Peace Creek Community Development District
Meeting Agenda June 28, 2022

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Peace Creek
Community Development District

219 E. Livingston St., Orlando, Florida 32801 Phone: 407-841-5524 – Fax: 407-839-1526

June 21, 2022

Board of Supervisors Peace Creek
Community Development District

Dear Board Members:

A meeting of the Board of Supervisors of the Peace Creek Community Development District will be held on Tuesday, June 28, 2022, at 9:30 AM at the Lake Alfred Public Library, 245 N Seminole Ave, Lake Alfred, FL 33850.

Zoom Video Link: https://us06web.zoom.us/j/84801953146
Zoom Call-In Number: 1-646-876-9923
Meeting ID: 848 0195 3146

Following is the advance agenda for the meeting:

Board of Supervisors Meeting

Roll Call
Public Comment Period (1Speakers will fill out a card and submit it to the District Manager prior to the beginning of the meeting)
Approval of Minutes of the May 24, 2022 Board of Supervisors Meeting
Consideration of Resolution 2022-41 Declaring Special Assessments on Boundary Amendment Parcels and Setting a Public Hearing on the Imposition of Special Assessments on Boundary Amendment Parcels
Consideration of Resolution 2022-42 Setting a Public Hearing Expressing the District’s Intent to Utilize the Uniform Method of Levying, Collecting, and Enforcing Non-Ad Valorem Assessments on Boundary Amendment Parcels
Staff Reports
Attorney
Engineer
District Manager’s Report
Balance Sheet & Income Statement
Other Business
Supervisors Requests and Audience Comments
Adjournment

1 Comments will be limited to three (3) minutes

MINUTES

MINUTES OF MEETING PEACE CREEK
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Peace Creek Community Development District was held on Tuesday, May 24, 2022 at 9:32 a.m. at the Lake Alfred Public Library, 245 N. Seminole Ave., Lake Alfred, Florida.

Present and constituting a quorum were:

Adam Morgan	Chairman
Rob Bonin via Zoom	Vice Chairman
Steve Greene	Assistant Secretary
Carrie Mitchell	Assistant Secretary
Jamie Furukawa	Assistant Secretary Also, present were:
Jill Burns	District Manager, GMS
Jake Whealdon	KE Law Group
Lauren Gentry via Zoom	KE Law Group
Bryan Hunter via Zoom	Hunter Engineering

The following is a summary of the discussions and actions taken at the May 24, 2022 Peace Creek Community Development District’s regular Board of Supervisor’s Meeting.

FIRST ORDER OF BUSINESS	Roll Call
Ms. Burns called the meeting to order at 9:32 a.m. Four Supervisors were present constituting a quorum and one Supervisor joined via Zoom.

SECOND ORDER OF BUSINESS	Public Comment Period
There were no public members present to provide comments.

THIRD ORDER OF BUSINESS	Approval of Minutes of the April 26, 2022
Landowners’	Meeting	and	Board	of Supervisors Meeting

May 24, 2022	Peace Creek CDD

Ms. Burns asked for any questions, comments, or corrections to the April 26, 2022 landowners’ meeting and Board of Supervisors meeting minutes. The Board had no changes to the minutes.

On MOTION by Mr. Morgan, seconded by Ms. Mitchell, with all in favor, the Minutes of the April 26, 2022 Landowners’ Meeting and the Board of Supervisors Meeting, were approved.

FOURTH ORDER OF BUSINESS	Public Hearings
Ms. Burns stated that they advertised for the public hearing for the Fiscal Year 2022 and 2023 budgets.

On MOTION by Mr. Morgan, seconded by Mr. Greene, with all in favor, Opening the Public Hearing, was approved.

A. Public Hearing on the Adoption of the Fiscal Year 2021/2022 and 2022/2023 Budgets
Ms. Burns stated again that there were no members of the public present to provide comment.

Consideration of Resolution 2022-40 Adopting the District’s Fiscal Year 2021/2022 Budget and Appropriating Funds
Ms. Burns stated that Resolution 2022-40 adopting the District’s Fiscal Year 2022 budget was included in their package. She stated that the 2023 budget was not included. She noted that when they started to look at some of the development timelines, there were still a few things that were outstanding. She noted that the intent today was to adopt the 2022 budget, which would be the prorated admin budget for the current fiscal year that they were in. She stated that they would continue the public hearing to the August meeting at which time they would be able to adopt the budget for 2023 when they have a little better time of amenity openings, etc.
Ms. Burns stated that the budget that was included was for the current fiscal year, and it was just prorated administrative expenses from the time the District was established through the end of the fiscal year which ends September 30th. She stated that the total amount for 2022 was
$75,516. She noted that it would be the first column that they were looking to adopt. She stated that with the second column, they would refine and go into the field contingency. Mr. Morgan asked if this would be developer funded. Ms. Burns responded that was correct and that it would

May 24, 2022	Peace Creek CDD

be funded as incurred. Mr. Morgan asked if Lennar would be the developer funding it considering Lennar was not developing it and doesn’t own it. Ms. Burns responded that if they recall back to the organizational meeting, they had a Developer Funding Agreement, and it was for Lennar.

On MOTION by Mr. Morgan, seconded by Mr. Greene, with all in favor, Resolution 2022-40 Adopting the District’s Fiscal Year 2021/2022 Budget and Appropriating Funds, was approved.

Continuation of Public Hearing on Fiscal Year 2022/2023 Budget to Tuesday, August 23, 2022
Ms. Burns stated that instead of closing the public hearing, they were going to continue the public hearing to Tuesday, August 23rd at 9:30 a.m. at there current location, which was their regular August meeting.

On MOTION by Mr. Morgan, seconded by Mr. Greene, with all in favor, Continuing the Public Hearing to Tuesday, August 23, 2022 at 9:30 a.m., was approved.

FIFTH ORDER OF BUSINESS	Staff Reports
Attorney
Mr. Whealdon had nothing to report.

Engineer
Mr. Hunter stated that projects were under construction presently onsite and offsite. He noted that he received an update this morning from center stage project manager, and all was well. He stated that there were no notable concerns expressed. He stated that the project manager gave him itemized updates as to where the contractor stood with the grading, water, and utilities. He noted that they appeared to be ahead of their published schedule and that he saw no reason that they could not meet their targets of Phase 1 and Phase 2 completion in November as well as Phase 3 at the end of January 2023. He stated that they went back to Polk County on their engineering bid with quest to design and permit a roundabout entrance. He noted to be almost complete with that design and that they had submitted it. They received a few comments back from Polk County that were rather insignificant and that they intend to make their response back to the county this week in hopes to have it approved within a couple of weeks.

May 24, 2022	Peace Creek CDD

District Manager’s Report
Presentation of Number of Registered Voters – 0
Ms. Burns noted that they were required to determine the number of registered voters within the District as of April 15th of each year and that number was zero.

SIXTH ORDER OF BUSINESS	Other Business
There being none, the next item followed.

SEVENTH ORDER OF BUSINESS	Supervisors	Requests	and	Audience
Comments
There being none, the next item followed.

EIGHTH ORDER OF BUSINESS	Adjournment

On MOTION by Mr. Morgan, seconded by Ms. Furukawa, with all in favor, the meeting was adjourned.

Secretary/Assistant Secretary	Chairman/Vice Chairman

SECTION IV

RESOLUTION 2022-41

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT DECLARING SPECIAL ASSESSMENTS; DESIGNATING THE NATURE AND LOCATION OF THE PROPOSED IMPROVEMENTS; DECLARING THE TOTAL ESTIMATED COST OF THE IMPROVEMENTS, THE PORTION TO BE PAID BY ASSESSMENTS, AND THE MANNER AND TIMING IN WHICH THE ASSESSMENTS ARE TO BE PAID; DESIGNATING THE LANDS UPON WHICH THE ASSESSMENTS SHALL BE LEVIED; PROVIDING FOR AN ASSESSMENT PLAT AND A PRELIMINARY ASSESSMENT ROLL; ADDRESSING THE SETTING OF PUBLIC HEARINGS; PROVIDING FOR PUBLICATION OF THIS RESOLUTION; AND ADDRESSING CONFLICTS, SEVERABILITY AND AN EFFECTIVE DATE.

WHEREAS, the Peace Creek Community Development District (the “District”) was established by ordinance adopted by the Board of County Commissioners of Polk County, Florida, and is a local unit of special-purpose government organized and existing under and pursuant to Chapter 190, Florida Statutes, as amended, located entirely within the City of Winter Haven, Florida; and

WHEREAS, the Board of City Commissioners of the City of Winter Haven, Florida adopted Ordinance No. O-22-36, effective June 13, 2022 (the “Expansion Ordinance”), amending and supplementing Ordinance No. O-22-15, effective February 28, 2022 (“Establishing Ordinance” and together with the Expansion Ordinance, the “Ordinance”), amending the external boundaries of the District to include an additional 14.50 acres of land, more or less (the “Expansion Parcel”); and

WHEREAS, the District is authorized by Chapter 190, Florida Statutes, to finance, fund, plan, establish, acquire, install, equip, operate, extend, or construct certain improvements, including but not limited to transportation facilities, utility facilities, recreational facilities, and other infrastructure projects, and services necessitated by the development of, and serving lands within, the District; and

WHEREAS, the Board of Supervisors (“Board”) of the District previously determined to undertake, install, plan, establish, construct or reconstruct, enlarge or extend, equip, acquire, operate, and/or maintain the infrastructure improvements described in the Peace Creek Community Development District Amended and Restated Engineer’s Report of Capital Improvements, dated March 29, 2022 and attached hereto as Exhibit A and incorporated herein by reference, which includes the scope and cost of public improvements necessary to serve the Expansion Parcel (“CIP” and the improvements described therein, the “Improvements”); and

WHEREAS, it is in the best interest of the District to pay all or a portion of the cost of the Improvements by special assessments pursuant to Chapters 170, 190 and 197, Florida Statutes (the “Assessments”); and

WHEREAS, the District is empowered by Chapters 170, 190, and 197, Florida Statutes, to finance, fund, plan, establish, acquire, construct or reconstruct, enlarge or extend, equip, operate, and maintain the Improvements and to impose, levy and collect the Assessments; and

WHEREAS, this Resolution shall serve as the “resolution required to declare special assessments” contemplated by Section 170.03, Florida Statutes, for the assessment lien(s) levied against the property as described in Exhibits A and B that secure the Assessments.

