Dowden West Community Development District
Continued Meeting Agenda January 25, 2024

Agenda

Dowden West
Community Development District
Continued Meeting Agenda

Thursday	Offices of GMS-CF, LLC
January 25, 2024	219 E. Livingston Street
10:30 AM	Orlando, Florida

Roll Call

Public Comment Period

Financing Matters

Consideration of Supplemental Engineer’s Report

Consideration of Master Assessment Methodology Report for Assessment Area Two
Consideration of Resolution 2024-04 Declaring Special Assessments

Consideration of Resolution 2024-05 Setting a Public Hearing for Special Assessments
Supervisor’s Requests

Other Business

Adjournment

Section III

Section A

REFERENCE NO. 50152268

DOWDEN WEST
COMMUNITY DEVELOPMENT DISTRICT
2024 Supplemental Engineer’s Report
JANUARY 18, 2024	

	
ORIGINAL	

SUBMITTED BY	
SUBMITTED TO	
Dewberry Engineers Inc.	Dowden West CDD	
800 North Magnolia Avenue	Attention: Jason Showe	
Suite 1000	219 E. Livingston Street	
Orlando, Florida 32803	Orlando, Florida 32801	
407.843.5120	407.841.5524	

Table of Contents
Introduction	3
Purpose and Scope	4
The Development	4
Capital Improvements	4
Capital Improvement Plan Components	5
Stormwater Management Facilities	5
Public Roadways	5
Water and Wastewater Facilities	6
Off-Site Improvements	6
Electric Utilities	6
Entry Feature	7
Miscellaneous	7
Permitting	7
Recommendation	9
Report Modification	9
Summary and Conclusion	9
Engineer’s Certification	9

Table of Tables
Table 1.1 Land Use Summary	3

Table 1.2 Phasing Summary	3

Table 1.3 Lot Types	4

Table 5.1 Permit Status for Overall Development	8

Table 5. 2 Permit Status for Village N-4	8

Table 5.3 Permit Status for Village N-5	8

Table 5.4 Permit Status for Village N-1C	8

List of Exhibits
Series 2024 Project Site Plan	Exhibit 1

Series 2024 N-1C Sketch and Legal	Exhibit 2

Series 2024 N-4 & N-5 Sketch and Legal	Exhibit 3

Series 2024 Zoning Map	Exhibit 4

Series 2024 Phase 4 Future Land Use	Exhibit 5

Series 2024 Phase 4 Drainage Map	Exhibit 6

Series 2024 Project Summary of District Facilities	Exhibit 7A

Series 2024 Project Cost Estimate	Exhibit 7B

Introduction
Dowden West Community Development District (“District” or “CDD”) is a 736.28 gross acre master planned, residential community, also now known as Meridian Parks, located in the City of Orlando as shown on Exhibit A. The Master Developer (“Developer”) is Beachline South Residential, LLC, based in Orlando, Florida. The Development is approved as part of a Planned Development (PD) for up to 1,446 residential units and was initially divided into ten (10) villages. A land use summary is presented in Table 1.
The CDD encompasses the entire 736.28 gross acres. The District will construct, acquire, operate and/or maintain certain portions of the public infrastructure to support the Development. The District will acquire or construct infrastructure in phases as necessary. Currently, the development has eleven (11) villages for which all or a portion of certain infrastructure improvements identified herein are expected to be financed from the proceeds of District special assessment revenue bonds (the “Master Project”). Since the time of the Master Engineer’s Report dated June 15, 2017 (“Master Report) one of the villages has been split into two (2), thus the increase to eleven (11) phases from the former ten (10) villages.
Construction of the Village N-1C has been completed and ng construction of Villages N-4 and N-5) has commenced. A portion of the roadway infrastructure, and the overall mass grading for Phases 1, 2, 3, and 4 of the Dowden West Development have been completed. This supplemental report will provide the details of the next phase to be part of the 2024 Project. Table 1.1 and Table 1.2, together with the proposed unit mix of the residential units for Phases N-1C, N-4S, N-4N, and East-West Road Phase 1.
Table 1.1 Land Use Summary

LAND USE SUMMARY	
LAND USE	AREA (AC)	
Master Stormwater	92.04	
Residential Land including minor roadways	287.05	
Spine Roadways – Onsite/Offsite Dowden Road	40.06	
Public Services Parcel	63.98	
Community Center/Amenity Center	11.83	
Open Space/Conservation Areas/Parks	252.59	
TOTAL (Excluding Off-site Roadways)	736.28	

