MINUTES OF MEETING WILLOWBROOK
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Willowbrook Community Development District was held on Thursday, November 13, 2025, at 1:30 p.m. at the Lake Alfred Public Library, 245 N. Seminole Avenue, Lake Alfred, Florida.

Present and constituting a quorum:

McKinzie Terrill	Chairman
Steve Rosser	Vice Chairman
Alan Keen	Assistant Secretary

Also present were:

Katie O’Rourke	District Manager, GMS
Grace Rinaldi	District Counsel, Kilinski Van Wyk
Joel Blanco	Field Manager, GMS

FIRST ORDER OF BUSINESS	Roll Call
Ms. O’Rourke called the meeting to order and called roll. Three Supervisors were present in person, constituting a quorum.

SECOND ORDER OF BUSINESS	Public Comment Period
There were no members of the public present, and none were joining via Zoom.

THIRD ORDER OF BUSINESS	Approval of Minutes of the July 22, 2025,
Board of Supervisors Meeting
Ms. O’Rourke presented the minutes from the July 22, 2025, Board of Supervisors meeting and asked for any comments, questions, or corrections. The Board had no changes to the minutes.

On MOTION by Mr. Terrill, seconded by Mr. Keen, with all in favor, the Minutes of the July 22, 2025, Board of Supervisors Meeting were approved.

FOURTH ORDER OF BUSINESS	Consideration	of	Resolution	2026-01
Ratifying Series 2025 Assessment Area Two Project Bonds
Ms. O’Rourke stated that Resolution 2026-01 ratifies the Series 2025 Assessment Area bonds, which closed on September 25th. The resolution confirmed the actions taken by District staff and officers related to the bond closing. There were no questions, and the motion passed unanimously.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, Resolution 2026-01, Ratifying Series 2025 Assessment Area Two Project Bonds, was approved.

FIFTH ORDER OF BUSINESS	Consideration of Amended and Restated
Disclosure of Public Financing
Ms. O’Rourke reviewed the amended and reinstated disclosure of public financing, updated to reflect the 2025 bond issuance. It was explained that the disclosure would be recorded to provide notice to future property owners. A motion was made, seconded, and approved to authorize Ms. Rinaldi to record the document.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, the Amended and Restated Disclosure of Public Financing was approved.

SIXTH ORDER OF BUSINESS	Presentation	of	Memo	Regarding	
	Amendments
Procedure	to	District	Rules	of	
A. Consideration of Resolution 2026-02 Setting a Public Hearing on the Adoption of Amended and Restated Rules of Procedure for the District
Ms. O’Rourke reviewed Resolution 2026-02 which would schedule a public hearing to adopt the amended and reinstated Rules of Procedure. The update was needed due to recent legislative changes that increased the public notice requirement from 28 days to 35 days, along with some minor language changes. The public hearing was scheduled for Tuesday, January 27th, at 9:30 a.m. at the Lake Alfred Public Library, at the same time as the regular meeting. The date worked for those present; Ms. O’Rourke planned to confirm with the remaining supervisors, and the Board was asked to approve the resolution.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, Resolution 2026-02 Setting a Public Hearing on the Adoption of Amended and Restated Rules of Procedure for the District for January 27, 2026, was approved.

SEVENTH ORDER OF BUSINESS	Consideration	of	Resolution	2026-03
Adopting Amended Amenity Policies & Rates for the District
Ms. O’Rourke reviewed Resolution 2026-03 to adopt amended amenity policies and rates. Ms. O’Rourke explained that the main update was the addition of formal dog park policies, which had not previously been included. The updated policies were provided as a red line. During the discussion, questions were raised about language that prohibits boating and other recreational water activities on district lakes and ponds. It was clarified that the District has authority only over bodies of water within its boundaries, not over state-owned lakes. Board members expressed concern about residents potentially launching boats or canoes from District common areas and the District’s potential liability. Ms. O’Rourke said she would review the language further and provide any necessary clarification at a future meeting. It was confirmed that there were no changes to the amenity rates. The purpose of the annual user fee for non-residents was also explained. A motion and second were made, and the Board approved the resolution unanimously.

On MOTION by Mr. Keen, seconded by Mr. Terrill, with all in favor, Resolution 2026-03 Adopting Amended Amenity Policies & Rates for the District was approved.

