Public Facilities Report

Reunion West
Community Development District

August 1, 2016

By:	Governmental Management Services-Central Florida, LLC District Manager
135 West Central Boulevard, Suite 320
Orlando, Florida 32801 Table on Contents

Purpose and Scope
General Information
Public Facilities
Proposed Expansion Over the Next Ten Years
Replacement of Facilities

Public Facilities Report
Reunion West Community Development District August 1, 2016

Purpose and Scope
This report is provided at the request of Reunion West Community Development District (the "District") as an obligation under Section 189.08 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
10 years. The Public Facilities Report and Annual Notice of any changes be submitted to the local government and posted on the District's website. This information shall be required in the initial report and updated every 7 years at least 12 months before the submission date of the evaluation and appraisal notification letter of the appropriate local government.
Introduction
The District is a local unit of special purpose government of the State of Florida (the "State") created in accordance with the Uniform Community Development District Act of 1980, Florida Statutes, as amended (the "Act"), by Ordinance No. 01-31 of the Board of County Commissioners of Osceola County, Florida. The Development is bifurcated by Interstate 4 and County Road 545, and is adjacent to County Road 532 and Champions Gate, an established resort community. The District is approved for 699 single-family units, 1401 multi-family units, 1,000 hotel rooms, and 210,000 square feet of commercial use.
Ill. Public Facilities
The District has constructed and/or acquired the facilities detailed in the Districts Engineer's Report which is attached as Exhibit A
Proposed Expansions over the Next Ten Years
The District has no plans to expand the facilities within the next 10 years.

Replacement of Public Facilities
There are currently no plans to replace the District's public facilities.
Anticipated Completion Date
Unknown at this time

Exhibit A Engineer's Report

_ 1,�	_ .n

Engineer'sFCorost Report

�
Reunion West Community Developmer1t District
Osceola County, Florida
Revised:   February 27, 2002
March 15, 2002
June 5, 2003
June 23, 2003
August 12, 2004
April 9, 2009
November 14, 2013
December 12, 2013
October 29, 2014
February 11, 2016

Prepared by:
Boyd Civif Engineering, Inc. 6824 Hanging Moss Rd.
Orlando, Fl 32807

Prepared for: Reunion West CDD
135 West Central Blvd. Suite 320
Orlando, Fl 32801

�rBEOYD

IL

N G I N E E R I N G

6824  Hanging  Moss  Road O    Orlando,  Florida 32807
407-494-2693  ° www.BoydCivll.com

February 8, 2016

Mr. George Flint District  Manager

Reunion West Community Development District
135 West Central Blvd.	
Suite 320

Orlando FL 32801
RE:	Reunion West COD
Revised Engineer's Report for the February 11, 2016 Board Meeting
Dear Mr. Flint:

Submitted herewith is an updated Engineer's Report for the Reunion West CDD. This report is being submitted for the Board of Supervisors consideration during the February 11, 2016 meeting ofthe CDD Board of Supervisors.

This revision includes corrections to Table VI.2C and Exhibit 4A to show that Assessment Area 1 has 161 Lots as per the final approved plat for Reunion West Phase 1. Thisrevision also includes the addition ofTable VI.2E to summarize the costs associated with Assessment Area 3.
Please feel free to contact me directly regarding any questions you or the Board of Supervisors may have. I appreciate the opportunity to assist the District in these matters.
Sincerely,

Cc: Board of Supervisors (via District Manager's office) Ms. Jan Carpenter, District Council

EXP E RIE N C E	•	R E S P ONSIVE N E SS

TABLE OF CONTENTS

Introduction	1
IL	Reunion West CDD Boundary and Property Served	5

Proposed Reunion West CDD Master Infrastructure	6

Progress Report on the Constrnction of the District Master Infrastructure .....,.	12
Phasing	15

Development Costs within the Parcels in the Reunion West CDD	15
VII	Bond Anticipation Notes	21
EXHI.BITS
 	
Approved DRI and PD Master Development Plan

Reunion West CDD Boundary

Legal Description
Parcel Development Status
4A	Plat Phases for KHiH and Phase 2 Parcel 12 (IncludesAssessmentArea Three)
Master Infrastructure Graphic Depiction
Master Infrastructure Cost Estimate
6A	Shared Master Infrastructure Cost Estimate
Parcel Development Cost Estimate
Landscape, Hardscape, Parks & Recreation Cost Estimate

Nov. 13, 2013 Letter from Transportation Engineer

INTRODUCTION
Engineer's Report Update

This Reunion West Community Development District ("Reunion West CDD") Engineer's Cost Report, revised February 11, 2016, is prepared by Boyd Civil Engineering, the Reunion West CDD's District Engineer. This report is presented to update the Reunion West CDD's prior engineering reports to amend the master infrastructure project components to be constructed and/or acquired by the Reunion West CDD. This update is needed io reflect a new development plan for several parcels of property within the Reunion West CDD that were, to date, undeveloped. In particular, the two parcels, previously known as: "Phase 3, Parcels 1 & 10" and "Phase 2, Parcel 12 and K-Hills Tract," which includes the area referred to as "Assessment Area Three", are undergoing a complete development change from office, commercial and high-density multifamily uses to resort single family and multifamily uses. Such land use and development changes necessitate a change in the scope of the infrastructure to be funded with Reunion West CDD bond proceeds, as set forth in this report..

As background to this report, the Reunion West CDD issued its 2003 Bond Anticipation Notes and its 2004 Bonds to fund the master infrastructure projects required by the Reunion West CDD and discussed in previous versions of this engineering report. In 2012, the Reunion West CDD, as a result of defaults and the subsequent foreclosure of properties securing a portion of its 2004 Bonds, determined that it was in its best interests to trifurcate the 2004 Bonds and exchange such bonds for three separate series of bonds, each secured by assessments imposed on different properties within the Reunion West CDD. Although the assessments have been segregated to secure different series of bonds, the master infrastructure project for the Reunion West CDD remain one complete project, the components of.which have been funded by the various bonds issued by the Reunion West CDD. A portion of. the defaulted and underperforming properties, from which assessments secure the 2004-2 Bonds, is the property for which an updated development plan is being established. The defaulted portion of the 2014-2 bonds attributable to Assesment Area Three will be cancelled prior to or shortly after the anticipated issuance in 2016. The Reunion West CDD is today adopting a revised methodology report to reflect the changes in the development plan, densities and assessments for the affected properties described as Assessment Area Three.

B,	Description of the Reunion West Community Development District.
The Reunion West CDD is an independent special district established October 3, 2001, by Ordinance No. 01-32 of Osceola County, Florida, effective October 3, 2001, and expanded by Ordinance No. 05-27 of Osceola County, Florida on July 22, 2005. The Reunion West CDD, as expanded, encompasses approximately 930

1

acres and is located wholly within the unincorporated area of Osceola County, Florida.
The Reunion West CDD, as a special purpose local government, provides an alternative means for planning, financing, constructing, operating and maintaining various public improvements and community facilities within its jurisdiction.

Description of the Reunion Resort & Club of Orlando DRI Community

Reunion Resort & Club of Orlando (the "Development" or "Reunion"), is situated within the Reunion Resort & Club of Orlando Development of Regional Impact ("DRr'), an approved DRI located entirely in the northwest Osceola County consisting ofapproximately 2,226 acres. The Development is designed as a mixed use destination resort containing, two separate community development districts ("Reunion East CDD" and "Reunion West CDD"). Exhibit 1 illustrates that the Development is bifurcated by Interstate 4 and County Road 545, and is adjacent to County Road 532. Construction of the SR 429 / I-4 Interchange and the S inclair Rd./ SR 429 Interchange, both located in the northern most portion of the DRI, has been completed. The DRI has been developed by private developers and the CDDs have not been involved in the development plan, other than as to master infrastructure planning and construction.
Exhibit 1 - Map H is the currently approved DRJ and PD Zoning Master Development Plan.

The following table illustrates the currently approved Development of Regional Impact (11DRI") per the Seventh Amended and Restated Development Order dated November 24, 2003 for Reunion Resort and Club of Orlando Development of Regional Impact (DRI) as noted on Map H- Exhibit 1.
Currently Approved DRI

Land Use	Total	

Resort Residential Commercial Office
Hotel GolfCourse

6,233 units
484,000 s.f.
140,000 s.f. on 48 ac. 1 ,574 rms
54 holes

The Reunion Resort and Club DRI and Development Order (DO) was submitted to Osceola County for rescission, although this process has been delayed. Rescission of the DO and DRI will leave the remaining undeveloped property within the Reunion Resort subject to the normal zoning categories established for Osceola County. The County is cun-ently allowing development based upon its n01111al zoning requirements, so long as the current DRI thresholds are not exceeded.

2

Table 1 shows the cunently proposed development program for the Reunion West CDD that will be in place when the rescission of the DO and DRI are completed.
Description of Reunion \Vest Community Development Distlict

The Reunion West CDD consists of approximately 930 acres (after an expansion in 2005). The proposed land use program within the Reunion West CDD boundaries is summarized in Table 1.

 	

3

Parcel

TABLE I-l
LAND USE SUMMARY WITHIN THE REUNION WEST CDD BOUNDARIES
Updated Based on Proposed Revisions to the Approved Development Program

Units

Land Use

Assessment Area*

Uodated Januarv 22 2016 

Acreage

Phase 3 Parcel 3
Phase 3 Parcel 4
Phase 3 Parcel 5
Phase 3 Parcel 7
Phase 3 Parcel 8
Phase 3 Parcel 9 Phase 3 Parcels 1 &10 Combined

Resort S.F.

