WEBVTT

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I now call the

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Middleton Community Development District to order.

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Clerk, will you do the roll call, please?

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Yep. We have all supervisors present with the exception of

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Don Simmons and Allison Emily.

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Thank you. Please rise for the pledge of allegiance.

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I pledge

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allegiance to the flag of the United States of America, and to the Republic for

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which it stands, one nation under God, indivisible,

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with liberty and justice for all. A moment of silence for our military and

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first responders.

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Thank you.

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You may be seated. Any audience comments?

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Seeing none, we'll move to new business.

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Approval of minutes.

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Motion to approve the minutes.

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Is there a motion to approve the minutes?

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I make the motion.

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Is there a second?

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Second.

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All in favor, please signify by saying "aye."

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Aye.

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Opposed? Passed. Moving on to proposed budget.

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Yes, sir, Chairman, supervisors.

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So this morning at the Middleton Maintenance Advisory Committee, the budget was

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presented, and it was recommended to the Middleton Downtown

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Community Development District for approval. And with that, Ms.

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Ferris is going to go over a few facts.

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This kind of just supports the previous presentation she gave.

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Thank you.

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You want to come up here?

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Yes. Good morning. Carrie Ferris, assistant budget director,

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here today to review the Middleton Downtown Community Development District proposed

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budget for fiscal year 2026-27, as prepared by staff.

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We'll start with your Middleton Downtown fund.

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Middleton Downtown Community Development District was established on March

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27th, 2023, pursuant to the provisions of Florida Statutes

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Chapter 190 and the City of Wildwood Ordinance

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O203-2. 61.14

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acres are encompassed by the district and located in the City of Wildwood, Florida.

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Maintenance of this infrastructure is provided through contributions from the

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developer.

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Looking at your fiscal year 2026-27 revenue comparison,

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contributions from the developer are down 3%, or just over

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$12,000 when compared to the fiscal year 25-26 amended

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budget. Interest this budget is flat based on the current market, and you

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are still projected to add to your working capital.

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As you can see from the pie chart, your Middleton Project-wide fees make up

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approximately 63% of your overall appropriations at

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$216,654.

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Repairs and maintenance services are budgeted at just under

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$49,000. Professional services make up 12%

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of the budget at $41,745,

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and utility services are budgeted at $12,000 for fiscal year

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'26-27. Other operating expenditures round out your

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appropriations at $23,262, or

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7% of your overall total.

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Looking at your fiscal year 2026-27 budgeted expenditures, you can

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see there's an overall decrease to your appropriations of

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$12,392, or 3%, in comparison to

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fiscal year 25-26. Most of your appropriations see a

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decrease, with only a $2,000 increase in your utility services

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line.

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Next, looking at your fiscal year 2026-27 expenditure variances,

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legal services decreased $5,000 while irrigation water

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increased to $2,000, both based on current and projected activity.

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Recurring landscape maintenance decreased by almost $4,000 based on

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current contract rates and no projected turnovers for the upcoming fiscal

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year. Non-recurring landscape maintenance also decreased approximately

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$3,000 based on a decrease in plant-to-plant replacements for

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fiscal year 26-27. And finally, we see an increase of

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$5,020 to other maintenance based on the expiration of

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the current pressure washing contract.

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Looking at your five-year budget estimate for revenues, contribution from the

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developer increases nominally on an annual basis based on

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appropriations. Interest income is budgeted flat at

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$1,000 annually, with that income being added to your working

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capital.

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Moving on to your five-year budgeted appropriations, we see modest year-over-year

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increases in most expense categories.

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Total appropriations increased from

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$342,261

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to $402,530, or about an

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18% increase over this five-year outlook.

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Looking at your working capital and reserves, your fund balance is budgeted to grow

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slightly over the next five fiscal years as all your appropriations are fully

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funded by contributions from the developer.

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Moving on to the Middleton Project-wide Fund, the Middleton Downtown Community

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Development District is the legal entity and parent org to which the Middleton

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Maintenance Advisory Committee makes recommendations on issues related to the

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Project-wide Fund. The Project-wide Fund maintains common

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infrastructure in District A and Middleton Downtown, as well as

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recreation facilities located in District A.

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Let's look at a brief overview of what this common infrastructure consists of.

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The Project-wide Fund does pay for common infrastructure maintenance costs

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associated with Exhibit A, including right-of-way landscaping and lighting,

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water retention areas, irrigation and drainage, recreation

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facilities, tunnels and pedestrian paths, and entry features,

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including walls, fountains, and fences.

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The Middleton Project-wide Fund consists largely of fees paid by participating

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districts based on their assessable acreage.

