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Florida

:t~081~

	Enc!o:-;c;d	plc,1sc	fiud a 1.:ourtt:SJ ccpy nf th,~ Petition tn	Est,1hlish	1he	Trnut Creek		
								
Cnnm1u1ity Devel.opn,:nt	Dis,rict.	Th,:	,;rigi11c1l pctitioa and	.nlit.g /e0	have bcell flkd		
			-,1,eous!y tkli•,.{)red	l1i	tbc Cuunty		
							
\Vtth	th~ County	Clerk,	wi.th c,,pie~						
				being con~t;mpon						

A1h1inislrntor

nnd

Coun:.y

Attorney's

Oifi::.0.

We	ioo:<	/inw:mf	!u	wnrk1ng	with	you	and	you(	stalf		
											
11n ,ce~;~,.	! f you h,l\'e ,my qucstiorn:,	or if wo m::iy	pi'ovide	.1ny	
do not hcsiiatc to Cl)ntad ,w .				

during	!hi:; estub1islum:nt		
fortlh;r	ussist1:1ncG,	pkat,c		

.-...
ijliCJOSUC~

BFFOIU:

nu: BOARD or COCNTY	COMl\1]SSlOl'•mRs		
			
ST. JOHNS COliNTY,	l•'LORJD.\		

TROlJT

l'Kl'ITl<>N,·1·0K'-:TABf,JSH	THR		
			
ClHt~fl:K COMMLL'	.'IITYllEVELOPMENT		

DISTRICT

L

Jrntrn1

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lite

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i

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Saint

1.\ugustint:,

FL

\209)

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Saint

;\ogt~\,1int:~

Ff

32095

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Jac!;1;nnvid(\ H,

Wa:1,

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St A11g11srin,;, FL

p:);~5  I •:;(if,;

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~	. ..	--·· ~· -,~ ·-

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witJii:t

(he

Distric1.

JtHlathatt

'T,J,)hnsou

(if~ti_aV1ai1j(f~!J~gs(-:1\N.co_rn)

Katie; S, l h1d1<11Fm	(kaJi5.:t)_@;_bg;::l;1w!l;\'21!}	
HOPPING	UREIJ,J & S/\MS, P,A.	
l l 9 So1ith	~v1nnrne	Stre.:.~c Suit~~ JOO {J .:30	

I)

t)	.  l:hx 65',;t;

	T,,[!airn:,:,ct:. 1:1,1'

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l'ClnjunctiOll

d

BY:

\	}	~

·:.:.\<~.,~;J.~ 1·t

.k,11athm1 T.

lorin-;on

(FBN

'>86460)

:-'.,ltie S. Bud1fftmn

! l 'J So,nh Monro::;

tFBN

:.;!reel,

l·l 196)

Sliitc

~00

(L230 l l

r•,>st Ofti,:e lklX	(J5.l.<)		
	>231 ·1		
\ al/ahass;;;t.:, FL			
(850)	222~-7500	(tch:phone)		
		(facsimile)		
(i\50)	224--855 l			

HEFORE

Tiff: HOAHI> 01"		-:IONJi'.RS		
	COi  NTY COMMIS/'		
SL JOHNS COUNTY,	FLOR.IDA		

TROUT

fKIIflON TO ESI AHLISII Tilt

CRlft,'.K COMMVNllY_Ut1:Vli'.l ,OPMlf:\1T

DISTRICT

:~j2

P;,;,:~(.:o

Heye:">

i).rivr.?

:-;aint

/\ugus1im:,

Fl.

:1.:()()5

fo11ath:1r1

T

fohr1~:cn

(

ional

ha•1irdJhgslaw.cPm)

;(,)tie

8.

Uuchan:tn

(k.,_1.ti

1;L'.(£ll1r;sfo_y,,,5.:un1)

;!()PPiN.!~

CREFN

&

SAMS,

P.A.

119

South

}✓1onrrh~

Sire(~;J	1	

Suite

300

(]2301)

P.().	l)u,'.\_	6:i26		
,ralhiha~)::,cc;,	Fl,		

-1z3

l

,i

HY:
_rqnaiban

T.

Jo!m~;,n

(FBN 986460)

Katw S. Buchawm	(Hl~~	l4	I%)		
					
' 19 South Monroe StreeL Suite:. WO	
]'nst Of!kc l-hx o5H	
1·.:1llal1a~;st~e:; r·tJ 3~s?J J-i	
rS50)	7500	(teh~r•honc)	
U550)	22L8S5 l	(li.lCS!l1lik'1	

(32301)

J

General Location

WFC ASHFORD MILLS

OWNER Vll LLC

PROSSER..

CONSC"-''f

,\NO

Jrnw>!rn.

HI

ESl',\.lH.ISll.\'U<:NT

l)l'

,\

COM1',1lf!'IIT'\'

DEVfl,r)l'/\'rn:-n

lll!'iTRKT

:;

!"lw 1mdersigm:d	is	!ht: nw11(:t		
1mH!t.:	a pmt /l,.n':of	("Pn)pt;rty").		

nf

:>:it,,in

/;rnd:,

r,,on>

folly

tk:-H.,rihcd

in

:,:xliihit

A

,1t!adi.:d

h0r,:i•>

l'ht:	w1d,:Jrsigncd	nnd,:r~t;md:,	und	a,:..knowkdg•:s	that  \VFC  Ashfi.,rd		
							Cmm1t.m ty		
			,;pplic<ili(,r	t,)	:.:.,,t.ab!ish				
		,;ubmit  ..,n				:1			
:\:lilh11ier'')	ialcnd.s  UJ								
							.		
			uf (]1ap(er	I 90 t~f	the						
												
,·:J;1.::ordanc\.;	iv	1th thu provisious				Fhvida Stah.ites		

l'vtiils Uwnn	
D1.:vt:k	Dm~nt	
1		

VII,  L.L.C.
!Ystrkt  i,,

		As tlw clWfli~r of	land:-; whkh	M,, intm1dc<l	tn '.:on·.tiiute !be Co,Hnmnity	Development	DisttKf, t:1G		
										
						purs\wnt (o tile	proviswns	or Suction  l 90.005,	Fi'orida		
,,:·	dcraigm;d	11n,k:r$~;mds	and ;icknow!edr,es !hat						
									
								ot· the	Comnrnnity		
		Pciii.io;g;r b	1\;qtdrud	!o	in,oiudc	:he	\Vritten	c,rnscnt	to	th.: /j:it,1blii;h111ent				
S.	1	i!iltes, lh,:													
											oi t!ie ini;ds to be	included within lih)		
				J)istrict., ,r	')'IC hundred	-011l	(!CO'%) o(	the own,.T•;				
												
\';,·v•~lopment			pe;•t:												

,:,_~on1n1u11ity

f)c\-"t:iopn1c111

l)t~il'lGt~

Tlit, w,der~;igncd	!iucby ,::onsrnb	cu	l!1c	csfabhfunent (,f the Comn:uuity	Dcv0lcpnwnt	flisn-ict		
							and		
								Di:,lri1:t			
			v,ithiu lh·.,	lan,:li, to	br: a part of ili..:. Co,\11m1nity	J}evdopnwnt				
wl.:,.;L wirl	include	the Pmpcr!y								
										.J'iimk,·		
															
						m;"~:s!i,:ry or	;;unveniiml	. hi 1:vidm:cc this consent ;wd			
				any	ducu.nenwli•m						
.111, ,:,:s :/, f\.ir!her ,!:~ccvL:								
										
						l)evelopn1cnt	I)i:.;tflct.								
					of!hc	C,\Hnn1unHy										
.. i::;'!ngthe appfi~ntion	proc¢.ss (hr the	cslabUshnH.':dt												

																				

l'hc:.	uadcrsigncd	r\t:hnowlcdg...::,  thill tft,i	q,o:;enl	will	r~mai1°	in  fr!!	force	and  dfcct	until	the		
										firn:		
					Ii u-n	the dntc	hmrot~		wi1id1	ever	sh::!!			
,·:crnn11m;iy	Dcvdopmc-nt PL,n	iet is csl,1blished \	1 1'	three years										
													lntcrc_;;;t	of		
		n!1recs f11nt	it 1\ilJ	provide	(rt th'!.~ next purcha,~er or sue~essor in				
													
1"'1>:ur, 'l"li(~.u!d,:rsigocd fluth~::r								
							obtain1-  if rcqucs(cd	by	P<.~titicn:	;:_		
,,,d!  or  .::iiy	pnrtion	of	l!ic: Property a	cor,y	or this	cousc.ut 1\)rrr1 a1HI						
												
							f)istrfct in subr:;i;\nt!ai	ly this fiJrHL									
,;,~n~i:.,nf tc1	c~;;{flbhshn1cnt	of i.bo C:onHi	-uirdty [)cvcklp!~1cnt											

The wHkr.sigued

,·n1:,1.:nts ncc'.:;sary fo duly

hereby	rcpr~:,cnts and	warra.·,,s	tlu,t	it		
auHwrize liv:		tif llw:	consent		
	t:.x:m)tit,1)11						

ha!;

and

taken

joiuJcr

a:t

hy

a:.;;ious aud obtain()<l	,1[:		
th(; pcrsrn~ cx,:cuting	1hi:,,		

j:;:JrHlH(~nt.

RllR/SYLV

RUR!SYlV

RUR/SYlV

HUP/SYLV

RlJR/SYLV

;__;;;__;;_

						.		
;;;.;:=::==============:::	-:---,=,--=-==::;::======:=:::::===========:::!		
			!	WF'CASHFORD	MILLS		
							
Future' Land Use Map				OWNER VII	L.L.C		
							
			1					
								
			.  I			.		
	luiy /5,	t01,~						
				PROSSER		
--~----·-·-"'':.::alllll"';',,,							

---···-··-·---

------

__

L

_

_____________

·,,,

··~

----,"--.......,.

Z--;,--..._

I

"

(

i
I

I

Exhibit 6

Tront

St. Johns

Creek CDD

County, Florida

Estimate

of

Costs and

Timetable

of

Construction

rovements		
M:lSter Storm wale!'	System		
			
Ruadwuy 1mprovemcrJs		

$	1,739,792.50	

$	l,! !6,3511?	
$	•148,70750	
$	l,!D5,463.6J	

	l,'.\16,046.(}3	i		
$		1		
				
$	1,::72,665,00			

$

$

3,638,)L\2.9 !.

3,461,l(iS.OO

Master Utilities

$	7 l 2,()1)4,00	
$	l,81 t.683.07	

$	729.WWO	

$	7t19,565.6	
$	T/6,280.00	

$ 2,099,{M{UO

$ 3317,T/l.O/

Exhibit 7

Trout

Creek

CDD

St..

Johns

County,

Florida

Infrastructure Improvements

Constructed

By

Owner and

Maintenance

Enti

. l\!ast,:r Storrnwatcr	System		
			
'	Water and	Se\:ver System		
					
· Hoadway Impn>vements		
	Mas_ter Utilitks			
	LmJ:ic.1pe	a.nd I fardscapc rmprovemcnts		
	Recreation Improvements		

CDD	CDD		

CDD	JEA		
			
CDD	CDD		
			
CDD	COD		
CDD	CDD		
			
CDD	CDD		

STATEMENT OF ESTIMATED REGULATORY

COSTS

FOR

THE

PETITION TO ESTABLISH THE TROUT CREEK COMMUNITY DEVELOPMENT DISTRICT

PKH'i\RED

SY:

QizzerrA

«$

CC)MPANY'I.Ne,

·1amra,

il

33,;1,,

>{

i

3

9:'!:l·_;~,i:;11

rnour

CREEK

COMMUNITY

DEVELOPMENT

OiSTRiCT

STATEMENT

OF

.ESTIMATED

REGULAJORY

COSTS

TABLE

OF

CONif:NTS

L

lL

!NlHUDUC! HJN	.,							
			,	........... .				
1.	PURPOSE AND SCOPE						
	................................	DIS"fHICT ,.................................................. '"	..,..	2.		
								
.J.	T'-<Olff UlE:lK	COMMUN Irv	DfJ.itLOi'MHF					

																						.Y							
,i	/'1N	LCCNOMIC	ANALYSIS :,;HOWING WHCntrn me	RUL[ DIR!:CTLY OR INDJRECTI						s		
	/1..	I'.; Ll!<f.LY iO	tf!WE AN ADVFRSF. 1MPACl	ON E(C1NOMIC GROWIII...  ...										
										..			
										COMPf.TrrtVENESS	.. ,...................				
	B.		b Ul<rtY TO	HAVE /iN ,'\DVlhSE IMPACT ON BUSlf·JESS						

							....	.  .................,................	.				
	C.		i5 ! IKfl.Y 10	!NU:F!,SE	REGULA'!Oi<Y COSTS....		..	. ... . .....							
									RfQUIRED ro COMPLY .... ,. .....	'					
	/!, ;'.'j()C)I)	i f\lfH !Sr!MAff	OF	TH:.	NUMB!:H	or	INDlV!DUALS						l>		
																				
,?.																				
																		l t_N l!TIES	..		.		
								THE At1f:NCY OH		OflffR GOVEHNM EN						
.1.	A	GOOD FAITH	iSI!MI\ ff.	,Jf	'HI: COST	TO									
													.		
									COSTS TO	BE INCIHUH·ll	.......................					
4-.	;\	GDO(l	rAHH ESnMAlE	t)F ; hF TR1\NSACT!ON								
																
																.,	..	.			
																											
															.......................................................						
7>.	AN																				
																						
		1\NALYSIS OF THE :/vlP/,CT ON SMALL BUSINES':>;:s							........... ,.....	.		
								'fii,il.r THE																
C	ANY !1DDfTIONI\L it~FORMATIOM		AGENCY	Df·TERNINES	MAY BE- USEFUL							
															
												................. ,,.		
										AND REi.ATff.l ST/1.TfMENTS			
l.	,\				or ANY Rl:GULAf()ff(	1\LfUNATl\/FS				

		f)f'1CHIPT!ON																									

I

ROl	1	f CllU!'.11.	(UMMltffl Y Dl•:VFLOP,\U<:N1		
					
STA rL',U,SI'Ol  l(STl~IATVII R!i:Um AT!		

lllSTl<•1· I

ll<V ( <)STS

	ESl',\HL!SJ!Mlt'.Nl		
'"""'"""'''~""'"'"}f.~,c-=,_,~,;,,,,f--~='4"_,,_,,_=r~,------------	•------•-----		

OF

D!S'fRJCT

i

NT

HODLJCTI

ON

1.

PURPOSE ;\NO SCOPE

This	Stc1hm1cnt	of	btimated	Re1;uratory		Cost·s	has		been		prepart:	d		as		a		
																																1						
component	of thE• p(>tition fikd	with the	Board of County Commis,ionep;		of	St.		
iohns  County,	Horida,  to	C'il,1blish	the	rrollt		c>,~ek Cc,rnrnunity	Developn:e11t		
																	('T.S"}		
District ("District") in anordarce	with	Chapt<?r	190 OOS,	Fiorida Statute:,			
')pecincaily,Sr.,ctron 190.G(b(l){nJS,	L'.).,	i-eqwres tr1at1  .is	par L of	the	pdii.lcn,	d		
																																							
Statement		e:f	Estimated	Re,~._:latory	Ccy;ts	be	,:>rT:pMed	pursuant	to	Section		
120.S41, LS,																																				
A comrnunitv	Je-veloµrnf.'mt distrkt	("CDDn}		is		estabHshed	under the	Uniform		
									of	thr>	Florida		
Community		Develomnent	District	t\ct	of	:i 980	Chap I	er	190					
																	1	!ocai  ,.Mit:	of	splicia( purpose		
Statulc•s . .=1s		arnend1:,d  (tlw	";\ct''). A	CDD		is		:1					
gcJve1	Mnent		thdt	is	limited	tc	the	pe1form,mu.:  of	tho~;u	specic1/ized	functicn:-		
											p!anning,	tinancing,		
authwrzed	bv	the Ac!.  ThosP	spt:cic1lized	functions	con::ist	of				
constructing	and	mcJintc,ining	ce1	ta,n	public	infr~:structure	irnprovernents  and		
																			
							'inindt~pendent Sj.wda! district,	the	CDD's		
comrnunity	development: srirviu•s.	f.,-:,					
governing	body	establishes		Js		own	b;_Hlget		and,	within	the	sr.ooc	of	\ts		
:1uthorilf~d		powers,	operates	inciep<mdentfy		of	the:	local	generai-purposP.		
												include the		
gm1Nt111'!(:n1ai	entity	(Lr-,, the	rnunt•; or	the	city) Vvho~e	boundarie·,			
															
COD.																																							
Ho1,vever, ,1		COD	cannot rei,iul:1te	ldnd	use	u	i·;suH	development	order~,;	U105e		
powers resid-.::	with the local												gowrnrnent.  Th,~	Legislature	h,1s,		
		g('nera1·purposc																			
:n Section l:l0.004(3). F.S.j	r':',ade	this dear	by	c.t.ating:																
	The	estob!i.sliment	of	w		independent	community  development						
													order within						
	district	os	provided in	tMs	au {•;	not	'J	development							
										p!urming,							
	tf?e		meaning	of	cf:opter  380.			1\/I		qovemmental								
																						
	envirunmcntof, end land dew!opment	laws,	regulations,	and rules						
	apply	tu	r1;/	development	nf	llw		fonrl	withi11		a	community						
	development	district.			Con1tmmity  development	districts	do	nor						
																				
	i1ave	rhe power oj	o focal	guvr:>rnment to odopt er comprehensive						
	1Jlon		hoilclfi1q	roi"it-:,..	or	lanrl rti?vefoprnent	co,ie_, a/;~	those	tern1.s	are						
	1																													ond						
	d,2fined	ir,	tht!  l.ocol	c:,·overnrrwnt	Comprehensive	Planning							

	Luca!		Deve!opmeni	f?e9ulatkr1 /\.ct		A	district	sha!i	take	no action						
	v-. hfch	i:, incorsistent	with	app!iwtJ!e mmprr,f;es1~;ive	plans.	tufes,							

.,,,....,_.,___

•--·-•-•-''

,_......,

l HOfn	Clllsfk ( f),\f]HlTN:TY l)l,\,1(1,()l'~!Ei'i{'	ll!S I Hi( ·r		
sl'A'I1.'ltE'.'r'IOF~:~ fl,\1ATEO REGlJLA'JORY CO:,TS		
__,,~----..,	rsrAIHJSHMENT	01,'l'a•cr		
	_ (Hi			

2

or	regu/n(iom		of		the		app!icobte		focal						-p11rpcsc				
										17enerai								
qovct	mnent.																															
In  addition,	the	pararnetHs	for	the	rev1,	0	w		,-1nd		PVi.ilU<ltion		of	ccrnrnunily		
devPlopnwnt district	petitic;,:s	am	,.:;early ::et		forth in Section		J90.002(2)(ci), FS,,		
																
as follows:																																			
ThC1t	rhe	prucess	of' estublishfn[J such u dist! let	pursuant t:o	uniform				
r;er:era/	law	be		few		anc!		i;:-;sect  omy		un	focwrs	mareriai	!o				
ma•1aging	and	finoncinp		Uie	service	delivery	fanctfon		of  t.'w				
											Gf				
district, su Wat any mm(er	t:,mr.erning permitti119	or	planning					

the d,>.ve;upment	is	not	matcnaf	or rr:!Pvont,																
Therei'ore,the scope	of this	$tateme11t of f.rtimated	Regu!atory Costs	is	Hrnit0cl		
to ;:;n eva!11ation	of those factors	J:PrUnent		to		the	e,J;;blishmE~nt	of	,-i	CDD	a!:		
defined bv th~ l egis!ature and	outlined	in S,?-c	tion 120.:Al(2 ), F.S,									
fhe purpo:,e of	Chaptr•r	190,	F.S.,	is	t:o	provide	anorher	:ool to gover nmenL	and		
												
private landowner~, in 1hc:lr fi!fort~i	to	rnmp,y v'iithcomprehensive	plans which		
require  adequate  pubk	laflHUt'S arid	services	as	u:	pre,cond1tion  br	fut·tire		

developnwnl.																																	
The CDD	is a spt)Clal owpose	1..d11t	ot iocal €;0•1ernnwnt	tlwt		is	('Stab!ishedfor	the		
purpose	of providing an a!ternaUve	nechani,rn	for financing the	construction	of		
;mhik: infrastructure.	A CDD	rnust	be struc!'UfE!d!o be firiancialiy	independent a~,		
intemk•d by	the Legislature.	fhe	(O',tof anv additional public irnprown1enh	h;		
be con..;tructt0	d or	anv	additional services to be provfded	by		St.	Johns	County {UH,		
"Cou1tly 'I  a:,,	a		r<::;ult	of	this	deve!upment	'NHI	be	incurred	whether	the		
																																			
1nfrastr uctI11f:!	is	flnanc<:>d	thrrn:gh	;i	CDD  or	rFlY  other		dfternatiVt' financing		
method.	The	annual	oprraticn:,	and	r1drninistrative	CO',tS	of	the  CDD	wi!t		be		
																		
																			from	tlw Stalt,	of		
borne en!ire!y by	t!1f:	District ,tnd	w:11	not n:>quire ;my ~ubsidy					
Florida or the	County,	t'Or',Vi!lit piace Jny ,1drllti0n,il ecGnomic ourden on tho:.e		
person·, ,mt	rE>siding within	the	Di~tr;l,t.																					
flWllT CREEK COMMUNITY DEVEWPMF.NT	DISTRIU																				
1hE~ proposed	D1!-tnct	will	enc<Jrnpass appn::iximr1rely 997.90 acres	on	wt1ich WFC		
t\i,hfurd	Miib	Owrer	Vil,		iLC	(the							plans	to	dewfo:)	its	pro:ect		
							"Petitio"ler''\							residential	unit:~.		
("PrOJl'Ct" L 'Nhichcurrt:nuv co11ternphte~, c:pproxirnately 7,633				

,;

														rnour \.l<f-:J<.I(	COMi\W'ilTY	l)t,:Vli:I.OfMl•:l'!l'	lll~l'H,liT		
																	!·,TA l	El\Jt:;,fT	OF l'-ST!MATKD	HJ(<;{ll,,.\'lOnv {.	OSTS		
																								l;STAf,LIS!IMFNT	OF	Oi~TRICI'		
																																
,he  Pet1tfomir  is		,;ee!<ing	;iuthoritv,	<iS	oullim~d	in	Section		190.01:!.,	F.S.,	tu		

						fund,	pl,m,	eslablish,	;;H.quirn,	construct		
t'sti::biisht!w Dif,tritt	in order to fln:mce,							
																											
				exto1d,	equip, operate and nrnintain systems, facilities		
or	reconstruct, en!arge	or				
								but	is	not limited	to:			drain::1ge,	watPr		
and basic						0	that	inc!udr~s,										
	infra5tructur•	'.					sewer,		,Mdstewater		rnan~1gemeriL		
managerne11t	and	control.	water	.:;uppb/							
											1									facilities,	consC'rvation		
									street :ights, transportation				
bridgf~'; or	ci:lw•rts, rond.s	and					
								projvct,	within	O!		
				recreationdl						.,,security,.	or	any		otht:!r						
i:lrPa•;, parks and		facilitie'								cfovelopment	order					
														required	by	a			is'.,UCO		
oulsitit-) th1:: boundaries	of die Di:,;tlict,								
												,1		
by	a :ocal	government or '.,UbJ(:,crot		itn	agr,:,,erm~nt	bc~t•J•.if:e:·i	thP	Uhtnct	and			
													
eovernrnent,if	entity.																																						
																																									
If	approvP<i.	nw	District.	wiil	b,1		dUl.horized	to	finan(c			these		types		ot		
																bonds.		
infr,3st! t;chmi	imp, ovt:ments	through	spf,ddl	assessment		revenue				
												
																			a::;sf:•ssments	lt!Vied		
								will								non	ad	vaiorem				
Repayrnent ol	t he.se	bonds		be	I hrough							
														operation	:-v1d		
against  Jil	benefited	properties	within	the  rnstrict	On going					
											
							to		be funded	tbrou~h		
mJintenancl"	ftH		District	owned	fcdlities	ls	exoected							
															the		
												against  al!	bendited		prnpertie:.  with,1~			
				0	ssments	levied							
														
inaintenancr	o)S(																																
																																									
District.																																										
STATUTORY llEMS;																																									
',<!Cl1on 17.0.541()},	F.S.		{2013},	in	pertinent	part,	provides		that		the	element;;	d		

Slrenwnt of fsUrnated Regulatory	Co.sts	must	contvin <1s foi!ow:,:																	
(aj	11!" economic	arw/v<:.is sl!o1vinq	wi:ether	lhe ruie	dileclfy or	indirectly:						
																									
	1.	;c,	iikdy  to		havE	011	adverse  fmpuct	oo	economic		gmivth,						
																					
										or								sector					
	private	sector	job  c:rention	or	employment,		pr{vate						
	tnvestmem	in exces~	of $1		1			in	the aqgregate within	5	vears					
				m	flion													
	after the implementation of	the rule;																									
	2,	is	!ikc/y		tu		have		on		advqrse		ilnpca		on			business					
																								in						
	comp;:ttitfveness,	inc!w.:fing	tlu:	abifity of person\	doina husfn'?ss							
																																					
	or domestic market:,,	produclivity,  or	innovat'iPn		in		excess	of ,?1						
									,V':"arc; after U.·f'	irnpit·mrntation						
	miilion	in  the	ogq1	eaate	~vithin S								
																								
	qf the rule_:	c}r																																						

Tl!Ol!T

C!U]•:K

COMM

I

:;Ii

I

IY

[)),VEtOP\11•:N

I

nr.s rn

t(

T

~TAI

JsMF'f!

