ARMSTRONG. Community Development District JUNE 7, 2017

Transcription

1 ARMSTRONG Community Development District JUNE 7, 2017

2 Armstrong Community Development District 475 West Town Place, Suite 114 Phone: Fax: May31,2017 Board of Supervisors Armstrong Community Development District Dear Board Members: The Board of Supervisors Meeting of the Armstrong Community Development District will be held Wednesday, June 7, 2017 at 3:30 p.m. at the Eagle Landing Sales Center, 3973 Eagle Landing Parkway, Orange Park, Florida, Following is the advance agenda for this meeting: I. Roll Call II. Public Comment III. Approval of the Minutes of the May 10, 2017 Meeting IV. Presentation of Engineer's Report V. Presentation of Assessment Methodology VI. Consideration of Resolution , Declaring Special Assessments VII. Consideration of Resolution , Setting a Public Hearing Date to Adopt Special Assessments VIII. Consideration of RFQ for CEI Services for Tynes Boulevard Extension IX. Staff Reports A. District Counsel B. District Engineer C. District Manager X. Supervisor's Requests and Audience Comments XI. Financial Statements as of April 30, 2017 XII. Consideration of Funding Request No. 10 (General Fund) XIII. Consideration of Funding Request No. 5 (Construction Fund) XIV. Next Scheduled Meeting- 07/12/17@ 1:00 p.m. at the Eagle Landing Sales Center XV. Adjournment The third order of business is approval of the minutes of the May 10, 2017 meeting, which are enclosed for your review.

3 The fourth order of business is presentation of Engineer's Report, which is enclosed for your review. The fifth order of business is presentation of Assessment Methodology, which is enclosed for your review. The sixth order of business is consideration of Resolution , which is enclosed for your review. The seventh order of business is consideration of Resolution , which is enclosed for your review. The eighth order of business is consideration of proposals for CEI services for Tynes Boulevard Extension. Any support material will be distributed under separate cover. Enclosed are the financials, Funding Request No. 10 and Funding Request No 5. The balance of the agenda is routine in nature and staff will give their reports at the meeting. In the meantime if you have any questions, please contact me. Sincerely, J~Pe-vry James Perry Manager cc: Katie Buchanan Katie Ibarra Gabriel McKee 2

4 AGENDA

5 Armstrong Community Development District Agenda Wednesday June 7, :30 p.m. Eagle Landing Sales Center 3973 Eagle Landing Parkway Orange Park, Florida Call In# Code I. Roll Call II. Public Comment III. Approval of the Minutes of the May 10, 2017 Meeting IV. Presentation of Engineer's Report V. Presentation of Assessment Methodology VI. Consideration of Resolution , Declaring Special Assessments VII. Consideration of Resolution , Setting a Public Hearing Date to Adopt Special Assessments VIII. Consideration of RFQ for CEI Services for Tynes Boulevard Extension IX. Staff Reports A. District Counsel B. District Engineer C. District Manager X. Supervisor's Requests and Audience Comments XI. Financial Statements as of April 30, 2017 XII. Consideration of Funding Request,No. 10 (General Fund) XIII. Consideration of Funding Request No. 5 (Construction Fund)

6 XIV. Next Scheduled Meeting - 1:00 p.m. at the Eagle Landing Sales Center XV. Adjournment

7 MINUTES

8 Armstrong Community Development District The regular meeting of the Board of Supervisors of the Armstrong Community Development District was held Wednesday, May 10, 2017 at 3:30 p.m. at the Eagle Landing Sales Center, 3973 Eagle Landing Parkway, Orange Park, Florida. Present and constituting a quorum were: Roger Arrowsmith Marilyn Ayers Nancy Klock Chairman Vice Chairperson Supervisor Also present were: Katie Buchanan James Perry Mark Marasciulo Mike Taylor District Counsel (by telephone) District Manger Greenpointe Greenpointe FIRST ORDER OF BUSINESS Roll Call Mr. Perry called the meeting to order at 3:30 p.m. and called the roll. SECOND ORDER OF BUSINESS There being none, the next item followed. Public Comment THIRD ORDER OF BUSINESS Approval of the Minutes of the April 5, 2017 Meeting On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor the minutes of the April 5, 2017 meeting were approved as submitted. FOURTH ORDER OF BUSINESS Consideration of Resolution , Approving the Proposed Fiscal Year 2018 Budget and Setting the Public Hearing Date for Adoption

9 May 10, 2017 Armstrong CDD Mr. Perry stated item four is Resolution approving the proposed budget for fiscal year 2018 and this is the start of the budget process and we will have a public hearing to adopt the budget August 2, This budget is a developer funded budget at this time, which means that any expenditures of the district are funded by the developer and there are no assessments on individual lots. The budget is a fairly standard budget and with the programming going on will obviously change over the course of the next year. Ms. Buchanan stated the resolution in the agenda is the final budget approval resolution. If the board is comfortable I suggest that we modify the form of resolution in your agenda package to our standard form proposed budget approval and it basically approves the proposed budget and sets the public hearing for the date we just decided and I can circulate that right after the meeting. On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor Resolution approving the proposed fiscal year 2018 budget and setting the public hearing for August 2, 2017 at 3:30 p.m. in the same location was approved. FIFTH ORDER OF BUSINESS Consideration of Agreement with Hadden Engineering for District Engineering Services Mr. Perry stated this is a standard form of agreement that Hopping Green & Sams utilizes for engineering services for almost all their districts. It provides the minimum requirements for insurance, etc. and there is specific language dealing with public records and it has a 30 day termination provision, which is standard for your agreements. Ms. Buchanan stated the hourly rates are attached to the agreement and work authorizations that are issued will be done at the hourly rates provided in Exhibit A. On MOTION by Ms. Klock seconded by Ms. Ayers with all in favor the agreement with Hadden Engineering for general district engineering services was approved. SIXTH ORDER OF BUSINESS Authorization for Tynes Boulevard la, lb, and 2 Construction Services 2

10 May 10, 2017 Armstrong CDD Mr. Perry stated item six is authorization for Tynes Boulevard IA, IB and 2 construction services. This also includes the request for proposals and evaluation criteria that we will use in review of the proposals received. Ms. Buchanan stated I have worked with Dean on the evaluation criteria and minimum qualifications. You will note that the notice form is incomplete because I would like to designate the authority to the chairman to finalize the schedule. My expectation is that we will propose for your consideration a June 23rd special meeting but we want to make sure we pin down our dates between now and then. Mr. Arrowsmith stated it looks fine to me and standard for what we have done before. On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor staff was authorized to move forward with the request for proposals for construction services for Tynes Boulevard Extension and the chairman was delegated the authority to finalize the project manual and schedule. SEVENTH ORDER OF BUSINESS Authorization for Greyhawk Section 1 Construction Services Mr. Perry stated item seven 1s authorization for Greyhawk Section 1 construction services. Included in your agenda package is the Phase I infrastructure improvements request for proposals and the evaluation criteria. Ms. Buchanan stated if the board wanted to open this item up for public comment it might be appropriate and Mark or Mike can provide any suggested changes if they like. Mr. Taylor stated the only change would be the spelling of Greyhawk the criteria is fine. On MOTION by Ms. Klock seconded by Ms. Ayers with all in favor staff was authorized to move forward with the request for proposals for construction services for Greyhawk Section 1 with the change in the spelling of the name. EIGHTH ORDER OF BUSINESS Authorization for CEI Services for Greyhawk, Section 1 Ms. Buchanan stated I'm uncertain as, to whether we want to move forward with this item. We are in the process of procuring CEI work for Tynes Boulevard. Typically I think this is CEI for site work and funded out of pocket by the developer. If you would like to fund it with 3

