C” respectively, hereto.

SECTION 5. EQUALIZATION, APPROVAL, CONFIRMATION AND LEVY OF
SPECIAL ASSESSMENTS. The Special Assessments on the parcels specially benefited by the Project, all as specified in the final assessment roll as set forth in the Assessment Report, attached hereto as Exhibit “B,” are hereby adopted, authorized, equalized, approved, confirmed and levied. Immediately following the adoption of this Resolution, the lien of Special Assessments as reflected in Exhibit “B,” attached hereto, shall be recorded by the Secretary of the Board of the District in a special book, to be known as the "Improvement Lien Book." The Special Assessment or Assessments against each respective parcel shown on such final assessment roll and interest, costs and penalties thereon, as hereafter provided, shall be and shall remain a legal, valid and binding first lien on such parcel until paid, and such lien shall be coequal with the lien of all state, county, district, municipal or other governmental taxes and superior in dignity to all other liens, titles, and claims. Prior to the issuance of any Bonds, including refunding bonds, the District may, by subsequent resolution, adjust the acreage assigned to particular parcels (parcel identification numbers) listed on the final assessment roll to reflect accurate apportionment of acreage within the District amongst individual parcels (parcel identification numbers). The District may make any other such acreage and boundary adjustments to parcels listed on the final assessment roll as may be necessary and in the best interests of the District as determined by the Board by subsequent resolution(s). Any such adjustment in the assessment roll shall be consistent with the requirements of law. In the event the issuance of Bonds, including refunding bonds, by the District would result in a decrease of the Special Assessments, then the District shall by subsequent resolution(s), adopted within sixty (60)

days of the sale of such bonds at a publicly noticed meeting and without the need for further public hearing, evidence such a decrease and amend the final assessment roll as shown in the Improvement Lien Book to reflect such a decrease. The Chairman shall direct District Manager to record the lien in the Manatee County, Florida, Public Records at an appropriate time in connection with the marketing, sale and issuance of the Bonds.

SECTION 6. FINALIZATION OF SPECIAL ASSESSMENTS. When the entire Project
has both been constructed or otherwise provided to the satisfaction of the Board, the Board shall adopt a resolution accepting the same and determining the actual costs (including financing costs) thereof, as required by Sections 170.08 and 170.09, Florida Statutes. Pursuant to the provisions of section 170.08, Florida Statutes, regarding completion of a project funded by a particular series of bonds, the District shall credit to each Special Assessment the difference, if any, between the Special Assessment as hereby made, approved and confirmed and the actual costs incurred in completing the Project. In making such credits, no credit shall be given for bond financing costs, capitalized interest, funded reserves or bond discounts. Such credits, if any, shall be entered in the Improvement Lien Book. Once the final amount of Special Assessments for the entire Project has been determined, the term "Special Assessment" shall, with respect to each parcel, mean the sum of the costs of the Project.

SECTION  7.	PAYMENT OF SPECIAL ASSESSMENTS AND METHOD OF COLLECTION.

The Special Assessments may be paid in not more than thirty (30) substantially equal consecutive annual installments of principal and interest. The Special Assessments may be paid in full without interest at any time within thirty (30) days after the completion of the Project and the adoption by the Board of a resolution by the District accepting the Project; provided, however, that the Board shall at any time make such adjustments by resolution, at a noticed meeting of the Board, to that payment schedule as may be necessary and in the best interests of the District to account for changes in long and short term debt as actually issued by the District. At any time subsequent to thirty (30) days after the Project has been completed and a resolution accepting the Project has been adopted by the Board, the Special Assessments may be prepaid in full including interest amounts to the next succeeding interest payment date or to the second succeeding interest payment date if such a prepayment is made within forty-five (45) calendar days before an interest payment date. The owner of property subject to Special Assessments may prepay the entire remaining balance of the Special Assessments at any time, or a portion of the remaining balance of the Special Assessment one time if there is also paid, in addition to the prepaid principal balance of the Special Assessment, an amount equal to the interest that would otherwise be due on such prepaid amount on the next succeeding interest payment date for the Bonds, or, if prepaid during the forty-five (45) day period preceding such interest payment date, to the interest payment date following such next succeeding interest payment date. Prepayment of Special Assessments does not entitle the property owner to any discounts for early payment.

The District may elect to use the method of collecting Special Assessments authorized by Sections 197.3632 and 197.3635, Florida Statutes, (the "Uniform Method"). The District has heretofore taken or will use its best efforts to take as timely required necessary actions to comply

with the provisions of said Sections 197.3632 and 197.3635, Florida Statutes. Such Special Assessments may be subject to all of the collection provisions of Chapter 197, Florida Statutes. Notwithstanding the above, in the event the Uniform Method of collecting its special or non-ad valorem assessments is not available to the District in any year, or if determined by the District to be in its best interest, the Special Assessments may be collected as is otherwise permitted by law. The District may, in its sole discretion, collect Special Assessments by directly assessing landowner(s) and enforcing said collection in any manner authorized by law. Any prejudgment interest on delinquent assessments that are directly billed shall accrue at the applicable rate of any bonds or other debt instruments secured by the Special Assessments. The decision to collect Special Assessments by any particular method – e.g., on the tax roll or by direct bill – does not mean that such method will be used to collect Special Assessments in future years, and the District reserves the right in its sole and absolute discretion to select collection methods in any give year, regardless of past practices.

For each year the District uses the Uniform Method, the District shall enter into an agreement with the Tax Collector of Manatee County who may notify each owner of a lot or parcel within the District of the amount of the special assessment, including interest thereon, in the manner provided in Section 197.3635, Florida Statutes.

SECTION 8. APPLICATION OF TRUE-UP PAYMENTS.

Pursuant to the Assessment Report, attached hereto as Exhibit “B,” there may be required from time to time certain “True-Up” payments. As parcels of land or lots are platted, the Special Assessments securing the Bonds shall be allocated as set forth in the Assessment Report. In furtherance thereof, at such time as parcels of land or lots are platted, it shall be an express condition of the lien established by this Resolution that any and all initial plats of any portion of the lands within the District, as the District’s boundaries may be amended from time to time, shall be presented to the District Manager for review, approval and calculation of the percentage of acres and numbers of units which will be, after the plat, considered to be developed. No further action by the board of Supervisors shall be required. The District’s review shall be limited solely to this function and the enforcement of the lien established by this Resolution. The District Manger shall cause the Special Assessments to be reallocated to the units being platted and the remaining property in accordance with Exhibit “B,” cause such reallocation to be recorded in the District’s Improvement Lien Book, and shall perform the true-up calculations described in Exhibit “B”, which process is incorporated herein as if fully set forth. Any resulting True-Up Payment shall become due and payable that tax year by the landowner(s) of record of the remaining property, in addition to the regular assessments installment payable with respect to the remaining developable acres.

The District will take all necessary steps to ensure that True-Up Payments are made in a timely fashion to ensure its debt service obligations are met. The District shall record all True-Up Payments in its Improvement Lien Book.

The foregoing is based on the District’s understanding with the Developer that it intends to develop the equivalent residential units (“ERUs”) shown in Exhibit “B,” on the net developable acres within the benefited lands within the District, and is intended to provide a formula to ensure

that the appropriate ratio of the Special Assessments to developable acres is maintained if fewer ERUs are developed. However, no action by the District prohibits more than the maximum ERUs shown in Exhibit “B” from being developed. In no event shall the District collect Special Assessments pursuant to this Resolution in excess of the total debt service related to the Project, including all costs of financing and interests. The District recognizes that such things as regulatory requirements and market conditions may affect the timing and scope of the development in the District. If the strict application of the True-Up Methodology to any assessment reallocation pursuant to this paragraph would result in Special Assessments collected in excess of the District’s total debt service obligation for the Project, the Board shall by resolution take appropriate action to equitably reallocate the Special Assessments. Further, upon the District’s review of the final plat for the developable acres, any unallocated Special Assessments shall become due and payable and must be paid prior to the District’s approval of the plat.

The application of the monies received from True-Up Payments or assessments to the actual debt service obligations of the District, whether long term or short term, shall be set forth in supplemental assessment resolution(s) adopted for each series of Bonds actually issued. Each subsequent resolution shall be adopted at a noticed meeting of the District, and shall set forth the actual amounts financed, costs of issuance, expected costs of collection, and the total amount of the assessments pledged to that issue, which amount shall be consistent with the lien imposed by this Resolution.

SECTION 9. GOVERNMENT PROPERTY; TRANSFERS OF PROPERTY TO UNITS OF LOCAL, STATE, AND FEDERAL GOVERNMENT; PROPERTY EXCLUDED
BY LAW. Property owned by units of local, state, and federal government shall not be subject to the Special Assessments without specific consent thereto. In addition, property owned by a property owners association or a homeowners association that is exempt from special assessments under Florida law shall not be subject to the Special Assessments. If at any time, any real property on which Special Assessments are imposed by this Resolution is sold or otherwise transferred to a unit of local, state, or federal government (without consent of such governmental unit to the imposition of Special Assessments thereon), all future unpaid Special Assessments for such tax parcel shall become due and payable immediately prior to such transfer without any further action of the District.

SECTION 10. ASSESSMENT NOTICE. The District’s Secretary and District Manager are hereby directed to record a general notice of the Special Assessments and the lien established herein this Resolution in the Official Records of Manatee County, Florida, which shall be updated from time to time in a manner consistent with changes in the boundaries of the District.

SECTION 11. SEVERABILITY. If any section or part of a section of this Resolution be declared invalid or unconstitutional, the validity, force and effect of any other section or part of a section of this Resolution shall not thereby be affected or impaired unless it clearly appears that such other section or part of a section of this Resolution is wholly or necessarily dependent upon the section or part of a section so held to be invalid or unconstitutional.

SECTION 12. CONFLICTS. All resolutions or parts thereof in conflict herewith are, to the extent of such conflict, superseded and repealed.

SECTION 14. EFFECTIVE DATE. This Resolution shall become effective immediately upon its adoption.

APPROVED AND ADOPTED THIS 10th DAY OF JUNE, 2020.

Secretary / Assistant Secretary	Chairman / Vice Chairman
North River Ranch Community Development District	North River Ranch Community Development District

Exhibits:

Exhibit “A”: North River Ranch Community Development District Report of District Engineer, dated February 2020, and approved by the District on February 12, 2020

Exhibit “B”: Master Assessment Methodology North River Ranch Community Development District, dated March, 2020 [Prepared on March 3, 2020], and approved by the District on March 11, 2020

Exhibit “C”:	Designated 2020 Series Bond Issuance Lands Legal Description

EXHIBIT "A"

North River Ranch Community Development District
Report of District Engineer February 2020

Prepared for:
North River Ranch Community Development District
Manatee County, Florida

Prepared by:

Christopher Fisher, P.E. Clearview Land Design, P.L. Tampa, Florida

February 2020

Board of Supervisors
North River Ranch Community Development District

RE:	North River Ranch Community Development District Preliminary Report of District Engineer

To Whom It May Concern:

Pursuant to the Board of Supervisor’s authorization, Clearview Land Design, P.L. is pleased to submit this Engineer’s Report for the proposed Capital Improvement Plan for the North River Ranch Community Development District. This report has been prepared on behalf of the District in connection with the financing for these proposed improvements. A detailed description of the improvements and their corresponding estimates of costs are outlined in the following report.

Thank you for this opportunity to be of professional service. Sincerely,
CLEARVIEW LAND DESIGN, P.L.

Christopher Fisher, P.E.

P:\North River Ranch\North River Ranch CDD\DRAFTS\2019.11.26_cmf.CDD Report of District Engineer.docx

3010 W Azeele Street Suite 150 Tampa, FL 33609 Phone (813) 223-3919 Fax (813) 223-3975

TABLE OF CONTENTS

PAGE NO.
TRANSMITTAL LETTER	2
INTRODUCTION	4
PURPOSE AND SCOPE	4
LAND USE	5
GOVERNMENTAL ACTIONS	5
CAPITAL IMPROVEMENT PLAN	6
OWNERSHIP AND MAINTENANCE	10
PROJECT COSTS	10
SUMMARY AND CONCLUSION	11

Exhibits

Vicinity Map
North River Ranch Boundary Metes & Bounds Description and Map
Summary of Estimated Project Costs
Permit and Construction Approval Status
Clarification of Acquisition, Construction, Installation, Land Owner Funding & Reimbursement Agreement

INTRODUCTION

The North River Ranch Community Development District (the "District") is a unit of special-purpose government organized and existing in accordance with Chapter 190, F.S., as amended, created by ordinances enacted by the Manatee County Board of County Commissioners (the “County”). The District, containing approximately 1,295.5 acres is located within Manatee County on the west and east sides of Fort Hamer Road, north of Moccasin Wallow Road and west of US 301. The County authorized the creation of the District pursuant to Manatee County Ordinance No. 18-08 on April 5, 2018.

The District is located within Sections 7, 8 9, 16, 17 & 18, Township 33 South, Range 19 East. Exhibit A is a Vicinity Map of the District. The District was formed to provide necessary, public infrastructure so that the lands within the District can be developed as a residential community. Access to the Development (as defined below) will be various entrances off Fort Hamer Road along with one entrance off US 301. As a part of this development, Manatee County will require the construction and dedication of an east/west roadway that will connect US 301 to the western property line. This road is being called “Road FF” at this time and will provide access to the district as well. The lands constituting the District are presently intended for development into a master planned community (the “Development”), known as North River Ranch. Exhibit B provides a Boundary Metes & Bounds Description and Map of the District. The majority of all public infrastructure is wholly contained within the limits of the District. Offsite improvements are required at the Moccasin Wallow Road and Fort Hamer Road intersection that will include signalizing the intersection, a second eastbound left turn lane, and a southbound left-turn lane.

PURPOSE AND SCOPE

The District was established for the purpose of financing or acquiring, constructing, maintaining and operating a portion of the infrastructure necessary for community development within the District. The purpose of this report is to provide a description of the infrastructure improvements necessary for progression of the Development and an estimate of the costs. The District will finance, acquire and/or construct, operate, and maintain a portion of the infrastructure improvements that are needed to serve the Development and allocate the costs for the infrastructure improvements among the lands within the District. The landowners, Haval Farms, LLC, and North Manatee Investment, LLC will sell off parcels to a development entity that has not yet been established. This entity will serve as the primary developer of the Development (the “Developer”). The developer or its assignees/successors may construct infrastructure improvements for the development and these improvements will be acquired by the District with proceeds of bonds issued by the District. The Developer will construct the balance of the infrastructure improvements needed for the development that is not financed by the District.

The proposed infrastructure improvements, as outlined herein, are necessary for the functional development of the Development as required by the County.

This Engineer's Report reflects the District's present intentions based on the Developer’s development plan. The implementation and completion of the Capital Improvement Plan (CIP) of the District outlined in this report requires final approval by the District's Board of Supervisors, including the award of contracts for the construction and/or acquisition of the improvements comprising the CIP. Cost estimates contained in this report have been prepared based on the best available information, including bid documents and pay requests where available.
These estimates may not reflect final engineering design. Actual costs will vary based upon final plans, design, planning, approvals from regulatory authorities, inflation, etc. Nevertheless, all costs contained herein, may be reasonably expected to adequately fund the improvements described, and contingency costs as included are reasonable.

