Elevation Pointe Community Development District

Agenda July 23, 2021

A GENDA

July 16, 2021

Elevation Pointe
Community Development District
219 East Livingston Street, Orlando, Florida 32801 Phone: 407-841-5524 - Fax: 407-839-1526

Board of Supervisors Elevation Pointe
Community Development District

Dear Board Members:

The regular meeting of the Board of Supervisors of Elevation Pointe Community Development District will be held Friday, July 23, 2021 at 9:30 AM at the Offices of GMS-NF, LLC, 475 West Town Place, Suite 114, St. Augustine, Florida 32092. Following is the advance agenda for the meeting:

Roll Call
Public Comment Period
Organizational Matters
Administration of Oath of Office to Newly Elected Board Members
Approval of Minutes of May 28, 2021 Board of Supervisors Meeting and Minutes of May 28, 2021 Audit Committee Meeting
Financing Matters
Consideration of Engineer's Report
Consideration of Assessment Methodology
Consideration of Resolution 2021-31 Declaring Special Assessments
Consideration of Resolution 2021-32 Setting a Public Hearing for Special Assessments
Staff Reports
Attorney
Engineer
District Manager's Report
Balance Sheet and Income Statement
Ratification of FY2021 Funding Request #6
Other Business
Supervisors Requests
Adjournment

The second order of business of the Board of Supervisors is the Public Comment Period where the public has an opportunity to be heard on propositions coming before the Board as reflected on the agenda, and any other items.

The third order of business is organizational matters. Section A is Administration of Oath of Office to Newly Elected Board Members.

The fourth order of business is approval of the minutes of the May 28, 2021 Board of Supervisors meeting and the May 28, 2021 Audit Committee Meeting. The minutes are enclosed for your review.

The fifth order of business is financing matters. Section A consideration of Engineer's Report. A copy of the Engineer's Report will be provided under separate cover. Section B is consideration of Assessment Methodology. A copy of the methodology will be provided  under  separate cover. Section C is consideration of Resolution 2021-31 declaring special assessments. A copy of the resolution is enclosed for your review. Section Dis consideration Resolution 2021-32 setting a public hearing for special assessments. A copy of the resolution is enclosed for your review.

The sixth order of business is staff reports. Section C is the District Manager's report. Section 1 includes the balance sheet and income statement for your review. Section 2 is ratification of FY2021 funding request. A copy of the funding request is enclosed for your review. A copy of the funding request is enclosed for your review.

The balance of the agenda will be discussed at the meeting. In the meantime, if you  should  have any questions, please do not hesitate to contact me.

Sincerely,

George S. Flint District Manager

CC:	Jonathan Johnson, District Counsel Darrin Mossing, GMS

Enclosures

MINUTES

MINUTES OF MEETING PREMIUM POINTE
COMMUNITY DEVELOPMENT DISTRJCT

The regular meeting of the Board of Supervisors of the Premium Pointe Community Development District was held Friday, May 28, 2021 at 1:00 p.m. at the Offices ofGMS-NF, LLC, 475 West Town Place, Suite 114, St. Augustine, Florida.

Present and constituting a quorum were:

Owais Khanani Shaman Foradi Jawaad Khanani

Also present were:

George Flint Jonathan Johnson Brian Deitsch

FIRST ORDER OF BUSINESS

Chairman Vice Chairman
Assistant Secretary

District Manager, GMS District Counsel District Engineer

Roll Call

Mr. Flint called the meeting to order and called the roll. Three Board members were present constituting a quorum.

SECOND ORDER OF BUSINESS	Public Comment Period
Mr. Flint noted that only Board members and staff were present at the meeting. The next item followed.

THIRD ORDER OF BUSNESS	Organizational Matters
A. Administration of Oaths of Office to Newly Elected Board Members
Mr. Flint administered the oath of office to Supervisor Jawaad Khanani prior to the start of the meeting.

May 28, 2021	Premium Pointe CDD

FOURTH ORDER OF BUSINESS	Approval of Minutes of March 26, 2021
Meeting
Mr. Flint presented the minutes of the March 26, 2021, meeting and asked for any comments, corrections, or changes to the minutes. The Board had no changes to the minutes.

On MOTION by Mr. Owais Khanani, seconded by Mr. Foradi, with all in favor, the Minutes from the March 26, 2021 Board of Supervisors Meeting, were approved.

FIFTH ORDER OF BUSINESS	Consideration	of	Resolution	2021-30
Approving the Proposed Budget for Fiscal Year 2022 and Setting a Public Hearing
Mr. Flint noted that the Board is required to approve a proposed budget and set the date, place, and time for the public hearing for the final adoption of the budget that must be done by June 15th•    The resolution was provided in the agenda and indicates that the public hearing will be held at the August 27, 2021, regularly scheduled Board of Supervisors Meeting at 9:30 a.m.
Mr. Flint presented exhibit 'A' the proposed budget and at its current state it is just an administrative budget, there are no operating expenses included. It represents a full 12 months of estimated costs. The CDD will continue to operate under a Developer Funding Agreement so there would be no O&M assessments imposed at this point. It would continue to be based on funding requests. This is a proposed budget at this point and any changes can be made at the public hearing, if not before. Staff does not recommend imposed assessments at this time.

On MOTION by Mr. Owais Khanani, seconded by Mr. Foradi, with all in favor, Resolution 2021-30 Approving the Proposed Budget for Fiscal Year 2022 and Setting a Public Hearing for August 27, 2021, was approved.

SIXTH ORDER OF BUSINESS	Consideration of Agreement with Kimley­
Horn and Associates, Inc. for Professional Engineering Services
Mr. Flint stated that at the last meeting the Board selected Kimley-Hom for District
engineering services and staff is bringing the agreement back for the Board's approval. The agreement was prepared by District counsel. He offered to answer any questions. There being none, Mr. Flint asked for a motion of approval.

2

May 28,2021	Premium Pointe CDD

On MOTION by Mr. Owais Khanani, seconded by Mr. Foradi, with all in favor, the Agreement with Kimley-Horn and Associates, Inc. for Professional Engineering Services, was approved.

SEVENTH  ORDER OF BUSINESS	Ratification	of	Memorandum	of
Understanding with St. Johns County Property Appraiser
Mr. Flint presented a Memorandum of Understanding with St. Johns County property appraiser to allow the county to put the assessments on the tax bill. All though they do not plan to do it this November, they want to have to agreements in place for when they do. This has already been executed by the Chair and Mr. Flint is just looking for the Board to ratify the execution.

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor, the Memorandum of Understanding with St. Johns County Property Appraiser, was ratified.

EIGHTH  ORDER OF BUSINESS	Appointment of Audit Committee and
Chairman
Mr. Flint stated that the CDD is a government entity and it is required to have an annual independent audit preformed. As part of that process the statutes describe how you select an independent auditor which involves appointing an audit committee and designating a chair. Staff recommended that the Board appoint themselves as the audit committee and one of the Board members as the chair. The purpose of the Audit Committee is to approve the form of the RFP and selection criteria and the form of the notice that is advertised. Once the responses come in, the Audit Committee reviews and ranks those and then recommends to the Board the number one ranked firm. As soon as the Board meeting is adjourned today, they will open the Audit Committee meeting allowing the audit committee to approve the RFP selection criteria and the notice to move forward.

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor , Appointing the Current Board as the Audit Committee and Designating Shaman Foradi as Chair, was approved.

3

May 28, 2021	Premium Pointe CDD

NINTH ORDER OF BUSINESS	Staff Reports
Attorney
Mr. Johnson, along with Mr. Flint, took some time to talk to the Board about the proposed schedule for the special assessments and closing on the bonds. There is a desire to issue bonds in the August or September time frame and in order to do that they need to impose assessments and the Board will need to adopt a delegation resolution. Because the budget hearing is set for the August meeting, in July they can start the assessment process and schedule the assessment hearing for the August meeting as well. The delegation resolution will give the underwriter the ability between the July and August meeting to go out to market and price the bonds. If everything works out, the Board would be able to close on the bonds after the August meeting.
There was some discussion about trying to push up the schedule in order to lock in the best interest rates. but inevitably the Board decided to keep the schedule the same. Staff will be sure to keep an eye on interest rates and adjust their timing accordingly.
Mr. Johnson added that they are scheduled for an ordinance amendment to officially change the name of the District. That is scheduled for the June 15th Board of County Commissioner's meeting. Counsel has signed off on the form of the notice the county will publish as well as the form of the ordnance. They do not anticipate any issues moving forward.

Engineer
Mr. Deitsch had nothing further to report.

District Manager's Report
Balance Sheet and Income Statement
Mr. Flint presented the unaudited financials through April 30, 2021. No action was required, they are for informational purposes only.

Ratification of FY2021 Funding Request #3 - 4
Mr. Flint noted that Funding Request #3 and #4 were sent to the developer under the funding agreement, and he is looking for the Board to ratify them.

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor, the FY2021 Requests #3 and #4, were ratified.

4

May 28, 2021	Premium Pointe CDD

Presentation of Number of Registered Voters-0
Mr. Flint presented the number ofregistered voters within the District as of April 15th•   The current number of registered voters is zero. Once the District has been in existence for six years with a total of 250 registered voters, it triggers a transition of the Board from landowner election to general election.

TENTH ORDER OF BUSINESS
There being none, the next item followed.

ELEVENTH ORDER OF BUSINESS
There being none, the next item followed.

TWELTH ORDER OF BUSINESS

Other Business

Supervisors Requests

Adjournment

Mr. Flint adjourned the meeting at 2:16 p.m.

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor, the meeting was adjourned.

Secretary/Assistant Secretary	Chairman/Vice Chairman

5

MINUTES OF MEETING PREMIUM POINTE
COMMUNITY DEVELOPMENT DISTRICT

The Audit Committee meeting of the Premium Pointe Community Development District was held Friday, May 28, 2021 at 1:00 p.m. at the Offices of GMS-NF, LLC, 475 West Town Place, Suite 114, St. Augustine, Florida.

Present were:

Owais Khanani Shaman Foradi Jawaad Khanani George Flint Jonathan Johnson Brian Deitsch

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

SECOND ORDER OF BUSINESS	Public Comment Period
Mr. Flint noted that only Board members and staff were present at the meeting. The next item followed.