11 May 10, 2017 Armstrong CDD bond proceeds although I think you are going to have more hard improvements than necessary we can include it now but I would defer to the developer on whether they want to do this now or postpone it. Mr. Arrowsmith stated we don't want to hold up anything by deferring. Is there any need to get this approved in order to have the plats approved and construction bids come back in? Ms. Buchanan stated my understanding of CEI is typically something that is done after construction starts and in that sense we have time. If the developer chooses to pay for it out of pocket then we don't have to publicly bid it and you can go directly to whatever firm you want. If the developer wants to try to fund it with bond proceeds then we would have to provide notice, evaluate, negotiate and contract because you don't get pricing from the solicitation process you have to do that subsequent to ranking. Mr. Arrowsmith stated let's put that off and defer it for now. NINTH ORDER OF BUSINESS Consideration of Qualifications for CEI Services for Tynes Boulevard la, lb and 2 and Requesting a Fee Proposal by June 7th Mr. Perry stated item nine is consideration of qualifications for CEI services for Tynes Boulevard la, lb and 2 and requesting a fee proposal by June 7th. These services have been re-advertised we did not have any response to the first one. Keith Hadden has been in contact with a few engineering firms, I have reached out to a couple others and provided them the notice. Hopefully, we will have some proposals at the June 7th meeting. Mr. Arrowsmith asked what would happen if we don't get any? Ms. Buchanan stated there is no independent authority for us to move forward to directly contract with someone. It is kind of a statutory hold so I would hope we would get some responses so we don't have to investigate that further. I don't think the county would be happy. We will bring that back June 7th. TENTH ORDER OF BUSINESS Consideration of Assessment Methodology Mr. Perry stated this has been deferred to this point in time, we are revising the methodology to include only to what we refer to as Assessment Area 1 or A, which will only be ' the single-family homes. 4

12 May 10, 2017 Armstrong CDD Mr. Arrowsmith asked does that cause any delays? I want to make sure nothing gets in the way of our target closing date. Mr. Perry stated in speaking with Jon Kessler this doesn't make a change in the financing program as far as time. We expect to bring the draft methodology back to the next meeting anyway. ELEVENTH ORDER OF BUSINESS Discussion of Meeting Dates Mr. Perry stated we want to add an additional meeting in the month of June. We have one scheduled for June 7th, which we would have and look to have an additional meeting on June 23'a at 3:30 p.m. at this location. Mr. Arrowsmith stated I will be here for the 7th but I will not be available for the 23rd. On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor an additional meeting was scheduled for June 23, 2017 at 3:30 p.m. in the same location. TWELFTH ORDER OF BUSINESS Staff Reports A. District Counsel There being none, the next item followed. B. District Engineer There being none, the next item followed. C. District Manager-Report on Number of Registered Voters (0) Mr. Perry stated there is a statutory requirement to report on the number of registered voters in the district each year and as you would expect the county confirmed there are zero voters in the district at this time. THIRTEENTH ORDER OF BUSINESS Supervisor's Requests and Audience Comments Mr. Arrowsmith stated the county staff has told us that Tynes Boulevard from the roundabout up to Oakleaf Plantation Parkway will be called Royal Pines Drive, which is the continuation of the road from Eagle Landing and that is fine with us but I alerted the county that 5

13 May 10, 2017 Armstrong CDD I didn't want there to be any potential political fallout for the county funding what now looks very much like a development road. At least when it was called Tynes Boulevard it was Tynes Boulevard and that is what you were funding. FOURTEENTH ORDER OF BUSINESS Financial Statements as of March 31, 2017 Mr. Perry stated included in the agenda package was the combined balance sheet as of March 31st including the general fund and capital projects fund related to Tynes Boulevard. Also included is the statement of revenues and expenditures and this is a developer funded budget so actual expenditures are what flows through for reimbursement. FIFTEENTH ORDER OF BUSINESS Consideration of Funding Request No. 9 (General Fund) Mr. Perry stated next is consideration of funding request no. 9 of the general fund that is split between East/West and Greenpointe and the detail for those charges are included. On MOTION by Ms. Klock seconded by Ms. Ayers with all in favor funding request no. 9 was approved. Mr. Arrowsmith stated we approved paying some of the board members. Mr. Perry stated I received paperwork today from Marilyn and Nancy is going to check her s. We sent out all the documents that are required and that will go back to the last meeting when the supervisors accepted compensation. SIXTEENTH ORDER OF BUSINESS Consideration of Funding Request No. 4 (Construction Fund) Mr. Perry stated next is consideration of funding request no. 4 to the county for reimbursement of construction funds that totals $72, We will send all the supporting documentation including copies of the canceled checks to the county. On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor funding request no. 4 was approved. SEVENTEENTH ORDER OF BUSINESS Next Scheduled Meeting - 06/07/17 at 3:30 p.m. at the Eagle Landing Sales Center 6

14 May 10, 2017 Armstrong CDD Mr. Perry stated our next scheduled meeting is June 7th at 3 :30 p.m. at this location and we will have another one scheduled for June 23rd unless we have conflicts on quorum. On MOTION by Ms. Ayers seconded by Ms. Klock with all in favor the meeting adjourned at 3:53 p.m. Secretary I Assistant Secretary Chairperson/Vice Chairperson 7

15 FOURTH ORDER OF BUSINESS

16 ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT IMPROVEMENT PLAN Prepared for Board of Supervisors ARMSTRONG Community Development District Prepared by HADDEN ENGINEERING, INC. P.O. Box 9509 Fleming Island, FL Phone: Keith I. Hadden, P.E. Florida Registration No Januarv 11, 2017

17 TABLE OF CONTENTS LOCATION AND BACKGROUND... 2 PURPOSE OF REPORT... 2 PROPOSED LAND USE OF DISTRICT LANDS... 3 CAPITAL IMPROVEMENT PLAN... 3 TRANSPORTATION IMPROVEMENTS... 3 WATER, SEWER, AND RE-USE FACILITIES... 4 STORMWATER MANAGEMENT FACILITIES... 4 ENTRY FEATURES, LANDSCAPING AND SIGNAGE... 4 RECREATIONAL IMPROVEMENTS...,...,... 4 Amenity Center...,... 4 Neighborhood Parks...,,... 5 PROFESSIONAL FEES... 5 CONTINGENCY...,.. 5 PERMIT STATUS...,... 5 SOURCE(S) OF FUNDING... 6 BASIS OF COST ESTIMATES... 6 ENGINEER'S OPINION...,...,,.,,, 8 EXHIBIT 1- LOCATION MAP... 9 EXHIBIT 2 - LEGAL DESCRIPTION EXHIBIT 3 -SUMMARY OF ESTIMATED COSTS EXHIBIT 4 -SITE PLAN... :12 EXHIBIT 5 -SINGLE FAMILY DEVELOPMENT with Phase 1 outlined In red...,

18 INTRODUCTION LOCATION AND BACKGROUND The ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT (the "District") Is a 329 acre community development district located in Northern Clay County, Florida. It was established by Ordinance , adopted by the Board of County Commissioners of Clay County on July 12, It was established for the purpose of, among other things, financing and managing the acquisition, construction, maintenance and operation of major infrastructure necessary for development to occur within the District. Maps identifying the general location of the District and a legal description of the District's boundaries are attached hereto as Exhibits 1 and 2. The District Is located In the Southwestern portion of a residential and commercial group of developments know as Oakleaf Plantation. Primary access to the District property Is from Oakleaf Plantation Parkway, which connects Into Brannan Field-Chaffee Road. The District is located approximately 15 miles west southwest of downtown Jacksonville, Florida. Land within the District will be developed as a multi-phased, master planned community with residential, recreational, and commercial components. PURPOSE OF REPORT The purpose of this Report is to (I) provide the current development plan for the lands within the District, and (Ii) provide the proposed Infrastructure improvements and their costs. A summary of the proposed Improvement Plan and corresponding cost estimates are Included In Exhibit 3. A detailed description and basis of costs is included In the body of this report, The Improvement Plan contained in this Report reflects the present intentions of the District. However, the Improvement Plan Is subject to modification In the future. The Implementation of any Improvement outlined within the Improvement Plan requires final approval by the District's Board of Supervisors. Cost estimates contained in this Report have been prepared based on the best available Information. Hadden Engineering, Inc. believes the enclosed estimates to be accurate based upon the available information, however, actual costs will vary based on final engineering, planning and approvals from regulatory authorities. 2

