Montecito Community Development District
3501 Quadrangle Blvd., Suite 270, Orlando, FL 32817
Phone: 407-723-5900; Fax: 407-723-5901
www.montecitocdd.org

The meeting of the Montecito Community Development District Board of Supervisors will be held on Wednesday April 1, 2026, at 9:30 a.m. at Montecito Beach Club, 208 Montecito Drive, Satellite Beach, Florida, 32937. The proposed agenda for this Board Meeting is found below.
Please use the following information to join the telephonic conferencing:
Conference Call: 1-844-621-3956	Meeting number (access code): 2538 286 6774 Join online: https://pfmcdd.webex.com/meet/ripollv

BOARD OF SUPERVISORS’ MEETING AGENDA
Organizational Matters
Call to Order
Roll Call
Pledge of Allegiance
Public Comment Period (where members of the public desiring to speak on a specific agenda item may address the Board, limited to 3 minutes per person)

Administrative Matter
Review and Consideration of the:
March 4, 2026 Board of Supervisors Meeting Minutes
March 4, 2026 Board of Supervisors Workshop Meeting Minutes

Vendor Report
ProGreen Services LLC Monthly Executive Summary
Review of ProGreen Services LLC Proposals
Discussion and Consideration of Playground Rock Installation Quote
District Counsel
District Engineer
Old Business Matters
Capital Project Updates
Discussion of Rule Making
Review and Consideration of Resolution 2026-01, Amending The Adopted Rules, Policies, And Fees For The Montecito Amenity Center
Review and Consideration of HVAC Preventative Maintenance Quote

New Business Matters
Review and Consideration of Oasis Landscape Quote
Discussion of Reserve Analysis
Discussion of Berman Corporation’s Management Contract
Ratification of Payment Authorization Nos. 56-60
Review of District Financial Statements

Staff Reports
District Manager
Next Meeting: May 6, 2026
General Manager
General Manager’s Report
Supervisor Requests & Comments Adjournment

Montecito Community Development District

Review and Consideration of the:
March 4, 2026 Board of Supervisors Meeting Minutes
March 4, 2026 Board of Supervisors Workshop Meeting Minutes

MONTECITO COMMUNITY DEVELOPMENT DISTRICT BOARD OF SUPERVISORS’ MEETING
Wednesday, March 4, 2026
208 Montecito Drive, Satellite Beach, Florida 32937 9:30 a.m.

Board Members present at roll call:

Debra Reitz	Assistant Secretary		
Mark Nehiba	Chairperson		
Tanja Glynn	Assistant Secretary		
Rich Adams	Assistant Secretary		
Rich Wellman	Vice Chairperson		
Also present were:			
Venessa Ripoll	District Manager- PFM Group Consulting LLC		
Gazmin Kerr	ADM – PFM Group Consulting LLC		
Rick Montejano	District Accountant- PFM Group Consulting LLC		
Michael Pawelczyk	District Counsel – Billing, Cochran, Lyles, Mauro & Ramsey,P.A.	
	(via phone)		
Thomas Degrace	District Engineer – Culpepper & Terpening, Inc.	(via phone)	
Kisha Wagner	General Manager - Berman		
Eddie Padua	Berman		
Rusty Kahoe	Progreen		
Zac Carr	Progreen		
Danny Padilla	Progreen		
Various Audience Members

FIRST ORDER OF BUSINESS	Organizational Matters

Call to Order, Roll Call and Pledge of Allegiance

Ms. Ripoll called the meeting to order at 9:30 a.m. and a quorum was established. District Staff were introduced.
The Pledge of Allegiance was recited.

Betsy Vincent provided copies of the Covenants, Conditions, and Restrictions to the Board. She highlighted the areas related to signage and reviewed the signage policy. She noted the various CDD signage conflicts with the HOA policies and gave examples of the issues.

Mr. Henson, another resident, commented on the signage issues. He also thanked the Board for redoing the Amenity Center front door.

Ms. Wellman, a resident, commented regarding the landscaping and noted there are dead trees that pose a security risk. She recommended having the trees assessed by an arborist. Ms. Ripoll noted this is something that will be addressed by ProGreen.

There were no further public comments at this time.

Administrative Matters
Review and Consideration of the February 4, 2026, Board of Supervisors Meeting Minutes

The Board reviewed the minutes.

Ms. Ripoll noted that once approved, the minutes will be placed on the District’s website.

On motion by Ms. Glynn, seconded by Ms. Reitz, with all in favor, the Board of Supervisors for the Montecito Community Development District approved the February 4, 2026, Board of Supervisors Meeting Minutes.

Vendor Report
ProGreen Services LLC Monthly	Executive Summary

Mr. Carr gave an overview of the Monthly Executive Summary. It was noted that the dead plant issues are being assessed for replacement or trimming. Estimates will be submitted to the Board for approval.

Mr. Kahoe gave an overview of the dead plants and landscaping. He noted the trees may revive and there are no safety issues at this time. The annual tree trimming will be taking place this month.

There was lengthy discussion regarding the timeline of getting new plant materials, costs related to replanting and recovery, and the types of replacement plants being used.

Ms. Ripoll recommended approving a not-to-exceed amount in order to get the project completed in a timely manner.

There was brief discussion regarding the budget. It was noted the first phase of assessment and replacement would include the Clubhouse, pool, roundabout, and two entrance areas.

There was brief discussion regarding the replacement plant options and protecting landscaping from future freeze.

Ms. Reitz will be the Board liaison to work with Progreen on plant options.

On motion by Ms. Glynn, seconded by Mr. Wellman, with all in favor, the Board of Supervisors for the Montecito Community Development District approved a not-to-exceed amount of
$15,000.00 for plant removal and replacement by Progreen.

It was noted the Sea grape plants should recover.

Review of ProGreen Services LLC Proposals - Discussion and Consideration of Playground Rock Installation Quote

There was no update at this time.

District Counsel

There was no report at this time.

Mr. Degrace reviewed the CUP renewal application and noted it is on schedule to be submitted prior to March 13th.

SECOND ORDER OF BUSINESS	General Business Matters Capital Project Updates
Ms. Ripoll noted the workshop will include review of the budget and capital project updates
in detail.

Ms. Glynn recommended adding a line item for monument lighting for future budget purposes.

Discussion of Roof Update

Ms. Wagner gave an update and noted an email blast will go out to residents today as the roof project will begin on March 9th. The pool will be closed for approximately a week.

Ms. Wagner also noted the pool has been inspected for leaks and there are none. Mr. Adams recommended putting a timer on the fountains.
Ms. Wagner noted there is a new maintenance employee, Emerson.

There was brief discussion regarding the new employee and their responsibilities.

Discussion of Rule Making
Review and Consideration of Resolution 2026-01, Amending The Adopted Rules, Policies, And Fees For The Montecito Amenity Center
Review and Consideration of Proposed Signage Policy

Ms. Ripoll gave an update and noted the rule making will be pushed back to May due to updating the verbiage and adding the needed documents. The Public Hearing will be noticed per statutory requirements.

Ms. Glynn reviewed the rule changes.

There was brief discussion regarding the agreed upon rule changes.

It was noted that if additional overnight parking spaces are to be allowed, a resolution will have to be approved. District Counsel will adjust the wording related to 72-hour parking.

There was brief discussion regarding parking policy violations and towing.

Mr. Nehiba noted the parking policy needs to be included in the rental agreement. District Counsel noted he can revise the form, and it can be approved at the Public Hearing.

Ms. Wagner gave a few recommendations to include in the rental agreement and noted issues with a previous event. Damages will be evaluated in order to document and deduct from the deposit. District Management will follow up with a letter to the resident, once reviewed by District Counsel.

It was noted Emerson should be compensated for any additional work done for the District on the weekends.

There was discussion regarding the previous event issues. District Counsel noted any damages beyond the deductible is owed by the resident. The Board agreed to all damages being resident responsibility.

Ms. Wagner will send the rental agreement updates to District Counsel. Ms. Glynn continued to review the rule changes.
Mr. Wellman gave a historical overview of the signage policy related to realtors and open houses.

Mr. Nehiba gave an overview of the proposed signage policy.

There was lengthy discussion regarding the signage policy related to open houses. It was noted the signs need to be removed in a timely manner. Ms. Reitz recommended including a time frame that signage would be allowed. District Counsel noted this would be included in the District’s General Rules and could be part of the resolution.

There was also discussion regarding enforcement of the parking policy and realtors presenting the rules and regulations of the community to their clients.

