July 1, 2019 Mr. Neil Kalin
District Manager
Grand Bay at Doral Community Development District Special District Services, Inc.
The Oaks Center 2501A Burns Road
Palm Beach Gardens, FL 33410

FL Certificate of Authorization No. 7538
10305 NW 41 Street
Suite 103
Doral, Florida 33178
Tel. (305) 640-1345 Fax (305) 640-1346
E-Mail: Juan.Alvarez@AlvarezEng.com

Re:	Year 2019 Engineer’s Report Regarding the Status of the Grand Bay at Doral CDD Series 2014A-1 Project (a.k.a. the “Assessment Area Two – Phase 1 Project” or “Midtown Doral Phase 1 Project”)

Dear Mr. Kalin:

For the purpose of complying with Sections 9.14 and 9.21 of the Master Trust Indenture between Grand Bay at Doral Community Development District (the “District” or “CDD”) and Regions Bank, dated October 1, 2014, Alvarez Engineers has conducted inspections of the portions of the Series 2014A-1 Project (the “Assessment Area Two – Phase 1 Project” or “Midtown Doral”) that are currently owned by the District.

The Midtown Doral Project is described in detail in the Engineer’s Report that was accepted by the District’s Board of Supervisors on April 16, 2014 and was revised on August 12, 2014 (the “2014 Engineer’s Report”). Copies of the Master Trust Indenture and the 2014 Engineer’s Report are included in the Limited Offering Memorandum of October 8, 2014 related to the issuance of Special Assessment Improvement Bonds Series 2014A-1 for the CDD Assessment Area Two – Phase 1 Project, and may be obtained at the following link:

https://www.munios.com/munios-notice.aspx?e=E48KY

This 2019 Engineer’s Report (the “Report”) sets forth the following:

Our findings as to whether such portions of the Midtown Doral Project owned by the CDD have been maintained in good repair, working order and condition.
Our recommendations as to the proper maintenance, repair and operation of the portions of the Midtown Doral Project owned by the District during the ensuing Fiscal Year and an estimate of the amount of money necessary for such purposes.
The amount of Public Liability and Property Damage Insurance carried by the District.

Location of the Midtown Doral Phase 1 Project.
The Midtown Doral Phase 1 Project is located within the expanded boundaries of the District, and is bounded by NW 107 Avenue on the west, south of NW 90 Street on the north, the FPL Wetland Conservation Area on the east, and Theoretical NW 76 Street on the south. Refer to Exhibits 1 and 2 attached to this report.

Portions of the Midtown Doral Phase 1 Project Owned by the CDD as of the Date of this Report.

Sidewalks, Landscaping, Irrigation, Plazas, Entry Features, Roadways, Drainage, Sanitary Sewer Force Mains, Gravity Sewers, Sanitary Sewer Pump Station, Fountain Equipment, Land and Easements. The CDD owns and is responsible for the maintenance of the following improvements, lands and easements. Refer to Exhibit 2 for the location of the improvements and recording information of deeds and easements granted to the District.

Tract “D”, PB 171, PG 78 – Sidewalk, Landscaping, Irrigation and Land (Item 1 in Exhibit 2).
Tract “C”, PB 171, PG 78 – Sidewalk, Landscaping, Irrigation and Land (Item 2 in Exhibit 2)
Tract “A”, PB 171, PG 78 – Plaza and Land (Item 3 in Exhibit 2)
Tract “F”, PB 171, PG 78 – Entry Feature and Land (Item 4 in Exhibit 2)
Tract “E”, PB 171, PG 45 – Entry Feature and Land (Item 5 in Exhibit 2)
Tract “D”, PB 171, PG 45 – Plaza and Land (Item 6 in Exhibit 2)
Tract “C”, PB 171, PG 45 – Sidewalk, Landscape, Irrigation and Land (Item 7 in Exhibit 2)
Tract “A”, PB 171, PG 45 – Sidewalk, Landscaping, Irrigation and Land (Item 8 in Exhibit 2)
Tract “B”, PB 171, PG 78 – Roadway, Drainage, Landscaping, Irrigation and Land (Item 9 in Exhibit 2)
Tract “E”, PB 171, PG 78 – Landscaping, Irrigation, Retaining Wall and Land (Item 10 in Exhibit 2)
Tract “G”, PB 171, PG 45 – Landscaping, Irrigation, Retaining Wall and Land (Item 11 in Exhibit 2)
Tract “B”, PB 171, PG 45 – Road, Drainage, Landscaping, Irrigation and Land (Item 12 in Exhibit 2)
Road, Drainage, Landscaping, Irrigation and Easement (Item A of Exhibit 2)
Private Force Main and Easement (Item B of Exhibit 2)
Private Gravity Sewer and Easement (Item C of Exhibit 2).
Retaining Wall and Easement (Item D of Exhibit 2).
Fountain Equipment and Easement (Item E of Exhibit 2).
Private Sanitary Sewer Pump Station and Easement (Item F of Exhibit 2).
Fountain Equipment and Easement (Item G of Exhibit 2)
Road, Drainage, Landscaping, Irrigation and Easement (Item H of Exhibit 2)
Private Gravity Sanitary Sewer and Easement (Item I of Exhibit 2)
Retaining Wall and Easement (Item J of Exhibit 2).