19 PROPOSED LAND USE OF DISTRICT LANDS The current land use plan for the lands within the District Is summarized In Table 1 below: Table 1. ARMSTRONG COD - Land Use Plan Area Residential Community/ TYPE Acres Units Office Sq Ft Residential Single Family (including ponds & roads) Amenity Area/Parks Multi-Family Non-Residential Commercial/Office/Multifamily ,000+/- Ponds 9.37 Roadways 3.76 Open Space, Wetlands, Miscellaneous Total , ,000+/- CAPITAL IMPROVEMENT PLAN This report Identifies the improvements necessary for effective and efficient development of the lands within the District, including roadways, water and reclaimed water distribution systems, sanitary sewer systems, landscape, hardscape, recreation and park amenities, utilities, stormwater management system, and associated professional fees. It is anticipated that the Improvement Plan will be completed in phases. The following is a description of the Improvement Plan. TRANSPORTATION IMPROVEMENTS Transportation Improvements consist of the main entrance roadway and internal roadways providing access throughout the residential and commercial areas. A site plan showing the roadway Improvements Is attached hereto as Exhibit 4. A Site Plan showing the overall single family development, with Phase One of development outlined in red Is shown as Exhibit 5. The main entrance roadway is an approximately 1.5 mile section of four-lane divided road and two lane road from Oakleaf Plantation Parkway into the District. This roadway will be constructed by the District, but funded by the County pursuant to an lnterlocal Agreement between the District and the County. The internal roadways will consist of a network of neighborhood roads providing access to each residential lot. The Improvements Include clearing, grubbing and earthwork necessary for all work within the right-of-way and the utility easements, street lighting, and restoration and sodding or seeding of disturbed areas outside the paving. Th,e cost estimate in this Report includes design, 3

20 permitting and construction costs. The roads will be designed and constructed to County standards. Upon completion of the lmprovements, the District expects to convey the roads to the County. WATER, SEWER, AND RE-USE FACILITIES Three separate utility systems will be Installed. The proposed water Improvements consist of the main distribution system required to service the District, as required by CCUA. The proposed sanitary sewer improvement consists of the Lift Stations and force mains. The water re-use system will serve the entire District. The costs for these systems Include piping, manholes, valves, and all appurtenances required to construct the systems. Upon completion, these facllltles wlll be dedicated to CCUA and will be owned and operated by CCUA. STORMWATER MANAGEMENT FACILITIES The stormwater management facilities provide stormwater treatment and flood control measures for property within the District. The proposed stormwater management improvements consist of the treatment ponds, control structures and wetland mitigation required to serve the District in accordance with SJRWMD and County permits. The County will own and maintain the stormwater system from the roads to the lakes. The District wlll own and maintain the lakes. ENTRY FEATURES, LANDSCAPING AND SIGNAGE The proposed entry features, landscaping and signage improvements consist of entry monumentatlon and slgnage as well as signage at each neighborhood entrance, and includes landscaping at each entrance and at common areas throughout the District. RECREATIONAL IMPROVEMENTS The District presently intends to finance, design and construct recreational facilities within the District. The first improvement consists of an amenity center, which includes a multi-use recreational facility. The second improvement consists of neighborhood parks located at various locations throughout the tract. These neighborhood parks will be installed as development progresses. A detailed description of each improvement follows. AMENITY CENTER The recreational complex is located along the main roadway. Our plans for this facility include: 4

21 Clubhouse Tennis Courts Fitness Center Children's Center Bathrooms and Locker Area Family Pool and Water Park Playground Equipment Picnic Tables Parking Landscaping and Lighting Welcome and Information Center NIEIGH80RHOO/J PARKS The District currently proposes additional recreational improvements to serve lands within the District, which will consist of small neighborhood parks located throughout the district. These parks may include the following: Picnic Tables Playground Equipment Landscaping PROFESSIONAL FEES Professional fees include clvil engineering costs for site design, permitting, inspection, survey costs for construction staking and as-built drawings, as well as geotechnical costs for pre-design soil borings, and architectural costs for landscape, hardscape, and recreation design. Also Included are fees associated with environmental consultation, permitting, and other professional fees, including for District. Counsel. CONTINGENCY This category includes the cost for adjustments as a result of unexpected field conditions, requirements of governmental agencies, and other unknown factors that may occur throughout the course of the development of lands within the District. In general, the contingency amount is based on a percentage of the total Infrastructure cost estimate. PERMIT STATUS A Master Plan Permit has been issued by the St. Johns River Water Management District ("SJRWMD") for approval of the overall property, An amended Permit will be issued for the updated Plan Including Tynes Blvd. and the revised Single Family layout. ' 5

22 Updated Wetlands Permits covering all phases will be obtained from the U.S. Army Corps of Engineers ("USACOE"). The SJ RWMD staff reviews construction plans for compliance with the master site permit. This development must meet all development standards set forth by the County. The County reviews proposed plats and construction plans for compliance with such standards. The County and staff representatives of the SJRWMD will be requested to issue additional construction approvals on a phase-by-phase basis. There is a reasonable expectation that the permits for all phases are obtainable from the SJRWMD, USACOE and the County. However, all permits are subject to final agency action. Water, sewer and reuse wlll be provided by the Clay County Utillty Authority (CCUA). Electric service will be provided by Clay Electric Co-op (Clay Co-op). Telephone service will be provided by Bell South. Cable television will be provided by Comcast. All of these systems are currently ln place abutting the property. All systems will be extended on a phase by phase basis. SOURCE(Sl OF FUNDING The bond Issue wlll fund a portion of the cost of roadways, water, sewer, and reuse utilities within the District as well as amenity areas and parks. The remaining costs will be funded by developer contributions or pursuant to the lnterlocal Agreement between the District and the County. BASIS OF COST ESTIMATES The following is the basis for the Summary of Estimated Costs: > Water and sewer facilities are designed in accordance with CCUA and Florida Department of Environmental Protection Standards. > Master Stormwater design was prepared In accordance with SJRWMD requirements. > Unless otherwise noted herein, costs utilized for water and sewer, stormwater, entry features, landscaping and signage were obtained from recent historical bids for similar work In this area. > Jurisdictional wetland determ,inations have been completed for this project. Wetland Impacts and the required mitigation have been defined for this project by the permit conditions established by the SJRWMD. > The typical roadway sections utilized for the roadway cost estimates are Clay County Standards. The typical sections were developed using Florida Department of 6

23 Transportation's Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and Highways and the applicable Clay County standards. )>- Costs have been included for street lighting and electrical conduit on all roadways in accordance with Clay Co-op Standards, and are Included in the transportation cost estimates. )>- The engineering fees, Including geotechnical engineering and environmental sciences are included in the estimate. )>- For the purposes of this report, a 10% contingency factor has been Included (except as otherwise noted on the Summary of Estimated Costs). 7

24 ENGINEER'S OPINION It is my professional opinion that the Summary of Estimated Costs identified in Exhibit 3 is sufficient to complete the construction of the Items described herein. It is my professional opinion that the costs associated with the design, permitting, and construction/acquisition of the improvements described in the Summary of Estimated Costs are reasonable to achieve completion and that improvements will benefit lands within the District. The planned improvements will be public and are set forth in Section (1) and (2), Florida Statutes. The Summary of Estimated Costs is only an estimate and not a guaranteed maximum price. The estimated costs are based on historical prices and prices currently being experienced for ongoing and similar items of work in Clay County, Florida. The labor market, future costs of equipment and materials, increased regulatory actions, and actual construction costs are all beyond the control of the District Engineer. Due to this inherent opportunity for a fluctuation in costs, the final cost of improvements described herein may be more or less than the Summary of Estimated Costs. Assuming project construction continues in a timely manner, it is our opinion that the proposed improvements, if constructed and built in substantial accordance with approved plans and specifications, can be completed and meet their intended functions. Date Keith I. Hadden P.E. HADDEN ENGINEERING, INC. 8

25 EXHIBlT1 LOCATION MAP OIO~nQ D l>~ullft \' \ ' II!'I''-. ~ \\ \~ l ' ' \..,, 0 <::') 0 ~ g ~ I ~ ~ ~ ~ ~ ~ ll ~ 0 " ~ ij ~ I '.~z~ I I! ljl l\ H I ~ 'I!I! i "if~- "i<l1l~"'1~ MRll<- "" ~ ~ ~ OAKLEAF PLANTATION JN CLA.Y COUNTY CV.'l C 1.'Nly, fl,ol!im. CJ'.AYGOUNTYMAl' 9 JE[HAIJIFN ENGlliE~RlNG.!NC. """""'"- ~- "'-""'""'"""'"" r.o.~~'m fid<ll~ JWl ~... ~ n"""'lt11)~;m;,-. t:oll~ltol W IUllwm~llltl 11"»1$