Golf Maintenance / B.O.H.

1

175 D.U.

1

20,000 GSF.

Resort S.F.

1

127 D.U.

1

Resort S.F.	72 D.U.

1

Resort S .F.	236 D.U.

Future Development

1

Resort S.F.	89 D.U.
Resort M.F.	300 D .U.

45.5
5.3
29.1
3 1.3 
39.3
29.4
9.0

Phase 2 Parcel 12 &	2 and 3

Reso1t S.F. / Resort M.F.

Future Develonment

K-Hills Tract	(See Exhibit Combined		Mi
Phase 3 Parcels 2, 6, 6A and 6B Combined

Resort Single Family

615 D.U.

203.7

Golf Course

Upland Preservation

Wetland Conservation CDD Stormwater Ponds
CDD Collector Road Right-of- Way
Other Areas
TOTALS	Acrea2e
Resort SF Detached I SF	1414 DU / 75 DU Attached
Resort l.VIF	S00 DU
*Assessment Area 1 and Assessment Area 2 reference the assessment areas as defined in the Second Supplemental Special Assessment Allocation Repmt dated December 1 2, 2013.
As of the date of this report, the required on-site and shared off-site infrastructure for Parcels within Assessment Area 1 has been completed other than the installation ofa future reclaimed water supply line that will supply reclaimed water to the Reunion West CDD. (Parcels directly adjacent to Sinclair Rd. or CR 455 will obtain reclaimed water directly from Toho Water Authority.) Installation of the reclaimed water supply line will be governed by the ability of Toho Water Authority to make reclaimed water available in adequate capacity to effectively service the assessment areas.
Budget estimates for the costs of on-site parcel infrastructure for Assessment Area 2 Parcels is shown in Table VI.2B. The parcels previously known as the "K.Hills Tract" and "Phase 2 Parcel 1 2" are split between Assessment Area 2 and Assessment Area 3. See Exhibit 4A for a graphical depiction ofthese areas.

15 8.8 

100 S.F. Detached DU 75 S.F. Attached DU
200 MF DU

42.76
1 84.16
50
32.9
13.45
930.65

4

REUNION WEST CDD BOUNDARY Al�D PROPERTY SERVED

Reunion West CDD Boundaries

Exhibit 2 delineates the boundaries of the Reunion West CDD. The Reunion West CDD is surrounded by I-4 on the east, Goodman Road and the Champion's Gate DRI project to the south, and undeveloped property to the north and west.

Description of Properties Served

Exhibit 3 provides the legal description of the Reunion West CDD. The land within the Reunion West CDD consists of very well drained soils, with a significant degree of topographical relief. The groundwater table is typically well below the existing ground surface. Davenport Creek and its adjacent tributaries and wetlands traverse the District.

C.	Existing and Planned Master Infrastructure
The Toho Water Authority has existing water and wastewater mains west of CR 545 and along CR 532 that are sufficient to serve build-out of the District's land use program. Public roadway access is provided by Goodman Road; CR 532; Sinclair Road extension to CR 545 andthe associated Beltway interchange, and I-
4. All required com1ections and "hook ups" are available to serve the master infrastructure ofthe Reunion West CDD.

5

PROPOSED REUNION WEST CDD MASTER INFRASTRUCTURE
Summarv of the Proposed Reunion West CDD Infrastructure

The Reunion West CDD master infrastructure will generally consist ofthe following:
Master Public Roadways System
Water Distribution System
Reclaimed water distribution system, when available.

Wastewater Collection System: Wastewater Gravity Lines, Forcemains and Lift Stations
Electrical Distribution System

Landscaping/Hardscape/Signage
Recreation Facilities: Parks and Related District Public Amenities
Conservation land, roads andstormwater system land acquisition. Connections to Toho Water Authority Water and Wastewater Mains
Stormwater Management System
Roadways

Roadways within the Reunion West CDD include the internal roadways within certain development parcels, roadways throughout the CDD, and additional shared infrastmcture roadways as described in the following paragraph.

The cost of the following public infrastructure roadways was shared between the Reunion East CDD and the Reunion West CDD. The shared off-site roadways include a two-lane overpass over I-4, the Sinclair Rd. SR 429 overpass, and the off-site 4-laning of Sinclair Road from the northern boundary of the Reunion West CDD to CR 545. These shared roadway improvements have been completed. Sinclair Rd. has been dedicated to Osceola County. All other public completed roadways have been accepted for ownership and maintenance by the Reunion West CDD and/or R eunion East CDD.

The cost of maintenance of the shared Reunion East and West CDD improvements are currently allocated on a pro-rata basis at 42% to the Reunion West CDD and 58% to the Reunion East CDD. The allocation is based on the Equivalent Assessment Units in each District, as determined by the Reunion W est CDD's Methodology Consultant or District Manager and approved by the District's Board of Supervisors. Such allocation is subject to change.
The original Engineer's Report, included costs for the Western Connector roadway that was planned to be routed from Sinclair Rd, along the western boundary of the Reunion West CDD, then being continued off-site by Osceola County as part of a future Osceola County roadway project. Based on updated trip generation data, the revised development program and the possible pending rescission of the Reunion Resmt and Club DRI Development Order, it is anticipated that the Westem Connector will not be constructed nor required by the
6

County, as pati of the Reunion Resort and Club DRI project. Based upon these planned changes, the remaining Reunion West CDD capital construction funds were allocated as described in this report m distributed pursuant to the bond documents.

A Municipal Service Benefit Unit (MSBU) was created (prior to the establishment of the Reunion West CDD) to assess landowners within the MSBU boundaries for the construction of the I-4/532 interchange. Both Reunion East and West CDD's are within the MSBU boundaries and, therefore, shared in the assessment. The MSBU is independent ofthe Reunion East and West CDDs.

Sidewalks are and will be provided in accordance with Osceola County Land Development Regulations alongside development roadways. The roadways will consist of a subgrade, soil cement base, curbing, striping and signage as per Osceola County Land Development R egulations. Sidewalks within Reunion will be owned and maintained bythe Reunion East CDD.

Water, Wastewater and Electrical Infrastructure

This infrastructure consists of on-site potable water mains, wastewater gravity mains and forcemains, lift stations, eft1uent reuse irrigation mains and underground electrical conduit. These facilities are constructed in accordance with the County's Land Development Regulations, the Toho Water Authority (water and wastewater provider), and the Florida Department of Environmental Protection. In addition to the on-site infrastructure, the Reunion West CDD has reimbursed its pro-rata share (42%) to the City of Kissimmee Water Resources Department {now known as Toho Water Authority) for prior construction of major water andwastewater mains alongside CR 545 and CR 532.
The potable water system includes the necessary valving, fire hydrants and individual services necessary to serve individual lots and development parcels consistent with the approved Master Water System Plan. The system design provides for the necessary fire flows based on specific land uses throughout the Reunion West CDD.

The wastewater infrastructure includes gravity lines, forcemains, lift stations and individual services necessary to serve adjacent individual lots and development parcels, consistent with the approved Master Wastewater Plan.
All water and wastewater infrastructure has or will be constructed by the Reunion West CDD, and subsequently dedicated to Toho Water Authority for perpetual operation and maintenance.
A central master irrigation holding pond is also owned by the Reunion West CDD. An underground well system provides surficial groundwater as a source of non-potable water, and it is anticipated that the Toho Water Authority will provide highly treated wastewater effluent from an effluent reuse main located
7

adjacent to CR 532. These two sources ofwater are anticipated to be used as the sources of inigation water for the Reunion West CDD's irrigation needs, Reclaimed water supply will be provided via a proposed pipe to be construction from the Toho Water Authority point ofconnection on Happy Trails Rd., or other system to the irrigation storage pond. This pipe will be constructed at the time that Toho Water Authority has documented that reclaimed water supply can be provided in sufficient volume to benefit the Reunion West CDD.

The Reunion West CDD installed electrical conduit adjacent to all collector roadways. The electrical power utility provider is responsible for the installation of electrical cable, switches and transformers. Street lighting (leased from the electrical service provider) will also be installed by the Reunion West CDD along the collector and neighborhood roadways. Electrical service and street lighting within the Reunion West CDD are provided by both Progress Energy (now known as Duke Energy) and Orlando Utilities Commission (OUC).

Stormwater Management Facilities

A master stonnwater system has been constructed by the Reunion W est CDD in accordance with the Master Drainage Plan which has been permitted through the South Florida Water Management District. This system consists primarily of dry swales/ponds which are typically interconnected and discharge at defined natural outfalls throughout the project site. Many of these dry swaies/ponds will be l ocated within the privatelyowned 18 hole golf course located within the Reunion West CDD. The Reunion West CDD has or will obtain easement rights to and around all pipes, ponds and swa1es needed for the stormwater system operation and to meet all permitting requirements. The remaining swales/ponds will be incorporated into the project as amenities.

The Reedy Creek Improvement District assesses a permit fee to discharge into its drainage system. This fee has been paid and was shared by the Reunion East and Reunion West CDD's on a pro-rata share based on EAUs (58% Reunion East and 42% Reunion West).

