Wind Meadows South Community Development District
Meeting Agenda October 13, 2021

-.  ·-	- ---=- -	-

October 6, 2021

Wind Meadows South
Community Development District
219 E. Livingston St., Orlando, Florida 32801 Phone: 407-841-5524 – Fax: 407-839-1526

Board of Supervisors Wind Meadows South
Community Development District

Dear Board Members:

The regular meeting of the Board of Supervisors of the Wind Meadows South  Community Development District will be held Wednesday, October 13, 2021, at 1:30 PM at 4900 Dundee Road, Winter Haven, FL 33884.

Zoom Video Join Link: https://us06web.zoom.us/j/89804024181

Call-In Information: 1-646-876-9923
Meeting ID: 898 0402 4181

Following is the advance agenda for the meeting:

Board of Supervisors Meeting

Roll Call
Public Comment Period (1Speakers will fill out a card and submit it to the District Manager prior to the beginning of the meeting)
Approval of Minutes of the September 8, 2021 Board of Supervisors Meeting
Presentation of Supplemental Assessment Methodology for AA1
Consideration of Resolution 2022-01 Supplemental Assessment Resolution (Series 2021, AA1)
A. Consideration of Notice of Lien of Special Assessments (Series 2021 AA1)
Consideration of Resolution 2022-02 Waiving a Portion of the Rules of Procedure Regarding Notice of Meetings
Staff Reports
Attorney
Engineer

1 Comments will be limited to three (3) minutes

District Manager’s Report
Approval of Funding Request #3
Balance Sheet & Income Statement
Other Business
Supervisors Requests and Audience Comments
Adjournment

MINUTES

MINUTES OF MEETING WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Wind Meadows South Community Development District was held Wednesday, September 8, 2021 at 1:30 p.m. at 4900 Dundee Road, Winter Haven, Florida.
Present and constituting a quorum:

Brent Elliott	Chairman
Halsey Carson	Vice Chair
Dottie Mobley	Assistant Secretary
Helene Bradley	Assistant Secretary
Branden Eckenrode	Assistant Secretary Also present were:
Jill Burns	District Manager, GMS
Roy Van Wyk	KE Law
Ashton Bligh	District Engineer
Bob Gang	District Engineer
Bryan Hunter	Hunter Engineering

FIRST ORDER OF BUSINESS	Roll Call
Ms. Burns called the meeting to order and called the roll. Five Board members were present constituting a quorum.

SECOND ORDER OF BUSNESS	Public Comment Period
Ms. Burns noted that there were no members of the public present in person or attending via Zoom. The next item followed.

THIRD ORDER OF BUSINESS	Approval of Minutes of the August 11,
2021 Landowners’ Meeting and Board of Supervisors Meeting
Ms. Burns presented the minutes of the August 11, 2021 landowners’ meeting and Board of Supervisors meeting and asked if there were any comments or corrections. Hearing none, she asked for a motion to approve.

September 8, 2021	Wind Meadows South CDD

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, the Minutes of the August 11, 2021 Landowners’ Meeting and Board of Supervisors Meeting, were approved.

FOURTH ORDER OF BUSINESS	Consideration	of	Supplemental
Assessment Methodology for Assessment Area 1
Ms. Burns stated that the methodology would be updated to reflect the final pricing at the time of issuance based on a bond sizing that was provided by John Kessler’s office. She presented the methodology. Table 1 included the development program with 327 50’ lots and 89 70’ lots for a total of 416. Table 2 showed the capital improvement program with a total of $13,476,667. Table 3 showed a bond sizing of $9,160,000, Table 4 showed the improvement costs per unit, and Table 5 showed the par debt per unit after developer contribution. Table 6 showed the net and gross annual debt assessment per unit of $1,344 after the collection costs, and Table 7 showed the preliminary assessment roll.
Mr. Van Wyk asked Ms. Burns if it was consistent with the Master Assessment Methodology, and Ms. Burns answered yes. Mr. Van Wyk asked if the benefit exceeds the burden placed on the property by the assessments. Ms. Burns answered yes. Mr. Van Wyk asked if it was still Ms. Burns’s opinion that the assessments are fairly and reasonably apportioned across the property. Ms. Burns answered yes, they are.

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, the Supplemental Assessment Methodology for Assessment Area 1, was approved.

FIFTH ORDER OF BUSINESS	Consideration	of	Resolution	2021-35
Delegation Resolution
Ms. Bligh presented the resolution, noting it was contemplated when the Board adopted the original bond resolution in June. She added that it contained documents of exhibits to sell the Assessment Area 1 bonds which would be issued for the purpose of providing funds to pay for all or a portion of the public infrastructure that will support 416 units. She pointed out Section 4, which included requirements, and Section 5 which included the parameter. Ms. Burns asked if there were any questions, and hearing none she asked for a motion to approve.

September 8, 2021	Wind Meadows South CDD

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, Resolution 2021-35 Delegation Resolution, was approved.

SIXTH ORDER OF BUSINESS	Consideration of Series 2021 Developer
Agreements for AA1:
True-Up Agreement
Ms. Burns stated that the agreement confirmed the landowner’s intent and obligation required to make true-up payments if needed.

Collateral Assignment Agreement
Ms. Burns stated that the agreement outlined, in the event of default, that the landowner would sign certain development rights to the District to enable to District or third party to complete the construction of the improvements that were outlined in the project.

Acquisition Agreement
Ms. Burns stated that the agreement was included in the agenda, and that the developer had advanced funds to the District in order to begin construction, so the agreement noted that certain work product and improvements had been done and that the District would accept those improvements.

Completion Agreement
Ms. Burns stated that the landowner had asked the District to limit the amount of debt special assessments that were imposed on Assessment Area 1, which would allow them to directly fund a portion of the project, so the landowner agreed to provide those funds.
Declaration of Consent
Ms. Burns stated that the agreement outlined that the landowner agreed that the debt assessments had been adopted by the Board and that all proceedings had been in accordance with Florida Law and that the District had taken all action necessary to levy and impose the assessments. asked if the Board had any questions. Hearing none,

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, the Series 2021 Developer Agreements for AA1, were approved in substantial form subject to final review.

September 8, 2021	Wind Meadows South CDD

SEVENTH ORDER OF BUSINESS	Staff Reports
Attorney
Memorandum Regarding Wastewater Services and Stormwater Management Needs Analysis
Mr. Van Wyk stated that the bonds were validated, and the plan was to issue them in October. He also added that the memorandum had been circulated and that they would need to have their report done by June of next year.
Engineer
There being none, the next item following.

District Manager’s Report
Approval of Funding Request #2
Ms. Burns stated that the requisition was for O&M funding and was the next $20,000 installment. She asked for a motion to approve.

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, the Series 2021 Developer Agreements for AA1, were approved, subject to review.

EIGHTH ORDER OF BUSINESS	Other Business
There being none, the next item followed.

NINTH ORDER OF BUSINESS	Supervisors Requests and Audience
Comments
There being none, the next item followed.

TENTH ORDER OF BUSINESS	Adjournment
Ms. Burns adjourned the meeting.

On MOTION by Mr. Elliott, seconded by Mr. Eckenrode, with all in favor, the meeting was adjourned.

Secretary/Assistant Secretary	Chairman/Vice Chairman

SECTION IV

SUPPLEMENTAL

ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

FOR

WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

Date: September 21, 2021

Prepared by

Governmental Management Services - Central Florida, LLC 219 E. Livingston St.
Orlando, FL 32801

Table of Contents

Introduction	3
Purpose	3
Background	3
Special Benefits and General Benefits	4
Requirements of a Valid Assessment Methodology	4
Special Benefits Exceed the Costs Allocated	5
Assessment Methodology	5
Overview	5
Allocation of Debt	6
Allocation of Benefit	6
Lienability Test: Special and Peculiar Benefit to the Property	7
Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments	7
3.0 True-Up Mechanism	8
4.0 Assessment Roll	9
5.0 Appendix	10
Table 1: Development Program	10
Table 2: Capital Improvement Cost Estimates	11
Table 3: Bond Sizing	12
Table 4: Allocation of Improvement Costs	13
Table 5: Allocation of Total Par Debt to Each Product Type	14
Table 6: Par Debt and Annual Assessments	15
Table 7: Preliminary Assessment Roll	16

GMS-CF, LLC does not represent the Wind Meadows South Community Development District as a Municipal Advisor or Securities Broker nor is GMS-CF, LLC registered to
provide such services as described in Section 15B of the Securities and Exchange Act of 1934, as amended. Similarly, GMS-CF, LLC
does not provide the Wind Meadows South Community Development District with financial advisory services or offer investment advice in any form.

Introduction

The Wind Meadows South Community Development District (the "District") is a local unit of special-purpose government organized and existing under Chapter 190, Florida Statutes as amended. The District will issue $9,335,000 of tax-exempt bonds (the "Bonds") for the purpose of financing certain infrastructure improvements ("Capital Improvement Plan") within Assessment Area 1 of the District more specifically described in the Engineer's Report Composite Exhibit 8, dated June 1, 2021 as Phase 1 ("Assessment Area 1"), prepared by Hunter Engineering, Inc. as may be amended and supplemented from time to time (the "Engineer's Report"). The District anticipates the construction of all or a portion of the Capital Improvements or Capital Improvement Plan ("Capital Improvements") that benefit property owners within Assessment Area 1 of the District.

Purpose

This Supplemental Assessment Methodology (the "Assessment Report") provides for an assessment methodology that allocates the debt to be incurred by the District to benefiting properties within Assessment Area 1 of the District. This Assessment Report supplements previously approved Master Assessment Methodology, dated June 9, 2021. This Assessment Report allocates the debt to properties based on the special benefits each receives from the Assessment Area 1 Capital Improvements. This Assessment Report is designed to conform to the requirements of Chapters 190 and 170, Florida Statutes with respect to special assessments and is consistent with our understanding of case law on this subject.

The District intends to levy, impose and collect non ad valorem special assessments ("Special Assessments") on the benefited lands within the District securing repayment of the Bonds based on this Assessment Report. It is anticipated that all of the proposed Special Assessments will be collected through the Uniform Method of Collection described in Section 197.3632, Florida Statutes or any other legal means available to the District. It is
not the intent of  this Assessment Report to address any other assessments, if applicable,
that may be levied by the District including those for maintenance and operation of the Bonds, a homeowner's association, or any other unit of government.

Background

The District currently includes approximately 159.67 gross developable acres within Bartow, Florida. The development program for the District currently envisions approximately 416 residential units in Assessment Area 1. The proposed development program is depicted in Table 1. It is recognized that such development plan may change, and this Assessment Report will be modified or supplemented accordingly.

The Assessment Area 1 Capital Improvements contemplated by the District in the Assessment Area 1 Capital Improvement Plan will provide facilities that benefit certain property within Assessment Area 1 of the District. Specifically, the District will construct and/ or acquire certain offsite improvements, stormwater management facilities, utility

facilities, roadways, entry features, and park and amenity features. The acquisition and construction costs are summarized in Table 2.

The assessment methodology is a four-step process.

The District Engineer must first determine the public infrastructure improvements that may be provided by the District and the costs to implement the Capital Improvements.
The District Engineer determines the assessable acres that benefit from the District's Capital Improvements.
A calculation is made to determine the funding amounts necessary to acquire and/ or construct the Capital Improvements.
This amount is initially divided equally among the benefited properties on a prorated assessable acreage basis. Ultimately, as land is platted, this amount will be assigned to each of the benefited properties based on the number and type of platted units.

Special Benefits and General Benefits

Capital Improvements undertaken by the District create special and peculiar benefits to the property in Assessment Area 1, different in kind and degree, for properties within its borders as well as general benefits to the public at large. However, as discussed within this Assessment Report, these general benefits are incidental in nature and are readily distinguishable from the special and peculiar benefits, which accrue to property within the District. The implementation of the Assessment Area 1 Capital Improvement Plan enables properties within the boundaries of Assessment Area of the District to be developed. Without the District's Assessment Area 1 Capital Improvement Plan, there would be no infrastructure to support development of land within Assessment Area 1 of the District. Without these improvements, development of the property within Assessment Area 1 of the District would be prohibited by law.

The general public and property owners outside of Assessment Area 1 of the  District may benefit from the provision of the Assessment Area 1 Capital Improvements. However, any such benefit will be incidental for  the  purpose  of  the  Assessment  Area 1 Capital Improvement Plan, which is designed solely to meet the needs of property within Assessment Area 1 of the District. Properties outside of  Assessment  Area 1  of the District boundaries do not depend upon the District's Assessment Area 1 Capital Improvements. The property owners within Assessment Area 1 of the District are therefore receiving special benefits not received by the  general  public  and  those outside of Assessment Area 1 of the District's boundaries.

Requirements of a Valid Assessment Methodology

There are two requirements under Florida law for a valid special assessment:

The properties must receive a special benefit from the Capital Improvements being paid for.
The assessments must be fairly and reasonably allocated or apportioned to the properties being assessed based on the special benefit such properties receive.

Florida law provides for a wide application of special assessments that meet these two characteristics of special assessments.

Special Benefits Will Equal or Exceed the Costs Allocated

The special benefits provided to the property within Assessment Area 1 of the District will be equal to or greater than the costs associated with providing these benefits. The District Engineer estimates that the District's Assessment Area 1 Capital Improvement Plan that is necessary to support full development of property within the District will cost approximately $13,476,667. The District's Underwriter projects that financing costs required to fund a portion of the Assessment Area 1 Capital Improvement Plan costs, the cost of issuance of the Bonds, the funding of a debt service reserve account and capitalized interest, will be approximately $9,160,00. Without the Assessment Area 1 Capital Improvement Plan, the property within Assessment Area 1 of the District would not be able to be developed and occupied by future residents of the community.

Assessment Methodology

Overview

The District will issue $9,335,000 in Bonds to fund a portion of the District's Assessment Area 1 Capital Improvement Plan, provide for capitalized interest, a debt service reserve account and pay cost of issuance. It is the purpose of this Assessment Report to allocate the $9,335,000 in debt to the properties within the District benefiting from the Assessment Area 1 Capital Improvement Plan. This report will be supplemented to reflect actual bond terms.

Table 1 identifies the land uses and lot sizes in the development as identified by the Developer within Assessment Area 1 of the District. The District has commissioned an Engineer's Report that includes estimated construction costs for the Assessment Area 1 Capital Improvements needed to support the development; these construction costs are outlined in Table 2. The Assessment Area 1 Capital Improvements needed to support the development are described in detail in the Engineer's Report and are estimated to cost $13,476,667. Based on the estimated costs, the size of the Bond issue under current market conditions needed to generate funds to pay for a portion of the Assessment Area 1 Capital Improvements and related costs was determined by the District's Underwriter to total $9,335,000. Table 3 shows the breakdown of the Bond sizing.

Allocation of Deht

Allocation of debt is a continuous process until the development plan for Assessment Area 1 of the District are completed. Until the platting process occurs, the Assessment Area 1 Capital Improvements funded by District Bonds benefits all acres within Assessment Area 1 of the District.

The initial assessments will be levied on an equal basis to all gross acreage within Assessment Area 1 of the District. A fair and reasonable methodology allocates the debt incurred by the District proportionately to the properties receiving the special benefits. At this point all of the lands within Assessment Area 1 of the District are benefiting from the Capital Improvements.

Once platting or the recording of a declaration of condominium of any portion of Assessment Area 1 of the District into individual lots or units ("Assigned Properties") has begun, the Special Assessments will be levied to the Assigned Properties based on the benefits they receive, on a first platted, first assigned basis. The "Unassigned Properties" defined as property that has not been platted or subjected to a declaration of condominium, will continue to be assessed on a per acre basis. Eventually the development plan will be completed and the debt relating to the Bonds will be allocated to the assigned properties within Assessment Area 1 of the District, which are the beneficiaries of the Assessment Area 1 Capital Improvement Plan, as depicted in Table 5 and Table 6. If there are changes to development plan, a true up of the assessment will be calculated to determine if a debt reduction or true-up payment from the Developer is required. The process is outlined in Section 3.0.

The assignment of debt in this Assessment Report sets forth the process by which debt is apportioned. As mentioned herein, this Assessment Report will be supplemented from time to time.

Allocation of Benefit

The Assessment Area 1 Capital Improvement Plan consists of offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features and professional fees along with related incidental costs. There are two product types within the planned development. The single-family 50' home has been set as the base unit and has been assigned one equivalent residential unit ("ERU"). Table 4 shows the allocation of benefit to the particular product type. It is important to note that the benefit derived from the Assessment Area 1 Capital

Improvements on a particular unit will exceed the cost that the unit will be paying for such benefits.