26 EXHIBIT2 LEGAL DESCRIPTION OF DISTRICT BOUNDARIES "ARMSTRONG COO" A PARCEL CF LAND LYING IN AND BEING PART OF THE NORTH HALF OF SECTION t8, TOWNSHIP 4 SOUTH, RANGE 25 EAST, OLAY COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 18; THENCE, ON THE NORTH LINE THEREOF, SOUTH 87 DEGREES 38 MINUTES 13 SECONDS WEST, FEET TO THE WEST RISHT-OF WAY LINE OF $RANAN FIELD I CHAFFEE ROAD, A RIGHT-OF-WAY OF VARIED WIDTH, ANO 1HE POINT OF BEGINlllNG; THENCE, ON SAID WEST RIGHT-OF-WAY LINE THE FOLLOWING FIVE (5) COURSES: (1) SOUTH 00 DEGREES 06 MINUTES 10 SECONDS WEST, FEET; THE!olCo, (?.)SOUTH 89 DEGREES 54 MINUTES 50 SECONDS EAST, FEET; THENCE, (3) SOUTH 00 DEGREES 05 MINUTES 10 SECONDS WEST, FEET; THENCE, (4) SOUTH as DEGREES 04 MINUTES 22 SECONDS EAST? 0.19 FEET; THENCE, (5) SOUTH OQ DEGREES 05 MINUTES 38 St!CONDS WEST, f FEET TO THE SOUTH LINE OF SAID NORTH HALF OF SECTION 18; THENCE, ON SAID SOUTH LINE, SOUTH 8$ OEGREES 58 MINUTES 47 SECONDS WEST, FF.ET TO THE WEST LIN~ OF SAID SECTION 18; THENCE, ON SAID WEST LINE, NORTH 00 DEGREES 12 MINUTES 06 SECONDS WEST, FEET TO THE NORTH LINE OF SAID SECTION 18; THENCE, ON SAID NORTH LINE. NORTH 87 DEGREIO:S ae MINUTES 13 SECONDS iiast, FEET TO THE POINT OF BEGINNING 10

27 EXHIBIT 3 Summary of Estimated Costs ARMSTRONG CDD Infrastructure IMPROVEMENT CATEGORY Direct Cost Cost with 10% Estimate Contingency Entry Rd. (Tynes Blvd. 1A & 1B) 5,900,000 6,490,000 Internal Roads 8,555,000 9,410,500 - Water, Sewer and Reuse Facilities 1,475,000 1,622,500 Storm Management Facilities 885, ,500 Entry Features, Landscape and Signage 672, ,860 Amenity Center 2,950,000 3,245,000 Neighborhood Parks 312, , ~-nderground Electric Master Cables 354, ,400 Professional Fees 644, ,423 GRAND TOTAL COSTS FOR ARMSTRONG CDD: 21,769,230 23,946,153 9

28 EXHIBIT4 1 '! i I' l 'i JN OAICLBAFPLAm"AT!ON ta&lll'wtl ~ 1$1.>!li',n.~m1 b ~ 'MY CWljJY, fl,oo!oa mmi.c1<11)i1>-jo., ' 'J_ MRS'!BR l'lan w...-1 w //f\\lll' l~wi """~ ""' f \ i l!i... ARMSTRONG CDD IEf ~P!~.!:.~!:!~?;!!,!;; fuij.m -«<r-~-,_,..,...,,..,,"~ 12

29 EXHIBITS! I " '!"I.. ARMST.RONG TRACT, I" ATDAKLllAFPLANTAT!ON ~ ~~ " ~I ~~ 12,: ~ ~- : ~ ~~ ii~' ~15... >'-! "' Iii " " " "" 1.1 ~ l!l' ~ ~ ~ z ' 0 m ~ 6 )~ $ ~ ~ ~.\l 1i $ "_;, ' ; bi p:' ~~fll!i: COITTfl;>{Jhl J'llCfEllllE5, jl.u ClJ,Y COlllltY, r r\.~iw!. fl.el!;lll 1$1;..~!l,. f\- :m» 'i " JJjJ!!ffe~!~~~~!:l.f,2~C. n!olra. Im.! i;,..m') FIEST PHti:SJ!t ~ SINGLE FAM!LY ll>lm::ll~l>ll Q" NJl)l<>'W,TUI l'to1~

30 FIFTH ORDER OF BUSINESS

31 DRAFT Armstrong Community Development District Special Assessment Methodology Report for Assessment Area 1 June 7, 2017 Prepared by Governmental Management Services, LLC

32 Table of Contents 1.0 Introduction 1.1 Purpose Scope of the Assessment Methodology Report Special and General Benefits Organization of this Report Development Program for Armstrong 2.1 Overview The Development Program The Capital Improvement Program for Armstrong Assessment Area Engineering Report Capital Improvement Program Financing Program for Armstrong Assessment Area Overview Type of Special Assessment Bonds Proposed Assessment Methodology 5.1 Overview Assigning Debt Lienability Test: Special and Peculiar Benefit to the Property Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay True-Up Mechanism Infrastructure Appendix Table l Land Use Table 2 Planned Development Program Table 3 Infrastructure Estimated Costs Table 4 Financing Estimates Infrastructure Table 5 Residential Lot Cost Allocations by Front Footage... l 6 Table 6 Estimated Par Debt and Debt Service Allocation Table 7 Legal Description of Lands

33 1.0 Introduction 1.1 Purpose This report provides a methodology for allocating the proposed debt to be incurred by the Armstrong Community Development District ["Armstrong CDD"," Armstrong" or "District") to properties in the single family residential section of the District referred to as ["Assessment Area l ") and for allocating the estimated par amount of bonds being issued by the District to fund such infrastructure improvements described in the Engineer's Report, as such term is defined. The District's debt will fund infrastructure improvements that will allow the development of the single family residential property in the District. The methodology allocates this debt to properties based upon the special benefits each receives from the infrastructure program. In this case the property locc:ited within the District includes approximately acres located in Clay County ["the County"), Florida of which XXXXX acres is in Assessment Area l. This 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 the case law on this subject. 1.2 Scope of the Assessment Methodology Report This Assessment Methodology Report ["Report") presents the projections for financing the District's capital requirements necessary to provide the community infrastructure improvements for single family residential development as described in the District Engineer's Report developed by Hadden Engineering, Inc. dated January 11, 2017 [the "Engineer's Report"). This Report also describes the apportionment of benefits and special assessments resulting from the provision of improvements to the lands within the District. 3

34 1.3 Special Benefits and General Benefits Improvements undertaken by the District create special and peculiar benefits to the property, different in kind and degree than general benefits, for properties within its borders as well as general benefits to the public at large. However, as discussed within this 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 District's infrastructure program enables properties within its boundaries to be developed. Without the District's program, there would be no infrastructure to support development of land within the District. Without these improvements, state law would prohibit development of property within the District. There is no doubt that the general public, property owners, and property outside the District will benefit from the provision of District infrastructure. However, these are incidental to the District's Capital Improvement Program for single family residential development, which is designed solely to provide special benefits peculiar to property within Assessment Area l. Properties outside Assessment Area l do not depend upon the District's Capital Improvement Program for single family residential development as defined herein to obtain, or to maintain their development entitlements. This fact alone clearly distinguishes the special benefits which District properties receive compared to those lying outside of Assessment Area l. Even though the exact value of the benefits provided by the District's Capital Improvement Program is difficult to estimate at this point, it is nevertheless greater than the costs associated with providing same. 1.4 Organization of this Report Section Two describes the development program as proposed by the landowner of all lands within the District. Section Three provides a summary of Improvement Program. for the single family area as determined by the District Engineer. the Capital development 4

35 Section Four discusses the financing program for the District. Section Five introduces the Assessment Methodology. 2.0 Development Program for Armstrong 2.1 Overview The Armstrong development is designed as a planned mixed use community, located within Clay County, Florida. The proposed land use within the District is consistent with Clay County's Land Use and Comprehensive Plans. An overview of the land use in the District is provided for in Table The Development Program The single family residential development for Assessment Area l as noted in Table 2 will consist of approximately 501 singlefamily homes, development will be in two or more phases with phase one currently planned for 175 single family units. 3.0 The Capital Improvement Program for Armstrong Assessment Area Engineering Report The single family residential infrastructure costs to be funded by the Armstrong CDD are determined by the District Engineer in the Engineer's Report. Only infrastructure that may qualify for bond financing by the District under Chapter 190, Florida Statutes, was included in these estimates. 3.2 Capital Improvement Program The proposed infras tructure Assessment Area consist improvements to serve of certain onsite/offsite 5

