Epmore
Community Development District

November 21, 2025

Seat 1: Teresa Baluja – (C.)		
Seat 2: Vanessa Perez – (V.C.)		
Seat 3: Carmen Orozco – (A.S.)		
Seat 4: Marc Szasz – (A.S.)		
Seat 5: Raisa Krause – (A.S.)		

Epmore
Community Development District
Agenda
Friday	The Office of Lennar Homes
November 21, 2025	5505 Waterford District Drive Miami, Florida 10:15 a.m.		Join the meeting now
Meeting ID: 255 267 174 072 and Passcode: 3ut97oi3
1-872-240-4685 Phone Conference ID: 321 189 93#

Roll Call

Approval of the Minutes of the September 12, 2025 Meeting – Page 3

Consideration of:
Resolution #2026-01 Local Government Publication of Legal Advertisements and Public Notices on County Designated Website – Page 12

First Amendment to District Management Agreement between Epmore Community Development District and Governmental Management Services – South Florida, LLC – Page 22

Ratification of Grant of Blanket Easement by TPG AG EHC III (LEN) Multi State 4, LLC–Page 27

Staff Reports
Attorney

Engineer

Manager
Consideration of FY2025 – FY2026 Performance Measures and Standards as Required by Florida Statute 189.0694 – Page 31

Discussion of Maintenance Agreement between the District and the HOA – Page 36

Financial Reports
Approval of Funding Request #3 – Page 53

Approval of Unaudited Financials – Page 54

Supervisors Requests and Audience Comments

Adjournment

Meetings are open to the public and may be continued to a time, date and place certain. For more information regarding this CDD please visit the website: http://www.epmorecdd.com

MINUTES OF MEETING EPMORE
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Epmore Community Development District was held on Friday, September 12, 2025, at 9:30 a.m. at The Office of Lennar Homes, 5505 Waterford District Drive, Miami, Florida.
Present and constituting a quorum were:

Teresa Baluja	Chairperson
Carmen Orozco	Assistant Secretary
Marc Szasz	Assistant Secretary Also present were:
Juliana Duque	District Manager, GMS
Liza Smoker	District Counsel Juan Alvarez by phone, District Engineer

FIRST ORDER OF BUSINESS	Oath of Office for Newly Elected
Supervisors	Elected	at	the Landowners Meeting
SECOND ORDER OF BUSINESS	Roll Call
Ms. Duque: Good morning, everyone. I will call the order to the meeting of the Epmore Community Development District.

THIRD ORDER OF BUSINESS	Organizational Matters
Consideration of Resolution #2025-16 Canvassing and Certifying Results of Landowners Election on August 15, 2025
Ms. Duque: At the August 15, 2025, meeting, Teresa, Carmen, Mark, and Raisa were certified and declared elected as Supervisors of the District. Each candidate received the following number of votes. Teresa – 39 votes, Vanessa – 39 votes, Carmen, Mark, and Raisa all received 38 votes. The two candidates who received the highest

September 12, 2025,	Epmore CDD

number of votes are elected for a term of 4 years. While the other candidates were elected to serve a 2-year term.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Resolution #2025-16 Canvassing and Certifying Results of Landowners Election on August 15, 2025, was approved.

Consideration of Resolution #2025-17 Electing Officers
Ms. Duque: Do I have a motion for the Chair or Vice Chair?
Ms. Baluja: I nominate Teresa Baluja as Chair, Vanessa Perez as Vice-Chair, and Carmen Orozco, Marc Szasz, and Raisa Krause as Assistant Secretaries.
Ms. Duque: From my office, we have Patti Powers as Treasurer, Sharyn Henning as Assistant Treasurer, Paul Winkeljohn as Secretary, and myself, Juliana Duque, as Assistant Secretary.

On MOTION by Ms. Baluja, seconded by Ms. Orozco, with all in favor, Resolution #2025-17 Electing Officers as slated above, was approved.

Consideration of Resolution #2025-18 Ratifying Past Actions
Ms. Duque: This resolution ratifies and approves certain Board actions reflected in Resolutions #2025-01 through #2025-15. Those Resolutions were adopted at a duly advertised meeting of the Board of Supervisors at the July 11, 2025, meeting, and all other actions taken by the Board.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Resolution #2025-18 Ratifying Past Actions, was approved.

FOURTH ORDER OF BUSINESS	Approval of Minutes of the July
11, 2025 Meeting
Ms. Duque: You have the minutes of July 11, 2025. If there are no additional comments, I would ask for a motion for approval.

September 12, 2025,	Epmore CDD

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, the Minutes of the July 11, 2025, Meeting were approved.

FIFTH ORDER OF BUSINESS	Public Hearing Expressing the
District’s Intent to Utilize the Uniform Method of Levying, Collecting, and Enforcing Non-Ad Valorem Assessments
Motion to Open the Public Hearing
Ms. Duque: Is there a motion to open the public hearing?

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Opening the Public Hearing was approved.

Public Comment and Discussion
Ms. Duque: There is no public attendance today; therefore, no discussion to take
place.

Consideration of Resolution #2025-19 Expressing the District’s Intent to Utilize the Uniform Method of Levying, Collecting, and Enforcing Non-Ad Valorem Assessments
Ms. Duque: You have Resolution #2025-19 in your agenda package for review.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Resolution #2025-19 Expressing the District’s Intent to Utilize the Uniform Method of Levying, Collecting and Enforcing Non-Ad Valorem Assessments, was approved.

Motion to Close the Public Hearing
Ms. Duque: A motion to close the public hearing will take place.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Closing the Public Hearing was approved.

September 12, 2025,	Epmore CDD

SIXTH ORDER OF BUSINESS	Public	Hearing	to	Adopt	the
Fiscal Year 2025 & 2026 Budget
Motion to Open the Public Hearing
Ms. Duque: Is there a motion to open the public hearing to adopt the FY2025 & FY2026 Budget?

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Opening the Public Hearing was approved.

Public Comment and Discussion
Ms. Duque: Once again, no public is present currently. No Discussion from the
Board.

Consideration of Resolution #2025-20 Adopting Final Fiscal Year 2025 & 2026 Budget
Ms. Duque: You have Resolution #2025-20 in your agenda package for Board review.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Resolution #2025-20 Adopting Final Fiscal Year 2025 & 2026 Budget, was approved.

Motion to Close the Public Hearing
Ms. Duque: Is there a motion to close the public hearing?

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Closing the Public Hearing was approved.

SEVENTH ORDER OF BUSINESS	Public	Hearing	to	Adopt	the
District’s	General	and Procedural Rules
Motion to Open the Public Hearing
Ms. Duque: Is there a motion to open the public hearing?

September 12, 2025,	Epmore CDD

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Opening the Public Hearing was approved.

Public Comment and Discussion
Ms. Duque: No additional comments, and no one from the public is present.

Consideration of Resolution #2025-21 Adopting the District’s General and Procedural Rules
Ms. Duque: A motion will take place for Resolution #2025-21.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Resolution #2025-21 Adopting the District’s General and Procedural Rules, was approved.

Motion to Close the Public Hearing
Ms. Duque: Is there a motion to close the public hearing?

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Closing the Public Hearing was approved.

EIGHTH ORDER OF BUSINESS	Public Hearing to Consider the
Imposition	of	Special Assessments
Motion to Open the Public Hearing
Ms. Duque: Is there a motion to open the public hearing?

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Opening the Public Hearing was approved.

Public Comment and Discussion
Ms. Duque: No public present and no comments.

Acceptance of the Engineer's Report
Ms. Duque: This report was presented by Juan Alvarez at the District’s last meeting.

September 12, 2025,	Epmore CDD

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Acceptance of the Engineer’s report was approved.

Acceptance of Master Assessment Methodology
Ms. Duque: This report was also provided to the Board at the last Meeting. The Board approved the Master Assessment Methodology. No further explanation is necessary if there are no questions from the Board.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Acceptance of Master Assessment Methodology was approved.

Approving the Project and Declaring Special Assessments will Fund the Project
Ms. Duque: This item involves approving the Project and Declaring Special Assessments to fund the Project. In the absence of public comments or any additional testimony. I require a motion from the Board to approve the Project and declare the Special Assessments.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Approving Project and Declaring Special Assessments to fund the Project, was approved.

Equalization of Assessments
Ms. Duque: This process ensures that proper Assessments are applied only firmly and fairly across the District, reflecting the direct and special benefits that each of the units receives. The area currently contains 115 single-family homes. The single-family homes are assigned 1 ERU. Today, I have not received any comments regarding the assessment or the allocation. Once again, motion will take place.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Equalization of Assessments was approved.

September 12, 2025,	Epmore CDD

Adoption of Resolution #2025-22 Authorizing Projects, Levying Special Assessments, and Confirming Intention to Issue Bonds
Ms. Duque: Now the Board will adopt a resolution authorizing the project, approving, confirming, and levying the Special Assessments.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Adoption of Resolution #2025-22 Authorizing Projects, Levying Special Assessments, and Confirming Intention to Issue Bonds, was approved.

Motion to Close the Public Hearing
Ms. Duque: Motion to close Public Hearing takes place.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Closing the Public Hearing was approved.

NINTH ORDER OF BUSINESS	Ranking	of	Respondents	to
Engineering Proposal
Ms. Duque: The proposal can be found on page 119 of your agenda. Only Alvarez Engineers submitted a response. Ranking them as the No. 1 respondent. Unless the Board has any additional considerations, Alvarez will remain as the top-ranked firm. No comments or questions from the Board. Motion to rank Alvarez Engineers will take place.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Ranking Alvarez Engineers as No.1 to the Engineering Proposal was approved.

TENTH ORDER OF BUSINESS	Staff Reports
Attorney
Ms. Smoker: Mike P. wanted me to let you know that the bond validation hearing is scheduled for December 11, 2025. Once he gets the order to show cause and it’s available, he will send it to the District Manager to post on the CDD website.

Engineer
Ms. Duque: Juan, do you have anything additional to report?

September 12, 2025,	Epmore CDD

Mr. Alvarez: Just a reminder, the District is going to need a Blanket Easement. Mike P. has prepared a draft, and I believe the Developer is in the process of checking on the ownership. It should be executed and recorded soon.
Ms. Duque: Thank you, Juan. We appreciate it. Let’s move forward to the manager's report.

Manager – Consideration of Proposed Fiscal Year 2026 Meeting Schedule
Ms. Duque: The Epmore Community Development District will hold its regularly scheduled meeting in FY2026 at 10:15 A.M., at the office of Lennar, 5505 Waterford District Drive, Miami-Dade, Florida, on the third Friday of each month.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, the Proposed Fiscal Year 2026 Meeting Schedule was approved.

ELEVENTH ORDER OF BUSINESS	Financial	Reports	–	Funding
Request #2
Ms. Duque: Motion to approve will take place.

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, Funding Request #2 was approved.

TWELFTH ORDER OF BUSINESS	Supervisors'	Requests	and
Audience Comments
Ms. Duque: No requests or comments, as there is no audience present.

THIRTEENTH ORDER OF BUSINESS	Adjournment

On MOTION by Ms. Baluja, seconded by Ms. Perez, with all in favor, the meeting was adjourned.

