Cypress Bluff
Community Development District

August 20, 2018

AGENDA

Cypress Bluff
Community Development District
Agenda

Monday	Duval County Southeast Regional Library August 20, 2018		10599 Deerwood Park Boulevard
1:30 p.m.	Jacksonville, Florida 32256
Call In # 1-888-850-4523 Code 322827

Call to Order

Public Comment

Organizational Matters
Oath of Office for Newly Appointed Supervisor

Review of Chapter 190, Florida Statutes

Review of Guide to Sunshine Amendment and Code of Ethics for Public Officers and Employees

Consideration of Resolution 2018-30, Designating Officers

Consideration of Bond Issuance Matters
Consideration of Assessment Methodology

Consideration of Resolution 2018-25, Declaring Special Assessments

Consideration of Resolution 2018-26, Setting Public Hearing Date

Consideration of Acquisition Agreement

Consideration of Resolution 2018-31, Designating a Regular Meeting Schedule for FY 2019

Staff Reports
District Counsel

Interim Engineer

District Manager

Supervisor’s Requests and Audience Comments

Next Scheduled Meeting – September 25, 2018 at 1:00 p.m. at the Duval County Southeast Regional Library

Adjournment

THIRD ORDER OF BUSINESS

D.

RESOLUTION 2018-30

A RESOLUTION DESIGNATING OFFICERS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

WHEREAS, the Board of Supervisors of the Cypress Bluff Community Development District at a regular business meeting held on August 20, 2018 desires to elect the below recited persons to the offices specified.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT:

1. The following persons were elected to the offices shown, to wit:

Chairman

Vice-Chairman Secretary Treasurer  Assistant Treasurer Assistant Secretary Assistant Secretary Assistant Secretary

PASSED AND ADOPTED THIS 20th DAY OF AUGUST 2018.

Chairman / Vice Chairman

Secretary / Assistant Secretary

FOURTH ORDER OF BUSINESS

A.

DRAFT
Cypress Bluff Community Development District

Master Special Assessment Methodology Report

August 20, 2018

Prepared by

Governmental Management Services, LLC

Table of Contents

Introduction
Purpose	1
Scope of the Report	1
Special and General Benefits	1
Organization of this Report	2
Development Program for Cypress Bluff
Overview	3
The Development Program	3
The Capital Improvement Program for Cypress Bluff
Engineering Report	3
Capital Improvement Program	3
Financing Program for Cypress Bluff
Overview	4
Type of Special Assessment Bonds Proposed	4
Assessment Methodology
Overview	5
Assigning Debt	6
Lienability Test: Special and Peculiar Benefit to the Property	8
Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay	9
True-Up Mechanism	10
6.0	Appendix
Table 1  Land Use	12
Table 2   Infrastructure Cost Estimates	13
Table 3   Financing Estimates – Master Improvements	14
Table 4   Financing Estimates – Neighborhood Infrastructure	15
Table 5   Master Infrastructure Benefit	16
Table 6   Neighborhood Infrastructure Benefit	17
Table 7   Combined Infrastructure Benefit	18
Table 8   Master Infrastructure Debt Allocation	19
Table 9   Neighborhood Infrastructure Debt Allocation	20
Table 10   Combined Infrastructure Debt Allocation	21
Table 11   Maximum Debt Per Acre	22
Table 12   Preliminary Assessment Roll	23
District Maps and Legal Description	attached

ii

Introduction

Purpose

This report provides a methodology for allocating the proposed debt to be incurred by the Cypress Bluff Community Development District (“Cypress Bluff CDD”, “Cypress Bluff” or “District”) to properties in the District and for allocating the initial par amount of bonds which could be issued by the District to fund certain infrastructure improvements. The District’s debt will fund infrastructure improvements that will allow the development of the  property in the District. The methodology allocates this debt to properties based upon the special benefits each receives from the infrastructure program. In this case the property located within the District includes approximately 1,249.7 total acres and 447.5 developable acres located in The City of Jacksonville (“Jacksonville” or “COJ”), Florida. This report is designed to conform to the requirements of Chapters 190 and 170, Florida Statutes with respect to special assessments and is consistent with our understanding of the case law on this subject.

Scope of the Report

This report presents the master projections for financing the District’s capital requirements necessary to provide the community infrastructure improvements (the “Capital Improvement Program”, “CIP” or “Improvements”) described in the District Engineer’s Report developed by England, Thims & Miller. dated 7/30/18 (the “Engineer’s Report”). The Report also describes the master apportionment of benefits and special assessments resulting from the provision of improvements to the lands within the District.

Special Benefits and General Benefits

The Improvements undertaken by the District create special and peculiar benefits to the property, different in kind and degree than general benefits, for properties within its borders as well as general benefits to the public at large.

However, as discussed within this report, these general benefits are incidental in nature and are readily distinguishable from the special and peculiar benefits, which accrue to property within the District. The improvements enable properties within the District boundaries to be developed. Without the Improvements, there would be no infrastructure to support development of land within the District. Without these Improvements, state law would prohibit development of property within the District.

There is no doubt that the general public, property owners, and property outside the District will benefit from the provision of the Improvements. However, these are incidental to the Improvement Program, which is designed solely to provide special benefits peculiar to property within the District. Properties outside the District do not depend upon the District’s Capital Improvement Program as defined herein to obtain, or to maintain their development entitlements. This fact alone clearly distinguishes the special benefits which District properties receive compared to those lying outside of the District’s boundaries. Even though the exact value of the benefits provided by the Improvements is difficult to estimate at this point, it is nevertheless greater than the costs associated with providing same.

Organization of this Report

Section Two describes the development program as proposed by the Developer.

Section Three provides a summary of the Capital Improvement Program for the District as determined by the District Engineer.

Section Four discusses the financing program for the District.

Section Five introduces the Assessment Methodology.

Development Program for Cypress Bluff

Overview

The Cypress Bluff development is designed as a planned residential community, located within Jacksonville, Florida. The proposed land use within the District is consistent with Jacksonville Land Use and Comprehensive Plans.

The Development Program

The Development will consist of approximately 1,520 single- family residential homes which includes 345 Del Webb Active Adult homes.

The Capital Improvement Program for Cypress Bluff

Engineering Report

The Improvements to be funded by the Cypress Bluff CDD are determined by the District Engineer in the Engineer’s Report. Only infrastructure that may qualify for bond financing by the District under Chapter 190, Florida Statutes, was included in these estimates.

Capital Improvement Program

The proposed Improvements to serve the development consist of certain roadway improvements, storm water management facilities, utility improvements, entry features/signage, landscaping/hardscaping improvements, recreation improvements and neighborhood improvements (the “Capital Improvement Program”, “CIP” or “Improvements”). The Improvements to, be constructed, will represent a system of improvements that irrespective of certain exceptions described further in Section 5.1 of this Report, will provide benefits to all lands within the District.

At the time of this writing, the total costs of the District’s Capital Improvement Program according to the District

Engineer’s	Report	dated	7/30/18	were	projected	at
$76,104,034	consisting	of	Master	Infrastructure	Costs	of
$17,736,034	and	Neighborhood	Infrastructure	costs	of
$58,368,000. These costs include provisions for contingency, design and permitting.

Financing Program for Cypress Bluff

Overview

As noted above, the District is embarking on a program of capital improvements, which will facilitate the development of lands within the District. Construction of certain Improvements may be funded by the Developer and acquired by the District under an agreement between the District and the Developer, or may be funded directly by the District. The structure of financing presented below is preliminary and subject to change.

It is currently contemplated that the District will finance all or a portion of its Improvements with Special Assessment Bonds. The preliminary financing plan for the District anticipates the issuance of Special Assessment Bonds to fund all or a portion of the District’s Capital Improvement Program in the principal amount of $22,460,000 for Master Infrastructure (Table 3) and
$73,540,000 for Neighborhood Infrastructure (Table 4).

Types of Special Assessment Bonds Proposed

The Special Assessment Bonds preliminary sizing assumes an issuance date of January 1, 2019. Special Assessment Bonds will be repaid with thirty principal installments commencing  on May 1, 2021 with interest paid semiannually every May 1 and November 1 commencing May 1, 2019. Included with the bond funding is a provision for approximately 22 months of capitalized interest, thru November 1, 2020.

As projected in the current master financing plan, in order to finance all or a portion of the District’s CIP, the District will need to potentially incur indebtedness in the total amount of

approximately	$22,460,000	for	Master	Infrastructure	and
$73,540,000 for Neighborhood Infrastructure.

The difference between the Bond debt and the CIP is comprised of costs of issuance including underwriter’s discount and professional fees associated with debt issuance, capitalized interest costs through 11/1/20, and a debt service reserve equal to the maximum annual debt service.

Preliminary sources and uses of funding are presented in
Tables 3 and 4 in the Appendix.

Please note that the structure of the Special Assessment Bonds is preliminary and may change due to changes in the development program, market conditions, timing of infrastructure installation as well as other reasons. The District maintains complete flexibility as to the structure of the Special Assessment Bonds.

Assessment Methodology

Overview

Special Assessment Bonds provide the District with funds to construct and/or acquire the CIP outlined in Section 3.2. These Improvements lead to special and general benefits, with special benefits accruing generally to the properties within the boundaries of the District and general benefits accruing to areas outside the District and being only incidental in nature. The debt incurred in financing the Improvements will be paid off by assessing properties that derive special and peculiar benefits from the proposed projects. All properties that receive special benefits from the District’s improvement program will be assessed. As detailed in the assignment of debt the Del Webb Active Adult community will not have access to the District Amenity and as such no benefit for Recreation will be assigned to the Del Webb Active Adult lots.

Assigning Debt

The current development plan for the District projects construction of infrastructure for approximately 1,520 single- family residential homes, which includes 345 Del Webb Active Adult homes, however, the planned unit numbers and land use types may change.

The Improvements provided by the District will include Master Infrastructure Improvements of recreation facilities and utilities, landscape, hardscape and electric to E-Town Parkway/R.G. Skinner Parkway. Neighborhood Infrastructure Improvements will include collector roads, stormwater ponds, neighborhood signage, neighborhood amenity centers, neighborhood parks, sewage pump stations, subdivision roads, clearing, filling, and JEA underground electric.

All residential development within the District will benefit from the Master Improvements to E-Town Parkway and R.G. Skinner Parkway, as the Improvements provide basic infrastructure to all residential lands within the District and benefit all  residential lands within the District as an integrated system of improvements. Del Webb Active Adult, however, will not benefit from the Master Recreation Improvements as the Active Adult community will not have access to the Master Recreation improvements.

Benefited units for Master Improvements will be based on an equivalent residential unit (“ERU”) of 1.0 for each lot within the District, except Del Webb Active Adult will not share in the cost of Master Recreation.

All residential development within the District will benefit from the Neighborhood Improvements, as the Improvements provide basic infrastructure to all residential lands within the District and benefit all residential lands within the District as an integrated system of improvements.

Benefited units for Neighborhood Infrastructure will be based on an equivalent residential unit (“ERU”) basis as determined for each single family residential unit based on the front footage of the lot. A lot that that has front footage in the range of 50’ – 59’ (a 50’lot) is utilized as the basis of one ERU. The current development program provides for the following lot size assignments:

SINGLE FAMILY LOT SIZE	ERU VALUE ASSIGNED	
40’ – 49’	.80	
50’ – 59’	1.0	
60’ – 69’	1.2	
70’ – 79’	1.4	
80’ – 89’	1.6	
90’ – 100’	1.8	

As the provision of the above listed Improvements by the District will make the lands in the District developable, the land will become more valuable to their owners. The  increase in the value of the land provides the logical benefit of Improvements that accrues to the developable parcels within the District.

Initially, the assessments will be levied on all assessable lands within the District based on the approved site plan on an equal acreage basis within each parcel, because at that juncture, every acre benefits equally from the Improvements. As lands are platted the first platted lots will be assigned debt and related assessments based upon the ERU Value of each lot in accordance with Table 10.

The debt incurred by the District to fund the Improvements is allocated to the properties receiving special benefits equally, except that Del Webb Active Adult will not receive benefit from Master Recreation and therefore will not be assigned debt assessments related to Master Recreation. The responsibility for the repayment of the District’s debt through assessments will ultimately be distributed in proportion to the special benefit peculiar to the land within the District, as it may be classified within each of the land use categories. For the purpose of determining the special benefit accruing to the lands within the District, the proposed Improvement costs have been allocated to each residential lot based on an equivalent residential unit (ERU) of 1.0 for Master Infrastructure and on the basis relative to the front footage of each lot for Neighborhood Infrastructure.

For Master Infrastructure, all lots will be assigned debt related to the cost of utilities, landscape, hardscape and electric

improvements. However, costs for master recreation improvements are not assigned to the Del Webb Active Adult lots as they will not have access to the master amenities.

Neighborhood Infrastructure costs will be assigned only to those neighborhoods receiving direct benefits from the expenditures.

Lienability Test: Special and Peculiar Benefit to the Property

As first discussed in Section 1.3, Special Benefits and General Benefits, Improvements undertaken by the District create special and peculiar benefits to certain properties within the District. The Improvements benefit properties within the District and accrue to all assessable properties on an ERU basis.

Improvements undertaken by the District can be shown to be creating special and peculiar benefits to the property. The special and peculiar benefits resulting from each Improvement undertaken by the District are:

Roadway and Drainage Improvements result in special and peculiar benefits such as the added use of the property, added enjoyment of the property, and likely increased marketability of the property.
Storm Water Management facilities result in special and peculiar benefits such as the added use of the property, decreased insurance premiums, added enjoyment of the property, and likely increased marketability of the property.
Water/Sewer and Reuse Utility Improvements result in special and peculiar benefits such as the added use of the property, and likely increased marketability and value of the property.
Hardscaping including entry Features / landscaping result in special and peculiar benefits such as the added enjoyment of the property, and likely increased marketability and value of the property.
Recreation improvements result in special and peculiar benefits such as the added enjoyment of the property, and likely increased marketability and value of the property.

These special and peculiar benefits are real and ascertainable, but not yet capable of being calculated and assessed in terms of numerical value, however, each is more valuable than either the cost of, or the actual assessment levied for, the Improvement or debt allocated to the parcel of land.

Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay

A reasonable estimate of the proportion of special and peculiar benefits received from the Improvements is delineated in Table 5 Master Infrastructure and Table 6 for Neighborhood Infrastructure (expressed as Allocation of Total Par Debt).

The determination has been made that the duty to pay the non-ad valorem special assessments is fairly and reasonably apportioned because the special and peculiar benefits to the property derived from the acquisition and / or construction of the District’s Improvements (and the concomitant responsibility for the payment of the resultant and allocated debt) have been apportioned to the property according to reasonable estimates of the special and peculiar benefits provided consistent with the land use.

Accordingly, no acre or parcel of property within the boundaries of the District will be liened for the payment of any non-ad valorem special assessment more than the determined special benefit peculiar to that property. Further, the debt allocation will not be affected.

In accordance with the benefit allocation in Table 5, a Total Par Debt per Unit for Master Infrastructure has been calculated for each single family unit based on an ERU value of 1.0 for each lot, except that Del Webb Active Adult has not been assigned costs for Master Recreation.

In accordance with the benefit allocation in Table 6, a Total Par Debt per Unit for Neighborhood Infrastructure has been calculated for each single family unit on the basis relative to the front footage of each lot.

