FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101
Doral, FL 33172
Tel. (305) 640-1345 Fax (305) 640-1346
E-Mail: Alvarez@AlvarezEng.com

June 30, 2026

Mr. Armando Silva District Manager
Grand Bay at Doral Community Development District Special District Services, Inc.
The Oaks Center 2501A Burns Road
Palm Beach Gardens, FL 33410

Re:

Year 2026 Engineer’s Report Regarding the Status of the Special Assessment Improvements Bond Series 2014A-1 Project (the “North Parcel Assessment Area Project” or “Grand Bay North Project”)

Dear Mr. Silva,

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 (the “Indenture”), Alvarez Engineers has conducted inspections of the portions of the Series 2014A-1 Project (the “North Parcel Project” or “Grand Bay North”) that are currently owned by the District.

The North Parcel Project is described in detail in the Engineer’s Report that was accepted by the District’s Board of Supervisors on June 3, 2014 and revised on October 31, 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 November 6, 2014 related to the issuance of Special Assessment Improvement Bonds Series 2014-1 and Special Assessment Refunding Bonds Series 2014A-2. A copy of the Limited Offering Memorandum may be obtained at the following link:

https://www.munios.com/munios-notice.aspx?e=XE7RS

This 2026 Engineer’s Report (the “Report”) sets forth the following:

1.

Our findings as to whether the portions of the Grand Bay North Project owned by the CDD are maintained in good repair, working order, and condition.
Our recommendations for the proper maintenance, repair and operation of the portions of the Grand Bay North 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.

2.

3.

Location of the Grand Bay North Project.
The Grand Bay North Project is comprised within the plat of Grand Bay North recorded in the public records of Miami-Dade County at PB 170, PG 64 and is generally bounded by NW 107 Avenue and Midtown Doral on the west, NW 90 Street on the north, NW 102 Avenue on the east,

1

Grand Bay at Doral CDD 2026 Report for the Series 2014A-1 Project
(the “North Parcel Project”)

and the Wetland Conservation Area and Grand Bay South on the south. Refer to Exhibits 1, 2, and 3 attached to this report.

Portions of the Grand Bay North Project Owned by the CDD as of the Date of this Report.

1.

Offsite Roadways, Drainage, Landscaping and Irrigation. The completed improvements within the right of ways of NW 90 Street, NW 88 Street and NW 102 Avenue adjacent to Grand Bay North, were conveyed to the City of Doral. The City will be responsible for maintaining the roads and drainage, and the CDD will maintain the special landscaping and irrigation located in the medians. Maintenance concerns may be reported to the City of Doral Public Works Department at telephone number: 305-593-6740.

2.

Onsite Roadways and Drainage. The onsite road right of ways and improvements within are owned and maintained by the Homeowners Associations of Grand Bay North (the “HOAs”). The drainage systems within the onsite road right of ways and in the condominium parcel, are owned and maintained by the District, towards that purpose the District was granted the easements listed below. Refer to Exhibit 3 for the location of the easements, the folio numbers of the parcels, and the official records book and page numbers where the easements were recorded.

a.
b.
c.

Tract “G”, PB 170, PG 64 (Item A) Tract “H”, PB 170, PG 64 (Item B) Tract “Y”, PB 170, PG 64 (Item C)

3.

Wetland Conservation/Preservation Area and FPL Wetland Conservation Tracts. The District owns and maintains the wetland preservation areas and the FPL patrol trail within the parcels listed below. Grand Bay North contributes proportionately towards their maintenance. Refer to Exhibit 3 for the location of the deeds, the folio numbers of the wetland tracts owned by the CDD, and the official records book and page numbers where the deeds were recorded.

a.
b.
c.

Tract “A1”, PB 170, PG 64 (Item 1)
Tract “Z”, PB 170, PG 64 (Item 2)
Tract “A”, PB 170, PG 64 (Item 3)

4.

