June 25, 2025

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 2025 Islands at Doral (NE) CDD Report

Dear Ms. Perez:

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

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 Exhibits 1 and 2 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 recording 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
The roads within the Townhomes area are in good to fair condition.
All the roads within the City right of ways are in good condition.

Stormwater Management System
The stormwater management and drainage system appear to be in good working order and condition

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
We think that for Fiscal Year 2025-2026, the District proposed amounts for field operations are adequate to properly maintain, repair and operate the public infrastructure for which the District is currently responsible. (Refer to http://islandsdoralnecdd.org/financials/ for the FY 2025-2026 Proposed Budget):
Alvarez Engineers recommends considering the following suggestions for maintenance budgets:
District Roads (Townhomes and Condominium Areas)
We recommend that the District consider creating a sinking fund to finance the future capital expense at the end of the service life of the pavements within the District roadways. The table below provides an estimate of the replacement costs at the end of the pavement service life and the estimated annual contributions over the remaining service life to fund the future expense.

ESTIMATE OF COSTS FOR RESURFACING ROADS IN "n" YEARS	
Analysis and Annuity Recommendation		

Pavement Service Life (30 Years Estimated)	

Present Year	

Remaining Service Life (Yrs)	

Present Year Cost (PC) of Pavement Replacement (Mill and Resurface 3/4" Thick)	Future Replacement Cost @ End of Service Life* For 2.5%
Inflation Rate
(r)	

Annual Interest Rate	
Annuity to Finance (FC) in (n) Years given (i)	

From	
To		
(n)	Quantity (SY)	Unit Cost
($/SY)	
(PC)	FC= (PC)(1+r/100)^n	
(i)	FCi/((1+i)^n- 1)	
PAVEMENTS	
2006	2036	2025	11	30,500	$10.00	$305,000	$400,186	0.25%	$35,928	
PAVEMENT MARKINGS AND SIGNING	
2020	2030	2025	5	30,500	$2.50	$76,250	$86,270	0.25%	$17,168	

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.

5-YEAR CYCLE ESTIMATE OF YEARLY COSTS FOR SERVICING THE STORMWATER DRAINAGE	

Total No. Structures in CDD	

Total LF Pipes	No. Structures with Pipes Serviced per Year	Avg. Cost/EA Structure. Assume 2.5%
Annual Inflation
Rate (1)	Avg. Cost/LF Pipe. Assume 2.5%
Inflation Rate (2)	

Total Budget Amount Per Year	

Year 1
(2025)	

Year 2
(2026)	

Year 3
(2027)	

Year 4
(2028)	

Year 5
(2029)				
132	13750	27					$230.00	$6.75	$24,800	
			27				$236.00	$6.92	$25,500	
				26			$242.00	$7.09	$25,800	
					26		$248.00	$7.27	$26,500	
						26	$254.00	$7.45	$27,100	
(1) Includes the cost of vacuuming the sump of the drainage structure and the cost of removing and reinstalling the baffle if the baffle is in good condition.
(2) Includes the cost of pressure spraying and videoing the pipes and of dewatering with plugs at the end of the pipes when the pipes are submerged.

5-YEAR CYCLE ESTIMATE OF YEARLY COSTS FOR BAFFLE REPLACEMENTS	
Estimated Number of Baffles to be
Replaced (1)	No. of Baffles Replaced per Year	Estimated Cost Per Baffle For 2.5% Inflation
Rate	Total Budget Amount
Per Year	
	Year 1
(FY 25-26)	Year 2
(FY 26-27)	Year 3
(FY 27-28)	Year 4
(FY 28-29)	Year 5
(FY 29-30)			
21	5					$600	$3,000	
		4				$615	$2,500	
			4			$630	$2,600	
				4		$646	$2,600	
					4	$662	$2,700	
(1) The estimate assumes that 25% of the 80 baffles in the District will need replacement in the next five years.

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. 100124038 for the period between October 1, 2024 and October 1, 2025. The District has budgeted enough funds to cover the $6,858 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 us at 305-640-1345 or at 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: 2025.06.25
17:16:47 -04'00'

Juan R. Alvarez, PE on June 25, 2025.
Printed copies of this document are not considered signed and sealed and the signature

Juan R. Alvarez, PE District Engineer Date: June 25, 2025

cc. Michael Pawelczyk, District Counsel, mjp@bclmr.com

must be verified on any electronic copies.

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ALVAREZ ENGINEERS, INC.
ISLANDS AT DORAL (NE)

LOCATION MAP

EXHIBIT 1

I
0 500'  1500'	3000'

-		I

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)
FOLIO: 35-3007-005-1940
OWNER: MEDITERRANEAN AT ISLANDS AT DORAL NEIGHBORHOOD ASSOCIATION INC (SWD ORB 24679, PG 1770) ESMT: CDD; ORB 26722, PG 4018
CATEGORY: ROADWAYS, DRAINAGE
TRACT C (PB 163, PG 18)
FOLIO: 35-3007-005-1940
OWNER: MEDITERRANEAN AT ISLANDS AT DORAL NEIGHBORHOOD ASSOCIATION INC (SWD ORB 24679, PG 1770) ESMT: CDD; ORB 26722, PG 4018
CATEGORY: ROADWAYS, DRAINAGE
CDD BOUNDARY

NW 108 CT

NW 108 AVE

NW 107 PSGE

NW 86 ST

NW 112 AVE

NW 111 CT

NW 110 PL

NW 110 AVE

NW 109 AVE

NW 85 TR

NW 85 TR

NW 109 CT

NW 108 PATH

NW 107 PATH

NW 107 CT

NW 107 AVE

CDD BOUNDARY

NW 85 ST

NW 109 AVE

NW 108 CT

NW 108 AVE

NW 107 PATH

NW 107 CT

CDD BOUNDARY
NW 82 TR

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

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

NW 82 ST
CDD BOUNDARY

TRACT B (PB 163, PG 18)
OWNER: ISLANDS AT DORAL (NE) COMMUNITY DEVELOPMENT DISTRICT ESMT: CDD; ORB 26696, PG 4448
CATEGORY: ROADWAYS, DRAINAGE

LEGEND:
ESMT: EASEMENT
ORB: OFFICIAL RECORD BOOK PB: PLAT BOOK
PG: PAGE
SWD: SPECIAL WARRANTY DEED

ALVAREZ ENGINEERS, INC.
ISLANDS AT DORAL (NE) CDD
CDD LAND OWNERSHIP AND EASEMENTS

0  50'

200'

400'