These amounts represents the preliminary anticipated per unit debt allocation assuming all anticipated units are built and sold in the planned development and the entire proposed infrastructure program is developed or acquired and financed by the District. Parcels of the development may be sold which contain various development units. At the time of such parcel sale an assignment of the development units will occur upon which the related debt and assessments will be specified for the parcel.

True-Up Mechanism

In order to assure that the District’s debt will not build up on the unsold acres, and to assure that the requirements that the non-ad valorem special assessments will be constitutionally lienable on the property and will continue to be met, the District shall determine the following:

To assure that there will always be sufficient development potential remaining in the undivided property to assure payment of debt service after a plat or site plan approval, the following test will be applied. The test is that the debt per acre remaining on the unplatted developable land is never allowed to increase above its maximum debt per acre level. Initially, the maximum level of debt per acre is calculated as the total amount of debt for the District’s improvement program divided by the number of assessable developable acres in the District for each landowner as detailed in Table 11 and as follows:

Landowner	
Developable Acres	
Total Debt	Maximum
Debt Per Acre	
Pulte Del Webb
Active Adult	
57.2	
$9,999,524	
$174,817	
Eastland Timber Active Adult property (not yet
closed)	

50.9	

$8,898,177	

$174,817	
David Weekley Homes	
73.0	
$11,876,910	
$162,697	
Toll Brothers	137.0	$22,289,544	$162,697	
Eastland Timber	263.9	$42,935,844	$162,697	

Once a site plan for the development is completed the acreage will be adjusted to developable acres and the calculation of debt per acre will be adjusted accordingly. Thus if the initial debt level is $174,817 per acre for Del Webb Active Adult and $162,697 per acre for all remaining communities, every time a plat or site plan approval is presented, the debt on the land remaining after the plat or site plan approval must remain at or below $174,817 per acre for Del Webb Active Adult and $162,697 per acre for all remaining communities. If not, then in order for the Developer to receive a plat or site plan approval from the County, the Developer agrees that the District will require a density reduction payment so that the per acre debt level is not exceeded. The District can consider the abatement of a true- up where the remaining land is reasonably expected that it would be developed in a manner to support the remaining units. The district may rely on a certificate from its engineer to determine whether it will abate a true-up payment.

In summation, and as noted herein, the benefit from the CIP exceeds of special assessments for any given parcel of property, and the special assessments are fairly and reasonably allocated across all benefited properties. In the event the development program is not completed, or otherwise where required by law, the District may be required to reallocate the special assessments.

APPENDIX

Table 1 Cypress Bluff
Community Development District

Land Use	Land Size (Gross Acres)	Percent of Total	
Residential Single Family Del Webb Active Adult
All Other Remaining Communities	
88.1
359.4	
7%
29%	
Amenity / Parks	39.7	12%	
Road Right-of-Way	147.1	3%	
Wetlands, Open Space, Miscellaneous	615.4	49%	
			
TOTALS	1,249.7	100%	

Source:	England, Thims & Miller, Inc. Engineers Report June 30, 2018.

(1) Acreage for each land use will be adjusted when a site plan is completed for the District lands.

Table 2 Cypress Bluff CDD
Master Infrastructure cost estimates

IMPROVEMENT CATEGORY	TOTAL OPINION OF COSTS	
E-Town parkway/R.G. Skinner Parkway
Utilities,	Landscape,	Hardscape	and Electric	$ 10,008,034	
Master Recreation Improvements	$ 7,728,000	

TOTAL Master Improvements	$ 17,736,034	

Neighborhood Infrastructure cost estimates

IMPROVEMENT CATEGORY	TOTAL OPINION OF COSTS	
Collector roads, stormwater ponds, neighborhood signage, neighborhood amenity centers, neighborhood parks, sewage pump stations, subdivision roads,
clearing, filling, and JEA underground electric.	

$58,368,000	

GRAND TOTAL	$ 76,104,034	

Provided By: England, Thims & Miller, Inc. Engineers report dated 6/30/18.

Table 3 Cypress Bluff CDD
Master Infrastructure Financing Estimates (4)		
	Preliminary Bond Sizing	
Construction / Acquisition Requirements	$ 17,736,034	
Debt Service Reserve (1)	1,616,850	
Capitalized Interest (2)	2,470,600	
Cost of Issuance (3)	634,200	
Additional Proceeds	 	2,316	
Total Par	$22,460,000	

Principal Amortization Installments	30	
Anticipated Average Coupon Rate (%)	6.00%	
Final Maturity	5/1/2050	
Par Amount	$ 22,460,000	
Maximum Annual Debt Service	$	1,616,850	

Based on 100% of maximum annual debt service
Interest capitalized thru the November 1, 2020 interest payment
Includes Underwriter’s Discount of 2%.
Provided by MBS Capital Markets, LLC.

Table 4 Cypress Bluff CDD
Neighborhood Infrastructure Financing Estimates (4)		
	Preliminary Bond Sizing	
Construction / Acquisition Requirements	$ 73,540,000	
Debt Service Reserve (1)	5,288,550	
Capitalized Interest (2)	8,089,400	
Cost of Issuance (3)	1,790,800	
Additional Proceeds	 	3,250	
Total Par	$73,540,000	

Principal Amortization Installments	30	
Anticipated Average Coupon Rate (%)	6.00%	
Final Maturity	5/1/2050	
Par Amount	$ 73,540,000	
Maximum Annual Debt Service	$	5,288,550	

Based on 100% of maximum annual debt service
Interest capitalized thru the November 1, 2020 interest payment
Includes Underwriter’s Discount of 2%.
Provided by MBS Capital Markets, LLC.

TABLE 5
Cypress Bluff CDD Development Program Master Infrastructure Benefit

Financing Mechanisms	
Del Webb Active Adult	Other Single 
Family Residential	
Total Value/Amount	
Recreation Infrastructure
Other Infrastructure - Utilities, Landscape, Hardscape and Electric	

 	$2,876,587 	$9,786,341

 	$9,797,072 	$9,786,341 (1)

 	$12,673,659 (2)	
Total - 2018	$2,876,587	$19,583,413	$22,460,000	

Master Recreature Infrastructure costs do not apply to Del Webb active adult as they do not have access to the master amenities.
Applies to all units based on ERU values.

Land Use :	
Number of Units		
ERU
Factor		
Total ERU's		Total Recreation
Benefit		Recreation Benefit
Per ERU		Total Other
Benefit		Other Benefit
Per ERU		Total Master
Benefit		Master Benefit
Per ERU	
Del Webb Active Adult
40' - 49' SF	
79		
1.00		
79						
$	658,697		
8,338		
$	658,697		
$	8,338	
50' - 59- SF	199		1.00		199						$	1,659,249		8,338		$	1,659,249		$	8,338	
60' - 69' SF	67		1.00		67						$	558,642		8,338		$	558,642		$	8,338	

70' - 79' SF			1.00	-	$	-	8,338	$	-	$	8,338	
80' - 89' SF		 		1.00	 	-		 $	-		8,338	  $	-		$	8,338	
	Total	 	345 		345	$	2,876,587	$	2,876,587	

Remaining Single Family		
40' - 49' SF	423	1.00	423	$	3,523,083	$	8,329	$	3,526,946	8,338	$	7,050,029	$ 16,667	
50' - 59- SF	318	1.00	318	$	2,648,559	$	8,329	$	2,651,463	8,338	$	5,300,022	$ 16,667	
60' - 69' SF	302	1.00	302	$	2,515,298	$	8,329	$	2,518,056	8,338	$	5,033,354	$ 16,667	
70' - 79' SF			1.00	-	$	-	$	8,329	$	-	8,338	$	-	$ 16,667	
80' - 89' SF		 	132 	1.00	 	132	 $	1,099,402	$	8,329	  $	1,100,607	8,338	  $	2,200,009	$ 16,667	
	Total	 	1,175 		1,175	$	9,786,341	$	9,797,072	$ 19,583,413	

GRAND TOTALS	 	1,520	1,520	9,786,341	12,673,659	22,460,000

Prepared By

Governmental Management Services, LLC

TABLE 6
Cypress Bluff CDD Development Program
Neighborhood Infrastructure Benefit

Financing Mechanisms

Del Webb Active Adult

Other Single
Family
Residential	Total Value/Amount 

Series 2018 Neihborhood Infrastructure Bonds 	$16,021,114 		 	$57,518,886 		 	$73,540,000 (1)		
Total - 2018	$16,021,114		$57,518,886		$73,540,000		
(2) Applies to all units based on ERU values.						

Number of		

ERU		

Total	
Total Neighborhood		
Neighborhood Benefit	
Land Use :	Units		Factor		ERU's	Benefit		Per ERU	
Del Webb Active Adult
40' - 49' SF	79		
0.80		
63	
$	2,955,442		
$	37,411	
50' - 59- SF	199		1.00		199	$	9,305,901		$	46,763	
60' - 69' SF	67		1.20		80	$	3,759,771		$	56,116	
70' - 79' SF		1.40		-	$	-		$	65,469	
80' - 89' SF	 	
Total	 	345 		1.60		 	-	
343	  $	-	
16,021,114		$	74,821	

Remaining Single Family
40' - 49' SF	423		

0.80		

338	

$ 15,824,708		

$	37,411	
50' - 59- SF	318		1.00		318	$ 14,870,736		$	46,763	
60' - 69' SF	302		1.20		362	$ 16,947,028		$	56,116	
70' - 79' SF		1.40		-	$	-		$	65,469	
80' - 89' SF	 	132 		1.60		 	211 	  $	9,876,414 		$	74,821	
Total	 	1,175 				1,230	$ 57,518,886			
								
GRAND TOTALS	 	1,520 				1,573	73,540,000			

Prepared By

Governmental Management Services, LLC

Financing Mechanisms

TABLE 7
Cypress Bluff CDD  Development Program Combined Infrastructure Benefit

Del Webb Active 
Adult

Other Single
Family Residential

Total Value/Amount

Series 2018 Master Infrastructure Bonds
Series 2018 Neighborhood Infrastructure	$	2,876,587	$	19,583,413	$	22,460,000	
Bonds	  $	16,021,114 	  $ 57,518,886 	  $	73,540,000 	
Total - 2018	$18,897,701	$77,102,299	$96,000,000	

Land Use :	

Number of Units		Master Infrastructure Benefit
Per Unit		Neighborhood Infrastructure Benefit
Per Unit		Grand Total Benefit
Per Unit	
Del Webb Active Adult								
40' - 49' SF	79		$	8,338		$	37,411		$	45,749	
50' - 59- SF	199		$	8,338		$	46,763		$	55,101	
60' - 69' SF	67		$	8,338		$	56,116		$	64,454	
70' - 79' SF			$	8,338		$	65,469		$	73,807	
80' - 89' SF	 			$	8,338		$	74,821		$	83,159	
Total	 	345 							

Remaining Single Family		
40' - 49' SF	423	$	16,667	$	37,411	$	54,077	
50' - 59- SF	318	$	16,667	$	46,763	$	63,430	
60' - 69' SF	302	$	16,667	$	56,116	$	72,783	
70' - 79' SF		$	16,667	$	65,469	$	82,135	
80' - 89' SF	 	132 	$	16,667	$	74,821	$	91,488	
Total	 	1,175 				

GRAND TOTALS	 	1,520 

Prepared By

Governmental Management Services, LLC

TABLE 8
Cypress Bluff CDD Development Program
Master Infrastructure Assessments

Land Use :	
Number of Units		
Par Debt Per Unit		
Total Par Debt		Net Assessment
Per Unit		Gross Assessment
Per Unit		Net Total Annual
Assessment		Gross Total Annual
Assessment	
Del Webb Active Adult														
40' - 49' SF	79		$	8,338		$	658,697		$	600		$	649		$	47,418		$	51,263	
50' - 59- SF	199		$	8,338		$	1,659,249		$	600		$	649		$	119,446		$	129,131	
60' - 69' SF	67		$	8,338		$	558,642		$	600		$	649		$	40,215		$	43,476	
70' - 79' SF			$	8,338		$	-		$	600		$	649		$	-		$	-	
80' - 89' SF	 			$	8,338		  $	-			$	600		$	649		  $	-			  $	-		
Total	 	345 				$	2,876,587						$	207,080		$	223,870	

Remaining Single Family		
40' - 49' SF	423	$	16,667	$	7,050,029	$	1,200	$	1,297	$	507,517	$	548,667	
50' - 59- SF	318	$	16,667	$	5,300,022	$	1,200	$	1,297	$	381,538	$	412,473	
60' - 69' SF	302	$	16,667	$	5,033,354	$	1,200	$	1,297	$	362,341	$	391,720	
70' - 79' SF		$	16,667	$	-	$	1,200	$	1,297	$	-	$	-	
80' - 89' SF	 	132 	$	16,667	  $	2,200,009 	$	1,200	$	1,297	  $	158,374 	  $	171,215 	
Total	 	1,175 		$	19,583,413			$	1,409,770	$	1,524,076	

GRAND TOTALS	 	1,520 

$	22,460,000

$	1,616,850

$	1,747,946

Prepared By

Governmental Management Services, LLC

TABLE 9
Cypress Bluff CDD Development Program
Neighborhood Infrastructure Assessments

Land Use :	
Number of Units		
Par Debt Per Unit		
Total Par Debt		Net   Assessment
Per Unit		Gross Assessment
Per Unit		Total Net Annual
Assessment		Total Gross Total Annual
Assessment	
Del Webb Active Adult														
40' - 49' SF	79		$	37,411		$	2,955,442		$	2,690		$	2,908		$	212,537		$	229,770	
50' - 59- SF	199		$	46,763		$	9,305,901		$	3,363		$	3,636		$	669,224		$	723,485	
60' - 69' SF	67		$	56,116		$	3,759,771		$	4,036		$	4,363		$	270,380		$	292,303	
70' - 79' SF			$	65,469		$	-		$	4,708		$	5,090		$	-		$	-	
80' - 89' SF	 			$	74,821		  $	-			$	5,381		$	5,817		  $	-			  $	-		
Total	 	345 				  $	16,021,114 						  $	1,152,141 		  $	1,245,558 	

Remaining Single Family						$	-	$	-	
40' - 49' SF	423	$	37,411	$	15,824,708	$	2,690	$	2,908	$	1,138,017	$	1,230,289	
50' - 59- SF	318	$	46,763	$	14,870,736	$	3,363	$	3,636	$	1,069,413	$	1,156,122	
60' - 69' SF	302	$	56,116	$	16,947,028	$	4,036	$	4,363	$	1,218,727	$	1,317,543	
70' - 79' SF		$	65,469	$	-	$	4,708	$	5,090	$	-	$	-	
80' - 89' SF	 	132 	$	74,821	  $	9,876,414 	$	5,381	$	5,817	  $	710,252 	  $	767,840 	
Total	 	1,175 		  $	57,518,886 			  $	4,136,409 	  $	4,471,793 	

GRAND TOTALS	 	1,520 

  $	73,540,000 

  $	5,288,550 

  $	5,717,351 

 	 	 

Prepared By

Governmental Management Services, LLC

TABLE 10
Cypress Bluff CDD Development Program
Combined Infrastructure Assessments

