North River Ranch Improvement Stewardship District
3501 Quadrangle Boulevard, Suite 270, Orlando, FL 32817
Phone 407-723-5900; Fax 407-723-5901
http://northriverranchisd.com/

The following is the agenda for the rescheduled meeting of the Board of Supervisors for the North River Ranch Improvement Stewardship District scheduled to be held Wednesday, March 11, 2026, at 10:00 A.M. at 11645 Camp Creek Trail, Parrish, FL 34202.
If you would like to attend the Board Meeting by phone, you can do so by dialing:
Phone:	1-844-621-3956	Participant Code:	2536 634 0209 https://pfmcdd.webex.com/join/carvalhov

BOARD OF SUPERVISORS’ MEETING AGENDA

Administrative Matters
Call to Order
Roll Call to Confirm Quorum
Public Comment Period [for any members of the public desiring to speak on any proposition before the Board]
Consent Agenda
Minutes of the February 11, 2026, Board of Supervisors’ Meeting
Aqua Plumbing & Air Proposal for Brightwood Pavilion AC Repairs
Bliss Proposal for Brightwood Pavilion Merry-Go-Round Repairs
Floridian Environmental Landscape Proposal for Littoral Plantings at Camp Creek Clubhouse
Geopoint Proposal for Work on Camp Creek Trail
Impact Proposal for Sabal Palm at 11442 Gallatin Trail
Impact Proposal for Sabal Palm Replacement at 11672 Little River Way
Maddtraxx Proposal for Sidewalk Repair at For Hamer Rd
Safetouch Proposal for Proptia Mobile Credentials
Yellowstone Proposal for Adding Irrigation Heads in Zone 1 (Riverfield)
Yellowstone Proposal for Wax Mrytle Replacement in Riverfield
Payment Authorizations Nos. 164 – 167
Funding Requests Nos. 644 – 656
Series 2023 Neighborhood Infrastructure Requisition Nos. 200 – 204
District Financial Statements

Business Matters
Consideration of Resolution 2026-02, Adopting a Revised Fiscal Year 2026 O&M Budget
Consideration of Contractor for Phase IV-C-2 (Longmeadow Phase 2) Site Development
Consideration of Clearview Land Design Certification Regarding Improvements to Phases IV-A & IV-B

Consideration of Clearview Land Design Change Orders
CO #1 – Weir Revisions
CO#3 – Engineering Supervision
Consideration of Clearview Land Design Proposal for Engineering Design & Permitting Services – Phase IV-D
Other Business Staff Reports
District Counsel
District Engineer
District Manager
Next meeting: April 8, 2026
Field Services Operation Manager
Lifestyle Director Supervisor Requests and Comments Adjournment

North River Ranch Improvement Stewardship District

Consent Agenda

North River Ranch Improvement Stewardship District

Minutes of the February 11, 2026, Board of Supervisors’ Meeting

MINUTES OF MEETING

NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT BOARD OF SUPERVISORS’ MEETING MINUTES
Wednesday, February 11, 2026, at 1:15 p.m. 8141 Lakewood Main Street,
Bradenton, FL 34202

Board Members present via phone or in person: Pete Williams	Chairperson
Janice Snow	Vice Chairperson
John Blakley	Assistant Secretary Dale Weidemiller Assistant Secretary John Leinaweaver   Assistant Secretary

Also present:
Vivian Carvalho	PFM Group Consulting LLC – District Manager		
Kwame Jackson	PFM Group Consulting LLC – ADM	(via phone)	
Amanda Lane	PFM Group Consulting LLC – District Accountant	(via phone)	
Alyssa Wilson	Kutak Rock – District Counsel		
Rob Engel	Stantec – District Engineer	(via phone)	
John McKay	J.H. McKay, LLC – Consultant		
Jeff Ramer	Field Services Operation Manager	(via phone)	
Cory Morgan	Lifestyle Director		
Various audience members present

FIRST ORDER OF BUSINESS		Administrative Matters Call to Order and Roll Call
The Board of Supervisors’ Meeting for the North River Ranch ISD was called to order at 1:16 p.m.
Ms. Carvalho proceeded with roll call and confirmed quorum to proceed with the meeting. Those in attendance are outlined above either in person or via speakerphone.

Public Comment Period

Ms. Carvalho reviewed the public comment period policy. There were no public comments at this time.

Consent Agenda
Minutes of the January 14, 2026, Board of Supervisors’ Meeting
Clean Sweep Proposal for Brightwood Pavilion HVAC and Duct Cleaning
Clearview	Proposal	for Miscellaneous Engineering Services
Geopoint	Proposal	for Phase 2 Signage Staking
Maddtraxx Proposal for Creating Shell Areas in Phases 4E & 4F
Maddtraxx Proposal for Longmeadow Sidewalk Repair
Maddtraxx Proposal for Regrading	&
Replenishing Dog Park Shell Driveway
Maddtraxx Proposal for Removing Shell Trail at Weymouth Terrace
Maddtraxx Proposal for Riverfield Gate Motor Replacement
Maddtraxx Proposal for Riverfield Shell Trail Repairs and Deterrence Measures
Maddtraxx Proposal for Rolling Fork Trail Concrete Sidewalk
Maddtraxx Proposal for Shell Trail Extension
MDS Handyman Proposal for Camp Creek Pool Restroom Repair
Safetouch Proposal for Arrow Creek Internet Conduit
Yellowstone Proposal for Riverfield	Verandah Center Median Plantings
Yellowstone Proposal for Riverfield	Verandah Entrance and Exit Plantings

Yellowstone Proposal for Silver	Buttonwood Replacement
Yellowstone Proposal for Sod Replacement at Arrow Creek Dr
Yellowstone Proposal for Sod Replacement at Canyon Creek Trail
Payment  Authorizations
Nos. 160 – 163
Funding Requests Nos. 635 – 643
Series	2023
Neighborhood Infrastructure Requisition Nos. 191 – 199
District	Financial Statements
The Board reviewed the items.

ON MOTION by Mr. Weidemiller, seconded by Mr. Blakley, with all in favor, the Board approved the Consent Agenda Items 1 – 23.

SECOND ORDER OF BUSINESS	Business Matters

Consideration of Suspension or Termination of Access – Rule Hearings for Resident Violations
Fernandes
Vitti

ON MOTION by Mr. Williams, seconded by Mr. Blakley, with all in favor, the Board opened the Public Hearing on Resident Violations (Fernandes).

Mr. and Mrs. Fernandes made an appeal to the Board regarding the suspension of amenity privileges. Mr. Fernandes noted it was never the intention to violate the amenity rules, and they have never had a previous violation. They requested a reduction or lifting of the suspension and noted they would follow all rules moving forward.

Mr. Williams noted Mr. Fernandes has agreed to reimburse the district for damages to the electrical outlet cover.

There was discussion regarding the violations and the amenity policies.

Ms. Morgan gave an overview of the event reservation policy. It was noted that any vendors, and their insurance policies are submitted with the event reservation agreement. She noted there is a security deposit on file.

There was brief discussion regarding lifting the suspension and re-activating the fobs.

Mr. Jackson noted a proposal has been received for the electrical outlet cover and Ms. Morgan will follow up with the resident.

ON MOTION by Mr. Williams, seconded by Mr. Leinaweaver, with all in favor, the Board closed the Public Hearing on Resident Violations (Fernandes).

ON MOTION by Mr. Williams, seconded by Ms. Snow, with all in favor, the Board authorized lifting the suspension of the Fernandes’ access effective immediately.

Ms. Snow recommended that Mr. & Mrs. Fernandes speak with Ms. Morgan about all details for future events.

ON MOTION by Mr. Weidemiller, seconded by Mr. Williams, with all in favor, the Board opened the Public Hearing on Resident Violations (Vitti).

There was brief discussion regarding the process of resident comment in-person versus via phone. The Board agreed to allow resident comment via phone.
Mr. Vitti made an appeal to the Board regarding the suspension of amenity privileges. He noted he had spoken with his son regarding the violation and there have been no previous violations.
There was discussion regarding the incident.

Ms. Morgan noted that only the Vitti family was present at the pool during the incident. However, there was a family passing the pool during that time. Nothing additional was reported. Ms. Morgan gave an overview of the interactions with the Vitti family following the suspension.

Ms. Wilson noted that security camera footage is exempt from public records.

There was discussion regarding the timeline of suspension and use of facilities during suspension. Mr. Williams recommended extending the suspension.

ON MOTION by Mr. Williams, seconded by Mr. Leinaweaver, with all in favor, the Board closed the Public Hearing on Resident Violations (Vitti).

ON MOTION by Mr. Williams, seconded by Mr. Weidemiller, with all in favor, the Board extended suspension of access for the Vitti family through midnight on March 31, 2026.

The Board noted that if there are any reports of the family members accessing the amenities, the suspension will be revisited and may be further extended.

It was noted that any further questions pertaining to this suspension can be referred to PFM, the District Management Team.

THIRD ORDER OF BUSINESS	Other Business Staff Reports
District Counsel –	Ms. Wilson gave an update on the legislative session.

There was brief discussion regarding the sovereign immunity limit.

District Engineer –	Mr. Engel noted that two items are out for bid, one for Phase 4C-2
and one for irrigation landscaping in Zones 3 and 7.

District Manager –	Ms. Carvalho noted the next meeting is scheduled for March 11,
2026, at 1:15 p.m.

Field Manager –	No report.

Lifestyle Director –	No report.

Audience	Comments	and Supervisor Requests

Mr. Williams commented on the resident suspension period. Any further issues need to be reported to PFM, the District Management Team. An additional letter will be sent to the resident from District Management.

There was brief discussion regarding respect for staff and decorum.

There were no further audience comments or Supervisor requests at this time.

FOURTH ORDER OF BUSINESS	Adjournment

There was no further business to be discussed.

ON MOTION by Ms. Snow, seconded by Mr. Blakley, with all in favor, the February 11th, 2026, Board of Supervisor’s Meeting for the North River Ranch Improvement Stewardship District was adjourned at 2:06 p.m.

Secretary / Assistant Secretary	Chairperson / Vice Chairperson

North River Ranch Improvement Stewardship District

Aqua Plumbing & Air Proposal for Brightwood Pavilion AC Repairs

NRR O/M

8283 VICO COURT • SARASOTA, FL 34240 • 941.366.7676 • FAX: 941.366.7910
www.aquaplumbingandair.com • FL LICENSES • CAC1816020 • CFC057648 • EC13005269	
JOB NAME North River Ranch Amenity Center	BILLING INFO PFM Group Consult	DATE 02/19/2026	
JOB ADDRESS 11510 Little River Way	3501 Quadrangle Blvd #270	
CITY, STATE, ZIP Parrish,Fl 34219	Orlando,Fl 32817	
PHONE	CELL (941) 713-6707	EMAIL bworley@nealland.com	
Proposal for Amenity center/gym air handler located in a mechanical room Perform air handler restoration package on carrier air handler
Pull and Clean evaporator coil
Pull and Clean blower housing and squirrel cage Clean and disinfect interior insulation
Install 24 volt uv light by blower wheel on completion
Remove impacted 10kw heatstrip and install a new 8kw heatstrip for #8awg copper wire per code Install proper 50 amp breaker in main panel
Restoration package $1350.00 Heater and breaker $650.00	
We propose hereby to furnish material and labor - complete in accordance with the above specifications, for the sum of:
Two Thousand	dollars ( $	$ 2,000.00	)
Payment to be made as follows. Due upon installation. Upon failure to pay and sums hereunder, purchaser agrees to pay company interest at the rate of 1.5% per month (annual rate of 18%) on all oustanding balances.	
All material is guaranteed to be as specified. All work to be completed in a workmanlike manner according to standard practices. Any alteration or
deviation from the above specifications involving extra costs will be executed only upon written orders, and will become an extra charge over and above	Authorized
the estimate. All agreements contingent upon strikes, accidents or delays beyond our control. Owner to carry fire, tornado, and other necessary	Signature  Mark Rowe	
insurance. Our workers are fully covered by Workman's Compensation Insurance.
Florida Homeowner’s Recovery Fund:
Payment, up to a limited amount, may be available from the Florida Homeowner’s Construction Recovery Fund if you lose money on a project	Note: This proposal may be withdrawn by us if not accepted
performed under contract, where the loss results from specified violations of Florida law by a licensed contractor. For information about the recovery	within	45	days.
fund and filling a claim, contact the Florida Construction Industry Licensing Board at the following telephone number and address: 2601 Blairstone		
Rd, Tallahassee FL 32399 – Phone 850-487-1395	
Acceptance of Proposal
The above prices, specifications, and conditions are satisfactory and are	Signature
hereby accepted. You are authorized to do the work as specified. Payment
will be made as outlined above.	

North River Ranch Improvement Stewardship District

Bliss Proposal for Brightwood Pavilion Merry-Go-Round Repairs

Bliss Products and Services, Inc	Quote # 79743	NRR O/M
6831 S. Sweetwater Rd.
Lithia Springs, GA 30122	Sales Rep: Jim Carruthers
(800) 248-2547	jcarruthers@blissproducts.com
(770) 920-1915 Fax	O: (912) 922-2346
F: (770) 920-1915
C: (239) 248-7023

NRR ISD	Date 02-18-2026	Project North River Ranch Replacement Parts

Bill To	Ship To	Contact
PFM Group Consulting LLC	Shady Surfacing	Jeff Ramer
3501 Quadrangle BLVD,	2713 Loreta CT	Land Manager Phone:
Ste.270 Orlando Fl 32817	Cape Coral , Florida 33909	(941)376-8496

Approximate Ship Date

Ship Via	Terms
Net 30

Vendor	Part #	Description	Qty	Unit Price	Extended Price	
INS	INSTALL	REMOVE AND DISPOSE OF BROKEN BASE ASSEMBLY AND BRAKE AND REPLACE WITH NEW.	1	$1,000.00	$1,000.00	
PPS	313531	BASE ASSY W/BRAKE	1	$1,910.00	$1,910.00	
PPS	313561	HDW-WHIRL W/ME W/HANDLE	1	$79.00	$79.00	
PPS	65217	SWIRL W/ME W/HANDLE RETRO KIT	1	$1,002.00	$1,002.00	

	Sub Total	$3,991.00	
	Freight	479.13	
Taxable Subtotal	$2,991.00	Tax	0.00	
		Grand Total	$4,470.13	

Due to volatility in raw material pricing, this quote is only valid for 30 days unless otherwise noted.
Due to instability in material procurement and manufacturing, verbal or written lead times are subject to change.

Bliss Products & Services, Inc.
Sales Contract Agreement Effective January 1, 2025
1. Customer Information
Customer Name  FIELDSTONE CDD	 Quote Number  79743	
Address	12051 Corporate Blvd C/O PFM CONSULTING	Date		
 ORLANDO, Florida 32817	 Total Amount  $4,470.13	

Incorporation of Terms
This Agreement incorporates by reference the Bliss Products & Services, Inc. Terms & Conditions, effective January 1, 2025, and any applicable Exhibits (including but not limited to material, Install, Leasing, PIP, Turf, EWF, or Shade) as specified in the quote (collectively, the "Terms"). Customer acknowledges receipt and review of all applicable Terms prior to signing this Agreement. If any Terms are not received, the Customer must notify Bliss in writing within 3 business days of signing; otherwise, the Terms shall be deemed received and accepted. In the event of a conflict between this Agreement, the Terms, and the quote, the order of precedence shall be: (1) quote provisions, (2) this Agreement, (3) the Terms and Conditions (https://blissproducts.com/terms-conditions/)

Order Terms
Sales Tax Exemption: Must be supported by a valid certificate. Sales Tax is included unless explicitly stated.
Order Approval: All orders are subject to the manufacturer's approval.
Deposits: May be required before processing begins.
Credit Card Payments: A 3% surcharge applies.
Signature Requirement: Electronic signatures, including DocuSign, are acceptable.

Manufacturing & Shipping
Manufacturing timelines begin upon receipt of (1) signed contract. (2) Actual shipping address. (3) Color and mount selections
Customer is responsible for coordinating unloading/inside delivery with the freight carrier.
Title and risk of loss pass to Customer upon shipment to the common carrier.
Bliss is not responsible for shipping delays or transit damages; claims must be filed with the carrier. However, Bliss will assist the Customer in facilitating any claim with the shipping carrier as needed.

Returns & Cancellations
Returns are accepted based on the manufacturer’s return policy
Authorization in writing from Bliss is required.
Goods must be in new, unused condition and returned within 30 days. Returns for manufacturing defects or fulfillment errors must be made within 7 business days of receipt.
Restocking fee (10% minimum – based on manufacturer) and pre-paid freight apply.
Return items are subject to the manufacturer’s policies and may result in freight and restocking fees.
Any damaged or missing parts must be noted on the bill of lading at the time of delivery.
Special orders may not be returned or cancelled.
Customer-requested cancellations after confirmation are subject to:
Reimbursement for all incurred costs ("Cancellation Costs"), including but not limited to manufacturing costs, materials, labor, administrative expenses, and any supplier cancellation charges, plus 15% of such costs to cover overhead
Payment due within 5 business days of Bliss’s payment to Supplier

Payment Terms
Payment is due within 30 days of invoice unless otherwise agreed in writing signed by an authorized officer of Bliss. Time is of the essence for all payments under this Agreement. Bliss reserves the right to suspend performance of any obligations under this Agreement while any payment remains past due.
1.5% monthly interest (18% per annum) or the maximum rate permitted by applicable law, whichever is less, applies to late payments. Customer shall also pay all costs of collection, including reasonable attorneys' fees, whether or not legal action is commenced.
Customer must dispute charges in writing within 7 calendar days of delivery/installation.
Unpaid or disputed amounts not resolved may be referred to collections. Customer pays reasonable legal/collection costs.

Disclaimer of Warranty
BLISS MAKES NO EXPRESS OR IMPLIED WARRANTIES OF ANY KIND, INCLUDING BUT NOT LIMITED TO WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, OR NON-INFRINGEMENT. ALL PRODUCTS ARE SOLD "AS IS." Any warranties on
products are provided solely by the original manufacturer or supplier ("Supplier"), and Customer agrees to look exclusively to such Supplier for any warranty claims. Bliss will reasonably assist Customer in processing warranty claims with Suppliers but assumes no responsibility for such claims.

Limitation of Liability
Limitation of Liability Cap: Notwithstanding any other provision of this Agreement, the total aggregate liability of each party to the other for any and all claims arising out of or related to this Agreement, whether in contract, tort, or otherwise, shall not exceed the total amount of fees paid or payable by Customer to Bliss under this Agreement in the twelve (12) months immediately preceding the event giving rise to the claim. This limitation shall apply to the fullest extent permitted by law and shall survive termination or expiration of this Agreement. Bliss is not liable for:
Indirect, incidental, special, or consequential damages
Delays, non-performance, or defects in Goods or Services

Indemnification
Customer agrees to indemnify, defend, and hold harmless Bliss from any third-party claims related to:
Installation of Goods
Use or maintenance of Goods
Materials supplied by Customer

Set-Off Prohibited
Customer may not offset or deduct amounts without Bliss’s prior written consent.

Credit Approval & Information Accuracy
Orders are subject to Bliss’s ongoing credit approval.
Customer must provide true, accurate, and complete information.

Pricing Adjustments & Storage
Prices may increase if delivery is not accepted within 30 days of quotation. Manufacturer storage fees apply after 30 days.
Bliss may invoice 90% of the order value if delivery is delayed more than 14 days after fabrication is complete and the goods are ready for shipment. Customer's failure to pay such invoice within 30 days shall constitute a material breach of this Agreement.
Monthly Storage Fees: The first month of storage is $875.00, which includes receiving, offloading, and reloading at the time of shipment, and $500 for each subsequent month will be charged to hold materials once they are ready for delivery but not yet shipped due to the Customer's request or delays. Storage fees will be invoiced monthly and are due within 30 days. Customer's failure to pay storage fees when due may result in Bliss disposing of or reselling the materials after providing 30 days written notice.
Dispute Resolution & Governing Law
Any dispute, claim, or controversy arising out of or relating to this Agreement shall be resolved exclusively through final and binding arbitration administered by the American Arbitration Association ("AAA") in accordance with its Commercial Arbitration Rules. The arbitration shall take place in Atlanta, Georgia. The arbitrator's award shall be final and binding, and judgment may be entered thereon in any court having jurisdiction. Nothing herein shall prevent either party from seeking temporary injunctive relief in any court of competent jurisdiction in Georgia prior to or during arbitration when necessary to protect its rights.
This Agreement shall be governed by and construed in accordance with the laws of the State of Georgia, without giving effect to any choice of law or conflict of law provisions. The parties’ consent to the exclusive jurisdiction of the state and federal courts located in Georgia solely for purposes of enforcing the arbitration agreement or entering judgment on an arbitrator's award.
Force Majeure
Bliss shall not be liable for any delay, failure in performance, loss, or damage due to events beyond its reasonable control, including but not limited to: acts of God; war; terrorism; pandemic; epidemic; government actions; labor disputes or shortages; supplier delays or inability to perform; material shortages; transportation interruptions; cyberattacks; or severe weather conditions. If a force majeure event continues for more than ninety (90) days, either party may terminate the affected portion of the Agreement upon written notice without penalty.

Claims Limitation
Any claim arising out of or related to this Agreement, including but not limited to claims for breach of contract, warranty, or negligence, must be brought within one (1) year from the date the cause of action accrues or such shorter period as may be specified in the applicable Terms & Conditions. The parties expressly waive any longer statute of limitations to the fullest extent permitted by law.

Entire Agreement
This Agreement, including the referenced Terms & Conditions and quote, constitutes the full and final agreement between the parties.
Authorization & Execution
Customer Acknowledgement: I hereby acknowledge and agree to all terms outlined in this Agreement. This contract must be signed by an officer of the company. By signing below, the undersigned represents and warrants that they have full authority to bind Customer to this Agreement and all incorporated Terms & Conditions.

Client: NRR ISD	Bliss Products & Services, Inc.

