Copy Draft Meeting Minutes for November 18, 2025
Habitat
Community Development District
The regular meeting of the Board of Supervisors of the Habitat Community Development District was held in the Bella Terra Clubhouse at 20070 Bella Terra Boulevard in Estero, Florida and also via web conference on Tuesday, November 18, 2025 at 3:30 p.m.
Present and constituting a quorum were:
Larry Roth – Chair
James Meek – Vice Chair
Jenny Licht – Assistant Secretary
Matthew Elliott – Assistant Secretary
Linda Lea Gibson – Assistant Secretary
Also present:
Mandie Rainwater – District Manager, PDM
Chris Pepin – Field Manager, Community Field Services
4 Residents
Attending remotely:
Greg Urbancic – Attorney, Coleman, Yovanovich & Koester, P.A.
Melissa Gindling – Assistant District Manager, PDM
Bob Lieberman – President, Bella Terra HOA
Aaron Smith – Insight Irrigation
The following is a summary of the actions taken at the Habitat Community Development District Board of Supervisors Meeting.
FIRST ORDER OF BUSINESS Call to Order and Roll Call
The meeting was called to order at 3:30 pm and District Manager Mandie Rainwater called the roll. In attendance were Supervisors Roth, Meek, Gibson, Licht, and Elliott. Also in attendance were DM Mandie Rainwater, FSM Pepin, and 4 residents. Online were ADM Melissa Gindling, Attorney Greg Urbancic, Bob Lieberman, President, Bella Terra HOA and Aaron Smith, Insight Irrigation.
SECOND ORDER OF BUSINESS Pledge of Allegiance
THIRD ORDER OF BUSINESS Approval of the Agenda
DM Rainwater informed the Board that the agenda was amended to add the cul-de-sac tree trimming proposal in section 7H.
On MOTION by Supervisor Meek, seconded by Supervisor Licht, with all in favor, the Board approved the Agenda, as amended.
FOURTH ORDER OF BUSINESS Audience Comments on Agenda Items
Dan Mansfield, representing the Villas III Sub-Association, addressed the Board regarding the sod replacement in the Villas. He presented an invoice for $7,920 and requested that the District include this amount in the ongoing insurance claim. DM Rainwater accepted the invoice and stated she would forward it to the insurance carrier as soon as possible.
Diane Meek noted that her sod-related question had already been answered. She also informed the Board that she had sent a letter to the County regarding oil stains left by County trucks and requested that they return to clean the affected areas.
FIFTH ORDER OF BUSINESS Consent Agenda
A. Items to be Pulled for Discussion
No items were pulled.
B. Motion to Approve Consent items
All consent items were approved.
On MOTION by Supervisor Meek, seconded by Supervisor Licht, with all in favor, the Board approved all consent items.
C. Consideration of Items Pulled for Discussion
D. Consent Items
i. Draft Regular Meeting Minutes for October 21, 2025
ii. Financial Report for October 2025
iii. Project Tracking Logs
Supervisor Licht commented on the large number and high cost of invoices presented. DM Rainwater explained that this was due to it being the end of the fiscal year and the inclusion of several outstanding invoices. She noted that the District finished the year in a strong position and that a budget amendment would be discussed later in the agenda.
SIXTH ORDER OF BUSINESS Staff Reports
A. Irrigation Contractor – Aaron Smith online
Aaron presented a proposal to evaluate and continue identifying isolation valves, and to develop a plan for adding controls that would allow irrigation zones to be turned on and off as needed. He explained the current challenges with the irrigation system and the pump stations.
DM Rainwater noted that at the start of the road project, when irrigation issues were first discovered, PDM had reached out to Aaron specifically to explore options for adding controls that would allow smaller sections to be shut off, or certain areas left on, while work was underway.
Aaron clarified that his recommendations will likely include the ability to isolate individual communities by pump station. He intends to ensure each community has sufficient flow, water supply, and pressure, even if another community experiences a mainline issue or a pump failure.
Following discussion, the Board requested that Aaron provide a menu-style pricing breakdown so they could select the specific services needed. Aaron agreed to prepare and submit this information.
