Sanctuary Cove Community Development District

Public Facilities Report

Dated: December 1, 2012

Fishkind & Associates, Inc.
District Manager 12051 Corporate Boulevard
Orlando, Florida 32817
Ph: 407.382.3256

SANCTUARY COVE COMMUNITY DEVELOPMENT DISTRICT TABLE OF CONTENTS

PURPOSE AND SCOPE

GENERAL INFORMATION

PUBLIC FACILITIES

PROPOSED EXPANSIONS OVER THE NEXT FIVE YEARS

REPLACEMENT OF FACILITIES

PURPOSE AND SCOPE

This report is provided at the request of the Sanctuary Cove Community Development District (the “District”) to comply with the requirement of Section 189.415, Florida Statutes, regarding the Special District Public Facilities Report. It is the intention of this report to provide general descriptions of public facilities owned by the District together with any currently proposed facility expansion programs within the next five years.

GENERAL INFORMATION

The District is currently comprised of approximately 225.22 acres located entirely within Manatee County, Florida. The District was established on October 15, 2007, by City of Palmetto Ordinance No. 07-952, adopted by the City Council of the City of Palmetto.

PUBLIC FACILITIES

The District does not currently own, operate or maintain any public improvements or community facilities. Furthermore, the District does not intend to plan, construct, install, acquire, finance, manage or operate public improvements or community facilities within the District over the next year. However, the District has adopted an Improvement Plan, which may be implemented in the future. A copy of the last adopted Improvement Plan is attached hereto as Exhibit A.

PROPOSED EXPANSIONS OVER THE NEXT FIVE YEARS

The District does not have plans to expand public improvements or community facilities within the District over the next five years. Provided however, the district may acquire the existing stormwater management system and other components of the Improvement Plan within the District’s boundaries.

REPLACEMENT OF FACILITIES

The District currently does not own any facilities within the District.

EXHIBIT A

SANCTUARY COVE COMMUNITY DEVELOPMENT DISTRICT

ENGINEER'S REPORT

Prepared for:

BOARD OF SUPERVISORS SANCTUARY COVE
COMMUNITY DEVELOPMENT DISTRICT

Prepared bv:

FLORIDA ENGINEERING
AND ENVIRONMENTAL SERVICES, INC. (FEES) 4519 GEORGE ROAD, SUITE 130
TAMPA, FL 33634
PH: 813-880-9106 / FAX: 813-880-9055
E-Mail: dbartelt@flaengineering.com

FEES' Project No.: E06-029.07

October 30, 2007
Revised December 3, 2007

SANCTUARY COVE COMMUNITY DEVELOPMENT DISTRICT

TABLE OF CONTENTS
INTRODUCTION	1
PURPOSE AND SCOPE	l
THE DEVELOPMENT	2
THE PROJECT	4
PROPOSED IMPROVEMENTS	4
Stormwater Management Facilities	4
Roadway	6
Water, Wastewater and Reclaimed Water Facilities	7
Off-site Improvement s	8
Miscellaneous	9
PERMITTING	10
VIL	RECOMMENDATION	12
REPORT MODIFICATION	12
CONCLUSION	13
EXHIBITS	15
LOCATION MAP
LEGAL DESCRIPTION
LAND USE BREAKDOWN
CITY OF PALMETTO - APPROVED OVERALL SITE PLAN
ROADWAY TYPICAL SECTION
PUBLIC/PRIVATE ROADWAY(S) DEPICTION
DETERMINATION OF PROBABLE ACQUISITION AND CONSTRUCTION COSTS

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ENGINEER'S REPORT SANCTUARY COVE

INTRODUCTION

The Sanctuary Cove Community Development District (District) is located along the northern shore of the Manatee River within the annexed incorporated limits of the City of Palmetto. The District was established as a "community development district" (CDD) in accordance with applicable Florida statutes and as a local unit of special purpose government. The District will contain approximately 225 acres. Exhibit 1 of this report illustrates the geographic location of the District within the City of Palmetto. The primary use of land is comprised of residential area; roadway area right-of-ways, recreation areas, stormwater management, and the other uses described above. (See Exhibit 3 - Land Use Breakdown for areas.)