Table 1.2 Phasing Summary

PHASING SUMMARY	
PHASE	NUMBER OF UNITS	AREA (AC)	
N-1C (Remaining Units)	51	31.44	
N-4	167	30.59	
N-5	71	28.22	
East-West Road Phase 1		9.54	
Ponds/Lakes/Stormwater Conservation/Open Space		80.06	
TOTAL Series 2024 Project -Dowden West CDD (Excluding Offsite Roadways)	296	202.28	

Table 1.3 Lot Types

LOT TYPES	
PHASE	TOWNHOMES	SINGLE FAMILY UNITS (BASED ON LOT SIZES)	NUMBER OF UNITS	
		40’	50’	60’		
N-1C	51	0	0	7	58	
N-4	74	24	54	15	167	
N-5	31	0	35	5	71	
TOTAL – Series 2024 Project Dowden West CDD					296	

Purpose and Scope
The District has adopted a master capital improvement plan in the amount of $64,623,221, as described in the Master Engineer’s Report, dated June 15, 2017, (“the Master Project”). The purpose of this report is to (i) provide a description of the portions of the Master Project, that are intended to be financed through the issuance of the District’s proposed Capital Improvement Revenue Bonds Series 2024 (the “Series 2024 Bonds”). The Series 2024 Project is estimated to cost $24,540,911.16 and includes infrastructure supporting Villages N4, N5 and a portion of NC-1 planned to include a total of approximately 296 residential lots. The Series 2024 Bonds will fund a portion of the Series 2024 Project; (ii) provide the current status of development and construction of the Series 2024 Project, as described herein, that will encompass certain Master Project infrastructure improvements located within Dowden West CDD. Phasing for the Series 2024 Project includes Villages N-4, N-5, a portion of N-1C and the first portions of East-West Road as shown on Exhibit B. The Master Project, which includes the Series 2024 Project, is to be developed and delivered as a system of improvements benefiting all lands within the District. The construction of this phase has been completed.

The Development
The Dowden West Series 2024 Project Site Plan (Exhibit 1) identifies the location and boundary of the property included within the District delineating this phase. The Series 2024 Project for the District will provide for multiple-type residential land uses and is located south of SR 528 and east of SR 417 in the City of Orlando within Orange County. This phase is located within the eastern and central portion of the District.

Capital Improvements
The Series 2024 project infrastructure will generally consist of the following systems.

On-site master public roadway improvements within the series 2024 Project
Portions of the water distribution and sanitary sewer collection systems and reuse water distribution within this phase
Portions of the offsite master public roadway improvement (East-West Road Phase 1)
Portions of the master stormwater management system
Portions of the landscaping, in common areas
Portions of the irrigation, in common areas
Portions of the hardscape, in common areas
Portions of the conservation mitigation areas
Portions of the electrical service system (underground)

This infrastructure serves as a system of improvements benefitting all lands within the District. To the extent that the boundary of the District is amended from time to time, the District will consider amendments or supplementals to this report at such time.

Capital Improvement Plan Components
The Series 2024 Project for the District includes the following:

Stormwater Management Facilities
The Master Stormwater Management System provides for the water runoff treatment and will attenuate and provide for the runoff that will be carried out using man-made retention and detention systems as collected in pipes, curbs, and surfaces to convey this runoff. These systems discharge to the ponds within the Development. The City of Orlando and the South Florida Water Management District (SFWMD) regulate the design criteria for the District’s stormwater management facilities. The Master Stormwater Management System will discharge through ponds and pipes to existing wetlands within the Development. The Master Stormwater Management System will adhere to the design criteria of these agencies, which require that drainage systems be designed to attenuate a 25-year, 24-hour rainfall event to pre-development discharges. This criterion is typical for similar developments with positive outfalls.

The master stormwater management system will also adhere to the requirements of SFWMD and the City, which requires that all building finished floor elevations be constructed above the anticipated flood elevation for the 100-year, 24-hour storm event. The treatment of stormwater runoff will be provided in accordance with the design guidelines for wet retention/detention systems as mandated by the SFWMD and the City. Stormwater runoff will be collected by curbs and stormwater conveyance surfaces with drainage inlets and an underground storm sewer pipe system conveyed to the retention/detention areas. The overall drainage system and the area of the Series 2024 Project are shown on the Master Stormwater Plan (Exhibit 6). The master stormwater management system consists of various ponds that collect runoff from the developed property. The District will finance the cost of stormwater collection and treatment systems, as well as the construction, acquisition and/or maintenance of said retention areas. All of these improvements will be owned and maintained by the District.

