Public Facilities Report

Windsor at Westside
Community Development District

August 1, 2016

By:	Governmental Management Services-Central Florida, LLC District Manager
135 West Central Boulevard, Suite 320
Orlando, Florida  32801

Table on Contents

Purpose and Scope

General Information

Public Facilities

Proposed Expansion Over The Next Fiv e Years

Replacement of Facilities

Public Facilities Report
Windsor at Westside Community Development District August 1, 2016

Purpose and Scope

This report is provided at the request of Windsor at Westside Community Development District ( the "District") as an obligation under Section 189.08 Florida Statutes regarding the Special District Public Facilities Report. It is the intention of this report to provide general descriptions of public facilities owned by the District together with any currently proposed facility expansion programs within the next
10 years. The Public Facilities Report and Annual Notice of any changes be submitted to the local government and posted on the District's website. This information shall be required in the initial report and updated every 7 years at least 12 months before the submission date of the evaluation and appraisal notification letter of the appropriate local government.

Introduction

The District is a local unit of special purpose government of the State of Florida (the "State") created in accordance with the Uniform Community Development District Act of 1980, Florida Statutes, as amended (the "Act'1, by Ordinance No. 2014-156 enacted by the Board of County Commissioners of Osceola County, Florida on October 20, 2014 and effective on October 22, 2014. The boundaries of the District include approximately 106.25 acres of land located in an unincorporated area in northwestern Osceola County. The District lands are being developed as  a residential community know as Windsor at Westside. The Development is being developed as a residential planned development in two phases and planned  to contain approximately 600 residential units.

Public Facilities

The District has constructed and/or acquired the facilities detailed in the Districts Engineer's Report which is attached as Exhibit A.

Proposed Expansions over the Next Ten Years

The District has no plans to expand the facilities within the next 10 years.

Replacement of Public Facilities

There are currently no plans to replace the District's public facilities.

Exhibit A

Engineer's Report

1	- -	--	-----	-- --- ----	- - -	-	--  ------ --- -···-   -- --	-  - --	-	-

WI	N	DSORAT	WESTSIDE
COMMUNITY DEVELOPMENT DISTRICT

ENGINEER'S REPORT
INFRASTRUCTURE IMPROVEMENTS

PREPARED FOR

Windsor at Westside Community Development District Board of Supervisors
c/o Governmental Management Services- Central Florida, LLC 135 W. Central Blvd., Suite 320
Orlando, FL 32801

PREPARED BY

a.·.·E;·.c E.Cl L.A. ...
ENGINEERING
INC	C::lR   Pt:l. RA.TE
l 003 FLORIDA AVENUS:, ST, CLOUO, F"I	34769
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ADOPTED
November 20, 2014

WINDSOR AT WESTSIDE COD ENGINEER'S REPORT TABLE OF CONTENTS

Narrative

I. fntroduction .. .......	... .. . .. . .. .......	... ...... ... . .. ...... .. .... .. . .,......
a. Location and General Description ..  ... ... ........  .. .. ... ... ....,_.•,, .. .. ,, ... ,,, .•.  ,.
b. District Purpose and Scope .... .. .. ... ........ ... ... .. ... ... .. ' ·" ···•''' " · • •· .,,,, ,
c.  Description  of Land Use  .. . ,....,...................., ... ,	,,,.,, ,.,, .
II. Status of Permitting...... .... .. .,.. ,, ... ... ,., . ... .. ... ... ...... . ...... ... .
111. Infrastructure Benefit .... .. .. . ... .. .... .. .... .. . ... .. .. .... .... ... .. ...
IV. Infrastructure Improvements ... ...... ,.. ... ... ... ... ...... .., ....,...
Description of the Infrastructure and Construction Schedule...
Storm Water Management Systems (Phases 1 & 2)....
External Roadway  (Monaco  Blvd.)..... .. .,... ,	•
c. Emergency Access Road (Phase 2).........' "   .............
Monaco Blvd./Westside Blvd. Landscaping (Phases 1 &
Potable Water Distribution System (Phases 1 & 2)... ..
Sanitary Sewer Collection Systems (Phases 1 & 2).....
Reclaimed Water Distribution System... .... ..........	...
Professional and Inspection Fees (Phases 1 & 2).,... .
i. Construction Schedule ... .... .... ... ,.......... ... .......... .
VI. Ownership and Maintenance ..,.,.... .... ... .. .... ,....,.,............
VII. Real Property fnterests... .. .. ... .. ... ......... ......  . .......... ....  ..,,.,,	,""·
VIII. Estimate of Capital Improvement Costs ........................
IX. Conclusions and Summary Opinion .... ..... .,..............,.......

/!--ZO P""I Lf
ymond C,	l, P.E.	Date Florida Engineer License No. 41220 Osceola Engineering, Inc. No. 26265

□ S C E O L
ENGINEERIN
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WINDSOR AT WESTSIDE COD ENGINEER'S REPORT TABLE OF CONTENTS

Appendix
Location Map   ....................................................,.....,..             Exhibit 1
District  Description  Sketch.......................................···""··•           Exhibit 2
PD  Concept  Plan............................................,...,.....,..,,,         Exhibit 3
Permit Status  Table..................,........................"'.,.....,,        Exhibit 4
Phase 1 Storm Water Management Map .......................,...s,	Exhibit 5A
Phase 2 Storm Water Management Map.......,.."  ..............,,.       Exhibit 5B
Phase 1 Water Distribution System Map ................:.. ,.......,.    Exhibit 6A
Phase 2 Water Distribution System Map...............,....... ......... Exhibit 6B Phase 1 Sanitary Sewer Collection System Map .............,..... Exhibit 7A Phase 2 Sanitary Sewer Collection System Map.....,,..,......,.,.. Exhibit 7B Phase 1 Reclaimed Water Distribution System Map,,..      ...........  Exhibit 8A
Phase 2 Redaimed Water Distribution System Map.,.;....., '"""' Exhibit 8B
Construction Cost Estimates ................................,.,.,,... ". Exhibit 9

11 zo-11
. aymond C.	e 11, P.E.	Date Florida Engineer License No. 41220 Osceola Engineering, Inc. No. 26265

WINDSOR AT WESTSIDE CDD ENGINEER'S REPORT

Introduction

Location and General Description. Windsor at Westside (a.k.a. Sunterra West) is a residential land development project (the "Development") located in  north-western  Osceola County, Florida. The Development contains approximately 160.25 acres and is wholly contained within the limits of the Windsor at Westside Community Development District (the "District"). The District is located east of Westside Boulevard and south  of North Goodman Road, approximately 2.2 miles south of US Highway 192, all  within Section 10, Township 25 South, Range 27 East.  The  location  of  the  District  is graphically shown on Exhibit 1-Location Map and the District Boundaries are shown by phase on Exhibit 2- Description Sketch, both located within  the  Appendix  of  this report.