36 transportation/roadway improvements, recreation improvements, onsite/offsite utility improvements and entry features including landscape I hardscape improvements (the "Capital Improvement Program" or "CIP"). At the time of this writing, the total costs of the Capital Improvement Program single family residential development according to the Engineer's Report are projected at $23,946, 153. Included in Table 3 are the estimated costs for the CIP in broad functional categories. 4.0 Financing Program for Armstrong 4.1 Overview As noted above, the District is embarking on a program of capital improvements, which will facilitate the development of single family lands within the District. Construction of certain improvements of the infrastructure program may be funded by the Developer and acquired by the District under an agreement between the District and the Developer, or may be funded directly by the District. The structure of financing presented below is preliminary and subject to change. It is currently contemplated that the District will finance its Capital Improvement Program with Special Assessment Bonds. The preliminary financing plan for the District in this report anticipates the issuance of Special Assessment Bonds in the principal amount of $29,600,000 to fund all of Assessment Area 1 Infrastructure, as shown in Table Types of Special Assessment Bonds Proposed Special Assessment Bonds assume an issuance that will be repaid with no more than thirty annual principal installments paid on May 1 and with interest paid semiannually every May 1 and November l. As projected in the current financing plan, in order to finance all or a portion of the District's Assessment Area 1 Infrastructure, the District will need to potentially incur indebtedness in the total amount of $29,600,000. 6

37 The difference between the Bond debt and the CIP is comprised of costs of issuance including underwriter's discount and professional fees associated with debt issuance, capitalized interest costs as the District may be borrowing funds with which it will pay the early interest payments, and a debt service reserve fund equal to one year of the maximum annual assessments. Preliminary financing estimates are presented in Table 4 for Assessment Area l Infrastructure Improvements. Please note that the structure of the Special Assessment Bonds is preliminary and may change due to changes in the development program, market conditions, timing of infrastructure installation, phasing as well as other reasons. The District maintains complete flexibility as to the structure of the Special Assessment Bonds. 5.0 Assessment Methodology 5.1 Overview Special Assessment Bonds provide the District with funds to conduct the CIP outlined in Section 3.2. These improvements lead to special and general benefits, with special benefits accruing generally to the properties within Assessment Area l of the District and general benefits accruing to areas outside of Assessment Area l being only incidental in nature. The debt incurred in financing infrastructure construction will be paid off by assessing properties that derive special and peculiar benefits from the CIP. All properties that receive special benefits from the CIP will be assessed or a contribution of infrastructure in lieu of assessments in the principal amount of assessments that would otherwise be levied on the property will be made by the landowner or the developer. The Assessment Methodology is a three-step process for assigning benefit and debt. The first step is the determination of the CIP by the engineer detailed as to single family residential Infrastructure costs. Second the amount of bonds required to finance the.infrastructure is determined. Third and finally the debt required to finance the improvements will be 7

38 allocated to the benefiting lands based upon a fair and reasonable estimate of benefit. 5.2 Assigning Debt The current development plan for the single family residential units contained in Assessment Area 1 is for 501 single-family residential homes, however, the planned unit numbers and land use types may change. The infrastructure provided by the District will include transportation improvements, recreation improvements, utility improvements and entry features including landscape/hardscape. Each residential lot will have a delineation based on the front footage lot size as contained on Table 5. As the prov1s1on of the above listed improvements by the District will make the single family residential ands in the District developable, the land will become more valuable to their owners. The increase in the value of the land provides the logical benefit of improvements that accrues to the developable parcels within Assessment Area 1 of the District. The debt incurred by the District to fund the CIP is allocated to the properties receiving special benefits on the basis of development intensity and density. The responsibility for the repayment of the District's debt through assessments will ultimately be distributed in proportion to the special benefit peculiar to the land within Assessment Area 1. For the purpose of determining the special benefit accruing to the single family residential lands within the Armstrong CDD, the proposed public infrastructure improvement costs have been allocated to each land use on an equivalent residential unit [ERU) basis. Initially, the Infrastructure assessments will be levied on the XXXXXXXXX gross acres within the single family residential development area of Assessment Area 1 because at that juncture, every acre benefits equally from the single family 8

39 residential Infrastructure. As parcels are developed and platted/site plans approved the debt assessments will be assigned to such lot or development unit on an ERU basis. Specifically such lot will be assigned debt assessments once it is certified as developed and platted with a Clay County identifiable folio number. 5.3 Lienability Test: Special and Peculiar Benefit to the Property As first discussed in Section 1.3, Special Benefits and General Benefits, improvements undertaken by the District create special and peculiar benefits to certain properties within Assessment Area l. The District's CIP benefits properties within Assessment Area 1 and accrue to all assessable properties on an ERU basis. Improvements undertaken by the District can be shown to be creating special and peculiar benefits to the property. The special and peculiar benefits resulting from each improvement undertaken by the District are: a. Onsite/offsite roadway improvements result in special and peculiar benefits such as the added use of the property, added enjoyment of the property, and likely increased marketability of the property. b. Recreation amenities and facilities result in special and peculiar benefits such as the added use of the property, added enjoyment of the property, and likely increased marketability of the property. c. Onsite/offsite utility improvements result in special and peculiar benefits such as the added use of the property, and likely increased marketability and value of the property. d. Entry features including landscape and hardscape result in special and peculiar benefits such as the added use of the property, and likely increased marketability and value of the property. These special and peculiar benefits are real and ascertainable, but not yet capable of being precisely calculated and assessed in terms of numerical value, however, each is more valuable than either the cost of, or the actual assessment lev,ied for, the improvement or debt allocated to the parcel of land. 9

40 5.4 Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay A reasonable estimate of the proportion of special and peculiar benefits received from the Infrastructure improvements is delineated in Table 6 [expressed as Estimated Par Debt and Debt Service Allocation). 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 improvements [and the concomitant responsibility for the payment of the resultant and allocated debt) have been apportioned to the property according to reasonable estimates of the special and peculiar benefits provided consistent with the land use. Accordingly, no acre or parcel of property within the boundaries of the District will be liened for the payment of any non-ad valorem special assessment more than the determined special benefit peculiar to that property. Further, the debt allocation will not be affected. In accordance with the benefit allocation for Infrastructure improvements in Table 6, a Par Debt per Unit has been calculated for each development unit type. This amount represents the preliminary anticipated per unit debt allocation assuming all anticipated units are built and sold in the planned single family development and the entire proposed Infrastructure program is developed or acquired and financed by the District. Included on Table 7 is a listing of the legal descriptions of the lands within the District boundaries referred to as Assessment Area 1, which has been assigned debt by the parcel's gross acreage within the District boundaries for the single family residential Infrastructure. 10

41 5.5 True-Up Mechanism - Master Infrastructure In order to assure that the Assessment Area 1 debt will not build up on the unsold acres, and to assure that the requirements that the non-ad valorem special assessments for the Infrastructure improvements will be constitutionally lienable on the property will continue to be met, the District shall determine the following: To assure that there will always be sufficient development potential remaining in the Assessment Area 1 undivided property to assure payment of debt service after a plat or site plan approval, the following test will be applied. The test is that the debt per acre remaining on the unplatted land is never allowed to increase above its maximum debt per acre level. Initially, the maximum level of debt per acre is calculated as the total amount of debt for the District's improvement program divided by the number of assessable acres in Assessment Area 1. In this case, it is $29,600,000 divided by XXXXX acres equaling $ XXXXX per acre. Once a site plan for the development is completed the acreage will be adjusted to developable acres and the calculation of debt per acre will be adjusted accordingly. Thus if the initial debt level is $ XXXXX per acre, every time a plat or site plan approval is presented, the debt on the land remaining after the plat or site plan approval must remain at or below $ XXXXX per acre. If not, then in order for the Developer to receive a plat or site plan approval from Clay County, the Developer agrees that the District will require a density reduction payment so that the $ XXXXX per acre debt level is not exceeded. The actual true-up test will be set forth in each Bond issue. 11