During the discussion of system maps, Bob Vaa noted that he may have original documents that neither the HOA nor the CDD currently possesses. Bob Lieberman added that the HOA likely has a hard copy of an irrigation map and will provide it to the group.
i. Mainline Breaks Discussion
Chair Roth would like to request being added to the software that allows for irrigation to be turned off in the event of an emergency when FSM Pepin is not available. FSM Pepin has said he will train him on how to use.
On MOTION by Supervisor Elliott, seconded by Supervisor Gibson, with all in favor, the Board approved granting Chair Roth access to the irrigation shutdown systems for use in the event of an emergency.
B. District Manager
i. Resolution 2026-02 – FY2025 Budget Amendment
Due to the road project, funds needed to be moved from the general fund into FY 2025 budget. The Board exceeded the budget for the project, and $220,000 was transferred from the general fund to cover the shortfall.
On MOTION by Supervisor Gibson, seconded by Supervisor Meek, with all in favor, the Board approved to adopt Resolution 2026-02 – FY2025 Budget Amendment.
ii. Sod Replacement Claim Update
DM Rainwater reported they are still waiting on more information from the Insurance Company to provide an update on coverage and liability.
iii. Lauria Claim
An older claim involving a manhole cover has been reopened against the District. The case had previously been closed by the insurer due to lack of representation, but the claimant now has new counsel. Staff will keep the Board updated.
C. Field Manager
i. Current Field Report
FSM Pepin presented his field report to the Board. He noted that spike rush on Lakes 24 and 25 is overgrown and will require a boat to trim it back. He also reported that the lake aeration systems are fully operational, with no new issues identified this month. The timers were adjusted for daylight savings, and all previously reported late-aeration issues have been resolved.
He reported that the County repaired the roadway depression on Torre Del Lago but left fluid stains on the street; he has contacted them to address the cleanup. He was also notified about road conditions on Cardeto Court and found them to be consistent with normal wear and tear.
FSM Pepin stated that the recent pressure-washing project caused some grass near the sidewalks to burn. The company’s owner has been onsite daily to water and address the issue and has offered to clean the clock tower at no cost as a goodwill gesture. The Board appreciates the offer.
He then noted that several road signs may need replacement. Vice Chair Meek asked that any replacements be DOT-compliant, and FSM Pepin said he would look into it.
Supervisor Licht reported that she attended the HOA Master Landscape Committee meeting, where they discussed the walkway near the clubhouse. The Committee is proposing the removal of the liriope, noting that it traps leaves and contributes to buildup along the walkway. They would like to regrade the area, which is currently higher than ideal, and replace the liriope with sod. Because this area is a District asset, any changes would need Board approval.
Regarding the depression at 13285 Boccala Lane, the ROV found no blockages, suggesting the issue is likely settling. Estate has been asked to fill the area. Purple markers have arrived, and No Limit will be installing them.
FSM Pepin also reported that the pool bowls remain very dirty. After he contacted the maintenance company, the owner responded and sent a new technician the following day to address water quality. However, debris and vegetation continue to be found in the pools.
ii. Project Updates
a. Storm Water Management System Cleaning Update
Project is 100% completed.
b. Community Pressure Washing Update
Premier Pressure Washing has been onsite all last week watering the burnt sod to hopefully get most of it to come back as quickly as possible. The owner, Paul sent the CDD a letter of apology explaining how he believes this occurred and that he is deeply sorry for this and that he would also pressure clean the clock tower free of charge for the CDD.
c. Electrofishing Survey Update
The work is scheduled to be completed in January or February. FSM Pepin noted that these months were recommended as the ideal timeframe to achieve the best results.
D. Attorney
Mr. Urbancic joined online and reminded the Board that their ethics training is due by the end of December. He noted that his office is monitoring the upcoming legislative session which begins January. The Goals and Objectives legislation is once again under review and there are new bills related to property taxes, which he will keep the Board informed about.