There was brief discussion regarding the open house signage time frame. The Board agreed to allowing open house signage from 11 a.m. to 3 p.m.

District Counsel will draft the policy and send it to the Board for review.

It was noted the Social Committee can still put out signs regarding their events. There was continued discussion regarding the rule changes.
Mr. Adams commented on the AED access. It was recommended to purchase another AED to allow after-hour access.

Ms. Wagner recommended purchasing two new first aid kits for the Amenity Center. The Board agreed.

On motion by Mr. Wellman, seconded by Mr. Adams, with all in favor, the Board of Supervisors for the Montecito Community Development District approved a not-to-exceed amount of
$1,500.00 for the purchase of an additional AED machine.

There was brief discussion regarding the timing of the Amenity Center doors being locked. The Board agreed to keep the timing of the doors being locked as is. It was noted this will be a District policy, but not a resolution.

This will be kept on the agenda.

Discussion of Pedestrian Gate

Mr. Nehiba gave an overview of the broken hinge on the gate. Ms. Wagner noted she has not been able to get any proposals.
There was brief discussion regarding the scope of work. Berman will follow up with proposals.

It was noted a heavier gate may be needed.

There was brief discussion regarding the landscaping being destroyed by bikes near the gate and electrical box. District Management will follow up to confirm if the area is CDD property.

This item will be kept on the agenda.

Review	and	Consideration	of Janitorial Proposals

Ms. Wagner gave an overview of the proposals. She noted it was difficult to find a vendor within budget.

On motion by Mr. Nehiba, seconded by Mr. Adams, with all in favor, the Board of Supervisors for the Montecito Community Development District approved the Janitorial Proposal from Delmar Pro Services in the amount of $1,500.00 a month.

There was brief discussion regarding Berman handling the janitorial services. District Management will send a termination letter to Berman.
There was brief discussion regarding the budget.

Review and Consideration of Revisions to HOA Facility Use Agreements

Mr. Nehiba gave an overview of the updates and noted the agreement now includes that the HOA’s and Social Committee have use of the televisions for events/business and are allowed to move furniture for meetings/events (as approved by the General Manager). The HOA is allowed to follow the meeting setup map without additional permission.

There was brief discussion regarding the updates.

On motion by Mr. Nehiba, seconded by Mr. Wellman, with all in favor, the Board of Supervisors for the Montecito Community Development District approved the HOA and Social Committee Facility Use Agreements.

Review and Consideration of HVAC Preventative Maintenance Quote

Ms. Wagner noted there is not a current preventative maintenance plan. She gave an overview of the quarterly maintenance proposal cost.

There was brief discussion regarding the warranty and the items included in the quarterly maintenance.

Ms. Wagner will follow up with the vendor for a more detailed scope of work. This item will be kept on the agenda.

Review and Consideration of Billing Cochran- Adjustment to Counsel Fee Structure

Mr. Pawelczyk gave an overview and noted this will go into effect at the beginning of the fiscal year.
It was noted there has not been an increase since 2023. There was brief discussion regarding the previous cost.

On motion by Ms. Glynn, seconded by Ms. Reitz, with all in favor, the Board of Supervisors for the Montecito Community Development District approved the Billing Cochran Adjustment to Counsel Fee Structure.

Ratification	of	Payment Authorization Nos. 53-55

The Board reviewed the Payment authorizations. It was noted these are for contractual obligations for the District.

Ms. Ripoll noted these are solely for ratification and have been reviewed by Ms. Glynn.

On motion by Mr. Nehiba, seconded by Mr. Wellman, with all in favor, the Board of Supervisors for the Montecito Community Development District ratified Payment Authorization Nos. 53-55.

Review	of	District	Financial Statements

Ms. Ripoll stated the financials are as of January 2026.

Mr. Montejano noted most of the assessments have been collected and gave an overview of the capital reserve funds.

There was brief discussion regarding the transfer of funds and budget.

Ms. Ripoll noted the transfers and adjustments are notated in the annual audit report.

On motion by Mr. Wellman, seconded by Ms. Reitz, with all in favor, the Board of Supervisors for the Montecito Community Development District approved the District Financial Statements.

THIRD ORDER OF BUSINESS	Other Business	
	Staff Reports	
District Manager -		
Ms. Ripoll reminded the Board that the next meeting is April 1, 2026, at the current location.

General Manager – General Manager’s Report
Ms. Wagner gave an overview of the General Manager’s monthly report. She noted the paving company will be doing a walkthrough on Friday.

Supervisors Requests & Audience Comments

A resident noted that the Stop signs and speed signs were not repainted, only the light poles. Ms. Glynn noted the remaining signage will be in the next fiscal year’s budget.

There were no further Supervisor requests or comments at this time.

Adjournment

There was no further business to come before the Board.

On MOTION by Ms. Glynn, seconded by Mr. Adams, with all in favor, the Montecito Board of Supervisors CDD adjourned the March 4, 2026, Board of Supervisors’ meeting at 12:09 p.m.

Secretary/Assistant Secretary	Chairperson/Vice Chairperson

MONTECITO COMMUNITY DEVELOPMENT DISTRICT BOARD OF SUPERVISORS’ WORKSHOP MEETING
Wednesday, March 4, 2026
208 Montecito Drive, Satellite Beach, Florida 32937 1:00 p.m.

Board Members present at roll call:

Debra Reitz	Assistant Secretary	
Mark Nehiba	Chairperson	
Tanja Glynn	Assistant Secretary	
Rich Adams	Assistant Secretary	
Rich Wellman	Vice Chairperson	
Also present were:		
Venessa Ripoll	District Manager- PFM Group Consulting LLC	
Gazmin Kerr	ADM – PFM Group Consulting LLC	
Rick Montejano	District Accountant- PFM Group Consulting LLC	
Kisha Wagner	General Manager - Berman	
Eddie Padua	Berman	

FIRST ORDER OF BUSINESS		Organizational Matters Call to Order, Roll Call
Ms. Ripoll called the meeting to order at 1:00 p.m.

SECOND ORDER OF BUSINESS	General Business Matters

Discussion of Fiscal Year 2027 Budget
The Board of Supervisors met and discussed the proposed Fiscal Year 2027 budget at length. The board reviewed various aspects of the budget.

Adjournment

There was no further business to come before the Board. Workshop adjourned at 3:10 PM.

Secretary/Assistant Secretary	Chairperson/Vice Chairperson

	

Montecito Community Development District

ProGreen Services LLC Monthly Executive Summary

Review of ProGreen Services LLC Proposals
Discussion and Consideration of Playground Rock Installation Quote

Montecito HOA & CDD – Monthly Landscape Maintenance Report
Contractor: Progreen Services Month: March 2026
Prepared by: Zachary Carr

Weekly Summary of Work Performed
Week of March 2–5, 2026
3/2/26 – Townhome Side
Mowed Carlsbad Dr, Clemente Dr, Redondo Dr, and Simeon Dr.
Detailed work completed around the irrigation pump station and surrounding areas.
3/3/26 – Common Areas
Mowed Ventura Dr, Montecito Dr, and the front of the Clubhouse. Trimmed and cleaned the back and outside of the wall.
Included mowing on the single-family side along Monterey Dr.
3/4/26 – Single-Family Side
Mowed Point Lobos Dr, Palos Verdes Dr, and Mission Bay Dr.
3/5/26 – General Maintenance
Mowed Montecito Dr (single-family side).
Sprayed weeds along Clemente Dr (front and back). Collected debris throughout the property.

Week of March 13, 2026
3/13/26 – Seasonal Planting & Detail
Replaced flowers in pots at the front of the Clubhouse and pool area. Sprayed for weeds in the pool area and at the entrance.
Collected debris throughout all common areas.

Week of March 16–19, 2026
3/16/26 – Townhome Side
Mowed Carlsbad Dr, Clemente Dr, Redondo Dr, Simeon Dr, and Redondo Dr. Sprayed along Carlsbad and Clemente Dr and inside the irrigation pump area.
3/17/26 – Common Areas
Mowed Ventura Dr, Montecito Dr, and the front of the Clubhouse. Completed trimming around the back and along the outside wall.
3/18/26 – Single-Family Side
Mowed Monterey Dr, Point Lobos Dr, and Palos Verdes Dr.

3/19/26 – General Cleanup & Maintenance Mowed Mission Bay Dr and Montecito Dr. Picked up debris across the property. Sprayed inside the irrigation pump area.