September 12, 2025,	Epmore CDD

Secretary /Assistant Secretary	Chairman / Vice Chairman

RESOLUTION 2026-01

A RESOLUTION OF THE EPMORE COMMUNITY DEVELOPMENT DISTRICT (THE "DISTRICT") RELATING TO THE INTERLOCAL ACCESS AGREEMENT FOR LOCAL GOVERNMENT PUBLICATION OF LEGAL ADVERTISEMENTS AND PUBLIC NOTICES ON COUNTY DESIGNATED WEBSITE; APPROVING SAME; PROVIDING FOR AUTHORIZED SIGNATORIES; AND PROVIDING FOR AN EFFECTIVE DATE

WHEREAS, the Board of Supervisors of the District has found that cost of publishing advertisements and public notices of the District on the Miami-Dade County website (legalads.miamidade.gov) (the “County Designated Website”) is a lower cost alternative to the cost of publishing advertisements and public notices in print in a newspaper.

WHEREAS, pursuant to Sections 50.011 and 50.0311, Florida Statutes, the Board of Supervisors is authorized and desires to publish certain advertisements and public notices of the District on the County Designated Website;

WHEREAS, at its meeting on November 21, 2025, the Board approved the Interlocal Access Agreement for Local Government Publication of Legal Advertisements and Public Notices on County Designated Website (the “ILA”) between the District and Miami-Dade County, Florida (the “County”), a copy of which is attached hereto as Exhibit A;

WHEREAS, the Board has authorized Teresa Baluja, as Chair of the Board of Supervisors of the District, or, in the alternative, Vanessa Perez, as Vice-Chair of the Board of Supervisors of the District, to execute the ILA and any other documents related to the ILA; and

WHEREAS, the District Manager has the authority to take any and all actions related to the ILA and utilization of the County Designated Website, including, but not limited to, the publication of advertisements and public notices on behalf of the District.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF SUPERVISORS OF EPMORE COMMUNITY DEVELOPMENT DISTRICT, THAT;

Section 1. The foregoing recitals are hereby incorporated as findings of fact of the Board of Supervisors.

Section 2. That Teresa Baluja, as Chair of the Board of Supervisors of the District, or, in the alternative, Vanessa Perez, as Vice-Chair of the Board of Supervisors, are authorized, on behalf of the District, to execute the ILA and any other documents related thereto, on behalf of the District.

Section 3. The District Manager has the authority to take any and all actions related to the ILA and utilization of the County Designated Website, including but not limited to the publication of advertisements and public notices on behalf of the District.

Section 4. This Resolution shall be effective immediately upon adoption.

PASSED AND ADOPTED THIS 21st DAY OF NOVEMBER 2025.

ATTEST:	EPMORE	COMMUNITY	DEVELOPMENT DISTRICT

Print Name: 		Print Name: 	 Secretary/Assistant Secretary		Chair / Vice-Chair, Board of Supervisors

Interlocal Access Agreement for Local Government Publication of Legal Advertisements and Public Notices on County Designated Website

This Interlocal Agreement (“Agreement”) is made and entered into by and between Miami-Dade County, Florida (“County”), a political subdivision of the State of Florida, and Epmore Community Development District, a municipality, other unit of local government or other political subdivision in the State of Florida (“Local Government”). The parties to this agreement are solely the County and the Local Government (each a “Party,” and collectively the “Parties”).

RECITALS

Section 50.011 of the Florida Statutes provides requirements relating to the publication of legal notices, including requirements relating to the types of newspapers and print publications that may be utilized for official legal advertisements and notices placed by local governments; and
Section 50.011 also provides that such advertisements and notices may instead by placed on a publicly accessible website, as provided in section 50.0311; and
Section 50.0311 in turn provides that “[a] governmental agency may use the publicly accessible website of the county in which it lies to publish legally required advertisements and public notices if the cost of publishing advertisements and public notices on such website is less than the cost of publishing advertisements and public notices in a newspaper”; and
Pursuant to section 50.0311, the County has decided to designate a publicly accessibly website – legalads.miamidade.gov - for the publication of legally required advertisements and public notices, provided the cost of publishing such advertisements and notices on this website is less than the cost of publishing them in print; and
Local Government desires to utilize the County’s designated publicly accessible website for the online publication of certain advertisements and notices, in accordance with section 50.0311; and
The Parties wish to enter into this Agreement to facilitate the Local Government’s use of the County’s publicly accessible website to publish certain legal advertisements and public notices and to address, among other matters, costs, parameters, and indemnification.

TERMS

Now, therefore, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows:

Recitals. The foregoing recitals are approved and incorporated herein.

Designation of Website. The County has designated legalads.miamidade.gov (“Website”) as the publicly accessible website for the publication of legal advertisements and notices by governmental agencies in Miami-Dade County, pursuant to section 50.0311 of the Florida Statutes. At any time, the County may, in its sole discretion, choose to designate a different website for this purpose. If the County does so, it shall provide notice in a manner of its choosing to the Local Government and any such new designation shall be automatically effective upon the date stated in County’s notice. Any such new designation shall not require amendment of this Agreement. Such newly designated website shall be thereafter deemed the “Website” for purposes of this Agreement.

Utilization of Website. The Local Government may utilize the Website for its publication of legally required advertisements and public notices in accordance with the requirements of section 50.0311 of the Florida Statutes, if and to the extent it elects to do so. Nothing in this Agreement obligates the Local Government to utilize the Website for publication of any particular advertisement or notice. For any advertisements and notices that the Local Government wishes to publish on the Website, the County shall provide the Local Government with the ability to do so in a manner of the County’s choosing. All postings by the Local Government must include contact information to ensure prompt identification of the responsible party. Separate and apart from its use of the Website, the Local Government shall be solely responsible for the placement of any advertisements or notices that the Local Government is required, or chooses, to publish in a print publication and for any advertisements or notices that the Local Government provides by mail or email pursuant to section 50.0311(6) or any other applicable law, rule, or regulation.

Term. The term of this Agreement shall commence upon the date it is fully executed by the Parties (“Effective Date”) and shall continue until terminated by either Party as otherwise provided herein for a period not to exceed five years, with a possible option to renew, as provided herein.

Extensions. The County may extend this Agreement for two additional five-year terms (each an “Extension Term”) on the same terms and conditions stated in this Agreement, though costs may change, by sending notice to the Local Government at least 30 days prior to the expiration of the then-current term. It is provided, however, that nothing herein shall be deemed to preclude the Parties from entering into additional agreements in the future relating to the Local Government’s use of the Website.

Compliance with Legal Requirements. Each Party shall comply with all applicable federal, state, and local laws, codes, ordinances, rules, and regulations in performing its duties, responsibilities, and obligations pursuant to this Agreement. For the duration of this Agreement, the Local Government shall be solely responsible for verifying and ensuring its eligibility to utilize the Website in accordance with section 50.0311 and for adherence to all applicable requirements, obligations, duties, procedures, and conditions set forth in chapter 50 of the Florida Statutes, including, but not limited to, section 50.0311, and in any other applicable federal, state, or local law, rule, or regulation, as may be amended from time to time (“Legal

Requirements”). The County shall have no responsibility for ensuring that the Local Government, or its use of the Website, complies with such Legal Requirements or any other law, rule, or regulation.

County Actions are Ministerial. The Local Government acknowledges that any and all advertisements and notices published on the Website are prepared and published by the Local Government and not the County, and that any and all actions of the County in conjunction with or relating to the designation of the Website for use by the Local Government are, and shall be construed at all times as being, purely ministerial acts.

Services Description. The County will provide the Local Government access to publishing its legal advertisements and notices on the Website. The County will supply the software, licensing, maintenance, and prerecorded online video trainings required to provide Local Governments with access to the Website, with a maximum of two users each, to publish legal advertisements and public notices. The Local Government will be responsible for promptly notifying the County when any agents or employees of the Local Government should have their access to the Website revoked. The County will maintain the email distribution list for users that opt-in to receive email or direct mail from the County. However, the Local Government will be responsible for maintaining its own email and first-class mailing lists or distribution as part of Section 50.011 of the Florida Statutes. The County is not responsible for connectivity disruptions or delays caused by circumstances beyond its control.

Training. The County will provide prerecorded online video training sessions that can be accessed by the Local Government to assist with its use of the Website. As part of this Agreement, the County may provide updates regarding new capabilities and features, if applicable.

Support. The Local Government will have access to the online FAQ page to review answers to commonly asked questions. The County will provide support contact details, which may include a contact group, form, or individual, at the start of the agreement upon onboarding. County support hours are between the hours of 8 a.m. and 5 p.m. Monday through Friday, excluding observed County holidays. The County shall have the sole discretion to determine whether support requests qualify as an emergency, exceed reasonable use or are outside the scope of services. Urgent requests necessitating expedited processing outside of support hours are subject to additional fees, as delineated in the current Communications and Customer Experience Department (CCED) and Information Technology Department (ITD) rate sheets. Support service does not include support for errors caused by third party products or applications for which the County is not responsible.

Financial Responsibility. The Local Government shall bear all fees and costs relating to its use of the Website, including, but not limited to, fees and costs associated with any software and licensing, or website maintenance necessitated by Local Government’s use of the Website, and any County administrative staff time required to facilitate Local Government’s use of the Website. In a manner of its choosing, the County, or such entity designated by the County, shall invoice the Local Government for such fees and costs and, upon receipt of such invoice, the Local

Government shall be responsible for the timely payment of all such fees and costs. Additionally, separate and apart from its use of the Website, the Local Government shall be solely responsible for any and all costs associated with the placement of any advertisements or notices that the Local Government is required, or chooses, to publish in a print publication and for any advertisements or notices that the Local Government provides by mail or email pursuant to section 50.0311(6) or any other applicable law, rule, or regulation. If the Local Government fails to pay such fees and costs in a timely manner, the County may terminate the Local Government’s access to the Website, and the County shall have no liability to the Local Government for such termination or lack of access due to non-payment.

Costs. The annual necessary software, maintenance, and support costs for each Local Government are estimated to be $707 per Local Government agent or employee user. This figure represents an approximate estimate of the anticipated recurring annual costs, which may vary from year-to-year, and nothing herein shall be deemed to preclude the County from charging the Local Government the actual costs associated with its use of the Website in a given year, as provided in paragraph 11. In addition, such costs may be subject to annual increases at the County’s discretion, and the Parties agree that the estimated annual cost figure set forth in this paragraph shall be adjusted and deemed amended herein accordingly.

Reimbursable Expenses. The Local Government will not be reimbursed for expenses it bears unless expressly provided for in this Agreement.

Sovereign Immunity. Nothing herein is intended to serve as a waiver of sovereign immunity by either Party nor shall anything included herein be construed as consent by either Party to be sued by a third party in any matter arising out of this Agreement.

Indemnification. Local Government shall indemnify and hold harmless the County and all of the County’s current, past, and future officers, agents, and employees (collectively, “Indemnified Parties”) from and against any and all causes of action, demands, claims, losses, liabilities, and expenditures of any kind, including attorneys’ fees, court costs, and expenses, including through the conclusion of any appellate proceedings, raised or asserted by any person or entity not a party to this Agreement, and (i) relating to the Local Government’s use of the Website or the Local Government’s advertisements or notices published on the Website, or (ii) caused or alleged to be caused, in whole or in part, by any breach of this Agreement by the Local Government, or (iii) any intentional, reckless, or negligent act or omission of the Local Government, its officers, employees, or agents, arising from, relating to, or in connection with this Agreement or the Local Government’s use of the Website. The Local Government further agrees and acknowledges that, from time to time, issues relating to, for example, technological glitches or failures, hardware or software malfunction, connectivity, and loss of power may arise and that such issues may impact the ability of the Local Government to use the Website to publish advertisements and notices. The Local Government agrees and acknowledges that the County shall not be liable for any such issues, and further agrees to indemnify and hold harmless the Indemnified Parties from and against any and all causes of action, demands, claims, losses, liabilities, and expenditures of any kind, including attorneys’ fees, court costs, and expenses,

including through the conclusion of any appellate proceedings, raised or asserted by any person or entity relating to such issues. The obligations of this section shall survive the expiration or earlier termination of this Agreement.

