Tohoqua Community

Development District

Agenda

February

7,

2018

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Tohoqua

Community Development District

135

W.

Central Phone:

Blvd., Suite 320, Orlando, Florida 32801 407-841-5524- Fax: 407-839-1526

January

31, 2018

Board of Tohoqua

Supervisors

Community

Development

District

Dear

Board

Members:

The regular District will Library, 305 meeting:

meeting	of  the  Board  of  Supervisors	of	Tohoqua  Community	Development	
be held	Wednesday, February 7, 2018 at	9:00 AM	at the West	Osceola	Branch	
Campus Street, Kissimmee, Florida.	Following is	the  advance		agenda	for  the	

1.

2.

3.

4.

5.

6.

7.

8.

Roll Call			
Public Comment Period		
Approval of Minutes of the January 3, 2018 Meeting	
Consideration	of Resolution	2018-10 Finalizing the	
the Series 2018	Bonds		
Staff Reports			
A.	Attorney		
B.	Engineer		
C.	District Manager's Report	
	i.	Balance Sheet	and Income Statement	
	ii.	Consideration of Funding Request #4	
Other	Business		
Supervisors Requests		
Adjournment			

Special

Assessments

and

Securing

The  second	order	of	business	is	the  Public  Comment  Period	
opportunity	to be heard on propositions coming before the Board	
and any other items.					

where the public as reflected on the

has an agenda,

The third order of business is the approval minutes are enclosed for your review.

of

the

minutes

of

the

January

3,

2017

meeting.

The

The

fourth

order

of

business

is

the

consideration

of

Resolution

2018-10 finalizing

the

special

assessments and securing the Series 2018 special assessment and supporting exhibits are enclosed for your review.

bonds.

A

copy

of

the

Resolution

The fifth Section 1

order of business is the Staff Reports.	Section C is
includes	the	balance	sheet  and	income	statement

the for

District Manager's		Report.	
review.   Section	2	is  the	

consideration

of

Funding

Request

#4.	A	

copy

of

the

funding

request

and

supporting

documentation

is

enclosed

for

your

review

.

The balance of the agenda will be discussed at the meeting.

have any questions, please do not hesitate to contact me.

Sincerely,

In

the

meantime,

if

you

should

\L-~ ~

George S. Flint District Manager

L_..

CC:	Jan A. Carpenter, District Counsel

Eric Warren, District Engineer

Mike Williams, Bond Counsel

Brett Sealy, Underwriter

Darrin

Mossing, GMS

Enclosures

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-

MINUTES OF MEETING

TOHOQUA

COMMUNITY DEVELOPMENT DISTRICT

The	Regular	Meeting

of

the	Board

of

Supervisors

of

the	Tohoqua	Community

Development District was held on Wednesday, January Branch Library, 305 Campus Street, Kissimmee, FL.

3,

2018 at 9:00 a.m. at the West Osceola

Present and constituting a quorum were:

Andre Vidrine	Chairman

Keith Trace	Assistant Secretary

Kaitlyn Noyes	Assistant Secretary

James Dowd	Assistant Secretary

Also present were:

George Flint	District Manager

Andrew d' Adesky	District Counsel

Eric Warren	District Engineer

Mike Williams	Bond Counsel by phone

Brett Sealy	Underwriter by phone

FIRST

ORDER

OF

BUSINESS

Roll Call

Mr. Flint called the meeting to order were present, with Mr. Hooker being absent. Dowd prior to the meeting.

at 9:03 a.m. and called the Mr. Flint administered the

roll. Oath

Four Supervisors of Office to Mr.

SECOND ORDER OF BUSINESS

There being none, the next item followed.

Public Comment Period

THIRD

ORDER

OF

BUSINESS

Approval of Minutes of the November 1,	
2017 Board	of Supervisors Meeting and	
Acceptance	of Minutes of the November	
1, 2017 Landowners' Meeting	

Mr.

Flint:	The minutes were included in your agenda package.	Are there any additions,

deletions, or corrections to the minutes?

If

not, we need a motion to approve them.

January

3,

2018

TohoquaCDD

On MOTION by Mr. Trace, seconded favor, the Minutes of the November 1, and were approved and the Minutes Landowners' meeting were acce pted.

by Mr. Vidrine, with all in 2017 Board of Supervisors of the November 1, 2017

FOURTH

ORDER

OF

BUSINESS

Consideration	of

Engineering Serv~ces Poulos & Bennett, LLC

Professional Agreement with

Mr.

(RFQ)	for

Flint: Previously, the Board authorized staff to issue Request for Qualifications District engineering services. The Board selected Poulos & Bennett at the last

meeting as the District Engineer.	They were previously serving as Interim District Engineer.

The  agreement for  District  engineering	
questions on the agreement?	Not hearing	
Mr.  Vidrine	MOVED  to	
Services Agreement with	
seconded the motion.	

services is in your agenda package. Are there any any,

approve the Professional Engineering Poulos & Bennett, LLC, and Mr. Trace

Mr.

d'

Adesky:

We

reviewed it and it is the standard form that is in compliance with all

of  the	engineering	forms.

requirements.

It

has	the	required	provisions,	indentures	and	public	record

On VOICE VOTE, with all in favor, the Professional Engineering Services Agreement with Poulos & Bennett, LLC, was approved.

FIFTH ORDER OF BUSINESS	Consideration	of	Agreement	with	the	
	Osceola   County	Property	Appraiser	
	Regarding   the   Uniform   Method	of	
	Collection					
Mr. Flint:  The District is going to utilize the uniform collection method, which allows us	
to  use  the  tax  bill  as  the  collection method for  debt service  and  operating and maintenance	
(O&M) assessments.  To do that, the Statutes require the District to enter into an agreement with	
the Property Appraiser.  The form	of this agreement is standard.	District Counsel reviewed it	

2

January 3, 2018	TohoquaCDD

and My

the fees that they charge are specified in the Statute, so there is no negotiation	
recommendation would be to approve the agreement.		
Mr. d'Adesky:  We concur.				
On MOTION	by Mr. Vidrine, seconded by Mr. Trace,	with all in	
favor,  the  Uniform	Method	of  Collection  Agreement  with  the	
Osceola Coun	Pro	erty A	raiser Agreement was a	roved.	

on

those fees.

SIXTH ORDER OF BUSINESS	Financing Matters

A.

Consideration

of

Form

of

Supplemental Engineer's Report

Mr. Flint:	The version	in your agenda package was last revised on December 23	rd	I		
			•			
emailed it after the original agenda was sent out.  Eric received additional comments subsequent		
to his changes on	December 23	rd				
			, but I think that they are minor.  They were from Bond Counsel.		
We would ask for the Board's approval, subject to incorporation of any comments from staff.			
Mr. Warren:  The current version is the one that says 2018 project.				
Mr. Flint:	The footnote	on Page 2 references 12/23/17 as the file name.  Do we want to		
date it as of today?						
Mr. d'Adesky:  Yes.						

Do we parks?

Mr. Vidrine: The master stormwater system is fine for know if the landscape irrigation and amenity are owned

the District to by the HOA or

own the

and maintain. District on the

Mr. Warren:	It's the CDD.

Mr. Flint:	One of the comments from Mike Williams

because the CDD can't fund HOA improvements.	If they are

identified to be the CDDs.

was to strike the identified in here,

HOA they

reference, need to be

Mr. Vidrine:	I didn't know if you could keep the flexibility.

Mr. d' Adesky:	If it was for the parks, you could identify that there

might belong to the HOA.	An amenity is a big thing.	It has to go one way or

Mr. Vidrine:	That was my question.	If there was flexibility allowed,

no flexibility, no.

might be another. great, but

some that

if there is

Mr. Flint: If forming the District,

you we

are including it in here, it has to be owned by the CDD. When we were left it open, but the bottom line was that we are only funding less than

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January

3, 2018

TohoquaCDD

$2 million of the $15 million that's identified here.

going to be the HOAs anyway.

Mr. Williams:	My comment was to scratch

Obviously, we wouldn't fund anything that's

that from the ownership of the maintenance

facility .

Mr.

Mr.

Mr.

Flint:	My comment would be to scratch out both.

Vidrine:  I am okay with scratching out both.

d' Adesky:	Both the ownership and maintenance.	We

will

just

put

it

all under the

CDD.					
Mr. Flint:  The CDD can always contract with the HOA to maintain it, but	ultimately the	
CDD would be the one responsible.				
Mr.	d' Adesky:  Right.				
Mr.  Warren:   This is just the 2018 project.   Future amenity sites can be	separate and	
different.					
Mr.	Vidrine:  The first $2.5 million is based off of a larger amount.				
Mr.	d'Adesky:  Yes.				
Mr.	Flint:   There  are  a  lot  of master  improvements  identified	in  this  2018	project.	
Obviously, we are only financing a small portion of these improvements.	It's contemplated in	
the Assessment Methodology, that some of these master improvements could be funded	in future	
bond issues.				
Mr.	d' Adesky:  Correct.				
Mr.  Flint:   That would be reflected in the future  Supplemental Engineer's Report and	
Methodology.  The fact that we are not financing all of those improvements doesn't mean that	
we don't have the ability to finance future bond issues, especially the master improvements.	
Mr. d' Adesky:  We validated up to $95 million.  Essentially, this is only 3% of	what we	
could actually issue.				
Mr.	Vidrine:  We didn't use the bond money that we are issuing now for the amenity.  If	
we so desire to put the amenity in the HOA, would that be possible?				
Mr. Flint:  Yes.  You could either amend this Engineer's Report and include it in a future	
Engineer's Report for a future bond issue, or amend it and have it belong to the HOA.		
Mr. Vidrine:  Keith, are you okay with that?				
Mr. Trace:  Yes.				

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January

3,

2018

TohoquaCDD

Mr.

approve it

today.

Flint:  Are there any questions on the Engineer's Report?	If not, we need a motion		
subject to	incorporation	of minor comments from staff and dating the report as		

On MOTION by Mr. Trace, seconded by Mr. Vidrine, with all in

favor, the Engineer's Report for the 2018 project, dated January 3,
2018,	subject	to	incorporating	minor	staff	comments,	was
approved.

to of

B.

Consideration

of

Form

of

Supplemental Assessment Methodology Report

Mr. Flint:  The District adopted a Master Assessment Methodology Report, during the	
assessment process, to allow financing up to $95 million.  This report focuses in on what	we	
intend to issue for the  2018  project, which is Assessment Area #1,  a 71-acre portion of	the	
project.   The  District  Engineer,  as  I  indicated,  identified  $15  million  worth  of  potential	
improvements, which also include master improvements that could be financed in this first bond	
issue.  According to the tables starting on Page 10, in Table 1, you can see that for the 2018	
project, 329 units were identified that are a mix of townhomes and various single-family product	
types that tie to the Phase 1 project that is identified in the Engineer's Report.  Table 2 is the $15	
million of improvements, tying to the Engineer's Report.   The footnote  and the text will	be	
revised to identify the Engineer's Report, dated today, January 3.  Table 3 sizes what the District	
intends to  issue, based on the interest rate and other assumptions.   At 5.5%, with a 30-year	
amortization, nine months of capitalized interest, which would carry us through November	1,	
debt service reserve of one year of maximum annual debt and underwriter's discount of 2%, we	
are proposing to fund about $1.6 million in construction funds, for a par amount of $2,010,000.	
That can fluctuate based on the market and the actual interest rate, when the Underwriter prices	
the bonds.		

Mr. Vidrine: Brett, do you think that Methodology are generally in the same range?

the numbers that George had in the Assessment

Mr. Sealy:	Yes.