WHEREAS, as set forth in the Amended and Restated Master Assessment Methodology for Peace Creek Community Development District, dated April 26, 2022 (the “Assessment Methodology”), attached hereto as Exhibit B and incorporated herein by reference and on file at the office of the District Manager, c/o Governmental Management Services – Central Florida LLC, 219 E. Livingston Street, Orlando, Florida 32801 (the “District Records Office”), the District hereby finds and determines that:

benefits from the Project will accrue to the property improved,
the amount of those benefits will exceed the amount of the Assessments, and
the Assessments are fairly and reasonably allocated.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT:

AUTHORITY FOR THIS RESOLUTION; INCORPORATION OF RECITALS. This Resolution is adopted pursuant to the provisions of Florida law, including without limitation Chapters 170, 190, and 197, Florida Statutes. The recitals stated above are incorporated herein and are adopted by the Board as true and correct statements.
DECLARATION OF ASSESSMENTS. The Board hereby declares that it has determined to undertake all or a portion of the Improvements and to defray all or a portion of the cost thereof by the Assessments and is as set forth in the Assessment Report attached as Exhibit B.
DESIGNATING THE NATURE AND LOCATION OF IMPROVEMENTS. The nature and general location of, and plans and specifications for, the Improvements are described in Exhibit A and as set forth in the CIP, which is on file at the District Records Office. Exhibit B is also on file and available for public inspection at the same location.
DECLARING THE TOTAL ESTIMATED COST OF THE IMPROVEMENTS, THE PORTION TO BE PAID BY ASSESSMENTS, AND THE MANNER AND TIMING IN WHICH THE ASSESSMENTS ARE TO BE PAID.

The total estimated construction cost of the Improvements is $21,999,091 (“Estimated Cost” and for the Expansion Parcel, the estimated cost is $3,243,591).

The Assessments will defray approximately $28,000,000, which is the anticipated maximum par value of any bonds and which includes all or a portion of the Estimated Cost, as well as other financing-related costs, capitalized interest, and a debt service reserve as set forth in Exhibit B.

The manner in which the Assessments shall be apportioned and paid is set forth in the Assessment Report attached as Exhibit B, as may be modified by supplemental assessment resolutions. Commencing with the years in which the Assessments are certified for collection, the Assessments shall each be paid in not more than thirty (30) annual installments. The Assessments may be payable at the same time and in the same manner as are ad valorem taxes and collected pursuant to Chapter 197, Florida Statutes; provided, however, that in the event the uniform non-ad valorem assessment method of collecting the Assessments is not available to the District in any year, or if determined by the District to be in its best interest, the Assessments may be collected as is otherwise permitted by law, including but not limited to by direct bill. The decision to collect Assessments by any particular method – e.g., on the tax roll or by direct bill – does not mean that such method

will be used to collect Assessments in future years, and the District reserves the right in its sole discretion to select collection methods in any given year, regardless of past practices.

DESIGNATING THE LANDS UPON WHICH THE ASSESSMENTS SHALL BE LEVIED. The Assessments shall be levied, within the District, on all lots and lands adjoining and contiguous or bounding and abutting upon such Improvements or specially benefitted thereby and further designated by the assessment plat hereinafter provided for.

ASSESSMENT PLAT. Pursuant to Section 170.04, Florida Statutes, there is on file, at the District Records Office, an assessment plat showing the area to be assessed, with certain plans and specifications describing the Improvements and the estimated cost of the Improvements, all of which are open to inspection by the public.

PRELIMINARY ASSESSMENT ROLL. Pursuant to Section 170.06, Florida Statutes, the District Manager has caused to be made a preliminary assessment roll, in accordance with the method of assessment described in Exhibit B hereto, which shows the lots and lands assessed, the amount of benefit to and the maximum assessment against each lot or parcel of land and the number of annual installments into which the assessment may be divided, which assessment roll is hereby adopted and approved as the District’s preliminary assessment roll.

PUBLIC HEARINGS DECLARED; DIRECTION TO PROVIDE NOTICE OF THE HEARINGS. Pursuant to Sections 170.07 and 197.3632(4)(b), Florida Statutes, among other provisions of Florida law, there are hereby declared two (2) public hearings to be held as follows:

NOTICE OF PUBLIC HEARINGS

DATE:
TIME: LOCATION:

Tuesday, August 23, 2022
9:30 a.m.
Lake Alfred Public Library 245 N. Seminole Avenue Lake Alfred, FL 33850

The purpose of the public hearings is to hear comment and objections to the proposed special assessment program for District Improvements as identified in the CIP and the preliminary assessment roll, a copy of which is on file at the District Records Office. Interested parties may appear at that hearing or submit their comments in writing prior to the hearings at the District Records Office.

Notice of said hearings shall be advertised in accordance with Chapters 170 and 197, Florida Statutes, and the District Manager is hereby authorized and directed to place said notice in a newspaper of general circulation within Polk County (by two (2) publications one (1) week apart with the first publication at least twenty (20) days prior to the date of the hearing established herein). The District Manager shall file a publisher’s affidavit with the District Secretary verifying such publication of notice. The District Manager is further authorized and directed to give thirty (30) days written notice by mail of the time and place of the hearing to the owners of all property to be assessed and include in such notice the amount of the assessment for each such property owner, a description of the areas to be improved and notice that information concerning all assessments may be ascertained at the District Records Office. The District Manager shall file proof of such mailing by affidavit with the District Secretary.

PUBLICATION OF RESOLUTION. Pursuant to Section 170.05, Florida Statutes, the District Manager is hereby directed to cause this Resolution to be published twice (once a week for two (2) weeks) in a newspaper of general circulation within Polk County and to provide such other notice as may be required by law or desired in the best interests of the District.

CONFLICTS. All resolutions or parts thereof in conflict herewith are, to the extent of such conflict, superseded and repealed.

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 other section or part of a section of this Resolution is wholly or necessarily dependent upon the section or part of a section so held to be invalid or unconstitutional.

EFFECTIVE DATE. This Resolution shall become effective upon its adoption.

PASSED AND ADOPTED this 28th day of June, 2022.

ATTEST:	PEACE CREEK COMMUNITY
DEVELOPMENT DISTRICT

Secretary / Assistant Secretary	Chairperson, Board of Supervisors

Exhibit A:	Amended and Restated Master Engineer’s Report, dated March 29, 2022
Exhibit B:	Amended and Restated Master Assessment Methodology, dated April 26, 2022

PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT

AMENDED AND RESTATED ENGINEER’S REPORT
OF CAPITAL IMPROVEMENTS

Prepared For

BOARD OF SUPERVISORS PEACE CREEK
COMMUNITY DEVELOPMENT DISTRICT

Prepared by:

Hunter Engineering, Inc.
4900 Dundee Road Winter Haven, FL 33884
863-676-7770

March 29, 2022

Bryan Hunter, P.E.
FL Registration No. 53168 FL CA No. 8394

PEACE CREEK
COMMUNITY DEVELOPMENT DISTRICT

TABLE OF CONTENTS
INTRODUCTION	3
PURPOSE AND SCOPE	5
THE DEVELOPMENT	6
THE CAPITAL IMPROVEMENTS	6
CAPITAL IMPROVEMENT PLAN COMPONENTS	7
Stormwater Management Facilities	7
Public Roadways	8
Water and Wastewater Facilities	8
Off-site Improvements	9
Amenities and Parks	10
Electric and Lighting	10
Entry Features,	10
Miscellaneous	11
PERMITTING	11
RECOMMENDATION	11
REPORT MODIFICATION	12
CONCLUSION	12

LIST OF EXHIBITS

EXHIBIT 1 (Composite)	- Location and District Boundary Maps EXHIBIT 2	- Future Land Use Map
EXHIBIT 3	- Zoning Map
EXHIBIT 4 (Composite)	- Legal Description of Boundary EXHIBIT 5	- Utility Location Map
EXHIBIT 6	- Drainage Map

EXHIBIT 7 (Composite)	- Summary of District Facilities & Summary of Opinion of Probable Costs

ENGINEER’S REPORT
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT

INTRODUCTION

The Peace Creek Community Development District (the “District” or the “CDD”) is generally located on the east side of County Road 653 approximately 2.65 miles south of Eloise Loop Road, within the limits of the City of Winter Haven, Florida (the “City”). The District currently contains approximately 154.05 acres and, as of the date of this report, is moving forward with a boundary amendment to include an additional 17.56 acres, bringing the anticipated District area to a total of 171.61 acres. The District is expected to consist of 553 single-family lots, 120 multi-family townhome lots, recreation & amenity areas, and associated infrastructure.

The CDD was established by City Ordinance No. 0-22-15, which was approved by the City Commission on February 28, 2022, and has authorized the submittal of a boundary amendment petition to the City which will expand the boundary as set forth in the previous paragraph. The District will own and operate the stormwater management facilities as well as the landscape, irrigation, signage, and recreational facilities within the Development. The roadway system will be owned and operated by the District except for offsite roadway improvements which will be owned and operated by Polk County.
Public improvements and facilities financed, acquired, and/or constructed by the District will be designed and constructed to conform to applicable regulatory criteria of the City, Polk County, Florida (the “County”), the Southwest Florida Water Management District (SWFWMD), and other applicable agencies with regulatory jurisdiction over the Development, defined below. Any public improvements or facilities acquired by the District will be at the lesser of cost or fair market value. An estimate of the probable cost of the public improvements is provided in Composite Exhibit 7 of this report.

This Report and the Capital Improvement Plan (as herein defined) included herein, reflect the present intentions of the District and the landowners. It should be noted that the location of proposed facilities and improvements may be adjusted during the final design, permitting, and implementation

phases. It should also be noted that these modifications, if any, are not expected to diminish the benefits received by the developable land within the District. The District reserves the right to make reasonable adjustments to this Report to meet applicable regulatory requirements of agencies with jurisdiction over the Development, while maintaining comparable levels of benefit to the developable lands served by the public improvements.

Implementation of any proposed facilities or public improvements outlined in this Report requires written approval from the District’s Board of Supervisors. Estimated costs outlined in this Report are based on best available information, which includes but is not limited to previous experience with similar projects. Actual costs may differ from the estimates due to a wide variety of factors having the potential to affect construction costs.