Entry Features, Walls, Landscaping and Irrigation Improvements. In 2019 and 2021 the District was granted the tracts of land listed below for the purpose of owning and maintaining the entry features, walls, landscaping and irrigation improvements within the tracts. Refer to Exhibit 3 for the location of the deeds, the folio numbers of the tracts owned by the CDD, and the official records book and page numbers where the deeds were recorded.

a.
b.
c.

Portion of Tract “W”, PB 170, PG 64 (Item 4) Portion of Tract “D”, PB 170, PG 64 (Item 5) Portion of Tract “I”, PB 170, PG 64 (Item 6)

Alvarez Engineers, Inc.
FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101, Doral, FL 33172
Telephone (305) 640-1345 E-Mail: Alvarez@AlvarezEng.com

2

Grand Bay at Doral CDD 2026 Report for the Series 2014A-1 Project
(the “North Parcel Project”)

Portion of Tract “S”, PB 170, PG 64 (Item 7)
Portion of Tract “I”, PB 170, PG 64 (Item 9)
Tract “C”, PB 170, PG 64, (Item 10)

5.

Public Communications Parcel. The District owns the following parcel, which use is public communications. Refer to Exhibit 3 for the location of the deed, the folio number of the tract owned by the CDD, and the official records book and page number where the deed was recorded.

a.	Portion of Tract “X”, PB 170, PG 64 (Item 8)

6.

Water Distribution and Sanitary Sewer Improvements. The completed water and sewer systems, except for the lift station described below, 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).

7.

Sanitary Sewer Lift Station. In 2016 the Developer granted the CDD the completed private lift station and gravity sanitary sewer collection system within the condominium tract for ownership and maintenance. The Developer granted the CDD an easement over the land that contains these facilities. The easement is listed below. Refer to Exhibit 3 for the location of the easement, the folio number of the tract where the easement is located, and the official records book and page number where the easement was recorded.

a.	Sanitary Lift Station in Tract “Y”, PB 170, PG 64 (Item D)

State of the Properties and Improvements Currently Owned by the District

1.

Offsite Roadways Landscaping and Irrigation. The landscaping and irrigation system within the offsite roads are in good working order and condition.
Onsite Roadways Drainage Systems. The drainage systems of the onsite roads are in good working order and condition. Alvarez Engineers is not aware of any drainage complaints.
Entry Features, Walls, Landscaping and Irrigation Improvements. The entry features, walls, landscaping and irrigation system, are in good working order and condition.
Sanitary Sewer Lift Station. The sanitary sewer lift station and related gravity sewer and force main, are in good working order and condition.

2.

3.

4.

Estimated Maintenance Costs for District Owned Infrastructure.

1. General. We think that for Fiscal Year 2026-2027, the District proposed amounts for field operations are adequate to properly maintain, repair and operate the public

Alvarez Engineers, Inc.
FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101, Doral, FL 33172
Telephone (305) 640-1345 E-Mail: Alvarez@AlvarezEng.com

3

Grand Bay at Doral CDD 2026 Report for the Series 2014A-1 Project
(the “North Parcel Project”)

infrastructure

for

which

the

District

is

currently

responsible.

(Refer

to

http://grandbayatdoralcdd.org/financials/ for the FY 2026-2027 Proposed Budget).

2.

Onsite Roadways Drainage Systems. We recommend that the District considers creating a 5-year cyclical program for servicing the inlets, manholes, pipes, and French drains of the stormwater 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 be serviced. The tables below show the estimated amount that would need to be budgeted yearly to service the approximately 100 drainage structures and 8,015 Linear Feet of pipes in the District. It is also estimated that 4-5 baffles will need to be replaced yearly. The program may be financed yearly or in one lump sum when needed, or at any other period combination, at the discretion of the Board of Supervisors. Refer to Exhibit 4.

