BOARD OF COUNTY COMMISSIONERS	ORDINANCE NO. '9-5,	0 
AN ORDINANCE ESTABLISHING TWO RIDGES COMMUNITY DEVELOPMENT DISTRICT PURSUANT TO CHAPTER 190, FLORIDA STATUTES; PROVIDING FOR AUTHORITY AND POWER OF THE DISTRICT; PROVIDING FOR POWERS AND DUTIES OF THE DISTRICT; PROVIDING FOR THE BOARD OF SUPERVISORS OF THE DISTRICT; PROVIDING FOR THE DISTRICT BUDGET; PROVIDING FOR FUNCTIONS OF THE DISTRICT; PROVIDING FOR MISCELLANEOUS PROVISIONS; PROVIDING FOR AN EFFECTIVE DATE.

WHEREAS, Pasco County Associates I, LLLP (the "Petitioner") has petitioned the Pasco County Board of County Commissioners (the "County") to adopt an ordinance establishing the boundaries of Two Ridges Community Development District (the "District") pursuant to Chapter 190, Florida Statutes, and granting certain special powers; and

WHEREAS, the County, in determining whether to establish the District boundaries, has considered and finds that all statements contained in the Petition to Establish the Two Ridges Community Development District (the "Petition") true and correct; and

WHEREAS, the County has considered and finds that the establishment of the District is not inconsistent with any applicable element or portion of the Pasco County Comprehensive Plan; and

WHEREAS, the County has considered and finds that the area of land within the District is a sufficient size, is sufficiently compact, and is sufficiently contiguous to be developed as a functional interrelated community; and

WHEREAS, the County has considered and finds that the District is the best alternative for delivering the community development services and facilities to the area that will be served by the District; and

WHEREAS, the County has considered and finds that the community development services and facilities of the District will not be incompatible with the capacity and uses of existing local and regional community development services and facilities; and

WHEREAS, the County has considered and finds that the area that will be served by the District is amenable to separate special-district government; and

WHEREAS, the County, on January 28, 2025, held an adoption public hearing on the Petition with duly provided public hearing prior to the adoption of this Ordinance establishing the District.

NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of Pasco County, Florida, as follows:

SECTION 1. AUTHORITY

This Ordinance is enacted pursuant to Chapters 125 and 190, Florida Statutes (2024), and under the home rule powers of the County.

SECTION 2. LEGISLATIVE FINDINGS OF FACT

The foregoing Whereas clauses, incorporated herein, are true and correct.

SECTION 3. AUTHORITY AND POWER OF THE DISTRICT

There is hereby established the District, as depicted in Exhibit 1 of the Petition, and the external boundaries of which are described in Exhibit 2 of the Petition, which shall operate in accordance with those requirements as set forth in Florida Statutes, Chapters 189 and 190, the Uniform Community Development District Act of 1980, as amended.

The establishment of the District shall not affect any requirements for governmental approval of any construction within the District. Master Planned Unit Development conditions of approval of the Wyndfields MPUD, as may be amended, pertaining to land within the District shall remain in effect. All other State and local development regulations shall apply. Planning, environmental, and land development regulations shall apply to all development and construction within the District regardless of who undertakes the activity. Further, the District shall not have the authority to adopt a comprehensive plan, building code, or land development code.

The District shall have no eminent domain powers outside its boundaries without first obtaining the expressed written approval of the Board of County Commissioners by resolution.
The District shall have the authority to fund, construct, and maintain improvements outside its boundaries for the obligation(s) set forth in the conditions of approval of the MPUD established in connection with the offsite intersection improvements without the requirement to first enter into an lnterlocal Agreement with the Board of County Commissioners authorizing such expenditures.

The District shall comply with all applicable provisions of Chapter 189, Florida Statutes, including, but not limited to, the requirement that a "Public Facilities Report" be made and submitted to the County in accordance with Section 189.08, Florida Statutes.

SECTION 4. POWERS AND DUTIES OF THE DISTRICT

The exclusive charter for the District shall be the uniform community development district charter as set forth in Florida Statutes 190 which includes, but is not limited to, the following:

The District shall provide financial reports to the Department of Financial Services in the same form and in the same manner as all other political subdivisions, including the County.

The District shall fully disclose information concerning the financing

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and maintenance of real property improvements undertaken by the District. Such information shall be made available to all existing and prospective residents of the District and the County.

All contracts for the initial sale of real property and residential units within the District shall disclose to the buyer the existence of the District and the District's authority to levy taxes and assessments. Both the text and the placement of the text in the contract of sale must appear as mandated by law.
The District shall have the authority to pledge only the District's funds, revenues, taxes, and assessments to pay the District's indebtedness.

All bonds issued by the District shall be secured by a trust agreement between the District and a corporate trustee or trustees.

In the event of a default on District Bonds, the obligations of the District shall not constitute a debt or obligation of the County, any municipality, or the State.

The District shall be subject to the Florida Constitution provision requiring approval of ad valorem taxes by referendum; the millage rate for such taxes shall be limited by statute. In addition to the millage cap, the aggregate principal amount of general obligation bonds outstanding at any one (1) time shall not exceed thirty-five (35) percent of the assessed value of the property within the District. Should the residents of the District impose ad valorem taxes upon themselves, such taxes shall be in addition to the County's and other ad valorem taxes and shall be assessed, levied, and collected in the same manner as the County's taxes.

Rates, fees, rentals, and other charges for any facilities or services of the District shall be established only after a noticed public hearing.

Within thirty (30) days after the effective date of this Ordinance, the District shall record a Notice of Establishment of District Boundaries in the property records of the County, which said notice shall include at least the legal description of the property within the District and the notice required to be given to buyers of property within the District.