LAND USE

As stated, the lands within the District encompass approximately 1,295.5 acres. The District is planned to ultimately include a mixture of single-family, townhome, and villa residential units with an entitled overall lot count of 3,842 units and 82,000 square feet of Commercial Space. The table below illustrates the current land use plan in acreage. Such information is subject to change.
Proposed Land Use	Approximate Acres	Units	
Rights of Way	137	-	
Road FF	30	-	
Fort Hamer Road	22	-	
Lots	402	3842	
Wetlands	160	-	
Park Sites	17	-	
School Site	30	-	
Commercial Outparcels	43	-	
Lakes	279	-	
Open Space	176	-	
Total	1295	3842	

GOVERNMENTAL ACTIONS

On March 14, 2019, the County approved the project as Planned Development Mixed Use/North Central Overlay (“PDMU/NCO”) Manatee County Rezoning Petition PDMU-17-26 which allows for a maximum of 3,842 dwelling units.

It is our opinion that there are no technical reasons existing at this time which would prohibit the implementation of the plans for the CIP as presented herein and that permits normally obtained by site development engineers, not heretofore issued and which are necessary to effect the improvements described herein, will be obtained during the ordinary course of development. The permit status for the public improvements is summarized in Exhibit D included with this report.

CAPITAL IMPROVEMENT PLAN

The District’s CIP includes infrastructure improvements that will provide special benefit to all assessable land within the District. Said improvements include earthwork, offsite roadway improvements, stormwater management facilities including those associated with such roadway improvements, on-site water and wastewater facilities, Recreational Facilities/Parks, landscaping, hardscape, and sidewalk improvements all within public rights-of-way or on District owned lands and associated professional fees. The estimated total cost of the CIP is $151,983,954.63. Refer to Exhibit C for a summary of the costs by infrastructure category for the CIP.

The current plan of development of the CIP is to be constructed in eighteen (18) phases/subphases (see table below), and ultimately it is expected that once completed it will support the construction of up to 3,842 residential dwelling units.

Construction Phasing (*)	
Total No. of Units	
Estimated Completion Date	
Phase 3A	220	2021	
Phase 3B	180	2022	
Phase 4A	120	2021	
Phase 4B	120	2021	
Phase 5	240	2022	
Phase 6	175	2024	
Phase 7	150	2023	
Phase 8A	150	2023	
Phase 8B	175	2024	
Phase 9	225	2026	
Phase 10	200	2027	
Phase 11	-	2025	
Phase 12	175	2026	

Phase 13	225	2028	
Phase 14	150	2029	
Phase 15	225	2030	
Phase 16	150	2031	
Phase 17	-		
Total Number of Units	2,880		
(*) Phasing, number of units, and timing of units is subject to change. The maximum number of approved units is 3,842.

ROADWAYS

Primary vehicular access to the District is to be provided with entrances off Fort Hamer Road and a secondary entrance off US 301 with the construction of “Road FF”. The main entrances to the District from Fort Hamer Road, will be a 2-lane roads with sidewalks and landscaping. Fort Hamer Road will be extended to the north when warranted. The other access entrance to the District off US 301 will be “Road FF” a 2-lane thoroughfare road running east/west through the project. Road FF will have on street parking, bikes lanes, sidewalks and streetlights. Internal roads will be undivided 2-lane residential streets with sidewalks and street lighting. The offsite access improvements on Moccasin Wallow Road will comply with the roadway design criteria of The Florida Department of Transportation (FDOT). The internal roadway design will comply with Manatee County transportation design criteria. The District will fund and construct the offsite improvements and the access improvements within the District or in the alternative acquire much completed improvements from the Developer. Manatee County will own, operate, and maintain the improvements on Moccasin Wallow Road as well as Fort Hamer Road and “Road FF.” The North River Ranch CDD may or may not construct the internal roadways. If the district does construct the roadways, they may be conveyed to Manatee County. Some of the roads within the development may be privately owned and maintained however, the district will not fund the construction of these roadways.

There is an existing Clarification of Acquisition, Construction, Installation, Land Owner Funding & Reimbursement Agreement between NP Land Partners, LLC and the Fieldstone Community Development District. Article 1.4 of the agreement identifies master infrastructure improvements in the amount of $4,331,030.00 that benefit the lands with the North River Ranch CDD. The North River Ranch CDD will need to reimburse the Fieldstone CDD this amount once the bonds have been issued for the North River Ranch CDD. This agreement can be found under Exhibit E.

STORMWATER MANAGEMENT

The County and the Southwest Florida Water Management District (SWFWMD) regulate the design criterion for the stormwater management system within the District. The District is located within the Little Manatee River

Watershed. The pre-development site runoff and water management conditions have been developed by the County and SWFWMD. The existing, onsite, naturally occurring wetlands have been delineated by SWFWMD.

The stormwater management plan for the District focuses on utilizing newly constructed ponds in the uplands for stormwater treatment in conjunction with the naturally occurring wetlands.

The primary objectives of the stormwater management system for the District are:
To provide a stormwater conveyance and storage system, which includes stormwater quality treatment.
To adequately protect development within the District from regulatory-defined rainfall events.
To maintain wetland hydroperiods.
To ensure that adverse stormwater impacts do not occur upstream or downstream as a result of the Development.
To satisfactorily accommodate stormwater runoff from adjacent off-site areas that naturally drains through the District. Accommodating existing drainage conditions is a requirement of more than one regulatory agency and is an integral part of the infrastructure improvements constructed with development projects.

The stormwater collection and outfall systems will be a combination of site grading, earthwork, stabilization, curb inlets, pipe culverts, control structures and open waterways. Wetland hydroperiods (normal pool and season high water elevations) will be maintained through proper design and maintenance of the outfall control structures. The District will fund and construct the stormwater management system or in the alternative acquire the completed system from the Developer. Curb inlets and pipe culverts in the CDD rights-of-ways will be owned, operated and maintained by the CDD as they are necessary components of the stormwater management system. The District will not finance the cost of the earthwork and site grading except to the extent it is necessary to facilitate the stormwater management system.

WASTEWATER COLLECTION

The District is within Manatee County’s Service Area which will provide wastewater treatment service. The District will fund the construction of the wastewater system or in the alternative acquire the completed system from the Developer. When completed, the County will own, operate and maintain the District’s internal wastewater systems.

The District onsite wastewater system will consist of gravity collection lines with appurtenant manholes, and a pump station discharging to a force main that will connect to the existing County force main in the Fort Hamer Road right-of-way. Once capacity is reached within the existing 16” Force main on Moccasin Wallow Road, the district will have to design and construct a 20” parallel force main along Moccasin Wallow Road to the Wastewater

Treatment Facility. In lieu of installing the additional force main, Manatee County may allow the district to propose an alternative connection point and pay an upfront fee for the Line Capacity needed to serve the district.

WATER DISTRIBUTION SYSTEM

The District is within Manatee County’s Service Area which will provide potable water service. The District will fund the construction of the potable water system or in the alternative acquire the completed system from the Developer. When completed, the County will own, operate and maintain the District’s internal potable water systems.

The District’s onsite potable water system will consist of distribution lines of varying sizes with appurtenant valves and backflow prevention equipment connecting to the existing water transmission lines in the Fort Hamer Road right of way.

LANDSCAPING

Significant landscape features and associated irrigation systems are planned for the public rights of way and District owned lands relating to the CIP. These features may include District entry monumentation at the entrances of the District, installation of irrigation wells, irrigation systems, and the perimeter buffer areas. The District will fund, construct, operate and maintain entry monumentation, irrigation systems and landscaping in publicly accessible areas of the District. The District will fund, construct, and maintain perimeter berms. In the alternative, the Developer may construct these improvements and convey the same to the District.

RECREATIONAL FACILITIES

Recreational facilities may be funded and maintained by the District, which may include a clubhouse, pool area, tot lot(s), dog park, trails and other recreational features. The recreational components will generally be within District open space, parks and other public areas. The District may fund, construct and/or acquire, own and maintain these recreational facilities.

PROFESSIONAL SERVICES

Professional fees include civil engineering costs for master planning, site design, permitting, preparation of construction plans, inspection and survey costs for construction staking, preparation of record drawings and preparation of preliminary and final plats.

Professional fees also may include geotechnical costs for pre-design soil borings, underdrain analysis, soil stabilization, and construction testing, architectural costs for landscaping, fees associated with transportation planning and design, environmental consultation, irrigation system design and fees for permitting, as well as costs for legal and engineering services associated with the administration of the District's CIP.

OWNERSHIP AND MAINTENANCE

The ownership and maintenance responsibilities of the proposed infrastructure improvements for the development are set forth below.

Proposed Infrastructure Improvements	
Ownership	
Maintenance	
			
Internal Roadway Improvements	Manatee County/CDD	Manatee County/CDD	
Access Roadway Improvements on Moccasin Wallow Rd	Manatee County	Manatee County	
“Road FF”	Manatee County	Manatee County	
Stormwater Management System	CDD	CDD	
Wastewater Collection System including the on-site Transmission System for Single Family Residences	Manatee County	Manatee County	
Water Distribution System including the Transmission
System	Manatee County	Manatee County	
Landscaping and Irrigation Systems within public rights-of- way and district owned lands	CDD	CDD	
Amenity Center	CDD	CDD	

PROJECT COSTS

The CIP’s identifiable total costs associated with the infrastructure improvements are estimated to be
$151,983,954.63. The infrastructure improvements include: roadways, sewer, water, storm water management systems, recreational facilities and landscaping and irrigation as well as hardscape elements. It is understood that the funds available to the District to construct or acquire the improvements comprising the CIP, will be limited. Any such improvements not financed by the District will be constructed and conveyed to the District by the Developer for no consideration.

Exhibit C outlines the anticipated costs associated with the construction of the CIP for the District.

SUMMARY AND CONCLUSION

The infrastructure, as outlined above, is necessary for the functional progression of the Development within the District as required by the County. The planning and design of the infrastructure will be in accordance with current governmental regulatory requirements. The infrastructure will provide its intended function so long as the construction is in substantial compliance with the design and permits. The platting, design and permitting for the public infrastructure are ongoing at this time and there is no reason to believe such permits will not be obtained.

Items of construction in this report are based on preliminary plan quantities for the infrastructure construction as shown on the master plans, conceptual plans, construction drawings and specifications. It is my professional opinion that the estimated infrastructure costs provided herein for the District improvements comprising the CIP are reasonable to complete the construction of the infrastructure described herein and that these infrastructure improvements will provide a special benefit to the assembled land in the District, which special benefit will at least equal the costs of such improvements. All such infrastructure costs are public improvements or community facilities as set forth in Section 190.012(1) and (2) of the Florida Statues.

The infrastructure total construction cost developed in this report is only an estimate and not a guaranteed maximum price. The estimated cost is based on unit prices currently being experienced for ongoing and similar items of work in the Tampa Bay area and quantities as represented on the master plans. The labor market, future costs of equipment and materials, and the actual construction processes frequently vary and cannot be accurately forecasted. Due to this inherent opportunity for fluctuation in cost, the total final cost may be more or less than this estimate.

The professional services for establishing the opinion of estimated construction cost are consistent with the degree and care and skill exercised by members of the same profession under similar circumstances.

Christopher Fisher, P.E District Engineer
FL Registration No. 85555

EXHIBITS

Exhibit A	Vicinity Map of District	

Exhibit B	
Boundary Metes & Bounds Description of District	

Exhibit C	
Summary of Estimated Project Costs	

Exhibit D	
Permit and Construction Approval Status	

EXHIBIT A

VICINITY MAP

6900 Professional Parkway East, Sarasota, FL 34240-8414
Phone 941-907-6900  Fax 941-907-6910

The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec.
Reproduction or use for any purpose other than that authorized by Stantec is forbidden.

6900 Professional Parkway East, Sarasota, FL 34240-8414
Phone 941-907-6900  Fax 941-907-6910

The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec.
Reproduction or use for any purpose other than that authorized by Stantec is forbidden.

6900 Professional Parkway East, Sarasota, FL 34240-8414
Phone 941-907-6900  Fax 941-907-6910

The Contractor shall verify and be responsible for all dimensions. DO NOT scale the drawing - any errors or omissions shall be reported to Stantec without delay. The Copyrights to all designs and drawings are the property of Stantec.
Reproduction or use for any purpose other than that authorized by Stantec is forbidden.

EXHIBIT B

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT

BOUNDARY METES AND BOUNDS DESCRIPTION SKETCH

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION
6-04' 4W=IDE•-P-L.A-TT.ED  RIGHT-OF-WAY,   PLAT  BOOK  6,  PAGE-½=--45   -	- ..A--r-::-...-...-.-
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w	SECTION   7	i:5 o"cl i:5	SECTION   8	o   o"cl1  °	SECTION   9
(.'.)	TOWNSHIP 33 SOUTH
<C	w  r--lw CX)	TOWNSHIP  33  SOUTH	: i :
Q_	TOWNSHIP 33 SOUTH
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<C   µ:i	SECTION 7	UJ	SOUTH LINE OF	/ /
. u	POINT  OF BEGINNING	1	SECTION 8 &	.	'
SOUTHWEST  CORNER  OF  SECTION	d< : d	NORTH  LINE  OF	,'  /;:\	/
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a:::	NORTH  LINE  OF  SECTION  18	I
0w	-	I. -
z	WEST LINE OF	-'a'v:',#
z	SECTION 18	I	/	-
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::c	SECTION  18	O.R.BK.2607, P.861	I	l	r:t
f--	TOWNSHIP   33   SOUTH	<s..."v:-
RANGE  19  EAST	SECTION  17	/0	'	SECTION 16
0
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w	TOWNSHIP 33 SOUTH
O'.)	RANGE  19  EAST	/	q)	RANGE 19 EAST
a<C:	/	EAST  LINE  OF  SECTION  18  &
/	WEST LINE OF SECTION 17	/	I
/	----------- EAST LINE OF
r--  - -  -  -  -  -  -  - - --J.J==::±:::==	=	=	=	=	=	=	,1;...., ,/ '	j	'ij	SECTION   17 &
WEST LINE OF
FIELDSTONE CDD
13 18	- -O.R.BK-.256-·4·, -P.689·8---	/   '	l? :   16	SECTION  16
24 19	-	.	-	...  -	-	/- ,..-	.	20 I 21 -
SCALE: I "= 2000'
O.R.BK. = OFFICIAL RECORDS BOOK
P. = PAGE	CERTIFICATE OF SURVEYOR:	o·  soo· 1000·	2000·	4000·
NOTES:	I, the undersigned Professional Surveyor & Mapper, hereby certify that the sketch
UNLESS IT BEARS THE SIGNATURE AND	map and metes and bounds description as set forth in Exhibit "NORTH RIVER
THE  ORIGINAL  RAISED  SEAL  OF  A  FLORIDA	RANCH  COMMUNITY  DEVELOPMENT  DISTRICT  (Community   Developrrient'.'Dij tri,9lr)   or_
SURVEYOR AND MAPPER, THIS SKETCH,	1
DRAWING,  PLAT  OR  MAP  IS  FOR	true  and  correct,  were  made  under  my  direction  and  meets  t  e  stondor.ds_  of ., ·,.
INFORMATIONAL PURPOSES ONLY.	Prac ice  set  forth  b.y  the Florida  Board  of  Surveying  a nd_ Mo, pi g·..	rsuont' to'• ·.
BEARINGS  SHOWN  HEREON  ARE  RELATIVE    Section  472.027,  Florida  Statutes,  and  Chapter  SJ-17,  Flgr		· dm'  m1str		e le:9de. TO  THE  WEST  LINE  OF  THE  SECTION  18,	as  of  the  following  date.			•		 .:					':   ·.; BEING N.00'08'15"E.	Date of Ce rtific ation : A	-:::2	-;,		·		v:	-		"·c· :
THIS IS A SKETCH ONLY AND DOES NOT
REPRESENT A FIELD SURVEY.	-	<(	• L
 		.....iq,;:	l.  -7
SEE SHEETS 2 & 3 FOR SKETCH DETAIL	ert  R. Cun ningham,	. #3	,,  .	te• ·• ",,
SEE  SHEET  4  FOR  TABLES  & DESCRIPTION	1,     r,,, J/J   • •  ,  , ,   .,	i .. '\..
, 'I - 9.u Q [1 I 'I I ;: • ' '
FOR:    HAVAL  FARMS,  LLC	This   is   NOT   a   Survey   and   Not   valid '	911it  /an' sheets.
Aug  20,     2017    -   1 6:42:43	BCUNN INGHA,MjV:\ 2 I 56\ octi ve\ 21 56 1 39 1 0\ sur vey\ drow ing\ 2 1 56 1 39 1 0 v- khfcdd .d w g	
SKETCH &  DESCRIPTION  OF  NORTH  RIVER  RANCH  COMMUNITY  DEVELOPMENT  DISTRICT A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY, FLORIDA	()	""Phone  941.-907-6!900!•,Fa<x  941-:907_-6910 ,.
Certificale of Aulhorizalion #27013 • www slanleccom
Licensed Business Number 7866	
TASK	CODE:
410	DRAWN
JWB	BY:	CHKED
RRC	BY:	CAD FILE:
215613910v-khfcdd	PROJECT NO :
215613910	SHEET
1	