As the District’s Master Project does not include the payment of the underlying land associated with the stormwater ponds (rather the land that contains the pond is being dedicated to the District by the developer at no cost), the District acknowledges that the developer owns any fill dirt coming from the excavation associated with the stormwater ponds; however, such fill dirt shall be made available to the District for the grading of public lands on which District improvements are constructed. The cost to transport fill dirt to the Developer projects shall be borne solely by the Developer. Approximately 80% of the pond excavation has been completed in the Series 2024 Project.

Public Roadways
The on-site public roadways improvement (“Roadway”) associated within the CDD will be developed and funded by the District, which will be transferred at a later date to the City of Orlando for ownership and operation. The roadway’s system within the development and each village will consist of two (2) lane and four (4) lane roads throughout each village within the project and two (2) major four (4) lane spine roadways consisting of Dowden Road and the East-West Road. All of these roadways will consist of a road surface with a minimum of twenty-four (24)-foot pavement sections with curbs. All internal roadways will also be public and funded by the District. The roadways will serve the different land uses within the Development. Construction of the roadway pavement will consist of an asphaltic concrete surface with sidewalks, signing and striping, landscaping, lighting, and hardscape features.

The Series 2024 Project will provide for the design and construction of an off-site roadway, East-West Road Phase 1, consisting of an extension of said road to the project as required in the Starwood Development Agreement, recorded in the Orange County Public Records on 11/06/2016, Doc# 20160581185, and the Vista East 2.0 Memorandum of Terms dated July 16, 2015. The complete roadway improvements will also include the extension of an onsite four (4) lane roadway known as East- West Road Phase 1. These improvements will serve all of the phases within the District and at the main entrance to the District.

The on-site roadways and the off-site public roadway improvements will be designed and constructed in accordance with the applicable City of Orlando standards and spine road Dowden Road will also be

designed to Florida Department of Transportation (FDOT) standards. Please refer to Exhibit 1 for depiction of the roadway systems within and adjacent to the Development.

The roadway improvements will include utilities that run within the road right-of-way and adjacent utility easements (described in 3.4). The utilities within these roadways (described in 3.5) and any landscaping/ hardscaping related to these roadways will be developed as part of the improvements to the District with the Series 2024 Project. Stormwater drainage facilities (as described in 3.2) will also be provided for these improvements within the master stormwater management system. The Series 2024 Project offsite road, the onsite portions of roadway within the project for East-West Road Phase 1 have been constructed. The District may finance these improvements and convey them to the City of Orlando upon completion.

Water and Wastewater Facilities
The Series 2024 Project includes utilities within the right-of-way and adjacent utility easements of the proposed community infrastructure and internal streets. Orange County Utilities will provide reuse water, potable water, and wastewater services for the District. The major trunk lines, collection systems and transmission mains to serve the District’s various phases of Dowden West CDD are to be constructed or acquired by the District. The overall water distribution systems, sanitary sewer collection and reuse water lines for the Series 2024 Project are shown on the Master Utility Plan Sheets (Exhibits D1-D3).

The potable water facilities included with the Series 2024 Project will include both transmission and distribution mains along with necessary valving, fire hydrants and water services to boundary lines or individual lots and development parcels within the three phases. It is currently estimated that these watermains of various sizes will be funded by the District.

The Series 2024 Project wastewater facilities will include gravity collection sewer lines and mains. The three (3) new lift stations, including a master triplex lift station, will service the development and be constructed as part of the Series 2024 Project. These new lift stations will tie into the existing force main located on the existing East-West Road. It is currently estimated that these gravity collection systems and force main will be constructed, acquired, or financed by the District.

Design of the wastewater collection system, reuse water system and the water distribution system for potable water and fire protection is in accordance with the criteria and guidelines of the City of Orlando and the Florida Department of Environmental Protection (FDEP). Utility extension within Dowden Road will also be included as part of the infrastructure improvements for the Series 2024 Project. As part of the Series 2024 Project, Phase 1 utilities, off-site Dowden Road utilities and the first portion of on-site Dowden Road utilities have been constructed and will serve the developments. Installation of Phase 2, 3, and 4 utilities have commenced but are not completed. All of these improvements will be financed by the CDD and transferred and maintained by Orange County Utilities.

Off-Site Improvements
The District will provide funding for the anticipated turn lanes at the development entrances. The site construction activities associated with the Series 2024 Project are anticipated to be completed in approximately four (4) years. Upon completion, the improvements required inspections will be completed and final certifications of completions will be obtained from SWFWMD, FDEP (water distribution and wastewater collection systems), and the Town of Lake Hamilton.

Electric Utilities
Orlando Utilities Commission (OUC) will provide the electrical service to the Community. The service will include the primary and secondary systems to serve the various land uses and street lighting. The balance of the costs of providing electricity is expected to be at the expense of the Developer.