SECTION 5. BOARD OF SUPERVISORS OF THE DISTRICT

The District Board of Supervisors shall exercise the powers and responsibilities granted to the District.

The members of the District's Board of Supervisors shall be residents of Florida and citizens of the United States. The names of the five (5) persons designated to be the initial members of the Board of Supervisors are as listed in the Petition.

After the Board of Supervisors shifts to being elected by the resident electors of the District, the Board Supervisors shall also be residents and electors of the District.
Candidates for the District's Board of Supervisors seeking election to office by the qualified electors of the District shall be subject to the same campaign financing disclosure requirements and oath of office requirements as candidates for any other public office.

The compensation of each supervisor is limited to those amounts prescribed in Section 190.006(8), Florida Statutes, plus standard State travel and per diem

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expenses, unless a higher compensation is approved by a referendum of the residents of the District.

All meetings of the District's Board of Supervisors, which shall include a minimum of four (4) times per year during evening hours, must be open to the public and governed by the Government-in-the-Sunshine requirements of Chapter 286, Florida Statutes.

The District's Board of Supervisors shall follow Chapter 120, Florida Statutes, procedures in adopting rules.

The records of the District's Board of Supervisors must be open for public inspection by any person at any reasonable time, pursuant to Chapter 119, Florida Statutes, and the said records shall be kept in the manner and in the place mandated by law.

SECTION 6. DISTRICT BUDGET

The District budget shall be adopted annually by the District's Board of Supervisors, and prior to approval by the said Board, shall be the subject of a duly noticed public hearing at which the said Board must hear all objections to the budget.

Proposed District budgets shall be submitted by the District's Board of Supervisors to the County at least sixty (60) days before adoption by the District's Board of Supervisors.

SECTION 7. FUNCTIONS OF THE DISTRICT

a. Florida Statutes.

The District may exercise the general powers provided in Section 190.011,

The District may also exercise the special powers set forth in Sections 190.012(1), (3) and (4) as well as the special powers for security services and facilities, pursuant to Section 190.012(2)(d), Florida Statutes.

The powers and functions of the District do not replace, diminish, or obviate the applicability of any County ordinance to the property and the development of the said property, currently within the District, as described in Exhibit 2 of the Petition, and as the said District might be expanded or contracted.

SECTION 8. MISCELLANEOUS PROVISIONS

The County may require, based upon the numbers of residential units planned within the District, that the District's community facilities be used to accommodate the establishment of a polling place by the Pasco County Supervisor of Elections.
The County, at its option, may adopt a nonemergency ordinance providing a plan for the transfer of a specific community development service from the District to the County. The plan shall be consistent with the District's debt obligations and shall demonstrate the ability of the County to provide the service as efficiently as the District, at a level of quality equal to or higher than that actually delivered by the District, and at charge equal to or lower than the actual charge by the District.

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The District shall not levy assessments on any property, lying within the boundaries of the District, either owned or to be owned by the County or the District School Board of Pasco County. All applicable documents pertaining to the undertaking of funding and construction by the District shall reflect the following: (1) all District-related assessments shall not apply to any property either owned or to be owned by the County or the District School Board of Pasco County; and (2) no debt or obligation of such District shall constitute a burden on any property either owned or to be owned by the County or District School Board of Pasco County.
Any and all property owned by the District shall be subject to, and the District shall pay, all County imposed user fees, including but not limited to stormwater utility and solid waste disposal fees, whether or not such fees are collected via the non-ad valorem assessment method. Further, property within the boundaries of the District may be subject to existing or future taxes, assessments, or user fees imposed by the County, or any existing or future dependent district of the County, and such taxes, assessments, and user fees could be equal in priority to the District's assessments and fees. Such taxes, assessments and user fees shall not be considered inconsistent with, or an impairment of, the financial obligations of the District, and the possibility of such taxes, assessments, and user fees shall be disclosed in all applicable documents pertaining to the undertaking of funding and construction by the District.

Pursuant to Section 190.046(1)(h), Florida Statutes, within ten (10) years of the effective date of this ordinance, the District may petition the County for an amendment to expand the boundaries of the District to include the sufficiently contiguous lands described in described in Exhibit 2 of the Petition.
The Petition to Establish the Two Ridges Community Development District is attached hereto in its entirety and incorporated herein.

SECTION 9. SEVERABILITY
To the extent that any portion of this Ordinance is in conflict with Chapter 190, Florida Statutes or any other Florida Statute, as amended, then the Florida Statutes shall govern, and the remainder of this Ordinance shall be construed as not having contained such section, subsection, sentence, clause, or provision and shall not be affected by such holding.

SECTION 10. EFFECTIVE DATE

This Ordinance and the Petition shall be transmitted to the Department of State by the Clerk to the Board by electronic mail within ten (10) days of the adoption of this Ordinance, and this Ordinance shall take effect upon confirmation by the Department of State of its receipt.

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DONE AND ADOPTED by the Board of County Commissioners of Pasco County with a quorum present and voting this 28th day of January, 2025.

