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, August 19, 2025 at 4 p.m.

Present and constituting a quorum were:

Larry Roth – Chair
Matthew Elliot – Supervisor Elect
James Meek – Assistant Secretary
Linda Lea Gibson – Assistant Secretary
Jenny Licht – Assistant Secretary

Also present:

Mandie Rainwater – Assistant District Manager, PDM
Chris Pepin – Field Manager, Community Field Services
John Baker – Engineer, Bowman Engineering
10 Residents

Attending remotely:

Greg Urbancic – Attorney, Coleman, Yovanovich & Koester, P.A.
Melissa Gindling, Assistant District Manager, PDM


The following is a summary of the actions taken at the Habitat Community Development District Board of Supervisors Meeting.

Chair Roth called the meeting to order at 4:01 and asked Assistant District Manager Mandie Rainwater to call the roll. In attendance are Supervisor Roth, Gibson, Licht, and Meek. Also in attendance is ADM Rainwater, PDM; John Baker, engineer; Chris Pepin, field services manager; and 10 residents. Online was Melissa Gindling, PDM and Greg Urbancic, attorney.

An amended agenda was presented adding in items 11AI – Multi-Year Flushing Agreement, 11Bia – Pressure Washing Proposal, and 12Ai – Lightning Surge Prevention.

Ms. Diane Meek brought 20259 BT/TDL to the attention of the Board as the sinking pavement in her opinion is getting worse. She would just like the Board to be aware. Chris Pepin let her know that the county has been contacted since that area is in their sphere of responsibility. He will report when any updates are available.

A. Acceptance of Resignation of Norman Reno

Supervisor Reno sent in his resignation on Saturday July 19, 2025.
A motion was made by Supervisor Licht to accept the resignation of Mr. Reno. Supervisor Gibson seconded the motion and all were in favor.

B. Discussion on Filling Vacancy

There was a candidate workshop just before this meeting. Ms. Cheryl Hampton emailed District staff to withdraw her name for consideration. The Board was informed of this. Supervisor Licht wanted to thank all of the candidates for applying and urged them all to continue to stay involved in the community as they are all very qualified for the position. All of the Supervisors joined her in this opinion.

i. Appointment to Seat 1

Mr. Urbancic suggested that someone make a motion and allow the Board to vote on who they agree with.

Mr. Elliott accepted the appointment, recited his oath of office and took his place at the Board table.

ii: Consideration of Board Reorganization: Resolution 2025-04

The Board needs to consider Board reorganization after the resignation of Mr. Reno and appointment of Supervisor Elliott. Supervisor Roth suggested that Supervisor Meek move into the Vice Chair position. The remainder of the Secretary’s should stay the same.

A. Presentation of Proposed Budget

The Budget presented will generate $1,939,370 for general funds and debt service. Supervisor Roth asked about reallocating some of the money from the clock tower to other areas if needed since the Board may not do the large-scale refurbishment once discussed. ADM Rainwater let the Board know that a budget amendment can be made later to reallocate those funds. Mr. Baker, the engineer representative was asked to work on recommendations for the Board for the clock tower. Supervisor Gibson asked about the Emergency Account and why it had come down. ADM Rainwater reminded her that the Board moved funds from the Emergency Fund to the clock tower, aerators, guardhouse, and lake banks.

B. Public Comment

None.

C. Resolution 2025-05: Adopt FY 2025-2026 Budget Appropriation

A. Presentation of Assessment Rates

The assessment levy’s are the same as last year. $735.69 per unit type for the general fund and the remainder goes to the debt service. Supervisor Roth reminded everyone in attendance that the Board has not raised the assessments for three years.

B. Public Comment

Mr. Bob Lieberman commented that it was a good thing to keep the assessments the same.

C. Resolution 2025-06: Approve FY 2025-2026 Assessment Levy

ADM Rainwater presented the FY26 meeting schedule. Supervisor Roth would like to propose backing the meeting times back up to 3:30 pm, if available to prevent constraints at the end.

ADM Rainwater will confirm the time is available at the clubhouse and revise the resolution to read 3:30pm.

ADM Rainwater reported that the current auditing firm has been slow to send completed audits to management that lead staff to worry for the District meeting deadlines for audit completions. It is recommended that the Board look to requesting new proposals for auditing firms. Staff is prepared to submit an advertisement on behalf of the District soliciting interested parties to have their qualifications to the management office on or before Friday, September 12, 2025 at 11 am. At which time packages will be sent to members of the Audit Selection Committee.

A. RFQ for Auditors

The Supervisors were provided with the judging criteria that the audit committee will use and the auditing firms will be provided. Supervisor Licht asked how many people can be on the committee. Mr. Urbancic said that three people, one must be Board, but all usually are Board members.

B. Selection Committee: Meeting at 3:45 September 16, 2025

All Board Members have agreed to be a part of the committee, and the Audit Selection Committee meeting will be advertised as required by statute.

A. Items to Be Pulled for Discussion

None

B. Motion to Approve Consent Items

C. Consideration of Items Pulled for Discussion

D. Consent Items

i. Draft Regular Meeting Minutes for July 15, 2025

ii. Financial Report for July 2025

iii. Project Tracking Logs

A. Irrigation Contractor

i. Mainline Flushing Sept 4th

Chris Pepin informed the Board that the mainline flushing is scheduled to start on Thursday September 4^th. The irrigation system will be down for approximately 2 weeks. The chemicals will sit in the pipes for about three days and then be flushed out.