Irrigation
Performed wet check on the West Controller to ensure system functionality and proper zone coverage.
Relocated irrigation components on Ventura Dr and Clemente Dr to prevent further corrosion of electrical components.
Repaired broken lateral line at 739 Monterey Dr to restore proper irrigation flow and functionality.

Additional Notes
Seasonal flowers were installed mid-month at the clubhouse entry and pool areas.
Weed control applied weekly across entire property.
All landscape services covered both HOA and CDD areas.
Property-wide debris removal performed regularly for appearance and safety.

Work Completed Summary
Task	Frequency	Notes
Turf mowing (townhome & single-family sides) Bi-Weekly Entire property
Weed control & spray application	Weekly	Focus near high visibility areas Debris pickup & cleaning	Ongoing	Entire property
Flower and planter maintenance	Mid-March Clubhouse and pool areas Irrigation checks, repairs, and relocations	Monthly	Wet checks performed

ADDRESS
Montecito Community Development District Montecito CDD
c/o Accounting
3501 Quadrangle Blvd, Suite 270
Orlando, FL 32817

PROGREEN SERVICES	Estimate 10302
5450 10th Avenue North Greenacres, FL 33463
+18883774144
NephtelieB@progreenservices.net www.progreenservices.net

DATE	TOTAL
01/23/2026	$1,950.00

DATE	DESCRIPTION	QTY	RATE	AMOUNT	
	Scope of Work	1	0.00	0.00	
	Playground Fence Rock Infill and Safety Enhancement			
	Project Overview			
	Provide and install decorative rock material along the interior and			
	exterior perimeter of the playground fence to fill existing gaps			
	beneath the fence line. This improvement is intended to prevent			
	debris, toys, and other objects from passing under the fence while			
	maintaining a clean, durable, and visually consistent appearance			
	with the surrounding playground area.			
	Scope of Services			
	Inspect the playground fence perimeter to identify areas with gaps			
	beneath the fence line			
	Supply and install rip rap rock material along both the inside and			
	outside of the fence where gaps are present			
	Prepare the ground surface as needed to ensure proper placement			
	and stability of the rock			
	Place and arrange rock to fully close voids beneath the fence while			
	maintaining a neat, uniform appearance			
	Grade and adjust rock placement to ensure stability and long-term			
	performance			
	Ensure rock installation does not interfere with fence integrity,			
	drainage, or playground use			
	Perform final cleanup of the work area upon completion.			

DATE	DESCRIPTION	QTY	RATE	AMOUNT

Materials
Rip rap rock ranging in size from approximately 3 tons of rock - 6" to 2'
Rock selected and placed to provide effective coverage, durability, and resistance to displacement
Material arranged to maintain proper drainage and complement the existing playground aesthetics
Safety and Aesthetics
Rock size and placement are intended to deter movement of material and reduce the potential for objects to pass under the fence
Installation enhances playground safety while maintaining a clean, organized appearance
Work will be completed with minimal disruption to playground operations and surrounding areas
Exclusions
Fence repair, replacement, or modification Playground equipment repair or replacement

3	650.00	1,950.00

1	0.00	0.00

	Subsurface drainage modifications unless otherwise noted	 We appreciate the opportunity!
TOTAL	$1,950.00

THANK YOU.

Accepted By	Accepted Date

District Counsel

District Engineer

Capital Project Updates

Capital Improvement Projects 2025-2026

Clubhouse		Actuals			Budget	
Exterior Coach Lights		-			3,854.00	
Exterior Paint		-			22,836.00	
Security Camera System		1,134.00			-	
Interior Furniture		13,645.83			18,500.00	
AED Machine		1,196.00			-	
Restain Door		1,200.00			-	
Cardio Equipment		-			14,672.00	
Totals	$	17,175.83		$	59,862.00	
Grounds						
Stormwater Drainage		-			6,500.00	
Ponds						
Ponds		-			12,394.00	
Sidewalks						
Sidewalk Repairs		-			14,368.00	
Streets						
Streetlight & Sign Pole Painting		11,450.00			16,597.00	
Total Capital Improvement Plans	$	28,625.83		$	109,721.00	

Montecito Community Development District

Discussion of Rule Making

- Review and Consideration of Resolution 2026-01, Amending The Adopted Rules,
Policies, And Fees For the Montecito Amenity Center

RESOLUTION 2026-	

A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE MONTECITO COMMUNITY DEVELOPMENT DISTRICT AMENDING THE ADOPTED RULES, POLICIES, AND FEES FOR THE MONTECITO AMENITY CENTER (THE “AMENITY RULES”) TO UPDATE AND INCREASE THE ANNUAL USER FEE FOR NON-RESIDENTS; REVISE THE GENERAL FACILITY PROVISIONS OF THE AMENITY RULES TO REMOVE REFERENCES TO REGULATING FIREARMS, PROHIBIT THREATENING BEHAVIOR, AND REQUIRE PATRONS AND THEIR GUESTS TO TREAT ALL USERS OF THE AMENITY FACILITIES IN A COURTEOUS AND RESPECTFUL MANNER; AND REVISE THE AMENITY RULES TO PROHIBIT CERTAIN ACTIVITES ON THE NEW PLAYGROUND SURFACE AND WITHIN THE PLAYGROUND AREA; AMENDING THE AMENDED PARKING AND TOWING RULES (THE “PARKING RULES”) TO REPLACE THE TERM “AMENITY MANAGER” WITH “GENERAL MANAGER”; REVISING SECTION 1.2 OF THE PARKING RULES, ENTITLED “DISTRICT PARKING LOTS OR AREAS” TO CLARIFY AMENITY CENTER PARKING, PROVIDE FOR TEMPORARY OVERNIGHT PARKING PERMITS, AND PROVIDE FOR OVERFLOW PARKING; REVISING SECTION 1.5 OF THE PARKING RULES, ENTITLED “ENFORCEMENT” TO ADD PROVISIONS RELATING TO AND	MANDATING	RESIDENT	VEHICLE REGISTRATION AND VEHICLE STICKERS; CREATING THE SIGNAGE RULES FOR DISTRICT PROPERTY, GOVERNING AUTHORIZED SIGNAGE ON DITRICT PROPERTY AND PROHIBITING ALL OTHER SIGNAGE; REFERRING TO THE RULE CHANGES HEREIN AS RULE 2026-  ; AND DIRECTING STAFF TO ADD PAGE NUMBERS TO THE PARKING AND TOWING RULES; PROVIDING FOR CONFLICTS, SEVERABILITY, AND AN EFFECTIVE DATE

WHEREAS, the Montecito Community Development District (hereinafter the "District") is a local unit of special purpose government created and existing pursuant to Chapter 190, Florida Statutes, being situated in the City of Satellite Beach, Brevard County, Florida; and

WHEREAS, the District owns, operates, an maintains certain lands and recreational amenity facilities within the boundaries of the District; and

WHEREAS, on January 19, 2015, pursuant to Resolution 2015-05 the District Board of Supervisors approved the Adopted Rules, Policies, and Fees for the Montecito Amenity Center, which rules were subsequently amended pursuant to Resolutions 2019-01, 2024-02, 2024-03, 2024-05, and 2024-08 (collectively, the “Amenity Rules”), which Amenity Rules pertain and govern the use of the District’s lands and recreational facilities; and

WHEREAS, pursuant to Sections 120.54, 120.81, 190.011(5), and 190.035(2), Florida Statutes, the District is authorized to adopt and modify rules prescribing the conduct of the business of the District, the operation and maintenance of the District lands and facilities; and

WHEREAS, the District Board desires to amend the Amenity Rules to remove provisions pertaining to firearms that are pre-empted by state law, prohibit threatening behavior, and require Patrons and their Guests to be courteous and respectful to those working at or using the Amenity Facilities; and

WHEREAS, the District Board desires to further amend the Amenity Rules to protect the newly installed playground surface by prohibiting certain activities on such surface; and

WHEREAS, on March 19, 2012, pursuant to Resolution 2012-01 the District Board of Supervisors approved the Parking and Towing Rules, which rules were subsequently amended pursuant to Resolutions 2019-01 and 2020-03 (collectively, the “Parking Rules”), which Parking Rules provide for certain parking and towing rules throughout the District; and

WHEREAS, the District Board has determined that it is necessary to update the Parking Rules to provide for the correct use of the term, “General Manager,” adjust overnight parking within the Amenity Center parking lot, provide for overflow parking, provide for an extended guest pass, mandating resident vehicle registration and vehicle stickers, and to require the addition of page numbers to the published Parking and Towing Rules; and

WHEREAS, the District Board has further determined that it is necessary to provide the authorization for certain signage on District –owned property, including signage relating to open houses and siange notifying the community of events sponsored by an HOA Social Committee, while prohibiting other signage on District-owned property (collectively, the “Signage Rules”); and
WHEREAS, the District advertised a public hearing for April 1, 2026, in order to hear and receive comments on the proposed changes and additions to the Amenity Rules and to the Parking Rules, and creating the Signage Rules, pursuant to the requirements of Chapter 120, Florida Statutes; and

WHEREAS, after the duly advertised public hearing held on April 1, 2026 the District Board of Supervisors has determined that it is in the best interests of the District and the residents of and visitors to the District to adopt the amendments, changes, revisions, additions and deletions to the Rules as provided herein, and to incorporate the same into an updated version of the Adopted Rules, Policies, and Fees for the Montecito Amenity Center, an updated version of the Parking and Towing Rules, and inclusive of the Signage Rules.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF THE MONTECITO COMMUNITY DEVELOPMENT DISTRICT, THAT:

Section 1.	The above recitals are true and correct and are incorporated in and adopted as part of this Resolution.

