MINUTES OF MEETING WILLOW CREEK II
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Willow Creek II Community Development District was held on Tuesday, March 11, 2025 at 1:30 p.m. at the Willow Creek Amenity Center, 1756 Pecorino Court, Titusville, Florida.

Present and constituting a quorum were:

Steve McConn	Chairman
Stephen White	Assistant Secretary
Jeff Myers	Assistant Secretary
Paul Thomas	Assistant Secretary

Also present were:

Andressa Hinz Philippi	District Manager
Rich Hans	Governmental Management Services (by phone)
Nicole Corbin	Governmental Management Services
Mr. Jeremy	Governmental Management Services-CF
Rodney Honeycutt	District Engineer (by phone)
Patrick Collins	District Counsel (by phone)
Ms. Lauren	District Counsel

FIRST ORDER OF BUSINESS	Oath of Office for Mr. Casey
Dare and Mr. Paul Thomas
Ms. Hinz Philippi: The first item would be the oath office for Paul since we already did that with Casey previously. So, would you just please fill in the oath for me and I will get with you later to explain everything but, I’m just going to give you the oath right now. So, after I say the word “I” you would state your name, and then at the end you would say I do or I will, so “I”.
Mr. Thomas: Paul Thomas.
Ms. Hinz Philippi: A citizen of the State of Florida and of the United States of America and being employed by or an officer of the Willow Creek II Community Development District and a recipient of public funds as such employee or officer, do

hereby solemnly swear or affirm that I will support the Constitution of the United States and of the State of Florida.
Mr. Thomas: I will.
Mr. Hinz Philippi: Alright, thank you, and welcome to the Board.

SECOND ORDER OF BUSINESS	Roll Call
Ms. Hinz Philippi called the meeting to order and called the roll.

THIRD ORDER OF BUSINESS	Approval of the Minutes of
the January 14, 2025 Meeting
Ms. Hinz Philippi: The next item on our agenda would be approval of the minutes of the January 14, 2025 meeting. If you have any additions, deletions or corrections, please let me know, if not, a motion to approve would be in order.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, the Minutes of the January 14, 2025 Meeting were approved.

FOURTH ORDER OF BUSINESS	Public	Hearing	Expressing
the District’s Intent to Utilize the Uniform Method of Levying, Collecting, and Enforcing Non-Ad Valorem Assessments
Motion to Open the Public Hearing
Ms. Hinz Philippi: The next item would be a motion to open the public hearing expressing the District’s intent to utilize the uniform method of levying, collecting and enforcing Non-Ad Valorem Assessments.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, opening the Public Hearing was approved.

Public Comment and Discussion
Consideration of Resolution #2025-32 Expressing the District’s Intent to Utilize the Uniform Method of Levying, Collection and Enforcing Non-Ad Valorem Assessments
Ms. Hinz Philippi: Ok, so at this point we don’t have any public here today just for the record, we can have a discussion and Patrick do you want to present this item, or do you want me to talk about it?
Mr. Collins: No, it’s ok, I think probably not too much more to add, I believe this Board is already pretty familiar with what this resolution represents, essentially just stating and certifying that the District intents to assess and collects assessments on the tax roll with Brevard County.
Ms. Hinz Philippi: Yes, and so what we are talking about in this public hearing is to approve resolution #2025-32 is that we are going to be entering into an agreement with the Tax Collector, that it’s going to be levying the assessments and using the standard procedures for that, and that’s what we are looking for here, and that resolution is the resolution of the Board of Supervisors of the Willow Creek II Community Development District expressing its intent to utilize the uniform method of levying, collecting, and enforcing Non-Ad Valorem Assessments which may be levied by the Willow Creek II Community Development District in accordance with section 197.3632, Florida Statutes; providing a severability clause; and providing an effective date. So, of course you guys are already familiar with that, and we do need 4 consecutive weeks prior to the hearing to be advertised, and we did that, and then we followed all the requirements for that. So, if the Board has any questions about it, we’re going to be of course working with the Property Appraiser and having this appraised property and then the Tax Collector to carry the necessary collections. We also have to execute these agreements and that could be done by the chairman and staff. If you have any questions I can take them, if not, we’d be looking for a motion to approve resolution #2025-32.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, Resolution #2025-32 expressing the District’s intent to utilize the uniform method of levying, collecting and enforcing Non-Ad Valorem Assessments was approved.

