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

1.

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, except for observed fading of the street pavement markings.
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.

2.

3.

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.

1

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

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

1.

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 3 for the location of the improvements and recording information of deeds and easements granted to the District.

a.

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

b.

c.
d.
e.
f.
g.

h.

i.

j.

k.

l.

m.
n.
o.
p.
q.
r.
s.
t.
u.
v.

2.

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 boundaries of the CDD. Midtown Doral contributes proportionately towards

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 “Midtown Doral Phase 1 Project”)

the total annual maintenance cost. Refer to Exhibit 2 for the location of the conservation area environmental tracts and the FPL patrol trail.

3. 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

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.

2.

3.

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

(Refer	to

infrastructure

for

which

the

District

is

currently

responsible.

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 55 drainage structures and 4,775 Linear Feet of pipes in the District. It is also estimated that 2-3 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

3

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

9

230.00

2,070

Baffle Detachment

EA

6

50.00

300

Baffle Replacement

EA

2

600.00

1,200

Pipe Cleaning and CCTV

LF

430

6.75

2,903

Cost

6,473

Grand Bay at Doral CDD 2026 Report for the Series 2014A-1 Project (the “Midtown Doral Phase 1 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.

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

(Y2)

Structures Cleaning

EA

12

236.00

2,832

Baffle Detachment

EA

8

51.00

408

Baffle Replacement

EA

2

615.00

1,230

Pipe Cleaning and CCTV

LF

1,086

6.92

7,515

Cost

11,985

(Y3)

Structures Cleaning

EA

12

242.00

2,904

Baffle Detachment

EA

8

53.00

424

Baffle Replacement

EA

2

630.00

1,260

Pipe Cleaning and CCTV

LF

1,086

7.09

7,700

Cost

12,288

(Y4)

Structures Cleaning

EA

12

248.00

2,976

Baffle Detachment

EA

8

54.00

432

Baffle Replacement

EA

2

646.00

1,292

Pipe Cleaning and CCTV

LF

1,086

7.27

7,895

Cost

12,595

(Y5)

Structures Cleaning

EA

10

254.00

2,540

Baffle Detachment

EA

6

55.00

330

Baffle Replacement

EA

1

662.00

662

Pipe Cleaning and CCTV

LF

1,087

7.45

8,098

Cost

11,630

Total

Total Structures Cleaning

EA

55

Total Baffle Detachment

EA

36

Total Baffle Replacement

EA

9

Total Pipe Cleaning and CCTV

LF

4,775

Total Cost

54,971.00

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

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

If you have any questions, Alvarez@Alvarezeng.com.

please

do

not

hesitate

to

contact me at 305-640-1345 or at

Sincerely,
Alvarez Engineers, Inc.

This item has been digitally signed and sealed by
Juan R. Alvarez, PE on the date adjacent to the seal

Juan R Alvarez

Digitally signed by Juan R Alvarez
Date: 2026.06.30
11:34:08 -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

6

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MATCH LINE

NW90 ST

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COD OWNERSHIP

COD EASEMENTS

••••••••

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TRACT "D" (PB 171 PG 78)
FOLIO: 35-3008-011-0210
ORB 30414, PG 3950 CATEGORY: COMMON AREA
TRACT "C" (PB 171 PG 78)
FOLIO: 35-3008-011-0200
ORB 30414, PG 3950 CATEGORY: COMMON AREA
TRACT "A" (PB 171 PG 78)
FOLIO: 35-3008-011-0180
ORB 30414, PG 3950 CATEGORY: PLAZA
TRACT "F" (PB 171 PG 45)
FOLIO: 35-3008-009-0230
ORB 30129, PG 3699 CATEGORY: ENTRY FEATURES
TRACT "E" (PB 171 PG 45)
FOLIO: 35-3008-009-0220
ORB 30129, PG 3699 CATEGORY: ENTRY FEATURES
TRACT "D" (171 PG 45)
FOLIO: 35-3008-009-0210
ORB 30129, PG 3699 CATEGORY: PLAZA
TRACT "C" (PB 171 PG 45)
FOLIO: 35-3008-009-0200
ORB 30129, PG 3699 CATEGORY: COMMON AREA
TRACT "A" (PB 171 PG 45)
FOLIO: 35-3008-009-0180
ORB 30129, PG 3699 CATEGORY: COMMON AREA
TRACT "B" (PB 171 PG 78)
FOLIO: 35-3008-011-0190
ORB 30414, PG 3950 CATEGORY: INGRESS & EGRESS ROAD
TRACT "E" (PB 171 PG 78)
FOLIO: 35-3008-011-0220
ORB 30414, PG 3950 CATEGORY: COMMON AREA
TRACT "G" (PB 171 PG 45)
FOLIO: 35-3008-009-0240
ORB 30129, PG 3699 CATEGORY: COMMON AREA
TRACT"B"(PB171PG45) FOLIO: 35-3008-009-0190
ORB 30129, PG 3699 CATEGORY: INGRESS & EGRESS ROAD

ORB 30414, PG 213
CATEGORY: ROADWAY DRAINAGE

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ORB 30413, PG 3316 CATEGORY: GRAVITY SEWER

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ORB 30415, PG 2713
CATEGORY: 6' WALL

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CATEGORY: FOUNTAIN EQUIPMENT

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ORB 30413, PG 4384 CATEGORY: PUMP STATION

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ORB 30129, PG 3728
CATEGORY: FOUNTAIN EQUIPMENT

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ORB 30129, PG 3722
CATEGORY: ROADWAY DRAINAGE

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ORB 30129, PG 3712 CATEGORY: GRAVITY SEWER

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ORB 30129, PG 3717
CATEGORY: 6' WALL

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•••••••••••

I

ALVAREZ ENGINEERS,
GRAND BAY AT DORAL CDD

INC.

0_-50'

200'

400'

MIDTOWN DORAL
CDD LAND OWNERSHIP AND EASEMENTS

EXHIBIT3

8

MATCH LINE

NW 78 ST

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

0  50'

200'	400'

EXHIBIT 4

9

PHASE 5

PHASE 4

PHASE 3

PHASE 2

PHASE 1