PURPOSE AND SCOPE

Contained within this report is a description of the public infrastructure to be constructed or acquired by the District. The District will finance, construct, operate, and maintain specific portions of the proposed capital improvements. A financial advisor has been retained by the District, who will develop the assessment and financing methodology to be utilized. Some of the capital improvements will be completed by Sanctuary Residential Partners, LLC (SRP), the primary developer of the project and will be acquired by the District with the bond proceeds issued by the District. SRP will finance and construct the capital improvements that are not financed by the District.

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The predominant portion of this report provides descriptions of the proposed improvements, determination of estimated probable construction costs, and the corresponding benefits associated with the implementation of the described improvements. Detailed Site Construction Plans and specifications are prepared for the improvements described herein. The engineer has considered, and in specific instances has relied upon, the information and documentation prepared or supplied by others, and information that may have been provided by public entities, public employees, the developer, site construction contractors, other engineer professionals, land surveyors, and the District Board of Supervisors, its staff and consultants.

THE DEVELOPMENT

Sanctuary Cove will consist of single family, detached residences, multi family and commercial retail uses. The Project is a planned mixed development community that will consist of 255 single family lots, 771 multi family and 200,000 SF of commercial retail development (the "Development"). The Development is located along the northern shore of the Manatee River in Manatee County, Florida. The Development lies within Sections 13, 18, 19 & 24 / Township 34S  I  Range 18E, all  within  Manatee  County,  Florida.   (Please   see Exhibit  2 -  Legal
Description.)   The City of  Palmetto (City)  Commission  annexed  the  property from Manatee

County to the City in 2004. Sanctuary Cove received zoning approval by the City Commission in September, 2005. At the same meeting, the City granted SRP's request for a series of variances from the Land Development Code. Conditions were applied to the aforementioned zoning and have been incorporated into the Development. The Development will be developed/constructed in one phase.

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THE PROJECT

The Project consists of all of the public infrastructure described in the first paragraph of Section II above.

The primary portions of the Project will entail stormwater pond construction, internal roadway(s) built to an "urban" typical section. One typical section will consist of a 80' R/W the other will be a 50' R/W. Both typicals will utilize "Miami" curb and gutter (see Exhibit 5 - Roadway Typical Section). There will be 1685 LF of 50' R/W roadway and 1400 LF of 80'R/W roadway which will be "public" and CDD funded, see Exhibit 6 - "Public/Private Roadway Depiction".

There will also be stormwater structures and conveyance culverts within the Project which will outfall into the master stormwater facility of the Project. Mass grading of the single-family lots, multi-family parcels and commercial/retail parcel will be undertaken at this time, but will not be CDD funded. Installation(s) of the water distribution, wastewater collection, and reclaimed water system(s) will be performed at this time. Stubout(s) of the above described system(s) will be done for the multi-family parcels and commercial/retail parcel for their future connection(s). Below ground installation of power, telecommunications, cable TV and natural gas will occur, but will not be funded by the District.

As a part of the "recreational" component of the Project, a turning basin area will be constructed

/ excavated which will allow the pubic access to and from the Development via the Manatee River. In order to have public access from the Manatee River to the proposed turning basin at

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low tide events, it will be necessary to dredge a channel from the existing canal, out (south) approximately 1,000'. This dredging will be performed within a State of Florida Sovereign Submerged Land Easement, which has been applied for by the Developer and will be acquired by the District. A wetland mitigation area will be constructed within the southwestern portions of the District in proximity to the above described. This mitigation area will be graded, contoured and planted in accordance with the approved SWFWMD ERP permit.