Motion to Close the Public Hearing
Ms. Hinz Philippi: Then I need a motion to close the public hearing.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, closing the Public Hearing was approved.

FIFTH ORDER OF BUSINESS	Public Hearing to Adopt the
Rules
Motion to Open the Public Hearing
Ms. Hinz Philippi:  The next item would be the public hearing to adopt the rules.
So, I need a motion to open the public hearing.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, opening the Public Hearing was approved.

Public Comment and Discussion
Number of Occupancy of Clubhouse Gathering
Consideration of Resolution #2025-33 Adopting the Rules	Ms. Hinz Philippi: Then we don’t have any public here today for any comments. Is there any discussion on the rules?
Mr. McConn: No. Mr. Myers: No.
Ms. Hinz Philippi: Ok, so I wanted just to make a comment here, we did approve our rules for this clubhouse before, and I just want to make a comment, remember we were talking about that our rules said a number that was too little for the size of this room and we did talk with the Fire Marshal and he did give us a number, he said the number here is 89 but, he did recommend setting it lower.
Mr. Myers: So, we could count it at 70?
Ms. Corbin: I was thinking maybe 40 or 50, you could have that many people in this room, but it’s really when they rent it, and they only have access to this room, so that’s why I was thinking 40 or 50, and I think we will be happy with 50.
Mr. Myers: Ok, I’m good with it.
(At this point several people were talking at one time, and no one conversation could be heard)
Ms. Hinz Philippi: Alright, so Patrick you said you were going to present the rules, right? We are under the item for resolution #2025-33 adopting the rules on page 20.

Mr. Collins: Yes, again, I don’t want to waste too much of the Board’s time, I know the Board has already seen these rules and recently approved them and they are the exact same form for Willow Creek I, so again, just for presenting them, we are just mirroring the same amenity rules and rates and suspension rules as well from Willow Creek I to Willow Creek II as well.
Ms. Hinz Philippi: Ok, and I just want to make sure for the record that these rules have all the items that need to be discussed, also with the suspension and legal actions, and everything. Exhibit C talks about the fee schedule and the non-resident annual fee is proposed between $2,500 to $4,000 and lost key card replacement is between $30 and
$50, and then the administrative reimbursement for any problems that we have with that is up to $500, returned checks, $50 and then amenity facilities rental is $250, and the security deposit is refundable, so I just wanted to comment on that. So, now I need a motion to approve resolution #2025-33 adopting the rules.
Ms. Collins: Andressa, I’m sorry, I just wanted to clarify that this includes the rules of procedures as well, in addition to the amenity rules. So, again, the same set of rules, it’s the same rules of procedure that Willow Creek I has, and the Board saw this the last time this District met that was included in the organizational package, so I just wanted to mention that for the record that this includes the rules of procedures as well.
Ms. Hinz Philippi: Ok.
Mr. Myers: Will this include the change of occupancy or do we have to do that in a separately?
Ms. Hinz Philippi: When we did Willow Creek I, we did not have Willow Creek II but, now we have Willow Creek II.
Mr. Myers: But I was talking about the capacity, how we were talking about it.
Ms. Hinz Philippi: We can set that up just by direction of the Board, if I’m not mistaken that’s what Jennifer said to us, that any time we needed to adjust it would be just direction from the Board, so I think that the Board could just make a motion to make sure that we are allowing 50 people to rent the clubhouse and as per the Fire Marshal we have 89 as the capacity so it wouldn’t be against any ordinance that could create a problem. Patrick, do we need a motion for that or just direction from the Board?