In accordance with the Osceola County Comprehensive  Plan,  the  Development  is located within an area assigned future land use of Mixed Use with the  corresponding zoning designation of Planned Development. The Sunterra West Planned Development, PD13-00004 was approved by the Board of County Commissioners of Osceola County, Florida on July 16, 2013. The PD Concept Plan is included as Exhibit  3  in  the Appendix.

District Purpose and Scope. The District has been established for the purpose of financing, acquiring or constructing, maintaining, and operating a portion of the infrastructure necessary for the public infrastructure within the District. The purpose of this report is to provide a description of the infrastructure improvements to be financed and/or acquired by the District. The District will finance, acquire and/or construct, operate and maintain certain aspects of the public infrastructure improvements that are needed to serve the public aspects of the Development and allocate the costs for the infrastructure improvements. It's anticipated that given the timing of construction, which is currently ongoing, the public infrastructure improvements will be completed by Pulte Home Corporation, the primary developer of the Development (the "Developer''), and will be acquired by the District with proceeds of bonds issued by the District. The Developer will construct the balance of the infrastructure needed for the Development that is not financed by the District.

The Windsor at Westside Community Development District was established pursuant to Osceola County Ordinance No. 2014-156 enacted by the Board of County Commissioners on October 20, 2014.

Description of Land Use. The lands within the District encompass approximately
acres. The Development is planned as a 600 unit residential community consisting of 96 attached single family units (townhomes) and 504 detached single family units. The table below illustrates the current land use plan.

i Proposed Land Use
----.................- ...............................................---
Preserved Wetlands

 	 

Approximate Area
--- .Acres}	 	 18.9

; Upland Buffers··

::i..

.,.

8.4

11.5

 Framework Roadways······...	- .	 	

Townhomes	... 	...	8.1	;	96	i
49'.Y\/ig§_ .uQg§!lgw Home .................	..........30.2......................_J·· _.....  2.1.8 	l
,, Q'.'{Vide  Singl.  !:§f!li_lt Homes.  ··--L	52.9	,,	286
Club Area	..	.............,,    	i.	 	4_.o_...   ··-·····--·······.............
! Buffers, Parks, & OpenSpace...	.....  _.2	  ., 	.   ...  ·-·-..····............... ..

i Water  Management  Ponds.	....................
i Addition R/W for N. Goodman Road

 	19.9	 	
.............. ;'""""•---••,-.-m,,,,_-,.,>
0.2

i Total			 	160.3		600
The PD Concept Plan included as Exhibit 3 in the Appendix provides a pictorial illustration of the above proposed land uses.

Status of Permitting

The current plan of development is expected to include 96 single family attached units (townhouses), 504 single family detached units on 40' and 50' wide lots, recreational uses, public and private roadways, storm water management areas, and open spaces.

The local government regulations governing the Development include: the Osceola County Comprehensive Plan; the Osceola County Land Development Code; the Sunterra West Planned Development (PD13-0004); and the Toho Water Authority.

State and Federal Agencies administering permit authority include: South Florida Water Management District; Florida Department of Environmental Protection and the United States Army Corps of Engineers. The Florida Department of State Division of Historical Resources also has public comment input required for the SFWMD permit.

The following permits are required for the Development:

South Florida Water Management District (SFWMD):
-Environmental Resource General Construction Permit
-General Water Use Permit for Construction Dewatering

Osceola County Growth Management Division Planned Development Zoning Map Amendment Preliminary Subdivision Plan Approval
Final Subdivision Plan Approval
Site Development Plan (Subdivision Construction Plan) Approval
Osceola County Right-of-Way Utilization Approval (issued with Site Development Plan

Toho Water Authority
Construction Plan Approval and Developer Service Agreement

State of Florida Department of Environmental Protection (FDEP) Potable Water Supply Distribution System Permit
Domestic Wastewater/Transmission System Permit National Pollutant Discharge Elimination System N.O.1.

Florida Department of State Division of Historical Resources: Archeological Assessment Sufficiency Approval

Federal Emergency Management Agency (FEMA) Conditional Letter of Map Revision
Letter of Map Revision

United States Army Corp of Engineers
Department of the Army Permit (dredge and fill)

As provided herein, this Development is proposed to be developed in two Phases. Phase 1 will consist of 96 single family attached units (townhomes) 166 single family detached units, roadway infrastructure, water, sewer and re-use utilities, electric distribution system, telephone/data/phone utilities, clubhouse, a storm water management pond and open spaces on the northerly 61.2 acres. This area has received all necessary permits and is currently under construction.

Phase 2 will consist of the remaining 338 single family detached units, roadway infrastructure, water, sewer and re-use utilities, electric distribution system, telephone/data/phone utilities, two storm water management ponds and open spaces on the southerly 99,0 acres.

Please see Exhibit 4 in the Appendix for a detailed description of the permit status. It is our opinion the necessary permits for the construction of Phase 1 of the Development have been obtained and there are no technical reasons existing at this time which would prohibit the implementation of the plans for Phase 2 of the Development as presented herein. Furthermore, all permits not yet issued and which are necessary to effect the improvements described herein will be obtained during the ordinary course of constructing the Development.