All roadways, including sidewalks, as well as the storm drainage collection systems (from the curb inlets to their connection to the Stormwater ponds), landscaping, irrigation, signage, & recreational amenities within the Development will be maintained by the District. Water distribution and wastewater collection systems (gravity lines, force mains, and lift stations), will upon completion, be dedicated to the City for ownership and maintenance. All offsite roadway improvements will be owned and maintained by Polk County.

PURPOSE AND SCOPE

The purpose of this Report is to provide engineering support to fund improvements in the District. This Report will identify the proposed public infrastructure to be constructed or acquired by the District along with an opinion of probable cost.

Contained within this Report is a brief description of the public infrastructure to be constructed or acquired by the District. The District will finance, construct and/or acquire, operate, and maintain specific portions of the proposed public infrastructure. An assessment methodology consultant has been retained by the District, who will develop the assessment and financing methodology to be applied using this Report.

The predominant portion of this Report provides descriptions of the proposed public infrastructure improvements, determination of estimated probable construction costs, and the corresponding benefits associated with the implementation of the described public improvements. We have considered, and in specific instances have relied upon, the information and documentation prepared or supplied by others, and information that may have been provided by public entities, public employees, the landowner, site construction contractors, other engineering professionals, land surveyors, and the District Board of Supervisors, including its staff and consultants.

THE DEVELOPMENT

The Development will consist of 553 single-family lots, 120 multi-family townhome lots, and associated infrastructure (“Development”). The Development is a planned residential community generally located on the east side of County Road 653 approximately 2.65 miles south of Eloise Loop Road, within the limits of the City. The property has Future Land Use designations of RL (Residential Low) and Conservation, and zoning designations of R-3, C-3 & PD (Planned Development). The current construction plans identify 4 phases of project development, however, the current intention of the Developer is to construct the all 3 phases of the single family project at once, with the townhome development to follow. An Opinion of Costs for the development of the entire project is provided in Composite Exhibit 7 of this report.

THE CAPITAL IMPROVEMENTS

The Capital Improvement Plan, (the “CIP”), consists of public infrastructure for all three phases of the Developoment. The primary portions of the CIP will entail stormwater pond construction, roadways built to an "urban" typical section, water and sewer facilities, recreational facilities, off-site roadway improvements (including turn lanes along County Road 653) and off-site utility extensions.

There will also be stormwater structures and conveyance culverts within the CIP which will outfall into the on-site retention ponds. These structures and pond areas comprise the overall stormwater facilities of the CIP. Installation of the water distribution and wastewater collection system will occur as required.

Below ground installation of telecommunications and cable TV will occur, but will not be funded by the
District. The CDD will enter into a lighting agreement with Duke Energy for the street light poles and lighting service. Only the differential cost of undergrounding of wire in the public right-of-way or on District land is included.

As a part of the recreational component of the CIP, an amenity center and other public parks will be constructed within the Development. The public parks and amenity center will be accessed by the proposed public roadways and sidewalks and will be available for use by the general public.

All improvements financed by the District will be on land owned by, or subject to a permanent easement in favor of, the District or another governmental entity.

CAPITAL IMPROVEMENT PLAN COMPONENTS

The Capital Improvement Plan includes the following: Stormwater Management Facilities

Stormwater management facilities consisting of storm conveyance systems and retention ponds are contained within the District boundaries. Stormwater will be conveyed via roadway curb and gutter to storm inlets. Storm culverts convey the runoff into the proposed retention ponds for water quality treatment and attenuation. The proposed stormwater systems will utilize dry retention and wet detention to achieve water quality treatment. The design criteria for the District’s stormwater management systems is regulated by the SWFWMD. There are no known natural surface waters within the Development.

Federal Emergency Management Agency Flood Insurance Rate Map (FEMA FIRM) Panel No. 12105C- 0545H demonstrates that the property is located within Flood Zones X with certain portions along the Peace Creek, the C.R. 653 Right of Way, and other isolated wetlands lying in Zone AE. A relatively small amount of floodplain encroachment and associated compensation has been designed and permitted.

During the construction of stormwater management facilities, utilities and roadway improvements, the
contractor will be required to adhere to a Stormwater Pollution Prevention Plan (SWPPP) as required by Florida Department of Environmental Protection (FDEP) as delegated by the Environmental Protection Agency (EPA). The SWPPP has been prepared to depict for the contractor the proposed locations of required erosion control measures and staked turbidity barriers specifically along the down gradient side of any proposed construction activity. The site contractor will be required to provide the necessary reporting on various forms associated with erosion control, its maintenance and any rainfall events that occur during construction activity.

Public Roadways

The proposed public right of ways within the Development are primarily 50 feet in width with wider sections for the boulevard entrance. The roadways will primarily consist of 22 ft. of asphalt pavement and Miami curb or Type F curb and gutter on each side. The proposed roadway section will consist of stabilized subgrade, lime rock, crushed concrete or cement treated base and asphalt wearing surface. The proposed curb is to be 2’ wide and placed along the edge of the proposed roadway section for purposes of protecting the integrity of the pavement and also to provide stormwater runoff conveyance to the proposed stormwater inlets. All roadways within the District will be open to the general public.

The proposed roadways will also require signing and pavement markings within the public rights-of-way, as well as street signs depicting street name identifications, and addressing, which will be utilized by the residents and the public. As stated above, the District's funding of roadway construction is expected to occur for all public roadways within the Development.

Water and Wastewater Facilities

A potable water system inclusive of water main, gate valves, fire hydrants and appurtenances will be installed for the development. The water service provider will be the City of Winter Haven. The water system will be a "looped" system. These facilities will be installed within the proposed public rights-of- way along C.R. 653 and within the District. This water will provide the potable (domestic) and fire protection services which will serve the lands within the District. In order to reach and serve the project,

offsite utility extensions are necessary, bringing lines from the north down CR 653 and looping them back again to the north via an existing easement which will be dedicated for public purposes.

A domestic wastewater collection system inclusive of gravity sanitary sewer mains and sewer laterals will be installed. The wastewater service provider will be the City of Winter Haven. The gravity sanitary sewer mains will be 8" diameter PVC. The gravity sanitary sewer lines will be placed primarily inside of the proposed public rights-of-way, under the proposed paved roadways. Branching off from these sewer lines will be laterals to serve the individual lots. This proposed gravity sewer system will connect to one of two proposed public lift stations within the Development, both of which will be City owned and maintained.

Reclaimed water is not proposed for this project. For the irrigation of the public right of ways and common areas, either an irrigation well will be funded and constructed by the District, or irrigation water service will be provided as part of the domestic water system design. Any water, sewer, or reclaimed water pipes or facilities placed on private property will not be publicly funded.

Off-Site Improvements

The District will provide funding for the anticipated turn lanes at the Developments entrances on C.R. 653 as well as offsite extensions for water and wastewater utilities to serve the project. At this time, there are no finalized impact fee credits or other cost-share agreements associated with the aforementioned off-site improvements; however, the developer is currently in negotiation with the City on a Developers Agreement to address cost-sharing. Should this Developers Agreement be finalized, this Report may be amended accordingly.

The site construction activities associated with the CIP are anticipated for completion in early 2023. Upon completion of the improvements, inspections will occur and certifications will be obtained from the SWFWMD, the Polk County Health Department (water distribution system), Florida Department of Environmental Protection (FDEP) (wastewater collection) and the City/County.

Amenities and Parks

The District will provide funding for a primary amenity center to include parking areas, a clubhouse with restroom facilities, pool, and a tot lot. A secondary amenity area will also be provided which includes parking areas, a recreational pavilion, open space and walking trails. All paths, parks, etc. discussed in this paragraph are available to the general public.
Electric and Lighting

The electric distribution system serving the Development is currently planned to be underground. The District presently intends to fund the cost of the electric conduit, transformer/cabinet pads, and electric manholes required by the District. The District shall fund only the difference in cost from overhead versus underground. Electric facilities funded by the District will be owned and maintained by the District, with Duke Energy providing underground electrical service to the Development. The CDD presently intends to purchase, install, and maintain the street lighting along the internal roadways within the CDD or enter into a Lighting Agreement with Duke Energy for operation and maintenance of the street light poles and lighting service to the District. Only the differential cost of undergrounding of wire in public right-of-way on District land is included.

Entry Feature, Landscaping, and Irrigation

Landscaping, irrigation, and entry features will be provided by the District. It is anticipated, though not confirmed at this time, that the irrigation system will use an irrigation well. The well and irrigation water mains to the various phases of the Development will be constructed or acquired by the CDD with District funds and operated and maintained by the CDD. Landscaping where provided will consist of sod, shrubs, ground cover and trees for certain common areas within the Development. These items will be funded, owned and maintained by the CDD.
Miscellaneous

The stormwater improvements, landscaping and irrigation, recreational improvements, the differential cost of undergrounding electrical lines, and certain permits and professional fees as described in this

report, are being financed by the District with the intention for benefiting all of the developable real property within the District. The construction and maintenance of the proposed public improvements will benefit the Development for the intended use as a single-family planned development.

PERMITTING

Construction permits for the Development are required and include the SWFWMD Environmental Resource Permit (ERP), Polk County Health Department, Florida Department of Environmental Protection (FDEP), Army Corps of Engineer Permit (ACOE), and City Construction Plan Approval. The following is a summary of required permits obtained and pending for the construction of the public infrastructure improvements for the District:

Permits / Approvals	Approval / Expected Date	
Zoning Approval	Approved	
Preliminary Plat	Approved	
SWFWMD ERP	Approved	
City Construction Plan Approval	Approved	
Polk County Health Department Water	Approved	
FDEP Sewer	Approved	
FDEP NOI	Approved	
ACOE	Not Applicable	

RECOMMENDATION

As previously described within this Report, the public infrastructure as described is necessary for the development and functional operation as required by the City. The site planning, engineering design and construction plans for the infrastructure are in accordance with the applicable requirements of the City, County, the SWFWMD, and other applicable agencies. It should be noted that the public infrastructure will provide its intended use and function so long as the construction and installation is in substantial conformance with the design construction plans and regulatory permits.

Items utilized in the Opinion of Probable Costs for this Report are based upon proposed planned

infrastructure as shown on construction drawings incorporating the required specifications found in the most current City, County & SWFWMD regulations.