(SEAL)

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IN SESSION
JAN ? 8 2025
PASCO COUNTY
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EXHIBIT A
(Petition to Establish Two Ridges Community Development District)

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BEFORE THE BOARD OF COUNTY COMMISSIONERS OF PASCO COUNTY, FLORIDA

PETITION TO ESTABLISH TWO RIDGES COMMUNITY DEVELOPMENT DISTRICT

Petitioner, Pasco County Associates I, LLLP (hereafter “Petitioner”), hereby petitions the Board of County Commissioners of Pasco County, Florida pursuant to the “Uniform Community Development District Act of 1980,” Chapter 190, Florida Statutes, to establish a Community Development District hereafter “District”) with respect to the land described herein. In support of this petition, Petitioner states:
Location and Size. The proposed District is located entirely within Pasco County,

Florida (“County”). Exhibit 1 depicts the general location of the proposed District. The proposed District covers approximately 340.06 acres of land, and is located in unincorporated Pasco County, generally in the Wesley Chapel, Florida area, south of State Road 54 and north of State Road 56, just south of the intersection of State Road 54 and Two Ridges Road. The metes and bounds description of the external boundaries of the proposed District is set forth in Exhibit 2.
Excluded Parcels. There is no land within the external boundaries of the proposed

District, which is to be excluded from the District.

Landowner Consent.	Petitioner has obtained written consent to establish the

proposed District from the owners of one hundred percent (100%) of the real property located within the proposed District in accordance with Section 190.005, Florida Statutes. Documentation of ownership and consent to the establishment of a community development district is contained in Exhibit 3.
Initial Board Members. The five persons designated to serve as initial members

of the Board of Supervisors of the proposed District are as follows:

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Name:	John Strowbridge
Address:	32212 Mahogany Valley Drive
Wesley Chapel, Florida 33543
Name:	Steve Stimac
Address:	32212 Mahogany Valley Drive
Wesley Chapel, Florida 33543
Name:	Sean McArdle
Address:	32212 Mahogany Valley Drive
Wesley Chapel, Florida 33543
Name:	Michele Mason
Address:	1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323
Name:	Clayton Ratliff
Address:	1600 Sawgrass Corporate Parkway, Suite 400 Sunrise, Florida 33323
All of the above-listed persons are residents of the State of Florida and citizens of the United States of America.
Name.	The  proposed  name  of  the  District  is  Two  Ridges  Community

Development District.
Future Land Uses. The future general distribution, location, and extent of the land
uses proposed for the District by future land use plan element of the applicable Future Land Use Plan is identified on Exhibit 4. The proposed land uses for lands contained within the proposed District are consistent with the Pasco County Comprehensive Plan.
Major Water and Wastewater Facilities and Outfalls. There are no existing major

trunk water mains and wastewater interceptors within the currently undeveloped lands to be included within the proposed District.
District Facilities and Services.	Exhibit 5 describes the type of facilities

Petitioner presently expects the proposed District to finance, fund, construct, acquire and/or
install, as well as the anticipated entity responsible for ownership and maintenance.	The 2

estimated costs of constructing the infrastructure serving land within the proposed District are identified in Exhibit 5. At present, these improvements are estimated to be made, constructed and installed over the time period from 2024 through 2026. Actual construction timetables and expenditures will likely vary, due in part to the effects of future changes in the economic conditions upon costs such as labor, services, materials, interest rates and market conditions.
Statement of Estimated Regulatory Costs. Exhibit 6 is the statement of estimated

regulatory costs (“SERC”) prepared in accordance with the requirements of Section 120.541, Florida Statutes. The SERC is based upon presently available data. The data and methodology used in preparing the SERC accompany it.
Authorized Agent.  The Petitioner is authorized to do business in the State of

Florida. The authorized agent for the Petitioner is Jonathan T. Johnson. See Exhibit 7. Copies of all correspondence and official notices should also be sent to:
Jonathan T. Johnson Jonathan.Johnson@kutakrock.com Kutak Rock LLP
107 West Collage Avenue Tallahassee, Florida 32301

This petition to establish Two Ridges Community Development District should be granted for the following reasons:
Establishment of the District and all land uses and services planned within the proposed District are not inconsistent with applicable elements or portions of the effective State Comprehensive Plan or the Pasco County Comprehensive Plan.
The area of land within the proposed District is part of a planned community. It is of a sufficient size and is sufficiently compact and contiguous to be developed as one functional and interrelated community.

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The establishment of the District will prevent the general body of taxpayers in the Pasco County from bearing the burden for installation of the infrastructure and the maintenance of the above-described facilities within the development encompassed by the District. The District is the best alternative for delivering community development services and facilities to the proposed community without imposing an additional burden on the general population of the local general-purpose government. Establishment of the District in conjunction with a comprehensively planned community, as proposed, allows for a more efficient use of resources.
The community development services and facilities of the District will not be incompatible with the capacity and use of existing local and regional community development services and facilities. In addition, the establishment of the District will provide a perpetual entity capable of making reasonable provisions for the operation and maintenance of the District services and facilities.
The area to be served by the proposed District is amenable to separate special- district government.
WHEREFORE, Petitioner respectfully requests the Board of County Commissioners of Pasco County, Florida to:
schedule a public hearing in accordance with the requirements of Section 190.005(2)(b), Florida Statutes;
grant the petition and adopt an ordinance establishing the District pursuant to Chapter 190, Florida Statutes;
consent to the District’s exercise of certain additional powers to finance, fund, plan, establish, acquire, construct, reconstruct, enlarge or extend, equip, operate, and maintain systems and facilities for security, including but not limited to, guardhouses, fences and gates,

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electronic intrusion-detection systems, and patrol cars, each as authorized and described by Sections 190.012(2)(a) and (d), Florida Statutes, and
grant such other relief as appropriate.

RESPECTFULLY SUBMITTED, this 29th day of August, 2024.