Lienability Test: Special and Peculiar Benefit to the Property

Construction and/ or acquisition by the District of its proposed Assessment Area 1 Capital Improvements will provide several types of systems, facilities and services for its residents. These include offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features. The benefit from the Assessment Area 1 Capital Improvements accrue in differing amounts and are somewhat dependent on the product type receiving the special benefits peculiar  to that property type, which flow from the logical relationship of the Assessment Area 1 Capital Improvements to the assigned properties.

Once these determinations are made, they are reviewed in the light of the special benefits peculiar to the property, which flow to the properties as a result of their logical connection from the Assessment Area 1 Capital Improvements actually provided.

For the provision of the Assessment Area 1 Capital Improvement Plan, the special and peculiar benefits are:

the added use of the property,
added enjoyment of the property, and
the increased marketability and value of the property.

These special and peculiar benefits are real and ascertainable but are not yet capable of being calculated as to value with mathematical certainty. However, each is more valuable than either the cost of, or the actual Special Assessment levied for the Improvement as allocated.

Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments

A reasonable estimate of the proportion of special and peculiar benefits received from the public improvements described in the Assessment Area 1 Capital Improvement Plan is delineated in Table 5 (expressed as Allocation of Par Debt per Product Type). This is also shown on Table 7 depicting Allocation of Par Debt per Product Type.

The determination has been made that the duty to pay the non-ad valorem special assessments is fairly and reasonably apportioned because the special and peculiar benefits to the property derived from the acquisition and/ or construction of the Assessment Area 1 Capital Improvement Plan have been apportioned to the property within Assessment Area 1 of the District according to reasonable estimates of the

special and peculiar benefits provided consistent with the product type of assignable properties.

Accordingly, no acre or parcel of property within the boundaries of Assessment Area 1 of the District will have a lien for the payment of any Special Assessment more than the determined special benefit particular to that property and therefore, the debt allocation will not be increased more than the debt allocation set forth in this Assessment Report.

In accordance with the benefit allocation suggested for the product types in Table 4, a total debt per unit and an annual assessment per unit have been calculated for each product type (Table 6). These amounts represent the preliminary anticipated per unit debt allocation assuming all anticipated assigned properties are built and sold as planned, and the entire proposed Assessment Area 1 Capital Improvement Plan is constructed.

3.0	True Up Mechanism

Although the District does not process plats, declaration of condominiums, site plans or revisions thereto, it does have an important role to play during the course of platting and site planning. Whenever a plat, declaration of condominium or site plan is approved, the District must allocate a portion of its debt to the property according to this Assessment Report outlined herein ("Assigned Property"). In addition, the District must also prevent any buildup of debt on property or land that could be fully conveyed and/ or platted without all of the debt being allocated ("Unassigned Property"). To preclude this, when platting for 25%, 50%, 75% and 100% of the units planned for platting has occurred within the District, the District will determine the amount of anticipated Bond Special Assessment revenue that remains on the Unassigned Properties, taking into account the full development plan of Assessment Area 1 of the District. If the total anticipated Bond Special Assessment revenue to be generated from the Assigned and Unassigned Properties is greater than or equal to the maximum annual debt service then no debt reduction or true-up payment is required. In the case that the revenue generated is less then the required amount then a debt reduction or true-up payment by the landowner in the amount necessary to  reduce the par amount of the outstanding Bonds plus accrued interest to a level that will be supported by the new net annual debt service assessments will be required.

If a true-up payment is made less than 45 days prior to an interest payment date, the amount of accrued interest will be calculated to the next succeeding interest payment date.

Assessment Roll

The District will initially distribute the Assessment Area 1 Special Assessments across the property within Assessment Area 1 of the District boundaries on a gross acreage basis. As Assigned Properties become known with certainty, the District will refine its allocation of debt from a per acre basis to a per unit basis as shown in Table 6. If the land use plan or product type changes, then the District will update Table 6 to reflect the changes as part of the foregoing true-up process. As a result, the assessment liens are not finalized with certainty on any acre of land in Assessment Area 1 of the District prior to the time final Assigned Properties become known. The preliminary assessment roll is attached as Table 7.

TABLE 1
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT DEVELOPMENT PROGRAM
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

  Land Use*	Phase 1   ERUs per Unit (1)	Total ERUs	

Single Fam il y - 50'	327	1.00	327	
Single Family- 70'	89	1.40	125	

 Total Units	416		452	

Benefit is allocated on an ERU basis; based on density of planned development, 50' lot at 1 ERU, and 70' lot at 1.4 ERU

* Unit mix is subject to change based on marketing and other factors
0

Prepared by: Governmental Management Services - Central Florida , LLC

TABLE 2
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT CAPITAL IMPROVEMENT PLAN COST ESTIMATES
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

 Ca _eit  _al  Improvement  Plan ("CIP")   (1)	Phase 1	

Offsite Improvements	$	850,000	
Stormwater Management	$	3,100,000	
Utilities (Water, Sewer, & Street Lighting)	$	3,326,640	
Roadway	$	2,950,000	
Entry Feature	$	835,000	
Parks and Amenities	$	1,189,875	
Contingencies	$	1,225,152	

 	$	13,476,667 

(1) A detailed description of these improvements is provided in the Engineer's Report dated June 1, 2021.

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 3
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT BOND SIZING
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

 Bond Sizing		 Description	Total

Sources
Par	$	9,335,000
Premium	 $	166,605 
Total Sources         $	9,501,605 

Uses
Construction Funds	$	8,402,984
Debt Service Reserve	$	520,000
Capitalized Interest	$	180,071
Underwriters Discount	$	186,700
Cost of Issuance	 $	211,850 
Total Uses	 $	9,501,605 

N

Bond Assumetions:
Average Coupon	3.76%
Amortization	30 years
Capitalized Interest	8 Months
Debt Service Reserve	Max Annual
Underwriters Discount	2%

* Par amount is subject to change based on the actual terms at the sale o· Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 4
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF IMPROVEMENT COSTS
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

Land Use	
No. of Units *	
ERU Factor	
Total ERUs	% of Total ERUs	Total Improvements	Improvement Costs
    Costs Per Product Type		Per Unit	

Single Family - 50'		
327	
1	
327	
72.41%	$	9,758,348	$	29,842	
Single Family - 70'		89	1.4	124.6	27.59%	$	3,718,319	$	41,779	
		416		452	100.00%	$	13,476,667		

* Unit mix is subject to change based on marketing and other factors

(;J

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 5
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT
ALLOCATION OF TOTAL PAR DEBT TO EACH PRODUCT TYPE SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

	Allocation of Par		Allocation of Par		
	Debt Per Product		Debt Per Product		
Total Improvements	Type - Prior to		Type - After to	Par Per Unit -	
Costs Per Product	Developer	Developer	Developer	After	
Land Use	No. of Units*	 	Type	Contribution	Contribution	Contribution	Contribution

Single Family- 50'		327	$	9,758,348	$	7,337,849	0	$	7,337,849	$	22,440	
Single Family- 70'		89	$	3,718,319	$	2,796,012	$	798,861	$	1,997,151	$	22,440	
		416	$	13,476,667	$	10,133,861	$	798,861	$	9,335,000		

-IS-

* Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 6
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH PRODUCT TYPE
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

	Net Annual	Gross Annual	
Allocation of Par		Maximum	Debt	Debt	
Debt Per Product	Total Par Debt	Annual Debt	Assessment	Assessment	
Land Use	No. of Units*	Type	 	Per Unit	Service	Per Unit	Per Unit (1) 

Single Family - 50'	327	$	7,337,849	$	22,440    $	408,750   $	1,250    $	1,344
Single Family - 70'	 	89	$	1,997,151	$	22,440    $	111,250    $	1,250    $	1,344
 	416	$	9,335,000	$	520,000	

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill

* Unit mix is subject to change based on marketing and other factors

(11

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 7
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT PRELIMINARY ASSESSMENT ROLL
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

Owner	Property ID #'s

Total Par Debt		Net Annual Debt		Gross Annual Allocation Per	Total Par Debt		Assessment	Debt Assessment
Acres	Acre	Allocated	Allocation	Allocation (1)

Wind Meadows South LLC	See Attached Le_g_al	159.67	$	59,508	$	9,335,000	$	520,000	$	559,140		
Totals		159.67		$	9,335,000	$	520,000	$	559,140		
* - See Legal Attached								

30
3.76%
$520,000

Annual Assessment Periods
Projected Bond Rate(%) Maximum Annual Debt Service

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill Prepared by: Governmental Management Services - Central Florida, LLC
(j)

WINDMEADOWS SOUTH PHASE ONE POLK COUNTY, FLORIDA
LEGAL DESCRIPTION

THAT PART OF THE NORTH 3/4 OF THE WEST 1/4 OF SECTION 25, TOWNSHIP 29 SOUTH, RANGE 24 EAST AND THAT PART OF THE NORTH 3/4 OF SECTION 26, TOWNSHIP 29 SOUTH, RANGE 24 EAST, POLK COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGIN AT THE NORTHWEST CORNER OF SAID SECTION 25, THE SAME ALSO BEING THE NORTHEAST CORNER OF SAID SECTION 26; THENCE SOUTH 89°40'24" EAST, ALONG THE NORTH BOUNDARY OF SAID SECTION 25, ALSO BEING THE SOUTH BOUNDARY OF WIND MEADOWS AS RECORDED IN PLAT BOOK 139, PAGES 11-16 OF THE PUBLIC RECORDS OF POLK COUNTY FLORIDA, A DISTANCE OF 1292.62 FEET TO THE WEST RIGHT-OF-WAY OF E.F. GRIFFIN ROAD; THENCE SOUTH 00°34'26" EAST, ALONG SAID WEST RIGHT-OF-WAY A DISTANCE OF 1891.60 FEET TO THE SOUTH BOUNDARY OF THE NORTH 550 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE NORTH 89°41'23" WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 584.51 FEET TO THE EAST BOUNDARY OF THE WEST 45 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE SOUTH 00°34'57" EAST, ALONG SAID EAST BOUNDARY, A DISTANCE OF 120.04 FEET TO THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION 25; THENCE NORTH 89°45'29" WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 707.49 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 25, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF THE AFOREMENTIONED SECTION 26; THENCE SOUTH 89°45'20" WEST, ALONG THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26, A DISTANCE OF 2662.82 FEET TO THE SOUTHWEST CORNER THEREOF, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE SOUTH 89°44'20" WEST, ALONG SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26, A DISTANCE OF 586.17 FEET; THENCE DEPARTING SAID SOUTH BOUNDARY, NORTH 00°15'40" WEST, A DISTANCE OF 120.24 FEET; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 495.64 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF
125.00 FEET; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 435.00 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 25.00 FEET; THENCE NORTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 90°00'00" (CHORD = 35.36 FEET, CHORD BEARING = NORTH 03°34'16" WEST) FOR A DISTANCE OF 39.27 FEET; THENCE DEPARTING SAID CURVE ALONG A RADIAL LINE, NORTH 41°25'44" EAST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 25.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 90°00'00" (CHORD = 35.36 FEET, CHORD BEARING = NORTH 86°25'44" EAST) FOR A DISTANCE OF
39.27 FEET TO THE POINT OF TANGENCY; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 100.00 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF 150.58 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 550.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE/DELTA OF 24°40'35" (CHORD = 235.05 FEET, CHORD BEARING = NORTH 60°54'33" WEST) FOR A DISTANCE OF 236.88 FEET; THENCE DEPARTING SAID CURVE ALONG A NON=TANGENT, NON-RADIAL LINE, NORTH 00°19'03" WEST, A DISTANCE OF 44.23 FEET TO THE NORTH BOUNDARY OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION 26; THENCE NORTH 89°40'57" EAST ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 273.39 FEET TO THE WEST BOUNDARY OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26; THENCE NORTH 00°38'19" WEST ALONG SAID WEST BOUNDARY, A DISTANCE OF 670.42 FEET TO THE NORTHWEST CORNER THEREOF; THENCE NORTH 89°43'15" EAST ALONG THE NORTH BOUNDARY OF SAID NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 26, A DISTANCE OF 248.68 FEET; THENCE DEPARTING SAID NORTH BOUNDARY, SOUTH 00°16'45" EAST, A DISTANCE OF 20.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 185.00 FEET; THENCE SOUTHERLY AND EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 226°20'48" (CHORD =
340.15 FEET, CHORD BEARING = SOUTH 23°27'09" EAST) FOR A DISTANCE OF 730.84 FEET; THENCE  DEPARTING  SAID  CURVE  ALONG  A  NON-RADIAL  LINE  NORTH  75°22'09"  EAST,  A

DISTANCE OF 61.92 FEET; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 113.35 FEET; THENCE SOUTH 41°25'44" WEST, A DISTANCE OF 218.58 FEET; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 70°31'44" (CHORD = 28.87 FEET, CHORD BEARING = SOUTH 06°09'53" WEST) FOR A DISTANCE OF 30.77 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 125.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 49°01'07" (CHORD = 103.71 FEET, CHORD BEARING = SOUTH 04°35'26" EAST) FOR A DISTANCE OF 106.94 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 68° 29'23" (CHORD = 28.14 FEET, CHORD BEARING = SOUTH 14°19'34" EAST) FOR A DISTANCE OF 29.88 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 36.42 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 785.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 62°00'00" (CHORD = 808.61 FEET, CHORD BEARING = SOUTH 79°34'16" EAST) FOR A DISTANCE OF 849.45 FEET TO THE POINT OF TANGENCY; THENCE NORTH 69°25'44" EAST, A DISTANCE OF 393.39 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 25.00 FEET; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 68°29'23" (CHORD = 28.14 FEET, CHORD BEARING = NORTH 35°11'03" EAST) FOR A DISTANCE OF 29.88 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 125.00 FEET; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 49°01'07" (CHORD =
103.71 FEET, CHORD BEARING = NORTH 25°26'54" EAST) FOR A DISTANCE OF 106.94 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 25.00; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 70°31'44" (CHORD = 28.87 FEET, CHORD BEARING = NORTH 14°41'36" EAST) FOR A DISTANCE OF 30.77 FEET; THENCE DEPARTING SAID CURVE ALONG A RADIAL LINE, NORTH 69°25'44" EAST, A DISTANCE OF 50.00 FEET; THENCE NORTH 20°34'16" WEST, A DISTANCE OF 129.32 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 125.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 19°03'06" (CHORD = 41.37 FEET, CHORD BEARING = NORTH 30°05'49" WEST) FOR A DISTANCE OF 41.56 FEET; THENCE DEPARTING SAID CURVE ALONG A NON-TANGENT, NON-RADIAL LINE, NORTH 34°25'44" EAST, A DISTANCE OF 129.81 FEET; THENCE NORTH 24°25'05" EAST, 333.54 FEET; THENCE NORTH 14°00'00" EAST, A DISTANCE OF
FEET TO THE NORTH BOUNDARY OF THE AFOREMENTIONED SECTION 26; THENCE NORTH 89°43'15" EAST ALONG SAID NORTH BOUNDARY, A DISTANCE OF 765.00 FEET TO THE POINT OF BEGINNING.

SAID PARCEL CONTAINS WITHIN ITS BOUNDARIES LOTS 7, 8, LOTS 9 AND 10 IN THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25, AND LOT 1, PORTIONS OF LOTS 2, 4, 13, 14, AND 15, AND
LOTS 16, 17, 18, 19 AND 20 IN THE NORTHEAST 1/4 OF THE AFORESAID SECTION 26, OF W.F. HALLAM AND COMPANY'S CLUB COLONY TRACT OF LAKELAND HIGHLANDS, AS RECORDED IN PLAT BOOK 1, PAGE 102 OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA.

CONTAINS 159.67 ACRES, MORE OR LESS, TO THE EXISTING RIGHTS-OF-WAY AS DEDICATED OR IN USE.

