Windward Community Development District 
Engineer's Report for Capital Improvements 

Windward 
Community Development District 

ENGINEER'S REPORT FOR CAPITAL IMPROVEMENTS 
Osceola County, Florida 

Prepared For: 
Windward Community Development District 


Date: 
April 27, 2017 


2602 East LMngstlJU Street I Odautlo, Fbrfda 32803 ITek 4ll7.487.2594 I Fax: 4ll7.487.2594 I www.poulosandbellDett.eoDt 
FBPE Certificate of Authorizatiou No. 28567 

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Windward Community Development District 
Engineer's Report for Capital Improvements 

Section 1 

Section 2 
SectionJ 
Section 4 
Section 5 

Section 6 
Section 7 

SectionS 
Section 9 

TABLE OF CONTENTS 

Introduction 

1.1 Background 
1.2 Location & General Description 
1.3 District Purpose and Scope 
1.4 Description of Land Use 
GovernmentActions 

Infrastructure Benefit 

Capital Improvement Plan 

Description ofCapitalImprovement Plan 

5.1 Roadway Improvements 
5.2 Stormwater Management 
5.3 lOO·Yearfloodplain 
5.4 Master Infrastructure 
5.4.1 Primary Roadways 
5.4.2 Potable Water Distribution System 
5.4.3 Reclaimed Water Distribution System 
5.4.4 Wastewater System 
5.4.5 Landscape and Hardscape 
5.4.6 Electrical Distribution and Street Lighting 
5.5 Professional and Inspection Fees 
Ownership & Maintenance 

Roadway Rights-of-Way, Stormwater Management Ponds & Other Open 
Spaces 

Estimate ofProbable Capital Improvement Costs 

Conclusions andSummary Opinion 

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Windward Community Development District 
Engineer's Report for Capital Improvements 

Appendices 

Exhibit 1 
Exhibit 2 
Exhibit.1 

Exhibit 4 

ExhibitS 

Exhibit 6 

Exhibit? 

Exhibit 8 

Exhibit 9 

Exhibit 10 

Exhibit 11 

Exhibit 12 
Exhibit 1.1 

Location Map 
VicinityMap 
District Boundary Map/ Sketch &-Legal Description of District 

Boundary 

Ialovnanian Owned Property andMystic Dunes OwnedProperty Map 

Post-DevelopmentBasin Map 

FEMA 100-Year Floodplain 
Parable WaterDistribution System Map 
Reclaimed WaterDistribution System Map 
Wastewater System Map 

Future Land Use Plan 

Future Public &-Private Uses within CDD 

Estimate ofProbable Capital Improvement Costs 

Conceptual Site Plans with AssessmentArea Exhibit 

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Windward Community Development District 

Engineer's Report for Capital Improvements 

Sectiolll Introduction 

1.1. Background 
The Engineer's Report for Capital Improvements (the "Report") for the Windward Community 
Development District (the "District") has been prepared to assist with fmancing and construction of the 
capital improvements contemplated to be constructed, acquired and/or installed within the District or outside 
of the District (the "Capital Improvement Plan") pursuant to requirements of Osceola County, Florida. 

Capital Improvements reflected in the Report represent the current Capital Improvement Plan for the 
District. Many of the necessary regulatory approvals have been obtained for the Development (hereinafter 
defined). TIle remaining permits necessary to complete the Development are expected to be obtained during 
the normal design and permitting processes. We are confident that the balance of the required permits are 
obtainable as needed. For reference, a permit matrix for the Development is included herein. The 
implementation of any improvements discussed in this plan requires the final approval by many regulatory 
and pennitring agencies as outlined in Section 2 below. This report, therefore, may be amended from time to 
time. 

Cost Estimates contained in this report have been prepared based on the best available information at this 
rime. The actual costs of construction, fmal engineering design, planning, approvals and permitting may vary 
from the cost estimates presented. 