The Series 2024 Project provides underground electrical services within the project limits. The service will also be within the Dowden Road right-of-way and service the master triplex lift station that is included within the Series 2024 Project as well as the primary service. Within each phase, underground electrical

conduit is provided for street lighting as well as electrical service within the projects right of ways. The Series 2024 Project’s underground electrical service for this phase has been constructed.

Entry Feature
The Series 2024 Project will include landscaping, irrigation, entry features, and walls at the entrances and along the outside boundary of the Development that will be provided by the District. The irrigation system will use reuse water as provided by Orange County Utilities. The master reuse water mains to the various phases of development will be constructed or acquired by the CDD with District funds and subsequently turned over to Orange County Utilities. Landscaping for the Series 2024 roadways will consist of sod, annual flowers, shrubs, ground cover and trees for the off-site improvements for East-West Road and the on-site master spine roadways included in the Series 2024 Project. Perimeter walls will be provided at the site entrances and perimeters. These items may be funded, owned, and maintained by the CDD. Parks and community areas within each phase will be part of the facilities that may be paid by bond funds and owned by the CDD.

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

Permitting
The District is currently approved by the City as a PD for all the proposed phases and development. The District is within the Orange County Utilities service area for the sanitary sewer service, water distribution, and reuse water service. The District is also located within the South Florida Water Management District (SFWMD) for stormwater management approvals.

Mass Grading Construction Plans and documents have been prepared and approved by the SFWMD for this phase. The additional phases, as well as on-site roadways, will be submitted for approval with SFWMD.

A permit for the full development of this phase has been submitted and approved by Orange County Utilities, City of Orlando Permitting and SFWMD. Construction of this phase within the Series 2024 project has commenced. Additional phases and roadway sections will be submitted for approvals in the future.

Permits are required prior to the start of any infrastructure construction in the future phases. Those permits, which include mass grading and construction of each development phase, in general, include the following:

Army Corps of Engineers Permit;
City of Orlando Engineering Plan Approval;
Orange County Utilities Permit;
SFWMD ERP Permit;
SFWMD Dewatering Permit;
FDEP Water and Wastewater Permits;
Environmental Protection Agency (EPA) National Pollutant Discharge Elimination System (NPDES); and
FEMA LOMR.

The District Engineer will certify that all permits necessary to complete the Series 2024 Project have either been obtained or, in his expert opinion, will be obtained and there is no reason to believe that the necessary permits cannot be obtained for the entire Development.

Table 5.1 Permit Status for Overall Development

OVERALL DEVELOPMENT PERMIT STATUS	
PERMITS/APPROVALS	APPROVAL/EXPECTED APPROVAL DATE	
Zoning Approval	Residential Planned Unit Development (RPUD) Approved 02/16/2016	
Preliminary Plat	Approved 3/9/2023	
SFWMD ERP	Approved 12/5/2022	
Construction Plan approvals	Approved 3/2/2023	
FDEP Sanitary Sewer General Permit	Approved 5/3/2023	
FDEP Polk County Health Dept. Water Distribution General Permit	Approved 5/19/2023	

Table 5. 2 Permit Status for Village N-4

N-4 DEVELOPMENT PERMIT STATUS	
PERMITS/APPROVALS	APPROVAL/EXPECTED APPROVAL DATE	
Zoning Approval	05/11/2022	
Preliminary Plat	To be obtained	
SFWMD ERP	Approved 04/10/2023	
Construction Plan approvals	Approved 06/05/2023	
FDEP Sanitary Sewer General Permit	Approved 04/10/2023	
FDEP Water Distribution General Permit	Approved 06/14/2023	

Table 5.3 Permit Status for Village N-5

N-5 DEVELOPMENT PERMIT STATUS	
PERMITS/APPROVALS	APPROVAL/EXPECTED APPROVAL DATE	
Zoning Approval	05/11/2022	
Preliminary Plat	To be obtained	
SFWMD ERP	Approved 03/31/2023	
Construction Plan approvals	Approved 06/30/2023	
FDEP Sanitary Sewer General Permit	Approved 06/29/2023	
FDEP Water Distribution General Permit	Approved 06/07/2023	

Table 5.4 Permit Status for Village N-1C

N-1C DEVELOPMENT PERMIT STATUS	
PERMITS/APPROVALS	APPROVAL/EXPECTED APPROVAL DATE	
Zoning Approval	02/20/2018	
Preliminary Plat	To be obtained	
SFWMD ERP Modification	Approved 05/13/2021	
Construction Plan approvals (revised)	Approved 02/27/2021	
FDEP Sanitary Sewer General Permit	Approved 02/05/2021	
FDEP Water Distribution General Permit	Approved 01/27/2021	

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

Items utilized in the Opinion of Probable Costs for this report are based upon the proposed plan infrastructure as shown on construction drawings incorporating specifications in the most current SWFWMD, FDEP, Orange County, and City of Orlando utilities’ regulations.