Land Use :	
Number of Units		
Debt Per Unit		
Total Par Debt		Net Assessment
Per Unit		Gross Assessment
Per Unit		Total Net Annual
Assessment		Total Gross Annual
Assessment	
Del Webb Active Adult														
40' - 49' SF	79		$	45,749		$	3,614,139		$	3,291		$	3,557		$	259,956		$	281,033	
50' - 59- SF	199		$	55,101		$	10,965,150		$	3,963		$	4,285		$	788,670		$	852,616	
60' - 69' SF	67		$	64,454		$	4,318,413		$	4,636		$	5,012		$	310,595		$	335,779	
70' - 79' SF			$	73,807		$	-		$	5,308		$	5,739		$	-		$	-	
80' - 89' SF	 			$	83,159		  $	-			$	5,981		$	6,466		  $	-			  $	-		
Total	 	345 				$	18,897,701						$	1,359,221		$	1,469,428	

Remaining Single Family		
40' - 49' SF	423	$	54,077	$	22,874,737	$	3,890	$	4,206	$	1,645,534		$	1,778,956	
50' - 59- SF	318	$	63,430	$	20,170,758	$	4,563	$	4,933	$	1,450,951		$	1,568,596	
60' - 69' SF	302	$	72,783	$	21,980,382	$	5,235	$	5,660	$	1,581,068		$	1,709,263	
70' - 79' SF		$	82,135	$	-	$	5,908	$	6,387	$	-		$	-	
80' - 89' SF	 	132 	$	91,488	  $	12,076,423 	$	6,580	$	7,114	  $	868,626 		  $	939,055 	
Total	 	1,175 		$	77,102,299			$	5,546,179		$	5,995,869	
									
GRAND TOTALS	 	1,520 		$	96,000,000			$	6,905,400		$	7,465,297	

Prepared By

Governmental Management Services, LLC

TABLE 11
Cypress Bluff CDD Maximum Debt Per Acre

Current Owner

Del Webb Active Adult	Assessabale Acres	Total Par Debt Amount	Maximum Per Acre	
Pulte Del Webb	57.2	$	9,999,524	$	174,817	
Eastland Timber, LLC (1)	 	50.9 	 	8,898,177 	$	174,817	
Total Del Webb Active Adult	108.1	$	18,897,701		

Remaining Single Family		
David Weekley Homes	73.0	$	11,876,910	$	162,697	
Toll Brothers	137.0	$	22,289,544	$	162,697	
Eastland Timber, LLC	 	263.9 	  $	42,935,844 	$	162,697	
Total Remaining Single Family	473.9	$	77,102,299		

GRAND TOTALS	 	582.00	 $	182,000,476 

Acreage planned for Del Webb Active Adult but not yet sold and closed.

Prepared By

Governmental Management Services, LLC

TABLE 12
Cypress Bluff CDD Preliminary Assessment Roll

Net	Gross	Total	Total
Assessment	Assessment	Net	Gross
 	Current Owner	Units	 	Per Unit	 	Per Unit	 Assessment	 Assessment	
Del Webb Active Adult		
Pulte Del Webb		
40' - 49' SF	42	$	3,290.58	$	3,557.38	$	138,204.28	$	149,410.04	
50' - 59- SF	107	3,963.16	4,284.50	424,058.65	458,441.78	
60' - 69' SF	36	4,635.75	5,011.62	166,887.06	180,418.45	
70' - 79' SF		5,308.34	5,738.74	-	-	
80' - 89' SF		5,980.93	6,465.87	 	-		 	-		
Total Pulte Del Webb	 	185 			  $	729,150.00 	  $	788,270.27 	

Eastland Timber, LLC (1)						
40' - 49' SF	37	$	3,290.58	$	3,557.38	$	121,751.39	$	131,623.13	
50' - 59- SF	92	3,963.16	4,284.50	364,611.18	394,174.24	
60' - 69' SF	31	4,635.75	5,011.62	143,708.30	155,360.33	
70' - 79' SF		5,308.34	5,738.74	-	-	
80' - 89' SF	 		5,980.93	6,465.87	 	-		 	-		
Total Eastland Timber	 	160 			  $	630,070.87 	  $	681,157.70 	

Remaining Single Family Units		
David Weekley Homes
40' - 49' SF		
$	3,890.15	
$	4,205.57	
$	-	$	-	
50' - 59- SF	143	$	4,562.74	$	4,932.69	652,471.61	705,374.71	
60' - 69' SF	79	$	5,235.33	$	5,659.81	413,590.70	447,125.08	
70' - 79' SF		$	5,907.91	$	6,386.93	-	-	
80' - 89' SF		$	6,580.50	$	7,114.05	 	-	 	-		
Total David Weekley Homes	 	222 			  $    1,066,062.31         $	1,152,499.79 	

Toll Brothers
40' - 49' SF		

$	3,890.15	

$	4,205.57	 

$	-	$	-	
50' - 59- SF		4,562.74	4,932.69	-	-	
60' - 69' SF	184	5,235.33	5,659.81	963,299.86	1,041,405.25	
70' - 79' SF		5,907.91	6,386.93	-	-	
80' - 89' SF	 	70	6,580.50	7,114.05	 	460,634.92 	497,983.70 	
Total Toll Brothers	 	254 			  $    1,423,934.78         $	1,539,388.95 	
Eastland Timber, LLC (1)
40' - 49' SF	
423	
$	3,890.15	
$	4,205.57	
$ 1,645,534.18	
$	1,778,955.87	
50' - 59- SF	175	4,562.74	4,932.69	798,479.24	863,220.80	
60' - 69' SF	39	5,235.33	5,659.81	204,177.69	220,732.64	
70' - 79' SF		5,907.91	6,386.93	-	-	
80' - 89' SF	 	62	6,580.50	7,114.05	 	407,990.93 	 	441,071.28 	
Total Eastland Timber	 	699 			  $ 3,056,182.04 	  $	3,303,980.58 	

Acreage planned for Del Webb Active Adult but not yet sold and closed.

Prepared By

Governmental Management Services, LLC

B.

RESOLUTION 2018-25

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT DECLARING SPECIAL ASSESSMENTS; INDICATING THE LOCATION, NATURE AND ESTIMATED COST OF THOSE INFRASTRUCTURE IMPROVEMENTS WHOSE COST IS TO BE DEFRAYED BY THE SPECIAL ASSESSMENTS; PROVIDING THE PORTION OF THE ESTIMATED COST OF THE IMPROVEMENTS TO BE DEFRAYED BY THE SPECIAL ASSESSMENTS; PROVIDING THE MANNER IN WHICH SUCH SPECIAL ASSESSMENTS SHALL BE MADE; PROVIDING WHEN SUCH SPECIAL ASSESSMENTS SHALL BE PAID; DESIGNATING LANDS UPON WHICH THE SPECIAL ASSESSMENTS SHALL BE LEVIED; PROVIDING FOR AN ASSESSMENT PLAT; ADOPTING A PRELIMINARY ASSESSMENT ROLL; PROVIDING FOR PUBLICATION OF THIS RESOLUTION.

WHEREAS, the Board of Supervisors (the “Board”) of the Cypress Bluff Community Development District (the “District”) hereby determines to undertake, install, plan, establish, construct or reconstruct, enlarge or extend, equip, acquire, operate, and/or maintain the infrastructure improvements (the “Improvements”) described in the District’s Improvement Plan, dated July 30, 2018, attached hereto as Exhibit A and incorporated herein by reference; and

WHEREAS, it is in the best interest of the District to pay the cost of the Improvements by special assessments pursuant to Chapter 190, Florida Statutes (the “Assessments”); and

WHEREAS, the District is empowered by Chapter 190, the Uniform Community Development District Act, Chapter 170, Supplemental and Alternative Method of Making Local Municipal Improvements, and Chapter 197, the Uniform Method for the Levy, Collection, and Enforcement of Non-Ad Valorem Assessments, Florida Statutes, to finance, fund, plan, establish, acquire, construct or reconstruct, enlarge or extend, equip, operate, and maintain the Improvements and to impose, levy and collect the Assessments; and

WHEREAS, the District hereby determines that benefits will accrue to the property improved, the amount of those benefits, and that special assessments will be made in proportion to the benefits received as set forth in the Master Special Assessment Methodology Report, dated August 20, 2018, attached hereto as Exhibit B and incorporated herein by reference and on file at the office of the District Manager, c/o Governmental Management Services, LLC, 475 West Town Place, Suite 114, St. Augustine, Florida 32092 (the “District Records Office”); and

WHEREAS, the District hereby determines that the Assessments to be levied will not exceed the benefit to the property improved.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT:

Assessments shall be levied to defray a portion of the cost of the Improvements.

The nature and general location of, and plans and specifications for, the Improvements are described in Exhibit A, which is on file at the District Records Office. Exhibit B is also on file and available for public inspection at the same location.

The total estimated cost of the Improvements is $76,104,034 (the “Estimated
Cost”).

The Assessments will defray approximately $96,000,000, which includes the Estimated Cost, plus financing-related costs, capitalized interest, a debt service reserve, and contingency.

The manner in which the Assessments shall be apportioned and paid is set forth in
Exhibit B, including provisions for supplemental assessment resolutions.

The Assessments shall be levied, within the District, on all lots and lands adjoining and contiguous or bounding and abutting upon the Improvements or specially benefitted thereby and further designated by the assessment plat hereinafter provided for.

There is on file, at the District Records Office, an assessment plat showing the area to be assessed, with certain plans and specifications describing the Improvements and the estimated cost of the Improvements, all of which shall be open to inspection by the public.

Commencing with the year in which the Assessments are levied and confirmed, the Assessments shall be paid in not more than thirty (30) annual installments. The Assessments may be payable at the same time and in the same manner as are ad valorem taxes and collected pursuant to Chapter 197, Florida Statutes; provided, however, that in the event the uniform non- ad valorem assessment method of collecting the Assessments is not available to the District in any year, or if determined by the District to be in its best interest, the Assessments may be collected as is otherwise permitted by law.

The District Manager has caused to be made a preliminary assessment roll, in accordance with the method of assessment described in Exhibit B hereto, which shows the lots and lands assessed, the amount of benefit to and the assessment against each lot or parcel of land and the number of annual installments into which the assessment may be divided, which assessment roll is hereby adopted and approved as the District's preliminary assessment roll.

The Board shall adopt a subsequent resolution to fix a time and place at which the owners of property to be assessed or any other persons interested therein may appear before the Board and be heard as to the propriety and advisability of the assessments or the making of the

Improvements, the cost thereof, the manner of payment therefore, or the amount thereof to be assessed against each property as improved.

The District Manager is hereby directed to cause this Resolution to be published twice (once a week for two (2) consecutive weeks) in a newspaper of general circulation within Duval County and to provide such other notice as may be required by law or desired in the best interests of the District.

This Resolution shall become effective upon its passage.

PASSED AND ADOPTED THIS 20th DAY OF AUGUST, 2018.

ATTEST:	CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairperson, Board of Supervisors

Exhibit A:	Improvement Plan, dated July 30, 2018
Exhibit B:	Master Assessment Methodology Report, dated August 20, 2018

Exhibit A:
Improvement Plan, dated July 30, 2018

IMPROVEMENT PLAN

for the

CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

Prepared for

Board of Supervisors

Cypress Bluff Community Development District

Prepared by

England, Thims & Miller, Inc.
14775 St. Augustine Road Jacksonville, Florida 32258
904-642-8990
13-102-19	July 30, 2018

TABLE OF CONTENTS

Background	3 - 4
Cypress Bluff CDD Summary of Development (Table I)	3
MASTER INFRASTRUCTURE IMPROVEMENTS	5-10
Summary of Master Infrastructure Costs (Table II)	6
Master Infrastructure Improvements
E-Town Pkwy/R.G. Skinner Pkwy Utilities, Landscape, Hardscape, and Electric	7-8
Master Recreation Improvements	9
Basis of Cost Estimates	10
NEIGHBORHOOD INFRASTRUCTURE IMPROVEMENTS	11-15
Cypress Bluff CDD Neighborhood Infrastructure Improvements	12-13
Summary of Neighborhood Infrastructure Costs (Table III)	14
Basis of Cost Estimates	15
Appendix	16

BACKGROUND

The Cypress Bluff Community Development District (CDD) is a 1,249.7-acre residential development located in Duval County Florida. The authorized land uses within the Cypress  Bluff CDD may include conservation and residential development as well as open space and recreational amenities. The full development within the Cypress Bluff CDD boundary will include approximately the number of units listed in Table I. Currently Eastland Timber, LLC and ETown Development, Inc. owns all of the land  within the Cypress Bluff Community Development District (CDD).

TABLE I
CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT SUMMARY OF DEVELOPMENT

TYPE	Estimated Units	Estimated Areas	
			
Residential Development			
Single Family	1,520 units	447.5 acres	
Townhomes	0 units	0 acres	
Road Rights-of-Way	n/a	147.1 acres	
Parks and Recreation	n/a	39.7 acres	
Wetland/Open Space, Miscellaneous	n/a	615.4 acres	
TOTALS		1,249.7 acres	
(Note: Certain land uses may change provided that such changes are consistent with the land use)

To serve the residents of the Cypress Bluff Community Development District, the District has developed the following Improvement Plan to allow it to fund and construct certain utility, transportation and recreational facilities within the District. The Improvement Plan contained in this report reflects the present intentions of the Cypress Bluff Community Development District. The Improvement Plan may be modified in the future.

The Community Development District area may be served by the improvements listed in the “Summary of Master Infrastructure Costs” in Table II. These improvements include improvements associated with the roadway such as utilities, landscape and irrigation, hardscape, signage, electric, and lighting, as well as recreational facilities that are associated with the Community Development District and a multi-use path along E-Town Parkway/R.G. Skinner Parkway. In addition to the master infrastructure, there is additional neighborhood infrastructure that will benefit their respective neighborhoods and these costs are shown in Table III. A description and basis of costs for each improvement is included in the body of this report.

Improvements contemplated in this plan comply with requirements set forth in the City of Jacksonville land use and zoning regulations. All improvements will be located in Duval County.

Permitting for the improvements described in this plan is  ongoing. The delineation of jurisdictional wetlands for all land within the Cypress Bluff CDD has been surveyed, reviewed and approved by the St. Johns River Water Management District (SJRWMD). The SJRWMD has approved an Environmental Resource Permit #126414 to establish the jurisdictional wetlands, impacts, and overall mitigation plan. The U.S. Army Corps of Engineers (USACOE) has issued permit #SAJ-2012-00511.

The City of Jacksonville has issued permits for E-Town Parkway/R.G. Skinner Parkway under CDN 8902.000 and CDN 8902.001. The Florida Department of Environmental Protection (FDEP) has issued permits for the water and sewer mains under permit numbers 0159044.644- DSGP and 0011224-771-DWC respectively. Master utility improvements within this report have been designed consistent with an existing JEA utility service agreement for the development within Cypress Bluff CDD. There is a reasonable expectation that the permits for the balance of the CDD improvements are obtainable, however, all permits are subject to final engineering and permitting.

Cost estimates contained in this report are based upon year 2018 dollars, and have been prepared based on the best available information and in some cases without the benefit of final engineering design or environmental permitting. England, Thims & Miller, Inc. believes the enclosed estimates to be accurate based upon the available information, however, actual costs will vary based on planning, final engineering and approvals from regulatory agencies.

MASTER INFRASTRUCTURE IMPROVEMENTS

TABLE II
SUMMARY OF
MASTER INFRASTRUCTURE COSTS

Improvement Description	Estimated
Total CDD Cost	

E-Town Pkwy/R.G. Skinner Pkwy Utilities, Landscape, Hardscape, and Electric

Master Recreational Improvements	

$10,008,034

$7,728,000	

Total Master Infrastructure Costs	
$17,736,034	
(Notes: Cost estimates in this report are based upon 2018 dollars.)