KUTAK ROCK LLP
Jonathan T. Johnson Jonathan.Johnson@kutakrock.com Florida Bar No. 986460
107 West College Avenue Tallahassee, Florida 32301
(850) 692-7300 (telephone)
(850) 692-7319 (facsimile) Attorney for Petitioner

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EXHIBIT 1

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EXHIBIT 2

DESCRIPTION:

A parcel of land lying in Sections 14 and 23, Township 26 South, Range 20 East, Pasco County, Florida, being more particularly described as follows:

BEGIN at the Northwest corner of WINDING RIDGE PHASES 1 & 2, according to the plat thereof, as recorded in Plat Book 83, Pages 23 through 46, inclusive, as affected by that certain Surveyor’s Affidavit Correcting Plat, recorded in Official Records Book 10558, Page 732, both of the Public Records of Pasco County, Florida, also being a point on the Easterly boundary of FOX BRIDGE - PLAT I, according to the plat thereof, as recorded in Plat Book 15, Pages 118 through 128, inclusive, of the Public Records of Pasco County, Florida, run thence along said Easterly boundary of FOX BRIDGE - PLAT I, the following two (2) courses: 1) N.00°02'00"E., 2591.87 feet; 2) N.00°21'41"E., 3064.38 feet to the Southwest corner of the parcel of land conveyed by that certain Special Warranty Deed, recorded in Official Records Book 9859, Page 2414, of the Public Records of Pasco County, Florida; thence along the Southerly boundary of said parcel of land, S.89°37'52"E., 956.75 feet to the Northernmost corner of PARCEL 120, according to that certain Order of Taking, recorded in Official Records Book 9268, Page 2398, of the Public Records of Pasco County, Florida; thence along the Northwesterly, Southwesterly and Southeasterly boundary of said PARCEL 120, in their respective order, the following seven (7) courses: 1) S.48°23'55"W., 376.00 feet; 2) S.29°56'54"W., 116.95 feet; 3)
S.57°44'44"E., 195.01 feet; 4) S.21°21'56"E., 48.84 feet; 5) N.77°43'31"E., 40.51 feet; 6)
N.21°21'56"W., 123.72 feet; 7) N.68°38'04"E., 503.30 feet to the Easternmost corner thereof, also being a point on the aforesaid Southerly boundary of the parcel of land conveyed by Special Warranty Deed; thence along said Southerly boundary, the following two (2) courses: 1) S.57°44'44"E., 311.52 feet to a point of curvature; 2) Southeasterly,
80.42 feet along the arc of a curve to the left having a radius of 500.00 feet and a central angle of 09°12'57" (chord bearing S.62°21'12"E., 80.34 feet); thence S.06°06'10"W.,
44.63 feet to a point of curvature; thence Southeasterly, 179.33 feet along the arc of a curve to the left having a radius of 119.00 feet and a central angle of 86°20'40" (chord bearing S.37°04'10"E., 162.84 feet) to a point of tangency; thence S.80°14'30"E., 23.23 feet to a point on a curve; thence Northerly, 134.42 feet along the arc of a curve to the right having a radius of 1071.00 feet and a central angle of 07°11'28" (chord bearing N.11°38'09"E., 134.33 feet) to a point of tangency; thence N.15°13'53"E., 9.62 feet to a point on a curve on the aforesaid Southerly boundary of the parcel of land conveyed by Special Warranty Deed; thence along said Southerly boundary, Easterly, 4.90 feet along the arc of a curve to the left having a radius of 500.00 feet and a central angle of 00°33'41" (chord bearing S.84°34'13"E., 4.90 feet) to the Southeast corner thereof; thence along the Easterly boundary of said parcel of land conveyed by Special Warranty Deed, Northeasterly, 279.31 feet along the arc of a curve to the right having a radius of 1079.40 feet and a central angle of 14°49'35" (chord bearing N.23°13'07"E., 278.53 feet) to a point on the Southerly boundary of the right-of-way for STATE ROAD 54, according to that certain Warranty Deed, recorded in Official Records Book 10650, Page 2748, of the

Public Records of Pasco County, Florida; thence along said Southerly boundary of the right-of-way for STATE ROAD 54, S.57°44'44"E., 160.79 feet to a point on the Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 1, according to the plat thereof, as recorded in Plat Book 62, Pages 47 through 56, inclusive, of the Public Records of Pasco County, Florida; thence along said Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 1 and the Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 2, according to the plat thereof, as recorded in Plat Book 63, Pages 100 through 109, inclusive, of the Public Records of Pasco County, Florida, and the Southerly prolongation thereof, S.12°02'59"E., 5831.67 feet to the Northeast corner of the right-of-way for TWO RIDGES ROAD, according to the aforesaid Surveyor’s Affidavit Correcting Plat, also being a point on the Northerly boundary of the aforesaid WINDING RIDGE PHASES 1 & 2; thence along said Northerly boundary of WINDING RIDGE PHASES 1 & 2, the following five (5) courses: 1) S.83°56'41"W., 984.40 feet to a point of curvature; 2) Westerly, 797.80 feet along the arc of a curve to the right having a radius of 1500.00 feet and a central angle of 30°28'26" (chord bearing N.80°49'06"W., 788.43 feet) to a point of tangency; 3) N.65°34'53"W., 355.88 feet to a point of curvature; 4) Westerly, 693.70 feet along the arc of a curve to the left having a radius of 1642.00 feet and a central angle of 24°12'21" (chord bearing N.77°41'04"W., 688.55 feet) to a point of tangency; 5) N.89°47'14"W., 478.58 feet to the POINT OF BEGINNING.

Containing 340.06 acres, more or less.

EXHIBIT 3

CONSENT AND JOINDER OF LANDOWNER
TO ESTABLISHMENT OF A COMMUNITY DEVELOPMENT DISTRICT

The undersigned is the owner of certain lands which are more fully described in Exhibit
A, attached hereto (the "Property").