THIRD ORDER OF BUSNESS	Audit Services
Approval of Request for Proposals and Selection Criteria
Mr. Flint reported that this is the standard request for proposals that the District uses, and they are asking for the proposals to be submitted by August 20th so they can be included in the August 27th Audit Committee meeting. Staff is asking for proposed auditors to provide five years of pricing. They will be entering into a one year agreement but this way they are able to lock in five years of pricing. The selection criteria are indicated at the end of the RFP. Mr. Flint noted that staff recommends the Board includes price in the RFP because it is price sensitive on the responses. Each of the criteria is weighted at 20 points each.

May 28, 2021	Premium Pointe COD

On MOTION by Mr. Foradi, seconded by Mr. Owais Khan ani, with all in favor, the Request for Proposals and Selection Criteria, was approved.

Approval of Notice of Request for Proposals for Audit Services
Mr. Flint presented the form of the notice that will run in the newspaper asking for qualified auditors to submit proposals by the August 20th deadline. Along with the newspaper add, staff will send the proposal directly to the five or six firms that might be interested, and staff is expecting at least three or four responses.

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor, the Notice of Request for Proposals for Audit Services, was approved.

Public Announcement of Opportunity to Provide Audit Services
Mr. Flint announced the opportunity for qualified auditing firms to respond to the RFP in accordance with the documents in the agenda. There being no other business, the next item followed.

FOURTH ORDER OF BUSINESS
Mr. Flint adjourned the meeting.

Adjournment

On MOTION by Mr. Foradi, seconded by Mr. Owais Khanani, with all in favor, the meeting was adjourned.

Secretary/Assistant Secretary	Chairman/Vice Chairman

2

S ECTION V

S ECTION A

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July 8, 2021

Elevation Pointe
Community Development District
St. Johns County, Florida

District Engineer's Report

Prepared by:
Kimley-Horn and Associates, Inc. Jacksonville, Florida
Kimley >>Horn
District Engineer's Report

Elevation Pointe
Community Development District
St. Johns County, Florida

Prepared by:
Kimley-Horn and Associates, Inc.
12740 Gran Bay Parkway West, Suite 2350 Jacksonville, Florida 32258
FBPE No. CA 00000696
©Kimley-Horn and Associates July 8, 2021

Brian Deitsch, P.E. Florida License Number: 77073
Date: July 8 , 2021

Kimley>>>Horn

Elevation  Pointe Community  Development District
District Engineer's Report

Table of Contents

Introduction	2
Description of the Elevation Pointe Community Development District.	2
Purpose and Scope of Report	2
2.	District Boundary  and Property ..............................................,	3
District Boundary	3
Description of Property	3
Existing Infrastructure	3
Proposed District Infrastructure	4
Roadways	4
Utilities	5
Earthwork	5
Storm Water Management	5
Landscaping and Irrigation Improvements	6
Signage, Lighting, and Underground Electric	6
Conservation and Mitigation	6
Amenity and Recreation Improvements	6
Opinion of Preliminary Probable Construction Costs	7
List of Approvals to Date	8

Attachments
Exhibit A - Vicinity Map Exhibit B - District Boundary Exhibit C - Site Plan
Exhibit D - Utility Tie-In Exhibit E - Legal Description

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Introduction

Elevation Pointe Community Development  District
District Engineer's Report

Description of the Elevation Pointe Community Development District
The Elevation Pointe Community Development District (the "District") is located within Section 6, Township 7 South, Range 29 East in St. Johns County, Florida. The District is bounded on the North by State Road 16 and the Premium Outlet Mall commercial area, on the West by Whisper Ridge and Grey Hawk residential developments, on the Southeast by State Road 16 and Interstate 95, and on the South by County Road 208. A location map is included as Exhibit "A" along with the District boundary as Exhibit B. The District will consist of residential, commercial, recreation, and drainage facilities as indicated in Exhibit C. The District infrastructure will be constructed in one or more phases as determined by the District. The District legal description is included as Exhibit E. The breakdown of land uses is noted below in Table 1.

Table 1 Summary of Land Uses
Proposed Elevation Pointe Community Development District

La nd Use	Gross Acres	Percentage	
Townhouse	22.6	15.1%	
Non-Residential	14.4	9.6%	
Right of Way-Townhouses	8.4	5.6%	
Right of Way-CR 208	5.4	3.6%	
Ponds/Drainage Facilities	17.1	11.3%	
Buffers/Common Areas	15.4	10.3%	
Amenity Area	1.4	0.9%	
Preservation/Conservation Areas	65.4	43.6%	
TOTAL	150.1	100%	

Purpose and Scope of Report
The purpose and scope of this report is to provide a description of the District and capital improvements to be constructed and financed by the District. The District's financial advisor will develop the financing and assessment methodology.

The total capital improvement program ("CIP") for the District is estimated to cost
$12,763,160. The breakdown of this amount is shown in Table 2 on page 7. Infrastructure construction will be undertaken in one or more phases as determined by the District. The CIP will be funded with proceeds from the issuance of tax-exempt bonds and/or developer funding. As of the date of this report, no portions of the assets have been funded or completed, though designs and other work product are being prepared.

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Elevation  Pointe Community  Development District
District Engineer's Report

District Boundary and Property

District Boundary
Exhibit "B" delineates the proposed District, which consists of approximately 151.10 acres. The District is bounded on the North by State Road 16 and the Premium Outlet Mall commercial area, on the West by Whisper Ridge and Grey Hawk residential developments, on the Southeast by State Road 16 and Interstate 95, and on the South by County Road 208.

Description of Property
The property within the District is located within St. Johns County within Section 6, Township 7 South, Range 29 East The District falls within the Mixed-Use Land Use District established by the County and the Anderson Park Planned Unit Development (PUD) with recent Major Modification (2020-61) approved by the County. The recent PUD modification approval is for development of up to 320 multi-family units (not included within COD boundary), 420 townhome units, 240 hotel rooms (not included within CDD boundary) and 130,000 square feet of non-residential uses (including service, office, medical, retail and personal property warehouse) with associated recreational amenities, open space, and other common areas within the District boundary.

The existing land contains a large number of wetlands within the center portion of the District boundary. The site is currently heavily wooded with predominately pine trees. There is an existing borrow pit on the western and southeastern portions of the property. Existing water table levels range from being above ground to depths 4 feet below grade.

Existing Infrastructure
The District is located within the St. Johns County Utility Department (SJCUD) service area. Along CR 208 and SR 16, SJCUD has an existing 16-inch potable water mains with a minimum 12-inch water main to loop through the PUD. Sewer is available via the existing 12-inch force main along SR 16. Connections for these services will be designed and permitted in accordance SJCUD standard procedures.

The water and sewer service will be provided by the SR 16 Wastewater Treatment Facility, operated by SJCUD.

State Road 16 is an existing four-lane paved roadway between the 1-95 interchange and the Premium Outlet Mall when it reduces down to two-lanes and CR 208 is an existing two­ lane paved roadway. The main District's access point will be the extension of CR 208 through the project boundary consistent with St. Johns County and PUD criteria.

The District is located within the service area of Florida Power and Light, Comcast Cable and AT&T. Service is available from these providers and they are expected to serve the property owners throughout development.

Conservation of wetland areas and associated upland buffers will be approved for specified areas throughout the District as part of the existing St. Johns River Water Management District (SJRWMD) and US Army Corps of Engineers (USACOE) permitting.

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Elevation  Pointe Community  Development District
District Engineer's Report

Proposed District Infrastructure

Development Summary (Approximate)
420 Residential Units
130,000 sq. ft. Non-Residential Uses

Summary of Proposed District Infrastructure

The District CIP will be completed in one or more phases and will generally consist of the following categories:

Roadways
Utilities
Earthwork
Storm Water Management
Landscaping and Irrigation Improvements
Signage, Lighting, and Underground Electric
Conservation and Mitigation
Amenity, Recreation, and Hardscape Improvements

Infrastructure construction is anticipated to begin in June 2021 and is expected to be completed within two years, through 2023. The infrastructure described below will function as a system of improvements benefitting all lands within the District.

Roadways
The roadways within the District will consist of two-lane sections constructed to provide access to all of the proposed land uses within the District's boundaries. Construction will include the extension of CR 208. The roads will be constructed, owned and maintained by the District. All roads within the District will be open and available to the general public. Sidewalks within common areas are included in this category.

The roadways will be constructed in accordance with St. Johns County standards. Typically, the roads will consist of asphalt, lime rock and stabilized subbase with curb. The right of way design will include sidewalks, lighting, landscaping and utilities such as water, sewer and drainage. The roadways will provide ingress and egress for the District.

Site grading including preparation of roadway areas for installation of paving construction has not yet commenced. Construction of lime rock roadway sub-base and asphalt paving will be initiated once all grading work has been completed.

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Utilities

Elevation  Pointe Community  Development District
District Engineer's Report

The utilities within the District will consist of potable water, wastewater collection and transmission, reclaimed water, and conduit. Costs for conduit to be used by private utilities such as electric, cable, gas and communication lines have not been included as COD costs. The utility systems will be designed in accordance with the applicable standards of each type of system. Potable water and wastewater collection systems will be designed to SJCUD and Florida Department of Environmental Protection (FDEP) specifications. The SJCUD has affirmed that it has the capacity to provide water and wastewater treatment services to the District.

The potable water lines will typically run within the right of way of all the roadways and at build out will provide a complete interconnected network of water lines. At build out, the water lines will connect along CR 208 and SR 16. Fire hydrants will be installed according to SJCUD Fire Codes at one thousand-foot intervals or five hundred feet to each structure.

The wastewater lines will consist of manholes and gravity PVC lines within the roadway rights-of-way. The pump stations will then pump the wastewater via PVC force main to the existing SJCUD force main/sewage collection system on SR16. The SR 16 force main will convey sewage flow to the SR 16 Wastewater Treatment Facility. When constructed the wastewater lines will provide service to lots and parcels within the District.

SJCUD will require the project to provide reclaimed water lines for irrigation. The lines will typically run within the right of way of the roadways and at build out will provide a complete interconnected network of water lines. In order to address hydraulic constraints for reuse service to mitigate effluent discharge limitations, the project will be required to replace approximately 5,500 linear feet of 8-inch Reuse main with new 16-inch Reuse main adjacent to the project frontage on SR 16 and extending approximately 980 feet of Toms Road. Reuse service to the project shall be connected to the expanded and relocated 16- inch reclaimed water main along SR 16. The Developer will have the option to transfer the reuse utility to the District, if constructed.