REPORT MODIFICATION

During development and implementation of the public infrastructure improvements as described herein for the District, it may be necessary to make modifications and/or deviations for the plans. However, if such deviations and/or revisions do not change the overall primary objective of the plan for such improvements, then the costs differences would not materially affect the proposed cost estimates.

CONCLUSION

It is our professional opinion that the public infrastructure costs for the CIP provided in this Report are reasonable to complete the construction of the public infrastructure improvements. Furthermore, the public infrastructure improvements will benefit and add value to lands within the District at least equal to the costs of such improvements.

The Opinion of Probable Costs of the public infrastructure improvements is only an estimate and is not a guaranteed maximum price. The estimated costs are based upon unit prices currently experienced on an ongoing and similar basis for work in the area. However, labor market, future costs of equipment, materials, changes to the regulatory permitting agencies activities, and the actual construction processes employed by the chosen site contractor are beyond the engineer’s control. Due to this inherent opportunity for changes (upward or downward) in the construction costs, the total, final construction cost may be more or less than this estimate.

Based upon the presumption that the CIP construction continues in a timely manner, it is our professional opinion that the proposed public infrastructure improvements when constructed and built in substantial conformance with the approved plans and specifications, can be completed and used for their intended function. Be advised that we have utilized historical costs and direct unit costs from site

contractors and consultants in the area, which we believe to be necessary in order to facilitate accuracy associated with the Opinion of Probable Costs. Based upon the information above, it is our professional opinion that the proposed CIP can be completed at the cost as stated.

N

NO SCALE

DISTRICT BOUNDARY

DISTRICT BOUNDARY

DISTRICT BOUNDARY

DISTRICT BOUNDARY PEACE CREEK

Prepared By

 HUNTER ENGINEERING, INC.

LEGEND
COMMUNITY DEVELOPMENT DISTRICT BOUNDARY

Date: March 24, 2022

N

NO SCALE

DISTRICT BOUNDARY

1

PARCEL ID:
262925000000022020

DISTRICT BOUNDARY

5	2	3

4
PARCEL ID:
272931000000033010

PARCEL ID:
262936000000013020

PARCEL ID:
262936000000013010

PARCEL ID:
262936000000011010

DISTRICT PARCEL IDs
1. 262925-000000-022020
2. 262936-000000-013010
3. 262936-000000-011010
4. 272931-000000-033010
5. 262936-000000-013020

DISTRICT BOUNDARY

LOCATION MAP PEACE CREEK

Prepared By

 HUNTER ENGINEERING, INC.

PARCEL ID:

LEGEND
COMMUNITY DEVELOPMENT DISTRICT BOUNDARY

Date: March 24, 2022

262936000000011020 PARCEL ID NUMBER

RESIDENTIAL ESTATE (CITY)

N

RESIDENTIAL LOW (CITY)

A/RRX
(COUNTY)

NO SCALE

A/RRX
(COUNTY)

DISTRICT BOUNDARY

INSTITUTIONAL (CITY)

RESIDENTIAL LOW (CITY)

CONSERVATION (CITY)

A/RRX
(COUNTY)

DISTRICT BOUNDARY

RESIDENTIAL LOW (CITY)

RESIDENTIAL LOW

A/RRX
(COUNTY)

INST-2X (CITY)

DISTRICT BOUNDARY

A/RRX
(COUNTY)

FUTURE LAND USE MAP

PEACE CREEK COMMUNITY DEVELOPMENT

Prepared By

 HUNTER ENGINEERING, INC.
Certificate of Authorization #8394

Date: March 24, 2022

R-2 (CITY)

R-2 (CITY)
N

A/RRX
(COUNTY)

NO SCALE

DISTRICT BOUNDARY

A/RRX
(COUNTY)

PI
(CITY)

(CITY)

CN
(CITY)

R-2
(CITY)

DISTRICT BOUNDARY

C-3 (CITY)

R-3 (CITY)

(CITY)	(CITY)

A/RRX
(COUNTY)

INST-2X (CITY)

DISTRICT BOUNDARY

A/RRX
(COUNTY)

ZONING MAP

PEACE CREEK COMMUNITY DEVELOPMENT

Prepared By

 HUNTER ENGINEERING, INC.
Certificate of Authorization #8394

Date: March 24, 2022

S:\ACTIVE\CENTERSTATE DEVELOPMENT\B&B RANCH\PEACE CREEK CDD EXHIBITS-03-17-2022.dwg,3/17/2022 1:25 PM, Ken Thompson

S:\ACTIVE\CENTERSTATE DEVELOPMENT\B&B RANCH\PEACE CREEK CDD EXHIBITS-03-17-2022.dwg,3/17/2022 1:25 PM, Ken Thompson

 	

	

	

	

	

	

	

	

	

	

	

	

	

	

	

	

	

	

	

S:\ACTIVE\CENTERSTATE DEVELOPMENT\B&B RANCH\PEACE CREEK CDD EXHIBIT FOUR-03-17-2022.dwg,3/17/2022 2:18 PM, Ken Thompson

S:\ACTIVE\CENTERSTATE DEVELOPMENT\B&B RANCH\PEACE CREEK CDD EXHIBITS-03-17-2022.dwg,3/17/2022 1:24 PM, Ken Thompson

12" WATER MAIN TO BE EXTENDED TO PROJECT

10" FORCE MAIN TO BE EXTENDED TO PROJECT

N

NO SCALE

DISTRICT BOUNDARY

DISTRICT BOUNDARY

DISTRICT BOUNDARY

UTILITY LOCATION PEACE CREEK
COMMUNITY DEVELOPMENT

Prepared By

 HUNTER ENGINEERING, INC.
Certificate of Authorization #8394

LEGEND
PROPOSED WATER MAIN PROPOSED FORCE MAIN

Date: March 24, 2022

DISTRICT

4900 Dundee Road Winter Haven, FL 33884

Telephone: 863-676-7770
Facsimile: 863-965-0181

Exhibit 5

DRAINAGE MAP

Prepared By

PEACE CREEK COMMUNITY DEVELOPMENT
DISTRICT

 HUNTER ENGINEERING, INC.
Certificate of Authorization #8394

LEGEND
FLOW DIRECTION DRAINAGE BASIN

Date: March 24, 2022

4900 Dundee Road Winter Haven, FL 33884

Telephone: 863-676-7770
Facsimile: 863-965-0181

Exhibit 6

N

NO SCALE

DISTRICT BOUNDARY

DISTRICT BOUNDARY

DISTRICT BOUNDARY

Composite Exhibit 7
Peace Creek Community Development District
Summary of Proposed District Facilities

District Infrastructure	Construction	Ownership	Capital Financing (1)	Operation & Maintenance	
Offsite Improvements	
District	County (Roadways)
City of Winter Haven (Utilities)	
District Bonds	County (Roadways)
City of Winter Haven (Utilities)	
Stormwater Facilities	District	District	District Bonds	District	
Water, Sewer, Reclaimed Water, Lift Stations	District	City of Winter Haven	District Bonds	City of Winter Haven	
Street Lighting / Conduit (2)	District (2)	Duke Energy	District Bonds (2)	Duke Energy	
Roadways & Parking Areas	District	District	District Bonds	District	
Entry Feature & Signage	District	District	District Bonds	District	
Parks & Recreational Facilities	District	District	District Bonds	District	

Notes:

Costs not funded by bonds will be funded by the developer.

The District shall enter into a lease with Duke Energy for the installation, maintenance and use of the street lighting within the Development. However, the underground
conduit for the electrial lines will be installed by the District and the District will fund the differential cost of undergrounding the electrical lines, which includes the conduit.

Composite Exhibit 7
Peace Creek Community Development District
Summary of Probable Costs

Infrastructure (1)(9)	Phase 1, 2, & 3 Single Family	Townhomes	Total	
	553 Lots (10, 11, 12, 13)	120 Lots	553 SF & 120 TH Lots	
	2022 - 2023	2022 - 2023	2022 - 2023	
Offsite Improvements (6)	$1,939,000	$133,661	$2,072,661	
Stormwater Management (2)(3)(5)(6)	$4,147,500	$771,176	$4,918,676	
Utilities (Water, Sewer, Reclaim, & Street Lighting) (5)(6)(8)	$4,700,500	$1,207,694	$5,908,194	
Roadway (4)(5)(6)	$2,765,000	$540,461	$3,305,461	
Entry Feature (6)(7)	$1,106,000	$0	$1,106,000	
Parks & Recreational Facilities (6)	$1,000,000	$50,000	$1,050,000	
Contingency (20%)	$3,097,500	$540,598	$3,638,098	
Totals	$18,755,500	$3,243,591	$21,999,091

1.

2.

3.
4.
5.
6.
7.

8.

9.
10.
11.
12.
13.

Notes:
Infrastructure consists of offsite improvements, public roadway improvements, stormwater management facilities, master sanitary sewer lift station and utilities, entry feature, landscaping and signage, and parks and recreational facilities.
Excludes grading of each lot for initial pad construction and lot finishing in conjunction with home construction, both of which will be provided by developer or homebuilder. The cost of transporting any fill to the private lots will not be financed by the District.
Includes stormwater pond excavation. Costs do not include transportation to or placement of fill on private property. Includes sub-grade, base, asphalt paving, curbing, and civil/site engineering.
Includes subdivision infrastructure and civil/site engineering. Estimates are based on 2021 cost.
Includes entry features, signage, hardscape, landscape, irrigation and fencing.
CDD will enter into a Lighting Agreement with the Local Electric Utility Provider for the street light poles and lighting service. Only the differential cost of undergrounding of wire in public right-of-way and on District land is included.
Estimates based on Master Infrastructure to support development of 553 lots. 94 – 50 foot wide lots and 101 - 40 foot wide lots
79 – 50 foot wide lots and 84 - 40 foot wide lots
94 – 50 foot wide lots and 101 - 40 foot wide lots
Single Family Portion of Project proposes 267– 50 foot wide lots, and 286 – 40 foot wide lots.