The undersigned understands and acknowledges that Pasco County Associates I, LLLP ("Petitioner") intends to submit a petition to establish a community development district in accordance with the provisions of Chapter 190, Florida Statutes.

As the owner oflands which are intended to constitute the community development district, the undersigned understands and acknowledges that pursuant to the provisions of section 190.005, Florida Statutes, the Petitioner is required to include the written consent to the establishment of the community development district of one hundred percent (100%) of the owners of the lands to be included within the community development district.

The undersigned hereby consents to the establishment of the community development district which will include the Property within the lands to be a part of the community development district and agrees to further execute any documentation necessary or convenient to evidence this consent and joinder during the application process for the establishment of the community development district.

The undersigned acknowledges that the consent will remain in full force and effect until the community development district is established or a written revocation is issued, which ever shall first occur. The undersigned further agrees that it will provide to the next purchaser or successor in interest of all or any portion of the Property a copy of this consent form and obtain, if requested by Petitioner, consent to establishment of the community development district in substantially this form.

The undersigned hereby represents and warrants that it has taken all actions and obtained all consents necessary to duly authorize the execution of this consent and joinder by the person executing this instrument.

[signatures on following page]

Executed this	day of -J-0	, 2024.
WITNESSES:	PASCO COUNTY ASSOCIATES I, LLLP,
a Florida limited liability limited partnership

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By:	Pasco County I Corporation, a Florida corporation, its general partner

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, Vice President

STATE OF FLORIDA COUNTY OF BROWARD

The foregoing instrument was acknowledged before me by means of	physical presence or 0 online notarization this \u day of ::S-\,)\		, 2024, by N. Maria Menendez, as Vice President of Pasco County I Corporation, a Floricla corporation, general partner of PASCO COUNTY

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ASSOCIATES I, LLLP, a Florida limited liability limited partnership, on behalf of said corporation	and	partnership,	who	is	personally	own  to  me	or	O  produced

	as identification.

Print Name:\S, lH1A  K 0k-er \	'B1
Notary Public, State of Florida

'\i..AJ':'} Commlatlon # HH 373143

:-1fll \ KANOIOARINKER JOLLAY

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Exhibit A: Property Description

Exhibit A

Property Description

A parcel of land lying in Sections 14 and 23, Township 26 South, Range 20 East, Pasco County, Florida, being more particularly described as follows:

BEGIN at the Northwest corner of WINDING RIDGE PHASES 1 & 2, according to the plat thereof, as recorded in Plat Book 83, Pages 23 through 46, inclusive, as affected by that certain Surveyor's Affidavit Correcting Plat, recorded in Official Records Book 10558, Page 732, both of the Public Records of Pasco County, Florida, also being a point on the Easterly boundary of FOX BRIDGE - PLAT I, according to the plat thereof, as recorded in Plat Book 15, Pages 118 through 128, inclusive, of the Public Records of Pasco County, Florida, run thence along said Easterly boundary of FOX BRIDGE - PLAT I, the following two (2) courses: 1) N.00°02'00"E., 2591.87 feet; 2) N.00°21'41"E., 3064.38 feet to the Southwest corner of the parcel ofland conveyed by that certain Special Warranty Deed, recorded in Official Records Book 9859, Page 2414, of the Public Records of Pasco County, Florida; thence along the Southerly boundary of said parcel of land, S.89°37'52"E., 956.75 feet to the Northernmost corner of PARCEL 120, according to that certain Order of Taking, recorded in Official Records Book 9268, Page 2398, of the Public Records of Pasco County, Florida; thence along the Northwesterly, Southwesterly and Southeasterly boundary of said PARCEL 120, in their respective order, the following seven (7) courses: 1) S.48°23'55"W.,
376.00 feet; 2) S.29°56'54"W., 116.95 feet; 3) S.57°44'44"E., 195.01 feet; 4) S.21°21'56"E., 48.84
feet; 5) N.77°43'31"E., 40.51 feet; 6) N.21°21'56"W., 123.72 feet; 7) N.68°38'04"E., 503.30 feet
to the Easternmost corner thereof, also being a point on the aforesaid Southerly boundary of the parcel of land conveyed by Special Warranty Deed; thence along said Southerly boundary, the following two (2) courses: 1) S.57°44'44"E., 311.52 feet to a point of curvature; 2) Southeasterly,
80.42 feet along the arc of a curve to the left having a radius of 500.00 feet and a central angle of 09°12'57" (chord bearing S.62°21'12"E., 80.34 feet); thence S.06°06'10"W., 44.63 feet to a point of curvature; thence Southeasterly, 179.33 feet along the arc of a curve to the left having a radius of 119.00 feet and a central angle of 86°20'40" (chord bearing S.37°04'10"E., 162.84 feet) to a point of tangency; thence S.80°14'30"E., 23.23 feet to a point on a curve; thence Northerly, 134.42 feet along the arc of a curve to the right having a radius of 1071.00 feet and a central angle of 07°11'28" (chord bearing N.11°38'09"E., 134.33 feet) to a point of tangency; thence N.15°13'53"E., 9.62 feet to a point on a curve on the aforesaid Southerly boundary of the parcel of land conveyed by Special Warranty Deed; thence along said Southerly boundary, Easterly, 4.90 feet along the arc of a curve to the left having a radius of 500.00 feet and a central angle of 00°33'41" (chord bearing S.84°34'13"E., 4.90 feet) to the Southeast corner thereof; thence along the Easterly boundary of said parcel of land conveyed by Special Warranty Deed, Northeasterly,
279.31 feet along the arc of a curve to the right having a radius of 1079.40 feet and a central angle
of 14°49'35" (chord bearing N.23°13'07"E., 278.53 feet) to a point on the Southerly boundary of the right-of-way for STATE ROAD 54, according to that certain Warranty Deed, recorded in Official Records Book 10650, Page 2748, of the Public Records of Pasco County, Florida; thence along said Southerly boundary of the right-of-way for STATE ROAD 54, S.57°44'44"E., 160.79