Earthwork
The District consists of near-flat terrain at low elevation which will require earthwork moving operations in order to construct roadways and storm water management. The material excavated will be moved and shaped to allow for controlled slopes within the District right­ of-way and lot boundaries.

Storm Water Management
The District storm water management system will consist of detention ponds, inlets, pipes, swales, berms, and control structures. The storm water management system will be designed in accordance with standards set by St. Johns County (SJC) and the St. Johns River Water Management District (SJRWMD). A system of inlets, pipes, swales and berms will convey the runoff into detention ponds throughout the District's boundaries. The detention ponds will treat and attenuate the runoff to required standards prior to discharging to offsite properties and conveyance systems. Surface water permitting is required for the District through SJC Development Services and SJRWMD.

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Elevation  Pointe Community  Development District
District Engineer's Report

Landscaping and Irrigation Improvements
Landscaping is proposed throughout the District boundaries in right of ways, open space areas, and boundary buffers. The landscaping will consist of shrub and tree plantings as well as a variety of plants and material. Incorporated with the landscape improvements will also be pedestrian improvements such as sidewalks. Construction of sidewalks and other pedestrian improvements will be performed after the roadways are complete, and installation of landscape improvements will occur near the time of project construction completion.

Signage, Lighting, and Underground Electric
Per Florida Statute 190.012(1)(d), the District shall have the ability to fund basic infrastructure improvements and community facilities including streetlights, alleys, landscaping, hardscaping, and the undergrounding of electric utility lines. Signage and lighting improvements will be provided within the District's boundaries marking the entrance way, roadways and points of interest. Lighting will be constructed in pedestrian and parking areas and will be maintained by the District or by agreement with Florida Power and Light. No construction has begun on the signage and lighting systems.

Conservation and Mitigation
Conservation of wetland areas and associated upland buffers will be approved for specified areas throughout the District as part of the required SJRWMD and USACOE permitting. The intent is to have portions of the wetland impacts to be offset by the conservation areas and include upland buffers as part of the SJRWMD and USACOE permitting.

Amenity and Recreation Improvements
Recreational amenities including a pool, playgrounds, sports field, and associated hardscape improvements are proposed within the District Boundaries. It is expected that these facilities will be owned and operated by the District.

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>>Horn

Elevation  Pointe Community  Development District
District Engineer's Report

Opinion of Preliminary Probable Construction Costs

A summary of the opinion of the probable construction costs (OPCC) for the District infrastructure is provided in Table 2. The District will be financing the proposed infrastructure costs for the Capital Improvements noted in Table 2 with the proceeds of the 2021 Bonds and/or by the developer. The OPCC has assumed 2021 fees for design and construction of the anticipated improvements. Fluctuations do occur with material costs, permitting and design constraints that could impact the estimates. The costs do not include legal, administrative or financial services necessary to operate and maintain the District. Earthwork costs included in this report are those costs associated with the amenity tract, roadways, and CDD land for storm water management purposes, but not grading private lots.

It is the professional opinion of Kimley-Horn and Associates, Inc. that the preliminary probable costs are reasonable based on the information available and the anticipated quality and quantity of work described, and that it is feasible to construct the CIP.

Table 2
Summary of Preliminary Probably Capital Costs for Capital Improvements of the Proposed Elevation Pointe Community Development District**

Category	Cost	
A. Onsite Roadways	$2,049,150	
B. Offsite Roadways	$450,000	
C. Master Stormwater System	$3,916,250	
D. Potable Water Distribution System	$624,000	
E. Wastewater Collection System	$999,000	
F. Reclaimed Water Distribution System	$400,000	
G. Amenities	$1,250,000	
H. Hardscape, Landscape, and Irrigation	$800,000	
I.	Electrical Undergrounding	$250,000	
J. Professional Fees and Contingency	$2,024,760	
TOTAL	$12,763,160	

**Please note that the cost estimates and description of the GIP are based on current plans and market conditions, which are subject to change. That said, the CIP as defined herein, refers to the roadways, stormwater management systems, utilities, landscape/irrigation/hardscaping features, construction and mitigation areas, lighting and amenities necessary to support the development and sale of the planned residential areas, which type and amount may be changed with the development of the CIP and/or any anticipated amendment to the District's boundaries.

Table 3 summarizes the ownership and maintenance responsibilities anticipated for the design components listed in this report. The financing entity is responsible for funding and construction of each infrastructure component. Upon completion of construction and final certification, the infrastructure component will then be turned over to the operation and maintenance entity. A summary of the ownership and maintenance of the proposed infrastructure is provided in Table 3 below.

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Kimley>>>Horn

Elevation  Pointe Community  Development District
District Engineer's Report

Table 3
Infrastructure Ownership & Maintenance

Infrastructure	Ownership	Maintenance*	

Onsite Roadways	
Elevation Pointe CDD/SJC	
Elevation Pointe CDD/SJC	

Offsite Roadways	
Elevation Pointe CDD/SJC	
Elevation Pointe CDD/SJC	

Master Stormwater System	
Elevation Pointe COD	
Elevation Pointe COD	
Potable Water Distribution System	
SJC	
SJC	
Wastewater Collection System	
SJC	
SJC	
Reclaimed Water Distribution System	
SJC	
SJC	

Amenities	
Elevation Pointe COD	
Elevation Pointe COD	
Hardscape, Landscape, and Irrigation	
Elevation Pointe COD	
Elevation Pointe COD	

Electrical Undergrounding	
Elevation Pointe COD	
Elevation Pointe COD	
*The COD may elect to enter into agreement with the HOA to maintain certain improvements.

List of Approvals to Date

The following is a summary of approvals, to date.
The St. Johns County Board of County Commissioners approved the Major Modification to the Anderson Park PUD via Ordinance 2020-61.

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The Elevation Pointe Community Development District
District Engineer's Report

EXHIBIT "A"
Vicinity Map

Downtown St. A' ugustine 7.4 Milts,E.ast  ---,+..

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ELEVATION
DEVELOPMENT

EXHIBIT A-COMMUNITY DEVELOPMENT DISTRICT LOCATION MAP
Elevation Pointe Community Development District Engineer's Report

Kimley>>Horn

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NORTH	Expect Moro. Experience Bettor.

Kimley>>>Horn

The Elevation Pointe Community  Development District
District Engineer's Report

EXHIBIT "B"
Community Development District Boundary Map

)
ELEVATION
DEVELOPMENT

EXHIBIT B-COMMUNITY DEVELOPMENT DISTRICT BOUNDARY MAP
Elevation Pointe Community Development District Engineer's Report

U: Kimel y>>Horn
NOf!Ttt	Exped More. E,perience BeHer.

Kimley>>>Horn

The Elevation Pointe Community  Development District
District Engineer's Report

EXHIBIT "C"
Site Plan

ELAEVATION
DEVELOPMENT

EXHIBIT C-CONCEPTUAL DEVELOPMENT USE PLAN

PROPOSED DEVELOPMENT LEGEND·
D	Townhome Development
D	Future Commercial Outparcels Stormwater Ponds

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Elevation Pointe Community Development District Engineer's Report

Kimel y>>Horn

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NORTH	Expect More. Experience Better.

Kimley>>>Horn

The Elevation  Pointe Community  Development District
District Engineer's Report

EXHIBIT "D"
Off-Site Utility Tie-in

EXHIBIT D-OFF-SITE UTILITY TIE-IN MAP
Elevation Pointe Community Development District Engineer's Report

-	Kimley>>Horn
NORTH	Expect More. Experience Better.

Kimley	Horn

The Elevation  Pointe Community  Development District
>>>	 	District Engineer's Report

EXHIBIT "E"
Legal Description

Kimel y>>Horn	Page 1
EXHIBIT E LEGAL DESCRIPTION
ELEVATION POINTE CDD

LEGAL DESCRIPTION:  PARCEL  ONE (DEVELOPMENT AREA)

A PARCEL OF LAND LYING IN SECTION 6, TOWNSHIP 7 SOUTH, RANGE 29 EAST, ST. JOHNS COUNTY FLORIDA, SAID PARCEL BEING A PORTION OF THOSE LANDS AS INTENDED TO BE DESCRIBED IN OFFICIAL RECORDS BOOK 1152, PAGE 882, OF THE PUBLIC RECORDS OF SAID COUNTY AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS;

FOR A POINT OF REFERENCE, COMMENCE AT A NAIL AND DISK IDENTIFIED AS "LB #6824", SAID POINT BEING AT THE INTERSECTION OF THE CENTERLINE OF THE RIGHT OF WAY OF COUNTY ROAD S-208 (FORMERLY STATE ROAD NO.  S-208)  WITH THE WEST LINE OF SECTION 6, TOWNSHIP 7 SOUTH, RANGE 29 EAST, ST. JOHNS COUNTY, FLORIDA; THENCE SOUTH 73°58'58" EAST, ALONG SAID CENTERLINE, A DISTANCE OF 599.96 FEET; THENCE NORTH 01°08'35" WEST, DEPARTING SAID CENTERLINE, A DISTANCE OF 34.54 FEET TO A POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF SAID COUNTY  ROAD NO. S-208 AND THE SOUTHWESTERLY EXTENSION OF THE EASTERLY LINE OF GREY HAWK ESTATES AS RECORDED IN MAP BOOK 72, PAGE 93 OF THE PUBLIC  RECORDS  OF ST. JOHNS COUNTY, FLORIDA AND SAID POINT ALSO BEING THE POINT OF BEGINNING;