PROPOSEDIMPROVEMENTS

The infrastructure improvements include, but are not limited to, the following:

Stormwater management facilities consisting of two (2) wet detention areas to be contained within the District boundaries. Stormwater runs off via roadways to curb and gutter, storm inlets and storm culverts convey into the proposed stormwater facilities for water quality treatment and attenuation. There are two (2) wet detention pond(s) for stormwater treatment and attenuation. These two(2) basin areas are approximately 35 acres. Storm sewer inlets, manholes, and culverts will then convey the discharge from the proposed wet detention facilities to the ultimate receiving outfall, the Manatee River. The Manatee River is under tidal influence at the location of outfall and as such the District could discharge to it without attenuation. However, the design provides for more attenuation than required. The primary point of attenuation and discharge will be via a broad crested weir, 70 linear feet in length located within the SW portion of the proposed stormwater facility, which will separate the primary stormwater facility from the Manatee River. The District will also utilize four (4) separate FDOT Type "H" grate inlets as weir discharge from the Manatee River. These will discharge at locations along the District's southerly periphery.

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The two (2) proposed storrnwater basins will utilize wet detention with littoral zone construction to facilitate biological pollutant assimilation to achieve water quality treatment. Water quality discharge to the existing ditch located along the project's westerly boundary will be done. The smaller of the two (2) storrnwater facilities located within the NE confines of the project will function to provide additional water quality treatment for the future commercial retail parcel. The larger of the two (2) stormwater facilities will be constructed with a concrete wall around its periphery as per the ERP requirements.

A double (2) 5' x 12' box culvert to convey the flow of the existing westerly ditch (within it's southerly confines) into the Manatee River will also be installed. There will also be a double (2) 54" DIA conveyance system for the offsite contributing drainage area located along the project's northeasterly project boundary. This system will ultimately outfall directly into the Manatee River.

The Federal Emergency Management Agency (FEMA) Flood Zone Elevation for the property varies within the property. As stated previously, there are positive outfalls associated with this proposed Project into the Manatee River. FEMA Flood Zone Community Panel No. 120153 0193 B (dated 3/15/84) reveals that the property contains zone(s) A-8, Band C. The City of Palmetto requires minimum finished floor elevation to set 6" above the Base 100 year elevation. Therefore, minimum finished floor elevation of 8.50 (NGVD 1929) is utilized. As previously stated, the Development requires discharge of storrnwater into the "tidally" influenced portion of the Manatee River. 100 year floodplain encroachment compensatory storage mitigation is not required.

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During the construction for the two (2) stormwater management facilities, infrastructure, as well as for the proposed roadway system, the contractor will be required to adhere to a Stormwater Pollution Prevention Plan (SWPP) as required by FDEP as delegated by the Environmental Protection Agency (EPA). The SWPP will be prepared to depict for the contractor the proposed locations of floating and staked turbidity barriers specifically along the downgradient side of any proposed construction activity in adjacency to the river's edge and wetland edges. The site contractor will be required to provide the necessary recording on various forms associated with erosion control, its maintenance and rainfall events that may occur during construction activity.

Roadway:

The proposed public roadway section(s) to be funded by the District are to be 50' R/W - 24' wide, 2% graded cross slope with miami curb and gutter on both sides. The other public roadway section to be funded by the District is to be a 80' R/W with 48' of pavement (2 - 12' lanes inbound and outbound) with a raised median. The two lane widths inbound and outbound will be cross sloped 2% down from the median to the edge of pavement where a 2' side Miami curb and gutter will be installed for stormwater conveyance. The proposed roadway section will consist of stabilized subbase, cement treated base and asphalt riding surface. The proposed Miami curb is to be 2' wide, 12" deep concrete curb, placed along the exposed limits of the proposed roadway section for purposes of protecting the integrity of this section and also to provide stormwater runoff conveyance to the proposed stormwater culvers. Please see Exhibit "6", attached, which depicts the limits of "Public and Private" roadways within the Development.