E. Engineer
i. Lake Bank Restoration Planning
Mr. John Baker was not present at the meeting, but he prepared a memo outlining the costs associated with obtaining an LDO and provided additional details on the proposed restoration method. He also presented Bowman’s budget for the project, which is $8,000 for the LDO Process.
The Village has determined that the Flexi-MAT will be classified as a hardened slope treatment and DM Rainwater showed several samples. FSM Pepin advised the Board that, if they wish to plan for this work in FY26, his recommendation would be to proceed with either Lake 5 or Lake 10.
On MOTION by Supervisor Meek, seconded by Supervisor Elliot, with all in favor, the Board approved the budget request from Bowman for $8,000.
ii. Emergency Exit/Turf Block Update
Mr. Baker also reported that the County will be installing a 10-inch-wide asphalt path outside the emergency gate. As part of this work, the swale will be shifted slightly to the north without affecting the culvert previously installed by the CDD. The County will also reevaluate the turf blocks and replace them as needed.
SEVENTH ORDER OF BUSINESS Discussion/Action Items
A. Seasonal Lighting Agreement Discussion
Supervisor Roth expressed concerns about seasonal decorations placed by the HOA on CDD medians. He noted that while Santa figurines have been used in past years, a Grinch figurine was installed this year. He stated that the CDD Board should have input on any seasonal decorations placed on CDD property and asked Staff and Legal to revisit an agreement he previously requested. DM Rainwater presented a draft seasonal lighting and decorations agreement between the CDD and the HOA. The agreement would require that any seasonal decorations or lighting on the guardhouse, clock tower, medians, or community trees comply with all rules and regulations and receive prior approval from the CDD. It also provides the CDD the right to deny proposed decorations in its commercially reasonable discretion. The agreement is for one year with automatic renewal.
Supervisor Gibson commented that character displays may be better suited to “fun” locations where residents can take photos, rather than in the medians. Supervisor Meek said he had no objections to the decorations, although he noted the Grinch appeared faded. Supervisor Elliott said he had no objections, and Supervisor Licht stated that many children enjoy the decorations but agreed that some elements, such as garland and wreaths, could look better. She also noted that two trees previously located on the entrance monument were removed and asked that they be replaced. Supervisor Elliott asked how the approval process would work.
HOA President Lieberman was recognized and stated that the HOA’s decoration contract runs through 2028, so no significant changes are anticipated for the next three years. He explained that the Grinch was placed at the flagpole at his request to rotate from the prior year’s Santa display and that it was later swapped due to resident feedback. At this time, there was no Board support to move the agreement forward.
B. Emergency Gate Maintenance Contract Renewal
FSM Pepin presented the annual renewal of the emergency gate maintenance contract. Chair Roth asked whether the service provided has been satisfactory, and FSM Pepin confirmed that it has, noting that the contractor maintains the chains and operates the gate regularly to ensure proper functionality.
On MOTION by Supervisor Meek, seconded by Supervisor Licht, the Board approved the contract with Action Automatic Door and Gate for $427.93.
C. Infected Tree Removal Ratification
FSM Pepin provided a quote to Staff in between meetings to remove an infected tree before the infection spread. The proposal was for $350.04. This was signed by Chair Roth and the Board was asked to ratify this proposal.
On MOTION by Supervisor Meek, seconded by Supervisor Elliot, with all in favor, the Board approved to ratify the proposal to remove an infected tree at a cost of $350.04.
D. Clocktower Pressure Washing Ratification
FSM Pepin reported that he had obtained a quote to pressure wash the clock tower between meetings, with the goal of completing the work before the Christmas decorations were installed. He requested Chair Roth’s approval for the $1,200 cleaning. However, the decorations were installed before the work could be performed, so the cleaning is now scheduled for January 2026. FSM Pepin also noted that, due to grass being burned along the sidewalks, the owner of Premier Pressure Cleaning, LLC agreed to complete that portion of the work at no cost to the District.
E. Clocktower Pump Repairs Ratification
FSM Pepin provided staff with a quote for repairs to the vault and the exterior water fill bib in the amount of $1,550. Chair Roth approved and signed the proposal between meetings so the work could proceed as soon as possible.