Mr. Flint:	I think in the

million.	If the market is more

Award  Resolution,  we  can  go

Delegated Award Resolution favorable, interest rates will up to a par amount of $2.5

the parameters allow up to $2.5 be lower. Under the Delegated million. Table 4 allocates the

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January

3,

2018

TohoquaCDD

improvement  costs  to  the  various  product types.   We  are  showing  a  calculated benefit per	
maximum benefit per product type, based on the Master Methodology Report amounts, which	
are $7.4 million.  We are allocating a benefit of $1.6 million.  There's a footnote that talks about	
the difference between the $15 million identified in the Engineer's Report and the $7.7 million in	
the Master Methodology Report.  Table 5 allocates the total par debt per product type and Table	
6 shows the net and gross annual debt assessment amounts.  For example, a townhome on their	
tax bill will see a $300 debt service charge and $700 for a single-family 70-foot lot.  These were	
the target assessment amounts that we were given.  My understanding is that these amounts will	
stay the same and the other parameters will fluctuate based on the market.	It would generate	
additional  construction funds  or less, depending on what the market  shows.   Table  7 is the	
Preliminary Assessment Roll, which has an attached legal description for Assessment Area # 1	
which is 71	acres.				
Mr.	Vidrine:	I want to make sure that the funding could be used for the pond on the other	
side of Cross Prairie.				
Mr.	d'Adesky:  Yes.			
Mr.	Vidrine:  Brett, what do you think interest rates are right now?		
Mr.	Sealy:	Based upon the  deals that we  are  pricing at the end	of the year,  and  a	
consistent market coming into the beginning of the year, we were pricing deals at 5% average	
rate.  I think we have been using a conservative rate here, as we typically would, leading up to	
mailing the Offering Document.			
Mr. Flint:  Are there any questions on the Methodology Report?			
Mr.	Vidrine:  What would happen if it went down to the lower rate?		
Mr.	Flint:  The amount of construction funds available would go up, so you would be	
able to fund more.	If he's able to negotiate any of the other parameters like the debt service	
reserve account, for example, it's based on one year's max annual.	If that was adjusted, that	
would also benefit the amount of construction funds.			

motion

Mr. Flint: Are there any other questions on the Methodology Report? to approve it in substantial form.

If

not, we need a

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January

3,

2018

TohoquaCDD

On MOTION by Mr. Vidrine, seconded by Mr. Trace, with all in favor, the Supplemental Assessment Methodology Report for the 2018 project, dated January 3, 2018, in substantial form, was approved.

C.

Consideration

of

Resolution 2018-09 Bond Delegation Resolution

Mr.		Williams:	As George mentioned, the resolution does not exceed $2.5 million of 2018		
bonds.	It	approves  the  form  of the  Bond  Purchase  Agreement,  First  Supplemental  Trust		
indenture,  Preliminary  Limited  Offering  Memorandum,  Continuing  Disclosure  Agreement,		
Completion Agreement,  Collateral  Assignment,  True-Up  Agreement,  Acquisition  Agreement		
and authorizes all actions necessary to close the bond issue.  As George and others mentioned in		
Section 5, it sets forth parameters that MBS will need in order to have the Chairman or	Vice		
Chairman	sign	the Bond Purchase Agreement.	I'm happy to answer any questions.			
							
Mr.		d' Adesky:	We  reviewed  most of	the  documents  and  submitted comments.	Once		
again, we are approving the form, so it's not in final form.  The Acquisition Agreement is how		
we are going to get what we need to along with the Completion Agreement and their agreement		
to complete and deliver the	infrastructure, true-up related to the platting of the property and the		
								
assessments and collateral assignment, dealing with development rights.   We reviewed all  of		
those  documents,  as  well  as  the  continuing  disclosure,  Bond  Purchase  Agreement  and  the		

Offering Memorandums.  We are comfortable.		
Mr. Flint:  Are there any other questions on the Delegation Resolution?		
Mr. Williams:	The validation period expires on Friday.		
Mr. Vidrine:  Perfect.		
On MOTION by Mr. Trace, seconded by Mr. Vidrine, with all in		
favor,  Resolution  2018-09,  Bond  Delegation  Resolution,  was		
adopted.		
Mr. Sealy:  George, there has been potential discussion regarding a request to		
this meeting, but I just	corresponded with Bob Secreast.  Is the next regularly scheduled		
			
February 7?			
Mr. Flint:  Yes.			

continue meeting

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January

3,

2018

TohoquaCDD

	Mr.  Sealy:   We  would provide  all  of the  final	documents  at the  regularly  scheduled		
						
February meeting.							
	Mr. Flint:  It sounds like we will have a quorum on		7.	Andre might need attend		
				February				
byphone.								
	Mr. Vidrine:  Will Mark be available to sign documents?				
	Mr. Flint:  We will plan on the pre-closing after the February	ih	meeting.		
	Mr.	d'Adesky:  Ifwe needed to, we would call a special meeting.  It wouldn't be beyond		
				
our ability to do that, since we had so much lead time.						
	Mr. Flint:  It sounds good.							
	Mr. Sealy:  Okay great.	I'm going to go ahead and organize a call, just so we can get		
started.	I know that there was an Acquisition Agreement.	It probably makes sense to have a		
conference call just to discuss the acquisition process in	conjunction with the upcoming closing		
						
of the bond issue.  We will get that scheduled.						

SEVENTH ORDER OF BUSINESS

A.	Attorney

Staff Reports

Mr.

Mr.

Flint: Do d'Adesky:

you have I'm just

anything else, Andrew?

working on this.

B.

Engineer

Mr. Flint:  Eric, do you have anything else?			
Mr. Warren:  The same thing.	I will work on the corrections to the Engineer's Report		
and	of the Phase 1				
recirculate.  In terms		improvements, we are out there getting close to the end.		
				
We will start paving towards the end of the month.			
Mr. Flint:  To the extent that the	improvements are in place, at that pre-closing, you could		
				
have the first	It would be funded as soon as the bonds were closed.	If it's not ready,		
requisition.				
any time when it is ready, we can process it at that point.			

Mr. Vidrine:  That's $1.6 million.			
Mr. Flint:  Whatever it ends up being.		
Mr. Vidrine:  We spent way more than that.		
Mr. Flint:  If you have completed	improvements that the District can acquire,		
			
ready to have it executed.			

we

could be

8

January

3,

2018

Tohoqua CDD

2017.

C.	District Manager's Report

i.	Balance Sheet and Income Statement

Mr. Flint: You have the Balance Sheet and Income Statement through November 30, No action is required, but if the Board has any questions, we can discuss those.
ii.	Ratification of Funding Request #2

Mr. Flint:  Funding Request #2 totals $11,089.

iii.

Consideration

of

Funding Request #3

Mr.

Requests?

Flint: Funding Request #3 totals $4,219.68. Are there any questions on the Funding If not, we need a motion to ratify and approve them.

On MOTION by Mr. Trace, seconded by Mr. Vidrine, with all in favor, Funding Request #2 was ratified and Funding Request #3 was approved.

EIGHTH ORDER OF BUSINESS	Other Business	
There being none, the next item followed.		
NINTH ORDER OF BUSINESS	Supervisors Requests	
There being none, the next item followed.		
TENTH ORDER OF BUSINESS	Adjournment	

Mr. Flint:  If there's nothing further, we need a motion to

On MOTION by Mr. Vidrine, seconded by Mr.

favor, the meeting was adjourned.

adjourn.

Trace, with all in

Secretary/Assistant Secretary	Chairman/Vice Chairman	

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RESOLUTION 2018 -10

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE TOHOQUA COMMUNITY DEVELOPMENT DISTRICT FINALIZING THE SPECIAL ASSESSMENTS SECURING THE DISTRICT'S SERIES

2018 SPECIAL ASSESSMENT BONDS; PROVIDING FOR SEVERABILITY, CONFLICTS AND AN EFFECTIVE DATE.

WHEREAS, the Tohoqua Community Development District (the "District") was established by Ordinance No. 2017-57 of the Board of County Commissioners of Osceola County, Florida enacted on August 14, 2017, for the purpose of providing infrastructure improvements, facilities and services to the lands within the District as provided in Chapter 190, Florida Statutes; and

WHEREAS, on September 25, 2017, the Board of Supervisors (the "Board") of the District adopted Resolution No. 2017-21 authorizing, among other things, the issuance of not to exceed $94,500,000 aggregate principal amount of its special assessment bonds in order to finance the costs of the construction, installation and acquisition of public infrastructure, improvements and services on lands within the District; and

WHEREAS, the District duly authorized and will issue Tohoqua Community Development District (Osceola County, Florida) Special Assessment Bonds, Series 2018 (the "Series 2018 Bonds") in the amount of $2,165,000 for the purpose of funding the construction, installation and acquisition of public infrastructure, improvements and services; and

WHEREAS, the Tohoqua Community Development District Master Engineer's Report dated September 25, 2017, as amended from time to time including by the First Supplemental Engineer's Report dated January 3, 2018, attached to this Resolution as Exhibit A (collectively referred to as the "Engineer's Report"), identifies and describes the components of the project financed with the Series 2018 Bonds (the "Series 2018 Project"); and

WHEREAS, the Engineer's Report estimated capital costs for the Series 2018 Project total $15,144,126, of which $1,798,838 shall be paid for by the Series 2018 Bonds and the remaining portion of which will be paid directly by the developer; and

WHEREAS, pursuant to the terms of the Master Assessment Methodology dated September 25, 2016 (the "Assessment Methodology"), as supplemented by the Supplemental Assessment Methodology for Assessment Area One dated January 18, 2018 (the "Series 2018 Assessment Methodology"), the estimated total costs paid for by the Series 2018 Bonds inclusive of capital costs, financing costs, capitalized interest, reserve funds and contingencies totaled approximately $2,165,000; and

WHEREAS, on November 1, 2017, the Board, after notice and public hearing, met as an equalizing Board pursuant to the provisions of Section 170.08, Florida Statutes, and adopted Resolution 2018-07 authorizing and confirming the projects described therein, equalizing and levying special assessments to defray the cost of the 2018 Project and providing that this levy

Tohoqua Community Development District

Resolution 2018-10

shall be a lien on the property so assessed co-equal with the lien of all state, county, district, municipal or other governmental taxes, all in accordance with Section 170.08, Florida Statutes ("Special Assessment Lien"); and

NOW, THEREFORE, be it resolved by the Board of Supervisors of Bonnet Creek Community Development District:

1.	Recitals. The recitals so stated are true and correct and by this reference are incorporated into and form a material part of this Resolution.

2.	Authority for this Resolution. This Resolution is adopted pursuant to the provisions of Florida law, including Chapters 170 and 190, Florida Statutes.

3.	Finalization of Special Assessments Securing the Series 2018 Bonds. Pursuant to Section 170.08 Florida Statutes, and District Resolution 2018-07, special assessments securing the Series 2018 Bonds on all developable land within the District are to be credited the difference in the assessment as originally made, approved and confirmed and a proportionate part of the Actual Project Costs of the Series 2018 Project. Attached hereto as Exhibit B, and incorporated herein by reference, is the Series 2018 Assessment Methodology which accurately reflects the amount of special assessments of the Series 2018 Bonds. The assessments levied pursuant to Resolution 2018-07 also correctly reflect the outstanding debt due on the Series 2018 Bonds. Therefore, pursuant to Section 170.08, Florida Statutes, and Resolution 2018-07, the special assessments on parcels specially benefited by the Series 2018 Project are hereby finalized in the amount of the outstanding debt due on the Series 2018 Bonds in accordance with Exhibit B herein, and is apportioned in accordance with the methodology described in Exhibit B, upon the specially benefited lands indicated in the District's Assessment Lien Roll attached as part of the Series 2018 Assessment Methodology, and reflects the finalized assessments due on the parcels benefited by the Series 2018 Bonds.

4.	Improvement Lien Book. Immediately following the adoption of this Resolution these special assessments as reflected herein shall be recorded by the Secretary of the Board of the District in the District's "Improvement Lien Book." The special assessment or assessments against each respective parcel shall be and shall remain a legal, valid and binding first lien on such parcel until paid and such lien shall be co-equal with the lien of all state, county, district, municipal or other governmental taxes and superior in dignity to all others liens, titles and claims.

5.	Other Provisions Remain in Effect. This Resolution is intended to supplement Resolution 2018-07, which remains in full force and effect. This Resolution and Resolution 2018-07 shall be construed to the maximum extent possible to give full force and effect to the provisions of each resolution. All District resolutions or parts thereof in actual conflict with this Resolution are, to the extent of such conflict, superseded and repealed.

6.	Severability. If any section or part of a section of this Resolution is declared invalid or unconstitutional, the validity, force and effect of any other section or part of a section of this Resolution shall not thereby be affected or impaired unless it clearly appears that such

Tohoqua Community Development District	2	
Resolution 2018-10

Page 2 of6

other section or part of a section of section or part of a section so held to

this Resolution is wholly or necessarily dependent upon the be invalid or unconstitutional.

7.

such conflict,

Conflicts. superseded

All resolutions and repealed.

or

parts thereof in conflict herewith are, to the

extent

of

8.

Effective Date.

This Resolution shall take effect immediately upon its adoption.

APPROVED AND

ADOPTED

this

7th day

of

February, 2018.