AMENDED AND RESTATED MASTER ASSESSMENT METHODOLOGY

FOR

PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT

Date: April 26, 2022

Prepared by

Governmental Management Services - Central Florida, LLC 219 E. Livingston St.
Orlando, FL 32801

Table of Contents
Introduction	3
Purpose	3
Background	3
Special Benefits and General Benefits	4
Requirements of a Valid Assessment Methodology	4
Special Benefits Exceed the Costs Allocated	5
Assessment Methodology	5
Overview	5
Allocation of Debt	6
Allocation of Benefit	6
Lienability Test: Special and Peculiar Benefit to the Property	6
Lienability Test: Reasonable and Fair Apportionment of the Duty to Pay Non-Ad Valorem Assessments	7
3.0 True-Up Mechanism	8
4.0 Assessment Roll	8
5.0 Appendix	9
Table 1: Development Program	9
Table 2: Capital Improvement Cost Estimates	10
Table 3: Bond Sizing	11
Table 4: Allocation of Improvement Costs	12
Table 5: Allocation of Total Par Debt to Each Product Type	13
Table 6: Par Debt and Annual Assessments	14
Table 7: Preliminary Assessment Roll	15

GMS-CF, LLC does not represent the Peace Creek 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 Peace Creek Community Development District with financial advisory services or offer investment advice in any form.

Introduction

The Peace Creek Community Development District (the "District") is a local unit of special-purpose government organized and existing under 01.apter 190, Florida Statutes as amended. The District anticipates the issuance at this time of not to exceed $28,000,000 of tax-exempt bonds in one or more series (the "Bonds") for the purpose of financing certain infrastructure improvements ("Capital Improvement Plan") within the District more specifically described in the Amended and Restated Engineer's Report Composite Exhibit 9, dated April 14, 2022 prepared by Hunter Engineering Inc. as may be amended and supplemented from time to time (the "Engineer's Report"). The District anticipates the construction of all or a portion of the Capital Improvements or Capital Improvement Plan ("Capital Improvements") that benefit property owners within the District.

Purpose

This Master Assessment Methodology (the "Assessment Report") provides for an assessment methodology that allocates the debt to be incurred by the District to benefiting properties within the District. This Assessment Report allocates the debt to properties based on the special benefits each receives from the Capital Improvements. This Assessment Report will be supplemented with one or more supplemental methodology reports to reflect the actual terms and conditions at the time of the issuance of each series of Bonds issued to finance all or a portion of the Capital Improvements. This Assessment Report is designed to conform to the requirements of Chapters 190 and 170, Florida Statutes, with respect to special assessments and is consistent with our understanding of case law on this subject.

The District intends to levy, impose and collect non ad valorem special assessments ("Special Assessments") on the benefited lands within the District securing repayment of the Bonds based on this Assessment Report. It is anticipated that ultimately an·of the proposed Special Assessments will be collected through the Uniform Method of Collection described in Section 197.3632, Florida Statutes or any other legal means available to the District. It is not the intent of this Assessment Report to address any other assessments, if applicable, that may be levied by the District including those for maintenance and operation of the Bonds, a homeowner's association, or any other unit of government.

Background

The District currently includes approximately 168.55 gross acres within Winter Haven, Florida. The development program for the District currently envisions approximately 673 residential units. The proposed development program is depicted in Table 1. It is recognized that such development plan may change, and this Assessment Report will be modified or supplemented accordingly.

The Capital Improvements contemplated by the District in the Capital Improvement Plan will provide facilities that benefit certain property within the District. Specifically, the District will construct and/ or acquire certain offsite improvements, stormwater

management facilities, utility facilities, roadways, entry features, and park and amenity features. The acquisition and construction costs are summarized in Table 2.

The assessment methodology is a four-step process.

The District Engineer must first determine the public infrastructure improvements that may be provided by the District and the costs to implement the Capital Improvements.
The District Engineer determines the benefit derived from the District's Capital Improvements.
A calculation is made to determine the funding amounts necessary to acquire and/ or construct the Capital Improvements.
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 the benefited properties based on the number and type of platted units.

Special Benefits and General Benefits

Capital Improvements undertaken by the District create special and peculiar benefits to the property, different in kind and degree, for properties within its borders as well as general benefits to the public at large. However, as discussed within this Assessment Report, these general benefits are incidental in nature and are readily distinguishable from the special and peculiar benefits, which accrue to property within the District The implementation of the Capital Improvement Plan enables properties within the boundaries of the District to be developed. Without the District's Capital Improvement Plan, there would be no infrastructure to support development of land within the District. Without these improvements, development of the property within District would be prohibited by law.

The general public and property owners outside of the District may benefit from the provision of the Capital Improvements. However, any such benefit will be incidental for the purpose of the Capital Improvement Plan, which is designed solely to meet the needs of property within the District. Properties outside of the District boundaries do not depend upon the District's Capital Improvements. The property owners within the District are therefore receiving special benefits not received by the general public and those outside of the District's boundaries.

Requirements of a Valid Assessment Methodology

There are two requirements under Florida law for a valid special assessment:

The properties must receive a special benefit from the Capital Improvements being paid for.

The assessments must be fairly and reasonably allocated or apportioned 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.

Special Benefits Will Equal or Exceed the Costs Allocated

The special benefits provided to the property within the District will be equal to or greater than the costs associated with providing these benefits. The District Engineer estimates that the District's Capital Improvement Plan that is necessary to support full development of property within the District will cost approximately $21,999,091. The District's Underwriter projects that financing costs required to fund the Capital Improvement Plan costs, the cost of issuance of the Bonds, the funding of a debt service reserve account and capitalized interest, will be approximately $28,000,000. Without the Capital Improvement Plan, the property within the District would not be able to be developed and occupied by future residents of the community.

Assessment Methodology

Overview

The District anticipates issuing approximately $28,000,000 in Bonds in one or more series to fund the District's entire Capital Improvement Plan, provide for capitalized interest, one or more debt service reserve accounts and pay cost of issuance. It is the purpose of this Assessment Report to allocate the $28,000,000 in debt to the properties within the District benefiting from the Capital Improvement Plan. This Assessment Report will be supplemented to reflect actual bond terms.

Table 1 identifies the land uses and lot sizes in the development as identified by the Developer within the District. The District has commissioned an Engineer's Report that includes estimated construction costs for the Capital Improvements needed to support the development; these construction costs are outlined in Table 2. The Capital Improvements needed to support the development are described in detail in the Engineer's Report and are estimated to cost $21,999,091. Based on the estimated costs, the size of the Bond issues under current market conditions needed to generate funds
to pay for the Capital Improvements and related costs was determined by the District's
Underwriter to total approximately $28,000,000. Table 3 shows the breakdown of the Bond sizing.

Allocation of Debt

Allocation of debt is a continuous process until the development plan for the District are completed. Until the platting process occurs, the Capital Improvements funded by District Bonds benefits all acres within the District.

The initial assessments will be levied on an equal basis to all gross acreage within the District. A fair and reasonable methodology allocates the debt incurred by the District proportionately to the properties receiving the special benefits. At this point all of the lands within the District are benefiting from the Capital 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 Special Assessments will be levied to the Assigned Properties based on the benefits they receive, on a first platted, first assigned basis. The "Unassigned Properties" defined as property that has not been 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 allocated to the assigned properties within the District, which are the beneficiaries of the Capital Improvement Plan, as depicted in Table 5 and 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 Capital Improvement Plan consists of offsite improvements, stormwater management facilities, utility facilities, roadways, entry features, and park and amenity features and professional fees along with related incidental costs. There are three product types within the planned development. The 40' single-family home has been set as the base unit and has been assigned one equivalent residential unit ("ERU"). Table 4 shows the allocation of benefit to the particular product types. It is important to note that the benefit derived from the Capital Improvements on a particular unit will exceed the cost that the unit will be paying for such benefits.

Lienability Test: Special and Peculiar Benefit to the Property

Construction and/ or acquisition by the District of its proposed Capital Improvements will provide several types of systems, facilities and services for its residents. These include offsite improvements, stormwater management facilities, utility facilities,

roadways, entry features, and park and amenity features. The benefit from the Capital Improvements accrue in differing amounts and are somewhat dependent on the product type receiving the special benefits peculiar to that property type, which flow from the logical relationship of the Capital Improvements to the assigned properties.

Once these determinations are made, they are reviewed in the light of the special benefits peculiar to the property, which flow to the properties as a result of their logical connection from the Capital Improvements actually provided.

For the provision of the Capital Improvement Plan, the special and peculiar benefits are:

the added use of the property,
added enjoyment of the property, and
the 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 Special Assessment levied for the Improvement as allocated.

Lienability 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 described in the Capital Improvement Plan is delineated in Table 5 (expressed as Allocation of Par Debt per Product Type). This is also shown on Table 7 depicting Allocation of Par Debt per Product Type.

The determination has been made that the duty to pay the 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 property within the District according to reasonable estimates of the special and peculiar benefits provided consistent with the product type of assignable properties.

Accordingly, no acre or parcel of property within the boundaries of the District will have a lien for the payment of any Special Assessment more than the determined special benefit particular to that property and therefore, the debt allocation will not be increased more than the debt allocation set forth in this Assessment Report.

In accordance with the benefit allocation suggested for the product types in Table 4, a total debt per unit and the Special Assessment per unit have been calculated for each product type (Table 6). These amounts represent the preliminary anticipated per unit

debt allocation assuming all anticipated assigned properties are built and sold as planned, and the entire proposed Capital Improvement Plan is constructed.

3.0	True Up Mechanism

Although the District does not process plats, declaration of condominiums, site plans or revisions thereto, 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 approved, the District must allocate a portion of its debt to the property according to this Assessment Report outlined herein ("Assigned Property"). In addition, the District must also prevent any buildup of debt on property or land that could be fully conveyed and/or platted without all of the debt being allocated ("Unassigned Property"). To preclude this, when platting for 25%, 50%, 75% and 100% of the units planned for platting has occurred within the District, the District will determine the amount of anticipated Special Assessment revenue that remains on the Unassigned Properties, taking into account the full development plan of the District. If the total anticipated Special Assessment revenue to be generated from the Assigned and Unassigned Properties is greater than or equal to the maximum annual debt service then no debt reduction or true-up payment is required. In the case that the revenue generated is less then the required amount then a debt reduction or true-up payment by the landowner in the amount necessary to reduce the par amount of the outstanding Bonds plus accrued interest to a level that will be supported by the new net annual debt service assessments will be required.

If a 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 interest payment date.