(IF

E~Tl~tAT(D

HE<;t,IAI

ORY

(

'0.STx

\/,:,/'.\Bl ,lSll:'1'11::'lrlOF

lit~

l'RICl

.'J.

is

fikf:lv

co

increa5e	requh,tor.v

cost.:,,

including

any

!:rnnsocthmat

co.:;!s,

!n

cxces:,

of

$1 mi!/ion in

th('

uqgri::gotc

within

S

vea:s

after

the impierrwntat:on

cf

the

rule.

(fJ)

t:o

A

he

good foi,h	e.,timnle of' the nurnbet of individuals	and entities like iv		
		wilh	a  general		
requited	to  cornp!y	with	(tw   rule,	togelhtit				

de·;crfption

o,f

the types

,'J,f

individuals

!ikely to

[Je

oj]ccie<i

by

the

wfe.

state and focal governrnent entitie:, of implementing and enfurcing pnJ~Josed mle, and any onticip,1ted cftect on state or fol ai revenu,~'i.

the

(d)

A

goud

faith

e:;timow

of

:'.he

tronsactiunaf

costs

likely

to

be incurred

by

to

individuals  and i-:ntities,  inc!udin9	loca; wivernment	entitles,	requin=:d		
							
comply  with  the  requiremet1ls  n/'	the  rule.	A-;	USt!d	in	this	section,		

''transacti::mo/

co,t's"'

are

direct

co.sis tho£

me

readily

asc,?rtofnabfe

hosed

upon	standard	business	procticPs,	and  inc!ude fifing fi:::es,	the		
ol>t'ctinfny a license,	the cost of eqwpment required to he installed		

cost  of

or ,1.-;ed

or

procedures

mquired

tc,

b.?

employed

fn

complyi:19

with

the	rule,

nddit'J'ona!

operating costs incvrrcd, the cost

of

munjtorinq

ond

1eportinfl

and

any

other

costs

neer!ssory

:·o

comply

with

the

ru!e.

(r:J	An	anafy.-:;1s  or  tht:	
288. 703,	and an rmtdysis	

impact  on  smaif	businesses  os  defined	by  s.		
of tho, irnpnct on	~Ina// co,mtie, and srnaf!	cities		

as defined m s..120.52. include rhc basis for the

The	impact	anafysi'i	for	small	businesses	mu:;t		
								
agen<:y's decision	not to implement	altem::1ti1r:,		

thot

would

reducf:

adw:·t~'ie

irnpacts

on

smo!!

busmesses,

(	fl	Any		
	)/			
				
useful.		

adeiiU,:1w!

iofnrmotion

tt1:::t:

the

aqen:::y

detcrmf

nes

may

/)e

(g}

in

the

stc:ten!i-?l!t

or

u~v,seo

stotcment

1

whichever

app/i,?s,	a

!iescripiwn  of	anv	requfat01y  alternatives	submitred		
							
							or	u		
(/}(a)	and a	statement	adoptinq	/he	,:;/temative				

under parograph statement of t/Je

reasons

for

r!,jectir10

thP

ofternaUve

,';;favor

of

t!Je

proposi,·:d

rule.

i he-  c'ii•imatc~d r(:!gulatory  impact	of  (?stnbiishin1?,	
St:1tutury requir er.1e1b are SHOWN	:r-. HOLD CM·S.	

thi::

D1strit:t

is

'.iumrnarfzed

b,:!ow.

TROIIT

('Ri-:1<:KCO~IMU'ffl

Y

liEV~:l

,Ol',H'.ilil

J)ISTiU<:

I

	~TATl,,lrlJ.:N i  fW		
+-·~1"-'<'/,<_,..,,.,,,,.,__,,,~_.,,,,,_____________	,_,,_.._,,,,.,_,,_ ____,_______	_		

R:<ll;\L\ lF!l RfrGt:L,\TOll.Y COSff
l'STAULIHHIHLN'J()li nisnun

l.

AN	ECONOMIC  ANAL'i'ilS   SHOWING   WHUHlR	THE  OHDINMKE	OIRt:CH	Y  OR		
IND!RfC fl	Y;																																
A.	IS  UKEL Y	TO	HAVE Af;I AOVEHSE IMPACT	ON fCDNCMlC GROWTH,	PRIVATE	S[CTOH		
JOB	CHEATION	()f{	EMPLOYMENT'	OH	PRIVATI:  SECTOR  1NVES1M!:NT	IN	i:xa:ss		OF  $1		
															
M!U.ION	IN TH!:	AGGREG.ATF WITHIN 5 YEARS	AFTER WE								01:	Tllf:	RU! r;		
				IT'.llFtEMl::NiA'r10N						
Practicaily, tile Oi:,trict, as a	"specL1I	purpose" entity, does ,iot	hav,~	thC'		
growl h	1	job	uecition, or	itwcstrnent,		rhe		ProJect Jnd its related Pf'nnit<-		
and  entilk!ments	exist	indcµendenlly  or	th€~	proposed	District,			The		
										
impr<;vern~nts	and	5ervices	proposed	to	be	provided	by th(~	District	w1!1		
											
be	r{~quired	for	:.uccessful implementation	of the Pwje<:t	r"<'gardless uf		
									is							that		
wheU1P.r	or	,)ot irie District	ls	e:;tab!(5hed.		However,	it		expect(~d			
													
anv economii:	irnpact woutd							in	nature, particularlv	in the	short		
		t>,~ ptr,r!'ive																		
term.			E,tJblishrnent	of	the	District		wiil		enable	the		anticipated		
cunstrud'lon of	pubH::: infrastructu: c		improvements,	which	wifl yi1:'ld  a		
d€'man(i	for		construction	labor		and	prnfessional		consultants.		
																	
1\dditioro-,l!y,	tiw	Di5trict	may choose	t•J	tirkrnce	frnprovements by		the		
bsue of	special assessmt·nt	n?venuf, bonds,	which	n';aybe	an	,lttrncti'J<:?		
imtc~,'.;t'mentfor	lnV()Si ors.		Fur therrnort~,	t>.stablishrnent		would		l.?e		
																	a,,d	:oca!  ff'"'		
t~xperted	to		have	a positiv,~	irnpact on	nroperty	Vc1lues				
estate sc:!es		See	generally St•dions	3{b) and 5	below.	Thus,	there wi!i	be		
no ac:verse	irnp<1ct	an econon11c growth,  private  sector	job creation	m		
						
employment,			or	private	s,xtor		investment	as	a	result	of		th~		
e:,!ab;ishnwnt	ol	t!w District.																									
8.	Is UKl:LY ro	HAVf:	AN ADVERSE	IMPACT	ON BUS!NES:i	COMPETIT!VHJESS,	INCWDING		
												
Tilt:	ABILIW  OF	PERSONS  t:OlNG  BUSINESS	iN	THE	STATE	TO  COMPEH	WITH  PEkSONS		
DOING   BUSIN£:SS	!l'l	ornrn	STATES	Ut<		DOM::SllC	MARKETS,	PRODUCIWITY,	OH		
											
INNOVATION IN	EXCESS OF $l MiU!ON	IN	THE AG<.iREGATt WIIH!N	5	YEARS	AFTF:R	THE		
11',1PLl:MF.NTATION	OF THE RULE;																									
Any	impact		on	ov,~rall	business	competitiveness	Dnd/or		i:,noVrttion		
																											
result,ng	from	o,,,trkt establi:;hment	will presumably bE: µositfvti In nature,		
AU  professional	contributors	to	creation	of	the	District	and	a,1tic1pav~d		
ri:•su!ting deve!opnwnt;:,l E~ffons ,1r,.::	f~xpected to be	either locally	or statci		
based.		Once		con1pfd,',	the	Project		\Voulcl	likely cre<1te opportunit1;,<;	for		
										on		
tne	!ocai		re2I		eSctatri 1ndust1 'i	Thw:.,		thert•	will	bf' no	advPrst~	,111pact			

rnOf.!'J't	tu:1,:K	1		.01·,n:NT	msrnH'T		
			:0~1'H·N!I l' 1)1,:v,,;1						
________,,_______________________					RFGU,/1.'lOltY	CO~TS		
								
				flF E,' - HM,\TED						
,,	STATT'.lmNT	E•ffAIIUSHMENT	Ol·	()I~ llllf	I		

business

Dlstri,t.

compPtitivt>ness	b;causc	1)f	
		.	
See ~wneraHy Section 5 t)E~luw	

the

fornv,tion

of

::he

propo~ed

C.	OR IS  LIKELY
cosr~.	IN	EXCE'iS		

TO

OF

					ANY			.		
iN<:REME. KicGUt	.AlOHY COSTS,	!NCWDING		TRANSACTIONAL		

				'.NITHIN 5			AHEH	THE		
$1 MIUJON  IN	ntE	AGGREGAlE		YFARS				

IMP!

EMENTAT!ON

Of

THE

RULL

										(>r  trnnsaction cost,	is			-y		
A ~1rarnat:ic	;llcrtAase in overail	regulator'/				highi		
				below, the County rnay	incur		
									
			st:ited in	further detJ!I						
unlik1:.iy.	11.s	wiH he								
									germane	tn		
									tl·.,e document;				
						in	rt,viewing					
					co',1s							
incidental administrative								
								
							by			
					these will	be recouped		t/11:		
														
Hit• Pstab!ishment	of the	Dis~rict,	afthough							1		

														

e,;tabiishment foe paid

to

the County.

The District	will	incur ovn:,11		operational	cosls	related		to		S(~tvice,r,		for		

						sirr,i!ar		iterr1s,			In the	initial		
									landscaping,	arid									
infrastructure ff!dintcnance,											
							minimized	.	These		
			cos.ts		will		likely  :,e					
									.>nt,	the											

stage~	of		developt~H											!anoowrwrs		through direct funding		
															by the					
opHating	i:ost'., wi!I	Lw fundt·d						
						District	.		Simi1arly,	the		
								assessrnents		levied by	the								
agrpernents	or ',µeci;il												
																	of		
																						
										with thf: is~uancc	and repayment			
							associated						
Distdct	1miy	incui- co5ts								

													costs in	the	aggregate		
											VVhil~, the·,e						
specic1I	assessmt::nt	r"i"!v~nue	:Jonds,								
												not		
						thr,:~hold	over a five ye'Mperiod,	thi5 would			
may appro,Kh the stated						
							
						and services		
																				
									and the infr<Istructure			
be unusual		for a Prniect	of thi;_;	nature				
								serve	the		
							will  be 1weded		to					
										bv		the  Ohtrict								
prc,pcsed		to	be-	prnvi(ed											
																
											!.h.E?:					
																									.		Thus,								
1	1 eg,mJless	of	Hie	ex;5tence	of the Distr"ct										__Qj~trjc,;t:		
ProJ< ct										.deveioprrn~nt	costs.	DUE> \:o		the relatively		
					.art>	not	additio;,al							
																										
related_costs					availi1bl<'	to districts	due 10		the	tax	exempt	nature		
!ow cost	of	financing											
											by	tti~		
									be provided	more efficiently				
											.>nts can						
of its debt ..																	
																												
		certain imprnvenv	entities	r-urthen11or e,		it	is	important		rn		
District	than  by	alternative										
																	as.St!SSm.:::nt.s		
							Lmded thnwgh	spt::ciai				
renwmber		that sL1d1	costs	would b(!						
											on the		
										the District, and wou1d		not	be a burden			
						.w~rs within							

paid by landov																																		

t,u<pavers

outside

the

District

2.

A (iOOD rAHH cSTiMATF.	OF THE NUMB£R	OF iNDMOUALS AND ElllllTIES	LIKELY TO BE	RfQUIRfD		

				OF fHE	T'i'Pt.S	OF		
TO  COMPLY	Wilt♦ Hit ORDINANCE,	TOGETHER Wl1H A GENERAi. 0i:S(.fllPllON					

										
					.:						
INfllVIOlJALS	llKHY IO BE	AffECTE) HY	Tiff CRDiNA1'1C€						

											

!ROUT

cm;~x

CO:\[i\WNiTY

Dfl'ELOPMENTn,srnwr

STATEi\m/\'I'
-

OF l!:.'iTll\:tA·1	KO IU(Gt'L,H( IRY COS I~		
~	li'.ST,\Jl.lJSHMl-'.NJ' OF Ill:'.! mer		

Th,~

i11divic:uai">

and entities

Hkelv

to

!w

required

i:o

comply

with

the

ordin~rnce

vr

affected

by

the

proqo.-;.ed	acli<m

(i.e,

adoption	of

the

ordinance)

c::in

be

critegodzr,d, a~, follow,;:

1) The

State

<:f

Florida

and

its

n,s:dcnts,

2)

the

County

and

its re:;idents,

3)

current

oroperty

01Nners, and

4)

future

p10perty owners.

The

dny

5iatri of Florida and

,.untpiid11ce	costs

its r{,';identsand general population will	
11:i,;ieJ	to	thl:	L:::>ti:,li:bhtnL'nt ,mu	

not incur un guin,;

.1dministr;Jtion of

th~i  State  inr:11rs

the ClstrkL and will only be ,iflected to the those norninal administr;rnve costs outlined

ext~nt that in Section

3(a)(2) below.	fhe

by  the	;Uite	as  a

cmi of anv additional admtnistrntive sPrvices provklt:d r._~s;1it or !his Project will be fncurr~~d wht~ther the

infr.htructure

Is

f,n,mced

rhrough

a

COD

or

any  a!lf>rnative

financing

rnelhod.

The

Cot.;nty

d11d

its residents

not

n·siding

within

the

boundaries

nf

!he

Di:.tr;ct

will

not

incur

any

compliance•

costs

related

to

the

estab!lshrnent

and	on-going	administration

of

the

COD

other

than	any

DnE'-t1rne

Jdrnir:istratiw

costs

outlined

in

Section

3(a)(])

beicnv.

Once the Di.strict

1s

t!stab!ished,

these residents

wi!I

not

be affected

by

adootion

of

the

ordinance.

Tht~

cost

of

any

additional

adrninistti~tive

services

providt:d

by

the

County

as

a rr".suft

of

thb

development

will

b,~

incurred

·Nhether

th•.~

infra·,tnKtur.-:

is

finn·1ced

through

a

CDD

or

,my

alternafr.Je  financing

method.

Current

Property

Own:>rs

Th€

cum,nt

property

owners

of

the

l,md';within

the proposed

Distt·fct

};0uncar1,~s

wiil

be affected to the extent thot tile District aiiorntes debt

/or

tile

ccHl',truction

of

infr;tstructure

and

urdi~rtakes  operatfon

and

malntf!fl-'lncerespon:;ibi!ity

fm

thdt infrastructurl~.

The

future

proper

tv

owners

ifff~

those

who

will

own

property

in propused

D1 \lrict. These fururc

propertv owner~:

...viii bt~

affected

to the

extent

that

3.

																nwur I	:n ~:FK	CO~!.'ILi'ffi										OISEtlC'l		
																			y DrWEI.Ol'MIU\T					-		
																		STi\TtMliN'!  ot,	l<~Tl.MATlm	R~:<;t,J A									
																					I ORV COS'l''		
																											VS I ,\Hl.!SIIM!(l\T OF m:-.1	RICT		
	UH,	Df'.,tnct	af!outes	debt		for	the  construction		of	infrastructure		.)nd		
												i hat:		
	unc/ertakes	operation		and		maintenance		n•c,ponsibility	tor					

	infrastructure.																																							
A	GOOD FAITtl	E.SllMATC	OF	nu.: COST	TO	1Hl:	AGH.JCY, AND	TO	ANY	OTHER	STATE	AND	LOCAl		
																		
										ORDINANCE,	ANIJ			Am		
ENTITiE:S,	OF	IMPl.EMf:NTING	MIO		ENFORCIN(i	THF		PROPOSED									

ANIIC.IPA1EI)	EHECr ON s1·.o.T£	AND IO(AL	RFVENUFS:																									
																																	
													/\i!.viidl:~, __ ui.															__ Ln,o,t:i1,g_		:.,11:		
.:1.	t..osts	to	bovernrnt:mal		l,,npk1nt·1;tlfl!Lcii,J									
																																				
	.Ordinance																																								
	Because	the  COD	t=•nr,rn,passes		le\,.'.,	th,n		l,OOC		acres.,	th,s  petition	,,;		
														
														Agency"	uml€r	Seo il}n		
										County (i.e.,		the	'·					
	be'ngsubmitted		to	St	Johns									
																	FS		
	120.541(2},	f .S.)	for	.1pprova, in	accordance	with Section 190.00S(Z),				
											
													costs involved with		
	The Agency	may	incur certain	one	tinw <1drninis(rntive			
									bv the Distnct's		
	the	n:,view of	thi,~	petition,		a	1				tfli-;	wiil b,=,	offset				
							though																									
	payrnent	t.)f	a 01w-time	filinf;		;,~e.																												
	Oncp	the	!):strict	1·1a.,	been		f•stablished ..		the	(	01mty	wiil	not	incur		e:ny		
																			
													administration	of		
	quantifiable on going costs resulting frorn tl:e en going				
					
									frorrt		
	the	District,	/.1.s previously st,Jted, H:e	CDD	operates independently			
								the		
	the	County and												.,ind operating	costs		inrnrred	by				
																									
			all dd'.ninistrativc		WPstruc~ion		of		infrastructun	.J		are		
	Distrkt refating	l.o the	finan<	ing	and										
																	
											for irlfornmtional		
	borne	entfre!v	by		the· District	The	mstdct	wHI	.submit,,				
	purposes, its annual budget,	financial report, audit and	public	financing		
			r~quir,~rnf!nt•;	for		
										Cour:ty,	Since	there	are	no													
	dLs(losure•; t,) the'							le~1'.itc1tive					rn2y,		
																			<'WYcosts.			1he Agency			
	revir:-w or	action,	the	County	should	not incur							
																				
	iwwever, cJK>O:,e	to r2view thw~e	documents.																				

	2,	State otJlorida																																				
	Once•	the	District		f1ds been		,,:stablished,	the	SL,;t	e			of	Florida  ,,viii	incur		
									review	the		periodic	report<:		
	onfy		norninai	,:1dminrstrativ1.!	costs	to								
																							
													These		reports inchide		
	required ptnsu,111t	to Chapte s 190 and 189,		F5..					
									financing		
	the	annual	tinandJl		rep<.nt		,;1nnual		audit	and	µublk			
	disclosures	To	offsf•t		thQsi>	CO',ts,  thr~		LegislatuH· hac;	established		a		
													
																			to i:av	i.he costs incurred		by		
	111axirnum fee	of	$175 per District p!'ryear						

o,

																					HHlOrf1lFEK	COMM(;NITY	Dl\\'El,OPMENT	[)l/.,TIW:r		
																													cosn;		
																									llE(;UI,ATO!ff				
																								01·	1<;S1		L\IATF:ll					
																							S l'ATl•Ml:N'·'									
																																			
																																		or,	DiST!llCT			
																												1c':,TAnUSHJ\rENT					

tiH!	Depa ,trnent	of	Econorrnc Oppmtunity	to		administer		the repor Ung			
																				by			
																b(·		funded				
									18:3.,	f.S.		rhis amoun;: woulc1							
requirements	of	Ch,:1ptEff											
														f.S.,				
										defined	in	Chapter	190,			1s			
					Because fre	District.,	o5										
Dis1 rid ri:,venues,													
																	
				as a ~c!f-suffic.ient :;pecl;:il-purpose	govemrnent,3!			
designed		to	function					
																						
																														rherefore, Pxcept 1'or		
													for it·,	own	managernent				
entity,	it is	responsible							
																later established		bi		ia1.N,			
								outlined	lbove,	or								
the	n~po~ting	n:>qtdrernents											
																		
											the District has		b,~e(1			
																							
											Stat0													
		burdE!I'is		placed	on	th,:o															
no	additional								011w						

established.		
3. Tlk• D1stric;																																																							
The	Disuict	wi!i		abo	incur	cost·;	fo:-	operations			and	rnainten;,;ncP		of	its			
																					
																														paid			
t <1cilities and	for	its adrriinistratic)n,	r hese	cost<:		vllitl	be	cornpletply					
															
					afl	propertk::s within the			District			
																against								
fnr	from		annual	i'1SsfJS911ent	-;									
																				
														.																															
						fro,n	it$	farilitic>s	,:111d  itc,																																						
benefiting					service~,																																
			
irn12act on State	,rnd	Loc:ai	Revenues																																						
It i.s antidpatc•d	rhat							.t;J'.of	this	petit:on	will		not have anv negative			
																																			
		appro'					The District b an		independent		unit of		
effect	on	-;tate or loc;tl revenues.								
																	
											facilitie~,	and			
																							to	provic!e		rnmrnunity						
loc"i										.		Ir	is	de:;igned											
																																				
	1;overT,n1ent				Project.	It	has	its	own		~,o:.1rces	of			revenue	.		No			
services		to	serve	the																	
																			the			
																															howev0r,				
																or	expected	.		Then:	i•;						
																am																		
																																			
State .'..)rlocai	subsidies		ff'.quired																		resulting			frorn	a		
																	tax		revenue							
				inrre,,S(;  in	state	sales										
potential	for	an													
																												
												to	estimate t~1i.s		increase			
																			it is	not		possible							
slimulat~"!d	economy	although											
																	ad valorern	tax	revenues			
																				local						
								certainty.	!n addition,								
with	uny dcffree	of										
					increases		in	property			values		
														du,:		to				..	!asting									
																																				
may	LJe		fncreastcd						,mg							of infra~-tructure	Jnd	0:1-gorng		
																										
																			construction					
					from					Di,trict's						
resulting		tht'														private		development		within		tile			
															Similarly,										
mdinten,mct::'		sen,icF.s.														
																								
																			activitles,			should have			
																																
Oistritt,	which	will	lH! fr1cHitatecl by	the																										il		
					District's	c1d		valorem	tax~?s.							
po'.Aive	in1pan	on µrope,ty		v~lues and	themfore											

																																														
																																																							
In	addition,	imµ,ict	fee and	t!,!veloprrent		permt		revenue			is		expect1id	:.o		
																	
								the	Distril.:t and, accordingly,		
																												within				
be	genernted bv	ndvate	deve'oprnent																																			
				revt>nue<;.																																						
shouid al,;o	incn,ase	1,JCa!																																							
																																															
L;_i-.;tly,	sc•nH::	rxpress a						-,,-n thdt	d	District		obligafr.m	c.nuld	Lie<;.ornc	:i		

				conu							/leg,itively			dfrcting			:-,tah' or	/oc;:~I		
stdtE'	or	rour,ty	obligation	tht"rebv											
																	
																							this		
																														
							O:apter	190	soPcificaHy addrPsses			
reveniJes.		rhii;		nnnM		occur	a::;						

																																																			

-'t

l'IWfftTtH:t•;J,	C0.'1Ml	Ni'IY	tW\'l(LOl'\H	.NI'llbflH< T		
				UJ!ff.',		

								
				IU:Gt:JXI'OHY		
STA'fl<Mt•:!•r	.''OF F8ll~!ATl':f>	OF l>ISIIUCI		
		E:HAlll,ISIIME'!T			

												~t,ites:		"It	is			the purpo:,e	and		ntent	ot	the		
	i:,.,;uc	and	eqxe:;sly						funrH:'r			constitutes	a burden	on		
																				
							no d,,in or oh igation of a district					
	Legi~!ature	thdt						

						consf'nt.F	Section		
												governrncnt	without  its					
	any	loc;il		gE>1wrai	-purpose								

								or ob!igaUons of	a di~trict	shall		
															
													on the l.wnds					
	190.002(3),	F.S.	"i\	default						
											
							ger-er;;l-purpose	govPrnnwnt		
									of a loc8l				
									obiigntion						
	not constitute	a d,:bt	or							

																						
							.5}, F.S.																
																																	
	or	the· staie.' Section	1:}0.01611																		
																									
										1	e : rout	Lrt•ek	Community	Development	Di,;trict	wilt		
																					
In surnrnJry	.	establ!•;hing	tt				co:,l:; !,.Jl  (11t:  SL:il•:'  of			ictd			fu1		UH~		
												F/01		01						
										i.•cur1lrntic											
not	Clt:al.	i!	;my  ~,igrnfiLant													

																																			
Countv.																																		
A GOOP FAITH	rSTIMATf OF THE									COSTS UKHY TO SE fN(U!mEl> HY il\lDIVflllJALS		
			'TRJ\N5ACT!ONAl		REQUIRED  TO  COMPLY	WITH	HU:		
AND	ENTITIES,	!NCWOING	toCAl	GOVERNMENT	ENTITlf:S,					

																													
																																	
Rl:QlJIREMf.NT5 OF THE OHOINANG::																						
TIK·	tr,m,,ac::iona!			cost:, assod3ted		with	adoption	of	an	ordinance to	estabHsh		
					the findnc:ng	of infrastrudurP	improven,(ints.		
the		are r>rirnar	ily related to					

	Di'ltrict	will determine		what infra'.ltructureit	con~)ciers	prudent to	fln,rnl'e		
The	District									

																																		

through the	:,aie of bonds,					
								
The District	plans to pnr,:idc,	variow.		
		f),str,ct.		
		\.Vith;n	the				
th,:J	propc,rti1:s						
				with	th1~		
estfmated costs	associated				

cornrnunity	!adlities	and	service::,	to	::,erv,.>		

These•	focillties	and	servfc,~s,	and  the		
				belo11v  in		
provi:,;0n	of	eaci,	tire	ouUinf~d			

Table l	be!ow	.				
						
	Table 1. Summary	of Estimated	Construction Cc.sts for		
					
		District Public Infrastructure Improvements		

r-1histt~r	-:;!	svsu~rr~		
	Stormv,:c1t				
Vv'Vt(~rand c.}e\-\1-er Sv·,ten1		
flo,idw:iy !mprnvcnwnt:	.		
			
rAaster	Utiffties				

rota!