Authorized
Signature	Pete Williams

Authorized Signature

Authorized	Authorized
Representative	Representative
	
Title	Board Chair	Title
	
Date	2/19/26	Date

North River Ranch Improvement Stewardship District

Floridian Environmental Landscape Proposal for Littoral Plantings at Camp Creek Clubhouse

4221

2/20/26

North River Ranch Improvement Stewardship District	NRR Camp Creek Amenities

Parrish Florida	To be determined upon approval

the litorral type planting of the two specified areas in front of the Amenities Center.The scope of work and cost is as follows.Floridian Environmental will. purchase, pickup,deliver and plant a total of 1,220 bare root canna,iris, pickerelweed and bulrush.Plants will be divided evenly per planting areas.Plantings will be along the perimeters with a row of each species at 3ft.centers.Planting areas will be weedwacked before planting where needed.Due to the recent drought
and hard freeze we had. Plant material may be small.Also since these are aquatic/semi aquatic plants.I would
suggest waiting to get rain and moisture in the planting areas.Or flood them if possible to give the plants
the best chance to get established.Plants do come with a 30 day warranty and will be replaced.Unless due to circumstances out of our control.The above detailed scope of work can be done for a set fee of $1,900.
If you agree with the proposal please sign and return for scheduling purposes Thank you for the opportunity.

1,900
Invoicing will be done as jobs are completed.
Invoices may be paid upon receipt with a net of 30 days.

Floridian Environmental Landscape LLC Po box 7003 Sun City,FL. 33586
Gerardo V Valle
30

North River Ranch Improvement Stewardship District

Geopoint Proposal for Work on Camp Creek Trail

213 Hobbs Street, Tampa, FL 33619
Tel: (813) 248 8888 • Fax (813) 248 2266
www.geopointsurvey.com

PROPOSAL/AUTHORIZATION FOR WORK

To:	North River Ranch ISD
5824 Lakewood Ranch Boulevard Sarasota, Florida 34240	Date:	February 16th, 2026
February 13th, 2026	
Attn:	Andy Richardson			
Re:	North River Ranch, Amenity			

We hereby propose to do the following work:

Task	Description:	Lump Sum	

1	Locate all Trees, Switch Gears & Light Poles in the Area Highlighted in Yellow on Camp Creek Trail. Pick Up Back of Sidewalk Elevations on the North Side of the Road in the Same Area.	
$2,850	

All work herein is subject to the conditions described in Exhibit “A” attached herewith and made a part of this “Authorization for Work”. This proposal is valid for 30 days from today, February 16th, 2026.

GeoPoint Surveying, Inc.	ACCEPTANCE: North River Ranch ISD

By:			By:		 Justin Brantley P.S.M.			(Authorized Signature)
Vice President, Owner
Date:

(Print Name & Title)

Please return one signed copy to:	Proposals@geopointsurvey.com

File Name: J:\North River Ranch\Contracts\Nealland\Amenity REV Clearview Additional Services aw.JOB 02.16.2026

05-16-2023 PHASES IV-E & IV-F	TKW
02-15-2022 REVIEW SUBMITTAL	CMF
DATE	DESCRIPTION	BY	CHRISTOPHER M. FISHER P.E. REVISIONS

Wetland 19

Wetland 22

Wetland 21

SITE ACCESS 2
EXISTING LIFT STATION

Wetland 14

FUTURE PHASE IV-D1

Wetland 16B

Wetland 16A

FUTURE PHASE IV-F

FUTURE
AMENITY PHASE

Wetland 15

Wetland 16C

FUTURE

FORT HAMER ROAD

Wetland 8

PHASE IV-C2	FUTURE
PHASE IV-E

Wetland 7

DRIVEWAY A

Wetland 6

PHASE IV-C1

PARK SITE/ AMENITY CENTER

Wetland 4A

Wetland 4B

Wetland 5

POND W7

EXISTING PHASE IV-A

Wetland 3A

Wetland 48A

Wetland 48B

JD W13
JD W14

SITE ACCESS 1

POND 48

JD W7 1.734 Ac.

JD W12 2.973 Ac.

JD W6
7.216 Ac.	Existing Phase IV-A

Page 1 of 2
Attachment "A" Terms and Conditions

All fees stated in this Contract shall be payable in full, in monthly installments, based on the percentage of work completed in that month, as mutually agreed upon, or, if appropriate, on an hourly basis at GeoPoint Surveying, Inc.’s prevailing hourly rates, subject to any agreed upon limits.

In addition to the fees in this Contract, we charge all out-of-pocket expenses such as photocopying, long distance telephone calls, postage, etc. These expenses will be charged to the Client at GeoPoint Surveying, Inc.’s cost.
Work will be billed on the 20th of each month under the terms of this Contract or upon completion, and GeoPoint Surveying, Inc. shall expect payment by the tenth of the following month. Client shall pay the invoice and statement in accordance with the terms of this Contract and the terms of said statement and invoice. If Client fails to make any payment due GeoPoint Surveying, Inc. for services within 30 days of the invoice date, the amount(s) due shall accrue interest at the rate of 1 ½ percent per annum, and shall be calculated from the first day that the payment is deemed late pursuant to this Section.

In the event this Contract is terminated prior to completion, GeoPoint Surveying, Inc. shall be entitled to payment for services performed as of the date of termination, plus all out-of-pocket expenses.
Client shall indemnify, defend and hold harmless GeoPoint Surveying, Inc., from and against any claims, liabilities, damages, penalties and/or costs (including, without limitation, reasonable attorney’s fees and expenses) GeoPoint Surveying, Inc., may incur as a result of claims in any form by third parties (including, without limitation, governmental agencies and departments) relating to or arising out of this Contract, except to the extent such claims arise from the gross negligence or intentional misconduct of GeoPoint Surveying, Inc.
The prevailing party in any litigation between the parties relating to or arising out of this Contract (including, without limitation, trial, appellate and bankruptcy proceedings) shall recover its reasonable attorney’s fees and costs from the non-prevailing party.

The Client, upon executing this Contract authorizes the work described within the Scope of Services Section of this Contract and does so on behalf of the owner of the subject property, and warrants that the Client has authority to sign the Contract.
All documents, including but not limited to drawings, reports, and electronic data which have been or will be prepared, designed, written or developed by GeoPoint Surveying, Inc., in any form or fashion while rendering services to Client or that pertain to the work performed under this Contract (the “Documents”) are the sole property of GeoPoint Surveying, Inc. Client may not use or modify such Documents on other projects or extensions of this project without the prior written approval of GeoPoint Surveying, Inc. Client agrees that GeoPoint Surveying, Inc. shall be considered the author of the Documents for all purposes and the owner of all the rights comprised in the undivided copyright (and all reissues, renewals and extensions thereof) in and to the Documents and of any and all corresponding intellectual property rights. Notwithstanding any provision in this Contract to the contrary, in the event of a default by Client including, without limitation, any failure to pay amounts due within 30 days of invoice date, GeoPoint Surveying, Inc., shall be entitled to exclusive possession of any and all of the Documents prepared pursuant to this Contract and Client shall have no rights in the Documents.

Page 2 of 2
Attachment "A" Terms and Conditions

This Contract and the rights of the signers under this Contract shall be governed by the laws of the State of Florida, without reference to the choice of law principles thereof. The exclusive venue for all actions to enforce or interpret the provisions of this Contract will be courts of the State of Florida or of the United States having jurisdiction over Hillsborough County, Florida. All parties irrevocably waive any objection they may have to the laying of venue of any suit, action or proceeding arising out of or relating hereto brought in any such court, irrevocably waives any claim that any such suit, action or proceeding so brought has been brought in an inconvenient forum, and further waives the right to object that such court does not have jurisdiction over such party.
Your acceptance of this proposal shall constitute a Contract between the Client and GeoPoint Surveying, Inc.
Client agrees not to assign this Contract or any part hereof without the prior written consent of GeoPoint Surveying, Inc. which consent may be withheld by GeoPoint Surveying, Inc. for any reason it deems appropriate in its sole discretion. GeoPoint Surveying, Inc. may assign or transfer this Contract or any of its rights or obligations hereunder without the prior written consent of Client. This Contract shall be binding upon and shall inure to the benefit of the parties and their respective successors and assigns.

Each provision of this Contract will be interpreted in such manner as to be effective and valid under applicable law, but if any provision of this Contract is held to be prohibited by or invalid under applicable law, such provision will be ineffective only to the extent of such prohibition or invalidity, without invalidating the remainder of this Contract.
GeoPoint Surveying, Inc., in furnishing the services under this Contract, is acting only as an independent contractor and shall have the exclusive control of the manner and means of performing the work contracted for hereunder. GeoPoint Surveying, Inc. does not undertake by this Contract or otherwise to perform any obligations of Client, whether regulatory or contractual, or to assume any responsibility for Client’s business or operations. Nothing contained in this Contract shall be construed to create a joint venture or partnership between the parties.
The exhibits and other attachments to this Contract are hereby incorporated by reference and made part hereof. This Contract constitutes the entire understanding of the parties with respect to the subject matter hereof and there are no restrictions, warranties, covenants or undertakings other than those expressly set forth or referred to herein. This Contract may not be modified or amended except by an instrument in writing signed by the party against whom enforcement of any such modification or amendment is sought.
The waiver by either of the parties of breach or violation of any provision of this Contract shall not operate as, or be construed to be, a waiver of any subsequent breach of the same or other provisions hereof.

North River Ranch Improvement Stewardship District

Impact Proposal for Sabal Palm at 11442 Gallatin Trail

Impact Landscaping & Irrigation
311 Sarasota Center Blvd.	NRR O/M- Zone 3
Sarasota, FL 34240
PH: 941-488-7700
PROPOSAL
Name Jeff Ramer/ Charles V	Pref Vendor & PO Address 11442 Gallatin Trl		Sales Rep
Community North River Ranch Zone 3		Date Email	Approved By
Phone	Billable to
	
Send To	Budget Limit
	
Job # or Name	Warranty

Irrigation: Open Call	Estimate	Technician for same day install Scope of Work:

Proposal to remove and replace dead palm Tree behind 11442 Gallatin Trl

QUANTITY	DESCRIPTION	SIZE	UNIT COST	EXTENDED	
1	8-10' OA Sabal Palm		$	575.00	$	575.00	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	

					

1	Heavy Equipment		$	250.00	$	250.00	
				$	-	
				$	-	
TOTAL	$	825.00	

Accepted	Date
Proposal is good for 30 days.

North River Ranch Improvement Stewardship District

Impact Proposal for Sabal Palm Replacement at 11672 Little River Way

Impact Landscaping & Irrigation 311 Sarasota Center Blvd.
Sarasota, FL 34240
PH: 941-488-7700

NRR O/M

PROPOSAL

Name Jeff Ramer/ Charles V	Pref Vendor & PO Address North River Ranch Zone 3		Sales Rep
Community Little River Way Common Area		Date Email	Approved By
Phone	Billable to
	
Send To	Budget Limit
	
Job # or Name	Warranty

Irrigation: Open Call	Estimate	Technician for same day install Scope of Work:

Proposal to remove and replace dead palm Tree behind 11672 Little Riverway

QUANTITY	DESCRIPTION	SIZE	UNIT COST	EXTENDED	
1	8-10' OA Sabal Palm		$	575.00	$	575.00	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	
				$	-	

					

1	Heavy Equipment		$	250.00	$	250.00	
				$	-	
				$	-	
TOTAL	$	825.00	

Accepted	Date
Proposal is good for 30 days.

North River Ranch Improvement Stewardship District

Maddtraxx Proposal for Sidewalk Repair at For Hamer Rd

MaddTraxx LLC 3946 Sasser Rd Zolfo Springs FL 863-832-4807

NRR O /M
PROPOSAL

DATE	2/17/2025	
PAYMENT TERMS	NET 30	
PO NUMBER	021725FortHamerSidewalk	

BILL TO	
North River Ranch ISD	

	
JOB	
Fort Hamer Sidewalk Panel Replacement	

SCOPE	QUANTITY	RATE	AMOUNT	

Saw cut, demo, remove and repour approx 6.5' x 10' section of sidewalk located across from dog park parking lot.	

1	

1	

$1,875.00	

Thank you for allowing MaddTraxx to service your land needs! Contact office@maddtraxx.com for any questions or concerns.
Please make check payable to MaddTraxx LLC.

Total :	$1,875.00

TERMS

Bid price (as shown) for work described above is $1875.00 Upon execution, it constitutes a binding purchase order.

Pete Williams 2-19-26
Signiture of Acceptance	Signiture of Acceptance

North River Ranch Improvement Stewardship District

Safetouch Proposal
for Proptia Mobile Credentials

Docusign Envelope ID: C4EB65F1-ADA4-4736-A8D2-F40448E69C27

NRR

13745 N. Nebraska Ave Tampa, FL 33613
Phone: 813.909.7775

Estimate

Billing Address	
North River Ranch Improvement Stewardship 3501 Quadrangle Blvd Ste. 270
Orlando, FL 32817	

	
Install Address	
North River Amenity
C/O Neal Land Neighborhoods 5824 Lakewood Ranch Blvd Sarasota, FL 34240	

	Rep	P.O. No.	Date	Estimate #	
			2/25/2026	6526	
Description	Qty	
Proptia Bluetooth Mobile Phone Credentials	2,000	
Credential Wallet Credit	2,000	
		
	Subtotal	$18,000.00	

Pete Williams 2/26/26
Signature of Acceptance X		
	Sales Tax (0.0%)	$0.00	
	Total	$18,000.00	

North River Ranch Improvement Stewardship District

Yellowstone Proposal for Adding Irrigation Heads in Zone 1 (Riverfield)

�

YE,1!.QlYJ!ONE

NRR O/M

Proposal#: 663299

Date: 2/16/2026 From: Michael Paradise

Landscape Enhancement Proposal for		
North River Ranch Stewardship District - Zone One		
Vivian Carvalho		
North River Ranch Improvement Stewardship District		
3501 Quadrangle Boulevard
Suite 270		
Orlando, FL 32817		
Carvalhov@pfm.com		
Add Irrigation Heads for New Sod Along Fort Hamer		
		UNIT PRICE	AMOUNT	

Irrigation Labor	
6	
$75.00	
$450.00	
Rainbird Spray Head	11	$14.00	$154.00	
1" PVC Pipe 120 Ft	120	$1.06	$126.86	
1 x 1 x 1/2"Tee	11	$3.31	$36.46	
1" Elbow	2	$2.37	$4.74	
1/2" S x T Elbow	11	$1.46	$16.03	
1/2" Close Poly Nipple	11	$0.43	$4.71	
1" Tee	2	$3.12	$6.23	
Flex Pipe	1	$180.00	$180.00	

The price is to add spray heads for the new sod is going to be put down where the Juniper was taken out, currently there is dripline there.

Terms and Conditions: Signature below authorizes Yellowstone to perform work as described in this proposal and verifies that the prices and specifications are hereby accepted. This quote is firm for 30 days and change in plans or scope may result in a change of price. All overdue balances will be charged a 1.5% a month, 18% annual percentage rate.
Limited Warranty: Plant material is under a limited warranty for one year. Transplanted material and/or plant material that dies due to conditions out of Yellowstone's control (i.e., Act of God, vandalism, inadequate irrigation due to water restrictions, etc.) shall not be included in the warranty.

Subtotal

$979.03

Sales Tax

$0.00

AUTHORIZATION TO PERFORM WORK:

By

Date

Print NamefTitle

North River Ranch Stewardship District • Zone One

THIS IS NOT AN INVOICE

North River Ranch Improvement Stewardship District

Yellowstone Proposal for Wax Mrytle Replacement in Riverfield

�·;,YELLOWSTONE
,."(	:_	L  A  N  D  S  C  A  P  E

NRR O/M

Proposal#: 666304

Date: 2/23/2026 From: Rafael Garcia

Landscape Enhancement Proposal for
North River Ranch Stewardship District - Zone Two		
Vivian Carvalho		
North River Ranch Improvement Stewardship District		
3501 Quadrangle Boulevard		
Suite 270
Orlando, FL 32817		
Carvalhov@pfm.com		
Wax Myrtle Replacement		
		UNIT PRICE	AMOUNT	

General Labor	
2	
$70.00	
$140.00	
Wax Myrtle, 7 GAL	7	$65.00	$455.00	

Note: This Proposal is to re-plant the Wax Myrtle on the east berm on zone two Ft. Hammer Rd.

Terms and Conditions: Signature below authorizes Yellowstone to perform work as described in this proposal and verifies that the prices and specifications are hereby accepted. This quote is firm for 30 days and change in plans or scope may result in a change of price. All overdue balances will be charged a 1.5% a month, 18% annual percentage rate.

Limited Warranty: Plant material is under a limited warranty for one year. Transplanted material and/or plant material that dies due to conditions out of Yellowstone's control (i.e., Act of God, vandalism, inadequate irrigation due to water restrictions, etc.) shall not be included in the warranty.

Subtotal

$595.00

Sales Tax

$0.00

AUTHORIZATION TO PERFORM WORK:

By		

Date

	Pete Williams / Board Charimean	
Print Name/Title
2/24/26

North River Ranch Stewardship District - Zone Two

THIS IS NOT AN INVOICE	r

Landscape Enhancement Proposal	BRANCH TEL: 941-251-8080	Page  1/1	I

North River Ranch Improvement Stewardship District

Payment Authorizations Nos. 164 – 167

NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT

Payment Authorizations 164-167

PA #	Description	Amount	Total	
				
164	Advanced Aquatic Services	$	8,529.00		
				
	Alsco Uniforms	$	62.07		
				
	Ballenger Landcare	$	750.00		
				
	Clean Sweep Parking Lot Maintenance	$	180.00		
				
	Clearview Land Design	$	566.02		
				
	David Kersey	$	1,900.00		
				
	Doody Free 941	$	1,092.00		
				
	Frontier	$	141.42		
		$	99.94		
		$	859.73		
				
	Impact Landscaping & Irrigation	$	962.50		
		$	183.00		
		$	17,231.19		
		$	10,380.23		
		$	6,516.32		
		$	7,091.89		
		$	1,401.90		
		$	411.60		
		$	507.65		
				
	Jan-Pro of Manasota	$	3,595.00		
		$	128.75		
		$	200.85		
		$	1,766.35		
		$	1,814.84		
				
	Jones & Sons	$	20.00		
		$	80.00		
		$	145.00		
				
	KS StateBank	$	2,227.85		

	Lewis Consulting Services	$	300.00		
				
	McClatchy	$	110.91		
				
	MDS Handyman & Pressure Cleaning	$	600.00		
				
	Neal Land & Neighborhoods	$	13,500.00		
				
	PFM Group Consulting	$	6,708.33		
				
	Peace River Electric Cooperative	$	1,182.49		
				
	Rayco Electric	$	469.26		
				
	S&G Pools	$	2,675.00		
		$	1,650.00		
		$	1,282.60		
				
	Safetouch	$	2,449.80		
		$	450.00		
		$	2,507.00		
		$	450.00		
		$	1,617.00		
		$	2,697.00		
				
	Steadfast Alliance	$	366.31		
		$	13,240.00		
				
	TieTechnology	$	85.30		
				
	United Rentals	$	708.00		
				
	Valley National Bank	$	4,672.40		
				
	Yellowstone Landscape	$	9,021.00		
		$	12,250.00		
		$	6,809.76		
				
			$154,647.26	
				
165	Alsco Uniforms	$	62.07		
				
	Aqua Plumbing & Air	$	94.00		
				
	Canteen	$	151.79		
				
	Clean Sweep Duct Cleaning & Air Conditioning	$	778.78		
				
	Daystar Exterior Cleaning	$	800.00		
		$	1,250.00		

		$	315.00		
				
	Detweiler's Propane Gas	$	95.00		
		$	674.86		
				
	Florida Centerline Group	$	238.50		
				
	Frontier	$	114.98		
		$	114.98		
		$	114.98		
				
	Impact Landscaping & Irrigation	$	9,187.50		
		$	18,125.00		
		$	8,375.00		
		$	45,187.50		
				
	MaddTraxx	$	900.00		
		$	950.00		
				
	Neal Land & Neighborhoods	$	13,500.00		
				
	PFM Group Consulting	$	43.67		
				
	Rayco Electric	$	1,229.58		
				
	Southern Automated Access Services	$	1,564.00		
				
	Suburban Propane	$	225.23		
				
	Supervisor Fees	$	200.00		
		$	200.00		
		$	200.00		
		$	200.00		
		$	200.00		
				
	United Rentals	$	1,583.00		
				
	Vglobal Tech	$	200.00		
				
	WTS International	$	2,924.25		
		$	2,924.25		
		$	9,531.55		
		$	1,287.00		
		$	277.73		
		$	152.69		
				
	Yellowstone Landscape	$	11,777.00		
		$	15,255.00		
				
			$151,004.89	

166	Alsco Uniforms	$	62.07		
				
	Canteen Refreshment Services	$	209.16		
		$	97.90		
		$	636.12		
		$	235.70		
				
	Daystar Exterior Cleaning	$	8,520.95		
				
	GreatAmerica Financial Services	$	416.30		
				
	Impact Landscaping & Irrigation	$	26,601.60		
				
	Jan-Pro of Manasota	$	85.54		
		$	230.13		
		$	459.84		
				
	Rayco Electric	$	267.64		
				
	Southern Land Services of Southwest Florida	$	1,900.00		
		$	2,850.00		
		$	1,075.00		
				
	Spectrum Business	$	156.97		
				
	Yellowstone Landscape	$	2,180.00		
		$	888.00		
				
			$46,872.92	
				
167	Alsco Uniforms	$	62.07		
				
	Aqua Plumbing & Air	$	125.00		
		$	2,000.00		
				
	Frontier	$	1,443.48		
		$	130.98		
		$	809.90		
				
	JB Edwards	$	119.00		
		$	44.00		
		$	110.00		
				
	Jones & Sons	$	85.00		
				
	MCUD	$	101.32		
		$	1,076.74		
		$	124.74		
		$	296.85		

		$	112.52		
		$	430.05		
		$	231.24		
		$	298.65		
		$	778.75		
		$	425.53		
		$	706.80		
		$	41.74		
		$	27.45		
		$	182.92		
		$	15.60		
		$	186.40		
		$	86.20		
		$	61.85		
		$	74.31		
		$	(232.81)		
		$	221.28		
		$	32.67		
		$	(530.00)		
		$	14.16		
		$	1,201.09		
		$	1,502.34		
		$	30.38		
		$	59.96		
		$	1,155.76		
		$	43.04		
		$	56.80		
		$	60.09		
		$	81.04		
		$	42.67		
		$	713.02		
		$	40.96		
		$	761.34		
		$	2,457.05		
		$	34.61		
		$	795.95		
		$	1,384.26		
		$	1,695.71		
		$	30.97		
		$	30.38		
		$	37.31		
		$	31.10		
		$	55.09		
		$	5,043.05		
		$	1,695.71		
		$	30.13		
		$	29.88		
		$	30.62		
		$	551.16		
		$	882.09		