8

Landscaping/Hardscape

Landscaping/hardscape has been provided by the Reunion West CDD at public Development entrances, along the Development collector roadways, and within Development parcels. Xeriscape landscaping principles will be incorporated into the design to minimize the need for irrigation water. Existing specimen trees are being saved and re-located throughout the District. The original cost estimates provided herein for these uses were provided by the Development Landscape Architect, Canin and Associates, Inc.

Per the lnterlocal Agreement for Maintenance of Road Rights-of-Way between Reunion West CDD and Osceola County in 2007, the· District will maintain all landscaping within Reunion West CDD road Rights-of-Ways.

Recreation and Parks

Recreation and park areas are constmcted and planned within the Reunion East CDD and West CDD, which will serve the future residents of both the Reunion East and Reunion West CDDs. These current and foture amenities include an extensive public bikeway and pedestrian trail system; boardwalks within the expansive and inter-connected upland preservation/Davenport Creek wetland system; and a series of community poo1s and facilities. These amenities shall be accessible by the public and maintained by both the Reunion East and Reunion West CDDs per the Interlocal Agreement between Reunion East CDD and Reunion West CDD Regarding the Joint Maintenance and Reciprocal Usage of Facilities.

Opinion of Probable Construction Costs

Table 2. is an exhibit combining and updating Tables 2 & 2A that were provided in previous versions of this report for describing the estimated costs of both shared master infrastructure costs between the Reunion East CDD and Reunion West CDD and for Reunion West CDD on-site infrastructure. A graphic depiction of the Master Civil Infrastructure and detailed back-up cost estimates are provided on . Exhibits 6, 7 & 8, respectively. These items have been incorporated into the cost summaries presented in Table 2.

9

Table III.2. REVISED OPINION OF PROBABLE COSTS FOR THE REUNJON \VEST CDD

ON-SITE INFRASTRUCTURE & OFF-SITE MASTER Ii\'FRASTRUCTURE COSTS SHARED WITH THE REUNION EAST CDD
As of February 28, 2009

Engineer's Change in		Updated Cost Report Scope of	Additional   Engineers Cost
8/12/04	Work	Funds 2	Report 2/28/09

 On-Site  Infrastructure	

Roadways and Drainage	$ 8,977,097 $ 7,600,000 $ 1,145,645 $ Potable Water, Wastewater & Effluent Reuse	$   2,030,000	$ 54,650 $ Electrical, Communications & Lighting	$    1,250,000	$    (410,276) $
Wetland Crossings	$	3,500,000  $ (3,500,000)	$
Mass Grading and Stom1waterFacilities	$   3,000,000	$ 1,912, 173 $ Landscape, Hardscape, Sidewalks and Irrigation	$ 4,100,000  $  5,460,000  $  (92,083)  $ Parks, Recreation and Entrance Gatehouse	$    1 ,700,000	$ (I,290,609) $ Land forROW, ConservationAreas & Stormwater Ponds	$    5,000,000	$ (738,795) $ Professional Fees-Engineering, Bond Financing, Legal & Other       $	$   1,054,020  $
Contingency Construction Funds notassigned to specific Project     $	$ 1,552,415 $ Community Buildin� and OtherAmenities	$   4,100,000  $ (4,100,0002		$
TABLE TII.2. Total	$  33,657,097  $  5,460,000  $  3,187,140 $

Shared Costs 1
I-4 Overpass	$    2, 100,000	$
Sinclair Rd. 4 Laning	$     1 ,23 1 ,000    $   1,260,000   $      (80,825) $
Sinclair Road I Beltway 4 Lane Bridge	$    1,260,000   $ (1 ,260,000)  $  1 ,770,509 $
I-4 / CR 532 Interchange	$       630,000	$ 325,693 $ Existing Toho Wather Authority Water /WastewaterMains	$       840,000		$ RCID Connection Fee	$       420,000	$ (24,472) $ Landsca1;c, Hardsca1;e, Sidewalk<; and Irri�tion	$     5,460,000    $  (5,460,000)		$
TABLE IV.2A. Total	$  11,941,000 $ (5,460,000) $  1 ,990,905 $
$

1 7,722,742
2,084,650
839,724
4,912,l73
9,467,917
409,391
4,261,205
1 ,054,020
1,552,415 

42,304,237

2, 100,000
2,410,175
1,770,509
955,693
840,000
395,528

8,471,905

!combined Totals

Is 45,598,097 I $	.	Is 5,178,045 1 $

50,776,142 I

NOTES:

1 Shared costs depicted are Reunion West CDDs pro-rata allocated share (42%) of the total costs. (As determined by the District's Methodology Consultant )

2 Reconciliation to Bond Issue Funding
Est. Construction Cost @ 8/12/04	$ 45,598,097	
Est. Additional B ond Funds to Retire Series 2003 BANS and Bond Issue Cost	2,520,500	
Subtotal: 2004 WestB ond Funding (2004 Bonds were restructured in 2012)	$ 48,1 18,597	
Interest Income & Other Third PartyReimbursed Cost	2,657,545	
Est. Total ReYised Construction Funds	50,776,142	

10 

Permit Status
Permits for construction were and continue to be required prior to the start of master infrastructure construction. Pem1its from the following agencies are or will be required:
Osceola County (All Site Improvements)
Florida Depaiiment of Environmental Protection 0Nater and Wastewater)
U.S. Army Corps of Engineers (Dredge and Fill, Protected Species)

South Florida Water Management District (Water Use, Stormwater, Wetland Impacts, Protected Species)
The Toho Water Authority (Water, Waste-water and effluent reuse)
ECFRPC, DCA (DRI Development Order Compliance)

The District Engineer hereby certifies that all permits necessary to complete the project includingl the project for Assessment Area Three, have either already been

obtained, or wil be obtained, following a customary and nonnal permitting

process. Exhibit 4 herein provides the overall permit status for lands within the District, as ofthe date ofthis repo1i.

11 

PROGRESS REPORT ON THE CONSTRUCTION OF THE DISTRICT MASTER INFRASTRUCTURE

Updated Opinion of Probable Costs for the District Infrastructure

Table 2A, on the following page, incorporates the costs from Table 2 of Engineer's Report with the additional estimated cost to complete incorporated in the appropriate column. As noted in the following table, a large portion ofthe infrastructure components have been completed totaling $ 34,811 ,505. A summary of the remaining infrastructure components to be completed are addressed in the next section ofthis report.

 	

Table IV.2A. 2013 REVISED OPINION OF PROBABLE COSTS FOR THE REUNION WEST CDD AMENDED TO INCLUDE ESTIMATED COST TO COMPLETE (FOR 2004 BONDS)

as of 11/14/2013

Completed 4

as.of ll/14/2013

10,750,000

On-Site Infrastrncture
Roadways and Drainage	
$	1 7,722,742	
$	6,972,742	
$	
Potable \Vater, Wastewater & EffluentReuse	$	2,084,650	$	2,084,650		
Electrical, Communications & Lighting
Wetland Crossings	$	839,724
$	$	839,724
$		
Mass Gradingand Stormwater Facilities	$	4,912,173	$ 4,912, 1 73		
Landscape, Hardscapc, Sidewalks and lrrigation	$	9,467,917 	$	5,960,897	$	
Parks, Recreatio11 and Entrance Gatehouse	$	409,391	$	409,391		
Land for ROW, Conservation Areas & Stormwater Ponds	$	4,261,205	$ 4,261,205	$	

Revised Estimated Costs 2

Estimated Remaining Capital 3

Combined Totals

I s

50,776,142 I $  34,811,505 I $	15,964,637 I

Total
Shared Costs 1	$	42,304,237	$ 26,339,600	$	15,964,637	
1-4 Overpass	$	2,100,000	$	2,100,000		
Sinclair Rd. 4 Laning	$	2,410,175	$	2,410,175		
S inclair Road / Beltway 4 Lane Bridge	$	1 ,770,509	$	1 ,770,509		
I-4 / CR 532 Interchange	$	955,693	$	955,693		
Existing City ofKissimmee Water I Wastewater Mains	$	840,000	$	840,000		
RCID Conneetion Fee	$	395,528	$	395,528		
LandscaEe, HardscaEe, Sidewalks and Irri�ation	$	$	$	
Total	$	8,471,905	$	8,471 ,905 $	

NOTES:

CommunityBuilding and Other Amenities
Professional Fees-Engineering, Bond Financing, Legal & Other

$
$
$

$
1 ,054,020   $
1 ,552,415  $

898,820

Contin!;lencz Construction Funds not assi ed to seecific Project

fil!

$
$	155,200
$	1,552,417 

3,507,020

1 Shared costs depicted are Reunion West CDD's allocated share (42%) of the total costs.
(As determined by the District's Methodology Consultant). This allocation is subject to change.

2 Revised Estimated Constn1ction Costs @ 2/28/09 are the Costs as presented in Table 2 of
the Engineer's Cost Report for Reunion West CDD Revised April 9, 2009, updated Nov. 14, 201 3. 