OF	
4	DRAWING INDEX NO:
A21561391 Ov-khfcdd	REV:	

NORTH RIVER	RANCH COMMUNITY DEVELOPMENT DISTRICT	SCALE: 1"=1000'
METES  AND BOUNDS DESCRIPTION	o·   250•  500'	1000·
2000· ·1
C\I ....
I
9	10	11	12	13	14	..... C\19	10	11	12	13	1•
10	11	12	13	14	15	16  g,ig
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0	-	9	10	11	12	13	14	15	16	13
0z  ..--+	POINT   OF  BEGINNING
9	10	11	12	13	14	15
SOUTHWEST CORNER OF SECTION 7,
7 TOWNSHIP 33 SOUTH, RANGE 19 EAST
13  1s  ''----- scuTH  LINE c·F  SECTION 7  &-	60'  WIDE  PLATTED  RIGHT-  OF- WAY
NCiRTH LINE CF SECTION 18
MANATEE FARMS, UNIT 1	8	7	6
a	PLAT BOOK 6, PAGE 45
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U) BROOKSTONE
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60'  WIDE PLATTED RIGHT-OF-'NAY	w .	10	O.R .BK.2607 , P.861
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WEST LINE OF
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8	7
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0 LO	9	10	11	12	13	14	SEE SHEET 1 FOR OVERALL
3::,,::	18	NORTH LINE	16	SEE SHEET 4 FOR
_OJo	OF  FIELDSTONE
com	 	1,622.48'		 DESCRIPTION AND TABLES
 I-:s	N8  9°3  0 '1 9 " W  2,402.18' 	17
>    o	1	FIELDSTONE  CDD, O.R.BK.2564, P.6898	N89°39'17"W
FOR : HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets.
Aog   20,   2017   -    16:45: 13	BCUNNINGHAMIV:\21 56\ active\ 215 6139 10\ sur ve:,\ dra win g\ 21 56 1 39 1Ov - khfc dd.dwg	
SKETCH & DESCRIPTION OF NORTH RIVER RANCH COMMUNl1Y DEVELOPMENT DISTRICT
A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY, FLORIDA	

6900 Prof     !	y	=	F	-M14
()	Phone 941-907-6900 • Fax 941-907-6910
Certificate at AulhorizaLion #27013 • www slanlec com
l.Jai.Med Business Number 7866	
TAS K CODE:	DRAWN  BY:   CHKED  BY:   CAD FILE:	PROJECT NO·	SHEET	DRAWING IN DEX NO:	REV:
410	JWB	RRC	2156139 lOv-khfcdd	215613910	2	OF   4	A21561391 0v-khfcdd	

NORTH RIVER RANCH COMMUN ITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION

16	9	16   j    9	16	7
14	15	N   ....	10	11	12   13	14	15	.-     N	10	11	12	13	14	15	N..-
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15	16	9	10	11	13	15    16	I	8 11	SOUTH LINE OF
14	.
12	8	SECTION 9 &	l 6
µ:l	SOUTH  LINE  OF  SECTION  8  &	ffi!	ffi	NORTH  LINE  OF
if)	NORTH LINE OF SECTION  1 7 1	8  1    g	[	SECTION 16	17
-	N 6··-8	· · -'4 · · · -    · ·   -	· · -	..	· · - OP' · · · -	· · · 7    1 6	.	.  -  ·	-	·
03 0	3 "W  6()' WIDE PLATTED RIGHT-	- WAY	1
-z	,	EAST  LINE  OF  SECTION  17  &
1,332.96  8	WEST LINE OF SECTION 16	2
I I
2	l	N 8 9°5 9'54 "W 4,02i2.59' 3
'i1,  "	7.	6	5	4	3	2	1 ..,. N
u	I\.C\j	NORTH   LINE OF BROOKSTONE	88	4
<:t::	0 'i1,	-	BROOKSTONE   CDD	m'u:1
l\..  r-.	O.R. BK.26 07, P.861
0.,>	';	.,...N	51
Cj "'1
16	9	8 8	6 :
N       ..-	ffi a:!
j 4	15	8 8	13	14	7
ffi ffi	10	11	O. R. BK. = OFFIC IAL RECORDS BOOK
12
8	P. = PAGE
60' WIDE  PLATTED  RIGHT-OF-WAY
2	J
3	2	6	5	SCALE: 1"=1000'
7
3	o·  25 0•  5 0 0·	1000·	2000·
SEE SHEET 1 FOR OVERALL
SEE SHEET 4 FOR DESCRIPTION & TABLES
FOR:  HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets.
Aug   20,   2017   -    1 6: 4 7 : 17	BCUNNIN GHAMIV:\ 21 56 \ ac ti ve\ 21561391 O\ sur vey\ dra wing \ 2 156 139 1 Ov- khfcdd .dwg	
SKETCH & DESCRIPTION OF NORTH RIVER RANCH COMMUNl1Y DEVELOPMENT DISTRICT
A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY , FLORIDA	()	--Phone!941-907-.6900  •  Fax  9'41-907-6910"
Certmcate of Aulhoriza on #27013 • www.stantec com
Ucooood Buwss Nu.ribot'l!l68	
TASK	CODE:
410	DRAWN
JWB	BY:	CHKED
RRC	BY:	CAD FILE:
215613910v-khfcdd	PROJECT NO:
215613910	SHEET
3	

OF	
4	DRAWING INDE X NO:
A21561391 0v-khfcdd	REV:	

CURVE  TABLE	
CURVE	RADIUS	DELTA	ARC	CHORD	CHORD BEARING	
C1	1,000.00'	48'54'32"	853.62'	827.94'	N65"32'44"E	

C2	
1,962.46'	
97'43'17"	
3,347.09'	
2,955.90'	
N89"57'07"E	

C3	
1,500.00'	
48"48'45"	
1,277.91'	
1,239.61'	
S65'35'37"E	

C4	
1,100.00·	
49"18'03"	
946.51'	
917.58'	
N65"20'58"E	

C5	
1,990.00'	
108'30'13"	
3,768.56'	
3,230.14'	
S85'02'56"E	
C6	1,400.00'	67"34'16"	1,651.07'	1,557.04'	S64"34'58"E	
C7	1,000.00'	44'28'10"	776.14'	756.80'	S76'08'01 "E	
CB	795.00'	48"08'26"	667.97'	648.49'	S24"39'51"W	
C9	1,355.00'	36"48'01"	870.29'	855.41'	S30"20'04"W	

LINE TABLE	
LINE	BEARING	DISTANCE	

L1	
N90'00'00"E	
272.18'	

L2	
S53'53'56"E	
509.73'	

L3	
N00'11'16"E	
383.27'	

L4	
N89"43'15"W	
719.63'	
L5	S48' 44'04"W	213.94'	
L6	N00"51'43"E	54.26'	
L7	N89'32'06''W	674.93'	

L8	
S89"39'04''W	
3.35'	

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION
DESCRIPTION (as prepared by the certifying Surveyor and Mapper):

A tract of land being portions of Blocks 1, 2, 3 and 4, Section 7, Township 33 South, Range 19 East, Blocks 1, 2, 3 and 4, Section 8,
Township 33 South, Range 19 East, Block 3, Section 9, Township 33 South, Range 19 East, Block 2, Section 16, Township 33 South, Range
19 East, Blocks 1, 2, 3 and 4, Section 17, Township 33 South, Range 19 East, and Blocks 1, 2, 3 and 4, Section 18, Township  33 South,  Range 19 East, all in Manatee River Farms, Unit 1 as recorded in Plat Book 6, Page 45, Public Records of Manatee County, Florida, and described as follows:

BEGIN at the southwest corner of said Section 7; thence N.00'13'29"E. along the west line of said Section 7, a distance of 1,809.08 feet; thence N.90"00'00"E., a distance of 272.18 feet to the point of curvature of a curve to the left having a radius of 1,000.00 feet and a central angle of 48'54'32"; thence northeasterly along the arc of said curve, a distance of 853.62  feet to the point of reverse curvature  of  a curve to the right having a radius of 1,962.46 feet and a central angle of 97'43'17"; thence easterly along the arc of said curve, a distance of 3,347.09 feet to the point of reverse curvature of a curve to the left having a radius of 1,500.00 feet and a central angle of 48'48'45"; thence southeasterly along the  arc of said curve, a distance of 1,277.91 feet to the point of tangency of said curve;  thence  N.90'00'00"E., a distance  of  1,220.57  feet to the point of curvature of a curve to the left having a radius of 1,100.00 feet and a central angle of 49'18'03"; thence northeasterly  along the arc  of  said curve, a distance of 946.51  feet  to the point of reverse curvature  of  a curve to the right having a radius of  1,990.00  feet  and a central  angle of 108'30'13"; thence easterly  along  the arc of said curve, a distance of 3,768.56  feet to the point  of reverse curvature  of a curve to the left having a radius of 1,400.00 feet and a central angle of 67'34'16";  thence southeasterly  along the arc of said curve, a distance  of 1,651.07  feet to the point of reverse curvature of a curve to the right having a radius af 1,000.00 feet and a central angle of 44'28'1O"; thence  easterly  along the arc of said curve, a distance of 776.14 feet to the point of tangency of said curve; thence S.53'53'56"E., a distance of 509.73 feet to
a point on the northwest right-of-way line of State Road 43 (U.S.301 Section 1302-203, 200.00' wide public right-of-way); thence S.36'06'04"W. along said northwest right-of-way line, a distance of 1,512.28 feet to a point on the north line of Brookstone Community Development District as recorded in Official Records Book 2607, Page 861 of said Public Records; the following nine (9) calls are along said north line: (1) thence N.89"59'54"W., o distance af 4,022.59 feet; (2) thence S.27'47'24''W., a distance of 1,049.93 feet; (3) thence N.68'30'43"W., o distance of 1,332.96 feet; (4) thence N.00"11'16"E., a distance of 383.27 feet; (5) thence N.89'43'15" W., a distance of 719.63 feet; (6) thence S.00'35'38"W., a
distance of 2,551.98 feet ta the point of curvature of a curve to the right having a radius of 795.00  feet and a central angle  of  48'08'26"; (7) thence southwesterly along the arc of said curve, a distance of 667.97 feet to the point of tangency of said curve; (8) thence S.48'44'04"W., a distance of 213..94 feet lo the point of curvature of a curve to the lefl having a radius of 1,355.00 feet and a central  angle  of  36'48'01'';  (9) thence southwesterly along the arc of said curve, a distance of 870.29 feet to the a point on the north line of Fieldstone Community Development Dislficl as recorded in Official Records Book 2564, Page 6898 of said Public Records; the following five (5) calls ore along said north line: (1) thence N.89'39'17"W., a distance of 1,622 . 48 feet; (2) thence N.00"51'43"E., o distance of 54.26 feet; (3) thence N.89"32'06"W., o distance of
674.93 feet; (4) thence N.89"30'19"W., a distance of 2,402.18 feet; (5) thence S.89"39'04"W., a distance of 3.35 feet to the  west  line of  said  Section 18; thence N.00"07'49"E., along said west line, a distance of 4,609.93 feet to the POINT OF BEGINNING.

Said tract contains 56,432,242 square feet or 1,295.5060 acres, more or less.

SEE SHEET 1 FOR OVERALL
SEE SHEETS 2 & 3 FOR DETAIL SKETCH
FOR:  HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets .
Aug   20,    2017  -    16:48:36	BCUNNINGHAMIV:\ 215 6\ octive\ 21 56 1 391O\survey\drawing\21561391Ov- khfcdd .dwg	
SKETCH & DESCRIPTION  OF  NORTH  RIVER  RANCH  COMMUNITY  DEVELOPMENT  DISTRICT A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY, FLORIDA		
	Stantec
6900 Professional Paf1<way East, Sarasola, FL 34240-8414
Phone 941-907-6900 • Fax 941-907-6910
Certificate of Authorization #27013 • www stantec oom
l.loeo,"'1 9u..,.,. NL11N1866			
TASK	CODE:
410	DRAWN BY: I CHKED BY: ICAD FILE:
JWB	RRC	215613910v-khfcdd	' PROJECT NO:
215613910	
OF 4	DRAWING INDEX NO:
A21561391 Ov-khfcdd		REV:	

EXHIBIT C
SUMMARY OF ESTIMATED PROJECT COST

Summary of Costs North River Ranch
Community Development District

North River Ranch CDD	
ESTIMATED CAPITAL IMPROVEMENT PLAN (CIP) COSTS	
							
DISTRICT ELIGIBLE IMPROVEMENTS	

Fieldstone Cost Share Agreement	Fort Hamer/Moccasin Wallow Roadway Improvements	
Road FF	
Fort Hamer Extension	
North River Ranch	

TOTAL	
	(2020)	(2022‐2025)	(2022‐2024)	(2022‐2027)	(2020‐2031)		
							
STORMWATER, DRAINAGE & EARTHWORK (EXCLUDING LOTS)	
‐	
‐	
$3,325,000.00	
$1,187,500.00	
$26,250,000.00	
$30,762,500.00	

ROADWAYS & PAVING	
‐	
$1,350,000.00	
$6,650,000.00	
$2,375,000.00	
$17,250,000.00	
$26,275,000.00	
							
WATER, WASTEWATER &
RECLAIMED WATER	‐	‐	$1,795,500.00	$641,250.00	$24,000,000.00	$26,436,750.00	
							
LANDSCAPE & HARDSCAPE	‐	‐	$3,332,500.00	$1,187,500.00	$24,000,000.00	$28,520,000.00	
							
POWER & STREET LIGHTS	‐	‐	$750,000.00	$500,000.00	$5,400,000.00	$6,650,000.00	
							
SUBTOTAL	$4,331,030.00	$1,350,000.00	$15,853,000.00	$5,891,250.00	$96,900,000.00	$124,325,280.00	
PROFESSIONAL SERVICES (7%):	$0.00	$94,500.00	$1,109,710.00	$412,387.50	$6,783,000.00	$8,399,597.50	
CONTINGENCY (15%):	$0.00	$216,675.00	$2,544,406.50	$945,545.63	$15,552,450.00	$19,259,077.13	
							
TOTAL:	$4,331,030.00	$1,661,175.00	$19,507,116.50	$7,249,183.13	$119,235,450.00	$151,983,954.63	

EXHIBIT D

PERMIT AND CONSTRUCTION APPROVAL STATUS

EXHIBIT “D”
North River Ranch Community Development District

Project Name	Permit ID	Permit Number	Approval Date	Expiration Date	Remarks	
Haval Farms	PDMU/NCO	PDMU‐17‐26	03‐14‐19	‐	Zoning Approval from Manatee County	
Haval Farms	ERP	780141/42044237.000	08‐19‐19	08‐19‐24	JD Wetland Survey	

Exhibit “E”

Clarification of Acquisition, Construction, Installation, Land Owner Funding & Reimbursement

CLARIFICATION OF ACQUISITION, CONSTRUCTION, INSTALLATION, LAND OWNER FUNDING & REIMBURSEMENT AGREEMENT

THIS CLARIFICATION OF ACQUISITION, CONSTRUCTION, INSTALLATION, LAND OWNER
FUNDING & REIMBURSEMENT AGREEMENT (the “Clarification Agreement”) is made and entered into this day of 	, 2019, by and between NP LAND PARTNERS, LLC, a Florida limited liability company (the “Land Owner”) and the FIELDSTONE COMMUNITY DEVELOPMENT DISTRICT, an independent local unit of special purpose government established pursuant to Chapter 190, Florida Statutes (the “District”).