		$	288.62		
		$	30.38		
		$	597.57		
		$	1,661.11		
		$	39.88		
		$	30.49		
		$	830.55		
		$	212.92		
		$	31.47		
		$	30.62		
		$	59.11		
				
	Stantec Consulting Services	$	6,922.00		
				
	Tyree Brown, Arborist	$	700.00		
				
	WTS International	$	8,303.30		
				
			$49,995.97	
				
		Total	$402,521.04	

North River Ranch Improvement Stewardship District

Funding Requests Nos. 644 – 656

Funding Requests 644 - 656
FR #	Description	Amount	Total	
				
644				
Phase Morgan's Glen	Southern Land Services of Southwest Florida	$375.00		
				
			$375.00	
				
645				
Phase 1 (Brightwood)	Florida Asphalt Contractors	$	566,910.47		
				
			$566,910.47	
646				
Neighborhood Infrastructure (Phases 4C-1, 4E/F, IIIA Townhomes)	Clearview Land Design	$	168.75		
		$	3,822.50		
		$	5,680.00		
		$	5,213.25		
				
			$14,884.50	
647				
Phase Jones Buckeye	Clearview Land Design	$	36,781.26		
				
			$36,781.26	
				
648				
Phase Ft Hamer	Clearview Land Design	$	2,471.25		
				
			$2,471.25	
				
649				
Phase Deer Park	Frederick Derr and Company	$	44,830.27		
				
			$44,830.27	
				
650				
Neighborhood Infrastructure (Phases 4C-1, 4E/F, IIIA Townhomes)	GeoPoint Surveying	$	3,500.00		
				
	RIPA & Associates	$	42,191.84		
				
			$45,691.84	
				
651				
Phase 2	MaddTraxx	$	2,720.00		
		$	2,660.00		
				
			$5,380.00	
				
652				
Phase Morgan's Glen	MaddTraxx	$	1,500.00		
				
			$1,500.00	
				
653				
Phase Morgan's Glen	Southern Land Services of Southwest Florida	$	375.00		
				
			$375.00	
				
654				
Neighborhood Infrastructure (Phases 4C-1, 4E/F, IIIA Townhomes)	Southern Land Services of Southwest Florida	$	375.00		
				
			$375.00	
				
655				
Phase Jones Buckeye	Stantec Consulting Services	$	30,250.00		
				
			$30,250.00	
				
656				
Phase 2	Stantec Consulting Services	$	12,584.00		
				
			$12,584.00	
				
		Grand Total	$762,408.59	

North River Ranch Improvement Stewardship District

Series 2023 Neighborhood Infrastructure Requisition Nos. 200 – 204

North River Ranch ISD
Series 2023 - Neighborhood Infrastructure Summary of Requisition(s): 200-202

Requisition	Payable To	Amount 	Special Instructions	Submit Payment

200	

Clearview Land Design	

$	13,088.75	-
Please reference
invoice(s) 25 23877, 25-
23878 and 25-23879 on
the payment.	
Clearview Land Design
3010 W. Azeele Street, Suite 150
Tampa, FL 33609	

201	

FEDCO Communications and Utilities	

$	4,588.61	Please wire the funds per the instructions on page(s) 13-14 of the .pdf file and reference invoice(s) PESL-NRR4E1-02 with the
wire.	

Via wire	

202	

Southern Land Services of Southwest Florida	

$	375.00	
Please reference invoice(s) 011626-1 on the payment.	Southern Land Services of Southwest Florida, Inc.
144 Whitaker Road
Lutz, FL 33549	

Total	$	18,052.36

North River Ranch ISD
Series 2023 - Neighborhood Infrastructure Summary of Requisition(s): 203-204

Requisition	Payable To	Amount 	Special Instructions	Submit Payment

203	

Clearview Land Design	

$	1,420.00	Please reference invoice(s) 26-30199 and
26-30200 on the
payment.	
Clearview Land Design
3010 W. Azeele Street, Suite 150
Tampa, FL 33609	

204	

Southern Land Services of Southwest Florida	

$	375.00	
Please reference invoice(s) 013026-2 on the payment.	Southern Land Services of Southwest Florida, Inc.
144 Whitaker Road
Lutz, FL 33549	

Total	$	1,795.00

North River Ranch Improvement Stewardship District

District Financial Statements

North River Ranch
Improvement Stewardship District
January 2026 Financial Package

January 31, 2026

PFM Group Consulting LLC
3501 Quadrangle Boulevard
Suite 270
Orlando, FL 32817-8329
(407) 723-5900

North River Ranch Improvement SD

Statement of Financial Position As of 1/31/2026

S19, S19-MG	S20	S23(1), S23(2)	S23B	S19, S19-MG	S20	S23(1), S23(2)	S23B	
Debt Service	Debt Service	Debt Service	Debt Service	Capital Projects	Capital Projects	Capital Projects	Capital Projects	

General	Long-Term Debt	Total

	Assets		
Current Assets
General Checking Account	
$ 1,360,214.76																					
$ 1,360,214.76	
Accounts Receivable	396.55																					396.55	
On-Roll Assessments Receivable	449,195.09																					449,195.09	
Off-Roll Assessments Receivable	744,213.50																					744,213.50	
Prepaid Expenses	2,302.27																					2,302.27	
Deposits	12,108.28																					12,108.28	
Assessments Receivable			$	35,955.61																			35,955.61	
Debt Service Reserve (Series 2019)			166,056.88																			166,056.88	
Debt Service Reserve (Series 2019-MG)			89,183.11																			89,183.11	
Revenue (Series 2019)			728,284.29																			728,284.29	
Revenue (Series 2019-MG)			368,931.75																			368,931.75	
Prepayment A1 (Series 2019)			1.74																			1.74	
Prepayment A1 (Series 2019-MG)			7,796.00																			7,796.00	
Assessments Receivable					$	14,378.95																	14,378.95	
Debt Service Reserve A1 (Series 2020)					224,050.00																	224,050.00	
Revenue A1, A2 (Series 2020)					478,606.50																	478,606.50	
On-Roll Assessments Receivable							$  356,825.27															356,825.27	
Off-Roll Assessments Receivable							344,212.55															344,212.55	
Debt Service Reserve A1 (Series 2023-1)							740,410.72															740,410.72	
Debt Service Reserve A2 (Series 2023-1)							771,684.91															771,684.91	
Debt Service Reserve A (Series 2023-2)							639,798.07															639,798.07	
Revenue (Series 2023-1)							762,925.29															762,925.29	
Interest A2 (Series 2023-1)							23,558.48															23,558.48	
Prepayment A1 (Series 2023-1)							8,662.98															8,662.98	
Prepayment A2 (Series 2023-1)							2,108,391.05															2,108,391.05	
Prepayment A (Series 2023-2)							17,010.97															17,010.97	
Sinking Fund A1 (Series 2023-1)							0.09															0.09	
Capitalized Interest A1 (Series 2023-1)							0.12															0.12	
Capitalized Interest A (Series 2023-2)							121,108.58															121,108.58	
Debt Service Reserve (Series 2023B)									$  780,879.57													780,879.57	
Prepayment (Series 2023B)									390.35													390.35	
Capitalized Interest (Series 2023B)									92,125.59													92,125.59	
Accounts Receivable - Due from Developer											$	645,114.21											645,114.21	
Prepaid Expenses											225.76											225.76	
Acquisition/Constr A1, A2 (Series 2020)													$	41,561.14									41,561.14	
Prepaid Expenses													378.45									378.45	
Acquisition/Constr - Neighborhood Infras															$	20,156.01							20,156.01	
Acquisition/Constr - Master Infrastructu															455.17							455.17	
Acquisition/Constr (Series 2023-2)															1,508.04							1,508.04	
Prepaid Expenses															552.77							552.77	
Acquisition/Constr (Series 2023B)																	$	711.88					711.88	
Total Current Assets	$ 2,568,430.45		$ 1,396,209.38		$	717,035.45		$ 5,894,589.08		$	873,395.51		$	645,339.97		$	41,939.59		$	22,671.99		$	711.88		$	-		$ 12,160,323.30	

North River Ranch Improvement SD

Statement of Financial Position As of 1/31/2026

S19, S19-MG	S20	S23(1), S23(2)	S23B	S19, S19-MG	S20	S23(1), S23(2)	S23B	
Debt Service	Debt Service	Debt Service	Debt Service	Capital Projects	Capital Projects	Capital Projects	Capital Projects	

General	Long-Term Debt	Total

Investments
Amount Available in Debt Service Funds Amount To Be Provided

$	8,129,857.04
55,855,142.96

$  8,129,857.04
55,855,142.96

Total Investments	$		$		$		$		$	-		$		$		$		$		$  63,985,000.00		$ 63,985,000.00	
Total Assets	$ 2,568,430.45		$ 1,396,209.38		$	717,035.45		$ 5,894,589.08		$	873,395.51		$	645,339.97		$	41,939.59		$	22,671.99		$	711.88		$	63,985,000.00		$ 76,145,323.30	

	-	 	-	 	-	

	-		-	-
-	-
Liabilities and Net Assets

Current Liabilities

Accounts Payable	$	76,573.26																	$	76,573.26	
Deferred Revenue	396.55																	396.55	
Deferred Revenue - On-Roll	449,195.09																	449,195.09	
Deferred Revenue - Off-Roll	744,213.50																	744,213.50	
Deferred Revenue			$	35,955.61															35,955.61	
Deferred Revenue					$	14,378.95													14,378.95	
Deferred Revenue							$  701,037.82											701,037.82	
Accounts Payable									$	645,114.21									645,114.21	
Retainage Payable									105,362.39									105,362.39	
Deferred Revenue									645,114.21									645,114.21	
Accounts Payable													$	18,052.36					18,052.36	
Retainage Payable													124,504.44					124,504.44	
Retainage Payable															$	51,682.08			51,682.08	
Total Current Liabilities	$ 1,270,378.40		$	35,955.61		$	14,378.95		$  701,037.82		$	-	$  1,395,590.81		$		$	142,556.80		$	51,682.08		$	-	$ 3,611,580.47	

Long Term Liabilities
Revenue Bonds Payable - Long-Term	-	$  63,985,000.00	$ 63,985,000.00	
Total Long Term Liabilities	$		$		$		$		$	-	$		$		$		$		$  63,985,000.00		$ 63,985,000.00	
Total Liabilities	$ 1,270,378.40		$	35,955.61		$	14,378.95		$	701,037.82		$	-	$  1,395,590.81		$		$	142,556.80		$	51,682.08		$	63,985,000.00		$ 67,596,580.47	

-		-		-	-

 
-	-	-	-

-

North River Ranch Improvement SD

Statement of Financial Position As of 1/31/2026

S19, S19-MG	S20	S23(1), S23(2)	S23B	S19, S19-MG	S20	S23(1), S23(2)	S23B	
Debt Service	Debt Service	Debt Service	Debt Service	Capital Projects	Capital Projects	Capital Projects	Capital Projects	

General	Long-Term Debt	Total

Net Assets		
Net Assets, Unrestricted	$ (225,686.80)																			$	(225,686.80)	
Current Year Net Assets, Unrestricted	1,523,738.85																			1,523,738.85	
Net Assets, Unrestricted			$  841,638.11																	841,638.11	
Current Year Net Assets, Unrestricted			518,615.66																	518,615.66	
Net Assets, Unrestricted					$ 1,125,382.64															1,125,382.64	
Current Year Net Assets, Unrestricted					(422,726.14)															(422,726.14)	
Net Assets, Unrestricted							$ 5,490,568.38													5,490,568.38	
Current Year Net Assets, Unrestricted							(297,017.12)													(297,017.12)	
Net Assets, Unrestricted									$ 1,257,268.31											1,257,268.31	
Current Year Net Assets, Unrestricted									(383,872.80)											(383,872.80)	
Net Assets, Unrestricted											$  (176,845.43)									(176,845.43)	
Current Year Net Assets, Unrestricted											(573,405.41)									(573,405.41)	
Net Assets, Unrestricted													$	28,467.72							28,467.72	
Current Year Net Assets, Unrestricted													13,471.87							13,471.87	
Net Assets, Unrestricted															$	(90,529.08)					(90,529.08)	
Current Year Net Assets, Unrestricted															(29,355.73)					(29,355.73)	
Net Assets, Unrestricted																	$	(203,755.70)			(203,755.70)	
Current Year Net Assets, Unrestricted																	152,785.50			152,785.50	
Total Net Assets	$ 1,298,052.05		$ 1,360,253.77		$  702,656.50		$ 5,193,551.26		$  873,395.51		$  (750,250.84)		$	41,939.59		$	(119,884.81)		$	(50,970.20)		$	-	$ 8,548,742.83	

	
Total Liabilities and Net Assets	$ 2,568,430.45		$ 1,396,209.38		$	717,035.45		$ 5,894,589.08		$	873,395.51		$	645,339.97		$	41,939.59		$	22,671.99		$	711.88		$	63,985,000.00	$ 76,145,323.30	

North River Ranch Improvement SD

S19, S19-MG	S20	S23(1), S23(2)	S23B	S19, S19-MG	S20	S23(1), S23(2)	S23B	Long-Term	
Debt Service	Debt Service	Debt Service	Debt Service	Capital Projects	Capital Projects	Capital Projects	Capital Projects	Debt	

Statement of Activities As of 1/31/2026

Revenues

General

Total

On-Roll Assessments	$ 2,111,424.71																$  2,111,424.71	
Off-Roll Assessments	822,295.92																822,295.92	
Developer Contributions	0.06																0.06	
Other Income & Other Financing Sources	18,782.42																18,782.42	
Sales Tax Collection Allowance Revenue	$0.18																0.18	
Inter-Fund Transfers In	(9,584.00)																(9,584.00)	
On-Roll Assessments			$	963,473.90														963,473.90	
Inter-Fund Group Transfers In			3.29														3.29	
On-Roll Assessments					$	429,928.40												429,928.40	
Inter-Fund Group Transfers In					(25,215.74)												(25,215.74)	
On-Roll Assessments							$	294,547.05										294,547.05	
Off-Roll Assessments							387,792.56										387,792.56	
Other Assessments							2,133,909.09										2,133,909.09	
Developer Contributions									$	2,057,522.38								2,057,522.38	
Inter-Fund Transfers In									9,580.71								9,580.71	
Other Income & Other Financing Sources											$	3,327.75						3,327.75	
Inter-Fund Group Transfers In											25,215.74						25,215.74	
Other Income & Other Financing Sources													$	36,080.23				36,080.23	
Other Income & Other Financing Sources									
 						$	154,755.45		154,755.45	
Total Revenues	$ 2,942,919.29		$	963,477.19		$	404,712.66		$  2,816,248.70		$	-	$	2,067,103.09		$	28,543.49		$	36,080.23		$	154,755.45		$	-	$  9,413,840.10	

Expenses

Supervisor Fees	$	4,000.00	$	4,000.00	
Public Officials' Liability Insurance	11,203.00	11,203.00	
Trustee Services	27,064.97	27,064.97	
District Management	26,833.32	26,833.32	
Field Management	5,000.00	5,000.00	
Engineering	30,977.55	30,977.55	
Disclosure	7,500.00	7,500.00	
District Counsel	6,338.90	6,338.90	
Assessment Administration	25,000.00	25,000.00	
Travel and Per Diem	1,237.60	1,237.60	
Telephone	930.89	930.89	
Postage & Shipping	924.63	924.63	
Copies	456.79	456.79	
Legal Advertising	939.41	939.41	
Miscellaneous	11,452.49	11,452.49	
Office Supplies	1,087.62	1,087.62	
Property Taxes	177.31	177.31	
Web Site Maintenance	1,100.00	1,100.00	
Holiday Decorations	36,600.00	36,600.00	
Help Desk	420.00	420.00	
Dues, Licenses, and Fees	175.00	175.00	
Security	938.89	938.89	
Maintenance Staff	18,500.00	18,500.00	
Lifestyle Staff	89,534.00	89,534.00	
Resident Services	40,322.31	40,322.31	
Electric	1,203.41	1,203.41	
Clubhouse Electric	20,140.39	20,140.39	
Clubhouse Water	17,326.42	17,326.42	

North River Ranch Improvement SD

Statement of Activities As of 1/31/2026

	General		S19, S19-MG
Debt Service		S20
Debt Service	S23(1), S23(2)
Debt Service	S23B
Debt Service	S19, S19-MG
Capital Projects	S20
Capital Projects	S23(1), S23(2)
Capital Projects	S23B
Capital Projects	Long-Term Debt	Total	

Water Reclaimed	
$	13,244.48												
$	13,244.48	
Wetlands Monitoring	500.00												500.00	
Amenity - Cable TV / Internet / Wi-Fi	20,651.41												20,651.41	
Amenity - Irrigation Repairs	2,922.48												2,922.48	
Amenity - Pool Maintenance	22,430.40												22,430.40	
Amenity - Janitorial	56,859.69												56,859.69	
Amenity - Pest Control	3,550.00												3,550.00	
Amenity - Fitness Equipment Leasing	14,005.10												14,005.10	
Amenity - Security Monitoring	9,334.60												9,334.60	
Amenity - Gate Access and Maintenance	12,909.51												12,909.51	
Amenity - Miscellaneous	393.58												393.58	
Amenity - Pool Equipment	4,950.00												4,950.00	
Amenity - Office Equipment Leasing	2,114.04												2,114.04	
Amenity - Streetlight Leasing	39,159.65												39,159.65	
Amenity - Canteen	1,756.98												1,756.98	
Amenity - Repairs & Maintenance	2,977.10												2,977.10	
Amenity - Operations	1,094.12												1,094.12	
General Insurance	11,203.00												11,203.00	
Property & Casualty Insurance	72,703.00												72,703.00	
Other Insurance	500.00												500.00	
Irrigation	31,580.56												31,580.56	
Lake Maintenance	33,379.00												33,379.00	
Landscaping Maintenance & Material	339,047.52												339,047.52	
Landscape Improvements	62,985.25												62,985.25	
Contingency	13,280.33												13,280.33	
Equipment Repair & Maintenance	2,945.05												2,945.05	
Pest Control	410.00												410.00	
Mulch	118,023.75												118,023.75	
Monument Maintenance	15,128.02												15,128.02	
Street, Sidewalk, Curb Maintenance	9,790.00												9,790.00	
Streetlight Leasing	16,866.50												16,866.50	
Dog Park	4,722.99												4,722.99	
Developer Loan Repayment	107,796.61												107,796.61	
Principal Payments - Series 2019-MG A1		$	90,000.00										90,000.00	
Interest Payments - Series 2019			233,988.75										233,988.75	
Interest Payments - Series 2019-MG A1			126,455.00										126,455.00	
Principal Payments - Series 2020 A2				$	675,000.00								675,000.00	
Interest Payment - Series 2020 A1					144,362.50								144,362.50	
Interest Payment - Series 2020 A2					14,175.00								14,175.00	
Principal Payments - Series 2023 (1) A1						$	10,000.00							10,000.00	
Principal Payments - Series 2023 (1) A2						2,025,000.00							2,025,000.00	
Principal Payments - Series 2023 (2) A						100,000.00							100,000.00	
Interest Payments - Series 2023 (1) A1						301,295.00							301,295.00	
Interest Payments - Series 2023 (1) A2						442,750.00							442,750.00	
Interest Payments - Series 2023 (2) A						273,847.50							273,847.50	

North River Ranch Improvement SD

Statement of Activities As of 1/31/2026

S19, S19-MG	S20	S23(1), S23(2)	S23B	S19, S19-MG	S20	S23(1), S23(2)	S23B	Long-Term	
Debt Service	Debt Service	Debt Service	Debt Service	Capital Projects	Capital Projects	Capital Projects	Capital Projects	Debt	

General	Total

Principal Payment - Series 2023B	$	10,000.00					10,000.00	
Interest Payment - Series 2023B	383,520.00					383,520.00	
Engineering		$	89,502.50				89,502.50	
Contingency		2,551,006.01				2,551,006.01	
Contingency			$	15,363.73			15,363.73	
Engineering				$	3,042.00		3,042.00	
Contingency				62,604.63		62,604.63	
Contingency					$	1,976.67	1,976.67	
Total Expenses	$ 1,436,599.62		$	450,443.75		$	833,537.50		$  3,152,892.50		$	393,520.00		$	2,640,508.51		$	15,363.73		$	65,646.63		$	1,976.67		
$	-	$  8,990,488.91	

Other Revenues (Expenses) & Gains (Losses)

$	17,419.18																			$	17,419.18	
		$	5,582.22																	5,582.22	
				$	6,098.70															6,098.70	
						$	39,626.68													39,626.68	
								$	9,647.20											9,647.20	
										$	0.01								0.01	
													$	292.11						292.11	
															$	210.67				210.67	
																	$	6.72		6.72	
$	17,419.18		$	5,582.22		$	6,098.70		$	39,626.68		$	9,647.20		$	0.01		$	292.11		$	210.67		$	6.72		$	-	$	78,883.49	

Interest Income Dividend Income Dividend Income Dividend Income Dividend Income Dividend Income Dividend Income Dividend Income Dividend Income
Total Other Revenues (Expenses) & Gains (Losses)

Change In Net Assets	$ 1,523,738.85		$	518,615.66		$  (422,726.14)		$	(297,017.12)		$  (383,872.80)		$	(573,405.41)		$	13,471.87		$	(29,355.73)		$	152,785.50		$	-	$	502,234.68	
Net Assets At Beginning Of Year	$  (225,686.80)		$	841,638.11		$ 1,125,382.64		$  5,490,568.38		$ 1,257,268.31		$	(176,845.43)		$	28,467.72		$	(90,529.08)		$	(203,755.70)		$	-	$  8,046,508.15	