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It will be necessary for the requisite signing and pavement markings within the proposed public roadways to occur, as well as street signs depicting street name identifications, and addressing, which will be utilized by the residents and public. As stated above, the District's funding of roadway construction will occur for only those roadways lying outside of the Guard Gate designated as public as depicted on Exhibit 6 - "Public/Private Roadway(s)".

Water, Wastewater and Reclaimed Water Facilities:

A potable water system inclusive of gate valves, fire hydrants and appurtenances will be installed behind a 10" diameter master water meter for the Development. The water service provider will be the City of Palmetto. The water system will be a "looped" system consisting primarily of a 10" dia PVC watermain. It will be installed within the proposed roadway R-O­ W's within the District. This water will provide the potable (domestic) and fire protection services which will benefit the entire District.

A domestic wastewater collection system inclusive of gravity sanitary sewer mains, sewer laterals, pump station(s) and pressure force mains will be installed. The gravity sanitary sewer mains will be from 6" to 12" in diameter, depending on the quantity of peak domestic sewage flow it would be conveying. The gravity sanitary sewer lines will be placed inside of the proposed roadway's R-O-W's, more specifically, lying down the middle of the proposed paved roadways. Branching off these afore described sewer lines would be the "laterals" which will be placed at specific locations along the sewer line, to allow for the gravity collection of domestic sewage from the proposed project inhabitants. Three (3) sanitary sewer pump stations are proposed within the District to collect the gravity sanitary sewer and pump it to its specific

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outfall location via peak use force main. Two (2) of the three (3) sanitary sewer pump stations will pump the sewage to "gravity" outfalls lying within the District. The third (3rd) proposed sanitary sewer pump station (Terminal Station) will pump the sewage from the overall project via pressured force main and tie into (manifold) the existing City of Palmetto sanitary sewer force main lying within US Hwy 301 R/W which will be the project's point of connection.

A reclaimed water system is to be installed within the project. The system will consist of 6" dia reclaimed water main which will be "looped" within the project. There will be 6" dia gate valves and future stub outs for connection/use serving the lands within the District. The reclaimed water system will connect into the reclaimed water main lying within the US Hwy 301 R-0-W. The City of Palmetto will provide this service. The reclaimed water system will function as the project's irrigation distribution system. Irrigation wells to be funded by the District will be installed onsite to supplement when the City of Palmetto cannot provide a supply of reclaimed water.

Off-Site Improvements:

US Hwy 301 which lies along the project's north boundary is the primary point of ingress/egress for the project. It will be necessary to make "turn lane" improvements on US Hwy 301 in order to facilitate the Developer's proposed traffic impact. The proposed improvements are to be a westbound to southbound left turn construction(s) on US Hwy 301. It will also be necessary to construct an eastbound to southbound exclusive right turn lane off of US Hwy 301 to the project's main entrance.

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The District is expected to participate in the design permitting, funding and construction of a traffic signal which will be installed at the Development's primary ingress/egress drive onto US Hwy 301. The signal to be installed will be a "four legged" intersection that being US Hwy 301 east and west, Canal Road to the north and the Development's primary ingress/egress drive.

The District will also participate with the City of Palmetto in paying a proportional share of the costs associated with the extension(s) of the City of Palmetto's water, wastewater and reclaimed water system(s) which is to provide utility service(s) for the benefit of the Development.

The site construction activities associated with the project, are anticipated for completion by May, 2008. Upon completion of these improvements, inspection / certifications will be necessary from the Southwest Florida Water Management District (SWFWMD); the Manatee County Health Department (water distribution system), Florida Department of Environmental Protection (FDEP) (wastewater collection) and the City of Palmetto.
Miscellaneous:

The stormwater improvements, landscaping, mitigation area(s), 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 improvements will benefit the Development for the intended use as a mixed use planned development. Land acquisition costs of the stormwater ponds may be financed by the District and such acquisition costs are included in the cost estimates under the Stormwater Management category. The lands being acquired are a necessary part of the District's Stormwater System, previously described.