$3,b:38.832.91		
$.:l,461, 16!,	.00		
			
$3,734,405.HJ		
$2,099..040	3G		
			
$3,31 lo JT3.07		
$10,73?, ';;43.42		
$,26,983,360. 53		

I!{( il;T nu:rm CoM,n NIT\t l)EV!i:LOPHEl'il'l}(l-T!HC'l
STAH ,uu11•i' oi: v~n,,ATfm RE(;l  L.t,nmY \~/)ST~.
r,:,,;rAHLlSIIMlcNT or Ill.St !UCI

It is import;;int ti:, note Uti::lt the Vdr1ous cost-; out!i1u~cl ir, Tabh! 1 are tvpicdi for
develuprnenb or tik: type urntempi,,t,,:d hne.	In oth1::r words, there is nothing

p,Ytdiar ;:;bout  the  !Jistric:t',; fimmc:ing estirnate•;  for  thf.'  infrastructure.	The:,e

costs df('not in dddibrn tu ;,ornvii P,\)ject wsts.

Oncf'the decision is madf'to i:;sue b1)nds it is expected that as:~essrrwnts wil! bcJ

ievitid .:JgaipiJ  benefited  property owner1,  v,/thin  th,?  proposed  C•istrict.	Tr1t-:

1 :0\,CrHJt2	E~f•i"1C·tatf~d b'y'  pd'ynlt..1r,r t)f  t~·:c"30 a!;:,;(:~s::)rn\!tltS  ,..-,,::n be  tj'.';:~~d  to  i C.:tJdV  th('.

bonds. The obligation to pay the assessments ,Nill ''run with the land" cind win be t,ansfoned to new p; operty owtwrs t,pon sale of any portions of the property. It should be noted 1.hat t.he Districl may nnt fund ail of it,,. planned public infrastructure improvements v:a ttw bsuance d lcng-twrn bon(ls:

To fund the co:;t of maintaining Infrastructure that the District rnaintain'.:/ operation and maintenann~ asse:~,srn1~nt<, ;·1vP/ bt' irnposed on tilt: District property owners. J;,s 1Nith the spt~da' ctSSt!'iSmenis for infrastructure acquisition :ind constrw>:ion, the prop,irtv owner will lw responsi:Jle for payrnent of th1!:ie ,i:;sessrnents on the basis of the amot:nt of benefited pr.)pertv owned.

/\.ii per~ons choosing tu acquire proae.rty in the District will be re',[iOn';ib!e for :;i1ch as,;esqnents ir1 ad(faion to the taxes or ,,s"essrnen-:s imposed bv th·2 County or other taxing autht)rities.

In exchange for the pdyrnent of the'iespecial assessmenrs, there are potentfa1 bl~neflts to be derived bv the fcture prop,~rty owr1'1.:rs. ~pi.~cifically, th(•se persons ran expect to receive <1 higher lev:i: of sNv1ce::; bec::n.Lse they., the propertv nwner~.. will ded th,~ niernbers of the Disl :·ict':; Board of Super,.:isors. f·urther1 the District is limited in juriscinion nnd rt,sponsibility to this :;ingle deve;opnwnt. Th1c,refore. the Distri::t sf-:ovld bv exl.11.cmeiy responsive to Hw n~,eds of tlw

propf'ltyowner•:, within the Dis.:rict.

!i.	J\1\1 AN.4\LY5iS OF THE IMPACT ON SMAll 3UStNESSES AS DtFINED BY S. 288.703_. AND AN ANALYSIS CF Tt!f IMPACT ON SMALL COlJNT1(S AND SMALi. rnn:s AS CfflNLD IN s. 120.52;

Estabfis!1ing rh:· District should n:;t h;wt~ anv ne§;mive imp<1ct Gn srnal! busine•;ses. Any bu!;iness. i,1rr,e or :;,nail, has thl: option of locatir,g itseif in a cornrnunity diwdoprnent cb~rk:t prnvided H1,: kJCal gove:nrn,:'ntal,wthority h .. ~.

1:,'.,uedthe appropriati, i,md use apprn·1ais.	nwsP that C'.ic,ose this option wili b(0

i	1

OEVl'.:COl",\'ll•Xr	1)1:',TRi<.'r		
fl{(tl:-f CJU.l•X l :f)MMUl'li'f\'		COST'.,		
.I) lff,WJLATOHY			
'HATJ·::,U:NT OF ESTli\fATJi'				

LSL\IIL!SHAmNT

(JI,'

l)!'·ilHt(;

I

subject

b1~nefits

lo !ht~  financial	ob!igi.~tions		
			
resultlog from	being in the		

impos,~d

District.

by

the

f}strn:t

and

w;IJ

acc.n.tti

the

Furthermore,	the Districl	1nust opet		
					
and rnust	fol/ow c(•rtain compditiV(~		
Sf::rvin~•, it	will	1;urchii',e.As	a result.		
competP for District business	serving		

				bw~		
ate	accoaling	to	''Sunshirn:"		
			fbri,i.:i',;			
for	~mo		
	certain good'>		
bidding n~quirernent'>	b,.? bette>r ab!(: to		
srnaH businesses snou!d			
the !ands to bP included within the Dh .r icL		
	1		

/\ CDD

iocated

do,•s  not  discrim11v1te	in terms	or  the	~.\ze	of	ausinesses		
					!he District.		
		bw.ines~ with			
within the bnund,irit!S	or trans,1ct				

thc1t

can

bi:·

F.stabibhmer	.t	of		

b11sinE>sws	of	the	

the  District	shouid		
				
iocal	economy.	As		

hav(~  a	~)os:tivt;	i1npdct		
				
outlined	abovri,	success		

on	the  sma!I

of the Project

should generah~	inn eiised	emp!oyrr1c'nt	,rnd	slirnulate	economic	activity	1n		
									
					relatE·d to	infrastructure		
Jrea through incr-ea5ed constructio1;	expenditures				

the

and

priv<Jle

devetopn,enl,

thu:;

providing

enhancf'doppmtunitv

tor

small

bu-;inc.-:c,ses.

St	Johns	County		
				
requir t'.men		
		t.		

;c:

not

defined

.-:s

a

<;mall

county

for

purp,Jse~:

of

rhis

In a<jdition,	establishment	o' a	CDD should not hdv0.	a negati\H!	imp,1c1:		
							
				tho	infrastructure		
			ber,mse the co•,t  to construct				
cities or counties,					
							
					.						
entirely by the	prope:-ry owners	within the District						

on  ,mall

is  borne

ANY

ADDITIONAi.

tNFORMAl

ION

THAf

rHE

AGENCY

lJHERMINf:S

MAY

BE

USEFUi.:

C,!rtain

data

utili1ed

in

this

report

w.is

provided

bv

the

Pr:Jitione,

and

rep.esunb

Uk'best inforrnation	,wc1i!abie	at this tinw.	Other data was provided	by. Riz;'.dta		
		on			anatysis and	expN!ence	with private		
§',,C:ornrany	and was based		:>bservc1tions,					
									
						various ,;tages of		
					Di,;tri,:;t,; in			
				Development				
			oUwr Community					
developmmit	&id						

														
P.Xistence.															

,:indily,

it

is

usetu/  to  reflect

urwn

t

h1?

qi.i,,,stion

of

whether

the

prooost1

d

iorrndti::vi

t):

the

Distrkt

is

the

best

JltNnative

to

provide

communit~,

facilirics

			to tlw	.	As an	ditt>rnat;wi	to the District,	th,·	County	CC<•uld		

and				ProJect														
	servkP'S		lrr,:,rovements,	eithe	directly	or	through	the		
			pubiic									
													
finance	Hie		inlrastr'ucture	taxing or a<:,,;essrnent	district.		Hovvever	1	hc		
				special								
use	of	a Cou,1ty,control!ed									

Countv undertaking

the

irnplemerit:iUon

of

:he

irnpro.rcrnents

would

natura!ly

7.

iR<Hil' ni;,;rK	U.):Vl.'vHfi\lTY [)fVr-:1.oP:\11,:Ni	J;JST1m·1		
			CO&'f!-,		
		OF lf~f J \,lATIW ttEGl:I ~TOflV			
ST.\TJl'.\tLNT				
	ES l'AllL!SHMENT	OJ' UISJ'!liC1		

have  an	impart	on			the		Hnznce:;		t:f	tlw	County	.		Unlike	the	District,	th,.~,		
																	~nd		
																		the project			
														continue to	aJninister				
																			to						
												the County							
aitPrndtiVe	would	rNJuirc								
										
														these smviccs	and	faciUties		
																the	costs tor					
										.	Ac:.		a result,								
its	foc[!ities ,,nd serv'ces												
											the case		
																															-,, as			
																																														
would	not	b0	sequestered		to	the			!::w,.i		direct!y tH.,nefiting		from th1~n							
												the projeci	through	tht'.		
					AdditioMl!y,	the	!inandng of					
would	lw with thf'	Di:,trict.								
					di:.trict could	have	an	ltnpacl  c,n	the		
is•;uance	of	d(~bt	by	a	County-crec,~ed								

																																										
																																															
County's etPrllt'	rating																																							
																																											
J\nother	altfandtivl?:	to the Ci:,trict	·1-1ould	be	for	the	devt~loµer	to	provid1~	tlk		
												
					ovmHs	as•;ociatic,n		( ''POA'')for	opera! ions		
																							
infrastructun	.• and	to	use a property							
													
											c;uperior	to a		
				1tics	and	,ervices.	A Distnct is				
															faci									
and	rn.:iintenance of	commu,,ily		0								
										.md		
PO.A.	for	,i	variety	of		reasons		First,		unlike		a	P0/1,	a District can	impose			
																		
															ad	valorern	prcpP.rty	taxE'S.		
													.	in	thri		•;arne		manner	ih						

coilect	ir.s	a~,sess1r11~r)tc										assured of	obtaining	,t!::	needed funds	thdn	is a		
											far more								
Therefore,	t11e	District	is									
												
													and	so	~rn1st		
									local g<:vemment					
														District	is	a	llnit of						
POA.	Seccnd,	tt\i:~ proposeci											
												other		
																			in	'·heSunshine  !aw•;	dnd			
																																						
operate•	p,.1r	;uant	to		norida's		GoVt'rnrw•nt																	
											es.																						
																																													
					app!icabie		to public	e11t1t																								
																																		
regulat'ons																																													
						,dso		is								1					to			these	aiternativPs		from	,.l	government		
																																			
/\	Distdct					prder,•b e									proposed,	ornpertv	owners w,thin		
												.	W•th a District	as					

																														
account.ability cerspectiv1~								ur:1t	of	government	under their	direct,contro!.		
tile	District wouid	have,)	focu:,Qd							
								needs	without		
									to	property	owner					
rhe	District		can	then	be		rno1'e	responsiV(!								

																				.																						

disruptmg	1.1ther	County	r{ispor1sibitities																						

A Df:S(RIPTION	OF	ANY	REGULATORY		ALTERNATIVES	SIJSMllTED	AND A	STATEMENT	ADOPTING		

															AI..TERNATIVE IN	FAVOR		
																									HIE				
																										FOR REll:CTING					
THE ALTE:RNAflVt	OR	A STATEMENl	OF	Hit		REASONS						

																																											
o,: lHE			.SEO l<UtE																																								
	PHOPO																																													
							.																																											
Not appiicabie																																											

Hopping

Green

fr

Sa

rns

Via

Elcct1'f1JJJ0.Maif

V!:,.

Vickie

RcnM.

•.:,. Johns

County

BOCC

Gwwth Managemi;;nt Department

·!040 Lewis Speedway

~'..

Angustino,

FL

:\20/N

Re:

l'ctitio1i

h>

Establish Trout Creek Community Developm~ut

Distrkt'

D;.:ar

Ma.

Renna;

I

.im

in

receipt

of

your August

1:-;,

2014,

letter

in

which you

advise that

St.

Johns County

("< :oo;,ty")

("Petition'')

;t, the s1m1e.

has found tiw Pctiti011 to Establish Trout
complete to proceed.	r write thi::.: letter tu

Cre~k Community Development Disttict addrc,;s ihe County's conunent,;: inelmk<i

in

your iotter,

you

have

11sked

me

to

address

whether

tho

urea

of

hmd

within

the"

proposed

tmnn<lary of fhe Trout Creek Community Development Dislrict ("District") is of sufficient size,	
i;;;  rmfliciendy compact,  and  is  sufficiently  contiguous  to  be developabte  a:-1	ono  fnnction,il	
inlerrelated community.  r have enclosed the testimony of Brad Davis, P.H., and	Miguel Collazo,	
J 0., which addresses these matters.  In short, it is their respcctivo professional opinions that the	
JX;trict','1  proposed boundary 1:, of sufficient .<d7.c, i,,, suftidcntly com.pad, and  is sufficiently	

(X•>itiguowJ

to

h!!

devefopable as olle fonctional interrelated community.

In

subsequent

conversations.  you

have

requested  an  explanation  as  to  the  difference

i.11:,;wf;.'.enthe

District's pmposed boundary and tho Ashford Mills DRl.

I

will

first

note

that there

is.:  no legal requirement that the District's boundaries correspond with
ikwiwer, the explanation is straight-forward, and I'm happy to provide

the Ashford it. Tho hulk

Mills

of the

DRI.

lands

h;;'.-tw,~e1a the Dishict'sproposed boundaries and the Ashford MHls DRl am Wt}tlnnds that will not	
,:ontain	fnfrrrstmcture installed by the District nor lo1s by the;} developer.  Given that such lands	
will ho	relatively unaffected by tho existence	of the District, the petitioner has chosen nnt include	
6..:rn,	This is	not	m11ike the	configuration	of the Marshall Creek Community Development	
Di:itrict	within	the	MurshaU	Creek  DRI.	Similarly.  the  developer  there  chose  to  exclude	

oud,:vdopable

ucreag:1

withill  the

Marshall

Ct'eek

DRT

from  the

Mr.rshall

Creek

Community

Dcvdopnwnt

District'sboundaries.

Lastly, you hav<.1 requested that I address the vt1riety of land uses,

pri 1;1ie !and ownerships, adjacent to  the CR  16A.	A11  you observed, it fa

din;: a sch1Joi site and recreation park will be located within the Dislriet'fi
ne;,r CR 16A.	This is not withou( precedent ··· the Comity owns parks in

including public and
currently anticipated
proposed boundmfos
hoth Marshall Creek

l~t·mmunity

Development

Pistrict

and	Totomato

Ccmmunity

Development	District

and

tlw

Sc1,ool

Board

of

St

Tohns

County

owns

:;choob sites

1Nitltin

tht:

same.

A,;

public

property

used

fir	a	public  purpose,  neither		
bnm<luric~;	would be subject to		

tho	park  site	nt1r		
the Dfairict\:	si,JeeiaJ		

school  site
asscssnwnts.

within  the  District's  proposed

Cnndfrtly,  allowing	the	school	and	park	sHes  to	atoy	within  the		Distdct's  pioposcd		
									that			bt:ncth:ial lo b.oth		
						t>f this wrmmmity		i1i			
													
hi;undariei,	provides flexibility	in the development						
							from	tho District's		
				sites ha exch1dt:d					
			tho school	anti t>nrks						
			.	ShouM								

th,; District and the County					th.e		locatwn of either	(no matter	hnw	minor)	would		
propo.w::d	boundaries,	any lhturc change to									
									'Iltis		
							such	.			

																								
H:Ccly rc,tuire	tliat the District'a boundaries	i.D	be atl1usted		to ucc()mmcdute		chm1ge			
				amendment	with		t.he County,	and	unnecc.;;sarily		
	tho Distrh,t to Ufldergo	a formal									
WtJuld r!!quirc											

																				

,:,nail additional

cxpcmm

and

resource.'!,

r hopd this	letter addresses	your concclns.	In addition		
			the disirkt 1nru1ager	and		
I have also enclosed testimony	from				
				ir:. c<:mnec:tfon	with		
P:;titfon.	Thanks again for your as~1ista11cc				

			.									
Y•)U hwe any Hniher	questions									

to tho icstiroony	rnfereI1ced	abov<\		
			of tht>:		
the devefopt:r	in tho support			
			if		
.	Please lt!t	mt; know			
					
the Petition									

~;incerely,

'!
··+<:,o.! ~.J.. ,

Katie 8. Huchan:m

Hoppir1fl

Green

M

Sams

BEFORE

THE

CUONTY

COMMl::lS!ON

'-.'T
).,,1J

ffll l~,f(!
_.,,,,_,.. _l('!lo.l

,-·n1
._,,,._...,,

Jr-
.,,,,,,

JTV	li'l  nn [!)A
,r	•'fl•~•~,•,_,,, ...... ~~

PETiTION TO hS'fAHJ.!Sl!
rROUT CRFEK COMMt!NiTY
DEVE!,OPtvfEN't' D.tSTR[C',

)

)

j

AFFf

l)A

vrr

ADOPTING

WIU'lTl~NiX!<E -FILED

TESTIMONY

Cot lN'iY

OF

1:;'LJ<

H!NS

t.

Mrchad

i\-kCo:!um,

uf

Freehohl Capitai

11,fanag,.~nic!lt,

I,LC,

bdng

firr-:t

duiy

~won:,

do

herl:'by

t0

ta!e

for

my

affi<favit

us foHow8:

!.

have

pt:rsnnn}

knowledge.

of

the

nrn!tcrs

sd

forth

in

thii,

<1.mdavit.

2.

My

name

is

Micb<1el

Md

:olium

,c\nd

my

busine"s

addrtiss

is 352 Pas\'oReyes

under

iny

:Hlm;~

to

the

County

Commissin11

of

St.

.l,JIUls

Coonty rdatiug w

tlH~

t~.stablishmcut

of

1he

Tt\'U:

Creek Cornrnunity

Devdopnicnt

District

and

atwd1ed

hcrclo,

is

im,: and correct.

lront

(

'n:0k

Cnnurnmity

!Jevcio1n11cni

Db!rkt -::srnbiislm1cn(

hearing,

r:1y

oral

anr,wcrs

would

b:;

,f,e

,i:1mc

a-:

the written

an:-wrrs

prcs<'ntcd

in

my

pre-filed te:nimony,

i

My

credentials, expericni;c au,!

qual:fkntions

eo11c:crning

the Petition, its cxhih:!:;

nid

!/1~

n:;;1sons

for

csiabiishing

the

Dhtrkt

are

accuratdy

:;nt

forth

in

my

orc--fi!cd

tt:stiuway,

6.

My

pre-filed

testiin(';llYaddrc,;<:es

the

variow;

~natutory

1\~quiromc11t3

and provides

-m

ov1;iview

or

llw	p10poscd

dt

vc!opmcn(

within

the

i;rnposed

Irout

Cr,.:ek

Comnmnity

/.

No

corrccli(ins

,1r

a:nmdrnrnfs

to

my

pre

fikd

test:nwny

arc requirc~L

l.

(

L

.:(

?I

																					..-iY	OF 1\'1	H :U:\El,	MCC01	J	,TIM														

										fi;;STJlViOi												Dl.:VTU,OPMRNT		BISTRICT						
.FOR TROUI	CJUmK	COMMlJMTY									

																																									
																																																		
Please stat(,	,rnm·	11amc	and	1.rnsint~s		add,•.;-1,s.																											

My name	is	Michael		Mc011lmn	m:d. my	hut>:rte'•,fl	a1i<hci:;s	is	152	Paset)	Reyes Drive					

				3W95	.																																									
S.,iut Augu~tinr:,	Iii,																																												
																																													
Hy whom		an: ynu ,.\mployed	and	in what	capacity'?																								

						. Manar,er	for I•rccho!d Capital l\.fonagemcnt	.•	LL,~;('	hcd1old''),							

: wn Project																																																						
												youi·																				.																							
Brfot1y	sunnnarlz(~		dutk!<i :rnd responsibilUii:s																							
																																																		
																			to		rnrmc1ge		the						..:r		plOJcct,			including	i.:nnlractiug,		
It  is	my			respon:;;bility							Shl\itrwati																							
											otu,																																	
						activities, budgcw,																																		
(k·velopment																																			

What	(u>sitio11s	did		you	hold prior	to	yom· pn~!'lent	position?															

																																																
																																																					
have		15+	ycnrn	t•t'	oxpericuce	in		Eugine> 1 ing,		Cousiruclloa,		Lmd	Devdopmc11t,		iatd		

																																																		
h":surani.::.f~.																																																								
.		
Brid1y	dcset ibe Yi•m·	educational lrnckground																											
																																															
.~r		
r holli a Bachelor	of	SdenGe in	Civil Engineering	from Clemson		Univer1,ity	and a Ma;;1		

										.																			
•>t (::{usincss	AdminisiJJtion	from	tbc l	Jniven;ity of c;eorgia																				

																																																						
\\ho is the	Petitioner	in	this procrecliug?																												

The Pcti!ioHcr is	A:,hfotd	Mills	Owner	VJL	LLC.	Freehold	C11.1,ital	Managmmmt		is :m		
											Ow		
							ta,;ked wi1h	coinplcting			
						}wner	Vil,	LLC						
authorized	rcprcsentntive	of Ashfon!	Mills t									

																							

prnjcct.		
.Arc yo11	familiar with the	PeHtion	filed by	fho	Pctitiouc,· seeking	the	<.\'itablishment		

					<H5frid?																														
								development																															
,if ;1 comnumity																																

Y,;3	l	as:;is1ed		in lhc preparntion	1>f	the Pclition	fiied on	July		28,	2014, with	St.	Johns•		
														with		
												and	worked				
										exhibits						
																						
									and	;lccomp:rnyi11g								
C<mnty		(1ho	''Petition"),			m,		rcvfaid,										
																	1 reviewed the Petitinu		
											to prepare	iht:	filb1;j•			
			c,(" the	~cam	of	consulcan1s \ve hitet,						
m.--.:mhcrs										

								'.o	its	filing.																																							
wd exhibits	p1inr																																										

\.Vhai	is	the	1wopo"ed		munc	of	Hm	District?																											
																																																District					.			
The proposl't! aatnc		is the		rroii! Cr,:ck	Conununhy	Dcvclupirwnt		("Dii;tr'iGl")			

																																			
																																													
Baw	you		reviewed	•.h~ cnntc11ts	of the Pl'thion ~nd approved its findings'!						

				

7

l 0.

Ar<:. then• any clrnngt•s	or conN:t11rns	to i!.te Petition at Otis	tirne?			
						
Al'c tlrnr~ any	changc,11	or corr~dions	lo ,i,1y of U11! exhibits	submHtrd to the	County		

r~t this H11rn'!							

);

l'!ensc generally	describe e,adt of	tl1c cxhi!iit.; attadted	tot.he Petition.					
																								
Exhibit	1 is	the nap	,<:llowivg tho gene.rat location	of the propo:wd	District					
													
Composite	Exhihit 2 is	th..: m~tcs ,md	boullds description	of	cxl.emai boundaries of tht:		
					c:m.cription	of the	external		
popcs~d	Dit:lrict	,,ml a	map matching	the :nct:.:s	and	hnunds					

ttmndarie" of the proposed District																			
Exhibit 4	is	a rnap depicting fohirc	gcnt~ral dfotribniinn,	k•catioa and extent of puhiic	and		
					use plan				.					
				Dfotrki	by thr: fond										
																				
private hind nscs within the proposed				ekn1cni					
																			
F:.:.hihit	5 i~: a map	cfopkting the	proposed	and	exi~ting majur	water and wai;teWtl1c,·		
														
fodiitfos,	,1::;	well as drainag;~ patterns within tbe prnp,)sed	Di8lri,;L									
														
Exhibit	6 is n sw,1mary ofthc cstimatt:d	coste: and	ostimnted timetable for	constructing	the		

r11 {)po:md	I )i:-trict	irnprovomcnls.																				
																								
Exhibit 7	pnwidcs n	list	of faGili.tks	the	pniposed	Di:.:rid	m1ticii.,utc::; it will	provide,			
												
i<.knlifying the a11ticip:ilct!	uwncr at1d	:~ntity t·r~Splmsihb	for	ultimate	mitintena;1ce.				
												
Exhibit 8	i~	tho ~tatcnumt	of Estimated Rcguhilory Costs rt:qnin:tl	by statute.				
												
l~xhibit	9	i:-.	the authorization nf ai;ent	form	which mithorizcs	fonathan	T, JoJmson	and		

K:Jtie S.	Buchanan road as the aj~,w,ts fur	t11e			.													
			1\:tirio11,:r													
Were these exhibits	pl'Cllarcd by you (ff	under yom·	supcrvjsion'!								

'frs,  f engaged  ,l	consultant kfim	and	dir:;ctcd	Uw	pr,2rwrati.u11	1if  the	,}xhibiis  to	tfa:		
																					
Pdi!ion.																											
To the best	of your	f,:uowfod~e, i~	file	gcuornl lo.:aHou	map	identified as t£xhioit	l  a		
										District?				
trne and			. depiction of the	g,~nual lot.>ation of the pn1po!kcd					
											
	a,:cm·atc																							
							Page	2	of	H															

24

l5.	rro	the bcij(	of your	IUlff\Vlcdg<~ is Cltl'! Hlt-:ft:s  and	bounds	tlescripf.lou of the	cxternai.		
							included		
								and the map			
	hi,und:uies nf tlrn	Dist.rid	included	in	C1)tu[H};,itc Exhibit 2				
			acruratc rcdtation				fhe	Ianti	arra		to	be	f nc.lmfod wit.It	in	the		
	il1crcto, a	tnt<" and		1)f											

	J>ro1wscd	District'!																																			
	To	the best	of	ymu·	.knowledge, is	.Exhibit	3 a true nud	ncctn:a.te	topy of Hit t;orn,rnt		
								percent	(100%) of the		lamfa		
	:lntl Jt)indcr	obtained from	the owuer.,; of	om~ hundred						

				within the proposed Ufotrkt?																							
	tt, be included																								
																																						
	Ye:-i, itis.																																								
	To	th(: best of	your frnowkdgc,	is	lt~xhibit	4	a tnrn	,md	:iccurat,,	map that depicts	tht>		
																		land				
	futuni general distrilmtiou,	location	and	extent of the 1rnblk and private		USl~S		
													
	within t!rn pmposed	Dlstrfd: hy the	land urn plan	element'!														

iS.	·ro	the best of your lmowlcdgt\	fa .fi::xhibit	5	a true	,md accm·ah:	depiction of the		map		
								fadlitic~,	as	wen		

	tlc1>ktiug thf.	propoSL'd and	existing major	water	~rnd wm,tewater										as		
																	
				for the lands	within the pniposc,J District'?														
	tiraiuagti patkms																
																																		
	To	the hesf	of your	luum•h~dge,	is	E"bibit 6 a	true	1111d		accurate summary	of	(he		
						of	coustrncting,		installin1:		or	acquiring			the		
	t'.stimatcd	costs	and	tinieHne													

					lnnd within Hie prnpo8cd	District'!																
	infrastrnctm·c	sening																		

w.	To	the bt~st	of your	lmowfodgl~,	is	lGxhibit	7 ,rn	accurate	depiction	of	tirn	typcis	of		
										expects		the	UisMct	to		finance,		
	fiwililics  a11d	r,m•vices	tlrn	Petitioner	p1·1:seutly									
											responsible	fo1·		
													entity				
	construd,	acquire	and/or iust.tll, as	wcli		as the	nnticipatc<l					

	o·~vnf~t·ship nut!	rnitintc11ancl~'!																																
																																						
	To	tl1<.·  best		of your	knowkdgt\		is	Exhibit  8		a	trne	and	:iccumtc	copy	of	thE		
							Costs {H'~parcd by		Rivcifa & Company, Inc.'!		
	Shtkrneu(	uf	li'.stimatcd Rcgulufory					

Page

3

of:i

12..