THENCE NORTH 01°08'35" WEST, CONTINUING ALONG THE SAID SOUTHWESTERLY EXTENSION OF THE EASTERLY LINE OF SAID GREY HAWK ESTATES, A DISTANCE OF 42.40 FEET TO A 4"X4'' CONCRETE MONUMENT IDENTIFIED AS "LS#894", SAID CONCRETE MONUMENT BEING AT THE SOUTHEAST CORNER OF SAID GREY HAWKS ESTATES; THENCE NORTH 01°08'35" WEST, ALONG THE EASTERLY LINE OF SAID GREY HAWK ESTATES, A DISTANCE OF 970.03 FEET TO A 4"X4"  CONCRETE  MONUMENT  IDENTIFIED  AS "LS#894", SAID CONCRETE MONUMENT BEING THE NORTHEAST CORNER OF SAID GREY HAWKS ESTATES ; THENCE SOUTH 88°51'25" WEST, ALONG THE NORTHERLY LINE OF SAID GREY HAWKS ESTATES, A DISTANCE OF 573.25 FEET TO A 4"X4" CONCRETE  MONUMENT IDENTIFIED AS "LS#894", SAID CONCRETE MONUMENT BEING ON THE WESTERLY LINE OF SAID SECTION 6; THENCE NORTH 01°08'35" WEST,  DEPARTING  SAID NORTH  LINE AND ALONG SAID WESTERLY LINE OF SECTION 6, A DISTANCE  OF  1,378.53  FEET;  THENCE NORTH 90°00'00" EAST, DEPARTING SAID WESTERLY LINE OF SECTION 6, A DISTANCE OF
684.96 FEET; THENCE SOUTH 54°51'48" EAST, A DISTANCE OF 865.51 FEET; THENCE NORTH 45°48'02" EAST, A DISTANCE OF 745.58 FEET TO A POINT ON A CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 1839.86 FEET, SAID  POINT  ALSO  BEING  ON THE SOUTHWESTERLY RIGHT OF WAY LINE  OF STATE  ROAD NO.  16 (A 200 FOOT WIDE RIGHT OF WAY AS NOW ESTABLISHED);  THENCE  SOUTHEASTERLY  ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 9°00'14", AN ARC LENGTH OF 289.13 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING  AND DISTANCE  OF SOUTH  40°45'35" EAST, 288.83 FEET TO THE POINT OF TANGENCY; THENCE SOUTH 36°15'28" EAST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 1,904.98 FEET; THENCE SOUTH 53°43'55" WEST, DEPARTING SAID SOUTHWESTERLY RIGHT OF WAY, A DISTANCE OF 549.29 FEET; THENCE SOUTH 09°26'20" EAST, A DISTANCE OF 222.22 FEET; THENCE NORTH 88°54'58" EAST, A DISTANCE OF 396.33 FEET; THENCE NORTH 53°43'55" EAST, A DISTANCE OF 325.58 FEET TO THE SOUTHWESTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 16; THENCE SOUTH

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Kimel y>>Horn	Page 2
36°15'27" EAST, ALONG SAID SOUTHWESTERLY RIGHT OF WAY LINE, A DISTANCE OF 176.46 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824",  SAID IRON PIPE  BEING AT ON THE NORTH LINE OF THOSE LANDS AS DESCRIBED  IN OFFICIAL RECORDS  BOOK 4311, PAGE 1736, OF SAID PUBLIC RECORDS; THENCE SOUTH  53°36'42"  WEST,  ALONG  SAID  NORTH LINE, A DISTANCE OF 224.15 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824", SAID IRON PIPE BEING ON THE WESTERLY LINE OF SAID LANDS AND ON A CURVE CONCAVE SOUTHWESTERLY AND HAVING  A RADIUS OF 121.00 FEET; THENCE  SOUTHEASTERLY ALONG THE ARC OF SAID CURVE AND SAID WESTERLY LINE THROUGH A DELTA ANGLE OF 25°09'39", AN ARC LENGTH OF 53.14 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 25°02'43" EAST, 52.71 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824"; THENCE SOUTH 09°29'10" EAST, A DISTANCE OF 34.62 FEET TO A POINT ON A CURVE CONCAVE NORTHERLY AND HAVING A RADIUS OF 32.50 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE  THROUGH  A  DELTA  ANGLE  OF 78°38'46", AN ARC LENGTH OF 44.61 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 86°55'53" EAST, 41.19 FEET; THENCE NORTH 53°44'32" EAST, ALONG THE SOUTH LINE OF SAID LANDS, A DISTANCE OF 218.13 FEET TO SAID WESTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 16; THENCE SOUTH 36°15'28" EAST, ALONG SAID WESTERLY RIGHT OF WAY  LINE, A DISTANCE OF 40.00 FEET  TO A MAG NAIL AND DISK IDENTIFIED  AS "LB#6824",  SAID MAG NAIL AND DISK  BEING ON THE NORTH LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4684, PAGE 196, OF SAID PUBLIC RECORDS; THENCE SOUTH 53°44'32"  WEST, ALONG SAID NORTH LINE, A DISTANCE OF 293.14 FEET TO A MAG NAIL AND DISK  IDENTIFIED  AS "LB  6824",  SAID MAG NAIL AND DISK BEING ON THE WEST LINE OF SAID LANDS; THENCE SOUTH 37°45'51" WEST, ALONG  SAID WEST LINE, A DISTANCE OF 2.00 FEET TO A MAG NAIL AND DISK IDENTIFIED  AS "LB 6824" SAID MAG NAIL BEING A POINT ON A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 75.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 05°48'58", AN ARC LENGTH OF 7.61 FEET, SAID CURVE BEING
SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 17°42'16" EAST, 7.61 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824"; THENCE SOUTH 20°36'48" EAST, A DISTANCE OF 307.80 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK BEING ON A CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF
25.00 FEET;  THENCE  SOUTHEASTERLY  ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 34°23'13", AND ARC LENGTH OF 15.00 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE  OF SOUTH 37°48'34"' EAST, 14.78 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824"; THENCE SOUTH 55°00'20' EAST, A DISTANCE OF 15.35 FEET  TO A MAG NAIL AND DISK IDENTIFIED  AS "LB 6824",  SAID  MAG NAIL AND DISK BEING ON THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK2851, PAGE 1931, OF SAID PUBLIC RECORDS; THENCE NORTH 73°59'37" WEST, ALONG SAID NORTHERLY LINE, A DISTANCE OF 54.46 FEET TO A MAG NAIL AND DISK IDENTIFIED  AS "LB 6824",  SAID MAG NAIL AND DISK BEING ON THE WESTERLY LINE OF SAID LANDS; THENCE SOUTH 16°17'44" WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 66.02 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824", SAID IRON PIPE BEING ON THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 1137, PAGE 1300 OF SAID PUBLIC RECORDS;  THENCE  NORTH  73°58'58"  WEST, ALONG THE NORTHEASTERLY  LINE OF  SAID LANDS,  A DISTANCE  OF 691.54 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "RLS#4690", SAID MONUMENT BEING THI= NORTHWESTERLY CORNER OF SAID LANDS; THENCE SOUTH 16°01'02" WEST, ALONG THE WESTERLY LINE OF SAID LANDS, A DISTANCE OF 300.00 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "RLS#4690"; THENCE CONTINUE SOUTH 16°01'02" WEST, A DISTANCE OF 17.00 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LB#6824",

kimley-horn com	12470 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258	904 828 3900

Kimley>>Horn	Page 3
SAID MONUMENT BEING ON THE NORTHEASTERLY RIGHT OF WAY LINE OF SAID COUNTY ROAD NO. S-208; THENCE NORTH 73°58'58" WEST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 2,224.64 FEET TO THE POINT OF BEGINNING.

CONTAINING 6,538,436.347 SQUARE FEET OR 150.10 ACRES, MORE OR LESS.

kimley-horn.com	12470 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258	904 828 3900

S ECTION 8

MASTER
ASSESSMENT METHODOLOGt

FOR

COMMUNITY DEVELOP	ENT DI CT

Govemerrtal1Management  Services - Central Florida, LLC
219 E. Livingston Street Orlando, FL 32801

Table of Contents
1.0 lntroduction	3
1.1 Purpose.............................................................................,,:. l-...........•. 	3
1.2 Background ............................ .......................................•• 	3
1.3 Special Benefits and General Benefits ......................1. .....,,. 	4
1.4 Requirements of a Valid Assessment Methodology ....,._....•, 	5
1.5 Special Benefits  Exceed the Costs Allocated ........,.	5
2.0 Assessment Methodology ..............................,.....,,.	5
2.1 Overview .........................................:.....4	••••••  5
2.2 Allocation of Debt ...............................	6
2.3 Allocation of Benefit .............................. .. ..... ............ •	,• • • • 6
Lienability Test: Special and Peculiar Benef!,t tb,the'Pr9perty	.._i

Lienability Test: Reasonable.nd Fair ApportlQPri<erJ.t' of the Duty to Pay Non-Ad Valorem Assessments	7
4.0 Assessment Roll........-•..••- .................,............. • ....,,."'	8
5.0 Appendix ........t.....   ..  . ..  ..  ..  ..  .     ..  .   ....................., 	9
Table 1: DevelQpment Program ...............,....,	9
Table 2: lnfrastrucjure Cost,Estimates....... ....,	10
Table 3: Bond Sizing,.... . /.....y   • • -   ._  ......:-..........,....- 	11
Tab   -4: Anocation of neflt ···········"·'-!_·····	: .- 	12
Tsb,le 5: Allo	tic,ih of Be flt/Total Par Debt'to Each Product Type 	13
taple 6: Par Debt arid Annu I Assessments	14
' able 7: Preliminary Assessme.,,fRoll	15
-GM   FiLLC  d	s q.ot represent the Elevation Pointe Community Development District as	M.\mitipJI Advisor or Securities Broker nor is GMS-CF, LLC registered to provide such  erv,ices as described in Section 15B of the Secwities and Exchange Act  of 1934, as amended. Similarly, GMS-CF, LLC does not provide the Elevation Pointe Community Development  District with financial advisory services or offer investment advice in any form.

2

Introduction

The Elevation Pointe Community Development District is a local unit of special-purpose government organized and existing under Chapter 190, Florida Statutes (the "District''), as amended. The District plans to issue up to $16,700,000 of tax exempt bonds in one or more series (the "Bonds") for the purpose of financing certain infrastr e improvements within the District, more specifically described in the Master Engiti r,'s Report dated July 8, 2021 prepared by Kimley-Hom and Associates, Inc. as may be afuenlifed and supplemented from time to time (the "Engineer's Rep ort''). The District aiticip s the construction of public infrastructure improvements consisting of improvemeftt!e,tfiat ben t property owners within the District.
Purpose	
This Master Assessment Methodology Reppr  the "'As  ssment Report")  pry¥ides for an  assessment  methodolpgy  for allocating        deb   fO be incurred  by the District  to
benefiting properties wthin	-District. This /\..:,JQC,,O,.,.lent Report allocates the debt to
properties based on the spe lx!tlefits each r ives from the District's capital improvement plan ("CIP''). This A: sment Report li'be supplemented with one or more supplemental meth    ology reports to'  reflect the    ti,lal terms and conditions at the time«the issuance of e series "Bc,i'ld.&i Thls-AssessmentReport is designed to confm_m to the-1eq\tirements	pb;t's 190 an d--tz;e  Florida Statutes with respect to s}1eciat assessme ts and is co · tent with our understanding of case law on this subject.