3 Funds to be used to complete the infrastructure for the following parcels as included in Table 1: 
Phase 2 Parcel 12, K-Hills, Phase 3 Parcels l, 2, 6, 6A, 6B, and 10 (Assessment Areas 2 and 3 as shown in this report)

4 Of the Completed instrastructure construction shown in Table 2A, at least $16,905,000 of construction value is attributed directly to the constrnction ofparcels within Assessement Area l, 

13 

Summary of Remaining District Master Infrastructure to be Completed Roadways and Drainage

Remaining roadway and drainage infrastructure is limited to infrastructure needed to develop the remaining development parcels. The remaining development parcels include:
K-Hills Tract
Phase 2 Parcel 10
Phase 3 Parcel 1
Phase 3 Parcel 10
Phase 3 Parcel 2
Phase 3 Parcels 6, 6A & 6B

Landscape, Hardscape, Sidewalks and Irrigation

A component of this infrastructure is the extension ofan effluent reuse line from the cmmection point of Toho Water Authority's ("TWA") existing effluent supply reuse line. The TWA effluent will serve as a source ofnon-potable water to the irrigation storage pond within the District. Upon completion of this component, the landscape, hardscape and irrigation will be completed along Traditions Blvd. and the master irrigation holding pond within the District. Currently, Developer,
District and TWA are evaluating the construction plans for the effluent reuse line              and connection and future available delivery rates of effluent non-potable water.

Professional Fees-Engineering, Bond Financing, Legal & Other

This item is the estimated remaining fees associated with professional services provided to the District for the above remaining infrastructure components

14 

PHASING

The Reunion West CDD's master infrastructure has been and will continue to be constructed in phases as the remaining undeveloped land in the Reunion West CDD is developed.. This report is anticipated to be updated to provide specific cost and related infom1ation as each development phase is pla1med.

DEVELOPMENT COSTS WITHIN THE PARCELS IN THE REUNION WEST CDD.

Exhibit 7 presented a parcel -- by - parcel breakdown opinion of anticipated site related development costs for each parcel located within the District boundaries as prepared for the original Engineer's Report, dated February 27, 2002. These cost estimates were prepared based on conceptual plans provided by Canin Associates, Inc., and experience on related development costs by the District Engineer at the time the report was prepared. The total estimated cost as described in Exhibit 7 for the development of these parcels was approximately $30,408,778. This information was provided in earlier versions of the Engineer's Report and is incorporated into this report for historical reference.

Table VI.2B. provides an update to the parcel development costs for remaining undeveloped parcels within the Reunion West CDD.

15 

Parcel

Estimated Site
In

Prior Reported

(From Exhibit 7 of the Original

frastructure Costs

Current Estimated Site Infrastructure C osts

Notes

K-Hills Tract (aka Reunion West Phase 1East and Phase 2
Phase 2 Parcel 12 (aka Reunion West Phase 1 West, Phase 2 West and Phase 3 West)
Phase 3 Parcels 1 and 10 
Phase 3 Parcels 2, 6, 6A, &6B Total

Table VI.2B. Estimated Costs of CDD Infrastructure Remaining to be Completed.

Engineer's Report)		
Not Included	$24,429,646	See Table VL2C	

$6,1 75,000	
$8,794,669	
See Table VI.2D	
$ 1,581,000	$1,581,000	See Note 2	
$5,007,028	$6,800,000	See Note 3	
$12,763,028	$41 ,605,315		

Notes:
Construction Costs based on Estimates provided by Dave Schmitt Engineering, Inc., dated October 7, 2013. 

Values from Exhibit 7 ofthe original Engineer's Cost Report.

Estimated Constmction Costs based on an estimate of$135,000 per acre.

16 

Table VI.2C. Estimated Costs of Parcel CDD Public Infrastructure Remaining to be Completed for the K-Hills Tract (also known as Reunion West Phase lWest, Phase 1 West Replat, and Phase. 3 West).

Infrastructure / Cost Category

ills	Reunion West		Reunion West	Reunion West (Reunion West)		Phase lWest	Phase 1 Replat		Phase 3 West
(161 Lots)	(21 Lots)	( l32Lots) 3

Future Development

Mass Grad1 ing & Stormwater

Total Budget	Assessment Area 2	Assessment Area 3

Assessment Area 3

Facilities
For CDD Projects

$8,896,947	$2,862,751	$193,620	$1,21 7,039	$4,623,538

Public Roadways 1	$3,690,000	$ 892,383	$1 16,398	$968,396	$1 ,712,824

Effluent Reuse	$35,218 

Potable Water,1Wastewater &	$4,480,482	$1,862,879	$1,122,484	$1 ,459,901

Lighting2

Irrigation

Electrical , Comm. &		$762,217	$270,000 Landscape2, Hardscape &	$3,450,000	$424,000
Parks, Recreation and

$31,818 
$55,304

$200,000	$260,399
$600,000	$2,370,696

Entrance Security Gatehouse4

$1,200,000	$200,970

$23,1 89

$145,758	$830,083

Legal & Bond Fees2	$55,866

Professional Design , County,		$1,950,000		$0			$779,468	$1,1 1 4,666 Total	$24,429,646	$6,512,983	$5 11 ,413	$5,033,145	$ 12,372,105
Notes for TableVl.2C:

Construction Budgets obtained from Estimates prepared by Dave Schmidt Engineering, prepared Oct. 24, 2014, Reviewed by Boyd Civil Engineering on Oct 27, 2014.
Fee Budgets provided by Citicommunities LLC, the Developer's General Contractor for site work andvertical construction. Reviewed by Boyd Civil Engineering on Oct. 27, 2014.
3	Budgets for mass grading, stonnwater facilities, roadways, potable water, wastewater and efficient reuse water were obtained from estimates prepared
January 12, 2016 by Dave Schmidt Engineering, Inc.
4	Gatehouse provides security seIYices; roads are open to the public.

17 

Infrastructure / Cost Category

Phase 2 Parcel 12 (Reunion West Phase I East and Phase 2 East)

Reunion West Phase 1 East (Northern

Section)
( 1 1 8

Platted Lots)

Re1mion West Phase 2
3	East (South Section)

CDD Projects

Reuse

Gatehouse

Table VI.2D. Phase 2 Parcel 12 (Reunion West Phase 1 East and Phase 2 East).

	Total Budget	Assessment Area 3	Future Development	
Mass Grading & Stonnwater Fa1cilities for	
$2,253,737	
$1,21 1 ,007	
$1 ,042,730	
Public Roadways 1	$1 ,336,615 	$765,634	$ 570,981	
Portable Water, Wastew1 ater & Effluent	
$2,204,317 	
$ 1,262,667	
$ 941 ,650	
Electrical, Comm. &
Lighting	$450,000	$250,000	$200,000	
Landscape, Hardscape &
Inigation2	$1,400,000	$800,000	$600,000	
P arks, Recreation and Entrance S2e&c4urity	
$450,000	
$300,000	
$1 50,000	
Professional Design, County, Legal & Bond
  Fees		
$700,000	
$400,000	
$300,000	
Total	$8,794,669	$4,989,308	$3,805,361	

18 

Notes for Table VI.2D

1	Construction Budgets obtained from Estimates prepared by Dave Schmidt Engineering, prepared Oct. 24, 2014, R eviewed by Boyd Civil Engineering on Oct 27, 2014.
Fee Budgets provided by Citicommunities LLC, the Developer's General Contractot for site work and vertical construction. Reviewed by Boyd Civil Engineering on Oct. 27, 201 4.

Budgets for mass grading, stormwater facilities, roadways, potable water, wastewater and efficient reuse water were obtah1ed from estimates prepared January 12, 2016 by Dave Schmidt Engineering, Inc.
Gatehouse provides security services; roads are open to the public.

19 

Table VI.2.E Summary of CDD Costs for Assessment Area 3 Parcels

Infrastrncture I
Cost Category

Reunion West P11ase 3 West (132 Lots)

Assessment Area 3 Totals

$1,21 7,039

$2,621,665

$1,850,427

$1,262,667

$35,21 8

$1,122,484

$2,420,369

$250,000

$31,818 

$200,000

$481 ,818 

$800,000

$55,304

$600,000

$1,455,304

Parks, Recreation and Entrance Gatehouse
Professional Design , County, Legal & Bond Fees

$300,000

$23,189

$145,758 

$468,947

$400,000

$55,866

$779,468

$1 ,235,334

Total

$4,989,308

$51 1,413

$5,033, 145

$10,533,866

Irrigation

Hardscap2e &

Electrical , Comm. & Lighting
Landscape,

Wastewater &1

Effluent Reuse

Potable Water,

$968,396

$11 6,398

$765,634

Public Roadways 1

$1 93 ,620

$1,21 1 ,007

Mass Grading & Stonnwater Facilities for CDD Areas1

Reunion West Phase l West Replat
(2 1 Lots)

Reunion West Phase 1 East
(1 18 Platted Lots)

Assessment Area 3 consists of three areas; Reunion West Phase 1 East (1 18 lots; plat approved and recorded in Plat Book 24, Page 104, Public Records, Osceola County), Reunion West Phase 3 West (132 lots; a plat has been submitted to Osceola County for processing and approval, and Reunion West Phase 1 Replat that added 21 lots (Lots 162-
182) as recorded in Plat Book 24, Page 76. See Exhibit 4A for a graphical depiction of the areas desctibed above.

20

BOND ANTICIPATION NOTES
Bond Anticipation Notes (BANS) were issued in the amount of $17,815,000 in 2003. The 2004 Bonds retired the BANS in full and absorbed the components of the BANS project. The information  below  is  presented  for  historical  reference.    In  201 2,  the  2004  bonds  were restructured into several series of bonds, as described in the introduction to this report. In 2014 the District issued its $4,285,000 Special Assessment Revenue and Improvement Bonds, Series 2015 (Assessment Area two - Phase One Project) to construct public infrastructure in Assessment Area Two-Phase one. The District plans to issue Special Assessment Revenue Bonds in February 2015 to provide funds to complete the Assessment Area Three Project.