[SIGNATURES

ON

FOLLOWING PAGE]

Tohoqua Community Development District Resolution 2018-10

3

Page 3

of6

SIGNATURE PAGE FOR RESOLUTION 2018-10

ATTEST:

Name: __________

TOHOQUA COMMUNITY

DEVELOPMENT DISTRICT

By: ____	_________	_

Name: ______________	_

Title: ---------	-------

Exhibit Exhibit

A:

B:

Engineer's Report

Assessment Methodology

Tohoqua Community Development District

Resolution 2018-10

EXHIBIT A

ENGINEER'S REPORT

[ATTACHED BELOW]

Tohoqua Community Development District

Resolution 20 I 8-10

Tohoqua

Cotntnunity

Developtnent

District

FIRST

SUPPLEMENTAL

ENGINEER'S

REPORT

FOR

PHASE 1(2018 PROJECT)

Prepared For

Tohoqua

Community

Development

District

Date

January 3, 2018

POULOS

~

ENNETT

2002

East

Livingston

Street

I

Orlando, Florida 32803	I Tel: 407.487.2594  I

FBPE Certificate of Authorization No. 2856

www.poulosandbennett.com

Tohoqua Community Development District

First Supplemental Engineer's Report for Phase 1 -

(2018

Project)

Tohoqua

Com.m.unity

Developtnent District

FIRST	ENGINEER'S		
SUPPLEMENTAL			
PHASE 1(2018 PROJECT)			

REPORT

FOR

Osceola County, Florida

Prepared

For:

Tohoqua

Community

Development

District

Date:

January

3, 2018

POULOS

~

ENNETT

2602

East

Livingston Street

I

Orlando, Florida 32803	I Tel: 407.487.2594	I Fax: 407.487.2594	
FBPE Certificate	of Authorization No. 28567	

I

www.poulosandbennett.com

z:\2012\12--044

tohoqua-

secrist\cdd\engineers report\201S-1-3

supplemental

engineers

report\2018-01-03

final

report\2018-01-03

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fust

supplemen

tal

engineerins

report-finaldocx

Page

2

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First Supplemental Engineer's Report for Phase 1 - (2018 Project)

Section 1

Section2

Section3

Section4

Section5

Section 6

Section 7

Section 8

Section 9

	TABLE OF CONTENTS					
Introduction					
1.1	Background					
1.2 Location & General Description					
1.3 District Purpose and Scope					
1.4 Description of Land Use					
Governrnent Actions					
Infrastructure Bene.it					
Capital Improvement Plan					
Description ofCapital Improvement Plan					
5.1	Roadway Improvements					
5.2	Stormwater Management					
5.3	100-Year Floodplain					
5.4	Master Infrastructure					
	5.4.1 Primary Roadways					
	5.4.2 Potable Water Distribution System					
	5.4.3 Reclaimed Water Distribution System					
	5.4.4 Wastewater System					
	5.4.5 Parks, Landscape and Hardscape					
	5.4.6 Amenity Area					
5.5	Professional and Inspection Fees					
Ownership & Maintenance					
Roadway	Rights-of-Way,  Stonnwater Management	Ponds	&	Other	Open	
Spaces						
Estimate	ofProbable Capital Improvement Costs					
Conclusions and Swnmary Opinion					

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Exhibits

Exhibit 1

Exhibit2

Exhibit3

Exhibit4

Exhibit5

Exhibit6

Exhibit7

Exhibit8

Exhibit 9

Exhibit 10

Exhibit 11

Exhibit12

Exhibit 13

Exhibit 14

Exhibit 15

Vicinity Map

Location Map

District Boundary Map and Legal Description

Proposed Public and Private Uses Within the CDD

Concept Plan

Post-Development Basin Map

FEMA JOO-Year Floodplain

Existing Utilities Infrastructure

Offsite Utilities Infrastructure

Potable Water Distribution System Map

Reclaimed Water Distribution System Map

Wastewater System Map

Estimate ofProbable Capital Improvement Costs

Tohoqua Phase 1 Master Site Plan

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Section 1	Introduction

1.1.

Background

The	District Engineer's	Report, dated September 25, 2017,	described the scope and estimated cost	of the		
								
District's capital improvement program (the "CIP'')  serving the entire	Tohoqua Community Development		
District (the "District'').	The CIP is	estimated to cost approximately $71.870 million and includes  public		
roadways, stormwater ponds, potable water distribution, sanitary sewer system, reclaimed water distribution,		
off-site utility and roadway improvements, an amenity site, parks, landscaping, hardscape, professional fees		
and contingency.  This First Supplemental Engineer's Report, dated January 3, 2018 (the "First Supplemental		
Engineer's  Report"),  has  been  prepared  to  assist  with  the	financing  and  construction  of  the  public		
infrastructure	components  for  the first phase	of	the						
				Development within the District in the approximate		
							
amount of $15.14 million (the "2018 Project") pursuant to requirements of Osceola County and the City of		
St. Cloud, Florida.															
The  2018  Project  described  in  this  First  Supplemental  Engineer's	Report includes  the  proposed	public		
infrastructure improvements necessary for the	development	of					
			Phase 1A, 1B and 1C ("Phase 1''), as	well as		
offsite				of the necessary regulatory								
	improvements.  Many		approvals have been obtained for the Development		
(hereinafter defined).	The remaining	permits necessary to  complete the Development are  expected to be		
obtained during the normal design and permitting	processes.	To the best of our knowledge and believe it is		
our	opinion that the balance	of the required permits are obtainable	as	needed. The implementation	of any		
							
improvements discussed in this plan requires the final approval by many	regulatory and permitting agencies as		
outlined in Section 2 below.  This report, therefore, may be amended from time to time.			

Cost time. from

estimates contained in this report The actual costs of construction, the cost estimates presented.

have been	prepared based	on	the best available information at		
					
final engineering design, planning, approvals and permitting may		

this

vary

1.2.

Location

and

General Description

The overall Tohoqua CDD	is. a 784 acre tract currently located in	unincorporated Osceola County, Florida.		
More						
	is located within a portion of Sections 5 and 6,	Township 26 South, Range 30 East		
specifically, the parcel				
lying  south  of Neptune  Road,  west  of the  Florida Turnpike,  and  east  of the  permitted	Toho  Preserve		
development. Phase 1 of the project consists	of approximately 96 acres of	the District. Please refer to Vicinity		
Map Exhibit 1 and Location Map	The proposed 2018 Project is a			
	Exhibit 2.				
lA, Phase 1B and Phase 1C	as well as offsite improvements)			multiphase development (Phase		
		planned to include 329 single family homes and		
recreation  facilities.  Please  refer  to  the  Tohoqua  Phase  1			
	Master  Site  Plan  Exhibit  14.	Zoning  for  the		
Development was approved by					
							
	Osceola County on February 3, 2016.					

It should be noted that the property is in the process of annexing into future revisions to the entitlements will be processed through the City

The District Boundary and Legal Description are included as Exhibit

the City of St.

of St. Cloud.

3.

Cloud, and once annexed,

1.3.

District

Purpose

and

Scope

The	District  was  established  for  the  purpose  of  financing,  acqumng  or  constructing,  maintammg  and		
operating a portion of the public	infrastructure necessary for community development within the District.		
The				
	purpose of this report is to provide a description of the public infrastructure improvements that may be		

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financed by the			
District. The District may finance, acquire and/or, construct, operate, and maintain certain		
public infrastructure	portion of the infrastructure		
improvements that are needed to serve the Development. A			
improvements will be financed with the proceeds of bonds issued by the District.			

The proposed the District as

public infrastructure	as	outlined herein, are necessary for the		
improvements,				
required by the applicable independent unit of local government.		

development

of

1.4.

Description

ofLand

Use

The lands within the overall District encompass approximately 784 acres. Based on the current MXD Zoning for the property, the development program is currently planned to include 2,216 single family homes, 1,004 multi-family units, 480,100 square feet of commercial/office space, 200 hotel rooms, a K-8 school site and a high school site The approved land uses within the District include the following areas. Exhibit 4 provides the location of the development uses below. Exhibit 5 shows the current land use.

Proposed Development

Private

Schools

Stormwater

Amenities, Parks and Open Space

Roads Alleys & Utility Tracts

Conservation

Total Acres

Approximate Acres

322.6

66.0

132.4

36.8

183.3

42.9

784.0

Section2

Govemment

Actions

The following are the permitting agencies that will have jurisdiction for approval of construction within the	
District.		
	Depending on the location and scope of each phase of project design, the individual permits that need	
to be obtained will need to be evaluated and not all of the permits listed  below will necessarily apply to every	
sub-phase within the District. The property is currently located in	
		unincorporated Osceola County and within	
the City of St. Cloud utility service area. The property is currently in the process of being annexed into the City	
of St.	Ooud.		
Permitting Agencies & Permits Required	
1.	Osceola County (while located in unincorporated Osceola County)	
	a.	Preliminary Subdivision Plan	
	b.	Mass Grading (optional)	
	c.	Site Development Plan	
	d.	Final Plat	
2.	South Florida Water Management District (SFWMD)	

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3.

4.

5.

6.

7.

8.

a.	Environmental Resource Permit	
	i.	Mass Grading/Master Stormwater Construction	
	ii.	Final	
		Engineering for Onsite and Offsite Improvements	

b.	Water Use Permit (Dewatering)

i.	Mass Grading/Master Storm

ii.	Final Engineering for Onsite and Offsite Improvements

City of St. Cloud	
a.	Final Engineering	
	Construction Plans for Water, Sewer, and Reclaimed Water Systems	
b.	Concept Plan Revisions (upon annexation)

c.	Preliminary Subdivision Plan (upon annexation)

d.	Final Construction Plans for Streets and Drainage (upon annexation)

e.	Final Plat (upon annexation)

Florida		
	Department of Environmental Protection (FDEP)		
a.	Water Distribution System		
b.	Sanitary Sewer Collection and Transmission System		
c.	National Pollutant Discharge Elimination System (NPDES)		
			
Federal Emergency Management Agency		
a.	Letter of Map Revision		
Army Corp of Engineers		
a.	Dredge and Fill Permit		

b.	Canal Crossing Permit

Florida Fish and Wildlife Conservation Commission (FWC)	
State of Florida Department of Transportation	
a.	Utility Permit	
b.	Drainage Connection Permit	

Exhibit

15

lists the permits that have currently been obtained for Phase

1.

Section3

Infrastructure

Bene.it

The District will fund, and in public benefits. These benefits

certain cases maintain and operate public infrastructure yielding two types include:

of

•	Project wide public benefits

•	Incidental public benefits

The project wide public benefits are provided by infrastructure improvements that  serve all lands  in the		
District.  These  public  infrastructure  improvements  include	construction	of  the  master  stormwater		
					
management system, the sanitary sewer, potable water, and reclaimed water mains, roadway network, offsite		
roadway  and  utility improvements,  perimeter landscape  and  irrigation improvements  within  the District		
boundary. Some incidental public	benefits include those benefits received by the general public who do not		
			
necessarily reside on land owned or within the District.				

The

proposed

capital improvements

identified

in

this report are intended to

provide

specific

benefit

to

the

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assessable  real	property  within  the  boundaries	of	the	District.  As  much	of  the  property  is  currently		
							
undeveloped, the			of the proposed				
	construction and maintenance					
and will benefit the  property for  the intended use.		infrastructure improvements are necessary		
	The	District can construct any portion or all of the		
proposed infrastructure. In	addition, the District can acquire, own,	operate and/ or maintain infrastructure		
					
not dedicated  to  the  County or City. The							
	Developer or	other party/parties	will construct and  fund  the		
infrastructure outside of the District and/ or	not funded by the District.			

Section4

2018 Project

The  2018  Project addressed in  this  First Supplemental Engineer's  Report includes  elements internal  and		
external to the District. The					
	external elements include offsite				
offsite	potable  water  and  sewer  systems.	improvements to adjacent Neptune Road and		
		The  proposed  onsite	infrastructure  improvements  include  the		

master  stormwater management  and  drainage  systems,  roadway  improvements,  pavement markings  and		
street signage, potable water main, reclaimed water main and sewer infrastructure required to provide utility		
service to the District, landscaping, hardscaping and recreation areas.	Descriptions of the proposed capital		
improvements are					
					
	provided in the following sections and				
the Cost Opinion for the 2018 Project.	Exhibits 4, 6 and 9 through 12. Exhibit 13, details		

Sections

Description

of

Series

2018 Project

Capital

Improvement

Plan

5.1

Roadway

Improvements

As indicated above, the District may fund roadway construction					
roadways  and  alleys.  The  funding  of Cross  Prairie Parkway	internal to the District consisting of local		
	will be  by  the  Developer under  a Separate		
Reimbursement					all costs associated with road (and		
Agreement with Osceola County. The Developer will pay			
related stormwater improvements)  for which impact fee  credits are	payable pursuant to transportation or		
other development						
					included on Exhibit 13. Exhibit 4,		
agreements . The costs for such improvements are not			
Public  and  Private  Improvements,  provides	a	graphical	representation	of  the  proposed  roadway		
improvements. All such local						
								
roadways will be open to the public.					