feet to a point on the Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 1, according to the plat thereof, as recorded in Plat Book 62, Pages 47 through 56, inclusive, of the Public Records of Pasco County, Florida; thence along said Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 1 and the Westerly boundary of ASHTON OAKS SUBDIVISION PHASE 2, according to the plat thereof, as recorded in Plat Book 63, Pages 100 through 109, inclusive, of the Public Records of Pasco County, Florida, and the Southerly prolongation thereof, S.12°02'59"E., 5831.67 feet to the Northeast corner of the right-of-way for TWO RIDGES ROAD, according to the aforesaid Surveyor's Affidavit Correcting Plat, also being a point on the Northerly boundary of the aforesaid WINDING RIDGE PHASES 1 & 2; thence along said Northerly boundary of WINDING RIDGE PHASES 1 & 2, the following five (5) courses: 1) S.83°56'41"W.,
984.40 feet to a point of curvature; 2) Westerly, 797.80 feet along the arc of a curve to the right having a radius of 1500.00 feet and a central angle of 30°28'26" (chord bearing N.80°49'06"W., 788.43 feet) to a point of tangency; 3) N.65°34'53"W., 355.88 feet to a point of curvature; 4) Westerly, 693.70 feet along the arc of a curve to the left having a radius of 1642.00 feet and a central angle of 24°12'21" (chord bearing N.77°41'04"W., 688.55 feet) to a point of tangency; 5) N.89°47'14"W., 478.58 feet to the POINT OF BEGINNING.

Containing 340.06 acres, more or less.

EXHIBIT 4

RES-3	ROR	COM

RES-6	PD	RES-9	
LevelUp Consulting, LLC
505 E Jackson St.
Suite 200 Tampa, Florida 33602 Office: 813-375-0616
www.levelupflorida.com	PROJECT NAME:

Two Ridges CDD	DRAWING TITLE:

Future Land Use	
	PREPARED FOR:	Pasco County Associates I, LLLP	08/27/2024	

EXHIBIT 5

Two Ridges Community Development District Proposed Facilities and Services
Improvement
Category	Financing Entity	Ownership Entity	Maintenance
Entity	
Water Utilities	CDD	Pasco County	Pasco County	
Sewer Utilities	CDD	Pasco County	Pasco County	
Stormwater/Drainage	CDD	CDD	CDD	
Two Ridges Road
Public ROW	CDD	Pasco County	Pasco County*	
* The CDD will maintain the public sidewalk constructed within the right of way adjacent to the roadway improvements, including hardscape, landscape, irrigation and bike trails, if any.

Estimated Costs and Timeline

Improvement Category	Proposed CDD Cost	
Water Utilities	$1,667,698	
Sewer Utilities	$4,064,681	
Stormwater/Drainage	$3,984,045	
Two Ridges Road Public
ROW	$3,957,290	
TOTAL ESTIMATED COSTS	$13,673,714	
Improvements are assumed to be made, acquired, constructed and/or installed from 2024 through 2026.

EXHIBIT 6

TWO RIDGES COMMUNITY DEVELOPMENT DISTRICT

Statement of Estimated Regulatory Costs

July 31, 2024

Prepared by

Special District Services, Inc.
2501A Burns Road
Palm Beach Gardens, Florida 33410

(561) 630-4922

STATEMENT OF ESTIMATED REGULATORY COSTS
Introduction
Purpose and Scope

This Statement of Estimated Regulatory Costs (“SERC”) supports the petition to establish the Two Ridges Community Development District (“District”).  The District comprises approximately
340.06 +/- acres of land located in the unincorporated area of Pasco County, Florida. The limitations on the scope of this SERC are explicitly set out in Section 190.002(2) (d), F.S. (governing District establishment) as follows:

"That the process of establishing such a district pursuant to uniform general law shall be fair and based only on factors material to managing and financing the service delivery function of the district, so that any matter concerning permitting or planning of the development is not material or relevant (emphasis added).”

Overview of Two Ridges Community Development District

The District is designed to provide district infrastructure, services, and facilities along with their operations and maintenance to a development as approved by Pasco County within the boundaries of the District.

Requirements for Statement of Estimated Regulatory Costs

Section 120.541(2), F.S. (2022), defines the elements a statement of estimated regulatory costs must contain:

An economic analysis showing whether the rule directly or indirectly (1) is likely to have an adverse impact on economic growth, private sector job creation or employment, or private sector investment in excess of $1 million in the aggregate within 5 years after the implementation of the rule; (2) is likely to have an adverse impact on business competitiveness, including the ability of persons doing business in the state to compete with persons doing business in other states or domestic markets, productivity, or innovation in excess of $1 million in the aggregate within 5 years after implementation of the rule; or (3) is likely to increase regulatory costs, including any transactional costs, in excess of $1 million in the aggregate within 5 years after the implementation of the rule.

A good faith estimate of the number of individuals and entities likely to be required to comply with the rule, together with a general description of the types of individuals likely to be affected by the rule.

A good faith estimate of the cost to the agency, and to any other state and local government entities, of implementing and enforcing the proposed rule, and any anticipated effect on state and local revenues.
A good faith estimate of the transactional costs likely to be incurred by individuals and entities, including local governmental entities, required to comply with the requirements of the ordinance.