'l'o	the	h(•st	ot	y!H!f	kno,,vh~rlgc~	is	E;xhihit	9	a	tr11e	a11d	acturatc  copy	of  the		

:'.J.

I

l l	Z4.

,:\ullwrization	of		
			
Yes, it fa,			
Art\ the t'OJtknts		
tnrn ~md conect		
Ye.s.			
Arc you familhu		

Agent li'orm'!

of the Pt.:tition, amt	the t'.xhihits		
lo the be/it of your	lmow!(;dgc'!		

with the area that is JU-oposed	t«>	

athtchcd	ti, tt,	as described	h1:n~h1,		

b(: indmkd wi1hin	the District':'	

ro1

1-'f
I'

JO

7.9.

Ye;:,	I am familiar with th,: general at)~a awl the sik	specifically.		

Approximately	how !i1rg,1 is the	proposed Jllstrfct	in	tu:res'!														

r1(:	proposed District is lornted	,.mlirely	wili1i11 unmcOJJ)(Yatcd	St. Johns Cmmty.	Fl,>tida		

<tml	cowrs ttpproximatdy 997. 9	ai.:rcs of land.																			
What 11kps wen~	tak1:n with rcspcd: to	fiHug lhc Petition	with St	..lohns	Couuty'!				

On July 28,  2014	the Petitioner		filed  the	otiginal	Pctitinu	with	the	St.  Johns	C\Jt111!y		
												to	the		
			foe.	Copies of the J>ciiHon	were nlso provided				
											
C!crk, along with	;: $ I 5,759 filing							
C,.nmt.y Administrator aud Com.tty	Attorney																				
Has	no1kc of the	!waring bcn1 prnvided	ill accordance with	Sl•dion 190.005,	[i'lo1i1fa		

																														
Statutes'?																														
Y,:~,.	A	notict~ ofh,}aring is being	published	in tho St. Augustin';	RccorJ, a 11<-.~wspap0r	,1f		
								
						(4) con~ccutiw	w1.·dc,		
				a dl.<;p!ay ad for	fbur				
general	drculatiou	in St. fohtts	Cm;dy,	as						
										hy		
							lcd wrth	the CounLy				
																1		be	!						
																dill										
iJ1m1cdiatdy preceding the Imufag. P,·oor	n!'publication					1											
																		
~ht! time of the cstabl11;hmc,1t	hcarittg.																							
																											
Who arc the fivt~		p<wson:~ desi.guntcd in		the  PeHtinn		fo serve	.,s		the	iuitiat Uo.trd		of		
																	
S111>1:rvisor:f!																														
f'he	tivc pcr:,ons ar:~ l km Davis,	Andr:,:vy	Smith, D<Jug l	>avi.-1,	Henry	Green	and my::;elf				

JO.

~re  each	of Oll!  pc.-sous  dc.sigrrntcrl  to  :mrvl:	as	
,,-,sidcnis	of Uw St,1tc of Florida and dtizc-us of	tht'	

the  initial  Board

I Jnited St:tfos'!

of

SU(h.:rvis<w~;

25

31.	An:	there	re...,i,foutiltl	unit!< plmmcil for clfvdopuwnt \-rlthin	,h~ {lHJ(_)o~ed	Oist.rict'!		
															
	Y\'.8.	Them arc c:ppnnimntciy 22r,:~	rc.c:idc11tial unitq	pfanu(d for devc!.opmcnt		within	ih:		
												
	J)''tlposed	Dit;ti-id.																																								
	Arn	there	rcddents	currently	iivhlg	within	Ute	arens	to	be  im:lnd,!d		wHhiu	the		
																				
	nistrkt, and,	if	so, hnvc 1hey hccn	notified about the ere:ttion	of the I>istrkt?						
In addition to	meeOng the		retJuircment!l	of	Florido	!:nv, what other	steps	Will	be		
													
t,1kN1	to	emmre	that	Jffospectivt:	purchasc1·s of	the	f)Mricf	receive	notice of the		
																			
l:xLi.tcnce	of the	District and lts asscs1H11cnh,?																						
T11en,	are	t:l:r(ain	i;tak	la\\'	db,lm.,t:re	rc.~:ii1erm,nt~,  that	all	c0111rmrnity	,Jevdopmt.'.nl		
																			
district'! ("CD.Ds'')	rnust	1m:eL																																	
																																					
Firnt,	within		thhiy	(30)	days	t1f	tho		es!ablh:hrnent	of  iht:i		Distriut,	a			Notice	of		
																			
E;;t2,blislunent	is	tequiced	to he	recorded in	thn	propc1iy	records.	The notice		contains a		
									by	Section		
																			-;	(~,·	the		Ifo;trict					-:,	a~ h~quirc,t					
k?,al description of lhe										:.11111 disclose:																
	boondarie:									of the boH-faccd fonguagc	set	for!h in	thG		
190.0485,	Ffo,·ida Statutes, through inclusion						
paragraph	iaum:cfot(cly	below,	that		t.1e	Dhlrict  may fovy		a1ises:--111ents.	The		document		
								for	som<;O!W  lo	obli1in	m()n,:;		information		about	the		
:i!so	provide,~	contact	infimnation											
												f,omenne		
Distdc;t.  This	documtnt	should appear	011	a title search typkal1y prepared	wJ1c11			
												
111!:~nds	to	p:m.:ha;:;c a hom0 ,.tfkr a	District	.ha,;; he.en	c:,labfo,hed.																
																									
;-£0.:nnd,	Secdon	J90.048,	Florida		,'.'ta!ute.1,	rcquir0~  certain	co11tractunl	:anguagc	to		
																ou		
itJ!pcar in	bn1d~fac,,d	nnd	conspicuoti:~	fyp,::	inm1cdhtely	priot	!o	tho	si~'118lurc	line			
								'foe fol!nwing	ianguagc	will	be	required:	TlH~	Trout		
:,very	initi;:il pur..:haso	contract									
Cttelc	Community	nevcfopmcut Di~trkt may	impos,i	and levy taxes or	assessments,		
01·	boOt	taxes		and	nssessmentii, on	this property.	These	ta:u.$	and	ai.ses:m1enb;	pay		
the	constl'uc:tion,	opm·ationj	and mafote1rnncc: coll.ts of \:crtaia	Jmblic	facilities		,rnd		
Sl'tvi<:es of	tl11~	Distt·ict	and are sd	:utnually	by tbe t!OVerning	board of tbc l>isfrict.		
Thtst'.	hues and							-1	are	in	additfou	to co11nty	and other local gove,rnmcntal		
		assessnwntt		othu	tnxcs	:nul ass4.~lismc11t,1 1u·ovide!l	for by law.					
taxes and assessments	and all									

																																					
Third,	when	:.tsf:cf,s.mcnts	arc		levied	for	t!w	first	time		m	wben  previously	levkd		
																		
a:•i:-;csst11cnt~	ar;; raised,	thlticc	of a	public	hc:aring	i:,	n.,quitcd	to he givcl! hy pt.hlicatkm 1n		
a	foc:1l	nc-,w,,p<ipt'1		imd	hy	nulil	In	all		pop~rty	,)wncn::	within  !110  District.			Tiw		
																																																	
as~csr;mcnts	arc. !hen ronsidcrcd	a!	,i	pllhlic		hearing,																					
Fnirth, the	Dis(ricl will	h(: rr~q11in:J	t,)	ador,t	and record in the	SL	Johns	County	Puhlic		
															TiJiS:		
Rc:c:nds	a	Disdt.:;mc:	of Public	Fillaadng	and	Mainteo~1m:e	of Public Jmproven1e11ts,			
							lb,	Dii;tri,~t has	undf:r'aken,	tbe	cxh;tcm:.:.	if		
Disclosure	:;1munarl2c;;	tlw	financmg	phm									
																																																		
nuy,  of	capHaf	,Hd		cper:itions	1111d	:nainrcnatu·e	:Hsi·:;{Smcnts,	and  tlu~	fot:ilifii}:;		and		

25

l7.

:-:crvlcf.:~	Ulat tho 1)is~r1ct	vcovidc~~ and				.  ~l'hi!-;	L>t•.;Lfosure	is thell	provided by	ti•r-.~		
			n1aintains								Flor!da S'tm'utcs,		
Ui:,trid to !he dcve!op,~r hi satrnfy the	rcquircuH~Hts (•f	Sedion					
			1':>U,009,								
,li;d	is al1-o ~,vniiabk fnr		iw,pecliNt hy	n.•c::;idertfl and pmspeclivc r~-;icfonts.								
Would yon please descl'ihc the proposed	timetable for ileydoprnent	of land. wi(hin		
																		
the f>l'0}1ust:tl District'!																								
t1 is	fnlticipatcd :hat lhe	Distrkt itnprnvcmonis	will	be	nHtik,	acquired, constn1dcd	aud./o;·		
			.	in	2014. Jt 1s auticipa!ed	that cornp!edoa		
installed	in 11p to thrci.;														
		(:l) phas~:s, conmww,iuiJ																
w H	be hv ?ffH.																											
Has	all of tlte deve:Jopabfo fand within	tht	prnposed		Distxict been pl:nmcd	as 11	sini;:fo		

c111nmunity'l																											
'{c:,;,	i.ht:	devdopah!e hrnd, alrmg with the Master idia~trndttn		to be 1naintaincd	hy		the		
									h>		be		
ruopused		Dh:trict	that		will  servic1}	the  dcrnlupnbJe		!and,	although  anticipated					
											.									
																										
				(3) phases, 1s p!annc~d :rn a single conununity										
,;l;H:,(wckd in three											

Would yon gci1t)t•:dly		desaihe the service~	nnd	taciliflcs	you currently expect	the		

																									
paopused	Disll'ict	to prnvide'!																						
										1		District	!o	provide for stormwa/~;r	ummigcmem		
fire	Petitioner pre·~ently	iutcndt1 for		t rn										
								utilities, landscttpe	and	hlir<lsc,qlc		
system::;,	wafer ,m,.i	St~we.r systt.:tns,	roadway:,,	1rnu,!er					
								indnding		
improvement-. and  recreation fodlil.ies,	Ci1pital	costs	of these	in1prnvcmcnt:~,			
as,,oc:ia(ed	t·onfiug<>nci{is	and profossioual foe.::-,	will be	borne	by	ihe Disi.ricL Petitioner's		
grnk.i	faith	oxpccta!lon		of tho  eosts		l.\llSociatcd	with  stich  impro'li~mcnts	is  itemi;'.etl	n1		

F,hibit 6	in th1: Petition.																								
Did you cause the	,:ost	cstimate:i identified	in	1:xhihit 6 fo tw fH'eparcd?							

.rn.

What methods were used to estimafr thci,;t~	costs'?									
The es1irnatcs arn 1.msed	on  rn1<ean:h	rt:JY,fnding fostodc;.ii	nisk:	ul' cotrniruclillg	::iimrlm		
								
infrl!strncturc and	curna1i	market conditions	.										
													
In your opinion:	lll'C	the construdfou ,:osi: estimates fol' tlw	proposed	faciHtics	for		

!he proposed District	n.>asmrnblc'!												
														
l.n the best of my	lrnowlcdgo ai"1d	ha.~(:d	,:n the inform:,tion av2,i	lahk.						
Iu iieneraj, what	!inn11dng mdbods	does	the Petitioner	prop,ls~~	the Jlistric(	may 11,e		
										
to pay for the :mlJdpatcd fadlitics :md sen	ices?									

Page6of}{

r\~tilioucr	pn;senU.y	expects	that.		H1t1	r>istrict	,viU	finance		Cf:rt-ah1		xerviGt!-S	and		
																		
										The debt	issued by 1itc proposed		
						ex,~mptlJonds.				
					of tax.					
											
improvements	through	the	fo;;uhrn.:t;						
							reforred		lo a8 spedal)		
					non--,Hi	valo.wr1	(sorn1:tinm;					
					by								
Distriet fr,	ttXp,:cted	to	ho	rerircd									
											nrnintcu.:ui.c(·		
														
									Distr.ict.. Ougoing			
									propqsed				
				prcperty		within !he					
				b,:11cfim~d								
M;scs::-:mcuts	on									
										as		
							m:,n-ad	valon;m assessments			
									by					
								funded							
			arc	cxpi~ctcd tn	hG									
			a;;iivi!ics												
and operab1H1t1I													
												to he	fonded by		lhc		
				with a hond		issue	11rc.	nntkit,atcd						
		int fiiwnccd											
wcII.  Any	lac1	lilie:~												

																							

developer

using

cenvenliunal

financing opt hnt~.

Who

will

be

•·e.'i{lottsiblc

fol'

paying

thl~

proposed lHstl'ict's assessments?

Only  current properly	owners	and		dwse	,vhf)	chrn,si;:;	to	acquin.i		property	w1li11n	H10		
											anticipated		
										.	His not			
					fr,r paying	Disttict	ai::essrnenls					
propo~t:d Di~trict will	be rcsp011sible								

			will i.:,:sue	gcmm1I	obligation dcbl	that	pkdgc..<-: the foll faith	nnd		
-;ed District								

that the prnpo:																	

crwHt

of

the

propm;cd

Dfr,lricL

Will these proposed Histrict	dehts		
			
of Jilo1·ida'!			

he

iln

obligation

of

St.

,fohqs

County

or

the

State

No.  The	dcbtg wiil	be 1l1c.~	ohliga6m	of		
						
provide,,;.;	that COD		debt cannot	become		
					.		
				government			
		con!-.cnt	oflhat				
with<iut the						

									

ib.:

tlw

property	owners/developer,	as		
				
		of a	Gity,	a	com1ty,		
<-.()ligation						

Florida law
or :he sturo

Why

is

the

PuHtionc•·

seeking

to

hnvc

a

cnn

cstablishetl

for

this

area'!

Thero arc hundrcJs	of	CDD:;	!luoughout			the State	of Florida,		CDDs are		dn cJficient,		
															-::c of		
												th11									
																				in										

;:ifoctive	way		to	provide	infrustrnetuni	and	have	bcwmc	accepted			marketpla					
										cffieicnt		maiutewmo.,		
						assist in tho		streamlined	aed					
					the	ability	to											
									have														
homebuyer1'	. CDDs															
																							
															!o developing	ccmumnities.													
		ofinfmstmcturc	and services															
an<l openHion																	

																																																	
			
																																			is	logical		for this					.		lt provides	a		
Fm.m	nur	perspective,	the e3tahlisl1mcnt	of,{ CT)D					proicet						formai		
													District iti u. strncturcd,				
							.			!'he	prnposicd					
								-secure entity										
								financially											
kmg-tcnn,	sfabk,												
											c!e-'>irc::,		
										(hu	c1rcumst<1nces	au.d				
								changes	in							
				;.-cspolid			to	fotun;									
													to														
~1utity	wit!,	tht: legal	abiiiiy																
																				lax		
													District		has	a1.:cess	lo	the County's				

						.Fli)rida law, the	prntioscd										
					.	Under												
of ii~																					
																		that		
																					.			In			
																																									
	residents																																						wiU															
cuilcdinn mechanfoms,	which	helps	c;-;nsuru	tltllt	the	facilities		he maintained								
											.															
scmc, it is	preferable	over control	by a properly	owm:rs'	associet.ion																

																																																	
																																																								
A  CDD			has		the	fornndal			c:1pabi!ity			to			r•ssi~t		in	the		pwvision		of necessary			capital		
																							b11ihters		
																			-ic.. The.		County,	dcvclopiJrn,			
							may otherwise	be lht;									
									than											
								sooHer												
																									
improvements					c:a:		-.		in		terms	nf m:i:1::s;,;,	h:;,ffi.c flow,		

:rnd roxidcnt:::	will	all		bcn0fit	from	these}		in1proYe111~ut										is the	cHtily	preforre<l	by		
									i\ CDD	a.Jdi1innally						
,,1fo!y and	gcnDral prnperty	~nh:mcement									
												
									opcto.tt}	and		
						ciistricts,	to					
					rnenagcrnent							
							w,1ler									
		including	many										
many	r.~gulatory	m~encies,															
													bt:causc					
										.		This	is				(it(}		
							.-;imibr																		
														other																				
													am!																						

																																																				
n,aintain		tlw	stormwater	manag,!ment								systems				abWty !<i	ensuM		
					ope11	rncct[ng:;,	with		the		financial				
											h													
									cntily, op,~rr1til!g														
CDD	is	a	perpc!ual															
																					
																									is		
																		and		,ancnities				
																	fadliti1;1s							
															cuvi101uncnfal									
							of	thes~~	importuut										
that  foe		maintcu,111ce														
																
														i:-: a		logical,		
															a	CDD						
						of		this			pojcc.t,		i.u	my		(jpin:on,									
				the		ua!me																				
				.	Oivcn																							

																																												
.1ec1lmpHshcd			.'tblo	way	to e11surc	H1is	1wede<l	infrastmcltJrc	i.; maintained	.									

																																		
																																														
pn;1kHt,	and dcsir		

?age

7

oC8

HFJ<'ORH

Til.b

t'OlJNTY

COMMfSSfON

ST.

JOHNS

<>)UN'!'Y,FU

)HH)A

PE'ffflON	TO ESlABLlSU		
		COMMlJNII'Y		
TROUT CREHK			
DEVEIDPMENT	DISTRICT		

)

)

\'l'ATb

Ol·

FLURll>A

COUI\TY OF JIILLSBOl{OI/UH

·-rnre Jh rny affidavit as	foilov1s:												
														
									:wt forth	in this			.		
!.	r have imrsc:nal	knowledge Gf •tw	m:1acrs			affidavit		
										
					nnd	my		-1	addr<:[:s	is	5020	W.		
	My llallll:	is F.	-	Wilfi;u1s,			hu-,iiles:						
			Petei												

Li11d,a\Jgh

3.

The

p1cpareJ

writkn,

pn:

filed	te·,timony

corn,is1ing

of

twdv0

(12)

page:,,

,ohmitced under my

1.,arm:

tn

th,::

County

Conuni:ision

llf

SL

.fohns

County

rela,ing

10

th:

Tro111

Crcdc Community

[)1.:vdopnwnt

Dh.trid

csta11lishment

hearing,

my

ornl

answers

wo,1ld

i

i,1.mclal

,t:,µ;;c!s

ol

spcciai

Ji:-.lritts

:m·

,1cc:1rnw!y

sd

iimli

in..~~-

...fr'~✓ <

pr~

Cikd

tet.tiimm; .

No

corrr:ctious

or

;w1cndme'.ltf.to

my

prc-filc:i tt'stinmay arc required.

!J:1der

p~nalties

of

perjury,

I

ded111e.

1hat

I

h:ive

read

Ute

foregoiug and the bet;; aliegcd

~,::••.A'.••/~

.••'

re

F:·

Peth

Williams

SWORN	TO

'.·;cptcmhe1:, 2014.

;ind

SUJ3SCRIBFD

h.:fiHe	ine

by

the

Affia:11.

en	tilts

_Vil

day

,1!

NOTARY

fr•,;\

{1~,f'i.'_ ., :L_',: l~

Ch:".':,,~,~0

ur
M.

FL{)RiHA
&~1s

mlNn-rn

:(,cruniStim;.I J..:~;061296	
gxpitcs:	1-"t:ll~ 11, 2n1:-;	
rnnu ,,:r: ..... ,,	:w'J. r1":i.H\C co.J &c.	
	1	

Typed Name

Pcrsuually known X'

'. ·vp.:: of !(1<.:n(llkalion prod

1crd

7.

BEFORE

THE

COUNTY COMMISSION

PETITION TO ESTABLISH
TROOT CREEK COMMUNllY
DEVELOPMENT DISTRICT

)
\
l
)

AJ:i'F1I>AVITADOPTING

"".RlT1~N,PRE-·l''lL~ll,TEST.IMONY

STATE

OF

FJ

DfUDA

COU~rn· OF

Duval

!,

Brad

Davi.;:,

of

Pr<)S::-.t'.r,

fne.,

being first

duly

s\i/•orn,

do hereby

state

for

my

affidavit

5:.,

Soit0

.WO,

Jacksonville, Florida 32224.

·3,

The prepared

written,

pre.filed testimony

coiuistinf{

of five

(5)

pages,

s1JbmiHed

,ndcr

my

name

fO

the

County

Commi:-.sio11

of

St. fohns

(~ounty relating

to

the

csrnblisfuncnt

of

/w

Trnut Creek Community

Development

Di.~(rict

and

auadu:tl

her{JtO,

is

true and

corrnct.

4.

If

I

wc.~re

asked !he qttcstions

contained

in tlw

prti

filed  testimony orally at th.:.

Trout

C'.n:ck

Community  Development

Di1,tdct

est~blishntrint

bearing

011

October 21, 2014,

,

1y

ornl ,wswi!rs

would

he

the

~am<.,

as

the

written

,msw·ers

prci;~oti:d

in

my

pre

filed kstimo1:y .

.5.

My

Cl'edendais,	expcrlern:e,

:md

qualifications	relatt'd

w	prnte:;sional

My

pre fifed

1t:iaii1tony

genl.'.rally

~,ddrcsscs

!ht:

nature	of  the	services

an,i

i

Kilitie:,

rropc~ed

for

tfo:

Trour Creek Co1J;munj1y

Deve.inpment

District  and  rhe

itpplicahl,;

Jl	1.	

	T1(8TlMONY	Of<' BRAD DAVI8,	P.K,	FOR ESTABLISHMENT	OF							
														
				.K	COMMUNrtY	D!GVKLOPMENT	In.STRICT									
		TROUT																			
																									
				CRRJ•'																																	
'Viynmne is Brad		Davir;	aud		t11y h1r;in,;ss	addrn:-:,-i	i~	l 39il	l Sutt.in	P.uk	Drive S.,		Suitt1		
																													
200 . .Jacksenvilk,		Florida J21 ?4.																												
																																						
Bv whom	:u-e you	cmployt:t!		aud in		what	rnpadty'?																			

																																						
i :i!n ~mployc:<i	by	PrM,;er, hK. ·E a		r•J'incip,il,	b11-~irn::!-:,-,	<icvclopw1:11l	n l;llrnger and	civil		

(;11girtt!Gl",																																											
H,nv long	have		you	hdd	llrnt		posHion'!																									
																																			
i il!lVt;	bt;en	,, ht1::.incsi;	d1:wdoprncnt		m<111agec	and	a civil	n;ginccr	at P1\l~ser	for 6		yenrs		
																	
											or thos(:																
							rm· approximately	,1				-;.													
																																			
,ind	IO	monthi H')da	Pdnc.irai					year,													
																																		
Pk11se	give your e1hwationa1		backgrnund, with (tegrecs	canwd,	ma,jor	an,as of	,tudy		

,\wJ	institution~	aHeudcd.																																
																																								
[)s; you hows	any !Jtt.lfcssionat	licenses,	re,~isfratio11s,	ot·	.:twtitkf\tions'!										

Y,:s,	l.	am	a		licco;;;ed	Profos:;iornil	lhgin:~cr  in	the  Shitc. ,:;[ Florida	,md	also	,1  LFED		

																																		
																	.																												
																																														
,;er(ifit:d	Ac,::n~Jitc1i	Proft;s,,imm1																												
																																					
_\re	you	11	memlui1	of	any fffttfes~io))a!	as:rnclations'!																			
																														
ieH,	l	.im		u	mernbor	of	FlCE,		ACEC,  i"-lCEFS	an,1	Nmllteast	Fioiida	tln:tdcr~,		

				.																																										
A::.~Ol'i<>linn																																										
																								as it relate.I/	to	p11hlic facility		rfosign alHi		
Pkasc	sumnuui,:c								cxpc1'irnu·H																						
		your prc\'ions									-																			
rnu,;(.ruction	1uul	land	development	and plmmhti~																			

:rnve	bGcn		n:.·sponsihle	:·c.,r		U1i:; 1ksi211 al!d	pe1 milting		of public	infrastructme	a•,	an		
													,1li		
											tngiJwcr		for	tl!G	la.,t	15	yearn,	This	indudc:s			
								and  pit)fessimw!													
,:ngineering	intcm															
																			and utility				.			
																																										
dc111cnts	of .'.-itc	entitlemcnt::c and deHifil such as	roadway,	siomwutcr		dei;tgi1			

																										or Ute typ,\	and	nature	contemplah	d		
H:n·c you	been		iuvolvcd in	any tfovclopnrnuts																		0			
					Development	Distrid ("l)istrict")'l				
,\'f!hin	tht..: pn:.posed	Trnut Crcd(	C(l[nnurnUy						

																														

t

								0	cnlc: prnjeds	.					
Y,.'.S, I hav0 b,~cn involved wit!!	nmlriplc DR!	·							

Are you  famiilar ','l'ith	the	l'i:titiou flied	t:y WFC	Ashford	Milfa Owuei·	VII,	l.LC		
									
							.District'!		
<.'"Petitioner")	. on .July	28.	2014, st:cking	tbc	cslahlishment of the proposed			

																

to.

