CDD landowners’ and board meeting book · 2026-11-03

What the document adds#

• The book schedules landowners’ and regular board meetings for November 3, 2026 at 11 a.m. The agendas include supervisor elections, officer elections, April minutes, a hearing on revised rules, goals reporting, a budget amendment and audit renewal. These are scheduled items, not completed decisions.

  Upcoming meeting agendas · PDF pages1, 2, 11 ↗ Opens a leaving notice in a new tab.

• The enclosed July 13, 2023 landowners’ minutes report 525 proxy votes assigned to Dovber Blasberg and the initial five-seat election. The copy has blank attestation lines and is included for approval in the November 2026 agenda; it does not describe a 2026 election outcome.

  Minutes: July 13, 2023 · PDF pages7, 8 ↗ Opens a leaving notice in a new tab.

• The enclosed April 22, 2026 minutes report that Michael McElligott administered David Neumann’s oath before the meeting. Neumann, Yitzchok Braun and Jonathan Zion are listed as attending supervisors. This supplies the later oath evidence missing from the February minutes.

  Minutes submitted for approval: April 22, 2026 · PDF page13 ↗ Opens a leaving notice in a new tab.

• The April minutes report 3–0 votes to certify the FY2026–27 debt assessments and approve a Developer Funding Agreement, with the chair designated to sign. The executed agreement and payment evidence are not attached here.

  Minutes submitted for approval: April 22, 2026 · PDF page13 ↗ Opens a leaving notice in a new tab.

• The April minutes report unanimous adoption of Resolution 2026-03 for the FY2026–27 final budget, Resolution 2026-04 for the meeting schedule and Resolution 2026-05 setting a landowners’ meeting. The attestation lines on this copy are blank.

  Minutes submitted for approval: April 22, 2026 · PDF pages14, 15 ↗ Opens a leaving notice in a new tab.

• Proposed Resolution 2026-06 would set a public hearing on revised procedural rules. Its hearing date/time/location and the rules’ effective date remain blank. The included rule text is a proposal, not evidence of adoption.

  Proposed resolution and rules · PDF pages16, 17, 87 ↗ Opens a leaving notice in a new tab.

• The proposed goals report marks the annual-audit “No findings” measure NO without an explanation; other listed measures are marked YES. This unexplained form response is not an auditor’s finding or proof of a compliance failure.

  Proposed goals report · PDF pages88, 89, 90 ↗ Opens a leaving notice in a new tab.

• The FY2025–26 operating-budget amendment presented for November 3 would reduce revenue and expenditure budgets from $119,825 to $75,837. The proposed amended revenue consists of developer contributions, with zero O&M and debt assessments. Adoption is not established by this advance book.

  Proposed FY2025–26 budget amendment · PDF pages91, 94 ↗ Opens a leaving notice in a new tab.

• The operating table’s year-to-date actual column ends September 29, 2026 and reports $58,527 revenue, including $58,438 developer contributions and $89 interest, against $64,409 expenditures, a $5,882 shortfall. These unaudited interim figures are separate from the proposed budget and the earlier FY2025 audit.

  Interim actual column through September 29, 2026 · PDF page94 ↗ Opens a leaving notice in a new tab.

• The operating sheet also prints a $14,359 September 30, 2026 fund balance using $0 FY2025–26 budget activity. That budget roll-forward is not a reconciliation of the separate $5,882 interim actual shortfall.

  Budget roll-forward and interim columns · PDF page94 ↗ Opens a leaving notice in a new tab.

• The debt-service actual column through September 29 reports $842,891 revenue, including $826,852 bond proceeds, $16,026 interest and a $13 transfer; interest expenditures are $185,264 and the excess is $657,627. The amended budget instead gives $657,701. These dated columns do not establish present cash.

  Proposed debt-service amendment and interim actuals · PDF page95 ↗ Opens a leaving notice in a new tab.

• A note states that the November 1, 2026 interest payment of $260,528 is to be developer funded and that capitalized interest was set up through May 2026. The book does not confirm that the payment was made, identify a delinquency or establish a default.

  Budget note dated October 27, 2026 · PDF page95 ↗ Opens a leaving notice in a new tab.

• The notes allocate the existing $8.99 million bond proceeds between $8,163,148 capital projects and $826,852 debt service. They list $414,200 issuance costs and approximately $7,748,948 projected capital outlay. The outlay is expressly projected; these allocations are not additional bond issuance or verified completed spending.

  Proposed budget notes · PDF page95 ↗ Opens a leaving notice in a new tab.

• The sheet reports $8.99 million par as of September 30, 2026, coupons of 4.375%–6.00%, May 2056 maturity, principal due May 1 and interest due May 1 and November 1. These are district bond terms, not the OP-company mortgage terms.

  Dated bond information · PDF page95 ↗ Opens a leaving notice in a new tab.

• Management recommends exercising Grau & Associates’ renewal option for the September 2026 and September 2027 year-end audits at proposed fees of $3,700 and $3,800. The memo notes the former exceeds its budgeted audit fee; it does not establish board approval.

  Audit-renewal recommendation · PDF page96 ↗ Opens a leaving notice in a new tab.

Financial tables#

Advance meeting materials; the middle column is proposed for adoption. Actuals are unaudited and end September 29. The separate printed budget fund balance is not treated as an actual closing balance. PDF page94 ↗ Opens a leaving notice in a new tab.

Budget and interim columns are different measures. The allocation comes from the existing $8.99 million issue; it is not new borrowing. PDF page95 ↗ Opens a leaving notice in a new tab.

How to read this document#

Obtained November 1, 2026. November 3 elections, votes, adopted resolutions and audit renewals are not established by this advance agenda book.

The enclosed April minutes are submitted for approval, with blank attestation lines. They report actions on April 22, not November 3.

Interim actuals, amended budgets, projected capital outlay and payment plans are preserved separately. No bank statement, trustee payment confirmation or FY2026 audit accompanies these tables.

No RTF was supplied in this package; no unverified companion URL is invented.

The requested final December 11, 2025 methodology, exact final October 22 engineer-report version and complete final offering attachments were not located in the bounded public follow-up. This is a retrieval limit, not proof they do not exist.

Fact citations count PDF pages from the cover. RTF layout and printed packet numbering may differ. Summaries are selective; consult the original for complete wording and exhibits.

Agenda’s document index#

These are the agenda’s own printed page references, preserved as a finding aid. A listed item may be a proposal, repeated attachment or “under separate cover” notice.

• Initial July 13, 2023 landowners’ minutes · printed page 5
• April 22, 2026 board minutes · printed page 11
• Proposed revised-rules hearing · printed page 14
• Proposed goals report · printed page 86
• Proposed FY2025–26 amended budget · printed page 89
• Audit renewal · printed page 94

Related claims#

• The advance November 3 CDD book describes the November 1, 2026 interest payment as to be developer funded.

Timeline events#

• April 22, 2026 · CDD minutes report Neumann’s oath, assessment certification and funding-agreement approval
• November 3, 2026 (scheduled) · Landowners’ and regular CDD board meetings scheduled

Original documents#

Published PDF ↗ Opens a leaving notice in a new tab. · District document listing ↗ Opens a leaving notice in a new tab.

Page citations refer to the PDF. When supplied, the RTF version may have different formatting or omit images.