ARTICLE 1: RECITALS

Land Owner and the District are parties to that certain Acquisition, Construction, Installation, Land Owner Funding & Reimbursement Agreement, dated November 8, 2017 (the “Acquisition Agreement”).

At the time of execution and delivery of the Acquisition Agreement, the scope of infrastructure, improvements, components and facilities to be developed by the District were described by the District Engineer in the “Fieldstone Community Development District’s Supplemental Engineer’s Report of November 9, 2017, by Stantec” (referred to in the Acquisition Agreement as the “Supplemental Engineer’s Report”).

The Acquisition Agreement allows for the Supplemental Engineer’s Report to be amended, modified and further supplemented from time to time, and the District Engineer has issued a further Supplemental Engineer’s Report, dated March 25, 2019 (the “2019 Engineer’s Report”).

The 2019 Engineer’s Report identifies master infrastructure improvements (the “NRR Improvements”) in the amount of Four Million Three Hundred Thirty One Thousand Thirty and 00/100 Dollars ($4,331,030.00) that benefit lands located within the North River Ranch Community Development District, an independent unit of special purpose government created in accordance with Chapter 190, Florida Statutes, as amended (the “NRR CDD”), which lands are owned in fee simple by Haval Farms, LLC, a Florida limited liability company (the “Benefitted Land Owner”).

The NRR CDD has not issued bonds or provided for assessments and is not yet in a position to fund its share of the master infrastructure allocated to it in the 2019 Engineer’ Report.

The Benefitted Land Owner is an affiliate of the Land Owner and is willing to fund the .

NOW, THEREFORE, in consideration of the mutual covenants contained herein, and for the sum of $10.00 and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, it is agreed as follows:

ARTICLE 2: INCORPORATION OF RECITALS, EXHIBITS, ETC.

The parties agree that the recitals are true and correct, and are hereby incorporated herein. The parties also agree that any referenced exhibits, schedules, documents, or instruments are hereby incorporated herein.

ARTICLE 3: REIMBURSEMENT

No Reimbursement. Unless the cost of the NRR Improvements are paid by the NRR CDD, or otherwise, the District shall not reimburse Land Owner for the cost of the NRR Improvement pursuant to the Acquisition Agreement.
No Impairment. Nothing contained herein shall impair or otherwise effect Land Owner’s rights and ability to seek reimbursement of the cost of the NRR Improvements from any other responsible party, including, without implied limitation, the NRR CDD or the Benefitted Land Owner.

ARTICLE 4: MISCELLANEOUS

Conflict. In the event of any conflict between the terms and provisions of the Acquisition Agreement and this Clarification Agreement, the terms and provisions of the Clarification Agreement shall control.

Ratification. The parties hereby ratify and confirm that the Acquisition Agreement, as supplemented by this Clarification Agreement remains in full force and effect.

In Witness Whereof, the parties have executed this Clarification Agreement as of the day first written above,

FIELDSTONE COMMUNITY
Attest:	DEVELOPMENT DISTRICT, a local unit of special purpose government

By:	 	

Printed Name	Printed Name
Its:	Secretary/Ass. Secretary	Its:	Chairman

NP LAND PARTNERS,
LLC, a Florida limited liability company

By: 	
Name: 		Name:	James	R.	Schier Title: Manager

Name: 	
JOINDER OF LANDOWNER
Parrish Holdings, LLC, and North Haval Farms, LLC, both Florida limited liability companies, hereby consent to and join in this Clarification Agreement for the purpose of subjecting their respective lands to the terms of this Clarification Agreement, and agree to further consent to any and all necessary permits or other land use authorizations required by the Land Owner, the Benefitted Land Owner and/or District to complete the Improvements described herein this Clarification Agreement.

Parrish Holdings, LLC	Haval Farms, LLC

By: 		By:	 John A. Neal, its sole Manager		John A. Neal, its Authorized Manager

EXHIBIT "B"

MASTER ASSESSMENT METHODOLOGY

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT
March 2020

Prepared for:

Members of the Board of Supervisors,
North River Ranch Community Development District

Prepared on March 3, 2020

PFM Financial Advisors LLC
12051 Corporate Boulevard
Orlando, FL 32817

MASTER ASSESSMENT METHODOLOGY
NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT

March 3, 2020

Introduction

Purpose

This “Master Assessment Methodology,” dated March 3, 2020 (“Methodology”) provides a system for the allocation of non-ad valorem special assessments securing the repayment of bond debt planned to be issued by the North River Ranch Community Development District (“District”) to fund beneficial public infrastructure improvements and facilities. The Methodology described herein has two goals: (1) quantifying the special benefits received by properties within the District as a result of the construction of the District’s improvements and facilities, and (2) equitably allocating the costs incurred by the District to provide these benefits to properties in the District.

The District plans to implement a capital improvement program (“CIP”) that will allow for the development of property within the District. The District plans to fund the majority of its CIP through bond debt financing. This bond debt will be repaid from the proceeds of non-ad valorem special assessments levied by the District. These special assessments will serve as liens against properties within the boundary of the District that receive a special benefit from the CIP. This Methodology is designed to conform to the requirements of Chapters 170, 190, and 197 of the Florida Statutes with respect to special assessments and is consistent with our understanding of the case law on this subject.

Background

The District was created on April 5, 2018. The District encompasses approximately 1,295.5 acres in Manatee County. The North River Ranch Community Development District Report of District Engineer, dated February 2020 (“Engineer’s Report”)1 as provided by Clearview Land Design P.L. (“District Engineer”) provides a description of the area and a location map.

This master assessment report provides a methodology to allocate the debt over the approximately 1,295.5 acres in the District that will receive a special benefit from the installation of the proposed District’s portion of the capital improvement plan (“CIP”). It is the District’s debt-funded capital infrastructure improvements that will allow the development of the lands within the District. By making development of the lands within the District possible, the District creates benefits to the lands within the District.

1 Clearview Land Design, P.L., (February 2020), “North River Ranch Community Development District”

The methodology described herein allocates the District’s debt to the District’s lands based upon the benefits received from the infrastructure program. This report is designed to conform to the requirements of Chapter 170, F.S. with respect to special assessments and is consistent with our understanding of the case law on this subject.2

Projected Land Use Plan for the District

Table 1 summarizes the land use development plan. As detailed in the Engineer’s Report, the maximum number of units permitted per the current development plan is 3,842 units. As further detailed, the current plan envisions the development of 2,880 residential units that will be developed by a yet to be established development entity (“Developer”).

Table 1. Development Plan for North River Ranch

Construction Phasing*	
Units	Estimated Completion Date	
Phase 3A	220	2021	
Phase 3B	180	2022	
Phase 4A	120	2021	
Phase 4B	120	2021	
Phase 5	240	2022	
Phase 6	175	2024	
Phase 7	150	2023	
Phase 8A	150	2023	
Phase 8B	175	2024	
Phase 9	225	2026	
Phase 10	200	2027	
Phase 11	0	2025	
Phase 12	175	2026	
Phase 13	225	2028	
Phase 14	150	2029	
Phase 15	225	2030	
Phase 16	150	2031	
Phase 17	0		
Total	2,880		
Source: Clearview Land Design, P.L.
*Phasing, number of units and timing of units is subject to change, the max number of units approved is 3,842.

2 See for City of Winter Springs v. State, 776 So.2d 255 (Fla 2003) and City of Boca Raton, v. State, 595 So.2d 25 (Fla 1992)

At the outset, the CIP is based on the land uses the Developer plans for the lands within the District as shown in Table 1. Table 2, as provided by the Developer, details an initial mix of residential product planned for the District. However, until either: (a) parcels of land along with their development entitlements are sold by the landowner to the new landowner and entitlements conveyed or (b) plats are filed, the precise land uses are unknown.

Table 2. Residential Development Mix North River Ranch

Product*	Units	Mix	
AAC SFD 40'	250	8.7%	
AAC SFD 50'	225	7.8%	
AAC SFD 60'	180	6.3%	
AT 35' Villas	120	4.2%	
AT SFD 45'	137	4.8%	
AT SFD 57'	149	5.2%	
TH 20'	154	5.3%	
TH 30'	120	4.2%	
SFD 36'	240	8.3%	
SFD 40'	290	10.1%	
SFD 45'	315	10.9%	
SFD 50'	325	11.3%	
SFD 55'	225	7.8%	
SFD 60'	150	5.2%	
Total	2,880	100.0%	
Source: Developer
* AAC – refers to Active Adult age restricted product, AT – refers to Age Targeted product and SFD – Single Family product

Therefore, the District initially will impose assessments (“Assessments”) on a per gross acre basis on the unsold and unplatted properties within the District based on the land use plan outlined in Table 1 (or in any updates issued from time to time), and on any sold or platted property in accordance with its actual land use or contractual entitlement as transferred to the new landowner from the landowner.

There is one important proviso. The debt per acre on the properties that remain unplatted in the District is not allowed to increase above its Ceiling Amount. The Ceiling Amount is set whenever the District issues debt. It is calculated by dividing the unplatted acres of the properties in the District into the debt allocated to the unplatted properties. In addition, this requirement will be tested at four intervals based upon the percentage of total acres that are developed. The intervals are at 25%, 50%, 75% and 100% of the gross acres.

CIP - Infrastructure Installation

The District will construct its public infrastructure and improvements as outlined in the Engineer’s Report, as prepared by the District Engineer. The District infrastructure and improvements for the District’s entire CIP are presented in Table 3.

Table 3. Summary of CIP Cost Estimates
	
Fieldstone	

Stormwater, Drainage & Earthwork
Roadways & Paving Water, Wastewater & Reclaimed Water
Lanscape & Hardscape
Power & Street Lights	Cost Share Agreement (2020)
-
-
-
-
-	Fort Hamer/Moccasin Wallow Roadway Improvements
(2022-2025)
-
$1,350,000
-
-
-	

Road FF (2022-2024)
$3,325,000
$6,650,000
$1,795,500
$3,332,500
$750,000	
Fort Hamer Extension (2022-2027)
$1,187,500
$2,375,000
$641,250
$1,187,500
$500,000	
North River Ranch (2020-2031)
$26,250,000
$17,250,000
$24,000,000
$24,000,000
$5,400,000	

Total
$30,762,500
$26,275,000
$26,436,750
$28,520,000
$6,650,000	
Subtotal	$4,331,030	$1,350,000	$15,853,000	$5,891,250	$96,900,000	$124,325,280	
Professional Services (7%)	$0	$94,500	$1,109,710	$412,388	$6,783,000	$8,399,598	
Contingency (15%)	$0	$216,675	$2,544,407	$945,546	$15,552,450	$19,259,077	
TOTAL:	$4,331,030	$1,661,175	$19,507,117	$7,249,183	$119,235,450	$151,983,955	
`	Source: Clearview Land Design, P.L.
Any costs outlined in the Engineer's Report not funded with bond proceeds will be funded via Developer's Agreement with the District.

Requirements of a Valid Assessment Methodology

In PFM Financial Advisors LLC, the Assessment Consultant’s (“PFM FA” and/or “AC”) experience, there are two primary requirements for special assessments to be valid under Florida law. First, the properties assessed must receive a special benefit from the improvements paid for via the assessments. Second, the assessments must be fairly and reasonably allocated to the properties being assessed. If these two characteristics of valid special assessments are adhered to, Florida law provides some latitude to legislative bodies, such as the District’s Board of Supervisors, in approving special assessments. Indeed, Florida courts have found that the mathematical perfection of calculating special benefit is impossible, and, accordingly, a special assessment is valid as long as there is a logical relationship between the services provided and the benefit to real property. A court must give deference to the District’s determinations regarding the levy of special assessments, and such special assessments are only invalid if the District’s determinations are found to be arbitrary.

Special Benefits and General Benefits

Improvements undertaken by the District create both special benefits and general benefits to property owners located within and surrounding the District. However, in our opinion, the general benefits to the public at large are incidental in nature and are readily distinguishable from the special benefits which accrue to property located within the District. It is the District’s CIP that enables properties within the District’s boundaries to be developed. Without the District’s CIP there would be no infrastructure to support development of land within the District. Without these improvements, development of property in the District would not be permitted.

The new infrastructure improvements included in the CIP create both: (1) special benefits to the developable property within the District and (2) general benefits to properties outside the District. However, as discussed below, these general benefits are incidental in nature and are readily distinguishable from the special benefits which accrue to the developable property within the District. The CIP described in the District Engineer’s Report enables the developable property within the District to be developed. Without the CIP, there would be no infrastructure to support development of the developable property within the District.

Demonstration of Benefit

As shown in Table 3, the estimated cost of the CIP is $151,983,955. The District plans to issue bonds to fund a portion of these costs, with total bond principal estimated at $190,010,000 (Table 5). There are an estimated 1,295.5 acres within the District. Therefore, the average cost of the District’s CIP, per assessable acre, is $146,669 on an as-financed basis. As discussed in more detail below, at the time all of the properties are developed according to the land plan in Table 1, the developed properties will have absorbed all of the debt that was initially allocated on a gross acre basis.

Therefore, the proper analysis of the special benefit to the properties in the District planned for development is to compare the current value of the property to be developed to the expected future value of the property after the total CIP is installed. As demonstrated below, the installation of the infrastructure will generate benefits well in excess of its $146,669 per acre cost by boosting the market value of the now undeveloped property well above the current land value (as described below) plus the cost of the infrastructure.
Table 4 demonstrates the expected special benefit to the properties from the installation of the CIP. The development plan shown in Table 1 estimates 2,880 residential units. Since the District comprises 1,295.5 gross acres, the plan is for a gross density of 2.22 units per acre.

Based on current market pricing provided by the current landowner, the estimated average market price of residential units to be developed in the District will be $300,000. On average, a finished building lot is valued at 25% of the total home and lot package.  This produces an estimated finished lot value of
$75,000. The CIP has a total cost as financed of $190,010,000 for 2,880 lots, thus the cost to produce a finished lot is $55,854. The market value of the land, as improved by the CIP, is then estimated as the difference between the value of the finished lot of $75,000 and the cost of the improvements per lot of
$65,976 resulting in a residual value for the land, as improved, of $9,024 per lot. The foregoing market value is subject to change based on the final pricing details of the District’s bond issues and the market value of the homes to be built on the properties.