Arc  you	ge11ernUy	fomili:ff	with	tin,  ~cugraphkal	,,rca,  typt~,	and	scope	nr		
										
						of the	propo.wd		
•kvdopme11t	10111  Hie av:1ifablc services and facilities in	the	vidnify				

												
Dfatrkt?													
Which docnnwnts did you 1n·epm:u H	hah, ottwn,;	prepare under yoat· supervisiou'l		

Do

any

of

those

exhibit;;

,

cqnirc

any

change

or

,'OlTC('tion'!

u.

Are

Exhibit,

1~

2,

.f,

5,

<,

:md

1

to

the

PeWiou

ll'lte

and

correct'!

14.

l I

hi gcnernl, whal	do	.'l	1,	2,	4,5,6	and	7 to the Petition	d1!1uo11!-'fratc·t		
												
		Kxltibit																			
Exhibi; l	is .1 nt,1p	dwwing ,ht} gc11c:rn1 locaC.m in w11id1	the	pn,p,,1:ed Dist rid is focaJr,J		
										
i .:n111positc	H:dtibh 2	i;-.; a ndcJ	and bounds	dc,;criptbu	of fie	extem,Jl bo,mclark:•: of tiw		
					lug tho :-nnw									
			a map dcpic										
		)i1,;trkr, togethl;r with											
;1.1 ,,po.'icd I						1													
																			
Jxhibit  5		is	a  rnnp	dcpktiug		i!w ['h>posed	and	cx,sting	major	water :md  w,Hc¥:akr		
													
										Distrkt.				
':C: ~iliti-:::-:,	rn	wdi	as drainage pattcrr:s within	tlw prnposcd					

																								
:t~:hihit  <.i		providcis	the  cs1.imatcd	cosl:-;	nn1l	i!mewhk	for  co1utructing	tl1c  propo,;ed		
															
					.'i.																			
)·st, ict improvem~nf																				
'i.~:hioii  7	prnvidcs 11 list ,>f fiwilitks Ute prupm;cd	I>istrict	wi!l	provide :1nd	ident1fie-; the		
		.;e,									
		;rwncr ;md enti~y rnspLmsiMe !or													
.wfi:;ip:ited														
		nrni11t<:nmh										

'J
!, ...

\{)

li.

Whai	ntpital	fadlitics	arc pn:1:;1~11tly c:qu·ch'd to h{' proviflcd by	ihe	DMrkf!						
lhsed	on	info1,nuiior,	prm i<kd	hy  Petitioner	and	as	mm \i  folly	dciicribcd	in  Pelitioin		
Gxliibit	/,	it	is presently	cxp,;c!td	il1Ht		tin,	Di!-:trid	wiJI consln,ct	or acquire	st!)rntwaler		
:runagcmenL systems, water and sewer	syslt:ms, nwrhvays,	m.askr utiUties,	landscape	,mti		
							
h;,rds,~,1pc	improvcmer:t;:;	an,!	recrcniicn	faci!ides.																			
																											
lfascd upon	yom' tn1iuiug	and ellpcrkm:c as	;rn  cngiuecr~ do you have an npiniuu	as		
10	wheth,,t·	Hw	p1 or111,.;{,d	Disl.dct i,;		of s	1			t size,	compactn1\'>S1	anii	sufficfont		
							1ffkkn													
,:ontiguity	io	be	dcvelnp,~d as t-l fuucrional iutcrrcl:lfod community?												
't' l':i,h,1scd	011	:uy f'.Xp~,rience.,	rhc	proposed	: )istrict	is of suifo.:itm,'.									-.		c1w.t		
							size, ccmpad11,:s:						
ei •ntigui1	y	to	b,~ dm,dopcd ilS one	fun,·tloual	inteucl;i!ed	conHmmity.														
'What is	the	hasis for ymu-	opinion?																									
Fer  mauy	,·c:a:W!lS	tho	prnjH)~;id		)istrkt	facili1iet:  can	be  p1ovickd	in	an	e{fici,:11t,		
;b,H:fio11al	.rnd integrated n1,mner.																											
Firi;r, there	am	sufffoie-nl, gignidcam i11frnstrm,iurc needs for 1he area	within the	propnsed		
Dhtrkt tD	a!I1iW devc-lopmcni.	HS a funr:tioually intcrr,•lafcd s:ornLHJ.!lity.												
Second,  the ~pccifio dcsiga	o:f the c,)Irnmm·ty	allow:; infr:wtructcre	lo	be provided		in	a		
co',l effective ma1111,.a.	I	h0	brn! ine1udcd.	wiihin ihe	proposed l)fatric.:t	anm	is							-;,		
								contigmiu:		
w],icb facilitates ,Hl	dficicut and eff;:ctive	planned devrJoprnent.																
Tbinl,	!he	pruvisicn of service;; and  faciHlie:,	thro,1gb th.e	use or cne	dcvcl.opm:'.nt	p!au		
																					d	t'	. '.		'				•		l						
	•  I						. •				3	I							•								lo					I	.. ,					
																	metr:o		G   p10',IHIJllg: -it,:f\fh'.CS		f:-!11(,S  t1nmg,muf		
JHQV!l11.:'S  it	COl)ctgll1US	ill1!1	no11wge1F)llS																	
the	Disrrict,																																				
In	yfltll'		opinion.	yo,t	said	th,~	proposed	Hi!ltrid.	ls	suffldcntly  compad	:mtf		
n,,,ti11,uous	io	be	devf'lopahfc w1	a	functionally i11tcrrclatcd commuuity.	Would	yOll		
pfr:tso ex1>Jain	what you menu wiu,n stating tbal. (he proposed Disb'kt is	of	sutikknt		
LllillpJttucss?																																			
Tho	Di:;trict	·.vHl	0ucn10pass	appwximatdy	997.9	acre:-:  aud	.viH  provJCe	a		.wage		oi		
,·,.~-:idtndal		and	remdential -support  land		rn;,3,;	that	require	the	at:ecssai·y		clcment:1		of		
infrrn,truclur,:	rnduding	gto-;-rnwatcr	nrnna/ :mtent  systems,  water	and	st:wer	system;;,		
																			1																						
rc'>N!ways,		nustcr	ntifitit}!:,	!nndscap::  ,md  harJsci,pc	improve:nents	and		recreatinu		
								District	wllt		
i;iuiilies and	other	impnivcnH;n(;,	des:::ribcrl	in	the Petition. Tbc propo)\cd					
hn'.'e ;;uffic~c1H over,:il!	rnsideHtfol d~nsity	to	rcquiru	aH	the arww--mcntioncd	ue-;;i:.s:;iuy		
																																				
-.:k.rnrnts of infrc,s(rnc(nrn	nf :i	corn;ncl1,msi·;c	co;r,mu11it:<,-.	Thc,c faciiiik:;		n:.iJ	;-;,~rviu.~:		
		a«kqnat,:  phn11i11g,	design,	rfoancini:,	constn:~,tion,	and	maintcuanct:	In	pmvide		

4l

i

?it,

'hr.;																								.	The prefonc.:d	md~1od	of dcvcioping !and.		
	,,:onunm1ity with appropriate infh1:;trnd11;·,~			is	H,r		JcvotoJHmmt		to	;k~ ::patialiy		
,.~ii_)ccwlly		for	higher	i!cn~ity	h'Sidcr.rtial	u,;,,:s,			th0						
																		rnai11lai:i							_iJlW,		

c;ompac:L		Thk	augn1':nl!l	the	Di,,tl'ict's abil1ty	to couslruct and				improvcm,							
																										
::uHJ	pmvid(; u:;vice;:;,	in	11 ,.:ost	cflkbtt	mann,~r																												
																																					
Can you prnvidl'	an	cxan,pk	of :1		.,cnkc	111·	fadlity :rnd	explain	why	a COO		is	:t		
			fot•	foug-krm	,lpcniiion	and maint1:nat1r~?																	
prctt:rred	alterm1tive																					
Y,'s.	A good	,~xainpk would he a ~turrr.w,ii,)r	1na11a.';<:mc.ut	sy~,tenl.		Bnth a CDD	and	:,		
												
									sys(c,ms		t111de				
;,umcowm~r:f		11s.;<Jciution	an:,	pen11it1t.:d	h>	operate  and  rnain:mn	such					0	•		
:1pplicab!e	SL	Johns		River	Water	Management	Dh,trict	("SJRWMD')		and	SL		.fohns		
										association:,	tn		
C.,unty rnfos		H,nvcver, SJRWMIJ	rules	ge-nerally r:•qtiir~· horncownt:rs'					
																		
pmvi'dc	signitkan!ly	1111)rc	inforn,alfon diid	documentation	befow the SJR WMD and SL		
															This	additional		
											'icccpt them	;.,:; rm		opern!ion and nrnin .cnnnce entity.				
Johus Cmmiy will																				1																								
						ensure		that	tl1G	assochti.nn	ha:,1		the	financial,	legal		and		
,ufonnatkm  is		rcqnin.:d  tu														
														of  the	stormwaier		
:idmiHit:trntive		c;1pahility	to	provide		fr,r		kmg--tt:m1  mai11tt~1.u11ce					
												generally mu:..l ( l)	indkdc:	that tlw as:;,::;ciatio11			
manag,:ment sys tern,	Sueh	dm:umcnfatio:n						
								that	the	,J~;<;oe'.ation	win	0pcrate		and			
:11:i:-;	ihc	power		to		levy	usscssrncnt:o;	(2)	m111H:iatG										
														dis:mlved  until			
r1uintai11  such				_..-;	and (J) pr:Jvidc	tint	,he	as:{ocia(inn	cannot be				
																														
	syst:)n1,		tn rnaintain ti'le	systcnt																													
.~rnotiv::,~r cnti,ty is fOtultl																															
in	cnmparfr,ou,	a		CDD	is		a	perp,.:lual  kH.::ai	g1-;v~ntme1it	nuil,		which  by		law  has		tile			
																					
														a~;;e:.;smcnts	ou	Ill:;			
:·c,	11isitc nsscssmeiit	aulhurity,	iududing	foe ability to	~:ollect	snch						

1					roll		'Hrns,	a CDn	geuenlly	w11st	simply provide	a	letter	to		th,, SJRWMi}			
C,mnty tax.															
																		AD	thirnp;			
;t;idng that	tht'✓	CDl>	wilt	accept uperution	and mainknmwc	rcspomiibility.					
									ownc11,'	aswcintion	fo~			
being equal, a	CDD i:,	preferred over a htmico;,vnei:;' or	prope1ty						

,Jt;erntion amt	nrni11:c11fmcc	of a ~lor;nwnter	management	sy~tcm																					
																												
Hascd	011	your	eipe1·icucc,	do	you		httvt'	an	opinion	~•s to	wiwther	the scl'Vkcs	and			
														the			
facilities	to  he	provided	by	th<'  proposcil	Disfrkt	will	be		incompatible	with					
																			
,::,pfldtic~	and	uses of	;;listing lucal	and	ngioual	comm1111ity	facilities and services?					
'i ~"-		lt	is	my		opw1011	thut. tile propose1l services and facifaie~.		c,f the	proposed Disfnct			
													lot:a!		or	rcgfrmal				
w•ll	not	be  incompatible	with	the;		capac:1.y		and	1.rnca  of	cxi~.ling								
																										
i.:nHm1mity	dev'-"lopment	services and facilih:s.																													
																																										
What	ls	the basis	for yvur opinion'!																																				
																																															
C,.Hrcnt!y.	mH;c	of	th:;	planned	iiilhislrnct:,rc  hn1in•veirJ:uts  that ,h,: proposl.'d D.istrict				
												in		ff1aru.wr whic/',	is	wmfh! It)	t:Jc	proposed				
piam: to provide exist	PD	the	.-mhjet:t. proper1./		;1									
	of	the	elc1rn:nts	of	infra::;(rucbrc	fo,	the			;1eccss1:iry		:oerviccs		a;1d				
ticwloprncnt.		E;i,h																		
tiwiiitics	wilt	comiec,	in:.v	the	Cmml y's		~	x is!in~.  surn.1u:1di11g		sysrcms		according	ro				
																		
															ifsuc									
,~;'itcria, rcvkw	;rnd	apprt>Val	of[h,: Cuunly;	!'1c:r.:	wil'..In~	r:u	incn111patibiliiy										

22.

Has,:d  on	your	.,  do  you  ii,lH!  an  oph:ion	as	to	,ihcllter	the	an~tl  to		be		
		t!Xpel"iem·,'	to	bdng served	by	a  :-wJH11	ak		
included	within	t!rn rm1posed Dislrict h  amenable							

spcdiil <!istrict n,rvcnmH:nt?									
Ye::. la my opinioll, and to th,: best of my i,:,iowkdgc, the aren	i<limtificd	in tho petitiur:	is		
							
am~nab[;~	to beit,g l>eiYGd by a scparaie ,;pi.:·ciat distrkt govtmutL)!lL						

U1e pi:op::i:,e<l  UL~rict is	limited	in puqxJ,;(i	a!,d  th<.: itrfh1slruciure.		improven1curt:  Lo	h0		
pmvi1kd	by tho pr,)post:d	District nrc lirnitt,d	in	scope.	Thii; in!h1strnctUJG i~ oxpccied	t,>		
				adcipmlcly ;:;crvcd		by  a  special	distri,:t		
			wd  may	h0						
oircdly	h1..md-It	th ..~ tkvdc,pment								
											
p.>V1.mm1ent.  [n	addi1ion,	special	tfo-:hict	g,JYt:rnanc,~	provides  a	iuechanism	whGrcby		
long-term rnaint;;n:H11:c ohHg,1ti011s cnn bi:	,mti:ilicd hy	tlit: pcrnon:,-;	primarily	using f/ie		

h:ci!iticx

and

services

Hues

this

conclrn.fo

your

rcstimouy'!

5

of-.:

Bf.:FORE THE

~·L JO!INS

C01f'ffY COMMISSION

COLNTY, FLOR!Dr\

Pli !TI'lON

TO

ESfABUSil

TJWUT

CREGK

COMMUN!''Y

DEVFLOPMENT DISTRICT

Ali'FIJ)AVIT

ADOl'J']NG WJUTTF,N1._l'}m,-FJLEnrmnIMONY

r,

Miguel

Cnlhrn,

rn.

cf

Talbhass-·e.

L~on County.

HnrUa,

bdu,:;

fir:;,:

duiy

sworn,

du

;

hav~1

pen:onal

kn,·,wkdge

off1e

mailer:;

set

J<;rth

in

thb

tdfidavit.

undn

:nv name

to

the

Cuunty

Cornmis::;ion

of SL

fohns

Corn1(y

rdaling

to

th~~

cst<.1bfoim1r.~11t

of

)

My

Gi{!!fontiab,

o.i.;µ~ricncc

mtd

qwdiifo:itiomi

t:llll(;Cflling

th,:

land

u.w

and

planning ,\:,pe,;t:; of :•peeinl dbtrktr. ls set forth in my testimony.	
(,	My  pre--fl!e<l	r~:;timony  adrfre'.>ses  :Le	varim,s	

lund

planning

,1specr~

of

!hi;

! .

H'.STIMONY OF MlOUlfL COLLAZO., Jll FOR THE ltSTAHl,ISHMKNT		
1	COMJ.\'J{)NJTY mr:VELOPMJ<;NT	t)JSTH rer		
OFJ'm:  ll{OliT CIHWK				
Please state ymff name anti busincs~ add1·,,-:s.				
My narnc is Miguel ('nllaz,l,	ll[ awl my bu:iness addrnss iN	119 South l'vf.01m1c; .Str,..:et,		
:~i.ik~ JOO, Talfoha::.sce, F!or;ifa	T230L				

[ 5

Please  dcscrih,~  the	kinds  of di(•n,s	ynu	si•rve	aud		scrvk,~s  yon	prnvrdc  in	ihat		
tapacity.																				
f  g..:ncrally	represent:	cli«:mh,	wfoJ  rcqJJire	som,;;.  sort	,)f  land  use		or	«mviro11mcmal		
,:;crrnitting apprnval from !rn:al gnvt:rnmcnh ur i;!,ik		ag1:11cks.	Tho	scrvic(~f; I provid(.; il,		
:bt  capacity  indu<ie	adv1siag  dienrt,	rc2ardi:;g		1ww	land	nsc	and	<l11vironmcnta,		
	cmfd	app1y  to	tldr  project~;	engaging	the	rcL::vant	!ncal		
;KnDitting,		provisions									
:{i'v,.~rnrncnt	,x	state	agency	regarcling	auy	po(clllial  di;,putes  ;,ssociatt:<l  with	those		
:,i;wisions: aud	if necessary. rcpn:scnting c.li.:onH in litigation c01icemi11g those disp<Jfc\:;.		
¼'lease  dc:..	crihe your 1·dm:atiom1l	ha..:kgronnd.												
																
i 1,:ceived	ll	Bac!mior of Aris	in Fagliiih	(Trehnh::1l		aHd		Pmti.;~Hioimi	Writing) from the		
Univcr,;ity of South Florida in	·woo, and	hotL.	11 Joris		l )oc!N and l'vlastcr of Arts in Urbn:1		
am! Rt~giomil Planning fro;n the Univcn:ity cf	Florida		in 2003,								
				-.siouat liccnsu1, (fosi~natious	or	c1.·1titkatio11s?				
ifo you hold any prnti.~																

\re you a member	of any professional	a1;sndations'!								
																
i'rn u member l)f(lw linvini111ncntal a11d	Lund Use I.aw, Admini,,t1alive Law, rnd	City,		
f\HJiJty,	:rnd Lo,)til Oov.::rnm{!11t	L.nv Sedjon~ of	the	Florid11 Bar Associati~~n.					
Pfoa:.c smmn:.u-iic	yom· prcvfo11_q e-tpcril'n('e	£1.<',  ii	rdat.es to	public fadilty	design,		
,:onstnu:tion and !and <fovclopmcnL																
\,Iy	relevant	land	planning	expcrit:11c!.':	includt'.~,	dcfcndiug	eomprd11.':11siv,~	pi.in		
:t1J'.C!1dmcnts in noribWdM Florida for	Ow	SL	Jn1;;	Company, _..pucifically in Franklin	anc'.		
/3,.y (;l)ontks,	(:mi	in Duval	( \n.rmy,	tor	tlw former	Bellinger Shipyard property	oww:d		
										
								:1lso  siwphcnfod	.a1<l	defo11detl		
bv	:\·U t	Mocdy	&	Sons,	fnc.	in  kcksoHvi!lc.	rvc					
!'.Off:prdv..:asiw	plan	amcndn1:;:·nts  in	sttp;m,•i	of		mi;dng	:wojr~ct·i	for  Mo:,;ak	Fc.r!ifo,cr		

1J.

rn.

L.LC	(in	tLmkc C;mnty)	,rnd 'i';trnw,.:;A111:,:ica (in	Lewy Cnnuty).	;\dditio11ally,	while		
:nany projecis  l'vt  h,.:en	invnivc.f with w,:rn  not.	i-;frictly	speaking, pllmning	projei.;fs,.		
n:usl of !hein H:qum~d review and consideration of th:;	lcc;i l	gow.:rntn(~nt'~:comprehcnsi ,·,:.		
r lan	and	ia!I(! d:Wclnpmcnl rngulal.ion~L									
1													
An:	you	familiar  with	the  l'ctiH,m  fo  establish	the	Tnnd	Cn'ck  Commuuit.y		
lhwciopment Dis(rid (Hw "District")?								
'frs.	l have ;-evi~wed !he Pt:ti.lion. ;,mi accornpau}mg ,~xhib1!s, fild	,:,ri July :~8,	1	IA, .1,:		
			'. 0			
;upph,~rncnlted. '1 ;-itn finnHiar \Vith fLt:- under!ytng r"~af	e~;tute pro.fuel.					
ln the cotir~c ofymu-	work in .Florida, have yon lrnd	an opportunity to vrnrk	whb the		
Slatl\ Comp1·clwnsiv(•	Plan found in Chapter 187, Floriifa Sfotutes'!				
Y,.::,,	! hnv(;; often rdt:1TeJ	(o the ~{att.:	Comprt:l1e11sivc,	Plan	ia rendering c:01;suhaHou ti•		
dwah. Tt	is altilChed to my tcs(irnony as	Exhibit A.								
fn the cmll'sc of ymll'	work in FlorMa, have you had an oppo1·t1mity to 1'\~Yimv	!oca!		
:!ffVen1mcnt comprd1cnsive pfamif									

What tyll('S of 1:rnci analyzing consistency

dc..,·clupmtmt	pn~jtd!-1
with the state and local

have ynu worked OH comprchcusivc pfaus?

that

iuvolvui

.\,: .I ,tt,scribed ,:arli~r, the typt:~ or projeds Uiat I've
,;onsisiency with tile st:ite amI h.:nJ  comprehcnsiv~

woriffd on ibut involved analy?ing

plan,;; include both  comprehcnsiv.:

plan

amendment

nulh:rs

a~

wdl

m;

o!hcr

lrlclH1~,H

where

tht: client

is

r1ctun1Jy

seeking

;il1

cnvirnrnnental permit	fr\)m	tho ~tatc	tn	engage		
afr,.'.c"ltxl in some way	hy lhr~ eomprehc1mivc	plan		

in m1 activity, bnt th~ pr,.ijed might be i11ld/or !neat 1.wd tdle rt'.gtilalions. The.-<t::

in,.'.iudcd

residf~ntial, rnix~d

use/commcrci11J,

and

mining

p10Jcds.

Do  you  have

au

opinion,

ai;

so.mcom;

tXf.•(•1·icnced

in planning,  as

tr,

whcmcr

tlle

,'.sfablhtuucnt

of

the proposed

District is

inconsisk1it

wilh

auy

applicable

c!cme111

ur

p11rtiou

of

the

state

comprchcnsivl'

phrn?

u.

\Vhat i-;	lhat op.iniorl'r							
It  is  my	upinion  that  tk	e,;L1blhd1ment.	of	t!ie  Di ;trid	i:{	nnr	inc(n1si~k:nt  with  any	
<:pp11cahic c:!c,ncnl nr por\!on of tltf· sfah; con~prt~hcns~vc				
				pia7L			
What i~ tJ1c lrnsis for that	npiniou';						

trr

l	t

l		h.ilV(~	revi~}\Vt~d,	frou;		a	pJittining		pt,t .. li~c ..	nv'-.·,.	ttJJplicabie	po1(ious	of		rJn;	~dHh)		
l>	,mprnhc11;,ivc		Phn		tl11,t  rcbtc	io	flw	1.:'{tabfrihn:cnt	of	a	cc rn11m11it_y	dcvdopawnt		
																																													
,fo;frid.																																									
·•			·•					.....1	'	l		('			1	·	l	1			'I		·										'd		l				
l,:1:	'.)la!.eol l'Ort<a		.ompr<:::i(;GS:.vc				'Hill,  ('"					Iv··	··"'	"								
p.i1ky	guidance fhr tile orderly	!>oeiaJ,					,.rnpwr	d,i,	1'.-l,),		pmv1res		o-ng-nmg<:.		
			Geo11<J111ic,	:md physical	gmwlli .;t'dltl	.stat..:!'	Til,;		
Staie	Pi,rn		s,;ts	fiHth		25		rnhwcts,	r,o:i!s,  and	mnnrn\111'3	policies.		Two	sabji:,dh	ar,;		
1rn1ticulariy	n::levant,	from	a	piatming	peis::_:txt.1vc,	to	:he	cstablishnwnt :)[	th,:	DistrkL		
																																							
'h 15. Land Ls,; nnd	No.	:'5- ['Ianlwple1ne11tatim1.																			
What is	Suhjcct		i .5	and why	is	it	rcft:vant'l																					
'.:)ubjec!.		lS		r,:cdgnize,;	the	i!up(.)r!a:1Ke	!1f	k•cating	,.levelop1110m	in		areu;;,	!lmt		have	tiw		
l;s,!al	al,ilitics  and	sc,.	vin:  cnpaci1y  to			ac,ommodatc  growth.	it	is	rck:vani	bc~:;Ht<;t\		
														
,:r:mmunity		devclo:mwni	distdc.!f:	:m:	de1df;,11ed  lo	;.wovide	infr,,strnciur:.:,	servkcs	and		
																																								
fo.:·.Uiti1~8	in		:t	fiscniiy  rcsponsib.le	m1UHH~r	to		the	anons	!lrnt		~;an	accomnl<')dnfo		
dcvdopm,:nt.	The proposed CDD	i:{	not incorn,istcnt with	,his	gt>ai	fx~causc the J)falri<'t		
'kill	have the~	Hsc2i	capahility to  pr,widc	ltH~	specified	servi,1e<;  and	fodl;rics  in  1hfo		
growth area.	Addi1ioiwlly. und<?r thi:,	.mbjcz:t, I'olicy	l	is r,~kvn1tf.												
																						
