Willowbrook Community Development District
219 E. Livingston Street- Orlando - Florida - 32801

January 22, 2026

City of Winter Haven- City Managers Office 451 Third St NW
Winter Haven, FL 333881
Attn: Michael T. Savres- City Manager

Re:	Willowbrook Community Development District Initial Public Facilities Report Dear Mr. Savres;
Pursuant to Section 189.008, Florida Statutes (the "Statute"), each independent special District in Florida is required to submit an initial public facilities report (the "Report") to each local general-purpose government in which it is located within the first year of establishment. Enclosed to comply with the requirements of the Statute is the Report for the Willowbrook Community Development District (the "District"), dated January 16, 2026.

It is my understanding that the next "Special District's due date for filing the Report with the Local General-Purpose Government" for Winter Haven, Florida is October 1, 2031 (the "Submittal Date"). The District will send annual update letter identifying any changes to the Report prior to the next Submittal Date when a fully updated Report will be submitted.

Should you have any questions or comments, please feel free to contact me at cadams@gmstnn.com or phone (865) 250-1617.
�p
Compliance Administrator

cc:	District Manager
District Counsel District Engineer

Exhibit A
Public Facilities Report

WILLOWBROOK COMMUNITY DEVELOPMENT DISTRICT INITIAL PUBLIC FACILITIES REPORT - DATED JANUARY 16, 2026

PURPOSE AND SCOPE

This Initial Public Facilities Report attached as Exhibit A, is provided for the Willowbrook Community Development District (the "District") to comply with the requirement of Section 189.08, Florida Statutes, regarding the preparation and filing of a Special District Public Facilities Report.

PUBLIC FACILITIES

The District may currently own, operate or maintain certain of the public improvements comprising a portion of the District's "Capital Improvement Plan," as described in the District's Engineer's Report for the Willowbrook Community Development District dated November 16, 2023, (the "Engineer's Report"), a copy of which is attached hereto as Exhibit 8. The public improvements are located within the District (or adjacent thereto) and are intended to have the capacity necessary to provide services to the planned units listed in the Engineer's Report.

Ill.   PROPOSED EXPANSIONS (7 YEAR HORIZON)

The District does not have plans to build, improve, or expand public improvements or community facilities within the District over the next seven years. Provided however, the district may construct or acquire components of the Capital Improvement Plan within the District's boundaries.

REPLACEMENT OF FACILITIES (10 YEAR HORIZON)

The District does not propose to replace any public facilities within the next 10 years.

CHAPTER 189, FLORIDA STATUTES

Attached as Exhibit C is a copy of Section 189.08, Florida Statutes for reference purposes only.

Exhibit B
Engineer's Report

ENGINEER'S REPORT

PREPARED FOR: BOARD OF SUPERVISORS
WILLOWBROOK COMMUNITY DEVELOPMENT DISTRICT

ENGINEER:

SLOAN ENGINEERING GROUP

November 16, 2023

WILLOWBROOK COMMUNITY DEVELOPMENT DISTRICT ENGINEER'S REPORT

INTRODUCTION

The purpose of this report is to provide a description of the capital improvement plan ("CIP"), and estimated costs of the CIP, for the Willowbrook Community Development District.

GENERAL SITE DESCRIPTION

The proposed District is located entirely within the City of Winter Haven, and covers approximately 284.905 acres of land, more or less. The site is generally located south of Lucerne Park Road and north of Martin Luther King Jr. Boulevard between Lake Fannie and Lake Smart.

PROPOSED CAPITAL IMPROVEMENT PLAN

The CIP is intended to provide public infrastructure improvements for the lands within the District, which are planned for 667 residential units. The following table shows the planned product types and land uses for the District:

PRODUCT TYPES

40 Ft Lots	50	
50 Ft Lots	617	
TOTAL	667	

The CIP infrastructure includes:

Roadway Improvements:

The CIP includes subdivision roads within the District. All internal neighborhood roads will be 2-lane un-divided roads. Such roads include the roadway asphalt, base, and subgrade, roadway curb and gutter, striping and signage and sidewalks within rights-of-way abutting non-lot lands.  Sidewalks abutting lots will be constructed by the homebuilders. All roads will be designed in accordance with applicable City and governmental standards.