According to the Manatee County Property Appraiser, the 1,295.5 acres of land that comprise the District has a land value of $6,421,612. The development program produces a density of 2.22 units per acre for a total of 2,880 lots, so the land value per lot for the lots is $2,230.

Therefore, the District’s CIP will provide a special benefit to the District’s properties. The net increase in the market value of the lots once improved by the District’s CIP is estimated at $9,024. Therefore, the net benefit in market value of the lots after deducting the cost of the land before the improvements is
$6,795 (ie. $9,024 - $2,230 = $6,795). This demonstrates the special benefits generated by the CIP to the properties.

Table 4. Demonstration of Special Benefit for Properties in North River Ranch

Category Acreage Maximum Bonds Debt/Acre	Amount
1,295.5
$190,010,000
$146,669	
Category
Units
District Acreage	Amount
2,880
1,295.5
========	
Units/Acre	2.22	
Average Price Finished lot Cost per lot	$300,000
$75,000
$65,976
========	
Remainder	$9,024	
Land Value-Cost Acres
Cost/Acre Cost/DU/Lot	$6,421,612
1,295.5
$4,957
$2,230
========	
   Net Benefit		$6,795 	
Source: PFM Financial Advisors LLC
*Based on the 2018 assessed value of all assessable District land provided by the Manatee County Property Appraiser.

2.0	CIP Plan of Finance

The District has advised it intends to finance all or a portion of its CIP costs as detailed in Table 3 by issuing bonds. These bonds may be issued in several series, as development progresses within the District. A number of component funds comprise the total principal of the bonds to be issued by the District. These funds may include, but are not limited to, acquisition and construction, capitalized interest, a debt service reserve, underwriter’s discount, and issuance costs. The debt service reserve account is set initially at 100% of maximum annual debt service. The bond sizing includes two-years of capitalized interest. We estimated the underwriter’s discount at 2.0%. This allowance pays the underwriter for taking the risks involved in purchasing the District’s bonds. The cost of issuance pays for the trustee, financial advisor, district counsel and other costs associated with issuing the District's bonds.

An estimate of the bond issuance required to fund the District’s CIP is found in Table 5. The construction/acquisition funds raised by the District's bonds may fund only a portion of the District's CIP. The balance of any remaining CIP costs will be funded by one or more District landowner(s) or by other means. As bonds are issued by the District over time, the District will adopt supplemental assessment methodology report(s) detailing the particulars of each specific bond issue. The supplemental report(s) will detail the terms, interest rates, and costs associated with a specific series of bonds. The supplemental report(s) will also detail the specific bond debt service assessments for properties that have been assessed to secure each bond issuance.

Table 5. Estimated District Bond Financing Details

Bond Fund	Total Bonds Value	
Construction/Acquisition Fund	$151,983,955	
Debt Service Reserve	$13,073,712	
Capitalized Interest	$20,901,100	
Costs of Issuance	$250,000	
Underwriter’s Discount	$3,800,200	
Rounding	$1,033	
Maximum Bond Principal	$190,010,000	

Average Annual Interest Rate:	5.5%	
Term (Years):	30	
Capitalized Interest (Months):	24	
Maximum Net Annual Debt Service:	$13,073,712	
Maximum Gross Annual Debt Service (1):	$14,057,755	
Source: PFM Financial Advisors LLC
(1) Gross assessments represent the assessment placed on the County tax roll each year, if the District elects to use the Uniform Method of collecting non-ad valorem assessments authorized by Chapter 197 of the Florida Statutes. Gross assessments include a 7.0% gross-up to account for the fees of the County Property Appraiser and Tax Collector and the statutory early payment discount.

Assessment Methodology

Assessment Foundation

The assessment methodology associated with the allocation of the costs of the CIP is a four-step process. First, the District Engineer determines the costs for the District’s infrastructure and related improvements. Second, an estimate of the amount of bonds required to finance the infrastructure improvements is calculated. Third, the District Engineer outlines which parcels benefit from the provision of the infrastructure and improvements. Finally, the as-financed costs of the infrastructure and related improvements are allocated to the benefiting properties based on the approximate relative benefit each unit receives.

Allocation of Specific Assessments

The discussion offered below illustrates the process by which the District will allocate bond debt it incurs to fund its CIP. The District’s maximum $190,010,000 of total bond debt is detailed in Table 5. The District’s bond debt will be secured primarily by special assessments allocated to properties in the District based on and proportional to the benefits that each property receives from the CIP. As described above, until such time as either: (a) properties are sold along with their entitlements or (b) plats are recorded; the specific land uses in the District are not known with certainty. Therefore, at the outset, the debt is allocated on an acreage basis across all benefited acres in the District totaling approximately 1,295.5 acres. As the sale and platting process unfolds, the District will more finely articulate the allocation of debt to benefiting properties based on their land uses.

As noted above, as long as two basic principles are adhered to, Florida law generally allows the District Board some latitude in determining the appropriate methodology to allocate the costs of its CIP to benefiting properties in the District. The two principles are: (1) the properties being assessed must receive a special benefit from the CIP and (2) the assessments allocated to each property must be fairly and reasonably apportioned among the benefiting properties.

In allocating special assessments to benefiting property, Florida governments have used a variety of methods including, but not limited to, front footage, area, trip rates, equivalent residential units (“ERU”), dwelling units, and acreage. These ERU values equate the benefit received by a stated amount of such particular land use category to the benefit received by a typical single-family residence. The use of ERU values to estimate the benefit derived from infrastructure improvements is recognized as a simple, fair, and reasonable method for apportioning benefit. The Florida Supreme Court concluded that the ERU method was a valid methodology in its decision in Winter Springs v. State.3 In addition, the ERU methodology is widely used in other similar CDDs.

3 City of Winter Springs v. State, 776 So.2d 255 (Fla 2003)

Table 6 contains the allocation of the District’s CIP costs, as financed, to the Development Units planned for the District based on the ERU value assigned to each Development Unit. Table 7 shows the annual bond debt service assessments associated with the bond par allocations found in Table 6. Table 7 becomes important as the land within the District is platted, as specific bond debt service assessments will be assigned to the individual Development Units at that time.

Table 6. Allocation of the Costs of the District’s CIP, as Financed

Land Use	Volume	ERU/Unit*	ERUs	%ERU	Total Debt	Debt/Unit	
TH 20'	154	0.44	68.44	2%	$4,514,694	$29,316	
TH 30'	120	0.67	80.00	3%	$5,276,915	$43,974	
35' Villas (AT)	120	0.78	93.33	3%	$6,156,401	$51,303	
SFD 36' (Primary)	240	0.80	192.00	7%	$12,664,597	$52,769	
SFD 40' (AAC & Primary)	540	0.89	480.00	17%	$31,661,493	$58,632	
SFD 45' (AT & Primary)	452	1.00	452.00	16%	$29,814,572	$65,961	
SFD 50' (AAC & Primary)	550	1.11	611.11	21%	$40,309,771	$73,290	
SFD 55' (Primary)	225	1.22	275.00	10%	$18,139,397	$80,620	
SFD 57' (AT)	149	1.27	188.73	7%	$12,449,123	$83,551	
SFD 60' (AAC & Primary)	330	1.33	440.00	15%	$29,023,035	$87,949	
	=========		=========	====	=========		
	2,880		2,880.62	100%	$190,010,000		
Source: PFM Financial Advisors LLC
*45’ lot = 1 ERU, balance of ERU values are a function of front footage compared to the 45’ lot (e.g. 60’ lot = 60’/45’ = 1.33 ERUs)

Table 7. Summary of Annual Assessments

				Total Annual	Annual	Total Annual	
		Annual	Administrative	Assessment	Assessment	Assessment	
Land Use	Total Debt	Assessment	Costs	(1)	per Unit	per Unit (1)	
TH 20'	$4,514,694	$310,635	$23,381	$334,016	$2,017	$2,169	
TH 30'	$5,276,915	$363,080	$27,329	$390,409	$3,026	$3,253	
35' Villas (AT)	$6,156,401	$423,594	$31,883	$455,477	$3,530	$3,796	
SFD 36' (Primary)	$12,664,597	$871,393	$65,589	$936,981	$3,631	$3,904	
SFD 40' (AAC & Primary)	$31,661,493	$2,178,481	$163,972	$2,342,453	$4,034	$4,338	
SFD 45' (AT & Primary)	$29,814,572	$2,051,403	$154,407	$2,205,810	$4,539	$4,880	
SFD 50' (AAC & Primary)	$40,309,771	$2,773,530	$208,760	$2,982,290	$5,043	$5,422	
SFD 55' (Primary)	$18,139,397	$1,248,088	$93,942	$1,342,030	$5,547	$5,965	
SFD 57' (AT)	$12,449,123	$856,567	$64,473	$921,040	$5,749	$6,181	
SFD 60' (AAC & Primary)	$29,023,035	$1,996,941	$150,307	$2,147,249	$6,051	$6,507	
	============	=========	=========	=========	=========	=========	
	$190,010,000	$13,073,712	$984,043	$14,057,755	-	-	
Source: PFM Financial Advisors LLC
Gross assessments represent the assessment placed on the County tax roll each year, if the District elects to use the Uniform Method of collecting non-ad valorem assessments authorized by Chapter 197 of the Florida Statutes. Gross assessments include a 7.0% gross-up to account for the fees of the County Property Appraiser and Tax Collector and the statutory early payment discount.
Source: PFM Financial Advisors LLC

True-Up Mechanism

Although the District does not process plats, it does have an important role to play during the course of development. Whenever a parcel’s land use and development density and intensity is determined with sufficient certainty, the District must allocate a portion of its debt to the parcel according to the procedures outlined in Section 3.2 above. In addition, the District must also prevent any buildup of debt on land that has not yet been developed. Otherwise, the land could be fully subdivided without all of the debt being allocated.

To preclude this, a test is conducted when development thresholds are reached within the District. As long as the development at these thresholds does not cause the debt on the remaining land to increase above a debt “Ceiling Level” illustrated in Table 8 below, then no further action in necessary. However, if the debt on the remaining land does increase, a debt reduction payment will be necessary.

The ceiling level of debt is established at the time each series of bonds is issued. For example, the District may issue up to $190,010,000 in Bonds to fund the CIP. According to the Engineer’s Report, there are approximately 1,295.5 gross acres of land within the District. Each of these acres will be assigned an equal assessment of the $190,010,000 in remaining unassigned bond debt assessments. Therefore, and assuming for purposes of this illustration that all $190,010,000 in anticipated bond debt is issued by the District to fund its CIP, the ceiling level of debt for developable and assessable properties would be $146,669 per acre ($190,010,000 / 1,295.5). This ceiling level is based upon the best information available at the time of this report, is subject to change, and will only be finalized at the time of the District’s first bond issuance.

A test will be conducted when 25%, 50%, 75%, and 90% of the acreage within the District has been developed. The ceiling amount of debt is determined at the time any District bond issuance is closed. The ceiling amount is the ratio of the amount of debt outstanding divided by the number of acres of land for which no debt allocation has occurred as per this methodology. Table 8 below illustrates when the true-up test will be applied to determine if debt reduction payments are required. However, a true-up payment may be suspended at the District’s discretion. If the property owner can demonstrate to the District, and the District finds in its discretion (consistent with the opinion of the District Engineer), that all necessary land use approvals, including applicable zoning, can reasonably and economically support development totaling greater than or equal to 2,880 units for the District on the remaining unplatted developable acreage within the remaining acres, a true-up payment may be suspended.

Table 8. True- Up Thresholds

Category	25%	50%	75%	90%	100%	
Platted Developable Acres	323.9	647.8	971.6	1,166.0	1,295.5	
Unplatted Developable Acres	971.6	647.8	323.9	129.6	-	
Debt Ceiling per Acre	$146,669	$146,669	$146,669	$146,669	$146,669	

In the event that additional land not currently subject to the assessments required to repay the debt associated with the CIP is developed in such a manner as to receive special benefit from the CIP, it is contemplated that this Methodology will be re-applied to include such new parcels. The additional land, as a result of applying this Methodology, will be allocated an appropriate share of the special assessments, with all previously-assessed parcels receiving a relative adjustment in their assessment levels.

4.0	Contribution of District Infrastructure and/or Improvements

The costs of the District’s CIP will likely be funded by two mechanisms. The first mechanism is the issuance of special assessment bonds. The second mechanism is the contribution of funds or CIP components to the District (“Contribution”). Property owners within the District will have the opportunity to make such a Contribution upon approval by the District.

A District property owner’s Contribution will give rise to assessment credits that can be applied by the property owner to reduce or eliminate bond debt service assessments that would otherwise be assigned to lands within the District to fund the costs of the CIP. Prior to a property owner reducing or eliminating bond debt service assessments through a Contribution, it must be shown that the improvements funded or contributed by the property owner are a component of the CIP, as outlined in the Engineer’s Report. The property owner will be permitted to apply assessment credits equal to the value of the Contribution plus the costs of financing the improvement(s) that would otherwise have been incurred by the District if the District were required to issue bonds to fund or acquire the improvement(s) (such that the property would not be responsible for bond financing costs if the Contribution was made prior to the District’s issuance of special assessment bonds). A property owner possessing assessment credits due to a Contribution will, in the District’s discretion, have the opportunity to use the assessment credits to adjust bond debt service assessment levels of Development Units.

5.0	Assessment Roll

Table 9 outlines the maximum bond principal assessment per assessable acre for the lands within the District. A description of the land within the District, which will be assessed to secure the repayment of the District’s bonds, is found in Exhibit “A”, below. The assessments shall be paid in not more than thirty
(30) annual installments.