Net Assets At End Of Year	
$ 1,298,052.05		
$ 1,360,253.77		
$	702,656.50		
$  5,193,551.26		
$	873,395.51		
$	(750,250.84)		
$	41,939.59		
$	(119,884.81)		
$	(50,970.20)		

$	-	$  8,548,742.83	

North River Ranch Improvement SD
Budget to Actual
For the Month Ending 1/31/2026

YTD Actual

YTD Budget

YTD Variance

FY 2026
Adopted Budget

Percentage Variance

Revenues		
On-Roll Assessments	$	2,111,424.71		$	853,539.79		$  1,257,884.92		$ 2,560,619.36		82.46%	
Off-Roll Assessments	822,295.92		522,169.81		300,126.11		1,566,509.42		52.49%	
Developer Contributions	0.06		-		0.06		-			
Other Income & Other Financing Sources	18,782.42		8,266.67		10,515.75		24,800.00		75.74%	
Sales Tax Collection Allowance Revenue	0.18		-		0.18		-			
Net Revenues	$	2,952,503.29		$ 1,383,976.27		$  1,568,527.02		$ 4,151,928.78		71.11%	
Expenditures										
General & Administrative Expenses
Supervisor Fees	
$	4,000.00		
$	4,000.00		
$	-		
$	12,000.00		
33.33%	
Public Officials' Liability Insurance	11,203.00		3,314.30		7,888.70		9,942.90		112.67%	
Trustee Services	27,064.97		10,418.33		16,646.64		31,255.00		86.59%	
District Management	26,833.32		26,833.33		(0.01)		80,500.00		33.33%	
Field Management	5,000.00		25,000.00		(20,000.00)		75,000.00		6.67%	
Engineering	30,977.55		20,000.00		10,977.55		60,000.00		51.63%	
Disclosure	7,500.00		10,000.00		(2,500.00)		30,000.00		25.00%	
District Counsel	6,338.90		7,333.33		(994.43)		22,000.00		28.81%	
Assessment Administration	25,000.00		8,333.33		16,666.67		25,000.00		100.00%	
Reamortization Schedules	-		833.33		(833.33)		2,500.00		0.00%	
Audit	-		2,500.00		(2,500.00)		7,500.00		0.00%	
Arbitrage Calculation	-		1,000.00		(1,000.00)		3,000.00		0.00%	
Tax Preparation	-		50.84		(50.84)		152.52		0.00%	
Travel and Per Diem	1,237.60		433.33		804.27		1,300.00		95.20%	
Telephone	930.89		533.33		397.56		1,600.00		58.18%	
Postage & Shipping	924.63		1,333.33		(408.70)		4,000.00		23.12%	
Copies	456.79		333.33		123.46		1,000.00		45.68%	
Legal Advertising	939.41		1,666.67		(727.26)		5,000.00		18.79%	
Miscellaneous	11,452.49		13,046.68		(1,594.19)		39,140.00		29.26%	
Office Supplies	1,087.62		1,333.33		(245.71)		4,000.00		27.19%	
Property Taxes	177.31		33.33		143.98		100.00		177.31%	
Web Site Maintenance	1,100.00		1,200.00		(100.00)		3,600.00		30.56%	
Holiday Decorations	36,600.00		13,333.33		23,266.67		40,000.00		91.50%	
Help Desk	420.00		416.67		3.33		1,250.00		33.60%	
Dues, Licenses, and Fees	175.00		58.33		116.67		175.00		100.00%	
Security	938.89		-		938.89		-			
Maintenance Staff	18,500.00		43,333.33		(24,833.33)		130,000.00		14.23%	
Lifestyle Staff	89,534.00		91,500.72		(1,966.72)		274,502.15		32.62%	
Resident Services	40,322.31		14,733.33		25,588.98		44,200.00		91.23%	
Developer Loan Repayment	107,796.61		35,932.20		71,864.41		107,796.61		100.00%	
Total General & Administrative Expenses	$	456,511.29		$	338,838.03		$	117,673.26		$ 1,016,514.18		44.91%	

North River Ranch Improvement SD
Budget to Actual
For the Month Ending 1/31/2026

YTD Actual	YTD Budget	YTD Variance	FY 2026
Adopted Budget

Percentage Variance

Field Operations
Electric	
$	1,203.41		
$	1,666.67		
$	(463.26)		
$	5,000.00		
24.07%	
Water Reclaimed	13,244.48		7,000.00		6,244.48		21,000.00		63.07%	
Wetland Monitoring	500.00		166.67		333.33		500.00		100.00%	
Stormwater - Repair and Maintenance	-		4,166.67		(4,166.67)		12,500.00		0.00%	
Equipment Rental	-		833.33		(833.33)		2,500.00		0.00%	
General Insurance	11,203.00		4,051.45		7,151.55		12,154.35		92.17%	
Property & Casualty Insurance	72,703.00		27,138.47		45,564.53		81,415.40		89.30%	
Other Insurance	500.00		666.67		(166.67)		2,000.00		25.00%	
Irrigation	31,580.56		26,666.67		4,913.89		80,000.00		39.48%	
Lake Maintenance	33,379.00		31,666.67		1,712.33		95,000.00		35.14%	
Landscape Maintenance & Material
Zone 1 - Riverfield TH - Yellowstone	
36,084.00		
36,084.00		
-		
108,252.00		
33.33%	
Zone 2 - Riverfield SF - Yellowstone	51,400.00		49,000.00		2,400.00		147,000.00		34.97%	
Zone 3 - Brightwood - Impact Landscaping & Irrigation	68,924.76		89,390.67		(20,465.91)		268,172.00		25.70%	
Zone 4 - Wildleaf - Impact Landscaping & Irrigation	55,695.92		41,520.90		14,175.02		124,562.70		44.71%	
Zone 5 - Camp Creek - Impact Landscaping & Irrigation	26,065.28		26,065.32		(0.04)		78,195.95		33.33%	
Zone 6 - Longmeadow - Impact Landscaping & Irrigation	34,567.56		28,367.67		6,199.89		85,103.00		40.62%	
Zone 7 - Crescent Creek - Steadfast Alliance	52,960.00		52,960.00		-		158,880.00		33.33%	
Zone 8 - Phase 2 - Southern Land Services	13,350.00		-		13,350.00		-			
Landscape Improvements / Replacement	62,985.25		66,666.67		(3,681.42)		200,000.00		31.49%	
Contingency	13,280.33		33,333.33		(20,053.00)		100,000.00		13.28%	
Equipment Repair and Maintenance	2,945.05		2,800.00		145.05		8,400.00		35.06%	
Pest Control	410.00		2,000.00		(1,590.00)		6,000.00		6.83%	
Mulch (Zones 1 - 7)	118,023.75		53,333.33		64,690.42		160,000.00		73.76%	
Monument Maintenance	15,128.02		2,666.67		12,461.35		8,000.00		189.10%	
Bridge and Boardwalk Maintenance	-		1,333.33		(1,333.33)		4,000.00		0.00%	
Storm Cleanup	-		33,333.33		(33,333.33)		100,000.00		0.00%	
Storm Landscape Replacement	-		66,666.67		(66,666.67)		200,000.00		0.00%	
Capital Expenditures	-		25,000.00		(25,000.00)		75,000.00		0.00%	
Street, Sidewalk, and Curb Maintenance	9,790.00		15,000.00		(5,210.00)		45,000.00		21.76%	
Lighting	-		5,000.00		(5,000.00)		15,000.00		0.00%	
Streetlight Leasing	16,866.50		13,333.33		3,533.17		40,000.00		42.17%	
Shared Bike Maintenance	-		5,000.00		(5,000.00)		15,000.00		0.00%	
Dog Park	4,722.99		5,000.00		(277.01)		15,000.00		31.49%	
Parks Maintenance & Repairs	-		4,166.67		(4,166.67)		12,500.00		0.00%	
Trail Maintenance	-		1,666.67		(1,666.67)		5,000.00		0.00%	
Trailhead Maintenance	-		1,666.67		(1,666.67)		5,000.00		0.00%	
Mailbox Maintenance	-		166.67		(166.67)		500.00		0.00%	
Total Field Operations	$	747,512.86		$	765,545.17		$	(18,032.31)		$ 2,296,635.40		32.55%	

North River Ranch Improvement SD
Budget to Actual
For the Month Ending 1/31/2026

YTD Actual	YTD Budget	YTD Variance	FY 2026
Adopted Budget

Percentage Variance

Brightwood Pavilion - Amenity
Clubhouse Electric	
$	4,522.63		
$	5,000.00		
$	(477.37)		
$	15,000.00		
30.15%	
Clubhouse Water	9,803.70		23,333.33		(13,529.63)		70,000.00		14.01%	
Amenity - Cable TV / Internet / Wi-Fi	3,719.34		3,333.33		386.01		10,000.00		37.19%	
Amenity - Irrigation Repairs	487.18		3,000.00		(2,512.82)		9,000.00		5.41%	
Amenity - Pool Maintenance	6,600.00		7,095.00		(495.00)		21,285.00		31.01%	
Amenity - Cleaning	8,289.98		9,000.00		(710.02)		27,000.00		30.70%	
Amenity - Pest Control	835.00		833.33		1.67		2,500.00		33.40%	
Amenity - Fitness Equipment Leasing	14,005.10		9,131.40		4,873.70		27,394.20		51.12%	
Amenity - Security Monitoring	2,078.33		1,800.00		278.33		5,400.00		38.49%	
Amenity - Firepits	-		2,000.00		(2,000.00)		6,000.00		0.00%	
Amenity - Capital outlay	-		21,666.67		(21,666.67)		65,000.00		0.00%	
Amenity - Miscellaneous	64.86		5,000.00		(4,935.14)		15,000.00		0.43%	
Amenity - Pool equipment	650.00		2,333.33		(1,683.33)		7,000.00		9.29%	
Amenity - A/C Maintenance and Equipment	-		500.00		(500.00)		1,500.00		0.00%	
Amenity - Playground Maintenance	-		3,333.33		(3,333.33)		10,000.00		0.00%	
Amenity - Streetlight Leasing	22,098.82		23,333.33		(1,234.51)		70,000.00		31.57%	
Amenity - Access Control Maintenance	-		500.00		(500.00)		1,500.00		0.00%	
Total Brightwood Pavilion - Amenity Expenses	$	73,154.94		$	121,193.05		$	(48,038.11)		$  363,579.20		20.12%	
Riverfield Verandah - Amenity
Clubhouse Electric	

$	2,392.11		

$	3,000.00		

$	(607.89)		

$	9,000.00		

26.58%	
Clubhouse Water	7,085.68		2,000.00		5,085.68		6,000.00		118.09%	
Amenity - Cable TV / Internet / Wi-Fi	3,832.16		4,000.00		(167.84)		12,000.00		31.93%	
Amenity - Irrigation Repairs	-		2,500.00		(2,500.00)		7,500.00		0.00%	
Amenity - Pool Maintenance	5,130.40		5,516.67		(386.27)		16,550.00		31.00%	
Amenity - Cleaning	7,292.61		7,666.67		(374.06)		23,000.00		31.71%	
Amenity - Pest Control	730.00		666.67		63.33		2,000.00		36.50%	
Amenity - Security Monitoring	2,078.33		3,466.67		(1,388.34)		10,400.00		19.98%	
Amenity - Gate Access and Maintenance	12,909.51		2,000.00		10,909.51		6,000.00		215.16%	
Amenity - Capital outlay	-		8,333.33		(8,333.33)		25,000.00		0.00%	
Amenity - Miscellaneous	-		1,333.33		(1,333.33)		4,000.00		0.00%	
Amenity - Pool Equipment	4,300.00		2,000.00		2,300.00		6,000.00		71.67%	
Amenity - Streetlight Leasing	13,122.83		13,666.67		(543.84)		41,000.00		32.01%	
Amenity - Access Control Maintenance	-		333.33		(333.33)		1,000.00		0.00%	
Total Riverfield Verandah - Amenity Expenses	$	58,873.63		$	56,483.34		$	2,390.29		$  169,450.00		34.74%	

North River Ranch Improvement SD
Budget to Actual
For the Month Ending 1/31/2026

YTD Actual	YTD Budget	YTD Variance	FY 2026
Adopted Budget

Percentage Variance

Camp Creek - Amenity		
Clubhouse Electric	$	13,225.65		$	10,000.00		$	3,225.65		$	30,000.00		44.09%	
Clubhouse Water	437.04		6,666.67		(6,229.63)		20,000.00		2.19%	
Amenity - Cable TV / Internet / Wi-Fi	13,099.91		8,666.67		4,433.24		26,000.00		50.38%	
Amenity - Irrigation Repairs	2,435.30		6,666.67		(4,231.37)		20,000.00		12.18%	
Amenity - Pool Maintenance	10,700.00		6,666.67		4,033.33		20,000.00		53.50%	
Amenity - Cleaning	41,277.10		17,666.67		23,610.43		53,000.00		77.88%	
Amenity - Pest Control	1,985.00		2,000.00		(15.00)		6,000.00		33.08%	
Amenity - Security Monitoring	5,177.94		4,000.00		1,177.94		12,000.00		43.15%	
Amenity - Fire Pits	-		1,000.00		(1,000.00)		3,000.00		0.00%	
Amenity - Gate Access and Maintenance	-		833.33		(833.33)		2,500.00		0.00%	
Amenity - Capital Outlay	-		6,666.67		(6,666.67)		20,000.00		0.00%	
Amenity - Miscellaneous	328.72		2,666.67		(2,337.95)		8,000.00		4.11%	
Amenity - Pool Equipment	-		4,666.67		(4,666.67)		14,000.00		0.00%	
Amenity - Office Equipment Leasing	2,114.04		4,000.00		(1,885.96)		12,000.00		17.62%	
Amenity - Bike Pump Park Maintenance	-		333.33		(333.33)		1,000.00		0.00%	
Amenity - Pickleball Maintenance	-		416.67		(416.67)		1,250.00		0.00%	
Amenity - Cost of Goods Sold	-		5,000.00		(5,000.00)		15,000.00		0.00%	
Amenity - Streetlight Leasing	3,938.00		3,333.33		604.67		10,000.00		39.38%	
Amenity - Canteen	1,756.98		13,333.33		(11,576.35)		40,000.00		4.39%	
Amenity - Repairs & Maintenance	2,977.10		333.33		2,643.77		1,000.00		297.71%	
Amenity - Dumpster	-		333.33		(333.33)		1,000.00		0.00%	
Amenity - Water Slide Preventative Maintenance	-		1,666.67		(1,666.67)		5,000.00		0.00%	
Amenity - Operations	1,094.12		5,000.00		(3,905.88)		15,000.00		7.29%	
Total Camp Creek - Amenity Expenses	$	100,546.90		$	111,916.68		$	(11,369.78)		$  335,750.00		29.95%	

Non-County Maintained Roads
Highview Non-County Maintained Roads	

$	

-	$	

-	$	

-	$	

-			
Crescent Creek (4E only) Non-County Maintained Roads Riverfield Non-County Maintained Roads		-
-	-
-	-
-	-
-			
Total Non-County Maintained Roads	$	-	$	-	$	-	$	-			

Total Expenses	$	1,436,599.62	$ 1,393,976.27	$	42,623.35	$ 4,181,928.78	34.35%	

Other Income (Expenses)
Interest Income	

$	17,419.18		

$	10,000.00	$	7,419.18		

$	30,000.00		

58.06%	
Total Other Income (Expenses)	$	17,419.18		 
$	10,000.00	$	7,419.18		$	30,000.00		58.06%	
Net Income (Loss)	$	1,533,322.85		 
$	-	$  1,533,322.85		$	-			

   

North River Ranch Improvement Stewardship District

Consideration of Resolution 2026-02, Adopting a Revised Fiscal Year 2026 O&M Budget

RESOLUTION 2026-02

THE REVISED ANNUAL APPROPRIATION RESOLUTION OF THE NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT (“DISTRICT”) RELATING TO THE REVISED ANNUAL APPROPRIATIONS AND ADOPTING THE REVISED BUDGET FOR THE FISCAL YEAR BEGINNING OCTOBER 1, 2025, AND ENDING SEPTEMBER 30, 2026.

WHEREAS, the Board of Supervisors (“Board”) previously approved and adopted an annual budget for the fiscal year beginning October 1, 2025, and ending September 30, 2026, pursuant to the provisions of Chapter 2020-191, Laws of Florida, and Chapter 189, Florida Statutes; and
WHEREAS, the Board now desires to revise the annual budget for the fiscal year beginning October 1, 2025, and ending September 30, 2026; and

WHEREAS, Chapter 2020-191, Laws of Florida, and Chapter 189, Florida Statutes;, requires that the District Board by passage of the Annual Appropriation Resolution shall adopt a budget for each fiscal year and appropriate such sums of money as the Board deems necessary to defray all expenditures of the District during the ensuing fiscal year;
WHEREAS, the District Manager has prepared a Proposed Budget, whereby the Proposed Budget projects the cash receipts and disbursements anticipated during a given time period, including reserves for contingencies for emergency or other unanticipated expenditures during the fiscal year.

WHEREAS, the Board, by passage of the Annual Appropriation Resolution, is required to adopt a budget for the ensuing fiscal year and appropriate such sums of money as the Board deems necessary to defray all expenditures of the District during the ensuing fiscal year; and
WHEREAS, the District Manager has prepared a Proposed Budget, whereby the budget shall project the cash receipts and disbursements anticipated during a given time period, including reserves for contingencies for emergency or other unanticipated expenditures during the fiscal year.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT:
SECTION 1.   BUDGET
That the Board of Supervisors has reviewed the District Manager’s Proposed Budgets, a copy of which is on file with the office of the District Manager and at the District’s Records Office, and hereby approves certain amendments thereto, as shown in Section 2 below.

That the District Manager’s Proposed Budgets, attached hereto as Exhibit “A,” are hereby adopted in accordance with the provisions of Chapter 2020-191 Florida Statutes, and incorporated herein by reference; provided, however, that the comparative figures contained in the adopted budget may be subsequently revised as deemed necessary by the District Manager to reflect actual revenues and expenditures for fiscal year 2025-2026.

That the adopted budget shall be maintained in the office of the District Manager and at the District’s Records Office and identified as “The Revised Budget for the North River Ranch Improvement Stewardship District for the Fiscal Year Beginning October 1, 2025, and Ending September 30, 2026, as adopted by the Board of Supervisors on March 11, 2026”.
SECTION 2.	APPROPRIATIONS

There is hereby appropriated out of the revenues of the District, for Fiscal Year 2025/2026, the sum of $	 to be raised by the levy of assessments and/or otherwise, which sum is deemed by the Board to be necessary to defray all expenditures of the District during said budget year, to be divided and appropriated in the following fashion:

TOTAL GENERAL FUND	$		
DEBT SERVICE FUND – SERIES 2019A-1	$		
DEBT SERVICE FUND – SERIES 2019A-2	$		
DEBT SERVICE FUND – SERIES 2019A-1 MORGANS GLEN	$		
DEBT SERVICE FUND – SERIES 2019A-2 MORGANS GLEN	$		
DEBT SERVICE FUND – SERIES 2020A-1	$		
DEBT SERVICE FUND – SERIES 2020A-2	$		
DEBT SERVICE FUND – SERIES 2021B	$		
DEBT SERVICE FUND – 2023A-1	$		
DEBT SERVICE FUND – 2023A-2	$		
TOTAL ALL FUNDS	$		

SECTION 3.	SUPPLEMENTAL APPROPRIATIONS

The Board may authorize by resolution, supplemental appropriations or revenue changes for any lawful purpose from funds on hand or estimated to be received within the fiscal year as follows:
Board may authorize a transfer of the unexpended balance or portion thereof of any appropriation item.
Board may authorize an appropriation from the unappropriated balance of any fund.
Board may increase any revenue or income budget amount to reflect receipt of any additional unbudgeted monies and make the corresponding change to appropriations or the unappropriated balance.
The District Manager and Treasurer shall have the power within a given fund to authorize the transfer of any unexpected balance of any appropriation item or any portion thereof, provided such transfers do not exceed Ten Thousand ($10,000) Dollars or have the effect of causing more than 10% of the total appropriation of a given program or project to be transferred previously approved transfers included. Such transfer shall not have the effect of causing a more than $10,000 or 10% increase, previously approved transfers included, to the original budget appropriation for the receiving program. Transfers within a program or project may be approved by the Board of Supervisors. The District Manager or Treasurer must establish administrative procedures which require information on the request forms proving that such transfer requests comply with this section.