E-TOWN PKWY/R.G. SKINNER PKWY IMPROVEMENTS

E-Town Parkway/R.G. Skinner Parkway is a collector road that will be extending north-south direction through the Cypress Bluff Community Development District boundary. E-Town Parkway will extend from the existing interchange at SR-9B to the existing R.G. Skinner Parkway terminus at Atlantic Coast High School, with the road name changing from E-Town Parkway to R.G. Skinner Parkway at the intersection just southerly of the existing R.G. Skinner Parkway terminus. There may also be a multi-use path along E-Town Parkway/R.G. Skinner Parkway. Roadway construction began early 2018 and is anticipated to be complete in 2019. The roadway Right-of-Way, survey, engineering, permitting, and construction costs of E-Town/R.G. Skinner Roadway will not be funded by the CDD. However, certain infrastructure within and adjacent to the E-Town Parkway/R.G. Skinner Parkway right of way may be funded, designed and constructed by the CDD. These improvements may include utilities, landscape and irrigation, hardscape and signage, electric and lighting, and future signalized intersections. Once completed, E-Town Parkway/R.G. Skinner Parkway will be owned and maintained by the City of Jacksonville.

Utilities

The entirety of the Cypress Bluff CDD will be provided with potable water, sanitary sewer, and reuse water services by the Jacksonville Electric Authority (JEA) utility system.

The Cypress Bluff CDD presently intends to fund and construct certain master utility facilities within and adjacent to the District boundary. These facilities include the transmission (trunk) water main and sewer main (forcemain). These mains are located within the right of way of E- Town Parkway/R.G. Skinner Parkway. There may also be gravity sewer crossings  installed under E-Town Parkway/R.G. Skinner Parkway to serve future neighborhoods that will share pump stations. The reuse transmission (trunk) main will also run along R.G. Skinner Parkway, however, will not be funded by the Cypress Bluff CDD. These improvements are depicted on Exhibit 5, pages 1-3.

To serve the development per the JEA utility service agreement, it is required to design and construct a booster pump station. The CDD may fund, design, and construct all or part of this booster pump station. The master utility improvements will be designed and constructed in accordance with JEA standards and will be owned and maintained by JEA upon dedication.

Landscape and Irrigation

The CDD may fund and construct the landscape, sod, planting, berm, irrigation and other decorative features along E-Town Parkway/R.G. Skinner Parkway. The irrigation system may include JEA reuse refill stations that will discharge into stormwater ponds adjacent to E-Town Parkway/R.G. Skinner Parkway and irrigation pump station that will pump from those ponds. The CDD may fund and construct landscape and irrigation costs along the entire length of E- Town Parkway/R.G. Skinner Parkway, including those areas outside of the CDD boundary.

Hardscape and Signage

The CDD may fund and construct hardscape features within and adjacent to the E-Town Parkway/R.G. Skinner Parkway right of way. Features may include, but are not limited to, signage and entry features, masonry walls, fencing, etc.

Electric and Lighting

The electric distribution system thru the Cypress Bluff CDD is currently planned to be underground. The CDD presently intends to fund and construct the electric conduit, transformer/cabinet pads, and electric manholes required by JEA electric. Electric facilities will be owned and maintained by JEA after dedication.

The CDD presently intends to fund the cost to purchase and install the roadway lighting along E- Town Parkway/R.G. Skinner Parkway. These lights will be owned, operated and maintained by the City of Jacksonville after dedication.

MASTER RECREATIONAL IMPROVEMENTS

MASTER AMENITY CENTER

The Cypress Bluff CDD presently intends to fund a master amenity center located near the middle of the Cypress Bluff CDD boundary. This amenity center is planned to be the largest within the Cypress Bluff CDD and may serve all of the neighborhoods within the CDD. The basic components of this facility may include, but is not limited to:

►	Clubhouse
►	Fitness equipment
►	Tennis Courts
►	Bathrooms and locker area
►	Pool(s)
►	Playground equipment
►	Barbeque grills and picnic tables
►	Parking
►	Landscape, irrigation, hardscape and lighting
►	Dog park
►	Tennis courts
►	Trails
►	Ball fields
►	Soccer fields

Individual neighborhoods may also choose to construct their own amenity center(s). Costs for these amenity centers are included in the “Neighborhood Infrastructure” section of this improvement plan.

BASIS OF COST ESTIMATES

The following is the basis for the master infrastructure cost estimates; actual project bid information was used where available:

Costs utilized for landscaping and signage were obtained from recent historical bids for similar work in this area and are not based on approved plans.

Signalization may be required as development occurs. Design and construction costs for one signalized intersection have been included.

Costs for underground electric conduit along R.G. Skinner Parkway have been included.

Costs for roadway lighting have been included.

Engineering fees are included in the estimate.

For the purposes of this report, a 15% contingency factor has been included for master infrastructure.

Cost estimates included in this report are based upon year 2018 dollars and have been prepared based upon the best available information. England, Thims & Miller, Inc. believes the enclosed estimates to be accurate based upon best available information, however, actual costs will vary based upon final engineering, planning and approvals from regulatory authorities.

NEIGHBORHOOD INFRASTRUCTURE IMPROVEMENTS

CYPRESS BLUFF CDD NEIGHBORHOOD
 INFRASTRUCTURE IMPROVEMENTS

The Cypress Bluff Community Development District presently intends to fund certain neighborhood infrastructure improvements for each neighborhood within the District boundaries. The Neighborhood Infrastructure improvements include construction of the basic infrastructure for each neighborhood, including but not limited to: engineering/permitting, clearing and grubbing, earthwork, collector roadways and associated drainage, underground conduit to facilitate street lighting, landscaping, irrigation, hardscape, neighborhood signage, neighborhood parks, neighborhood amenity centers, sewage pump stations, water/sewer/reuse transmission lines, subdivision roadways and associated drainage located within the road right of way.

The cost estimate for the collector roadways included in the neighborhood infrastructure improvements are based upon a 34 foot pavement width, curb and gutter section roadway, within a 80 foot wide right-of-way. The cost estimate for the subdivision roadways included in the neighborhood infrastructure improvements are based upon a 20 and 24 foot pavement width,  curb and gutter section roadway, within a 50 foot wide right-of-way. The clearing, grubbing and earthwork estimates include work necessary for the right-of-way area, and includes utility easements for underground electrical conduit for roadway street lighting. Disturbed areas within the rights-of-way that are outside of the paved areas will be sodded and/or seeded and grassed to provide erosion and sediment control in accordance with City of Jacksonville standards.

Drainage cost estimates included in the neighborhood infrastructure improvements provide for the collection and conveyance of stormwater runoff from the collector and subdivision roadways in accordance with St. Johns River Water Management District and City of Jacksonville standards. Costs include drainage catch basins, inlets, and underground storm piping.

Water and sewer cost estimates included in the neighborhood infrastructure improvements consist of the underground water transmission system and wastewater (sewer) collection system serving the development. Costs include piping, manholes, valves, services, and appurtenances required in order to construct the system in accordance with Florida Department of Environmental Protection and JEA standards.

The neighborhood infrastructure improvements shall be designed and constructed to City of Jacksonville, JEA, Florida Department of Environmental Protection, and St. Johns River Water Management District standards. Collector roadways shall be owned and maintained by the City of Jacksonville. Water, sewer, and reuse facilities shall be owned and maintained by JEA. The Cypress Bluff CDD or neighborhood HOA will maintain drainage improvements outside of the public right of ways.

Neighborhood Amenity Centers

Neighborhoods within the CDD may have additional amenity centers to directly serve the individual neighborhoods. These neighborhood amenity centers are typically not as large as the master amenity center. The basic components of this facility may include but is not limited to:

►	Clubhouse
►	Fitness equipment
►	Tennis Courts
►	Bathrooms and locker area
►	Pool(s)
►	Playground equipment
►	Barbeque grills and picnic tables
►	Parking
►	Landscape, irrigation, hardscape and lighting
►	Trails
►	Multi-use fields

Neighborhood Parks

Several neighborhood parks may be located throughout each of the neighborhoods within the Cypress Bluff CDD. These parks may be within the subdivisions and may include; tot lots, walking/fitness paths, multi-use fields, etc. The cost of these neighborhood parks is included within the per lot Neighborhood Infrastructure cost in Table III.

TABLE III
CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT SUMMARY OF NEIGHBORHOOD INFRASTRUCTURE COSTS

Improvement Description	Estimated Units	Estimated Cost	
NEIGHBORHOOD INFRASTRUCTURE IMPROVEMENTS			
Single Family	1,520 lots	$58,368,000	
Townhomes	0 lots	$0	
			
Neighborhood Infrastructure Total	1,520 lots	$58,368,000	

BASIS OF COST ESTIMATES

The following is the basis for the neighborhood infrastructure cost estimates:

Neighborhood Infrastructure costs include collector roads, stormwater ponds, neighborhood signage, neighborhood amenity centers, neighborhood parks, sewage pump stations, subdivision roads, clearing, filling, and JEA underground electric. Costs for development were obtained utilizing an estimated engineering and construction cost of
$32,000 per single-family unit and $21,000 per townhome unit based on recent historical bids for similar work in this area. Cost of $38,400 per single-family unit and $25,200 per townhome unit were used in this report to include a 20% contingency to account for unknows and inflation. Currently there are no townhome units within the CDD, however, these costs will be utilized if any townhome units are added within the CDD boundary.

Water and Sewer Facilities will be designed in accordance with JEA and FDEP  standards.

The engineering and permitting fees have been included in the estimated cost.

No costs have been included for the acquisition of roadway rights-of-way.

Cost estimates contained in this report are based upon year 2018 dollars.

Costs have been included for street lighting and electrical conduit on roadways in accordance with JEA standards, and are included in the roadway portion cost of the estimates.

Cost estimates have been prepared based upon the best available information, but without the benefit of final engineering design or environmental permitting. England, Thims & Miller, Inc. believes the enclosed estimates to be accurate based upon the available information, however, actual costs will vary based upon final engineering, planning and approvals from regulatory authorities.

APPENDIX
Description

Exhibits

General Location Map
Legal Description
Intentionally Excluded
Existing Future Land Use
Utility Exhibits
Master Water Plan
Master Waste Water Plan
Master Reuse Water Plan
District Facilities and Services
Cost Estimate Sheet

Gate Pkwy

J Turner Butler Blvd

Cypress Bluff Community Development District

§¦¨95

EXHIBIT 1

Southside Blvd

Baymeadows Rd

R.G. Skinner Pkwy
Atalantic Coast High School

GENERAL LOCATION

NOVEMBER 2, 2017

LEGEND

Cypress Bluff CDD

§¦¨295
Greenland Rd

§¨¦95

!(9B

0	3,000

µ
6,000	12,000

FEET

Source: ETM, Duval County

G:\13-102\13-102-19\GIS\Maps\MXD\location.mxd

SURVEYORS   •   PLANNERS   •  CIVIL ENGINEERS	,
Smee 1924	,-

- ,/

RROBERT Mm. ANGAS ASSOCl\IATES, INC. 	i

tel 904-642-8550 • fax 904-642-4165
14775 Old St. Augustine Road• Jacksonville, Florida 32258

www.rmangas.com

Revised December 14, 2017
September 1, 2017 E-Town
Page 1 of4

Cypress Bluff CDD Parcel

W.O. No.17-160.01 File No. 124B-22.01A

A portion of Sections 32 and 33, Township 3 South, Range 28 East, together with a portion of Sections 4, 5, 8 and 9, Township 4 South, Range 28 East, Duval County, Florida, being more particularly described as follows:
For a Point of Reference, commence at the Northwest comer of said Section 33; thence North 88°37'28" East, along the Northerly line ofsaid Section 33, a distance of 1343.30 feet to the Point ofBeginning.
From said Point ofBeginning, thence continue North 88°37'28" East, along said Northerly line of said Section 33, a distance of289.49 feet; thence South 07°44'34" East, departing said Northerly line, 1305.77 feet; thence South 13°31'53" East, 2389.14 feet; thence South 04°33'08" West,
1865.63 feet; thence South 18°03'25" West, 1232.39 feet; thence South 05° 12'52" East, 2061.31
feet; thence South 19°40'49" West, 3784.88 feet; thence South 04°56'56" West, 366.20 feet;
thence South 89°37'47" West, 1624.99 feet; thence South 00°22'13" East, 418.10 feet; thence South 88°55'30" West, 1799.90 feet to a point lying on the Easterly limited access right of way line of State Road No. 9B, a 400 foot limited access right of way per Florida Department of Transportation right of way map Section 72002-2513, Financial Project No. 209294-1; thence Northerly along said Easterly limited access right ofway line the following 3 courses: Course 1, thence North 14°27'30" West, 403.98 feet to the point of curvature of a curve concave Easterly having a radius of5529.58 feet; Course 2, thence Northerly along the arc ofsaid curve, through a central angle of 14°09'36", an arc length of 1366.57 feet to the point of tangency of said curve , said arc being subtended by a chord bearing and distance ofNorth 07°22'42" West, 1363.10 feet; Course 3, thence North 00°17'54" West, 1535.00 feet to a point of intersection with the Easterly limited access right of way line of State Road No. 9A, a variable width limited access right ofway per Florida Department of Transportation right ofway map Section 72002-2511, Work Program Identification No. 2114883, said point also being on a non-tangent curve concave Westerly having a radius of 3000.00 feet; thence Northerly along said Easterly limited access right of way line the following 4 courses: Course 1, thence Northerly, departing said Easterly limited access right of way line of State Road No. 9B and along the arc of said curve, through a central angle of 29°31'23", an arc length of 1545.82 feet to the point of tangency of said curve, said arc being subtended by a chord bearing and distance ofNorth 07°27'47" East, 1528.78 feet; Course 2, thence North 07°17'54" West, 984.62 feet to the point ofcurvature of a curve concave Easterly having a