Section 2.	The section of the Amenity Rules entitled “MONTECITO ANNUAL USER FEE” is hereby amended as follows:

MONTECITO ANNUAL USER FEE

The Annual User Fee for any Non-Resident is $1,600.00 $3,000 per year (as stated in Exhibit “A”). This payment must be paid in full at the time of completion of the Non-Resident user application and the corresponding agreement. This fee will permit the use of all Amenity Facilities for one (1) full year from the date of receipt of payment by the District. Each subsequent renewal shall be paid in full on the anniversary date of application for use of the Amenity Facilities by Non-Residents. Such fee may be increased, by action of the Board of Supervisors, to reflect increased costs of operation of the amenity facilities; such increase may not exceed ten percent (10%) per year. The use of the Amenity Facility is not available for commercial purposes.

Section 3.	Subsection (6) of the GENERAL FACILITY PROVISIONS of the Amenity Rules is amended as follows:

(6)  Patrons and their Guest shall treat all staff members and others at or using the Amenity Facilities with courtesy and respect. Rude behavior will not be tolerated.

Section 4.	Subsection (14) of the GENERAL FACILITY PROVISIONS of the Amenity Rules is amended as follows:
(14)  To the extent not pre-empted by the laws of the State of Florida, firearms or any other weapons are not permitted in any of the Amenity Facilities. Patrons and their Guests shall not engage in threatening behavior or in a threatening manner towards staff members or any persons at or utilizing the Amenity Facilities.

Section 5.	Subsection (8) is hereby added to the PLAYGROUND RULES of the Amenity Rules, as follows:

(8) Motorized and non-motorized bicycles, scooters, skateboards or similar items are prohibited on the poured-in-place playground surface and within the fencing enclosing the playground. Patrons shall use the bicycle racks located outside the fenced area of the playground.

Section 6.  Exhibit A to the Amenity Rules, entitled “Schedule of Fees” is hereby amended to replace the Annual Non Resident User Fee with that which is provided in Section 2 of this Resolution.

Section 7.   Each reference in the Parking Rules to the term, “Amenity Manager” shall be replaced with the term “General Manager” throughout said Parking and Towing Rules.

Section 8.   Section 1.2 of the Parking Rules, entitled “District Parking Lots or Areas” is hereby amended, as follows:

District Parking Lots or Areas.

Non-commercial vehicles not otherwise prohibited from parking on District Right-of-Way or Parking Areas are permitted to park within designated District parking lots or parking areas, which includes the Amenity Center parking lot and Parking Areas throughout the community on District property. Parking within the Amenity Center parking lot shall be on a first come, first served basisfor individuals utilizing the Amenity Center during Amenity Center operating hours. Notwithstanding, overnight parking at the Amenity Center, defined as parking in the Amenity Center parking lot when the Amenity Center is closed, of those non-commercial vehicles authorized to or not prohibited from parking on the Right-of-Way is permitted for a time period not to exceed 72 hours. No trailers shall be parked in the Amenity Center parking lot or any of the defined Parking Areas of the District. Should the trailer be attached or hooked up to a vehicle and parked in violation of these Rules, the trailer and the vehicle are each subject to towing.
 ​ The District shall designate up to five (5) parking spaces within the Amenity Center parking lot that are to be made available, by permit issued by the District, for temporary overnight parking to a specific vehicle. Patrons may request temporary overnight parking permits from the General Manager of the District, who may issue no more than three (3) permits per month per vehicle. Temporary overnight parking permits are valid for three (3) consecutive nights, commencing at 8:00 AM on the first day and concluding at 8:00 AM on the third day. Any vehicle parking overnight in the Amenity Center Parking lot in excess of the permit period or without a valid temporary parking permit shall be subject to towing as provided in Section 1.5.1 of these District Parking and Towing Rules. Notwithstanding, the Board of Supervisors may, by resolution and for no more than sixty (60) consecutive days, designate additional spaces within the Amenity Center parking lot for temporary permit parking

 ​Overflow parking in the grassed areas immediately adjacent to the Amenity Center and so designated by District signage for overflow parking shall be permitted provided that the vehicle is parked during the hours the Amenity Center is open to the public and the paved Amenity Center parking lot is full. All

vehicles lawfully parked in the overflow parking areas shall be removed prior to the closing time for the Amenity Center or otherwise be subject to towing as provided in Section 1.5.1 of these District Parking and Towing Rules.
Section 9.	Section 1.5 of the Parking Rules, entitled “Enforcement” is hereby amended to add Section 1.5.3, entitled “Vehicle Registration Program,” as follows:

1.5.3 Vehicle Registration Program. The District may, by Resolution of the Board of Supervisors of the District, authorize the use of a resident vehicle registration program, which, when implemented may mandate that all vehicles registered to or owned by residents in the District shall obtain a resident sticker that shall be affixed to the vehicle for as long as the resident resides within the District. Any fees for such resident stickers shall be set forth in the Resolution, which shall be approved after a public hearing before the District Board of Supervisors.

Section 10.	The Montecito Community Development District Signage Rules for District Property are hereby adopted, as follows:

MONTECITO COMMUNITY DEVELOPMENT DISTRICT SIGNAGE RULES FOR DISTRICT PROPERTY
Adopted April 	, 2026 (Resolution 2026-	)

Signage Rules for District Property. The rules and regulations of this Section 2.0 are hereby adopted by the Montecito Community Development District (the "District") and shall be referred to as the "Signage Rules for District Property" or the “Signage Rules.”

Purpose. The purpose of this policy is to establish clear guidelines regarding the placement of signs on District-owned property. These standards ensure consistency, maintain community aesthetics, and protect District-owned lands from unauthorized or damaging use.
General Policy. No signs of any type or size may be placed on District property under any circumstances, except as expressly permitted by the Signage Rules.

Authorized Exceptions.

Realtor Open House Signs. Realtors may temporarily place signage related to an Open House under the following conditions:

One (1) Open House sign may be placed within the District-owned verge (a/k/a, the swale) directly in front of the residence hosting the Open House.

No more than four (4) directional arrow signs may be placed on District-owned property, other than the verge in front of other residential properties, to guide visitors to the Open House.
Signs may only be displayed on the day of the Open House. Signs may be posted for no longer than four (4) hours between the hours of 11:00 AM - 3:00 PM. All signs must be removed immediately at the conclusion of the four-hour period, or the conclusion of the Open House, if sooner.
Realtors shall obtain written approval from the General Manager of the District or her or his designee at least five (5) working days prior to the scheduled Open House.
HOA Social Committee Event Signs. The HOA Social Committee may display signs on District-owned property, other than the verge in front of other residential properties, promoting HOA-sponsored events under the following conditions:
Event announcement signs may be placed on District-owned property no earlier than one (1) week before the date of the scheduled event.
All signs must be removed within twenty-four (24) hours after the event concludes.
The Social Committee shall obtain written approval from the General Manager of the District at least two (2) weeks prior to the event for both the event itself and the specific locations where signs will be placed.
Enforcement. Unauthorized signage placed on District-owned property may be removed and discarded by the District without notice. Repeat violations may result in further administrative enforcement actions as permitted by District regulations and governing documents, including, but not limited to, the suspension by the General Manager or the District Manager of privileges at any or all District Amenity Facilities in accordance with the rules pertaining to Suspension and Termination of Privileges as set forth in the Adopted Rules, Policies, and Fees for the Montecito Amenity Center, as amended from time to time.

