Grande Pines Community Development District

Agenda April 20, 2026

Agenda

Grande Pines
Community Development District

April 13, 2026

219 East Livingston Street, Orlando, Florida 32801 Phone: 407-841-5524 – Fax: 407-839-1526

Board of Supervisors Grande Pines
Community Development District

Dear Board Members:

The regular meeting of the Board of Supervisors of Grande Pines Community Development District will be held Monday, April 20, 2026 at 10:00 AM at the Offices of GMS-CF, LLC, 219 East Livingston Street, Orlando, Florida 32801. Following is the advance agenda for the meeting:

Roll Call
Public Comment Period
Approval of Minutes of the February 16, 2026 Board of Supervisors Meeting
Public Hearing on the Imposition of Special Assessments
Open Public Hearing
Consideration of 2026 Engineer’s Report
Consideration of Master Assessment Methodology for Retrofit Project
Public Comment & Testimony
Consideration of Resolution 2026-03 Levying Assessments
Close Public Hearing
Consideration of Resolution 2026-04 Delegation Resolution
Exhibit A: Form of Supplemental Indenture
Exhibit B: Form of Bond Purchase Agreement
Exhibit C: Form of Preliminary Limited Offering Memorandum
Exhibit D: Form of Continuing Disclosure Agreement
Exhibit E: Form of Acquisition Agreement, Completion Agreement, Collateral Assignment, True-Up Agreement, and Tri-Party Agreement
Consideration of Resolution 2026-05 Approving the Proposed Fiscal Year 2027 Budget and Setting a Public Hearing
Staff Reports
Attorney
Engineer
District Manager’s Report
Check Register
Balance Sheet and Income Statement

Ratification of Series 2024 Requisitions #28-30
Field Manager’s Report
Other Business
Supervisors Requests

Adjournment Sincerely,

Jason Showe District Manager

Minutes

MINUTES OF MEETING GRANDE PINES
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Grande Pines Community Development District was held Monday, February 16, 2026 at 10:00 a.m. at the Offices of GMS-CF, LLC at 219 East Livingston Street, Orlando, Florida 32801.

Present and constituting a quorum:

Linda Kepfer	Vice Chairperson
Maria Perez	Assistant Secretary
Ashleigh Baksh	Assistant Secretary
Ernestina Whitney	Assistant Secretary Also present were:
Jason Showe	District Manager
Jay Lazarovich	District Counsel
Jeff Pena by phone	District Engineer
Christina Baxter by phone	District Engineer
Jarett Wright	Field Manager
Sara Zare	MBS

FIRST ORDER OF BUSINESS	Roll Call
Mr. Showe called the meeting to order and called the roll. Four Board members were present constituting a quorum.

SECOND ORDER OF BUSINESS	Public Comment Period
Mr. Showe stated that there were no members of the public present to provide any comments.

February 16, 2026	Grande Pines CDD

THIRD ORDER OF BUSINESS	Approval of Minutes of the January 26,
2026 Board of Supervisors Meeting
Mr. Showe presented the minutes of the January 26, 2026 Board of Supervisors meeting to the Board and asked for any corrections or changes to the minutes. The Board had no corrections or changes.

On MOTION by Ms. Kepfer seconded by Ms. Perez, with all in favor, the Minutes of the January 26, 2026 Board of Supervisors Meeting, were approved.

FOURTH ORDER OF BUSINESS	Financing Matters
Consideration of 2026 Engineer’s Report
Ms. Baxter stated the engineer's report provides a summary of the capital improvement infrastructure planned for the wastewater retrofit, with an estimated total cost slightly exceeding
$3.1 million

Consideration of Master Assessment Methodology for Retrofit Project
Mr. Showe stated the Master Assessment Methodology translates the engineer's report into specific assessments for homeowners, covering all financing costs for the construction projects. The estimated additional assessments are around $730 per townhome, $980 for single-family 50’s, and $1,375 as reflected on tax bills. The Board is being asked to approve both the engineer reports and the assessment methodology.

On MOTION by Ms. Kepfer, seconded by Ms. Perez, with all in favor, the Engineer’s Report and Master Assessment Methodology for Retrofit Project, was approved.