42 TABLE 1 Armstrong COD Land Use Land Use: Residential Single Family Residential Multi-Family Commercial I Office Wetlands, Open Space, Preservation Area, ROW Stormwater Ponds Amenity Parks Roadways Land Size (Gross Acres) Percent of Total 45.69% /o 22.22% /o 2.85 /o 3.08% 1.15% /o Information provided byhadden Engineering, lnc Capital Improvement Plan Report dated 1 /11 /17 Prepared By Governmental Management Services, LLC

43 TABLE 2 Armstrong COD Planned Development Program Assessment Area 1 Development Type : Residential Single Family 43' lot Residential Single Family 53' lot Residential Single Family 63' lot Number of Planned Units Total 501 Prepared By ' Governmental Management Services, LLC

44 TABLE 3 Armstrong COD Infrastructure Estimated Costs Master Infrastructure Improvements : Transportation Recreation Utilities Entry Features/Landscape/Hardscape Total Cost Estimates $17,405,647 $3,702,047 $2,075,289 $763, 170 Total $23,946,153 Above costs include contingency, design, permitting and professional fees for each functional category. Information provided byhadden Engineering, Inc Capital Improvement Plan Report dated 1/11/17 Prepared By Governmental Management Services, ' LLC

45 Preliminary Bond Sizing Construction I Acquisition Requirements Debt Service Reserve Fund ( l) Capitalized Interest (2) Cost of Issuance (3) Rounding $23,946, 153 2,131,200 2,664, , Total Par $29,600,000 Principal Amortization Installments Estimated Rate Estimated Par Amount Estimated Maximum Annual Debi Service [net) % $29,600,000 $2,131,200 (1) Based on maximum annual debt service. (2) Interest capitalized for 18 months. (3) Includes Underwriter's Discount of 23. Prepared By ' Governmental Management Services, LLC

46 TABLE5 Armstrong COO Resldenlral Lot Cost Allocations b~-fronl Footage Development Type : Residential Single Family - 43' lot Planned Development Units 150 ERU Based on Total front footage ERU's Cost Allocation byeru.. $5,986, % Residential Single Family - 53' lot $13,599, % Residential Single Family - 63' lot $4,360, % Total $23,946, % Prepared By Governmental Management Services, LLC

47 TABLE 6 Armstrong COD Estimated Par Debt and Debt Service Allocatton Master Infrastructure Development Type : Number of Planned Units Allocated Par Debt Par Debt E.J:er Unit or ft Annual Annual Annual Annual Net Gross Nei Gross Assessment Assessment Assessment Assessment Allocated Allocated {1) E,J:erUnitorft Qer Unit or ft {1} Residential Single Family - 43' lot 150 $7,400,000 $49,333 $532,800 $566,793 $3,552 $3]79 Residential Single Family - 53' lot 276 $16,809,877 $60,905 $1,210,311 $1,287,529 $4,385 $4,665 Residential Single Family - 63' lot 75 $5,390, 123 $71,868 $388,089 $412,849 $5, 175 $5,505 Total $29,600,000 $?,131,200 $2,267,171 ( 1) include 23 collection costs of Clay County and maximum early payment discount of 43. Prepared By Governmental Management Services, LLC

48 TABLE 7 Armstrong COD Legal Description of Assessment Area 1 Lands 1. Attaced is a legal description of assessment lands within the District subject to the Assessment Area 1 Infrastructure lein. 2. Map of Assessment Area 1 boundaries.

49 SIXTH ORDER OF BUSINESS

50 RESOLUTION A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE ARMSTRONG 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, the Board of Supervisors (the "Board") of the Armstrong 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 Improvement Plan, dated January 11, 2017, 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 ofnon-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 draft Special Assessment Methodology Report for Assessment Area 1, dated June 7, 2017, attached hereto as Exhibit B and incorporated herein by reference and on file at the Eagle Landing Sales Center, 3973 Eagle Landing Parkway, Orange Park, Florida (the "District Records Office"); and ' 1

51 WHEREAS, the District hereby determines that the Assessments to be levied will not exceed the benefit to the property improved. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT: 1. Assessments shall be levied to defray a portion of the cost of the Improvements. 2. 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. The total estimated cost of the Improvements is $ (the "Estimated Cost"). 4. The Assessments will defray approximately $, which includes the Estimated Cost, plus financing-related costs, capitalized interest and a debt service reserve. 5. The manner in which the Assessments shall be apportioned and paid is set forth in Exhibit B, including provisions for supplemental assessment resolutions. 6. 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. 7. 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. 8. 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 nonad 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. 9. 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 2

52 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. 10. 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. 11. 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 Clay County and to provide such other notice as may be required by law or desired in the best interests of the District. 12. This Resolution shall become effective upon its passage. PASSED AND ADOPTED this 7th day of June, ATTEST: ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT Secretary I Assistant Secretary Chairman, Board of Supervisors Exhibit A: Exhibit B: Master Engineer's Report, dated January 11, 2017 Preliminary Special Assessment Methodology Report for Assessment Area 1, dated June 7,

53 SEVENTH ORDER OF BUSINESS

54 RESOLUTION A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT SETTING A PUBLIC HEARING TO BE HELD ON, 2017, AT A/P.M. AT EAGLE LANDING SALES CENTER, 3973 EAGLE LANDING PARKWAY, ORANGE PARK, FLORIDA 32065, FOR THE PURPOSE OF HEARING PUBLIC COMMENT ON IMPOSING SPECIAL ASSESSMENTS ON CERTAIN PROPERTY WITIDN THE DISTRICT GENERALLY DESCRIBED AS THE ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT IN ACCORDANCE WITH CHAPTERS 170, 190 AND 197, FLORIDA STATUTES. WHEREAS, the Board of Supervisors of the Armstrong Community Development District (the "Board") has previously adopted Resolution entitled: A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT DECLARING SPECIAL ASSESSMENTS; INDICATING THE LOCATION, NATURE AND ESTIMATED COST OF THOSE 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 WIDCH 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 , 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 the Eagle Landing Sales Center, 3973 Eagle Landing Parkway, Orange Park, Florida (the "District Records Office"). 1

55 NOW THEREFORE BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT: 1. There is hereby declared a public hearing to be held at a/p.m. on , 2017, at Eagle Landing Sales Center, 3973 Eagle Landing Parkway, Orange Park, Florida 32065, 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 their comments in writing prior to the hearing to the office of the District Manager at 475 West Town Place, Suite 114, St. Augustine, Florida 32092; Ph: 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 Clay 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. 3. This Resolution shall become effective upon its passage. PASSED AND ADOPTED this 7th day of June, ATTEST: ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT Secretary I Assistant Secretary Chairman I Vice Chairman 2

56 ELEVENTH ORDER OF BUSINESS

57 Armstrong COMMUNITY DEVELOPMENT DISTRICT COMBINED BALANCE SHEET April 30, 2017 Governmental Fund T' j:!es Capital General Projects Totals (Memorandum Only) 2017 ASSETS: Cash Due from Developer $14,758 $533,750 $18,291 $548,508 $18,291 TOTAL ASSETS $33,050 $533,750 $566,800 LIABILITIES: Accounts Payable $26,303 $14,181 $40,484 FUND BALANCES: Reserved for Debt Service Reserved for Capital Projects $519,569 Unreserved $6,747 TOTAL LIABILITIES & FUND EQUITY & OTHER CREDITS $33,050 $533,750 $0 $519,569 $6,747 $566,800-1-

58 ARMSTRONG COMMUNITY DEVELOPMENT DISTRICT General Fund Statement of Revenues & Expenditures For The Period Ending April 30, 2017 ADOPTED PRORATED ACTUAL Description BUDGET THRU 4/30/17 THRU 4/30/17 VARIANCE Income Developer Contributions $97,625 $56,948 $36,479 ($20,469) Expenditures Administrative Total Income $97,625 $56,948 $36,479 ($20,469) Engineering $15,000 $8,750 $1,500 $7,250 Attorney $20,000 $11,667 $8,781 $2,885 Annual Audit $5,000 $2,917 $0 $2,917 Management Fees $45,000 $26,250 $18,750 $7,500 Computer Time $1,500 $875 $833 $42 Telephone $50 $29 $28 $1 Postage $750 $438 $180 $257 Insurance $5,000 $5,000 $5,000 $0 Printing & Binding $1,000 $583 $561 $23 Legal Advertising $2,500 $1,458 $2,397 ($939) Website Compliance $1,000 $583 $499 $84 Other Current Charges $500 $292 $111 $181 Office Supplies $150 $88 $85 $3 Dues, Licenses & Subscriptions $175 $175 $175 $0 Total Expenses $97,625 $59,104 $38,900 $20,204 Excess Revenues/Expenses $0 ($2,421) Retained Earnings - Beginning $9,168 Retained Earnings - Ending $6,747-2-