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

Summary and Conclusion
The improvements as outlined are necessary for the functional development of the CDD. The CDD is being designed in accordance with current government regulatory requirements. The development will serve its intended function provided the construction is in substantial compliance with the design. The development’s construction is based upon current development plans.

Engineer’s Certification
It is our professional opinion that the public infrastructure costs for the Series 2024 Project provided in this report are reasonable to complete the construction of the public infrastructure improvements.
Furthermore, the public infrastructure improvements will benefit and add value to lands within the District and the value is at least the same as the costs for said improvements. Assets will be purchased by the District at the lesser of fair market value or actual cost. All improvements financed by the District will be on land owned by, or subject to a permanent easement in favor of, the District or another governmental entity.

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

Based upon the presumption that the Series 2024 Project construction continues in a timely manner, it is our opinion that the costs of the Series 2024 Project proposed represent a system of improvements benefitting all developable property located within the District, are fair and reasonable, and that the District-funded improvements are assessable improvements within the meaning of Chapter 190, F.S. We have no reason to believe that the Series 2024 Project cannot be constructed at the cost described in this report. We expect the improvements to be constructed or acquired by the District with bond proceeds, as indicated within this report. We believe that the District will be well served by the improvements discussed in this report.

I hereby certify that the foregoing is a true and correct copy of the engineer’s report for the Dowden West Community Development District.

Reinardo Malavé, P.E. Florida License No. 31588

Exhibit 7A

SUMMARY OF PROPOSED DISTRICT FACILITIES	
DISTRICT INFRASTRUCTURE	CONSTRUCTION	OWNERSHIP	CAPITAL FINANCING	OPERATION AND MAINTENANCE	
Sanitary Sewer Collection	District	Orange County
Utilities	District Bonds	Orange County
Utilities	
Water Distribution	District	Orange County
Utilities	District Bonds	Orange County
Utilities	
Reuse Water	District	Orange County
Utilities	District Bonds	Orange County
Utilities	
Master Stormwater Management System	District	Dowden West CDD	District Bonds	Dowden West CDD	
Electrical Service System	District	Orlando Utilities
Commission	District Bonds	Orlando Utilities
Commission	
Conservation Mitigation	District	Dowden West CDD	District Bonds	Dowden West CDD	
On-Site Master Public Spine Roadway Improvements	District	City of Orlando	District Bonds	City of Orlando	
Off-Site Master Public Roadway Improvements	District	City of Orlando		City of Orlando	
Landscaping/Irrigation/ Hardscape	District	Dowden West CDD		Dowden West CDD	