What	i$		Policy l	and wh~t	h	its	relevance'/																					
1'olky	l		promotes	dlicicet	development ac11vitie,J	in	meas		that will	hav0 the	cap,,.dty tc:		
set vice new	popufaiiorn;	anc\ cmnm~:rcc.	Th,.; propost:d CDD will	be	a vehicle		to	provide		
a higi1	quality	of iafra:-								,rnd	scrvic,:.s	in	an																
ai						level..;	t·•vc,-	trnclure fa0Hili,:,,					effidcnt and focused manner		
								the	bng term lifo c,f ,he comrnnnity			
sustaiHed																				
Yim	also	meuti(11wd	Subj(1ct 2S.	What	is		this and	why	i:-1	it rclc:vant'?									
Th~		whjcct	,:alh:	frn	,y1;t:.mialic	pfannfog			(;i!pnbiiities	to be	intei~rntc<l lJilo	d!	lcvcis	,,f'		
govcmrncllt		thrcughrmt	the	::;tatu,	with  i1articdar	emphasis		on		improving	in(cr-		
g<:vermncnlHI												
	,~uordirn1tio11	and nmximi1.in!;;	t:ilizcn  involvcmvit	Th~	proposed CDD		
will  be  ,1ble  to  finance	and  cons1ruct. (and  in  some	eases  opcnite  and  mninudn)  !he		
contemplated infrastructur,: improveme.nls as	anthori:zcd lwdcr	ChaptGr	190.	F.S.,	.·mhject		
to  uud	not	inc.onsisteni	wit11	the	local										
								g, 1vemmcnt		comprdwn,.;;ivc	phrn	and  land		
devdopmcut													
		rcguJatiom;,		Citizeu	involvement	is	ma:dmizui	since		1				Hoard		
rnedings	arn	pub!icly	advertiR,~d, op1.::n	fo	the public				Dis rict			
						r"mi. all	Dfotric:t propt'.1ty	owners :wd		
w-:idrnts	,·au		h<:		involved	in	the	1.m:,vi::ion  of	th~		irnprovl~mcuf.s.	Addl!ionaliy,		
esi,1hlisJuncnt	of  the	cnn	will	•Jnhanc1:	govcrnmcn!nl	coordination	since		'.-iecttm:		
; }~9.415, F.S., reliuircs !iic Disirkt	to  File	puhlic foditic<j reports with	St	.folm:,; County,		
and [o annually	upd .1ki	sw.:h	1,::ports to the	cxr~,at !l,cr:.; are	;UJy	chanies,	wliich	reports alf.i		
npdates the Onnty	nrny rely	upun in	;ny rcvi,;ions	!n	it:,	lo,.,al	cn1iprchensiv~ plan.				
A, c Hu:re	aoy	n:lenmt policfrs	undc,-	thi&		::mhJcct: of	the State (	'omprdwnsivc	Pfau'!		

Y,;~.

Policies

::

,

_";,

,)

aud

ti.

Polii,;y

2

s:~do;

i•J

ens1,re

that every

kvd

of

gov,:rnment

ha:;

approrria(c operational .·111!horily lo

imph'.rnent

tht:

p(11icy

dircdiw

0r:tablished

in

t;i,:

n/.m

ChHptcr

l 90,

F.S.,

provtdes

th(:

Di:,trict

with

its

m:cess,iry

opcrntional

a;1thotily.

in

,1id.	~;ectiou 190.~)02(!)	identiticx L:onim1.rni!y	
'.11::	bash:  (;ommmdty	sc:vb::,;  anJ  capit;;l	

development <li:-:trk!:-:

infrashucturn	called

ns a means to ddiver fot by tbe nrowth

M:i1rng,imcnt 1\ct

without ove:rhunk11ing other h::al

govemm0nts

artd

their  taxpayers

The establishment l)f tho CDlJ w	provide the jqfrastrncturn ::;ysrc:n!{ and facilities	
Kre,ig,.~ to he inctud.:!d within	th,;	Di::;!rict in ,t 1m1m1,;, <.vhh.'.h docs not bmde11	!he	
f)(.,ly of iaxp,tycr!-1 b SL fohns	Cc,unty is diru;tly in furthe1,uwe of this policy.		

for tht;

ge1 i~:1 ai

[\:,licy 1 provides ,.::1pabH1tics t,) s,;e

for

that

c.<>lablishjng  ,:Hedi vo  moai1nriug,  UK,?,iltlVt\  ,ntd  rnf1.11	cernun	
th~ 1equircm;mts established by	rc:gulatory programs	arn	nwL	

S,cti('n

:~icili(ieH

189.415(2).  i:.s,	rcquirw;	
1eport,, indmling	a11nual	

all lndepcndeut spedn! updates rt$ tn d11;1ng1}1t

dstrict:;  (p  ;5ubrnit	public		
						
Thi!;	focilitat0:;	;m	t:11'i.:div,;		

a;

':7

mitoring prognm oftlrn CDD hy lhe Couuty. S., dictate the. kgisiafivc policy Lha! aU CDDs

Sc..:!ions !90.002(2){(:), and 190.004(3),
comply wilh a!J. govermncnt htws. nlfc~

and rq~11latio11.s ,;pplicablt lo	rnrrnnunity deve1opnicnt		
: 'PD is nd iuconsht\mt, and	iii fod	is iu furlhera11c,;;,	of		

Tbere!oJ.O,

thi:; policy.

establishment

of

lht~

Pu1foy 6	,:tH.:ourages	1:iti1.01,		
				
11tr.l opcrali,ms.	Th•.>	Diti(rid		
F.S. Thi:;	pioc,J,;:; ~w:n11ragu1		
,tciivHies			-~t		
	of fht'! l)i~(rh.		

padicioation	al	all	kvrsl:·,	nf policy	development,	pla1ming		
								
				pnrntrnnt to	Chapter		
hold:.	its mcr:!ing:;	in !he wni;hinc			2f;6,		
				.:ont,-n! oC tlw		
dtizt:o partidpution	in, ::rnd nlluna:cly r.:ithen			

?olicy 8 encourages cnntim1al cooperation e,ihHc sector::; logdh<~r itr1· c:iial->lishing an mumi plaa frir lhturc needs and gruwt11.

am1}ng commnnitict; to bring the prt•.i1(c	,!ltd		
			
orderly,  0nviro11rne11tnlly,	and ccouomkatly		
Thti  Di.r,trict ,,.·ill  be  a v0hid~ to  cnhm1'-:,;		

,;oopcration

in.

the

provi:-.fon

l'•f

infrast:-uctiirc

bdw1:w1

ihc

privaf1,

,:ector and the County.

A1·c there  any

n:kvant?

o(her

,;;ub,ieds

within

tltt:

State

Comprehensive

Plan

whfrh

arc

hvo additional suhjcd an:as ,,pplicahlc ft)	;~stablisim1e11t	
\i.ttnrnl  Systems  and  Rccreafi()Jlfl!  i ,and;;,	,md  Sul~/eci	

of a	COD	iadudc Subject ')	•·		
J 7	•·  Public  Faci:ities.	Tiw		

~r:plkal>k,

potides

of

subject

fJ

n,l.'!ie to

cxp1.111<ling

Hlak

and

beat

cf1brts

tn pwvilfo

Jl"tivity-bas.-:d

rr.::,:n:aHonai

i1ppo1tl111itics

to

urban

areas whieh can be necomplfahcd

wili1

:hr: fonding dti,,istaucc of tho		
,zi:	(i) prnleciing inv0stmeub,		
"·	·,'	(" ")	·,	'	I	10		
					t			
rnc1.11tes;	)H	ahocat1ng				

CDD.  The applicable	goal	and		
					
in. ::0:xhting puhlic fociliiics;	(ff)		
1								
t	t·	-1 1•	1·	'I".		
cot~ ·;:,t	o ·new	pu )"le		·ac1 1t.1cs		

polit:i(~S of Subject	
providing ffrtancing	
l	I   .	f'll	
on t 1e	1asts o	1c	

17 n::l111t~ for new
I	'
	)cnchts

r..:t:ived by foturc residents; (iv) irrrpicmewing imwv!1tivc: hut fa.cally sound fnr finam;ing publk facilities; and (v) idctttif<;ing and usit1g stat,Ic r.?:v•:.nul:

trxhniq.u::;;.;

s,)mce-. for

fimmcing

public

faciHtic:,.	rlie

(:stablis!1:m'nt

of

a

CDD

will

ilirthur

th,::-;o

Sink~

',..,:nprehenr;iv

...,

l'l:m <.ioab and PolicLs.

(I

J

1 l

20.	Do you  havll an opininu,	as som(:ouc with  1;.x.pertisc in	plauniug, as lo whether	th,:	
	f.'.'ifablisluncut of Ou• proposed l}fstrkt is iuconsisltmt with any appllcabk cfcmcul	o•·	
	lliH'lfon of fhe St. ,John~ (	'.ounty Comprehensive Plan?			

What is	1hat opininn'~																								
it tf;	rny	opinion	that (iw	e;:;rr1blishnw,1t	f)f  th,	prnpn;;ed	Di){{rkl  's	not in:::m:sist:,:nt v,rith		
,ir:y	applic;ibfo	dm;1cot or	p1HliC1n or the	St.	>hos Co:miy Compn:~hcn:?ivc	Plan,			
										
What is the basis	of that	11pinion?																						
l'lterc  I<,	11<.irtnug	abrnit	c:;tablishint	a	(';JI) n~	an	altemattvu	trw,m::-  L"' ptovwmg		
:ofras!m(':!urc sv::.tems	awl :wrviccs	to	these l,md:; Illa!	WO!tld		cause 1111	incnns:slc11ey	\Vill,		
1h,, local	,;ornp.rehcn:-.ivi.; pl:m,	In	fiv:t,	cst;,blishme,:t	of th~ CJ}!)	is in	Outhn";tn:  ,Ji		
,;,:rt:li,o provisi•,11m		inclwliHg:																							
i\•iici~:,; Ji. 1 J.8	and F. l ,J.	! 0,. Thr,;c po!idc,~	stat{:; 1hut	PUD'::i, planned unit 1-mbdivisioos,		
,n:d otJ1or	iargr.:	d;;:volopnwnts sh,tll pr<ividc (or	Hw	(1..dkmion	of	rarks	ao,1 open ;;pm;o to		
be gc:n,:ratcd	by ilH: ifovdopownt acc()fding 1.o	the	level of scrvic.; stan(!,mJs,	The CDD		
,,vill	J:nance	I.be c:01:si.nwtfon uf,	;1mi nltitnatdy	cnvn and	:11ai111ai11 c(1mmu11ily	pgrks aw!		
Jhf~j !1 tieH.																														
1)bfectiv,:	G.!.5,		This	objccli'f'e	call;;	for	ihc  C'ountyto	wurk	cm,p..:rativdy  with  otlu:r		
unit,,;	of gove:mrwnt to	addrcs;:: fa::,u0s ;u1d	conrcnm. The	CDD may	iw	expected to enter		
imo	int1;r)oc,.,1!  agrcenwnts	with	th~i	County	io		provide	Ct!rfain		enhanced	main{enancc.		
Additionally,	owr	the long ,erm,	tiw cstnbli!,lrnw,~t,	o,'	the~ CDn	will	provide :mother	1mi1		
nf J.oc<il gov\:nuHcnt ih	pla~e :md	at:lc	to	c:mmerni'cwith the Co,mty	ou	foture iss•:es	mid		
C(lliC0t"US ..																														
1 ;ilal	ftl	Thi:,	Ouai	:;fates  (hat	i.h1;	County		is	to	ernmrc	(iH;  onleriy	and	cHic1cai		
pr,wi:,ion	nf infrw,tmcturc	facilitim: .md	~cn,1ic1~s	such	a1>	roads,	u!ilfriet~. n:on;atio11,	a1:d		
clr:1.inJgc.	The CDn will 1;ervi:: a,:; ;111 alternativti	provider	of these infra,;trnctme ,,ysl(:nw		
and services to me,:: the need~ nfthc knds	within its J,,ounduric~.									
Ol:ict:livc	H.L7		This	ob.k: ..:tivc	s!,:(c:;	that 1f1e	County	i,hall	mamlgl'. fi:c.c:al rc:soun:cs ro		
cn,:un: !he provision of Hcedt'.d inihtsinictur:-,	The	CDD	will	pH•vid0	the	iufrus!ructure		
fo,:;ii!ks and	s,:rviees needed  for	it:;	Lmds without lnm!e1ting		!ht:	fiscal	rcsoun:e:i of	iLe		
{', ,mty nr impHcting rl;c i11111diog limit{	c;ontc,ined	in	l'olicy IL	1,7,	L							
The vc,lahlisiimcnt	cf the CDD h	w>t incon:;igtcnt with	ihe~c	m	<lllY	oth;;r	µtovisious	nl		
tlh, St .Johns Cow1l:; Comprd11_'n~'[V(',Plan.																			

13,

B!1 yon	have m1	opinion, a~	sonteorH: ex1H~1·ic11ccd	iu planaing,, as to whclhcr me ,u·ea	
to  he	indudetl	\\itbiu  the	proposed  di,trict  is	vf  suffident	size,  is	snffkicntly	
compact,	ai11J	sufficfontly		coutiJ:!IWIIS	i1,	lw	dcvelopal:h:	as	,me	frrnccio11al,	
intcrn·fatcd communi(y'!									

11

25.

Whnt is your vpinwn·t																			
·n": nmposcd CD!)	h11,'I !mt1tcicJlt	frtrrf1 area, ;md	i!l ,-,uffidcnlly c;.inpad and	contig,rnus fl>		
bi.	developed  with	infra;,trnctufL~	•;y,;te,ns,	focilitics	H:Jd  ;,crvii:'~3  as	ot?e	1i.111ctionaiiy		
11t:errr:lnted c,Hnmnnity.																			
What is 1:he	basis ftn-	your opinion'?														
The ~r~a.fo	ln: i11dudcd	within	th~ District	ca11	be	cx.pcct,d	to ;;ue,tx:cd	;,s	a li.mctinn;it,		
1mcn·dakd comrrnmify	frrn,1	a	p!anniug	perspective hcc:nsc	these chm:actr:ristk,, el!stw~		
tJnt	service.➔		,mt!  facilities  hff	!he  lauds	\~·ithin  !he  District	will  no(. hrc	hampered	hy		
:;ignifii.:ant barrit:rn	or	spati:ti probkr11i;.		In	addition, ilt:	prnpocJcd.  the	DisitiGt will	be		
m,>11iding flibiivdy	limited scn·iccs and	fodlitics.	Thus,  from ,l plmming pcn;pcc.t;v0,		
1l1c,,	refotivdy	small	uatun)  of	(hi::  Dis1rieL	iis	phrnm:d	rnmnnrnity  character and	iih'.		
pri::tpnscd Hn11tcd s<~rvit':C~) and	facilifit:•; arc a gond rn:.1tclL								
The	propo:,ed  CUD	is	nf	::;11ffidcrJ  size,	iti	sil[fici1.mtly	compact  a11d	suUicientiy		
,:on1	i)!.11ous in	::.erve a:,	one nmr;tion!ll, intendah:d	c,inlntttnity.							
														
Do you  hal/1}	an  opinion,	as  somcouc	ex11criencc,J	in	planning,  as  to  whether the		
1;01mn11nity development	services and	fadlitics of	the	distl'i<.lt will be	iucompatiMe		
tVitb  the ('.apad(J :\IHI nsc:,	of l~Xisting		101,al and	1'egional	community	developmt•nt		
																						
services and	fadlieie11'!																			

U!.

What is your opinion'!

Th.: prnp,iSt'd 1,crvk1Jc, mid fodiities oi'tfwUistrici an; not incompa[ibk with th:.1 capadty		
;ind n:·W!> of ,:xisting lo,:ul or regional com1mmity	de,1elopnwnt sc:rvkcs and	facilities.				
'vVH,ltis	the Im111s for- yo111  opinion'[										
:n 01dcr	in  ausw<:r	thii,	que:,tit1n	ii	is t:c:ees:,my	!o look	tP  the	c~ 11umm•ty	development		
										1					
,;,)'Vices	and  l11t:itiiie:,	wl;ich  will	b,.i	prodded	hy tlit:	CDD	(u  thl.!  laud~  w•tld!I	its		
h<Jt.!Jldarics  cmd to	,:;o,npare  thi::;	to	tl1e	ex.iqting	t'Ol!lllHllltly	d,;velopmcnt	s•:\1vkes		and		
H1:.:i1ities	t>rcsendy	avaiiab.fe  to	thry;c	1t1nds.	(:11rrently,	t,hs  pfanncd	infras~ructrn-c		
;np: ovement', llwt	!he pn>poscd Disfdd pfar·: to pr, >vidc don't Gxi:..l on tltc propt;tty.	Tilt·		

proposed LJistrict is an i.:~ffici0nt 1H~thud t{) con8{ruct the lit.'.:Cessnry improven1e11k on the !ancfa to ill: in;:h1dcd \Vilhin the l)j:,fricl.

!.9,	Do you ban'. an opiuion as to wlwthi:r the urea tha4 will be ~t:rv1id by Htc pmposcd district is amcuahle to "it'J)nrnte spcdal di11h·kt guvenmu:nl?

30.	Aud what is your opinion'!

	Biwet.i on its coJLtigt1i1y, cornpactnf;.;s aJJd tdzc, and giveu th-:. limiteJ scope: or the ir:Oa:::trncture imp1ovt~mcnts w h,~ provided by tho CDD, thi;; nea to b,; included withil, tic District i:; nnic11ablc to sqnrntn special purpo!,C g1wem111ent

31.	As someone with planning t;xpcrtise, do you have Hll opinion as to whctlwr the proposed Di.<.trict is the best :ilternativc avaihhle fnr providing the Jiropo1,cd omnmrni<y devefopme11t services and fadlities to the area to be served"!

"1·	,
YCS	tIO,

What is yom· npillion'!

l	l!, my opinin11, th(: Di~trict fa :J1c best alle1n;1tiw ti:Jr JJ>'tP✓iding the proposed community
development -;civh:es and facilities 1r. die 9)7.9 acn,:-: proposed in he inchided withio ihc

tT>D.

n.	What is the b.asi" for your opinion?

:v1y planning i;;xpcrti:;,.;, i11 p:ut, ar,d a rcv:'.'.W 1,f the Peti!iou in pmt To ,m:,,wcr rh,s (piestiou, we: mn;;t consider the aliern:1!ivc e1eans, from a planning pernpcctivc, by which

tht:sc madway, drahrnge, 1.;tility facilities rmi 1,t:,rvires might be prnvidcd 10 tlw 99' 1.') ac~1~H prop1).:ed lo bn included within !he CDD.

T:w aiternativet; mclU<k the Cou11ly, eith,~r diredly or tiirm:gh a municipal service,: beodit unit (MSBU), or ihe developer 1hr,.,ugh a prnpc:tfy O\\llCr'::J illiNOdation (POI\). From a phinning per:;pcctive, csfahlish1111:nt of a cnn ovl')r 1 hcsc .lands pl'nvid:::,; 3 perpetual !veal gove11m1c1H capable of d,.:.Hvering tlma:: imprnvcmculs which wi!l b,~ din,cfiy n~sponsibk and rei::pnnsive to the osidenls •>f the CDD. For exarnpk\ the CDD will own, operate aod maintain tiw draii::.ge improvements for tho lamb within thc.: District. CDD 1esidcnts \vii! one day comprise t!ii:, Board and will he t,bk to directly go.cm the k,•els ur service pr•,)VJlkd without d~vc1 ting County resources fo)m other C.:;,rnty owned icneatlon facilities or drninage systems. Fcrthcrmorc, because ltll'S1.} systems will he ov,11,:d hy ih,: ( :OD, the tGsideont~ wrll llavc th,) protc~:titH uf puUic bidding cf rnaintcHancc s(:rvict~s and will lr1ve a direct voice in lhc governa,1c,; of !hes,; ,,}skms, which W(lll[d not!·,,:. the c:,i,;e wiil1 :1 ?OA.

1\s far us the rnatlway and wdiLy :mr,rowrncnts arc Gorn:,.~!!ied, !ht; COD is :i.lso fiw hc,~t alttTPative provid,:r of these facilities. i\s r tfocus:1ed earlier, Ohjective ) L l. 7 uf' ilw S1.
Johns	County  Comprcbcn:~ive	Pfan  .:alls	1i1r	the  rnanngemcd  of the  County's	fi:-;cal

n:sou[<:t.t~ to en:-;urn tile prnvii;ion or llc,:ded 1nfr!lslrw::tun,, Provision of tlwi;~ iwprovemcnts by the CDD i'> !he best {lkrn<1:iv,; to preserve the Co\;nty's f\;;t·al 1cs11mccs sirn:e nnly growth within Hl,.) CDJ) will pay for thc~c irnprovemcnt1:. Th,~ Cl}[} is also :rnpcrior to :1 POA 1n pn;viding these imprnvemcntr t.ince, from a Dlamiing
u,:rsp,xtive, :1 POJ\ woa/d not be the kind nfperpdnai governn:cnial l.!Otity to effoctivdv

nuu1.age th(~ constn1ction of rhesf: i.1nprov(:tnenfs or ;1ny enhanced n1:1intcnanco ancr dcdieaiion of lli,;;•;;e fadtitici; to tLe Cu .. mty.

D,Jl'~ this condude ,y,,m· te,;fonony'?

fl

J t)

L

Tr«:s-nMONY OF lt',PETJi:H. W1LLL\MS FOR ESTABLISHMENT ()l,'

TlHHJT CHJ<:lfK COl\1M1JNffY IJJ>:VJ,;J ,OPMRNT DISTRICT

\r!y narnc	ic;  F.  Pei-er Wiilrams.	My	lmsirn~,s 1.aldr~:~c,	is	5(!20  W.  Lindx1ug'.1 /\ V1.:nu0,	
:::11:te )CO, T,rn;pn,	l;luddn '; lfiM.						
By whum	arc pm	employed :md	in wJrnl c;tpadty'!			
[ nm  rhe	Vice  Pr<">fiid('.Tit  t{17,;~dta	ti	Comp<1ny,  In,:.,	,,	-::orporndon  ht'adquartercd  in	
Tampi:, Florida  that spcewti:.ce:< in	H1t~	m,ma,~.cmcm ()f	!.;pedal  di:,:ldds  nnd comm.unity	
a:;s )ciatirnv; ie th1:	State of Flodda.						

i a1ll	rcspow,i!ik	for all  opcrntions	mt(; :,t:ivi:e~ at Riz;~ett:1 &  Company. Thi,	include:-:		
the:	oversight	of	al!	numagemi:11(	;1,pect~	,tf  Rizzetta	&	Compnny's	l l	J	District		
ivb:wgen1,~n(  cht:nt1; with annual ope-racing lndgcl-'> tot,ding 111	0:<1:ess	,Jf $70	MWion.  l		
mana1;~ ,1	slaff \Yhk:1	includes  ,:kvw	other	community <kvdoprnent dbtrict	(''CDD")		
1mmagers	tl!1  well	,w admini:-:irntive	s11pport,	,ol:mg with fifteen	<lCc1>11ntlng personnel for		
11ll ·iccrnmting	fi1nc1iorn; rdatcd to th:.;	CDDs ::,nd six financi:d	adv1sory	personnel ;i!orn,;		
V/ith personnel	\Vho pro~..,·tde scrvii::e	l4Jr	(HJr 1·10 C~orn1nu1llry	i\s~o::.iation	clients			
ffo you	work with bath public and	pnvate s<'ctm· dknts·?									
\''c!-:.	l	\VOJ k •~'-lith a nui.nbcr of pubfh; sector c!lents tha~	include(;[)! ):-i across tI1c	state.		
abn vmrk	H·ith	vari1,w; eonumu1ity as,ociuiion:: aild other priva!t'. n,mpanies	:L,	weil.		
l'l'inr	to your	current	cmpln.)·ment, hy whom  were	you	t·mpfoyed	;rnd	wh,11  wen.\		
your rc,ponsibiliti('ll in (bmw po:.itiom'?											
l  w;;s	the  Vice	l'rc,dcn, and  Dirceror	or M;uut y:nwnr	for	.,1  finn  that	ma11agcd	80 plus		
communitie0 with rm,re	than l 2,000 uni!s.	1										
												
P!c;tSt! de5crihc	ym11 educational backgrouml.										

!

k1,·t:

i

{l

yearn

-.vork

,~xpencm:c.

Iil

<

'Ul)

:;1anagt;11H.'!H

:c;•.;rvic:.:;~\

fina11ci,1i

advisory

s,._"':i

vicc{1

invcstn1t~nt

;:1an::1gen;ent

sr..:rvic:;s

and

over

30

ye:;r.•i

i!L

associ,Hinn

,nanagcrncni

1

and

field

~Jper~tfions.