SECTION V

RESOLUTION 2022-01

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT SETTING FORTH THE SPECIFIC TERMS OF THE DISTRICT’S SPECIAL ASSESSMENT BONDS, SERIES 2021 (ASSESSMENT AREA ONE PROJECT); CONFIRMING THE DISTRICT’S PROVISION OF IMPROVEMENTS; CONFIRMING THE ENGINEER’S REPORT AND SUPPLEMENTAL ASSESSMENT METHODOLOGY REPORT; CONFIRMING, ALLOCATING AND AUTHORIZING THE COLLECTION OF SPECIAL ASSESSMENTS SECURING THE ASSESSMENT AREA ONE BONDS; PROVIDING FOR THE APPLICATION OF TRUE-UP PAYMENTS; PROVIDING FOR THE SUPPLEMENTATION OF THE IMPROVEMENT LIEN BOOK; PROVIDING FOR THE RECORDING OF A NOTICE OF ASSESSMENT AREA ONE SPECIAL ASSESSMENTS; PROVIDING FOR CONFLICTS, SEVERABILITY AND AN EFFECTIVE DATE

WHEREAS, the Wind Meadows South Community Development District (“District”) has previously indicated its intention to undertake, install, establish, construct or acquire certain public improvements and to finance such public improvements through the imposition of special assessments on benefited property within the District and the issuance of bonds; and

WHEREAS, the District’s Board of Supervisors (“Board”) has previously adopted, after notices and public hearings, Resolution No. 2021-29, relating to the imposition, levy, collection and enforcement of such special assessments; and

WHEREAS, pursuant to and consistent with the terms of Resolution No. 2021-29, this Resolution shall set forth the terms of bonds actually issued by the District, and apply the adopted special assessment methodology to the actual scope of the project to be completed with such series of bonds and the terms of the bond issue; and

WHEREAS, on September 21, 2021, the District entered into a Bond Purchase Contract, whereby it agreed to sell $9,335,000 of its Special Assessment Bonds, Series 2021 (Assessment Area One Project) (the “Assessment Area One Bonds”); and

WHEREAS, pursuant to and consistent with Resolution No. 2021-29, the District desires to set forth the particular terms of the sale of the Assessment Area One Bonds and to confirm the liens of the levy of special assessments securing the Assessment Area One Bonds.

NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT AS FOLLOWS:

SECTION 1. AUTHORITY FOR THIS RESOLUTION. This Resolution is adopted pursuant to the provisions of Florida law, including Chapters 170, 190 and 197, Florida Statutes, and Resolution 2021-29.

SECTION 2. FINDINGS. The Board of Supervisors of the Wind Meadows South Community Development District hereby finds and determines as follows:

On August 11, 2021, the District, after due notice and public hearing, adopted Resolution 2021-29 which, among other things, equalized, approved, confirmed and levied special assessments on property benefiting from the improvements authorized by the District. Each Resolution provides that as each series of bonds is issued to fund all or any portion of the District’s improvements, a supplemental resolution will be adopted to set forth the specific terms of each series of the bonds and certifying the amount of the liens of the special assessments securing any portion of the bonds, including interest, costs of issuance, the number of payments due, any True- Up amounts and the application of receipt of any True-Up proceeds.

The Wind Meadows South Community Development District Engineer’s Report of Capital Improvements, dated June 1, 2021 a (together, the “Engineer’s Report”), attached to this Resolution as Exhibit A, identifies and describes the presently expected components of the infrastructure improvements for Phase 1 of the District ("Assessment Area One Project"), to be financed all or in part with the Assessment Area One Bonds (the “Improvements”), and indicates the estimated costs of the Assessment Area One Project as $13,476,667. The District hereby confirms that the Assessment Area One Project serves a proper, essential and valid public purpose. The Engineer’s Report is hereby approved, adopted, and confirmed. The District ratifies its use in connection with the sale of the Assessment Area One Bonds.

The Master Assessment Methodology, dated June 9, 2021 (the “Master Methodology”), as supplemented by that Supplemental Assessment Methodology-Assessment Area 1, dated September 21, 2021 (“Supplemental Methodology”, and together with the Master Methodology, the “Assessment Report”), attached to this Resolution as Composite Exhibit B, applies the Assessment Report to the Improvements and the actual terms of the Assessment Area One Bonds. The Assessment Report is hereby approved, adopted and confirmed. The District ratifies its use in connection with the sale of the Assessment Area One Bonds.

The Assessment Area One Project will specially benefit certain property within the District known as Phase 1 consisting of 416 lots (“Assessment Area One”), the legal description of the assessable property therein is attached hereto as Exhibit C. It is reasonable, proper, just and right to assess the portion of the costs of the Assessment Area One Project financed with the Assessment Area One Bonds to the specially benefited properties within the District as set forth in Resolution 2021-29, and this Resolution.
SECTION 3. SETTING FORTH THE TERMS OF THE ASSESSMENT AREA ONE BONDS; CONFIRMATION OF MAXIMUM ASSESSMENT LIEN FOR
ASSESSMENT AREA ONE BONDS. As provided in Resolution 2021-29, this Resolution is intended to set forth the terms of the Assessment Area One Bonds and the final amount of the liens of the special assessments securing those bonds.

The Assessment Area One Bonds, in a par amount of $9,335,000, shall bear such rates of interest and maturity as shown on Exhibit D, attached hereto. The final payment on the Assessment Area One Bonds shall be due on November 1, 2052. The estimated sources and uses of funds of the Assessment Area One Bonds shall be as set forth in Exhibit E. The debt service due on the Assessment Area One Bonds is set forth on Exhibit F attached hereto.

The lien of the special assessments securing the Assessment Area One Bonds on Assessment Area One (the “Assessment Area One Special Assessments”), shall be the principal amount due on the Assessment Area One Bonds, together with accrued but unpaid interest thereon, and together with the amount by which annual assessments are grossed up to include early payment discounts required by law and costs of collection. The Assessment Area One Bonds are secured solely by the Assessment Area One Pledged Revenues (as defined in the Indenture (hereinafter defined)), which is comprised in part by the lien against Assessment Area One.

SECTION 4. ALLOCATION OF ASSESSMENTS SECURING THE ASSESSMENT AREA ONE BONDS; ADDRESSING COLLECTION OF THE SAME.

The Assessment Area One Special Assessments shall be allocated in accordance with Composite Exhibit B, which allocation shall initially be on an acreage basis and further allocated as lands are platted. The Supplemental Methodology is consistent with the District’s Master Methodology. The Supplemental Methodology, considered herein, reflects the actual terms of the issuance of the District’s Assessment Area One Bonds. The estimated costs of collection of the Assessment Area One Special Assessments are as set forth in the Supplemental Methodology.

The lien of the Assessment Area One Special Assessments includes all property within Assessment Area One, and as such land is ultimately defined and set forth in any plats, certificates of occupancy or other designations of developable acreage.
Taking into account capitalized interest and earnings on certain funds and accounts as set forth in the Assessment Report, the District shall, for Fiscal Year 2021/2022, begin annual collection of special assessments for the Assessment Area One Bonds debt service payments due starting May 1, 2022, using the methods available to it by law. Debt service payments, including semi-annual installments of interest, are reflected on Exhibit F for Assessment Area One. The Assessment Area One Bonds include an amount for capitalized interest through May 1, 2022.
The Assessment Area One Special Assessments may be paid in not more than thirty
(30) substantially equal consecutive annual installments of principal and interest. Assessment Area One Special Assessments may be paid in full without interest at any time within thirty (30) days after the completion of the Improvements and the adoption by the Board of a resolution accepting the Improvements; provided, however, that the Board shall at any time make such adjustments by resolution, at a noticed meeting of the Board, to that payment schedule as may be necessary and in the best interests of the District to account for changes in long and short term debt as actually issued by the District. All impact fee credits received shall be applied against the outstanding indebtedness of any debt issuance that funded the improvement giving rise to the credits which application may be addressed by such resolutions. At any time subsequent to thirty
days after the Improvements have been completed and a resolution accepting the

Improvements has been adopted by the Board, the Assessment Area One Special Assessments may be prepaid in full including interest amounts to the next succeeding interest payment date or to the second succeeding interest payment date if such a prepayment is made within forty-five (45) calendar days before an interest payment date (or such other time as set forth in the supplemental indenture for the applicable series of bonds secured by the debt assessment in question). The owner of property subject to Assessment Area One Special Assessments may prepay the entire remaining balance of the Assessment Area One Special Assessments at any time, or a portion of the remaining balance of the Assessment Area One Special Assessments one time if there is also paid, in addition to the prepaid principal balance of the Assessment Area One Special Assessments, an amount equal to the interest that would otherwise be due on such prepaid amount on the next succeeding interest payment date, or, if prepaid during the forty-five day period preceding such interest payment date, to the interest payment date following such next succeeding interest payment date (or such other time as set forth in the supplemental indenture for the applicable series of bonds secured by the debt assessment in question). Prepayment of Assessment Area One Special Assessments does not entitle the property owner to any discounts for early payment.

The District hereby certifies the Assessment Area One Special Assessments for collection and directs staff to take all actions necessary to meet the time and other deadlines imposed by Polk County and Florida law for collection. The District intends, to the extent possible and subject to entering into the appropriate agreements with the Polk County Tax Collector and Polk County Property Appraiser (or other appropriate Polk County, Florida officials) to collect the Assessment Area One Special Assessments on platted lands contained within a plat or certificate of occupancy using the Uniform Method in Chapter 197, Florida Statutes. The District intends, to the extent possible, to directly bill, collect and enforce the Assessment Area One Special Assessments on lands not included within an approved plat or certificate of occupancy unless in any year, the District determines it to be in its best interest to collect such assessments using the Uniform Method in Chapter 197, Florida Statutes. The District Manager shall prepare or cause to be prepared each year an assessment roll for purposes of effecting the collection of the Assessment Area One Special Assessments and present same to the District Board as required by law. The District Manager is further directed and authorized to take all actions necessary to collect special assessments on property using methods available to the District authorized by Florida law in order to provide for the timely payment of debt service.

SECTION 5. APPROVAL OF TRUE-UP PROCESS AND APPLICATION OF TRUE-UP PAYMENTS.

Pursuant to Resolution 2021-29, there may be required from time to time certain True- Up payments. As parcels of land are included in a plat or certificate of occupancy, the special assessments securing the Assessment Area One Bonds shall be allocated as set forth in Resolution 2021-29, this Resolution and the Assessment Report, including, without limitation, the application of the True-Up process set forth in the Assessment Report.

Based on the final par amount of $9,335,000 in Assessment Area One Bonds, the True- Up calculations will be made in accordance with the process set forth in the Assessment Report. The District shall apply all True-Up payments related to the Assessment Area One Bonds only to the credit of the Assessment Area One Bonds. All True-Up payments, as well as all other

prepayments of assessments, shall be deposited into the accounts specified in the Supplemental Indenture.

SECTION 6. IMPROVEMENT LIEN BOOK. Immediately following the adoption of this Resolution, these special assessments as reflected herein shall be recorded by the Secretary of the Board of the District in the District’s Improvement Lien Book. The special assessment or assessments against each respective parcel shall be and shall remain a legal, valid and binding first lien on such parcel until paid and such lien shall be coequal with the lien of all state, county, district, municipal or other governmental taxes and superior in dignity to all other liens, titles, and claims.

SECTION  7.  OTHER  PROVISIONS  REMAIN IN EFFECT.	This Resolution is
intended to supplement Resolution 2021-29, both of which remain in full force and effect. This Resolution and Resolution 2021-29 shall be construed to the maximum extent possible to give full force and effect to the provisions of each resolution. All District resolutions or parts thereof in actual conflict with this Resolution are, to the extent of such conflict, superseded and repealed.

SECTION 8. ASSESSMENT NOTICE. The District’s Secretary is hereby directed to record a Notice of Assessment Area One Special Assessments securing the Assessment Area One Bonds, in the Official Records of Polk County, Florida, or such other instrument evidencing the actions taken by the District.

SECTION 9. SEVERABILITY. If any section or part of a section of this Resolution be declared invalid or unconstitutional, the validity, force and effect of any other section or part of a section of this resolution shall not thereby be affected or impaired unless it clearly appears that such other section or part of a section of this resolution is wholly or necessarily dependent upon the section or part of a section so held to be invalid or unconstitutional.

SECTION 10. EFFECTIVE DATE. This Resolution shall become effective upon its adoption.

[Remainder of page intentionally left blank]

APPROVED AND ADOPTED this 13th day of October, 2021.

ATTEST:	WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairperson, Board of Supervisors

Exhibit A:	Wind Meadows South Community Development District Engineer’s Report of Capital Improvements, dated June 1, 2021
Comp. Exhibit B:  The Master Assessment Methodology, dated June 9, 2021, as supplemented by that Supplemental Assessment Methodology-Assessment Area 1, dated September 21, 2021
Exhibit C:	Legal Description of Assessment Area One
Exhibit D:	Maturities and Coupons of Assessment Area One Bonds Exhibit E:	Sources and Uses of Funds for Assessment Area One Bonds Exhibit F:	Debt Service for Assessment Area One Bonds

Exhibit A:

Engineer’s Report

WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

 
ENGINEER’S REPORT
OF CAPITAL IMPROVEMENTS

: 

Prepared For 

 
BOARD OF SUPERVISORS WIND MEADOWS SOUTH 
COMMUNITY DEVELOPMENT DISTRICT 

 Prepared by: 

Hunter Engineering, Inc. 
4900 Dundee Road Winter Haven, FL 33884 
863-676-7770 

 
June 1, 2021 

WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

TABLE OF CONTENTS
INTRODUCTION	3
PURPOSE AND SCOPE	5
THE DEVELOPMENT	6
THE CAPITAL IMPROVEMENTS	6
CAPITAL IMPROVEMENT PLAN COMPONENTS	7
Stormwater Management Facilities	7
Public Roadways	8
Water and Wastewater Facilities	8
Off-site Improvements	9
Amenities and Parks	10
Electric and Lighting	10
Entry Features,	10
Miscellaneous	11
PERMITTING	11
RECOMMENDATION	11
REPORT MODIFICATION	12
CONCLUSION	12

LIST OF EXHIBITS

EXHIBIT 1	- Location Map with District Boundary EXHIBIT 2 (Composite)	- Legal Description & Sketch of Boundary EXHIBIT 3	- Zoning Map
EXHIBIT 4	- Future Land Use Map
EXHIBIT 5	- Drainage Flow Pattern Map

EXHIBIT 6	- Utility Location Map
EXHIBIT 7	- Summary of District Facilities
EXHIBIT 8	- Summary of Opinion of Probable Costs
EXHIBIT 9	- Overall Site Plan

ENGINEER’S REPORT
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

INTRODUCTION

The Wind Meadows South Community Development District (the “District” or the “CDD”) is generally located on the west side of E.F. Griffin Road approximately 1.40 miles north of Lyle Parkway and 0.45 miles south of Smith Lane within the limits of the City of Bartow, Florida (the “City”). The District currently contains approximately 159.67 acres and is expected to consist of 416 single family lots, recreation & amenity areas, and associated infrastructure.

The CDD was established by City Ordinance No. 2021 – 10, which was approved by the City Commission on June 7, 2021. The District will own and operate the stormwater management facilities as well as the landscape, irrigation, signage, and recreational facilities within the Development. The roadway system will be owned and operated by the District or by the City at the City’s discretion.

Public improvements and facilities financed, acquired, and/or constructed by the District will be designed and constructed to conform to applicable regulatory criteria of the City, Polk County, Florida (the “County”), the Southwest Florida Water Management District (SWFWMD), and other applicable agencies with regulatory jurisdiction over the Development, defined below. Any public improvements or facilities acquired by the District will be at the lesser of cost or fair market value. An estimate of the probable cost of the public improvements is provided in Exhibit 8 of this report.

This Report and the Capital Improvement Plan included herein, reflect the present intentions of the District and the landowners. It should be noted that the location of proposed facilities and improvements may be adjusted during the final design,

permitting, and implementation phases. It should also be noted that these modifications, if any, are not expected to diminish the benefits received by the developable land within the District. The District reserves the right to make reasonable adjustments to the Report to meet applicable regulatory requirements of agencies with jurisdiction over the Development, while maintaining comparable levels of benefit to the developable lands served by the improvements.

Implementation of any proposed facilities or improvements outlined in this Report requires written approval from the District’s Board of Supervisors. Estimated costs outlined in this report are based on best available information, which includes but is not limited to previous experience with similar projects. Actual costs may differ from the estimates due to a wide variety of factors having the potential to affect construction costs.

All roadways, including sidewalks, as well as the storm drainage collection systems (from the curb inlets to their connection to the Stormwater ponds), landscaping, irrigation, signage, & recreational amenities within the Development will be maintained by the District. Water distribution and wastewater collection systems (gravity lines, force mains, and lift stations), will upon completion, be dedicated to the City for ownership and maintenance.

PURPOSE AND SCOPE

The purpose of this Report is to provide engineering support to fund improvements in the District. This Report will identify the proposed public infrastructure to be constructed or acquired by the District along with an opinion of probable cost.

Contained within this Report is a brief description of the public infrastructure to be constructed or acquired by the District. The District will finance, construct, acquire, operate, and maintain all or specific portions of the proposed public infrastructure. An

assessment methodology consultant has been retained by the District, who will develop the assessment and financing methodology to be applied using this Report.