Consideration of Resolution 2026-01 Declaring Special Assessments
Mr. Petillo stated this is the declaring resolution. It declares special assessments across the entire District for the project, referencing previous bond issues from 2021 and 2024. It also requires the District manager to publish a notice in the newspaper for two weeks, as mandated by statute.

On MOTION by Ms. Kepfer, seconded by Ms. Perez, with all in favor, Resolution 2026-01 Declaring Special Assessments, was approved.

February 16, 2026	Grande Pines CDD

Consideration of Resolution 2026-02 Setting a Public Hearing for Special Assessments
Mr. Petillo stated this resolution provides for the advertisement to be published. Mr. Showe suggested that the Board set the public hearing be set for April 20, 2026 and will send notices to all homeowners regarding the bond increase.

On MOTION by Ms. Kepfer seconded by Ms. Perez, with all in favor, Resolution 2026-02 Setting a Public Hearing for Special Assessments for April 20, 2026, was approved.

FIFTH ORDER OF BUSINESS	Staff Reports
Attorney
Mr. Petillo had nothing to report.

Engineer
Ms. Baxter had nothing additional to report.

District Manager’s Report
Check Register
Mr. Showe provided the check register for the general fund, which included checks numbered 384 through 390, auto payments, and January payroll, totaling $46,011.05. Staff are available for questions.

On MOTION by Ms. Kepfer, seconded by Ms. Perez, with all in favor, the Check Register, was approved.

Balance and Income Statement
Mr. Showe presented the balance and income statement to the Board and noted that it does not require any action from the Board.

Field Manager’s Report
Mr. Wright stated the electrician confirmed the fountain and guardhouse are not electrically connected, and no issues were found in the guardhouse. The only problem discovered was with the fountain's timers, which were reprogrammed to function properly. Since then, there have been

February 16, 2026	Grande Pines CDD

no further shutdowns and the issue appears to be resolved. A Board member stated that the AC in the guardhouse is not working. Mr. Wright stated that he would get them out there to look at it.
Mr. Wright noted that the two new gate arms were installed and the LED controls were reset ensuring everything now works correctly. Recent freezing weather has caused significant frost damage to many plants but is normal for the season. Typically, plants are left for about a month before being pruned, allowing time to see what recovers in the spring. Replacement proposals will be made only after assessing which plants are truly dead and once warmer weather arrives. The new security vendor began service on February 1st. Currently, coordination with the HOA is underway to install camera systems. There is a review of the original documentation because Guardian proposed a $3,000 NVR installation, but it's believed this may have already been included with the initial purchase of 10 cameras. The team is confirming these details to avoid unnecessary expenses and will resolve the matter soon.

SIXTH ORDER OF BUSINESS	Other Business
Mr. Showe stated the Board will hold a meeting on April 20, 2026 to cover both the budget and the bond. They will monitor whether a March meeting is necessary or can be postponed until April.

SEVENTH ORDER OF BUSINESS	Supervisors' Requests
Mr. Showe stated that there were no Supervisor requests.

EIGHTH ORDER OF BUSINESS	Adjournment

On MOTION by Ms. Kepfer, seconded by Ms. Perez, with all in favor, the meeting was adjourned.

Secretary/Assistant Secretary	Chairman/Vice Chairman

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Grande Pines Community Development
District
2026 Bond Series Wastewater & Lift Station Retrofit
ENGINEER'S REPORT
Orange County, Florida

Prepared For Grande Pines Community Development District

Date
January 21, 2026

Table of Contents

Section 1	Introduction
Location & General Description
District Purpose and Scope
Section 2	Government Actions
Section 3	Infrastructure Benefit
Section 4	Description of Capital Improvements
Potable Water, Reclaimed Water, & Wastewater Utilities
Professional and Inspection Fees
Construction Schedule
Section 5	Ownership and Maintenance
Section 6	Roadway Rights-of-Way and Real Property Section 7	Estimate of Probable Capital Improvement Costs Section 8	Conclusions and Summary Opinion