5.2

Stonnwater

Management

As indicated above, the													
			District may fund the construction of the master	stormwater management system for		
the lands within the	District.  This system is							
		made up of wet detention	stormwater treatment ponds, control		
						
structures, spreader	swales, inlets,								
		manholes and storm pipes. The proposed ponds and	outfall structures		
have been designed to						
	provide water quality treatment and attenuation in	accordance with Osceola County		
						
and the South Florida Water	Management District regulations. The						
		stormwater management system has been		
							
designed to	accommodate  on-site							
			runoff in	addition to  offsite flows which  have historically entered  the		
						
project site. Exhibit	6,	Post-						
														
				Development Basin Map provides a	graphical representation of the currently		
proposed stormwater management system.					
	Stormwater Ponds  2, 2A, 4 and  11  are included in  the  2018		
Project.									
																
5.3100-Year Floodplain													
Pursuant to  the  Federal Emergency Management Agency's  (FEMA)  Flood Insurance  Rate Map  (FIRM)		
panels 12097C 0090G 12097G and	12097C 0255G both dated June 18, 2013, portions	of	the project site is		
located within the 100-year Flood	Hazard Area (FHA), Zone AE or Zone A. Exhibit	7,	FEMA 100-Year		
									
Floodplain details the floodplain limits relative to the District boundaries.						

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Any development within the mapped				
floodplain will require a Letter of Map Revision to be issued by FEMA		
to remove the development from the	floodplain.	In addition, the placement of fill within the floodplain is		
				
regulated by the SFWMD and Osceola County any filled areas below the floodplain may require mitigation		
in the form of compensating storage.				

A

Letter

of

Map Revision

is

not

required

for

the

Phase

1

improvements.

5.4

Phase

1 Infrastructure

5.4.1

Phase

1

Roadways

The Phase 1 roadway improvements include approximately 12,015 linear feet of road	and will define  the		
ingress and egress points within the		the Phase 1 improvements		
includes	Development. In addition to the roadways,			
	approximately 6,118 linear feet of public alleys. The	roadways and alleys	will also serve	as locations		
for the							
	placement of utility infrastructure needed to serve the development of the project, see Exhibit 4. In		
addition to the onsite roadways, offsite roadway intersection	improvements to Neptune	road, as	required by		
the County to serve the project are included in the 2018 Project.					

5.4.2

Potable

Water Distribution

System

The District may fund the construction of the water distribution system within the District and those portions required to connect to existing or proposed offsite facilities. The potable water system will be conveyed to, and owned and maintained by the City of St. Cloud once it has been certified complete. The water mains within the District will be sized to provide water to residents of the District and will be designed and constructed based on the approved Master Utility Plan (MUP). Exhibit 10, Potable Water Distribution System Map, provides a graphical representation of the contemplated water mains to be constructed within Phase 1 and the overall District.

5.4.3

Reclaimed

Water

Distribution

System

The	District may fund the construction of the reclaimed water distribution system within the District. The		
reclaimed water system will be conveyed to, and owned and			
			maintained by the City of St. Cloud once it has		
been certified complete  by the  District. The  reclaimed water mains  serving the  District will be	sized  to		
provide reclaimed water to the lot			
			boundaries and common areas within the District and will be designed		
and	constructed based on	the approved MUP. Exhibits 8, 9 and 11, Reclaimed Water Distribution System		
				
Map, provide a graphical	representation of the existing and proposed offsite reclaimed water system and		
					
onsite Phase 1 and overall system contemplated within the District.			
The		funding  of the  offsite  reclaimed  water  main  extensions  will be  by  the  Developer under a	separate		
Reimbursement Agreement with the City of St. Cloud. The Developer will pay all costs associated with utility		
improvements for which impact fee credits are payable pursuant to development agreements. The	costs for		
such	improvements for the reclaimed water extensions are not included on Exhibit 13.			

5.4.4

Wastewater

System

The District may fund the construction of the gravity sewer, force main, and lift station infrastructure within		
the District and those portions required to connect to existing or proposed offsite facilities.  The wastewater		
system will be conveyed to, and owned and	maintained by the City of St. Cloud once it has been certified		

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complete by tbe District. The sewer collection mains,	lift stations and force mains serving the District will be		
sized	to provide wastewater service to tbe residents	of the District, and will be designed and constructed		
based	on  the	approved  MUP.  Exhibits  8,  9  and  12,  Wastewater  System  Map,  provide  a  graphical		
				
representation	of  the  proposed  offsite	wastewater  system  and  onsite  Phase	1  and  overall  system		
						
contemplated within the District.					
The funding of additional or oversized offsite and onsite wastewater improvements serving the City of St.		
Cloud offsite sewer will be by tbe Developer under a separate Reimbursement Agreement with the City of		
St. Cloud. The	Developer will pay all costs associated witb utility			
				improvements for which impact fee credits		
are payable pursuant to development					
		agreements. The costs for such improvements for the additional and		
oversized wastewater					
		improvements are not included on Exhibit 13.			

5.4.5

Parks,

Landscape

&

Hare/scape

The Phase 1 landscaping and irrigation of the primary roadways will provide the "first impression" of the		
Development.	The District may fund parks, landscape and hardscape construction and maintenance within		
roadways and	common areas which may include perimeter landscape buffers, master signage, way finding		
signage,  entry  hardscape  features ,  entry  landscape,  amenity  area  and  park  area  features,  landscape  and		
hardscape,	pedestrian/ multi-purpose trails, and  street trees. The District will own and maintain foregoing		
			
improvements.			

5.4.6

Amenity

The Amenity (Phase 1 Recreation) sites will provide the Tohoqua area community park and recreation uses.		
The District may fund construction of tbe amenity areas that comply with sections 190.012(1) and (2) of tbe		
Florida Statutes to include things such as, but not limited to: pool, restrooms, community building, tot lot,		
sports  courts,  picnic  areas,  landscape  and  hardscape  features,	pedestrian/multi-purpose  trails,  etc.  The		
			
District will own and maintain foregoing improvements tbat are public use.		

5.5

Professional

and

Inspection Fees

For the design, permitting and construction of the proposed 2018 Project, professional services are required		
by various consultants.  The consultants required are: civil engineer, geotechnical, planner, environmental,		
surveying, and landscape architect.  During construction, the various permitting agencies will  observe and		
inspect the project.  Each of tbe agencies will charge an		
inspector visiting the site to observe	inspection fee to cover the costs associated witb an		
	construction progress and confirm that tbe project is constructed in		
			
accordance with their respective approved plans, permits, rules, and regulations.  The Professional Services		
and			
Inspections Fees are included as Soft Costs for tbe 2018 Project.		

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Section 6

Ownership

and

Maintenance

Proposed District Capital

Improvements Plan

Onsite Roadway & Alley Improvements

Offsite Roadway Improvements

Master Stormwater Management System

Potable Water Distribution System

Sanitary Sewer System

Reclaimed Water Distribution System

Parks, Landscaping, Irrigation and Signage

Amenity Site

Ownership

County/City

County

District

City of St. Cloud

City of St. Cloud

City of St. Cloud

District

District

Maintenance

County/City

County

District

City of St. Cloud

City of St. Cloud

City of St. Cloud

District

District

Section

7

Roadway

Rights-of-Way,

Stormwater

Management

Ponds

and

Other

Open

Spaces

Real property interests for lands within the

District facilities will be conveyed and/ or

entity at no cost.

District needed for construction, operation, and dedicated by the owner thereof to the District

maintenance of or other Public

Section

8

Estimate

ofProbable

Capital

Improvement

Costs

The  Estimate of Probable  Costs  for  the 2018 Project	is  provided in Exhibit 13.   Costs  associated with		
construction of the Phase 1 improvements described in	this report have been estimated based on	the best		
available	information.	Other soft costs include portions of the	surveying, design and engineering for the		
					
described work, regulatory permitting					
	inspection fees and materials testing.  In addition, a reasonable project		
					
contingency estimate  has  been included.  Please note  that the  costs  are  subject to  change based	on final		
engineering, permitting, and changes in the site plan and construction cost due to market fluctuation.			

Section 9

Conclusions

and

Summary

Opinion

The 2018 Project as described is necessary for the functional development	of the property within Phase 1 of		
the District as required by the applicable local governmental agencies. The	planning and design	of the Phase		
1	infrastructure  will be  in  accordance  with  current  governmental  regulatory  requirements.	The  public		
				
infrastructure as  described  in  this  First Supplemental Engineer's  Report will serve its  intended  function		
provided the construction	is in substantial						
		compliance with the design and permits which will be required for		
the District by the various	jurisdictional entities outlined earlier	in this report. In addition to the annual non-		
ad valorem				
			service on	the proposed bonds, the District		
	assessments to be levied and collected to pay debt				
will levy and collect an annual "Operating and Maintenance"  assessment to be determined,  assessed and		
levied by the District's Board of Supervisors upon the	assessable real property within the District, for the		
purpose of defraying the cost and expenses of			
						
		maintaining District-owned improvements.			

The

construction costs for the 2018 Project in this First Supplemental Engineer's Report are based on the

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plans for the District as currently proposed. In our professional opinion, and to the best	of our knowledge		
and  belief,  the  costs  provided  herein  for  the  Phase  1	improvements  are  reasonable	to	complete  the		
					
construction of the infrastructure improvements described herein. All of the proposed 2018 Project costs are		
to be public improvements or community facilities as set forth in sections 190.012(1) and	(2)	of the Florida		
Statutes.					
The  summary  of probable  infrastructure  construction  costs  is  only  an  op1ruon  and	not	a  guaranteed		
maximum price. Historical costs, actual bids and					
information from other professionals or contractors have		
been used in the preparation of this report. Contractors	who have contributed in providing	the cost data		
included in this report are reputable entities with experience in Central Florida.				

The labor market, future costs of			
	equipment and materials, increased regulatory		
and  the  actual	construction  process  are  all beyond	our  control.  Due  to  this		
				
fluctuation in cost, the total final cost may be more or	less than this opinion.		

actions and requirements, inherent opportunity for

As District Engineer:

Poulos & Bennett, LLC

Eric State

E. Warren, of Florida

PE

Professional Engineer No. 45423

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Exhibits

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Exhibits

Exhibitl

Exhibit2

Exhibit3

Exhibit4

Exhibit5

Exhibit6

Exhibit 7

Exhibit8

Exhibit9

Exhibit JO

Exhibit 11

Exhibit 12

Exhibit 13

Exhibit 14

Exhibit15

Vicinity Map

Location Map

District Boundary Map and Legal Description

Proposed Public and Private Uses Within the CDD

Concept Plan

Post-Development Basin Map

FEMA JOO-Year Floodplain

Existing Utilities Infrastructure

Oflsite Utilities Infrastructure

Potable Water Distribution System Map

Redaimed Water Distribution System Map

Wastewater System Map

Estimate ofProbable Capital Improvement Costs

Tohoqua Phase 1 Master Site Plan

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z:\2012\

12-044

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oqua -

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report\2017-12-xx

supplemental

engineers

report\20

17-12-xx

tohoqua

supplemental

no.

I

engi.neerins

report

.docx

Page

4

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-
_11_11_

LEGEND

COD Bounduy

Phase 1 Boundary

Lake Tohopmliga

Deccml,e, 13, 2017

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Location Map

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COO Boundary (784.0 Ac.)
-•••-•••-  Phase1Boundary(95.8Ac.)

Private (322.6 Ac.)

•	HOA/COO PArk Space (36.8 Ac.)

•	COO StonnWlltec Traci> (132.4 Ac.)

-	Schools (66.0 Ac.)

Conservation Acea (42.9 Ac.)

County/City Roads & Utilities (127.4 Ac.)

County/City Alley's & Utilities (55.9 Ac.)