1.2. Location and GeneralDescription 
The Four Seasons at Orl.ando property (the "Development'') is part of the Mystic Dunes DRI/PD located 
within Section 15, Township 2S South, Range 27 East, Osceola County, Florida. The developer of the 
development is K. Hovnanian at Mystic Dunes, LLC (the "Developer"), The overall Mystic Dunes DRI/PD 
includes approximately 606 acres, which is subdivided into Parcels A, D, C, D, E, F, G, H, I,J, K, L, M, N, 
and 0, together with Conservation Areas, an 18 hole golf course, roadways, Clubhouse, Recreation area, and 
Sales Center. The northern portion of the overall Mystic Dunes DRI/PD has been developed with 
Timeshare Resort units, and an 18 golf course has been constructed throughout tile development. The 
Development is located east of SR 429, north of Sand Hill Road and west of Old Lake Wilson Road. (See 
Exhibits 1 and 2). Zoning for the Development was approved by Osceola County as revised on December 
12,2016. 

The Windward Community Development District (the "District") encompasses tile Development and 
includes approximately 128 acres (see Exhibits 3 and 10). 

1.3. District Purpose and Scope 
The District was established for the. purpose of financing, acquu:Ing or constructing, maintaining and 
operating a portion of tile 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 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 tile proceeds of bonds issued by the District. 

The proposed public infrastructure improvements, as outlined herein, arc necessary for the development of 
the District as required br the applicable independent unit oflocal government. 

1.4. Description ofLand Use 
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Windward Community Development District 
Engineer's Report for Capitallmprovements 

The lands within the District encompass approximately 128 acres. Based on the PD the development program 
for the property within the District allows for construction of 455 single family detached residential units The 
approved land uses within the District include the following areas. Exhibits included herein provide detail on 
land use locations and the development program. 

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Section 2 GovernmentActions 

Approximate ActCs 

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7.4 

10.7 

29.0 

128 

The following arc 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 willneed to be evaluated; not all will necessarily apply to every sub-phase within the District. 
Permittingb.,.g~9fjes 
& Pe~mi~._Re'luired 


1. 
Osceola County 
a. 
Preliminary Subdivision Plan 
b. 
Mass Grading (optional) 
c. 
Site Development Plan 
d. 
Final Plat 
2. 
South Florida Water Management District (SFWMD) 
a. 
Environmental Resource Permit 
1. Mass Grading/Master Stormwater Construction 
ii, Final Engineering for Onsite Improvements 
b. 
Water Use Permit (Dewatering) 
i. Mass Grading/Master Storm 
ii, Final Engineering for Onsite Improvements 
3. 
Toho Water Authority Utilities (!'\VA) 
a. 
Final Engineering Construction Plans -Water, Sewer, and Reclaimed Water Distribution 
Systems 
4. 
Florida Department of Environmental Protection (FDEP) 
a. 
Water Distribution System 
b. 
Sanitary Sewer Collection and Transmission System 
c. 
National. Pollutant Discharge Elimination System (NPDES) 
5. 
Army Corp of Engineers 
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Windward Community Development District 

Engineer's Report for Capital Improvements 

6. Florida Fish and WildlifeConservation Commission (FWC) 
Section 3 Inuastrueture Benefit 

The District will fund, and in certain cases maintain and operate, public infrastructure yielding two types of 
public benefits. These benefits include: 
Project wide public benefits 

• Incidental 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 master stonnwater 
management system, the sanitary sewer, potable water, and reclaimed water mains, roadway network, offsite 
roadway and utility improvements, perimeter landscape and irrigation improvements within the District 
boundary. However some incidental public benefits include those benefits received by the general public 
who do not necessarily reside on land owned or within the District. 
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. As much of the property is currently 
undeveloped, the construction and maintenance of the proposed infrastructure improvements are necessary 
and will benefit the property for the intended use as a residential community. The District can construct, 
acquire, own, operate and/or maintain any or all of the proposed infrastructure. The Developer or other 
party/parties will construct and fund the infrastructure outside of the District and/or not funded by the 
District. 