Appendix
Exhibit 1	Location Map
Exhibit 2	Vicinity Map
Exhibit 3	Permit Status
Exhibit 4	Retrofit Utility Plan Sheet C5.00
Exhibit 5	Potable Water Retrofit Improvements
Exhibit 6	Wastewater Retrofit Improvements
Exhibit 7	Land Ownership Map
Exhibit 8	 Sketch & Legal Description of CDD Area of Proposed Improvements Exhibit 9	Preliminary Cost Opinion/ Proposed Water & Wastewater Retrofit

Section 1	Introduction
Location and General Description
The proposed development Grande Pines Golf Course Redevelopment project, the “Development” is located on Parcel 11D within Orangewood Neighborhood N-2 PD, west of International Drive and approximately one-half mile south of Central Florida Parkway, in Orange County, Florida. See Exhibit 1 (Location Map) and Exhibit 2 (Vicinity Map). The total project consists of a proposed 385 single-family short-term rental houses (216 detached units/169 attached townhome units), and a conservation area, on
118.79 acres (Includes wetland W-1). The governing municipalities for this project are the South Florida Water Management District (SFWMD), the Valencia Water Control District (VWCD) and Orange County.

District Purpose and Scope
The District was established for the purpose of financing, acquiring or constructing, maintaining and operating a portion of the public infrastructure necessary for community development within the District. The purpose of this report is to provide a description of the public infrastructure improvements to be financed by the District. The District has and will finance, acquire and/or, construct, operate, and maintain certain public infrastructure improvements that are needed to serve the Development. A portion of the infrastructure improvements will be financed with the proceeds of bonds issued by the District.

The proposed public infrastructure improvements, as outlined herein, are necessary for the development of the District as required by the applicable independent unit of local government.

Section 2    Government Actions
The following are the permitting agencies that will have jurisdiction for approval of construction within the District. Depending on the location and scope of each project design, the individual permits that need to be obtained will need to be evaluated; not all will necessarily apply to every sub-phase within the District.

Permitting Agencies & Permits Required
Orange County
Planned Development/Land Use Plan
Preliminary Subdivision Plan
Mass Grading (optional)
Final Engineering Construction Plan Approval
Final Plat

South Florida Water Management District
Environmental Resource Permit
Mass Grading/Master Stormwater Construction
Final Engineering
Water Use Permit (Dewatering)
Mass Grading/Master Storm
Final Engineering
Orange County Utilities
Master Utility Plan
Final Engineering Construction Plans –Water, Sewer, and Reclaimed Water Distribution Systems

Valencia Water Control District
Final Engineering Plans
Florida Department of Environmental Protection (FDEP)
Water Distribution System
Sanitary Sewer System
National Pollutant Discharge Elimination System (NPDES)
FEMA
Letter of Map Revision – Fill (LOMR-F)
Florida Fish and Wildlife Conservation Commission (FWC)

Please refer to Exhibit 3 for a detailed summary of the permits obtained or under review for the proposed capital improvements. It is our opinion that there are no technical reasons existing at this time which would prohibit the implementation of the capital improvements for the District and the public infrastructure as presented herein and that all permits not issued, which are necessary for the District and public infrastructure to proceed, will be obtained during the ordinary course of development.

Section 3    Infrastructure Benefit
The District will fund, and in certain cases maintain and operate public infrastructure yielding public benefits. The project wide public benefits are provided by infrastructure improvements that serve all lands in the District. These public infrastructure improvements include construction of the sanitary sewer and potable water retrofit improvements.

The proposed capital improvements identified in this report are intended to provide specific benefit to the assessable real property within the boundaries of the District. The District can construct, acquire, own, operate and/or maintain any or all of the proposed infrastructure.

Section 4    Description of Capital Improvements
Potable Water, Reclaimed Water, & Wastewater Utilities

Potable water service for the Development will be provided by Orange County Utilities (OCU). A Master Utility Plan (MUP) was approved by Orange County on July 13, 2018 and the revision to accommodate the proposed capital improvements which consist of potable water and wastewater utility retrofit improvements was approved on May 30, 2025.

This project proposed a retrofit to multiple segments of sanitary sewer pipes, lift station pump upsizing from 15HP to 28HP. Refer to Exhibits 4, 5 and 6 for the location of proposed capital improvements.