Termination. Either Party may terminate this Agreement without cause upon at least 90 days’ prior written notice to the other Party. This Agreement may also be terminated for cause by the aggrieved Party if the Party in breach has not corrected the breach within 30 days after receipt written or electronic notice of from the aggrieved Party identifying the breach. In addition, if the publication of advertisements and notices on the Website is determined to be illegal by a court of competent jurisdiction, or if the Florida Legislature modifies Florida law to prohibit utilization of the County’s designated publicly accessible website for publication of such advertisements and notices, this Agreement will be deemed automatically terminated upon such finding becoming final or such law becoming effective, as applicable.

Public Records. The Parties acknowledge and agree that as political subdivisions of the State of Florida, both Parties are subject to Florida’s Public Records Law, Chapter 119 of the Florida Statutes. Nevertheless, the County is not the custodian of the Local Government’s records and the Local Government acknowledges and agrees that the County does not assume responsibility for handling or responding to any public records requests submitted to the Local Government. Each Local Government shall be responsible for maintaining, in accordance with the requirements of Florida law and retention schedules, all records associated with its own legal advertisements and notices posted on the Website and for fulfilling public records requests relating to such legal advertisements and notices. In the event that any confidential records or materials are exchanged, the Parties shall endeavor to treat the other Party’s confidential information as it would treat its own confidential information of a similar nature. In the event that third party records are exchanged, the Parties mutually agree to inform the other Party of any requirements or potential confidential nature of such records. The parties’ compliance with, or good faith attempt to comply with, the requirements of Chapter 119 of Florida Statute shall not be considered breach of this Agreement.

Notices. Unless expressly provided otherwise in another section of this Agreement, for any notice to a Party to be effective under this Agreement, such notice must be sent via U.S. first-class mail, with a copy sent contemporaneously via email, to the addresses listed below. Such notice shall be effective upon mailing. A Party may at any time provide written notice to the other Party designating a new address for receipt of future notices. Any such notice of a newly designated address shall be kept with, and deemed a part of, this Agreement.

FOR MIAMI-DADE COUNTY:
Miami-Dade County Communications and Customer Experience Department ATTN: Inson Kim
111 NW 1st Street Suite 2510
Miami, FL 33128

FOR LOCAL GOVERNMENT:
Epmore Community Development District 5385 N Nob Hill Road, Sunrise, FL 33351
c/o Jennifer McConnell

Prior Agreements. This Agreement represents the final and complete understanding of the Parties regarding the subject matter of this Agreement and supersedes all prior and contemporaneous negotiations and discussions regarding same. All commitments, agreements, and understandings of the Parties concerning the subject matter of this Agreement are contained herein.

Assignment. Neither this Agreement nor any term or provision hereof or right hereunder shall be assignable by either Party without the prior written consent of the other Party. It is provided, however, this provision shall not be deemed to prohibit the County, in its sole discretion, from procuring any goods or services relating to the operation, maintenance, or use of the Website by the County or the Local Government.

Interpretation. The headings contained in this Agreement are for reference purposes only and shall not in any way affect the meaning or interpretation of this Agreement. All personal pronouns used in this Agreement shall include any other gender, and the singular shall include the plural, and vice versa, unless the context otherwise requires. Terms such as “herein” refer to this Agreement as a whole and not to any particular sentence, paragraph, or section where they appear, unless the context otherwise requires. Whenever reference is made to a section or article of this Agreement, such reference is to the section or article as a whole, including all of the subsections of such section, unless the reference is made to a particular subsection or subparagraph of such section or article.

Severability. If any provision of this Agreement is found to be unenforceable, in any respect, by any court of competent jurisdiction, that provision shall be deemed severed from this Agreement and the balance of this Agreement shall remain in full force and effect.

Third-Party Beneficiaries. Neither the Local Government nor the County intends to directly or substantially benefit any third party by this Agreement. Therefore, the Parties acknowledge that there are no third-party beneficiaries to this Agreement and that no third party shall be entitled to assert a right or claim against either of them based upon this Agreement or to seek any interpretation or declaratory or injunctive relief pertaining to the Agreement.

Law, Jurisdiction, Venue, Waiver of Jury Trial. This Agreement shall be interpreted and construed in accordance with and governed by the laws of the State of Florida. The exclusive venue for any lawsuit arising from, related to, or in connection with this Agreement shall be in the state courts of the Eleventh Judicial Circuit in and for Miami-Dade County, Florida. If any claim arising from, related to, or in connection with this Agreement must be litigated in federal court, the exclusive venue for any such lawsuit shall be in the United States District Court for the

Southern District of Florida. EACH PARTY EXPRESSLY WAIVES ANY RIGHTS IT MAY HAVE TO A TRIAL BY JURY OF ANY CIVIL LITIGATION RELATED TO THIS PARTICIPATION AGREEMENT.

Amendments. No modification, amendment, or alteration in the terms or conditions contained herein shall be effective unless contained in a written document prepared with the same formality as this Agreement and executed on behalf of the County and the Local Government, respectively, by persons authorized to execute same on their behalf.

Representation of Authority. Each person executing this Agreement on behalf of a Party represents and warrants that such person is, on the date the person signs this Agreement, duly authorized by all necessary, such as the Clerk’s Office, and appropriate action to execute this Agreement on behalf of such Party and that the person does so with full legal authority.

Counterparts and Multiple Originals. This Agreement may be executed in multiple originals, and may be executed in counterparts, whether signed physically or electronically, each of which shall be deemed to be an original, but all of which, taken together, shall constitute one and the same Agreement.

Materiality and Waiver or Breach. Each requirement, duty, and obligation set forth herein is understood to be bargained for at arm’s-length. Each requirement, duty, and obligation set forth herein is substantial and important to the formation of this Agreement, and each is, therefore, a material term. Any Party’s failure to enforce any provision of this Agreement shall not be deemed a waiver of such provision or modification of this Agreement. A waiver of any breach of a provision of this Agreement shall not be deemed a waiver of any subsequent breach and shall not be construed to be a modification of the terms of this Agreement.

(Remainder of this page intentionally left blank.)

COUNTY

IN WITNESS WHEREOF, the Parties hereto have made and executed this Agreement: MIAMI-DADE COUNTY through its BOARD OF COUNTY COMMISSIONERS, signing by and through its County Mayor or County Mayor’s Designee, authorized to execute same by Board action on
	, and the Local Government, signing by and through its Clerk’s Office, duly authorized to execute same.

MIAMI-DADE COUNTY, by and through
its County Mayor or County Mayor’s Designee

By: 	

	day of 	, 20	

LOCAL GOVERNMENT

Epmore Community Development District

ATTEST:	By: 	
Chair / Vice Chair

Secretary / Assistant Secretary	Print Name

	day of 	, 20	

Approved as to form and legal sufficiency:

FIRST AMENDMENT TO DISTRICT MANAGEMENT AGREEMENT
BETWEEN
EPMORE COMMUNITY DEVELOPMENT DISTRICT AND
GOVERNMENTAL MANAGEMENT SERVICES – SOUTH FLORIDA, LLC.
THIS FIRST AMENDMENT TO DISTRICT MANAGEMENT AGREEMENT (the
“AMENDMENT”) for district management services, is made effective as of 	, 2025, by and between:
Epmore Community Development District, a local unit of special purpose government established pursuant to Chapter 190, Florida Statutes having a mailing address of 5385 N. Nob Hill Road, Sunrise, Florida 33351 (the “DISTRICT”); and

Governmental Management Services-South Florida, LLC., a Florida limited liability company, with offices located at 5385 N. Nob Hill Road, Sunrise, Florida 33351 (the “MANAGER” or “GMS-SF”).

RECITALS
WHEREAS, the DISTRICT and the MANAGER previously entered into the DISTRICT MANAGEMENT AGREEMENT (the “AGREEMENT”), dated September 12, 2025, for the provision of district management services; and
WHEREAS, the DISTRICT and the MANAGER are collectively referred to herein as the “PARTIES” or individually as a “PARTY”; and

WHEREAS, the DISTRICT and the MANAGER wish to amend the AGREEMENT to correct certain scrivener’s errors and other items in the Agreement; and

WHEREAS, the parties now desire to amend the AGREEMENT to provide accordingly.
NOW, THEREFORE, based upon good and valuable consideration and the mutual covenants of the parties, the receipt of which and sufficiency of which are hereby acknowledged, the DISTRICT and the MANAGER hereby agree as follows:

SECTION 1 RECITALS. The foregoing recitals are true and correct and by this reference are incorporated as a material part of this AMENDMENT.
SECTION 2.  Section 15 of the AGREEMENT is amended and replaced as follows:

15. This Agreement shall be governed by the laws of the State of Florida. Any and all legal action necessary to enforce the Agreement will be held in Broward Miami-Dade County, Florida. No remedy herein conferred upon any party is intended to be exclusive of any other remedy and each and every such remedy shall be cumulative and shall be in addition to every other remedy given hereunder or now or hereafter existing at law or in equity or by statute or otherwise. No single or partial exercise by any party of any right, power, or remedy hereunder shall preclude any

other or further exercise thereof.

In any action brought by either party for the enforcement of the obligations of the other party, the prevailing party shall be entitled to recover reasonable attorney’s fees.
SECTION 3.	Section 20 of the AGREEMENT is amended and replaced as follows:

20. The Agreement starts on September 12th, 2025, and the First Year will extend until September 30, 2025 2026; after that, a year will be defined as the period from October 1 until September 30 of the following calendar year. Thereafter, the Agreement shall automatically renew on an annual basis, unless otherwise terminated as provided in Section 3.c. of this Agreement.
SECTION 4.	Section 22 of the AGREEMENT is hereby replaced as follows:
22. MANAGER shall, pursuant to and in accordance with Section 119.0701, Florida Statutes, comply with the public records laws of the State of Florida. Failure of the MANAGER to comply with Section 119.0701, Florida Statutes, may subject the MANAGER to penalties pursuant to Section 119.10, Florida Statutes. In the event MANAGER fails to comply with this section or Section 119.0701, Florida Statutes, the DISTRICT shall be entitled to all remedies at law or in equity. The following statement is required to be included in this Agreement pursuant to Section 119.0701(2), Florida Statutes:
IF THE MANAGER HAS QUESTIONS REGARDING THE APPLICATION OF CHAPTER 119, FLORIDA STATUTES, TO THE MANAGER’S DUTY TO PROVIDE PUBLIC RECORDS RELATING TO THIS AGREEMENT/CONTRACT, THE MANAGER MAY CONTACT THE CUSTODIAN OF PUBLIC RECORDS FOR THE DISTRICT AT:

GOVERNMENTAL MANAGEMENT SERVICES-SOUTH FLORIDA, LLC
5385 N. NOB HILL ROAD SUNRISE, FLORIDA 33351
TELEPHONE: (954) 721-8681 EMAIL: INFO@GMSSF.COM

SECTION 5.	Section 24 of the AGREEMENT is hereby replaced with the following:

Statement Regarding Chapter 287 Requirements. MANAGER
acknowledges that, in addition to all Laws and Regulations that apply to this Agreement, the following provisions of Florida law (“Public Integrity Laws”) apply to this Agreement:
Section 287.133, Florida Statutes, titled Public entity crime; denial or revocation of the right to transact business with public entities;
Section 287.134, Florida Statutes, titled Discrimination; denial or revocation of the right to transact business with public entities;
Section 287.135, Florida Statutes, titled Prohibition against contracting with scrutinized companies;
Section 287.137, Florida Statutes, titled Antitrust violations; denial or revocation of the right to transact business with public entities; denial of economic benefits; and
Section 287.138, Florida Statutes, titled Contracting with entities of foreign countries of concern prohibited.

