DRAFT

Amelia Walk

Community Development District

Special Assessment Methodology Report for the Special Assessment Bonds Series 2018 (Assessment Area 3)

January 15, 2018

Prepared by

Governmental Management Services, LLC

Table of Contents

1.0	Introduction

1.1   Executive Summary	3

1.2   Special Benefits and General Benefits	5

1.3   Requirements of a Valid Assessment Methodology	5

2.0	The Series 2018 Bonds

2.1	Development Plan Overview  ……………………………………..5

2.2	Bond Description	……….……………………………………….6

3.0	Assessment Allocation

3.1   Structure	6

3.2   Assessment Allocation	6

4.0	True-Up Mechanism

4.1   Structure	7

4.2   Additional Stipulations   ……….……………………………………8

............................................................................................................

5.0	Appendix

Table 1  Development Plan  ..…………………………………………...9

Table 2  Bond Series 2018  Sources and Uses  ..……………………10

Table 3  Par Debt and Debt Service Allocation Series 2018A	11

Table 4  Par Debt and Debt Service Allocation Series 2018B	12

Table 5  Assessment Roll Series 2018	..…...................................13

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1.0	Introduction

	1.1   Executive Summary

1.1.1  The District

Amelia Walk Community Development District, a local unit of special-purpose government, was established by ordinance number 2005-81, enacted by the Board of County Commissioners of Nassau County, Florida on December 22, 2005 (the “District”). The District encompasses approximately 563 acres of land located within the unincorporated area of Nassau County, Florida, and was established for the purpose of, among other things, financing and managing the acquisition, construction, maintenance and operation of major infrastructure necessary for development to occur within Amelia Walk.

Amelia Walk is a planned community located in the eastern part of Nassau County located halfway between I-95 and the intercoastal, waterway accessible off State Road 200/ Highway A1A. The development is planned to include 749 single-family homes and a community recreation center.

1.1.2  Series 2006A Bonds

The District’s Board of Supervisors (the “Board”) adopted its Capital Improvement Plan (“CIP”), dated May 16, 2006 as supplemented on April 5, 2011 describing infrastructure improvements the District intends to finance, construct, install and / or acquire. The Board approved the issuance of the Series 2006A and 2006B Special Assessment Bonds and the related Supplemental Assessment Methodology Report, Final Numbers, dated June 26, 2006 (“2006 Assessment Report”). This report was amended on April 7, 2011 as a completion report.

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1.1.3 The Restructuring of Series 2006A Bonds

On February 21, 2012, the Board adopted Resolution 2012-02 approving the restructuring of the outstanding Series 2006A Bonds. There were no changes to the 2006B Bonds. The restructured special assessment bonds are made up of three series of bonds consisting of Series 2012A-1, 2012A-2 and 2012A-3 collectively, (the “Series 2012 Bonds”). Each Series of Bonds has a corresponding assessment area, referred to as the Series 2012A-1 assessment area, the Series 2012A-2 assessment area and the Series 2012A-3 assessment area. The Series 2012A-1 assessment area known as Phase 1 is comprised of 153 platted lots, the Series 2012A-2 assessment area known as phase 2 consists of developed lands of 134 lots. The Series 2012A-2 Bonds were cancelled and a new Series 2016A-2 Bonds were issued for 134 lots. The Series 2012A-3 assessment area consists of the remaining raw land planned for 463 lots, the associated Series 2012A-3 Bonds will be tendered upon issuance of the Series 2018 Bonds.

1.1.4 The Series 2018 Bonds

The District is issuing Special Assessment Bonds Series 2018A and Series 2018B the (“Series 2018 Bonds”) to fund a portion of infrastructure improvements located within the parcel of land currently encompassing the Series 2012A-3 Assessment Area originally planned for 463 single family lots. A portion of the Series 2012A-3 Bonds will be cancelled that is associated with the lands securing the lien known as (“Assessment Area 3”) for the Series 2018 Bonds. The current development program for Assessment Area 3 is 204 single-family lots. The construction proceeds from the Series 2018 Bonds will be utilized for roadways, stormwater, utilities including – water/wastewater/electrical, amenity expansion, landscaping and engineering/permitting. The details of the construction program are outlined in the Engineer’s Report (amended for Phases 3 & 4A), dated 11/30/17 (“2017 Engineer’s Report”).

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1.2	Special Benefits and General Benefits

Improvements undertaken by the District create special and unique benefits to the property, different in kind and degree than general benefits, for properties within its borders as well as general benefits to the public at large. The allocation of benefits will continue to be proportional to the special benefit associated with the residential lot.