The predominant portion of this Report provides descriptions of the proposed public infrastructure improvements, determination of estimated probable construction costs, and the corresponding benefits associated with the implementation of the described improvements. The engineer has considered, and in specific instances has relied upon, the information and documentation prepared or supplied by others, and information that may have been provided by public entities, public employees, the landowner, site construction contractors, other engineering professionals, land surveyors, and the District Board of Supervisors, including its staff and consultants.

THE DEVELOPMENT

The Development will consist of 416 single family homes and associated infrastructure (“Development”). The Development is a planned residential community generally located on the west side of E.F. Griffin Road approximately 1.40 miles north of Lyle Parkway and 0.45 miles south of Smith Lane within the limits of the City of Bartow. The property has Future Land Use designations of LDR (Low Density Residential) and PR (Public Recreation), and a zoning designation of PUD (Planned Unit Development). The initial Development contemplated herein will be constructed in a single phase, though a future Phase 2 involving the future expansion of the District limits is planned to follow. An Opinion of Costs for the development of each phase is provided in Exhibit 8 of this report.

THE CAPITAL IMPROVEMENTS

The Capital Improvement Plan, (the “CIP”), consists of public infrastructure for the initial single phase project. The primary portions of the CIP will entail stormwater pond construction, roadways built to an "urban" typical section, water and sewer facilities and off-site improvements (including turn lanes along E.F Griffin Road and other road

improvements to Crews Lake Road).

There will also be stormwater structures and conveyance culverts within the CIP which will outfall into the on-site retention ponds. These structures and pond areas comprise the overall stormwater facilities of the CIP. Installation of the water distribution and wastewater collection system will occur as required. Below ground installation of telecommunications and cable TV will occur, but will not be funded by the District. The CDD will enter into a lighting agreement with Lakeland Electric for the street light poles and lighting service. Only undergrounding of wire in the public right-of-way or on District Land is included.

As a part of the recreational component of the CIP, an amenity center and multiple other public parks will be constructed within the Development. The public parks and amenity center will be accessed by the proposed public roadways and sidewalks.

All improvements financed by the District will be on land owned by, or subject to a permanent easement in favor of, the District or another governmental entity.

CAPITAL IMPROVEMENT PLAN COMPONENTS

The Capital Improvement Plan includes the following: Stormwater Management Facilities

Stormwater management facilities consisting of storm conveyance systems and retention ponds are contained within the District boundaries. Stormwater will be conveyed via roadway curb and gutter to storm inlets. Storm culverts convey the runoff into the proposed retention ponds for water quality treatment and attenuation. The proposed stormwater systems will utilize dry retention and effluent filtration to achieve water quality treatment. The design criteria for the District’s stormwater management systems is regulated by the SWFWMD. There are no known natural surface waters within the

Development.

Federal Emergency Management Agency Flood Insurance Rate Map (FEMA FIRM) Panel Nos. 12105C-0485G, 12105C-0495G, 12105C-0505G, & 12105C-0515G, demonstrate
that the property is located within Flood Zone X with limited portions along the northern boundary in Zone A. Based on this information and the site topography, it does not appear that floodplain compensation will be required.

During the construction of stormwater management facilities, utilities and roadway improvements, the contractor will be required to adhere to a Stormwater Pollution Prevention Plan (SWPPP) as required by Florida Department of Environmental Protection (FDEP) as delegated by the Environmental Protection Agency (EPA). The SWPPP will be prepared to depict for the contractor the proposed locations of required erosion control measures and staked turbidity barriers specifically along the down gradient side of any proposed construction activity. The site contractor will be required to provide the necessary reporting on various forms associated with erosion control, its maintenance and any rainfall events that occur during construction activity.

Public Roadways

The proposed public right of ways within the Development are primarily 50 feet in width with wider sections for the boulevard entrance. The roadways will primarily consist of 24 ft. of asphalt pavement and Miami curb or Type F curb and gutter on each side. The proposed roadway section will consist of stabilized subgrade, lime rock, crushed concrete or cement treated base and asphalt wearing surface. The proposed curb is to be 2’ wide and placed along the edge of the proposed roadway section for purposes of protecting the integrity of the pavement and also to provide stormwater runoff conveyance to the proposed stormwater inlets.

The proposed roadways will also require signing and pavement markings within the

public rights-of-way, as well as street signs depicting street name identifications, and
addressing, which will be utilized by the residents and the public. As stated above, the District's funding of roadway construction will occur for all public roadways within the Development.

Water and Wastewater Facilities

A potable water system inclusive of water main, gate valves, fire hydrants and appurtenances will be installed for the development. The water service provider will be the City of Bartow. The water system will be a "looped" system. These facilities will be installed within the proposed public rights-of-way within the District. This water will provide the potable (domestic) and fire protection services which will serve the lands within the District.

A domestic wastewater collection system inclusive of gravity sanitary sewer mains and sewer laterals will be installed. The wastewater service provider will be the City of Bartow. The gravity sanitary sewer mains will be 8" diameter PVC. The gravity sanitary sewer lines will be placed primarily inside of the proposed public rights-of-way, under the proposed paved roadways. Branching off from these sewer lines will be laterals to serve the individual lots. This proposed gravity sewer system will connect to an existing City owned and maintained lift station located to the north of the Development and within an existing residential subdivision. Improvements to the pumps, generator and control panel of this lift station will be required as part of the Capital Improvements.

Reclaimed water is not available for this site. For the irrigation of the public right of ways and common areas, either an irrigation well will be funded and constructed by the District, or irrigation water service will be provided as part of the domestic water system design. Any water, sewer, or reclaimed water pipes or facilities placed on private property will not be publicly funded.

Off-Site Improvements

The District will provide funding for the anticipated turn lanes at the Development entrance on E.F. Griffin Road. The site construction activities associated with the CIP are anticipated for completion 2022. Upon completion of the improvements, inspections will occur and certifications will be obtained from the SWFWMD, the Polk County Health Department (water distribution system), Florida Department of Environmental Protection (FDEP) (wastewater collection) and the City/County.

Amenities and Parks

The District will provide funding for an Amenity Center to include the following: parking areas, clubhouse with restroom facilities, pool, tot lot, play fields, walking trails, and passive parks throughout the Development. All paths, parks, etc. discussed in this paragraph are available to the general public.
Electric and Lighting

The electric distribution system serving the Development is currently planned to be underground. The District presently intends to fund the cost of the electric conduit, transformer/cabinet pads, and electric manholes required by the District. The District shall fund only the difference in cost from overhead versus underground. Electric facilities funded by the District will be owned and maintained by the District, with Lakeland Electric providing underground electrical service to the Development. The CDD presently intends to purchase, install, and maintain the stre et lighting along the internal roadways within the CDD or enter into a Lighting Agreement with Lakeland Electric for operation and maintenance of the street light poles and lighting service to the District. Only undergrounding of wire in public right-of-way on District land is included.

Entry Feature, Landscaping, and Irrigation

Landscaping, irrigation, entry features and potentially buffer walls at the entrances and

along the outside boundary of the Development will be provided by the District. It is  anticipated, though not confirmed at this time, that the irrigation system will use an irrigation well. The well and irrigation water mains to the various phases of the Development will be constructed or acquired by the CDD with District funds and operated and maintained by the CDD. Landscaping for the roadways will consist of sod, shrubs, ground cover and trees for the internal roadways within the Development. Perimeter fencing may be provided at the site entrances and perimeters. These items will be funded, owned and maintained by the CDD.
Miscellaneous

The stormwater improvements, landscaping and irrigation, recreational improvements, street lighting, and certain permits and professional fees as described in this report, are being financed by the District with the intention for benefiting all of the developable real property within the District. The construction and maintenance of the proposed public improvements will benefit the Development for the intended use as a single- family planned Development.

PERMITTING

Construction permits for the Development are required and include the SWFWMD Environmental Resource Permit (ERP), Polk County Health Department, Florida Department of Environmental Protection (FDEP), Army Corps of Engineer Permit (ACOE), and City Construction Plan Approval. The following is a summary of required permits obtained and pending for the construction of the public infrastructure improvements for the District:

Permits / Approvals	Approval / Expected Date	
Zoning Approval	Approved	
Preliminary Plat	Approved	
SWFWMD ERP	Approved	

City Construction Plan Approval	June 2021	
Polk County Health Department Water	June 2021	
FDEP Sewer	June 2021	
FDEP NOI	July 2021	
ACOE	Not Applicable	

RECOMMENDATION

As previously described within this report, the public infrastructure as described is necessary for the development and functional operation as required by the City. The site planning, engineering design and construction plans for the infrastructure are in accordance with the applicable requirements of the City, County, the SWFWMD, and other applicable agencies. It should be noted that the infrastructure will provide its intended use and function so long as the construction and installation is in substantial conformance with the design construction plans and regulatory permits.

Items utilized in the Opinion of Probable Costs for this report are based upon proposed plan infrastructure as shown on construction drawings incorporating the required specifications found in the most current City, County & SWFWMD regulations.

REPORT MODIFICATION

During development and implementation of the public infrastructure improvements as described for the District, it may be necessary to make modifications and/or deviations for the plans. However, if such deviations and/or revisions do not change the overall primary objective of the plan for such improvements, then the costs differences would not materially affect the proposed cost estimates.

CONCLUSION

It is our professional opinion that the public infrastructure costs for the CIP provided in this Report are reasonable to complete the construction of the public infrastructure

improvements. Furthermore, the public infrastructure improvements will benefit and
add value to lands within the District at least equal to the costs of such improvements.

The Opinion of Probable Costs of the public infrastructure improvements is only an estimate and is not a guaranteed maximum price. The estimated costs are based upon unit prices currently experienced on an ongoing and similar basis for work in the area. However, labor market, future costs of equipment, materials, changes to the regulatory permitting agencies activities, and the actual construction processes employed by the chosen site contractor are beyond the engineer’s control. Due to this inherent opportunity for changes (upward or downward) in the construction costs, the total, final construction cost may be more or less than this estimate.

Based upon the presumption that the CIP construction continues in a timely manner, it is our professional opinion that the proposed public infrastructure improvements when constructed and built in substantial conformance with the approved plans and specifications, can be completed and used for their intended function. Be advised that we have utilized historical costs and direct unit costs from site contractors and consultants in the area, which we believe to be necessary in order to facilitate accuracy associated with the Opinion of Probable Costs. Based upon the information above, it is our professional opinion that the proposed CIP can be completed at the cost as stated.

N

NO SCALE

9 242926-289500-000011

18 242925-289000-000074

 LIST OF PARCEL IDs
1. 242926-000000-031020
2. 242926-000000-032010
3. 242926-289500-000200
4. 242926-289500-000040
5. 242926-289500-000190
6. 242926-289500-000140
7. 242926-289500-000180
8. 242926-289500-000020
9. 242926-289500-000011
10. 242926-289500-000170
11. 242926-289500-000161
12. 242926-289500-000012
13. 242925-000000-034040
14. 242925-289000-000072
15. 242925-289000-000075
16. 242925-289000-000073
17. 242925-289000-000071
18. 242925-289000-000074

12
242926-289500

17 242925-289000-000071

-000012

242925-289000
15 -000075

242925-289000
16 -000073

DISTRICT BOUNDARY	1
242926-000000
-031020

4
242926-289500
-000040

6
242926-289500
-000140

242926-289500
-000020
8

11
242926-289500
-000161

14
242925-289000-000072

3	5	7	10	13

LOCATION MAP WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

Prepared By

 HUNTER ENGINEERING, INC. 
Certificate of Authorization #8394

 LEGEND
COMMUNITY DEVELOPMENT DISTRICT BOUNDARY

Date: June 1, 2021

4900 Dundee Road

Telephone: 863-676-7770

Exhibit 1

2
242926-000000
-032010

242926-289500
-000200

242926-289500
-000190

242926-289500
-000180

242926-289500
-000170

242925-000000-034040

TRACT "L" DRAINAGE/RETENTION

WIND MEADOWS PLAT BOOK 139, PAGES
11-16

23 24

S:\ACTIVE\WIND MEADOWS SOUTH\WINDMEADOWS SOUTH PHASE ONE-CDD DESC-01-06-21.dwg,1/14/2021 8:28 AM, Ken Thompson

26	25

TRACT "L" DRAINAGE/RETENTION

WIND MEADOWS PLAT BOOK 139, PAGES
11-16

S:\ACTIVE\WIND MEADOWS SOUTH\WINDMEADOWS SOUTH PHASE ONE-CDD DESC-01-06-21.dwg,1/14/2021 8:29 AM, Ken Thompson

23	24
26	25

S:\ACTIVE\WIND MEADOWS SOUTH\WINDMEADOWS SOUTH PHASE ONE-CDD DESC-01-06-21.dwg,1/14/2021 8:30 AM, Ken Thompson

TRAC DRAINAGE/R

S:\ACTIVE\WIND MEADOWS SOUTH\WINDMEADOWS SOUTH PHASE ONE-CDD DESC-01-06-21.dwg,1/14/2021 8:30 AM, Ken Thompson

S:\ACTIVE\WIND MEADOWS SOUTH\WINDMEADOWS SOUTH PHASE ONE-CDD DESC-01-06-21.dwg,1/14/2021 8:30 AM, Ken Thompson

N

NO SCALE

POLK COUNTY RL-2

POLK COUNTY RL-1

CITY OF BARTOW R-1

CITY OF BARTOW PD

POLK COUNTY RL-1X

POLK COUNTY RL-1

DISTRICT BOUNDARY

PR

CITY OF BARTOW PD

CITY OF BARTOW PD

POLK COUNTY RL-1X

CITY OF BARTOW PD

PROPOSED
WIND MEADOWS SOUTH CDD

POLK COUNTY A/RR

CITY OF BARTOW PD

POLK COUNTY PM

POLK COUNTY A/RR

CITY OF BARTOW AG

POLK COUNTY A/RR

ZONING MAP WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

Prepared By

 HUNTER ENGINEERING, INC. 
Certificate of Authorization #8394

4900 Dundee Road Winter Haven, FL 33884

Telephone: 863-676-7770
Facsimile: 863-965-0181

 LEGEND
CITY OF BARTOW
PR (PUBLIC RECREATION) CITY OF BARTOW A/RR (RURAL) - POLK COUNTY
RL-1 (RES. LOW) - POLK COUNTY RL-1X (RES. LOW) - POLK COUNTY RL-2 (RES. LOW) - POLK COUNTY
PM (PHOSPHATE MINING) - POLK COUNTY

Date: June 1, 2021

Exhibit 3

	
PR	

	

N

NO SCALE

POLK COUNTY RL-2

POLK COUNTY RL-1

CITY OF BARTOW LDR

CITY OF BARTOW INST

POLK COUNTY RL-1X

POLK COUNTY RL-1

DISTRICT BOUNDARY

CITY OF BARTOW LDR

CITY OF BARTOW LDR
PROPOSED
WIND MEADOWS SOUTH CDD

CITY OF BARTOW LDR

POLK COUNTY RL-1X

POLK COUNTY PM

POLK COUNTY A/RR

CITY OF BARTOW AG

POLK COUNTY A/RR

POLK COUNTY A/RR

CITY OF BARTOW LDR

FUTURE LAND USE MAP WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT

Prepared By

 HUNTER ENGINEERING, INC. 
Certificate of Authorization #8394

 LEGEND

AG

- (AGRICULTURE) CITY OF BARTOW

LDR - (LOW DENSITY RES.) CITY OF BARTOW

Date: June 1, 2021

DISTRICT

4900 Dundee Road

Telephone: 863-676-7770

INST - (INSTITUTIONAL) CITY OF BARTOW

Exhibit 4

N

NO SCALE

DISTRICT BOUNDARY

DRAINAGE MAP WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT

Prepared By

 HUNTER ENGINEERING, INC. 
Certificate of Authorization #8394

 LEGEND
FLOW DIRECTION DRAINAGE BASIN

Date: June 1, 2021

N

NO SCALE

DISTRICT BOUNDARY

UTILITIES MAP

Prepared By

 LEGEND
WATER LINE

Date: June 1, 2021

WIND MEADOWS SOUTH

 HUNTER ENGINEERING, INC.	 	 	GRAVITY SANITARY

COMMUNITY DEVELOPMENT

Certificate of Authorization #8394

FORCE MAIN

Exhibit 7
Wind Meadows South  Community Development District
Summary of District Facilities - Phase 1

District Infrastructure	Construction	Ownership	Capital Financing (1)	Operation & Maintenance	
Offsite Improvements	District	County	District Bonds	County	
Stormwater Facilities	District	District	District Bonds	District	
Water, Sewer, Reclaimed Water, Lift Stations	District	City of Bartow	District Bonds	City of Bartow	
Street Lighting / Conduit (2)	District	District (2)	District Bonds	District (2)	
Roadways	District	District	District Bonds	District	
Entry Feature & Signage	District	District	District Bonds	District	
Parks & Recreational Facilities	District	District	District Bonds	District	

Notes:

Costs not funded by bonds will be funded by the developer.