MANAGER acknowledges that the Public Integrity Laws prohibit entities that meet certain criteria from bidding on or entering into or renewing a contract with governmental entities, including with the DISTRICT (“Prohibited Criteria”).

MANAGER acknowledges that the DISTRICT may terminate this Agreement if the MANAGER is found to have met the Prohibited Criteria or violated the Public Integrity Laws.

MANAGER certifies that in entering into this Agreement, neither it nor any of its officers, directors, executives, partners, shareholders, employees, members, or agents who are active in the management of the entity, nor any affiliate of the entity, meets any of the Prohibited Criteria, and in the event such status changes, MANAGER shall immediately notify the DISTRICT. By entering into this Agreement, MANAGER agrees that any renewal or extension of this Agreement shall be deemed a recertification of such status.
SECTION 6.	Section 26 of the AGREEMENT is hereby added to the AGREEMENT as follows:
Responsible Vendor Determination. Manager is hereby notified that Section 287.05701, Florida Statutes, requires that the District may not request documentation of or consider a contractor’s, vendor’s, or service provider’s social, political, or ideological interests when determining if the contractor, vendor, or service provider is a responsible contractor, vendor, or service provider.

SECTION 7.	Section 27 of the AGREEMENT is hereby added to the AGREEMENT as follows:
Convicted Vendor List. Manager hereby certifies that neither Manager nor any of its affiliates are currently on the Convicted Vendor List maintained pursuant to Section 287.133, Florida Statutes. Pursuant to Section 287.133(2)(a), Florida Statutes, a person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a bid, proposal, or reply on a contract to provide any goods or services to a public entity; may not submit a bid, proposal, or reply on a contract with a public entity for the construction or repair of a public building or public work; may not submit bids, proposals, or replies on leases of real property to a public entity; may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity; and may not transact business with any public entity in excess of the threshold amount provided in Section 287.017, Florida Statutes, for CATEGORY TWO for a period of thirty-six (36) months following the date of being placed on the convicted vendor list.
SECTION 8. AUTHORITY. By execution below, the undersigned represent that they have been duly authorized by the appropriate body or official of their respective entity to execute this AMENDMENT, and that the respective parties have complied with all requirements of law and have full power and authority to comply with the terms and provisions of this AMENDMENT.

SECTION 9. CONFLICTS. The AGREEMENT remains in full force and effect, except to the extent expressly amended pursuant to this AMENDMENT.

[Signatures on following page]

IN WITNESS WHEREOF, the Board of Supervisors of the Epmore Community Development District has made and executed this Amendment on behalf of the DISTRICT and the MANAGER have each, respectively, by an authorized person or agent, hereunder set their hand and seal on the date and year below.

EPMORE COMMUNITY DEVELOPMENT DISTRICT

By: 	

Print name: 		 Chairperson, Board of Supervisors

Date: 	, 2025

GOVERNMENTAL MANAGEMENT SERVICES-SOUTH FLORIDA, LLC

By:		 Darrin Mossing, President

Date: 	, 2025

This instrument prepared by and after recording return to:
Michael J. Pawelczyk, Esq.
Billing, Cochran, Lyles, Mauro & Ramsey, PA
515 East Las Olas Boulevard, Suite 600
Fort Lauderdale, FL 33301

Property ID #: 30-6932-000-0364, 30-6932-000-0366,
30-6932-000-0370, 30-6932-000-0371, 30-6932-000-0372

11111111111111111 lllll lllll111111111111111111
CFN	2025R0735353
OR BK 34960 Pss 2479-2482 (4P9s)
RECORD[!) 09/26/2Cr25 15:51):!56
DEED DOC TAX t0.60
SURH,X $0,45
JUAN FERNANDEZ-BARQUIN
CLERK OF THE COURT & COMPTROLLER hIAMI-DADE COUNTY1 FL

GRANT OF BLANKET EASEMENT
This GRANT OF EASEMENT is made this Z, l day of 5cpkwJe.r , 2025, by TPG AG EHC III (LEN) MULTI STATE 4, LLC, a Delaware limited liability company authorized to do business in the State of Florida, whose principal and mailing address is 245 Park Avenue, 26th Floor, New York, NY 10167 (herein referred to as "GRANTOR").

WITNESSETH:

THE GRANTOR has granted and does hereby grant to the EPMORE COMMUNITY DEVELOPMENT DISTRICT, a local unit of special purpose government organized under and pursuant to Chapter 190, Florida Statutes, whose mailing address is c/o Governmental Management Services-South Florida, LLC, 5385 N. Nob Hill Road, Sunrise, Florida 33351, hereinafter referred to as ("GRANTEE"), its successors and assigns, a non-exclusive easement (the "Easement") for public purposes, including, but not limited to stormwater management and drainage, including earthwork; potable water distribution and sanitary sewer systems; road right-of-way improvements, including, but not limited to, landscaping, and irrigation; and vehicular and pedestrian access, on, over, under, across, and through the real property owned by the GRANTOR, described as follows (the "Property"):

SEE EXHIBIT "A" ATTACHED HERETO.

The Easement granted hereby includes the right, but not the obligation, of GRANTEE, its successors and assigns, to acquire completed infrastructure systems and facilities, and to install, construct, replace, repair, and maintain on the Property any and all improvements relating to the purposes of the Easement, including, but not limited to, road right-of-ways and related improvements, including, pavement, sidewalks, street signs, striping, curbs and gutters, swales, traffic control devices, landscaping, and irrigation; stormwater management and control facilities, consisting of, French drains, pipes, inlets, drains, valves, baffles, grates, and other drainage facilities and control structures; potable water distribution and sanitary sewer facilities, including, but not limited to, pipes, manholes, lift stations and force mains.

By its acceptance hereof Grantee agrees that it will terminate this Easement upon the recordation of one or more plats of the Property in the public records of Miami-Dade County contains thereon the dedication of easements to Grantee for the purposes described herein or
the recordation of easement interests and/or deeds in favor of Grantee related thereto a

Blanket Easement - Eprnore 2025

required by Grantee in its discretion, and upon Grantee receiving all necessary conveyances required to fulfill the purposes described in this Easement.

The GRANTOR does hereby fully warrant that they have full power and authority to grant this Easement.

IN WITNESS THEREOF, the GRANTOR by its proper officials has hereunto set its hands and seal the year and day first above written:

WITNESSES:

Address:		8585 E Hartford Dr, Ste 118 Scottsdale, AZ 85255	

Print Name

GRANTOR:
TPG AG EHC III (LEN) MULTI STATE 4,
LLC, a Delaware limited liability company

By:cL<�-
Name: Steven S. Benson
Manager of Essential Housing Asset Management, LLC, an Arizona limited liability company, the Authorized Agent of TPG AG EHC III (LEN) Multi State 4, LLC

Address: 8585 E Hartford Dr, Ste 118
 Scottsdale, AZ 85255	

STATE OF A-y126/Jul
COUNTY OF r;1U ll't,o P()..

)
) ss
)

The foregoing instrument was acknowledged before me by means of�hysical presence or □ online  notarization,  this  �		day  of  , re P k.M • �   ,   2025,  by Steven S. Benson	as Manager of Essential HousmgAsset Managemen� of TPG AG EHC III
---------------'	LLG,, the ••lhaRi!B� •goat
(LEN) MULTI STATE 4, LLC, a Delaware limited liability company authorized to do business in the
State of Florida, on behalf of such company. The above-named individual is ffpersonally known to me or

has produced 	as identification.

Se IN WITNESS WHEREOF, I have hereunto set my hand and seal on this the _2.C day o	�
 p j..c ""' b-v 	, 2025.
C/�/Jh'�
My Commission Expires: 61101 fi�i.i:,	�ublic

OFFICIAL SEAL
JAIME MARIE ADAMS NOTARY PUBLIC -ARIZONA MARICOPA COUNTY
COMM # 686280
My Comm. Expires July 1, 2029

2
Blanket Easement - Epmore 2025

EXHIBIT "A" DESCRIPTION OF PROPERTY
PARCEL 1:

AP ARCEL OF LAND BEING A PORTION OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 32, TOWNSHIP 56 SOUTH, RANGE 39 EAST, LYING AND BEING IN MIAMI-DADE COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE NORTHEAST CORNER OF SAID NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECTION 32; THENCE S88°55'35"W ALONG THE NORTH LINE OF SAID SOUTHEAST 1/4, FOR A DISTANCE OF 22.50 FEET TO A POINT OF NON-TANGENCY ALONG A LINE THAT IS 22.50 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF SAID NORTHWEST 1/4; THENCE SOI015'28"E ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 15.00 FEET TO A POINT OF NON-TANGENCY ALONG A LINE THAT IS 15.00 FEET SOUTH OF AND PARALLEL WITH THE NORTH LINE OF SAID SOUTHEAST 1/4, SAID POINT OF NON-TANGENCY ALSO BEING THE POINT OF BEGINNING OF THE HEREINAFTER DESCRIBED PARCEL; THENCE CONTINUE S01°15'28"E, FOR A DISTANCE OF 1,322.08 FEET TO A POINT OF NON-TANGENCY ALONG THE SOUTH LINE OF SAID NORTHWEST 1/4; THENCE S89°06'08"W ALONG SAID SOUTH LINE OF SAID NORTHWEST 1/4, FOR A DISTANCE OF 1,300.33 FEET TO A POINT OF NON-TANGENCY ALONG A LINE THAT IS 35.00 FEET EAST OF AND PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST 1/4; THENCE N01°31'10"W ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 666.56 FEET TO A POINT OF NON-TANGENCY; THENCE S89°00'51"W, FOR A DISTANCE OF 35.00 FEET TO A POINT OF NON-TANGENCY ALONG SAID WEST LINE OF SAID SOUTHEAST 1/4; THENCE N01°31'10"W ALONG SAID WESTLINE, FORA DISTANCE OF 333.25 FEET TO A POINT OF NON-TANGENCY; THENCE N88°58'13"E, FOR A DISTANCE OF 681.19 FEET TO A POINT OF NON-TANGENCY; THENCE N0l 023'18"W, FOR A DISTANCE OF 318.77 FEET TO A POINT OF NON-TANGENCY SAID LINE 15.00 FEET SOUTH OF AND PARALLEL WITH SAID NORTH LINE OF SAID SOUTHEAST 1/4; THENCE N88°55'35"E ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 659.42 FEET TO THE POINT OF BEGINNING.