PASSED AND ADOPTED THIS 11TH DAY OF MARCH 2026.
ATTEST:	NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT

Secretary/Assistant Secretary

By:	 Its:	

Page 1 of 4

North River Ranch Improvement SD
FY 2026 Proposed Revised O&M Budget

Revenues	Actuals Through
01/31/2026	FY 2026 Adopted
Budget	FY 2026 Proposed
Revised Budget **	Increase /
(Decrease)	
									
001-032-5200-00-01	On-Roll Assessments	$  2,111,424.71		$	2,560,619.36		$	2,560,619.36		$	-	
001-032-5200-00-02	Off-Roll Assessments	822,295.92		1,566,509.42		1,566,509.42			-	
001-036-6000-00-01	Developer Contribution	0.06		-		-			-	
001-036-9900-00-01	Other Income & Other Financing Sources	18,782.42		24,800.00		24,800.00			-	
	Sales Tax Collection Allowance Revenue	0.18		-		-			-	
	Net Revenues	$  2,952,503.29		$	4,151,928.78		$	4,151,928.78		$	-	
	
Expenditures							

001-051-1000-13-01	General & Administrative Expenses
Supervisor Fees	
$	4,000.00		
$	12,000.00	
$	12,000.00		
$	-	
001-051-1000-45-01	POL Insurance	11,203.00		9,942.90	11,203.00		1,260.10	
001-051-3000-31-01	Trustee Services	27,064.97		31,255.00	31,255.00		-	
001-051-3000-31-02	District Management	26,833.32		80,500.00	80,500.00		-	
001-051-3000-31-03	Field Management	5,000.00		75,000.00	75,000.00		-	
001-051-3000-31-04	Engineering	30,977.55		60,000.00	60,000.00		-	
001-051-3000-31-06	Disclosure	7,500.00		30,000.00	30,000.00		-	
001-051-3000-31-08	District Counsel	6,338.90		22,000.00	22,000.00		-	
001-051-3000-31-12	Assessment Administration	25,000.00		25,000.00	25,000.00		-	
001-051-3000-31-19	Reamortization Schedules	-		2,500.00	2,500.00		-	
001-051-3000-32-01	Audit	-		7,500.00	7,500.00		-	
001-051-3000-32-02	Arbitrage Calculation	-		3,000.00	3,000.00		-	
001-051-3000-32-03	Tax Preparation	-		152.52	152.52		-	
001-051-3000-40-01	Travel and Per Diem	1,237.60		1,300.00	3,000.00		1,700.00	
001-051-3000-41-01	Telephone	930.89		1,600.00	2,000.00		400.00	
001-051-3000-42-01	Postage & Shipping	924.63		4,000.00	3,000.00		(1,000.00)	
001-051-3000-47-01	Copies	456.79		1,000.00	1,000.00		-	
001-051-3000-48-01	Legal Advertising	939.41		5,000.00	5,000.00		-	
001-051-3000-49-02	Miscellaneous	11,452.49		39,140.00	39,140.00		-	
001-051-3000-49-06	Office Supplies	1,087.62		4,000.00	3,000.00		(1,000.00)	
001-051-3000-49-10	Property Taxes	177.31		100.00	300.00		200.00	
001-051-3000-49-11	Web Site Maintenance	1,100.00		3,600.00	3,600.00		-	
001-051-3000-49-12	Holiday Decorations	36,600.00		40,000.00	40,000.00		-	
001-051-3000-49-13	Help Desk	420.00		1,250.00	1,250.00		-	
001-051-3000-54-01	Dues, Licenses, and Fees	175.00		175.00	175.00		-	
001-052-9000-34-01	Security	938.89			2,000.00		2,000.00	
001-052-9000-34-02	Maintenance Staff	18,500.00		130,000.00	130,000.00		-	
001-052-9000-34-05	Lifestyle Staff	89,534.00		274,502.15	*	274,502.15		-	
001-052-9000-34-06	Resident Services	40,322.31		44,200.00	*	80,000.00		35,800.00	
001-057-9000-49-04	Developer Loan Repayment	107,796.61		107,796.61	107,796.61		-	
	Total General & Administrative Expenses	$	456,511.29		$	1,016,514.18	
$	1,055,874.28		$	39,360.10	

Page 2 of 4

North River Ranch Improvement SD
FY 2026 Proposed Revised O&M Budget

	Actuals Through	FY 2026 Adopted	FY 2026 Proposed		Increase /	
		01/31/2026		Budget	Revised Budget **		(Decrease)	

001-053-1000-43-01	Field Operations
Electric	

$	

1,203.41	

$	

5,000.00	

$	

5,000.00	

$	

-	
001-053-6000-43-01	Water Reclaimed		13,244.48		21,000.00		40,000.00		19,000.00	
001-053-7000-49-02	Wetland Monitoring		500.00		500.00		500.00		-	
001-053-8000-30-01	Stormwater - Repair and Maintenance		-		12,500.00		6,250.00		(6,250.00)	
001-053-9000-44-01	Equipment Rental		-		2,500.00		2,500.00		-	
001-053-9000-45-01	General Insurance		11,203.00		12,154.35		11,203.00		(951.35)	
001-053-9000-45-02	Property & Casualty Insurance		72,703.00		81,415.40		72,703.00		(8,712.40)	
001-053-9000-45-03	Other Insurance		500.00		2,000.00		500.00		(1,500.00)	
001-053-9000-46-06	Irrigation (Includes Irrigation Electric)		31,580.56		80,000.00		95,000.00		15,000.00	
001-053-9000-46-08	Lake Maintenance		33,379.00		95,000.00		100,000.00		5,000.00	
	Landscape Maintenance, Irrigation, & Material				-		-		-	
001-053-9000-46-09	Zone 1 - Riverfield TH - Yellowstone		36,084.00		108,252.00		108,252.00		-	
001-053-9000-46-09	Zone 2 - Riverfield SF - Yellowstone		51,400.00		147,000.00		154,200.00		7,200.00	
001-053-9000-46-09	Zone 3 - Brightwood - Sunrise Landscape		68,924.76		268,172.00		215,000.00		(53,172.00)	
001-053-9000-46-09	Zone 4 - Wildleaf - Impact Landscaping & Irrigation		55,695.92		124,562.70		170,000.00		45,437.30	
001-053-9000-46-09	Zone 5 - Camp Creek - Impact Landscaping & Irrigation		26,065.28		78,195.95		78,195.95		-	
001-053-9000-46-09	Zone 6 - Longmeadow - Impact Landscaping & Irrigatio		34,567.56		85,103.00		105,000.00		19,897.00	
001-053-9000-46-09	Zone 7 - Crescent Creek - Steadfast Alliance		52,960.00		158,880.00		158,880.00		-	
	Zone 8 - Phase 2 - Southern Land Services		13,350.00		-		40,000.00		40,000.00	
001-053-9000-46-10	Landscape Improvements / Replacement		62,985.25		200,000.00		200,000.00		-	
001-053-9000-46-12	Fertilizer / Pesticides		-		-		-		-	
001-053-9000-46-15	Contingency		13,280.33		100,000.00		60,000.00		(40,000.00)	
001-053-9000-46-24	Equipment Repair and Maintenance		2,945.05		8,400.00		8,400.00		-	
001-053-9000-46-33	Pest Control		410.00		6,000.00		3,000.00		(3,000.00)	
001-053-9000-46-40	Mulch (Zones 1 - 7)		118,023.75		160,000.00		300,000.00		140,000.00	
001-053-9000-46-43	Monument Maintenance		15,128.02		8,000.00		25,000.00		17,000.00	
001-053-9000-46-44	Bridge and Boardwalk Maintenance		-		4,000.00		4,000.00		-	
001-053-9000-46-45	Storm Cleanup		-		100,000.00		50,000.00		(50,000.00)	
001-053-9000-46-46	Storm Landscape Replacement		-		200,000.00		100,000.00		(100,000.00)	
001-053-9000-63-01	Capital Expenditures		-		75,000.00		35,750.00		(39,250.00)	
001-054-1000-34-01	Street, Sidewalk, and Curb Maintenance		9,790.00		45,000.00		30,000.00		(15,000.00)	
001-054-1000-43-01	Lighting		-		15,000.00		-		(15,000.00)	
001-054-1000-43-02	Streetlight Leasing		16,866.50		40,000.00		51,000.00		11,000.00	
001-054-9000-30-01	Shared Bike Maintenance		-		15,000.00		15,000.00		-	
001-057-2000-30-02	Dog Park		4,722.99		15,000.00		15,000.00		-	
001-057-2000-30-03	Parks Maintenance & Repairs		-		12,500.00		12,500.00		-	
001-057-2000-30-04	Trail Maintenance		-		5,000.00		5,000.00		-	
001-057-2000-30-05	Trailhead Maintenance		-		5,000.00		5,000.00		-	
001-057-2000-30-06	Mailbox Maintenance		-		500.00		500.00		-	
	Total Field Operations	$	747,512.86		$	2,296,635.40		$	2,283,333.95		$	(13,301.45)	

Page 3 of 4

North River Ranch Improvement SD
FY 2026 Proposed Revised O&M Budget

Actuals Through
01/31/2026	FY 2026 Adopted
Budget	FY 2026 Proposed
Revised Budget **	Increase /
(Decrease)	
	
Brightwood Pavilion - Amenity								
001-053-1000-43-02	Clubhouse Electric	$	4,522.63		$	15,000.00		$	15,000.00		$	-	
001-053-3000-43-04	Clubhouse Water	9,803.70		70,000.00		35,000.00		(35,000.00)	
001-053-9000-30-04	Amenity - Cable TV / Internet / Wi-Fi	3,719.34		10,000.00		12,000.00		2,000.00	
001-053-9000-30-08	Amenity - Irrigation Repairs	487.18		9,000.00		7,000.00		(2,000.00)	
001-053-9000-30-09	Amenity - Pool Maintenance	6,600.00		21,285.00		21,285.00		-	
001-053-9000-30-11	Amenity - Cleaning	8,289.98		27,000.00		27,000.00		-	
001-053-9000-30-12	Amenity - Pest Control	835.00		2,500.00		2,500.00		-	
001-053-9000-30-15	Amenity - Fitness Equipment Leasing	14,005.10		27,394.20		27,394.20		-	
001-053-9000-30-16	Amenity - Security Monitoring	2,078.33		5,400.00		6,500.00		1,100.00	
001-053-9000-30-17	Amenity - Firepits	-		6,000.00		6,000.00		-	
001-053-9000-30-19	Amenity - Capital Outlay	-		65,000.00		21,541.35		(43,458.65)	
001-053-9000-30-20	Amenity - Miscellaneous	64.86		15,000.00		5,000.00		(10,000.00)	
001-053-9000-30-21	Amenity - Pool Equipment	650.00		7,000.00		3,000.00		(4,000.00)	
001-053-9000-30-22	Amenity - A/C Maintenance and Equipment	-		1,500.00		1,500.00		-	
001-053-9000-30-23	Amenity - Playground Maintenance	-		10,000.00		7,000.00		(3,000.00)	
001-053-9000-30-28	Amenity - Streetlight Leasing	22,098.82		70,000.00		67,000.00		(3,000.00)	
001-053-9000-30-29	Amenity - Access Control Maintenance	-		1,500.00		1,500.00		-	

Total Brightwood Pavilion - Amenity Expenses	$	73,154.94		$	363,579.20		$	266,220.55		$	(97,358.65)	
	
Riverfield Verandah - Amenity								
001-053-1000-43-02	Clubhouse Electric	$	2,392.11		$	9,000.00		$	8,000.00		$	(1,000.00)	
001-053-3000-43-04	Clubhouse Water	7,085.68		6,000.00		22,000.00		16,000.00	
001-053-9000-30-04	Amenity - Cable TV / Internet / Wi-Fi	3,832.16		12,000.00		12,000.00		-	
001-053-9000-30-08	Amenity - Irrigation Repairs	-		7,500.00		5,000.00		(2,500.00)	
001-053-9000-30-09	Amenity - Pool Maintenance	5,130.40		16,550.00		16,550.00		-	
001-053-9000-30-11	Amenity - Cleaning	7,292.61		23,000.00		23,000.00		-	
001-053-9000-30-12	Amenity - Pest Control	730.00		2,000.00		2,200.00		200.00	
001-053-9000-30-16	Amenity - Security Monitoring	2,078.33		10,400.00		7,000.00		(3,400.00)	
001-053-9000-30-18	Amenity - Gate Access and Maintenance	12,909.51		6,000.00		40,000.00		34,000.00	
001-053-9000-30-19	Amenity - Capital Outlay	-		25,000.00		15,000.00		(10,000.00)	
001-053-9000-30-20	Amenity - Miscellaneous	-		4,000.00		3,000.00		(1,000.00)	
001-053-9000-30-21	Amenity - Pool Equipment	4,300.00		6,000.00		6,000.00		-	
001-053-9000-30-28	Amenity - Streetlight Leasing	13,122.83		41,000.00		41,000.00		-	
001-053-9000-30-29	Amenity - Access Control Maintenance	-		1,000.00		1,000.00		-	

Total Riverfield Verandah - Amenity Expenses	$	58,873.63		$	169,450.00		$	201,750.00		$	32,300.00	

Page 4 of 4

North River Ranch Improvement SD
FY 2026 Proposed Revised O&M Budget

		Actuals Through 01/31/2026		FY 2026 Adopted Budget		FY 2026 Proposed Revised Budget **	Increase / (Decrease)	
	Camp Creek - Amenity							
001-053-1000-43-02	Clubhouse Electric	$	13,225.65		$	30,000.00		$	40,000.00	$	10,000.00	
001-053-3000-43-04	Clubhouse Water	437.04		20,000.00		5,000.00	(15,000.00)	
001-053-9000-30-04	Amenity - Cable TV / Internet / Wi-Fi	13,099.91		26,000.00		40,000.00	14,000.00	
001-053-9000-30-08	Amenity - Irrigation Repairs	2,435.30		20,000.00		10,000.00	(10,000.00)	
001-053-9000-30-09	Amenity - Pool Maintenance	10,700.00		20,000.00		33,000.00	13,000.00	
001-053-9000-30-11	Amenity - Cleaning	41,277.10		53,000.00		125,000.00	72,000.00	
001-053-9000-30-12	Amenity - Pest Control	1,985.00		6,000.00		6,000.00	-	
001-053-9000-30-16	Amenity - Security Monitoring	5,177.94		12,000.00		16,000.00	4,000.00	
001-053-9000-30-17	Amenity - Fire Pits	-		3,000.00		3,000.00	-	
001-053-9000-30-18	Amenity - Gate Access and Maintenance	-		2,500.00		2,500.00	-	
001-053-9000-30-19	Amenity - Capital Outlay	-		20,000.00		10,000.00	(10,000.00)	
001-053-9000-30-20	Amenity - Miscellaneous	328.72		8,000.00		5,000.00	(3,000.00)	
001-053-9000-30-21	Amenity - Pool Equipment & Geothermal	-		14,000.00		10,000.00	(4,000.00)	
001-053-9000-30-24	Amenity - Office Equipment Leasing	2,114.04		12,000.00		7,500.00	(4,500.00)	
001-053-9000-30-25	Amenity - Bike Pump Park Maintenance	-		1,000.00		1,000.00	-	
001-053-9000-30-26	Amenity - Pickleball Maintenance	-		1,250.00		1,250.00	-	
001-053-9000-30-27	Amenity - Cost of Goods Sold	-		15,000.00		14,000.00	(1,000.00)	
 001-053-9000-30-28		Amenity - Streetlight Leasing	3,938.00		10,000.00		12,000.00	2,000.00	
001-053-9000-30-30	Amenity - Canteen	1,756.98		40,000.00		10,000.00	(30,000.00)	
001-053-9000-30-31	Amenity - Repairs & Maintenance	2,977.10		1,000.00		10,000.00	9,000.00	
001-053-9000-30-32	Amenity - Dumpster	-		1,000.00		1,000.00	-	
001-053-9000-30-33	Amenity - Water Slide Preventative Maintenance	-		5,000.00		2,500.00	(2,500.00)	
001-053-9000-30-34	Amenity - Operations	1,094.12		15,000.00		10,000.00	(5,000.00)	
	Total Camp Creek - Amenity Expenses	$	100,546.90		$	335,750.00		
$	374,750.00	$	39,000.00	
	Non-County Maintained Roads							
	Highview Non-County Maintained Roads	$	-		$	-		$	-	$	-	
	Crescent Creek (4E only) Non-County Maintained Roads	-		-		-	-	
	Riverfield Non-County Maintained Roads	-		-		-	-	
	Total Non-County Maintained Roads	$	-		$	-		
$	-	$	-	
	
Total Expenses	
$  1,436,599.62		
$	4,181,928.78		
$	4,181,928.78	$	
0.00	
	
Other Income (Expenses)							
001-036-1100-00-01	Interest Income	$	17,419.18		$	30,000.00		$	30,000.00	$	-	
	Total Other Income (Expenses)	$	17,419.18		$	30,000.00		
$	30,000.00	$	-	
	Net Income (Loss)	$  1,533,322.85		$	-		
$	-	$	-	

North River Ranch Improvement Stewardship District

Consideration of Contractor for Phase IV-C-2 (Longmeadow Phase 2) Site Development

March 10, 2026
File:	215616746

Stantec Consulting Services Inc.
6920 Professional Parkway
Sarasota FL 34240-8414
Tel: (941) 907-6900

Via: E-Mail (carvalhov@pfm.com)

North River Ranch Improvement Stewardship District c/o PFM Group Consulting, LLC
3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817

Attn:	Mr. Pete Williams, Chairman

Reference:  North River Ranch Phase IV-C2 Project

Dear Mr. Williams:
On March 9, 2026, we received and opened two bids from pre-qualified firms for the North River Ranch Phase IV-C2 project. We received bids from Frederick Derr & Company and RIPA & Associates. Attached you will find the Summary of the Bid opening and a tabulation of the bids received.

Frederick Derr & Company submitted the lowest Base Bid for $5,582,622.90. We have reviewed the bid packages provided and determined that they are both complete packages and that both contractors are acceptable to perform the work on this project based on the information received. We do however want to further evaluate the contractor’s excavation estimates done by both contractors due to the fact that they are significantly different.
If you have any questions or comments, please contact our office. Sincerely,
Stantec Consulting Services Inc.

Robert A. Engel, P.E. District Engineer

Approved by NRRISD Board
Tel: (941) 907-6900
E-Mail: rob.engel@stantec.com

C:	Vivian Carvalho, PFM Venessa Ripoli, PFM Tom Panaseny, Neal Land
Andy Richardson, Neal Land	Date
Chris Fischer, Clearview
Jeff Ramer, Neal Land

089/13/2023 - JVEGA
\\Us0227-ppfss01\workgroup\2156\active\215616746\civil\construction_phase_documents\contract_docs\nrr_ph_4_c2\contract_docs\working\let_p-williams_nrrisd_nrr-ph-4-c2_rcmndtn-letter_fred-derr_rae_202603XX.docx

BID TABULATION - 3/9/2026

	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
EARTHWORK & SITE PREP	$	1,042,265.50	$	1,195,782.70	
ROAD CONSTRUCTION	$	965,824.25	$	1,074,924.00	
STORM DRAINAGE	$	1,203,065.25	$	1,075,361.70	
MISCELLANEOUS	$	129,430.00	$	216,850.00	
WATER DISTRIBUTION	$	716,991.75	$	686,709.50	
SANITARY SEWER	$	1,018,722.30	$	866,712.35	
RECLAIMED DISTRIBUTION	$	506,323.85	$	473,559.75	
			
TOTAL =	$	5,582,622.90	$	5,589,900.00	

BID TABULATION - 3/9/2026

PROJECT:  North River Ranch PhIV-C2
IA Earthwork	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.
QTY	Description	Unit Price	Total Amount	Unit Price	Total Amount	
LS	1		Mobilization	$	13,900.00	$	13,900.00	$	95,000.00	$	95,000.00	
LS	1		General Requirements	$	13,900.00	$	13,900.00	$	14,000.00	$	14,000.00	
EA	1		Temporary Construction Entrance	$	4,000.00	$	4,000.00	$	4,900.00	$	4,900.00	
LF	8000		Silt Fence Installation and Maintenance	$	3.65	$	29,200.00	$	1.65	$	13,200.00	
LS	1		Clear and Grub	$	70,815.00	$	70,815.00	$	73,000.00	$	73,000.00	
LS	1		Site Excavation and Grading (1) (2)	$  267,412.95	$	267,412.95	$  479,865.50	$	479,865.50	
	( 77,511 CY x 3.45$/CY)	( 131,470 CY x 3.65$/CY)	
LS	1		Site Excavation to Stockpile	$  388,380.30	$	388,380.30	$  340,427.00	$	340,427.00	
	( 168,861 CY x 2.30$/CY)	( 101,620 CY x 3.35$/CY)	
SY	2845		Sod - Behind Curb	$	3.00	$	8,535.00	$	3.35	$	9,530.75	
SY	16320		Sod - Pond Slopes	$	3.00	$	48,960.00	$	3.35	$	54,672.00	
SY	127724		Seed and Mulch - Lots	$	0.25	$	31,931.00	$	0.36	$	45,980.64	
SY	8973		Seed and Mulch - Open Areas	$	0.25	$	2,243.25	$	0.36	$	3,230.28	
SY	13952		Seed and Mulch - Right of Way	$	0.25	$	3,488.00	$	0.36	$	5,022.72	
LS	1		Final Grading	$  159,500.00
Subtotal =	$	159,500.00	$	56,953.81
Subtotal =	$	56,953.81	
					$	1,042,265.50		$	1,195,782.70	

Provide anticipated earthwork quantity for informational purposes
Earthwork calculations shall assume detention ponds, floodplain ponds and/or mitigation ponds to be over-excavated to maximum useable depth per geotechnical recommendations and backfilled when necessary to reach plan grade in accordance with geotechnical recommendations. For example, mitigation ponds sahll be over-excavated to maximum usable depth and backfilled with appropriate material to mitigate design elevation.