Table 9. Assessment Roll

Parcel ID Numbers	
Assessable Acreage	
Bond Principal Assessment	Bond Principal Assessment per
Acre	Net Total Bond Annual Assessment	Net Annual Assessment
per Acre	Bond Gross
Annual Assessment (1)	Bond Gross Annual Assessment per
Acre (1)	
Exhibit “A”	1,295.50	$190,010,000	$146,669	$13,073,712	$10,092	$14,057,755	$10,851	
Source: PFM Financial Advisors LLC
Gross assessments represent the assessment placed on the County tax roll each year, if the District elects to use the Uniform Method of collecting non-ad valorem assessments authorized by Chapter 197 of the Florida Statutes. Gross assessments include a 7.0% gross-up to account for the fees of the County Property Appraiser and Tax Collector and the statutory early payment discount.
Source: PFM Financial Advisors LLC

EXHIBIT “A”
LEGAL DESCRIPTION OF LAND LOCATED WITHIN THE DISTRICT

DESCRIPTION (as prepared by the certifying Surveyor and Mapper):

A tract of land being portions of Blocks 1, 2, 3 and 4, Section 7, Township 33 South, Range 19 East, Blocks 1, 2, 3
and 4, Section 8, Township 33 South, Range 19 East, Block 3, Section 9, Township 33 South, Range 19 East, Block
2, Section 16, Township 33 South, Range 19 East, Blocks 1, 2, 3 and 4, Section 17, Township 33 South, Range 19
East, and Blocks 1, 2, 3 and 4, Section 18, Township 33 South, Range 19 East, all in Manatee River Farms, Unit 1 as recorded in Plat Book 6, Page 45, Public Records of Manatee County, Florida, and described as follows:

BEGIN at the southwest corner of said Section 7; thence N.00°13'29"E. along the west line of said Section 7, a distance of 1,809.08 feet; thence N.90°00'00"E., a distance of 272.18 feet to the point of curvature of a curve to the left having a radius of 1,000.00 feet and a central angle of 48°54'32"; thence northeasterly along the arc of said curve, a distance of 853.62 feet to the point of reverse curvature of a curve to the right having a radius of 1,962.46 feet and a central angle of 97°43'17"; thence easterly along the arc of said curve, a distance of 3,347.09 feet to the point of reverse curvature of a curve to the left having a radius of 1,500.00 feet and a central angle of 48°48'45"; thence southeasterly along the arc of said curve, a distance of 1,277.91 feet to the point of tangency of said curve; thence N.90°00'00"E., a distance of 1,220.57 feet to the point of curvature of a curve to the left having a radius of 1,100.00 feet and a central angle of 49°18'03"; thence northeasterly along the arc of said curve, a distance of
946.51 feet to the point of reverse curvature of a curve to the right having a radius of 1,990.00 feet and a central angle of 108°30'13"; thence easterly along the arc of said curve, a distance of 3,768.56 feet to the point of reverse curvature of a curve to the left having a radius of 1,400.00 feet and a central angle of 67°34'16"; thence southeasterly along the arc of said curve, a distance of 1,651.07 feet to the point of reverse curvature of a curve to the right having a radius of 1,000.00 feet and a central angle of 44°28'10"; thence easterly along the arc of said curve, a distance of 776.14 feet to the point of tangency of said curve; thence S.53°53'56"E., a distance of 509.73 feet to a point on the northwest right-of-way line of State Road 43 (U.S.301 Section 1302-203, 200.00' wide public right-of-way); thence S.36°06'04"W. along said northwest right-of-way line, a distance of 1,512.28 feet to a point on the north line of Brookstone Community Development District as recorded in Official Records Book 2607, Page 861 of said Public Records; the following nine (9) calls are along said north line: (1) thence N.89°59'54"W., a distance of 4,022.59 feet; (2) thence S.27°47'24"W., a distance of 1,049.93 feet; (3) thence N.68°30'43"W., a distance of 1,332.96 feet; (4) thence N.00°11'16"E., a distance of 383.27 feet; (5) thence N.89°43'15"W., a distance of 719.63 feet; (6) thence S.00°35'38"W., a distance of 2,551.98 feet to the point of curvature of a curve to the right having a radius of 795.00 feet and a central angle of 48°08'26"; (7) thence southwesterly along the arc of said curve, a distance of 667.97 feet to the point of tangency of said curve; (8) thence S.48°44'04"W., a distance of 213.94 feet to the point of curvature of a curve to the left having a radius of 1,355.00 feet and a central angle of 36°48'01"; (9) thence southwesterly along the arc of said curve, a distance of 870.29 feet to the a point on the north line of Fieldstone Community Development District as recorded in Official Records Book 2564, Page 6898 of said Public Records; the following five (5) calls are along said north line: (1) thence N.89°39'17"W., a distance of 1,622.48 feet;
thence N.00°51'43"E., a distance of 54.26 feet; (3) thence N.89°32'06"W., a distance of 674.93 feet; (4) thence N.89°30'19"W., a distance of 2,402.18 feet; (5) thence S.89°39'04"W., a distance of 3.35 feet to the west line of said Section 18; thence N.00°07'49"E., along said west line, a distance of 4,609.93 feet to the POINT OF BEGINNING.

Said tract contains 56,432,242 square feet or 1,295.5060 acres, more or less.

Exhibit “C”
Designated 2020 Series Bond Issuance Lands Legal Description

Exhibit “C” is a legal description of the Series 2020 Bond Issuance Lands upon which the Improvements shall be made and Assessments levied, and which Series 2020 Bond Issuance Lands are further described as: “All lots and lands adjoining and contiguous or bounding and abutting the Improvements or specially benefitted thereby and further designated by the assessment plat, as hereinafter provided.”

Exhibit "C"
NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION
60' WIDE PLATTED RIGHT-OF-WAY, PLAT BOOK 6, PAGE 45

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UNLESS IT BEARS THE SIGNATURE AND	map and metes and bounds description as set forth in Exhibit "NORTH RIVER
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Io  
1-	g	10	11	12	13	14	15	16
0 LO	9	10	11	12	13	14	SEE SHEET 1 FOR OVERALL
3::,,::	18	NORTH LINE	16	SEE SHEET 4 FOR
_OJo	OF  FIELDSTONE
com	 	1,622.48'		 DESCRIPTION AND TABLES
 I-:s	N8  9°3  0 '1 9 " W  2,402.18' 	17
>    o	1	FIELDSTONE  CDD, O.R.BK.2564, P.6898	N89°39'17"W
FOR : HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets.
Aog   20,   2017   -    16:45: 13	BCUNNINGHAMIV:\21 56\ active\ 215 6139 10\ sur ve:,\ dra win g\ 21 56 1 39 1Ov - khfc dd.dwg	
SKETCH & DESCRIPTION OF NORTH RIVER RANCH COMMUNl1Y DEVELOPMENT DISTRICT
A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY, FLORIDA	

6900 Prof     !	y	=	F	-M14
()	Phone 941-907-6900 • Fax 941-907-6910
Certificate at AulhorizaLion #27013 • www slanlec com
l.Jai.Med Business Number 7866	
TAS K CODE:	DRAWN  BY:   CHKED  BY:   CAD FILE:	PROJECT NO·	SHEET	DRAWING IN DEX NO:	REV:
410	JWB	RRC	2156139 lOv-khfcdd	215613910	2	OF   4	A21561391 0v-khfcdd	

NORTH RIVER RANCH COMMUN ITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION

16	9	16   j    9	16	7
14	15	N   ....	10	11	12   13	14	15	.-     N	10	11	12	13	14	15	N..-
I	8
;
C5	a8:!j i8
:...J	ffi	[
Cl
i
I

2
7	6	5	4	3	9	8	7	6	5	3
N
wcawcn
 	 
--'0	--'0	 	
tn B tn B	=
if)	UJ3:UJ	.	:	12	13
I M
15	16	9	10	11	13	15    16	I	8 11	SOUTH LINE OF
14	.
12	8	SECTION 9 &	l 6
µ:l	SOUTH  LINE  OF  SECTION  8  &	ffi!	ffi	NORTH  LINE  OF
if)	NORTH LINE OF SECTION  1 7 1	8  1    g	[	SECTION 16	17
-	N 6··-8	· · -'4 · · · -    · ·   -	· · -	..	· · - OP' · · · -	· · · 7    1 6	.	.  -  ·	-	·
03 0	3 "W  6()' WIDE PLATTED RIGHT-	- WAY	1
-z	,	EAST  LINE  OF  SECTION  17  &
1,332.96  8	WEST LINE OF SECTION 16	2
I I
2	l	N 8 9°5 9'54 "W 4,02i2.59' 3
'i1,  "	7.	6	5	4	3	2	1 ..,. N
u	I\.C\j	NORTH   LINE OF BROOKSTONE	88	4
<:t::	0 'i1,	-	BROOKSTONE   CDD	m'u:1
l\..  r-.	O.R. BK.26 07, P.861
0.,>	';	.,...N	51
Cj "'1
16	9	8 8	6 :
N       ..-	ffi a:!
j 4	15	8 8	13	14	7
ffi ffi	10	11	O. R. BK. = OFFIC IAL RECORDS BOOK
12
8	P. = PAGE
60' WIDE  PLATTED  RIGHT-OF-WAY
2	J
3	2	6	5	SCALE: 1"=1000'
7
3	o·  25 0•  5 0 0·	1000·	2000·
SEE SHEET 1 FOR OVERALL
SEE SHEET 4 FOR DESCRIPTION & TABLES
FOR:  HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets.
Aug   20,   2017   -    1 6: 4 7 : 17	BCUNNIN GHAMIV:\ 21 56 \ ac ti ve\ 21561391 O\ sur vey\ dra wing \ 2 156 139 1 Ov- khfcdd .dwg	
SKETCH & DESCRIPTION OF NORTH RIVER RANCH COMMUNl1Y DEVELOPMENT DISTRICT
A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY , FLORIDA	()	--Phone!941-907-.6900  •  Fax  9'41-907-6910"
Certmcate of Aulhoriza on #27013 • www.stantec com
Ucooood Buwss Nu.ribot'l!l68	
TASK	CODE:
410	DRAWN
JWB	BY:	CHKED
RRC	BY:	CAD FILE:
215613910v-khfcdd	PROJECT NO:
215613910	SHEET
3	

OF	
4	DRAWING INDE X NO:
A21561391 0v-khfcdd	REV:	

CURVE  TABLE	
CURVE	RADIUS	DELTA	ARC	CHORD	CHORD BEARING	
C1	1,000.00'	48'54'32"	853.62'	827.94'	N65"32'44"E	

C2	
1,962.46'	
97'43'17"	
3,347.09'	
2,955.90'	
N89"57'07"E	

C3	
1,500.00'	
48"48'45"	
1,277.91'	
1,239.61'	
S65'35'37"E	

C4	
1,100.00·	
49"18'03"	
946.51'	
917.58'	
N65"20'58"E	

C5	
1,990.00'	
108'30'13"	
3,768.56'	
3,230.14'	
S85'02'56"E	
C6	1,400.00'	67"34'16"	1,651.07'	1,557.04'	S64"34'58"E	
C7	1,000.00'	44'28'10"	776.14'	756.80'	S76'08'01 "E	
CB	795.00'	48"08'26"	667.97'	648.49'	S24"39'51"W	
C9	1,355.00'	36"48'01"	870.29'	855.41'	S30"20'04"W	

LINE TABLE	
LINE	BEARING	DISTANCE	

L1	
N90'00'00"E	
272.18'	

L2	
S53'53'56"E	
509.73'	

L3	
N00'11'16"E	
383.27'	

L4	
N89"43'15"W	
719.63'	
L5	S48' 44'04"W	213.94'	
L6	N00"51'43"E	54.26'	
L7	N89'32'06''W	674.93'	

L8	
S89"39'04''W	
3.35'	

NORTH RIVER RANCH COMMUNITY DEVELOPMENT DISTRICT METES AND BOUNDS DESCRIPTION
DESCRIPTION (as prepared by the certifying Surveyor and Mapper):

A tract of land being portions of Blocks 1, 2, 3 and 4, Section 7, Township 33 South, Range 19 East, Blocks 1, 2, 3 and 4, Section 8,
Township 33 South, Range 19 East, Block 3, Section 9, Township 33 South, Range 19 East, Block 2, Section 16, Township 33 South, Range
19 East, Blocks 1, 2, 3 and 4, Section 17, Township 33 South, Range 19 East, and Blocks 1, 2, 3 and 4, Section 18, Township  33 South,  Range 19 East, all in Manatee River Farms, Unit 1 as recorded in Plat Book 6, Page 45, Public Records of Manatee County, Florida, and described as follows:

BEGIN at the southwest corner of said Section 7; thence N.00'13'29"E. along the west line of said Section 7, a distance of 1,809.08 feet; thence N.90"00'00"E., a distance of 272.18 feet to the point of curvature of a curve to the left having a radius of 1,000.00 feet and a central angle of 48'54'32"; thence northeasterly along the arc of said curve, a distance of 853.62  feet to the point of reverse curvature  of  a curve to the right having a radius of 1,962.46 feet and a central angle of 97'43'17"; thence easterly along the arc of said curve, a distance of 3,347.09 feet to the point of reverse curvature of a curve to the left having a radius of 1,500.00 feet and a central angle of 48'48'45"; thence southeasterly along the  arc of said curve, a distance of 1,277.91 feet to the point of tangency of said curve;  thence  N.90'00'00"E., a distance  of  1,220.57  feet to the point of curvature of a curve to the left having a radius of 1,100.00 feet and a central angle of 49'18'03"; thence northeasterly  along the arc  of  said curve, a distance of 946.51  feet  to the point of reverse curvature  of  a curve to the right having a radius of  1,990.00  feet  and a central  angle of 108'30'13"; thence easterly  along  the arc of said curve, a distance of 3,768.56  feet to the point  of reverse curvature  of a curve to the left having a radius of 1,400.00 feet and a central angle of 67'34'16";  thence southeasterly  along the arc of said curve, a distance  of 1,651.07  feet to the point of reverse curvature of a curve to the right having a radius af 1,000.00 feet and a central angle of 44'28'1O"; thence  easterly  along the arc of said curve, a distance of 776.14 feet to the point of tangency of said curve; thence S.53'53'56"E., a distance of 509.73 feet to
a point on the northwest right-of-way line of State Road 43 (U.S.301 Section 1302-203, 200.00' wide public right-of-way); thence S.36'06'04"W. along said northwest right-of-way line, a distance of 1,512.28 feet to a point on the north line of Brookstone Community Development District as recorded in Official Records Book 2607, Page 861 of said Public Records; the following nine (9) calls are along said north line: (1) thence N.89"59'54"W., o distance af 4,022.59 feet; (2) thence S.27'47'24''W., a distance of 1,049.93 feet; (3) thence N.68'30'43"W., o distance of 1,332.96 feet; (4) thence N.00"11'16"E., a distance of 383.27 feet; (5) thence N.89'43'15" W., a distance of 719.63 feet; (6) thence S.00'35'38"W., a
distance of 2,551.98 feet ta the point of curvature of a curve to the right having a radius of 795.00  feet and a central angle  of  48'08'26"; (7) thence southwesterly along the arc of said curve, a distance of 667.97 feet to the point of tangency of said curve; (8) thence S.48'44'04"W., a distance of 213..94 feet lo the point of curvature of a curve to the lefl having a radius of 1,355.00 feet and a central  angle  of  36'48'01'';  (9) thence southwesterly along the arc of said curve, a distance of 870.29 feet to the a point on the north line of Fieldstone Community Development Dislficl as recorded in Official Records Book 2564, Page 6898 of said Public Records; the following five (5) calls ore along said north line: (1) thence N.89'39'17"W., a distance of 1,622 . 48 feet; (2) thence N.00"51'43"E., o distance of 54.26 feet; (3) thence N.89"32'06"W., o distance of
674.93 feet; (4) thence N.89"30'19"W., a distance of 2,402.18 feet; (5) thence S.89"39'04"W., a distance of 3.35 feet to the  west  line of  said  Section 18; thence N.00"07'49"E., along said west line, a distance of 4,609.93 feet to the POINT OF BEGINNING.

Said tract contains 56,432,242 square feet or 1,295.5060 acres, more or less.

SEE SHEET 1 FOR OVERALL
SEE SHEETS 2 & 3 FOR DETAIL SKETCH
FOR:  HAVAL FARMS, LLC	This is NOT a Survey and Not valid without all sheets .
Aug   20,    2017  -    16:48:36	BCUNNINGHAMIV:\ 215 6\ octive\ 21 56 1 391O\survey\drawing\21561391Ov- khfcdd .dwg	
SKETCH & DESCRIPTION  OF  NORTH  RIVER  RANCH  COMMUNITY  DEVELOPMENT  DISTRICT A 1,295.5060 ACRE TRACT LOCATED IN SECTIONS 7, 8, 9, 16, 17 & 18, TOWNSHIP 33 SOUTH,
RANGE 19 EAST, MANATEE COUNTY, FLORIDA		
	Stantec
6900 Professional Paf1<way East, Sarasola, FL 34240-8414
Phone 941-907-6900 • Fax 941-907-6910
Certificate of Authorization #27013 • www stantec oom
l.loeo,"'1 9u..,.,. NL11N1866			
TASK	CODE:
410	DRAWN BY: I CHKED BY: ICAD FILE:
JWB	RRC	215613910v-khfcdd	' PROJECT NO:
215613910	
OF 4	DRAWING INDEX NO:
A21561391 Ov-khfcdd		REV:	

North River Ranch Community Development District

Ratification of Funding Requests 2020-26 – 2020-29

North River Ranch Community Development District
Funding  Request 2020-26—2020-29

2020-26	Avid Trails $15,000.00
GEOPoint $3,000.00
Pete Williams $ 41.98	$19, 041.98	
2020-27	AMerritt $450.00
GEOPoint $11,400.00	$11,850.00	
2020-28	PFM $1,791.67
Supervisor $800.00 VBGlobal $ 300.00	$2,891,67	
2020-29	Bradenton $127.53
Clearview $27.20 PFM 12.50	$39,244.73	

North River Ranch Community Development District

Funding Request 2020-26
5/1/2020

Item No.