EIGHTH ORDER OF BUSINESS	Consideration	of	Resolution	2026-04
Spending Authorization Resolution
Ms. O’Rourke reviewed Resolution 2020-604, which authorized spending limits for approvals made outside of a meeting. It was noted that the District Manager was authorized to approve expenses up to $2,500 individually, the Chair (or Vice Chair if the Chair was unavailable) was authorized to approve the costs up to $10,000 individually, and the District Manager and Chair together were authorized to approve costs up to $25,000 jointly. Any expenses approved under this authority were to be brought back to a future meeting for ratification. The Board was asked for a motion to approve the resolution.

On MOTION by Mr. Rosser, seconded by Mr. Keen, with all in favor, Resolution 2026-04, Spending Authorization Resolution was approved.

NINTH ORDER OF BUSINESS	Consideration of Proposals for Arbitrage
Rebate Services from AMTEC for:
A. Series 2024 Assessment Area One Project Bonds
B. Series 2025 Assessment Area Two Project Bonds
Ms. O’Rourke stated that the Board considered Amtech's proposals for arbitrage rebate services. She explained that the proposal was to prepare the required arbitrage rebate report under the trust indenture for both the Series 2024 and Series 2025 bonds. The cost was outlined as $450 per year. It was noted that a single motion could be made to approve the proposal for both assessment areas.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, the Proposals for Arbitrage Rebate Services from AMTEC for: Series 2024 Assessment Area One Project Bonds and Series 2025 Assessment Area Two Project Bonds were approved.

TENTH ORDER OF BUSINESS	Consideration of Fiscal Year 2025 Audit
Services Engagement Letter from DiBartolomeo, McBee, Hartley & Barnes
Ms. O’Rourke stated the Board reviewed the fiscal year 2025 audit services engagement letter from Bartolomew, McBee, Hartley and Barnes. The cost was $4,450, consistent with their prior proposal. A motion was requested to approve.

On MOTION by Mr. Rosser, seconded by Mr. Keen, with all in favor, the Fiscal Year 2025 Audit Services Engagement Letter from DiBartolomeo, McBee, Hartley & Barnes was approved.

ELEVENTH ORDER OF BUSINESS	Ratification of Special Warranty Deeds
A. Willowbrook North
B. Willowbrook South
Ms. Rinaldi stated that the Board considered the ratification of the special warranty deeds for Willowbrook North and Willowbrook South that had already been conveyed and recorded to the District, except for Tract F in Willowbrook South, which would be handled separately. She explained that Tract F was still pending from Sloan, and once received, Tract F-2 would go to the CDD, and Tract F-1 would go to the HOA. A motion was requested to ratify the two recorded deeds.

On MOTION by Mr. Keen, seconded by Mr. Terrill, with all in favor, the Special Warranty Deeds were ratified.

TWELFTH ORDER OF BUSINESS	Ratification	of	Partial	Release	of
Mortgage, Security, Agreement, and Assignment of Rents and Fixture Filing (Willowbrook North & South) with Trez Capital John Adams LP
Ms. O’Rourke stated that the following agenda items, 12, 13, and 14, were all related to the tract conveyance process. During the review of the tracts to be transferred to the district, a title search identified several encumbrances that must be released before the conveyances can proceed. The releases from the parties listed in those three items had already been executed and recorded, so the Board was asked to ratify them by motion. #12, #13, #14.

On MOTION by Mr. Keen, seconded by Mr. Terrill, with all in favor, the Partial Release of Mortgage, Security, Agreement, and Assignment of Rents and Fixture Filing (Willowbrook North & South) with Trez Capital John Adams LP was ratified.

THIRTEENTH ORDER OF BUSINESS	Ratification	of	Partial	Release	of
Mortgage, Security, Agreement, and Assignment of Rents and Fixture Filing (Willowbrook North & South) with DRB Group Florida, LLC
Ms. O’Rourke stated that this was in part with Ratification #12 and #14.

On MOTION by Mr. Keen, seconded by Mr. Terrill, with all in favor, the Partial Release of Mortgage, Security, Agreement, and Assignment of Rents and Fixture Filing (Willowbrook North & South_ with DRB Group Florida, LLC was ratified.

FOURTEENTH ORDER OF BUSINESS	Ratification of Partial Release of Other
Security Documents with Trex Capital (2015) Corporation
INSTR #2025220667
INSTR #2025220668
Ms. O’Rourke stated that this ratification is in part with Ratification #12 and #13.

On MOTION by Mr. Keen, seconded by Mr. Terrill, with all in favor, the Ratification of Partial Release of Other Security Documents with Trex Capital (2015) Corporation was approved.