Mr. Collins: Just direction would be fine but, if the Board wants to think about that as well, we can provide an updated rental form but, I believe that where’s the previous 20 person cap was noted on.
Ms. Hinz Philippi: Yes.
Ms. Corbin: I have one other thing, so since we change to taking just one check for the $500 for the rental, the form still says $250 and $250, and I had a couple of people that we’re questioning that and didn’t like it, so I told them I would see if we could update the form.
Ms. Hinz Philippi: Yes, so can we do that Patrick, update the form for $500, because when we collect, we collect just one check and then when everything is good we send the reimbursement for them, so can we do that update on the form too, and then update the number of residents allowed?
Mr. Collins: Yes, I can update on the rental form but, to change the policies as they are written for the rental rates we would have to readvertise it and come back for a whole new meeting, so I probably wouldn’t want to change it on there but, just for rental form we could.
Ms. Hinz Philippi: Ok, no, just on the form. Mr. Collins: Yes, ok.
Ms. Hinz Philippi: Because we are not raising anything it’s just the way we are collecting instead of two checks we’re getting one check and then reimbursing them.
Mr. Collins: Ok.
Ms. Hinz Philippi: Alright, thank you.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, Resolution #2025-33 adopting the rules was approved.

Motion to Close the Public Hearing
Ms. Hinz Philippi: I need a motion to close the public hearing.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, closing the Public Hearing was approved.

SIXTH ORDER OF BUSINESS	Public	Hearing	to	Consider
the	Imposition	of	Special Assessments
Motion to Open the Public Hearing
Ms. Hinz Philippi:	The next item would be the public hearing to consider the imposition of Special Assessments, and I need a motion to open the public hearing.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, opening the Public Hearing was approved.

Public Comment and Discussion
Acceptance of Engineers Report
Acceptance of Master Assessment Methodology Report
Ms. Hinz Philippi: We do not have any public here today for any comment, do we have any discussion on the special assessment imposition?
Mr. McConn: No.
Ms. Hinz Philippi: Alright, so we have acceptance of the engineer’s report, and the engineers report is on page 28, and then we have there the product type, you can see Village A, Village C and Village E, and then we have the number of units for a total of 976 units for the space of Willow Creek II.  Then with that said, we have the acceptance of the master assessment methodology report. You know that the report is based on the number of units and also the allocation of resources for the work that is going to be done for sewer, water, wetlands, drainage, everything that is considered in this engineer report, roadways, stormwater management, landscape, conservation, mitigate, recreational amenities, professional services, and all that is considered for this methodology report. Rodney did provide Rich with this, and I don’t know if Rich has already joined us or not, yes I see Rich is here. So, Rich, do you want to give a little bit of presentation on the methodology, how we got to the numbers that we got?
Mr. Hans: Yes, sure. It pretty much, as Andressa was saying, it basically takes the engineers report, that was just looked at, and the total cost, and the easiest way to look at this and go to the tables in the methodology report, which start on page 64. It shows the 976 units that are going to allocated, the debt is based on the equivalent residential unit where the 50’ lots are set a 1.0, and the 40’ lots are set are at 0.80 and

the townhomes are at 0.55, and those ERUs are in relation to the original ERUs for the master when the Districts were one big District. Rodney’s report had $59,787,407 in costs and they were the roadways, stormwater, and everything Andressa listed. Then what we do from there is we take that $59,000,000 and we size a bond, and the size of the bond that would be required to fund that total amount is $84,780,000. This is like the highest, because this is our master methodology which provides a cap, it can never go over, so it uses conservative numbers like a 7% interest rate, capitalized interest for the maximum of 30 years, cost of issuance is on the high side, so we have a number that we’re not going exceed. Then table 4 allocates the cost per unit with the $59,000,000, you’ll see that a 50’ lot is approximately $72,000 in costs, down to a townhome which is
$39,000 in order to allocate the bonds to those based on the costs which are the benefits received. Then a par debt per unit for the 50’ is $102,000, 40’ is $81,000 and the townhomes are $56,000, and the per unit debt assessments are $8,000 for 50’, $6,500 for a 40’ and $4,400 for a townhome, and these are numbers that are funding the full improvements and you’ll never be able to pass those along that way, but we used the highest amount that we can, just to generalize the debt. (inaudible comment) So, that’s basically the methodology summarized for you. If anyone has any questions, I be glad to take them.
Ms. Hinz Philippi: Alright, thank you so much, Rich but I think we need a motion to accept the engineers report first on page 28.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, accepting the Engineers Report was approved.