SURVEYORS• PLANNERS• CIVIL ENGINEERS
Jacksonville, Florida

Revised December 14, 2017
September 1, 2017 E-Town
Page 2 of 4

W.O. No.17-160.01 File No. 124B-22.01A

Cypress Bluff CDD Parcel (continued)

radius of 11600.00 feet; Course 3, thence Northerly along the arc of said curve, through a central angle of 07°00'00", an arc length of 1417.21 feet to the point of tangency of said curve, said arc being subtended by a chord bearing and distance of North 03°47'54" West, 1416.33 feet; Course 4, thence North 00°17'54" West, 5839.87 feet to its intersection with the Southwesterly right of way line of R.G. Skinner Parkway, a 110 foot right of way as presently established; thence Southeasterly along said Southwesterly right ofway line the following 3 courses: Course 1, thence Southerly departing said Easterly limited access right of way line and along the arc of a curve concave Easterly having a radius of300.00 feet, through a central angle of43°17'06", an arc length of 226.64 feet to the point oftangency of said curve, said arc being subtended by a chord bearing and distance of South 21°56'27" East, 221.29 feet; Course 2, thence South 43°35'00" East, 446.83 feet to the point of curvature of a curve concave Northeasterly having a radius of 600.00 feet; Course 3, thence Southeasterly along the arc ofsaid curve, through a central angle of 25°15'01", an arc length of 264.42 feet to the point of tangency of said curve, said arc being subtended by a chord bearing and distance of South 56°12'31" East, 262.29 feet; thence South 68°50'01" East, continuing along said Southwesterly right ofway line, 263.07 feet to a point lying on the boundary line of those lands described and recorded in Official Records Book 14340, page 1809, of the current Public Records ofsaid county; thence Southerly along said boundary line the following 62 courses: Course 1, thence South 56°47'19" West, departing said Southwesterly right of way line,
34.93 feet; Course 2, thence South 59°53'26" West, 60.77 feet; Course 3, thence South 28°07'37" West, 63.38 feet; Course 4, thence South 36°12'31" West, 52.77 feet; Course 5, thence South 44°25'16" West, 53.99 feet; Course 6, thence South 60°24'13" West, 59.40 feet; Course 7, thence South 37°46'20" West, 47.85 feet; Course 8, thence South 12°02'36" East, 52.58 feet; Course 9, thence South 13°05'33" East, 42.42 feet; Course 10, thence South 16°44'01" West, 33.11 feet; Course 11, thence South 18°07'14" West, 49.93 feet; Course 12, thence South 23°19'42" West,
58.13 feet; Course 13, thence North 84°25'00" West, 84.95 feet; Course 14, thence South 00°24'25" East, 68.26 feet; Course 15, thence South 81°52'44" East, 73.42 feet; Course 16, thence South 35°00'24" East, 50.94 feet; Course 17, thence South 42°29'27" East, 63.28 feet; Course 18, thence South 72°15'25" East, 65.91 feet; Course 19, thence North 73°27'14" East, 68.75 feet; Course 20, thence North 51°47'07" East, 59.88 feet; Course 21, thence North 65°14'07" East,
63.44 feet; Course 22, thence South 44°57'44" East, 51.37 feet; Course 23, thence South 41°27'00" East, 50.99 feet; Course 24, thence North 68°09'16" East, 90.76 feet; Course 25, thence North 00°26'34" West, 52.95 feet; Course 26, thence North 39°25'04" West, 59.68 feet; Course 27, thence North 46°31'57'' East, 62.01 feet; Course 28, thence North 50°00'38" East, 57.16 feet; Course 29, thence North 88°38'44" East, 49.62 feet; Course 30, thence South 67°21'23" East,
54.16 feet; Course 31, thence South 14°50'50" East, 56.43 feet; Course 32, thence South 48°06'29" East, 55.42 feet; Course 33, thence South 04°06'11" East, 57.55 feet; Course 34, thence South 38°52'42" West, 48.46 feet; Course 35, thence South 08°09'16" West, 60.88 feet; Course 36, thence South 29°03'41" East, 51.97 feet; Course 37, thence South 07°41'54" East, 90.90 feet; Course 38, thence South 75°57'31" East, 33.30 feet; Course 39, thence South 80°17'39" East,

Revised December 14, 2017
September 1, 2017 E-Town
Page 3 of 4

W.O. No.17-160.01 File No. 124B-22.01A

Cypress Bluff CDD Parcel (continued)

50.60 feet; Course 40, thence North 57°17'36" East, 58.75 feet; Course 41, thence North 17°44'41" East, 38.19 feet; Course 42, thence North 41°44'07" East, 55.91 feet; Course 43, thence South 78°01'28" East, 36.71 feet; Course 44, thence North 76°54'19" East, 50.12 feet; Course 45, thence South 78°17'09" East, 69.51 feet; Course 46, thence North 85°04'13" East, 33.16 feet; Course 47, thence North 35°50'17" East, 30.71 feet; Course 48, thence North 05°06'56" East,
69.39 feet; Course 49, thence North 25°14'24" East, 59.38 feet; Course 50, thence North 36°08'27" East, 68.81 feet; Course 51, thence North 42°18'11" West, 56.04 feet; Course 52, thence North 01°48'23" East, 43.34 feet; Course 53, thence South 71°57'16" East, 51.30 feet; Course 54, thence South 45°25'16" East, 54.76 feet; Course 55, thence South 19°52'56" West,
39.91 feet; Course 56, thence South 14°36'39" East, 42.26 feet; Course 57, thence South 40°20'23" East, 57.10 feet; Course 58, thence South 59°04'18" East, 52.23 feet; Course 59, thence South 13°07'44" East, 44.38 feet; Course 60, thence South 24°46'40" East, 56.39 feet; Course 61, thence South 26°06'15" East, 32.51 feet; Course 62, thence South 02°12'11" West, 41.80 feet; thence South 45°09'13" East, departing said boundary line, 35.48 feet to the Northeast comer of those lands described and recorded in OfficialRecords Book 14863, page 469, of said current PublicRecords; thence North 89°59'26" West, along the Northerly line of said OfficialRecords Book 14863, page 469, a distance of 70.00 feet to the Northwest comer thereof; thence South 00°00'34" West, along the Westerly line of last said lands, 65.00 feet to the Southwest comer thereof; thence South 89°59'26" East, along the Southerly line of said lands, 70.00 feet to the Southeast comer thereof, said comer lying on said Southwesterly right ofway line ofR.G. Skinner Parkway; thence South 00°00'34" West, along said Southwesterly right of way line, 107.34 feet to a point lying on the Southerly terminus of saidR.G. Skinner Parkway; thence South 89°59'26" East, departing said Southwesterly right of way line and along said Southerly terminus, 110.00 feet to a point lying on the Southerly line of said OfficialRecords Book 14340, page 1809; thence Easterly and Northerly along the Southerly and Easterly lines of last said lands the following 62 courses: Course 1, thence South 00°00'34" West, departing said Southerly terminus, 145.55 feet; Course 2, thence South 89°59'26" East, 2280.15 feet; Course 3, thence North 07°41'27" West,
12.17 feet; Course 4, thence North 20°26'25" West, 28.98 feet; Course 5, thence North 06°37'03" East, 35.94 feet; Course 6, thence North 26°09'20" East, 47.24 feet; Course 7, thence North 10°50'26" East, 18.12 feet; Course 8, thence North 19°27'45" East, 19.37 feet; Course 9, thence North 10°56'37" East, 57.23 feet; Course 10, thence North 31°50'19" West, 53.99 feet; Course 11, thence North 25°51'04" West, 36.99 feet; Course 12, thence North 29°13'43" West, 21.65 feet; Course 13, thence North 71°51'12" West, 34.33 feet; Course 14, thence North 04°17'54" East, 38.72 feet; Course 15, thence North 00°16'03" East, 31.09 feet; Course 16, thence North 16°06'04" East, 32.18 feet; Course 17, thence North 20°33'04" West, 21.97 feet; Course 18, thence North 56°02'19" West, 40.42 feet; Course 19, thence North 02°24'10" West, 36.61 feet; Course 20, thence North 02°52'24" East, 35.41 feet; Course 21, thence North 00°06'57" East,
45.28 feet; Course 22, thence North 08°57'28" East, 54.79 feet; Course 23, thence North 06°50'55" West, 38.58 feet; Course 24, thence North 14°46'17" East, 32.02 feet; Course 25,

Revised December 14, 2017
September 1, 2017 E-Town
Page 4 of 4

W.O. No.17-160.01 File No. 124B-22.0lA

Cypress Bluff CDD Parcel (continued)
thence North 24°38'30" East, 38.36 feet; Course 26, thence North 21°16'45" East, 42.29 feet;
Course 27, thence North 46°41'48" East, 24.93 feet; Course 28, thence North 09°37'57" East,
38.41 feet; Course 29, thence North 40°13'50" East, 35.75 feet; Course 30, thence North 25°36'12" East, 31.37 feet; Course 31, thence North 21°18'20" East, 52.69 feet; Course 32, thence North 30°51'04" West, 51.14 feet; Course 33, thence North 62°04'55" West, 46.62 feet; Course 34, thence North 18°00'39" West, 57.14 feet; Course 35, thence North 25°51'03" West, 51.16 feet; Course 36, thence North 64°02'20" West, 56.18 feet; Course 37, thence North 64°31'59" West, 44.40 feet; Course 38, thence North 45°11'49" West, 58.29 feet; Course 39, thence North 37°43'23" West, 68.80 feet; Course 40, thence North 02°41'36" West, 88.50 feet; Course 41, thence North 02°06'49" West, 73.09 feet; Course 42, thence North 04°53'38" East, 86.05 feet; Course 43, thence North 05°05'30" East, 95.10 feet; Course 44, thence North 28°50'30" West,
58.14 feet; Course 45, thence North 48°55'53" West, 68.30 feet; Course 46, thence North 45°34'57" West, 74.88 feet; Course 47, thence North 29°56'25" West, 51.40 feet; Course 48, thence North 12°05'37" West, 72.07 feet; Course 49, thence North 31°46'26" East, 28.73 feet; Course 50, thence North 62°21'20" East, 59.52 feet; Course 51, thence North 89°26'28" East,
25.20 feet; Course 52, thence North 82°18'54" East, 55.94 feet; Course 53, thence South 65°50'59" East, 41.72 feet; Course 54, thence South 66°19'42" East, 49.58 feet; Course 55, thence North 47°17'56" East, 30.64 feet; Course 56, thence North 84°19'39" East, 48.59 feet; Course 57, thence South 67°19'52" East, 48.05 feet; Course 58, thence North 57°16'24" East, 26.00 feet; Course 59, thence North 89°32'02" East, 47.84 feet; Course 60, thence South 87°36'33" East,
51.75 feet; Course 61, thence North 85°07'24" East, 50.38 feet; Course 62, thence North 01°03'43" West, 115.11 feet to the Point of Beginning.
Containing 1249.73 acres, more or less.

SKETCH TO ACCOMPANY DESCRIPTION OF
A PORTION OF S£CTIONS 32 AND 33, TOWNSHIP 3 SOUTH, RANG£ 28 £AST,
TOG£TH£R WITH A PORTION OF S£CTIONS 4,  5,  8  AND  9,  TOWNSHIP  4  SOUTH, RANG£ 28 £AST, DUVAL COUNTY, FLORIDA,
BCING MOR£ PARTICULARLY D£SCRl8£D IN SCPARATC ATTACHMENT.

POINT OF REFERENCE
NW CORNER OF SECTION 33
R.G. SKINNER %

N88"37'28"£ 1343.30'

J	TORWNANSGH£IP28J ESAOSUTTH

POINT  OF BEGINNING
N88°37°28•£  289.49•

 	----"T"".,_.,..-,..·_-_P(1AR10·KWR/AWY)

�4.,��'),-l-----Li��=l""""--,........�--N.ly-UN£  OF SECTION  JJ

O.R.B. 14340, PG. 1809

i- ._._',�7
I	i
O.R.B. 14340,j
SHEU
L---·-·

0.R.B. 8208,

J'

SE£	I

S££
SHEET 4

PG. 1809

S££
SH££T 5

PG.  652

---�

R=11600.00' IF7"00'oo· L=1417.21'
C8-=NOJ"47'54•w CH=1416.3J•
N07"17'54•w
984.62'1

O.R.B. 8000, PG. 908

:--r;,

PROPOSED CYPRESS BLUFF CDD PARCEL
PC	1249.73 ACRES±

so4•33'08·w 1865.63'

----

TO'MJSHIP J SOUTH TO'MJSHIP 4 SOUTH
S18"03'2s•w 1232.39'
750	1500
GRAPHIC SCALE IN FEET
1"= 1500'
O.R.B. 9494, PG. 912

3000

I

!/

I	S££

-,
I

I

I	0.R.B. 14860,
I	PG. 1256

�o,	aL£R(EN[):.a
....	SEC
� LAR.W.
R/W F.P.
W.P.I.

a:FIOAL RECCRDS BOCK S£C110N
LJMTED ACCESS RJQ,/T <F WAY
RJQ,IT <F WAY FINAN<JAL PROECT
� PROGRAM IDEN11FICA110N

I	SH££T  2	I
I

FOOT
"'	NOTES:

Ft<RIDA DEPARTMENT <F TRANSPCRTA110N

I
I/	I

14860, PG. 1256

�Cl.s-
"�v �

"�v

�Cl
tS>

THS IS NOT A SUR�
EEARINGS BASED ON TH£ NCRTHERLY UN£ <F S£C710N JJ AS 8£/NG NCRTH 88°37'28• EAST.
REWSED DECEMBER 14, 2017 TO UPDATE: BOONDARY ANO LLGAL DESCRIP110N. (W.O. 17-160.02)
REWSED NO'tSIBER 13, 2017 TO UPDATE: BOUNDARY AND LLGAL DESCRfP110N. (W.O. 17-160.02)
REWSED OCTOBER 27, 2017 TO UPDATE:
BOUNDARY. (W.O. 17-160.02)

SHEET 1 OF 5

NOT VALID WITHOUT THE SIGNATUR£ AND THE ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.

ROBERT M•.ANGAS A880CIATE8, INC.

Tel:   (904)  642-8550	Fax:   (904)  642-4165

147758UORlYdl'IOSt.RAIu•guPsLAtinNeNRl!oRaId,•  JCaIcVkILsol!nNvCIillIeN, l!l!FLR. 832258 Certificate of Authorization No.: LB J624
DATE: SEPTEMBER 1, 2017	SCALE:	1•=1500'
ORDER NO.: 17-160.01 FILE NO.: 1 48-22.0IA DRAWN BY:�

ANDREW 0. KNUPPEL PROFESSIONAL SURVEYOR AND MAPPER
STATE of FLORIDA	LS No. 6511

A PORTION OF S£CTIONS .32 AND .3.3, TOWNSHIP .3 SOUTH, RANG£ 28 £AST,
TOG£TH£R WITH A PORTION OF S£CTIONS 4,  5,  8  AND  9,  TOWNSHIP  4  SOUTH, RANG£ 28 £AST, DUVAL COUNTY, FLORIDA.

I

Non�f;;

PT

-·-·-·-·-·Mr,�A TC·-H·LI-N£·-5£·-£  SH££T  1

0	250	500
GRAPHIC SCALE IN FEET
!"= 500'

1000

PROPOSED CYPRESS BLUFF CDD PARCEL 1249.73 ACRES±

SECTION 5 	 	
SECTION 8

LEGEND: O.R.B. PG. LR/WA.R.W. F.P.
W.P.I.
FDOT

OFFICIAL RECORDS BOOK PAGE
RIGHT OF WAY
LIMITED ACCESS RIGHT OF WAY FINANOAL PRo.ECT
�K PROGRAM IDEN11FICA110N
FLORIDA DEPARTMENT OF

R=5529.58' '1=14'09'.36" L=1.366.57'

\

·-

I	CB=N07"22'42"W
I	CH=1.36.3.10'
, ....

\

\	!�
p�	,! �
..�t,�	i�

PT	POINT OF TANGENCY

11111111.----..�.

.-p

PC
POC
R
�
L

TRANSPORTA110N
POINT OF CURVATURE
POINT ON CUR\/£ RADIUS
CENTRAL ANGLE ARC LENGTH

�i\--CJ>.

S-88"5-5'.30 W   1799.90

:I
I! i

CB	CHORD BEARING
CH	CHORD DISTANCE
SHEET 2 OF 5
SEE SHEET 1 FOR NOTES.
 	     FILE: NO.: 1248-22.0JA DRAWN BY:

__!:!_ CAD FILE::

PRE:PARE:D BY:
ROBERT M. ANGAS ASSOCIATES, INC.
t4775 OLD ST. AUGUSTIN£ ROAD JACKSONVILLC, FL 32258 (904) 642-8550 CERTIFICATE: OF AUTHORIZATION NO. LB 3624

A PORTION OF SECTIONS 32 AND 33, TOWNSHIP 3 SOUTH, RANGE 28 £AST,
TOGETHER WITH A PORTION OF  SECTIONS  4,  5,  8  AND  9,  TOWNSHIP  4  SOUTH,  RANGE 28 £AST, DUVAL COUNTY, FLORIDA.