Ill. Infrastructure Benefit

□ S C E □L A ENGINEERIN    JN C:: 0 R PJ? A•·_c:

The public infrastructure described herein as proposed to be provided by the District provide two types of public benefits. These benefits include:

Project wide public benefits
Incidental public benefits

The project-wide public benefits are provided by public infrastructure improvements that serve all residents in the District. These public infrastructure improvements include: master storm water management systems; potable water distribution systems; reclaimed water distribution systems; sanitary sewer collection systems; and perimeter landscape and irrigation improvements designed to serve the entire District.

Incidental public benefits include those benefits received by the general public who do not necessarily reside within the District. These benefits occur for two reasons in the case of the District. First, the general public will be using some of the improvements provided by the District. Second, the proposed infrastructure improvements are required under the Development's development orders and approvals, which includes not only the District, but also additional facilities outside the District, which will also benefit from District improvements. These incidental public benefits include: the connector roadway identified in Exhibit 3 in the Appendix connecting Westside Boulevard to N. Goodman Road; potable water distribution systems; reclaimed water distribution systems; and sanitary sewer collection systems.

The proposed infrastructure improvements identified in this Report are intended to provide specific benefit to the assessable real property within the boundaries of the District. As the property is currently unused, the construction and maintenance of the proposed infrastructure improvements are necessary and will benefit the property for the intended use as a residential subdivision. As noted, the District can construct, acquire , own, and operate any or the entire proposed public infrastructure discussed herein. As noted earlier, it's anticipated the Developer will construct the infrastructure not financed or acquired by the District.

Infrastructure Improvements

This Report identifies the public infrastructure presently anticipated to be financed , designed, constructed and/or acquired by the District for the benefit of the developable lands within the District. The public infrastructure elements include: the cost of earthwork/grading of public property, storm water management and drainage systems, potable water distribution systems, reuse water distribution systems, sewer collection systems, Monaco Blvd. and Westside Blvd. landscaping and irrigation improvements, and Professional Fees and Contingencies. The estimated costs for engineering design and inspection of these elements, as well as, the cost for professional service fees and permitting fees will be funded by the District.

The proposed public infrastructure improvements to serve the Development's needs are listed in the following categories:

Storm Water Management System (Phases 1 & 2)
External Roadway (Monaco Blvd.)
Emergency Access Road (Phase 2)
Monaco Blvd.NVestside Blvd. Buffer Walls and Landscaping (Phases 1 &2)
Potable Water Distribution Systems (Phases 1 & 2)
Sanitary Sewer Collection Systems (Phases 1 & 2)
Reclaimed Water Distribution Systems (Phases 1 & 2)
Professional and Inspection Fees

Detailed descriptions of the above proposed public infrastructure improvements are provided in the following section. Exhibit 9 in the Appendix shows an estimated cost for the proposed public infrastructure improvements.

Description of the Infrastructure and Construction Schedule

Storm Water Management Systems {Phases 1 & 2). The storm water management facilities consist of inlets, manholes, storm pipes  and  drainage  swales,  which  direct storm water runoff to three wet detention ponds located within the two phases of development. These wet detention ponds have been designed to  manage  the  storm water runoff generated by the Development. The  Phase  1 development  area  north  of and including Monaco Boulevard will be directed to the wet detention pond (Pond 1)  located north of the clubhouse facility. This pond  will  then  discharge  south  under Monaco Boulevard to the northerly wet detention pond (Pond 2) located in Basin  2 of Phase 2. Pond 2 then discharges to the adjacent wetland, which then flows easterly to Davenport Creek swamp. Pond 3 collects storm water runoff from the  most  southerly Basin 3 in Phase 2 and also discharges to the adjacent wetland, which  then  flows  easterly to Davenport Creek swamp. The storm water management  system  will  be owned, operated and maintained by the District.

See Exhibits SA and 5B in the Appendix for a graphical representation of the Storm Water Management Facilities.

External Roadway (Monaco Boulevard) The project proposes a connector road (Monaco Boulevard) between Westside Boulevard and N. Goodman Road. This roadway will both serve as part of the County's major transportation system and direct access to both Phase 1 and Phase 2 of the development. In addition, improvements are proposed in Westside Blvd. consisting of a southbound left turn lane and new median opening into Monaco Blvd. and to N. Goodman Road consisting of the paving of the roadway from its current terminus to Monaco Blvd. As this roadway will serve both Phases 1 and 2, its costs will be divided between Phase1 and 2 on a pro-rata_share based on the number of residential lots within Phase 1 and Phase 2 compared to the total lots. The cost sharing is as follows: Phase 1 - 262 lots/600 lots = 0.4367 or 43.67% and Phase 2 - 338 lots/600 lots= 0.5633 or 56.33%.