4.0	Assessment Roll

The District will initially distribute the Special Assessments across the property within the District boundaries on a gross acreage basis. As Assigned Properties become known with certainty, the District will refine its allocation of debt from a per acre basis to a per unit basis as shown in Table 6. If the land use plan or product type changes, then the District will update Table 6 to reflect the changes as part of the foregoing true­ up process. As a result, the assessment liens are not finalized with certainty on any acre of land in the District prior to the time final Assigned Properties become known. The preliminary assessment roll is attached as Table 7.

9

TABLE 1
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT DEVELOPMENT PROGRAM
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

Land Use*	Total 	ERUs per Unit (1)	Total ERUs	
Townhomes	120	0.75	90	
Single Family- 40'	286	1	286	
Single Family- 50'	267	1.20	320.4	
Total Units	673		696	

(1) Benefit is allocated on an ERU basis; based on density of planned development TH at .75 ERU, 40' lot at 1 ERU, and 50' lot at 1.2 ERU

* Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

10

TABLE 2
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT CAPITAL IMPROVEMENT PLAN COST ESTIMATES
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

Capital Improvement Plan ("CIP") (1)	Total Cost Estimate	
Offsite Improvements	$	2,072,661	
Stormwater Management	$	4,918,676	
Utilities (Water, Sewer, Reclaim & Street Lighting	$	5,908,194	
Roadway	$	3,305,461	
Entry Feature	$	1,106,000	
Parks and Amenities	$	1,050,000	
Contingencies	$	3,638,098	
	$	21,999,091	

(1) A detailed description of these improvements is provided in the Amended and Restated Engineer's Report dated April 14, 2022.

Prepared by: Governmental Management Services - Central Florida, LLC

TABLE 3
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT BOND SIZING
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

 Bond Sizi111	
 Description		Total	

Construction Funds Debt Service Reserve Capitalized Interest Underwriters Discount Cost of Issuance Contingency

Par Amount*

$	21,999,091
$	2,034,170
$	2,940,000
$	560,000
$	220,000
$	246,739

$	28,000,000

11

Bond Assumptions:

Average Coupon Amortization Capitalized Interest Debt Service Reserve Underwriters Discount

6.00%
30 years
21 months Max Annual
2%

* Par amount is subject to change based on the actual terms at the: Prepared by: Governmental Management Services - Central Florida,

12

TABLE 4
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF IMPROVEMENT COSTS
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

Land Use	
No. of Units*	
ERU Factor	
Total ERUs	% of Total
ERUs	Total Improvements	Improvement Costs
 Costs Per Product Type		Per Unit	
Townhomes	120	0.75	90	12.92%	$	2,843,076	$	23,692	
Single Family- 40'	286	1	286	41.07%	$	9,034,664	$	31,590	
Single Family- 50'		267	1.2	320.4	46.01%	$	10,121,351  $	37,908	
673	696	$	21,999,091	

Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

13

TABLE 5
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT ALLOCATION OF TOTAL PAR DEBT TO EACH PRODUCT TYPE
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

Total Improvements Costs Per Product	Allocation of Par Debt Per Product	
Land Use	No. of Units* 	Type		Type	Par Per Unit	
Townhomes	120	$	2,843,076	$	3,618,610	$	30,155	
Single Family- 40'	286	$	9,034,664	$	11,499,138	$	40,207	
Single Family- 50'	267	$	10,121,351	$	12,882,251	$	48,248	

	673	$	 21,999,091	$	 28,000,000	

Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

14

TABLE 6
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT
PAR DEBT AND ANNUAL ASSESSMENTS FOR EACH PRODUCT TYPE AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

	Net Annual	Gross AnnuaI	
Allocation of Par		Maximum	Debt	Debt	
Debt Per Product	Total Par Debt	Annual Debt	Assessment	Assessment	

	-		
Townhomes	120	$	3,618,610	$	30,155  $	262,888  $		2,191  $	2,356	
Single Family - 40'	286	$	11,499,138	$	40,207  $	835,400	$		2,921  $	3,141	
Single Family - 50'			267		$	12,882,251	$		48,248	$		935,882  $		3,505	$	3,769	

Land Use	No. of Units *	 Type	Per Unit	Service	Per Unit	 Per Unit (1) 

	553	$	 28,000,000	$	2,034,170	

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill

Unit mix is subject to change based on marketing and other factors

Prepared by: Governmental Management Services - Central Florida, LLC

15

TABLE 7
PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT PRELIMINARY ASSESSMENT ROLL
AMENDED AND RESTATEDMASTER ASSESSMENT METHODOLOGY

	

Owner	Property ID #'s	

Acres	Total Par Debt Allocation Per
Acre	
Total Par Debt Allocated	Net Annual Debt Assessment
Allocation	Gross Annual Debt Assessment
Allocation (1)		
Lennar Homes		See Attached Legal	168.55	$	166,123	$	28,000,000	$	2,034,170	$	2,187,280		
	Totals		168.55		$	28,000,000	$	2,034,170	$	2,187,280		

Annual Assessment Periods Projected Bond Rate (%) Maximum Annual Debt Service

30
6.00%
$2,034,170

(1) This amount includes estimated collection fees and early payment discounts when collected on the Polk County Tax Bill Prepared by: Governmental Management Services - Central Florida, LLC

LEGAL DESCRIPTION AND SKETCH NOT A BOUNDARY SURVEY SHEET3OF4
COMPOSITE EXHIBIT4
LEGAL DESCRIPTION: I/VEST PHASE
THAT PART OF THE SOUTHEAST 1/4 OF SECnON 25, TOWNSHIP 29 SOUTH, RANGE 26 EAST AND THAT PART OF THE NORTHEAST 1/4 OF SECnON 36, TOWNSHIP 29 SOUTH, RANGE 26 EAST, POLK COUNTY, FLORIDA BEING MOR£ PARnCUJ.ARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF THE NORTHWEST 1/4	OF THE SOUTHEAST 1/4 OF SAID SECnON 25; THENCE NORTH 89"18'43" EAST ALONG THE NORTH BOUNDARY THEREOF A DISTANCE OF 69.17 FEET TO THE EAST RIGHT-OF-WAY LINE OF C.R. 653 (RATTLESNAKE ROAD) AS DESCRIBED IN THAT QUIT CLAJM DEED RECORDED IN OFFICIAL RECORDS BOOK 11964, PAGE 890, OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA AND THE PQ{NT  OF  BEGINNING; THENCE CONTINUE NORTH 89'18'43" EAST ALONG THE AFORESAID NORTH BOUNDARY, A DISTANCE OF 1254.75 FEET TO THE NORTHEAST CORNER OF TH£ NORTHWEST 1/4 OF THE SOUTHEAST
1/4 OF SAID SECnON 25; THENCE SOUTH 00•44'53• EAST ALONG THE EAST BOUNDARY THEREOF A DISTANCE OF 1332.63 FEET TO THE SOUTHEAST CORNER OF SAID NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECnON 25; THENCE NORTH 89"21'27" EAST ALONG THE NORTH BOUNDARY OF THE WEST 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECnON 25, A DISTANCE OF
663.70 FEET TO THE EAST BOUNDARY THEREOF; THENCE SOUTH 00'48'35" EAST ALONG SAID EAST BOUNDARY, A DISTANCE OF 62.40 FEET TO THE NON-TANGENT, NON-RAO/Al INTERSECnON WITH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 430.99 FEET; THENCE DEPARnNG SAID EAST BOUNDARY AND SOUTHWESTERLY ALONG THE ARC OF THE AFORESAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 53'24'21" (CHORD = 387.35 FEET, CHORD BEARING = SOUTH 58'04'31" WEST) FOR A DISTANCE OF 401.73 FEET; THENCE DEPARnNG SAID CURVE ALONG A NON-TANGENT, NON-RADIAL LINE, NORTH 70-24'59" WEST A DISTANCE OF 107.64 FEET; THENCE NORTH 49'28'29" WEST A DISTANCE OF 123.71 FEET; THENCE NORTH 84'51'47" WEST A DISTANCE OF 74.58 FEET; THENCE NORTH 66'17'16" WEST A DISTANCE OF 102.70 FEET; THENCE SOUTH 64'49'03" WEST A DISTANCE OF 101.47 FEET; THENCE SOUTH 44•43•44• WEST A DISTANCE OF 254.58 FEET TO THE NON-TANGENT, NON-RADIAL INTERSECnON WITH A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 769.48 FEET; THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF
29'56'51" {CHORD= 397.63 FEET, CHORD.BEARING= SOUTH 03'14'15" WEST) FOR A DISTANCE OF 402.19 FEET; THENCE DEPARnNG SAID CURVE ALONG A NON-TANGENT, NON-RAO/Al LINE, SOUTH 0717'19" EAST A DISTANCE OF 130.22 FEET; THENCE SOUTH 29'04'55" EAST A DISTANCE OF 171.82 FEET; THENCE SOUTH 26'39'14" EAST A DISTANCE OF 153.45 FEET; THENCE SOUTH 36'24'38" EAST A DISTANCE OF J28.48 FEET; THENCE SOUTH 32'50'05" EAST A DISTANCE OF 410.68 FEET TO THE NON-TANGENT, NON-RADIAL INTERSECnON WITH A CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 742.42 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 72'17'01" (CHORD = 875.74 FEET, CHORD BEARING = SOUTH 21'55'40" EAST)
FOR A DISTANCE OF 9J6.63 FEET; THENCE DEPARnNG SAID CURVE ALONG A NON-TANGENT, NON-RADIAL UN£, SOUTH 56'52'16" EAST A DISTANCE OF 36.75 FEET TO THE INTERSECnON WITH THE NORTH RIGHT-OF-WAY OF OLD BARTOW - LAKE WAL£5 ROAD AS DESCRIBED AND SET FORTH IN THAT ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 2995, PACE 1410, OF THE PUBLIC
RECORDS OF POLK COUNTY, FLORIDA; THENCE SOUTH 78'22'56" WEST ALONG SAID RIGHT-OF-WAY LINE, A DISTANCE OF 59.16 FE£T TO THE INTERSECnON WITH THE NORTH RIGHT-OF-WAY OF OLD BARTOW - LAKE WALES ROAD AS DESCRIBED IN THAT QUIT CWM DEED RECORDED IN OFFICIAL RECORDS BOOK 11964, PAGE 890, OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA; THENCE
WESTERLY ALONG SAID NORTH RIGHT-OF-WAY THE FOLLOWING NINE (9) COURSES: 1.) SOUTH 84'1J'o5• WEST, 318.71 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 2020.00 FEET; THENCE 2.) WESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 05'34'42" (CHORD = 196.59, CHORD BEARING = SOUTH 87'00'26" WEST) A DISTANCE OF 196.66 FEET TO THE POINT OF TANGENCY; THENCE J.) SOUTH 89'47'47" WEST. 688.14 FEET TO THE INTERSECnON WITH
THE WEST BOUNDARY OF THE EAST 1/2 OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF THE AFOREMENTIONED SECnON 36, TOWNSHIP 29 SOUTH, RANCE 26 EAST; THENCE 4.) NORTH 00'30'23" WEST ALONG SAID WEST BOUNDARY, AND SAID RIGHT-OF-WAY, A DISTANCE OF 5.00 FEET; THENCE 5.) SOUTH 89'47'47" WEST, 206.91 FEET,· THENCE 6.) SOUTH 89'55'13" WEST, 252.45 FEET TO THE. POINT OF TANGENCY WITH A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 165.00 FEET; THENCE 7.) NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 89'43'48" {CHORD = 232.79 FEET, CHORD BEARING = NORTH. 45'12'53" WEST) FOR A DISTANCE OF 258.40 FE£T TO THE POINT OF TANGENCY; THENCE 8.) NORTH 00'20'59" WEST, 381.06 FEET; THENCE 9.) NORTH 00'14'00" WEST, 221.26 FEET,· THENCE DEPARnNG SAID RIGHT-OF-WAY, NORTH 89'46'36" EAST, 284.48 FEET;
THENCE NORTH 00'01'0J" EAST, 470.00 FEET; THENCE SOUTH 89'46'J6" WEST, 275.06 FEET; THENCE SOUTH 44·47'50• WEST, 14.12 FEET TO AN INTERSECnON WITH THE EAST RIGHT-OF-WAY OF OLD BARTOW - LAKE WALES ROAD AS DESCRIBED IN THAT QUIT CLAIM DEED RECORDED IN OFFICIAL RECORDS BOOK 11964, PAGE 890, OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA, THE SAME
ALSO BEING TH£ EAST RIGHT-OF WAY OF C.R. 65J (RATTLESNAKE ROAD); THENCE NORTHERLY ALONG SAID RIGHT-OF-WAY. THE FOLLOWING SEVEN (7) COURSES: 1.) THENCE NORTH 02'10'42" WEST, 135.06 FEET,· THENCE 2.) NORTH 00'09'41" WEST, 790.21 FEET;
THENCE J.) NORTH 89'50'19" EAST, 5.00 FEET; THENCE 4.) NORTH 00'09'41" WEST, 35.92 FEET; THENCE 5.) NORTH 00'08'48" WEST,
785.87 FEET; THENCE 6.) NORTH 00'28'56" WEST, 171.79 FE£T; THENCE 7.) NORTH 00'05'41" WEST A DISTANCE OF 799.91 FE£T TO THE PQINT Qf BEGINNING.
THE ABOVE DESCRIBED LANDS CONTAIN 119.80 ACRES, MORE OR LESS, TO THE DEDICATED RIGHTS-OF-WAY DESCRIBED AND SHOWN.