Section 11.  Direction to District Counsel. District Counsel is directed to incorporate the amendments, changes, revisions, additions and deletions provided herein to create an updated version of the Adopted Rules, Policies, and Fees for the Montecito Amenity Center and an updated version of the Parking and Towing Rules, and to circulate the same to the District Manager. District Counsel shall also add page numbers to the Parking and Towing Rules.

Section 12.  Direction to District Manager. The District Manager is hereby directed to take all actions consistent with this Resolution. The District Manager shall include this adopted

Resolution as part of the Official Records of Proceeding of the District, distribute the Amenity Rules and the Parking and Towing Rules as appropriate to affected parties and in accordance with Chapters 120 and 190, Florida Statutes, and post the Amenity Rules and the Parking and Towing Rules, as updated pursuant to this Resolution, on the District’s website.

Section 13. Conflicts. All motions, resolutions or parts of motions or resolutions in conflict herewith are hereby repealed to the extent of such conflict.

Section 14. Severability. If any section, paragraph, clause or provision of this Resolution shall be held to be invalid or ineffective for any reason, the remainder of this Resolution shall continue in full force and effect, it being expressly hereby found and declared that the remainder of this Resolution would have been adopted despite the invalidity or ineffectiveness of such section, paragraph, clause or provision.
Section 15. Effective Date. This Resolution shall take effect immediately upon its adoption.
PASSED AND ADOPTED in Public Session of the Board of Supervisors of the Montecito Community Development District, this     day of April, 2026 (the “Effective Date”).

MONTECITO COMMUNITY
Attest:	DEVELOPMENT DISTRICT

Venessa Ripoll, Secretary	Mark Nehiba, Chairperson Board of Supervisors

Montecito Community Development District

Review and Consideration of HVAC Preventative Maintenance Quote

Leading Air and Heat LLC
Maintenance Agreement
Annual Maintenance Pricing:
Once a year single system $120.99
Multiple system maintenance (up to four systems) $115.99 per system Bi-annual Maintenance Pricing:
Twice a year single system maintenance $115.99 per visit
Twice a year multiple system maintenance $110.99 per system per visit (up to four systems). Discounts:
10% off replacement parts found during inspection that need replacement outside or warranty.
Emergency service fee for systems outside of warranty dropped to regular service fee ($94.99) from $169.95.
Priority service during emergencies.

Our system maintenance includes:
Flushing drain lines of debris, repriming and adding chemical tablets to help
decrease algae growth
Sanitization of evaporator coil and wash down of condensing coil.
Refrigerant pressure check, capacitor check, temperature check, fan motor check, visual inspection of control boards, test of cool and heat, cleaning of
leaves/debris inside of condensing unit
Any issues found will be addressed to customer prior to replacement
Maintenances will be recorded as completed by Leading Air and Heat to stay within warranty standards for all manufacturers.

	
ESTIMATE	#9543101435	
TOTAL	$330.00	

Leading Air And Heat
208 Montecito Drive Satellite Beach, FL 32937

kwagner@bermancorp.com

CONTACT US

1660 Alpha Dr
Melbourne, FL 32935

(321) 704-1682
services@leadingairandheat.com

ESTIMATE

Services	qty	unit price	amount

Multi System Quarterly Maintenance	3.0	$110.00	$330.00

Services subtotal: $330.00

Total	$330.00

Leading Air And Heat	1 of 1

Montecito Community Development District

Review and Consideration of Oasis Landscape Quote

Estimate
Michael LeRoy 321 848 8629
mleroy343434@gmail.com www.oasislandscapesfl.com

ESTIMATE NO.	598	ISSUE DATE	2/17/2026	VALID UNTIL	3/3/2026	

FROM	
FOR		
Oasis Landscapes of Florida	Montecito CDD		
290 Clearlake Rd	208 Montecito Drive		
Cocoa FL 32922	Satellite Beach		
United States	United States		

DESCRIPTION	QUANTITY	UNIT PRICE ($)	DISCOUNT %	AMOUNT ($)

Paver Repairs
Section 1 (front gate area)	1	1,750.00	0.00	1,750.00	
Lift up pavers so gate can be fixed from damaged wire.					
Project Description:
Remove existing pavers in designated areas, correct base as needed, and reinstall or replace pavers to restore a safe, level, and visually uniform surface.	
Redo the area of pavers that are marked in the white markings	
Roughly 145-155 sq feet					
Paver Repair
Section 2 (South Gate entrance)	1	2,600.00	0.00	2,600.00	
Project Description:					
Remove existing pavers in designated areas, correct base as needed, and reinstall or replace pavers to restore a safe, level, and visually uniform surface.	
Redo the area of pavers that are marked in the white markings	
Roughly 175-185 sq feet					
Paver Repair
Section 3 (parking spot on Clemente drive)	1	2,450.00	0.00	2,450.00	
Project Description:
Remove existing pavers in designated areas, correct base as needed, and reinstall or replace pavers to restore a safe, level and visually uniform surface.	

,				
Redo the area of pavers that are marked in the white markings					
Roughly 140-150					

DESCRIPTION	QUANTITY	UNIT PRICE ($)	DISCOUNT %	AMOUNT ($)	
Paver Repair
Section 4 ( Parking Spots on Carlsbad Drive)

Project Description:
Remove existing pavers in designated areas, correct base as needed, and reinstall or replace pavers to restore a safe, level, and visually uniform surface.

Redo the area of pavers that are marked in the white markings	1	4,250.00	0.00	4,250.00	
Roughly 880-900 sq feet					
Total (USD):				$11,050.00	
If all the paver repairs are done at the same time the price will $7500.00 To replace the pavers with new pavers on Carlsbad Drive $13,250.00

Attachment 1	

Attachment 2	

Attachment 4

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Attachment 8

Attachment 9

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Attachment 14

Attachment 15	

Attachment 15	

Montecito Community Development District

Discussion of Reserve Analysis

MONTECITO COMMUNITY
DEVELOPMENT DISTRICT

Infrastructure Reinvestment Planning

02

INFRASTRUCTURE REINVESTMENT
Intentional Capital Reserve Funding &
Capital Improvement Planning (CIP)

04

ANALYSIS & ACTION
Review Capital Reserve Study Onsite Inspection & Operations Audit
Update Assets & Confirm Values

06

PRICING
2025 Flat Fee
Annual License and Technical Suppport

TABLE OF CONTENTS

01	INTRODUCTION
FCS Management Group Trusted Consultant

03	METHODOLOGY
Operations & Maintenance vs. Capital Set Short Term and Long Term Goals

05	PLANNING TOOL
Customized Planning Tool For Your Community

FLORIDA COMMUNITY SPECIALISTS	FLCSPEC.COM

FCS MISSION - ATTENTION TO DETAIL

Welcome to FCS Management Group, a veteran, family-owned company.

Our dedicated team is committed to ensuring that every aspect of your community gets the attention it deserves.

Community CIP Specialists

[ Howard “Mac” McGaffney ] President

Effective Communications

Exceptional Service

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INFRASTRUCTURE REINVESTMENT PLANNING

THREE COMPONENTS TO A SUCCESSFUL PLAN

OPERATIONAL
Knowing your infrastructure needs

RELIABLE
Evaluating and updating your plan annually

INTENTIONAL
Strategic funding and management of your reserves

WHAT GETS WRITTEN IS
WHAT GETS DONE!
“Howard (Mac) McGaffney”

METHODOLOGY

FCS methodologies help to distinguish between Operations & Maintenance ( O& M) expenses and Capital Expenses ( Cap Ex). We identify costs related to day- to- day operations versus larger repair and replacement of infrastructure.

O& M expenses are budgeted for in the General Fund ( O& M budget) and are related to annual administrative and operations activities. Example: management fees, contractual fees, utility expenses, repairs and other materials. Funding for these expenses in the General Fund budget is necessary for maintaining operations throughout the year.

Capital expenses involve improving physical assets. Example: pool equipment, replacing the amenity center roof, street or parking lot asphalt resurfacing, pond bank restoration. Infrastructure reinvestment expenses typically have a longer useful life and may require a short- term and long- term infrastructure reinvestment plan due to higher costs.

Funding for both O& M and Capital expenses is critical. Maintaining operational efficiency and investing in future growth is often challenging. Balancing infrastructure funding needs and the public desire to keep assessments low is equally challenging.