Exhibit 7B

EXHIBIT 7B COST ESTIMATE	

FACILITY TYPE	N-1C (58 LOTS)	N-4 (167 LOTS)
2021-2023
EXISTING	N-5 (71 LOTS)
2023-2024
EXISTING	
TOTAL (296 LOTS)	
Offsite Improvements	$	143,246.08	$	476,663.68	$	305,200.00	$	851,704.00	
Stormwater Management(2)(3)(6)	$	788,226.54	$ 2,622,891.77	$ 1,996,880.00	$ 4,686,590.37	
Mass Grading and Master Stormwater Drainage	$	338,937.11	$1,127,842.44	$	845,840.00	$ 2,015,232.03	
Roadway Drainage	$	449,289.44	$1,495,049.33	$ 1,151,040.00	$ 2,671,358.34	
Utilities (Water, Sewer, & Reuse)(5)(7)(9)(10)	$	788,227.33	$2,386,833.01	$ 1,709,120.00	$ 4,686,595.06	
Water	$	212,821.40	$	708,181.54	$	497,040.00	$ 1,265,380.76	
Reuse	$	173,409.79	$	577,036.03	$	388,040.00	$ 1,031,049.60	
Gravity Sewer	$	331,055.42	$ 1,101,615.44	$	824,040.00	$ 1,968,369.55	
Lift Station & Force Mains	$	70,940.73	$	-	$	-	$	421,795.15	
Electrical - Undergrounding
System Only(5)(7)(9)(10)	$	275,076.65	$	915,341.25	$	710,680.00	$ 1,635,534.32	
Street Lighting	$	56,021.36	$	186,415.92	$	130,800.00	$	333,088.49	
Electrical Distribution (Underground conduits only)	$ 219,055.28	$	728,925.33	$	579,880.00	$ 1,302,445.83	
Roadway(4)(5)(7)(10)	$ 560,211.28	$ 1,864,151.33	$ 1,548,251.26	$ 3,330,870.83	
Entry Feature(7)(8)(9)(10)	$ 200,000.00	$	200,000.00	$	200,000.00	$	100,000.00	
Parks and Amenities7)(10)	$ 273,819.30	$	911,157.32	$	756,752.12	$ 1,628,058.46	
Subtotal	$3,028,807.18	$ 9,377,038.37	$ 7,226,883.38	$16,919,353.04	
Professional Fees (10%)	$ 302,880.72	$	937,703.84	$	722,688.34	$ 1,691,935.30	
Contingency @ 15%	$ 454,321.08	$ 1,406,555.76	$ 1,084,032.51	$ 2,994,909.34	
TOTAL	$3,786,008.98	$11,721,297.96	$ 9,033,604.23	$24,540,911.16	
Notes:
Infrastructure consists of public roadway improvements, Stormwater management facilities, master sanitary sewer lift station and utilities, entry feature, landscaping and signage, and public neighborhood parks, all of which will be located on land owned by or subject to a permanent easement in favor of the District or another governmental entity.
Excludes grading of each lot in conjunction with home construction, which will be provided by home builder. Does not include the cost of transportation of fill for use of private lots.
Includes stormwater pond excavation.
Includes sub-grade, base, asphalt paving, curbing, and civil/site engineering.
Includes subdivision infrastructure and civil/site engineering.
Stormwater does not include grading associated with building pads.
Estimates are based on 2024 costs.
Includes entry features, signage, hardscape, landscape, irrigation, and buffer fencing.
CDD will enter into a lighting agreement with Orlando Utilities Commission for the lighting service. Includes only the incremental cost of undergrounding and installation of streetlights.
The costs associated with the infrastructure are a master cost and is effectively shared by the entire project (all phases).
The costs associated with N-1C are based on a select number of lots to be included in the Series 2024 Project

N-1C
N-4

N-5

Legend
Dowden West CDD PARCELS

µ

EXHIBIT 1 - BOUNDARY MAP DOWDEN WEST CDD	0

487.5

975
Feet

µ

0

437.5	875
Feet

EXHIBIT 2 - N-1C LEGAL DESCRIPTIONDOWDEN WEST CDD

STARWOOD PHASE N1-C 108/25 LOTS 785 THRU 842Lots 785 thru 842,
according to the STARWOOD PHASE N-1C plat, as recorded in Plat Book 108, Page 25, Public Records of Orange County, Florida.

µ

0

437.5	875
Feet

EXHIBIT 3 - N-4 & N-5 LEGAL DESCRIPTIONDOWDEN WEST CDD

LEGAL DESCRIPTION:

A PORTION OF SECTION 34, TOWNSHIP 23 SOUTH, RANGE 31 EAST, ORANGE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE NORTHEAST CORNER OF SECTION 34, TOWNSHIP 23 SOUTH, RANGE 31 EAST, ORANGE COUNTY, FLORIDA; THENCE RUN S00°08'54"W ALONG THE EAST LINE OF THE NORTHEAST 1/4 OF SAID SECTION 34, A DISTANCE OF 460.87 FEET TO A POINT ON THE SOUTH LINE OF THE LANDS DESCRIBED IN INSTRUMENT NO. 20160659069, OF THE PUBLIC RECORDS OF ORANGE COUNTY FLORIDA; THENCE ALONG SAID SOUTH LINE THE FOLLOWING (2) TWO COURSES AND DISTANCES: S89°46'02"W, A DISTANCE OF 2048.22 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 11,200.00 FEET, A CENTRAL ANGLE OF 02°12'20", A CHORD BEARING OF S88°39'52"W AND A CHORD DISTANCE OF 431.08 FEET; THENCE RUN WESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF
431.11 FEET TO THE END OF SAID CURVE; THENCE DEPARTING SAID SOUTH LINE RUN S00°00'00"E, A DISTANCE OF 1270.21 FEET TO THE POINT OF BEGINNING; THENCE S13°59'45"E, A DISTANCE OF 1403.36 FEET; THENCE S28°29'44"E, A DISTANCE OF 1511.61 FEET; THENCE N40°44'14"E, A DISTANCE OF 745.19 FEET; THENCE S76°11'33"E, A DISTANCE OF 786.91 FEET; THENCE S16°56'45"E, A DISTANCE OF 366.38 FEET; THENCE S67°06'48"W, A DISTANCE OF 1332.34 FEET; THENCE S07°27'21"W, A DISTANCE OF 519.96 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 1142.00 FEET, A CENTRAL ANGLE OF 05°56'44", A CHORD BEARING OF N78°03'41"W AND A CHORD DISTANCE OF 118.45 FEET; THENCE RUN WESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF
118.50 FEET TO A POINT OF CURVATURE; THENCE N81°02'03"W, A DISTANCE OF
113.97 FEET; THENCE N00°10'41"W, A DISTANCE OF 9.61 FEET; THENCE N11°40'24"W, A DISTANCE OF 70.85 FEET; THENCE N07°54'27"W, A DISTANCE OF 150.70 FEET; THENCE N66°23'12"W, A DISTANCE OF 83.46 FEET; THENCE S58°25'20"W, A DISTANCE OF 73.95 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 800.00 FEET, A CENTRAL ANGLE OF 13°58'18", A CHORD BEARING OF N32°29'40"W AND A CHORD DISTANCE OF 194.60 FEET; THENCE RUN NORTHWESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 195.08 FEET TO A POINT OF TANGENCY; THENCE N39°28'49"W, A DISTANCE OF 66.63 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 500.00 FEET, A CENTRAL ANGLE OF 04°03'57", A CHORD BEARING OF N37°26'51"W AND A CHORD DISTANCE OF 35.47 FEET; THENCE RUN NORTHWESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 35.48 FEET TO THE POINT OF TANGENCY; THENCE N53°38'10"E, A DISTANCE OF 28.43 FEET; THENCE N65°38'30"E, A DISTANCE OF 26.40 FEET; THENCE N03°43'56"E, A DISTANCE OF 47.66 FEET; THENCE N11°04'16"W, A DISTANCE OF 34.53 FEET; THENCE N08°36'56"E, A DISTANCE OF 40.55 FEET; THENCE N75°50'41"W, A DISTANCE OF 25.12 FEET; THENCE S79°09'40"W, A DISTANCE OF 504.22 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF
200.00 FEET, A CENTRAL ANGLE OF 37°25'44", A CHORD BEARING OF S17°25'47"W
AND A CHORD DISTANCE OF 128.34 FEET; THENCE RUN SOUTHERLY ALONG THE

µ

0

437.5	875
Feet

EXHIBIT 3 - N-4 & N-5 LEGAL DESCRIPTIONDOWDEN WEST CDD

ARC OF SAID CURVE, A DISTANCE OF 130.65 FEET TO A POINT OF TANGENCY; THENCE S36°08'39"W, A DISTANCE OF 36.46 FEET; THENCE N53°51'21"W, A DISTANCE OF 90.00 FEET; THENCE S36°08'39"W, A DISTANCE OF 5.00 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 90°00'00", A CHORD BEARING OF S81°08'39"W AND A CHORD DISTANCE OF 21.21 FEET; THENCE RUN WESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 23.56 FEET TO THE POINT OF TANGENCY; THENCE N53°51'21"W, A DISTANCE OF 118.85 FEET; THENCE N36°08'39"E, A DISTANCE OF
50.00 FEET; THENCE N53°51'21"W, A DISTANCE OF 32.76 FEET; THENCE N09°46'59"W, A DISTANCE OF 632.25 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 854.93 FEET, A CENTRAL ANGLE OF 02°24'12", A CHORD BEARING OF S89°45'09"E AND A CHORD DISTANCE OF 35.86 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 35.86 FEET TO THE END OF SAID CURVE; THENCE N03°27'16"W, A DISTANCE OF 27.77 FEET; THENCE N13°14'06"E, A DISTANCE OF 147.77 FEET; THENCE N31°19'36"E, A DISTANCE OF 30.90 FEET; THENCE N10°41'05"W, A DISTANCE OF 417.56 FEET; THENCE N32°10'00"W, A DISTANCE OF 510.76 FEET; THENCE N00°00'00"E, A DISTANCE OF
522.92 FEET; THENCE N12°52'15"W, A DISTANCE OF 113.90 FEET; THENCE N05°21'41"W, A DISTANCE OF 273.01 FEET; THENCE N25°37'04"W, A DISTANCE OF
141.20 FEET; THENCE N14°56'44"W, A DISTANCE OF 174.64 FEET; THENCE N28°41'02"W, A DISTANCE OF 90.51 FEET; THENCE N77°51'13"E, A DISTANCE OF
758.24 FEET TO THE POINT OF BEGINNING.