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Landscaping, inclusive of streetscape, trees, irrigation, utility sleeves and street lighting within the project at an estimated cost of $2,000,000 to the District.

Permits/ design consultant fees, which is inclusive of civil engineering, land surveying, wetland biologist, architects, landscape architects, legal, permit submittal fees, etc., are estimated to be
$1,500,000.

Home builders will be responsible for funding the costs associated with the onsite water, sewer and reclaimed water connection fee(s) to serve the individual home sites.

PERMITTING

Permits obtained and pending for the construction of the infrastructure improvements at Sanctuary Cove are noted in the following tables:
SURFACE WATER MANAGEMENT	
AGENCIES	SUBMITTAL DATES:	PERMIT NUMBERS:	STATUS:	
Southwest Florida	8/30/2006	43022864.003	Approved/Issued	
Water Management			1/30/2007	
District (SWFWMD)				
(ERP)				

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SITE CONSTRUCTION I INFRASTRUCTURE	
AGENCIES	SUBMITTAL DATES:	PERMIT NUMBERS:	STATUS:	
Manatee County Health Department	
5/4/2007	
DSGP-0133088-045	Approved/Issued 5/29/2007	
Florida Department of Environmental Protection	5/4/2007	CS41-0037678.035	Approved/Issued 8/17/2007	

City of Palmetto	
2/20/2007	
NIA	
Approved/Issued 6/13/2007	

AGENCIES	SUBMITTAL DATES:	PERMIT NUMBERS:	STATUS:	
Florida Department of Environmental Protection (FDEP)
NPDES	
1/9/2007		
Pending	

Florida Department of Transportation (FDOT) Access Connection	
10/10/2007		
Pending	

We are of the opinion that all permits not heretofore obtained, which are necessary to implement the improvements described herein, can be obtained in the ordinary course of development.

RECOMMENDATION

As previously described within this report, the public infrastructure is necessary for the functional operation and development within the District as required by the City of Palmetto. The site planning, engineering design and construction plans production of the infrastructure is in accordance with the applicable requirements of the City of Palmetto and the Southwest Florida Water Management District (SWFWMD). It should be noted that the infrastructure will provide its intended use and function so long as the construction and installation is in substantial

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conformance with the design constmction plans and regulatory permits.

Items utilized in the Determination of Probable Acquisition and Construction Costs for this report are based upon current plan quantities for the infrastmcture as shown on constmction drawings incorporating specifications in the most recent review comments received from SWFWMD and the City of Palmetto.

REPORT MODIFICATION

During development and implementation of the improvements as described for the District, it may be necessary to make modifications and/or deviations from the plan. However, if such deviations and/or revisions do not change the overall primary objective of the plan for improvements, then the costs for the same do not exceed the amounts as herein determined, and consequently, such changes would not materially affect the plan.

CONCLUSION

It is our professional opinion that the infrastmcture costs provided, based upon our Determination of Probable Acquisition and Construction Costs provided herein for the District, are reasonable to complete the constmction of the infrastmcture. Furthermore, the infrastructure improvements will benefit and add value to lands within the District. Be advised that all such infrastmcture, public improvements, and community facilities to be funded by the District are within the parameters of Florida law.

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The Determination of Probable Acquisition and Construction Costs of the infrastructure 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 Hillsborough and Manatee Counties. Furthermore, the quantities are a derivative of line items taken off from our construction documents and construction contracts as of this date. 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 project construction continues in a timely manner, it is our professional opinion that the proposed 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 Hillsborough County and Manatee County, which we believe to be necessary in order to facilitate accuracy associated with the Determination of Probable Acquisition and Construction Costs. Based upon the information above, it is our professional opinion that the acquisition and construction costs of the proposed project can be completed at the cost as stated.