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COMPOSITE EXHIBIT 4
LEGAL DESCRIPTION: EAST PHASE
THAT PART OF THE NORTHWEST 1/4 OF SECTION 31, TOWNSHIP 29 SOUTH, RANGE 27 EAST AND THAT PART OF THE NORTHEAST 1/4	OF SECTION 36, TOWNSHIP 29 SOUTH, RANGE 26 EAST, POLK COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOUOWS:
COMMENCE AT THE NORTHEAST CORNER OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 31, TOWNSHIP 29 SOUTH, RANGE 27 EAST; THENCE SOUTH 89"00'29• WEST ALONG THE NORTH BOUNDARY OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SAID SECTION 31 A DISTANCE OF 25.00 FEET TO THE INTERSECTION WITH THE WEST RIGHT-OF-WAY OF McCLELLAND ROAD AS DESCRIBED IN THAT QUIT CLAIM DEED RECORDED IN OFFICIAL RECORDS BOOK 11964, PAGE 890, OF THE
PUBLIC RECORDS OF POLK COUNTY, FLORIDA AND THE POINT  OF BEGINNING; THENCE SOUTH 00"29'08• EAST ALONG SAID WEST RIGHT-OF-WAY A DISTANCE OF 1200.51 FEET TO THE NORTHERLY RIGHT-OF-WAY OF OLD BARTOW - LAKE WALES ROAD AS DESCRIBED IN THE AFORESAID QUIT CLAIM DEED; THENCE WESTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY THE FOLLOWING
F7FTEEN (15) COURSES: 1.) NORTH 61'07 '45• WEST A DISTANCE OF 130.88 FEET,· THENCE 2.) NORTH 58"32'08• WEST A DISTANCE OF 91.40 FEET,· THENCE 3.) NORTH 31"27'5r EAST A DISTANCE OF 5.00 FEET; THENCE 4.) NORTH 58"32'08. WEST A DISTANCE OF
128.97 FEET; THENCE 5.) NORTH 64"10'11• WEST A DISTANCE OF 92.09 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE: SOUTHWESTERLY HAVING A RADIUS OF 59.79 FEET; THENCE 6.) NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 28"35'22• (CHORD = 29.53 FEET, CHORD BEARING = NORTH 78"27'52• WEST) FOR A DISTANCE OF 29.BJ FEET TO THE POINT OF TANGENCY; THENCE 7.) SOUTH 8T14'2r WEST A DISTANCE OF 69.08 FEET TO THE POINT OF
CURVATURE OF A CURVE: CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 267.JJ FEET; THENCE 8.) WESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 12"41'13• (CHORD = 59.07 FEET, CHORD BEARING = SOUTH 80"53'50• WEST)
FOR A DISTANCE OF 59.20 FEET TO THE POINT OF TANGENCY; THENCE 9.) SOUTH 74•33'14• WEST A DISTANCE OF 345.25 FEET; THENCE 10.) SOUTH 74•43•01· WEST A DISTANCE OF 236.80 FEET,· THENCE 11.) SOUTH 75"05'30" WEST A DISTANCE OF 223.71 FEET; THENCE 12.) SOUTH 78"56'09" WEST A DISTANCE OF 126.07 FEET; THENCE 13.) SOUTH 83"25'25" WEST A DISTANCE OF
216.28 FEET; THENCE 14.) SOUTH 84"13'05• WEST A DISTANCE OF 70.12 FEET; THENCE 15.) NORTH 89'21'10· WEST A DISTANCE OF 86.93 FEET TO THE INTERSECT/ON WITH THE NORTH RIGHT-OF-WAY AS DESCRIBED IN THAT ORDER OF TAKING RECORDED IN OFFICIAL RECORDS BOOK 2995, PAGE 1410, OF THE PUBUC RECORDS OF POLK COUNTY, FLORIDA; THENCE SOUTH 84'10'44• WEST ALONG SAID NORTH RIGHT-OF-WAY A DISTANCE OF 60.17 FEET; THENCE DEPARTING SAID NORTH RIGHT-OF-WAY, NORTH 16'19'58• WEST A DISTANCE OF 34.60 FEET,· THENCE NORTH 05"18'29" EAST A DISTANCE OF 34.18 FEET,· THENCE NORTH 0T08'50" WEST A DISTANCE OF 43.87 FEET; THENCE NORTH 24"46'49• WEST A DISTANCE OF 63.08 FEET; THENCE NORTH 1T26'05" WEST A DISTANCE OF 80.90 FEET; THENCE NORTH 12"38'52" WEST A DISTANCE OF 434.02 FEET TO THE NON-TANGENT, NON-RADIAL INTERSECTION WITH A CURVE: CONCAVE SOUTHEASTERLY HAVING A RADIUS OF 332.09 FEET; THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 33"05'49" (CHORD = 189.17 FEET, CHORD BEARING = NORTH 31'46'44" EAST) FOR
A DISTANCE OF 191.83 FEET; THENCE DEPARTING SAID CURVE ALONG A NON-TANGENT, NON-RADIAL UN£, NORTH 41"43'49" EAST A DISTANCE OF 128.37 FEET; THENCE NORTH 09'36'04" EAST A DISTANCE OF 178.12 FEET; THENCE NORTH 14'54'24" EAST A DISTANCE OF 133.53 FEET TO THE NORTH BOUNDARY OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF THE AFOREMENTIONED SECTION J6, TOWNSHIP 29 SOUTH, RANGE 26 EAST; THENCE NORTH 89"23'55" EAST ALONG SAID NORTH BOUNDARY A DISTANCE OF
460.30 FEET TO THE NORTHEAST CORNER THEREOF, THE SAME ALSO BEING THE NORTHWEST CORNER OF THEE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF THE AFOREMENTIONED SECTION J1, TOWNSHIP 29 SOUTH, RANGE 27 EAST; THENCE NORTH 89'00'29• EAST ALONG THE NORTH BOUNDARY OF SAID NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 31 A DISTANCE OF 1309.89 FEET TO THE POINT OF BEGINNING.
THE ABOVE DESCRIBED LANDS CONTAIN 48.75 ACRES, MORE OR LESS. TO THE DEDICATED RIGHTS-OF-WAY SHOWN.