CONTAINING 3,978,632 SQUARE FEET OR 91.34 ACRES MORE OR LESS. TOGETHER WITH:
LEGAL DESCRIPTION:

A PORTION OF SECTION 34, TOWNSHIP 23 SOUTH, RANGE 31 EAST, AND SECTION 3, TOWNSHIP 24 SOUTH, RANGE 31 EAST, ORANGE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE NORTHWEST CORNER OF SAID SECTION 3; THENCE S63°21'19"E, ALONG THAT CERTAIN LINE BETWEEN SAID NORTHWEST CORNER OF SAID SECTION 3 AND THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 3752.70 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID CERTAIN LINE RUN, N14°35'41"W, A DISTANCE OF 367.89 FEET; THENCE N64°40'07"W, A DISTANCE OF 186.52 FEET; THENCE N04°33'16"W, A DISTANCE OF 471.86 FEET; THENCE N06°15'44"W, A DISTANCE OF 694.15 FEET; THENCE N22°56'20"W, A DISTANCE OF 543.54 FEET; THENCE S53°51'21"E, A DISTANCE OF 71.98 FEET; THENCE N36°08'39"E, A DISTANCE OF 50.00 FEET; THENCE S53°51'21"E, A DISTANCE OF 280.08 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 1005.00 FEET, A CENTRAL ANGLE OF 01°10'13", A CHORD BEARING OF S54°26'28"E AND A CHORD DISTANCE

µ

0

437.5	875
Feet

EXHIBIT 3 - N-4 & N-5 LEGAL DESCRIPTIONDOWDEN WEST CDD

OF 20.53 FEET; THENCE RUN SOUTHEASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 20.53 FEET TO A POINT OF REVERSE CURVATURE OF A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 86°20'47", A CHORD BEARING OF S11°51'11"E AND A CHORD DISTANCE OF 20.53 FEET; THENCE RUN SOUTHERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF
22.61 FEET TO A POINT OF TANGENCY; THENCE S31°19'12"W, A DISTANCE OF 5.85 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 1025.00 FEET, A CENTRAL ANGLE OF 05°35'31", A CHORD BEARING OF S58°40'48"E AND A CHORD DISTANCE OF 100.00 FEET; THENCE RUN SOUTHEASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 100.04 FEET TO THE END OF SAID CURVE; THENCE N31°19'12"E, A DISTANCE OF 5.85 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF
15.00 FEET, A CENTRAL ANGLE OF 38°28'17", A CHORD BEARING OF N50°33'21"E AND
A CHORD DISTANCE OF 9.88 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 10.07 FEET TO A POINT OF REVERSE CURVATURE OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 1010.00 FEET, A CENTRAL ANGLE OF 19°19'54", A CHORD BEARING OF S71°22'06"E AND A CHORD DISTANCE OF 339.16 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 340.78 FEET TO A POINT OF CURVATURE; THENCE S81°02'03"E, A DISTANCE OF 196.57 FEET; THENCE S08°57'57"W, A DISTANCE OF 45.00 FEET; THENCE S81°02'03"E, A DISTANCE OF 108.76 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 942.00 FEET, A CENTRAL ANGLE OF 02°13'03", A CHORD BEARING OF S79°55'31"E AND A CHORD DISTANCE OF 36.46 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 36.46 FEET TO THE END OF SAID CURVE; THENCE S06°27'17"W, A DISTANCE OF 238.74 FEET; THENCE S16°53'30"E, A DISTANCE OF 1403.95 FEET; THENCE S26°38'41"W, A DISTANCE OF 449.68 FEET TO A POINT ON THAT CERTAIN LINE BETWEEN SAID NORTHWEST CORNER OF SAID SECTION 3 AND THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 3; THENCE N63°21'19"W, ALONG THAT CERTAIN LINE BETWEEN SAID NORTHWEST CORNER OF SAID SECTION 3 AND THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 3, A DISTANCE OF 752.69 FEET TO THE POINT OF BEGINNING.
CONTAINING 1,792,189 SQUARE FEET OR 41.14 ACRES MORE OR LESS.

N-1C
N-4

N-5

Legend
Dowden West CDD PARCELS

ZONING

A-2 CITY
P-D

EXHIBIT 4 - ZONING DOWDEN WEST CDD

µ 0	487.5

975
Feet

N-1C
N-4

N-5

Legend
Dowden West CDD PARCELS

LAND_USE

City IN PD
R

EXHIBIT 5 - FUTURE LAND USE

DOWDEN WEST CDD

µ 0	487.5

975
Feet

N-1C
N-4

N-5

Legend
Dowden West CDD PARCELS

FLD_ZONE

0.2 PCT ANNUAL CHANCE FLOOD HAZARD A
AE

X