Payee	Invoice#

General	Construction Fund		Fund

Avid Trails
Trails Master Planning 50% Fee

GeoPoint Surveying
Stake Soil Borings

Pete Williams
Reimbursement: FedEx Shipment

NRR-01

55648

$	41.98

$   16,000.00

$	3,000.00

$	41.98	$ 19,000.00

TOTAL	$19,041.98

 /L	

Secretary/Assistant Secretary

Chairman

-

Return to:
North River Ranch COD c/o Fishkind & Associates 12051 Corporate Boulevard
Orlando, FL 32817
(407) 382-3256

Page 1 of 1

RECEIVED MAY 0 4 2020

Avid Trails LLC

Avidtrails

P.O. Box 527 Lambertville, NJ 08530 avidtrails.com

INVOICE

BILL TO
North River Ranch COD C/O PFM Group Consulting, Inc
12051 Corporate Blvd
Orlando, FL 32817

RECEIVED APR 2 7 2020

INVOICE# NRR - 01
DATE 04/27/2020
DUE DATE 04/27/2020
TERMS Due on receipt

DESCRIPTION
Avid Trail Design
50% mobilization Fee for Trails Master Planning

QTY
1

RATE
16,000.00

AMOUNT
16,000.00

BALANCE DUE	$16,000.00

(f:
GeoPoint \

2 I 3 Hobbs Street
Tampa, FL 33619
Phone: (813) 248-8888

Surveying, Inc. Fax:

(813) 248-2266

North River Ranch CDD 12051 Corporate Blvd
Orlando, FL 32617

Invoice number Date

55646
04/27/2020

Project NORTH RIVER RANCH

Contract
Description	Amount	Percent
Complete	
Prior Billed	
Total Billed Current Billed	
Stake Forty-Nine (49) Soll Borings		3,000.00	100.00	0.00	3,000.00	3,000.00	
	Total	3,000.00	100.00	0.00	3,000.00	3,000.00	
Invoice total I	3,000.	00 1

Aging Summary
Invoice Number	
Invoice Date	
Outstanding	
Current	
Over30	
Over60	
Over90	
Over120	
55646	04/27/2020	3,000.00	3,000.00					
	Total	3,000.00	3,000.00	0.00	0.00	0.00	0.00	

PAYMENT IS DUE WITHIN 30 DAYS OF THE INVOICE DATE

RECEIVED APR 2 7 2020

North River Ranch CDD	Invoice number 55648 Page 1

Invoice date 04/27/2020

Amanda Lane

From:
Sent:
To:
Subject: Attachments:

Pete Williams <pete@pwillassoc.com> Thursday, April 30, 2020 11:24 AM
Tom Panaseny; Vivian Carvalho; Venessa Ripoll; Amanda Lane
RE: [EXT] North River Ranch, Phase 18 & ID-East Su pp. Declaration Receipt.pdf

EXTERNAL EMAIL: Use care with links and attachments.

Tom, this should be at your office tomorrow morning.

Ladies Attached is the receipt for FedEx. Please reimburse me from North River and place it on the agenda for ratification by the other Board Members.

Thanks,

Pete Williams President
Pete Williams & Associates, LLC

From: Tom Panaseny <TPanaseny@nealland.com>
Sent: Wednesday, April 29, 2020 10:58 AM
To: Pete Williams <pete@pwillassoc.com>
Subject: RE: [EXT] North River Ranch, Phase IB & ID-East Supp. Declaration

Thanks Pete, we can take care of the notary Tom

Tom Panaseny
VP Land Development

941-328- l 054 Ofc
941-328-1 l 00 Fax
813-464-49 l 5 Cell
Please Note New Address 5824 Lakewood Ranch Blvd Sa rasota , FL 34240
TPona sen y@nea Jland.c om 

SOUTHWEST FLORIDA'S PREMIER LAND EXPERTS

Confidentiality Notice - This message is being sent by or on behalf of Neal Land & Neighborhoods. It is intended exclusively for the individual or entity to which it is addressed. This communication may contain information that is proprietary, privileged or confidential or otherwise legally exempt from disclosure. If you are not the named addressee, you are not authorized to read, print,
1

S TI-I
N	FL125 27251 E LE CHA EL BL D
8-14
C	, FL 33544 813-994-1171
I	#: 123558	C	: C 04/30/2020 10:49
, C , , C
D C '	O
SKU#	E
 	·	
F E

r

=- -=-

FEDE - I	41.98	1	41.98
N	C	9413281054
5824 L	B1	N
, FL 34240
L
#: 392389999609
ID#: 0148359
D	: 0.12
C	: 0.12
---------··-------------
-	:	$41.98
:	$0.00
:	$41.98

C	:
A	N	:
ID N	:
************1231
ILLIAM /F ANCI

$41.98 613651
3169835833

North River Ranch Community Development District

Funding Request 2020-27
5/8/2020

Item
No.

Payee

Invoice#	General	Construction Fund		Fund

AMerritt
Revise Subdivision Master Layout

GeoPoint Surveying
Boundary Verification Phases 3A & 38

20-117	$	450.00

55868	$   11,400.00

$	$   11,850.00

�	
Secretary/Assistant Secretary	Chairman

Return lo :
North River Ranch CDD
c/o Fishkind & Associates 12051 Corporate Boulevard
Orlando, FL 32817
(407) 362-3256

Page 1 of 1

RECEIVED MAY 1 1 2020

RMERRITT, INC.
LAND SURVEYING & MAPPING
3010 W. Azeele Street, Suite 150
Tampa, FL 33609
Bus. Phone: 813-221-5200

Contract Invoice

Date	Invoice#	
4/30/2020	20-117	

North River Ranch COD c/o/ Tom Panaseny
5800 Lakewood Ranch Blvd. Sarasota , Florida 34240

Bill To

Project Description
North River Ranch Misc. Services

	Project	
	
AMI-NLV-NRR-0 ...	
Item	Description	Amount	
Subdivision Layout	Revise Master Layout as directed by Clearview Land Design

04/02/2020 Art Merritt 1.5 Hours x $ 150.00/hr. = $ 225.00 04/13/2020 Art Merritt 0.5 Hours x $ 150.00/hr. = $ 75.00 04/27/2020 Art Men-itt l.0Hours x $ 150.00/hr. = $ 150.00

Total=$ 450.00

Contract Amount = Hourly (Not to exceed $ 20,000.00 without prior client authorization)

Contract Amount	= $ 20,000.00

Invoice 19-182	- $ 4,650.00 (23% Billed)
Invoice 19-211	- $  4,050.00 (44% Billed)
Invoice 19-251	- $  2,775.00 (57%  Billed)
Invoice 19-287	- $ 1,500.00 (65% Billed)
Invoice 19-343	- $	975.00 (70% Billed)
Invoice 19-424	- $   1,200.00 (76% Billed)
Invoice 20-017	- $	450.00 (78% Billed)
Invoice 20-056	- $  3,000.00 (93% Billed)
Invoice 20-090	- $	675.00 (96% Billed)
This Invoice	- $	450.00 (99% Billed)	450.00	
	Remaining Contract Balance = $	275.00			
	Total	$450.00	

RECEIVED MAY 0 8 2020

GeoPoint

2 I 3 Hobbs Street

Tampa, FL 33619
Phone: (813) 248-8888

Sur vey in g, Inc . Fax:

(813) 248-2266

North River Ranch CDD 12051 Corporate Blvd
Orlando, FL 32817

Invoice number Date

55868
04/30/2020

Project NORTH RIVER RANCH

Description	Contract
Amount	Percent
Complete	
Prior Billed	
Total Billed	
Current Billed	
Boundary Verification Including Overall Boundary of Phase 3A and Phase 3B	28,500.00	40.00	0.00	11,400.00	11,400.00	
Total	28,500.00	40.00	0.00	11,400.00	11,400.00	

Invoice total I

11,400.001

PAYMENT IS DUE WITHIN 30 DAYS OF THE INVOICE DATE

RECEIVED MAY O 1 2020

North River Ranch COD	Invoice number 55868
Page 1

Invoice date 04/30/2020

North River Ranch Community Development District

Funding Request 2020-28
5/15/2020

Item	

Payee	

Invoice#	

General	
No.			Fund	

1	
PFM Group Consulting			
	OM Fee: May 2020	DM-05-2020-0047	$ 1,666.67	
	Website Fee: May 2020	DM-05-2020-0048	$	125.00	
2	Supervisor Fees - 05/13/2020 Meeting			
	Dale Weidemiller		$	200.00	
	Priscilla Heim		$	200.00	
	Pete Williams		$	200.00	
	John Blakley		$	200.00	

3	
VGlobalTech		
	Quarterly ADA & WCAG Audits	1608	$	300.00	

$ 2,891.67

Secretary/Assistant Secretary	Chairman

Return to:
North River Ranch CDD c/o Fishkind & Associates 12051 Corporate Boulevard
Or1ando, FL 32617
(407) 362-3256

Page 1 of 1

RECEIVED MAY 1 8 2020

pfm
Bill To:

RECEIVED MAY t 3 2020

North River Ranch Community Development District c/o PFM Group Consulting District Accounting Department
12051 Corporate Blvd
Orlando, FL 32817 United States of America

Remittance Options:

Date		Invoice Number May 12, 2020	DM-05-2020-0047
Payment Terms	Due Date
Upon Receipt	May 12, 2020

Company Address;
1735 Market Street 43rd Floor
Philadelphia, PA 19103
+1 (215) 567-6100

Federal Tax ID: 81-1642478

YlllA_CH fpre{flrred);	�	�
PFM Group Consulting LLC
PO Box 65126
Baltimore, MD 21264-5126 United States of America	

RE:	
District Management Fee: May 2020		

Professional Fees
Total Amount Due		
$1,666.67
$1,666.67	

1	of

pfm
Bill To:

North River Ranch Community Development District

Department

c/o  PFM  Group  Consulting District Accounting	RECEIVED MAY 1 3 2020
12051 Corporate Blvd
Orlando, FL 32817 United Slates or America

Remittance Options:
VieAQH·1ore feqedl:	�

RE:	Website Fee - May 2020 Professional Fees
Total Amount Due

Date		Invoice Number May 12, 2020	DM-05-2020-0048
Payment Terms	Due Date
Upon Receipt	May 12, 2020

Company Address:	
1735 Market Street 43rd Floor Philadelphia, PA 19103
+1 (215) 567-6100
Federal Tax ID: 81-1642478

�
PFM Group Consulting LLC PO Box 65126
Baltimore, MD 21264-5126
United States of America	

$125.00
�	

of

North River Ranch

COMMUNITY	DEVELOPMENT DISTRICT		

Date of Meeting: 5/13/20	

($200.00 per Supervisor per Meeting)		
Board Members:	Present	Absent	Fee	
Dale Weidermiller	 	X		$200.00	
Priscilla Heim	 	X		$200.00	
Pete Williams	X	$200.00	

John Blakley	
 	X		
$200.00	
Ivory Crofoot	 	X			
	
Total:	
$800.00	

Approved For Payment:

Secretary I Assistant Secretary

 May 13, 2020	
Date

RECEIVED MAY 1 3 2020

VGlobalTech

636 Fanning Drive
Winter Springs, FL 32708 US contact@vglobaltech.com www.vglobaltech.com

INVOICE

BILL TO
NorthRiverRanch COD 1735 Market St FL 43
Philadelphia, PA 191037502 USA

RECEIVED MAY 1 1 2020

INVOICE # 1608
DATE 05/06/2020
DUE DATE 05/06/2020
TERMS Due on receipt

DATE	ACTIVITY	QTY	RATE	AMOUNT	
Audits:Quarterly ADA & WCAG		300.00	300.00	
Audits
Quarterly ADA & WCAG Audits		
for all new content and document		
conversions for the website.		

Please make check payable to VGlobalTech.

BALANCE DUE	$300.00

North River Ranch Community Development District

Funding Request 2020-29
5/22/2020

Item	

Payee	

Invoice#	

General	
Construction	
No.			Fund	Fund	
	Bradenton Herald				
	Legal Advertising on 05/06/2020	4634767	$	127.53		
2	Clearview Land Design				
	Reimbursables Through 05/15/2020	20-01033	$	27.20		
	Phases 3A & 3B Design Services Through 05/15/2020	20-01034		$ 39,077.50	
3	PFM Group Consulting				
	Reimbursables : March 2020	OE-EXP-00793	$	10.00		
	Reimbursables : April 2020	OE-EXP-00853	$	2.50		
			$	167.23	$ 39,077.50	

TOTAL	
$39,244.73	

ry/Assistant Secretary	Chairman

Return to:
North River Ranch COD c/o Fishkind & Associates 12051 Corporate Boulevard
Or1ando, FL 32817
(407) 382-3256

Page 1 of 1

RECEIVED MAY 2 6 2020

B ADEN ON
HERALD
Braden tonccom

	,,I TOTAL AMOUNT DUE	
	$127.53	
SALES REP	,, I				ADVERTISER INFORMATION		
Advertising Dept	1 I	8lW HQ PER:tOC>	I 6 I	Dlll.EOACC:OUNT NO,-.BER	17  I	ADVERTISER/CLIENT NUMBER	I 2  I	AO\IERTISEAICt..JeNT NAME	
		05/06/2020	I	726675	I	726675	I NORTH RIVER RANCH CDD	

,_  MEMO INVOICE ***	Fed ID# 59-1487839

NORTH RIVER RANCH COD 12051 CORPORATE BLVD.
ORLANDO, FL 32817

MAKE CHECKS PAYABLE TO
Bradenton Herald
Bradenton Herald-Advertising PO Box 51129
Livonia, Ml 48151

Billing: Contact Sales Rep. Credit: Email ssccreditandcollections@mcclatchy.com
Payment is due upon receipt.	5al™

NEWSPAPER REFERENCE

12. UI

DESCRIPTION

ll
PRODUCT

IS

AMOUNT

SAU SIZE

05/06	
05/06	
0004634767	
NORTH RIVER RANCH COMMUNITY DE\/ Bradenton Herald	
1x 109 L	
109	
$1.17	
$127.53	
05/06	05/06	0004634767	
NORTH RIVER RANCH COMMUNITY DE\/ Bradenton Herald.com	
1 X 109 L	109	$0.00	$0.00	
						Invoice Total	$127.53	

RECEIVED MAY 1 5 2020

THIS IS A MEMO INVOICE AND MAY OR MAY NOT REFLECT ALL CHARGES OR CHANGES THAT OCCUR ON THE FINAL INVOICE.