1.3	Requirements of a Valid Assessment Methodology

Special assessments under Florida law, to be valid, must meet two requirements. The first requirement is that the properties assessed must receive a special benefit from the improvements paid for by the assessments. The second requirement is that the assessments must be fairly and reasonably allocated to the properties being assessed.

Florida law provides for a wide application of special assessments that meet these two characteristics of special assessments.

As previously noted the allocation of the special assessments will be proportional to the benefit associated with each parcel or residential lot.

2.1	The Series 2018 Bonds

2.1	Development Plan - Overview

	The primary landowner (“Landowner”) of the property within the District has defined the land uses for the property. The land uses are described in the Development Plan in Table 1 (Appendix). The Development Plan may change depending upon market conditions.

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2.2	Series 2018 Bond Description

The Series 2018 Bonds will be issued in two series: a 2017A Bond with a thirty-year term and a 2018B Bond as to which principal is anticipated to be paid as to each lot upon sale of the lot to a homebuilder. The 2018B Bond has a five-year term.

The 2018A Bonds are anticipated to be issued at a par amount of amount of $7,105,000 and have a term of 30-years, with an average coupon interest rate of 5.35 %. The 2018B bonds are anticipated to be issued at a par amount of $3,165,000. See estimated bond terms on Table 2 along a summary of the sources and uses of the Series 2018 Bond proceeds.

3.1	Assessment Allocation

3.1	Structure

	The debt required to finance the CIP infrastructure for the 204 lots is allocated to the specific benefited lands within the District. Table 3 and Table 4 provides for the par debt and debt service allocations based upon a per lot basis for the Series 2018A and 2018B bonds respectively. The annual debt service amounts are net of collection costs for Nassau County of 3% and maximum early payment discounts of 4% provided by Florida Statutes.

3.2	Assessment Allocation

Based upon the District’s CIP, the District’s assessment advisor and underwriter determined the amount of bonds required to fund the infrastructure costs.

The District’s CIP consists of roadway improvements, potable water, wastewater, landscaping, monumentation, signage, amenities and stormwater improvements that benefit the assessed lands within the District. The Series 2018 Assessment Area will pay assessments on an equal acreage basis until the

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single-family lots are platted. The assessments are eventually determined on a per lot basis.

As lands are platted for the Series 2018 Assessment Area , each lot will be assessed 1/204th of the total Series 2018 Bond debt and debt service assessments when platted and the remaining debt and debt service assessment will be allocated in the manner described in the above paragraph on an acreage basis.

4.1	True-Up Mechanism

4.1	Structure

It is anticipated that the entire Series 2018 Assessment Area will be platted in a single plat containing all 204 lots. However, in the event that more than one plat is submitted for the Series 2018 Assessment Area, and in order to ensure that the District’s debt will not unfairly burden the undeveloped acres, and ensure non-ad valorem special assessments will be constitutionally lienable on the property, the District shall the follow the procedures set forth below.

To ensure that there will always be sufficient development potential remaining in the unsubdivided property and to assure payment of debt service after a plat or site plan approval, the debt per acre remaining on the unsubdivided land will never be allowed to increase above its maximum debt per acre level. Initially, the maximum level of debt per acre is calculated as the total amount of debt for the Series 2018 Bond improvement program divided by the number of acres in the Series 2018 Assessment Area. Initially, it will be $10,270,000 divided by 169 assessable acres equaling $60,769 per acre. Every time a plat or site plan approval is presented, the debt on the land remaining after the plat or site plan approval must remain at or below $60,769 per acre. If the initial debt per acre amount would be exceeded after a plat or site plan is approved, then in order for the Landowner to receive a plat or site plan approval from Nassau County, the Landowner will be required to make a true-up payment so that the $60,769 per acre debt level for Series 2018 Bonds is not exceeded.

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4.2	Additional Stipulations

Certain financing, development, and engineering data was provided by members of District staff and/or the Landowner. The allocation methodology described herein was based on information provided by those professionals. Governmental Management Services, LLC makes no representations regarding said information transactions beyond restatement of the factual information necessary for compilation of this report. For further information about the Series 2018 Bonds, please refer to the Indentures.