The network of interior onsite streets is not considered among the infrastructure to be financed, operated or maintained by the District since those streets are considered to be restricted to the use of the residents and  their guests.  Access  to the  onsite  streets  by the general public will be limited by the installation of gates at the entrances to the Development off of Monaco Blvd. Osceola County will operate  and  maintain  all  pavement, curb, and drainage systems within the right-of-way. COD will operate and maintain all hardscape (ie, pavers, walkways, sidewalks), landscape, and irrigation improvements outside of the pavement and curb within the right-of-way pursuant to the "Right-of-way Use Agreement" with Osceola County.
Emergency Access Road (Phase 2) As provided in the PD  and  the  construction plans for Phase 2, an emergency access road will  be  constructed  from  the development's interior on-site streets to the County's road network at the southern boundary of the Development. As the access  road  is  located  with  the  County maintained right-of-way, it is considered a benefit to the Public. When completed, the access road will be owned, operated and maintained by the County.
Monaco Blvd./Westside Blvd. Landscaping (Phases 1 & 2). As part of the infrastructure serving the Development, landscaping and irrigation will be provided within the Monaco Boulevard right-of-way to buffer the development from the public roadway and along the Development's frontage adjacent to Westside Blvd. In addition, the Developer will be constructing landscaping and irrigation improvements will be constructed within the Westside Blvd. public right-of-way adjacent to the project and north to N. Goodman Road. The District will own and maintain the landscaping and irrigation improvements.
Potable Water Distribution Systems (Phases 1 & 2). Potable water for the Development will be provided by the Toho Water Authority (TWA). Existing water distribution facilities exist along Westside Boulevard as a 24" water main and along N. Goodman Road as a 12" water main. The proposed water distribution system will consist of three parts. Part 1 will be the proposed 12" and 16" water distribution mains, fittings and fire hydrants located along Monaco Blvd. The construction costs associated with this water main will be distributed between Phase 1 and 2, as it serves both phases. Part 2 will consist of the 8" water distribution system, valves, fittings, services, meters, and fire hydrants within Phase 1. This system solely benefits to Phase 1, as it only serves Phase 1. Part 3 will consist of the 8" water distribution system, valves, fittings, services, meters and fire hydrants within Phase 2. This system solely benefits Phase 2, as it only serves Phase 2.
When completed, the potable  water distribution  system  will be dedicated  by the District to the Toho Water Authority for operation  and  maintenance.  All water  system  impact fees charged by TWA are included in the cost of these systems. See Exhibits 6A and
68 in the Appendix for a graphical representation of the water distribution systems for Phase 1 and Phase 2, respectively.

Sanitary Sewer Collection Systems (Phases 1 & 2). Sanitary sewer collection and treatment will be provided by the TWA  Existing sanitary sewer services  are provided by  an existing gravity sewer main and sewer lift station located  along  N. Goodman  Road, just north of the north-east corner of the District.  The sanitary  sewer  system  will consist of three parts. Part 1 will consist of the 1O" gravity sewer system and manholes within Monaco Blvd. that serve both Phase 1 and Phase 2 of  the  development.  The  construction costs  associated  with this sewer  system will be distributed  between  Phase 1 and 2, as it serves both phases. Part 2 will consist of the 8" gravity sewer  main, manholes and services that solely serve Phase 1.  This system solely benefits  Phase 1,  as it only serves Phase 1. Part 3 will consist of a  sewer  lift station,  8" gravity  sewer mains, manholes and sewer services that solely serve Phase 2. This system  solely benefits Phase 2, as it only serves Phase 2.

When completed, the sanitary sewer system will be dedicated by the District to the Toho Water Authority for operation and maintenance. All sewer system impact fees charged by TWA are included in the cost of these systems. See Exhibits 7A and 7B in the Appendix for a graphical representation of the sanitary sewer system.

Reclaimed Water Distribution Systems (Phases 1 & 2). Reclaimed (or irrigation) water for the Development will be provided by the Toho Water Authority (TWA). Existing reclaimed water distribution facilities exist along Westside Boulevard as a 16" reclaimed water main and along N. Goodman Road as a 24" reclaimed water main. The proposed reclaimed water distribution system will consist of three parts. Part 1 will be the proposed 1O" reclaimed water distribution mains and fittings located along Monaco Blvd. The construction costs associated with this reclaimed water main will be distributed between Phase 1 and 2, as it serves both phases. Part 2 will consist of the 6" reclaimed water distribution system, valves, services, Master meters, and fittings within Phase 1. This system solely benefits Phase 1, as it only serves Phase 1. Part 3 will consist of the 6" reclaimed water distribution system, valves, services, master meters, and fittings within Phase 2. This system solely benefits Phase 2, as it only serves Phase 2.

When completed, the water distribution system will be dedicated by the District  to  the Toho Water Authority for operation and maintenance. There currently are no reclaimed water system impact fees charged by TWA.

See Exhibits 8A and 8B in the Appendix for a graphical representation of the reclaimed water distribution systems in Phase 1 and Phase 2, respectively.

Professional and Inspection Fees (Phases 1 & 2). Professional services from various consultants are required to design, obtain permits and construct the public infrastructure within the Development. These consultants include, but are not limited to: civil engineer; surveyor; environmental scientist; geotechnical engineer; land planner; and land development attorneys. Each agency will charge a plan review fee and an inspection fee for the public infrastructure to insure the public improvements are designed in accordance with the agency's codes and constructed in accordance with the approved plans. The professional service fees and review/inspection fees are included in the District's public infrastructure costs.

Construction Schedule. As of the date of this report, construction of Phase 1 of the Development is under way. It is estimated the infrastructure for Phase 1 will be completed in approximately 4 months. An estimated schedule follows:

Facility	Construction Schedule

Storm Water Management System (Phase 1) Storm Water Management System (Phase 2) External Roadway (Monaco Blvd.} (Phase 1 & 2) Monaco Blvd. Landscaping (Phase 1)
Monaco Blvd Landscaping (Phase 2) Westside Blvd. Landscaping
Potable Water Distribution System (Phase 1) Potable Water Distribution System (Phase 2) Sanitary Sewer Collection System (Phase 1) Sanitary Sewer Collection System (Phase 2) Reclaimed Water Distribution System (Phase 1) Reclaimed Water Distribution System (Phase 2) Professional and Inspection Fees (Phase 1) Professional and Inspection Fees (Phase 2)

May  2014-February 2015
June 2015-January 2017
May 2014-February 2015
Nov.  2014-February 2015
Nov.2016-February 2017
Nov.  2014-February 2015
May 2014-February 2015
June 2015-January 2017
May 2014-February 2015
June 2015-January 2017
June 2015-January 2017
June 2015-January 2017
May 2014-February 2015
June  2014-January 2017

Ownership and Maintenance
After the District has financed and acquired and/or constructed the proposed infrastructure improvements, the ultimate ownership and maintenance responsibilities of the proposed infrastructure improvements are set forth below.

'  Proposed Infrastructure Improvements	Ownership I Operation &
! Maintenance

!

Storm Water Management  System (Ph	1 & 2)	:  CDD(1J-    	    ,iCDD(	1J	,

=:=-=--

n Z oe :%  c a	  nd  ( : : : e  1 i..2.)