AND

PARCEL 2:

A PARCEL OF LAND BEING A PORTION OF THE NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 32, TOWNSHIP 56 SOUTH, RANGE 39 EAST, LYING AND BEING IN MIAMI-DADE COUNTY, FLORIDA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE NORTHWEST CORNER OF SAID NORTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SAID SECTION 32; THENCE N88°55'35"E ALONG THE NORTH L

OR	BK	34960 PG 2482
LAST PAGE

OF SAID SOUTHEAST 1/4, FOR A DISTANCE OF 7.50 FEET TO A POINT OF NON-TANGENCY ALONG A LINE THAT IS 7.50 FEET EAST OF AND PARALLEL WITH THE WEST LINE OF SAID NORTHEAST 1/4; THENCE S01°15'28"E ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 15.00 FEET TO A POINT OF NON-TANGENCY ALONG A LINE 15.00 FEET SOUTH OF AND PARALLEL WITH SAID NORTH LINE OF SAID SOUTHEAST 1/4, SAID POINT OF NON-TANGENCY ALSO BEING THE POINT OF BEGINNING OF THE HEREINAFTER DESCRIBED PARCEL;THENCE N88°55'35"E ALONG SAID PARALLEL LINE, FORA DISTANCE OF 113.44FEETTO APOINTOFNON-TANGENCY ALONG A LINE THAT IS 120.94 FEET EAST OF AND PARALLEL WITH SAID WEST LINE OF SAID NORTHEAST 1/4; THENCE S01°15'28"E ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 1,322.52 FEET TO A POINT OF NON-TANGENCY ALONG THE SOUTH LINE OF SAID NORTHEAST 1/4; THENCE S89°06'08"W ALONG SAID SOUTH LINE, FOR A DISTANCE OF 113.44 FEET TO A POINT OF NON-TANGENCY ALONG SAID LINE 7.50 FEET EAST OF AND PARALLEL WITH SAID WEST LINE OF SAID NORTHEAST 1/4; THENCE N01°15'28"W ALONG SAID PARALLEL LINE, FOR A DISTANCE OF 1,322.18 FEET TO THE POINT OF BEGINNING.

Property ID#:
30-6932-000-0364
30-6932-000-0366
30-6932-000-0370
30-6932-000-0371
30-6932-000-0372

STATE OF FLORIDA, COUNTY Of MIAMI-DADE

I hereby certify that	regoing is a
trne and correct co	original on
file in thi.s office	•	)--- AD 20 c j

JUAN FERNAY'

'	-of-the

Court and C�	unty
Deputy Cl" ---:er---�,.,..::;.---

Memorandum
To:	Board of Supervisors
From: District Management
Date: November 21, 2025
RE:	HB7013 – Special Districts Performance Measures and Standards

To enhance accountability and transparency, new regulations were established for all special districts, by the Florida Legislature, during their 2025 legislative session. Starting on October 1, 2025, or by the end of the ﬁrst full ﬁscal year after its creation (whichever comes later), each special district must establish goals and objectives for each program and activity, as well as develop performance measures and standards to assess the achievement of these goals and objectives. Additionally, by December 1 each year (initial report due on December 1, 2026), each special district is required to publish an annual report on its website, detailing the goals and objectives achieved, the performance measures and standards used, and any goals or objectives that were not achieved.
District Management has identiﬁed the following key categories to focus on for Fiscal Year 2026 and develop statutorily compliant goals for each:
Community Communication and Engagement
Infrastructure and Facilities Maintenance
Financial Transparency and Accountability
Additionally, special districts must provide an annual reporting form to share with the public that reﬂects whether the goals & objectives were met for the year. District Management has streamlined these requirements into a single document that meets both the statutory requirements for goal/objective setting and annual reporting.
The proposed goals/objectives and the annual reporting form are attached as exhibit A to this memo. District Management recommends that the Board of Supervisors adopt these goals and objectives to maintain compliance with HB7013 and further enhance their commitment to the accountability and transparency of the District.

Exhibit A:
Goals, Objectives and Annual Reporting Form

Epmore Community Development District Performance Measures/Standards & Annual Reporting Form
October 1, 2025 – September 30, 2026

 Community Communication and Engagement
Goal 1.1: Public Meetings Compliance
Objective: Hold at least three regular Board of Supervisor meetings per year to conduct CDD related business and discuss community needs.
Measurement: Number of public board meetings held annually as evidenced by meeting minutes and legal advertisements.
Standard: A minimum of three board meetings were held during the Fiscal Year.
Achieved: Yes ☐ No ☐

Goal 1.2: Notice of Meetings Compliance
Objective: Provide public notice of meetings in accordance with Florida Statutes, using at least two communication methods.
Measurement: Timeliness and method of meeting notices as evidenced by posting to CDD website, publishing in local newspaper and via electronic communication.
Standard: 100% of meetings were advertised per Florida statute on at least two
mediums (i.e., newspaper, CDD website, electronic communications).
Achieved: Yes ☐ No ☐

Goal 1.3: Access to Records Compliance
Objective: Ensure that meeting minutes and other public records are readily available and easily accessible to the public by completing monthly CDD website checks.
Measurement: Monthly website reviews will be completed to ensure meeting minutes and other public records are up to date as evidenced by District Management’s records.
Standard: 100% of monthly website checks were completed by District
Management.
Achieved: Yes ☐ No ☐

 Infrastructure and Facilities Maintenance
Goal 2.1: Field Management and/or District Management Site Inspections
Objective: Field manager and/or district manager will conduct inspections per District Management services agreement to ensure safety and proper functioning of the District’s infrastructure.
Measurement: Field manager and/or district manager visits were successfully completed per management agreement as evidenced by ﬁeld manager and/or district manager’s reports, notes or other record keeping method.
Standard: 100% of site visits were successfully completed as described within district management services agreement
Achieved: Yes ☐ No ☐

Goal 2.2: District Infrastructure and Facilities Inspections
Objective: District Engineer will conduct an annual inspection of the District’s infrastructure and related systems.
Measurement: A minimum of one inspection completed per year as evidenced by district engineer’s report related to district’s infrastructure and related systems.
Standard: Minimum of one inspection was completed in the Fiscal Year by the district’s engineer.
Achieved: Yes ☐ No ☐
 Financial Transparency and Accountability
Goal 3.1: Annual Budget Preparation
Objective: Prepare and approve the annual proposed budget by June 15 and ﬁnal
budget was adopted by September 30 each year.
Measurement: Proposed budget was approved by the Board before June 15 and ﬁnal budget was adopted by September 30 as evidenced by meeting minutes and budget documents listed on CDD website and/or within district records.
Standard: 100% of budget approval & adoption were completed by the statutory deadlines and posted to the CDD website.
Achieved: Yes ☐ No ☐
Goal 3.2: Financial Reports
Objective: Publish to the CDD website the most recent versions of the following documents: Annual audit, current ﬁscal year budget with any amendments, and most recent ﬁnancials within the latest agenda package.
Measurement: Annual audit, previous years’ budgets, and ﬁnancials are accessible
to the public as evidenced by corresponding documents on the CDD’s website. Standard: CDD website contains 100% of the following information: Most recent annual audit, most recent adopted/amended ﬁscal year budget, and most recent agenda package with updated ﬁnancials.
Achieved: Yes ☐ No ☐

Goal 3.3: Annual Financial Audit
Objective: Conduct an annual independent ﬁnancial audit per statutory requirements and publish the results to the CDD website for public inspection, and transmit to the State of Florida.
Measurement: Timeliness of audit completion and publication as evidenced by meeting minutes showing board approval and annual audit is available on the CDD’s website and transmitted to the State of Florida.
Standard: Audit was completed by an independent auditing ﬁrm per statutory requirements and results were posted to the CDD website and transmitted to the State of Florida.
Achieved: Yes ☐ No ☐

Chair/Vice Chair:		Date:	 Print Name:	 
Epmore Community Development District

District Manager:		Date:	 Print Name:	 
Epmore Community Development District

MAINTENANCE AGREEMENT

This Maintenance Agreement (the “Agreement”) is made and entered into this 	day of
	, 2025, (the “Effective Date"), by and between:

EPMORE COMMUNITY DEVELOPMENT DISTRICT, a local unit of
special purpose government established pursuant to Chapter 190, Florida Statutes, being situated in unincorporated Miami-Dade County, Florida and whose address is 5385 N. Nob Hill Road, Sunrise, Florida 33351 (the “District”);

and

	 ASSOCIATION,
INC., a Florida not-for-profit corporation, whose principal address is 5505 Waterford District Drive, Miami, Florida 33126 (the “Association”).

RECITALS

WHEREAS, the District is a local unit of special-purpose government organized and existing in accordance with the Uniform Community Development District Act of 1980, chapter 190, Florida Statutes, as amended;

WHEREAS, the District, pursuant to the responsibilities and authorities vested in it by Chapter 190, Florida Statutes, has acquired or is in the process of acquiring property interests in those tracts of land (fee simple as easement) (“CDD Tracts”) within the boundaries of the District, as more particularly identified in the Epmore CDD Land Ownership and Easements attached hereto and incorporated herein as Composite Exhibit A;

WHEREAS, the District and the Association desire to provide for regular and routine landscape, roadway, sidewalk, entrance features and irrigation maintenance of the CDD Tracts and to clarify District and Association responsibilities with respect to the maintenance of District-owned properties and facilities;

WHEREAS, the Association on behalf of and for the benefit of its members has agreed to provide, at its cost and expense, pursuant to the terms of the Agreement, certain landscape, and irrigation maintenance services and materials with respect to the described CDD Tracts, as set forth and incorporated herein as Exhibit B (the “Maintenance Services”); and

WHEREAS, the landscaping, roadway, sidewalk, entrance features, and irrigation improvements within the CDD Tracts are identified in the plans attached hereto and made a part hereof as Composite Exhibit A.

NOW, THEREFORE, in consideration of the mutual covenants herein contained, and for One and no/100ths ($1.00) Dollar and other good and valuable consideration, receipt of which is

hereby acknowledged, and subject to the terms and conditions hereof, the District and the Association agree as follows:

 ​Recitals. The above recitals are deemed true and correct to the best of the knowledge of the parties and are incorporated into this Agreement.

 ​Description of Improvements. The CDD Tracts that are the subject of this Agreement are more fully described in the attached Composite Exhibit A, which exhibit is incorporated by reference. The landscaping, roadway, sidewalk, entrance features, and irrigation improvements within the CDD Tracts are shown and more specifically described in Composite Exhibit A.

 ​Performance.	The District and the Association hereby agree, as follows:

the Association shall provide, and be solely responsible for all costs and liabilities that are associated with or arise out of, the maintenance services and materials necessary for the CDD Tracts, as set forth in the attached Exhibit B (the "Maintenance Services"), which exhibit is incorporated in its entirety and made a part hereof by reference, for the Improvements;

the Maintenance Services shall be provided by the Association in a competent and professional manner using qualified and experienced employees or contractors with such frequency as is necessary and reasonable in the industry and under the circumstances in order to ensure that the CDD Tracts are properly maintained and continue to function with their intended purpose. In addition, since each of the CDD Tracts may require different types of maintenance and materials, the maintenance intervals and the time periods within which maintenance tasks must be performed and the materials to be used by the Association shall be flexible and adjusted periodically depending on the condition of each of the CDD Tracts and particular maintenance needs;

the Maintenance Services shall be provided by the Association in strict compliance with all governmental entities’ and agencies’ permits, requirements, rules, acts, statutes, ordinances, orders, regulations and restrictions, including but not limited to the following entities, if applicable,
(1) the District; (2) South Florida Water Management District; (3) Florida Department of Environmental Protection; (4) Miami-Dade County, Florida; (5) any Florida municipality having jurisdiction thereof, and (6) any requirements of any applicable easements recorded against the CDD Tracts and granted to Florida Power & Light or any utility or governmental entity, either now or in the future;

the Maintenance Services shall be provided by the Association without interfering in any way with or encumbering the use, access, ingress, egress, easement, right-of-way, dedication, ownership or other right or interest of the District in the CDD Tracts;

the Association shall timely pay all invoices or other manner of billing, for all persons or entities with whom the Association may have contracted or arranged to provide services or materials in fulfillment of its obligations under this Agreement, including the District as provided for in Sections 5.0 and 6.0 herein. This includes Association’s obligation to pay for all costs associated

with potable water usage, as the irrigation system is connected to Miami-Dade County Water and Sewer Department (WASD) facilities via a water meter;

nothing herein shall be construed to grant any right or permission to the Association to change any of the the landscaping, the irrigation facilities, the sidewalk, roadway, or entrance features, or make any improvements in the CDD Tracts except to repair or replace dead or dying landscape material or inoperable or broken facilities; and

any improvement by the Association to the CDD Tracts other than as provided herein shall require the approval of the District Board of Supervisors.
 ​ The Association’s Responsibility for Acts of Force Majeure. The District and the Association agree that the Maintenance Services herein assumed by the Association shall not include, by way of example but not limitation, the repair or replacement of any improvements within the CDD Tracts that are damaged as a result of a hurricane, tornado, windstorm, freeze damage, fire, drought, or flooding.