Alvarez Engineers, Inc.
FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101, Doral, FL 33172
Telephone (305) 640-1345 E-Mail: Alvarez@AlvarezEng.com

4

5-YEAR CYCLE ESTIMATE OF YEARLY COSTS FOR SERVICING THE STORMWATER DRAINAGE

Year

Drainage Component

Unit

Quantity (Q)

Unit Price ($/Unit)

Cost ($)

(Y1)

Structures Cleaning

EA

28

230.00

6,440

Baffle Detachment

EA

25

50.00

1,250

Baffle Replacement

EA

6

600.00

3,600

Pipe Cleaning and CCTV

LF

2,636

6.75

17,793

Cost

29,083

(Y2)

Structures Cleaning

EA

18

236.00

4,248

Baffle Detachment

EA

11

51.00

561

Baffle Replacement

EA

3

615.00

1,845

Pipe Cleaning and CCTV

LF

1,345

6.92

9,307

Cost

15,961

(Y3)

Structures Cleaning

EA

18

242.00

4,356

Baffle Detachment

EA

11

53.00

583

Baffle Replacement

EA

3

630.00

1,890

Pipe Cleaning and CCTV

LF

1,345

7.09

9,536

Cost

16,365

(Y4)

Structures Cleaning

EA

18

248.00

4,464

Baffle Detachment

EA

11

54.00

594

Baffle Replacement

EA

3

646.00

1,938

Pipe Cleaning and CCTV

LF

1,345

7.27

9,778

Cost

16,774

(Y5)

Structures Cleaning

EA

18

254.00

4,572

Baffle Detachment

EA

12

55.00

660

Baffle Replacement

EA

3

662.00

1,986

Pipe Cleaning and CCTV

LF

1,344

7.45

10,013

Cost

17,231

Total

Total Structures Cleaning

EA

100

Total Baffle Detachment

EA

70

Total Baffle Replacement

EA

18

Total Pipe Cleaning and CCTV

LF

8,015

Grand Bay at Doral CDD 2026 Report for the Series 2014A-1 Project
(the “North Parcel Project”)

Public Liability and Property Damage Insurance Carried by the District
The District currently carries General Liability, Property, Hired Non-Owned Auto, Employment Practices Liability, Public Officials Liability and Deadly Weapon Protection under Agreement Number 100125034 of Florida Insurance Alliance. The CDD has budgeted enough funds for the
$10,091 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 Alvarez@Alvarezeng.com.

do

not

hesitate

to

contact

me at 305-640-1345 or at

Sincerely,
Alvarez Engineers, Inc.
Digitally signed by Juan R

This item has been digitally signed and sealed by
Juan R. Alvarez, PE on June 30, 2026.

Juan R Alvarez ^Alvarez

Date: 2026.06.30 10:56:01
-04'00'

Signature must be verified on any electronic copies

Juan R. Alvarez, PE District Engineer Date: June 30, 2026

Cc Michael Pawelczyk, District Counsel mjp@bclmr.com

Alvarez Engineers, Inc.
FL Certificate of Authorization No. 7538 8935 NW 35 Lane, Suite 101, Doral, FL 33172
Telephone (305) 640-1345 E-Mail: Alvarez@AlvarezEng.com

5

5-YEAR CYCLE ESTIMATE OF YEARLY COSTS FOR SERVICING THE STORMWATER DRAINAGE

Year

Drainage Component

Unit

Quantity (Q)

Unit Price ($/Unit)

Cost ($)

Total Cost

95,414.00

Prices Annual Inflation Rate of:

%

2.50

Baffle Replacement Quantity to be 25 % of the Baffle Detachment.

Quantities (Q) for First Year (Y1) were computed from plans and other sources.

Quantities for Y2, Y3 and Y4 were computed as: Q2 = Q3 = Q4 = (Total Q - Q1)/4

Quantities for Y5 were computed as: Q5 = Q - Q1 - Q2 - Q3 - Q4

6

7

4

_-NW 90 ST

,

NW 89 TR

B

NW 89 ST

FPL
STATION

CLUB
HOUSE

6

FPL ESMT.
1

NW 88 TR

8

9

I

7

FPL ESMT.
2

A

CONSERVATION AREA
3

CONDO.
C

5

I I

-------

----

-

10

J

D

CDD OWNERSHIP

CDD EASEMENTS

TRACT "A1" (PB 170, PG 64)
FOLIO: 35-3008-005-2630
ORB 29982, PG 297 CATEGORY: STORMWATER

PORTION OF TRACT "I" (PB 170, PG 64) FOLIO: 35-3008-005-2455
ORB 31354, PG 4937
CATEGORY: ENTRY FEATURE, WALL, LANDSCAPE AND IRRIGATION