Table VII.2B. breakdowns the infrastructure components that were funded with in the Bond Anticipation Notes. This work included the Sinclair Rd. overpass at the Western Beltway.
The Bond Anticipation Notes funded three primary sections of infrastructure roadway. These roadway sections include: Sinclair Rd., the Sinclair Road / Beltway overpass, and the primary infrastructure road connecting Sinclair Rd. to the I-4 overpass. These sections were shown in Exhibit 5 of the Engineer's Report.

TABLE VII.2B. REUNION WEST CDD

Infrastructure Segment	Costs	
Roadways Segment U-V and V-P	$1 ,919,000	

2003 BOND ANTICIPATION NOTES OPINION OF PROBABLE COSTS

Mass Grading I Stormwater Facilities
Landscape, Hardscape, Sidewalks, & Irrigation	$3 ,000,000	
	$1,250,000	
-Park· s, Recreation and Entrance / Gatehouse		$750,000	
Land for ROW, Conservation and Stormwater	$4,000,000	
Shared Costs - I-4 Overpass	$2,100,000	
Shared Costs - Sinclair Rd.	$1,231,000	
Shared Costs S inclair Rd. - SR 429 Overpass	$1,260,000	
Subdivision Design, Permitting & Bonds
Total		$2,000,000	
		$17,510,000.00	
21 

EXHIBITS

Approved DRI and PD Master Development Plan
Reunion West CDD Boundary
Legal Description

Parcel Development Status

4A	Plat Phases for KHill and Phase 2 Parcel 12 
Master Infrastructure Graphic Depiction
Master Infrastructure Cost Estimate
6A	Shared Master Infrastructure Cost Estimate
Parcel Development Cost Estimate

Landscape, Hardscape, Parks & Recreation Cost Estimate

Nov. 13, 2013 Letter from Transportation Engineer

---

8"""'-70.90

PREDOMINANT USE ACREAGE ANALYSIS

-

Residential

(I) (Z) (3) (4)

-

LEGEND

-

Pedestrian/Golf Cart Overpass.__.

50' Buffer from Davenport Creek Corridor 25' Buffer from All Other Wetlands

..

--

NOTES

(1)RAe-slll)owretdSfionngdje ufsoemls lwyl,thRtensoRrels.MRuelUsfiodmentJty.ialGlolncf,lude;

CReosnovretniSeunpcpeortCoSmormv!ce.etirc,rool.hd Nalghborhood

Resort  Single-  fomlly. Ruort  MultlfomUy, Hotels,

� Mixed Use (1) (2) ($) (4)
Resort (3)(4)
Ccmmerolal (3)(4)
Sheriff and Fira Subs!a!ion (5) WeUand Conservation
Upland PreservaUon
CJ Buffers
Open Space Tola!

666.31
22.53
20.92
2.03
413525.4.862
54.86
2226.19

� Roadway Overpass  (�,)	(xx)
or Tunnel
Access IRoadR.O.W. (xx) Equestrian Wetland Crossing
Internal Access/Collector Conidor (xx)
Golf Course Welland Flyover (xx)
xx These Locations as well asgolfcarV-ped. paths lo be determined at Maoro-CDP, MlciO-COP

considerations.

and subdivision level of reviewvllthout requiring modification to Map H- Masfer O.P.
Ffnaf focaUon io be subject fo Osceola County

AUowed  fond u&as wtthln Mlxed Ui.e lond trs-e;c

f	0nd

Busfnuss Pork,  Office Retail, GO/f  Golf ond Resort
��fCh�!r�;�cc����i!��:1�m�!��,:
Guest Check-In, resort odmlnlstro.Uoo/-tol.as-, support lou-ndry ond maintenance ond related Flfsort fodlUiew permitted  In  oil Jol"id  U&ti co!egorh�s except weUond conservotlon, uplond pra-survotfon and buffern.
{4)0av.,lopment ,oar�e.ls Include o mtnlmum of 400 ocr.as of gait  -courses  and  up  to  100  ol!T-tJ-8
of -naighborhood commerelol.    tin o! JocoUons  to be -depicted at Mocro-CDP. Mlcrtr-COP ond
SubdMslon lavef  o1 re-,i'.e;w.  Pe.rmilid usas  include.:
Resort Rw:ldenUof, office, hotel & commerdai
(5) Should lh� 0S<;eohi County Shisrifr:s Office or flre:  Dept  ehocsc  not  lo acetipt  the  site
£ls cSh.)wn,  the  site  wJJI revert  to  Residential

----------------Access Management crlteria and safety
Reunion Resort & Club - Exhibit 1
Approved ORI and Approved PD
Master Development Plan
Revised October 2003

Land Use.

�N.T.S.     �="
WOOI1ERT

EXHIBIT 3
LEGAL DESCRIPTION

A PORTION OF LOT I, BLOCK 3, MAGNOLIA CREEK, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, PAGES 70 THROUGH 79 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY FLORIDA AND LOTS 9 10 TI AND 12 BLOCK C FLORIDA FRUIT AND TRUCK LAND COMPANY SUBDIVISION BEING A PORTION OF THEWEST 1/2 OF THE WEST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 22. TOWNSHIP 25 SOUTH. RANGE 27 EAST, OSCEOLA COUNTY, FLORIDABEING; MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGIN AT THE NORTHEAST° ERLY CORNER OF LOT 1 BLOCK 3 OF SAID MAGNOLIA

CR°EEK:; THENCE RUN S 00  12'22"W. A DISTANCE OF 1326.57 FEET; THENCE RUN S
89 58'36" EA DISTANCE OF 992 54 FEET TO A POINT ON THE WESTERLY RIGHT OF

°

°

o	°

WAY OF INTERSTATE 4 (STATE R OAD 400) SAJD POINT BEING ON A NON­ TANGENT CURVE CONCAVE SOUTHWESTERLY HAVING A RADIUS OF 3982.00 FEET AND A CENTRAL ANGLE OF 04 39'36" AND A CHORD BEARING OF S 16 24'27"; THENCE RUN 323.84 FEET ALONG THE ARC OF SAID CURVE AND SAID RIGHT OF WAY LINE TO THEPOINT OF A COMPOUND CURVATURE WITH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 2006.00 FEET AND A CENTRAL ANGLE OF 46 34'57"; THENCE RUN SOUTHWESTERLY ALONG THE ARC OF SAJD CURVE A DISTANCE OF 1630.91 FEET TO THE POINT OF COMPOUND CURVATURE WITH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 9906.00 FEET AND A CENTRAL ANGLE OF 07 38'08"; THENCE RUN SOUTHWESTERLY ALONG
THE°    ARC OF SAID CURVE A DISTANCE OF 1320. 13 FEET TO A°  POINT; THENCE RUN S

°

40 08'26" WA DISTANCE OF 505.22 FEET; THENCE RUN N 89 58'57" WA DISTANCE

°

°

°	°

OF 889.31 FEET; THENCE RUN S 00 12'29" W A DISTANCE OF 370.75 FEET; THENCE RUN S 70 07' 18 E" A DISTANCE OF 187.79 FEET; THENCE RUN S 89 58 '57" E A DISTANCE OF 3 10.95 FEET; THENCE RUN S 49 51' 34" EA DISTANCE OF 58.10 FEET;

o	°

°

o	°

°

THENCE RUN S 40 08' 26" WA DISTANCE OF 3179.37 FEET; THENCE DEPARTING SAID RIGHT OF WAY LINE RUN N 00 06'57"E A DISTANCE OF 246.9 FEET; THENCE RUN N 89 57'27"W A DISTANCE OF 665.03 FEET; THENCE RUN N 00 06'23" E, A DISTAf,fCE OF 663.43 FEET; THENCE RUN N 89 58 '08" WA DISTANCE OF 664.27 FEET;

°

THENCE RUN S 00 05'43" WA DISTANCE OF 576.51 FEET; THENCE RUN N 89 56'47"

o	°

°

o	°

°

°

o	°

W A DISTANCE OF 375.00 FEET; THENCE RUN S 44 55'32" E A DISTANCE OF 343.31 FEET; THENCE RUN N 71° 45'45" WA DISTANCE OF 643.72 FEET; THENCE RUN N 72 33'01" WA DISTANCE OF 439.95 FEET; THENCE RUN N 18 20'04" EA DISTANGE OF 86.87 FEET; THENCE RUN N 71°22'55" WA DISTANCE OF 39.44 FEET; THENCE RUN N 00 05'44" EA DISTANCE OF 391 .54 FEET; THENCE RUN S 89 58'08" EA DISTANCE OF 509.70 FEET; THENCE RUN N 00 05' 04" EA DISTANCE OF 1326.35 FEET; THENCE RUN N 89 59'28" WA DISTANCE OF 651 . 83 FEET; THENCE RUN N 00 1 8'42" EA DISTANCE OF 1322.08 FEET; THENCE RUN N 89 48'47" FA DISTANCE

o	°

OF 1 324. 1 0 FEET; THENCE RUN N 00 04'57" E A DISTANCE OF 2618.32 FEET; THENCE

°

RUN S 89 53'52" EA DISTANCE OF I 360.52 FEET; THENCE RUN N 00 35' 44" WA DISTANCE OF 1377.27 FEET TO THE NORTHWESTERLY CORNER OF SAID LOT 1 BLOCK 3;; THENCE RUN N 89 56' 40" WA DISTANCE OF 11 .33 FEET TO THE SOUTHWEST CORNER OF SECTION 22 TOWNSHIP 25 SOUTH RANGE 27 SOUTH AND A RECOVERED 5" X 5" CONCRETE MONUMENT (JONES WOOD & GENTRY);

Exhibit 3 page 1 of4

°

°

THENCE RUN N 00° 13'04" EA DISTANCE OF 2657.91 FEET; THENCE RUN S 89°42'36" EA DISTANCE OF 665 ,88 FEET; THENCE RUN S 00 13'27" W ALONG THE EAST UNE OF THE WEST 1/2 OF THE WEST 1/2 OF SAID SECTION 22 A DISTANCE OF 2655.19 FEET TO THE SOUTHEAST CORNER OF SAID LOT 12; THENCE RUN S 89 56'40" EA DISTANCE OF 1996.39 FEET TO THE POINT OF BEGINNING.