59 Armstrong COMMUNITY DEVELOPMENT DISTRICT CAPITAL PROJECTS FUND -TYNES BLVD PROJECT Statement of Revenues & Expenditures For The Period Ending April 30, 2017 ADOPTED PRORATED BUDGET THRU 4/30/17 ACTUAL THRU 4/30/17 VARIANCE REVENUES: Developer Contributions $0 $0 TOTAL REVENUES $0 $0 $795,660 $795,660 $795,660 $795,660 EXPENDITURES: Engineering $0 $0 Attorney Fees Legal Advertising Other Current Charges $0 $0 TOTAL EXPENDITURES $0 $0 $254,821 ($254,821) $6,094 ($6,094) $0 $0 $25 ($25) $260,940 ($260,940) OTHER SOURCES/( USES): lnterfund Transfer In $0 $0 TOTAL OTHER $0 $0 EXCESS REVENUES (EXPENDITURES) $0 $534,721 $0 $0 $0 $0 FUND BALANCE - Beginning ($15,152) FUND BALANCE - Ending $S19,S69 '-4-

60 TWELFTH ORDER OF BUSINESS

61 Armstrong Community Development District Funding Request #10 June 7, 201:1 PAYEE East/West Partners Greenpointe TOTAL '.-\L-2i:c::~' --0c,\iif4t?,:;!Lj!-'o(."i7:(2:c, ~e0j';f:"i;~t;:t,;-~~lcseii -, TT ;y_fb:.dliii';:'l/ '. cc- '~-~-t fii!l~0?2li0!;_: ~!JiAf --~- 4~0.'(CJl F}!::'i-l'.!ii '; ic >';;J'i.; :4';\'G~~:L.it"';"Yr-3:;14 ""'-'' "'1 1E "''"''"'"" ' CC' ' < '. 1 ClayToday Ad# Notice of Meeting 2 GMS, LLC Inv# 12 - Management Fees & Expenses (May 17) TOTAL $ $ 33,08 $ $ , $ 2, $ 5, $ 2, $ 5,.591fi.3':1'._;,,=-~""-'-';_,,,,,c,,,,fah'-'"" ' = '-~" >:lt;;;.:;:::'7, ='--'-'" '.,._,_01,;;.,x--'"OBP.--«:,.~~,,,,, Please make check payable to: Armstrong COD 5385 N Nob Hill Road Sunrise, FL (954)

62 ~613 U.S. Hwy. 17 Plerning lstnnd. Fi :32003 Phone: (904) Advertising Invoice i 102 /\1A NcJ1tr1. Unit iob Ponte Verlm Beach. FL p:,one: {D04} ARMSTRONG CDD C/O GMS, LLC 475WTOWNPL# 114 ATTN: SARAH SWEETING ST AUGUSTINE, FL Cust#: Ad#: Phone#: Date:04/l 7/2017 Salesperson: Clay Legals Classification: Legal Notice Ad Size: 1.0 x 4.90 Advertisement Information: Dcscription =---:!C1'.'y Today Start Stop [ I ; Ins. Cost/Day Total Payment Information: Date: Order# 04/17/ Type BILLED ACCOUNT Total Amount: Tax: 0.00 Amount Due: Attention: Requests for credits or refunds for early cancellations must be made within 90 days. Ad Copy Notice of Meetin~ Armstrong Con1mun1ty Development District The regular meeting of the Bon rd or Supervi~OJ1; of t!w Arm~t.nrnri Community J)evelopmenf Dlstrkt w!ll bi! held on Wedne$duy. Mil)' ll, 2017 at 3:30 p.m.ut Urn Eagle Lunding Sales Center, 3973 f;agle I.imding P11rkwu_v. Orange- Park. fl<wid11, The mcttting is open to the pnbllc and will be condueted In 1wcord1mee with the provlshms of f'loridlt L1n1 for Community Del'elupment DM.ricts. A cup)' of the l.l;!endu fol' this meeting may be obtainer! from thl' Dlstric! M11nu!:er, al 475 Wttst Town Place. Suite ll4. St Augt1sUne. F'L (and phonl' (904) j. 1'hfa mee.thig may be t'01ltillut!d to a dntfl. time, \llld p!ut>l' tu he spedfied on the rec-ord at the meeting. l'hern may bt\ occasions wt;('n one or mortj S111mrvi~on; will participate by Wlepllone. Any peuon requlriog special uct 01rnmx!11tion~ 11t ~hi\\ nwcling hl'l'illjst' or u disnbll!ty or phy:;kal lmµairmeul shul!hj coutuc\ the District OOkt al (904> ll0 ut leu.>1t two calendar 1h1ys prior lo t!w Olf'('ting. Jr you are hearing or spen'h lmpnirt. d, plcnsl' conljln the l'loridu Relay Service al for uid in contm:tiug tl1e Uistl'iet Offit>e. J<;ndi p(~rson who <lcddcs to app1:ul uny netloll tilk(lll 11t Ow.~u meetings is udvlsed that pt>r.o;on will need u record of the proeee1.h1igs and tliat 1.1crurdingls, lhe 1w1-son nwy ueed to ens11re that a V<.lrbutim record of the RECEIVED MAY 0 3 Z017

63 auvu~.u1q.1jn PUBLISHER AFFIDAVIT CLAY TODAY Published Weekly Orange Park, Florida STATE OF FLORIDA COUNTY OF CLAY: Before the undersigned authority personally appeared Jon Cantrell, who on oath says that he is the publisher of the "Cl av Today" a newspaper published weekly at Orange Park ln Clay County,.Florida; that the attached copy of advertisement being a NOTICE OF MEETING in the matter of MEETING APIUL 20th LEGAL: ORDER: was published in said nev..spaper in the issues: 04/20/2017 Affiant further says that said "Clay Today" is a new3paper published at Orange Park, in said Clay County, Florida, and that the said nevvspaper has heretofore been continuously published in said Clay County, Florida, weekly, and has been entered as Periodical material matter at the post office in Orange Park, in said Clay County, Florida, for period of one year next proceeding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, finn or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Sworn to me and subscribed before me 04/20/2017. "'"" '~ CHRISTIE LOU WAYNE ~\&I~ MY COMMISSION# GG24l73 ~~L(j~ "'~ EXPIRES S"Plon"" 20, WZo ""'""'IW"""VV'""'"""""W""'N' """'"' NOTARY PUBLIC, S1A'IE OF FLORIDA l,_j 3515 us mvy 17 Sule A, Fleming Island FL32003 Telephone (904) FAX (904) 26, Christk@opcfla.com I of 1 4/17/ :46 AM

64 Governmental Management Services, LLC 1001 Bradford Way Kingston, TN Bill To: Armstrong CDD 475 WestTown Place Suite 114 AL Augustine, FL Invoice#: 12 Invoice Date: 5/1117 Due Date: 5/1/17 Case: P.O. Number: Invoice Description Hours/Qty Rate Amount Management Fees May 2017 Information Technology- May 2017 Website Administration May 2017 Office Supplies Postage Copies Telephone Ads 3, , , , Total $5, Payments/Credits $0.00 Balance Due $5,530.16