Professional and Inspection Fees
In order to design, permit, and construct the proposed District capital improvements, professional services are required by various consultants. The consultants include but are not limited to civil engineer and surveying. During construction, the various permitting agencies will observe and inspect the project. Each of the agencies will charge an inspection fee to cover the costs associated with an inspector visiting the site to observe construction progress and confirm that the project is constructed in accordance with their respective approved plans, permits, rules, and regulations. A proportionate share of the Professional Services and Inspections Fees may be included in the costs for District capital improvements.

Construction Schedule
The following is the anticipated schedule for the entitlements necessary for the District and construction of the District’s capital improvement plans.

TASK TO BE COMPLETED	ANTICIPATED OR
ACTUAL DATE OF COMPLETION	
1. Final Engineering/Permitting		
a) Grande Pines Orangewood N-2 PD Parcel 11D Phases 1-3
Wastewater & Water Retrofit Plan	January 2026	

2. Construction/Site Work	ANTICIPATED OR ACTUAL DATE OF
COMPLETION	
a) Phase 1	April 2026	

Section 5	Ownership and Maintenance
Proposed District Capital	Ownership	Maintenance Improvements
Sanitary Sewer System	County	County

Section 6    Roadway Rights-of-Way and Real Property
Real property interests for lands within the District needed for construction, operation, and maintenance of District facilities have been or will be conveyed and/or dedicated by the owner thereof to the District or other public entity at no cost.

All proposed capital improvements are located in road right-of-way or on CDD property as shown on Exhibit 7. Legal Descriptions of the CDD, within which the proposed capital improvements are within, are included in Exhibit 8.

Section 7    Estimate of Probable Capital Improvement Costs
The Estimate of Probable Capital Improvement Costs is provided in Exhibit 9. The construction costs included apply to the proposed potable water and wastewater retrofit improvements. Please note that the costs are preliminary in nature and subject to change based on final engineering, permitting, and changes in construction cost due to market fluctuation.

Section 8    Conclusions and Summary Opinion
The capital improvement plan infrastructure improvements as described are necessary for the functional development of property within the District as required by the applicable local governmental agencies. The planning and design of the infrastructure has been and will be in accordance with current governmental regulatory requirements. The public infrastructure as described in this report serves/will serve its intended function provided the construction is in substantial compliance with the future design and permits which will be required by the District. In addition to the annual non-ad valorem assessments to be levied and collected

to pay debt service on the proposed bonds, the District will levy and collect an annual "Operating and Maintenance" assessment to be determined, assessed and levied by the District's Board of Supervisors upon the assessable real property within the District, for the purpose of defraying the cost and expenses of maintaining District-owned improvements.

The construction costs for the District’s capital improvements in this report are based on the Grande Pines Orangewood N-2 PD Parcel 11D Phases 1-3 Wastewater & Water Retrofit Plan, dated November 14, 2025. In our professional opinion, and to the best of our knowledge and belief, the costs provided herein for the District are reasonable to complete the construction of the infrastructure improvements described herein. All of the proposed infrastructure capital improvement plan costs are public improvements or community facilities as set forth in sections 190.012(1) and (2) of the Florida Statutes.

The summary of probable infrastructure construction costs is only an opinion and not a guaranteed maximum price. Historical costs, actual bids and information from other professionals or contractors have been used in the preparation of this report. Contractors who have contributed in providing the cost data included in this report are reputable entities with experience in Central Florida. It is therefore our opinion that the construction of the proposed District capital improvement plan can be completed at the costs as stated.

The labor market, future costs of equipment and materials, increased regulatory actions and requirements, and the actual construction process are all beyond our control. Due to this inherent opportunity for fluctuation in cost, the total final cost may be more or less than this opinion.