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
IB Road Construction	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.
QTY	Description	Unit Price	Total Amount	Unit Price	Total Amount	
EA	3		Connect to Existing Asphalt Pavement	$	175.00	$	525.00	$	500.00	$	1,500.00	
SY	140		Asphalt Restoration	$	24.00	$	3,360.00	$	50.00	$	7,000.00	
LF	120		Demo/Restore Curb	$	19.00	$	2,280.00	$	26.50	$	3,180.00	
SY	15122		2", Type SP-9.5	$	20.15	$	304,708.30	$	21.65	$	327,391.30	
SY	15122		6" FDOT 	 Base (LBR 100)	$	15.20	$	229,854.40	$	15.75	$	238,171.50	
SY	15122		6" Stabilized Subgrade (LBR 40 Min.)	$	7.40	$	111,902.80	$	6.85	$	103,585.70	
LF	11790		Type A Curb (Miami)	$	14.85	$	175,081.50	$	20.65	$	243,463.50	
LF	165		Drop Curb	$	30.70	$	5,065.50	$	29.40	$	4,851.00	
LF	765		Type F Curb	$	34.55	$	26,430.75	$	29.40	$	22,491.00	
LF	12720		6" Stabilized Subgrade Under Curb (LBR40)	$	2.45	$	31,164.00	$	2.50	$	31,800.00	
SY	1240		4" Sidewalk	$	43.30	$	53,692.00	$	61.00	$	75,640.00	
EA	9		ADA Ramps	$	1,245.00	$	11,205.00	$	800.00	$	7,200.00	
EA	3		Dead End Barricade (Install)	$	1,020.00	$	3,060.00	$	800.00	$	2,400.00	
EA	3		Dead End Barricade (Remove)	$	115.00	$	345.00	$	250.00	$	750.00	
LS	1		Pavement Marking	$	7,150.00
Subtotal =	$	7,150.00	$	5,500.00
Subtotal =	$	5,500.00	
					$	965,824.25		$	1,074,924.00	

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
IC Storm Drainage	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.
QTY	Description	Unit Price	Total Amount	Unit Price	Total Amount	
LF	406		15" Class lll RCP	$	68.05	$	27,628.30	$	62.00	$	25,172.00	
LF	1217		18" Class lll RCP	$	77.30	$	94,074.10	$	73.00	$	88,841.00	
LF	1707		24" Class lll RCP	$	107.05	$	182,734.35	$	97.00	$	165,579.00	
LF	544		30" Class lll RCP	$	154.45	$	84,020.80	$	170.00	$	92,480.00	
LF	505		36" Class lll RCP	$	194.55	$	98,247.75	$	180.00	$	90,900.00	
LF	538		42" Class lll RCP	$	265.30	$	142,731.40	$	240.00	$	129,120.00	
LF	101		48" Class lll RCP	$	311.55	$	31,466.55	$	295.00	$	29,795.00	
EA	1		Mitered End Section (15" RCP)	$	2,021.00	$	2,021.00	$	2,750.00	$	2,750.00	
EA	1		Mitered End Section (18" RCP)	$	3,397.00	$	3,397.00	$	2,950.00	$	2,950.00	
EA	2		Mitered End Section (24" RCP)	$	3,623.00	$	7,246.00	$	3,250.00	$	6,500.00	
EA	1		Mitered End Section (30" RCP)	$	5,155.00	$	5,155.00	$	5,750.00	$	5,750.00	
EA	1		Mitered End Section (36" RCP)	$	6,446.00	$	6,446.00	$	7,050.00	$	7,050.00	
EA	1		Mitered End Section (48" RCP)	$	9,560.00	$	9,560.00	$	9,500.00	$	9,500.00	
EA	30		Manatee County Curb Inlet	$	8,437.00	$	253,110.00	$	7,335.00	$	220,050.00	
EA	30		Inlet Protection	$	182.00	$	5,460.00	$	125.00	$	3,750.00	
EA	11		Manhole	$	5,821.00	$	64,031.00	$	4,300.00	$	47,300.00	
EA	5		Manhole with J-Bottom	$	9,018.00	$	45,090.00	$	7,900.00	$	39,500.00	
EA	1		Control Structure (FDOT Type D Box)	$	12,267.00	$	12,267.00	$	9,600.00	$	9,600.00	
EA	1		Control Structure (FDOT Type C Box)	$	10,849.00	$	10,849.00	$	8,050.00	$	8,050.00	
LF	1020		6" Underdrain	$	24.55	$	25,041.00	$	28.00	$	28,560.00	
EA	15		Underdrain Cleanout	$	1,129.00	$	16,935.00	$	350.00	$	5,250.00	
EA	2		Connect to Existing Pond	$	3,552.00	$	7,104.00	$	5,500.00	$	11,000.00	
LS	1		Storm Testing	$	68,450.00
Subtotal =	$	68,450.00	$	45,914.70
Subtotal =	$	45,914.70	
					$	1,203,065.25		$	1,075,361.70	

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
ID Misc Items	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.  Description
QTY	Unit Price	Total Amount	Unit Price	Total Amount	
LS	1	Construction Staking	$	53,600.00	$	53,600.00	$  120,000.00	$	120,000.00	
LS	1	Record Drawings	$	17,985.00	$	17,985.00	$	27,000.00	$	27,000.00	
LS	1	Performance Bond	$	53,550.00	$	53,550.00	$	66,000.00	$	66,000.00	
LF	100	2" PVC Sleeve	$	7.80	$	780.00	$	6.50	$	650.00	
LF	100	4" PVC Sleeve	$	9.40	$	940.00	$	8.25	$	825.00	
LF	100	6" PVC Sleeve	$	11.55	$	1,155.00	$	10.50	$	1,050.00	
LF	100	8" PVC Sleeve	$	14.20
Subtotal =	$	1,420.00	$	13.25
Subtotal =	$	1,325.00	
				$	129,430.00		$	216,850.00	

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
IIA Water Distribution	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.
QTY	Description	Unit Price	Total Amount	Unit Price	Total Amount	
EA	3		Connect to Exisitng 8" Main	$	760.00	$	2,280.00	$	1,600.00	$	4,800.00	
EA	1		Temporary Connection Water Service Assembly	$	5,690.00	$	5,690.00	$	14,000.00	$	14,000.00	
LF	6165		8" PVC Water Main	$	37.95	$	233,961.75	$	37.25	$	229,646.25	
LF	550		8" DIP Water Main	$	81.10	$	44,605.00	$	105.00	$	57,750.00	
LS	1		Pressure Test and Chlorination	$	27,650.00	$	27,650.00	$	33,113.25	$	33,113.25	
EA	3		Temporary Plug	$	1,890.00	$	5,670.00	$	730.00	$	2,190.00	
EA	27		8" Gate Valve and Box	$	3,062.00	$	82,674.00	$	2,950.00	$	79,650.00	
EA	2		8" x 8" Cross	$	1,111.00	$	2,222.00	$	1,250.00	$	2,500.00	
EA	4		8" x 8" Tee	$	943.00	$	3,772.00	$	1,050.00	$	4,200.00	
EA	5		8" 45⁰ Bend	$	619.00	$	3,095.00	$	680.00	$	3,400.00	
EA	42		8" 22-1/2⁰ Bend	$	614.00	$	25,788.00	$	680.00	$	28,560.00	
EA	8		Fire Hydrant Assembly (8" Main)	$	8,325.00	$	66,600.00	$	8,850.00	$	70,800.00	
EA	7		Single Service - Short	$	1,373.00	$	9,611.00	$	1,150.00	$	8,050.00	
EA	6		Single Service - Long	$	1,568.00	$	9,408.00	$	1,300.00	$	7,800.00	
EA	40		Double Service - Short	$	2,414.00	$	96,560.00	$	1,800.00	$	72,000.00	
EA	35		Double Service - Long	$	2,783.00	$	97,405.00	$	1,950.00	$	68,250.00	
				Subtotal =	$	716,991.75	Subtotal =	$	686,709.50	

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
IIB Sanitary Sewer	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.
QTY	Description	Unit Price	Total Amount	Unit Price	Total Amount	
EA	3		Connect to Existing Manhole	$	250.00	$	750.00	$	14,500.00	$	43,500.00	
LF	676		8" PVC (6-8 FT)	$	55.55	$	37,551.80	$	45.00	$	30,420.00	
LF	1618		8" PVC (8-10 FT)	$	72.00	$	116,496.00	$	47.00	$	76,046.00	
LF	1567		8" PVC (10-12 FT)	$	75.05	$	117,603.35	$	51.00	$	79,917.00	
LF	934		8" PVC (12-14 FT)	$	82.10	$	76,681.40	$	56.00	$	52,304.00	
LF	376		8" PVC (14-16 FT)	$	106.85	$	40,175.60	$	98.00	$	36,848.00	
LF	0		8" PVC (16-18 FT)	$	-	$	-	$	-	$	-	
LF	316		8" PVC (18-20 FT)	$	148.30	$	46,862.80	$	130.00	$	41,080.00	
LF	385		8" PVC (20-22 FT)	$	178.70	$	68,799.50	$	145.00	$	55,825.00	
LF	6549		Exfiltration/Infiltration Testing	$	2.85	$	18,664.65	$	1.40	$	9,168.60	
LF	6549		Televise Sanitary Sewer	$	7.80	$	51,082.20	$	8.75	$	57,303.75	
EA	4		4' Sanitary Manhole (6-8 FT)	$	7,500.00	$	30,000.00	$	6,650.00	$	26,600.00	
EA	6		4' Sanitary Manhole (8-10 FT)	$	8,320.00	$	49,920.00	$	7,100.00	$	42,600.00	
EA	7		4' Sanitary Manhole (10-12 FT)	$	9,135.00	$	63,945.00	$	7,700.00	$	53,900.00	
EA	3		4' Sanitary Manhole (12-14 FT)	$	10,640.00	$	31,920.00	$	8,600.00	$	25,800.00	
EA	1		4' Sanitary Manhole (14-16 FT)	$	12,015.00	$	12,015.00	$	9,950.00	$	9,950.00	
EA	2		4' Sanitary Manhole (18-20 FT)	$	15,775.00	$	31,550.00	$	11,250.00	$	22,500.00	
EA	1		4' Sanitary Manhole (20-22 FT)	$	17,925.00	$	17,925.00	$	12,000.00	$	12,000.00	
EA	31		Single Service	$	1,525.00	$	47,275.00	$	1,450.00	$	44,950.00	
EA	73		Double Service	$	2,185.00	$	159,505.00	$	2,000.00	$	146,000.00	
				Subtotal =	$	1,018,722.30	Subtotal =	$	866,712.35	

BID TABULATION - 3/9/2026
PROJECT:  North River Ranch PhIV-C2
IIC Reclaimed Water	FREDERICK DERR AND COMPANY	RIPA AND ASSOCIATES	
Unit	QTY	CONTR.  Description
QTY	Unit Price	Total Amount	Unit Price	Total Amount	
EA	3	Connect to Exisitng 6" Main	$	575.00	$	1,725.00	$	1,600.00	$	4,800.00	
EA	3	Private Irrigation Meter Assembly (3/4")	$	2,960.00	$	8,880.00	$	2,700.00	$	8,100.00	
LF	6177	6" PVC Reclaimed Main	$	28.70	$	177,279.90	$	27.25	$	168,323.25	
LF	400	6" DIP Reclaimed Main	$	65.55	$	26,220.00	$	89.00	$	35,600.00	
LF	6577	Pressure Test	$	1.35	$	8,878.95	$	4.50	$	29,596.50	
EA	3	Temporary Plug	$	1,880.00	$	5,640.00	$	730.00	$	2,190.00	
EA	24	6" Gate Valve and Box	$	2,295.00	$	55,080.00	$	2,050.00	$	49,200.00	
EA	2	6" x 6" Cross	$	840.00	$	1,680.00	$	915.00	$	1,830.00	
EA	4	6" x 6" Tee	$	630.00	$	2,520.00	$	685.00	$	2,740.00	
EA	7	6" 45° Bend	$	430.00	$	3,010.00	$	430.00	$	3,010.00	
EA	24	6" 45° Bend (Vertical Deflections)	$	430.00	$	10,320.00	$	430.00	$	10,320.00	
EA	23	6" 22-1/2° bend	$	415.00	$	9,545.00	$	-	$	-	
EA	1	6" 11-1/4° Bend	$	405.00	$	405.00	$	-	$	-	
EA	18	Single Service - Short	$	1,240.00	$	22,320.00	$	1,100.00	$	19,800.00	
EA	17	Single Service - Long	$	1,460.00	$	24,820.00	$	1,250.00	$	21,250.00	
EA	32	Double Service - Short	$	2,220.00	$	71,040.00	$	1,750.00	$	56,000.00	
EA	32	Double Service - Long	$	2,405.00	$	76,960.00	$	1,900.00	$	60,800.00	
			Subtotal =	$	506,323.85	Subtotal =	$	473,559.75	

North River Ranch Improvement Stewardship District

Consideration of Clearview Land Design Certification Regarding Improvements to Phases IV-A & IV-B

CLEARVIEW LAND DESIGN, P.L., CERTIFICATION TO NORTH RIVER RANCH IMPROVEMENT STEWARDSHIP DISTRICT
REGARDING IMPROVEMENTS
STATE OF FLORIDA COUNTY OF 	
BEFORE ME, the undersigned, personally appeared Christopher Fisher, P.E., of Clearview Land Design, P.L., who after being first duly sworn, deposes and says:
I, Christopher Fisher, am a Professional Engineer registered in the State of Florida. I have reviewed certain documentation, including, but not limited to, permitted plans and specifications, as-builts and applicable permits. I, or my authorized agent, have conducted on-site observations of the Improvements and associated work product (the “Improvements”), as described in Exhibit A.
I hereby certify to the North River Ranch Improvement Stewardship District (the “District”) the below listed matters:
The Improvements for the North River Ranch Phases IV-A & IV-B (2020 Series Bonds) have been completed and accepted by Manatee County on December 19, 2023. These improvements were completed in substantial compliance with the applicable permit requirements and in substantial accordance with the permitted plans and specifications.
The Improvements are free from obstruction and are functional for their intended purpose.
In my opinion, the construction of certain improvements described in the Supplement Report for Phases IV-A and IV-B dated October 2020 (the “Engineer’s Report”), as may be amended, for the North River Ranch Improvement Stewardship District, (2) specifically benefits property within the boundaries of the District as described in the Engineer’s Report, and
(3) is fair and reasonable. Further, in my opinion, the costs do not exceed the value of the Improvements as installed and reflects the fair market value of the Improvements – given competitive bids were obtained.
FURTHER AFFIANT SAYETH NOT.

Christopher Fisher, P.E., Clearview Land Design, P.L.
Florida Registration No. 	

The foregoing instrument was acknowledged and subscribed before me this 	 day of
	, 2025, by Chris Fisher, P.E., who has produced 	 as identification and has taken an oath.

Notary Public

Name of officer taking acknowledgment Commission Expires: 	

EXHIBIT “A”
Improvement Description

All subdivision infrastructure described in the Engineer’s Report, and all associated work product, located on portions of the real property described in the legal description attached hereto as Exhibit A-1 (the “Improvements”).

EXHIBIT A-1
LEGAL DESCRIPTION
NORTH RIVER RANCH PHASE IV-A (PLAT)

DESCRIPTION: A parcel of land being A portion of Lot 8, Block 3;
A portion of the 30 foot wide half right-of-way lying West of and adjacent to said Lot 8, Block 3, (said right-of-way now vacated by Book 286, Page 26, of the Public Records of Manatee County, Florida); Lying in Section 17, Township 33 South, Range 19 East, Manatee County, Florida;
A portion of Lots 1 through 4 inclusive, Block 3; A portion of Lots 13, 14 and 16,
Block 3; A portion of Lots 1 through 15 inclusive, Block 4;
A portion of the 30 foot wide half right-of-way lying East of and adjacent to said Lot 1, Block 4, (said right-of-way now vacated by Book 286, Page 26, of the Public Records of Manatee County, Florida); Lying in Section 18, Township 33 South, Range 19 East, Manatee County, Florida;

ALL of the above according to the plat of MANATEE RIVER FARMS UNIT NO. 1, as recorded in Plat Book 6, Page 45, of the Public Records of Manatee County, Florida, said parcel being more particularly described as follows:
COMMENCE at the Southwest corner of said Section 18, run thence along the West boundary of the Southwest 1/4 of said Section 18, N.00°08'41"E., 700.56 feet to the Northwest corner of the Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225, of the Public Records of Manatee County, Florida, also being the Southwest corner of the property described in Special Warranty Deed, as recorded in Official Records Book 2469, Page 3527, (the NMI Property), of the Public Records of Manatee County, Florida; thence along the North boundary of said Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225 and the Southerly boundary of said NMI Property, the following three (3) courses: 1) N.89°29'36"E., 2.97 feet; 2) S.89°30'48"E., 2402.18 feet; 3) S.89°31'53"E., 375.40 feet to the POINT OF BEGINNING; thence N.21°00'00"W., 643.86 feet; thence N.67°01'44"W., 50.00
feet; thence N.64°18'40"W., 61.27 feet; thence N.62°07'00"W., 44.16 feet; thence N.59°55'20"W., 44.16 feet; thence N.57°43'40"W., 44.16 feet; thence N.55°32'00"W., 44.16 feet; thence N.53°20'20"W., 44.16 feet; thence N.51°08'40"W., 44.16 feet; thence N.48°57'00"W., 44.16 feet; thence N.46°45'20"W., 61.27 feet; thence S.46°26'00"W., 99.82 feet to a point of curvature; thence Southerly, 40.27 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 92°17'06" (chord bearing S.00°17'27"W., 36.05 feet); thence S.47°11'55"W., 50.07 feet to a point on a curve; thence Westerly, 38.97 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 89°18'47" (chord bearing S.89°36'24"W., 35.14 feet) to a point of tangency; thence S.44°57'00"W., 202.01 feet to a point of curvature; thence Southerly, 39.53 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 90°35'52" (chord

bearing S.00°20'56"E., 35.54 feet); thence S.45°31'46"W., 50.01 feet to a point on a curve; thence Westerly, 39.02 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 89°26'18" (chord bearing S.89°40'09"W., 35.18 feet) to a point of tangency; thence S.44°57'00"W., 41.07 feet to a point of curvature; thence Southwesterly, 77.52 feet along the arc of a curve to the right having a radius of 1025.00 feet and a central angle of 04°20'00" (chord bearing S.47°07'00"W., 77.50 feet); thence S.40°43'00"E., 125.00 feet; thence S.50°16'30"W., 39.81 feet; thence S.52°15'30"W., 39.81 feet; thence S.54°14'30"W., 39.81 feet; thence S.56°13'30"W., 39.81 feet; thence S.58°12'30"W., 39.81 feet; thence S.60°11'30"W., 39.81 feet; thence N.28°49'00"W., 125.00 feet to a point on a curve; thence Southwesterly, 5.11 feet along the arc of a curve to the right having a radius of 1025.00 feet and a central angle of 00°17'08" (chord bearing S.61°19'34"W., 5.11 feet); thence N.28°31'52"W., 50.00 feet; thence N.30°30'00"W., 61.60 feet; thence N.59°30'00"E., 100.00 feet; thence N.34°40'00"W., 66.24 feet; thence N.53°28'00"E., 55.31 feet; thence N.49°44'00"E., 55.31 feet; thence N.47°05'23"E., 56.24 feet; thence N.44°57'00"E., 342.00 feet; thence N.45°32'36"E., 66.50 feet; thence N.46°25'59"E., 64.00 feet; thence N.46°26'00"E., 57.00 feet; thence N.08°12'24"E., 22.28 feet; thence N.54°36'00"E., 176.00 feet to a point on a curve; thence Southeasterly, 87.92 feet along the arc of a curve to the left having a radius of 977.00 feet and a central angle of 05°09'22" (chord bearing S.37°58'41"E., 87.89 feet) to a point of compound curvature; thence Easterly, 40.58 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 93°00'38" (chord bearing S.87°03'41"E., 36.27 feet) to a point of tangency; thence N.46°26'00"E., 202.35 feet to a point of curvature; thence Northerly, 37.60 feet along the arc of a curve to the left having a radius of 25.00 feet and a central angle of 86°10'39" (chord bearing N.03°20'41"E., 34.16 feet); thence N.50°15'21"E., 50.00 feet; thence N.63°01'07"E., 734.52 feet to a point on the Northerly boundary of the aforesaid NMI Property; thence along said Northerly boundary of the NMI Property, S.89°49'09"E., 1753.96 feet to a point on a curve; thence Easterly, 224.27 feet along the arc of a curve to the left having a radius of 1170.00 feet and a central angle of 10°58'58" (chord bearing S.70°50'06"E., 223.93 feet); thence N.13°40'25"E., 96.00 feet to a point on a curve; thence Easterly, 262.98 feet along the arc of a curve to the left having a radius of 1152.00 feet and a central angle of 13°04'47" (chord bearing S.82°51'58"E., 262.41 feet) to a point of tangency; thence S.89°24'22"E., 59.86 feet to a point of curvature; thence Northeasterly,
54.98 feet along the arc of a curve to the left having a radius of 35.00 feet and a central angle of 89°59'58" (chord bearing N.45°35'39"E., 49.50 feet) to a point on the Westerly boundary of the right-of-way for Fort Hamer Road, according to Official Records Book 	, Page 	, of the Public Records of Manatee County, Florida; thence along said Westerly boundary of the right-of-way for Fort Hamer Road, the following six (6) courses: 1) S.00°30'30"W., 190.73 feet to a point on a curve; 2) Southwesterly, 567.14 feet along the arc of a curve to the right having a radius of 675.00 feet and a central angle of 48°08'25" (chord bearing S.24°40'03"W., 550.60 feet) to a point of tangency; 3) S.48°44'16"W., 213.94 feet to a point of curvature; 4) Southwesterly, 795.15 feet along the arc of a curve to the left having a radius of 1475.00 feet and a central angle of 30°53'15" (chord

bearing S.33°17'39"W., 785.56 feet); 5) N.72°08'58"W., 15.00 feet to a point on a curve; 6) Southerly, 181.02 feet along the arc of a curve to the left having a radius of 1490.00 feet and a central angle of 06°57'39" (chord bearing S.14°22'12"W., 180.91 feet) to a point on the aforesaid Southerly boundary of NMI Property; thence along said Southerly boundary of the NMI Property, the following two (2) courses: 1) N.89°39'16"W., 1485.29 feet; 2) N.00°50'53"E., 54.26 feet to the Northeast corner of the aforesaid Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225; thence continue along said Southerly boundary of the NMI Property, also being the aforesaid North boundary of the Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225, N.89°31'53"W., 299.80 feet to the POINT OF BEGINNING.

Containing 97.768 acres, more or less.