Street lighting / conduit shall be owned and maintained by the District or the District shall enter into a lease with the City of Lakeland.

Exhibit 8
Wind Meadows South Community Development District
Opinion of Probable Costs - Phase 1 and Future Phase 2

Infrastructure (1)(9)	Phase 1	Future Phase 2	Totals	
	416 Lots (10)	419 Lots (11)	835 Lots (12)	
	2021-2022	2022-2023		
Offsite Improvements (5)(6)	$850,000	$0	$850,000	
Stormwater Management (2)(3)(5)(6)	$3,100,000	$3,122,355.77	$6,222,356	
Utilities (Water, Sewer, Reclaim, & Street Lighting) (5)(6)(8)	$3,326,640	$3,350,630.19	$6,677,270	
Roadway (4)(5)(6)	$2,950,000	$1,500,000	$4,450,000	
Entry Feature (6)(7)	$835,000	$0	$835,000	
Parks & Recreational Facilities (1)(6)	$1,189,875	$0	$1,189,875	
Contingency	$1,225,151.5	$797,298.6	$2,022,450	
Total	$13,476,667	$8,770,285	$22,246,951

1.

2.

3.
4.
5.
6.
7.

8.

9.
10.
11.
12.

Notes:
Infrastructure consists of offsite improvements, public roadway improvements, stormwater management facilities, master sanitary sewer lift station and utilities, entry feature, landscaping and signage, and parks and recreational facilities.
Excludes grading of each lot both for initial pad construction, lot finishing in conjunction with home construction, which will be provided by developer or homebuilder.
Includes stormwater pond excavation. Costs do not include transportation to or placement of fill on private property. Includes sub-grade, base, asphalt paving, curbing, and civil/site engineering.
Includes subdivision infrastructure and civil/site engineering. Estimates are based on 2021 costs.
Includes entry features, signage, hardscape, landscape, irrigation and fencing.
CDD will enter into a Lighting Agreement with the City of Lakeland for the street light poles and lighting service. Only undergrounding of wire in public right-of- way and on District land is included.
Estimates based on Master Infrastructure to support development of 835 lots. 89 – 70 foot wide lots and 327 - 50 foot wide lots
419 – 50 foot wide lots
Entire Project proposes 89 – 70 foot wide lots and 746 – 50 foot wide lots

OVERALL SITE PLAN WIND MEADOWS SOUTH
COMMUNITY DEVELOPMENT DISTRICT

Prepared By

 HUNTER ENGINEERING, INC. 
Certificate of Authorization #8394

 LEGEND
COMMUNITY DEVELOPMENT DISTRICT BOUNDARY

Date: June 1, 2021

4900 Dundee Road Winter Haven, FL 33884

Telephone: 863-676-7770
Facsimile: 863-965-0181

Exhibit 9

 		N	 	

NO SCALE

Composite Exhibit B:

Methodology Report

8

MASTER ASSESSMENT METHODOLOGY

FOR

WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

Date: June 9, 2021

Prepared by

Governmental Management Services - Central Florida, LLC
219 E. Livingston St. Orlando, FL 32801

Table of Contents
Introduction	3
Purpose	3
Background	3
Special Benefits and General Benefits	4
Requirements of a Valid Assessment Methodology	4
Special Benefits Exceed the Costs Allocated	5
Assessment Methodology	5
Overview	5
Allocation of Debt 	6.
Allocation of Benefit	6
Lienability Test: Special and Peculiar Benefit to the Property	6
Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments	7
3.0 True-Up Mechanism	8
4.0 Assessment Roll	8
5.0 Appendix	9
Table 1: Development Program	9
Table 2: Capital Improvement Cost Estimates	10
Table 3: Bond Sizing	11
Table 4: Allocation of Improvement Costs	12
Table 5: Allocation of Total Par Debt to Each Product Type	13
Table 6: Par Debt and Annual Assessments	14
Table 7: Preliminary Assessment Roll	15

GMS-CF, LLC does not represent the Westside  Haines City  Community Development District as a Municipal Advisor or Securities Broker nor is GMS-CF, LLC registered to
provide such services as described in Section 15B of the Securities and Exchange Act of 1934, as amended . Similarly, GMS-CF, LLC
does not provide the Westside Haines City Community Development District with financial advisory services or offer investment advice in any form.

Introduction

The Wind Meadows South Community Development District (the "District") is a local unit of special-purpose government organized and existing under Chapter 190, Florida Statutes as amended. The District anticipates the issuance at this time of not to exceed $29,000,000 of tax­ exempt bonds in one or more series (the "Bonds") for the purpose of financing certain infrastructure improvements ("Capital Improvement Plan") within the District more specifically described in the Engineer's Report Composite Exhibit 6, dated June 1, 2021 prepared by Hunter Engineering, Inc. as may be amended and supplemented from time to time (the "Engineer's Report" ). The District anticipates the construction of all or a portion of the Capital Improvements or Capital Improvement Plan ("Capital Improvements") that benefit property owners within the District.

Purpose

This Master Assessment Methodology (the "Assessment Report") provides for an assessment methodology that allocates the debt to be incurred by the District to benefiting properties within the District. This Assessment Report allocates the debt to properties based on the special benefits each receives from the Capital Improvements. This Assessment Report will be supplemented with one or more supplemental methodology reports to reflect the actual terms and conditions at the time of the issuance of each series of Bonds issued to finance all or a portion of the Capital Improvements. This Assessment Report is designed to conform to the requirements of Chapters 190 and 170, Florida Statutes, with respect to special assessments and is consistent with our understanding of case law on this subject.

The District intends to levy, impose and collect non ad valorem special assessments ("Special Assessments") on the benefited lands within the District securing repayment of the Bonds based on this Assessment Report. It is anticipated that all of the proposed Special Assessments will be collected through the Uniform Method of Collection described in Section 197.3632, Florida Statutes or any other legal means available to the District. It is not the intent of this Assessment Report to address any other assessments, if applicable, that may be levied by the District including those for maintenance and operation of the Bonds, a homeowner's association, or any other unit of government.

Background

The District currently includes approximately 159.67 gross developable acres within Bartow, Florida. An additional approximately 113 acres will be added to the District at a later time. The development program for the District currently envisions approximately 835 residential units. The proposed development program is depicted in Table 1. It is recognized that such development plan may change, and this Assessment Report will be modified or supplemented accordingly.

The Capital Improvements contemplated by the District in the Capital Improvement Plan will provide facilities that benefit certain property within the District. Specifically, the

District will construct and/ or acquire certain offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity fe atures. The acquisition and construction costs are summarized in Table 2.

The assessment methodology is a four-step process.

The District Engineer must first determine the public infrastructure improvements that may be provided by the District and the costs to implement the Capital Improvements.
The District Engineer determines the assessable acres that benefit from the District's Capital Improvements.
A calculation is made to determine the funding amounts necessary to acquire and/ or construct the Capital Improvements.
This amount is initially divided equally among the benefited  properties on a prorated assessable acreage basis. Ultimately, as land is platted, this amount will be assigned to each of the benefited properties based on the number and type of platted units.

Special Benefits and General Benefits

Capital Improvements undertaken by the District create special and peculiar benefits to the property, different in kind and degree, for properties within its borders as well as general benefits to the public at large. However, as discussed within this Assessment Report, these general benefits are incidental in nature and are readily distinguishable from the special and peculiar benefits, which accrue to property within the District. The implementation of the Capital Improvement Plan enables properties within the boundaries of the District to be developed. Without the District's Capital Improvement Plan, there would be no infrastructure to support development of land within the District. Without these improvements, development of the property within District would be prohibited by law.

The general public and property owners outside of the District may benefit from the provision of the Capital Improvements. However,  any  such  benefit will be incidental for the purpose of the Capital Improvement Plan, which is designed solely to meet the needs of property within the District. Properties outside of  the  District boundaries  do not depend upon the District's Capital Improvements. The property owners within the District are therefore receiving special benefits not received by the general public and those outside of the District's boundaries.

Requirements of a Valid Assessment Methodology

There are two requirements under Florida law for a valid special assessment:

The properties must receive a special benefit from the Capital Improvements being paid for.

The assessments must be fairly and reasonably allocated  or apportioned to the properties being assessed based on the special benefit such properties receive.

Florida law provides for a wide application of special assessments that meet these two characteristics of special assessments.

Special Benefits Will Equal or Exceed the Costs Allocated

The special benefits provided to the property within the District will be equal to or greater than the costs associated with providing these benefits. The District Engineer estimates that the District's Capital Improvement Plan that is necessary to support full development of property within the District will cost approximately $22,246,951. The District's Underwriter projects that financing costs required to fund the Capital Improvement Plan costs, the cost of issuance of the Bonds, the funding of a debt service reserve account and capitalized interest, will be approximately $29,000,000. Without the Capital Improvement Plan, the property within the District would not be able to be developed and occupied by future residents of the community.

Assessment Methodology

Overview

The District anticipates issuing approximately $29,000,000 in Bonds in one or more series to fund the District's entire Capital Improvement Plan, provide for capitalized interest, a debt service reserve account and pay cost of issuance. It is the purpose of this Assessment Report to allocate the $29,000,000 in debt to the properties within the District benefiting from the Capital Improvement Plan. This report will be supplemented to reflect actual bond terms.

Table 1 identifies the land uses and lot sizes in the development as identified by the Developer within the District. The District has commissioned an Engineer's Report that includes estimated construction costs for the Capital Improvements needed to support the development; these construction costs are outlined in Table 2. The Capital Improvements needed to support the development are described in detail in the Engineer's Report and are estimated to cost $22,246,950. Based on the estimated costs, the size of the Bond issue under current market conditions needed to generate funds to pay for the Capital Improvements and related costs was determined by the District's Underwriter to total approximately $29,000,000. Table 3 shows the breakdown of the Bond sizing.

Allocation of Debt

Allocation of debt is a continuous process until the development plan for the District are completed. Until the platting process occurs, the Capital Improvements funded by District Bonds benefits all acres within the District.

The initial assessments will be levied on an equal basis to all gross acreage within the District. A fair and reasonable methodology allocates the debt incurred by the District proportionately to the properties receiving the special benefits. At this point all of the lands within the District are benefiting from the Capital Improvements.

Once platting or the recording of a declaration of condominium of any portion of the District into individual lots or units ("Assigned Properties") has begun, the Special Assessments will be levied to the Assigned Properties based on the benefits they receive, on a first platted, first assigned basis. The "Unassigned Properties"  defined as property that has not been platted or subjected to a declaration of condominium, will continue to be assessed on a per acre basis. Eventually the development plan will be completed and the debt relating to the Bonds will be allocated to the assigned properties within the District, which are the beneficiaries of the Capital Improvement Plan, as depicted in Table 5 and Table 6. If there are changes to development plan, a true up of the assessment will be calculated to determine if a debt reduction or true­ up payment from the Developer is required. The process is outlined in Section 3.0.

The assignment of debt in this Assessment Report sets forth the process by which debt is apportioned. As mentioned herein, this Assessment Report will be supplemented from time to time.

Allocation of Benefit

The Capital Improvement Plan consists of offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features and professional fees along with related incidental costs. There are three product types within the planned development. The single-family home has been set as the base unit and has been assigned one equivalent residential unit ("ERU"). Table 4 shows the allocation of benefit to the particular product type. It is important to note that the benefit derived from the Capital Improvements on a particular unit will exceed the cost that the unit will be paying for such benefits.

Lienability Test: Special and Peculiar Benefit to the Property

Construction and/ or acquisition by the District of its proposed Capital Improvements will provide several types of systems, facilities and services for its residents. These include offsite improvements, stormwater management facilities, utility facilities,

roadways, entry features, and park and amenity features. The benefit from the Papital Improvements accrue in differing amounts and are somewhat dependent on the product type receiving the special benefits peculiar to that property type, which flow from the logical relationship of the Capital Improvements to the assigned properties.

Once these determinations are made, they are reviewed in the light of the special benefits peculiar to the property, which flow to the properties as a result of their logical connection from the Capital Improvements actually provided.

For the provision of the Capital Improvement Plan, the special and peculiar benefits are:

the added use of the property,
added enjoyment of the property, and
the increased marketability and value of the pro per ty.

These special and peculiar benefits are real and ascertainable but are not yet capable of being calculated as to value with mathematical certainty. However, each is more valuable than either the cost of, or the actual Special Assessment levied for the Improvement as allocated.

Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments

A reasonable estimate of the proportion of special and peculiar benefits received from the public improvements described in the Capital Improvement Plan is delineated in Table 5 (expressed as Allocation of Par Debt per Product Type). This is also shown on Table 7 depicting Allocation of Par Debt per Product Type.

The determination has been made that the duty to pay the non-ad valorem special assessments is fairly and reasonably apportioned because the special and peculiar benefits to the property derived from the acquisition and/ or construction of the Capital Improvement Plan have been apportioned to the property within the District according to reasonable estimates of the special and peculiar benefits provided consistent with the product type of assignable properties.

Accordingly, no acre or parcel of property within the boundaries of the District will have a lien for the payment of any Special Assessment more than the determined special benefit particular to that property and therefore, the debt allocation will not be increased more than the debt allocation set forth in this Assessment Report.

In accordance with the benefit allocation suggested for the product types in Table 4, a total debt per unit and an annual assessment per unit have been calculated for each product type (Table 6). These amounts represent the preliminary anticipated per unit

debt allocation assuming all anticipated assigned properties are built and sold as planned, and the entire proposed Capital Improvement Plan is constru cte d.

3.0	True Up Mechanism

Although the District does not process plats, declaration of condominiums, site plans or revisions thereto, it does have an important role to play during the course of platting and site planning. Whenever a plat, declaration of condominium or site plan is approved, the District must allocate a portion of its debt to the property according to this Assessment Report outlined herein ("Assigned Property"). In addition, the District must also prevent any buildup of debt on property or land that could be fully conveyed and/ or platted without all of the debt being allocated ("Unassigned Property"). To preclude this, when platting for 25%, 50%, 75% and 100% of the units planned for platting has occurred within the District, the District will determine the amount of anticipated Bond Special Assessment revenue that remains on the Unassigned Properties, taking into account the full development plan of the District. If the total anticipated Bond Special Assessment revenue to be generated from the Assigned and Unassigned Properties is greater than or equal to the maximum annual debt service then no debt reduction or true-up payment is required. In the case that the revenue generated is less then the required amount then a debt reduction or true­ up payment by the landowner in the amount necessary to reduce the par amount of the outstanding Bonds plus accrued interest to a level that will be supported by the new net annual debt service assessments will be required.

If a true-up payment is made less than 45 days prior to an interest payment date, the amount of accrued interest will be calculated to the next succeeding interest payment date.

Assessment Roll

The District will initially distribute the Special Assessments across the property within the District boundaries on a gross acreage basis. As Assigned Properties become known with certainty, the District will refine its allocation of debt from a per acre basis to a per unit basis as shown in Table 6. If the land use plan or product type changes, then the District will update Table 6 to reflect the changes as part of the foregoing true­ up process. As a result, the assessment liens are not finalized with certainty on any acre of land in the District prior to the time final Assigned Properties become known. The preliminary assessment roll is attached as Table 7.

TABLE 1
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT DEVELOPMENT PROGRAM
MASTER ASSESSMENT METHODOLOGY

Land Use*	Phase 1	Phase 2	Total	ERUs per Unit (1)	Total ERUs	

Single Family - 50'	
327	
419	
746	
1.00	
746	
Single Family- 70'	89	0	89	1.40	125	
Total Units	416	419	835		871	

Benefit is allocated on an ERU basis; based on density of planned development, SO' lot at 1 ERU, and 70' lot at 1.4 ERU

* Unit mix is subject to change based on marketing and other factors

(0

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 2
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT CAPITAL IMPROVEMENT PLAN COST ESTIMATES
MASTER ASSESSMENT METHODOLOGY

Capital lm _e_rovem_e11t  Plan ("CIP")  (1)	Phase 1	Phase 2	Total Cost Estimate

Offsite Improvements	$	850,000	$	-	$	850,000	
Stormwater Management	$ 3,100,000	$ 3,122,356	$	6,222,356	
Utilities (Water, Sewer, & Street Lighting)	$ 3,326,640	$ 3,350,630	$	6,677,270	
Roadway	$ 2,950,000	$ 1,500,000	$	4,450,000	
Entry Feature	$	835,000	$	-	$	835,000	
Parks and Amenities	$ 1,189,875	$	-	$	1,189,875	
Contingencies	$ 1,225,152	$	797,299	$	2,022,450	
$ 13,476,667	$ 8,770,285	$	22,246,951	

(1) A detailed description of these improvements is provided in the
0	Engineer's Report dated June 1, 2021.