December 13, 2017

P&BJobNo.:	12-044
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	TohoouaCDD			
U02E.Wng,.,nSc	PQULQS~ENNETT			
Odando. Florid. 32803- 407 .4871594	www.poulosandbcnnett.com		
	Certificate or	Allthoriwion No. 23567		

Note:

Concept plan subject to revisions as

,ppro,-cd by Counry or City

600	0	600	1200	
--	SCALE*INFEET		
		Exhibit4		

■		PLACETYPES		
	COMMUNITY CBNTER (CC)		
			
□	SINGLE FAMILY RESIDENTIAL		
	NEIGBORHOOD I ( NHJ)		
			
	NEIGHORHOOD 2 ( NH2)		
OPEN SPACE DISTRICT		
	■	CONSERVATION AREA		
	■	RECREATION AREA		
	-	STORMWATERAREA		

:::	PRAMEWORKR.OADS			
•	POTENTIAL TRANSIT STOPS			
mDI	STORM WATER DETENION AREAS	FOR		
	DEDICATED PARWAYS (COUNTY ROADS)		
...	TO BE INTEGRATED WITI!IN THf. GENERAL		
	STORM WATER  MASTER PLAN			
	OUT PARCELS OWNED BY OTHERS			
■				
1	TOHO DISTRICT BOUNDARY			
•••				

	_	OPEN SPACE			
	0	NEIGHBORHOOD PARKS/SQUARES /CMC SPACES		
				
■	NEIGBORHOOD CENTER K-8	SCHOOL SITE		
■	COMMUNITY CENTER HIGH SCHOOL SITE		
Note:				
Concept plan sub)ect to revisions as			
approved by County or City			
Concept Plan

September 15, 2017
P &. B Job No.:	12-044

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ExhibitS

LEGEND

-•••-•••-•••-••••

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CDD Boundary

Phase 1 Boundary

Conservation Area

BasinBoundary

December 13,	2017			
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Post Development Basin Map

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Basin- 2S	Bas1n1D			
-				
ID	Stortnwatc[ Pond	ID		
				
	Stonnwatcr Pond			

Note:

Concept plan subject to revisions as approved by County or City

600	0	*600	1200		
					
	SCALE  IN  FEET			
		Exhibit6			

-•••-•••-•••-

COD Boundary

Phase 1 Boundary

ZONE	A	No  Base  Flood  Elevations		
		Determined			
					
ZONE	AE	Base  Flood	Elevations  Determined		

SOURCE:	MAP	PANEL	ID	NOs.

12O97CO255G,	12O97CO252G

12O97COO90G, Date:6/18/2O13

2602 E. Uvingston St.

Orlaftdo, Florida 32803 - 407.487.259,4.

·man:;s\ai0\20l1-1 t-1f\1~ti1J. -,-IJil

100 - Year Floodplain

TohoouaCDD

POULOS~ENNETT

www.poulos:andbcnnctt.com Certifu:.tc ofAuthorintion No.

2'3567

1000	0  *1000

liiii	-	....
SCALE  IN	FEET
Exhibit7

2000 !!!!!!

TOHOQUA
CDD
BOUNDARY

Lde Tohopebliga

Interim

~

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LEGEND

CDD Boundary

-	•	•	•	-	Phase 1 Boundary

Point of Connection IProposed Reclaim

Existing Llft Station & Force Main

Built Out

Point of Connection
Proposed Force Main

December 13,	2017	
P&BJobNQ,:	12-044	
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		Ccrtifita~ ofAuthorization No. 28567	