'I.

j

	A	CDD	is	govcm:.;d	by	,1	llvt>mernhe1  l3ct1rd	of	Supervisor:,	("Board")	thn.l	is illif:,_diy		
															
	di:ded by	la11downtrs within	the CDD,		A ,J;strkt	n:anagcr i:,	cmp!nyed to rnpervii:t' t!H:		
		•·vier.::,, for.ii	ilic:1,	and	admiid:-																									
	~;;:-															Hri:itivc fimci ions	of the	C))I)	on a rJay--to-,fay	bw,is.	:\ :1		
	:,,11,iwl:	public:	hc1ri11g	is	noticed and	,:nn1hrci,~d	by	tl•c		Board	lo ,H.lopt an	antiual  bud11et.		
					in	Chapter	i :N,	i	lol'ida	Stuiu/i:s,			the	applicable	genern: -pm1Jose	b,~d		
	A:,	rcquin:d														
																	1																								
	[;or,~n11nenl 1\:1,<; a:1 oppnrhmily	h	,evkw ,'111( comn-.c-1.~	on lhi: prnrosed bndgl't.				
	Pl,',ht'		rfl."'-lcl'ih1,	tlw	1·cquin:m,•11i:•1	:rnif	!lllhlk		,afr.gwll'ds		tha!	at'c	1mposc:ii  tPJtl't		
	coos.																																					
The:,c		icquirernci:.t'i	:ind	:::irt:guunh	,ve	sln1iiar	,o		lhnsL'. imposed	upon	f,e:1cral-parpo.-;,~		
/ci,;aJ	govt:rnmcn!:;,												
		sud1	;1.-:	cities	;md	curn,lics,			Jior	cxamph::,	Chapter	190,  !-'lotida		
																	
Sr,.fiift:,,	,,pcci!'iu1i1y	: li:,k.,	Uwt	CDD~,	vrc·.  s11!:ject	!o	stale	:;nd	Inca!	dcvduprnent		
														by																						
n:gula!ions.	Also, (D!Js	,n:	rt·cp1ire.J		law ;o	pl'<Widt:	f'itll	disdo:,un:	or	public	tinandng		
an,l the		m;linfcoarice	c.J·	imprc~·cn1c11rs	wtderr,1ke11	by	il	Cl	>D.											
Under the U,,vcmmcm	in	iht.'	:..				1aw:,, ,iii	CDD  Board meeting;; arc opc:1 to	th,.:		
pnhlii;,		and other	1·,~:;trictions	n1		;unshi1,~					
					~	itupoied w>foi	Ch;;.pkr	'286, i	1	!orida	S1a1111cs	F11rt!H.~•·.		
		donmic:Hs or							1																										
,dJ		llw	CDIJ :;re	:,vaibl::lc	t<.: 1lie	publi,:	upon request,  in ucco;d,m1.:1:  with		
										
!"!nrid,:			public	rt:cN,fa	hw	Ad,fi1itmatly,	ikn	rd	1	,,Jr	p:)Jidcal		subdivbio11:,,	a	CDD	iH		
																																										
tf'i.Jdircd	(11	S,'.nd	finaaciai	reports	t.o	t:1<~	n,.~p<irl11w11t	,)i. Hn,incia! S,.·rvkcs .	.\is;), :1 COD i'.•'		
audited	by	an imk1,1•!ndcn~	certi tied							
				p:.rblic	m'l'ouatant every year,											
h:i,ially,		Board	members	must	be	Florida	r,;sitku!c:	,:mJ	~Jnitcd	State:;  d1iz,:us.	Latn,		
when	Jt'..:,idcnt dcctots of	.1	CDD clcc::,	Uoa:d rnlin1b..:r:;,	1m:mbe1:,; or l11e Boud	mu:,t	be		
r,,sidcn!			dc:c!ot'J  of !h,:	CDD.		:lcxud  member~	me	also	subject	to	the.	Shiite	unmrni		
ti,,m\1;ia1		disc!oi,un: thnt	is	1cq1nred ,,f otl11::r	lo,:al	nfficiub.	Each	annual bt1<fw,1	nwy only		
he	;1dopted	by the	Boaid alter ,,	noh:d  puhli,~  hcariog.		CJ·;aptcr  l	20,	Fforh!a	Stalwi:.~·,		
											
r,ikmakiog	prnccdnre:; apply	lo	di	rr:t:s,	foe",  .1nd	charges	imp~1scd  by a	(	'[)l)	and 11:('.		
:.iduption	of												
		its other ruks																														

A

<'.DIJ

is

:1ubj,:ct

tt:

th,;

s,1mc

Holic1~

aud

h,::.1ring

requirements as otlwr

'Jiltts

of

lu,::al

gov.:rnmcnt

st:ch

as

St.

Johns

County,

when

it

impost!:;;

spt:cial

or

t:1111-11:l

valori:m

:1.,:.;csstnt\Ufs.	Individual rnnih:d
:Hfdifinnal	newspaper	iWiict•,;

n1:tke:s arc n:.1iled to F!'Opcrty own,.:r~; within	
m1d	V'.1riuu:;	re5oh:1ions  arc	pub!isl11:d.	

a CDD, and

Fur!lil'i.	a

111	~1;~odoiogy ilia!	faidy ,md cq_1d(abJ:r allocnt~::;  the	
	1			
pt<~rared	to ju.sri(v	L!npo.sitinn ofthr:: ;-)s'sessrue;!{s_	

cost

of

t'.DD

improvements  nn;,;t he

In

gcnual,

how

do

Cl>Ds ,Hffct from

gencnil

purpv,-;c local go•,,:rmncnts?

,\::;

;111it

:.'if

Sfh.:c!;d~J':Hrpr;sc

~oc:tl

govc1lnnc:~t;! a

C~l

H)

poSSl!Sse~-:

Ji1nircd

~~pcciaJ

pov,-crs

t('iating tu  has1c  public

wctl:md miligali•m,  awl

!n1fHOVGn1e111s _Jlld	cot11Irir.r1dt'y	fr1cditic::;	such	
wali.;i  11w1Mge1,:ent	1i1ciiities.	Similar tt•	lhe	

~.t-i  roads,  bridge~	1	
genc-rnl	poweis	nf	

l

i

p,12m'rnl-purpcse loe;1J government.-;, :nch	as cirics and corn1!'ie;-;, a (	DD may aim	cnkr intn		
,;otitJ ads,	acquire	ilml	cfo;pose  of  real	and  per,wr,11	prnperl;,t,	and	ndnpl	tuk:-;  a:,d		
;,.:rub!ion:i	(11	goVt,;ril  i(:-:	o,wrntiom.	To ob:;iin	flmd'l,	,I	cnn :riay c1,te1  inlu	a ftmz:i:1g		
a1?,ttit~n1Gnt)	boi·1ovi .. issue bonds	or r~vy Hun<1d-vaforeto	ru:t)cssn1cnts. and	htxc-s				
Uulikt:	cities ;ind	toUtlik,;,  il  C:DD -:Ines	not	hnvc	pbmting, zuHing.  or	law	cnfrm:cru:nt		
a,1/horiry.  These ate the	nviin diffi.:r,;n,:es bc	1	wce:1	cities and coitnlics, -,vhich	arc gcnccd		
																										
pwpnse	gnvcrn,nc11h, ,ud C'DDs, which arc .,pcciul-p11qJosc govanmt:nls.					
Hoci\	a	cnn	have	fo COlllJ>fy		with	lol'a(  hu,I dcvdopmcnt	;'(;~ulations,	1)nlin,u1.:-,:.o;,		
an,{ nfau,;?																								
're·,.	C:h;iptet	l 90	or th,;	Fiori,h	SLiiulcs	sp:;dtic,llly pruv(tks	lltat the csfnh!L~hmcnt ot a		
Cl )l)	dm:~ ll()l	alter	1i:e ilPiJiication :Jr any	µ,11v,:r;uncnta!	plm111ing, ,:nvironmcnfai	fmd LnaJ		
dwclopnwnt  bws,	r~gu!ation,;,	and  rndimrnv~s.	Tims,	CDDs	must  sabmit ,o	!he	5>mH<:		
p1·0,:cs~ a:>. any development tor	,_·nviti·mmentn!	and !::111! dcvelopmr:ni regulations.				
An~ ,Illy	r>f	tbc.,;c	Cl)))s	Hrnt :vou  have	wotked wWt	nf Hhnut  rhe	8ame size JS	tlw		
pn1posed  Trout	Creek	C'umnurnit_y	Ucnlopmrnt  l>isfrict	in	St	Johns	County,		
Florida (#he "l)istrid"}?																				

An	you	familin1·  with	Htc:  l'dition	and  ,·xhihii,;  filed  to  c:-ifahlish	the  prn(mH•d	
Bi~trkt''													
Y•::.,.	f have n:.wkwcd the	Pdir:.ou /tied on	fuly 28, 201	1, wit!, ~t. J,)!u1:; Countv ard al! .ir	
							1							
the citLtdicJ exhil,ih.												
O,t  yuu  hav,·  ,lll  opmwn,  as  :rnmconc	c:-.peticnced	in	di1;trici	mauag.cment,  :w  Lu	
wtH,tbcr the an·:t  tu  he	indudcd witltin	tlrn	prnposl'tl	Uisfrid	is	the	lw.-.t  :tvi1ilabfo	
alt"f'm:ttive for dcliver·ing 1:ommunity	scniccs	and	fadli<ies	to the	area~  (Ital will be	
scncd hy	the propo~<.'d Di.strict?											
Yi:s	lt  i,,	iny  ,)picion  that  (be  prop,n,:d	!);:jtrict  'S	the	ln•:i!	<1ltvrnatiw	fi-1r  ddivermg	
community Sl:rvicccS rnr! facilities tu ill;_:	lauds \vithin the proposed Dis1rict.		

'TheTe are	three~ othc~r	alternalivcs for	provic!ing the ,int:·astrocturc fo.r	the nceessary	:)urvic(~:,	
.ml	foc11iiics	bt.:sides lltt pn1p,)scd	D;stJ	,ct.	111,~	first <1ltcrnative is !m: the	Cour:ty	t,-; b1ti!d	
:he	cnfi1c	infi:astrocture,	\-Vhercin	ti1e	c:ou:ny	\Vo1.dd	be	assL:trd1Jg	a	great	dc~il	of	
,C!•rnw;i.bi!iiy	1clakd	tu  thu	ovt:rsig}d	of lit(; day-to-day	con•;;trndion,	nw.intemmn:,		awl	
a1nuagcrnc:nt	of	t!1(:  proposed	scrvicc~7	tF1d	f:1ciHtic~; and htndcr~vnen~	of these  i(~uds.	-~rhi'\	
\V\ndd	lnci\!;,t_--;c	H1~;	htirden	,Jtt	(\-:u1~ty	st11ff~	di\/c~'t	tcsources	frntn	o(hcr	('ounty	

(it·vcl,opn1cnfs nu(! projr:·:cts·J .:Hld indin:<;tly t,-11· t[1<,;sc clcvef optn!:nt impr0\1,~u-,en(::,

H,n:r:

the

rc~:idcnt:3

of

the

entire

(~ounty

to

pay

Tk

sc:cond

1dt:.:n,<1!ivc

,s

(i

1r

a

dcvdoper

to  provide the proposed

irnpmvemen'1;

iJ~;iug

private financing,,	flowevcr,.

thi:-.;

aHernaiivc dtJCS

not

provide

Jny

guafarrtce

of

a

i('.H1g••c

kr·n, ,:oHsi.9tcnt ,:n"ity Ff,'lhJscd Sei vict:S :md

tn  ovcr;;cc  ~011slrnciion,

facilitic:;,	A h;,1,  :i  pri vatc

nH1inknnnce,

fandowaer  is

nnd

not

managcrnenL of !he :;'..il~jc;:,:,t lO the smrn.:

sia:utory

$ctfrJgmmls

thnt

(ht:

propPscd

Disfrk

,	:n

a public

1.:nlity,

would

iJc

.1ubjcct

to,

:•:,1d1

,i~

,ubli~ bidding on

cont

rad;;

and public

acccs::;

t.o

nicctings

and

•iocumen(s.

Ih: third

krm  aod

,L~{iicah:d

,:dtcmativ,, is :1 nrope1!y owner'sn,:-;ocfotion ("Pt)!\").  ,\ PO/\	is a more !ong•-	
~tabk  ~n(ity 1ha1  may  b<::	c1:pc1bk	t'lf 1mwiding	1.hc  nec..:s:mry	maialcnanc,;  ot	
improvcnn:Hls.  However i	PUA i:-:	not :'rn:1j,~ct rn	the ~nmc slaltitory :;afi.;gnurd,;	

a•;

,be

p1.oposcd

Disiri<:L

Further,

a

f'OA

~-annot

impose.

,uHl co!L:d

its

a:,svssrmmts

in

!ltc

:,inmc

way as

prop(:r!y

!axe~ or

Diiitrid

asses~nic11ts.

By C,}tiipnrison

to

tilt'fr,rce

alternatives

discussed

abov,;,

the

prtJpos{'d

District

is

ilw

be,,!.

aitcnuu.ivc

avaitabh.-~

h>

provide

fiJr

the

n1anagen1ent

Bt1d

n1nin(cnancc

t1C

variou~,;

i;:fiastrudan:

irnprnvem~1a:;,	As

,1

~,;p;.'ci;if.pmposc	JocaJ

governmeoJ,

th,:.

J>t'op,i:-;cd

l

)i:;tr:c•

is

a

:1u,ble,

long- term

puh!k

;.;nthy  (;3pablc

of

malntainiHg,

and

mmrnging

lhe

m:c;;.sstny iufi:m:trudwt:, faciliric:-., a,id services. ! Jistrlct, con1h1ncd \vith the sfarntory sttfeguurds in

The limited purpt:•SC' pf ace, !iucli a~·• notice

and s,:qx- (1f the or puh!ie hearings

:md

acc,~:,s

to

<listrid

rct.·ords

..

would

ensure

th,1t

the proposed

[fo;trkt

fa

responsiv(·

to

!he

infrastructure

ni:1.:ds

of

I.he

prop,;•;ed

J}fa;ticl,

Tliu  propos~J	Di::itdct  would  he able

!O

impose

11m1-ad

valt,rern

a:ssessmenf;;

upon	!he

p:·op,:•ity

within	the

nisiriU

w

fond

m:.!i11te1wm:c

t

1

fihe

iof:,~strndun;

and

rdakd

:,crvict:s.

(

hiy

,.t

con

aUows	for

th1:

indt•pendcnt	tinaPciog,

adrnirnslration,

,,1peraiion

::ind

n1aintenancc

of

:iw

/;u;d

within	the	Disn·ict	and	allows

Distrid

prnp,:,

ty

owner:-;

!o

.:oLt

ptddy

cunlro!

th,;:

lli::lric!	Ho;:rd

;rnd,

thcrdz;re,

:ix~

timia,(;

and

,x,cul

of

i:ifr:lsiructurc

ck:v,:opmv!it.

,b

:,omco1w

t·:tpcdcnccd

iu

di~hid

m,u1age,uent, is

the

.inia

fo

he

iudude(I

whh111

tile

pn.,poscd  Distdcf

of

suft1deu1  size, comp,tdmiss, :md suffit:icnt(y  contiguous

fo

ht~

dcvdopablc

as

one

fundiomtl, inicrrn!ated rnmmuuHy?

Yr:',

Fwm a

maiiag<:mel!l

perspective,

(111;

arc:1

Co

be

included

wi1,1i!1

!he pr:,posed

f.>istti,:L

is

lit'

>,ttfiieicnt

size, conipactnc.<;:;

and

i:;

saffi,:,cnily cnatigucm;,

Li

be

devdopable

ns

011•.'.

runctiur:ai,

inte1reh:red

cnmm:111ity,

'\Vh,1t

.fni.\s

the term

''functionally

infcrrcJattod

comuHmity"

m<:au'!

Locai	g1wern11w11t.,;	p1uvHk	devdoprnent;;	'"ith	the

inlia:,;l!L:clme  t,)	provid('.	fo1	(he	!iKilities an:l  ::ervicc:;,

crilt:ria	~,r	th,:	ekmeals	of

;ndudiug stonnw~1ter drc1ilwge,

wd,·

1	,		

~ewer,

and

,Jiher  faciiilies

and

<r.:rvicc)L

Frnicrionat

nniLt>t!ion

m(·r1tl!,

th:;t  each

provided

ftci!ity

aud

serYicv

ht:ts

a	r11u:u,d

n~inforc.ing

rehitiun,">hip

to

01H~

,111nthcr1

vvith

,

,1

	r_:,u:h facili(y :md	',"..,rvi,;c designed !n ,:on!ribi1,,:	to	thi.; dcvclnpn1t:nt and 11wintenancc; of tile		
	uJ' Ht11mi1.y as a	wlwic.	l::t1ch	ti\cility 2nd s1:1·✓	ic(·	mw;t	me<.'!	the grnwtll a!ld	dcvdopmrn,.·		
	of	the eomrnuni.ty, :;o	it	mau.-1gcment	carmbifry and ii foe.ding sourt:e an,~	requirt'd	fnr c;1,:h		
	ser ;i,:c	:1:H!	facility		Thu,	each  of	the"c	nec(:s-:ary  frH:ilitic';	and  :-,crvb::-1	must	he		
	inkgrat,:d, nnificd,	.1111.l	(onnct:tcd intn a long- 1angc plnn.											
iL	Wlwt is llw	ilafis for	your opinion'!																				
	l-'·\i,1,th,"	lands	ts:>	k	ioduded	witbin	th,.;		}•roi:1osed  Dislrict  hav-.::	s:.1f!kient significrn1t		
	i:, Ea!Arnt:tlll t!	acc:fr	tn htl devdupable c1s	a	functionally	iuterrclii,.Cd	conmwtii1y.	;::ccond ..		
	thi.<· 1?e(x~s~:nry	infr£13~r~H·turc:	can	be provided	h,V th~ _prnpo;9ed  f)i:;rrfct in	.J  cc.st cffet:tiV(;		
	m.:inc('J	b::1~t:d	npon	the spt:,.:iftc	dcs,ga	of	the		i.:.1immunity.	Furtlwnnore,	Hie use of one		
	development		plan	whose	infraslnictut~	is	;mµlerncnted	by a	cnn	to	provick	1		
												t 1c		
	cnnmumity	~;crviccs	and	fae!litier:	,vill	c11i;ure	1hal	the  propo~;ed  in,p:-..,v,:ments	,li\~		
	p,,,ricktl 1111d	nrnin,?ined in	:m	c.fticie,11,	fh1,c:tional	a11d i11tGgrnt.ed rn,imwr.							
	The  lauds within	the	proµos,:.d  Dforric:	con::;1sb of approximatdy		)97.90	anes	()f !and.		
																										1							
	rh,'pmposc	,}J' this	~,(nlutory	requin:n.u1t	is		1u	ensure succe.-.stul and effickut delivery	,)f		
	:-,t?nic,,s	and	fadli1i,:s	to	tiw	property,	Hnsr,:	upon my	previous i:xpcrie;nce	wWt	spc,:ial		
	di"dcls,	the	propo:-;cd	Di'itricl	h :mitibly co:1figured  to  mn:dn:ize	the	timely .md <>Jsl		
	dl idcnl	ddiv1~ry	oft he ncc(::WHV sci-vices and	focilitk~.												
1•1.	l)o	you	have	au  opinion,		.:u  som,:mt,:  rxpcricnn~11	in	ilisfrfct		m,urngc~mcnt,  a:-:	(o		
	w{rnthcr	the area	(ha!' will	be	N,!rvcd	hy	Hie	pnipmwil	Ili1,(dd .is	am1,nahlc	lo sepan1h~		
	spcdal ilisi rict :!0V1\rnance':'																							
	Yt:,;	!t	t;{ my	opi,11011	that	!It(;	p.mpo:.rd	Di::trict i·, ,nnenable	1.o separat~	sp1~cial	district		
	g,.)v,:r,uwce	l.1o.:c,wsc	it	i,.	of sulficiem	si1c,	t>)ll1JXtdncss and	conriguiiy.	·1 hus, !lie !and		
	.u,:,1	is v,;cH	:iuitc,!	to	,he provi~:ion ,;f Ill(';	propo;,ed ~;ervici:s and	foci!iiic::;.							

· •·,

1	n	
.,1	,:	
.']		

lii-sd 11pon	my expcricw;c v,ith ,.1!l1er  ~pe:da: ,.!isttk1s	of	similar	:-;iw 1111d	conflgumlion,	
ih1:	;m'.a	to	h~	set vcd  by the  proposed	District	i:;	mn,~nnblc	to	scparu(e	special  district	
gov:.:rnanct~.	A,; f have	ahcaJy stated, the un~,i ·wirhit: the proposed Distdct is of rnfticknt	
.':1,T, c:mripactncs:-:,	,wJ	,:oatiguity.	;\{s;J,  the proposed	Dis11ict i:; limited in purpose and	
:ht.:	:ufrastrucrurc  improvements ro	be provided  by the proposed  Dislfict are  tim.ited  i~i	
scope.	For	thc::c	rt:i,:,on:;,  th~  prnrose.i	Dbirici·	i~(	a	logical	111cclwni:m1	lu	overst~e	the:	
in:,,(,•!lati.nn or capiial infra'.;t:ucturc	imprmemc,1ts	nr.::c.:~sary for comm1mity <levclopuicnL	
'ihe	iands:	wi(hin	the		pro(:'osed	J)btrict	h;wc	~.unicicnt	infr;,~;trocturc	n,~cds	nnd	
~nniHh;n,:i;H.::e	obligations	to V/arran( a ,s,eparatc :•;pecial d.is{ricc f40Vcn1n1t:HL				
Du	yoI1	have	iUI.	opnwm,  a.s  sonH'tmc cxp,:i-it:nced	iu	dis(dd  m:magenu~nt,  a.s	to	
whether	the	r,no1ws1~d	~c£'vices	and	f:u:iHlk'>	of	the	propMed  District  wili	,,.~	
incomt);Hihlc wi1h	tlte	capacity  and  us,•.<;	nf cxisbu1,t local	,rnd  rcgin:rnl	Mnrnmnity	
,k,doprncnt .'lnvkcs antl fadlitifs'l												

p

Ye::.	f:	is my ,Jpidon that	1h(.} propo:;cd ~:crvh;es nnd h,:Hitk:; nf tlw prnposcd	Disrdci	a!'c		
				t:nnrnmnity		
''",.  iw.:ompatihlc	with	the	ca1M,;ity	and	i!Sc,.	ut		exi:,ti11g	lo,:u!  r,r  tegini:ai			

th;vc1oprnent	S\.~rvk::r):{ ;·Hid fitciHties.																								
Thrri:	h	,.m	duplication	or	ovcrbp 1)!' fadiitks	or	st".rvice~;	l,ccau:;c no other	crdity	or uni(		
of .sovcmment  i<;	present!}	fundin;.:	or  providing	tl:e	irnpfovc111ents	propo-;ed	by	tl:e		
Dis:ri1.'L		Fudhenncre,		the	pn.,po:;t;d	Di:;trii:t	i!:;		au	d1:cit:ul		1t1cthod	lo		111:1h1tr11u	and		
										w:tfiin	1he	p!'op(1scd	L:istdt..!	withuiu		
							iniprov,:1nen!~							
1na;,:1gr,	ih: qu:,::-;·;my i·1fr:druc1i:re								
																
ove:.burdl~nh,g St. .Julins (\_,rntty gov,.:mmcnt	n1d itr-	t;.1:-pay(•rs.													
Havi:!	you	prcvfr,m;iy	~\'orked  with	i:lhcr	pdititm1;rs	aud  prcpanid	a	Stakmcnt	Hf		
K',thnah~d HcRnlatory	Co.~ts ("SERC'')'?																						
Ph!asc describe }our prior or cuncal	wurk with the	fin:rndal	nrnuagcm,~nt	of	C'DOs		
										
in },forida,																																
;"vfv ::rnnpany serv~::	a.-;	the	Finm1ci,:f	AdviswiCrntsult1m	t,} the	CDDf1 sci	vkcd		by rn	y		
					of eontad for	th:!	CDD	w,til		
p,·r,,oar,::·i.		Aci:m·dini;fy,	l	gcm:rnlly	am a primary	point						
										tbt		
										whi<:h is	a	procc,;s			
n.'cipcct	tn	all	i:;:;11<.·s	rdatcd		!n  CDI) Jinan.cc and	a~::;c1;smcnls,						
b,~gins	al		the	t,stahii~:hmcnl	pfnsc,  :.11,d	continues		throHgh	the	i:i:;r,mnce	of	bimds,	and		
:.:dkcrimi	nr asS<:$:-:Hwn!	revcau,:s from					.	As such;	I engagG	in	tu;.:k'>	which		
			fanr.l,ilvncrs	St;1.temcJ1ts	ot' Es(imakd	Regulatory		
ind11dc, but	arc: cot limited to, p,!rnonul:	y pre:,aring					
												
1 'n!-:ts. and con;;u.lting	on !he bond fimmcing	pruecs:,	1oEd	related assessments	.								

:\re any	of	tlu~se	community  dcvclopmrnt  tlisti·kts	tlwt you  ltilvt:  work(:d	with	of		
										
,tpprnxinrntcly the	-.,uuc	sizt> as the Jll'Oposcd	Trnut Creek Community		llcvelopml:nt		
													
District iu	St.	,!olurn	Cou11ty, J,'forida'!																							