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LEGAL DESCRIPTION:
THAT PART OF THE WEST 1/2	 OF THE NORTHWEST 1/4	OF THE NORTHEAST 1/4	OF SECTION 36, TOWNSHIP	29	SOUTH,	RANGE	26	EAST,	POLK	COUNTY,	FLORIDA,	BEING	MORE		PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE NORTHEAST	CORNER OF SAID WEST	1/2	OF THE NORTHWEST	1/ 4 OF THE NORTHEAST 1/4; THENCE SOUTH 00·30'23" EAST ALONG THE EAST BOUNDARY THEREOF, A DISTANCE OF 9.10 FEET TO THE POINT  OF BEGINNING: THENCE CONTINUE SOUTH 00•30'23" EAST, ALONG THE
AFORESAID EAST BOUNDARY, A DISTANCE OF 1277.80 FEET TO THE INTERSECnON WITH THE NORTH RIGHT-OF-WAY OF OLD BARTOW - LAKE WALES ROAD AS DESCRIBED IN THAT QUIT CLAIM DEED RECORDED IN OFFICIAL RECORDS BOOK 11964, PAGE 890, OF THE PUBLIC RECORDS OF POLK COUNTY, FLORIDA; THENCE
WESTERLY AND NORTHERLY ALONG SAID RIGHT-OF-WAY, THE FOLLOWING FIVE (5) COURSES: THENCE 1.) SOUTH s9·47'47" WEST, 206.91 FEET: THENCE 2.) SOUTH 89.55'13" WEST, 252.45 FEET TO THE POINT OF CURVATURE
OF A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 165.00 FEET,· THENCE 3.) NORTHWESTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 89.43'48" (CHORD = 232.79 FEET, CHORD BEARING = NORTH 45'12'53" WEST} FOR A DISTANCE OF 258.40 FEET TO THE POINT OF TANGENCY,· THENCE 4.)
NORTH 00·20•59" WEST, 381.06 FEET,· THENCE 5.) NORTH 00•14'00" WEST, 221.26 FEET; THENCE DEPARTING SAID RIGHT-OF-WAY, NORTH 89.46'36" EAST, 284.48 FEET,· THENCE NORTH 00'01'03" EAST, 470.00 FEET; THENCE	NORTH	89'46'36"	EAST,	145.26	FEET	TO THE	POINT	OF CURVATURE	OF	A. CURVE	CONCAVE NORTHWESTERLY HAVING A RADIUS OF 455.00 FEET,· THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE/DELTA OF 24'14'23" (CHORD = 191.06 FEET, CHORD BEARING = NORTH 7739'24" EAST} FOR A DISTANCE OF 192.49 FEET TO THE POINT OF BEGINNING.
CONTAINING: 14.50 ACRES, MORE OR LESS TO THE RIGHT-OF-WAY OF RECORD.

SECTION V

RESOLUTION 2022-42

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT DESIGNATING A DATE, TIME AND LOCATION OF A PUBLIC HEARING REGARDING THE DISTRICT'S INTENT TO USE THE UNIFORM METHOD FOR THE LEVY, COLLECTION, AND ENFORCEMENT OF NON-AD VALOREM SPECIAL ASSESSMENTS FOR THE EXPANSION PARCEL AS AUTHORIZED BY SECTION 197.3632, FLORIDA STATUTES; AUTHORIZING THE PUBLICATION OF THE NOTICE OF SUCH HEARING; AND PROVIDING AN EFFECTIVE DATE.

WHEREAS, the Peace Creek Community Development District (the “District”) is a local unit of special-purpose government duly organized and existing pursuant to the Uniform Community Development District Act of 1980, Chapter 190, Florida Statutes, as amended (the “Act”) and was established by Ordinance No. O-22-15 (“Establishing Ordinance”) of the Board of City Commissioners of City of Winter Haven, Florida (“City”), as amended by that Ordinance No. O-22-36 of the City, effective June 13, 2022 (the “Expansion Ordinance” and the property added by the Expansion Ordinance, the “Expansion Parcel”); and

WHEREAS, the District pursuant to the provisions of Chapter 190, Florida Statutes, is authorized to levy, collect, and enforce certain special assessments, which include benefit and maintenance assessments and further authorizes the District’s Board of Supervisors (the “Board”) to levy, collect, and enforce special assessments pursuant to Chapters 170, 190 and 197, Florida Statutes; and

WHEREAS, the District previously determined its intent to utilize the Uniform Method for the levy, collection, and enforcement of non-ad valorem special assessments authorized by Section 197.3632, Florida Statutes (the “Uniform Method”); and

WHEREAS, effective June 13, 2022, the boundaries of the District were subsequently amended to include the Expansion Parcel; and

WHEREAS, the District now desires to use the Uniform Method for the levy, collection and enforcement of non-ad valorem special assessments with respect to the Expansion Parcel.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE PEACE CREEK COMMUNITY DEVELOPMENT DISTRICT:

SECTION 1.   A Public Hearing will be held to adopt the Uniform Method on:

NOTICE OF PUBLIC HEARINGS

DATE:	Tuesday, August 23, 2022
TIME:	9:30 a.m.
LOCATION:	Lake Alfred Public Library 245 N. Seminole Avenue Lake Alfred, FL 33850

for the purpose of hearing comment and objections to the District’s intent to utilize the Uniform Method with respect to the Expansion Parcel.

SECTION 2.	The District Secretary is directed to publish notice of the hearing in accordance with Section 197.3632, Florida Statutes.

SECTION 3.	This Resolution shall become effective immediately upon its adoption.

PASSED AND ADOPTED this 28th day of June 2022.

ATTEST:	PEACE CREEK COMMUNITY
DEVELOPMENT DISTRICT

Secretary/Assistant Secretary	Chairperson, Board of Supervisors

SECTION VI

SECTION C

SECTION 1

Peace Creek
Community Development District

Unaudited Financial Reporting
May 31, 2022

Table of Contents

		Balance Sheet

		General Fund

		Month to Month

Peace Creek
Community Development District Combined Balance Sheet
May 31, 2022

General Fund

Assets:
Cash:
Operating Account	$	40,292	
Total Assets	$	40,292	
Liabilities:
Accounts Payable	
$	21,605	
Total Liabilites	$	21,605	
Fund Balance:
Unassigned	
$	18,687	
Total Fund Balances	$	18,687	
		
Total Liabilities & Fund Balance	$	40,292	

Peace Creek
Community Development District General Fund
Statement of Revenues, Expenditures, and Changes in Fund Balance
For The Period Ending May 31, 2022

Adopted	Prorated Budget	Actual	
Budget	Thru 05/31/22	Thru 05/31/22	Variance	

Revenues:		
Developer Contributions	$	75,516	$	35,000	$	35,000	$	-	
Boundary Amend Contributions	$	-	$	-	$	5,292	$	5,292	
Total Revenues	$	75,516	$	35,000	$	40,292	$	5,292	

Expenditures:					
General & Administrative:					
Supervisor Fees	$	7,000	$	4,667	$	-	$	4,667	
Engineering	$	8,750	$	5,833	$	-	$	5,833	
Attorney	$	14,583	$	9,722	$	6,548	$	3,174	
Annual Audit	$	-	$	-	$	-	$	-	
Assessment Administration	$	-	$	-	$	-	$	-	
Arbitrage	$	-	$	-	$	-	$	-	
Dissemination	$	-	$	-	$	-	$	-	
Trustee Fees	$	-	$	-	$	-	$	-	
Management Fees	$	20,417	$	13,611	$	7,997	$	5,614	
Information Technology	$	1,050	$	700	$	343	$	357	
Website Maintenance	$	2,450	$	1,633	$	2,093	$	(460)	
Telephone	$	175	$	117	$	-	$	117	
Postage & Delivery	$	583	$	389	$	99	$	289	
Insurance	$	5,000	$	5,000	$	2,945	$	2,055	
Printing & Binding	$	583	$	389	$	11	$	378	
Legal Advertising	$	10,000	$	6,667	$	1,437	$	5,230	
Other Current Charges	$	4,000	$	2,667	$	-	$	2,667	
Office Supplies	$	365	$	243	$	8	$	236	
Travel Per Diem	$	385	$	257	$	-	$	257	
Dues, Licenses & Subscriptions	$	175	$	175	$	125	$	50	
Total Expenditures	$	75,516	$	52,069	$	21,605	$	30,464	
					
Excess (Deficiency) of Revenues over Expenditures	$	-		$	18,687		
					
Fund Balance - Beginning	$	-		$	-		
					
Fund Balance - Ending	$	-		$	18,687		

Peace Creek
Community Development District Month to Month

Oct	Nov	Dec	Jan	Feb	March	April	May	June	July	Aug	Sept	Total

Revenues:

Developer Contributions		$	-	$	-	$	-	$	-	$	35,000	
Boundary Amend Contributions		$	-	$	-	$	-	$	-	$	5,292	
Total Revenues	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	40,292	$	-	$	-	$	-	$	-	$	40,292	

$	-	$
$	-	$

-	$	-	$
-	$	-	$

-	$	-	$	-	$
-	$	-	$	-	$

-	$	35,000
-	$	5,292

Expenditures:		
General & Administrative:		
Supervisor Fees	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Engineering	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Attorney	$	-  $	-  $	-  $	-  $	-	$	4,607	$	1,941	$	-	$	-  $	-  $	-  $	-  $	6,548	
Annual Audit	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Assessment Administration	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Arbitrage	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Dissemination	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Trustee Fees	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Management Fees	$	-  $	-  $	-  $	-  $	-	$	2,164	$	2,917	$	2,917	$	-  $	-  $	-  $	-  $	7,997	
Information Technology	$	-  $	-  $	-  $	-  $	-	$	93	$	125	$	125	$	-  $	-  $	-  $	-  $	343	
Website Maintenance	$	-  $	-  $	-  $	-  $	-	$	93	$	1,875	$	125	$	-  $	-  $	-  $	-  $	2,093	
Telephone	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Postage & Delivery	$	-  $	-  $	-  $	-  $	-	$	-	$	91	$	8	$	-  $	-  $	-  $	-  $	99	
Insurance	$	-  $	-  $	-  $	-  $	2,945	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	2,945	
Printing & Binding	$	-  $	-  $	-  $	-  $	-	$	-	$	11	$	-	$	-  $	-  $	-  $	-  $	11	
Legal Advertising	$	-  $	-  $	-  $	-  $	-	$	1,437	$	-	$	-	$	-  $	-  $	-  $	-  $	1,437	
Boundary Amendment Expenses	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Other Current Charges	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Office Supplies	$	-  $	-  $	-  $	-  $	-	$	-	$	5	$	3	$	-  $	-  $	-  $	-  $	8	
Travel Per Diem	$	-  $	-  $	-  $	-  $	-	$	-	$	-	$	-	$	-  $	-  $	-  $	-  $	-	
Dues, Licenses & Subscriptions	$	-  $	-  $	-  $	-  $	-	$	125	$	-	$	-	$	-  $	-  $	-  $	-  $	125	
Total Expenditures	$	-  $	-  $	-  $	-  $	2,945	$	8,519	$	6,965	$	3,177	$	-  $	-  $	-  $	-  $	21,605	
						
Excess (Deficiency) of Revenues over Expenditures	$	-  $	-  $	-  $	-  $	(2,945)	$	(8,519)	$	(6,965)	$	37,115	$	-  $	-  $	-  $	-  $	18,687