All internal roadways may be financed by the District. Alternatively, the developer may elect to finance the internal roads, gate them, and turn them over to a homeowners association for ownership, operation and maintenance (in such an event, the District would be limited to financing only utilities, conservation/mitigation and stormwater improvements behind such gated areas).

Stormwater Management System:

The stormwater collection and outfall system are a combination of roadway curbs, curb inlets, pipe, control structures and stormwater ponds designed to treat and attenuate stormwater runoff from District lands. The stormwater system will be designed consistent with the criteria established by the SWFWMD

and the City for stormwater/floodplain management systems. The District will finance, own, operate and maintain the stormwater system including the storm sewer inlets and piping within the right-of-way.

Water, Wastewater and Reclaim Utilities:

As part of the CIP, the District intends to construct and/or acquire water, wastewater and reclaim infrastructure. In particular, the on-site water supply improvements include water mains that will be located within rights-of-way and used for potable water service and fire protection.

Wastewater improvements for the project will include an onsite gravity collection system, offsite and onsite force main and onsite lift stations.

Similarly, the reclaim water distribution system will be constructed to provide service for irrigation throughout the community.

The water and reclaim distribution and wastewater collection systems for all phases will be completed by the District and then dedicated to the City for operation and maintenance.

Hardscape, Landscape, and Irrigation:

The District will construct and/or install landscaping, irrigation and hardscaping within District common areas and rights-of-way. The City has distinct design criteria requirements for planting and irrigation design. Therefore, this project will at a minimum meet those requirements but, in most cases, exceed the requirements with enhancements for the benefit of the community. All such landscaping, irrigation and hardscaping will be owned, maintained and funded by the District.

Streetlights/ Undergrounding of Electrical Utility Lines

The District intends to lease streetlights through an agreement with the local utility provider in which case the District would fund the streetlights through an annual operations and maintenance assessment. As such, streetlights are not included as part of the CIP.

The CIP does however include the incremental cost of undergrounding electrical utility lines within right-of-way utility easements throughout the community. Any lines and transformers located in such areas would be owned by the local utility provider and not paid for by the District as part of the CIP.

Recreational Amenities:

In conjunction with the construction of the CIP, the District intends to construct amenity facilities, parks, trails and other passive amenities. These improvements, if financed through the District, will be funded, owned and maintained by the District. All such improvements will be open to the general public, subject to a reasonable fee adopted by the District pursuant to Florida law.

The developer may also privately construct and finance all or a portion of the amenity facilities. All such improvements will be considered common elements for the exclusive benefit of the District landowners.

Environmental Conservation/Mitigation

The District will be responsible for the design, permitting, construction, maintenance, and government reporting of any on-site environmental conservation areas. The initial installation costs are minimal, but the improvements are included within the CIP.

Professional Services

The CIP also includes various professional services. These include: (i) engineering, surveying and architectural fees, (ii) permitting and plan review costs, and (iii) development/construction management services fees that are required for the design, permitting, construction, and maintenance acceptance of the public improvements and community facilities.

Off-Site Improvements

Offsite improvements will consist of roadway and utility extension to serve the community. The following offsite improvements are proposed:
Turnlanes on Lucerne Park Road
Turnlanes on Martin Luther King Jr Blvd.

NOTE: In the event that impact fee credits are generated from any roadway, utilities or other improvements funded by the District, any such credits, if any, will be the subject of a separate agreement between the applicable developer and the District. Pursuant to such an agreement, and without intending to alter the terms of such an agreement, the applicable developer may elect to retain such credits if the developer provides consideration equal to the market value of the credits in the form of work product, improvements and/or land (based on the lesser of appraised value or the developer's cost basis as it relates to land), or in the form of a cash paydown of certain debt assessments or a reduction in the acquisition cost to the District equal to the value of the credits.