TRACT "G" (PB 170, PG 64)
FOLIO: 35-3008-005-2430
ORB 30130, PG 3656
CATEGORY: INTERIOR ROADS DRAINAGE

6

A

1

TRACT "Z" (PB 170, PG 64)
FOLIO: 35-3008-005-2620
ORB 29982, PG 297 CATEGORY: STORMWATER

TRACT "H" (PB 170, PG 64)
FOLIO: 35-3008-005-2440
ORB 30130, PG 3656
CATEGORY: INTERIOR ROADS DRAINAGE

B

2

PORTION OF TRACT "S" (PB 170, PG 64) FOLIO: 35-008-005-2550
ORB 31355, PG 40
CATEGORY: ENTRY FEATURE, WALL, LANDSCAPE AND IRRIGATION

7

TRACT "A" (PB 170, PG 64)
FOLIO: 35-3008-005-2370
ORB 25858, PG 1796 AND
ORB 25871, PG 2673
CATEGORY: CONSERVATION AREA

TRACT "Y" (PB 170, PG 64)
FOLIO: 35-3008-008-0001
ORB 30130, PG 3656
CATEGORY: INTERIOR ROADS DRAINAGE

C

3

PORTION OF TRACT "X" (PB 170, PG 64) FOLIO: 35-3008-005-2605
ORB 29921, PG 3104 CATEGORY: COMMUNICATION

8

SANITARY SEWER LIFTSTATION FOLIO: 35-3008-008-0001
ORG 30352, PG 1306 CATEGORY: SANITARY SEWERS

D

PORTION OF TRACT "W" (PB 170, PG 64) FOLIO: 35-3008-005-2590
ORB 31354, PG 4929
CATEGORY: ENTRY FEATURE, WALL, LANDSCAPE AND IRRIGATION

4

PORTION OF TRACT "I" (PB 170, PG 64) FOLIO: 35-3008-005-2450
ORB 32942, PG 4201 CATEGORY:LANDSCAPE

9

PORTION OF TRACT "D" (PB 170, PG 64) FOLIO: 35-3008-005-2405
ORB 31354, PG 4916
CATEGORY: ENTRY FEATURE, WALL, LANDSCAPE AND IRRIGATION

5

TRACT"C" (PB 170, PG 64)
FOLIO: 35-3008-005-2390
ORB 32935, PG 2461 CATEGORY:LANDSCAPE

10

I

ALVAREZ ENGINEERS, INC.
GRAND BAY AT DORAL CDD
GRAND BAY NORTH
CDD LAND OWNERSHIP AND EASEMENTS

0_-50'

200'	400'

EXHIBIT 3

8

NW ^103 ^PATH

NW ^103 ^PL

NW ^103 ^CT

NW ^103 ^AVE

MW ^103 ^AV

NW ^102 ^PL

MW ^102 ^PL

MW ^102 ^CT

NW ^102 ^CT

NW 90 ST

NW 89 TR

NW 89 ST

FPL
STATION

CLUB
HOUSE

FPL
ESMT.

NW 88 TR

CONSERVATION
AREA

CONDO.

ALVAREZ ENGINEERS, INC.
GRAND BAY AT DORAL CDD
GRAND BAY NORTH
DRAINAGE SYSTEM MAINTENANCE

0  50'

200'	400'

EXHIBIT 4

9

NW ^103 ^PATH

NW ^103 ^PL

NW ^103 ^CT

NW ^103 ^AVE

MW ^103 ^AV

NW ^102 ^PL

MW ^102 ^PL

MW ^102 ^CT

NW ^102 ^CT

PHASE 2

PHASE 1

PHASE 5

PHASE 4

PHASE 3