FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101
Doral, FL 33172
Tel. (305) 640-1345 Fax (305) 640-1346
E-Mail: Juan.Alvarez@AlvarezEng.com

May 24, 2022

Ms. Gloria Perez District Manager
Islands at Doral NE Community Development District Special District Services, Inc.
The Oaks Center 2501A Burns Road
Palm Beach Gardens, FL 33410

Re: Year 2022 Islands at Doral (NE) CDD Report

Dear Ms. Perez:

The intent of this report is fourfold: 1) To inform as to the status of ownership of the infrastructure that was financed or constructed by the District; 2) To describe the state, working order and condition of the infrastructure still owned by the District; 3) To give recommendations as to the funds estimated necessary for the proper maintenance, repair and operation of the District’s infrastructure and; 4) To give recommendations as to the insurance to be carried by the District and the amount to be budgeted for premiums.

See Exhibit 1 for a graphical representation of the development.

Infrastructure Ownership
City Roads
The right of ways within the District for NW 107 Av, NW 109 Av, NW 110 Av, NW 110 Place, NW 111 Court, NW 112 Av, NW 82 St, a portion of NW 84 St and NW 86 St, which are located within the single-family home area of the District, were dedicated to the City of Doral for ownership, maintenance, and for the perpetual use of the public. This was accomplished by the recording of the following plat:

“Islands at Doral” Recorded on April 6, 2005 at PB 163, PG 18.

Other Roads
The roads within the townhomes area were constructed within ingress and egress tracts which have been reserved by plat for such use. The tracts were granted to Mediterranean at Islands at Doral Neighborhood Association, Inc. by Quitclaim Deed recorded on June 29, 2006 at ORB 24679, PG 1770. The District owns the roadway improvements within those tracts as described in the Engineer’s Report of February 9 of 2004. The District was granted an easement by Mediterranean at Islands at Doral Neighborhood Association, Inc. for road and drainage purposes on October 30, 2008. Such easement was recorded at ORB 26722, PG 4018.

The District owns the roadway improvements within the condominium area as described in the Engineer’s Report of February 9, 2004. Leeward at Islands at Doral

Condominium Association, Inc. owns the land where the road improvements are located. The condominium association granted the District an easement for roadway and drainage purposes on December 3, 2008. Such easement was recorded at ORB 26696, PG 4448.

Stormwater Management System
The road drainage system within City right of ways was completed and dedicated to the City of Doral for ownership, maintenance and the perpetual use of the public by the recording of the plat described above.

The road drainage system within ingress and egress tracts within the townhome area was completed and is owned by the District. The District was granted a drainage easement by Mediterranean at Islands at Doral Neighborhood Association, Inc. on October 30, 2008. Such easement was recorded at ORB 26722, PG 4018.

The road drainage system within the condominium area was completed and is owned by the District. The District was granted a drainage easement by Leeward at Islands at Doral Condominium Association, Inc. Such easement was recorded at ORB 26696, PG 4448.

The District owns the water portion of the three lakes within the District boundaries, and the HOAs own the grassed slopes that surround the lakes. The District was granted the lakes by Special Warranty Deed from Century Homebuilders, LLC on March 10, 2008. The Special Warranty Deed was recorded at ORB 26294, PG 4605.

Water and Sewer Systems
The water and sewer systems were completed and conveyed to Miami-Dade County for ownership and maintenance under Miami-Dade County Water and Sewer Department (WASD) Agreement No. 18202.

State, Working Order and Condition of the Infrastructure Owned by the District.
Alvarez Engineers, Inc. conducted a field inspection to determine the current state, working order and condition of the infrastructure owned by the District and reports the following regarding the CDD Roads and drainage system:
Roads
All the roads within the Townhomes and Condominium areas are in good working order and condition, except for the pavement markings. It is recommended that all the pavement markings be renovated with thermoplastic and new reflective pavement markers be installed.

All the roads within the City right of ways are in good working order and condition.

Stormwater Management System
The stormwater management and drainage system are in good working order and condition. Alvarez Engineers is not aware of drainage complaints.

Water and Sewer Systems
The water and sewer systems were conveyed in good condition to Miami-Dade County for ownership and maintenance. Issues may be reported to the County at either of the following numbers: 305-274-9272 (Emergencies) or 305-665-7477 (Customer Service).

Estimated Maintenance Costs for District-Owned Infrastructure
General
The CDD and the Islands at Doral Master Association, Inc. (the “Association”) entered into a Maintenance Agreement on November 11, 2015 under which the Association will provide maintenance services to the CDD-owned infrastructure and be solely responsible for all costs and liabilities that are associated with those services.

The CDD proposed 2022-2023 Fiscal Year budget has the following amounts for maintenance expenditures beyond those included in the Maintenance Agreement between the CDD and the Association:

2022-2023 Proposed Budget for Maintenance	
Maintenance Contingency	$5,700	
Engineering/Inspections	$1,300	
Total	$7,000	

For more detailed information on the proposed 2022-2023 Fiscal Year Budget please visit the District’s website at the following link:

http://islandsdoralnecdd.org/financials/

Alvarez Engineers recommends considering the following suggestions for maintenance budgets:

District Roads (Townhomes and Condominium Areas)
Funds will be needed to replace the wearing roadway asphalt layer in about 12 years, when the asphalt has reached its estimated 30-year service life. Funds will also be needed to update signs and markings on the roadways, when asphalt is replaced and subsequently restored every 10 years. The District Board of Supervisors may decide whether to create a sinking fund to finance the future capital expense over the next 12 years, or to pay a lump sum amount at the end of the asphalt service life. The table below provides the estimated future replacement cost and the estimated annual contributions over the remaining service life to fund the expense. The calculations below assume an annual interest rate of 0.25%.