 ​Emergency Intervention by the District.  In the event of an emergency, as determined by the District in its reasonable sole discretion, and regardless of any language in this Agreement to the contrary or any language in any contract or arrangement that the Association may have with third parties concerning the Maintenance Services for the CDD Tracts, the District reserves the unilateral and exclusive right to implement or initiate, without advance notice, the following:
the provision of Maintenance Services or materials for any one or more of the Improvements; and

the removal, modification, relocation, or replacement, as the case may be and in the District’s sole discretion, of one or more of any improvements situated within the CDD Tracts.

Further, in such event, the District shall be obligated to give a subsequent oral or written notice to the Association as soon as is reasonably possible, and the Association agrees that upon the District’s commencement of a maintenance program or provision of Maintenance Services or materials for the CDD Tracts pursuant to this section, the District shall issue to the Association a written invoice for the reasonable costs incurred pursuant to this section, and the Association shall pay said invoice in full within thirty (30) calendar days following receipt of the invoice. A failure to timely pay the invoice in full shall be deemed a material breach of this Agreement.

 Remedies, Default, and Specific Performance.  The District may elect any of one or more of the following remedies, as well as any other remedies available in law or equity, if the Association should default in carrying out the terms and conditions of this Agreement, namely:

Material Breach by Association.  Any failure of the Association to comply with Sections 3 or 5 of this Agreement shall be deemed a material breach of this Agreement. In the event of a material breach of this Agreement, the District will promptly deliver to the Association written notice of the same and shall provide the Association reasonable opportunity to cure the material

breach of this Agreement. However, if the Association does not cure a material breach of this Agreement within thirty (30) days after it receives the District’s written notice of a material breach of this Agreement, the District, at its sole discretion and without further advance notice or additional opportunity to cure, may elect to initiate its own maintenance program or provide such maintenance services and materials and thereby assume full control over maintenance of a portion of or all of the CDD Tracts; provided, however, the District shall be obligated to give a subsequent oral or written notice to the Association as soon as is reasonably possible, but in no event later than five (5) business days after commencement of a maintenance program or maintenance services or materials by the District pursuant to the authority of this section.

Default by Association.  If the Association should fail, refuse or neglect to furnish or perform any one or more of the required Maintenance Services within thirty (30) days from the date of receipt of a written notice of default from the District, then in that event the District, at its sole discretion and without further notice, may elect to (i) initiate a maintenance program or provide such maintenance services and materials and thereby assume full maintenance responsibility as all or a portion of the CDD Tracts or (ii) remove, modify, relocate, or replace, as the case may be and in the District’s reasonable sole discretion, one or more of the improvements located within the CDD Tracts.

Discontinuation and Reimbursement by Association.

At such time as the District should commence a maintenance program or provide Maintenance Services or materials for all or a portion of the CDD Tracts under this section, and upon receipt of the oral or written notice from the District, the Association shall promptly discontinue the provision of Maintenance Services as to same until such time as is otherwise agreed to in writing by and between the parties hereto, and regardless of any contracts or arrangements with third parties into which the Association may have entered to perform Maintenance Services.

Further, in such event, the Association agrees that upon the District=s commencement of a maintenance program or provision of maintenance services or materials for all or a portion of the CDD Tracts and every year thereafter on or about September 30th, the District shall issue to the Association a written invoice setting forth the estimated amount of money the District reasonably calculates it will need to have on hand, for the next twelve
(12) months, in order to implement and carry out its maintenance program or provision of maintenance services or materials. The Association shall pay said invoice in full within thirty (30) calendar days following receipt of the invoice. A failure to timely pay the invoice in full shall be deemed a material breach of this Agreement.
Other Remedies and Opportunity to Cure.

At the sole discretion of the District, a breach or material default by the Association under the Agreement, including a failure to timely pay an invoice, shall entitle the District to all remedies available in law or equity or in an administrative tribunal, which shall include but not be limited to the right of damages, injunctive relief and specific

performance. In the event of the Association’s default under this Agreement, the parties agree and stipulate as to the irreparable harm of such default and as to the absence of adequate remedies at law; therefore, the District shall have, in addition to such rights and remedies as provided by general application of law, the right to obtain specific performance of, and injunctive relief concerning, the Association’s obligations hereunder.

However, except for emergency situations (as so reasonably determined by the District), before the District may initiate legal action for the Association’s failure or default under this Agreement, the District shall provide advance written notice to the Association of the nature of the alleged failure or default and afford a thirty (30) calendar day cure period, and the Association, shall have thirty (30) calendar days following the date of receipt of said notice to cure the alleged failure or default through appropriate and substantive remedial action.
 ​Indemnification.
The Association shall indemnify, defend, and save harmless District, its officers, agents, servants and employees from and against any kind and all causes, claims, demands, actions, losses, liabilities, settlements, judgments, damages, costs, expenses, and fees (including without limitation reasonable attorney’s and paralegal expenses at both the trial and appellate levels) of whatsoever kind or nature for damages to persons or property to the extent caused in whole or in part by any negligence, act, omission, or default of the Association, its agents, servants or employees arising from the Association’s assumption of the Maintenance Services for the CDD Tracts, this Agreement, or its performance. The Association and the District hereby agree and covenant that the Association has received specific additional consideration in the amount of one dollar ($1.00) sufficient to support this obligation of indemnification provided for in this paragraph.
The execution of this Agreement by the Association shall obligate Association to comply with the foregoing indemnification provision, as well as the insurance provisions which are set forth in Section 8 of this Agreement. However, the indemnification provision, and the insurance provision are not interdependent of each other, but rather each one is separate and distinct from the other. The obligation of the Association to indemnify the District is not subject to any offset, limitation or defense as a result of any insurance proceeds available to either the District or the Association.

The Association acknowledges that the District is a local unit of special purpose government organized under the provisions of Chapter 190, Florida Statutes, that the District is a "State agency or subdivision" as defined in Section 768.28, Florida Statutes, and that the District is afforded the protections, immunities, and limitations of liability afforded the District thereunder. Nothing in this Agreement is intended or should be construed as a waiver of the doctrine of sovereign immunity or the protections, immunities and limitations of liability afforded the District pursuant to Section 768.28, Florida Statutes.

To the extent permitted by Florida law, the District shall indemnify the Association, its officers, directors, agents, servants and employees from liability for damages to persons or

property to the extent caused by the grossly negligent and reckless acts and omissions of the District in an amount not to exceed the monetary limits on liability set forth in Section 768.28, Florida Statutes, as this statute may be amended from time to time. The provisions and limitations of Section 768.28, Florida Statutes, as this statute may be amended from time to time, are deemed to apply to this contractual agreement to indemnify as though this statute applied to waiver of sovereign immunity, liability, and damages for claims or actions arising in tort or contract.

These indemnification obligations shall survive the expiration or termination of this Agreement to the extent provided for by Florida law.

 ​Insurance.

Association shall procure and maintain at its own expense and keep in effect during the full term of the Agreement a policy or policies of insurance which must include the following coverages and minimum limits of liability.

Worker’s Compensation Insurance for statutory obligations imposed by Florida Workers’ Compensation or Occupational Disease Laws, including, where applicable, the United States Longshoreman’s and Harbor Worker’s Act, the Federal Employers’ Liability Act and the Jones Act.

Comprehensive General Liability (occurrence form), with the following minimum limits of liability, with no restrictive endorsements:

$1,000,000 Combined Single Limit, per occurrence, Bodily Injury & Property Damage Coverage shall specifically include the following with minimum limits not less than those required for Bodily Injury Liability and Property Damage Liability:

Premises and Operations;
Independent Contractors;
Product and Completed Operations Liability;
Broad Form Property Damage; and
Broad Form Contractual Coverage applicable to the Agreement and specifically insuring the indemnification and hold harmless agreement provided herein.

Prior to performance of this Agreement, Association shall submit to District copies of its required insurance coverages, specifically providing that the Epmore Community Development District (defined to mean the District, its officers, agents, employees, volunteers, and representatives) is an additional insured with respect to the required coverages and the operations of Association to the extent of the liabilities assumed by Association under this Agreement.

In the event the insurance certificate provided indicates that the insurance shall terminate and lapse during the period of this Agreement, then, in that event, Association shall furnish, at least thirty (30) calendar days prior to expiration of the date of such insurance, a renewed

certificate of insurance as proof that equal and like coverage for the balance of that period of the Agreement and extension thereunder is in effect.

District does not in any way represent that the types and amounts of insurance required hereunder are sufficient or adequate to protect Association’s interest or liabilities but are merely minimum requirements utilized by the District.

Insurance companies selected by Association must be acceptable to District. All of the policies of insurance so required to be purchased and maintained shall contain a provision or endorsement that the coverage afforded shall not be canceled, materially changed or renewal refused until at least thirty (30) calendar days written notice has been given to District by certified mail, return receipt requested.

The required insurance coverage shall be issued by an insurance company authorized and licensed to do business in the state of Florida, with a minimum rating of B+ to A+, in accordance with the latest edition of A.M. Best’s Insurance Guide.

All required insurance policies shall preclude any underwriter’s rights of recovery or subrogation against District with the express intention of the parties being that the required insurance coverage protects both parties as the primary coverage for any and all losses covered by the above-described insurance.

Association understands and agrees that any company issuing insurance to cover the requirements contained in this Agreement shall have no recourse against the District for payment or assessments in any form on any policy of insurance.

Association shall make the District an additional insured under any and all policies of insurance applicable in any way, in whole or in part, to any of the maintenance activities arising under this Agreement, and shall insure that its agents or contractors performing Maintenance Services under the Agreement also comply with the insurance requirements of this Section 8.

IT SHALL BE THE RESPONSIBILITY OF THE ASSOCIATION TO INSURE THAT ANY CONTRACTOR HIRED BY THE ASSOCIATION TO PERFORM ANY MAINTENANCE OR REPAIR SERVICES WITH RESPECT TO THE IMPROVEMENTS AND ANY OTHER PROJECT APPROVED BY DISTRICT IN ACCORDANCE WITH THIS AGREEMENT, PRIOR TO ANY MAINTENANCE, REPAIR OR INSTALLATION ACTIVITY UNDERTAKEN, SHALL SUBMIT TO DISTRICT COPIES OF ITS COVERAGES, WITH MINIMUM LIMITS AS PROVIDED ABOVE, AND WHICH SPECIFICALLY PROVIDE THAT EPMORE COMMUNITY DEVELOPMENT DISTRICT (DEFINED TO MEAN THE DISTRICT, ITS OFFICERS, AGENTS, EMPLOYEES, VOLUNTEERS AND REPRESENTATIVES) IS AN ADDITIONAL INSURED OR ADDITIONAL NAMED INSURED WITH RESPECT TO THE REQUIRED COVERAGES AND THE OPERATIONS OF CONTRACTOR.