Ms. Hinz Philippi:	Then the next motion would be acceptance of the Master Assessment Methodology Report.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, accepting the Master Assessment Methodology Report was approved.

Approving the Project and Declaring Special Assessments
Equalization of Assessments
Adoption of Resolution #2025-34 Authorizing District projects; Equalizing, Approving, Confirming and Levying Special Assessments
Ms. Hinz Philippi: The next item would be approving the project and declaring Special Assessments to fund the project, I need a motion to approve that.
Ms. Lauren: And Andressa, before we do that, we do have just a few extra questions to get on the record to support our validation, and Patrick is prepared to run through those.
Ms. Hinz Philippi: Ok.
Mr. Collins: Yes, absolutely, I could jump in there, I hope the Board will bear with us for just one moment as Lauren mentioned, we just want to reflect the record as best as possible so we have a seamless validation and a bond issuance when the time comes. I just have a few questions for Rodney first regarding his engineers report, it should be very simple and straightforward. Rodney, based on your experience are cost estimates in your report reasonable and proper?
Mr. Honeycutt: Yes, they are.
Mr. Collins: Ok. Do you have any reason to believe that capital improvement plan cannot be carried out by the District?
Mr. Honeycutt: No, I don’t.
Mr. Collins: Ok, perfect, thank you very much. So, Andressa and Rich already provided a review of the methodology report but just generally speaking and for the Board’s awareness, there are two criteria that Special Assessments have to meet in order to be valid. The first being the land is subject to the Special Assessment must receive benefit, and the second being that the Special Assessment must be reasonably apportioned among the lands subject to the Special Assessment, and so again, based on those one or two questions I just asked Rodney, I just want to ask Rich a few certifying questions regarding the methodology report. So, Rich, in your professional opinion do the lands subject to the assessments receive a special benefit from the District’s capital improvement plan?
Mr. Hans: Yes, they do.
Mr. Collins: Great, and in your professional opinion are the master assessments reasonably apportioned among the lands subject to the Special Assessments?

Mr. Hans: They are.
Mr. Collins: Great, and in your professional opinion is it reasonable, proper and just to assess the costs of the capital improvement plan as a system of improvements and against the lands in the District in accordance with the methodology?
Mr. Hans: Yes, it is.
Mr. Collins: Alright, then in your opinion, is it your opinion the special benefits going forward will receive as set forth in the final assessment roll will be equal to or in excess of the maximum master assessment thereon when allocated as set forth in the report?
Mr. Hans: Yes.
Mr. Collins: And the last one, is it your opinion that it is in the best interest of the District that the master assessment be paid and collected in accordance with the methodology in the District’s assessment resolutions?
Mr. Hans: Yes, it is.
Mr. Collins: Excellent, so I believe with that we can jump ahead to consideration of the resolution and Andressa I can give you a little bit of a break by running through this one for you.
Ms. Hinz Philippi: Alright.
Mr. Collins: So, this is a resolution of the Board of Supervisors of the Willow Creek II Community Development District authorizing district projects for construction and/or acquisition of infrastructure improvements; equalizing, approving, confirming, and levying Special Assessments on the property specially benefited by such projects to pay the cost thereof; providing for the payment and the collection of such Special Assessments by the methods provided for by Chapters 170, 190, and 197, Florida Statutes; confirming the District’s intention to issue Special Assessment bonds; making provisions for transfers of real property to governmental bodies; providing for the recording of assessment notice, and providing for severability, conflicts, and an effective date. I’ll just briefly run through these sections here, just again for the record. So, Section 1 sets forth the Board’s authority to adopt the resolution, Section 2 makes certain findings necessary for the imposition of the master assessment lien, those findings being describing the District’s authority to complete the project to levy and impose Special Assessments, finding it necessary for the public health, safety and welfare and in the best