Pavement Service Life
(30 Years Estimated)	
Present Year	
Remaining Service Life (Yrs)	Present Year Cost (PC) of Pavement Replacement (Mill unit cost $2 and Resurface 3/4" Thick unit cost $6)	Future Replacement Cost @ End of Service Life*	
Annual Interest Rate	
Annuity to Finance (FC) in (n) Years given (i)	
From	To		(n)	Quantity
(SY)	Unit Cost
($/SY)	(PC)	(FC)	(i)	FCi/((1+i)^n-1)	
2004	2034	2022	12	30,500	$8.00	$244,000	$344,040	0.25%	$28,278	
* Using Florida Department of Transportation Inflation Factors					

Signs & Mariking Service Life (10 Years Estimated)	

Present Year	
Remaining Service Life (Yrs)	

Present Year Cost (PC) of Signs & Marking	
Future Replacement Cost @ End of Service Life*	
Annual Interest Rate	
Annuity to Finance (FC) in (n) Years given (i)	
From	To		(n)	Quantity
(SY)	Unit Cost
($/SY)	(PC)	(FC)	(i)	FCi/((1+i)^n-1)	
2022	2034	2022	12	30,500	$1.00	$30,500	$43,005	0.25%	$3,535	
* Using Florida Department of Transportation Inflation Factors					

Stormwater Management System (Townhomes and Condominium Areas)
The following is a suggested 5-year cyclical program for servicing the inlets, manholes, pipes and French drains of the drainage system. The program consists of servicing 20% of the system every year so that at the end of the fifth year, 100% of the system will have been serviced. The table below shows the estimated amount that would need to be budgeted yearly to service the 132 drainage structures and 13,750 Linear Feet of pipes in the District. The program may be financed yearly or in one lump sum when needed, at the discretion of the Board of Supervisors.

Total No. Structures in CDD	
Total LF Pipes	No. Structures with Pipes Serviced per Year	Cost/EA Structure (Includes Cleaning, and Baffle
Replacement)	Cost/LF Pipe (Includes Cleaning, Video, Dewatering, and Root
Removal)	Total Budget Amount Per Year	
		
Year 1	
Year 2	
Year 3	
Year 4	
Year 5				
132	13750	27					$225.00	$6.50	$24,000	
			27				$230.00	$6.70	$24,700	
				27			$235.00	$6.90	$25,400	
					27		$240.00	$7.10	$26,100	
						27	$245.00	$7.30	$26,700	

Maintenance of the grassed swales and the treatment of the lake water bodies are handled by the HOA through an agreement with the CDD.

Water and Sewer Systems
The water and sewer systems are maintained, operated and funded by WASD, which may be contacted at 305-274-9272 (for emergencies) or at 305-665-7477 (for customer service).

Insurance
Alvarez Engineers has reviewed the District’s general liability, hired non-owned auto, employment practices liability and public officials liability insurance policy provided by

Florida Insurance Alliance under Agreement No. 100121038 for the period between October 1, 2021 and October 1, 2022. The District has budgeted enough funds to cover the $5,706 insurance premium.

This report was prepared to the best of my knowledge and belief and is based on field observations conducted by Alvarez Engineers personnel, the District Engineer’s Report, and public documents available.

If you have any questions, please do not hesitate to contact me at 305-640-1345 or at Juan.Alvarez@Alvarezeng.com.

Sincerely,
Alvarez Engineers, Inc.

This item has been digitally signed and sealed by

Juan R Alvarez

Digitally signed by Juan R Alvarez
Date: 2022.05.24
16:24:35 -04'00'

Juan R. Alvarez, PE on May 24, 2022.

Printed copies of this document are not considered signed and sealed and the signature

Juan R. Alvarez, PE District Engineer Date: May 24, 2022

must be verified on any electronic copies.

TRACT F (PB 163, PG 18)
FOLIO: 35-3007-005-1950
OWNER: ISLANDS AT DORAL (NE) CDD (SWD ORB 26294, PG 4605)
CATEGORY: LAKE
--TRACT E (PB 163, PG 18)
OWNER: MEDITERRANEAN AT ISLANDS AT DORAL CONDOMINIUM ASSOCIATION INC (SWD ORB 24679, PG 1770) ESMT: CDD; ORB 26722, PG 4018
CATEGORY: ROADWAYS, DRAINAGE

---	TRACT C (PB 163, PG 18)
OWNER: MEDITERRANEAN AT ISLANDS AT DORAL CONDOMINIUM ASSOCIATION INC {SWD ORB 24679, PG 1770) ESMT: CDD; ORB 26722, PG 4018
CATEGORY: ROADWAYS, DRAINAGE	l

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CDD BOUNDARY

TRACT G (PB 163, PG 18) 	
FOLIO: 35-3007-005-1950

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TRACT D {PB 163, PG 18) 	
FOLIO: 35-3007-005-1950
OWNER: ISLANDS AT DORAL {NE) CDD (SWD ORB 26294, PG 4605)
CATEGORY: LAKE

CDD BOUNDARY

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ESMT: EASEMENT
ORB: OFFICIAL RECORD BOOK PB: PLAT BOOK

SWD: SPECIAL WARRANTY DEED

ALVAREZ ENGINEERS, INC.
ISLANDS AT DORAL (NE) CDD

TRACT B {PB 163, PG 18)
OWNER: LEWARD AT ISLANDS AT DORAL CONDOMINIUM ASSOCIATION INC ESMT: CDD; ORB 26696, PG 4448
CATEGORY: ROADWAYS, DRAINAGE

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CDD LAND OWNERSHIP AND EASEMENTS
EXHIBIT 1

5/24!2022P:\03050} - Islands at Doral NE (ls/ands at Doral If) (Yearly Report)\2022 Report\OO/-CAOD\EXH!BIT-02.dgn