······                 ··•          .      ....        ..             .            ...	. ase. ··-- ,·COUNTY(:2T· !"CDD / COUNTY (2)t4Y
i   External Roadway .(t\.tlc:JQ§_C:::QJ3-lyg'.L   	•    COUNTY(2r·  lcouNfY(2	i·

2

! 	

.. ..  ·-····· i ccib11r .	i CDD(1

l\il.Testside Blvd. Landscaping  ...	.........	nsoo(1  )	;·co[)(T)
I··---............·-·-···---··..·····...................................................._,  .......................,-     -····i...  .     :13)"--···   ····--·· ...(3) 	_.,
I Pot ble Water Distribu ion  System (Phase 1. ?)  _   ... +I YYA(	 		!.I A('JY.,......, 	;

 ·1·

§9ntta ry Sewer G_c:ilJ§l.C::: 9!2. Y§. .!!1..{ h  -1&  2)	! T'!Y\ l 31	1    TWA(  )   _...   .	.	!

)

1  Reclaimed Water Distribution System (Phase 1  & 2)	i TWA 3
Notes:
Windsor at Westside Community Development District
(2) Osceola County, Florida
(3) Toho Water Authority

i TW_A 3

·--

(4) Osceola County will operate and maintain all pavement, curb, and drainage systems within the right•of-way. COD will operate and maintain all hardscape (ie, pavers, walkways, sidewalks), landscape, and irrigation improvements outside of the pavement and curb within the right-of-way pursuant to the "Right-of-way Use Agreement" with Osceola County.

Real Property Interests
Real property interests for the lands within the District needed for construction, operation and maintenance of the District funded facilities will be dedicated by the Developer to the District or other public entity at no cost.

	□ S C E □
ENGINEER!
..-l      N     t::  _o  R         P CJ   R    A 	
VIII. Estimate of Capital Improvement Costs		
Facility Description	Construction Cost	
Storm Water Management System (Phase 1)	$1,411,932.39	
Storm Water Management System (Phase 2)	$ 1,638,321.87	
External Roadway (Monaco Blvd.) (Phase 1)	$	347,513.17	
External Roadway (Monaco Blvd.) (Phase 2)	$	448,257.76	
Emergency Access Road (Phase 2)	$	10,000.00	
Monaco Blvd Landscaping (Phase 1)	$	172,827.40	
Monaco Blvd. Landscaping (Phase 2)	$	212,363.59	
Westside Blvd. Landscaping (Phase 1)	$	40,121.75	
Westside Blvd. Landscaping (Phase 2)	$	43,300.05	
Potable Water Distribution System (Phase 1)	$ 1,100,638.20	
Potable Water Distribution System (Phase 2)	$ 1,474,527.83	
Sanitary Sewer Collection System (Phase 1)	$ 1,324,899.35	
Sanitary Sewer Collection System (Phase 2)	$ 1,842,155.76	
Reclaimed Water Distribution System (Phase 1)	$	238,427.70	
Reclaimed Water Distribution System (Phase 2)	$	425,799.00	
Professional and Inspection Fees (Phase 1)	$	338,583.75	
Professional and Inspection Fees (Phase 2}	$	368,501.99	
Total (Phases 1 and 2)	$11,444,171.56	
Total Phase 1 Improvements	$4,974,943.71	
Total Phase 2 Improvements	$ 6,469,227.85	
Note: Please refer to Exhibit 9 in Appendix for a detail of the estimated costs above.		

IX. Conclusions and Summary Opinion		
The public infrastructure improvements as detailed herein	are necessary for the	
functional development of the District. The planning and design of the infrastructure has been completed in accordance with current governmental regulatory requirements. The infrastructure will provide the intended function so long· as the construction is in substantial compliance with the design and permits. The District will need funding to acquire a portion of the improvements included in this report. The Engineer recommends that in addition to the annual non-ad valorem assessments to be levied and collected to pay debt service on any future series of bonds, the District should levy and collect an annual "Operating and Maintenance Assessment" to be determined, assessed and levied by the District's Board of Supervisors upon the assessable real property within the District for the purpose of defraying the cost and expenses of maintaining District-owned improvements. It is my professional opinion that the costs provided herein for the District's proposed infrastructure improvements are reasonable to complete the construction of the proposed infrastructure improvements described herein and that these infrastructure improvements will benefit and add value to the District as more fully detailed in the assessment methodology report to be prepared by Governmental Management Services-Central Florida, LLC. All such proposed infrastructure costs are public improvements or community facilities as set forth in Section 190.012(1) of the Florida Statutes.

The estimate of infrastructure construction costs is only an estimate and not a guaranteed maximum price. Where necessary, historical costs and information from other professionals or utility consultants and contractors have been used in the preparation of this report. Consultants and contractors who have contributed in providing the cost data included in this report are reputable entities within the area. It is therefore our opinion that the construction of the proposed public infrastructure improvements can be completed at the costs as stated. It is my view the cost to be paid by the District for the public infrastructure will not exceed the actual cost or the fair market value, whichever is less. The labor market, future costs of equipment and materials, increased regulatory actions and the actual construction process are all beyond controL Due to this inherent opportunity for fluctuation in cost, the total final cost may be more or less than this estimate.