PERMITTING/CONSTRUCTION COMMENCEMENT

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Site Construction Plans

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,,Per'rljit Status
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City of Winter Haven
Polk County

Level 2 Review for Roadway Improvements

Obtained

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All necessary permits for the construction of the CIP have either been obtained or are currently under review by respective governmental authorities, and include the following:

Southwest Florida Water Management District	Environmental Resource Permit	Obtained	
FDEP	Potable Water Permit	Obtained	
FDEP	Sanitary Sewer Permit	Obtained	
FOOT	Driveway Connection	In Progress	

OPINION OF PROBABLE CONSTRUCTION COSTS

The table below presents, among other things, the cost estimate for the CIP. It is our professional opinion that the costs set forth below are reasonable and consistent with market pricing.

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Landscape/Ha rdsca pe/1rrigation/ Entry Features
Amenity
Professional Services & Permitting Fees Contingency (15%)
TOTAL

$1,000,000.00
$2,640,000.00
$1,353,900.00
$4,221,060.00
$32,361,460.00

CDD

CDD CDD
As above

·: • _.

COST ESTIMATE

Potable Water	$4,233,800.00	City of Winter Haven	
Sanitary Sewer	$5,786,300.00	City of Winter Haven	
Reclaim Water System	$2,496,800.00	City of Winter Haven	
Internal Roadway/Curbing1	$5,865,400.00	CDD	
Undergrounding of Conduit	$297,000.00	CDD	
Stormwater Improvements	$3,035,900.00	CDD	
Earthwork (Stormwater Ponds)	$1,431,300.00	CDD	

Any offsite roadways currently owned and maintained by the City will remain owned and maintained by the City.
Roadway, landscape/hardscape/irrigation, and amenities improvements, if behind hard gates, will not be part of the CIP.
The developer reserves the right to finance any of the improvements outlined above, and have such improvements owned and maintained by a property owner's or homeowner's association (in which case such items would not be part of the CIP), the District or a third-party.
A third party, or an applicable property owner's or homeowner's association may elect to maintain any District-owned improvements, subject to the terms of an agreement with the District.

CONCLUSIONS

The CIP will be designed in accordance with current governmental regulations and requirements. The CIP will serve its intended function so long as the construction is in substantial compliance with the design.

It is further our opinion that:

the estimated cost to the CIP as set forth herein is reasonable based on pr.ices currently being experienced in the area in which the District is located, and is not greater than the lesser of the actual cost of construction or the fair market value of such infrastructure;

All of the improvements comprising the CIP are required by applicable development approvals issued pursuant to Section 380.06, Florida Statutes;

the CIP is feasible to construct, there are no technical reasons existing at this time that would prevent the implementation of the CIP, and it is reasonable to assume that all necessary regulatory approvals will be obtained in due course;

the District will pay the lesser of the actual cost of the improvements or fair market value; and

the assessable property within the District will receive a special benefit from the CIP that is at least equal to such costs.

Also, the CIP will constitute a system of improvements that will provide benefits, both general, and special and peculiar to all lands within the District. The general public, property owners, and property outside the District will benefit from the provisions of the District's CIP; however, these are incidental to the District's CIP, which is designed solely to provide special benefits peculiar to property within the District. Special and peculiar benefits accrue to property within the District and enable properties within its boundaries to be developed.

The professional service for establishing the Construction Cost Estimate is consistent with the degree of care and skill exercised by members of the same profession under similar circumstances. The CIP will be owned by the District or other governmental units and such CIP is intended to be available and will reasonably be available for use by the general public (either by being part of a system of improvements that is available to the general public or is otherwise available to the general public) including nonresidents of the District. All of the ClPis or will be located on lands owned or to be owned by the District or another governmental entity or on perpetual easements in favor of the District or other governmental entity. The CIP, and any cost estimates set forth herein, do not include any earthwork, grading or other improvements on private lots or property.

Please note that the CIP as presented herein is based on current plans and market conditions which are subject to change. Accordingly, the CIP, as used herein, refers to sufficient public infrastructure of the kinds described herein (i.e., stormwater/floodplain management, sanitary sewer, potable water, etc.) to support the development and sale of the planned residential units in the District, which (subject to true-up determinations) number and type of units may be changed with the development of the site. Stated differently, during development and implementation of the public infrastructure improvements as described for the District, it may be necessary to make modifications and/or deviations for the plans, and the District expressly reserves the right to do so.