CONTAINING 702.4692 ACRES (30,599,558.61 S.F.) MORE OR LESS.

TOGETHER WITH:

A PORTION OF LOT 1 BLOCK 4 MAGNOLIA CREEK, ACCORDING TO THE PLAT THEREOF AS RECRDED IN PLAT BOOK 12, PAGES 70 THROUGH 79 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

o	°

BEGIN AT THE NORTHEAST CORNER OF SAIDLOTI, BLOCK 4; THENCE RUN S 00 15'3 1" W, A DISTANCE OF 1327.37 FEET; THENCE RUN N 89 56'39" E, A DISTANCE OF 809.27 FEET TO THE NORTHWESTERLY RIGHT OF WAY LINE OF

INTE°RSTATE 4 (STATE ROAD 400); THENCE ALONG SAID RIGHT OF WAY LINE RUN S 40 08'26" W,  A DIS°TANCE OF 607.04 FEET; THENCE DEPARTING SAID RIGHT OF WA° Y L1NE RUN N 68  40'55" W,  A DISTANCE OF 441 .48 FEET; °THENCE RUN N
57 51' 13" W, A DISTANCE OF 402.3°7 FEET; THENCE RUN S 00 15' 59" W A DISTANCE
OF 439.41 FEET; THENCE RUN S 46  55'30" E,  A DISTANCE OF 535.33 FEET TO°  SAID
RJGHT OF WAYLINE; THENCE ALONG SAID RIGHT°  OF WAY LINE RUN S 40 08'28"
WA DISTANCE OF 565.09° FEET; THENCE RUN N 49 51 '58" W ADISTANCE OF 21 .00

FE°ET; THENCE RUN S 42 52' 55" WA DISTANCE OF 250.29 FEET; THENCE RUN S
40 08' 02" W,  A DISTANCE OF 339.99 FEET TO A POINT ON A NON-TANGENT
CURVE, CONCAVE NORT° HWESTERLY,  HAVING A RADIUS OF 9897.0°0 FEET AND A
CENTRAL ANGLE OF 03 26'07"; THENCE ON A CHORD BEARING S 41 51' 06" W RUN

°	°

°

o	°

593.39 FEET ALONG THE ARC OF SAID CURVE TO A POINT; THENCE DEPARTING SAID RJGHT OF WAY LINE RUNN 45 51' 18" W A DISTANCE OF 84.71 FEET; THENCE RUN N 06 08 '28" W A DISTANCE OF 120.61 FEET; THENCE RUN N 06 08 '28" W A DISTANCE OF 284. 18 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 1 1533.00 FEET AND A CENTRAL ANGLE OF
02 00'13"; THENCE ON A CHORD BEARING OF N 03 02'30" W RUN 403 .30 FEET ALONG THE ARC OF SAID CURVE TO A POINT ON ANON-TANGENT CURVE,
CONCAVE WE° STERLY, HAVING A RADIUS OF 113 85.00 FEE°T AND A CENTRAL
ANGLE OF 04  1 1 '40"; THENCE ON A CHORD BEARING N 01  56'46" W RUN°   833.46

o	°

°

FEET ALONG THE ARC OF SAID CURVE TO A POINT; THENCE RUN N 89 44'46" WA DISTANCE OF 2.49 FEET; THENCE RUN N 00 13 '54" EA DISTANCE OF 1 162.67 FEET;

°

THENCE RUN N 89 56'03" E A DISTANCE OF 599. 81 FEET; THENCE RUN N 00 15'21" E,
A DISTANCE OF 663.57 FEET; THENCE RUN N 89 55' 26" EA DISTANCE OF 665.50 FEET TO THE POINT OF BEGINNING.
CONTAINING 77.9236 (3394350.98 S.F.) MORE OR LESS.

TOGETHER WITH

Exhibit 3 page 2 of 4

A PORTION OF LOTS 1 THROUGH 16, BLOCK D, FLORIDA FRUIT AND TRUCK LAI\TD CO. SUBDIVISION OF SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 EAST ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK B, PAGE 68 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS FOLLOWS:

°

COMMENCE AT THE SOUTHWEST CORNER OF SAID SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 EAST; THENCE RUN SOUTH 89 56'40" EAST A DISTANCE OF 2662.08 FEET ALONG THE SOUTH LINE OF THE SOUTHWEST 1/4 OF SAID SECTION

°

°

°

°

°

°

°

°

o	°

22 TO THE WEST LINE OF SAID SOUTHEAST 1/4 OF SAID SECTION 22; THENCE NORTH 00 15'07" EAST A DISTANCE OF 907 .3 1 FEET ALONG SAID WEST LINE TO THE POINT OF BEGINNING; THENCE CONTINUE NORTH 00 15'07'' EAST A DISTANCE OF 1683.83 FEET TO A POINT ON A LINE 65.00 FEET SOUTH OF AND PARALLEL WITH THE NORTHLINE OF SAID S OUTHEAST 1/4; THENCE SOUTH 89 54'22" EAST A DISTANCE OF 965.63 FEET; THENCE DEPARTING SAID PARALLEL LINE RUN SOUTH 00 05'55" EAST A DISTANCE OF 199.79 FEET; THENCE SOUTH 89 54'22" EAST A DISTANCE OF 207.00 FEET; THENCE NORTH 00 05'55" WEST A DISTANCE OF 199.79 FEET TO A POINT ON SAID PARALLEL LINE; THENCE SOUTH 89°54'22" EAST A DISTANCE OF 1450.00 FEET TO A POJNT ON THE WESTERLY RIGHT OF WAY LINE OF COUNTY ROAD NO. 545; THENCE SOUTH 00 15'06" WEST A DISTANCE OF 2589.12 FEET ALONG SAID \\'ESTERLY RlGHT OF WAY LINE TO APOJNT ON THE SOUTH LINE OF SAID SOUTHEAST 1/4 OF SECTION 22; THENCE NORTH 89 57'01" WEST A DISTANCE OF 1983.62 FEET ALONG SAID SOUTH LINE; THENCE DEPARTING SAID SOUTH LIN'E RUN NORTH 35 26'45" WEST A DISTANCE OF 650.61 FEET; THENCE NORTH 34 18'00" WEST A DISTANCE OF 457.36 FEET TO THE POINT OF BEGINNING.

CONTAINING 148.408 ACRES MORE OR LESS. TOGETHER WITH
THAT PART OF:

"LOTS 4 THROUGH 9, BLOCK "D", FLORIDA FRUIT AND TRUCKLAND CO. SUBDIVISION OF SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 EAST ACCORDING TO THE PLATTHEREOF AS RECORDED IN PLAT BOOK B, PAGE 68 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA. AND TIIAT PORTION OF THE ABUTTING RIGHTS-OF-WAY AS SHOWN AND DEPICTED ON FLORIDA FRUIT AND TRUCK LAND CO. SUBDIVISION OF SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 EAST ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK B, PAGE 68 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA.", BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

°

°

°

°

COMMENCE AT A 5" X 5" CONCRETE MONUMENT (NO. I.D.) AT THE SOUTHWEST CORNER OF SAID SECTION 22, THENCE SOUTH 89 56'40" EASTALONG THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 22, A DISTANCE OF 665.69 FEET TO THE SOUTHWEST CORNER OF THEEAST THREE-QUARTERS OF THE SOUTHWEST QUARTER OF SAID SECTION 22, THENCE SOUTH 89 56'40" EAST A DISTANCE OF 1996.39 FEET TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 22, THENCE NORTH 00 15'07" EAST ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 22, A DISTANCE OF 2591.14 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST LINE NORTH 00 15'07" EAST A DISTANCE OF 15.00 FEET TO A POINT ON A LINE WHICH IS

Exhibit 3
page 3 of 4

°

PARALLEL TO AND 50.00 FEET SOUTH OF THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 22; THENCE SOUTH 89 54'2211 EAST A DISTANCE OF
2622.63 FEET TO A  POINT ON THE WESTERLY RIGHT-OF-W° AY LINE OF COUNTY
ROAD 545 (OLD LAKE WILSON ROAD); THENCE SOUTH 00 15'06" WEST ALONG

°

SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 15 .00 FEET TO A POINT ON A LINE WHICH IS PARALLEL TO AND 65.00 FEET SOUTH OF THENORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 22; THENCE NORTH 89 54'22" WEST ALONG A LINE WHICH IS PARALLEL TO AND 65.00 FEET SOUTH OF SAID NORTH LINE, A DISTANCE OF 2622.63 FEET TO THEPOINT OF BEGINNING.
CONTAINING 0.90 ACRES, MORE OR LESS.