WINDSOR AT WESTSIDE CDD ENGINEER'S REPORT

APPENDIX

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ENGINEER!
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Windsor at Westside			

LOCATION MAP	Community Development District
Section 10, Township 25 S., Range 27 E.
Osceola County, Florida

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		EXHl8JT 1	

EXHIBIT 1 m LOCATION MAP

Wind.s:ot at Westside Con:mnmily Development l)isfrict
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Otlcedll CofnY, ·FJorlda

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ENGINEERIN

LEGAL DESCRIPTION:
florldo  Fruft	the Plot r-ecord!d lt's Pl.at
T-r,;wn-s11ip .25	t'lorkta,

¾ of	Northeast ¾ ot StcFon 1-8, Township 15 South, Ronge 27 E st, Osceora
of W<iy	Coodmoo  Rood,
iQOCTIIER llEINll MORE PARTICULARLY OESCRi!lE!l AS. fCtLCWS:
PHASE' 1

COMM£NC€. at  tr".-e		corner of SecHon	Rohge  27  Ecrst tl>eJ1ce nm South	West.  oion9 the   West   .   ol  th.•	1/4  o! th• No.tlheast Section Ui; tor ci distance 6f 1324,50 feet to the Norihwest comer cf tPte S-0uthwest 1 /4
1 /4 of sofd Sed.ioo Ht tf1t<11ee 6epol't.1ng Sato W st Hr\(; run Nodtl as .zst 43.. to t,
S<iulhw<>•t  !/4     of  !he  Northeol\t  1/4   ol  sn;d  Section  18, for <>	of 15.00 leet
Northwest comer. ol 1.o! 11., B!ool: ,;; FLORIDA FRlllT ANO TRUCK	COMPANY,
Po-ge  68    of  {ti.e  P1ibH::.i  Rec-ords   of   OseeoI-o   County, Florida,  sold	o!so fyfng -or1
Southwest  f/4   of  !1,e  Northeast  1/4   of  s,,,d Section 18,  soid	olso l:>elog me	Of BW,NNJNO; th•nco continue  North  89'29'43" E,,.t,  n!,ong  the  North line of Ille		1/4 of th<> Nor!Most 1/4 <>f said
Section  18: .and  t11e			of  the  Southeast  1/4  or  the Northeast  /4• of  s:<1[d  -S.ecti.ori.  18,  1-cr  a  tUstct1c-e "t  :244· ·.52  f  e: to o	on  lh-e  Southwester(y rfg_ht of	tine of G O<lf?1.0fl Ro-0d; th-en.Ce: dep?rFng sold N<>rth· Jine of !M		1/4    of   the   Northeo!rt  1/4, ran		55•;15'01• Ea•t ol<mg sold Soulnwooterly rlg11t
:of  wn}' Hne,  fof  Q  distance  of  23.6-73  feet  to  a po:1.c-1t  cm  the  Eos-l Hne  of  the   Southeast  1/4   of  the Northeast 1/4    of  safd Se-ct.too	th:en-e<f  deper-Ung  s-oid  South-westerly  rf{l:ht  of  w{ly  Hne,  run  Sooth  00'04'18"   West,   alon9 sold  Erist  i.ine.•  for  o		of 32L05 feet;. tn-en-c-e -OeparVrig said £<Hilt Une, run S-outh 8Sl6'37"' We.st for o diih:inC:e  ol  41.-00  feet;  thenc-e:  tt..m  North  86"53'16"'  Vkst  f«   e   dlsto1 c  of  63.27  f. et;:  th.ence  rim   North 55"J6":2f'  West  tor  -o  distance  o-f  66.75  feet;  -then-ce  nm  North  43"13'2f'"  Wnt  for  a  -diiStont-e  -of   86.43  feet; thMM run North 02'1(1'51" West for a distance ot 51U,3 t ot; !hence run l\i<)rth 14'53'45" [ost ior o
of  S.5"08  fa.et  thence  run  S:.l'u:th  -40"21'42,..  W-est for  a	130.JB feet; thence ru11 North
Yi est  for o  distonce  o-f  67 52 fo-e-t;  the tce rur: South	West for  o  distance  of  110.00  foet  to  {l  pofrt orf •O  tr.Jtve-*  coocaVf.:  Northeastedyf  having  a  rod!Us of  25.00		o  chord  be,:iri'ng  of  South  3n1'5t,t'  East   ond o ehor4 distance of 15,8T  fie,e.t;  \Mnee nm Southeasterly afon.g			<>re o-r sold curve throuc;,t'! o central 0:ngle of  .3E:t51'4i"  for  on  ere   distance  of   HU)8  feet;   thence deporting   m:id	nm South 0•2:f1t· West tor -o dfst.ooc-e  -of  59.90  foet  to  -0  po.int  on  a  curve, -concave Southwesterly,	!) rodius of 25 -feet, a chord
be-orinq  of  North  68"04'16,.  \!lest  4.nd a  e.hord  di:ston-ce of lS.B:2 foet;	run We,terjy olon9 the er-:c ot soid curve thttlugh o central 1.mgh:i of 3s_•5-2•sg" fot on -ore -di tcmce of H:L0,9 feet; thence d-eparUng sold q.o,rve, rvn
Sout.tr 40''2"1'4;2''  W st  fOf'  (J  dfst-i:mc..e  of  8-69.00  foet  to  the  po-int  of  curvotw-e  of  o  eutve,  con.ctrve Northwesterly, having d rndtus of  7!.";(t-00  teat,  a  c-h-Ord  beorlrig  of  South  50'"17'20'k  West  ond  o chord  dfstorn:;:e o-f  2.5$.59 feet;  therH::-e. run   S«.thwcste-rly olong the o-.r<::: of s.old	o ce.ntrnl ongle -of Hr51'1Se1 fot
-an  ore   dtsfone..e  oi   25$.89  feet  to o  point  -on  ,a curve, <:oncave	o rodlu:s of 25.C"..O fetfl, a
chord bea-rin9  of  South  09'2.6'4-8" East  and o  chord distance of			U:--um:::e run Southeriy olor,g the ore of -Si'Jid c-urve thn:m-qh  a  eentrn!  angle .of  Ji'.3;,?'41"  f.Or· nn  ore  ls-t ince·of.  _  f-eet  too  p.rint_  on  n  c1irve. conccve  Nort.riwesterly.  h-ovfrl:g  o   HJdkts  of   762,76  fo.e.t. a cho-td	of South 64.4tr52'' West o:nd a chor-d dis.taru:-:-f!  of  112 ..00    fee.-(;  thence  run  Southweshuly  -oJo.119  the !lfc -of		<.'tlrve  thrnugh  o  c:entroi  ungle  of er25•;4"- for	ore- distonce of 112.10 feet; !.bence -deportlnq: solo c--1.H've, run Sooth  2-5- 1Y08  Eost  for  o distance of		feet to a point on the Socth line of toe -0!oresoid !llock A, fLORiOA rRUIT ANO !RUCK LANO COMPANY;		n.1n  South  89'JJ'14"'  We:i;:t,  olo.rrg  said  South  H!'le  of  BJoci,;  A.  for   -o  -dlaton:c:e  of   i-339.09   feet to o point on the We:St ifue of esoi-d Bio.cit.. A, also being the: E.Ost-er!y rlght of way line. of Arm diao Avenue-, a
30 foot wide PuOltc Ri-ght of woy per- Plat 8ooK 8, ?·age 68. of lhe oforesaki P1Jbttc Records of Osceo.io Cc,1.,mty.
t'lorido; thence deporUrig s-aid South fine, nm North 00'06'05" En-st; oli:,mg sci-d West Hne of Block A, end sold
!:ostorly right of woy lio>e, for e di•tonce of 1309.52 feet to the POINT OF BEGINNING,
Cot1toinin.g 2.,£58))23 .s,q,uar-e f-eet, ot 61.02. ocrf.l.&, more or >et-s-,
MO ALSO,	
	Vvindsor at Westside Commm1ity Development District
S9ction 1o, Townshf:, 25 S., Range 27 E.
Osc90/s County, Florida	