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 3
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT BOND SIZING
MASTER ASSESSMENT METHODOLOGY

 Bond Sizir,g	
 Descri_l)_tion		Phase 1	Phase 2	Total	
Construction Funds	$ 13,476,667	$	8,770,285	$	22, 246,952	
Debt Service Reserve	$	1,271,356	$	835,462	$	2,106,818	
Capitali zed Interest	$	2,100,000	$	1,380 ,000	$	3,480,000	
Underw riters Discount	$	350,000	$	230,000	$	580,000	
Cost of Issuance	$	220,000	$	220,000	$	440,000	
Contingency	$	81,977	$	64,253	$	146,230	

Par Amount*

$    17,500,000  _ $   11,500,000	$ 	19,000,000

Bond Assump_tions: Average Coupon Amortization Capitalized Interest Debt Service Reserve Underwriters Discount

6.00%
30 years
36 months Max Annual
2%

* Par amount is subject to change based on the actual terms at the sale of the bonds Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 4
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF IMPROVEMENT COSTS
MASTER   ASSESSMENT METHODOLOGY

	
Land Use	
No. of Units*	
ERU Factor	
Total ERUs	% of Total
ERUs	Total Improvements
Costs Per Product Type	Improvement Costs
Per Unit	
	
Phase 1							
	Single Family- 50'	327	1	327	72.41%	$	9,758,348	$	29,842	
	Single Family- 70'	89	1.4	124.6	27.59%	$	3,718,319	$	41,779	
		416		451.6		$	13,476,667		
	
Phase 2							
	Single Family- 50'	419	1	419	100.00%	$	8,770,285	$	20,931	

N								
* Unit mix is subject to change based on marketing and other factors

TABLE 5
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF TOTAL PAR DEBT TO EACH PRODUCT TYPE
MASTER ASSESSMENT METHODOLOGY

Total Improvements	Allocation of Par Costs Per Product	Debt Per Product
 	Land Use	No. of Units *	Type	Type	Par Per Unit

Phase 1
Single Family- 50'	327	$	9,758,348	$	12,671,612	$	38,751
Single Family- 70'	 	89	$	3,718,319	$	4,828,388    $	54,252
 	416	$	13,476,667	$	17,500,000 

(;.)

Phase 2	 	
Single Family- 50'	419	$	8,770,285	$	11,500,000	$	27,446
Unit mix is subject to change based on marketing and other factors

TABLE 6
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT
PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH PRODUCT TYPE MASTER ASSESSMENT METHODOLOGY

	Net Annual	Gross Annual	
Allocation of Par		Maximum	Debt	Debt	
Debt Per Product	Total Par Debt	Annual Debt	Assessment	Assessment	
Land Use	No. of Units *	Type	
---	Per Unit
---	Service	Per Unit	    Per Unit (1) 	
---

Phase 1
Single Family - 50'	327	$	12,671,612	$	38,751   $	920,579   $	2,815	$	3,027
Single Family- 70'	 	89	$	4,828,388	$	54,252    $	350,777    $	3,941   $	4,238
 	416	$	17,500,000	$	1,271, 356 

Phase 2
Single Family - 50'	419	$	11,500,000	$	27,446   $	835,462   $	1,994    $	2,144

.I>,

This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill

Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 7
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT PRELIMINARY ASSESSMENT ROLL
MASTER ASSESSMENT METHODOLOGY		
						
		Total Par Debt
Allocation Per	
Total Par Debt	Net Annual Debt
Assessment	Gross Annual
Debt Assessment	
Owner	Property ID #'s*	Acres	Acre	Allocated	Allocation	Allocation (1)	
Phase 1
Wind Meadows South LLC	See Attached Legal	
159.67	
$	181,625	
$	17,500,000	
$	1,271,356	
$	1,367,049	
Totals	159.67		$	17,500,000	$	1,271,356	$	1,367,049	

Phase 2
Lake Hancock Partners LLLP	See Attached Legal	

112.97	

$	181,625	

$	11,500,000	

$	835,462	

$	898,346	
Wind Meadows South LLC	See Attached Legal						
Totals	112.97		$	11,500,000	$	835,462	$	898,346	

* - See Legal Attached						
Annual Assessment Periods	30					
Projected Bond Rate (%)	6.00%					
Maximum Annual Debt Service	$2,106,818					

15

This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill Prepared by: Governmental Management Services - Central Florida, LLC

WINDMEADOWS SOUTH POLK COUNTY, FLORIDA PLAT LEGAL DESCRIPTION

THAT PART OF THE NORTH 3/4 OF THE WEST 1/4 OF SECTION 25, TOWNSHIP 29 SOUTH, RANGE 24 EAST AND THAT PART OF THE NORTH 3/4 OF SECTION 26, TOWNSHIP 29 SOUTH, RANGE 24 EAST, POLK COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGIN AT THE NORTHWEST CORNER OF SAID SECTION 25, THE SAME ALSO BEING THE NORTHEAST CORNER OF SAID SECTION 26; THENCE SOUTH 89°40'24" EAST, ALONG THE NORTH BOUNDARY OF SAID SECTION 25, ALSO BEING THE SOUTH BOUNDARY OF WIND MEADOWS AS RECORDED IN PLAT BOOK 139, PAGES 11-16 OF THE PUBLIC RECORDS OF POLK COUNTY FLORIDA, A DISTANCE OF 1292.62 FEET TO THE WEST RIGHT-OF-WAY OF E.F. GRIFFIN ROAD; THENCE SOUTH 00°34'26" EAST, ALONG SAID WEST RIGHT-OF-WAY A DISTANCE OF 1891.60 FEET TO THE SOUTH BOUNDARY OF THE NORTH 550 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE NORTH 89°41'23''. WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 584.51 FEET TO THE EAST BOUNDARY OF THE WEST 45 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE SOUTH 00°34'57" EAST, ALONG SAID EAST BOUNDARY, A DISTANCE OF 120.04 FEET TO THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION 25; THENCE NORTH 89°45'29" WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 707.49 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 25, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF THE AFOREMENTIONED SECTION 26; THENCE SOUTH 89°45'20" WEST, ALONG THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26, A DISTANCE OF 2662.82 FEET TO THE SOUTHWEST CORNER THEREOF, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE SOUTH 89°44'20" WEST, ALONG SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26, A DISTANCE OF 2661.56 FEET TO THE SOUTHWEST CORNER OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE NORTH 00°40'36" WEST, ALONG SAID THE WEST BOUNDARY THEREOF, A DISTANCE OF 1338.22 FEET TO THE NORTHWEST CORNER OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4; THENCE NORTH 89°40'57" EAST ALONG THE NORTH BOUNDARY OF THE SOUTHWEST 1/4 AND THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26, A DISTANCE OF 1331.21 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE NORTH 00°39'28" WEST, ALONG THE WEST BOUNDARY THEREOF A DISTANCE OF 669.77 FEET TO THE NORTHWEST CORNER THEREOF; THENCE NORTH 89°39'15" EAST, ALONG THE NORTH BOUNDARY THEREOF A DISTANCE OF 665.72 FEET TO THE NORTHEAST CORNER THEREOF; THENCE SOUTH 00°38'54" EAST, ALONG THE EAST BOUNDARY THEREOF A DISTANCE OF 670.09 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE NORTH 89°40'57" EAST, ALONG THE NORTH BOUNDARY THEREOF A DISTANCE OF 665.61 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26; THENCE NORTH 00°38'19" WEST, ALONG THE WEST BOUNDARY THEREOF A DISTANCE OF 670.42 FEET TO THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SAID SECTION 26; THENCE NORTH 89°43'15" EAST, ALONG THE NORTH BOUNDARY OF THE NORTHEAST 1/4 OF SAID SECTION 26 A DISTANCE OF 2664.47 FEET TO THE NORTHEAST CORNER OF SAID SECTION 26 AND THE POINT OF BEGINNING.

SAID PARCEL CONTAINS WITHIN ITS BOUNDARIES LOTS 7, 8, LOTS 9 AND 10 IN THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25, AND LOTS 1, 2, 3, 4, 13, 14, 15, 16, 17, 18, 19 AND 20 IN THE NORTHEAST 1/4 OF THE AFORESAID SECTION 26 AND LOTS 9, 10 AND 24 IN THE NORTHWEST 1/4 OF THE AFORESAID SECTION 26, OF W.F. HALLAM AND COMPANY'S CLUB COLONY TRACT OF LAKELAND HIGHLANDS, AS RECORDED IN PLAT BOOK 1, PAGE 102 OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA.

CONTAINS 272.59 ACRES, MORE OR LESS, TO THE EXISTING RIGHTS-OF-WAY AS DEDICATED OR
!N USE.

16

SUPPLEMENTAL

ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

FOR

WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

Date: September 21, 2021

Prepared by

Governmental Management Services - Central Florida, LLC 219 E. Livingston St.
Orlando, FL 32801

Table of Contents

Introduction	3
Purpose	3
Background	3
Special Benefits and General Benefits	4
Requirements of a Valid Assessment Methodology	4
Special Benefits Exceed the Costs Allocated	5
Assessment Methodology	5
Overview	5
Allocation of Debt	6
Allocation of Benefit	6
Lienability Test: Special and Peculiar Benefit to the Property	7
Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments	7
3.0 True-Up Mechanism	8
4.0 Assessment Roll	9
5.0 Appendix	10
Table 1: Development Program	10
Table 2: Capital Improvement Cost Estimates	11
Table 3: Bond Sizing	12
Table 4: Allocation of Improvement Costs	13
Table 5: Allocation of Total Par Debt to Each Product Type	14
Table 6: Par Debt and Annual Assessments	15
Table 7: Preliminary Assessment Roll	16

GMS-CF, LLC does not represent the Wind Meadows South Community Development District as a Municipal Advisor or Securities Broker nor is GMS-CF, LLC registered to
provide such services as described in Section 15B of the Securities and Exchange Act of 1934, as amended. Similarly, GMS-CF, LLC
does not provide the Wind Meadows South Community Development District with financial advisory services or offer investment advice in any form.

Introduction

The Wind Meadows South Community Development District (the "District") is a local unit of special-purpose government organized and existing under Chapter 190, Florida Statutes as amended. The District will issue $9,335,000 of tax-exempt bonds (the "Bonds") for the purpose of financing certain infrastructure improvements ("Capital Improvement Plan") within Assessment Area 1 of the District more specifically described in the Engineer's Report Composite Exhibit 8, dated June 1, 2021 as Phase 1 ("Assessment Area 1"), prepared by Hunter Engineering, Inc. as may be amended and supplemented from time to time (the "Engineer's Report"). The District anticipates the construction of all or a portion of the Capital Improvements or Capital Improvement Plan ("Capital Improvements") that benefit property owners within Assessment Area 1 of the District.

Purpose

This Supplemental Assessment Methodology (the "Assessment Report") provides for an assessment methodology that allocates the debt to be incurred by the District to benefiting properties within Assessment Area 1 of the District. This Assessment Report supplements previously approved Master Assessment Methodology, dated June 9, 2021. This Assessment Report allocates the debt to properties based on the special benefits each receives from the Assessment Area 1 Capital Improvements. This Assessment Report is designed to conform to the requirements of Chapters 190 and 170, Florida Statutes with respect to special assessments and is consistent with our understanding of case law on this subject.

The District intends to levy, impose and collect non ad valorem special assessments ("Special Assessments") on the benefited lands within the District securing repayment of the Bonds based on this Assessment Report. It is anticipated that all of the proposed Special Assessments will be collected through the Uniform Method of Collection described in Section 197.3632, Florida Statutes or any other legal means available to the District. It is
not the intent of  this Assessment Report to address any other assessments, if applicable,
that may be levied by the District including those for maintenance and operation of the Bonds, a homeowner's association, or any other unit of government.

Background

The District currently includes approximately 159.67 gross developable acres within Bartow, Florida. The development program for the District currently envisions approximately 416 residential units in Assessment Area 1. The proposed development program is depicted in Table 1. It is recognized that such development plan may change, and this Assessment Report will be modified or supplemented accordingly.

The Assessment Area 1 Capital Improvements contemplated by the District in the Assessment Area 1 Capital Improvement Plan will provide facilities that benefit certain property within Assessment Area 1 of the District. Specifically, the District will construct and/ or acquire certain offsite improvements, stormwater management facilities, utility

facilities, roadways, entry features, and park and amenity features. The acquisition and construction costs are summarized in Table 2.

The assessment methodology is a four-step process.

The District Engineer must first determine the public infrastructure improvements that may be provided by the District and the costs to implement the Capital Improvements.
The District Engineer determines the assessable acres that benefit from the District's Capital Improvements.
A calculation is made to determine the funding amounts necessary to acquire and/ or construct the Capital Improvements.
This amount is initially divided equally among the benefited properties on a prorated assessable acreage basis. Ultimately, as land is platted, this amount will be assigned to each of the benefited properties based on the number and type of platted units.

Special Benefits and General Benefits

Capital Improvements undertaken by the District create special and peculiar benefits to the property in Assessment Area 1, different in kind and degree, for properties within its borders as well as general benefits to the public at large. However, as discussed within this Assessment Report, these general benefits are incidental in nature and are readily distinguishable from the special and peculiar benefits, which accrue to property within the District. The implementation of the Assessment Area 1 Capital Improvement Plan enables properties within the boundaries of Assessment Area of the District to be developed. Without the District's Assessment Area 1 Capital Improvement Plan, there would be no infrastructure to support development of land within Assessment Area 1 of the District. Without these improvements, development of the property within Assessment Area 1 of the District would be prohibited by law.

The general public and property owners outside of Assessment Area 1 of the  District may benefit from the provision of the Assessment Area 1 Capital Improvements. However, any such benefit will be incidental for  the  purpose  of  the  Assessment  Area 1 Capital Improvement Plan, which is designed solely to meet the needs of property within Assessment Area 1 of the District. Properties outside of  Assessment  Area 1  of the District boundaries do not depend upon the District's Assessment Area 1 Capital Improvements. The property owners within Assessment Area 1 of the District are therefore receiving special benefits not received by the  general  public  and  those outside of Assessment Area 1 of the District's boundaries.

Requirements of a Valid Assessment Methodology

There are two requirements under Florida law for a valid special assessment:

The properties must receive a special benefit from the Capital Improvements being paid for.
The assessments must be fairly and reasonably allocated or apportioned to the properties being assessed based on the special benefit such properties receive.

Florida law provides for a wide application of special assessments that meet these two characteristics of special assessments.

Special Benefits Will Equal or Exceed the Costs Allocated

The special benefits provided to the property within Assessment Area 1 of the District will be equal to or greater than the costs associated with providing these benefits. The District Engineer estimates that the District's Assessment Area 1 Capital Improvement Plan that is necessary to support full development of property within the District will cost approximately $13,476,667. The District's Underwriter projects that financing costs required to fund a portion of the Assessment Area 1 Capital Improvement Plan costs, the cost of issuance of the Bonds, the funding of a debt service reserve account and capitalized interest, will be approximately $9,160,00. Without the Assessment Area 1 Capital Improvement Plan, the property within Assessment Area 1 of the District would not be able to be developed and occupied by future residents of the community.

Assessment Methodology

Overview

The District will issue $9,335,000 in Bonds to fund a portion of the District's Assessment Area 1 Capital Improvement Plan, provide for capitalized interest, a debt service reserve account and pay cost of issuance. It is the purpose of this Assessment Report to allocate the $9,335,000 in debt to the properties within the District benefiting from the Assessment Area 1 Capital Improvement Plan. This report will be supplemented to reflect actual bond terms.

Table 1 identifies the land uses and lot sizes in the development as identified by the Developer within Assessment Area 1 of the District. The District has commissioned an Engineer's Report that includes estimated construction costs for the Assessment Area 1 Capital Improvements needed to support the development; these construction costs are outlined in Table 2. The Assessment Area 1 Capital Improvements needed to support the development are described in detail in the Engineer's Report and are estimated to cost $13,476,667. Based on the estimated costs, the size of the Bond issue under current market conditions needed to generate funds to pay for a portion of the Assessment Area 1 Capital Improvements and related costs was determined by the District's Underwriter to total $9,335,000. Table 3 shows the breakdown of the Bond sizing.