On MOTION by Supervisor Meek, seconded by Supervisor Elliot, with all in favor, the Board approved to ratify the proposal for repairs to the vault and the exterior water fill bib in the amount of $1,550.
F. Cul-de-sac Ride Around Report
Supervisor Licht presented her ride-around report. She noted that Estate has significantly improved its attention to the cul-de-sacs, as requested by her and the Board. Some plants still need replacement, as a few are not performing well while others are thriving. Joe Deblasio from the Master Landscaping Committee also acknowledged the improved conditions of the cul-de-sacs.
Supervisor Licht further reported that the Master Landscaping Committee is interested in removing certain trees near the main crosswalk area to help reduce debris accumulation. The Board expressed its appreciation to Supervisor Licht for her ongoing attention to the cul-de-sacs and overall CDD landscaping matters.
G. Estate Proposal from Ride Around Report
Estate Landscaping provided a proposal for Board consideration to address some of the issues in the ride around report for a total of $1,260.18.
On MOTION by Supervisor Licht, seconded by Supervisor Meek, with all in favor, the Board approved the proposal from Estate Landscaping for plant replacement at a cost of $1,260.18.
H. Cul-de-sac Palm Tree Pruning Proposal
Estate Landscaping submitted a proposal to trim the Sabal palms throughout the community under the supervision of an arborist, at a cost of $1,715. Chair Roth asked why an arborist was required. Supervisor Meek expressed support for the inclusion of an arborist, noting that the palms have been over-trimmed in the past and have not looked their best.
On MOTION by Supervisor Elliott, seconded by Supervisor Licht, with all in favor, the Board approved the proposal from Estate Landscaping for tree trimming at a cost of $1,715.
EIGHTH ORDER OF BUSINESS H.O.A. Report
HOA President Bob Lieberman joined online and delivered the HOA Report. He stated that the cell tower project is still expected to begin in December; the tower itself has been constructed, but the Village is still processing the necessary permits.
Mr. Lieberman asked that the engineers confirm with the County whether the emergency driveway will receive the same concrete apron as the other drives. DM Rainwater will forward this request to Engineering for follow-up.
He also referenced an email circulated last week regarding e-bikes potentially creating pathways through the preserves between Bella Terra and neighboring communities. FSM Pepin will inspect the area and report back to the Board with his findings.
NINTH ORDER OF BUSINESS Supervisors Request
Supervisor Licht informed the Board that her new initiative, Terra EcoWise, held its first meeting with higher-than-expected attendance. She also raised a concern about the cul-de-sac near her street where a section of replacement curbing is noticeably white compared to the surrounding pieces. She asked about the condition of the Muhly grasses, and FSM Pepin noted they may be waterlogged. Supervisor Licht further asked about the possibility of adding power to the exterior of the clock tower, and FSM Pepin will look into this.
Supervisor Gibson requested that FSM Pepin address cleanup of the utility drive on Serre Drive, noting potholes and ridges along the sides, and emphasized that the area appears poorly maintained and needs attention. DM Rainwater explained that former District Engineer David Schmitt had previously provided a document outlining acceptable materials for remediation, which she will share with FSM Pepin and will request him to get an estimate to repair that one driveway on the Serre Drive. Supervisor Gibson also asked DM Rainwater to resend the ethics training information.
Supervisor Roth mentioned the Habitat logo concept he previously shared with DM Rainwater. DM Rainwater reminded him that a version of that logo appeared in Supervisor Licht’s recent presentation.
Supervisor Licht reiterated that she will be unavailable for the December 16th meeting and asked whether it could be rescheduled. DM Rainwater will check with the office and update the Board
TENTH ORDER OF BUSINESS Audience Comments
Bob Vaa expressed concern that some historical documents may be lost between the HOA and the CDD. DM Rainwater asked for specifics to investigate, but none were provided. Mr. Vaa had previously submitted a box of papers to DM Rainwater, which he took back to get organized and returned for scanning at the CDD office.
Joe Deblasio of the Master Landscaping Committee inquired about the sod claim, and his questions were addressed.