SCALE: •1 = 2000'	
		EXHIBIT 2 SHEET 2 of S	

TilACT C	
Wi11dsot•at Westside Con11nu11ity Development District
8$Ctlon  tq.. ToW11shlp  258,, Rangs 21  E.
DESCRl'TTOIV.·SKETCH	Osceola Cot.mty, . FJorJda
PHASE·1	

SCALE: 1• = 2000'	
	EXHISl'f 2 SHEET 3 of fJ	

1ht

Windsorat Westside Comnnmity Development District
Section 10, Township 25 S, Renge 27 E.
Osceola County, Flodds
!ol \l:flo,\14,d!'--;t s.. 1.;,t"\ \t.. '1#\1....,i-r 'M- \	».(1111.,.. .Z.ftJ Vt/MJ'. •Sl.cli,.,;,,

SCALE: 1· • 500'

 	t	

EXHIBIT 2
SIEET4 of 6

□S	C E	O L
ENGINEERI
--·1.,N    c- □... A      PWLJ.R   "1·•.

LEGAL DESCRIP'nON Or SUN TERRA WEST PHASE 2
The fost ½ of the  Southeast  Jt  or.d  o  portion  of  the  Southeast  ¼  of  the  lfortheost  ¼  of  Section  18, 1owr1ship 25 South, Ronge 27 Eost, Osc.,olo County, florico, beln{l more por!lculorly descr,bed os Ioliow•;

COMMENCE ot the North ¼ corn<1r of Section 18., Township 14 So,1th, Range 27 Eost, Osceolo  Coun1y, Florido; thence  run  Sm,tr,  00"06'05 ·•  West,  along   the  West line. of  the  Northwest  14  ot  sold  Section  18,  for   o  distance of 132•L50 feet to ihe Notthwest corner  of  \he  St1(1\hwesl  ;4  of the  Northeost  ¼  of  soid  Section  18:  thenco deporting said West line, run North 89"29' 43'" East, olong the Not!h lir,e of the Southwest ¼- of the Northeosl
¾,  and  the  North  line  of  the  Soulheosl  ¼  of  the  Northeast  ¼  of  said  Sect1on  18,  for  a  dlst<:rnce  of  265203 feel to the Northeast com-er of the Southeast ¼ of the Nortneost ¼ o( said Section 18: thence deoo•tirig
said North linea, run So•Jth 00'04'16" West, along the Eost line of lhe Southeaet ¾ ol \he Northeast ·i< of said
SecUon 18, for o distonce  of  456.52  feet  fo  the  POINT  OF  BEG!NNINC;  thence  continue  Sovlh  00'04'16"  Wes!, along sold Ecst line, for o di.stance of 870.70 feet to the Northeast corner ot the Southeast )4 af sold
Section 18; thence run South 00'05'05" West, of.ong the E:ost line ol \he Northeast ¾ of the Soulheo,t )4, and
the  Eos\  line·  cf  the  Southeosl  ¼  of  the  Southeast  ¾  of  said  Sect'on  \B,,   for   o'  distance  of  :?,643,55  fael   to the Soutneast earner  of  the  Snutneost  14  of  sold  SecUan  18;  thence  depaf'tlng  sold  East  lines,  run  South 89'30'32"  West,  otong  tfoe  S01)th   line  of   the  Southeast  14  of    !he    Southeast   )(   of  said  Section  18,  for  a distance of 1326.'N feet ta the Southwest t:omer of \he SouthMel 14 of the Southeast ¼ of sold Sediofl 18;
thence deparlh,;; soid South line, run North 00"05'23" East,· along the West line  of  the  Southeast.  14  of  the Southeast ¾, and the West line of the Northeast l4 of the so.,\he<1st Ji( of soid Sectioo 1/8, ond its Northerly projection, for c distance of 2659.60 fed to a point on the lortharly ri9t,t of way !lne of the 30 fool wide
public mod os shown on the plot of FLOF<IDA rnurr ANO TRUCK CO..WAN'!', as recorded in Plat Book 8, Poge
68 of the Public Records of Osceofo  Cou'nty,  F"lorldo; thence run North  89" 33'  14•  East,  along  sold Northerly right of way foe, for o distance of 27.90 feet;  thence  deportlrtg  said  Northerly  right  of  wcy  line,  nm  North 251.:ros" West for o diwlonce ol 28.46 fee\ to the point oi' C'Jrvoture of o curve, concave Northwesterly,
hovin9 o rodlus ol 762,76 tee(. o chord b•arin9 of Nodh ·54•45•52• Ecrnit, mn:I  o  chord  c!,etonce  ol  112.{)0  feet; thence run North,:,osterly 010119  the  ore of  soid  curv•  through  a  central  ongle  of  08"25'14"  tor  on  ore distonce of 112.10 feet to a  point  on  a  cun,e, c<mcove  Eo,t..rly,  . hovlng  a  radius  of  25.00  feet.  o  ct10rd  bearing  of North 09'26'4-8" West, ond o chord diston e of  13.59  foet;  th•ric•  rvn  Northerly  aiong  the  ore  of  said  curve through o central angle of 31·32•",1'"  tor  on  ore  d,stonce  of  13.76  feet  to  o  polr\l  on  o  cun,e,  concave Northwesterly, noving a rod;us of 750.00 feet, a chord.beorlng ol North 50'17'20"' E:ost, orid o chord distance
of 258,59 feet; thence ""' Northeasterly along the arc of said curve through o centrol ongle of 19·e,1•15" for
M ore distance of 259,89 feet to the point of ton90My; thence run North 40"21'42" East for a distonce of
869.00 feet to the point of curvQh1re of a curve, eoncave Southetly, having o rodiu:s of  25.00  f.u1t,  o  chord bearing of South  68°04'16"  Cost,  and  a  chard  distance  of  15.82  lott;  thence  nm  Eos\er!y  along  lhe  ore  of sold curve through o central a1191e ·of .:16'52'58"  for an  ore  distonce  of  16.09  feet;  thence  depart;r,9  soid curve, run North 40·21•12• Eoat for -0 diat0ne11 of 59,90  fe<!t  to  o  polnl  on  -o  curve,  concave  Ncrt•1easter1y, having o radius of 25.00 feet, o chord beoring of North  31'11'56"  West,  and  o  cMrd  distance  of  15J:l1  feet; t•1ence run Northwesterly alon11 the  ore ot  sold cur>M  through  o central  ongle of  35·51•41"  for  011  ore d'stonce of 16.08  feet;  thence  deporting  acid  curve,  run  North  40'21'42"  East  for  a  distmice  of  110.00  feet;  thence nm South 49'37'47" Eos\ for c dislonce of 67.52 fe-et; thence mn Nm th 40°21°42" East for a dlstance of
t.30.38 fce1; thence run South H-SJ'-12• West for -a disto1>ce ol 85,08 feet; Thence run South 02'10'51"' Eost
for a distance of 59.63 leei; thence run South -!3'13'21., Cast for a  distonce  of  86.43  feet;  thence  nin  South 55'36'21 Eost !or  a  distance  of  66.75  feet;  thence  wn.  South  86'53'16.. £est  lcr  o  distance  of  63,27  fcet1 thence run North 8316'37'' East for o distance of 41.00. feet to lhe POINT Of' 8t:GINNING,