Section 4 Capital Improvement Plan 

The District capital improvements will connect and interact with the adjacent offsite roads, stormwater 
management systems, potable water, reclaimed water, and sewer systems. The proposed infrastructure 
improvements addressed by this Report include clements internal and external to the District. The elements 
include the master stonnwater management and drainage systems, roadway improvements, landscaping, 
street lighting, pavement markings and signage, as well as potable watermain, reclaimed watermain and sewer 
extensions required to provide utility service to the District. Detailed descriptions of the proposed capital 
improvements are provided in the following sections and Exhibits 5 through 9. Exhibit 12, details the Cost 
Opinion for the District's capital improvement plan. 

The Improvement Plan will be constructed and financed in logical segments, as property within the District is 
developed by the Developer. The District anticipates issuing multiple series of bonds to fund all or a portion 
of the Capital Improvement Plan. 

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Windward Community Development District 

Engineer's Report for Capital Improvements 

Section 5 Description ofCapital Improvement Plan 

5.1Roadway Improvements 

As indicated above, the District will fund roadway construction internal to the District consisting of local 
roadways. Exhibit 5, Roadway Ownership Map, provides a graphical representation of the proposed 
improvements. All such local roadways will be open to the public. 

5.2 StormwaterManagement 
As indicated above, the District will fund the construction of the master stormwater management system for 
the lands within the District. This system is made up of wet detention stormwate.r treatment ponds, control 
structures, spreader swales, inlets, manholes and storm pipes. The proposed ponds and outfall structures 
have been designed to provide water quality treatment and attenuation in accordance with Osceola County 
and the South Florida Water Management District regulations. The stormwater management system has been 
designed to accommodate on-site runoff in addition to offsite flows which have historically entered the 
project site. Exhibit 6A, Post-Development Basin Map provide graphical representations of the proposed 
srormwater management system. 

5J 100-Year Floodplain 
Pursuant to the Federal Emergency Management Agency's (fIEMA) Flood Insurance Rate Map (FIRM) 
panels 12097C 0040G and 12097C 0030G both dated June 18, 2013, none of the project site is located 
within the 100-year Flood Hazard Area (FHA), Zone AE or Zone A. Exhibit 6C, FEMA 100-Year 
Floodplain details the floodplain limits relative to the District boundaries. 

The lack of FEMA FHA does not preclude of any jurisdiction having permitting authority from requiring 
the establishment of Base Flood Elevations (BFE) nor to avoid measures resulting from any filled areas 
below the BFE which will require mitigation in the form of a volume-for-volume match between BFE 
impacts and compensating storage.. 

5.4 Master Inlresttucturc 
5.4.1 Primary Roadways 
The primary roadway improvements include approximately 7,600 linear feet of road and will define the major 
ingress and egress points throughout the Development as well as serve as the collector roads to support 
future residential development. The roadways will also serve as locations for the placement of utility 
infrastructure needed to serve the development of the project, see Exhibit 5. 

5.4.2 Potable Water Distribution System 
The District will fund the construction of the water distribution system within the District and those portions 
requiredtoconnecttoexistingorproposedoffsite facilities. Thepotablewatersystem willbeconveyedto,and 
owned and maintained by TWA once it has been certified complete. The main sizing within the District, 
sized to provide water to residents of the District, will be required to be designed and constructed based on 
the Master Utility Plan (MUP). Exhibit 7, Potable Water Distribution System Map, provides a graphical 
representation of the water mains to be constructed within the District. 

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Windward Community Development District 

Engineer's Report for Capital Improvements 

5.4.3 Reclaimed Water Distribution System 
The District will fund the construction of the reclaimed water distribution system within the District and 
those portions required to connect to existing or proposed offsite facilities. The reclaimed water system will 
be conveyed to, and owned and maintained by the District once it has been certified complete by the 
District. The main sizing within the District, sized to provide reclaimed water to the lot boundaries and 
common areas, will be required to be designed and constructed based on the MUP. Exhibit 8, Reclaimed 
Water Distribution System Map, provides a graphical representation of the proposed system within the 
District. 

5.4.4 Wastewater System 
The District will fund the construction of the gravity sewer, force main, and lift station infrastructure within 
the District and those portions required to connect to existing or proposed offsite facilities. The wastewater 
system will be conveyed to, and owned and maintained by 1WA once it has been certified complete by the 
District. The main sizing and lift stations within the District, sized to provide wastewater service to the 
residents of the District, will be required to be designed and constructed based on the MUP. Exhibit 9, 
Wastewater System Map, provides a graphical representation of the proposed system within the District. 