Tue District     ten    .tb im        non.ad \@lorem special assessments  on the benefited   s  Within the DiAfrict based on-t!tis, Assessment  Report.  It is anticipated that all of the proposed spe··    assessments  will be collected  through  the  Uniform  Method  of
Collection e ribed iI\Chapter 197.3632, Florida Statutes or any other legal means of
collection a · ble to the DJstrict. It is not the intent of this Assessment  Report to address  any       er assessments,  if  applicable,  that may  be levied  by  the District, a
ftomeowner's association, or any other unit of government.

Ba	groutid

The District currently includes approximately 141.83 acres within St. Johns County, Florida. The development program currently envisions approximately 420 townhome units and 130,000 square feet of commercial property (herein the "Development"). The proposed Development program is depicted in Table 1. It is recognized that such land use plan may change, and this Assessment Report will be modified accordingly.

3

The public improvements contemplated by the District in the CIP will provide facilities that benefit certain property within the District. The CIP is delineated in the Engineer's Report. Specifically, the District will construct and/or acquire certain on­ site roadways, off-stie roadways, master stormwater systems, potable water distribution systems, wastewater collection systems, reclaimed water distribution systems, amenities, hardscape, landscape and irrigation, electrical undergrounding, professional fees and contingencies. The acquisition and construction costs are summarized in Table 2.

The assessment methodology is a four-step proces

The District Engineer must firstftetermin-e._ t,h\ public infrastructure improvements that may be prpvided by the t\i5tnct and the costs to implement the CIP.
The District Engineer determines the assessable acres benefitfrom the District's CIP.
A calculation is made to eimine-theJunding amounts ssary to acquire and/ or construct CIP.
This ount is. initially divl ct"  equally  among  the  benefited  properties on .,protated gross ac ge- basis. Ultimately, as land is
platted,	amount  w,ill  be  assi d·   to  each  of   the  benefited
properties bct¥d' on the nnmberof plattec1 ts. ff undeveloped lands sold then d  bt' will	asJt d·  Based on entitlements transferred

ehi>.

Sped

Jmprovemen  und$!ftaken'by the·Pistnct' create special and peculiar benefits to the
sable prop ; different in	jlhd degree than general benefits, for properties withi:n't(s &orders	well as general benefits to the public at large.

However, as cliScussed wJtl;iin this Assessment Report, these general benefits are incidental in hire and are readily distinguishable from the special and peculiar &nefits, which accrue to the assessable property within the District. The  pkunentati of  the CIP enables properties within its boundaries  to be developed. Wi ou'Uh.el> ttict's CIP, there would be no infrastructure to support development of lana withi};I: the District. Without these improvements, development of the property within the District would be prohibited by law.

There is no doubt that the general public and property owners outside the District will benefit from the provision of the District's CIP. However, these benefits will be incidental to the District's CIP, which is designed solely to meet the needs of property within the District. Properties outside the District boundaries do not depend upon the

4

District's CIP. The property owners within the District are therefore receiving special benefits not received by those outside 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 Jhe improvements being paid for.
The assessments must be fairly and rea8onabf¥ allocated to the properties
being assessed.

Florida law provides for a wide applicat:idn of;special assessm	ts'that meet these two characteristics of special assessmehts.
Special Benefits Exceed the Costs J..Docated	
The special benefits  provided to the properfy<owne   rs  within the District are greater
than  the  costs  associa d	"t:fi' providing the Benefits.	The District Engineer estimates  that  the District's  CIB that· is  necessary   upport full  development of

property will cost appro tely $12 ,1The Dis

'
t's' Underwriter projects that

financing  costs  required  to	chthe infrastructttre improvements, including project costs,  th   ,.c. ost of  issuance  of		e ' Bonds,  t;Jt:e	ing·pf  debt service  reserves  and
capitalize!} inten t, will be a19,rrox tely $$16, ·0,000. Additionally, funding reqJi(ed<to   completll the CIP whic   is not financed with Bonds will all or a portion of
be fun	d'by  Developer.  Without  $e   CIP,  the  property  would  not  be able  to be

develope

,d occiipi g by future res· erl.ts of the community.

2.0	Assessm Methodology:

2.'1	Overview

The District is planning to issue up to $16,700,000 in Bonds to fund the District's CIP,
-l'r(Wide for capi ed interest, a debt service reserve account and cost of issuance. It is-{he' purpo,te of this Assessment Report to allocate the $16,700,000 in debt to the prop ties'be:q.efiting from the CIP.

Table 1 identifies the proposed land uses as identified by the Developer and current landowners of the land within the District. The District has relied on the Engineer's Report to develop the costs of the CIP needed to support the Development, these construction costs are outlined in Table 2. The improvements needed to support the Development are described in detail in the Engineer's Report and are estimated to cost
$12,763,160. Based on the estimated costs, the size of the bond issue under current market conditions needed to generate funds to pay for the CIP and related costs was
5

determined by the District's Underwriter to total approximately $16,700,000. Table 3
shows the breakdown of the bond sizing.

2.2	Allocation of Debt

Allocation of debt is a continuous process until the development plan is completed. The CIP funded by District Bonds benefits all developable cres within the District

The initial assessments will be levied on an equal basilto jlll acres within the District. A fair and reasonable methodology allocates the debt incurred by the District proportionately to the properties receiving the ec¢o efits. At this point all of the lands within the District are benefiting from,tihe'lniprovem ts.

Once platting or the recording of '¥Claration of condo um, ("Assigned Properties") has begun, the assess ents will be levied to the As  ed. Properties based on the benefits they receive.  Unassigned-Properties, define  as'--w  oper  ty that hasnotbeen platted, assigned develo.N11en.t r ts_pr subjected to a declaration of condominium, will continue to be assesse<! on . a per acre basis ("Unassigned Properties"). If  undev  ·  peft lands  are sold	debt will be  assigned  based on
entitlements transferred reto, .	ven tu ally the dev; lopment plan will be completed
and the debt relating to the nds wfll-ee alklcated to planned 420 townhome units and 130,000 sq_uare feet of .. ercial :e,roperty- within 'ihe' District, which are the beneficiari€s of the ·CIP, as depi red. in  Ubl aH4 Ta          6.  If there are changes to the

devel    m  fpatrue up of       astesspient will be·ealculated to determine if a debt red tiOll or true-up,payment from the:Developer is required . The process is outlined inSec 3}()

TIie CIP consists of on-site roadways, off-stie roadways, master stormwater systems, PQtable water d tribution systems, wastewater collection systems, reclaimed  water dis · utiort systems, amenities, hardscape,  landscape  and  irrigation,  electrical undergr u11,ding, professional fees and contingencies. There are two product types within the planned development. The townhome product type 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 land uses. It is important to note that the benefit derived from the improvements on the particular units exceeds the cost that the units will be paying for such benefits.

6

2.4	Lienability Test: Special and Peculiar Benefit to the Property

Construction and/or acquisition by the District of its 1'roposed CIP will  provide several types of systems, facilities and services for its,resig-ents. These include on-site roadways, off-stie roadways, master stormwater stems,,, potable water distribution systems, wastewater collection systems, reaf inyed afu.r distribution systems, amenities, hardscape, landscape and Arrigm:ion, el tribal  undergrounding, professional fees and contingencies. Toes/improvements acer irt:differing amounts and are somewhat dependent on the1yp of land use receiving e'special  benefits peculiar to those properties, w f1low from the logical rel ·orlship  of  the  improvements to the properties.

Once these determinations are made, they are reyiewed in the light of the special benefits peculiar to,the ONrty;-which flow to pfaperties as a result of their logical connection from the imprc;,vem fn fact actually NOvided.

For the provision of CIP, the ial and P.OCUliar benefits ll!i
1.) tne ad'4ed'use of the prop€rt)(;;
2} added e,oyment of the property, and
the probab:qity of incre	d inarketability and value of the property.

These special d geculiar fits-are teal and ascertainable, but are not  yet capable of ingcalcula d as to value wffii p;tathematical certainty. However, each is more valuabi ilian eithe e ost of, or the actual non-ad valorem special assessment levied
for the im o*ment or the-debt as allocated.

Lienability est: Reasonable and Fair Apportionment of the Duty to Pay
Nan-Ad Valore.µi Assessments

A re on\ilile e,wmate of the proportion of special and peculiar benefits received from the pub4c provements described in the Engineer's Report is delineated in Table 5 (expressed as 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 District's CIP have been apportioned to the property according to reasonable estimates of the special and peculiar benefits provided consistent with the land use categories.

7

Accordingly, no acre or parcel of property within the boundaries of the District will have a lien for the payment of any non-ad valorem special assessment more than the determined special benefit peculiar 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 ha.\re n calculated for each product type (Table 6). These amounts represent thepfupfuary anticipated per unit debt allocation assuming all anticipated units are11uilt and sold as planned, and the
entire proposed CIP is developed or acquired ami   d'by theDistrict
3.0	True Up Mechanism	
Although the District does  not  proc  s plats,  declaration  of  condomhi\iums, site  plans or revisions  thereto for the Developer,·     cfues have an fu;lportant  role h\.pla;; during
the course of platting and site planning.    ver4pi,t, declaration of condominium or site plan is processed,.the.District must all te a.,portion of its debt to the property according to this Asses  .  t Report outlined   eih.  In addition, the District must also prevent any buildup f de  n U1;1assigned Pi etty. Otherwise, the land could be fully conveyed and/or p tlied withQ.utailof the deb{ bang allocated. To preclude this, at the time Unassigned rotJ.erties beaome''.Assigned-eroperties, the District will determine 1he ath.O t of art· dpated ss nt' reyenue that remains on the Unassignesf· Pro    ti , taking·	coynt the prop8Sed plat, or site plan approval.
If        total anticipa   ci assessment, revenue  to be generated  from  the Assigned and

Unassim:ie<1' Properties ts greater thlt{l or equal to the maximum annual debt service then no adjµsftnen(is r uii:'ed. In the as'e that the revenue generated is less than the teqwred  am nt tqen a de       edli'ttion 'Or  true-up  payment by the  landowner  in the
a"mQ_Unfnecess t&reduce the pa{ ount of the outstanding Bonds plus accrued intere t to a level at. will be supported by the new net  annual  debt  service assessmen will be req irM.