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Looking at the Project-wide revenue comparison, Project-wide

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fees for both Middleton Downtown and Middleton A are budgeted at a decrease

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over fiscal year 25-26. Fiscal year

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2026-27 sees interest income of

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$10,400, an increase of 30%, and total

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operating revenue is budgeted at an overall decrease of $390,000

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13% compared to fiscal year '25, '26, with

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no utilization of working capital in the upcoming fiscal year.

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As we can see from the pie chart, repairs and maintenance services make up a bulk

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of the Middleton Project wide expenditures at

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$1,963,876, or

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79% of your budget. Utility services are budgeted at just

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under $370,000, or 15% of the overall

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appropriations, while professional services are budgeted at just over

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$148,000, or 6% of budgeted expenditures.

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Other operating expenditures round out the budget at

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$19,800.

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Looking at your fiscal year '26, '27 budgeted appropriations,

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you can see there's an overall decrease to project-wide appropriations of

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$390,300, or 13%,

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in comparison to fiscal year '25, '26.

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This moderate decrease in expenditures is due in large part to decreased

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maintenance costs, which we will go into in more detail.

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Taking a bit of a closer look at the fiscal year '26, '27 expenditure

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variances for Project wide, we see a decrease in janitorial

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services due to new contract agreements.

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While utilities, including electricity, natural gas, and water and sewer,

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increase approximately $20,000 combined based

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on historical activity.

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Irrigation water sees a $22,000 decrease based on historical

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data and current projections, while building and structure maintenance sees a

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significant decrease due to one-time projects that were performed in fiscal year

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'25, '26.

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Increases to planned plant replacements and tree trimming in fiscal year '26,

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'27 bring a $17,275 increase

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to non-recurring landscaping, while pool maintenance sees a

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$106,000 decrease based on a lower-than-anticipated

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contract for pool cleaning.

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Finally, other maintenance sees a decrease of just under $70,000

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based on one-time expenses related to geological anomalies found in fiscal

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year '25, '26 budget.

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As previously stated, the Middleton Project wide fund is funded through allocations

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to Middleton A and Middleton Downtown.

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This allocation is prepared using the assessable acreage of participating

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districts, which is the same methodology used for annual maintenance assessments

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and bond assessments. The total assessable acreage is

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475.98 acres, with Middleton Downtown

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consisting of 61.10 acres or

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12.84% of Project wide, and Middleton A at

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414.88 acres or

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87.16% of your Project wide.

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Looking at your five-year budgeted revenue, Project wide fees increase

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incrementally year over year, while miscellaneous revenue and interest income are

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budgeted flat. Total revenue increases 20% over the

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five-year period, coming in at just over $3 million in fiscal year

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'30, '31.

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Your five-year budgeted appropriations mostly see incremental increases as

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well. Professional services sees nominal annual increases based

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on CPI, as do utility services, with the exception of fiscal

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year '27, '28, which does see a slight decrease.

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Repairs and maintenance expenditures increase year over year, while other operating

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expenditures are budgeted flat. Total expenditures are in line with total

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revenue over the projected timeframe, increasing to just over $3

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million by fiscal year '30, '31.

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Looking at your working capital and reserves, as anticipated, when deposits and

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expenditures are budgeted equally, your fund balance remains stable throughout this

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five-year outlook.

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And at this time, if there are no questions and comments, we'll move on to the

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recommendation of the resolution for the fiscal year '26, '27 proposed

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budget.

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Thank you. Any questions? Comments?

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I believe. If not, I think we're

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good. If not, I'll entertain a motion to approve Resolution

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202603 to approve the fiscal year 2026-27

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proposed budget and to set a public hearing to adopt the fiscal '26, '27

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final budget for September 8th, 2026, 11:30 at the Olympia

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Recreation Center. Is there a motion?

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Move.

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Is there a

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second?

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Second.

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Been moved and seconded. All those in favor, please indicate by saying aye.

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Aye.

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Opposed? Thank you.

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Thank you very much.

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Thank you. Well done.

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Lastly, the next item will be the report for special assessments on

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the development of the Academy.

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Thank you.

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So all the special districts in the villages, as you know, have to own and maintain

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things, and they do so with money that is collected through special assessments.

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When a district is new, like this one, it shows up on your budget like you just saw

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as a developer contribution, because the property is all owned essentially by a

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single entity. But over time, we go through a process

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to have those revenues collected through the tax bill.

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And so starting for fiscal year '27 to

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'28, we will be using what they call the uniform method of

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collection to put those assessments on the tax bill.

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And once it's on the tax bill, we have to know how much to charge

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each of the properties within the district.