Florida Engineering and Environmental Services, Inc. (FEES) EB #5804

David W. Bartelt, P.E., Principal Professional Registration No. 35466

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SANCTUARY COVE COMMUNITY DEVELOPMENT DISTRICT

LIST OF EXHIBITS

EXHIBIT 1	LOCATION MAP EXHIBIT 2	LEGAL DESCRIPTION EXHIBIT 3	LAND USE BREAKDOWN
EXHIBIT 4	CITY OF PALMETTO APPROVED OVERALL SITE PLAN EXHIBIT 5	ROADWAY TYPICAL SECTION
EXHIBIT 6	PUBLIC/PRIVATE ROADWAY(S) DEPICTION

EXHIBIT 7		DETERMINATION OF PROBABLE ACQUISITION AND CONSTRUCTION COSTS

EXHIBIT 1 LOCATION MAP

EXHIBIT 2 LEGAL DESCRIPTION

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EXHIBIT 3

LAND USE BREAKDOWN

EXHIBIT 3 - LAND USE BREAKDOWN

LAND TYPE	ACREAGE	
Residential Lots	60.10	

Multi Family Tracts	
21.86	

Commercial/Retail Tract	
17.52	

Road R-o-W	
9.99	

Stormwater Facilities	
34.71	

Recreation/	
81.34	
Wetlands/Mitigation Area(s)		
TOTAL	225.52	

EXHIBIT4

CITY OF PALMETTO APPROVED OVERALL SITE PLAN

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EXHIBIT 5 ROADWAY TYPICAL SECTION

COHSTRUCnON
 	80' PROPOS§)_ R	

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PROPOSCD
GRAD€ (SEE Pl.AN)

CONCR!:TE
SIDEWAU<

SANITARY SE'M'.
TYPICAL ROADWAY SECTION
80'  BIGHT•OF•WAY
(E:     CM1W1. S1t ,._.	1HEll 11)
N.1.S.
(j) 2" TYPE S-3 ASPHALT
10• CEMENT-STABK.IZEO BASE 0£SICNEO ACCOROfNG TO lliE TECHNICAL SPECIFIC.A TlONS DESCRIBED IN APPENDIX I Of THE GCOTE<H<ICAL REPORT.
Cl) a• IN Slru DR BORROW MATERIAL STABILIZED BY BLENDING WITH SHELL TO A -UM	LBR Of 40,C:. COMPACTED TO 98X OF M001f1£0 PROCTOR MAXIMUM DENSITY (AASHTO T- 180), flOAIOA DOT SEC. 180.

a':"NTERUNE
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PROPOSED PVC
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EXHIBIT6 PUBLIC/PRIVATE ROADWAY(S) DEPICTION

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PUBLIC/PRIVATE ROADWAY DEPICTION PLAN

SANCTUARY COVE
CITY OF PALMETTO, FLORIDA

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EXHIBIT 7

DETERMINATION OF PROBABLE ACQUISITION AND CONSTRUCTION COSTS

DETERMINATION OF PROBABLE ACQUISITION AND CONSTRUCTION  COSTS0)

The project includes the planning, financing, acqms1t1on, construction, reconstruction, equipping and installation of certain infrastructure improvements pursuant to Chapter 190, Florida Statues, as amended, including, without limitation, the following:

Description	Estimated Cost	
Roadway Improvements(Z)	$2,635,400	
Stormwater Management Facilities0)	$11,510,400	
Water and Sanitary Sewer Facilities and Reclaimed	$5,910,400	
Sitework	$1,000,000	
Wetland Mitigation	$4,435,400	
Off-Site Improvements	$3,710,400	
Total Project Costs	$29,202,000	

( I )	The categories and estimated costs of the project are subject to modification.

< 2

>	Includes entry signage and landscaping.

< 3

)	Includes recreation improvements.

C:\DOCUME~ I \LAK\LOCALS~ I \Temp\Exhibit 7 Construction Costs.doc