NORTH RIVER RANCH PHASE IV-B (PLAT)

DESCRIPTION: A parcel of land being a portion of Lots 1 through 16 inclusive, Block 3; A portion of the 30 foot wide half right-of-way lying West of and adjacent to said Lots 8 and 9, Block 3, (said right-of-way now vacated by Book 286, Page 26, of the Public Records of Manatee County, Florida);A portion of Lot 9, Block 4;Lying in Section 18, Township 33 South, Range 19 East, Manatee County, Florida; ALL of the above according to the plat of MANATEE RIVER FARMS UNIT NO. 1, as recorded in Plat Book 6, Page 45, of the Public Records of Manatee County, Florida, said parcel being more particularly described as follows:

COMMENCE at the Southwest corner of said Section 18, run thence along the West boundary of the Southwest 1/4 of said Section 18, the following two (2) courses: 1) N.00°08'41"E., 700.56 feet to the Northwest corner of the Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225, of the Public Records of Manatee County, Florida, also being the Southwest corner of the property described in Special Warranty Deed, as recorded in Official Records Book 2469, Page 3527, (the NMI Property), of the Public Records of Manatee County, Florida for a POINT OF BEGINNING; 2) continue N.00°08'41"E., 1244.00 feet; thence S.80°50'37"E., 70.87 feet; thence S.78°03'00"E., 176.00 feet to a point on a curve; thence Southerly, 62.96 feet along the arc of a curve to the left having a radius of 1475.00 feet and a central angle of 02°26'45" (chord bearing S.10°43'38"W., 62.96 feet) to a point of compound curvature; thence Southeasterly, 42.13 feet along the arc of a curve to the left having a radius of
25.00 feet and a central angle of 96°33'15" (chord bearing S.38°46'22"E., 37.32 feet); thence S.02°57'00"W., 50.00 feet; thence S.87°03'00"E., 292.02 feet to a point of curvature; thence Easterly, 102.38 feet along the arc of a curve to the right having a radius of 975.00 feet and a central angle of 06°01'00" (chord bearing S.84°02'30"E., 102.34 feet) to a point of tangency; thence S.81°02'00"E., 104.79 feet to a point of curvature; thence Southeasterly, 37.95 feet along the arc of a curve to the right having a radius of 25.00 feet and a central angle of 86°58'13" (chord bearing S.37°32'54"E., 34.41 feet) to a point of reverse curvature; thence

Southerly, 93.56 feet along the arc of a curve to the left having a radius of 921.00 feet and a central angle of 05°49'13" (chord bearing S.03°01'36"W., 93.52 feet) to a point of tangency; thence S.00°07'00"W., 78.85 feet; thence S.89°53'00"E.,
50.00 feet; thence N.00°07'00"E., 78.85 feet to a point of curvature; thence Northeasterly, 807.45 feet along the arc of said curve to the right having a radius of 871.00 feet and a central angle of 53°06'55" (chord bearing N.26°40'27"E., 778.85 feet); thence S.32°01'00"E., 148.10 feet; thence S.41°55'00"E., 78.00 feet; thence S.51°49'00"E., 78.00 feet; thence S.61°43'00"E., 78.00 feet; thence S.71°37'00"E., 78.00 feet; thence S.81°31'00"E., 78.00 feet; thence N.88°35'00"E., 78.00 feet; thence N.80°21'51"E., 65.38 feet; thence N.80°44'00"E., 135.00 feet; thence S.41°03'43"E., 24.41 feet; thence S.19°29'00"E., 66.40 feet; thence S.23°03'00"E., 77.13 feet; thence S.26°53'00"E., 77.13 feet; thence S.30°27'00"E., 66.40 feet; thence S.33°45'00"E., 66.40 feet to a point on the Westerly boundary of NORTH RIVER RANCH PHASE IV-A, according to the plat thereof, as recorded in Plat Book 75, Pages 28 through 52 inclusive, of the Public Records of Manatee County, Florida; thence along said Westerly boundary of NORTH RIVER RANCH PHASE IV-A, the following forty-two (42) courses: 1) S.08°12'24"W., 22.28 feet; 2) S.46°26'00"W.,
57.00 feet; 3) S.46°25'59"W., 64.00 feet; 4) S.45°32'36"W., 66.50 feet; 5)
S.44°57'00"W., 342.00 feet; 6) S.47°05'23"W., 56.24 feet; 7) S.49°44'00"W.,
55.31 feet; 8) S.53°28'00"W., 55.31 feet; 9) S.34°40'00"E., 66.24 feet; 10)
S.59°30'00"W., 100.00 feet; 11) S.30°30'00"E., 61.60 feet; 12) S.28°31'52"E.,
50.00 feet to a point on a curve; 13) Northeasterly, 5.11 feet along the arc of a curve to the left having a radius of 1025.00 feet and a central angle of 00°17'08" (chord bearing N.61°19'34"E., 5.11 feet); 14) S.28°49'00"E., 125.00 feet; 15)
N.60°11'30"E., 39.81 feet; 16) N.58°12'30"E., 39.81 feet; 17) N.56°13'30"E.,
39.81 feet; 18) N.54°14'30"E., 39.81 feet; 19) N.52°15'30"E., 39.81 feet; 20)
N.50°16'30"E., 39.81 feet; 21) N.40°43'00"W., 125.00 feet to a point on a curve;
22) Northeasterly, 77.52 feet along the arc of a curve to the left having a radius of 1025.00 feet and a central angle of 04°20'00" (chord bearing N.47°07'00"E., 77.50 feet) to a point of tangency; 23) N.44°57'00"E., 41.07 feet to a point of curvature;
24) Easterly, 39.02 feet along the arc of a curve to the right having a radius of
25.00 feet and a central angle of 89°26'18" (chord bearing N.89°40'09"E., 35.18 feet); 25) N.45°31'46"E., 50.01 feet to a point on a curve; 26) Northerly, 39.53 feet along the arc of a curve to the right having a radius of 25.00 feet and a central angle of 90°35'52" (chord bearing N.00°20'56"W., 35.54 feet) to a point of tangency; 27) N.44°57'00"E., 202.01 feet to a point of curvature; 28) Easterly,
38.97 feet along the arc of a curve to the right having a radius of 25.00 feet and a central angle of 89°18'47" (chord bearing N.89°36'24"E., 35.14 feet); 29) N.47°11'55"E., 50.07 feet to a point on a curve; 30) Northerly, 40.27 feet along the arc of a curve to the right having a radius of 25.00 feet and a central angle of 92°17'06" (chord bearing N.00°17'27"E., 36.05 feet) to a point of tangency; 31) N.46°26'00"E., 99.82 feet; 32) S.46°45'20"E., 61.27 feet; 33) S.48°57'00"E.,
44.16 feet; 34) S.51°08'40"E., 44.16 feet; 35) S.53°20'20"E., 44.16 feet; 36)
S.55°32'00"E., 44.16 feet; 37) S.57°43'40"E., 44.16 feet; 38) S.59°55'20"E.,
44.16 feet; 39) S.62°07'00"E., 44.16 feet; 40) S.64°18'40"E., 61.27 feet; 41)
S.67°01'44"E., 50.00 feet; 42) S.21°00'00"E., 643.86 feet to a point on the North boundary of the aforesaid Gulfstream Natural Gas System, LLC Easement, as

recorded in Official Records Book 1681, Page 225 and the Southerly boundary of the aforesaid NMI Property; thence along said North boundary of Gulfstream Natural Gas System, LLC Easement, as recorded in Official Records Book 1681, Page 225 and said Southerly boundary of the NMI Property, the following three (3) courses: 1) N.89°31'53"W., 375.40 feet; 2) N.89°30'48"W., 2402.18 feet; 3) S.89°29'36"W., 2.97 feet to the POINT OF BEGINNING.

Containing 64.284 acres, more or less.

North River Ranch Improvement Stewardship District

Consideration of Clearview Land Design Change Orders

CO #1 – Weir Revisions
CO#3 – Engineering Supervision

February 25, 2026

To:	Mr. Tom Panaseny	Re: North River Ranch (Multiple Phases) North River Ranch Improvement		Weir Revisions / Permit Modifications Stewardship District
3501 Quadrangle Blvd., Suite 270

FORCDD - Const Eng

Orlando, FL 32817

We hereby propose to do the following work:
Increase CDD-NR-102 an additional $20,000 FEE SUMMARY:

Description	
Job No.	
Billing Type	Original Contract Amount	Change Order	Total Amount Not to Exceed	
Weir Revisions	CDD-NR-102	Hourly Not to Exceed	$30,000	$20,000	$50,000	

All work herein is subject to the conditions described in Attachment “A” attached herewith and made a part of this “Authorization for Work”.
ACCEPTANCE:

clearview land design, P.L.	North River Ranch Improvement Stewardship District

Chris Fisher, P.E. Project Manager

By: Date:

Please return one signed copy to:	miriam.hernandez@clearviewland.com

P:\North River Ranch\Master Plan\Contracts\Drafted\2026.02.24_CDD-NR-102_CO1_NRR Weir Revisions_WO.docx

3010 W. Azeele Street, Ste 150, Tampa, FL 33609 • Phone (813) 223-3919

ATTACHMENT “A”

In addition to the fees in this Work Order, we charge all out-of-pocket expenses such as printing, photocopying, long distance telephone calls and postage. These expenses will be charged to you at our cost. Consultant Fees and permit fees, (if necessary), etc. will be charged at our cost plus 15%. Client shall pay the following items in advance: (a) all review/permit fees required by governmental agencies, and (b) any fees or other charges to be imposed upon Clearview Land Design, P.L., by its insurance carriers in excess of those necessary to obtain a standard certificate of insurance (including, without limitation, for earmarking of policy coverage to the project or for a waiver of subrogation). In the event such items are paid by Clearview Land Design, P.L. fees shall be reimbursed by Client in addition to the contract prices stated herein.

Any work requested which is not included in the stated fees shall be performed only after the execution of an “Authorization for Work” form. Fees for the additional work shall be at the rates prevailing at the time of the additional service.

Work will be billed at the end of each month under the terms of this Work Order, and we shall expect payment by the tenth of the following month. Client shall pay the invoice and statement in accordance with the terms of this Work Order and the terms of said statement and invoice. If Client fails to make any payment due Clearview Land Design, P.L. for services within 30 days of the invoice date, the amount(s) due shall include an interest charge at the rate of 1 ½ percent per month for the thirtieth day.

Additionally, notwithstanding any other terms or conditions herein to the contrary, it is expressly understood and agreed that Clearview Land Design, P.L., at its sole discretion, shall have the right to cease work on the project and withhold all information and documents concerning the project in the event until any amounts then due have been outstanding for more than 30 days from the date of the invoice. It is further agreed that Client shall hold Clearview Land Design, P.L. harmless for any and all damages resulting from ceasing work and/or withholding information or documents concerning the project.

All rates and fees are subject to renegotiation after a one month period from the date of this Work Order if it has not been accepted.

Unless otherwise agreed to in this contract, all sketches, tracings, drawings, computations, details, design calculations, permits, and other documents and plans prepared by Clearview Land Design, P.L., pursuant to this contract are instruments of service and are the property of Clearview Land Design,
P.L. Client may not use or modify such documents on other projects or extensions of this project without the prior written approval of Clearview Land Design, P.L. Notwithstanding any provision in this contract to the contrary, in the event of a default by Client (including, without limitation, any failure to pay amounts due within 30 days of invoice date), Clearview Land Design, P.L., shall be entitled to exclusive ownership and possession of any and all documents prepared pursuant to this contract.
In the event this contract is terminated prior to completion, Clearview Land Design, P.L. shall be entitled to payment for services performed as of the date of termination, plus out-of-pocket expenses.
Client shall indemnify, defend and hold harmless Clearview Land Design, P.L., from and against any claims, liability, damages, penalties and/or costs (including, without limitation, reasonable attorney’s fees and expenses) Clearview Land Design, P.L., may incur as a result of claims in any form by third parties (including, without limitation, governmental agencies and departments) relating to or arising out of this contract, except to the extent such claims arise from the gross negligence or intentional misconduct of Clearview Land Design, P.L.

Your acceptance of this proposal shall constitute a contract between the Client and Clearview Land Design, P.L.
The prevailing party in any litigation between the parties relating to or arising out of this contract (including, without limitation, trial, appellate and
bankruptcy proceedings) shall recover its reasonable attorney’s fees and costs from the non-prevailing party.

Opinions of probable construction costs provided by Clearview Land Design, P.L. represent our best judgment but do not constitute a guarantee since we have no control over contractor pricing.
The scope of services does not include site investigations or other engineering evaluations to determine the presence or extent of hazardous wastes or soil and groundwater contamination. Clearview Land Design, P.L. accepts no responsibility or liability in this regard.

Client acknowledges that the work described herein will constitute a lien against the property. The signature on this Work Order authorizes the work herein described and does so on behalf of the owner in question and warrants that he has the authority to sign this agreement on behalf of the Owner. In the event improvements are dedicated to public use or otherwise alienated by the Owner, then Clearview Land Design, P.L. shall be entitled to a lien on all property abutting said improvements.

Limitation of Liability
To the maximum extent permitted by law, CLEARVIEW LAND DESIGN, P.L.’s liability for CLIENT’s damages will not exceed the compensation received by CLEARVIEW LAND DESIGN, P.L. under this Agreement. CLEARVIEW LAND DESIGN, P.L. is not responsible for the duties and responsibilities that belong to the borrower(s), developer(s), construction contractor(s), designer(s), testing laboratories, full-time inspector(s), or other parties associated with the Project (currently, in the past or in the future) not in the employ of or a subcontractor to CLEARVIEW LAND DESIGN, P.L. The limitations of liability and indemnities will apply whether CLEARVIEW LAND DESIGN, P.L.’s liability arises under breach of contract or warranty; tort; including negligence (but not sole negligence); strict liability; statutory liability; or any other causes of action; and shall apply to CLEARVIEW LAND DESIGN, P.L.’s officers, employees, and subcontractors. Due to the inherent risk involved in the type of work in this agreement, at the Client’s discretion, and upon payment of an additional fee to be negotiated, CLEARVIEW LAND DESIGN, P.L. ‘s liability for the work can be increased.

The Client agrees to extend any and all liability limitation and indemnification provided by the Client to the Clearview Land Design , P.L. to those individuals and entities that Clearview Land Design , P.L retains for performance of the services

under this Agreement, including but limited to the Clearview Land Design , P.L’s current or former officers and employees and their heirs and assigns.
PURSUANT TO SECTION 558.0035 FLORIDA STATUTES, THE
CONSULTANT’S CORPORATION IS THE RESPONSIBLE PARTY FOR THE PROFESSIONAL SERVICES IT AGREES TO PROVIDE UNDER THIS AGREEMENT. NO INDIVIDUAL PROFESSIONAL EMPLOYEE, AGENT, DIRECTOR, OFFICER OR PRINCIPAL MAY BE INDIVIDUALLY LIABLE FOR NEGLIGENCE ARISING OUT OF THIS CONTRACT.

Revised 09/29/15

2026 Hourly Fee Schedule
Effective 1/1/26	

Employee Type	2026 Hourly Rate	
Principal	$	295.00	
Senior Professional Engineer	$	235.00	
Professional Engineer	$	210.00	
Design Engineer	$	190.00	
Senior Field Engineer	$	180.00	
Field Engineer	$	145.00	
Senior Landscape Architect	$	215.00	
Landscape Architect	$	190.00	
Landscape Designer	$	170.00	
Senior Environmental Scientist	$	220.00	
Environmental Scientist	$	150.00	
Senior Entitlement Planner	$	210.00	
Entitlement Planner	$	155.00	
Senior Professional Surveyor & Mapper	$	205.00	
GIS Specialist	$	195.00	
Senior CADD Designer	$	175.00	
CADD Designer	$	150.00	
Senior Project Coordinator	$	170.00	
Project Coordinator	$	145.00	
Graphic Designer	$	140.00	
Project CPA	$	210.00	
Administrative Assistant	$	100.00	

CHANGE ORDER

REVISED: February 25, 2026
REVISED: October 22, 2024
REVISED: April 23, 2024
REVISED: April 1, 2024
March 6, 2023

Mr. Tom Panaseny

FORCDD - Const. Eng

North River Ranch Improvement Stewardship District 3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817

RE:	North River Ranch Amenity Center
Engineering Supervision – Increase to Hourly Not to Exceed Amount

PROJECT DESCRIPTION:

This project will consist of inspection and certification services for North River Ranch Amenity Center.

Description	Job No.	Billing Type	Amount	

Engineering Supervision	

CDD-NR-073	
Hourly Not to Exceed	4/1/24 Increased to $20,000 10/22/2024 Increase to $30,000
2/25/2026 Increase to $40,000	

All work herein is subject to the conditions described in Attachment “A” attached herewith and made a part of this “Authorization for Work”.

If the foregoing meets with your approval, please execute the acceptance below and return one copy for our files to miriam.hernandez@clearviewland.com. We certainly look forward to working with you on this project and trust you will find our services satisfactory.

Clearview Land Design, P.L.

Christopher Fisher, P.E. Project Manager

ACCEPTANCE:

North River Ranch Improvement Stewardship District

By:	 Date:

P:\North River Ranch\Master Plan\Contracts\Drafted\2026.02.25_ Change Order to CDD-NR-073 Amenity Center Eng Sup.doc

3010 W Azeele Street Suite 150 Tampa, FL 33609 • Phone: (813) 223-3919 • Fax: (813) 223-3975

ATTACHMENT “A”

In addition to the fees in this Work Order, we charge all out-of-pocket expenses such as printing, photocopying, long distance telephone calls and postage. These expenses will be charged to you at our cost. Consultant Fees and permit fees, (if necessary), etc. will be charged at our cost plus 15%. Client shall pay the following items in advance: (a) all review/permit fees required by governmental agencies, and (b) any fees or other charges to be imposed upon Clearview Land Design, P.L., by its insurance carriers in excess of those necessary to obtain a standard certificate of insurance (including, without limitation, for earmarking of policy coverage to the project or for a waiver of subrogation). In the event such items are paid by Clearview Land Design, P.L. fees shall be reimbursed by Client in addition to the contract prices stated herein.

Any work requested which is not included in the stated fees shall be performed only after the execution of an “Authorization for Work” form. Fees for the additional work shall be at the rates prevailing at the time of the additional service.

Work will be billed at the end of each month under the terms of this Work Order, and we shall expect payment by the tenth of the following month. Client shall pay the invoice and statement in accordance with the terms of this Work Order and the terms of said statement and invoice. If Client fails to make any payment due Clearview Land Design, P.L. for services within 30 days of the invoice date, the amount(s) due shall include an interest charge at the rate of 1 ½ percent per month for the thirtieth day.

Additionally, notwithstanding any other terms or conditions herein to the contrary, it is expressly understood and agreed that Clearview Land Design, P.L., at its sole discretion, shall have the right to cease work on the project and withhold all information and documents concerning the project in the event until any amounts then due have been outstanding for more than 30 days from the date of the invoice. It is further agreed that Client shall hold Clearview Land Design, P.L. harmless for any and all damages resulting from ceasing work and/or withholding information or documents concerning the project.

All rates and fees are subject to renegotiation after a one month period from the date of this Work Order if it has not been accepted.

Unless otherwise agreed to in this contract, all sketches, tracings, drawings, computations, details, design calculations, permits, and other documents and plans prepared by Clearview Land Design, P.L., pursuant to this contract are instruments of service and are the property of Clearview Land Design,
P.L. Client may not use or modify such documents on other projects or extensions of this project without the prior written approval of Clearview Land Design, P.L. Notwithstanding any provision in this contract to the contrary, in the event of a default by Client (including, without limitation, any failure to pay amounts due within 30 days of invoice date), Clearview Land Design, P.L., shall be entitled to exclusive ownership and possession of any and all documents prepared pursuant to this contract.
In the event this contract is terminated prior to completion, Clearview Land Design, P.L. shall be entitled to payment for services performed as of the date of termination, plus out-of-pocket expenses.
Client shall indemnify, defend and hold harmless Clearview Land Design, P.L., from and against any claims, liability, damages, penalties and/or costs (including, without limitation, reasonable attorney’s fees and expenses) Clearview Land Design, P.L., may incur as a result of claims in any form by third parties (including, without limitation, governmental agencies and departments) relating to or arising out of this contract, except to the extent such claims arise from the gross negligence or intentional misconduct of Clearview Land Design, P.L.

Your acceptance of this proposal shall constitute a contract between the Client and Clearview Land Design, P.L.
The prevailing party in any litigation between the parties relating to or arising out of this contract (including, without limitation, trial, appellate and
bankruptcy proceedings) shall recover its reasonable attorney’s fees and costs from the non-prevailing party.

Opinions of probable construction costs provided by Clearview Land Design, P.L. represent our best judgment but do not constitute a guarantee since we have no control over contractor pricing.
The scope of services does not include site investigations or other engineering evaluations to determine the presence or extent of hazardous wastes or soil and groundwater contamination. Clearview Land Design, P.L. accepts no responsibility or liability in this regard.

Client acknowledges that the work described herein will constitute a lien against the property. The signature on this Work Order authorizes the work herein described and does so on behalf of the owner in question and warrants that he has the authority to sign this agreement on behalf of the Owner. In the event improvements are dedicated to public use or otherwise alienated by the Owner, then Clearview Land Design, P.L. shall be entitled to a lien on all property abutting said improvements.

Limitation of Liability
To the maximum extent permitted by law, CLEARVIEW LAND DESIGN, P.L.’s liability for CLIENT’s damages will not exceed the compensation received by CLEARVIEW LAND DESIGN, P.L. under this Agreement. CLEARVIEW LAND DESIGN, P.L. is not responsible for the duties and responsibilities that belong to the borrower(s), developer(s), construction contractor(s), designer(s), testing laboratories, full-time inspector(s), or other parties associated with the Project (currently, in the past or in the future) not in the employ of or a subcontractor to CLEARVIEW LAND DESIGN, P.L. The limitations of liability and indemnities will apply whether CLEARVIEW LAND DESIGN, P.L.’s liability arises under breach of contract or warranty; tort; including negligence (but not sole negligence); strict liability; statutory liability; or any other causes of action; and shall apply to CLEARVIEW LAND DESIGN, P.L.’s officers, employees, and subcontractors. Due to the inherent risk involved in the type of work in this agreement, at the Client’s discretion, and upon payment of an additional fee to be negotiated, CLEARVIEW LAND DESIGN, P.L. ‘s liability for the work can be increased.

The Client agrees to extend any and all liability limitation and indemnification provided by the Client to the Clearview Land Design , P.L. to those individuals and entities that Clearview Land Design , P.L retains for performance of the services

under this Agreement, including but limited to the Clearview Land Design , P.L’s current or former officers and employees and their heirs and assigns.
PURSUANT TO SECTION 558.0035 FLORIDA STATUTES, THE
CONSULTANT’S CORPORATION IS THE RESPONSIBLE PARTY FOR THE PROFESSIONAL SERVICES IT AGREES TO PROVIDE UNDER THIS AGREEMENT. NO INDIVIDUAL PROFESSIONAL EMPLOYEE, AGENT, DIRECTOR, OFFICER OR PRINCIPAL MAY BE INDIVIDUALLY LIABLE FOR NEGLIGENCE ARISING OUT OF THIS CONTRACT.