interests of the District to provide the capital improvements, assess the costs against the benefit of lands, and issue bonds to finance the capital improvements. Finding that the capital improvements in assessments serve a proper public purpose, and that it’s necessary to issue bonds, describing the adoption of the declaring resolution, in compliance with procedural requirements of Chapter 170, including adoption of the resolutions and publication and mailing of notices, and the public hearing being conducted as of right now. Adopting the engineers report and the assessment methodology report, finding that it’s reasonable and proper, just and right to assess the cost of the capital improvements against the benefit of property as set forth in the methodology report, declaring of the capital improvements will constitute a special benefit on the property in the assessment roll, and finding that the costs are fairly allocated. Section 3 authorizes the project set forth in the capital improvement plan and authorizes the use of capital improvement plan in equal juncture with the sale of the bonds. In this section the Board also confirms that the project serves a proper essential and valid public purpose. Section 4 identifies the cost of the project and the cost to be paid by the proposed master special assessments and that they are consistent with the engineers report, and the assessment methodology report. Section 5 equalizes, approves, confirms and levies the master assessments, it describes the process for adopting supplemental assessment resolutions for specific series of bonds, adjusting the assessments and complying impact fee credits. Section 6 provides the mechanism for finalizing assessments upon completion of the capital improvement plan. Section 7 provides for the payment, repayment and collection of the master special assessments. Section 8 describes the allocation of the debt assessments and provides for the application of true up payments. Section 9 provides that certain property owned by governments is exempt from assessments. Section 10 provides for the recording of an assessment notice in the property records, and Sections 11 through 13 are self-explanatory and in administrative in nature. So, unless the Board has any questions, we would look for a motion to close public hearing and take up a motion to adopt the resolution.
Ms. Hinz Philippi: Is there a motion to approve resolution #2025-34.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, Resolution #2025-34 authorizing District projects,

equalizing,	approving,	confirming	and	levying	Special Assessments was approved.

Motion to Close Public Hearing
Ms. Hinz Philippi: Then we need a motion to close the public hearing.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, closing the Public Hearing was approved.

Ms. Hinz Philippi: Thank you, and Rich, I think you have another meeting if you need to drop off the phone and be somewhere else, so I think you’re good to go.
Mr. Hans: Ok.
Ms. Hinz Philippi: Thank you Patrick for the explanation.

SEVENTH ORDER OF BUSINESS	Ranking of Respondents to
Engineering Proposals
Ms. Hinz Philippi: The next item would be ranking of the respondents to the engineering proposals on page 82. So, we did receive a proposal from Rodney, for Honeycutt & Associates, and his qualifications. Then we have I think a second proposal that sent us something, let me see. No, I think I saw something but, no there was only one respondent who was Rodney. So, on page 82, we do have to chose an engineer, and we did ask for requests for qualifications for proposals from engineers and I do only see Rodney’s firm here. So, I think it will be easy to qualify an engineer and we have his qualifications here, and everything that he does, and of course he is our current District engineer for Willow Creek I. So, do you guys want to rank his firm as the #1 firm, to be qualified for Willow Creek II because we don’t have any others to rank. So, Patrick, we just approve his proposal?
Mr. Collins: Yes, so if the Board wants to go ahead and just formally rank Rodney’s proposal, even though it is the only one as the #1 ranked proposal and then we can combine the fee, formalize procedures and transfer a notice of intent to award it and then get working on preparing the agreement.
Ms. Hinz Philippi: Ok.

Mr. McConn: I make a motion to approve Rodney’s proposal as the #1 ranking engineering proposal.
Ms. Lauren:	And just for the record, that would be a motion to rank Rodney’s proposal #1 and authorize staff to negotiate a contract.
Mr. McConn: Yes, and authorize staff to negotiate a contract.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, ranking Honeycutt & Associates as the #1 ranked engineer firm and authorize staff to negotiate the contract for Willow Creek III was approved.

EIGHTH ORDER OF BUSINESS	Ratification	of	Resolution
#2025-10	Establishing Checking Account and Designating		Account Signatories
Ms. Hinz Philippi: The next item would be ratification of resolution #2025-10, and this resolution is to establish a checking accounting, designating account for signatories for Willow Creek II. We did select Wells Fargo as the bank.
Mr. McConn: Yes, Wells Fargo. Ms. Hinz Philippi: Yes.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, ratifying Resolution #2025-10 establishing a checking account and designating account signatories was approved.