FCS has created a budgeting and planning tool which helps the Board organize, prioritize and monetize capital expenses and as a positive note, it provides residents with validation of what their assessments are paying for.

ANALYSIS & ACTION

FCS will review the District’s prior capital reserve study, using it as the beginning inventory or list of assets. We will then perform an on-site analysis and evaluation of the assets.
As part of the evaluation, we would respectfully request to be provided with 2 access cards, so we can enter the Amenity Center and other District properties, allowing us to come and go as needed during regular operating hours. We will return those access cards at the end of our evaluation period.
We would respectfully request the District to provide a written list of additional infrastructure or capital assets that were purchased after the the last reserve study was performed.
FCS will update the asset list and include any other items that were identified during our onsite review.

STRATEGIC PLANNING TOOL

A well-structured approach to both the short-term and long-term planning for your community infrastructure, will balance operational effectiveness with strategic funding goals.
After the evaluation period, FCS will create a customized short-term and long-term infrastructure reinvestment tool for the Board to use for planning and budgeting.
This strategic tool suggests minimum funding levels and factors in an adjustable inflationary percentage. As a living document, it can be revised to reflect real-time needs, prioritize replacement items, and provide the Board the flexibility it needs to move items to a different year, based on current needs or updated evaluations by your on-site team, District Manager, District Engineer, or other contractors evaluations

PRICING
INFRASTRUCTURE REINVESTMENT CONSULTANT

2026 Flat Fee = $2,500
FCS normal fee for this services is $10,000, but because of the good relationship with the CDD, the Board and District Manager, we have reduced this fee.
Review schedule of assets from the prior Reserve Study
Perform onsite inspection identifying current and new assets Update the District’s schedule of assets, values and useful life
Create a customized Infrastructure Reinvestment Planning Tool for the District
Includes the current year Licensing Fee

Annual Licensing Fee = $2,000
Continued access of the Infrastructure Reinvestment Tool Technical support and updates
Renews January of every year

Optional Hourly Community Consulting Fee Hourly Rate = $150 / Hour
To provide expertise, evaluations and other services to Boards Specialist in Community Operations

Thank you for the opportunity to serve you and your community !

Discussion of Berman Corporation’s Management Contract

Ratification of Payment Authorization Nos. 56 – 60

Payment Authorization #56
2/11/2026

Invoice No

Supplier

Invoice Date  Property

Invoice Amount

197022	Billing Cochran, P.A. (MONTE)	01/31/2026	Montecito CDD	3,955.00

1090343

Florida Door Control Of Orlando, Inc. (MONTE)

02/05/2026	Montecito CDD

290.00

195097	Hoover Pumping Systems Corporation (MONTE)

02/06/2026	Montecito CDD	462.62

DM-02-2026-45	PFM Group Consulting LLC (MONTE)	02/05/2026	Montecito CDD	4,166.67

8211	VGlobalTech (MONTE)	02/01/2026	Montecito CDD	185.00
Total:	9,059.29

Payment Authorization #57
2/18/2026

Invoice No	Supplier	Invoice Date	Property	Invoice Amount	
2026MONNAV	Brevard County Property Appraiser (MONTE)	12/05/2025	Montecito CDD	252.60	
14549206	City of Melbourne Utilities (MONTE)	12/31/2025	Montecito CDD	161.23	
14609146	City of Melbourne Utilities (MONTE)	01/31/2026	Montecito CDD	190.50	
09-17062	GAULT ELECTRIC LLC (MONTE)	02/12/2026	Montecito CDD	196.50	
29162	ProGreen Services, LLC (MONTE)	02/12/2026	Montecito CDD	503.75	
29163	ProGreen Services, LLC (MONTE)	02/12/2026	Montecito CDD	424.62	
29164	ProGreen Services, LLC (MONTE)	02/12/2026	Montecito CDD	419.04	
29186	ProGreen Services, LLC (MONTE)	02/12/2026	Montecito CDD	550.00	
			Total:	2,698.24	

Payment Authorization #58
2/24/2026

Invoice No	Supplier	Invoice Date	Property	Invoice Amount	
65780638	Stark Exterminators (MONTE)	02/19/2026	Montecito CDD	82.00	
			Total:	82.00	

Payment Authorization #59
3/4/2026

Invoice No	Supplier	Invoice Date	Property	Invoice Amount	
95513	Berman Construction LLC (MONTE)	03/01/2026	Montecito CDD	10,202.87	
251098	Brevard Pools, Inc. (MONTE)	03/01/2026	Montecito CDD	1,003.00	
103069	Culpepper & Terpening, Inc. (MONTE)	02/24/2026	Montecito CDD	4,520.00	
0007597811	Gannett Florida LocaliQ (MONTE)	02/28/2026	Montecito CDD	416.92	
28841	Grau & Associates (MONTE)	03/02/2026	Montecito CDD	4,500.00	
3646	Insight Irrigation Monitoring (MONTE)	03/01/2026	Montecito CDD	600.00	
29269	ProGreen Services, LLC (MONTE)	02/27/2026	Montecito CDD	64.50	
29424	ProGreen Services, LLC (MONTE)	03/01/2026	Montecito CDD	6,500.00	
PSI242314	Solitude Lake Management (MONTE)	03/02/2026	Montecito CDD	1,319.55	
632355	Sonitrol of Tallahassee (MONTE)	02/25/2026	Montecito CDD	612.09	
			Total:	29,738.93	

Payment Authorization #60
3/10/2026

Invoice No	Supplier	Invoice Date	Property	Invoice Amount	
95584	Berman Construction LLC (MONTE)	03/01/2026	Montecito CDD	131.10	
197418	Billing Cochran, P.A. (MONTE)	02/28/2026	Montecito CDD	6,517.50	
14669317	City of Melbourne Utilities (MONTE)	03/05/2026	Montecito CDD	133.70	
1090753	Florida Door Control Of Orlando, Inc. (MONTE)	03/09/2026	Montecito CDD	227.60	
192255	Hoover Pumping Systems Corporation (MONTE)	03/04/2026	Montecito CDD	118.11	
141005	PFM Group Consulting LLC (MONTE)	03/03/2026	Montecito CDD	69.71	
OE-EXP-03-2026-19	PFM Group Consulting LLC (MONTE)	03/04/2026	Montecito CDD	6.00	
8298	VGlobalTech (MONTE)	03/01/2026	Montecito CDD	185.00	
			Total:	7,388.72	

Montecito Community Development District

Review of District Financial Statements

Montecito CDD
February 2026 Financial Package

February 28, 2026

PFM Group Consulting, LLC
3501 Quadrangle Blvd
Suite 270
Orlando, FL 32817
(407) 723-5900

	Montecito CDD					
Sta	tement of Financial	Position					
	As of 2/28/2026					
	
General Fund	
Debt Service S2022		
Long Term Debt Group		
Total	
	
Assets					
Current Assets						
General Checking Account	$815,911.22				$815,911.22	
Capital Reserve	404,888.25				404,888.25	
Accounts Receivable	2,972.54				2,972.54	
Series 2022 DSR Fund	$31,877.87				31,877.87	
Series 2022 Revenue Bond	379,584.59				379,584.59	
Series 2022 Interest	504.56				504.56	
Total Current Assets	$1,223,772.01	$411,967.02		$0.00		$1,635,739.03	

Investments						
Amount Available in Debt Service Funds			$401,268.19		$401,268.19	
Amount To Be Provided	
 		2,718,731.81		2,718,731.81	
Total Investments	$0.00	$0.00		$3,120,000.00		$3,120,000.00	
Total Assets	$1,223,772.01	$411,967.02		$3,120,000.00		$4,755,739.03	

Liabilities and Net Assets					
Current Liabilities						
Accounts Payable	$1,429.41				$1,429.41	
Accrued Expenses Payable	4,358.56				4,358.56	
Total Current Liabilities	$5,787.97	$0.00		$0.00		$5,787.97	

Long Term Liabilities						
Revenue Bonds Payable - Long-Term	
 		$3,120,000.00		$3,120,000.00	
Total Long Term Liabilities	$0.00	$0.00		$3,120,000.00		$3,120,000.00	
Total Liabilities	$5,787.97	$0.00		$3,120,000.00		$3,125,787.97	

Net Assets	 					
Net Assets, Unrestricted	$536,571.32				$536,571.32	
Current Year Net Assets, Unrestricted	(46,980.99)				(46,980.99)	
Net Assets - General Government	32,346.97				32,346.97	
Current Year Net Assets - General Govt	696,046.74				696,046.74	
Net Assets, Unrestricted	($174,214.70)				(174,214.70)	
Current Year Net Assets, Unrestricted	586,181.72				586,181.72	
Total Net Assets	$1,217,984.04	$411,967.02		$0.00		$1,629,951.06	