TOGETHER WITH:

°

A PORTION OF LOTS 7 AND 8, BLOCK D, FLORIDAFRUITAND TRUCK LAND CO. SUBDMSION OF SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 BAST ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK B, PAGE 68 OF THE PUBLIC RECORDS OF OSCEOLA COUNTY, FLORIDA MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE SOUTHEWEST CORNER OF SAID SECTION 22, TOWNSHIP 25 SOUTH, RANGE 27 EAST; THENCE RUN SOUTH 89 56'40" EAST A DISTANCE OF 2662.08 FEET ALONG THE SOUTH LINE OF THE SOUTHWEST ¼ OF SAID SECTION 22 TO THEWESTLINE OF SAID SOUTHEAST ¼ OF SAID SECTION 22; THENCE NORTH 00 15'07" EAST A DISTANCE OF 2591.14 FEET ALONG SAID WEST LINE; THENCE SOUTH 89 54'22" EAST A DISTANCE OF 965.63 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 00 05'55" EAST A DISTANCE OF 1 99.79 FEET; THENCE SOUTH

°

o	°

°

°

°

89 54'22" EAST A DISTANCE OF 207.00 FEET; THENCE NORTH 00 05'55" WEST A
DISTANCE OF 199.79 FEET; THENCE NORTH 89 54'22" WEST A DISTANCE OF 207.00 FEET TO THE POINT OF BEGINNING.

CONTAINING 0.95 ACRES, MORE OR LESS

TOTAL CDD ACREAGE 930.65 AC.

Exhibit 3 page 4 of 4

"'

LEGEND

�

D

EJ(t;��1 AREA INCLUDED WITHIN MACRO COP l2 (SE�1AatJS)
- AREA OF RESORT ROAD R/W

D

PARCELS PRl:VJOUSL'f APPROVEO lN PERVTOUS
MACRO COP'S
UPLAND PRESERVATION
!ij;'BI WETLAND 8\JfFERS
- 'WETIAND CONSC:RVA'rlON
J::::::::;t COMMON OPEN SPACE AREi',

_. WATER SER.VlC'fUNE
� SEWSR 51':R.VfCE LINE

� AAf!.A Of- FUTURE DEVELOPMENT

:g	""'

i 1 1 1

� oi �

0  Cl VJ

> ;

...,.n o
- z

U.

IJJuJ

"'"""

�

�.'
�.

J"

Paree!	I	Land Use	Development		
Phase 3 Parcel 3	I Resort S.F.
I	175 D.U.	Completed	
Phase 3 Parcel4	Golf Mvull	20,000 GSF.	Entitled	

Phase 3 Parcel 5	I

Status

Resort S.F.     I	127 D.U.	I Completed I )

C :

� !

-,.m � 

:::iII'>
I	i-
�

�'

�'	Phase 3 Parcel 7	I
� !	Phase 3 Parcel 8	I

Resort S.F.   I
Resort S.F.    I

72 0.U.

236 o.u.

I   Completed    I ;
I   Completed    I i

:z :E-a::

fll  "'!�

::!E UJ

I ::,

& �:

Phase 3 Parcel 9

Resort S.F.

89 D.U.

I Completed

0:l:  1-0..

'<I'

: l	I	I

- I	1-O -u	I-

� l

!I�  -...g

�i@

1 �

hu.9 'ii;

.i� � 

HI

,..,i
l.ii,;i:

it]!

�If	I

Ph&a1s0eC3oPmabrcineelds 1

Combined

I   PhasKe-H2ilPlsaTrcraecl t12 & l  6PAhaasned36BPaCrcoemlsb2in,e6d,

Resort M.F.
Resort SF
RReessoortrtSM.F.F. ./

300 D.U.
825 D.U.
7510S0FS. T.F.H. .
200 M_E_QlJ__ 

Entitled	!
Entitled
Entitled

enws I-a 

Z 1- 

UJ 0.

O5-  !:i:zUJ
0:: 0 

>

.-l
U1
w

in:E
Xw

PARCEL FORMERLY KNOWN

Sinclair Road

�u•••*•••uJJll lS 	llJ-11

.

...

I

iE
!	W3 A

E§
:
i	LOTS 16.2 - 182
W3-B
REUNION WEST PHASE 1 REPLAT

I

PB 24, PG 76
I

ID	Plat	Assessment Area	Status	Units	
Wl	Reunion Phase l West and
Amenities Center*	Assessment Area 2	Construction is Complete and Plat
Is Recorded	161	
W3-B	Reunion West Phase 1 Rep!at	Assessment Area 3	Construction is in process and Plat Is
Recorded	21	

W2	future Development
*	
Future Development	
Mass Grading Only	
TBD	

W3-A	Reunion West Phase 3 West	
Assessment Area 3	Construction Is in
processand Plat Is in Process	
132	

i
Il
1I

PARCEL FORMERLY KNOWN AS !! PHASE 2
11	PARCEL 1211 TRACT
II

Not Included

E1

REUNION WESTPHASE 1 EAST
PB 24, PG 104 - 109

Area East of CR 545 formerly known as "Phase 2 Partel 12"

ID	Plat	*	Assessment Area	Status	Units	

El	Reunion West Phase 1 East	Assessment Area 3	Plat ls Recorded,
Construction is in process	118	
E2	Future Development	Future Development	Mass Grading Only	TBD	

8

* PARCELS HIGHLIGHTED IN YELLOW	II 

;,.�,'1/�L:'!.!.:'

� BOYD CIVIL
Ori.-a,do, H  JU07	E  R  I  N  G
.fCl7...i'l.f-7G'llPlto11<1.

SCALE: 1"=600' DATE: 2/8/2016
PROJECT NO.: 1004.000

PLAT PHASES FOR "K-HILL" & "PHASE 2 PARCEL 12"

r		 	

iat'tf�
t.�FMt�

WEST COO

REUNION

MASTER CIVIL INFRA.STRUCTUfU/5 ELEMENTS
flliQ.g{ll)f

v-�

EXHIBIT 6

REUNION WEST CDO	MAST!:R iNFRASTR!.fr;TJ,/RI: ROADWAYS WESTOF1-4
i"RE-Oi:SIGN fCONCEP'liVAL BtlOGIITS
CLASS A 801-IDS	CIVll E�GIM:ERING ONlY
l\llU..SR EFNHOIJSE R'IMSR. &.AS$0ClATES
a::r... t.Jer:- 01

Original Estimates not revised since 2004 Issuance

l

RQ.lt,chv�y	
 	Oe:scriri-tion	

J�......i-e..,;1 Sr.:11;ti-.,, n     SpQ!cl:JT FM.f-Jft.!

.F:cr,Jt .l..;,t10: Urb;ni
 SC!c:.ion:W Me:c/.;ga	
91:.lltti'E\vo t�I�
O""h"l'y. �_gt1 fc.t·     Gl'ilo�-\1.e lf;;lSndvoCnorQ$o,,sd!{;".lg,
Sui!di \M \.lines    I	,
 Onty.�lo   t    1'•1,w�,,.ei.mn;	'
f'<:1 ur-	IC'"""rl:;J	
Si:itrtm:!n-+	l•••olh 1!ll		

IN	
Sfll!l		

WI	
•.200		

;;,.:	
�;213		

)(Y•	

;::;15!n)"	StmSTw..o. Larne>s
I'  ◊foi,/uJr, 0.!.\i!ll f,r		
VP	
$,1CO-	 ;...., u,M-U�•
Sndion	

e:.r.!� P°C;Jfl;,11;	

A"!! ·Co,!; �•r !!.I'.
I

I

P�'<im,. G"1.ciM. D"1buo•  ' '1.Vatct, Vh::.tcw;itr,<r -ROW3-I?	IEk:i;: '& .t;Qmrn	Ad:tilicm�l (:Q;ts

.'Ur,!1 Co:;C	Total

T"e,I

t,.,nit CPst

l.hrui! C'o,!

ml

Tot.11!./1>11
Tci.f	Coe.t	Saab-T:0 c..1.1

Jtw:�a

S-i�a

Bropm��m! WoUlmd
Cn:,:.:sfrtg:	1'0-TALEUilGEi

S7S

$.W3	illa1,$,0

i .	s,�a	sn&.e.a:3
tlSli	SGO&l?.J

s.tss	!ilSC�.411

�H67	S$50.�,�

545.ti!:O

S�0.913'

i92	sus.seo

S92

W0,64U,

$75	s;li',50�	s.<so     	SlRS!!O     	    �	21i:�.!;5�.$2  \
�1s.ooa, ·	$353 	S1.48□,8o1 	sz.orm.mio· 	S.fR0.863

$15

S24S.&2S	S35$. q	SJ.16�.l'i!l	S51li!tGOO	.Sf.'$5�.72t

S<ISS600	SW

53J

S2m.Ol!O	SJSJ,	$1.2\lUll	S.f.21l�.3H

S1,10t7.'i\l 	tl]Ct740 

tTr:;IT.rt,l	16..67$	TOTA!..$	 "�03$.�4?' I
'NOTl;: Ao:i,Jon.:l! R_O,W, ior c;oc,:imsr, ll""•� e. :.., pm,v,deef!JyO.°""" 0.on!y.