A essment Roll

1'e Bistrict Jill initially distribute the liens across the property within the District boru'1arieB o,n. a gross acreage basis. As Assigned Property becomes known with certainty... thp·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 changes, then the District will update Table 6 to reflect the changes. As a result, the assessment liens are neither fixed nor are they determinable with certainty on any acre of land in the District prior to the time final Assigned Properties become known. At this time the debt associated with the District's CIP will be distributed evenly across the acres within the District. As the development process occurs, the debt will be distributed against the Assigned

8

Property in the manner described in this Assessment Report The current assessment roll is depicted in Table 7.

9

TABLE 1
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT DEVELOPMENT PROGRAM
MASTER METHODOLOGY

Product Types	No. of Units*	Totals	ER Us per Unit (1)	Total ERUs

Townhome

420

420	1

420

   Commercial (sq. ft.)**

130	130	0.5	65	

  Total Units	550	550	485	

(1) Benefit is allocated on an ERU basis; based on density of planned development, with a Townhome unit equal to 1 ERU and 1,000 square feet of commercial property equal to .5 ER Us.

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

** 1 Commercial Unit= 1,000 Square Feet

Prepared by: Governmental Management Services - Central Florida, LLC

9

TABLE 2
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT INFRASTRUCTURE COST ESTIMATES
MASTER METHODOLOGY

	
capital Improvement Plan ("CIP") (1)	Commercial &
Residential *	
Residential only	
Total Cost Estimate		
	Onsite Roadways	$2,049,150		$2,049,150		
	Offsite Roadways	$450,000		$450,000		
	Master Stormwater System	$3,916,250		$3,916,250		
	Potable Water Distribution System	$624,000		$624,000		
	Wastewater Collection System	$999,000		$999,000		
	Reclaimed Water Distribution System	$400,000		$400,000		
	Amenities		$1,250,000	$1,250,000		
	Hardscape, Landscape, and Irrigation	$800,000		$800,000		
	Electrical Undergrounding	$250,000		$250,000		
Professioinal Fees and Contingency	 	$2,024,760	$2,024,760
$ 11,513,160	$1,250,000	$12,763,160

(1) A detailed description of these improvements is provided in the Master Engineer's Report dated July 8, 2021

Commercial Property does not benefit from the Amenity Improvements

Prepared by: Governmental Management Services - Central Florida, LLC

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TABLE 3
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT BOND SIZING
MASTER METHODOLOGY

Description Construction Funds Debt Service Reserve Capitalized Interest Underwriters Discount Cost of Issuance Rounding

Par Amount*

Total
$	12,763,160
$	1,276,316
$	2,004,000
$	334,000
$	320,000
$	2,524

$	16,700,000

Bond Assum_E>_tions: Average Coupon Amortization Capitalized Interest Debt Service Reserve Underwriters Discount

6.00%
30 years
24 months Max Annual D/S
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

11

TABLE 4
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF BENEFIT
MASTER METHODOLOGY

 	Commercial  & Residential	
No. of	ERU	Total	Improvement	Improvement

Product Types	Units*	Factor	ERUs	% of Total ER Us	Cost	Costs Per Unit	
Townhome	420	1.0	420	86.60%	$9,970,159	$23,738	
Commercial (sq. ft.)**	130	0.5	65	13.40%	$1,543,001	$11,869	
Totals	550	485	 	100.00%	$11,513,160 

 	Residential Only 
No. of
Product Types	Units*	ERU
Factor	Total
ERUs	
% of Total ERUs	Improvement
Cost	Improvement
Costs Per Unit	
Townhome	420	1.0	420	100.00%	$1,250,000	$2,976	
Commercial (sq. ft.)**	0	0.5	0	0.00%	$0	$0	
Totals	420	 	420	100.00%	$1,250,000 

	Total Benefit		

Product Types	No. of Units*		% of Improvements	Improvement Cost	Improvement Costs Per Unit	
Townhome	420		87.91%	$11,220,159	$26,715	
Commercial (sq. ft.)**	130		12.09%	$1,543,001	$11,869	
Totals	550		100.00%	$12,763,160		
* Unit mix is subject to change based on marketing and other factors
** 1 Commercial Unit= 1,000 Square Feet

Prepared by: Governmental Management Services - Central Florida, LLC

12

TABLE 5
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF TOTAL BENEFIT/PAR DEBT TO EACH PRODUCT TYPE MASTER METHODOLOGY

	Total Improvements	Allocation of Par		
	
Product Types	No. of Units*	Costs Per Product
Type	Debt Per Product
Type	Par Debt
Per Unit		
Townhome	420	$	11,220,159	$	14,681,055	$	34,955
Commercial (sq. ft.)**	130	$	1,543,001	$	2,018,945   $	15,530
Totals	550	$	12,763,160	$	16,700,000

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

** 1 Commercial Unit= 1,000 Square Feet

Prepared by: Governmental Management Services - Central Florida, LLC

13

TABLE 6
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT
PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH PRODUCT TYPE MASTER METHODOLOGY

	

No. of
Product Types	Units*	
Allocation of
Par Debt Per Product Type	
Total Par
Debt Per Unit	
Maximum
Annual Debt Service	Net Annual Debt Assessment
Per Unit	
Gross Annual Debt
Assessment Per Unit (1)		
	Townhome	420	$14,681,055	$34,955	$1,122,016	$2,671	$2,842		
	Commercial (sq. ft.)**	130	$2,018,945	$15,530	$154,300	$1,187	$1,263		
	Totals	550	$ 16,700,000		$1,276,316				

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

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

** 1 Commercial Unit= 1,000 Square Feet

Prepared by: Governmental Management Services - Central Florida, LLC

14

TABLE 7
ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT PRELIMINARY ASSESSMENT ROLL
MASTER METHODOLOGY

Total Par Debt		Net Annual Debt		Gross Annual Allocation Per	Total Par Debt		Assessment	Debt Assessment

-	--

Owner	Property*	 	Net Acres	Acre	Allocated	Allocation	Allocation (1)

	Elevation Premium Pointe, LLC Elevation Pointe COD	141.83	$	117,747	$	16,700,000	$	1,276,316	$	1,357,783		
	Totals	141.83		$	16,700,000	$	1,276,316	$	1,357,783		

(1) This amount includes 6% to cover collection fees and early payment discounts when collected utilizing the uniform method.

30
6.00%
$1,276,316

Annual Assessment Periods Average Coupon Rate(%)
Maximum Annual Debt Service

- See Metes and Bounds, attached as Exhibit A

Prepared by: Governmental Management Services - Central Florida, LLC

15

Kimley>>Horn	Page 1
EXHIBIT E LEGAL DESCRIPTION
ELEVATION POINTE CDD

LEGAL DESCRIPTION: PARCEL A (DEVELOPMENT AREA)

A PARCEL OF LAND LYING IN SECTION 6, TOWNSHIP 7 SOUTH, RANGE 29 EAST, ST. JOHNS COUNTY FLORIDA, SAID PARCEL BEING A PORTION OF THOSE LANDS AS INTENDED TO BE DESCRIBED IN OFFICIAL RECORDS BOOK 1152, PAGE 882, OF THE PUBLIC RECORDS OF SAID COUNTY AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS;

FOR A POINT OF REFERENCE, COMMENCE AT A NAIL AND DISK IDENTIFIED AS "LB #6824", SAID POINT BEING AT THE INTERSECTION OF THE CENTERLINE OF THE RIGHT OF WAY OF COUNTY ROAD S-208 (FORMERLY STATE ROAD NO. S-208) WITH THE WEST LINE OF SECTION 6, TOWNSHIP 7 SOUTH, RANGE 29 EAST, ST. JOHNS COUNTY, FLORIDA; THENCE SOUTH 73°58'58" EAST, ALONG SAID CENTERLINE, A DISTANCE OF 304.81 FEET; THENCE NORTH 16°01'02" EAST, DEPARTING SAID CENTERLINE, A DISTANCE OF 33.00 FEET TO A TO A 1/2" IRON PIPE IDENTIFIED AS "RLS 3295", SAID 1/2" IRON PIPE IDENTIFIED AS "RLS 3295" BEING ON THE NORTHEASTERLY RIGHT OF WAY LINE OF SAID COUNTY ROAD NO. S-208 AND THE SOUTHWESTERLY LINE OF GREY HAWK ESTATES AS RECORDED IN MAP BOOK 72, PAGE
93 OF THE PUBLIC RECORDS OF ST. JOHNS COUNTY, FLORIDA AND ALSO BEING THE
POINT OF BEGINNING;

THENCE NORTH 16°01'02" EAST, CONTINUING ALONG THE SAID SOUTHWESTERLY LINE OF SAID GREY HAWKS ESTATES, A DISTANCE OF 17.00 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK ALSO BEING A POINT ON A CURVE CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 1,587.02 FEET; THENCE EASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 09°53'19", A DISTANCE OF 273.90 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 78°54'48" EAST, 273.56 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LS#894", SAID CONCRETE MONUMENT BEING AT THE SOUTHEAST CORNER OF SAID GREY HAWKS ESTATES; THENCE NORTH 01°08'35" WEST, ALONG THE EASTERLY LINE OF SAID GREY HAWK ESTATES, A DISTANCE OF 970.03 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LS#894", SAID CONCRETE MONUMENT BEING THE NORTHEAST CORNER OF SAID GREY HAWKS ESTATES; THENCE SOUTH 88°51'25" WEST, ALONG THE NORTHERLY LINE OF SAID GREY HAWKS ESTATES, A DISTANCE OF 573.25 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LS#894", SAID CONCRETE MONUMENT BEING ON THE WESTERLY LINE OF SAID SECTION 6; THENCE NORTH 01°08'35" WEST, DEPARTING SAID NORTH LINE AND ALONG SAID WESTERLY LINE OF SAID SECTION 6, A DISTANCE OF 2,206.91 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LS#261 D.D. MOODY", SAID CONCRETE MONUMENT BEING THE NORTHWEST CORNER OF SAID SECTION 6 AND THE SOUTHWEST CORNER OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 1187, PAGE 1257 OF SAID PUBLIC RECORDS; THENCE NORTH 89°05'38" EAST, ALONG THE NORTHERLY LINE OF SAID SECTION 6 AND THE SOUTHERLY LINE OF SAID LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 1187, PAGE 1257, A DISTANCE OF 786.41 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LB#6824", SAID CONCRETE MONUMENT BEING ON THE SOUTHWESTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 16 (A 200 FOOT WIDE RIGHT OF WAY AS NOW ESTABLISHED) AND BEING THE SOUTHEASTERLY CORNER OF SAID LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 1187, PAGE 1257; THENCE

kimley-horn.com	12470 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258	904 828 3900