BRADENTON	PLEASE DETACH AND RETURN LOWER PORTION WITH YOUR REMITTANCE

' I	BILUNCJ PERIOD	2 I			ADVERTISER/CLIENT NAME	
05/06/2020	NORTH	RIVER	RANCH	CDD	
23 I	TOTAL AMOUNT DUE	3 I	TERMS OF PAYMENT	
$127.53	Upon Receipt	

HERALD
Bradentonccom
Bradenton Herald-Advertising PO Box 51129
Livonia, Ml 48151

I	PAGEi	151	BILUNGDATE	
,,,	
1	I	05/06/2020	
NEWSPAPER REFERENCE	
0004634767	
G I		BILLED ACCOUNT NUMBER	
726675	
, 1		ADV!.ATl9ER/CUENT NUMBER	

726675	

*** MEMO INVOICE ***

Bradenton Herald
Bradenton Herald-Advertising PO Box 51129
Livonia, Ml 48151

BRADENTON
HERALD
Brad en ton, com
AFFIDAVIT OF PUBLICATION

726675

                         Amounl

0004634767	NORTH RIVER RANCH COMMUNITY DEVELO	$127.53

Attention:
NORTH RIVER RANCH COD 12051 CORPORATE BLVD.
ORLANDO, FL 32817

NORTH RIVER RANCH COM­ MUNITY DEVELOPMENT DIS· TAlCT PUIILIC MEETING HE l D DURING PUBLIC HEALTtt EMERGENcY OUE TO COVHM9
JnOr.1, ii; tlfl l'llb) • Diven t hat ·tha Boa rd ol SupeNISO(S  ("Soa rd") of the North River  Ranch  Com- 1l 1ur11y Dovol0 1>1r1cnt DiSl ri cl
("Dis trict ") will hold a fequ111r
hoard m oating 11I th11 B oar d n f Su p_o, vl.sors on May 13, 202ll .ii 1·.3-0 p ,01, lo be co nd uct ed by mo 1o ll o wl11g n w.an s o l co rw n u • n cations me1Ha technology, ijUCh	as.	tu lep, hr;mlc
CM l0, 011cln g, pursu u t 10 Exa(:­ mlve -Orders 20-5 .2 and 20-il9 Issued hy Gova rn-u r OaSa111is u n M a(c ll  9.  2020. and Match 20,
:202-0,    r espec tively,    and p1tr­
!MiOI Lu SQcUon 12 0. 64{6 )(b)2•.
Ftorl Cla Stalutcs The m eclf np Is IJeing hertl f u r 0 111 mmessary l)ubllc puri:,osc or co11sidcr1ng
-es&en!ial p ub l io l unclln o Issu es
ralatod tu Dis trict im prn vu• m<1nts.   Al such time 1110  Ooard Is sn au thorlzacl amj rn<1y aon­ slacr any llUslncss  ma t  f'!\llY pr operly come belore II,
Whl!c II  IS nocessa1y  to   flold the
.;1bo>Je re ferenced mealing of th(! Dislrict's Board or Supcr11i soi's u1lh, z oo communlu t lons  rned10

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ter:h nol <>OY d JJe l o Iha r::urrent COVI 0 -1 ll PUb li c h Cil lll l cm cr­ g enr,y, the Dlstriot fully encour­ llgus pullllc parliolpatiM 111 a safe an<i  efficient  m:1:nrie1.   To­ warrt I ha! P.nc!, anvone wishlmJ to IISIQ J) M d p articipa te 10 mo rneetln o ci\n so telephon1oal­ ly at 1•844•621 •8956, Partici• 11ant Code: 790 662 990N. Acl­
<!it lon i\lty, p;irtlol pant re i,n­ i:Ouragod to  suumll  Qut ti. Llon s nd   comment$  10   the  District M mmger i11 advanoe al rrar v11lh O
¥mp 11p . com to rncl iltn tc t ho Bo,1rd:s considerati on of' s.uch quui;tiut lS Mll •COll i n 10rl l S tluri1 (J t he meotcng

aa

A CODY or tl)c aQCl'lda ma.y be obt<1ined at the oftices of the DISlrici    Manaoor,	Cl o	PFM Group Consuitlna LLC. 120-51 Oorpora te  Blvd., (),r l mclo,  Fl or i ­ 32 01 1 ( 407) 723- 5900. ai,v
alholl't9ptm.com  ("'Olslrlcl Ma n­
ager's  Office "} durino rmrn wl
business hours,
TM meotlng Is open  to  tho pub­ lic alHI wll• Ile co-ndueled In ac­ cmdaric:11 wi t h lh lJ ru ovisi om: o l Florlcla l w  tor community  de­ v elopmen t (listricts. Th e m eet­ ing  may  Ile  continuod  to  a data,
+ Irv,,..,,    ,.,..,,-1   ,..1,.,,.,,.,  ,...,   ...,..,,   """   "'""lf,1,....-4

THE STATE OF TEXAS
COUNTY OF DALLAS

Before the undersigned authority personally appeared VICTORIA RODELA, who, on oath, says that she Is a Legal Advertising Representative of The Bradenton Herald, a daily newspaper published at Bradenton in Manatee County, Florida; that the attached copy of the advertisement, being a Legal Advertisement in the matter of Public Notice, was published in said newspaper in the lssue(s) of:
 	 lnsertlon(s) Published On:
May 06, 2020

THE STATE OF FLORIDA COUNTY OF MANATEE
Affidavit further says that the said publication is a newspaper published at Bradenton, In said Manatee County, Florida , and that the said newspaper has heretofore been continuously published In said Manatee County, Florida, each day and hes been entered as second-class mail matter at the post office In Bradenton, In said Manatee County, Florida , for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that she has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper.

(Signature of Affiant)
Sowrn to and subscribed before me this

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111;, ,, : ·11,· 111·1w 1, ,
My rs1ii1:11v 11; .: uw:,1291
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SEAL & Nolary Public

Extra charge for lost or duplicate affidavits. Legal document please do not destroyI

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on I ha record at su<.h n rne tlng.
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macio.  1n,1uo1no  1ne  I esumonv
..t ncl ll •id nc 11po11 \!1hlclt $llr.h
.appeal IS to be l>ased.
'Vivian Carw, lt1c
DJs1.1rct Manooer

Clearview Land Design
3010 W. Azeele Street, Suite 150
Tampa, Florida 33609
813-223-3919

Iii

Clearview
LAND DESIGN, P.L.

RECEIVED MAY 2 1 2020

North River Ranch Community Development District	Invoice number	20-01033	
North River RanchCDD Accounts Payable Amanda Lane
12051 Corporate Blvd	Date	05/15/2020	

Orlando, FL 32817

Terms: Net 30

Project NR NORTH RIVER RANCH (MOCCASIN WALLOW) (HAVAL FARMS)

North River Ranch COD Reimbursables CDD-NR-000R Reimbursables EXPENSE

Printing and Reproduction

Papercuts Printing and Documentation 4/11120 - 5/15/20 Papercuts Printing and Documentation 4/11/20- 5/15/20

Phase subtotal

Billed
Date	Amount

05/15/2020	14.79

05/15/2020	12.41

27.20

North River Ranch COD Reimbursables subtotal

27.20
Invoice total	27.20

Aging Summary
Invoice Number	
Invoice Date	
Outstanding	
Current	
Over 30	
Over60	
Over90	
Over120	
20-01033	05/15/2020	27.20	27.20					
	Total	27.20	27.20	0.00	0.00	0.00	0.00	

Clearview Land Design
3010 W. Azeele Street, Suite 150
Tampa, Florida 33609
813-223-3919

Clearview
LAND  DESIGN, P.L.

RECEIVED MAY 21 2020

North River Ranch Community Development District North River RanchCDD Accounts Payable Amanda Lane 12051 Corporate Blvd

Invoice number Date

20-01034
05/15/2020

Orlando, FL 32817

Project NR NORTH RIVER RANCH (MOCCASIN WALLOW) (HAVAL FARMS)

Terms : Net 30		
	
Contract	
Percent	
Total		
Remaining	
Prior	
Current	
Description	Amount	Complete	Billed	Remaining	Percent	Billed	Billed	
NRR Phases 3A & 38 Design, Permitting, Inspection, Certification Serivces	
CDD-NR-005 Design &
Permitting	260,000.00	90.00	234,000 .00	26,000.00	10.00	195,000.00	39,000 .00	
Subtotal	260,000.00	90.00	234,000.00	26,000.00	10.00	195,000.00	39,000 .00	
Total	260,000.00	90.00	234,000.00	26,000.00	10.00	195,000.00	39,000.00	

NRR Phases 3A & 38 Design, Permitting, Inspection, Certification Serivces CDD-NR-007 Revisions and Miscellaneous
LABOR

Billed

Project Time William C. Swales

 	Date	Hours	Rate	Amount 

Conversion from CAD to GIS- WETMAS.dwg

04/24/2020

Phase subtotal

0.50	155.00	77.50

77.50

NRR Phases 3A & 3B Design, Permitting, Inspection, Certification Serivces subtotal

77.50

Invoice total	39,077.50

Aging Summary
Invoice Number	
Invoice Date	
Outstanding	
Current	
Over 30	
Over 60	
Over 90	
Over120		
20-01034	05/15/2020	39,077.50	39,077.50						
	Total	39,077.50	39,077.50	0.00	0.00	0.00	0.00		

pfm

Date	Invoice Number April 28, 2020	OE-EXP-00793
Payment Terms	Due Date
Upon Receipt	April 28, 2020

Bill To:

North River Ranch Community Development District c/o PFM Group Consulting District Accounting Department
12051 Corporate Blvd
Orlando, FL 32817 United Stales of America

Remittance Options:
Via ACH /preferred}:	Via Wire:

RE:	March 2020 Postage Expenses
Total Amount Due

RECEIVED MAY 1 7 2020

Company Address:
1735 Market Street 43rd Floor Philadelphia, PA 19103
+1 (215) 567-6100

Federal Tax ID: 81-1642478

Via Mail:
PFM Group Consulting LLC
PO Box 65126
Baltimore, MD 21264-5126 United States of America

$10.00

of

pfm
Bill To:

North River Ranch Community Development District c/o PFM Group Consulting District Accounting Department
12051 Corporate Blvd
Orlando, FL 32817
United States of America	

RECEIVED MAY 1 7 2020

Date	Invoice Number May 11, 2020	OE-EXP-00853
Payment Terms	Due Date
Upon Receipt	May 11, 2020

Company Address:

1735 Market Street 43rd Floor Philadelphia, PA 19103
+1 (215) 567-6100

Federal Tax ID: 81-1642478

Remittance Options:
Yia ACH fpreferredl:	VjaWlre·	Yiil..Mail;_
PFM Group Consulting LLC
PO Box 65126
Baltimore, MD 21264-5126 United States of America

RE:	April 2020 Postage

Expenses	$2.50
Total Amount Due

of

North River Ranch Community Development District

Review of District Financial Statements

North River Ranch CDD Statement of Financial Position As of 5/31/2020

	General Fund	

Assets	
Current Assets	
General Checking Account	$1,608.72	
Accounts Receivable - Due from Developer	3,059.40	
Accounts Receivable - Due from Developer		
Total Current Assets	$4,668.12	
Total Assets	$4,668.12	

Capital Projects Fund		Total	

$96,354.00
$96,354.00		

$1,608.72 3,059.40
96,354.00
$101,022.12	
$96,354.00		$101,022.12	

$96,354.00 96,354.00
$192,708.00		

$3,059.40 3,059.40
96,354.00
96,354.00
$198,826.80	
$192,708.00		$198,826.80	

($43,692.50)
(52,661.50)

($96,354.00)		

$6,726.72 (8,177.40)
(43,692.50)
(52,661.50)

($97,804.68)	
			
$96,354.00		$101,022.12	

Liabilities and Net Assets

Current Liabilities
Accounts Payable	
$3,059.40	
Deferred Revenue Accounts Payable Deferred Revenue	3,059.40	
Total Current Liabilities	$6,118.80	
Total Liabilities	$6,118.80	

Net Assets
Net Assets - General Government	

$6,726.72	
Current Year Net Assets - General Government	(8,177.40)	

Net Assets, Unrestricted
Current Year Net Assets, Unrestricted

Total Net Assets	($1,450.68)

Total Liabilities and Net Assets	$4,668.12

North River Ranch CDD Statement of Activities As of 5/31/2020

	General Fund		Capital Projects Fund		Total	

Revenues						
Developer Contributions	$42,595.04				$42,595.04	
Inter-Fund Transfers In	(43,692.50)				(43,692.50)	
Developer Contributions			$263,982.25		263,982.25	
Inter-Fund Transfers In			43,692.50		43,692.50	
Total Revenues	

($1,097.46)		

$307,674.75		

$306,577.29	
Expenses						
Supervisor Fees	$7,600.00				$7,600.00	
Public Officials' Insurance	2,306.00				2,306.00	
Management	13,333.36				13,333.36	
Engineering	8,749.73				8,749.73	
District Counsel	13,154.00				13,154.00	
Postage & Shipping	102.33				102.33	
Copies	158.96				158.96	
Legal Advertising	1,074.06				1,074.06	
Web Site Maintenance	1,300.00				1,300.00	
Dues, Licenses, and Fees	175.00				175.00	
General Insurance	2,819.00				2,819.00	
Engineering			$1,402.50		1,402.50	
District Counsel			8,451.00		8,451.00	
Contingency			350,482.75		350,482.75	
Total Expenses	

$50,772.44		

$360,336.25		

$411,108.69	
Other Revenues (Expenses) & Gains (Losses)						
Total Other Revenues (Expenses) & Gains (Losses)	$0.00		$0.00		$0.00	
Change In Net Assets	($51,869.90)		($52,661.50)		($104,531.40)	

Net Assets At Beginning Of Year	
$50,419.22		
($43,692.50)		
$6,726.72	

Net Assets At End Of Year	
($1,450.68)		
($96,354.00)		
($97,804.68)	

North River Ranch CDD
Budget to Actual
For the Month Ending 5/31/2020	
Year To Date	
		
Actual			
Budget			
Variance	FY 2020
Adopted Budget	

Revenues												
Developer Contributions	$	42,595.04		$	63,583.36		$	(20,988.32)		$	95,375.00	
Net Revenues	$	42,595.04		$	63,583.36		$	(20,988.32)		$	95,375.00	
General & Administrative Expenses
Supervisor Fees
Public Officials' Insurance Trustee Services Management  Engineering Dissemination Agent District Counsel
Audit
Travel and Per Diem Telephone
Postage & Shipping Copies
Legal Advertising Miscellaneous
Web Site Maintenance Dues, Licenses, and Fees General Insurance	

$	7,600.00
2,306.00
- 13,333.36
8,749.73
- 13,154.00
-
-
- 102.33
158.96
1,074.06
- 1,300.00
175.00
2,819.00		

$	

8,000.00
1,650.00
4,000.00
13,333.36
10,000.00
3,333.36
13,333.36
4,000.00
333.36
133.36
200.00
333.36
666.64
333.28
1,800.00
116.64
2,016.64		

$	

(400.00)
656.00
(4,000.00)
- (1,250.27)
(3,333.36)
(179.36)
(4,000.00)
(333.36)
(133.36)
(97.67)
(174.40)
407.42
(333.28)
(500.00)
58.36
802.36		

$	

12,000.00
2,475.00
6,000.00
20,000.00
15,000.00
5,000.00
20,000.00
6,000.00
500.00
200.00
300.00
500.00
1,000.00
500.00
2,700.00
175.00
3,025.00	
Total General & Administrative Expenses	$	50,772.44		$	63,583.36		$	(12,810.92)		$	95,375.00	

Total Expenses	
  $	50,772.44 		
   $		
63,583.36 		
   $		
(12,810.92)		
  $		
95,375.00 	
Net Income (Loss)	$	(8,177.40)		$	-		$	(8,177.40)		$	-	

North River Ranch Community Development District

Reimbursement for Pete Williams

N	FL125 27251 E LE CHA EL BL D
B-14
C	, FL 33544 813-994-1171
I		:# 124433	C	: C 06/03/2020 10:25

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