Christina M. Baxter, PE
State of Florida Professional Engineer No. 67547

Appendix

Project Site

PSP 15-03-060 CDR 20-02-045
Location Map
Grande Pines Orangewood N-2 PD Parcel 11D	N

January 12, 2021
P & B Job No.: 18-007

2602 E. Livingston St. Orlando, Florida 32803- 407.487.2594

www.poulosandbennett.com
Certificate of Authorization No. 28567

Exhibit 1

Vicinity Map
Grande Pines	N

January 6, 2020
P & B Job No.: 18-007

2602 E. Livingston St. Orlando, Florida 32803- 407.487.2594

www.poulosandbennett.com
Certificate of Authorization No. 28567

Exhibit 2

Exhibit 3 GRANDE PINES
Permit Status
Permit	Submitted	Approved

Wastewater & Water Retrofit Plan

Orange County Permit No. 25-E-200	Anticipated 2/2026

MUP

Orange County Permit No. 15-U-014	7/13/2018
Orange County Permit No. 15-U-014 (Revision)	5/10/2019
Orange County Permit No. 15-U-014 (Revision)	8/14/2019
Orange County Permit No. 15-U-014 (Revision)	9/4/2020
Orange County Permit No. 15-U-014 (Revision)	3/11/2021
Orange County Permit No. 15-U-014 (Revision)	2/9/2023

Orange County Permit No. 15-U-014 (Revision to accommodate the proposed capital improvements)

5/30/2025

1	2	3	4	5	6	7	8	9

Key Map:

F	F

PHASE 2

Consultant:

E	E

D	D

Project Name:
Grande Pines Orangewood N-2 PD Parcel 11D Phases 1-3 - Water & Wastewater
Retrofit Plan

C	C

Submittal To:
ORANGE COUNTY, FL

Sheet Title:
RETROFIT UTILITY PLAN

B

R

Utility Legend

Sheet No.:

B

Seal:

CHRISTINA M. BAXTER
P.E. NO. 0067547
DATE:December 15, 2025 

C5.00

This item has been electronically signed and sealed by Christina M. Baxter on the date adjacent to the seal using a SHA authentication code. Printed copies of this document are not considered signed and sealed and the SHA authentication code must be verified on any electronic copies.

A	A

1	2	3	4	5	6	7	8	9

Poulos & Bennett, LLC
2602 E. Livingston St., Orlando, FL 32803
7563 Philips Hwy., Suite 303, Jacksonville, FL 32256

Exhibit 4

Tel. 407.487.2594 www.poulosandbennett.com Eng. Bus. No. 28567

Potable Water Retrofit Plan

Grande Pines	N

January 21, 2026
P & B Job No.: 18-007

2 6 0 2 E . L I V I N G S T O N S T | O R L A N D O , F L 3 2 8 0 3 | 4 0 7 . 4 8 7 . 2 5 9 4
FLORIDA ENGINEERING FIRM #39101 I FLORIDA SURVEYING FIRM #LB8694

Exhibit 9

Wastewater System Retrofit Plan Map

Grande Pines	N

January 6, 2026
P & B Job No.: 18-007

2 6 0 2 E . L I V I N G S T O N S T | O R L A N D O , F L 3 2 8 0 3 | 4 0 7 . 4 8 7 . 2 5 9 4
FLORIDA ENGINEERING FIRM #39101 I FLORIDA SURVEYING FIRM #LB8694

Exhibit 11

Proposed Sewer Retrofit Project Locations (Grande Pines CDD Right-of-Way)

Proposed Sewer Retrofit
Project Location

Proposed Water Service Replacement, Sewer Retrofit & Lift Station Project Locations (Orange County BCC)

Orange County Property Appraiser.
This map is for reference only and is not a survey.
Map Sources: Esri, Orange County, FL

	Exhibit 7 - Land Ownership Map		¯

Proposed RetroFit Impact Area

01/21/2026
PD Job No.: 20500048

GRANDE PINES CDD

0	50	100	150
FEET

Document Path: Z:\2021\21-188 P.A.C. Land Development - Grande Pines\GIS\Map_Docs\Grand Pines N2 - FLU 85x11.aprx

Exhibit 8 - Sketch & Legal Description of CDD Boundary

Exhibit 4 - Sketch & Legal Description of CDD Boundary

Phase 1 & 2

Exhibit 4 - Sketch & Legal Description of CDD Boundary

Exhibit 8 - Sketch & Legal Description of CDD Boundary

Exhibit 4 - Sketch & Legal Description of CDD Boundary

Exhibit 8 - Sketch & Legal Description of CDD Boundary

Exhibit 4 - Sketch & Legal Description of CDD Boundary