Kimley>>Horn	Page 2
SOUTH 56°01'39" EAST, DEPARTING SAID NORTHERLY LINE OF SECTION 6 AND ALONG SAID SOUTHWESTERLY RIGHT OF WAY LINE, A DISTANCE OF 1,073.87 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LB#6824", SAID MONUMENT BEING THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 1,839.86 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 19°46'11", AN ARC LENGTH OF 634.84 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 46°08'33" EAST, 631.70 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LB#6824"; THENCE SOUTH 36°15'28" EAST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 2,508.11 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824", SAID IRON PIPE BEING AT ON THE NORTH LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4311, PAGE 1736, OF SAID PUBLIC RECORDS; THENCE SOUTH 53°36'42" WEST, ALONG SAID NORTH LINE, A DISTANCE OF 224.15 FEET TO A
1/2" IRON PIPE IDENTIFIED AS "LB#6824", SAID IRON PIPE BEING ON THE
WESTERLY LINE OF SAID LANDS AND ON A CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 121.00 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE AND SAID WESTERLY LINE THROUGH A DELTA ANGLE OF 25°09'39", AN ARC LENGTH OF 53.14 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 25°02'43" EAST, 52.71 FEET TO A 1/2" IRON PIPE IDENTIFIED AS "LB#6824"; THENCE SOUTH 09°29'10" EAST, A DISTANCE OF 34.62 FEET TO A POINT ON A CURVE CONCAVE NORTHERLY AND HAVING A RADIUS OF 32.50 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 78°38'46", AN ARC LENGTH OF 44.61 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 86°55'53" EAST, 41.19 FEET; THENCE NORTH 53°44'32" EAST, ALONG THE SOUTH LINE OF SAID LANDS, A DISTANCE OF 218.13 FEET TO SAID WESTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 16; THENCE SOUTH 36°15'28" EAST, ALONG SAID WESTERLY RIGHT OF WAY LINE, A DISTANCE OF 40.00 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB#6824", SAID MAG NAIL AND DISK BEING ON THE NORTH LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 4684, PAGE 196, OF SAID PUBLIC RECORDS; THENCE SOUTH 53°44'32" WEST, ALONG SAID NORTH LINE, A DISTANCE OF 293.14 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK BEING ON THE WEST LINE OF SAID LANDS; THENCE SOUTH 37°45'51" WEST, ALONG SAID WEST LINE, A DISTANCE OF 2.00 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824" SAID MAG NAIL BEING A POINT ON A CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 75.00 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 05°48'58", AN ARC LENGTH OF 7.61 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 17°42'16" EAST, 7.61 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824"; THENCE SOUTH 20°36'48" EAST, A DISTANCE OF
307.80 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK BEING ON A CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF
FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A DELTA ANGLE OF 34°23'13", AND ARC LENGTH OF 15.00 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH 37°48'34" EAST, 14.78 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824"; THENCE SOUTH 55°00'20' EAST, A DISTANCE OF 15.35 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK BEING ON THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 2851, PAGE 1931, OF SAID PUBLIC RECORDS; THENCE NORTH 73°59'37" WEST, ALONG SAID NORTHERLY LINE, A DISTANCE OF 54.46 FEET TO A MAG NAIL AND DISK IDENTIFIED AS "LB 6824", SAID MAG NAIL AND DISK BEING ON THE WESTERLY LINE OF SAID LANDS; THENCE SOUTH 16°17'44" WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 66.02 FEET TO A 1/2" IRON PIPE IDENTIFIED AS

kimley-horn.com	12470 Gran Bay Parkway West, Suite 2350, Jacksonville, FL 32258	904 828 3900

Kimley>>Horn	Page 3
"LB#6824", SAID IRON PIPE BEING ON THE NORTHERLY LINE OF THOSE LANDS AS DESCRIBED IN OFFICIAL RECORDS BOOK 1137, PAGE 1300 OF SAID PUBLIC RECORDS; THENCE NORTH 73°58'58" WEST, ALONG THE NORTHEASTERLY LINE OF SAID LANDS, A DISTANCE OF 691.54 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "RLS#4690", SAID MONUMENT BEING THE NORTHWESTERLY CORNER OF SAID LANDS; THENCE SOUTH 16°01'02" WEST, ALONG THE WESTERLY LINE OF SAID LANDS, A DISTANCE OF 300.00 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "RLS#4690"; THENCE CONTINUE SOUTH 16°01'02" WEST, A DISTANCE OF 17.00 FEET TO A 4"X4" CONCRETE MONUMENT IDENTIFIED AS "LB#6824", SAID MONUMENT BEING ON THE NORTHEASTERLY RIGHT OF WAY LINE OF SAID COUNTY ROAD NO. S- 208; THENCE NORTH 73°58'58" WEST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 2,509.70 FEET TO THE POINT OF BEGINNING.

CONTAINING 8,246,872 SQUARE FEET OR 189.32 ACRES, MORE OR LESS.

k1mley-horn.com	12470 Gran Bay Parkway West,  Suite 2350, Jacksonv1lle,   FL 32258	904 828 3900

S ECTION C

RESOLUTION 2021-31

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

WHEREAS, the Board of Supervisors (the "Board") of the Elevation Pointe Community Development District (the "District") hereby determines to undertake, install, plan, establish, construct or reconstruct, enlarge or extend, equip, acquire, operate, and/or maintain the infrastructure improvements (the "Improvements") described in the District's Report of District Engineer, dated July 8, 2021, attached hereto as Exhibit A and incorporated herein by reference; and

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

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

WHEREAS, the District hereby determines that benefits will accrue to the property improved, the amount of those benefits, and that special assessments will be made in proportion to the benefits received as set forth in the Master Assessment Methodology Report, dated July 6, 2021, attached hereto as Exhibit B and incorporated herein by reference and on file at 219 E. Livingston Street, Orlando, Florida 32801 (the "District Records Office"); and

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

1

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

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

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

3.
Cost").

The total estimated cost of the Improvements is $_ _ _

_  _	(the "Estimated

The Assessments will defray approximately $_

_ _ _

_ , which amounts

include the Estimated Costs, plus financing-related costs, capitalized interest and a debt service reserve.

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

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

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

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

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

2

The Board shall adopt a subsequent resolution to fix a time and place at which the owners of property to be assessed or any other persons interested therein may appear before the Board and be heard as to the propriety and advisability of the assessments or the making of the Improvements, the cost thereof, the manner of payment therefore, or the amount thereof to be assessed against each property as improved.

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

This Resolution shall become effective upon its passage.

PASSED AND ADOPTED this 23rd day of July, 2021.

ATTEST:	ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairman, Board of Supervisors

Exhibit A: Exhibit B:

Engineer's Report
Master Assessment Methodology Report

3

S ECTION D

RESOLUTION 2021-32

A   RESOLUTION	OF	THE   BOARD		OF  SUPERVISORS		OF THE ELEVATION	POINTE		COMMUNITY		DEVELOPMENT	DISTRICT SETTING  A  PUBLIC  HEARING  TO  BE HELD ON 				, 2021, AT 9:30 A.M. AT THE OFFICES OF GMS-NF, LLC, 475 WEST TOWN PLACE, SUITE 114, ST. AUGUSTINE, FLORIDA 32092 FOR THE PURPOSE OF HEARING PUBLIC COMMENT ON IMPOSING SPECIAL ASSESSMENTS ON CERTAIN PROPERTY WITHIN THE DISTRICT GENERALLY		DESCRIBED	AS	THE	ELEVATION			POINTE COMMUNITY DEVELOPMENT DISTRICT IN ACCORDANCE WITH CHAPTERS 170,190 AND 197, FLORIDA STATUTES.

WHEREAS, the Board of Supervisors of the Elevation Pointe Community Development District (the "Board") has previously adopted Resolution 2021-31 entitled:

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

WHEREAS, in accordance with Resolution 2021-31, a Preliminary Special Assessment Roll has been prepared and all other conditions precedent set forth in Chapters 170, 190 and 197, Florida Statutes, to the holding of the aforementioned public hearing have been satisfied, and the roll and related documents are available for public inspection at 219 E. Livingston Street, Orlando, Florida 32801 (the "District Records Office").

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

There is hereby declared a public hearing to be held at 9:30 a.m. on
_   _	_	_	_	_ , 2021, at the Offices of GMS-NF, LLC, 475 West Town Place, Suite 114, St.
Augustine, Florida 32092, for the purpose of hearing comment and objections to the proposed special assessment program for District improvements as identified in the Preliminary Special Assessment Roll, a copy of which is on file. Affected parties may appear at that hearing or submit

1

their comments in writing prior to the hearing to the office of the District Manager at 219 E. Livingston Street, Orlando, Florida 32801; (407) 841-5524.

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

This Resolution shall become effective upon its passage.

PASSED AND ADOPTED this 23rd day of July, 2021.