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SCALE	IN	FEET
Exhibit 8

2000
I

PHASE!
/~BOUNDARY  ~°¼
~~~-,....

TOHOQUA ~
CDD
BOUNDARY

12"	Neptune Road Offsite	

LEGEND

Tohoqua Boundary

-	•	•	•	-	Phase 1 Boundary

OFFSITE UTIIJTY LINES

PROPOSED FORCEMAlN

EXISTING RECLAIM

PROPOSED RECLAIM

~
~	•	1)

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	'		

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Point of Connection Proposed Force Main

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Utilities

subject

to

revisions

based on revised concept plans \J

SCALE  IN	FEET
ExhibitlO

C

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EXHIBIT13

TohoquaCDD

Supplemental No. 1 Engineers Report

Estimate of Probable Capital Improvement Costs

December 12, 2017

Facility

Roadways (Pavement and Drainage System)

Stormwater Ponds (Pond Excavation, Dewatering, Sod & Outfall Structures)

Potable Water Distribution (Pipes, Fittings, Valves, etc.)

Sanitary Sewer System (Lift Stations, Pipes, Fittings, Valves, Structures)

Reclaimed Water Distribution (Pipes, Fittings, Valves, etc.)

Amenity Site

Parks, Landscape and Hardscape

Offsite Improvements (Utilities, Paving, etc.)

Subtotal

Professional Fees (10%)

Inspection, Survey & Testing Fees

Subtotal

Contingency (10%)

Total

Notes:

Estimated Cost

$3,021,034

$1,006,030

$965,021

$1,484,929

$678,115

$3,500,000

$1,100,000

$408,829

$12,163,957

$1,216,396

$547,378

$13,927,730

$1,216,396

$15,144,126

* All costs and expenses Osceola County shall be

for roadways (or portions of roadways) paid for by the Developeer and are not

involving the grant included in this cost

of mobility opinion. In

credits by

no instance shall

construction

of

a roadway

(or

portion

of

roadway) be funded

by

the

COD

if

mobility

credits

are

to

be granted

to

the

Developer

by

the

County.

DATE:

COMMUNITY:

15-Nov-17

BY:

Master Project

EXHIBIT 15-1

Tohoqua COD

PERMIT & APPROVAL LOG

Master Permits

PROJECT NUMBER(S): 12-044

PERMIT TYPE (IE: Wetland,

Land Use, Sewer Extension)

ISSUING	APPLICATIO	PERMIT NUMBER	DESCRIPTION OF PERMITTED ACTIVITY		
			(IE: Subdivision Approval Phase 1,	Offsita		
AGENCY	NNUMBER					
			Water Extension Route 51)			

CONSULTA NT

CURRENT STATUS (IE: Not

Submitted Yet, In Review,
2nd Submittal, Approved,

Extended, Expired, Closed

Out etcl

DATE SUBMITTE D

DATE

ISSUED

DRI Rescission

Osceola	DRI06-0011		
County			
			
Osceola	CP14-		

DRI06-0011

DRI Rescission

-

Approved

20-Jun-16

Concept Plan

Site Development Plan

Site Development Plan

Utilities Approval

Conservation Easement

Recordina

Environmental Resource

Permit (ERP)

FDEP NPDES NOi

Fill Permit

Drainage Connection

Permit

Countv	00004	
Osceola	SDP15-	
Countv	0017	
Osceola	SDP15-	
Countv	0017	
City of St.		
Cloud		
SFWMD		
SFWMD	150225-18	
FDEP		
ACOE		
FDOT		

CP14-00004

SDP15-0017

SDP15-0017

E2017025709B5103P10 7

49-02426-P

FLR20BA06-001

SAJ-2015-00814 (SP-

JSC}

2016-D-853-005

Concept Plan

Mass Grading and Master Stormwater Plan Phase 1

Mass Grading and Master Stormwater Plan-Phase 1

Master Utility Plan

Deed of Conservation Easement

Conceptual/Construction of a Stormwater Manaaement Svstem Notice of Intent to Use Generic Permit for Stormwater Discharge from Large and Small Construction Activities and Dewaterina Ooerations Authorization to fill 32.65 acres of
waters of the US for construction.

Drainage Connection Permit

-	Approved

-	Approved

-	Approved

-	Approved

-	Approved

-	Approved

-	Approved

-	Approved

-	Approved

3-Feb-16

20-Jan-17

31-Aug-16

15-Feb-19

8-Dec-16

6-Nov-16

17-Feb-17

15-Jun-16

							EXHIBIT 15-2	
							Tohoqua COD	
							PERMIT & APPROVAL LOG	
							Tohoqua Phase 1 (1A, 1B and 1C)	
DATE:	15-Nov-17	BY:						
COMMUNITY:	Tohoqua Phase	1	{1A,	1B,	1C)	PROJl,CT NUMBER($): 12-044	

PERMIT TYPE (IE:	ISSUING		
Wetland, Land			
Use, Sewer	AGENCY		
Extension}			

APPLICATIO

NNUMBER

PERMIT NUMBER

DESCRIPTION OF PERMITTED

ACTIVITY (IE: Subdivision Approval

Phase 1, Offsite Water Extension Route

51)

CONSULTANT

CURRENT STATUS (IE: Not

Submitted Yet, In Review, 2nd Submlttel, Approved, Extended, Expired, Closed
nut .,,,.i

DATE

SUBMITTED

DATE ISSUED

Preliminary Plat

(PS}
Site

Osceola

County

PS15-00041

PS15-00041

PSP Approval of Phase 1

-

Approved

17-Aug-16

....

Development

Plan

Plat Submittal

/FSI

Public Services

Approval

Notice to

Procede

Dewatering

Permit

Notice of

Commencemen

!(NOii

Osceola

County

Osceola Countv City of St. Cloud City of St. Cloud

SFWMD

SDP16-0131

160321-3

SDP16-0131

Case 16-20.30 Case 16-20.30

49-02496-W

See Master

Approval of Site Development Plan

for Streets and Drainage

Approval of Utility Construction Plans

Notice to commence work

Dewatering of the water table aquifer for construction of stormwater oonds

-	Approved	
-		
-	Approved	
-		
-	Approved	
Contractor		

9-Jun-17

12-May-17

9-Jun-17

9-Dec-16

Water Permit

Water Permit

Wastewater

Permit
............... ·-· •~..--
Resource
-
Model Center

FDEP

FDEP

FDEP

SFWMD

Osceola Co

	0076597-398-DSGP	Water General Permit	
	0076597-410-DSGP	Water General Permit	
	0354122-001-DWC/CM	Wastewater General Permit	
170512-14	49-02426-P	Toho qua - Phase 1	

-	Approved	
-	Approved	
-	Approved	
	Approved	

18-May-17

21-Sep-17

23-May-17

6-Jun-17

DATE:

COMMUNITY:

EXHIBIT 15-3

Tohoqua COD

PERMIT & APPROVAL LOG

Offsite

15-Nov-17	BY:

Tohoqua Phase 1 - Offsite	PROJECT NUMBER(S): 12-044

PERMIT TYPE (IE: Wetland, Land Use, Sewer Extension)

Construction Plans

Public Services Approval

Public Services Approval

Notice to Proced

ISSUING AGENCY

Osceola Countv City of St. Cloud City of St. Cloud City of St. Cloud

APPUCATIO	PERMIT	
NNUMBER	NUMBER	
SDP16-	SDP16-	
0060	0060	
Case 16-	Case 16-	
20.30	20.30	
Case 16-	Case 16-	
20.30	20.30	

DESCKlt'llUNOF PERMITTED

ACTIVITY (IE: Subdivision Approval

Phase 1, Offsite Water Extension Route

511

Neptune Intersection and school

imorovements

Construction Plans for Neptune

Road Utilities

Construction Plans for Neptune

Road Utilities

Notice to commence work

CONSULTA

NT

-

-

-

-

CURRENT STATUS (IE: Not			
Submitted Yet, In Review,	DATE	DATE	
2nd Submittal, Approved,	SUBMITTED	ISSUED	
,::v1,.nded  Exnired.  Clo=A			
Approved		25-May-17	
Approved		12-May-17	
Approved		21-Aug-17	
Approved		9-Jun-17	

Minor Modification

SFWMD

		Minor mod for construction of		
160517-3	49-01379-	Neptune l'yliddleSchool bus		
	p	entrance northwest of the existing		

		bus entrance		

-

Approved	17-May-16	27-Jun-16	

				Pennit for the Canal C-		
Canal Crossing	SFWMD	16-0524-2	14656	31subaqueous crossing (directional		
				drill)		
Canal Crossing Extension	SFWMD	17-0705-2	14656	Extension to Completion date for		
				Canal C-31 crossinq		
						
Water Permit	FDEP		N/A	No Pennit Required Determination		
			0354114-			
Wastewater Pennit	FDEP		001-	Wastewater General Pennit		
			DWC/CG			
FDEP NPDES NOi	FDEP			National Pllution Dischare		
				Elimination Svstem Notice of Intent		
						
Utility Pennit			2017-H-	Connection of proposed reclaimed		
	FOOT			water main to existing City of St.		
			853-84			
				Cloud'sreclaimed water main		

-

-

-

-

JMHC

-

Approved	24-May-16	28-Jun-16	
Approved		5-Jul-17	
Approved	15-May-17	17-May-17	
Approved	15-May-17   18-May-17	

Approved	27-Jun-17	

EXHIBITB

ASSESSMENT METHODOLOGY

[ATTACHED BELOW]

Tohoqua Community Development District

Resolution 2018-10

SUPPLEMENTAL

ASSESSMENT

METHODOLOGY

FOR ASSESSMENT

AREA

ONE

FOR

TOHOQUA

COMMUNITY

DEVELOPMENT DISTRICT

Date:

January

18, 2018

Prepared

by

Governmental

Management	Central Florida, LLC		
Services -			
135 W.			
Central Blvd, Suite 320		
Orlando, FL 32801			

T!1ble

of

Contents

1..0

Introduction

....................................................................................................................,........... 3

2.0

1.1	Purpose ...........	..........................................................................................		
..............1.2Background	............................................................................... ...		
1.3 Special Benefits and	................................................		
1.4			General Benefits ... ...			
	Requirements of a Valid				
1.5	Special Benefits	Assessment Methodology ........ .............. ........... .		
		Exceed the Costs Allocated ...	.........................................		
							
Assessment Methodology ...............................................................................		
2. 1	Overview ............................................... ... ..			
2.2	Allocation of Debt		................................................		
		......................................................................................		
2.3	.			
	Allocation of Benefit  ................... ... ..... ..... .....			
				...............................................		
2.4 Lienability Test: Special and Peculiar Benefit to the Property .................. .		
2.5 Lienability Test: Reasonable and Fair				
Non-Ad Valorem	Apportionment of the Duty to Pay		
			........................................		
		Assessments ...................... ..........		

3

3

4
5
5

5

5

6

6

7

7

3.0 True-Up

Mechanism

.............................................................................................:,,,

................

8

4.0

Assessment

Roll

................................................................................................................

9

5.0

Appendix

.......................................................................................................... 10

Table
Table

Table

Table

Table

Table
Table

1:

2:

3:

4:

5:

6:

7:

Development				
Program	..... ........................	........................................		
Capital				
Improvement Cost Estimates ..... ..	.......................................		
Bond Sizing				
..............................................		
Allocation of Improvement Costs	........................................		
......... ... ........................	~.. ..............		
Allocation of Total Par	Debt to Each Product Type .........................		
Par Debt and Annual Assessments			
Preliminary	................................. ................		
Assessment Roll ..... .. ..... ...... ........ .. ...............................		

10
11

12

13

14
15
16

GMS-CF, LLC does not represent the Tohoqua Community Development District as a Municipal Advisor or Securities Broker nor is GMS-CF, LLC registered to provide such services as described in Section 158 of the Securities and Exchange Act of 1934, as amended. Similarly, GMS-CF, LLC does not provide the Tohoqua Community Development District with financial advisory services or offer investment advice in any form.

2

1.0	Introduction																															
	The Tohoqua Community Development District (the "District") is a			unit of special-purpose		
	government	organized ancl existing under												local			
			Chapter 190, Florida Statutes as amended.	TI1e District		
								
	Engineer  prepared	an	Engineer's  Report	dated	September	25,  2017	(the  "Master	Engineer's		
															
	Report") describing the scope of the District's									
			capital improvement program estimated to	cost		
	approximately	$71.870 million	(the  "CJP").						
					The	District	Engineer		subsequently	prepared  a		
	Supplemental Engineer's																							
											3,	2018	(the	"Supplemental					
								Report dated January									
	describing	the		public	infrastructure		components											Engineer's Report")		
								for	the		first		phase		of  the	Development		
																				
	(" Assessment Area	One") in the approximate	amount of $15.143.8						
				million (the "2018 Project").		
											
	The																			
		District  is  issuing its Special  Assessment  Revenue  Bonds,  Series  2018A  ("Series  2018A		
				
	Bonds") lo	finance and/ or	acquire a portion of	the	2018 Project in		an	estimated amount of	$1.8		
												
	million ("CIP").																																
	1.1	Purpose																														
		This	Supplemental	Assessment	Methodology (the "Supplemental Assessment Report")		
								
		For		Assessment  Area	One				
							which		supplements		the	certain		Master	Assessment		
		Methodology dated																

									September 25, 2017 (the			Assessment Report")	and together		
		with	the																"Master				
				Supplemental Report (the "Assessment Report")		provides for  an assessmenl		
										
		methodology that allocates the debt to be										
			incurred by the District to	benefiting properties		
		withit1 the Assessment	Area One	of the District.												
					Th.is Supplemental Assessment Report		
		allocates the								
			debt to properties based	on	the special benefits each	receives from the CIP.		
		This	Supplemental	Assessment Report reflects the actual terms					
					and	conditions	at U1e time		
										
		of  the issuance	of	each	series	of	Bonds	issued	to finance		a	portion of the CIP.	The		
		Assessment Report is designed to													
																			
			conform to the requirements	of	Chapters 190 and	170,		
		Florida	Slalules	with		respect								
								to	special	assessments  and		is		consistent	with	our		

understanding

of

case law on this subject.

The	District intends  to impose	l\On-ad  valorem	special assessments on	the  benefited		
lands within the District based						
	on the					
that	all	of	the  proposed  special	Supplemental Assessment Report.  It is anticipated		
				assessments  will  be  collected	through	th1:1  Uniform		
Method	of	Collection described						
									
			in Chapter 197.3632, Florida Statutes or any other legal		
						
means available to the District.	It	is not the intent	of this Supplemental Report to address		
any	other							homeowner' s		
		assessments, if applicable, that may be levied by the District, a			

association,

or

any

other

unit

of government.

1.2	Background												
	The  District		currently	includes	approximately  784	acres	in	OsceoJa  County, Florida.		
	Assessment									
			Area  One  comprises  71	developable						
					acres		within  the  District.  The		
	development	program								
			for  Assessment	Area  One								
						of	the		District	currently  envisions		
													
	approximately 329 residential units. The									
		development program is depicted in		
	Table 1. It is					proposed			
		recognized that such land use plan may	change, and this Assessment Report		
					
	will be modified or supplemented accordingly.									
					3										

3

1.3

The	improvements contemplated by the	District in	the CIP will provide	facilities  tha.t		
						
benefit certain property													
																							
						within the District. Specifically, the	District will construct and/ or		
acquire  certain	roadway		facilities,  stormwater  facilities,			
					potable  water	distribution		
														
facilities, sanitary sewer system															
	facilities, reclaimed water distribution	facilities, amenity		
facilities,  parks												