As used in this paragraph, “transactional costs” are direct costs that are readily ascertainable based upon standard business practices, and include filing fees, the cost of obtaining a license, the cost of equipment required to be installed or used or procedures required to be employed in complying with the rule, additional operating costs incurred, and the cost of monitoring and reporting.

An analysis of the impact on small businesses as defined by Section 288.703, F.S., and an analysis of the impact on small counties and small cities as defined by Section 120.52, F.S.

Any additional information that the agency determines may be useful.

“Note: the references to “rule” in the statutory requirements for the Statement of Estimated Regulatory Costs also apply to an “ordinance” under section 190.005(2) (a), Florida Statutes.”

An economic analysis of potential impacts on growth, business competitiveness or increased regulatory costs, in excess of $1 million within the next 5 years.

It is unlikely the establishment of the District will meet any of the adverse triggers referenced in Section 120.541(2)(a). The basis for this determination is that this Petition to establish the District is for the sole purpose of providing public infrastructure for the development of the development project, which will be vetted by the County during the review process. Additional support of this determination is provided in the discussions in Section 3.0 through Section 6.0 herein.

A good faith estimate of the number of individuals and entities likely to be required to comply with the ordinance, together with a general description of the types of individuals likely to be affected by the ordinance.

The Two Ridges Community Development District serves land that comprises an approximately
340.06 +/- acre residential development to be made up of an estimated 517 age-restricted residential dwelling units. The estimated population of the District is 1,034 (2 per household). The property owners in the District will be individuals that may operate industrial, manufacturing and other retail and non-retail related businesses outside the boundaries of the District.

A good faith estimate of the cost to the agency, and to any other state and local government entities, of implementing and enforcing the proposed rule, and any anticipated effect on state or local revenues.

Costs to Governmental Agencies of Implementing and Enforcing Ordinance

State Governmental Entities

There will be only modest costs to various State governmental entities to implement and enforce the proposed establishment of the District. The District as established on the proposed land, will encompass under 2,500 acres, therefore, Pasco County is the establishing entity under 190.005(2),
F.S. The modest costs to various State entities to implement and enforce the proposed ordinance relate strictly to the receipt and processing of various reports that the District is required to file with the State and its various entities. Appendix A lists the reporting requirements. The costs to those State agencies that will receive and process the District’s reports are very small, because the District is only one of many governmental units that are required to submit the various reports. Therefore,

the marginal cost of processing one additional set of reports is inconsequential. Additionally, the District must pay an annual fee to the State of Florida Department of Economic Development, which offsets such costs.

Pasco County

There will be only modest costs to the County for a number of reasons. First, review of the petition to establish the District does not include analysis of the project itself. Second, the petition itself provides much of the information needed for a staff review. Third, the County already possesses the staff needed to conduct the review without the need for new staff. Fourth, there is no capital required to review the petition. Finally, the County routinely process similar petitions though for entirely different subjects, for land uses and zoning changes that are far more complex than is the petition to establish a community development district.

The annual costs to Pasco County, because of the establishment of the District, are also very small. The District is an independent unit of local government. The only annual costs the County faces are the minimal costs of receiving and reviewing the various reports that the District is required to provide to the County, or any monitoring expenses the County may incur if it establishes a monitoring program for this District. However, consistent with section 190.005(1)(b)1, F.S., the Petitioner has included a one-time payment of $15,000 to offset any expenses the County may incur in the processing of this Petition, or in the monitoring of this District.

Impact on State and Local Revenues

Adoption of the proposed ordinance will have no negative impact on state or local revenues. The District is an independent unit of local government. It is designed to provide infrastructure facilities and services to serve the development project and it has its own sources of revenue. No state or local subsidies are required or expected.

In this regard it is important to note that any debt obligations incurred by the District to construct its infrastructure, or for any other reason, are not debts of the State of Florida or any other units of local government. In accordance with State law, debts of the District are strictly its own responsibility.

A good faith estimate of the transactional costs likely to be incurred by individuals and entities required to comply with the requirements of the ordinance.

The Petitioner has estimated the costs for providing the capital facilities to be approximately
$13,673,714. The District may issue special assessment bonds to fund all or a portion of the costs of these facilities. These bonds would be repaid through the levy of non-ad valorem special assessments. Prospective future landowners in the District may be required to pay non-ad valorem assessments levied by the District to secure the debt incurred through bond issuance. In addition to the levy of non-ad valorem special assessments for debt service, the District may also impose a non- ad valorem assessment to fund the operations and maintenance of the District and its facilities and services. Below is a good-faith estimate of those costs.

Unit Type	# of Units	Annual Debt Assessment	Operations & Maintenance Assessment	
Single Family - 48'	177	$1,436	$407.00	
Single Family - 50'	157	$1,500	$407.00	
Single Family - 62'	183	$1,884	$407.00	
	517			

Locating in the District by new property owners is completely voluntary. So, ultimately, all owners and users of the affected property choose to accept the non-ad valorem special assessments by various names and user fees as a tradeoff for the benefits and facilities that the District provides.

A Community Development District (“CDD”) provides property owners with the option of having higher levels of facilities and services financed through self-imposed assessments. The District is an alternative means to manage necessary development services with related financing powers. District management is no more expensive, and often less expensive, than the alternatives of a municipal service taxing unit (MSTU), a property association, County provision, or through developer equity and/or bank loans.