FIFTEENTH ORDER OF BUSINESS	Consideration	of	Maintenance	of	the
Landscaping to be Installed on Willowbrook North
Ms. O’Rourke stated that the following item was under consideration for landscaping maintenance on Tract J. Staff explained that a builder planned to install landscaping on Tract J within Willowbrook North and that the tract was city dedicated. It was noted that if the District wished to maintain the landscaping after installation, Board approval would be required, and staff would coordinate with the City on a maintenance agreement, which would be brought back for ratification. Ms. O’Rourke also added that the builder had already received an agreement from the City and was willing to forward it to District staff for review.

On MOTION by Mr. Terrill, seconded by Mr. Keen, with all in favor, the Maintenance of the Landscaping to be Installed on Willowbrook North was approved.

SIXTEENTH ORDER OF BUSINESS	Staff Reports
Attorney
Ms. Rinaldi stated that an update was provided that the acquisition package for the Phase Two improvements and related work product had been circulated. She added that she was coordinating with the Chair to obtain the necessary signatures. Once fully executed, the package

would be returned to the Board for ratification, along with a requisition for reimbursement to the developer for the funded improvements and the work product being acquired. A reminder was given that annual ethics training must be completed by December 31st. It was explained that the training is on the honor system with no formal tracking, and Board members were encouraged to keep a personal record of completion or email the District Manager for documentation. It was confirmed that training is required annually. The materials were requested to be resent and redistributed to all Board members.

Engineer
Ms. O’Rourke noted that the engineer was not present or on Zoom. There being no report, the next item followed.

Field Manager’s Report
Presentation and Consideration of the Landscaping to be Installed on Willowbrook North Tract J
Willowbrook North
Brightview
Floralawn
Prince & Sons
Weber
Mr. Blanco stated that landscaping and pond reviews had been conducted throughout the District. One-time services were completed in anticipation of selecting a recurring landscaping vendor. Entrance plantings, common areas, sable palms, and oak trees were noted as established and thriving, though it was recommended that the tie ropes be removed from the sable palms for plant health. He added that ponds had been serviced, excessive vegetation was being removed, and algal treatments were scheduled for the south area. Amenity construction was reviewed, and the exterior and fencing are complete, except for the main gate. Mr. Blanco added that the pool equipment had been installed with an exterior enclosure, though the pool was still under construction. The playground in the south was completed, but the ramp was noted as potentially too short and possibly not ADA-compliant. The shade structure and dog park are complete, with only the dog park equipment remaining.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, the Presentation and Consideration of the Landscaping Proposal from Brightview for Willowbrook North, was approved.

Willowbrook South
Brightview
Floralawn
Prince & Sons
Weber
Mr. Blanco stated that four proposals had been received from Prince & Sons, Floralawn, Weber, and Brightview. Two proposals had already been forwarded, and there were an additional two bids. The proposals were separated into North, South, and a combined District total for comparison. On the combined totals, Weber submitted the highest proposal at $9,045 per month and $112,274.88 annually, while Brightview submitted the lowest at $65,442.28 annually. Mr. Blanco noted that the current combined landscaping budget was $65,182, but that amount did not restrict the Board. A motion to approve Brightview was made and seconded; it passed unanimously. A Board member questioned why Weber’s proposal was such a large outlier. The Weber representative, who was present, acknowledged the difference and explained that their pricing was based on the site map provided areas. He stated he understood the decision and offered to revisit the pricing if needed. The Board agreed the difference was significant and confirmed the selection had already been made.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, the Presentation and Consideration of the Landscaping Proposal from Brightview for Willowbrook South, was approved.

District Manager’s Report
Ratification of Funding Requests #22 through #26
Ms. Burns reviewed Funding Request #22 through #26. She noted that they had already been approved, and the funding had been sent.

On MOTION by Mr. Rosser, seconded by Mr. Terrill, with all in favor, Funding Requests #22 through #26 were ratified.

Secretary/Assistant Secretary

Balance Sheet & Income Statement
Ms. Burns stated that the financial statements were included in the agenda package for review, with no action required by the Board.

SEVENTEENTH ORDER OF BUSINESS	Other Business
There being no comments, the next item followed.

EIGHTEENTH ORDER OF BUSINESS	Supervisors'	Requests	and	Audience
Comments
There being no comments, the next item followed.

NINTEENTH ORDER OF BUSINESS	Adjournment
Ms. O’Rourke moved to adjourn.

On MOTION by Mr. Terrill, seconded by Mr. Rosser, with all in favor, the meeting was adjourned.

Chairman/Vice Chairman