 	 POC

,P
PT	•c;t ,

R=JOO.OO'
/F:43°17'O6. L=226.64' CB=S21 °56:21•E
CH=221.29

SECTIO-N  2-9 --
SECTION 32

0	100	200	400
GRAPHIC SCALE IN FEET
!"=200'

PROPOSED CYPRESS BLUFF CDD PARCEL 1249.73 ACRES±

O.R.B. 14340, PG. 1809

S44"25'16"W 53.99'
S60"24'1J"W 59.40' SJ7"46'2o·w
S12'02'J6•E  52.58'
S1J'05'JJ•E 42.42' S16"44'O1•w JJ.11'

O.R.B. 8000, PG. 908

S2J"19'42•w  58.13'
NB4"25'OO"W · 84.95'
SOO"24'25.E 68.26'.

BOUNDARY LINE

LINE TABLE	
LINE	BEARING	LENGTH	
L10	S44"57'44"E	51.37'	
L11	S41"27'00"E	50.99'	
L12	N68'09'16"E	90.76'	
L13	Noo·25•34•w	52.95'	
L14	N39"25'04"W	59.68'	
L15	N46"31'57"E	62.01'	
L16	N50'00'J8.E	57.16'	
L17	N88"J8'44"E	49.62'	

MATCHUNE SEE SHEET 1

LINE TABLE	
LINE	BEARING	LENGTH	
L1	S56"47'19"W	34.93'	
L2	S59"53'26"W	60.77'	
L3	S81'52'44"E	73.42'	
L4	S35"00'24"E	50.94'	
LS
L6		S42"29'27"E	6J.28'	
		S72i5'25"E	65.91'	
L7	N73"27'14*E	68.75'	
LB	Ns1·47•orE	59.88'	
L9	N65i4'07"E	63.44'	

O.R.8. 8000, PG. 908

LEGEND:
OP.GR. .B.
RL./WA.R.W.
PC PT POC R
.d L CB CH L1

O.R.8. 14340, PG. 1809

Off/CIAL RECORDS BOOK PAGE
RIGHT OF WAY
LIMITED ACCESS RIGHT OF WAY POINT OF CURVATUR£
POINT OF TANGENCY POINT ON CURVE RADIUS
CENTRAL ANGLE ARC LENGTH CHORD BEARING CHORD DISTANCE
TABULATED LINE DATA

PR£PAR£D BY:

SHEET 3 OF 5
SEE SHEET 1 FOR NOTES.
ORDER NO.: 17-160.01 Fil.£ NO.: 1 48-22.01A DRAtm BY: ASH CAD Fil.£:

ROBERT M. ANGAS ASSOCIATES, INC.
14775 OLD ST. AUGUSnN£ ROAD JACKSONVILL£, FL J2258 (904) 642-8550 C£RnFICAT£ OF AUTHORIZATION NO. LB J624

A PORTION OF SECTIONS 32 AND 33, TOWNSHIP 3 SOUTH, RANGE 28 EAST,
TOGETHER WITH A PORTION OF SECTIONS 4, 5, 8 AND 9, TOWNSHIP 4 SOUTH,
RANG£  28   £AST,   DUVAL  COUNTY,   FLORIDA•

..........
...........................

0	100	200
GRAPHIC SCALE IN FEET
! ''= 200'

400

BOUNDARY LINE

O.R. B. 8000, PG. 908

S19"52'56"W 39. 91 '
S14 ".J6'.39"E   42.26'
S40"20'2J"E 57.10' S59-04'18"E 52.2.J'
\
-.---S1.J-07'44"E   44. JB'
S24"46 '40"E 56..39' 
\
S26-06'15"E  .32. 51 '
S02"12'11"W 41.80'
---;-\. IL--.S45 -09'1J"E   35. 48'

._.._.,.__,SE

�--,..- O.R.8.  14863,  PG.  469

O.R.B.	1 4.340,	I-!,!	
PG.	1809	iX	

ca?I S00-00'34"W 107..34'

II)
I-

S89"59'26 "E
110. 00'
S.ly TERMINUS

PROPOSED CYPRESS BLUFF CDD PARCEL 1249.73 ACRES±

SOO-O0'J4"W 145. 55'
S.ly LINE

O.R. B. 8000, PG. 908

LEGEND:
O.R. B. PG. R/W L.A.R.W. COR
PC PT POC R
,:1
L CB CH L1

OFFICIAL RECORDS BOOK PAGE

LINE TABLE	
LINE	BEARING	LENGTH	
L30	N41 "44'07"E	55.91 ' 	
LJ1	S78"01'28"E	36.71 ' 	
L32	N76'54'19"E	50.12'	
LJ3	S78i7'09"E	69.51 '	
L34	N85'04'13"£	33.16'	
LJ5	N35'50 '17"E	30.71 '	
L36	N05'06'56"E	69.39'	
LJ7	N25"14'24"E	59.38'	
L38	N36'08'27"E	68. 81 '	
L39	N42i8'11"W	56.04'	
L40	N01 '48'23"E	43.34'	
L41	N89'59'26"W	70. 00'	

	LINE TABLE	
LINE
L18 	BEARING	LENGTH	
	S67"21 '2.rE	54. 16'	
L19	S14"50'50"E	56. 43'	
L20	S48"06'29nE	55.42'	
L21	S04"06'1 1"E	57.55'	
L22	S38"52'42"W	48. 46' 	
L23	S08"09'16"W	60.88'
51.97'	
L24	S29"03'41"E		
L25	S07"41 '54"E	90.90'	
L26	S75"57'31"E	33.30'	
L27	S80"17'39"E	50.60'	
L28	N57i7'36"E	58.75'	
L29	N17"44'41 "E	38.19'	

RIGHT OF WAY
LIMITED ACCESS RIGHT OF WAY CORNER
POINT OF CURVATURE POINT OF TANGENCY POINT ON CURV£ RADIUS
CENTRAL ANGLE ARC LENGTH CHORD BEARING CHORD DISTANCE
TABULATED LINE DATA

SHEET 4 OF 5
SEE SHEET 1 FOR NO TES.
ORDE:R NO.:  17- 160.01	ALE NO.: 1248-22.0tA

PR£PAR£D BY:
ROBERT M. ANGAS ASSOCIATES, INC.
14775 OLD ST. AUGUSTINE  ROAD JACKSONVILLE:, FL 32258 (904) 642-8550 C£RTIFICAT£ or AUTHORIZATION NO. LB 3624

A   PORTION   OF   SECTIONS   32 AND  33,	TOWNSHIP 3 SOUTH, RANG£ 28 £AST, TOGETHER WITH A PORTION OF  SECTIONS  4,  S,  8  AND  9,  TOWNSHIP  4  SOUTH, RANG£ 28 £AST, DUVAL COUNTY, FLORIDA.

N89"26'28'"E 25. 20'
N62"21'20,.E   59.52'
NJ1"46'26'"E 28.73'

N12TJ5'J7'"W 72.07' N29"56'25'"W   51. 40'-__,.
N45"J4'57'"W   74.88'
N48"55'5J'"W   68.J0'
N28"5o ':,o•w

POINT OF BEGINNING
SECTION 28 ----
L50 L51

N05TJ5'J0'"E 95.10'----..

0	100	200
GRAPHIC SCALE IN FEET
1 "= 200 '

N02TJ6'49'"W 73. 09'
E.ly  LINE---

N02"41'36'"W 88. 50'
N37"4J'2J"W   68.80'--­
N4511'49'"W   58. 29'--

400

N64"J1'59'"W   44.40' --....
N64TJ2'20'"W 56.18'
N25"51'0J'"W 51. 16'
N18TJ0'J9"W   57.14' --­
N62TJ4'55'"W 46.62'-..-...

O.R.B.

14340,

N2118'20'"E

52. 69'

NJ0"51'04'"W   51.14' 	.....1
PG. 1809	N25°J6'12•£ J1.J7'
N4013'50'"E JS.75' N09"J7'57•E 38.41'
N46"41'4B•E 24.93'
N2116'45"E 42.29'
N24"38'3o•E 38.36' N14"46'17'"E N06"50'5s•w J8.5B' N08"57'28"E 54. 79'
N00TJ6'57'"E 45.28' No2·s2•24•E J5.41' N02"24'1o·w J6.61'
N20·33•04•w 21. 97' N16"()6'04 '"E 32. 18'-� -

8208, PG. 652

PROPOSED CYPRESS BLUFF COD PARCEL 1249. 73 ACRES:J:

..._ I

LINE TABLE	
UN£	BEARING	LENGTH	
L42	N82i8'54•E	55. 94'	
L4J	555·50•59•£	41.72'	
L44	S66i9'42UE	49.58'	
L45	N47i7'56HE	J0.64'	
L46	N84i9'J9"E	48.59'	
L47	S67"19'52"£	48.05'	
L48 L49
L50		N57i6'24"E	26.00'	
		N89'J2'02•E
S87'J6'JJ"E	47. 84'
51. 75'	
L51	N85'07'24HE	50.J8'	
L52	N01 '0J'4J"W	115.11'	

™... ,·.,

N0016'0J,.E  31.09'
N041 7'54 ,.E 38.72'

N71"51'12•w 34.JJ'

N291J'43• w 21.65'	---::..
N25"51'04'"W 36.99'-..--.

� !

u,		NJ1"50'19'"W   53. 99'--� N10"56'J7'"E   57.23'

!.I.I

N19"27'45,.E   19.37'
LEGEND:	!	N10"50'26,.E   18.12'

O.R.B. PG. LA.R. W. PC
PT POC R
41
L CB CH L1

OFF1CIAL RECORDS BOOK PAGE
LJUITED ACCESS RIGHT OF WAY POINT OF CURVA TURE
POINT OF TANGENCY POINT ON CUR\£ RADIUS
CENTRAL ANGLE ARC LENGTH CHORD BEARING CHORD DISTANCE
TABULATED LJNE DATA

� I	N26"()9'2o·E   47.24' ---

� ,.....i------------;;.;.;.; 	J--�

i!i j
I

Nor41 •2rw 12.17'

I

PRE:PARED BY:

SHEET 5 OF 5
S£E SHEET 1 FOR NOTES.
ORDE:R NO.: 17- 160. 01 FILE: NO.: 1248-22. 0tA

ROBERT M. ANGAS ASSOCIATES, INC.
14775 OLD ST. AUGUSnNc ROAD JACKSONVILLC, FL 32258 {904) 642-8550 CE:Rnf/CATE: OF AUTHORIZATION HO. LB 3624

 	Baymeadows Rd

Cypress Bluff Community Development District

R.G. Skinner Pkwy

AGR-II

EXHIBIT 4

RPI

LDR

EXISTING/FUTURE LAND USE

NOVEMBER 2, 2017

LEGEND

LDR

RPI

LDR

Cypress Bluff CDD

AGR-III

BP

CGC

AGR-II	µ

!(9B

LDR

0	1,500

3,000	6,000

FEET

Source: ETM, Duval County

G:\13-102\13-102-19\GIS\Maps\MXD\ExistingLandUses.mxd

EXISTING 10" WM

16" WM

16" WM

16" WM

20" WM

LEGEND
EXISTING WATER MAINS PROPOSED WATER MAINS

W

W

20" WM

W

NOTE: EXACT SIZE AND LOCATION OF WATER MAINS WILL BE DETERMINED AT TIME OF FINAL ENGINEERING DESIGN. RESIDENTIAL SITE PLANS ARE PRELIMINARY AND SUBJECT TO CHANGE.

EXISTING 24" WM

VISION - EXPERIENCE - RESULTS ENGLAND - THIMS & MILLER, INC.

EXISTING 8" SEWER

EXISTING 6" SEWER

8" FM

S

12" FM

12" FM

16" FM

LEGEND

 	   	  EXISTING SEWER MAINS

EXISTING
8" FM

PROPOSED SEWER MAINS

S

BOOSTER PUMP STATION

16" FM

NOTE: EXACT SIZE AND LOCATION OF REUSE MAINS WILL BE DETERMINED AT TIME OF FINAL ENGINEERING DESIGN. RESIDENTIAL SITE PLANS ARE PRELIMINARY AND SUBJECT TO CHANGE.

FM

FUTURE 24" FM TO BE INSTALLED AS PER UTILITY SERVICE AGREEMENT (NOT FINANCED BY THE CDD)

VISION - EXPERIENCE - RESULTS ENGLAND - THIMS & MILLER, INC.

EXISTING 10" RW
30" RW

30" RW

30" RW

30" RW

RW

30" RW

RW

NOTE: EXACT SIZE AND LOCATION OF REUSE MAINS WILL BE DETERMINED AT TIME OF FINAL ENGINEERING DESIGN. RESIDENTIAL SITE PLANS ARE PRELIMINARY AND SUBJECT TO CHANGE.

LEGEND
EXISTING REUSE MAINS PROPOSED REUSE MAINS

RW

30" RW
EXISTING 20" RW

VISION - EXPERIENCE - RESULTS ENGLAND - THIMS & MILLER, INC.

EXHIBIT 6
DISTRICT INFRASTRUCTURE IMPROVEMENTS CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

Description of Improvements	Construction Entity5	
Final Owner	Maintenance Entity	
E-Town Parkway/R.G. Skinner Parkway Landscape/Irrigation	Developer	COJ/CDD1	COJ/CDD1	
E-Town Parkway/R.G. Skinner Parkway Hardscape/Signage	Developer	COJ/CDD1	COJ/CDD1	
E-Town Parkway/R.G. Skinner Parkway Fencing	Developer	CDD	CDD	
E-Town Parkway/R.G. Skinner Electric/Street Lighting	Developer	JEA4	JEA4	
Utilities (Water, Sewer, Electrical, Street Lighting)	Developer	JEA	JEA	
Stormwater Systems	Developer	CDD	CDD	
Roadway Improvements	Developer	COJ/HOA2	COJ/HOA2,3	
Recreational Improvements	CDD	CDD	CDD	

Notes:

1COJ is expected to operate and maintain the right of way infrastructure; CDD may provide enhanced landscape maintenance through an interlocal agreement with the city.
2HOA will be responsible for operation and maintenance of all roadways which COJ will not own (private roads, alleys, etc.) and that are not funded by the CDD.
3HOA may provide enhanced maintenance on COJ owned roads.
4Funding for electricity provided by COJ.
5It is currently the intention of the CDD to acquire E-Town Parkway landscape, irrigation, hardscape, signage, street lighting, electrical, master utilities, and ponds and for the CDD to construct the master recreational improvements including the amenity center. These plans are subject to change.

COJ = City of Jacksonville
CDD = Community Development District JEA = Jacksonville Electric Authority HOA = Home Owners Association

Note: This exhibit identifies the current intentions of the District and is subject to change based upon various factors such as future development plans or market conditions.