	and recreation facilities, and	offsite	improvements. The acquisition and		
construction costs are summarized in Table 2.													
The assessment methodology is a four-step process.										
				1.	Tite  District	Engineer  must	first  determine  the  public  infrastructure		
					improvem.ents		tltat may  be		provided	by the  District	and	the  costs to		
					implement the		Capital	Improvement	Platt.								
																						
				2.	The District	Engineer determines the	assessable acres	that	benefit from		
															
					the District's															
																								
										Capital Improvement Plan.								
				3.	A	calculation is	made	to determine	the funding amounts	necessary  to		
				4.	acquire and/ ot construct the Capital	Improvement Plan.			
					This amount is initially divided	equally among the benefited properties		
				on a prorated																			
										assessable acreage basis.	Ultimately, as land is platted, this		
				amount will	be	assigned to each					
							of Ute	benefited properties based on the		
				number of platted units.															
Special Benefits and General Benefits												
Improvements undertaken by	the District create special and				
property,	different in kind	and													peculiar benefits to the		
			degree than general benefits, for properties within its		
							
borders as well as general	benefits to the public at large.								
																
However, as discussed							this SupplemE'ntal										
						within		Assessment Report, these general		
benefits are																		
			nature and are readily distinguishable from the special and		
				incidental in			
peculiar benefits,	which	accrue to property	within the District. 111e	implementation		
of the	CIP	enables properties	within the boundaries of	Assessment Area	One of the		
District to													
	be developed.																			
		Without the District's CIP, there	would be no infrastructure		
to support							
	development of land within											
		the	Assessment Area One of the District.		
Without these improvements,										
		development of the property	within the District would		
be prohibited by law.									

There is no	doubt that the	general public	and	property							
will benefit from the																owners outside the District		
								CIP.	However,	tl1ese						
for the					provision of the				benefits will be incidental		
	purpose	of the CIP, which is													
			designed	solely to meet the needs of property		
within						
	the																			
		Development. Properties outside of Assessment Area One of the District		
					
boundaries	do not depend	upon the District's CIP.  The property owners within		
Assessment	Area	One  of		the District are	therefore  receiving special benefits not		
received by							
	those	outside Assessment Area One.										

4

4

2.0

1.4	Requirements		of	a Valid																			
												Assessment Methodology								
	There are two requirements under	Florida law for a va1id special assessment:			
																		
		1)	The properties	must	receive	a  special benefit from  the improvements		
			.being	paid for.						
																								
		2)	The special assessments must be	fairly	and	reasonably allocated	to the		
			properties being assessed based on the special benefit such properties		
			receive.																							
	Florida law provides for a wide application of special assessments that meet these		
	two characteristics of special assessments.														
1.5	Special Benefits		Exceed the Costs Allocated												
																					
	The special benefits provided lo the property  owners	within the District will be		
	greater than the costs associated with providing these benefits.  The District Engineer		
	estimates that	the		District's CIP	that is necessary	to support full  development of		
	Assessment Area							
		One	will	cost	approximately $15,144,126.	However, U1e	District is		
	only financing a												
		portion of the CIP with											
			U1e Series	2018	Bonds.  The balance of the		
											
	CIP will be funded																	
			with Developer Contributions and/or								
	District's Underwriter projects that financing costs				future bond issue(s).  The		
													
	cost of	issuance of the Bonds, the funding of a	required to fund the ClP costs, the		
			debt service reserve account and		
	capitalized interest is $2,165,000. Without the CIP, the property within Assessment		
	Area One	of the District would	not	be able to	be	developed		and occupied	by future		
	residents of the community.																			
Assessment Methodology																					
2.1	Overview																												
	TI1e  District	has		issued  $2,165,000	in  Bonds	to	fund	a	portion	of	the	District's		
	Assessment Area		One	CIP,																	
					provide for capitalized interest, a debt service reserve		
	account	and											
			pay		cost of issuance.		It is the purpose	of	this Assessment Report to		
	allocate	the	$2,165,000  in	debt	to	the	properties	within		Assessment  Area	One		
														
	benefiting from the																					
		CIP.																				
	Table 1	identifies		the land	uses as identified by	the	DeveJoper within Assessment		
	Area One																					
		of the District.  The District has commissioned	an	Engineer's Report that		
	includes	estimated		construction		costs	for	the	CIP		needed	to	support	the		
	development,																		
		which	these  construction  costs	at"e	outlined  in	Table	2.	The		
	improvements	needed	to support the development	are	described in detail in the		
	Engineer's Report	and	are estimated to								
				cost $15,144,126.	Based	on	the estimated		
	costs, the size of the	bond issue under current market	conditions needed to generate		
												
														5																	

5

2.2

funds  to  pay	for  the	CIP  and	related  costs	was	determined	by  the  District's		
Underwriter  to	total	approximately $2,165,000.	Any	additional	funds  needed  to		
							
complete the CIP will	be funded	by developer contributions or future bond issues.		
Table 3 shows the breakdown of the bond sizing.					
Allocation of	Debt								

2.3

Allocation of debt is	a															
							continuous process until the								
Until the platting process						development plan is completed.		
					funded by	the District's Series 2018 Bonds		
will								occurs, the CIP				
	benefit all acres within	Assessment Area One of the District.			
													
The initial								be levied on an equal								
		assessments will									
within the												acreage basis to all gross acreage		
		Assessment Area One of the District.  A fair and	reasonable methodology		
allocates the	debt	incurred by										
			the District proportionately to the properties receiving		
the special				At	this time all of the lands	within							
District	benefits.				Assessment Area One of the		
	are benefiting from	the improvements.					
											
Once platting or the recording of a declaration of	condominium of any portion of the		
District	into	individual  lots	or  units  (" Assigned	Properties")	has  begun,  the		
									
assessments		will be	levied to								
				the Assigned Properties	based	on	the benefits they		
receive,	on a first								

as				platted, first assigned basis.  The "Unassigned Properties" defined		
			that has not	been												
property			platted or subjected to a declaration of condominium,		
will continue to be assessed				
	on	a per acre basis.	Eventually the development plan		
will	be completed												
		and the debt relating to the bonds	will	be				
units		the District, which are the beneficiaries of the		allocated to the platted		
			CIP,	as depicted in Table 5		
and	within					
	Table 6.		If there	are changes to development plan, a true	up	of the assessment		
will								
	be	calculated to		determine	if a debt	reduction or true-up  payment from  the		
Developer is required.  The							
	process is outlined in	Section 3.0.					
															
The	assignment of debt	in	this Assessment Report sets forth	the process by which		
debt						
	is . apportioned.		As	mentioned  herein,	this	Assessment	Report  will  be		
supplemented from time to time.											
Allocation	of Benefit															
The CIP	consists of roadway	facilities, slormwaler facilities, potable water distribution		
facilities, sanitary sewer system facilities, reclaimed	water distribution facilities, amenity		
facilities, parks and recreation facilities, and offsite improvements and professional fees		
along with																				
		related incidental costs. There are currently five					
planned	development	of										product types within the		
			Assessment Area One. The single family 50' home has been		
set as the base unit and has been	assigned one equivalent						
represented in the	Master Assessment Report			residential unit ("ERU'') as		
								single family 50'		
homes planned in									however there are no			
	Assessment Area One.  Table 4 shows the allocation of benefit to		
							
												6										

6

2.4

the particular laud uses. It is	important	to note	Urnt	the	benefit derived from the		
							
improvements exceeds the cost that the						
		be paying for such benefits.		
	units will			

lienability	Test	Special and Peculiar Benefit to the Property		
								
Construction	and/ or acquisition by		the District of its proposed	CIP will provide		
several		types  of systems, facilities  and  services for  its  residents.  These  include		
				
roadway	facilities,	stormwater	facilities,	potable water	distribution	facilities,  sanitary		
													
sewer system facilities, reclaimed water distribution facilities, amenity facilities, parks		
and recreation facilities,  and  offsite improvements.  These  improvements accrue in		
differing	amounts	and are somewhat	dependent on the type of	use receiving the		
								
special																land			
	benefits peculiar to those properties, which flow from the logical relationship		
			
of the improvements to	the properties.							·		
																			
Once these determinations are made,	they are reviewed in	the			
benefits peculiar to	the										light of the special		
		property, which flow to the properties as a result of their		
logical connection	to				
		the improvements	in fact actually provided.			
For the	provision of the	CIP, the special and	peculim benefits are:			

	1)	the added use of the property,							
	2)	added	enjoyment of the property, and					
	3)								
		the probability of increased marketability and				
															value of the property.		
These special and peculiar benefits are real and	ascertainable, but are not yet capable		
of being	calculated as to value with								
		mathematical certainty.	However, each is more		

valuable than either the cost of, or the actual non-ad valorem special assessment		
levied for the improvement or the debt as allocated.					

2.5

Uenability Test: Reasonable and Fair Apportionment of the Duty to Pay		
Non-Ad Valorem Assessments								
A reasonable estimate of the	proportion	of special and	peculiar benefits received		
							
from the public improvements						
	in the Engineer's Report is	delineated :in		
			describeL1				
Table 5 (expressed as Allocation of Par Debt per Product Type).				
The determination has been made that the	duty to pay the non-ad valorem special		
assessments is fairly and	reasonably				
									
			apportioned because the	special	and peculiar		
benefits to  the property derived from the	acquisition						
		and/ or construction of the		
Capital	Improvement Plan have been apportioned to the properly within the District		
											
according  to  reasonable	estimates of  the special and	peculiar  benefits provided		
consistent with the				

	land use categories.								

7

7

3.0

Accordingly, no acre or parcel of property within the	boundaries of the District will		
have a	lien for	the payment of any								
																			
																non-ad valorem special	assessment more than the		
determined special benefit peculiar to that property and therefore, the debt allocation		
will	not be	increased	more	U1an the debt allocation set forth	in		this	Assessment		
																			
Report.																		
																															
In	accordance with	the	benefit allocation								product	types in Table 4,		
														
a total debt per								suggested for the				
product type		unit and an annual assessment per unit have been	calculated for each		
	(Table 6). These amounts represent the preliminary anticipated per w1it		
debt									
	allocation assuming all anticipated units	are built and sold as	planned, and the		
						
entire proposed	Capital Improvement	is constructed.									
													
																	Plan												
True Up Mechanism																								
Although the District	does not process plats, declaration of	condominiums, site plans		
or															

revisions thereto for the developer, it does	have an	important role to	play during		
the	course			of		platting  and	site							
								planning.	Whenever	a	plat,	declaration  of		
condominium or site plan is recorded, the												
	District musl allocate a	portion of its debt		
Lo Lhe prope1ty according to this						
	Assessment Report outlined					
						In addition, the		
District	must	also	prevent	any	buildup	of						herein.			
								debt	on		Unassigned	Properties.		
Otherwise, the													
																		
	land could be fully conveyed										
		and/ or platted without all of the debt		
												
being allocated.  To preclude this, when						50%,	75%		and	100% of the		
units	planned										platting for 25%,							
		for platting has occurred, the	District will	determine the amount of		
																								
anticipated assessment revenue that		on					
			the Unassigned							
into	account		the  full		development	remains				Properties, taking		
						plan	of	the	District.							
											If	the	total	anticipated		
																	
assessment	revenue	to															
			be generated from the Assigned										
				and		Unassigned Properties is		
												
greater than or equal to the													
					debt service then no					
														maximum annual						
true-up payment is	required.	In the case that the revenue					debt reduction or		
			generated is lP~'>S then the		
															
required amount then a debt reduction or true-up payment by the					
amount	necessary to reduce the	par	amount of the outstanding		landowner in the		

interest	to		a	level	that	will	be	supported  by	the  new  net	bonds plus accrued		
										annual  debt  service		
assessments										
	will	be required.																			
																										
Ha	true-up	payment is	made less than 45 days prior to	an	interest payment date, the		
amount of							
	accrued interest will be calculated to the next succeeding					
									
date.																											interest payment		

8

8

4.0

Assessment Roll											
The		will initially										
District		distribute the lien across the property on a gross acreage		
basis  of	Assessment  Area One.	As	Assigned  Properties  becomes	defined  with		
						