5.4.5 Landscape & Hardscspe 
The landscaping and irrigation of the primary roadways will provide the "first impression" of the 
Development. The District will fund landscape and hardscape construction and maintenance within 
common areas which may include perimeter landscape buffers, master signage, way finding signage, entry 
hardscape features, entry landscape, amenity area landscape and hardscape, pedestrian/multi-purpose trails, 
and street trees. The District willown and maintain foregoing improvements. 
5.4.6 ElectricalDistribution endStreetlights 
Most, if not all, District constructed Master Infrastructure will include underground electric and street 
lighting. The street lighting system will be constructed in cooperation with Osceola County, Duke Energy 
and the Developer. The District will fund the cost to trench the underground installation only. Leasing and 
monthly service charges associated with the upgraded street lighting fixtures along District owned and 
maintained roadways within the District are the responsibilities of others. Duke Energy and the appropriate 
community entity will own and maintain the electric and street light infrastructure. 

5.5 Professional andInspection Fees 
Design, permitting and construction for the proposed District Capital Improvement Plan, professional 
services are required by various consultants. The consultants required are: civil engineer, geotechnical, 
planner, environmental, surveying, and landscape architect. 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. 
The Professional Services and Inspections Fees are included as Soft Costs for the District Capital 
Tmprovement Plan. 

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Windward Community Development District 

Engineer's Report for Capital Improvements 

Section 60wnersllip andMaintenance 

Proposed District Capital Ownership Maintenance 
.E~p:?~~ents 
Plan 

Onsite Roadway & Alley Improvements County/District County/District 
Offsite Roadway Improvements County County 
Master Stormwater Management System District District 
Potable Water Distribution System TWA TWA 
Sanitary Sewer System TWA TWA 
Reclaimed Water Distribution System District District 
Landscaping, Irrigation and Signage District District 
Electrical Distribution & Street Lights Duke Energy/District Duke Energy/District 

Section 7 Roadway Rights-of.Way, Storrnwatcr Management Ponds and Other Open Spaces 

Real property interests for lands within the District needed for construction, operation, and maintenance of 
District facilities will be conveyed and/or dedicated by the owner thereof to the District or other Public 
entity at no cost. 

Section 8 Estimate ofProbable Capital Improvement Costs 

The Estimate of Probable Capital Improvement Plan Costs is provided in Exhibit 12 Design costs 
associated with the improvements herein before described have been estimated based on the best available 
information. Other soft costs include portions of the wetland/permit surveying, design and engineering for 
allof the described work, regulatory permitting and materials testing. Last, a reasonable project contingency 
estimate has been included utilizing rounding factors. 

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 9 Conclusions and Summary Opinion 

The Capital Improvement Plan as described are necessary for the functional development of the property 
within the District as required by the applicable local governmental agencies. The planning and design of the 
infrastructure will be in accordance with current governmental regulatory requirements. The public 
infrastructure as described in this Report 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 Improvement Plan in this report arc based on the concept 
plans for the District as currently proposed. In our professional opinion, and to the best of our knowledge 

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Windward Community Development District 

Engineer's Report for Capital Improvements 

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 0p1Illon 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 he 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. 

As District Engineer: 
Poulos & Bennett, LLC 

David M. Kelly, PE, CFM 
State of Florida Professional Engineer No. 43325 

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Windward Community Development District 
Engineers Report for Capital Improvements 

Appendix 


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Estimate of Probable Capital Improvement Costs 


Facility Estimated Cost 

Master Stormwater Management System 

Onsite Transportation Improvements 

Offsite Improvements 

Potable Water Distribution System 

Sanitary Sewer System 

Reclaimed Water Distribution System 

Landscaping, Walls & Monuments 

Electrical Distribution & Street Lights 

Ecological Mitigation 

Professional Fees/Contingencies 

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$3,452,000 

$578,000 

$2,112,000 

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$576,000 

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$780,000 

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Exhibit 12 


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