Allocation of Deht

Allocation of debt is a continuous process until the development plan for Assessment Area 1 of the District are completed. Until the platting process occurs, the Assessment Area 1 Capital Improvements funded by District Bonds benefits all acres within Assessment Area 1 of the District.

The initial assessments will be levied on an equal basis to all gross acreage within Assessment Area 1 of the District. A fair and reasonable methodology allocates the debt incurred by the District proportionately to the properties receiving the special benefits. At this point all of the lands within Assessment Area 1 of the District are benefiting from the Capital Improvements.

Once platting or the recording of a declaration of condominium of any portion of Assessment Area 1 of the District into individual lots or units ("Assigned Properties") has begun, the Special Assessments will be levied to the Assigned Properties based on the benefits they receive, on a first platted, first assigned basis. The "Unassigned Properties" defined as property that has not been platted or subjected to a declaration of condominium, will continue to be assessed on a per acre basis. Eventually the development plan will be completed and the debt relating to the Bonds will be allocated to the assigned properties within Assessment Area 1 of the District, which are the beneficiaries of the Assessment Area 1 Capital Improvement Plan, as depicted in Table 5 and Table 6. If there are changes to development plan, a true up of the assessment will be calculated to determine if a debt reduction or true-up payment from the Developer is required. The process is outlined in Section 3.0.

The assignment of debt in this Assessment Report sets forth the process by which debt is apportioned. As mentioned herein, this Assessment Report will be supplemented from time to time.

Allocation of Benefit

The Assessment Area 1 Capital Improvement Plan consists of offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features and professional fees along with related incidental costs. There are two product types within the planned development. The single-family 50' home has been set as the base unit and has been assigned one equivalent residential unit ("ERU"). Table 4 shows the allocation of benefit to the particular product type. It is important to note that the benefit derived from the Assessment Area 1 Capital

Improvements on a particular unit will exceed the cost that the unit will be paying for such benefits.

Lienability Test: Special and Peculiar Benefit to the Property

Construction and/ or acquisition by the District of its proposed Assessment Area 1 Capital Improvements will provide several types of systems, facilities and services for its residents. These include offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features. The benefit from the Assessment Area 1 Capital Improvements accrue in differing amounts and are somewhat dependent on the product type receiving the special benefits peculiar  to that property type, which flow from the logical relationship of the Assessment Area 1 Capital Improvements to the assigned properties.

Once these determinations are made, they are reviewed in the light of the special benefits peculiar to the property, which flow to the properties as a result of their logical connection from the Assessment Area 1 Capital Improvements actually provided.

For the provision of the Assessment Area 1 Capital Improvement Plan, the special and peculiar benefits are:

the added use of the property,
added enjoyment of the property, and
the increased marketability and value of the property.

These special and peculiar benefits are real and ascertainable but are not yet capable of being calculated as to value with mathematical certainty. However, each is more valuable than either the cost of, or the actual Special Assessment levied for the Improvement as allocated.

Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments

A reasonable estimate of the proportion of special and peculiar benefits received from the public improvements described in the Assessment Area 1 Capital Improvement Plan is delineated in Table 5 (expressed as Allocation of Par Debt per Product Type). This is also shown on Table 7 depicting Allocation of Par Debt per Product Type.

The determination has been made that the duty to pay the non-ad valorem special assessments is fairly and reasonably apportioned because the special and peculiar benefits to the property derived from the acquisition and/ or construction of the Assessment Area 1 Capital Improvement Plan have been apportioned to the property within Assessment Area 1 of the District according to reasonable estimates of the

special and peculiar benefits provided consistent with the product type of assignable properties.

Accordingly, no acre or parcel of property within the boundaries of Assessment Area 1 of the District will have a lien for the payment of any Special Assessment more than the determined special benefit particular to that property and therefore, the debt allocation will not be increased more than the debt allocation set forth in this Assessment Report.

In accordance with the benefit allocation suggested for the product types in Table 4, a total debt per unit and an annual assessment per unit have been calculated for each product type (Table 6). These amounts represent the preliminary anticipated per unit debt allocation assuming all anticipated assigned properties are built and sold as planned, and the entire proposed Assessment Area 1 Capital Improvement Plan is constructed.

3.0	True Up Mechanism

Although the District does not process plats, declaration of condominiums, site plans or revisions thereto, it does have an important role to play during the course of platting and site planning. Whenever a plat, declaration of condominium or site plan is approved, the District must allocate a portion of its debt to the property according to this Assessment Report outlined herein ("Assigned Property"). In addition, the District must also prevent any buildup of debt on property or land that could be fully conveyed and/ or platted without all of the debt being allocated ("Unassigned Property"). To preclude this, when platting for 25%, 50%, 75% and 100% of the units planned for platting has occurred within the District, the District will determine the amount of anticipated Bond Special Assessment revenue that remains on the Unassigned Properties, taking into account the full development plan of Assessment Area 1 of the District. If the total anticipated Bond Special Assessment revenue to be generated from the Assigned and Unassigned Properties is greater than or equal to the maximum annual debt service then no debt reduction or true-up payment is required. In the case that the revenue generated is less then the required amount then a debt reduction or true-up payment by the landowner in the amount necessary to  reduce the par amount of the outstanding Bonds plus accrued interest to a level that will be supported by the new net annual debt service assessments will be required.

If a true-up payment is made less than 45 days prior to an interest payment date, the amount of accrued interest will be calculated to the next succeeding interest payment date.

Assessment Roll

The District will initially distribute the Assessment Area 1 Special Assessments across the property within Assessment Area 1 of the District boundaries on a gross acreage basis. As Assigned Properties become known with certainty, the District will refine its allocation of debt from a per acre basis to a per unit basis as shown in Table 6. If the land use plan or product type changes, then the District will update Table 6 to reflect the changes as part of the foregoing true-up process. As a result, the assessment liens are not finalized with certainty on any acre of land in Assessment Area 1 of the District prior to the time final Assigned Properties become known. The preliminary assessment roll is attached as Table 7.

TABLE 1
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT DEVELOPMENT PROGRAM
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

  Land Use*	Phase 1   ERUs per Unit (1)	Total ERUs	

Single Fam il y - 50'	327	1.00	327	
Single Family- 70'	89	1.40	125	

 Total Units	416		452	

Benefit is allocated on an ERU basis; based on density of planned development, 50' lot at 1 ERU, and 70' lot at 1.4 ERU

* Unit mix is subject to change based on marketing and other factors
0

Prepared by: Governmental Management Services - Central Florida , LLC

TABLE 2
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT CAPITAL IMPROVEMENT PLAN COST ESTIMATES
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

 Ca _eit  _al  Improvement  Plan ("CIP")   (1)	Phase 1	

Offsite Improvements	$	850,000	
Stormwater Management	$	3,100,000	
Utilities (Water, Sewer, & Street Lighting)	$	3,326,640	
Roadway	$	2,950,000	
Entry Feature	$	835,000	
Parks and Amenities	$	1,189,875	
Contingencies	$	1,225,152	

 	$	13,476,667 

(1) A detailed description of these improvements is provided in the Engineer's Report dated June 1, 2021.

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 3
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT BOND SIZING
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

 Bond Sizing		 Description	Total

Sources
Par	$	9,335,000
Premium	 $	166,605 
Total Sources         $	9,501,605 

Uses
Construction Funds	$	8,402,984
Debt Service Reserve	$	520,000
Capitalized Interest	$	180,071
Underwriters Discount	$	186,700
Cost of Issuance	 $	211,850 
Total Uses	 $	9,501,605 

N

Bond Assumetions:
Average Coupon	3.76%
Amortization	30 years
Capitalized Interest	8 Months
Debt Service Reserve	Max Annual
Underwriters Discount	2%

* Par amount is subject to change based on the actual terms at the sale o· Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 4
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF IMPROVEMENT COSTS
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

Land Use	
No. of Units *	
ERU Factor	
Total ERUs	% of Total ERUs	Total Improvements	Improvement Costs
    Costs Per Product Type		Per Unit	

Single Family - 50'		
327	
1	
327	
72.41%	$	9,758,348	$	29,842	
Single Family - 70'		89	1.4	124.6	27.59%	$	3,718,319	$	41,779	
		416		452	100.00%	$	13,476,667		

* Unit mix is subject to change based on marketing and other factors

(;J

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 5
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT
ALLOCATION OF TOTAL PAR DEBT TO EACH PRODUCT TYPE SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

	Allocation of Par		Allocation of Par		
	Debt Per Product		Debt Per Product		
Total Improvements	Type - Prior to		Type - After to	Par Per Unit -	
Costs Per Product	Developer	Developer	Developer	After	
Land Use	No. of Units*	 	Type	Contribution	Contribution	Contribution	Contribution

Single Family- 50'		327	$	9,758,348	$	7,337,849	0	$	7,337,849	$	22,440	
Single Family- 70'		89	$	3,718,319	$	2,796,012	$	798,861	$	1,997,151	$	22,440	
		416	$	13,476,667	$	10,133,861	$	798,861	$	9,335,000		

-IS-

Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 6
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH PRODUCT TYPE
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

	Net Annual	Gross Annual	
Allocation of Par		Maximum	Debt	Debt	
Debt Per Product	Total Par Debt	Annual Debt	Assessment	Assessment	
Land Use	No. of Units*	Type	 	Per Unit	Service	Per Unit	Per Unit (1) 

Single Family - 50'	327	$	7,337,849	$	22,440    $	408,750   $	1,250    $	1,344
Single Family - 70'	 	89	$	1,997,151	$	22,440    $	111,250    $	1,250    $	1,344
 	416	$	9,335,000	$	520,000	

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill

* Unit mix is subject to change based on marketing and other factors

(11

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 7
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT PRELIMINARY ASSESSMENT ROLL
SUPPLEMENTAL ASSESSMENT METHODOLOGY - ASSESSMENT AREA 1

Owner	Property ID #'s

Total Par Debt		Net Annual Debt		Gross Annual Allocation Per	Total Par Debt		Assessment	Debt Assessment
Acres	Acre	Allocated	Allocation	Allocation (1)

Wind Meadows South LLC	See Attached Le_g_al	159.67	$	59,508	$	9,335,000	$	520,000	$	559,140		
Totals		159.67		$	9,335,000	$	520,000	$	559,140		
* - See Legal Attached								

30
3.76%
$520,000

Annual Assessment Periods
Projected Bond Rate(%) Maximum Annual Debt Service

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill Prepared by: Governmental Management Services - Central Florida, LLC
(j)

WINDMEADOWS SOUTH PHASE ONE POLK COUNTY, FLORIDA
LEGAL DESCRIPTION

THAT PART OF THE NORTH 3/4 OF THE WEST 1/4 OF SECTION 25, TOWNSHIP 29 SOUTH, RANGE 24 EAST AND THAT PART OF THE NORTH 3/4 OF SECTION 26, TOWNSHIP 29 SOUTH, RANGE 24 EAST, POLK COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGIN AT THE NORTHWEST CORNER OF SAID SECTION 25, THE SAME ALSO BEING THE NORTHEAST CORNER OF SAID SECTION 26; THENCE SOUTH 89°40'24" EAST, ALONG THE NORTH BOUNDARY OF SAID SECTION 25, ALSO BEING THE SOUTH BOUNDARY OF WIND MEADOWS AS RECORDED IN PLAT BOOK 139, PAGES 11-16 OF THE PUBLIC RECORDS OF POLK COUNTY FLORIDA, A DISTANCE OF 1292.62 FEET TO THE WEST RIGHT-OF-WAY OF E.F. GRIFFIN ROAD; THENCE SOUTH 00°34'26" EAST, ALONG SAID WEST RIGHT-OF-WAY A DISTANCE OF 1891.60 FEET TO THE SOUTH BOUNDARY OF THE NORTH 550 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE NORTH 89°41'23" WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 584.51 FEET TO THE EAST BOUNDARY OF THE WEST 45 FEET OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25; THENCE SOUTH 00°34'57" EAST, ALONG SAID EAST BOUNDARY, A DISTANCE OF 120.04 FEET TO THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION 25; THENCE NORTH 89°45'29" WEST, ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 707.49 FEET TO THE SOUTHWEST CORNER OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 25, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF THE AFOREMENTIONED SECTION 26; THENCE SOUTH 89°45'20" WEST, ALONG THE SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26, A DISTANCE OF 2662.82 FEET TO THE SOUTHWEST CORNER THEREOF, THE SAME ALSO BEING THE SOUTHEAST CORNER OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26; THENCE SOUTH 89°44'20" WEST, ALONG SOUTH BOUNDARY OF THE NORTH 3/4 OF THE NORTHWEST 1/4 OF SAID SECTION 26, A DISTANCE OF 586.17 FEET; THENCE DEPARTING SAID SOUTH BOUNDARY, NORTH 00°15'40" WEST, A DISTANCE OF 120.24 FEET; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 495.64 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF
125.00 FEET; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 435.00 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 25.00 FEET; THENCE NORTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 90°00'00" (CHORD = 35.36 FEET, CHORD BEARING = NORTH 03°34'16" WEST) FOR A DISTANCE OF 39.27 FEET; THENCE DEPARTING SAID CURVE ALONG A RADIAL LINE, NORTH 41°25'44" EAST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 25.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 90°00'00" (CHORD = 35.36 FEET, CHORD BEARING = NORTH 86°25'44" EAST) FOR A DISTANCE OF
39.27 FEET TO THE POINT OF TANGENCY; THENCE NORTH 41°25'44" EAST, A DISTANCE OF 100.00 FEET; THENCE NORTH 48°34'16" WEST, A DISTANCE OF 150.58 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 550.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE/DELTA OF 24°40'35" (CHORD = 235.05 FEET, CHORD BEARING = NORTH 60°54'33" WEST) FOR A DISTANCE OF 236.88 FEET; THENCE DEPARTING SAID CURVE ALONG A NON=TANGENT, NON-RADIAL LINE, NORTH 00°19'03" WEST, A DISTANCE OF 44.23 FEET TO THE NORTH BOUNDARY OF THE SOUTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION 26; THENCE NORTH 89°40'57" EAST ALONG SAID SOUTH BOUNDARY, A DISTANCE OF 273.39 FEET TO THE WEST BOUNDARY OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 26; THENCE NORTH 00°38'19" WEST ALONG SAID WEST BOUNDARY, A DISTANCE OF 670.42 FEET TO THE NORTHWEST CORNER THEREOF; THENCE NORTH 89°43'15" EAST ALONG THE NORTH BOUNDARY OF SAID NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 26, A DISTANCE OF 248.68 FEET; THENCE DEPARTING SAID NORTH BOUNDARY, SOUTH 00°16'45" EAST, A DISTANCE OF 20.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 185.00 FEET; THENCE SOUTHERLY AND EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 226°20'48" (CHORD =
340.15 FEET, CHORD BEARING = SOUTH 23°27'09" EAST) FOR A DISTANCE OF 730.84 FEET; THENCE  DEPARTING  SAID  CURVE  ALONG  A  NON-RADIAL  LINE  NORTH  75°22'09"  EAST,  A

DISTANCE OF 61.92 FEET; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 113.35 FEET; THENCE SOUTH 41°25'44" WEST, A DISTANCE OF 218.58 FEET; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 50.00 FEET TO THE RADIAL INTERSECTION WITH A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 70°31'44" (CHORD = 28.87 FEET, CHORD BEARING = SOUTH 06°09'53" WEST) FOR A DISTANCE OF 30.77 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 125.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 49°01'07" (CHORD = 103.71 FEET, CHORD BEARING = SOUTH 04°35'26" EAST) FOR A DISTANCE OF 106.94 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 68° 29'23" (CHORD = 28.14 FEET, CHORD BEARING = SOUTH 14°19'34" EAST) FOR A DISTANCE OF 29.88 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 48°34'16" EAST, A DISTANCE OF 36.42 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 785.00 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 62°00'00" (CHORD = 808.61 FEET, CHORD BEARING = SOUTH 79°34'16" EAST) FOR A DISTANCE OF 849.45 FEET TO THE POINT OF TANGENCY; THENCE NORTH 69°25'44" EAST, A DISTANCE OF 393.39 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 25.00 FEET; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 68°29'23" (CHORD = 28.14 FEET, CHORD BEARING = NORTH 35°11'03" EAST) FOR A DISTANCE OF 29.88 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 125.00 FEET; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 49°01'07" (CHORD =
103.71 FEET, CHORD BEARING = NORTH 25°26'54" EAST) FOR A DISTANCE OF 106.94 FEET TO THE POINT OF REVERSE CURVATURE WITH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 25.00; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 70°31'44" (CHORD = 28.87 FEET, CHORD BEARING = NORTH 14°41'36" EAST) FOR A DISTANCE OF 30.77 FEET; THENCE DEPARTING SAID CURVE ALONG A RADIAL LINE, NORTH 69°25'44" EAST, A DISTANCE OF 50.00 FEET; THENCE NORTH 20°34'16" WEST, A DISTANCE OF 129.32 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 125.00 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 19°03'06" (CHORD = 41.37 FEET, CHORD BEARING = NORTH 30°05'49" WEST) FOR A DISTANCE OF 41.56 FEET; THENCE DEPARTING SAID CURVE ALONG A NON-TANGENT, NON-RADIAL LINE, NORTH 34°25'44" EAST, A DISTANCE OF 129.81 FEET; THENCE NORTH 24°25'05" EAST, 333.54 FEET; THENCE NORTH 14°00'00" EAST, A DISTANCE OF
60.00 FEET TO THE NORTH BOUNDARY OF THE AFOREMENTIONED SECTION 26; THENCE NORTH 89°43'15" EAST ALONG SAID NORTH BOUNDARY, A DISTANCE OF 765.00 FEET TO THE POINT OF BEGINNING.