 					
Total Liabilities and Net Assets	$1,223,772.01	$411,967.02		$3,120,000.00		$4,755,739.03	

Mo	
Statement of Activities	
As	
	
General Fund	Debt Service S2022	Long Term Debt Group	
Revenues		
On-Roll Assessments	$1,024,329.70	
Other Revenue	1,570.00	
On-Roll Assessments	$634,733.98	
Total Revenues	$1,025,899.70	$634,733.98	$0.00	
Expenses		
Supervisor Fees	$1,600.00	
Insurance	48,824.00	
Trustee Services	1,750.00	
Management	20,833.35	
Field Management	51,014.35	
Engineering	6,873.82	
Property Appraiser	59,766.02	
District Counsel	13,470.00	
Assessment Administration	7,252.60	
Discount Fees	37,386.50	
Janitorial Supplies	423.77	
Janitorial Service	3,386.25	
Postage & Shipping	5.76	
Contingency	1,405.96	
Office Supplies	125.40	
Web Site Maintenance	1,225.00	
Dues, Licenses, and Fees	175.00	
Capital Expenditures	28,625.83	
Security	318.00	
Fire Detection Services	2,685.36	
Electric	18,351.65	
Irrigation	6,201.65	
Irrigation Monitoring	3,450.00	
Water-Sewer	733.00	
Aquatic Repairs & Maint.	12,983.29	
Amenity - Pool Maintenance	5,951.92	
Internet Services	1,760.00	
Gate Kiosk - Internet Srvcs	1,099.96	
Other Insurance	850.00	
General Repair & Maintenance	3,673.52	
Common Area Maintenance	1,488.48	
Landscaping Maintenance & Material	32,500.00	
Additional Landscaping R&M	3,050.00	
Flower & Plant Replacement	2,600.00	
Pest Control	704.64	
Entrance Vehicular Gate	758.00	
Hoover Pumps Repair & Maintenance	6,989.12	
Fitness Facility	1,000.00	
Playground Repairs & Maintenance	133.64	
Interest Payments - S2022	$48,984.00	
Total Expenses	$391,425.84	$48,984.00	$0.00	
Other Revenues (Expenses) & Gains (Losses)		
Interest Income	$10,604.00	
Allocate Resv Acct Interest	3,987.89	
Interest Income	$431.74	
Total Other Revenues (Expenses) & Gains (Losses)	$14,591.89	$431.74	$0.00	
Change In Net Assets	$649,065.75	$586,181.72	$0.00	

Net Assets At Beginning Of Year	$568,918.29	($174,214.70)	$0.00	

Net Assets At End Of Year	

$1,217,984.04	

$411,967.02	

$0.00	

Total

$1,024,329.70
1,570.00
634,733.98

$1,660,633.68

$1,600.00 48,824.00
1,750.00
20,833.35
51,014.35
6,873.82
59,766.02
13,470.00
7,252.60
37,386.50
423.77
3,386.25
5.76
1,405.96
125.40
1,225.00
175.00
28,625.83
318.00
2,685.36
18,351.65
6,201.65
3,450.00
733.00
12,983.29
5,951.92
1,760.00
1,099.96
850.00
3,673.52
1,488.48
32,500.00
3,050.00
2,600.00
704.64
758.00
6,989.12
1,000.00
133.64
48,984.00

$440,409.84

$10,604.00 3,987.89
431.74

$15,023.63

$1,235,247.47

$394,703.59

$1,629,951.06

		Montecito CDD				
		Budget to Actual				
For The Month Ending 2/28/2026	

Year To Date	
		Actual	Budget			Variance	

Revenues						
O&M Assessments	$	1,024,329.70	$  440,029.62		$	584,300.08	
Debt Assessments (S2022)		634,733.98	139,101.20			495,632.78	
Interest Income		14,591.89	9,950.95			4,640.94	
Townhome Mailbox Maintenance		-	600.00			(600.00)	
Stormwater Control - Cost Share		1,570.00	1,723.33			(153.33)	
Net Revenues	$	1,675,225.57	$  591,405.10		$	1,083,820.47	
General & Administrative Expenses						
Supervisor Fees	$	1,600.00	$	2,500.00		$	(900.00)	
District Engineer		6,873.82	18,750.00			(11,876.18)	
Legal Fees		13,470.00	16,666.67			(3,196.67)	
District Management		20,833.33	20,833.33			-	
Assessment Roll		7,252.60	2,916.67			4,335.93	
Website Maintenance		1,225.00	1,425.00			(200.00)	
Auditing Services		-	1,906.67			(1,906.67)	
Tax Preparation Fees		-	25.00			(25.00)	
Arbitrage Rebate Calculation		-	208.33			(208.33)	
Trustee Fees		1,750.00	1,354.17			395.83	
Insurance		49,674.00	21,538.00			28,136.00	
Legal Advertising		-	520.83			(520.83)	
Dues, Licenses, and Fees		175.00	72.92			102.08	
Contingency/Miscellaneous		1,411.72	1,000.00			411.72	
Total General & Administrative	$	104,265.47	$	89,717.58		$	14,547.89	
Expenses						
Maintenance Expenses						
Facility Attendant & General Mgmt.	$	51,014.35	$	68,019.17		$	(17,004.82)	
Amenity Center Operations						
Repairs & Maint. (Non-HVAC)	$	3,673.52	$	3,229.17		$	444.35	
HVAC Repairs & Maint.		-	2,083.33			(2,083.33)	
Office Supplies		125.40	416.67			(291.27)	
Janitorial Supplies		423.77	520.83			(97.06)	
Janitorial Services		3,386.25	7,500.00			(4,113.75)	
Pest Control & Termite Bond		704.64	501.25			203.39	
Fitness Equipment Repairs & Maint.		1,000.00	1,250.00			(250.00)	
Playground Repairs & Maint.		133.64	416.67			(283.03)	
Pool Service Repairs & Maint.		5,951.92	11,666.67			(5,714.75)	
Total Amenity Center	$	15,399.14	$	27,584.58		$	(12,185.44)	
Irrigation						
Irrigation Repairs & Maint.	$	6,201.65	$	20,833.33		$	(14,631.68)	
Irrigation Monitoring		3,450.00	3,000.00			450.00	
Hoover Pumps Repairs & Maint.		6,989.12	7,291.67			(302.55)	
Total Irrigation	$	16,640.77	$	31,125.00		$	(14,484.23)	

FY 2026
Adopted	Percentage Budget

$ 1,056,071.09	96.99%	
333,842.87	190.13%	
23,882.28	61.10%	
1,440.00	0.00%	

	4,136.00	0.00%	
$ 1,419,372.24	118.03%	

$	
6,000.00	
26.67%	
	45,000.00	15.28%	
	40,000.00	33.68%	
	50,000.00	41.67%	
	7,000.00	103.61%	
	3,420.00	35.82%	
	4,576.00	0.00%	
	60.00	0.00%	
	500.00	0.00%	
	3,250.00	53.85%	
	51,691.20	96.10%	
	1,250.00	0.00%	
	175.00	100.00%	
	2,400.00	58.82%	
$	215,322.20	48.42%	

$	
163,246.00	
31.25%	

$	
7,750.00	
47.40%	
	5,000.00	0.00%	
	1,000.00	12.54%	
	1,250.00	33.90%	
	18,000.00	18.81%	
	1,203.00	58.57%	
	3,000.00	33.33%	
	1,000.00	13.36%	
	28,000.00	21.26%	
$	66,203.00	23.26%	