a:3r!J.00',0l:li'.}

AOPffi.ONA!. INl"M$T!l:UC11Jrui COSTS:

   S1.ol2:.4: i : J 

Sl.2StJ.GZ$	 	s.s.az:..emt 1  	St> I SJ.Eoo.oor  ·  	.S9,l2"!1J:tlS 

	I. MASTe.R STIORU\'l'ATEI!: SY$TE•�
z. �IASTflURR!CiATIOr.1 PUMP STA'J]Ql,I
3. COST$ FOR E'J.CH MASTER�Te.I',LIFTSTi\TICI.I t FOF/c.!: !J.AIN,	

lSl	
SUOO,O"l>,,

�250.Dl!O
:l23�.IY.l1J	S�r.l>C0._$08
s1,,;,oo,ooa
ll"lli0,000
S250,000•	
:!'US TOT!,I.	S4;li00,0Da	

GRAND TO'li'Al MASTER CIVIL rNFAASTR\.ICTIJRE cosrs	$13;821,li'()S,

EXHIBIT 6A

REUNJON EAST COD !WEST CDD SHA.RE.D COSiS

MCt.A!t.LSESRAEll:l!MOHN.OOUSSE R:Yll!El'I & ASSOCIATES

Rso•a.,.,,.dw,,ay1   l;!  Length !ff]
ii
OR	s_.�	
RS	m	
ST	I	5110	
TU	i .2,2.SO	
OP	'	.,,,,,	
TOiiAl	7,455	

1'i/./Vov-01

l!eoeti�!iori

i\'!'lc•! :Sl>C!l<>n

MASTER l!NFRASTRIJC1!JRE ROAOWAYS
PRE·O,e:SIGl!ll /COl\lC.EPTIJAl. !SUDGE"!S CM!. ENG!NEl!R:100 ON!.ii

Avg; L;ost� per· u-.

I

Originat Estimate not revised since 2004 Issuance

: P.tvloq, Gra!llmj, lllrallnaqe   Water, l/lasle_...,r e t  iRe�	�� Cnmm	
'

Atklltfon,d tlnpro,.,,mMts	
tmr.sectt1:1n
lmpSra;g,,,r.V<!JME nl/	We!l:ln(I			
	C�fna		TO:rA!- SJJOGET	

$250.000			
Sl.754.7.S	

$3.000,000	
		,,	

$2Hititl	
	
SSS'.i",310

Sa,000,IXlll
-�l·O,&;l\S,999	

SZ!,Q,0                  0 0			

l

Sp,ociol l"e.Wrcs

:  Unl!!Cos!	T1>1'!l·.

Unft Cu!'t !

Teto!	UrtitCO<$t	T-1	:t"<>tillll"l!I C..st  ;,i     S,,b,Tota(

Faur.lane Urban
:$6d!)n W/ ,.�1�n

StgnaJ a� CR 545lC�'=.

Ort�e MWr-. t.....,rii;:

S<.S 11'.'ntll':'O'\o:cmcc,:s

1	$�	S92Ct5SS	$$? .

SSl!.$50 l

575 i

�ZM. .500

$4�()

s1.;;;;x.r1s

Four Lane Urba!lr

Sel�J.r;ty- 0Vf!.O,;!�

:S�n-'t.t/ 1/ed'u:n

kLL011.1r.NCS.	.,	S:l,000,QOO
'
 	!253	$131.510	S          S          2          :	�.'e.50	$7           $           .	5l7.500 '	s.:.:m

1',wr i.a,,e U1lan.

$""""" wJ M""'"'n

1	S"'e:3,z
'

I'	'
S$S1�195	SSiZ

SWS,715 •	S15

I
St-5a,i'.50 i	S�3>!l

�:!157.'40

TOTA!.S

lv�Un.:i Urban     l..ttO��s	;Ai.l'C'�'Af<i'CE	 		$S.GOO.QOO
s1.s�a.rrr-1	$514.315	$-;8il;r:;o	SlQ,\W,,,�00> 		so

EXHIBIT 7

Included for :Historic Reference

REUNIOl\t - PARCEL DEVELOPMENT BUDGETS {WEST C.DD ON!..YJ CLASS B - BONOS
MU.lER EIN!HOUSE RYMER & ASSOCIATES
. 07 - Dec - 2001

DEVELOPMENT PARCELS WEST OF 1-4

!

3

5

46.4 Single Family

109

na,

$12,000 perlal $1 ,30&,000

$50,000     acre	S2,320.000

S2,320,000

3

8

7.9'3,

      3	9	,6J33.

Commercial
Commercial

3	10	4.86 Commercial

na
na
00

na
na

n!il
na na

na
na na

na
na
rna

na na
na

per
per
.$100,00()  acre
per
$100,(ltlO aae
per
$10QOOO

$1;93,000

$663,000
$488,000

$793.000 :
$863,000

$41IB,OOO

I 	

na

acre

!(Total BudgetfurParcels West of I➔

$30,40!!,778

 Phase  Parcel   Acri  $  Land ILISI           I		SF	MF
Unil     s    Unlt s		lJnff:$ /
Acre		COST PER UNIT BASIS
Unit Cost	Total Cost 	COST P6R ACRE BASfS

l'Jnit Cost	Total Cost	
BUDGET	
	12 	61.75 Comme;clal	n?	na	
fil?J	na	na	na	$100,000	per
acre	
$6,1 7$.,0<00	$6,175,000	
per
 	1	10.93   Commefcial	na	na	na	na	na	na		s100,oioo    aero	:S1,0S3,000	$1 ,0913,000 '											per
1A	52.73   Commercial	na	na	na	na	na	na	s100,noo acre	$5,273,1.Ht□	$5,.273,000	
3	2	27.tm Comme;rcial	na	na	oa	na	na	na	per
5100,001 acre	$2,799,028	
SZ,799,028	
3	3A	23.1 3. Murti-Family	na	218	9.3	!'e.lf
$8,000   unit	$1 ,728,000	$75,flO·□	per
acre	$1 ,734,75()	
$1:,734,750	
3	38	1 9.41	Multi-Family	na	240	t2A	per
$8.000   unit	$1.920.00[)	$75.000	per
acre	$1 ,455.750	$1 ,920, 000	
3	4A	17.Sa	Multi-family	na	
192:	
1 0.!l<	pe,
SMOO    unit	$1 ,536,000,	575.000	per
acre	s1.sra.soo	$1 ,536 000	
3	4B	22.36   o:,.m,mercial	na	

!'li;l.	

fl;);	na	na na	
;$100,00D	per
acre	$2,236.000	
$.2.236,0i'.ltl	
per	

3	6	44,1$	Single Family	144	na	3,3	S12.000	perlo!	$1,7.28,000	SS0,000	per
acre	$2,208,000	$2,208,(100	
3:	7	.23.4	Sinole F;;tmily	4i	fill	i .5	S12,000	perlo!	$492,000	$50.000	acre	St,170,000	Sl,1 7U,OOO	

EXHIBIT 8 REUNION WEST CDD
LANDSCAPE, HARDSCAPE, PARKS & RECREATION PRELIMINARY COST ESTIMATE

Reference Tables 2 and 2A Combined and Revised for the total budget for landscape, hardscape, parks & recreation.

EXHIBIT 9

Letter from Transportation Engineer

November 13, 20 13 Jim Bagley
Bagley & Langan, PLLC 707 Celebration Avenue
Celebration, FL 34747

Re:	Reunion Resort and Club DRI

Dear Mr. Bagley,

Leftwich Consulting Engineers, Inc.

12151 Sctence Drive, Suite 101
Orlando, l'lorlda 32826
Phone: 407-281-8100
!'ax: 407-282-7100

Leftwich Consulting Engineers Inc. (LCE) was retained by Bagley & Langan, PLLC in 2012 to determine the dwelling unit trip generation rate for Reunion Resort and Club DRI. This effo1i was pursued due to the limited tr1p generation data available for the Recreational Home land use category (ITE Code 260) in the Institute ofTransportation Engineers' (ITE) Trip Generation Handbook.

A vehicle count program was conducted in September 2012 to detennine the trip generation characteristics of the Reunion Resort and Club DRI and a full analysis was submitted to Osceola County in January 2013 along with documentation  of the findings.   LCE's  report concluded that trip  generation rates  of 3.70 external vehicle trips per unit per day and 0.24 external vehicle trips per unit per PM peak hour are reasonable and conservative assumptions to use in any future traffic analyses for Reunion Resort and Club DRL Osceola staff agreed with this conclusion in July 2013.

Applied directly to the number of units, these approved trip rates for Reunion Resort and Club DRI dete1mine an external vehicle h·ip total that impacts the roadway network outside of the DRI. Therefore, the rates should not be adjusted down for internal capture or pass-by behavior or adjusted up for the private amenities and golf facilities on the site. Based on the 2, 199 units shown in Table l, the daHy trip rate concludes a daily external trip total of 8,1 36 (2, 199 x 3.7) would be a reasonable and conservative forecast

for build-out conditions. This amount of daily trips falls short ofthe 10,000 daily external trip trigger in the ih Amended Reunion Resort and Club DRI Deve1opment Order which, if exceeded, would have required developer construction ofthe Western Connector.

James M. Taylor, P.E.
Project Engineer, Leftwich Consulting Engineers, Inc.