EXHIBIT 7
COST ESTIMATE SHEET
CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

INFRASTRUCTURE COSTS

Annual Outlay4
Total	2018	2019 2020

1. E-Town Parkway/R.G. Skinner Parkway Landscape/Irrigation	$1,035,000	80%	20%		
2. E-Town Parkway/R.G. Skinner Parkway Hardscape/Signage	$172,500	50%	50%		
3. E-Town Parkway/R.G. Skinner Parkway Fencing	$949,929	30%	40%	30%	
4. E-Town Parkway/R.G. Skinner Electric/Street Lighting	$2,587,500	30%	40%	30%	
5. Utilities (Water, Sewer, Electrical, Street Lighting)1,2	$8,040,145	30%	40%	30%	
6. Stormwater Systems	$7,124,544	50%	30%	20%	
7. Roadway Improvements	$26,812,800	30%	40%	30%	
8. Recreational Improvements3	$15,480,000	30%	40%	30%	
9. Engineering, Testing, Planning, CEI, Mobilization, As-builts, Erosion Control, Etc.	$13,901,617	30%	40%	30%	
TOTAL COSTS	$76,104,034

Includes Transmission (Trunk) Water, Sewer (Force Main), and JEA Electric. Costs include Booster Pump Station and Reuse Pump Stations.
Reclaimed water improvements will by funded by JEA pursuant to the Master Utility Agreement.
These estimates contemplate the exercise of special powers pursuant to Sections 190.012(2)(a) and 190.012(2)(d), Florida Statutes.
Represents anticipated annual outlay of costs based on anticipated construction timeline.

Note: This exhibit identifies the current intentions of the District and is subject to change based upon various factors such as future development plans or market conditions.

Exhibit B:
Master Assessment Methodology Report, dated August 20, 2018

C.

RESOLUTION 2018-26
A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT SETTING A PUBLIC HEARING TO BE HELD ON TUESDAY, SEPTEMBER 25, 2018, AT 1:30 P.M. AT THE DUVAL COUNTY SOUTHEAST REGIONAL LIBRARY, 10599
DEERWOOD PARK BOULEVARD, JACKSONVILLE, FLORIDA FOR THE PURPOSE OF HEARING PUBLIC COMMENT ON IMPOSING SPECIAL ASSESSMENTS ON CERTAIN PROPERTY WITHIN THE DISTRICT IN ACCORDANCE WITH CHAPTERS 170, 190 AND 197, FLORIDA STATUTES.

WHEREAS, the Board of Supervisors of the Cypress Bluff Community Development District (the “Board”) has previously adopted Resolution 2018-25 entitled:

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT DECLARING SPECIAL ASSESSMENTS; INDICATING THE LOCATION, NATURE AND ESTIMATED COST OF THOSE INFRASTRUCTURE IMPROVEMENTS WHOSE COST IS TO BE DEFRAYED BY THE SPECIAL ASSESSMENTS; PROVIDING THE PORTION OF THE ESTIMATED COST OF THE IMPROVEMENTS TO BE DEFRAYED BY THE SPECIAL ASSESSMENTS; PROVIDING THE MANNER IN WHICH SUCH SPECIAL ASSESSMENTS SHALL BE MADE; PROVIDING WHEN SUCH SPECIAL ASSESSMENTS SHALL BE PAID; DESIGNATING LANDS UPON WHICH THE SPECIAL ASSESSMENTS SHALL BE LEVIED; PROVIDING FOR AN ASSESSMENT PLAT; ADOPTING A PRELIMINARY ASSESSMENT ROLL; PROVIDING FOR PUBLICATION OF THIS RESOLUTION.

WHEREAS, in accordance with Resolution 2018-25, a Preliminary Special Assessment Roll has been prepared and all other conditions precedent set forth in Chapters 170, 190 and 197, Florida Statutes, to the holding of the aforementioned public hearing have been satisfied, and the roll and related documents are available for public inspection at the offices of the District Manager, 475 West Town Place, Suite 114, St. Augustine, Florida 32092 (the “District Office”).

NOW THEREFORE BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT:

There is hereby declared a public hearing to be held at 1:30 p.m. on Tuesday, September 25, 2018, at the Duval County Southeast Regional Library, 10599 Deerwood Park Boulevard, Jacksonville, Florida, for the purpose of hearing comment and objections to the proposed special assessment program for District improvements as identified in the Preliminary Master Assessment Methodology Report, a copy of which is on file. Affected parties may  appear at that hearing or submit their comments in writing prior to the hearing to the office of the District Manager at 475 West Town Place, Suite 114, St. Augustine, Florida 32092.

Notice of said hearing shall be advertised in accordance with Chapters 170, 190 and 197, Florida Statutes, and the District Manager is hereby authorized and directed to place said notice in a newspaper(s) of general circulation within Duval County (by two publications one week apart with the first publication at least twenty (20) days prior to the date of the hearing established herein). The District Manager shall file a publisher's affidavit with the District Secretary verifying such publication of notice. The District Manager is further authorized and directed to give thirty (30) days written notice by mail of the time and place of this hearing to the owners of all property to be assessed, as identified in the preliminary supplement to the assessment roll, and include in such notice the amount of the assessment for each such property owner, a description of the areas to be improved and notice that information concerning all assessments may be ascertained at the District Office. The District Manager shall file proof of such mailing by affidavit with the District Secretary.

This Resolution shall become effective upon its passage.

PASSED AND ADOPTED this 20th day of August, 2018.

ATTEST:	CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairperson, Board of Supervisors

FIFTH ORDER OF BUSINESS

AGREEMENT REGARDING THE ACQUISITION OF
CERTAIN WORK PRODUCT, INFRASTRUCTURE AND REAL PROPERTY

THIS AGREEMENT  is made and entered  into this   	 2018, by and among:

day of 	,

Cypress Bluff Community Development District, a local unit of special- purpose government established pursuant to Chapter 190, Florida Statutes, and located in Duval County, Florida whose mailing address is 475 West Town Place, Suite 114, St. Augustine, Florida 32092 (“District”); and

E-Town Development, Inc., a Florida corporation, whose address is 4314 Pablo Oaks Court, Jacksonville, Florida 32224 (“Developer”).

RECITALS

WHEREAS, the District was established by Ordinance No. 2018-335-E of the City of Jacksonville City Council, effective June 29, 2018, for the purpose of planning, financing, constructing, operating and/or maintaining certain infrastructure; and

WHEREAS, the Developer is the owner of certain lands in Duval County, Florida, located within the boundaries of the District (“Development”); and

WHEREAS, the District presently intends to finance, in part, the planning, design, acquisition, construction, and installation of certain infrastructure improvements, facilities, and services, as detailed in the Cypress Bluff Community Development District 2018 Improvement Plan dated July 30, 2018 (“Engineer’s Report”), attached to this Agreement as Exhibit A (“Improvements”), through the sale of capital improvement revenue bonds (“Bonds”); and

WHEREAS, the District has not had sufficient monies on hand to allow the District to contract directly for the preparation of the necessary surveys, reports, drawings, plans, permits, specifications, and related documents which would allow the timely commencement and completion of construction of the infrastructure improvements, facilities, and services (“Work Product”); and

WHEREAS, the District acknowledges the Developer’s need to commence development of the lands within the District in an expeditious and timely manner; and

WHEREAS, the District agrees that it may not have sufficient monies to proceed with  either the preparation of the Work Product or the commencement of construction of the infrastructure described in Exhibit A until such time as the District has closed on the sale of the Bonds; and

WHEREAS, in order to avoid a delay in the commencement of the construction of infrastructure, which delay would also delay the Developer from implementing its planned development program, the Developer has advanced, funded, commenced, and completed and/or

will complete or assign certain work to enable the District to expeditiously provide the infrastructure; and

WHEREAS, the Developer is under contract to create or has created the Work Product for the District and wishes to convey to the District any and all of Developer’s right, title and interest in the Work Product and provide for the parties who actually created the Work Product to allow the District to use and rely on the Work Product, as it is completed; and

WHEREAS, the Developer acknowledges that upon its conveyance, the District will have the right to use and rely upon the Work Product for any and all purposes and further desires to release to the District all of its right, title, and interest in and to the Work Product (except as provided for in this Agreement); and

WHEREAS, the District desires to acquire ownership of the completed Work Product, as well as the unrestricted right to use and rely upon the Work Product for any and all purposes; and

WHEREAS, in order to allow the District to avoid delay as a result of the lengthy process incident to the sale and closing on the Bonds, the Developer has commenced construction of some portion of the Improvements; and

WHEREAS, the Developer agrees to convey to the District all right, title and interest in the portion of the Improvements completed as of the Acquisition Date (as hereinafter defined) upon payment from proceeds of any future series of bonds issued by the District (or as otherwise provided for herein); and

WHEREAS, in conjunction with the acquisition of the Improvements, the  Developer desires to convey to the District interests in real property sufficient to allow the District to own, operate, maintain, construct, or install the Improvements described in Exhibit A, if any such conveyances are appropriate, and such conveyances shall be in fee simple, perpetual easement, or other interest as may be in the best interests of the District (“Real Property”); and

WHEREAS, the Developer agrees to convey such Real Property to the District and in a  form satisfactory to the District and subject to the conditions set forth herein; and

WHEREAS, the Developer acknowledges that upon its conveyance, the District will have the right to use the Real Property for any and all lawful public purposes and further desires to release to the District its right, title, and interest in and to the Real Property (except as provided for in this Agreement); and

WHEREAS, the District and the Developer are entering into this Agreement to ensure the timely provision of the infrastructure and development.

NOW, THEREFORE, based upon good and valuable  consideration  and  the  mutual covenants of the parties, the receipt of which and sufficiency of which are hereby acknowledged, the District and the Developer agree as follows:

INCORPORATION OF  RECITALS.  The  recitals  stated  above  are  true  and  correct and by this reference are incorporated as a material part of this Agreement.

WORK PRODUCT.   The District agrees to pay the actual reasonable cost incurred  by the Developer in preparation of the Work Product in accordance with the provisions of this Agreement. The Developer shall provide copies of any and all invoices, bills, receipts, or other evidence of costs incurred by the Developer for the Work Product. The parties agree  to cooperate and use good faith and best efforts to undertake and complete the acquisition process contemplated by this Agreement on such date as the parties may jointly agree upon (“Acquisition Date”). The parties agree that separate or multiple Acquisition Dates may be established for any portion of the acquisitions contemplated by this Agreement. The District Engineer shall review all evidence of cost and shall certify to the District Board the total actual amount of cost, which in the District Engineer’s sole opinion, is reasonable for the Work Product. The District Engineer’s opinion as to cost shall be set forth in an Engineer’s Certificate which shall accompany the requisition for the funds from the District’s Bond Trustee. In the event that the Developer disputes the District Engineer’s opinion as to cost, the District and the Developer agree to use good faith efforts to resolve such dispute. If the parties are unable to resolve any such dispute, the parties agree to jointly select a third party engineer whose decision as to any such dispute shall be binding upon the parties. Such a decision by a third party  engineer shall be set forth in an Engineer’s Affidavit which shall accompany the requisition for the funds from the District’s Bond Trustee. The parties acknowledge that the Work Product is being acquired for use by the District in connection with the construction of the Improvements.

The Developer agrees to convey to the District the Work Product upon payment of the sums determined to be reasonable by the District Engineer and approved by the District’s Board of Supervisors pursuant to and as set forth in this Agreement.

The Developer agrees to release to the District all right, title, and interest which the Developer may have in and to the above described Work Product, as well as all common law, statutory, and other reserved rights, including all copyrights in the Work Product and extensions and renewals thereof under United States law and throughout the world, and all publication rights and all subsidiary rights and other rights in and to the Work Product in all forms, mediums, and media, now known or hereinafter devised. To the extent  determined necessary by the District, the Developer shall obtain all releases from any professional providing services in connection with the Work Product to enable the District to use and rely upon the Work Product. Such releases may include, but are not limited to, any architectural, engineering, or other professional services. Such releases shall be provided in a timely manner in the sole discretion of the District.

The Developer acknowledges the District’s right to use and rely upon the Work Product for any and all purposes.

The Developer hereby agrees to indemnify and hold the District harmless from any cost, judgment, claim or other action arising as a result of any defect in such Work Product which renders such Work Product unfit for the uses intended by the District, which uses the Developer hereby acknowledges and understands, provided, however, the District agrees to seek primary recovery for any such loss from any person or entity who has provided an applicable warranty that has been assigned to the District pursuant to section 2(E) of this Agreement.

The Developer agrees to provide or cause to be provided to the District, either by assignment or directly from such third parties as may be necessary and desirable to the mutual satisfaction of the parties hereto, a warranty that the Work Product is fit for the purposes to which it will be put by the District, as contemplated by the Engineer’s Report.

The District agrees to allow the Developer access to and use of the Work Product without the payment of any fee by the Developer. However, to the extent the Developer’s access to and use of the Work Product causes the District to incur any cost or expense, such as copying costs, the Developer agrees to pay such cost or expense.

ACQUISITION  OF  IMPROVEMENTS.  The  Developer  has  constructed,   is constructing, or has under contract to construct and complete certain Improvements. The District agrees to acquire those portions of the Improvements which have been commenced or completed prior to the issuance of District debt. When a portion of the Improvements is ready for conveyance by the Developer to the District, the Developer shall notify the District in writing, describing the nature of the improvement, its general location, and its estimated cost. Developer agrees to provide, at or prior to the Acquisition Date, the following: (i) documentation of actual costs paid, (ii) instruments of conveyance such as warranty bills of sale or such other instruments as may be requested by the District, and (iii) any other releases, indemnifications or documentation as may be reasonably requested by the District. Any real property interests necessary for the functioning of the Improvements to be acquired under this paragraph shall be reviewed and conveyed in accordance with the provisions of section 4. The District Engineer in consultation with Counsel shall determine in writing whether or not the infrastructure to be conveyed is a part of the Improvements contemplated by the Engineer’s Report, and if so, shall provide Developer with a list of items necessary to complete the acquisition. Each such acquisition shall also be subject to the engineering review and certification process described in section 2 above. The District Manager shall determine, in writing, whether the District has,  based on the Developer’s estimate of cost, sufficient unencumbered funds to acquire the improvement.

All documentation of any acquisition (e.g., bills of sale, receipts, maintenance bonds, as-builts, evidence of costs, deeds or easements, etc.) shall be to the satisfaction of the District. If any item acquired is to be conveyed to a third party governmental body, then the Developer agrees to cooperate and provide such certifications or documents as may be required by that governmental body, if any.

The District Engineer shall certify as to the actual cost of any improvement built or constructed by or at the direction of the Developer, and the District shall pay no more than the actual cost incurred, or the reasonable cost of the improvement, whichever is less, as determined by the District Engineer.

The Developer agrees to cooperate fully in the transfer of any permits to the District or a governmental entity with maintenance obligations for any Improvements conveyed pursuant to this Agreement.