$	
50,000.00	
12.40%	
	7,200.00	47.92%	
	17,500.00	39.94%	
$	74,700.00	22.28%	

Montecito CDD
Budget to Actual
For The Month Ending 2/28/2026

Year To Date	
FY 2026	
		Actual		Budget			Variance		Adopted	Percentage	
Budget	
Stormwater Control													
Aquatic Repairs & Maint.	$	12,983.29		$	8,333.33		$	4,649.96		$	20,000.00	64.92%	
Landscaping													
Landscaping Contracted Services	$	32,500.00		$	34,166.67		$	(1,666.67)		$	82,000.00	39.63%	
Additional Landscaping Repairs & Maint.		3,050.00			11,519.17			(8,469.17)			27,646.00	11.03%	
Plant Replacement		2,600.00			2,500.00			100.00			6,000.00	43.33%	
Mulch		-			6,250.00			(6,250.00)			15,000.00	0.00%	
Palm Tree Maint.		-			7,500.00			(7,500.00)			18,000.00	0.00%	
Oak Tree Maint.		-			4,166.67			(4,166.67)			10,000.00	0.00%	
Total Landscaping	$	38,150.00		$	66,102.50		$	(27,952.50)		$	158,646.00	24.05%	
Common Areas, Right of Ways & Walls													
Streetlight Repairs & Maint.	$	-		$	3,750.00		$	(3,750.00)		$	9,000.00	0.00%	
Entry Vehicular Gates Repairs & Maint.		758.00			6,250.00			(5,492.00)			15,000.00	5.05%	
Pedestrian Entry Gates & Walls Maint.		-			2,083.33			(2,083.33)			5,000.00	0.00%	
Sidewalk Cleaning		-			-			-			-	0.00%	
Common Area Repairs & Maint.		1,488.48			5,000.00			(3,511.52)			12,000.00	12.40%	
Total Common Areas, Right of Ways &	$	2,246.48		$	17,083.33		$	(14,836.85)		$	41,000.00	5.48%	
Walls													
Security Monitoring Services													
Fire Detection Services	$	2,685.36		$	2,970.83		$	(285.47)		$	7,130.00	37.66%	
Security Monitoring Repairs & Maint.		318.00			1,195.83			(877.83)			2,870.00	11.08%	
Total Security Monitoring Services	$	3,003.36		$	4,166.67		$	(1,163.31)		$	10,000.00	30.03%	
Utilities													
Electric Services	$	18,351.65		$	27,083.33		$	(8,731.68)		$	65,000.00	28.23%	
Telephone, Internet		1,760.00			1,666.67			93.33			4,000.00	44.00%	
Water & Sewer Services		733.00			1,666.67			(933.67)			4,000.00	18.33%	
Gate Kiosk Internet Services		1,099.96			1,187.50			(87.54)			2,850.00	38.60%	
Total Utilities	$	21,944.61		$	31,604.17		$	(9,659.56)		$	75,850.00	28.93%	
Extraordinary Services													
Townhome Mailboxes Maint	$	-		$	600.00		$	(600.00)		$	1,440.00	0.00%	
Total Maintenance Expenses	$	161,382.00		$	254,618.75		$	(93,236.75)		$	611,085.00	26.41%	
Total Expenditures	$	265,647.47		$	344,336.33		$	(78,688.86)		$	826,407.20	32.14%	
Other Financing Uses													
Capital Reserve Transfer Out	$	-		$	26,515.08		$	(26,515.08)		$	63,636.20		
Disaster Reserve Transfer Out		-			12,500.00			(12,500.00)			30,000.00		
Roadway Reserve Transfer Out		-			41,666.67			(41,666.67)			100,000.00		
Total Other Financing Uses	$	-		$	80,681.75		$	(80,681.75)		$	193,636.20		
Capital Reserve	$	28,625.83		$	-		$	28,625.83		$	-		
Total Expenditures & Reserves	$	294,273.30		$	425,018.08		$	(130,744.78)		$ 1,020,043.40		
												
Revenues Less Expenditures	$	1,380,952.27		$	166,387.02		$	1,214,565.25		$	399,328.84		
Bond Payments (S2022)	$	48,984.00		$	131,639.17		$	(82,655.17)		$	315,934.00		
Balance	$	1,331,968.27		$	34,747.85		$	1,297,220.42		$	83,394.84		
Assessment Fees & Discounts													
County Appraiser & Tax Collector Fee	$	59,766.02		$	11,582.62		$	48,183.40		$	27,798.28		
Discounts		37,386.50			23,165.23			14,221.27			55,596.56		
Excess / (Shortfall)	$	1,234,815.75		$	0.00		$	1,234,815.75		$	0.00		

Capital Improvement Projects 2025-2026

Clubhouse		Actuals			Budget	
Exterior Coach Lights		-			3,854.00	
Exterior Paint		-			22,836.00	
Security Camera System		1,134.00			-	
Interior Furniture		13,645.83			18,500.00	
AED Machine		1,196.00			-	
Restain Door		1,200.00			-	
Cardio Equipment		-			14,672.00	
Totals	$	17,175.83		$	59,862.00	
Grounds						
Stormwater Drainage		-			6,500.00	
Ponds						
Ponds		-			12,394.00	
Sidewalks						
Sidewalk Repairs		-			14,368.00	
Streets						
Streetlight & Sign Pole Painting		11,450.00			16,597.00	
Total Capital Improvement Plans	$	28,625.83		$	109,721.00	

Staff Reports

General Manager

Customer / Company Name
Berman Corp	Requested Start Date
TBD	
Job Site / Address
208 Montecito Dr	
Contact Name
Kisha Wagner	Email
kwagner@bermancorp.com	Phone
321-777-9460	
	
#	Description	QTY	Price	Total	

1	Pressure wash all sidewalks and gutters through the community.	1	$27,796	$27,796	
2					
3					
4					
5					
6					
7					
8					
9					
					
TOTAL	$27,796	

Notes

Driveway aprons are not included in this estimate. If you would like, we can provide a separate estimate for that scope of work.

Estimate is valid for 10 days; any changes may affect pricing. This estimate is based on information provided by the client regarding project requirements. Upon acceptance of this estimate, BCS will perform only the work listed above, any additional services requested will incur additional charges.

Signature as Acceptance	Printed Name	Acceptance Date	

Customer / Company Name
Berman Corp	Requested Start Date
TBD	
Job Site / Address
208 Montecito Dr	
Contact Name
Kisha Wagner	Email
kwagner@bermancorp.com	Phone
321-777-9460	
	
#	Description	QTY	Price	Total	

1	Paver Repairs – Gates & Roundabout (Remove existing pavers at secondary gate, level area and install a contrasting paver to make a border at both the
entrance and exit gate. Keep all pavers
for repairs in the front area. Remove and level pavers at main gate and roundabout area. Install paver border at secondary gates.)	

1	

$4,445	

$4,445	
2					
3					
4					
5					
6					
7					
8					
9					
					
TOTAL	$4,445	

Notes
Due to the age of the existing pavers, new materials will not match exactly in texture or color. A selected paver option will be submitted for approval prior to installation.

Estimate is valid for 10 days; any changes may affect pricing. This estimate is based on information provided by the client regarding project requirements. Upon acceptance of this estimate, BCS will perform only the work listed above, any additional services requested will incur additional charges.

Signature as Acceptance	Printed Name	Acceptance Date	

Customer / Company Name
Berman Corp	Requested Start Date
TBD	
Job Site / Address
208 Montecito Dr	
Contact Name
Kisha Wagner	Email
kwagner@bermancorp.com	Phone
321-777-9460	
	
#	Description	QTY	Price	Total	

1	Paver Repair- Homeowner Parking Area (Remove all existing pavers in the
parking area, re-level the base, and
reinstall new pavers.)	
1	
$6,300	
$6,300	
2					
3					
4					
5					
6					
7					
8					
9					
					
TOTAL	$6,300	

Notes

Due to the age of the existing pavers, new materials may not match exactly. We will source the closest possible match and submit for approval prior to installation.

Estimate is valid for 10 days; any changes may affect pricing. This estimate is based on information provided by the client regarding project requirements. Upon acceptance of this estimate, BCS will perform only the work listed above, any additional services requested will incur additional charges.

Signature as Acceptance	Printed Name	Acceptance Date	

Customer / Company Name
Berman Corp	Requested Start Date
TBD	
Job Site / Address
208 Montecito Dr	
Contact Name
Kisha Wagner	Email
kwagner@bermancorp.com	Phone
321-777-9460	
	
#	Description	QTY	Price	Total	

1	Concrete Repairs- repair sections of concrete with major cracks and/or missing pieces, including gutters,
sidewalks, and storm drain areas.	
1	
$13,750	
$13,750	
2					
3					
4					
5					
6					
7					
8					
9					
					
TOTAL	$13,750	

Notes
This proposal does not include minor cracking throughout the community.
We can schedule a community walkthrough to confirm and mark all repair locations prior to commencement.

Estimate is valid for 10 days; any changes may affect pricing. This estimate is based on information provided by the client regarding project requirements. Upon acceptance of this estimate, BCS will perform only the work listed above, any additional services requested will incur additional charges.

Signature as Acceptance	Printed Name	Acceptance Date