ATTEST:	ELEVATION POINTE COMMUNITY DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairman

2

S ECTION VI

S ECTION C

S ECTION 1

•	•	•	•	•	•	•	•	•	•	•	•

•

••• • •	•••

El evat ion Pointe FKA Premium Pointe
Community Development District

Unaudited Financial Reporting June 30, 2021

•

•

•

•	•

•

•

•	•

•

Table of Contents

 	Balance Sheet

 	General  Fund Income Statement 

 	Month to Month 

 	De veloper Contributions Schedule 

Elevation Pointe
COMMUNITY DEVELOPMENT DISTRICT BALANCE SHEET
June 30, 2021

	 	General		
ASSETS:		
CASH	$14,835	
DUE FROM DEVELOPER	$10,397	
TOTAL ASSETS	$25,232	

I,IABII,ITIES:
ACCOUNTS PAYABLE	

$10,397	
FUND EQUITY:
FUND BALANCES:		
UNRESTRICTED	$14,835	
TOTAL LIABILITIES & FUND EQUITY	$25,232	

Elevation Pointe
Community Development District
GENERAL FUND
Statement of Revenues & Expenditures
For The Period Ending
June 30, 2021

	ADOPTED BUDGET	PRORATED BUDGET 6 30 21	ACTUAL 6 30 21	
VARIANCE	
BEYENJJES·					
Developer Contributions	$75,630	$45,906	$45,906	$0	
TOTAL REVENUES	$75,630	$45,906	$45,906	$0	
HXPJlNQffilBES·					
AQMfNLSIBATJYE·					
Supervisors Fees	$8,000	$6,000	$0	$6,000	
FICA Expense	$612	$459	$0	$459	
Engineering	$8,000	$6,000	$0	$6,000	
Attorney	$16,667	$12,500	$8,655	$3,845	
Management Fees	$23,333	$17,500	$14,583	$2,917	
Information Technology	$1,000	$750	$625	$125	
Website Creation/ADA Compliance	$1,750	$1,313	$0	$1,313	
Telephone	$200	$150	$0	$150	
Postage	$667	$500	$70	$430	
Printing & Binding	$667	$500	$191	$309	
Insurance	$3,500	$3,500	$3,452	$48	
Legal Advertising	$10,000	$7,500	$1,757	$5,743	
Other Current Charges	$667	$500	$1,558	($1,058)	
Office Supplies	$417	$313	$30	$282	
Dues, Licenses & Subscriptions	$150	$150	$150	$0	
TOTAL EXPENDITURES	$75,630	$57,635	$31,072	$26,563	
					
EXCESS REVENUES (EXPENDITURES)	$0		$14. !,		
					
FUND BALANCE - Beginning					
					
FUND BALANCE - Ending	 	$0	$14,835	

2

Elevation Pointe
Community Development District
Oct	Nov	Dec	Jan 	Feb	Mar		Apr	May 	Jun	Jul		Aug	Sept	Total

.Bl!llEl'ilJES

$0	$0	$0	$0	$20,250	$13,207	$2,052	$5,304	$5,093	$0	$0	$0	$45,906	
so	
$0	so	
J o	
$20,250	
SH.207	
il. 052	
$5,304	
$5,093	so	
$0	so	S45,9o6 I	

Developer Contributions
TOTAL REVENUES	I
EXPHNDITtJR.a

Supervisors Fees	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0 FICA Expense	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
Engineering	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
Attorney	$0	$0	$0	$3,638		$788	$2,218	$2,012		$0		$0	$0	$0	$0		$8,655 Management Fees	$0	$0	$0		$0	$2,917	$2,917	$2,917	$2,917	$2,917	$0	$0	$0	$14,583 Information Technology	$0	$0	$0		$0		$125		$125               $125               $125               $125               $0               $0               $0                $625 Website Creation/ADA Compliance                                $0                     $0                     $0                  $0                  $0                      $0                     $0                    $0                    $0                $0                  $0                $0                    $0 Telephone                                                                                                $0                     $0                      $0                   $0                   $0                      $0                     $0                     $0                    $0                 $0                  $0                 $0                   $0
Postage	$0	$0	$0	$0		$0	$0		$25	$44		$1	$0	$0	$0		$70 Printing & Binding	$0	$0	$0	$0		$0	$0	$166		$0	$25	$0	$0	$0	$191 Insurance	$0	$0	$0	$0	$3,452	$0                     $0                     $0                    $0                 $0                  $0                 $0            $3,452

$0	$0	$0	$3,732	$7,988	$7,737	SS,379	$3,153	$3,082	so	$0	$0	s31,012 I	

$0	
$0	
$0	
(!3,7321	
$12 ,262	
SS,'170	!S3.327J	
$ 2,150	
J z,012	
$0	
$0	
$0	s14,a35 I	

Legal Advertising	$0	$0	$0	$94	$556		$920	$119	$67	$0	$0	$0	$0	$1,757 Other Current Charges	$0	so	so		$0		$0	$1,558		$0		$0	$0	$0	$0	$0	$1,558 Office Supplies	$0	$0	$0		so		$0			$0                  $15                  so           $15                 $0                   $0                  $0                   $30 Dues, Licenses & Subscriptions                                                            $0                      $0                       $0                   $0               $150                       $0                      so              $0                         $0                  $0                   $0                  $0             $150
TOTAL EXPENDITURES	I
EXCESS REVENUES (EXPENDITURES)	I

3

Elevation Pointe Community Development District Developer Contributions/Due from Developer

Funding Request #	Date Prepared	Date Payment Received	Check Amount	

 		Total Funding Request	General Fund Portion (21)	

 		Capital (Due to Develo per)	Over and (short) Balance Due	
1	1/31/21	2/8/21	$	20,250.00	$	20,250.00	$	20,250.00	$	$	
2	3/22/21	4/6/21	$	13,207.15	$	13,207.15	$	11,429.34	$	1,777.81	$	
3	4/14/21	5/20/21	$	6,188.67	$	6,188.67	$	3,829.67	$	2,359.00	$	
4	5/19/21	7/13/21	$	14,371.94	$	14,371.94	$	5,303.66	$	9,068.28	$	
5	6/25/21			$	8,791.07	$	5,093.46	$	3,697.61	$	8,791.07	

IDue from Developer	$	54,017.76	$	62,808.83	$	45,906.13	$	16,902.70	$	8,791.07	
Total Developer Contributions FY21		$	45,906.13				

4

S ECTION 2

Elevation Pointe FKA Premium Pointe
Community Development Distrid

PAYEE

FY 21 Funding Request #6
July 14, 2021

CAPITAL
REIMBURSEMENT GENERAL FUND

1	Govemmenlal Management SeNices		
	Inv# 6 - Management Fees - July 2021		$	3,099.71	
2	Hopping Green & Sams			
	Inv # 123312 - General Counsel May 2021
Inv # 123313 - Bond Validatfon May 2021	
$	'367.27	$	1,li04.41	

••	-i !'3U•

-

TOTAL  	.....,$   5..1.,07 1;; .3;.:;_9

Please make check payable to:

Premium Polnll! CDD
1408 Haniin Ave Unit E Saint Clrud FL 34771

GMS-Central Florida, LLC
1001 Bradford Way
Kingston, TN 37763

Invoice

Bill To:
Premium Pointe COD 219 E Livingston St. Orlando, FL 32801

Invoice#: 6
Invoice Date: 7/1/21
Due Date: 7/1/21
case:
P.O. Number:

Desertptlon	
		Amount	
Management Fees - July 2021		2,916.87	2,916.67	
Information Technology - July 202.1		125.00	125 .00	
Office Supplies		0;03	0.03	
Postage		0.51	0.51	
Staples - Ma,y 2021		57.50	57.50	

Total	$3,099.71	
Payments/Credits	$0.00	
Balance Due	$3,099.71	

Hopping Green &Sams
Attorneys and Counselors

119 S. Monroe Street. Ste. 300
P.O. Box 6526 Tallahassee, FL 32314
850.222.7500
================================= STATEMENT=================================
June 16, 2021
Premium Pointe CDD		Bill Number	123312	
c/o GMS - Central Florida 219 E Livingston Street Orlando, FL 32801		Billed through	05/31/2021	

General Counsel				
PPCDD	00001	JJ			

FOR PROFESSIONAL SERVICES RENDERED
05/14/21	JJ	Preparations for name change hearing.	0.30 hrs

05/14/21	KFJ

05/21/21	JJ

05/24/21	JJ

05/25/21	JJ

05/26/21	JJ

05/27/21	JJ

05/28/21	JJ

05/28/21	KFJ

Confer with Lewis regarding name change petition documents.	0.20 hrs

Review agenda package.	0.40 hrs

Confer with Kelly at St Johns County regarding ordinance to change name.	0.40 hrs

Review various correspondence regarding public infrastructure fee; confer with	0.50 hrs CDD counsel regarding interlocal agreement and resolution.

Update petition checklist for CDD and follow-up on maps.	0.30 hrs

Review advertisement for ordinance amendment.	0.30 hrs

Review agenda package; attend board meeting via telephone; confer with Kelly	1.50 hrs at St Johns County regarding advertisement and ordinance to change name.

Correspond with staff and newspaper regarding publication of ordinance.	0.30 hrs

Total fees for this matter	$1,597.00

DI SBURSEMENTS
Conference Calls	7.41
Total disbursements for this matter	$7.41
MATTER SUMMARY

Johnson,JonathanT.	3.70 hrs	410	/hr	$1,517.00	
Jusevitch, Karen F.- Paralegal	0.50 hrs	160	/hr	$80.00	
TOTAL FEES	$1,597.00	
TOTAL DISBURSEMENTS	$7.41	
TOTAL CHARGES FOR THIS MATTER	$1,604.41	

General Counsel	Bill No. 123312	Page 2
=------=---=====------------===---=====------------------------------------------------
BILUNG S U MM ARY

Johnson,JonathanT.	3.70 hrs	410	/hr	$1,517.00	
Jusevitch, Karen F.- Paralegal	a.so hrs	160	/hr	$80.00	
TOTAL FEES				$1,597.00	
TOTAL DISBURSEMENTS				$7.41	
TOTAL CHARGES FOR THIS BILL				$1,604.41	

Please include the bill number with your payment.

Hopping Green &Sams
Attorneys and Counselors

119 S. Monroe Street, Ste. 300
P.O. Box 6526 Tallahassee, FL 32314
850.222.7500
================================= STATEMENT=================================
June 16, 2021
Premium Pointe CDD		Bill Number	123313	
c/o GMS - Central Florida		Billed through	05/31/2021	
219 E Livingston Street				
Orlando, FL 32801				

Bond Validation
PPCDD	00102	

JJ			

FOR PROFESSIONAL SERVICES RENDERED
05/04/21	KFJ	Prepare certificate of no appeal and correspondence to court.

05/12/21	KFJ	Correspond with validation team regarding certificate of no appeal.

Total fees for this matter

DISBURSEMENTS
Court Reporter Fee United Parcel Service

Total disbursements for this matter

0.50 hrs

0.20 hrs

$112.00

232.00
23.27

$255.27

MATTER SUMMARY

Jusevitch, Karen F.- Paralegal	0.70 hrs	160 /hr	$112.00	
TOTAL FEES			$112.00	
TOTAL DISBURSEMENTS			$255.27	
TOTAL CHARGES FOR THIS MATTER			$367.27	

BILUNG SUMMARY

Jusevitch, Karen F.- Paralegal	0.70 hrs	160	/hr	$112.00	
TOTAL FEES				$112.00	
TOTAL DISBURSEMENTS				$255.27	
TOTAL CHARGES FOR THIS BILL				$367.27	

Please include the bill number with your payment.