	_,P.E.
FL License No. 	

Date

Exhibit C
Section 189, Florida Statutes

Select Year:	2025  �	Go

The 2025 Florida Statutes

Title XIH PLANNING AND DEVELOPMENT

Chagter 189
UNIFORM SPECIAL DISTRICT ACCOUNTABILITY ACT

View Entire Chapter

189.08	Special district public facilities report.-
It is declared to be the policy of this st.ate to foster coordination between special districts and local general-purpose governments as those local general-purpose governments develop comprehensive plans under the Community Planning Act, pursuant to part ll of chapter 163.
Each independent special district shall submit to each local general-purpose government in which it is
located a public facilittes report and an annual notice of any changes. The public facilities report shall specify the following information:
A description of existing public facilities owned or operated by the special district, and each public facility that is operated by another entity, except a local general-purpose government, through a lease or other agreement with the special district. This description shall include the current capacity of the facility1 the current demands placed upon it, and its location. This information shall be required in the initial report and updated every 7 years at (east 12 months before the submission date of the evaluation and appraisal notification letter of the appropriate local government required bys. 163.3191. The department shall post a schedule on its website, based on the evatuatton and appraisal notification schedule prepared pursuant to s. 163.3191(6), for use by a special district to determine when its public facilities report and updates to that report are due to the local general-purpose governments in which the special district is located.
A description of each public facility the district is building, improving, or expanding, or is currently proposing to build, improve, or expand within at least the next 7 years, including any facilities that the district is assisting another entity, except a local general-purpose government, to build, tmprove, or expand through a lease or other agreement with the district. For each pubttc facility identtfted, the report shall describe how the district currently proposes to finance the facility.
If the special district currently proposes to replace any facilities identified in paragraph (a) or paragraph
(b) within the next 10 years, the date when such facility will be replaced.
The anticipated time the construction, improvement, or expansion of each facility will be completed.
The anticipated capadty of and demands on each public facility when completed. In the case of an improvement or expansion of a public facillty, both the existing and antictpated capacity must be listed.
A special district proposing to build, improve, or expand a public facility which requires a certificate.of need pursuant to chapter 408 shall elect to notify the appropriate local general-purpose government of its plans either in its 7-year plan or at the time the letter of intent is filed with the Agency for Health Care Administration pursuant to s. 408.039.
Those special districts building, improving, or expanding public facilities addressed by a development order issued to the developer pursuant to s. 380.06 may use the most recent local government report required bys. 380.06(6) and submitted by the developer, to the extent the annual report provides the information
requtred by subsection (2}.

{5} The facilities report shalt be prepared and submitted within 1 year after the district's creation.
{6} For purposes of the preparation or revision of local government comprehensive plans required pursuant to
s. 163.3161,. a special district public facilities report may be used and relied upon by the local general-purpose government or governments within which the special district is located.
Any special district that has completed the construction of its public facilities, improvements to its facilities, or its development is not required to submit a public facilities report, but must submit the information required by paragraph (2)(a).
A special district plan of reclamation required pursuant to general law or special act, including, but not limited to, a plan prepared pursuant to chapter 298 which complies with the requirements of subsection (2), shall satisfy the requirement for a public facilities report. A water management and control plan adopted pursuant to s. 190.013, whtch complies with the requirements of subsection (2), satisfies the requirement for a publi.c factlities report for the facilities the plan addresses.
(9} The Reedy Creek Improvement District is not required to provide the public facHitfes report as specified in subsection (2}.
{10) Each deepwater port listed ins. 403.021{9)(b) shall satisfy the requirements of subsection (2) by submitting to the appropriate local government a comprehensive master plan as required by s. 163.3178(2)(k). All other ports shall submlt a public facilities report as required in subsection (2).
History.-s. 20, ch. 89-169; s. 26, ch. 95·280; s. 16, ch. 97-255; s. 17, ch. 99-8; s. 38, ch. 2011-139; s. 15, ch. 2012-99; s. 35.. ch.
2014-22; s. 9, ch. 2018-158; s. 6., ch. 2023-31.
Note.-Former 5. 189.415.

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