 ​Term of Agreement; Termination for Convenience.

This Agreement shall take effect as of the Effective Date. Unless terminated as otherwise permitted in this Agreement, the term of this Agreement shall expire at midnight on October 1, 2030. Thereafter, this Agreement shall automatically renew for additional periods of five years each, commencing at 12:01 a.m. on October 1st of the then-current term expires, unless the Association provides written notice before 5:00 p.m. on April 1st of the year in which the then-current term will expire that the Association intends not to renew for an additional term. Notwithstanding the content of this provision, the Association shall not be permitted to exercise its rights to terminate whereby the Agreement is terminated prior to September 30, 2026.
In addition to the rights and methods of termination established pursuant to any other provision of this Agreement, the District may terminate this Agreement at any time for any reason in its sole discretion by providing at least sixty (60) days written notice to the Association of its intent to terminate this Agreement pursuant to this provision.

 ​Miscellaneous Provisions.
 ​Time of the Essence: Time is of the essence with respect to this Agreement.

 ​ Notices: All notices, requests, consents and other communications required or permitted under this Agreement shall be in writing (including facsimile) and shall be (as elected by the person giving such notice) hand delivered by prepaid express overnight courier or messenger service, telecommunicated, or mailed (airmail if international) by registered or certified (postage prepaid), return receipt requested, to the following addresses:

AS TO DISTRICT:	Epmore Community Development District
c/o Governmental Management Services-South Florida, LLC 5385 N. Nob Hill Road
Sunrise, Florida 33351 Attn: District Manager

With a copy to:	District Counsel
Billing, Cochran, Lyles, Mauro and Ramsey, P.A. 515 E. Las Olas Boulevard, Suite 600
Fort Lauderdale, Florida 33301 Attention: Michael J. Pawelcyzk, Esq.

AS TO ASSOCIATION:		Association, Inc.
5505 Waterford District Drive Miami, Florida 33126 Attention: President

Except as otherwise provided in this Agreement, any Notice shall be deemed received only upon actual delivery at the address set forth above. Notices delivered after 5:00 p.m. (at the place of delivery) or on a non-business day shall be deemed received on the next business day. If any time for giving Notice contained in this Agreement would otherwise expire on a non-business day, the Notice period shall be extended to the next succeeding business day. Saturdays, Sundays and legal holidays recognized by the United States government shall not be regarded as business days. Any party or other person to whom Notices are to be sent or copied may notify the other parties and addressees of any change in name or address to which Notices shall be sent by providing the same on five (5) days written notice to the parties and addressees set forth in this Agreement.

Public Records:

Association shall, pursuant to and in accordance with Section 119.0701, Florida Statutes, comply with the public records laws of the State of Florida, and specifically shall:

Keep and maintain public records required by the District to perform the services or work set forth in this Agreement; and

Upon the request of the District’s custodian of public records, provide the District with a copy of the requested records or allow the records to be inspected or copied within a reasonable time at a cost that does not exceed the cost provided in Chapter 119, Florida Statutes, or as otherwise provided by law; and

Ensure that public records that are exempt or confidential and exempt from public records disclosure requirements are not disclosed except as authorized by law for the duration of the Agreement term and following completion of the Agreement if the Association does not transfer the records to the District; and

Upon completion of the Agreement, transfer, at no cost to the District, all public records in possession of the Association or keep and maintain public records required by the District to perform the service or work provided for in this Agreement. If the Association transfers all public records to the District upon completion of the Agreement, the Association shall destroy any duplicate public records that are exempt or confidential and exempt from public disclosure requirements. If the Association keeps and maintains public records upon completion of the Agreement, the Association shall meet all applicable requirements for retaining public records. All records stored electronically must be provided to the District, upon request from the District’s custodian of public records, in a format that is compatible with the information technology systems of the District.

Association acknowledges that any requests to inspect or copy public records relating

to this Agreement must be made directly to the District pursuant to Section 119.0701(3), Florida Statutes. If notified by the District of a public records request for records not in the possession of the District but in possession of the Association, the Association shall provide such records to the District or allow the records to be inspected or copied within a reasonable time. Association acknowledges that should Association fail to provide the public records to the District within a reasonable time, Association may be subject to penalties pursuant to Section 119.10, Florida Statutes.

IF THE ASSOCIATION HAS QUESTIONS REGARDING THE APPLICATION OF CHAPTER 119, FLORIDA STATUTES, TO THE ASSOCIATION’S DUTY TO PROVIDE PUBLIC RECORDS RELATING TO THIS AGREEMENT/CONTRACT, THE ASSOCIATION MAY CONTACT THE CUSTODIAN OF PUBLIC RECORDS FOR THE DISTRICT AT:

GOVERNMENTAL MANAGEMENT SERVICES-SOUTH FLORIDA, LLC
5385 N. NOB HILL ROAD SUNRISE, FLORIDA 33351
TELEPHONE: (954) 721-8681 EMAIL: RECORDS@GMSSF.COM
 ​ E-Verify:  Association, on behalf of itself and its subcontractors, hereby warrants compliance with all federal immigration laws and regulations applicable to their employees. Association further agrees that the District is a public employer subject to the E-Verify requirements provided in Section 448.095, Florida Statutes, and such provisions of said statute are applicable to this Agreement, including, but not limited to registration with and use of the E-Verify system. Association agrees to utilize the E-Verify system to verify work authorization status of all newly hired employees. Association shall provide sufficient evidence that it is registered with the E-Verify system before commencement of performance under this Agreement. If the District has a good faith belief that the Association is in violation of Section 448.09(1), Florida Statutes, or has knowingly hired, recruited, or referred an alien that is not duly authorized to work by the federal immigration laws or the Attorney General of the United States for employment under this Agreement, the District shall terminate this Agreement. The Association shall require an affidavit from each contractor providing that the contractor does not employ, contract with, or subcontract with an unauthorized alien. The Association shall retain a copy of each such affidavit for the term of this Agreement and all renewals thereof. If the District has a good faith belief that a contractor of the Association is in violation of Section 448.09(1), Florida Statutes, or is performing work under this Agreement has knowingly hired, recruited, or referred an alien that is not duly authorized to work by the federal immigration laws or the Attorney General of the United States for employment under this Agreement, the District shall promptly notify the Association and order the Association to

immediately terminate its contract with the contractor. Association shall be liable for any additional costs incurred by the District as a result of the termination of any contract, including this Agreement, based on Association’s failure to comply with the E-Verify requirements referenced in this subsection.

 ​ Entire Agreement: The parties agree that this instrument embodies the complete understanding of the parties with respect to the subject matter of this Agreement and supersedes all other agreements, verbal or otherwise. This Agreement contains the entire understanding between District and Association and each agrees that no representation was made by or on behalf of the other that is not contained in this Agreement, and that in entering into this Agreement neither party relied upon any representation not herein contained.

 ​ Amendment and Waiver: This Agreement may be amended only by a written instrument signed by both parties. If any party fails to enforce their respective rights under this Agreement or fails to insist upon the performance of the other party’s obligations hereunder, such failure shall not be construed as a permanent waiver of any rights as stated in this Agreement.

 Severability: The parties agree that if any part, term or provision of this Agreement is held to be illegal or in conflict with any law of the State of Florida or with any federal law or regulation, such provision shall be severable, with all other provisions remaining valid and enforceable.

 Controlling Law: This Agreement shall be construed under the laws of the State of Florida.

 ​ Authority: The execution of this Agreement has been duly authorized by the appropriate body or official of all parties hereto, each party has complied with all the requirements of law, and each party has full power and authority to comply with the terms and provisions of this Agreement.

 Costs and Fees: In the event that either party is required to enforce this Agreement by court proceedings or otherwise, then the parties agree that the prevailing party shall be entitled to recover from the other all costs incurred, including reasonable attorney’s fees and costs for trial, alternate dispute resolution, or appellate proceedings.

 ​ Successors and Assignment: The rights and obligations created by this Agreement shall be binding upon and inure to the benefit of the District, their heirs, executors, receivers, trustees, successors and assigns. This Agreement may not be assigned without the written consent of all parties, and such written consent shall not be unreasonably withheld.

 No Third-Party Beneficiaries: This Agreement is solely for the benefit of the formal parties herein and no right or cause of action shall accrue upon or by reason hereof, to or for the benefit of any third party not a formal party hereto. Nothing in this Agreement expressed or implied is intended or shall be construed to confer upon any person or corporation other than the parties hereto any right, remedy or claim under or by reason of this Agreement or any provisions or

conditions hereof; and all of the provisions, representations, covenants and conditions herein contained shall inure to the sole benefit of and shall be binding upon the parties hereto and their respective representatives, successors and assigns.

 ​ Arm’s Length Transaction: This Agreement has been negotiated fully between the parties in an arm’s length transaction. The parties participated fully in the preparation of this Agreement with the assistance of their respective counsel. In the case of a dispute concerning the interpretation of any provision of this Agreement, the parties are deemed to have drafted, chosen and selected the language, and the doubtful language will not be interpreted or construed against any party.

 ​ Execution of Documents: Each party covenants and agrees that it will at any time and from time to time do such acts and execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, such documents reasonably requested by the parties necessary to carry out fully and effectuate the transaction or performance herein contemplated.

 ​ Construction of Terms: Whenever used, the singular number shall include the plural, the plural the singular; and the use of any gender shall include all genders, as the context requires; and the disjunctive shall be construed as the conjunctive, the conjunctive as the disjunctive, as the context requires.

 ​ Captions: The captions for each section of this Agreement are for convenience and reference only and in no way define, describe, extend, or limit the scope of intent of this Agreement, or the intent of any provision hereof.

 ​ Counterparts: This Agreement may be executed in two or more counterparts, each of which shall be and be taken to be an original, and all collectively deemed one instrument.

 ​Scrutinized Company Certification. Association hereby certifies that as of the date below Association is not listed on a Scrutinized Companies list created pursuant to Sections 215.4725, 215.473, or 287.135, Florida Statutes. Pursuant to Section 287.135, Florida Statutes, Association further certifies that:

Association is not on the Scrutinized Company that Boycott Israel List and is not participating in a boycott of Israel such that is not refusing to deal, terminating business activities, or taking other actions to limit commercial relations with Israel, or persons or entities doing business in Israel or in Israeli-controlled territories, in a discriminatory manner. Furthermore, Association was not on the Scrutinized Companies that Boycott Israel List and was not participating in a boycott of Israel at the time of bidding on or submitting a proposal for this Agreement.

Association understands that this Agreement may be terminated at the option of the District if Association is found to have been placed on the Scrutinized Companies that Boycott Israel List or is engaged in a boycott of Israel, or found to have submitted a false certification pursuant to this paragraph herein or Section 287.135(5), Florida Statutes.

 ​Responsible Vendor Determination. Association is hereby notified that Section 287.05701, Florida Statutes, requires that the District may not request documentation of or consider a contractor’s, vendor’s, or service provider’s social, political, or ideological interests when determining if the contractor, vendor, or service provider is a responsible contractor, vendor, or service provider.