Ccnto,nlng therein 4,313,1S6 square foet, or 99,02 acres, more or less,	
	Windsor at Westside Community Development District
Section 1a Township 25 S,. Range 27 E.
Osceola County_, F1orida	
	
		EXHIBIT 2
SHEET 5 ol 6	

JJESCRl'tlON SKETCH
PHASE2

EXHBfT a
SHEETS of 6

Windsor at Westside Community·Development District
Section -		Townshp 25 S.. Range 27 E. OSceda	ty, Florida

LINE TABLE	
UNE	LENGTH	BEARING	
LI	27.90 '	SB9'3J'14"W	
t.2	28.«I'	S25'13'08"1:.	
L3	59 . 90'	S40'2 '12"W	
			
L7	8!1.08'	N14'5J'45"E	

Sunterra West

SUNTERRA WEST PHASE 1 (WINDSOR AT WESTSIDE PHASE 1)
PERMIT STATUS

AGENCY	PERMIT & NO.	APPROVAL DATE	
South Florida Water Mana ement District	ERP 49-02334-P/A	. No. 130807-8	11-12-2013	
		10-14-2013	
Osceola Count			
Osceola Count			
Osceola Count			
Osceola Count			
Osceola Count			
			
Toho Water Authorit		11-26-2013	
		11-14-2013	
			
Florida Department of Environmental Protection	Water Gen. Permit No. 0125823-231- DSGP	6-17-2014	
Florida De artment of Environmental Protection	Sewer Gen. Permit No. 0326280-002	6-17-2014	
Florida De artment of Environmental Protection	NPDES NOi No.		
			
Florida De t. of State Div. of Historical Resources	DHR No. 2013-3824	9-25-2013	
	
Not Re uired-No Flood Plains		
	
No Permit Re uired Letter	
3-24-2014	

SUNTERRA WEST PHASE 2 (WINDSOR AT WESTSIDE PHASE 2) PERMIT STATUS	
AGENCY	PERMIT & NO.	APPROVAL DATE	
South Florida Water Manaqement District	ERP 49-02334-P/Aoo. No. 130807-8	11-12-2013	
South Florida Water Manaqement District	WUP 49-02329-W/Ann. No. 130823-3	10-14-2013	
	
Osceola Countv	Planned Development (PD13-004)	7-16-2013	
Osceola County	Preliminary Sub. Plan (PS14-00008)	5-7-2014	
Osceola County	Site Development Plan(SDP13-0047)	Pending-Nov. 2014	
Osceola County	Final Sub. Plan ffS14-00038)	Pendinq-Nov. 2015	
Osceola County	R/W Utilization permit (SDP13-0047)		
	
Toho Water Authority	Const. Plan Approval	5-27-2014	
	Develooer Service Aareement	Pendino	
	
Florida Deoartment of Environmental Protection	Water General Permit	Pendinq	
Florida Department of Environmental Protection	Sewer General Permit	Pendinq	
Florida Department of Environmental Protection	NPDES NOi	Pendinq	
	
Florida Deot. of State Div. of Historical Resources	DHR No. 2013-5372	12-11-2013	
	
Federal Emerqency Manaqement Aqencv	CLOMR and LOMR	Pendino	
	
U.S. Army Coro of Enoineers	Deot. of Army Permit	Pendinq