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Table 1

Amelia Walk Community Development District Development Program Series 2018A & B Capital Improvement Bonds

Land Use	2018A Units	2018B Units	
Single Family							
Residential:							
Phase 3 and 4A							
80' lot	59		59		
90' lot	27		27		
100' lot	118		118		
Sub Total							
		204			204		

Prepared By: Governmental Management Services, LLC

Table 2

Amelia Walk Community Development District

Series 2018A & B Capital Improvement Bonds- Sources and Uses of Funds

Sources:	2017A		2017B		Total		
Bond Proceeds - Par Amount	$7,105,000	$3,165,000	$10,270,000		
Total Sources of Funds							
	$7,105,000		$3,165,000		$10,270,000		
Uses:							
Construction Funds	$5,923,748	$2,204,132	$8,127,880		
Debt Service Reserve Fund MADS	$480,635	$161,826	$642,461		
Interest Reserve	$379,993	$141,386	$521,379		
Cost of Issuance	$318,297	$125,249	$443,546		
Payoff Series 2012A-3 Bonds	$0	$530,000	$530,000		
Rounding	$2,327	$2,407	$4,734		
Total Uses of Funds							
	$7,105,000		$3,165,000		$10,270,000		
Average Coupon Interest Rate	5.35%	5.35%				
Term	30 years		5 years				
CAPI period	12 months		12 months				

Prepared By: Governmental Management Services, LLC

Table 3

Amelia Walk Community Development District

Par Debt and Debt Service Allocations Series 2018A

Capital Improvement Bonds

Land Use				2018A Bond	2018A Bond	2018A Bond		
		Par	Total	Net per Unit	Total	Gross per Unit		
Single Family		Debt per Unit	Par Debt	Annual	Annual Net	Annual		
Residential:	No. of Units	2018A Bond	2018A Bond	Debt Service	Debt Service	Debt Service (1)		
80' lot	59	$30,102	$1,776,018	$2,043	$120,159	$2,197		
90' lot	27	$34,402	$928,854	$2,328	$62,867	$2,504		
100' lot	118	$37,269	$4,397,742	$2,522	$297,561	$2,712		
Total								
	204		$7,102,614		$480,587			

(1) Include 4% provision for early payment discount and 3% collection costs for Nassau County.

Prepared By: Governmental Management Services, LLC

Table 4

Amelia Walk Community Development District

Par Debt and Debt Service Assessments Series 2018B

Capital Improvement Bonds

Land Use						2018B Bond	2018B Bond	
		Current Par	Total	Par	Total	Annual	Total	
Single Family		Debt per Unit	Par Debt	Debt per Unit	Par Debt	Assessment	Annual	
Residential:	No. of Units	2012A-3 Bond	2012A-3 Bond	2018B Bond	2018B Bond	per Unit	Assessment	
Phase 2								
80' lot	59	$10,000	$590,000	$13,411	$791,250	$686	$40,457	
90' lot	27	$10,000	$270,000	$15,344	$414,299	$785	$21,183	
100' lot	118	$10,000	$1,180,000	$16,606	$1,959,452	$849	$100,186	

204	$2,040,000	$3,165,000	$161,826

1. Annual Assessments based upon MADS.

Prepared By: Governmental Management Services, LLC

TABLE 5

AMELIA WALK CDD

ASSESSMENT ROLL BOND SERIES 2018

SERIES 2012-3 LIEN BOOK								
					CURRENT			
			CURRENT	CURRENT SERIES	SERIES 2012-3			
			ASMT	2012-3 BOND	MAX ANNUAL			
PROPERTY ID #	OWNER	ACREAGE	UNITS	BALANCE	NET			
13-2N-27-0000-0001-0000	AW VENTURE II LLC	293.0	463	4,628,941.69	389,492.40			
13-2N-27-0720-000L-0000	AW VENTURE I LLC	4.2	7	71,058.32	5,979.05			
TOTAL SERIES 2012-3		297.2	470	4,700,000.00	395,471.45			
SERIES 2018 DEVELOPMENT PLAN							
			UPDATED		SERIES 2018A		SERIES	
			ASMT	SERIES 2018A	MAX ANNUAL	SERIES 2018B	2018B MAX	
PROPERTY ID #	OWNER	ACREAGE	UNITS	BOND PAR	NET	BOND PAR	ANNUAL NET	
13-2N-27-0000-0001-0000	AW VENTURE II LLC	164.8	197	6,928,426.04	464,142.62	3,086,343.20	157,804.29	
13-2N-27-0720-000L-0000	AW VENTURE I LLC	4.2	7	176,573.96	16,492.38	78,656.80	4,021.71	
TOTAL SERIES 2018		169.0	204	7,105,000.00	480,635.00	3,165,000.00	161,826.00	

Prepared By: Governmental Management Services, LLC