certainty, the District will					
									
			refine its allocation of debt				a per		
unit basis as	shown in Table 6.  Ji	the	from a per acre basis to			
									
update					land use plan changes,	then the District will		
									
										As a		
Table 6 to reflect the changes as part of the foregoing true-up process.			
result, the assessment liens are neither fixed nor are they			with certainty		
on any acre of land in Assessment Area	determinable			
					One of the District		to	the time final		
						prior				
Assigned Properties become known. The current		attached as	Table		
7.						assessment roll is				

9

9

ITABLE l

TOHOQUA COMMUNllY DEVELOPMENT DISTRICT

DEVELOPMENT PROGRAM

SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR ASSESSMENT AREA ONE

Land Use

Townhouse

SF-40

SF-45

SF-55

SF- 70

Total Units

Units

101

71

88

68

1

329

ERUs per Unit

0.60

0.80

0.90

1.10

1.40

(1

)

Total ERUs

61

57

79

75

1

273

~

0

(1)	Benefit is allocated on an ERU basis; based on density of planned development, with Single Family 50	= 1	ERU		
					
* Unit mix is				
	subject to change based on marketing and other factors				

Prepared

by:

Governmental Management Services - Central Florida,

LLC

TABLE 2

TOHOQUA COMMUNITY DEVELOPMENT DISTRICT CAPITAL IMPROVEMENT PLAN COST ESTIMATES SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR

ASSESSMENT

AREA

ONE

...,.

...,.

Capital		Plan ("CIP")	(1)		
	Improvement				
~	~-	-	-			
Roadways					
Stormwater Ponds					
Potable Water Distribution			
Sanitary Sewer System			
Reclaimed Water Distribution			
Amenity Site					
Parks, Recreational Facilities, and Landscaping		
Offsite Improvements				
Professional Fees					
Inspection, Survey, and Testing			
Contingencies					

Cost Estimate	
$	3,021,034	
$	1,006,030	
$	965,021	
$	1,484,929	
$	678,115	
$	3,500,000	
$	1,100,000	
$	408,829	
$	1,216,396	
$	547,378	
$	1,216,396	

$	15,14.4,128	

(1) A detailed description of these improvements is provided in the revised Engineer'sReport dated January 3, 2018.

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 3

TOHOQUA COMMUNITY DEVELOPMENT DISTRICT

BOND SIZING

SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR ASSESSMENT AREA ONE

....

I\)

Description

Construction Funds

Debt Service Reserve

Capitalized Interest

Underwriters Discount

Cost of Issuance

Contingency

Par Amount

Bond Assumptions:

Average Coupon Rate

Amortization

Capitalized Interest

Debt Service Reserve

Underwriters Discount

	Total	
$	1,798,838	
$	69,039	
$	75,123	
$	50,000	
$	172,000	
$		
$	2,165,000	
	4.77%	
	30 years	
	9 months ,	
	50 % Max Annual	
	2%	

Prepared

by: Governmental Management Services - Central Florida,

LLC

TABLE4

TOHOQUA

COMMUNllY

DEVELOPMENT

DISTRICT

ALLOCATION

OF

IMPROVEMENT

COSTS

SUPPLEMENTAL

ASSESSMENT

METHODOLOGY

FOR

ASSESSMENT

AREA

ONE

L,ind

Use

No.

of

Units•

EAU

Factor.

Total.ERUs

%of Total

ERUs

Maximum Cost

Benefit Per Product

!lee••

Allocation of Financed		
Improvement Cost Per	Maximum Cost	
Product Txee	Benefit Per Llnlt**	

Allocation of Financed

Improvement Cost Per

Unit

Developer

Contribution*•~

Townhouse

SF-40

SF-4S

SF-5S

Sf-70

Totals

101

71

88

68

1

329.0

0.60

0.80

D.90

1.10

1.40

60.6

56.8

79.2

74.8

1.4

273

22.21%	
20.S2%	
29	.03%	
27.42%	
0.51%	
100.00%	

$
s
s
s
$
s

1,650,542

1,547,019

2,157,144

2,037,280

3S,131

7,430,116

$

$
s
$
s
$

371,056

382,177

532,895

503,290

9,420

1.798~8

$
s

$

$

$

16,342

21,789

24,S13

29,960

38131

$
s

$
s
s

3,674

5,38]

6,056

7,401

9,420

s
$

$

$

$

12,668

16,406

18,457

22,559

28,711

• Unit mix is subject ta chonce based on marketing and other	factors			
.. Per Master Assessment Methodology				
•••The Developer will	of Infrastructure not financed by the 2018 Bonds to complete the 329 units planned In		
contribute appraoxlmately $5,841,218			
Assessment Area 1.  In addition,	the 2018 Project, which ropresents the difference between the total	estimated		
1pproxfmately $7,714,010 of				
oost of the 2018 Project				
($15,144,126) and the maximum cost benefit allocated to ASsessment Area One units ($7,430,116) will be			
contributed by the Developer or financed by a future series of bonds.			

_.

w

Prepared

bye

Governmental ManagementServlces-Central

Florida,

LLC

....

-l's

TABLE 5											
TOHOQUA			DISTRICT								
COMMUNllY DEVELOPMENT									
ALLOCATION OF TOTAL PAR DEBT TO	EACH PRODUCT lYPE								
SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR ASSESSMENT AREA	ONE						
			Improvements				Allocation of Par				
Land Use	No. of Units *	Costs Per Product	Improvement	Debt Per Product				
			Type	Cost%			Type	Par Debt Per Unit		
										
Townhouse	101	$	371,056	20.63%		$	446,586	$	4,422		
											
SF-40	71	$	382,177	21.25%		$	459,971	$	6,478		
											
SF-45	88	$	532,895	29.62%		$	641,368	$	7,288		
SF-55	68	$	503,290	27.98%		$	605,737	$	8,908		
SF-70	1	$	9,420	0.52%		$	11,337	$	11,337		
Totals	329	$	1,798,838	100.00%	$	2,165,000				
* Unit mix is subject to change based on marketing and other factors							

Prepared

by:

Governmental Management Services - Central

Florida,

LLC

TABLE 6			
TOHOQUA			
COMMUNITY DEVELOPMENT DISTRICT			
PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH	PRODUCT TYPE		
SUPPLEMENTAL ASSESSMENT METHODOLOGY FOR ASSESSMENT	AREA ONE	

Land

Use

No

.

of

Units•

Allocation of Par

Debt Per Product

Type

Total

Par Debt Unit

Per

Maximum Annual Debt Service

Net Annual

Debt

Assessment

Per Unit

Gross Annual

Debt

Assessment

Per Unit (1)

Townhouse

SF-40

SF-45

SF- 55

SF- 70

Totals

101

71

88

68

1

329

$

$

$
s

$

$

446,586

459,971

641,368

605,737

11,337

2,165,000

$

$

$

$

$

4,422

6,478

7,288

8,908

11,337

$

$

$

$

$

$

28,482

29,336

40,905

38,632

723

138,078

$

$

$

$

$

282.00

413.18

464.83

568.12

723.06

$

$

$

$

$

300.00

439.55

494.50

604.38

769.21

~

(1) This amount includes collection fees and early payment discounts when collected on the Osceola County Tax Bill * Unit mix is subject to change based on marketing and other factors

Prepared

by:

Govemmental

Management

Services

-

Central

Florida,

LLC

TABLE7

TOHOQUA COMMUNITY DEVELOPMENT DISTRICT

PRELIMINARY ASSESSMENT ROLL

SUPPLEMENTAL ASSESSMENT METHODOLOGY .FOR ASSESSMENT AREA ONE

Owner	Property ID #'s*		
			
Tohoqua Development		
	Group, LLC See Legal Description		

	Total Par Debt			Net	Gross Annual Debt		
Developable	Allocation Per				Annual Debt			
		Total Par Debt		Assessment		Assessment		
								
Acres	Acre		Allocated		Allocation		Allocation ill		
									
71.00	$30,493	$	2,165,000	$	138,078	$	146,891		

...,.

a:,

Totals		71.00	~	138,078	$_	146,891		

(1) This	to cover							
amount includes 6%								
	collection fees and early payment discounts when collected utilizing the uniform method.				
Annual Assessment Periods		30						
Average Coupon Rate(%}								
		4.77%						
Maximum Annual Debt Service							
	$138,078						
								
* -See Metes and Bounds, attached as Exhibit A							

Prepared

by:

Governmental

Management

Services - Central

Florida,

LLC

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TOHOQUA

Community Development District

Unaudited Financial Reporting

December 31, 2017

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1

2

3

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Table of Contents

Balance Sheet

General Fund Income Statement

Month to Month

Developer Contribution Schedule

TOHOQUA

COMMUNITY DEVELOPMENT DISTRICT

BALANCE SHEET

December 31, 2017

ASSETS:

CASH

DUE FROM DEVELOPER

TOTAL ASSETS

LIABILITIES:

ACCOUNTS PAYABLE

FUND EQUITY:

FUND BALANCES:

ASSIGNED FOR CAPITAL PROJECTS

UNASSIGNED

TOTAL  LIABILITIES & FUND EQUITY

General

Fund

$4,591

$15,309

$19,900

$13,515

$6,384

$19,900

TOHOQUA

COMMUNITY DEVELOPMENT DISTRICT

GENERAL FUND

Statement of Revenues & Expenditures

For The Period Ending December 31, 2017

ADOPTED	PRORATED BUDGET

BUDGET	THRU 12/31/17

ACTUAL

THRU 12/31/17

VARIANCE

REVENUES:	
DEVELOPER CONTRIBUTIONS	
TOTAL	REVENUES	
EXPENDITURES:	
ADMINISTRATIVE:	
SUPERVISOR FEES	
FICA PAYABLE	
ENGINEERING	
ATTORNEY	
MANAGEMENT FEES	
INFORMATION TECHNOLOGY	
TELEPHONE	
POSTAGE	
INSURANCE	
PRINTING & BINDING	
LEGAL	ADVERTISING	
OTHER	CURRENT CHARGES	
OFFICE SUPPLIES	
DUES, LICENSE & SUB5CRITIONS	
TOTAL	EXPENDITURES	
EXCESS REVENUES (EXPENDITURES)	
FUND BALANCE· Beginning	
FUND BALANCE· Ending	

$98,199	$24,550	$24,472	($77)		
$98,199	$24,550	$24,472	($77)		

$9,600	$2,400	$0	$2,400		
$734	$184	$0	$184		
						
$12,000	$3,000	$298	$2,703		
						
$25,000	$6,250	$3,291	$2,959		
$35,000	$8,750	$8,750		$0		
							
$1,100	$275	$619	($344)		
						
$300	$75	$0		$75		
							
$1,000	$250	$58	$192		
$5,665	$5,665	$5,000	$665		
						
$1,000	$250	$391	($141)		
$5	,000	$1,250	$9,771	($8	,521)		
$1,000	$250	$0	$250		
$625	$156	$109		$47		
							
$175	$175	$175		$0		
							
$98,199	$28,930	$28,462	$468		
						
	$0		($3,990)				
	$0		$10,374				
	$0		$6,384				

2

~

DEVELOPER CONTRIBl/TIONS

TOTALABIEN UIS

BPIN DRJFIS:

AMINISTRATIVE

SUPERVISOR FEES

FICA.EXPENSE

ENGINEERING

ATTORNEY

MANAGEMENT FEES

INFORMATION TECHNOLOGY

TEUPHONE

POSTAGE

INSURANCE

PRINTING & BINDING

LfGAL ADVERTISING

OTHER CURRENT OIARGES

OFFICE SUPPLIES

DUES, LICENSES &SUBSCRIPTIONS

DTALB<PIN 01'1Jfl5

IXce<  1"1IN U15(EXPENDITVRESJ

I

I

I

OCT

$9,163

S,,1.6)

$0

$0

$0

$1,943

$2,917

SlOO

$0

S13

$S,000

$252

$9,771

$0

S41

$175

S10,lU

(Sll,049)

NOV

$11,090

$11,090

$0

$0

$298

$1,074

$2,917

S419

$0

$21

$0

$91

$0

$0

SlO

$0

$4,819

$6,260

DEC

$4,220

S4,220

$0

$0

$0

$275

S2,917

$100

$0

S23

$0

S48

$0

$0

S58

so

$3,421

S799

	TOHOQUA		
COMMUNITY DEVELOPMENT DISTRICT		
JAN	FED	MAR	APR	
$0	$0	$0	$0	
$0	so	so	so	
$0	so	$0	$0	
$0	$0	$0	$0	
$0	$0	$0	$0	
$0	$0	$0	$0	
so	$0	$0	$0	
so	so	$0	so	
$0	$0	$0	$0	
$0	$0	$0	so	
so	$0	$0	$0	
$0	$0	$0	so	
so	$0	$0	so	
so	so	$0	so	
so	$0	$0	$0	
$0	so	$0	so	
$0	so	so	so	
$0	$0	$0	$0	

MAY

$0

!o

$0
so

$0

$0
so

so

$0

$0
so

$0

$0

$0

$0

$0

so

$0

JUN

$0

$0

$0

$0

$0

$0

$0

$0

$0
so

so

so

$0

$0

$0

$0

so

so

JUL

$0

$0

$0

$0

$0

$0
so

so

$0
so

so

$0
so

so

so

$0

so

$0

AUG

$0

so

$0

$0

$0

so

$0

$0

$0

$0

$0

$0

$0

$0
so

so

$0

$0

SEPT

$0

$0

$0

$0

$0

$0
so

so

$0

$0

$0

$0

$0

$0
so

so

$0

$0

TOTAi.

$24,472		
$24,472	1	

so

$0

$298

$3,291

$8,750

S619

$0

$S8

$S.000

S391

$9,771

so

$109

$175

s,.,4.,	1	
($3,990)	1	

3

FUNDING

REQUEST

#

PREPARED DATE

	TOHOQUA					
	COMMUNITY DEVELOPMENT DISTRICT				
DEVELOPER CONTRIBUTIONS/DUE FROM DEVELOPER				
PAYMENT	CHECK	TOTAL	GENERAL	GENERAL	OVER AND		
RECEIVED	AMOUNT	FUNDING	FUND	FUND	(SHORT)		
DATE		REQUEST	PORTION (FY17)	PORTION (FY18)	BALANCE DUE		

1	9/18/17	10/3/17	
1	10/25/17	11/17/17	
2	11/29/17		
3	12/27/17		
IDUE FROM DEVELOPER		
TOTAL DEVELOPER CONTRIBUTIONS FY18	

$	15,665.00	$	15,665.00	$	
$	5,342.94	$	5,342.94	$	
		$	11,089.54	$	
		$	4,219.68	$	
$	21,007.94	$	36,317.16	$	

10,000.00	$	
1,844.90	$	
-	$	
-	$	
11,844.90	$	
	-	
	$	

5,665.00	$		
3,498.04	$		
11,089.54	$	11,089.54	
4,219.68	$	4,219.68	
24,472.26	$	15,309.22	
24,472.26			

4

Tohoqua										
Community Development District								
	Payee										
1	Governmental Management Services								
									
	Inv# 4 - Management Fees	- January 2018							
2	Latham, Shuker, Eden & Beaudine, LLP								
	Inv# 79377 - Legal Counsel	- December	2017							
3	Poulos & Bennett									
	Inv# 17-188(2)- Engineering Services - November 2017							
4	Supervisor Fees									
	January 3, 2018									
	Andre	Vidrine									
	James	Dowd									
			~	-	.	'		,	.		
					.	.	.	'.-			
											
								Total:			

FV18	Funding Request #4	
January 31, 2018	
	General Fund	
	FV2O18	

$		3,153.88		
$		274.95		
$		297.50		
$		215.30		
$		215.30		
'	.	.	.	'		
	'			~·		
$		4,156.93		

Please make check payable to:

Tohoqua Community Development District 135 West Central Blvd, Suite 320
Orlando, FL 32801

Wire Funds To:

Tohoqua Community Development District

SunTrust Bank, NA

ABA# 061000104

Acct# 1000193640074

Contact: Kelly Lawler

(407) 237-1072

OMS-Central Florida, LLC

1001 Bradford Way
Kingston, TN 37763

JA.N

BIR To:

TohoquaCDO

135 West Central Blvd,

Sulte320
Orlando, FL 32801

9

20/J

Invoice

Invoice#: 4

Invoice Date: 1/2/18

Due Date:  1/2/18

Cne:
P.O. Number:

Dasc:rtptlon

Hours/Qty

Rate

2,916.66
100.00
86.70
60.52

Amount

2,916.68

100.00
86.70
50.52

Total

PaymentalCredlta

$3,153.88

$0.00

BaJance

Due

$3,153.88

LATHAM,SHUKER,EDEN&BEAUDINE,LLP

ATTORNEYS ATLAW

111 N. MAGNOLIA AVE, STE 1400	
ORLANDO, FLORIDA 32801	
POST OFFICE BOX 3353	
ORLANDO,' FLORIDA 32802	
TELEPHONE: (407)	481-SSOO	
FACSIMlLE:  (407)	481-5801	

January	16, 2018	
Tohoqua	Community	
c/o GMS	Development District	
135 West Central Blvd., Suite 320	
Orlando,	FL 32801	

INVOICE

Matter ID:	8249-001	
General		

RECEIVED

i i\:.J.i}

..	..

BY: ___-'--_

		Invoice# 79377			
		Federal			
		ID# 59-3366512			
For Professional Services Rendered:			
12/19/2017	ACD	Review draft agenda and			
		resolutions; contact manager			
		regarding resolutions to	1.00hr		
		review.			

$265.	00

Total

For Disbursements Incurred:

Professional Services:

$265.	00

12/04/2017	Check# 44624	FEDEX; Invoice No.: 5-985-50707 - 10.31.17	Sent to Photenle		
					
	Burnett w/Osceola County	JoAnna SWeeney		
	w/LSEB		Community Development - from			
							
					Total		
					Disbursements Incurred:		
			INVOICE SUMMARY				
			For		1.00Hours		
			Professional Services:				
			For				
			Disbursements Incurred:				
			New				
			Charges this Invoice:				
			Previous Balance:				
			Less				
			Payment and Credits Received:				
			Outstanding Balance:				
			Plus New Charges this Invoice:				
Billed	Through: December 31.	2017	Total Due:				

$9.95	
$9.95	
$265.	00	
$9.95	
$274.95	
$3,016.37	
$0.00	
$3,016.37	
$274.	95	
$3,291.32	

Page

1

Poulos & Bennett, LLC

2602 E. Livingston St.

Orlando, FL 32803

407-487-2594

JAN

5

2018

	Tohoqua CDD				
	District Manager				
	135 W.				
	Central Blvd., Suite 320				
	Orlando, FL 32801				
Professional services for the pef!od ending:	2017		
		November 30,			
Invoice Summary				
Description	Contract	Percent		
	Amount	Complete		
.01					
	INTERIM COD ENGINEER	0.00	0.00		
					
.99	REIMBURSABLE EXPENSES				
		0.00	0.00		

	Total	0.00			
	Hourly Tasks:				
.01	Interim COD Engineer				
					
Practice Team Leader				
Principal				

Aging Summary				
Invoice Number	Invoice Date	Outstanding	Current	
17-188(2)	12/29/2017	297.50	297.50	
	Total	297.50	297.50	

Invoice number	17-188(2)	
Date		12/29/2017	
Project	17-188 TOHOQUA COD	

Prior	Total	Remaining	Current			
Billed	Billed	Percent	Billed			
0.00	297.50		0.00	297.50			
0.00	0.00		0.00	0.00			
0.00	297.50			297.50			
							
		Hours		Rate	Billed		
					Amount		
		1.00		185.00	185.00		
		0.50		225.00	112.50		
Phase subtotal				297.50		
							
			Invoice total	297.50		
							
Over30	Over60	Over90	Over 120		
						
0.00	0.00		0.00	0.00		

TohoquaCDD

Net30

days

Invoice date 12/29/2017

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