 ​Convicted Vendor List. Association hereby certifies that neither Association nor any of its affiliates are currently on the Convicted Vendor List maintained pursuant to Section 287.133, Florida Statutes. Pursuant to Section 287.133(2)(a), Florida Statutes, a person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a bid, proposal, or reply on a contract to provide any goods or services to a public entity; may not submit a bid, proposal, or reply on a contract with a public entity for the construction or repair of a public building or public work; may not submit bids, proposals, or replies on leases of real property to a public entity; may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity; and may not transact business with any public entity in excess of the threshold amount provided in Section 287.017, Florida Statutes, for CATEGORY TWO for a period of thirty-six (36) months following the date of being placed on the convicted vendor list.

 ​Anti-Human Trafficking Affidavit. Association shall provide the District with an affidavit executed by an officer or a representative of the Association under penalty of perjury attesting that the Association does not use coercion for labor or services as defined in Section 787.06(13), Florida Statutes.

IN WITNESS WHEREOF, the parties hereto execute this Agreement and further agree that it shall take effect as of the date first above written.

ATTEST:	EPMORE COMMUNITY
DEVELOPMENT DISTRICT

By:	
Juliana Duque, Assistant Secretary	Teresa Baluja, Chair Board of Supervisors

	day of 	, 2025

ASSOCIATION, INC., a Florida not-for-profit corporation

WITNESSES:

By:	

Print Name:			Print Name: 	
President

Print Name:		
	day of 	, 2025

[CORPORATE SEAL]

COMPOSITE EXHIBIT A
Epmore CDD Land Ownership and Easements

EXHIBIT B
Description of Maintenance Services
Regular and routine landscape and related maintenance of the CDD Tracts, which landscape and maintenance of those areas within the CDD Tracts as identified in Composite Exhibit A, and other maintenance includes, but is not limited to, the following:

Basic Landscape Service:

Mowing all grass areas.
Edging of all improved surfaces.
Trimming of shrubbery.
Removal of suckers from tree trunks.
Trimming of trees to maintain a branch height clearance of seven feet, where applicable.
Weed control in planted beds.
Monitor common areas for debris and leaves at the time of regular service.
Cleanup clippings, leaves and debris generated during the performance of landscape maintenance work.
Mulch and fertilize the Improvements, as appropriate, at least once a year.
Apprise District on landscaping matters.
Trim and prune trees once a year.

Irrigation Services:
The Association shall be responsible for any damage done to the system as a result of their employees or equipment or their contractor’s employees or equipment.
The irrigation systems shall be checked after each mowing. Damage to irrigation not caused by Association or its contractor will also be the responsibility of Association to repair.
The Association shall be responsible for the maintenance and repair of all irrigation pipes, lines, sprinkler heads, and related irrigation equipment and systems of the District.
As part of its maintenance responsibility, Association shall be responsible for assuring that the check valves that connect the District portion of the irrigation system with the private portion of said system are always functional as to avoid impacting either portion of the irrigation system due to a failure to monitor or maintain
Trash and Debris Clean-up and Removal:
Association shall be responsible for regular trash, garbage, and debris removal from the CDD Tracts.

Roadways and Sidewalks

Regular inspection, repair, and upkeep of streets and pedestrian walkways to ensure safety, accessibility, and longevity of public infrastructure.
Roadway Maintenance:
Filling and patching potholes to maintain a smooth driving surface.
Periodically replacing layers of asphalt or concrete for durability and skid resistance.
Sealing cracks to prevent water intrusion and further pavement deterioration.
Removing debris, litter, and sediments to improve appearance and reduce pollutants.
Maintaining traffic signs, signals, and pavement markings for safety and clarity.
Keeping curbs, gutters, and drain inlets clear for proper stormwater flow.
Sidewalk Maintenance:
Fixing cracks, holes, or uneven surfaces to eliminate tripping hazards.
Removing and replacing sections that have become unsafe or deteriorated.
Addressing sidewalk displacement caused by tree roots by trimming, root barriers, or redesign.
Ensuring all sidewalks, ramps, and crossings meet Americans with Disabilities Act accessibility standards.
Removing debris, weeds, and litter for aesthetics and safety.

Entrance Features:
Cleaning, repainting, or repairing entry signs to ensure they are visible and attractive.
Pruning shrubs and trees, mowing lawns, planting seasonal flowers, mulching beds, and removing weeds around entryways.
Replacing bulbs, cleaning fixtures, and checking wiring to ensure entrance and monument lights function properly at night.
Inspecting and fixing walls, columns, and other constructed elements for cracks, weather damage, or vandalism.
Cleaning hard surfaces, including walls, signs, and pavement, to remove dirt, algae, mildew, or graffiti.

Epmore
Community Development District

BILL TO:	Lennar Homes
5505 Waterford District, 5th Floor Miami, FL 33126

PAYEE	November 21, 2025
Funding Request #3

GENERAL FUND	

1	
Billing, Cochran, Lyles, Mauro & Ramsey, PA
Inv# 194885 - General Counsel (Aug 2025)	

$	1,725.00	
	Inv# 195412 - General Counsel (Sep 2025)	$	2,302.50	
2	FloridaCommerce
Inv# 91813 - Special District Fee FY25	

$	100.00	
	Inv# 93890 - Special District Fee FY26	$	175.00	
3	GMS-SF, LLC
Inv# 1 - Management Fees & Expenses (Jul 2025)	

$	2,066.40	
	Inv# 2 - Management Fees & Expenses (Aug 2025)	$	3,123.55	
	Inv# 4 - Management Fees & Expenses (Oct 2025)	$	3,000.00	
	Inv# 5 - Management Fees & Expenses (Nov 2025)	$	3,000.00	
4	McClatchy Media
Inv# 31924 - Notice Organization Meeting	

$	388.64	
	TOTAL	$	15,881.09	

Please make check payable to:		

Epmore Community Development District
5385 N Nob Hill Road Sunrise, FL 33351

Epmore
Community Development District

Unaudited Financial Reporting
October 31, 2025

Table of Contents

1

2-3

4

	Balance Sheet

	General Fund

	Month to Month

Epmore
Community Development District Combined Balance Sheet
October 31, 2025

General Fund

Assets:
Cash:
Operating Account

$	9,875

Due from Developer	33,362
Due from General Fund	-

Prepaid Expenses	-
Deposits	-

Total Assets	$	43,237

Liabilities:
Accounts Payable

$	36,537

Due to Debt Service	-

Total Liabilites	$	36,537

Fund Balance:
Nonspendable:
Prepaid Items	$	-

Deposits	-	
Restricted for:		
Debt Service	-	
Capital Project	-	
Assigned for:		
Reserves	-	
Unassigned	6,700	
Total Fund Balances	$	6,700	
		
Total Liabilities & Fund Balance	$	43,237	

Epmore
Community Development District General Fund
Statement of Revenues, Expenditures, and Changes in Fund Balance
For The Period Ending October 31, 2025

Variance

Thru 10/31/25	Thru 10/31/25

Budget

Actual

Prorated Budget

Adopted

Revenues:

Developer Contributions Interest	$	109,005
-	$	9,875
-	$	9,875
-	$	-
-	
Total Revenues	$	109,005	$	9,875	$	9,875	$	-	
Expenditures:					
General & Administrative:					
Engineering	$	10,000	$	833	$	-	$	833	
Attorney	15,000	1,250	-	1,250	
Annual Audit	6,000	-	-	-	
Trustee Fees	5,000	-	-	-	
Assessment Administration	2,000	-	-	-	
Arbitrage Rebate	550	-	-	-	
Dissemination Agent	1,200	-	-	-	
Management Fees	35,000	2,917	2,917	(0)	
Website Maintenance	1,000	83	83	0	
Telephone	-	-	-	-	
Postage & Delivery	250	21	-	21	
Insurance General Liability	7,000	-	-	-	
Printing & Binding	250	21	-	21	
Legal Advertising	5,000	417	-	417	
Other Current Charges	530	44	-	44	
Office Supplies	50	4	-	4	
Dues, Licenses & Subscriptions	175	15	175	(160)	
Contingency	2,500	208	-	208	
Total General & Administrative	$	91,505	$	5,813	$	3,175	$	2,638	
Operations & Maintenance					
Field Expenditures					
Landscape Maintenance	$	15,000	$	1,250	$	-	$	1,250	
Mail Kiosk	2,500	208	-	208	
Subtotal Field Expenditures	$	17,500	$	1,458	$	-	$	1,458	
					
Total Operations & Maintenance	$	17,500	$	1,458	$	-	$	1,458	
					
Total Expenditures	$	109,005	$	7,271	$	3,175	$	4,096	
					
Excess (Deficiency) of Revenues over Expenditures	$	-	$	2,604	$	6,700	$	4,096	
					
Net Change in Fund Balance	$	-	$	2,604	$	6,700	$	4,096	
					
Fund Balance - Beginning	$	-		$	-		
					
Fund Balance - Ending	$	-		$	6,700		

Epmore
Community Development District Month to Month

Oct	Nov	Dec	Jan	Feb	March	April	May	June	July	Aug	Sept	Total

Revenues:

Developer Contributions	$	9,875	$	-		$	-		$	-		$	-		$	-		$	-		$	-		$	-		$	-		$	-		$	-		$	9,875	
Interest	-		-		-		-		-		-		-		-		-		-		-		-	-	

Total Revenues	$	9,875	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	9,875	

Expenditures:			
General & Administrative:			
Supervisor Fees	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	$	-	
PR-FICA	-	-	-	-	-	-	-	-	-	-	-	-	-	
Engineering	-	-	-	-	-	-	-	-	-	-	-	-	-	
Attorney	-	-	-	-	-	-	-	-	-	-	-	-	-	
Annual Audit	-	-	-	-	-	-	-	-	-	-	-	-	-	
Assessment Administration	-	-	-	-	-	-	-	-	-	-	-	-	-	
Arbitrage Rebate	-	-	-	-	-	-	-	-	-	-	-	-	-	
Dissemination Agent	-	-	-	-	-	-	-	-	-	-	-	-	-	
Management Fees	2,917	-	-	-	-	-	-	-	-	-	-	-	2,917	
Website Maintenance	83	-	-	-	-	-	-	-	-	-	-	-	83	
Telephone	-	-	-	-	-	-	-	-	-	-	-	-	-	
Postage & Delivery	-	-	-	-	-	-	-	-	-	-	-	-	-	
Insurance General Liability	-	-	-	-	-	-	-	-	-	-	-	-	-	
Printing & Binding	-	-	-	-	-	-	-	-	-	-	-	-	-	
Legal Advertising	-	-	-	-	-	-	-	-	-	-	-	-	-	
Other Current Charges	-	-	-	-	-	-	-	-	-	-	-	-	-	
Office Supplies	-	-	-	-	-	-	-	-	-	-	-	-	-	
Dues, Licenses & Subscriptions	175	-	-	-	-	-	-	-	-	-	-	-	175	
Total General & Administrative	$	3,175	$	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	3,175	

Operations & Maintenance			
Field Expenditures			

Landscape Maintenance

$	-	$

-	$	-	$	-	$	-	$

-	$	-	$	-	$

-	$	-	$

-	$	-	$	-

Mail Kiosk	-	-	-	-	-	-	-	-	-	-	-	-	-	
Total Operations & Maintenance	$	-	$	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-	
			
Total Expenditures	$	3,175	$	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	3,175	
			
Excess (Deficiency) of Revenues over Expenditures	$	6,700	$	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	6,700	
			
Net Change in Fund Balance	$	6,700	$	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	-  $	6,700