65 Certification for Partial/Final Payment-Tynes Boulevard Extension June 7, 2017 Armstrong Community Development District 475 W. Towne Place, Suite 114 St. Augustine, Florida (904) Clay County Finance Director- Clayton Meng Clay County Administration Building 4 77 Houston Street Post Office Box 988 Green Cove Springs, Florida Dear Clayton: Re: Funding Request #5 Project: Tynes Boulevard Extension Contract No.: 2015/ Pursuant to the terms and conditions of the lnterlocal Agreement for Funding, Design and Construction of the Tynes Boulevard Extension entered into between Armstrong Community Development District (Armstrong) and Clay County, Florida (Agreement/Contract No. 2015/ the "lnterlocal agreement"), Armstrong submits the attached statements for reimbursement under the lnterlocal Agreement for funding of$9, for authorized expenses as calculated below: Clay Today Ad# Request for Qualifications - PE Services Ad# Request for Proposals - Construction Services $ $ Hadden Engineering, Inc. Inv# Tynes Blvd (Apr 17) $8, Longleaf Mitigation Development Corp. Deposit for Permit $ TOTAL $9, Armstrong certifies to the County that the Agreement for Engineering Services-Tynes Boulevard Extension and Work Order No. 1 (Agreement) between Armstrong and Hadden Engineering, Inc., (Hadden) dated September 27, 2016, was procured in accord with the requirements of Florida law and with Armstrong's internal purchasing procedures. Armstrong certifies that the statements submitted by Hadden

66 Certification for Partial/Final Payment-Tynes Boulevard Extension relate solely to the design services for phases IB and 2 of the proposed construction of the Tynes Boulevard Extension as required by the Agreement. Armstrong certifies that the statements submitted by Hadden comply with the requirements for same contained in the Agreement with Hadden as to price, deliverables and that the quality of the work is acceptable. Armstrong certifies that it has reviewed the statements and deliverables submitted by Hadden and that the statement(s) cover(s) services rendered during the invoiced time frame and represent(s) the completed portion of the work under the Agreement, based upon Hadden's detailed estimate of the proportion of services actually completed at the time of billing as they relate to the total services to be performed under the Hadden agreement. Armstrong certifies that the appropriate Armstrong records are on file to substantiate this payment, and that as a result Armstrong has approved and paid these statements. 3. Armstrong acknowledges that Clay County, Florida is relying upon the representations in this certification in processing the reimbursements to Armstrong for its payment of the attached statements. 4. Attached to this certification is a copy of the Annstrong CDD of cbeck(s) issued to vendors along with the supporting statements for payment of services. 5. Please mail funds to: Armstrong CDD, c/o Jim Perry, GMSNF 475 WW. Town Place, Suite 114 St. Augustine, Florida The undersigned is authorized to sign this certification to Clay County, Florida, on behalf of Armstrong. James A. Perry, Armstrong CDD District Manager Date:. ~

67 THIRTEENTH ORDER OF BUSINESS

68 Armstrong Community Development District Tvnes Blvd. Construction Project Funding Requ~ st #5 June 7, 2017 PAYEE Construiction fa~ruui.s}:~;;,;,tu!~:iriliiy.g:~~iw-3'ill~!fil~~i''m;m:m;;;ro,s?.;?-'e';s;;1;;;;.;_1,;~i!l'll i-~.n:.;it_!l:<ftf. ;tit~ "l'~-;;-ji'hi<r.~t~~,"-'""'~"~~i;f>iz!tn~i0>1tij <~5I!Rlii;mHi~l'"'t1~m~'1l- "~~:wjrelje:~mht1l1~:::_~11~1;11r~ 1 Clay Today Ad# Request for Qualifications - PE Services Ad# Request for Proposals - Construction Services $ $ Hadden Engineering, Inc. Inv# Tynes Blvd (Apr 17) $ 8, Longleaf Mitigation Development Corp. Deposit for Permit $ TOTAL,or; 9, ~""~"==""'='1-~R"..«.~i~tr.lv.>l""Ul!'~:"'M''ili~ fil-="'-"""'-' ='"-' "'.;m,:.,.~11!,;.~12..f'_;~--e,,<±-t.-.7'.,;:;;;:,_;r,;_;o;,;;a:;,;ur,;;;:;;j~;~,,-;-,=-a l::t>' "<;"J'r,:":i;':";~i'l' 'l''h-'' ''l:!~~'",.;.,,i,r.1""';_~n~;1:.'lo-:;

69 US Hwy. 17 Fleming Island. fl Plnnc (004) Advertising Invoice 1102 A1A!-k111h, llntt 108 Ponte Verlra Beach. FL Phone: (804) ARMSillONG CDD C/O GMS, LLC 475WTOWNPL#!l4 A1TN:SARAHSWEETJNG ST AUGUSTINE, FL Custtl: Ad#: Phone#: Date:OS/08/2017 Salesperson: Clay Legals Classification: Legal Notice Ad Size: 1.0 x Advertisement Information: if Description J ~tart _I_ St~p. L Ins_. r Cost/Day. [ Total _[05/11/2017'[0_~/ll/~_171_1 _,\ _L Payment Information: Date: Order# 05/08/ Type ll!lled ACCOUNT Total Amount: Tax: 0.00 Amount Due: Attention: Requests for credits or refunds for early cancellations must be made lvithin 90 days. Ad Copy RECEIVED MAY

70 i::l.uvui;uran PUBLISHER AFFIDAVIT CLAY TODAY Published Weekly orange Park, Florida STATE OF FLORIDA COUNTYOFCLAY: Before the undersigned authority personally appeared Jon Cantrell, who on oath says that he is the publisher of the "Clay Today" a ne\wpaper published v.eekly at Orange Parkin Clay Cot.mty, Florida; that the attached copy of advertisement being a.request FOR OUAL1FICIDON in the matter of PROFESSIONAL ENGINEER LEGAL: ORDER: was published in said new.> paper in the issues~ 05111/2017 Affiant further says that said "Clay Today" is a newspaper published at Orange Pnrk, in said Clay County, Florida, and that the said newspaper has heretofore been continuously published in said Clay County, Florid3> weeldy, and has been entered as Periodical material matter at the post office in Orange Park; in said Clay County, Florida, for period of one year next proceeding the first publicalion of the attached copy of advertisement; and affiant further seys that he has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. ' Sv..10rn to me and subscribed before me ~05j)/vll;ll'f.2il'0(,17o;.,.,.,_,...,..,,,,w ~~61.-1, '\{;, """'~ CHRISTIE LOU;;:~:;;J NOTARY PUBLIC, S11ITE OF FLORI MY COMMJSSlON Ii 002~113 l, oyn..<f"q EXPIRF.S: Sept!lmbei 20. :w20 ~ ~.,,... ~.~ 3515 US HWY 17 Su;ie A, Fleming Island FL32003 Telephone (904) FAX (904) Christie@opcfla.com I of I 5/8/2017 2:15 PM

71 U& Hwy. 17 Fleming Island, FL A10ne: {904) Advertising Invoice 1102 A 1 A North, Un~ 1 03 Ponte Veclra Beadt FL Phone: (904) ARMSTRONG COD C/0 GMS, LLC 475WTOWNPL#114 ATTN: SARAH SWEETING ST AUGUSTINE, FL Cust#:98973 I Ad#: Phone#: Datc:OS/16/2017 Salesperson: Clay Legals Classification: Bid Notices Ad Size: 1.0 x Advertisement Information:. ll_q.~!!-~!~017{05/18/2017".. l_ J. Cost/Da)'. J 189.oo I Total Payment Information: Date: Order# 05/ Type BULED ACCOUNT Total Amount: Tax: 0.00 Amount Due: Attention: Requests for credits or refunds for earjy cancellations must be made wit.bin 90 days. Ad Copy RECEIVED MAY

72 about: blank PUBLlSHERAFFIDAVIT CLAY TODAY Published Weekly.orange Park, Florida STATE OF FLORIDA COUNTY OF CLAY: Before the undersigned authority personally appeared Jon Cantre11, who on oath says that he is the publisher of the 'Clay Today" ane-w.>paper published weeldy at Orange Park in Clay County, Florida; that the attached copy of advertisement being a REQUEST FORPROPOSAIS in the matter of CONSlRUCTION SERVICES LEGAL: ORDER: was published in said newspaper in the issues: 05/18/2017 Affiant further says that said "Clay Today"' is anews:pap~r published at Orange Park, in said Clay County, Florida, and that the said newspaper has heretofore been continuously published in said Clay County, Ftorida, w:::ekly, and has been entered as Periodical material matter at the post office in Orange Park, in said Clay County, F1orida, for period of one year next proceeding the first publication of the attached copy of advertisement; and affiant :further says that he has neither paid nor promised any person, firm or corporation any discount, reb<1te, commission or refund for the purpose of securing this advertisement for publication in the said new.>paper US HWY 1 emmg s FL Tuiephoae (904) FAX (904) BS E~Mail: Chdstie@opcfla.com 1 of 1 5/ :59 AW.