	1	h	Ethibit	,:i  to	th,.,	Pdition,	a:;	amcndctfj	;,	tt·n(1	and		
To  /he best of yom· knun lcdgc,												
an•n1·,1tt} red ta f i11n	of the SEH('?											

h

J:w,;:wnt  lo  Sectio1	1	:;	l 90.00'ir_;~;(a)	a,1([	l 91}.005(1 )(a)8.	Florido	S!r1f:de,,	a	petition	lo		

e~tiihflsh a CDD mus,{	be	accumpanie:d	by a!':- ERC.  A SERC is :m :malysis of -rhG lina:1ciaf		
		of a<lopling	:, proposed I	ulc,	,w	iu the	e,w0 of :1 CDD	pruposi:d tD	he es(abl!;-;hcd hv		
.,	t' 1	)1inty or city, the iirnmdnl impact nfndnpting	ii pmposcd ordi:wnee.									
Scdii)n	LZO 5,11(7.),  !fond,r	Stat1ilt\\	lists	1	dcm(;nfi;	of	a  ~;rm1:		v,·ldch	gencraHy		
				h(.:												
i11c.l11de:																													
		•I		Is lik1"!Jy to	have an advcrs{!	in1paC:t on	ccot11Jn1ic gro1,.\rth,	privat0	~;cct1Jr		job		
				..:reulirn1	or  cmplnymGcl,  or	privnk:		n:ctor	invr:.s1men~	in  c:-..ccs'.,  ()f.	:i;;		
				milli<n	1n the a1M:rcg,1tc	within 5 year~	afkr the irnpkw~nt,dion of the	ndc;		
				t; likely to	have an	ndverse	inipa,~t on	busiHe£~s	co1npetitivenes~;!,	inclt;dh1~!.		
				the ebilily	uf pcnon!: d,)ing bt.,sinet,s	ill	the c,latc to	,:.mnpd(: wW1 perst:HH;		
				doin,~	b~1siJ1e:;s	i:1	,'illl;;l':-;ta'.t~s	or	domestic	tnarket:\	prnductiility,		nr		
				inn,)vn!ion	111 e«cL~ss of $1	million in	tbe	agg;-cgat~ Nitllin	:'iy~ars alic~·		th<:		
				in1phn1enlalion	of the	n:lc-: nr																	
				!; l1kdy	to	iuci1:n:.;e	rr:p;,riato1/	co:,ls,	i11du,:i!lg	any	trnnsacLio1t.d costs,	irr		
				cxcc.:~~s	f1f	$ !	n1,iUinn		in	the	aggr~gate	\Vitfli.:.1	~	years	a!h::r			the		
				i;up[,:n1ental.io11	of the	wh																		
		,\	g<hHi  fhhh  c0tin:_are	iJf	the	ntnntn?,r1    and		geucta1	description	of	the  ty_pc		or		
		rndivid'.Jals and	(:;fi!ities	iikcly	to	he	required	tn cornjlly ,vith, r}r to	b~:	affi::ct,:d	hv		
														
		the ordimmc;:	csmbf1shwg	the	CDD,																		
0)		A	gnt,d	foith	es,imml· 01	the	(:rst	to !h~ agen.:y,	ar;d	to	,my	otilu	r,tatc'	and lueal		
		cnti(fos,	of  implc-n:<:nliag	and		en:forcinL'.	the	pro,losnl	ordi1mnce.	and	any		
		a:.1tidpati;d dfod l•ll _-;;_ate	~md	[ocal n:n.:nuc,;.															
		A	gnod	faith ,..:stimate nf (il<..'.	i1<ms.1dional cost:;	likely :ob,.~ iucuncd	by	individuals		
		nud  co!itiGs,	including	local	governmctd.	t.'.llli!ies.  1cquin:d	io  lmnply	will1	lb.:		
		rcquirctncats uf !he	ordin,wce																					

li:c	~l~!{C	<)UJ' i1rm	p,·q,an:d  addrt:,,:;es ail	th,· :,tat1itory	i'cquin:mcnt:,. ln ,·cnder,t:U,	»ur		
o 1ir·ron~  \'.'C   utilized	n1ethodof0gy  ,vhlch	is  conH1~on!y	used  l:1  l_he	indushy	cu1d	nnr		
1		with  uth;~r  ::pccitt!  di,,trict.~.	Ba9:d  ,,n	the  informatiun	provided	by	tl1t::		
,; 0:pcricw;e								
1\:t1i	ioot;r and its con~;ultants, yye concluded	tl1,c1t tht~ est.lblt:shn1e:nt of the prnpo:icd	i )istrict		

..

!(J.

Pk a.ic	summari'l.e	tht: 1'ost.•:	tn ~t. ,Johns	( \mnty n:sultlng	fr,m,  es{ahHshm1~11(	of the		
Tr;Htt	Crrck ('onunnnity	Dcvdopmcnt	l)j,(rict.													
Sir.cc the	propos;:d	Di,;rdct	cc,nsists 0	1	• ks:,	t!ia!I  I,(101) ac1es,	th·.:	PGti/fr,u is	submitted io		
																																
SL Johns	Coullty	for	review aud approval	in	accordance with	Se.:tiou l	<iO.ll05(2), Flori,/,1		
S!i'.ffutes.		A:;	part	of the ::ipplication process,	t'.1G	Petitioner	was rc:quir~d	to suhmil m1	initiHI		
fi1i.'.lg tee	t;f $15,,759.	·r his t~:c \.V.1:) :{tsbrnitted to St	.!trhns	(;ounty on July 28,	201,;, as piffi		
iif th~; odgjnrd J>etitioo.																							
TtH'. ;_:ounty	\Viii	hold a public	l1t:mi111;.	to	di,,:uss tlie	l'dition and	-:onsickr	p1b!ic	input		
I he:;.-: d(,tivitie:;	wili	utilize	s(aff tim:. :md	,h.; time	tif the	(	'.onnty	Conm1ission. ·1 h,:	time		
and  ,;osts arc	n1iointal,  ho'>vcvcr,	(i;r	jDV,!I.JI  reason~, and	in	no ._:vent ;;hou;d	the	c1>c.ts		
c;:cccd '.he ·sl	S,75'}	filing fbt:.	For	ex,unple,	the	revi::-v; of	the Pcdfw11 docs nol indudc HJ,		
a1wiysis	1.if the  projcd itsdl; in	fo<.:.t,  such	a	r,wiev,: !$	prohihitcd by statute.	·1'hePctitio1;		
contain~':	all	of	the	infl)tn1atiou	Di'..!Ccs:-.:ary f{)r revievi	and  shotdd	no(	n~quirc	,Hfditionai		
-;taff. No	capital	i:c,st:::	ar~ itwoiv,.'.d.																			
Ooec  !he	Dish	ict	is	1.is!:ihlisll,:d.	the		lli:str:d	will	b1.!	an	independent  unll	uf	loea!		
gt,v•..:rnn:ent		ifa~	Coun1y will	nnt	irn.:w any	(J'tan!ifi11blc ()!lgoinr cos(s re:mliing frnm	th<:		
nn ;~;o!ng	adn1luistr:-Hion ,>f th,;..!	f)istrict.		·-rbc	J)istrie1	is	responsihit: fr,r if~; n'Nnbudget.	and		
rcp,lriing.	Th(j  m1ly	annual	co:11~;	'":he.	County	won!d	be	those  assodnkd	i,vith	the		
! \mniy''; optional	r:;v:cw uf the	v~irim	:-; rcp(	rts	the-	District.	is r.:quired	tn  prnvidc.	The		
(~  n1.:n{y inay,														1															
	however, choo:-;c not lo rcvicv, the docurneuts .										
1																																

fl

JL

Jtfc;1<;e summal'iu the wsfa rn the	State of fifol'ida rcsuffing from the	rstabiisJnucnt		u:		
						
the	Trnut	Cr~d, ( \,111nu111ity	lJcvdopmtmf	District.															
U,l'~c	[fl,;: Disftict is	cstnblis!id, th,;	:jtri:c of l• !orida	wiH	incur	only nwdc:;(	adrninistratiw		
c,;sts	to	revicvl the	periodit; r;::p11ris	tCtft1iicd	pursuant lo  Chapkt·s  !89	a;,d  l 9(\ Fi'or:da		
s:alu(es,	and	other	law.	These rt.:ports	indwle	the	rnmual	/iJ;audrJ rcpcd, mmuai	awlit,		
,uid	pt:blic  financing  d.isclosure!'.!.	·re		offset	t.he.:w	,:i)sts,	die	Fiorida	Legisfallire	Im::;		
i~S'tdilish,.:d a	rnaximmn foe of	ii l	75	pc;r	District	per	yrnr	to	pay !he costs i1Jcurred	by	th<~		
'.-ipt::;:ial Di,;trkls Informali(,n hogram	l0	a<lmiui::;icr	!lk) repirting	n~quirerrnmt	of Chapit:r		
i 8':J.		Florida	,\'t.:'1rwes,	Wich	t/w  c:~c,¢ptim:	of	the	1epo1ti11g  rcq:.drcmcnts	previously		
,1·c11tiu1,-:d,	m,	i!dditi1Jiwl	.11adcn	is	p!a:·ed ot1  the	S!a:c	of	Florid" !iliCt:l  the Dist1kt	h,lS		
								1																									
i)C;"t: c:,iab!i:;hcd																											
WiE		the	t:;lahfishmcnl	of  the	proposed	District	1·t•s11lt	in	costs	to	local	sm.,il		
b usin cssc1, ';'																													
'.\Jc·.	l'J-tGre  \VIII  r;e	very	hHk}	in1_pacf	:Jn  srntdl	hn~~inessc~;	c:ti	~1	r:.:sult	of	the	I)istric:		1	s		
																	
..::;!ab!ishmcnt		lfrn1ylhing, t~Jc!	impat:t	I antiei:i:Jtc w1!1	h:	a p()sitiv,~ one becau~e the !neat		
hu--;i:·}tsse~	\viii	ha\/C	the OJ}pnrtunity	t,:,	participate	i;1 fhc	C(11npetitivc bidding	proct:~ss		to		
t_:{Yt1pch_~	fi1!" th,2	Jtcvvly estabFsh..:~d	I)fr;!rl:~~f,q hcsittess.																

\2.

•	1	3.		

\\t'iU	th11 c,<dahl'ishntcut uf the  propos,~d  IJtstrict h~tve	a  nt~g~1tivc irnpatt	on	~t.,t-t	Ht		
							
ii1rnl	reve111tc'I?													
Fsttbfishn1cn( of the l)istrict sl1otdd	not ncgufivcly in:iJKtct 5tnte ,Jr !ocat	revenues	because		
							
1,1,: District	will  be an		1	1:1:it  rif local	goV,)lfltHt~nt	The  Distrkl will	lnve	ii:;		
			indc1 cHde11I				Dis'.iicl  will be	strictly	1!10		
,,·wn	source	of revemK.	PurM1a11t to	l(orida	law, deh's of (ht::					
!.Jistri-ct~:, rc~sp\)nsihi!ity	.											
													
H,ntd on your fraining and cxperietH:c in	the fin:Utdal	as1>cct of CUDs, uo you have		
·n• npinfrm	1·c!~~r•finf, the lina.,wial	vhhilifv	aml	foudbHity oflhe JU-opo.c:ed	I>istrkt?		

lb	
l.	l	
I	Ii	

·1•·,
,,	I

Vlh:1t	is (hat opinion'?												
Ha:-::.;d	011	my	.:.xpcde11cc  with  otht:r  CDD:;	m  ny	opir1ion,  (h..:	rrnpo:~cd	Dbrricl	::;		
											
cq:c:rrcd ro	be	fim,PeiaiJy	viab[e and fo :sirile.								
lfa,i:il on your lr:1ini11g	and	~xpcricncc	iu	fhHlnciaJ	,rnalysis; do	you have	:m npinion		
								and		
a1,  ro wbether	tltc [Jl'OJHiSl'd	Di~trit:t is	of	~ufticieni size, sufficfrnt com()adnc~;;,			
								
s1:ffid,~11t coufiguity to he dc,-dopabk as a ftrnctif,ual inkr.-ch:h:d C(>mmuuity';'				

h	.:iv	,,pini,m, the-  prnposc~d	Distuct i;;	ot sutficiern	:,izc	and  i:; .-;uffident!y					
																			compile! and		
;;vntiguous 1n	be	ikv1:!upahf0	as a fum;tinuaHy inteud:n.ed	co111mtmity.						
												
What£-; the basi.11 ftff	ynur	,lpinion'!														
																						
Tlw proposed District	covers	;ipproxin:alc:ly	99/30	acres	nf inn.i.	The configurn!i(ln	pf		
				District	i:-;	cumpact	aml  rnntiguuuf:i,		depicted	in	the		
the:	land	wi1!tin	the		-;l:d					;i;;					
				propo;			,:n:ah.i any  ccnnomic disincentives to	the proviJion	n[	i.k~		
l'ditio 1t	As	sud1, i!		'vVil! not						
										
infi:lstructurc	servh:c3 con!.(:;nplnted in either	case.											
													
(iiv..:!i	Uit;	s-.:npc	and	c:xpi;:cted	,;u:,t ,-,f fociiitil:s to	he  prnv,dcd by	ihe propus,_~d Oimri<.:t,		
997 90	acres	for	a  p!mmt:d	CO!l,rntmity	coninining	r,ppn,x'nrntdy	261'1	re .;idcnth,1	unit,		
									disidct		
pr.;vide-s  n  °:ufficicnt		c,·onu1nk  bast·  b	nh:,,>rb  the	annual  operating  costt  fr,r			
,du,i!dstralion and !P		t:f!kic1:lly appD! lion	tht:  cust o! improvcrnct1t	rnainltnancG	within		
										
th;:,	T'li~!ncL																					
llo-.v is !he JH'opnsf•d		Dilitdct	suffkirntly	compact:										

!incitations.  The j'Wposcd	Llisn.ict	i,; ~ufliekntJy conipacl to	
ini.,:rrdakd cc,mrnunity	hcc:ns,; it	can waiotz,tn	the 1\:q,1isitc	
c,1,::l• dlicit:11! mam1c:.:r i::n	a	ld:11:';·icnn iK:,is.		

ft111cli,m a~ one frmi;tit.1u:1Hy imptnvernents in a li1m: and

Fn

.ru

an

cconornil,

pi~r"'pectivc.

ihe

1ii-..1pcrty

within

tht:

prupo·,ed

D:strict

m:1st

h<~

,nrnog,:d

in

II

manner

!hat

lcl!ds

itself

ro

!.lit'.

dlkicn.t

rnnfntcn,mc~

o(

infrastn.icture

and

govcrnw1ce

ln

!HY

opinion,

lht:

propos::d DisL·ict

,nt:cts

1h~se

req11in;:11\('.JH::.

F,·(tm

:!

finandill

!''-i1

"Pi~fJiue_

1fo

you

hnvr

au  opinion

as

fo

wlw1hcr

th•~

pl'll()O'-CII

District  is  the  he.st  i\Ucrnatin:  available  for	prnvidiug  tJw	
1.fovdopmcnt scrvk(•S !md facilities to the ai-eac,	to be served'!	

pmposcd

comnrnnity

'7

0

U,

i:-;  my opmion, -:s,abl:shing	the  proposed	])1;;trn;i	is	,he	lx~st	Vdf  1.,  as:-:nr..:  that growrh		
v.;ithi;1	the area cncomp:issed	hy nw	Pi.,;tricf	pays	for- i1relf										
WI1:1( i.~ the ba:;i:i	for y,mr	11pinion't																			
Tii,;	Pe1itioncr	r,ropo~c::, to c,;t;ibfo,h	the	Uis,rid	tu	c:oast111ct	certain p11bik infruslrudlll,\		
and	cGmmuaity fadlitie:~	whid:	will	be n~:cdcd hy	1hc	rrnpcr!y	owners and	rf.)sidcnt::; nf th,;		
D:!';trict.  I he f'i)I)mechanism	al!r,w::;	the c,>mrn1mity	tb.r,:l~lpmcm prnce.ss to take care of		
its ,<>wa	needs and n~s'.rit·.1il c;,,.;ls to tho:;e whn ·,enefit frfll11 dH'.	ser•1ict!~; provided.				
>,fo:---ad	v,1lorc.n  or	spt:dal	a~sc:istw!ms on		hcnefit!c•I	property  \Vithin  ti1t;	Distdct	arc		
,~xpected to	be	m,c,;d	to  repay	any debl lhat	!'.,	i11curred	fi::r		cons!tw:lion of infrastructure.		
FJ,:pcns1.::; for op..:rntions and	maint~:nHHCe of	Lcrtain public	f21cilitks 11rvi	:1;.:rvicc.'I	withio		
th::  Dis{tid	am	expcctrd	/()		be  paid	through maintenaw;e	:.issc:;sment:J.	ifat~  of	no1hHl		
vnkr(·m	and muintenance ,1ssessntent;;	or !lst:!'fi::e,<;	cr1M1r..:·	tkit	lhc property r,:-,.:civing	the		
bc11<!fil  of Distdcl	rcrviccs	is  the sami:	propc!'ty	to	pay	for	tlws•.'  servkl!~,	CDDs	am		
typi,:.aiiy d'ricielll  prnvkk:s	of	mainte1:ance	s<·rvice-;	.Js	!hey	are ,;ubjecl	to	gov~rnmc:r.t		
bidding	req11ircn1ent1,	are	profcs~iona;Jy	rnanLJ~cd,	and have !he ability tl1 plaet~ these rn1n •		
aJ  v,dor,,m	assc!'smutt:;	nn	the  County	tax.	m!I	tn  !-imd	these  ::i.ctivitie:.:,	There	are	no		
													
em.:::1i},,; :1itcmative~ '.o providing fol	.'illGh tim!,lcing	strnctmcs.								
1\  !':),\	um!d 1.!so	pwvid1.; for the o~,-:rntion:;		'11;d	n:Hink:w.ace	act:vitic·s plmmcd	hr	rh,~		
i Ji~:idci	POAs,	ho~wver,	d<1	not li.1'/t'.  the abiiity to impose	and	~·ultci;t assessirenf~ iu	lht:		
:-;mnt.:	m,m:Kr as	ad	val•.)ren,	property	Lix(·s.			Additior~ally,		un.lik,~ lhc  POI\,	the Di:-.!riet		
nm,:'	al>1dc	by	all	gov:::rnr:ieut:1!  rn:c:-	and	regnlaticns,		mchiding  pnb1k	bidding	for		
											the District	i'.,	cxpccied			
so; :c,:s	a!d	Horida ':•,	:;unshiu,:	,equir~"111e-nls	l :srahlislmiem	e:f				!<1		
rcscii	in	the~	1		cost to hn1do\vner:~	ft._')	co1rparcd	to	f.he oO~er u.lternalive0,	~t 'hti:·~;ffi~c,n1		
			lov\ cst																	
~i!'lc('n1HHnic-}H.~rspectivc~ the l)istrict is	ihe best alternative.										

d

.i\.	'DD	i:.;	also	pre(crnblc b!.!cau;;u dill	sintc{we lend:, itself' to	high accntin(ability	Wilh ;{	
l 1i:aricc as	p:-.,posed,  prnp~trty	owi;t:rs	'.vithio th:	Di:;(tid	would  have	a	focused	unii	of	
focal  g1wcrn:11en1	rn:idcr  their		direct  control.  The Di-:trict	ls	responsive	to	tile l:C('.ds	or	
p11-peny	owncr!'l	without	di::;rupting	nthcr  County	n:.spon:,bilitics.	/\		CDD	is		an	
hait:pendi:nt s,v:cial	putpf)~e  tmit Qf /,xal	i~ovcrnrncnt designed	l>	kcu'~	ii:,	attcnt[on	on	
																					1									
prcv;ding the  best  long icrm		sc, v1n:		to	its	landowners  and	benefit;:d	prnpcrtiv:.	The	
f)i:'frid would	be governed	hy	its own	Huard	of	S1JpcrvisorL  This a1SSilfCS	!he Dislf let	will	
!;._~ 1,Hdntain~d	at the	s11:,taim:d	kvd t•f	,1,rnHt, ;tesired \'fi!s	!anduwners.								
J1r,ini	·JJJ.	e,·01,,11ni,·	,nul!ysi,;; pl·rsp1:!'.tiv,·,	wiiJ the	scrvfrc•;	:,ud	focilitic..,	tu	h~ pro,•idN!	
by	the	propo1:1cd Histdet be htcomp:-1tiblc with tlu,~ t;apadiy	:md uses	of	cxistiug locid	
an.J n~gion;tl fadlilics and	services?																			
i:;	,ny opinion,	th,·,	:ic:rvicc:-;	nnd	f:1ciliti:s '.o i; •. ; prnvidcd	by	the	r-roposcd District wil!	no(	
bi~	incmnµ;1fible	with  :he  uses	and  c.xisting  local  and  regional  liv:ifitres	and  services.	
Provision	of  the	r11adw,1y:,	and  sidewalks,	sewer  infrastructure,	water		infr;1s!tudui·,.::.	
reclAimed	Wi\tet\	nnrmwatcr mm:ag1:mcnt facilities, mnskr urilitiz:cs system:,,	offoit,~	wiliry	
cxti.;nsions.	an	:.mh~11ity cenkr,	entry fra!tuc	md prn}n;l	;;ignag~,	recreation,	parks,	1r.iih	
and  tree::,;	that	Petitioner expects the  r,ropo.s;cd	J)istrict	(D  con:.;lruct,  and  in	·,omc	t:a,;cs	
maintain and mam,gc, arL: rnx:essary to		fociJi,.1te	d<;vdoµm;;ul  in	the	an.::;1	prnposed	!o	be	
inchtd,•d  wiihin	:he	Dh,tricL	ThP,se  rici!i1.i(s  and	scrvieer:	arn	:1:)t	othc1 wise  t;llrrcnli y	
pw·,id::d hy	b,;:_;!	g(,vcrnmeni in	the pl<'!nn1.::d Pistrict	area.												
A:;	.·mmconc cxpcricnc.Jd in	tlw finaudaf	as1111ds rif Cf>Us, do y«m	have	:rn	opinion as	
to  \Vhcther	tlw	an::1  thal  will	be  served  i,J'	the	prn1>01;cd	l>is(rict	is	amenable	tu	
:;,:par:1/e !!pedal diidl'kt r,ovi:nmtcut'?																			

u.,

Wh.1t is your upinion aud its	b:tsis'!														
rht: propvs-:d Di:;trie: cet.:nmpas:-;1:s appi'oxi1ua	1		90 ac1t's.		Virst,	hmd of	this	sizt.: i •;		
	.<:ly 997.								
large enough l{)  support	its  nwn community	with  i:,dividtwl  foci!Jty	and	sci vie()	needs.		
St:umd,	although	rn~infenance of' 101p1·ovcn1t:'.1tsis a!su a concern,	the proposed Dis1rirt		
,;,:111 he utilized	Rs	nu	(:f'/icif:nt Jnng--10rm	mccl1:mism lo	ensure 1ha1	the	landowners	nf th.:		
District	pay for	and n.-..,dv,:	proper and req11ired main'.ellancc.										
/\i!ditionaHy,  the a:ea  that	vvHJ  bt~  included  \Yithin the	pu.Jpo8e(l	J)iHtrict i~~ of :,uftieicnt		
:,i'.le, compnctnt:s:c  am!  i.:on!iguity  lo  be	serv,;·.l	by  the	proposed	Distr:ct.	The	pr1.iposed		
/Ji·-;trict	iH	c!earfy	ame1viblc  to	separ..lte	spec::tl	diJtric!  guvernanc,.:.	Tht!	ba,;ts  1-;.,r J11,	1		
upini(H1	i:\	n1y (~xperiene~:~	vi.,i(h	nthcr diftiTlc·ts of sf1nitar	size and	configun:ition,	'fhc: land		
:ir~·a is wdl sui;,~d	r,1r	the	proposed st;tvkc::; ,ind	facili!ie:;,										
<;01.:-raIJy,	how	dot:t-	a Cl)l)	npffaH:  fo1andally,  both  OH  ,1	dav-to-day	.rnd  a	long-		

lcrm

ha.,i<:'!

[ I:;nalty, mo~{ or ,lll of the [and withi11	a CUD	is mitiaHy ovmcd	by th,~	devdnper, Sl, rh,;	
!;wd.-,wneridevcloper	and ihc CDD may	enter iotu a !i.:ndiug agn:cment	t,)	Jimd the rrnr,,	
,,,i:,,'.r,tiing expenses.	·ihis ;1grcc:nu~nt	:ids	in tbG	place of	assc'>,mtenii:; that	the	CDD mi1.:l1t	
(1,P1e impo:,c~rJ iipor:	property within	th~;	CDn	Such agrL·,~tm:nts are com111uo,	particuLid:1	
wh·n a CJJJ) i~	fonucd b  the	mitldle	Df	a fisc<tl	JC,-tL								
c1 ·nr~	in'({Ucndy i::MH;	bond,,, wllid,		mu.•;I	bG si.:ctm'.d by	a !rust agn:cmcnt, for !ong-hTm	
1																							
rnpital		project'.:, Aisc,	Cbr:pter	'JS,	Florida		\'fatares,	icquir,~::;	bond	validation  and	
,:,.mfi111ntinn	by	,.;1;:irt	rb:n:e	wiwn ,,		bl•nd	rnalt,rei; O',-cr .:! period	(Jf m1Jrc	thall five yc,us.	
C:i !JJ:,;	tn;ty ;;,[~;u	hnt n-yv,,,-	fi1nd;;	()tl  a fnnr or	sht·,rt-·tGrjji h(t~is.							
( ·nn debt  may  be	H;fircc! by	lhi.:	( :D:)	rJiro11p,b	tLOlh,d	va[orctn		nr  special  ·1sscs:m1e11ts	
:1nposr:d	011	bendittcd	prnptmic:;,	or		rn!e:-;,  ii.:.e~	auJ  •;itargl'.s  in1posed	on	wmrs of C!H i	
!1ic,l:ties	and	services.	Tim CDIY:.. d,iht	cannJt	hecorie the debt or ;lJly	other ~owrnmcnt	
,;ciry, C(\llnty 11:' s!atc},	ilh:,1. nt thnt gnvctm11•:n!'s	C!lllSNl!.								
							0																

':)

1 )r,,:,~	a  l'onding so,acc iws nccn ~ccurcd, ,Im l!,rnrd ;Hnst ao1hori:;,:
Di:-.iri::f 1v1anag1jr i,, t:1co :-,:s11on.sib!e ft1, the day••'<H.lay operation:;<" f
i:-n:dling inv,;iGtis, bil!s and e.:peu;-;c:,

:ill cxpenditi11Y:;. 'tlie the distrirL includint

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	1						
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J~:tL>ftnc, iu	\aid <..;L J~.. )hn~~ C'nunt~~, fnr a pi..!rit.1d	

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n..•11,_::t ..	·	;...t.fi:tiU?~~i(111	nt	fllfund fur	th,.;	
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	[tt~JJ~-- \~ ho h p4:rsnn:tlh 1-.nown to me	
1	l:::,\ 1;r~·,du~:cd	i};Ei{S()f\L\iJ_.. \,: K.',(}\\/N as. tdt:~nttflc:_,ttt.)n	

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Seb:.i::~c1:rn

-v~~,,:1~

~•;~	Augv~1in~.:	fkr ,ch

STATE OF FLORIDA

DEPARTMENT OF STATE

I, KEN DETZNER,

Secretary

of

State

of

the

State

of

Florida,

do

hereby

certify

that

the

above

and

foregoing

is

a

true

and

correct

copy

of

St.

Johns

County

Ordinance

No.

2014-44,

which

was

filed

in

this

office

on

October

28,

2014,

pursuant

to

the

provisions

of

Section office.

125.66,

Florida

Statutes,

as

shown

by

the

records

of

this

Given

under

my

hand

and

the

Great

Seal

of

the

State

of

Florida

at

Tallahassee,

the

Capitol,

this

the

29th

day

of

October, A.D.,

2014.

l

Secretary

of

State