ACQUISITION OF REAL  PROPERTY.  The  District  agrees  to  accept  the  dedication or conveyance of some or all of the real property over which the Improvements have been or will be constructed or which otherwise facilitates the operation and maintenance of the Improvements. Such dedication or conveyance shall be at no cost to the District. Landowner agrees to provide to the District the following: (i) appropriate special warranty deeds or other instruments of conveyance acceptable to the District, and (ii) legal descriptions, whether by metes and bounds or other reference to plats or recorded data to the satisfaction of the District. Landowner and the District agree that reasonable future adjustments to the legal descriptions may be made in order to accurately describe lands conveyed to the District and lands which remain in Landowner's ownership. The parties agree to cooperate and act in good faith in  relation to any such adjustment(s) to legal descriptions. The parties agree that any land transfers made to accommodate such adjustments shall be accomplished by donation. However, the party requesting such adjustment shall pay any transaction costs resulting from the adjustment, including but not limited to taxes, title insurance, recording fees or other costs. The District may, in its discretion, require title insurance on any real property conveyed pursuant to this Agreement, which cost shall be borne by the Landowner. Landowner agrees that it has, or shall at the time of conveyance provide, good and marketable title to the real property to be acquired which shall be free from all liens and encumbrances. Landowner here indemnifies and hold the District harmless from any and all claims, demands, liabilities, judgments, costs, or other actions which may be brought against or imposed upon the District as a result of Landowner’s failure, whether intentional, negligent or otherwise, to comply with the terms of this section.

DEFERRED COSTS. Payment for the Work Product and the Improvements described in and contemplated by this Agreement shall be payable solely from the proceeds of the Bonds available for that purpose at the times and in the manner provided in the Trust Indenture relating thereto; provided, however, if such proceeds are not available, the District’s obligation to pay any unpaid portion of the applicable purchase price (less the value of any contribution of Improvements required to be made by the Developer to the District under any agreement regarding the completion or contribution of Improvements) shall become Deferred Obligations and shall be paid, if ever, solely from funds available from the proceeds of the applicable series of Bonds for the particular Improvements or specifically made available under the Trust Indenture or from any funds made available from the Trust Estate after a particular series of bonds is retired. Provided, however, that should the District refund a particular series of bonds, such refunding shall not be deemed a retirement of such bonds as such term is used in the previous sentence and nothing in this Agreement shall prohibit the District from transferring funds in the Trust Estate, as such terms is defined in the Trust Indenture, to a trust estate

established for the purpose of refunding a particular series of bonds. Deferred Obligations shall also be payable from funds available under any Trust Indenture and/or supplements thereto entered into in connection with any bonds the District may issue in the future for the purpose of refunding previously-issued District bonds (“Refunding Bonds”) or from any funds made available from the Trust Estate after a particular series of Refunding Bonds is retired.

The District shall be obligated to pay Deferred Obligations only upon its receipt of a certificate from the District Engineer establishing the date of completion of a particular project and identifying the amount of the unpaid portion of the particular project. Payment of Deferred Obligations shall be specifically conditioned upon the Developer’s compliance with the balance of the terms and conditions of this Agreement and any default hereunder shall toll the District’s obligation to pay such Deferred Obligations until any such default is cured, if ever. Such Deferred Obligations shall be subordinate, in all respects, to the District’s obligation to pay debt service and make other required payments under the Trust Indenture with respect to any series of Bonds issued thereunder. The Developer shall be obligated to construct and complete the Improvements, and to convey the same and any real property, all as provided by this Agreement or other agreements between the parties, regardless of whether the proceeds of a particular series of Bonds or other amounts for that purpose under the Trust Indenture are available to pay the applicable acquisition price.

LIMITATION ON ACQUISITIONS. The Developer and the District agree and acknowledge that any and all acquisitions, whether for improvements, work product or related real property, shall be limited to those items which may legally be acquired by the District in conformance with all applicable state and federal laws and regulations and that nothing herein shall be deemed or construed to require the acquisition of any item in contravention of these authorities.

TAXES, ASSESSMENTS, AND COSTS.

Taxes, assessments and costs resulting from Agreement. The Developer agrees to indemnify the District from and make payment for any and all taxes (ad valorem, personal property, intangibles, or otherwise), non-ad valorem assessments, and costs which may be imposed upon the District, or which the District is legally obligated to pay, as a result of the parties entering into this Agreement, if any, whether such taxes, assessments, or costs are imposed upon the District’s property or property interest, or the Developer’s property or property interest, or any other such expense. As to any parcel of Real Property conveyed by Developer pursuant to this Agreement, the potential obligations of the Developer to pay such taxes, assessments and cost that may be incurred as a result of the parties entering into this Agreement shall terminate one (1) year after conveyance of such parcel of Real Property.

Taxes and assessments on property being acquired. The District is an exempt governmental unit acquiring property pursuant to this Agreement for use exclusively for public purposes. Accordingly, in accordance with Florida law, the Developer agrees to place in escrow with the Duval County tax collector an amount equal to the current ad valorem taxes and non-ad valorem assessments (with the exception of those ad valorem taxes and non-ad valorem assessments levied by the District) prorated to the date of transfer of title, based upon the

expected assessment and millage rates giving effect to the greatest discount available for early payment.

If and only to the extent the property acquired by the District is subject to ad valorem taxes or non-ad valorem assessments, the Developer agrees to reimburse the District for payment, or pay on its behalf, any and all ad valorem taxes and non-ad valorem assessments imposed during the calendar year in which each parcel of property is conveyed. For example, if the District acquires property in October 2018, the Developer shall escrow the pro rata amount of taxes due for the tax bill payable in November 2018. If any additional taxes are imposed on the District’s property in 2018, then the Developer agrees to reimburse the District for that additional amount.

Nothing in this Agreement shall prevent the District from asserting any rights to challenge any taxes or assessments imposed, if any, on any property of the District.

Notice. The parties agree to provide notice to the other within ten (10) calendar days of receipt of any notice of potential or actual taxes, assessments, or costs, as a result of any transaction pursuant to this Agreement, or notice of any other taxes assessments or costs imposed on the property acquired by the District as described in subsection B above. The Developer covenants to make any payments due hereunder in a timely manner in accord with Florida law. In the event that the Developer fails to make timely payment of any such taxes or costs, the Developer acknowledges the District’s right to make such payment. If the District makes such payment, the Developer agrees to reimburse the District within thirty (30) calendar days of receiving notice of such payment, and to include in such reimbursement any fees, costs, penalties, or other expenses which accrued to the District as a result of making such a payment, including interest at the maximum rate allowed by law from the date of the payment made by the District.

Tax liability not created. Nothing herein is intended to create or shall create any new or additional tax liability on behalf of the Developer or the District. Furthermore, the parties reserve all respective rights to challenge, pay under protest, contest or litigate the imposition of any tax, assessment, or cost in good faith they believe is unlawfully or inequitably imposed and agree to cooperate in good faith in the challenge of any such imposition.

DEFAULT.   A default by either party under this Agreement shall entitle the other  to all remedies available at law or in equity, which may include, but not be limited to, the right of damages and/or specific performance.

INDEMNIFICATION.  For all actions or activities which occur prior to the date of     the acquisition or assignment of the relevant Real Property, District Improvement or Work Product hereunder, the Developer agrees to indemnify and hold harmless the District and its officers, staff, agents and employees from any and all liability, claims, actions, suits or demands by any person, corporation or other entity for injuries, death, property damage or claims of any

nature arising out of, or in connection with, this Agreement or the use by the Developer, its officers, agents, employees, invitees or affiliates, of the Real Property, District Improvement, or Work Product, including litigation or any appellate proceedings with respect thereto, irrespective of the date of the initiation or notice of the claim, suit, etc.; provided, however, that the Developer shall not indemnify the District for a default by the District under this Agreement.

ENFORCEMENT OF AGREEMENT. In the event that  either  party  is  required  to enforce this Agreement by court proceedings or otherwise, then the parties agree that the prevailing party shall be entitled to recover from the other all fees and costs incurred, including reasonable attorneys’ fees and costs for trial, alternative dispute resolution, or appellate proceedings.

AGREEMENT.  This instrument shall constitute the final and complete expression   of this Agreement between the District and the Developer relating to the subject matter of this Agreement.

AMENDMENTS. Amendments to and waivers of the provisions contained in this Agreement may be made only by an instrument in writing which is executed by all parties hereto.

AUTHORIZATION.  The execution of this Agreement has been duly authorized by  the appropriate body or official of the District and the Developer. The District and the  Developer have complied with all the requirements of law. The District and the Developer have full power and authority to comply with the terms and provisions of this instrument.

NOTICES. All notices, requests, consents and other communications under this Agreement (“Notices”) shall be in writing and shall be delivered, mailed by First Class Mail, postage prepaid, or overnight delivery service, to the parties, as follows:

If to District:	Cypress Bluff Community Development District
475 West Town Place, Suite 114 St. Augustine, Florida 32092 Attn: District Manager

With a copy to:	Hopping Green & Sams, P.A.
119 South Monroe Street, Suite 300
Tallahassee, Florida 32301 Attn: Katie S. Buchanan

If to Developer:	E-Town Development, Inc. 4314 Pablo Oaks Court Jacksonville, Florida 32224 Attn: Richard T. Ray

With a copy to:	Gunster
225 Water Street, Suite 1750
Jacksonville, FL 32202-5185 Attn: Spencer N. Cummings

Except as otherwise provided in this Agreement, any Notice shall be deemed received only upon actual delivery at the address set forth above. Notices delivered after 5:00 p.m. (at the place of delivery) or on a non-business day, shall be deemed received on the next business day. If any time for giving Notice contained in this Agreement would otherwise expire on a non- business day, the Notice period shall be extended to the next succeeding business day.  Saturdays, Sundays, and legal holidays recognized by the United States government shall not be regarded as business days. Counsel for the District and counsel for the Developer may deliver Notice on behalf of the District and the Developer. Any party or other person to whom Notices are to be sent or copied may notify the other parties and addressees of any change in name or address to which Notices shall be sent by providing the same on five (5) days written notice to the parties and addressees set forth in this Agreement.

ARM’S LENGTH TRANSACTION. This  Agreement  has  been  negotiated  fully between the District and the Developer as an arm’s length transaction. All parties participated fully in the preparation of this Agreement and received the advice of counsel. In the case of a dispute concerning the interpretation of any provision of this Agreement, all parties are deemed to have drafted, chosen, and selected the language, and the doubtful language will not be interpreted or construed against any party hereto.

THIRD PARTY BENEFICIARIES. This Agreement is solely for the benefit of the  District and the Developer and no right or cause of action shall accrue upon or by reason, to or for the benefit of any third party not a formal party to this Agreement. Nothing in  this Agreement expressed or implied is intended or shall be construed to confer upon any person or entity other than the District and the Developer any right, remedy, or claim under or by reason of this Agreement or any of the provisions or conditions of this Agreement; and all of the provisions, representations, covenants, and conditions contained in this Agreement shall inure to the sole benefit of and shall be binding upon the District and the Developer and their respective representatives, successors, and assigns. Notwithstanding the foregoing, nothing in this paragraph shall be construed as impairing or modifying the rights of any holders of bonds issued by the District for the purpose of acquiring any Work Product, Real Property, or portion of the Improvements.

ASSIGNMENT.  This Agreement may be assigned, in whole or in part, by either  party only upon the written consent of the other, which consent shall not be unreasonably withheld. Upon the merger, amendment, or name change of the District, the Agreement will be assumed by operation of law by the District’s successor in interest and no consent to such assumption shall be required.

APPLICABLE LAW AND VENUE. This Agreement and  the  provisions  contained herein shall be construed, interpreted and controlled according to the laws of the State of Florida.

Each party consents that the venue for any litigation arising out of or related to this Agreement shall be in Duval County, Florida.

EFFECTIVE DATE. This Agreement shall be effective upon its execution by the District and the Developer.

TERMINATION. This Agreement may be terminated  by  the  District  without penalty in the event that the District does not issue its proposed Bonds within five (5) years from the date of this Agreement.

PUBLIC RECORDS.  The Developer understands and agrees that all documents of  any kind provided to the District in connection with this Agreement may be public records and will be treated as such in accordance with Florida law.

SEVERABILITY.  The invalidity or unenforceability of any one or more provisions   of this Agreement shall not affect the validity or enforceability of the remaining portions of this Agreement, or any part of this Agreement not held to be invalid or unenforceable.

LIMITATIONS  ON  GOVERNMENTAL  LIABILITY.   Nothing  in  this  Agreement  shall  be deemed as a waiver of immunity or limits of liability of the District beyond any statutory limited waiver of immunity or limits of liability which may have been adopted by the Florida Legislature in Section 768.28, Florida Statutes, or other statute, and nothing in this Agreement shall inure to the benefit of any third party for the purpose of allowing any claim which would otherwise be barred under the Doctrine of Sovereign Immunity or by operation of law.

HEADINGS  FOR  CONVENIENCE  ONLY.  The  descriptive  headings  in  this Agreement are for convenience only and shall not control nor affect the meaning or construction of any of the provisions of this Agreement.

COUNTERPARTS. This Agreement may be executed  in  any  number  of counterparts, each of which when executed and delivered shall be an original; however, all such counterparts together shall constitute but one and the same instrument. Signature and acknowledgment pages, if any, may be detached from the counterparts and attached to a single copy of this document to physically form one document.

IN WITNESS WHEREOF, the parties execute this Agreement to  be  effective  the  day  and year first written above.

Attest:	CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	By:   	
Its: Chairperson

WITNESSES:	E-TOWN DEVELOPMENT, INC.

 	

(Print Name of Witness)

By:	 Its:  	 

Exhibit A:	Engineer’s Report

SIXTH ORDER OF BUSINESS

RESOLUTION 2018-31

A RESOLUTION OF THE BOARD OF SUPERVISORS OF CYPRESS BLUFF DEVELOPMENT DISTRICT DESIGNATING DATES, TIME AND LOCATION FOR REGULAR MEETINGS OF THE BOARD OF SUPERVISORS AND PROVIDING FOR AN EFFECTIVE DATE

WHEREAS, Cypress Bluff Community Development District (hereinafter the “District”) is a local unit of special-purpose government created and existing pursuant to Chapter 190, Florida Statutes, being situated entirely within Duval County, Florida; and

WHEREAS, the District’s Board of Supervisors (hereinafter the “Board”), is statutorily authorized to exercise the powers granted to the District, but has not heretofore met; and

WHEREAS, all meetings of the Board shall be open to the public and governed by the provisions of Chapter 286, Florida Statutes; and

WHEREAS, the District is required by Florida law to prepare an annual schedule of its regular public meetings which designates the date, time, and location of the District’s meetings.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT THAT:

Section 1.  The annual public meeting schedule of the Board of Supervisors of the   Cypress Bluff Community Development District for the Fiscal Year 2019 attached hereto and incorporated by reference herein as Exhibit A is hereby approved and will be published and filed in accordance with the requirements of Florida law.

Section 2. The District Manager is hereby directed to submit a copy of the Fiscal Year 2019 annual public meeting schedule to Duval County and the Department of Economic Opportunity.

Section 3. This Resolution shall become effective immediately upon its adoption.

PASSED AND ADOPTED this 20th day of August, 2018.

ATTEST:	CYPRESS BLUFF
COMMUNITY DEVELOPMENT
DISTRICT

Secretary/Assistant Secretary	Chairman

EXHIBIT A

BOARD OF SUPERVISORS MEETING DATES CYPRESS BLUFF COMMUNITY DEVELOPMENT DISTRICT
FISCAL YEAR 2019

All meetings will convene at 1:30 p.m., at the Duval County Southeast Regional Library located at 10599 Deerwood Park Boulevard, Jacksonville, Florida 32256 on the fourth Tuesday of each month with exceptions noted below:

October 23, 2018
November 27, 2018
December 18, 2018 (*third Tuesday)
January 22, 2019
February 26, 2019
March 26, 2019
April 23, 2019
May 28, 2019
June 25, 2019
July 23, 2019
August 27, 2019
September 24, 2019