SAID PARCEL CONTAINS WITHIN ITS BOUNDARIES LOTS 7, 8, LOTS 9 AND 10 IN THE NORTHWEST 1/4 OF THE AFORESAID SECTION 25, AND LOT 1, PORTIONS OF LOTS 2, 4, 13, 14, AND 15, AND
LOTS 16, 17, 18, 19 AND 20 IN THE NORTHEAST 1/4 OF THE AFORESAID SECTION 26, OF W.F. HALLAM AND COMPANY'S CLUB COLONY TRACT OF LAKELAND HIGHLANDS, AS RECORDED IN PLAT BOOK 1, PAGE 102 OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA.

CONTAINS 159.67 ACRES, MORE OR LESS, TO THE EXISTING RIGHTS-OF-WAY AS DEDICATED OR IN USE.

Exhibit C
LEGAL DESCRIPTION OF ASSESSMENT AREA ONE

Exhibit D: Maturities and Coupons of Assessment Area One Bonds

Exhibit E: Sources and Uses of Funds for Assessment Are One Bonds

Exhibit F: Annual Debt Service Payment Due on Assessment Area One Bonds

SECTION A

This instrument was prepared by and upon recording should be returned to:

(This space reserved for Clerk)

Roy Van Wyk, Esq.
KE LAW GROUP, PLLC PO Box 6386
Tallahassee, Florida 32314

WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT NOTICE OF LIEN OF SPECIAL ASSESSMENTS FOR
SPECIAL ASSESSMENT BONDS, SERIES 2021 (ASSESSMENT AREA ONE PROJECT)

PLEASE TAKE NOTICE that the Board of Supervisors of the Wind Meadows South Community Development District (the “District”) in accordance with Chapters 170, 190, and 197, Florida Statutes, adopted Resolutions Nos. 2021-26, 2021-27, 2021-29, and 2022-01 (the “Assessment Resolutions”), confirming and certifying the lien of non-ad-valorem special assessments on certain real property located within the boundaries of the District that will be specially benefitted by the Assessment Area One Project described in such Assessment Resolutions. Said assessments are pledged to secure the Wind Meadows South Community Development District Special Assessment Bonds, Series 2021 (Assessment Area One Project) (“Assessment Area One Bonds”). The legal description of the lands on which said special assessments are imposed is attached to this Notice (“Notice”), as Exhibit A. The special assessments are imposed on benefitted property within the District as described in the Master Assessment Methodology, dated June 9, 2021 (the “Master Report”), as supplemented by that Supplemental Assessment Methodology—Assessment Area 1 (Series 2021), dated September 21, 2021 (the “Supplemental Report” and together with Master Report, the “Assessment Report”), approved by the District. A copy of the Assessment Report and the Assessment Resolutions may be obtained by contacting the District at: Wind Meadows South Community Development District, c/o Governmental Management Services – Central Florida, LLC, 219 East Livingston Street,

Orlando, Florida 32801; Ph: (407) 841-5524. The non-ad-valorem special assessments provided for in the Assessment Resolutions were legally and validly determined and levied in accordance with all applicable requirements of Florida law, and these non-ad valorem special assessments constitute and will at all relevant times in the future constitute, legal, valid, and binding first liens on the land against which assessed until paid, coequal with the lien of all state, county, district, and municipal taxes, and superior in dignity to all other liens, titles, and claims. The District may collect assessments on any of the lands described in the attached Exhibit A by any method authorized by law, which method may change from year to year.
The District is a special-purpose form of local government established pursuant to and governed by Chapter 190, Florida Statutes. Pursuant to Section 190.048, Florida Statutes, you are hereby notified that: THE WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY. THESE TAXES AND ASSESSMENTS PAY THE CONSTRUCTION, OPERATION, AND MAINTENANCE COSTS OF CERTAIN PUBLIC FACILITIES AND SERVICES OF THE DISTRICT AND ARE SET ANNUALLY BY THE GOVERNING BOARD OF THE DISTRICT. THESE TAXES AND ASSESSMENTS ARE IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES AND ASSESSMENTS AND ALL OTHER TAXES AND ASSESSMENTS PROVIDED FOR BY LAW.
THE LIEN FOR THE SPECIAL ASSESSMENTS IS STATUTORY AND NO FILING IS NECESSARY IN ORDER TO PERFECT OR PROVIDE RECORD NOTICE THEREOF. THIS NOTICE IS FOR INFORMATION PURPOSES. IN ADDITION TO THE MINUTES, RECORDS AND OTHER MATERIAL OF THE DISTRICT AVAILABLE FROM THE DISTRICT, THIS ALSO CONSTITUTES A LIEN OF

RECORD FOR PURPOSES OF SECTION 197.573 OF THE FLORIDA STATUTES AND ALL OTHER APPLICABLE PROVISIONS OF THE FLORIDA STATUTES AND ANY OTHER APPLICABLE LAW.
IN WITNESS WHEREOF, this Notice has been executed and effective as of the 13th day of October 2021, and recorded in the Official Records of Polk County, Florida.
WIND MEADOWS SOUTH COMMUNITY DEVELOPMENT DISTRICT

Brent Elliott
Chairperson, Board of Supervisors

Witness	Witness

Print Name	Print Name

STATE OF FLORIDA COUNTY OF  	

The foregoing instrument was acknowledged before me by means of ▢ physical presence or ▢ online notarization, this       day of October, 2021, by Brent Elliott, as Chairperson of the Board of Supervisors for the Wind Meadows South Community Development District.

(Official Notary Signature)
Name:  	
Personally Known  	
[notary seal]	OR Produced Identification  	
Type of Identification  	

EXHIBIT A - LEGAL DESCRIPTION OF ASSESSMENT AREA ONE ASSESSMENT AREA

SECTION VI

RESOLUTION 2022 02

A	RESOLUTION	OF	THE	BOARD	OF	SUPERVISORS	OF	THE
COMMUNITY	DEVELOPMENT DISTRICT  MAKING CERTAIN FINDINGS;  WAIVING  A PORTION  OF RULE 1.3(1), RULES OF PROCEDURE; PROVIDING FOR REASONABLE NOTICE OF BOARD MEETINGS; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE.

WHEREAS, the Wind Meadows South Community Development District (the “District”) is a local unit of special-purpose government created and existing pursuant to Chapter 190, Florida Statutes, being situated entirely within the City of Bartow, Polk County, Florida; and

WHEREAS, the District’s Board of Supervisors (“Board”) holds public meetings, hearings, and workshops (together, “meetings”) for the purpose of conducting District business; and

WHEREAS, Section 189.015, Florida Statutes, requires that the District file quarterly, semiannually, or annually a schedule of its regular meetings with the local governing authority or authorities, and publish said notice in accordance with statutory requirements, and such regularly scheduled meetings are required to be listed on the District’s website by Section 189.069(2)(a), Florida Statutes; and

WHEREAS, Section 286.011(1), Florida Statutes, requires the District to provide reasonable notice of all meetings of its Board; and

WHEREAS, the District previously adopted Rule 1.3(1) of its Rules of Procedure providing, among other things, that “Except in emergencies, or as otherwise required by statute or these Rules, at least seven (7) days, but no more than thirty (30) days public notice shall be given of any public meeting, hearing or workshop of the Board,” and that “Public notice shall be given by publication in a newspaper of general circulation in the District and in the county in which the District is located”; and

WHEREAS, the Board finds that providing the published notice required by Section 189.015, Florida Statutes, together with posting meeting dates, times, and locations on the District’s website, constitutes reasonable notice for purposes of Section 286.011(1), Florida Statutes; and

WHEREAS, the Board accordingly finds that it is in the District’s best interests to waive the requirement of Rule 1.3(1) that published notice of meetings may not be published more than thirty
days before the meeting, and to set forth alternative minimum standards for reasonable notice of Board meetings.

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

SECTION 1. RECITALS. The above stated recitals are true and correct and are hereby incorporated herein by reference.

SECTION 2. FINDINGS. The Board hereby finds providing the published notice required by Section 189.015, Florida Statutes, together with posting meeting dates, times, and locations on the District’s website, constitutes reasonable notice for purposes of Section 286.011(1), Florida Statutes.

SECTION 3. WAIVER. The Board hereby waives the provision of Rule 1.3(1) of the District’s Rules of Procedure that the required published notice of meetings may not be published more than thirty (30) days before the meeting. Publication of the quarterly, semiannual, or annual meeting notice as required by Section 189.015, Florida Statutes, is deemed to satisfy the requirement for published notice in Rule 1.3(1) of the District’s Rules of Procedure for those meetings included in the quarterly, semiannual, or annual notice. This Resolution does not supersede any requirements of the Florida Statutes as to additional published notice required for any meeting or hearing of the District.

SECTION 4. REASONABLE NOTICE.
Regular meetings. The District Manager is directed to (a) file quarterly, semiannually, or annually a schedule of its regular meetings with the local governing authority or authorities, and publish said notice in accordance with statutory requirements; (b) post the date, time, and location of all regular meetings on the District’s website at least seven (7) days prior to each meeting; and (c) take any other actions as are reasonable under the circumstances to provide notice of meetings.
Special meetings. For any meeting not included in the quarterly, semiannual, or annual notice, the District Manager is directed to (a) publish an additional notice at least seven
(7) days before said meeting in the manner specified in Rule 1.3(1), and (b) post the date, time, and location on the District’s website at least seven (7) days prior to each meeting, and (c) take any other actions as are reasonable under the circumstances to provide notice of meetings.
Statutorily required notice. Where the Florida Statutes require published notice of certain meetings or hearings, including but not limited to budget hearings, assessment hearings, rulemaking hearings, and others, the District Manager is directed to strictly comply with such requirements.
SECTION 5. SEVERABILITY. If any provision of this Resolution is held to be illegal or invalid, the other provisions shall remain in full force and effect.

SECTION 6. EFFECTIVE DATE. This Resolution shall become effective upon its passage and shall remain in effect unless rescinded or repealed.

PASSED AND ADOPTED this 13th day of October 2021.

ATTEST:

COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	 	
Chairperson, Board of Supervisors

SECTION VII

S ECT-

N·C

S ECTION 1

Wind Meadows South
Community Development District	Funding Request #3
September 2, 2021

PAYEE	CAPITAL PROJECTS

1	Hopping Green & Sams	$2,734.50	
	Inv# 124053 - Bond Validation		
2	KE Law Group,PLLC
Inv# 127 - Bond Validation	$214.00	

-------------------------

TOTAL	$2,948.50

Please make check payable to:

Wind Meadows South
6200 Lee Vista Blvd, Suite 300
Orlando, FL 32822

SECTION 2

Wind Meadows South
Community Development District

Unaudited Financial Reporting
September 30, 2021

Table of Contents

 	Balance Sheet

 	General Fund

 	Month to Month

Wind Meadows South

General Fund

Community Development District Combined Balance Sheet September 30, 2021

Assets:
Operating Account Prepaid Expenses

$	9,537
$	5,000

Total Assets	$	14,537

Liabilities:
Accounts Payable

$	13,195

Total Liabilities	$	13,195

Fund Balances: Unassigned Assigned

$	(3,658)
$	5,000

Total Fund Balances	$	1,342

Total Liabilities & Fund Balance	$	14,537

Wind Meadows South
Community Development District General Fund
Statement of Revenues, Expenditures, and Changes in Fund Balance
For The Period Ending September 30, 2021

Proposed	Prorated Budget	Actual	
Budget	Thru 09/30/21	Thru 09/30/21	Variance	

Revenues		
Developer Contributions	$	52,787	$	52,787	$	40,000	$	(12,787)	
Total Revenues	$	52,787	$	52,787	$	40,000	$	(12,787)	

Expenditures:					
General & Administrative:					
Supervisor Fees	$	4,000	$	4,000	$	-	$	4,000	
Engineering	$	5,000	$	5,000	$	-	$	5,000	
Attorney	$	10,000	$	10,000	$	15,111	$	(5,111)	
Management Fees	$	11,667	$	11,667	$	10,889	$	778	
Information Technology	$	600	$	600	$	933	$	(333)	
Website Maintenance	$	2,150	$	2,150	$	1,750	$	400	
Telephone	$	100	$	100	$	-	$	100	
Postage & Delivery	$	333	$	333	$	35	$	298	
Insurance	$	5,000	$	5,000	$	1,562	$	3,438	
Printing & Binding	$	333	$	333	$	17	$	317	
Legal Advertising	$	10,000	$	10,000	$	8,086	$	1,914	
Other Current Charges	$	3,000	$	3,000	$	169	$	2,831	
Office Supplies	$	208	$	208	$	5	$	203	
Travel Per Diem	$	220	$	220	$	-	$	220	
Dues, Licenses & Subscriptions	$	175	$	175	$	100	$	75	
Total Expenditures	$	52,786	$	52,786	$	38,658	$	14,129	
					
Excess Revenues (Expenditures)	$	0		$	1,342		
					
Fund Balance - Beginning	$	-		$	-		
					
Fund Balance - Ending	$	0		$	1,342		

Wind Meadows South
Community Development District Month to Month

	Oct	Nov	Dec	Jan	Feb	Mar	Apr	May	Jun	Jul	Aug	Sep	Total	

Revenues										

Developer Contributions	
$	
- $	
- $	
- $	
- $	
- $	
- $	
- $	
-    $	-    $	-    $	20,000     $	20,000     $	40,000	
Total Revenues	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	-    $	20,000    $	20,000    $	40,000	

Expenditures:										
General & Administrative:										
Supervisor Fees Engineering	

$	

- $	

- $	

- $	

- $	

- $	

- $	

- $	$	-
-     $	-     $	-     $	-     $	-     $	-	
Attorney	$	- $	- $	- $	- $	- $	- $	- $	-    $	3,217    $	450    $	11,445    $	-    $	15,111	
Management Fees	$	- $	- $	- $	- $	- $	- $	- $	-    $	2,139     $	2,917     $	2,917     $	2,917     $	10,889	
Information Technology	$	- $	- $	- $	- $	- $	- $	- $	-    $	183    $	250    $	250    $	250    $	933	
Website Maintenance	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	-    $	-    $	1,750     $	1,750	
Telephone	$	- $	- $	- $	- $	- $	- $	- $	-     $	-     $	-     $	-     $	-     $	-	
Postage & Delivery	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	2     $	9     $	24     $	35	
Insurance	$	- $	- $	- $	- $	- $	- $	- $	-    $	1,562     $	-    $	-    $	-    $	1,562	
Printing & Binding	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	1     $	-    $	15     $	17	
Legal Advertising	$	- $	- $	- $	- $	- $	- $	- $	-    $	504     $	5,754     $	1,828     $	-    $	8,086	
Other Current Charges	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	-    $	126     $	43     $	169	
Office Supplies	$	- $	- $	- $	- $	- $	- $	- $	-    $	-    $	3     $	0     $	3     $	5	
Travel Per Diem	$	- $	- $	- $	- $	- $	- $	- $	-     $	-     $	-     $	-     $	-     $	-	
Dues, Licenses & Subscriptions	$	- $	- $	- $	- $	- $	- $	- $	-    $	100     $	-    $	-    $	-    $	100	
Total Expenditures	$	- $	- $	- $	- $	- $	- $	- $	-    $	7,705    $	9,377    $	16,574    $	5,002    $	38,658	
										
Excess Revenues (Expenditures)	$	- $	- $	- $	- $	- $	- $	- $	-    $	(7,705)   $	(9,377)   $	3,426     $	14,998     $	1,342