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And so we use an assessment methodology, we call it, to do

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that.

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The methodology, you can split up those charges amongst properties a lot of

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different ways,

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but it has to be split up in a way that is fair and reasonable.

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So the legal test there is to know that it is a fair and reasonable

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method of splitting up the cost of district maintenance.

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We also have to show that the maintenance that we're doing

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provides a special benefit, we call it, a special benefit

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to the property that's paying into it.

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So we have engaged PMN. Mr.

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Funzo is here from PMN. He has done some research and prepared a

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report that concludes that maintaining the property

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owned by Middleton, and that is true

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Towns for project wide areas. It does provide a special benefit to the

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commercial property owners in the north and downtown.

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And that the method that we're going to propose to you is a fair and

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reasonable way of cutting up those costs.

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And the steep preview there is that we're going to allocate the cost

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based on the square footage

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of the buildings, which is the same way that it's done in Brentwood,

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Sunkist Bay, Phillips Center, the other districts that have similar circumstances.

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So we're just sort of the latest one to come along with that purpose.

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With that, Mr. Fontes.

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Thank you. For the record, Juan Fontes with EFM. Mr.

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Stone has done a great job summarizing our document.

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This one is pretty short, but as he described, we really just have to

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meet that two-prong test to make sure that there's a benefit received by the

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property owners and that the assessments are reasonably and equitably

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allocated. In this case, we are using square footage, and that's

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really just a proxy for trips. When you think about ultimately, you have a lot of

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retail space that all generally operates the same

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in terms of trip generation, impact, and benefit.

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So we're applying that similarly across the board.

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Like I said, we'll be using a similar methodology across all your commercial

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districts. So ultimately, there won't be any mysteries to how that's done

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commercial district to commercial district.

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So based on our analysis today, summarized here, we believe we've met that

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two-prong test and that the assessments are reasonably and equitably

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allocated across the property owners and going forward, and as you

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move through your developer funding and developer contributions, will be applied

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going forward to future budgets. So I'll be happy to answer any

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questions you may have.

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Any questions or comments?

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Mr. Chair, I think the only thing we just ask that

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you would approve staff to advertise a public hearing in

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September to officially notice the public that this is the methodology that we're

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going to be reviewing and approving at a public hearing for the September

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meeting.

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Is there such a motion?

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I'll make a motion.

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Second.

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Second. All in favor, please signify by saying aye. Aye.

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Opposed. Thank

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you.

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Thank you.

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Thank you very much.

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Informational items.

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Just a couple items, financial statements, if you have any questions, we're

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here to address as well as just to make sure you see the reuse of the night

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oil auction to be held November 3rd,

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7:00 AM to 7:00 PM at the Everglades Recreation Center.

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I believe we have it every two years, and it needs to be on notice.

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Any questions or comments?

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Let's move to the district counsel report.

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Real quick, I did have another item.

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Our next meeting, which is September 8th, the two public hearings, one for the

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special assessment and one for the budget.

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And also, just remind you to check your district

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gov email for your commission, your Form 1 that's being sent out to you

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from the Florida Commission on Ethics annually by June

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30th. So don't forget that. And then next September or September

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we meet, I'll be bringing forth the schedule for next year,

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anticipating changing the time we meet to 10:30 AM.

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Hey,

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quick question on the Form 1. You made a comment that people look at your-

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District gov email.

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No, I understand.

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Yeah.

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But so we will get something from the Ethics Commission that will link

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back to how to find it.

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Yeah. It'll tell you on there, hit the link, and you'll go to their website and

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then-

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And when should we expect that?

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It should be in your district gov email now. I've received mine.

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I think everyone's already received theirs.

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I think about a week ago, you guys got yours? I actually did. Okay.

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That's why I remind you because I know the district gov email is-

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We always go by the district clerk?

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Yes.

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Good.

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All right.

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Council reports.

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Chair, hand in hand with the Form 1 is the proxy.

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We'll check on your Form 1s, stating that you've undertaken four hours of

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ethics,

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public records, and sunshine law training in the last calendar year.

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So that you can check that box again next year on your Form 1.

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We're offering training opportunities in the packet.

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It shows the dates and locations. There's training at district office, another one

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at the Everglades Recreation Center.

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Of course, you can also do those online if you'd like to, but there's a chance to

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do it there. Otherwise, is that everything?

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Great.

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An opportunity for more training.

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Yes.

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Any comments or questions of council?

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Are there any, moving on to supervisor comments, are there any comments or

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questions from supervisors? No.

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Seeing none, the meeting is adjourned.

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Very good. Thank you.

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I didn't forget my... I didn't forget.