Wetland Conservation/Preservation Area and FPL Wetland Conservation Tracts. The District owns and maintains the wetland preservation areas within the boundaries of the CDD. Midtown Doral contributes proportionately towards the total annual

maintenance cost. Refer to Exhibit 1 for the location of the conservation area and environmental tracts.

Water Distribution and Sanitary Sewer Improvements. The completed public water and sewer systems were conveyed to Miami-Dade County Water and Sewer Department (“WASD”) for permanent ownership and maintenance. Concerns may be reported to WASD at either of the following numbers: 305-274-9272 (Emergencies) or 305-665-7477 (Customer Service).

State of the Properties and Improvements Currently Owned by the District
All the improvements owned by the District listed above and located as shown in Exhibit 2 are in good working order and condition.

Estimated Maintenance Costs for District Owned Infrastructure

General. The Midtown Doral 2018-2019 Fiscal Year budget has the following amounts for maintenance expenditures:

2018-2019 Budget for Maintenance	
Preserve Area Interior Maintenance/Upkeep (Portion corresponding to Midtown D.)	$2,410	
Preserve Area Perimeter Maintenance/Upkeep (Portion corresponding to Midtown)	$1,320	
Maintenance Contingency	$21,000	
Miscellaneous Maintenance	$7,700	
Lawn/Landscape Service - Median/Right of Way MTE	$32,000	
Mulch/Fertilizer/Pesticide	$7,200	
Lift Station/Sanitary Sewer Line MTE (Midtown)	$36,000	
Irrigation Systems MTE & Power	$5,700	
Security	$45,000	
Tree/Shrubbery Replacement	$3,000	
Annual Engineer's Report & Misc. Engineering	$2,500	
Lake Tract MTE & Fountain MTE - DM & MT	$12,000	
Roadway/Signage/Drainage	$3,000	
Midtown Plaza Upkeep/Janitorial	$45,000	
FPL Easement Maintenance/Upkeep (Portion corresponding to Midtown Doral)	$1,055	
FPL Power Sanitary Sewer Lift Stations	$9,100	
Total	$ 233,985	

For more detailed information on the 2018-2019 Fiscal Year Budget for Doral Breeze, please visit the District’s website at the following link:

http://grandbayatdoralcdd.org/financials/

Alvarez Engineers finds the District’s maintenance budget for Fiscal Year 2018-2019 adequate, but recommends considering the following suggestions for future budgets:

Onsite Roadways Drainage Systems. The following is a suggested 5-year cyclical program for servicing the inlets, manholes, pipes and French drains of the drainage system. The program consists of servicing 20% of the system every year so that at the  end of the fifth year, 100% of the system will have been serviced. The table below shows the estimated amount that would need to be budgeted yearly to service the 51 drainage structures and 4,775 Linear Feet of pipes in Doral Breeze.

Total No. Structures
in CDD	Total LF Pipes	No. Structures with Pipes Serviced per Yea	Cost/EA Structure	Cost/LF Pipe	Total Budget Amount Per
Year	
		Year 1	Year 2	Year 3	Year 4	Year 5				
51	4775	11					$150.00	$5.00	$6,500	
			11				$150.00	$5.00	$6,500	
				11			$150.00	$5.00	$6,500	
					11		$150.00	$5.00	$6,500	
						11	$150.00	$5.00	$6,500	

Public Liability and Property Damage Insurance Carried by the District

The District currently carries General Liability, Property, Hired Non-Owned Auto, Employment Practices Liability and Public Officials Liability under Agreement Number 100118034 of Florida Insurance Alliance. The CDD has budgeted enough funds for the policy premium.

This report was prepared to the best of my knowledge and belief and is based on field observations conducted by Alvarez Engineers personnel, the District Engineer’s Report, public documents available, and communications with the District’s field staff.

If you have any questions, please do not hesitate to contact me at 305-640-1345 or at Juan.Alvarez@Alvarezeng.com.

Sincerely,
Alvarez Engineers, Inc.

Juan R Alvarez

Digitally signed by Juan R Alvarez Date: 2019.07.01 14:27:12 -04'00'

Juan R. Alvarez, PE District Engineer
Florida Engineer License No. 38522 Date: July 1, 2019

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TRACT "D" (PB 171 PG 78)	ORB 30414, PG 213
FOLIO: 35-3008-011-0210	CATEGORY: ROADWAY DRAINAGE ORB 30414, PG 3950

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CATEGORY: COMMON AREA	[fil ORB 30414, PG 1414 TRACT "C" (PB 171 PG 78)		CATEGORY: FORCE MAIN

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TRACT "A"  (PB 171 PG 78)	@] ORB 30415, PG 2713

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FOLIO: 35-3008-011-0180
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TRACT "E" (PB 171  PG 45)	@] ORB 30129, PG 3728

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TRACT "C" (PB 171  PG 45)	QJ ORB 30129, PG 3717
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TRACT "B"  (PB 171  PG 78)
FOLIO: 35-3008-011-0190
ORB 30414, PG 3950 CATEGORY: ING RESS & EGRESS ROAD

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ALVAREZ ENGINEERS, INC.
GRAND BAY AT DORAL C.D.D.

MIDTOWN DORAL
CDD LAND OWNERSHIP AND EASEMENTS

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