Revised 09/29/15

2026 Hourly Fee Schedule
Effective 1/1/26	

Employee Type	2026 Hourly Rate	
Principal	$	295.00	
Senior Professional Engineer	$	235.00	
Professional Engineer	$	210.00	
Design Engineer	$	190.00	
Senior Field Engineer	$	180.00	
Field Engineer	$	145.00	
Senior Landscape Architect	$	215.00	
Landscape Architect	$	190.00	
Landscape Designer	$	170.00	
Senior Environmental Scientist	$	220.00	
Environmental Scientist	$	150.00	
Senior Entitlement Planner	$	210.00	
Entitlement Planner	$	155.00	
Senior Professional Surveyor & Mapper	$	205.00	
GIS Specialist	$	195.00	
Senior CADD Designer	$	175.00	
CADD Designer	$	150.00	
Senior Project Coordinator	$	170.00	
Project Coordinator	$	145.00	
Graphic Designer	$	140.00	
Project CPA	$	210.00	
Administrative Assistant	$	100.00	

North River Ranch Improvement Stewardship District

Consideration of Clearview Land Design Proposal for Engineering Design & Permitting Services – Phase IV-D

PROPOSAL / AUTHORIZATION FOR WORK

March 5, 2026

North River Ranch Improvement Stewardship District Ms. Vivian Carvalho
District Manager
3501 Quadrangle Blvd., Suite 270
Orlando, FL 32817
cc: TPanaseny@nealland.com; arichardson@nealland.com

RE:	North River Ranch Phases IV-D – 180 Lots Extension of North River Ranch Trail
Submitted herein is a proposal to perform engineering design and permitting services on the above referenced project. Our work shall be in accordance with applicable governmental regulations, including, but not limited to, the Manatee County Land Development Regulations, the Florida Department of Environmental Protection (DEP), and the Southwest Florida Water Management District (SWFWMD).

PROJECT DESCRIPTION:

This project will consist of design & permitting Phases IV-D (180 +/- lots). We have also included the design of the remaining North River Ranch Trail (3,500± LF) from the school site to the western property line. The project located immediately north of the existing Phases IV-C2 west of Fort Hamer Road and south of the future North River Ranch Trail with access through the existing phases. The project is generally located on property owned by Citadel Asset Group, LLC.

PROJECT ASSUMPTIONS:
The project will be designed and permitted in set of construction plans with one construction/plat phase.

The CDD will contract with additional consultants as required. Including but not limited to the following:
Survey
Environmental Services
Geotechnical Engineering Services.
Landscape, Hardscape & Irrigation Services
Traffic Engineering
SUE (if needed)

This proposal excludes any off-site roadway, extensions of North River Ranch Trail, and/or Fort Hamer intersection improvements. Any required intersection improvements on Fort Hamer shall be under separate contract.

North River Ranch Phases IV-D – 180 Lots
Extension of North River Ranch Trail
Page 2 of 5

This proposal excludes any off-site utility extensions. This proposal assumes the utilities available in Fort Hamer or any other off-site utility extensions needed to serve these units will be sufficient or designed by others.

UPDATE MASTER UTILITY PLANS
Coordinate with Manatee County Utilities to update the Master Utility Plans (MUP’s):

Potable Water: Update the Master Water Plan and process through MCU. This contract excludes any detailed WaterCAD modeling.
Wastewater: Update the Master Wastewater Plan and process through MCU. This contract excludes any detailed wastewater and/or pump station analysis.
Reclaimed: Update the Master Reclaimed Water Plan and process through MCU. This contract excludes any hydraulic modeling.
Consult with the Client as needed in conjunction with Plans and Submittals.

Meet with Staff reviewers as needed for submittals and responses through to final approvals.

This contract assumes MCU will accept a simple graphic revision to the Master Utility Plans without any detailed hydraulic modeling and/or detailed wastewater analysis.

FINAL SITE PLAN, DESIGN & PERMITTING SERVICES

MANATEE PRELIMINARY SITE PLAN/FINAL SITE PLAN, CONSTRUCTION PLAN, SWFWMD
MANATEE SIMULTANEOUS SUBMITTAL (PSP/FSP & CP)

Prepare grading and drainage plans, including street sections and necessary details, and process for approval by the Manatee County Building and Development Services Department.

Prepare flexible pavement calculations as required by Manatee County Land Development regulations.
Prepare a SWFWMD Environmental Resource Permit application package and submit to SWFWMD for approval.

Prepare Manatee County Final Site Plans with details to be processed through Manatee County for approval as a simultaneous submittal.
Prepare on-site sewage collection system plans, including a pump station, and necessary details and process for approval by the Manatee County Building and Development Services Department and the State of Florida Department of Environmental Protection.

Prepare on-site water distribution system plans, including necessary details and process for approval by the Manatee County Building and Development Services Department and the Florida Department of Health and Rehabilitative Services.

North River Ranch Phases IV-D – 180 Lots
Extension of North River Ranch Trail
Page 3 of 5

Supply appropriate prints to Peace River Electrical Cooperative (PRECO), Frontier Communications and TECO-Peoples Gas Company, to aid in their distribution system design.

Coordinate and attend a pre-construction meeting with Client, contractor and other necessary consultants and utility representatives.
Consult, as required, with Client and governmental agencies in connection with the above listed services, including follow-up on submittals to governmental agencies to secure necessary approvals.
EXTENSION OF NORTH RIVER RANCH TRAIL (3,500± LF)

If this is necessary or requested by the client

Design North River Ranch Trail from the existing terminus at the School Site west to the Improvement Stewardship boundary and connect to the existing North River Ranch Trail on The Oakfield Trails Property.

The roadway will be designed as a county thoroughfare Roadway and will match the existing cross section of previous phases of the roadway.
This roadway will be separated out as a subphase of the plans.

NORTH RIVER RANCH OVERSIZING AGREEMENT
Coordinate with Manatee County on North River Ranch Trail oversizing agreement

Assist owner with reimbursement agreement.

Work with project attorney on LDA for the project.

FDEP PERMITTING

LANDSCAPE/HARDSCAPE COORDINATION
IF LANDSCAPE CONSULTANT OTHER THAN CLEARVIEW IS SELECTED

Coordinate landscape/hardscape details with the project Landscape Architect and provide assistance with preparation of final landscape plans to be processed through Manatee County for approval.

REVISIONS/MISC. (IF REQUIRED)
The following revisions will be performed on an hourly basis at prevailing hourly rates, after verbal authorization by Client, so the project scheduling and permitting will not be interrupted as the result of Work Order preparation/execution. Generally, the cost of each individual revision may be quoted.

North River Ranch Phases IV-D – 180 Lots
Extension of North River Ranch Trail
Page 4 of 5

Revisions covered may include:
Revisions requested by the Client, including, but not limited to, revisions resulting from aesthetic considerations, parcel configuration changes or parcel related revisions, market driven revisions, fill requirements, revisions to the site plan, etc.

Revisions required by reviewing agencies and as approved by Client, resulting from evolving standards or standards not found in the application technical/regulation manuals at the time of design and not specified in pre-design meetings, or resulting from a reviewing agency not accepting a design element agreed to by Client during the design stage.

WORK SPECIFICALLY EXCLUDED FROM THIS CONTRACT
Any work not specifically included in this contract shall be presumed extra to this contract.
Landscape/Hardscape/Irrigation Design & Permitting Services
Zoning Modifications
FEMA LOMR’s
Traffic studies
Structural Engineering
Environmental Engineering
Wetland setback encroachment variances or waivers.
Request for waivers from Manatee Land Development Code.
In the event the Client or contractor desires changes to the approved plans or specifications, all work connected therewith is extra to this contract.
Determination, report and/or permitting of invasive plant species.
Wetland survey or re-establishment of the SWFWMD/EPC line, if DEP does not accept the approved SWFWMD/EPC lines.
Offsite Improvements along Fort Hamer, Moccasin Wallow Roads and extensions to North River Ranch Trail other than the 3,500± LF as shown in this contract.

North River Ranch Phases IV-D – 180 Lots
Extension of North River Ranch Trail
Page 5 of 5

FEE SUMMARY:

Description	Job No.	Billing Type	Amount	
Update Master Utility Plan	CDD-NR-115	Lump Sum	$15,000	
Design/Permitting	CDD-NR-116	Lump Sum	$185,000	
North River Ranch Trail Design	CDD-NR-117	Lump Sum	$125,000	
Oversizing Agreement Assistance	CDD-NR-118	Hourly Not to Exceed	$10,000	
FDEP Permitting	CDD-NR-119	Lump Sum	$5,000	
Landscape/Hardscape Coordination	CDD-NR-120	Hourly Not to Exceed	$15,000	
Revisions/Miscellaneous	CDD-NR-121	Hourly Not to
Exceed	$10,000	

All work herein is subject to the conditions described in Attachment “A” attached herewith and made a part of this “Authorization for Work”.

If the foregoing meets with your approval, please execute the acceptance below and return one copy for our files to miriam.hernandez@clearviewland.com. We certainly look forward to working with you on this project and trust you will find our services satisfactory.

Sincerely,	ACCEPTANCE:

Clearview Land Design, P.L.	North River Ranch Improvement Stewardship District

By:	

Christopher Fisher, P.E. Project Manager

Date:	

P:\North River Ranch\Master Plan\Contracts\Drafted\2026.03.05_CDD-NR-115-121_NRR IV-D Design & Permitting.doc

ATTACHMENT “A”
In addition to the fees in this Work Order, we charge all out-of-pocket expenses such as printing, photocopying, postage, and mileage. These expenses will be charged to you at our cost. Consultant Fees and permit fees, (if necessary), etc. will be charged at our cost plus 15%. Client shall pay the following items in advance: (a) all review/permit fees required by governmental agencies, and (b) any fees or other charges to be imposed upon Clearview Land Design, P.L., by its insurance carriers in excess of those necessary to obtain a standard certificate of insurance (including, without limitation, for earmarking of policy coverage to the project or for a waiver of subrogation). In the event such items are paid by Clearview Land Design, P.L. fees shall be reimbursed by Client in addition to the contract prices stated herein.

Any work requested which is not included in the stated fees shall be performed only after the execution of an “Authorization for Work” form. Fees for the additional work shall be at the rates prevailing at the time of the additional service.
Work will be billed at the end of each month under the terms of this Work Order, and we shall expect payment by the tenth of the following month. Client shall pay the invoice and statement in accordance with the terms of this Work Order and the terms of said statement and invoice. If Client fails to make any payment due Clearview Land Design, P.L. for services within 30 days of the invoice date, the amount(s) due shall include an interest charge at the rate of 1 ½ percent per month for the thirtieth day.
Additionally, notwithstanding any other terms or conditions herein to the contrary, it is expressly understood and agreed that Clearview Land Design, P.L., at its sole discretion, shall have the right to cease work on the project and withhold all information and documents concerning the project in the event until any amounts then due have been outstanding for more than 30 days from the date of the invoice. It is further agreed that Client shall hold Clearview Land Design, P.L. harmless for any and all damages resulting from ceasing work and/or withholding information or documents concerning the project.
All rates and fees are subject to renegotiation after a one month period from the date of this Work Order if it has not been accepted.

Unless otherwise agreed to in this contract, all sketches, tracings, drawings, computations, details, design calculations, permits, and other documents and plans prepared by Clearview Land Design, P.L., pursuant to this contract are instruments of service and are the property of Clearview Land Design, P.L. Client may not use or modify such documents on other projects or extensions of this project without the prior written approval of Clearview Land Design, P.L. Notwithstanding any provision in this contract to the contrary, in the event of a default by Client (including, without limitation, any failure to pay amounts due within 30 days of invoice date), Clearview Land Design, P.L., shall be entitled to exclusive ownership and possession of any and all documents prepared pursuant to this contract.

In the event this contract is terminated prior to completion, Clearview Land Design, P.L. shall be entitled to payment for services performed as of the date of termination, plus out-of-pocket expenses.
Client shall indemnify, defend and hold harmless Clearview Land Design, P.L., from and against any claims, liability, damages, penalties and/or costs (including, without limitation, reasonable attorney’s fees and expenses) Clearview Land Design, P.L., may incur as a result of claims in any form by third parties (including, without limitation, governmental agencies and departments) relating to or arising out of this contract, except to the extent such claims arise from the gross negligence or intentional misconduct of Clearview Land Design, P.L.

Your acceptance of this proposal shall constitute a contract between the Client and Clearview Land Design, P.L.
The prevailing party in any litigation between the parties relating to or arising out of this contract (including, without limitation, trial, appellate nd bankruptcy proceedings) shall recover its reasonable attorney’s fees and costs from the non-prevailing party.

Opinions of probable construction costs provided by Clearview Land Design, P.L. represent our best judgment but do not constitute a guarantee since we have no control over contractor pricing.
The scope of services does not include site investigations or other engineering evaluations to determine the presence or extent of hazardous wastes or soil and groundwater contamination. Clearview Land Design, P.L. accepts no responsibility or liability in this regard. Clearview Land Design shall be entitled to rely on the accuracy and completeness of services and information furnished by the Client and Client’s consultants. Clearview Land Design shall provide prompt written notice to the Client if Clearview Land Design becomes aware of any error, omission or inconsistency in such services or information.

Client acknowledges that the work described herein will constitute a lien against the property. The signature on this Work Order authorizes the work herein described and does so on behalf of the owner in question and warrants that he has the authority to sign this agreement on behalf of the Owner. In the event improvements are dedicated to public use or otherwise alienated by the Owner, then Clearview Land Design, P.L. shall be entitled to a lien on all property abutting said improvements.
Limitation of Liability
To the maximum extent permitted by law, CLEARVIEW LAND DESIGN, P.L.’s liability for CLIENT’s damages will not exceed the compensation received by CLEARVIEW LAND DESIGN, P.L. under this Agreement. CLEARVIEW LAND DESIGN, P.L. is not responsible for the duties and responsibilities that belong to the borrower(s), developer(s), construction contractor(s), designer(s), testing laboratories, full-time inspector(s), or other parties associated with the Project (currently, in the past or in the future) not in the employ of or a subcontractor to CLEARVIEW LAND DESIGN, P.L. The limitations of liability and indemnities will apply whether CLEARVIEW LAND DESIGN, P.L.’s liability arises under breach of contract or warranty; tort; including negligence (but not sole negligence); strict liability; statutory liability; or any other causes of action; and shall apply to CLEARVIEW LAND DESIGN, P.L.’s officers, employees, and subcontractors. Due to the inherent risk involved in the type of work in this agreement, at the Client’s discretion, and upon payment of an additional fee to be negotiated, CLEARVIEW LAND DESIGN, P.L. ‘s liability for the work can be increased.

The Client agrees to extend any and all liability limitation and indemnification provided by the Client to the Clearview Land Design , P.L. to those individuals and entities that Clearview Land Design , P.L retains for performance of the services under this Agreement, including but limited to the Clearview Land Design , P.L’s current or former officers and employees and their heirs and assigns.

PURSUANT TO SECTION 558.0035 FLORIDA STATUTES, THE CONSULTANT’S CORPORATION IS THE RESPONSIBLE PARTY FOR THE PROFESSIONAL SERVICES IT AGREES TO PROVIDE UNDER THIS AGREEMENT. NO INDIVIDUAL PROFESSIONAL EMPLOYEE, AGENT, DIRECTOR, OFFICER OR PRINCIPAL MAY BE INDIVIDUALLY LIABLE FOR NEGLIGENCE ARISING OUT OF THIS CONTRACT.

Revised 03/03/2026

2026 CDD Fee Schedule
Effective 1/1/26	

Employee Type	2026 Hourly
CDD Rate	
Principal	$	310.00	
Senior Professional Engineer	$	250.00	
Professional Engineer	$	225.00	
Design Engineer	$	205.00	
Senior Field Engineer	$	190.00	
Field Engineer	$	160.00	
Senior Landscape Architect	$	225.00	
Landscape Architect	$	200.00	
Landscape Designer	$	180.00	
Senior Environmental Scientist	$	225.00	
Environmental Scientist	$	165.00	
Senior Entitlement Planner	$	225.00	
Entitlement Planner	$	175.00	
Senior Professional Surveyor & Mapper	$	220.00	
GIS Specialist	$	205.00	
Senior CADD Designer	$	190.00	
CADD Designer	$	170.00	
Senior Project Coordinator	$	180.00	
Project Coordinator	$	160.00	
Graphic Designer	$	160.00	
Project CPA	$	230.00	
Administrative Assistant	$	120.00	

North River Ranch Improvement Stewardship District

Staff Reports

North River Ranch

March Story board
Field Operations and Maintenance

Summary

Worked with Frontier to get everything caught up on access gates.
Continued to work mulch and landscape.
Homeowner inquiries continue to be down. Main issues still revolve around landscape, parking, bikes on trails etc.
Numerous electrical repairs completed this month.
Repairing all monument and landscaping lighting.
Repaired AC unit at Brightwood Amenity.
Continued to monitor budget.

Community Photos

Bike park repairs, missing mulch, weeds, missed areas from landscapers.

Uplighting, amenity repairs, sign repairs, chair replacements

Repair and replacing chairs

HVAC repairs

Working on repairing all monument lighting in the community
Signs
Chair replacements

Some Issues we have resolved over the month

Drainage ditch maintenance.
Landscaping around monument lights  is being adjusted.

Riverfield town home gate came off its hinge and has been repaired.

Continue to straighten trees throughout NRR.

Monthly Summary Report
February 2026

nahb nationals awards

NAHB NATIONALS AWARDS
for Best L i festyle Program for a Community

This month, the North River Ranch team attended The Nationals Awards Gala, hosted by the National Association of Home Builders (NAHB) during the International Builders’ Show. The Nationals is the largest and most prestigious awards competition in the home building industry, recognizing excellence in new-home sales, marketing, and community innovation across the country.

North River Ranch was honored to receive Silver for Best Lifestyle Program for a Community. This recognition highlights the strength of the programming, events, and resident experiences that help make North River Ranch such a vibrant and connected community. Competing at a national level and earning this distinction is a significant accomplishment and reflects the continued effort to deliver exceptional lifestyle programming for our residents.

featured  lifestyle  events

FIRST SATURDAYS
2 . 7 . 26 / 10AM - 2 PM

February marked the second First Saturdays at North River Ranch in partnership with June Collective. The event saw a larger turnout than our inaugural market, with increased resident participation and several prospective homebuyers attending as well. The monthly market continues to activate Camp Creek, bringing together a curated group of local vendors and small businesses while creating a vibrant community gathering space. Notably, every non-resident who attended expressed strong interest in the community and indicated they would love to live at North River Ranch, highlighting the event’s value not only as a resident amenity but also as a meaningful prospect engagement opportunity.

engage lifestyle Programming

Every Friday	Food Truck Friday	Vaires between 75-150 attendees	
Every Wednesday Morning	Start with Coffee (Coffee Food Truck)	Vaires between 30-50 attendees	
Every Wednesday Evening	Wednesdays are for Tacos and Margs (Partnership with Poppos Taqueria)	Ranges from 75-100 attendees	
2.8.26	Crafternoon: Kid Edition	14 attendees	
2.13.26	Sweet Treat Bingo (All Ages)	45 attendees	
2.14.26	XOXO Candy Bar	75 attendees	
2.15.26	FL Studio Theatre Presents: Snow White	65 attendees	

2.21.26	Fairytales Friends at NRR (Monthly offering featuring a character. This month was Anna and Elsa)	
45 attendees	
2.22.26	NRR Day Out: Pirates Spring Training	2 residents purchased tickets	
2.27.26	Music Bingo (all Ages)	35 attendees	

exceed Fitness Programming

DATE(S)	PROGRAM DETAILS	PARTICIPATION	

2.14.26	
Body Bar & Spritz (pilattes partnership with Body Bar)	
14 attendees	

2.28.26	
Petals and Poses Yoga Session	
3 attendees	
Every Sunday	Fuel Your Week: Recipe of the Week	Varies	

Facility utilization

Amenity usage at North River Ranch remains high year-round, with a consistent dip during the winter months. Utilization increases notably during school breaks, holidays, and summer months when children are out of school and families are more active within the community.

SPACE	TOTAL VISITS	
Brightwood Pavilion	2,157	
Riverfield Verandah	300	
Clubhouse	1,171	
Headwaters Swim Center	1,144	
Activities Outpost	313	
Pickleball Courts	182	
Pump Park	275	
Dash’s Bark Park	350	

Facility Operations & maintenance

SPACE	ITEM	STATUS	
Brightwood Fitness Center	Cubbies	In Progress	
Clubhouse	Canteen	In Progress	
Headwaters Swim Center	Slide Hour Signage	Completed	
Clubhouse	Concierge Desk	Completed	
Clubhouse	Signage for Trash Can Location	In Progress	

Customer Service & Staffing

FEEDBACK	
COMMENT	
ACTION TAKEN	

Positive	Hello,
Just wanted to say how much I enjoyed yoga this morning and loved getting the flowers, that was such a fun surprise! I’ll be attending a lot more of the fitness classes now that I know about them! Thanks for putting on a great event!
Best,
Emily Mikkelsen	Cori Morgan responded Hi Emily,
This made my morning — thank you so much for taking the time to share! I’m so glad you enjoyed yoga and the little flower surprise. We thought it would be a fun way to brighten everyone’s day.  I’m even more excited to hear you’ll be coming to more fitness classes! We have some great things planned, and I love seeing new faces get involved. Looking forward to seeing you at the next class! 	

community in action

community in action

  

community in action

Forecast

PROGRAM	STATUS	
NRR Day Out: Orioles Spring Training	COMPLETED	
Movie On The Lawn	COMPLETED	
Spring Saturday	COMPLETED	

CURRENT ACTION ITEMS	DETAILS	DUE DATE	
Use Food Truck Booking Agency	Switch from booking Food Trucks in house to using an agency	3.31.26	
Access Control Upgrade	Switch over all residents to Proptia 2.0.	3.31.26