In considering these costs, it shall be noted that owners of the lands to be included within the District will receive three major classes of benefits. First, landowners in the District will receive a higher long-term sustained level of public services and amenities sooner than would otherwise be the case. Second, a CDD is a mechanism for assuring that the community services and amenities will be completed concurrently with development of lands within the District. This satisfies the revised growth management legislation, and it assures that growth pays for itself without undue burden on other taxpayers. Establishment of the District will ensure that these landowners pay for the provision of facilities, services and improvements to these lands.

Third, a CDD is a form of governance that allows District landowners, through landowner voting, and eventually qualified electors, through general elections, to determine the type, quality and expense of District services they receive.

The cost impact on the ultimate landowners in the District is not the total cost for the District to provide infrastructure services and facilities. Instead, it is the incremental costs above what the landowners would have paid to install infrastructure via an alternative management mechanism. Given the low cost of capital for a CDD, the cost impact to landowners is negligible. This incremental cost of the high-quality infrastructure provided by the District is likely to be fairly low.

An analysis of the impact on small businesses as defined by Section 288.703, F.S., and an analysis of the impact on small counties and small cities as defined by Section 120.52, F.S.

Approval of the Two Ridges CDD will have positive impacts on small business as defined in Chapter 288.703 (1), F. S. These positive impacts will result because the additional population in the District will require goods and services from small businesses. These services can be provided by the small businesses that currently serve the general area. Additional opportunities will also be

created for new businesses to be formed or relocate to the area. No negative impacts have been identified for small businesses as defined.
The County has an estimated population in 2020 that is greater than 75,000; therefore the County is not defined as a “small” County according to Section 120.52, F.S, and there will accordingly be no impact on a small County because of the formation of the District.

Any additional useful information.

The analysis provided above is based on a straightforward application of economic theory, especially as it relates to tracking the incidence of regulatory costs and benefits. Inputs were received from the Petitioner’s Engineer and other professionals associated with the Petitioner.

****************

APPENDIX A
LIST OF REPORTING REQUIREMENTS

REPORT	FL. STATUTE CITATION	DUE DATE	
Annual Financial Audit	190.008/218.32	within 45 days of audit completion, but no later than 9 months after end of fiscal year	
Annual Financial Report	190.008/218.32	within 45 days of financial audit completion, but no later than 12 months after end of fiscal year; if no audit required, no later than 9 months after the end of the fiscal year	
TRIM Compliance Report	200.068	no later than 30 days following the adoption of the property tax levy ordinance/resolution (if levying property taxes)	
Form 1: Statement of Financial	112.3145	within 30 days of accepting interest the appointment, then every year thereafter by 7/1 (by “local officers” appointed to special district’s board); during the qualifying period, then every year thereafter by 7/1 (by “local officers” elected to special district’s board)	
Public Facilities Report	189.08	within one year of special district’s creation; then annual notice of any changes; and updated report every 7 years, 12 months prior to submission of local government’s evaluation and appraisal report	
Public Meetings Schedule	189.015	quarterly, semiannually, or annually	
Bond Report	218.38	within 120 days after the sale of bonds	
Registered Agent	189.014	within 30 days after first meeting of governing board	
Proposed Budget	190.008	annually by 6/15	
Adopted Budget	190.008	annually by 10/1	
Public Depositor Report	280.17	annually by 11/30	
Notice of Establishment	190.0485	within 30 days of the effective date of an ordinance establishing the CDD	
Notice/Disclosure of Public Financing	
190.009	
after the sale of bonds	

EXHIBIT 7

AUTHORIZATION OF AGENT

This letter shall serve as a designation of Jonathan T. Johnson of Kutak Rock LLP, to act as agent for Pasco County Associates I, LLLP with regard to any and all matters pertaining to the petition to the Board of County Commissioners for Pasco County, Florida, to establish a Community Development District pursuant to Chapter 190, Florida Statutes. The petition is true and correct. This authorization shall remain in effect until revoked in writing.

Executed this EL'day of Jvb	, 2024.

WITNESSES:

t!:tt:;:t \2L r.fi

PASCO COUNTY ASSOCIATES I, LLLP,
a Florida limited liability limited partnership

By: Pasco County I Corporation, a Florida corporation, its general partner

N	)	

STATE OF FLORIDA COUNTY OF BROWARD
The foregoing instrument was acknowledged before me by means of i physical presence or D online notarization, this l_Q_ day of J v	, 2024, by N. Maria Menendez, as Vice
President of Pasco County I Corporation, a Flori& corporation, general partner of Pasco County Associates I, LLLP, a Florida limited liability limited partnership, on behalf of said corporation and  partnership,  and  who  is  either  personally  known  to  me,  or  produced
	as identification.

NOTARY PUBLIC, STAT\PF FLORIDA
Name:-ke-rd:clQf\)&\C):)l/ny (Name of Notary Public, Printed, Stampicf or Typed as Commissioned)

rc-:r::n- ··

i :•-li.ri}:l Comm18s1on, ttt 313143

l -··Kt.;-•. KANOIOA RtNKER JOLLAY

··•.,, o;;i. •••' Explres.Jut,J 13, 2027

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L

RON DESANTIS
Governor

CORD BYRD
Secretary of State

January 30, 2025

Nikki Alvarez-Sowles, Esq. County Clerk and Comptroller Pasco County
14236 6th Street, Suite 201 Dade City, Florida 33523

Dear Nikki Alvarez-Sowles:

Pursuant to the provisions of Section 125.66, Florida Statutes, this will acknowledge receipt of your electronic copy of Pasco County Ordinance No. 25-10, which was filed in this office on January 29, 2025.

Sincerely,

Alexandra Leijon
Administrative Code and Register Director

AL/dp

R. A. Gray Building  500 South Bronough Street	 Tallahassee, Florida 32399-0250 Telephone: (850) 245-6270