NINTH ORDER OF BUSINESS	Assignment for Existing Vendor
Contracts from Willow Creek I to Willow Creek II
Assignment of Agreements for:
Pest Control Services with Massey Services, Inc.
Pool Maintenance Services with Loggins Pool Cleaning, LLC
Security Services with Strada Services, LLC
Amenity Management Services with Community Association and Lifestyle Management II, LLC
Janitorial Maintenance Services with CSS Clean Star Services of Central Florida, Inc.
Lake Maintenance Services with Solitude Lake Management, LLC
Landscape and Irrigation Maintenance Services, Weber Environmental Services, LLC
Ms. Hinz Philippi: Now, item No. 9 is the assignment for the existing vendor contracts that we have from Willow Creek I to Willow Creek II. So, we have pest control services with Massey Services, pool maintenance services with Loggins Pool Cleaning, security services with Strada Services, amenity management services with Community Association and Lifestyle Management II, janitorial maintenance services with CSS Clean Star Services, lake maintenance services with Solitude Lake Management, and landscape irrigations maintenance services with Weber Environmental Services. We need a motion to assign those agreements to Willow Creek II.

On MOTION by Mr. McConn seconded by Mr. White with all in favor, assigning existing vendor contracts from Willow Creek I to Willow Creek II as listed above and stated on the record by Andressa Hinz Philippi was approved.

TENTH ORDER OF BUSINESS	Staff Reports
Ms. Hinz Philippi:	The next item would be staff reports, attorney, do we have anything additional besides what we already talked about Patrick and Lauren?

A. Attorney
Mr. Collins: Nothing further from our end, I appreciate the Board’s patience today and I appreciate Rodney and Rich for being here, so I thank you all very much.
Ms. Hinz Philippi: Alright, thank you.

B. Engineer
Ms. Hinz Philippi: Rodney, anything on your end? Mr. Honeycutt: No, I don’t have anything else.
Ms. Hinz Philippi: Alright.

C. Manager
Ms. Hinz Philippi: So, for me, I would like to get any approvals that we need for field. First the items that we did present, I think the only one that we need approval for would be the erosion and then the cameras if you guys want to do that.
Ms. Corbin: Yes.
Ms. Hinz Philippi: So, do I have a motion to approve?
Mr. McConn: Yes, motion to approve Weber proposal for option #2.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, accepting the proposal from Weber Environmental Services, option #2 in the amount of
$13,725 to install cord grass and 200 bales of pine straw to regrade the erosion areas was approved.

Ms. Hinz Philippi: And then for three cameras from Strada.
Mr. McConn: Motion to approve additional cameras for the clubhouse.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, authorizing to install 3 additional cameras for the clubhouse was approved.

ELEVENTH ORDER OF BUSINESS	Financial Reports
A. Funding Request #2
Ms. Hinz Philippi: The only extra item I have is the funding request #3, and it says funding request #2 but that should be #3, and we were looking for funds to run like field operations, and also administrative, and other items.  So, funding request #3 is for
$55,514.87.
Mr. McConn: Ok.
Ms. Hinz Philippi: So, I need a motion to approve the funding request.

On MOTION by Mr. McConn seconded by Mr. Thomas with all in favor, Funding Request #3 was approved.

TWELVE ORDER OF BUSINESS	Supervisors Requests and
Audience Comments
Ms. Hinz Philippi:	The next item would be Supervisors request, are there any Supervisor’s requests at this time?
Mr. McConn: No.
Ms. Hinz Philippi:	Alright, and audience, we do not have any audience for any comments.

THIRTEENTH ORDER OF BUSINESS	Adjournment

Ms. Hinz Philippi: Alright, so I just need a motion to adjourn.

On MOTION by Mr. McConn seconded by Mr. Myers with all in favor, the Meeting was adjourned.

Secretary /Assistant Secretary	Chairman / Vice Chairman