Mr. Pepin also told the Board that Insight will also be checking out the isolation valves so they can provide a proposal for better controlling of irrigation.

ii. Multi-Year Flushing Agreement

Mr. Pepin presented the multi-year flushing agreement to the Board for consideration. He explained that a 5% cost increase is included in each year to anticipate inflation.

Supervisor Licht ask Mr. Pepin if it was a single year application, and he answered yes. Supervisor Gibson believes that a 5% increase every year may be too expensive.

Mr. Pepin indicated that Insight does not guarantee total removal of the snails, but the contract would place the CDD at a higher priority then other customers. Supervisor Gibson asked about a year to year contract vs a paying a full 5 year contract. She requested Mr. Pepin ask for the costs to be looked at.

Supervisor Meek reiterated that the contract gets the vendor out here sooner. The District has been in line for a few months to have the current treatment done. Supervisor Roth asked for a set time frame added to the contract. Mr. Pepin asked if the Board would want treatment in July, the Board agreed.

Supervisor Licht asked if Mr. Urbancic read all of the contracts. He answered it is case by case. Mr. Urbancic suggested the Board have no year to year contract but allow for an evaluation of the service and then allow for a renewal or a way out for the Board if they are not happy with the service or outcomes.  Supervisor Licht asked Mr. Urbancic if that can be written into the document. ADM Rainwater said that she will look for a contract that can be modified to meet the requests of the Board and that the Vendor will agree too.

Supervisor Roth asked the engineer representative, John Baker, if they recommend anyone. He does not know of any other vendors. Supervisor Meek said we shouldn’t try and change vendors, they are a good vendor. Supervisor Gibson asked if we could agree to a lower percent increase. Supervisor Meek said he believes 5% is about standard. ADM Rainwater let the Board know that staff can write an agreement that takes all of the Board concerns into consideration and present it to the vendor.

B. District Manager

i. Road Project Settlement Offer

ADM Rainwater reported that after a mediation session between the CDD representatives and the Vendor a settlement offer was agreed to by both sides that has the CDD paying $75,000 to The Pavement Group. $27,159.40 was still being held in retainage leaving $47,840.60 to be paid from the general fund. ADM Rainwater let the Board know that they did waive any rights to a warranty from the settlement. Along with the settlement the Board now has the obligation to clean the driveways. There were 28 at the last time they were inspected, which was May.

a. Pressure Washing Proposal

Mr. Pepin presented a proposal is for $7,000 for 28 driveways. He informed the Board the pressure washing company has also tested new chemicals for street gutters.
Chris Pepin spoke with Premier Pressure Washing and they are not charging the CDD for the time that they used trying out the different cleaning methods and materials so the full $6500 previously approved can still be used towards the cleaning.

Mr. Pepin also spoke with the owner and they both agreed that the best way to proceed with the curb/gutter cleaning is to hold off for now and let them conduct the annual regular cleaning in October and that will then reveal how much staining is still present. After the regular cleaning is completed then someone such as a board member would have to drive through the community and identify all the areas of gutter that they want to have cleaned. Locations could be logged and curbs/gutters could be marked with washable utility paint to create a to-do list for the contractor. Having specific locations logged will certainly keep the cost lower. Premier will have to purchase a hot water pressure washing system for this work so he’s certainly onboard if the driveways are approved and at least the $6500 is still available for future the curb cleaning.

Supervisor Gibson asked if they had tried to use acid. Mr. Pepin let the Board know the vendor has tried a number of products and the one he has now, along with the hot water pressure washer may be the best method. Mr. Pepin let the Board know a test driveway was completed and looked very good. ADM Rainwater agreed as the resident had already called and said thank you.

Supervisor Licht made a motion that the Board approves the $7,000 for Premier Pressure Washing to come in and clean the driveways on the list and to wait until the community cleaning in October to look at the curbs. Supervisor Elliott made a second. In further discussion Supervisor Gibson is not convinced that hot water will remove the product.

iii. Staff Discussion with LCSO About Roads

ADM Rainwater reported LCSO has determined that the CDD roads are public roads. They have also indicated that they are here to help the community. The main concerns of all parties are golf carts and e-bikes. After discussing legal statutes and individual responsibility with the with all the parties, including mandated consequences, the President of the HOA, Robert Lieberman, has indicated the HOA will try a campaign with Allied Security to attempt to address golf cart operator rules and golf cart use on the roads.

LCSO has indicated they may put a message board to remind residents that road laws do not stop at the gate. President Lieberman and the HOA are in agreement with the CDD in addressing speed and dangerous behaviors with golf carts and e-bikes, but would not like to see people get into trouble.

Further discussion was had about the community signage. Staff is working on getting the master signage plan for the community to do an internal audit of signs and stripes. Rule making was discussed, but postponed until the audit is done. As more information is collected, the Board will be informed.

C. Field Manager

i. Current Field Report

FSM Pepin gave his field report. The lakes are looking pretty good. Water levels are low, but that has probably changed since the report. Aerators on L4N, and some aerators on L25, are all being addressed. The compressors in L7 and L17 have been repaired. Supervisor Meek let Mr. Pepin know that the one on L17 aerators are not working again.

Supervisor Meek also brought up the blue RPMs. Mr. Pepin said that they have no warranty. The adhesive that holds them is not working very good. They will be replaced when it gets cooler out and see if it helps.

A shady lady on L14 near the pump station needs uplifting.

On the roadways it was noted that the depression on TDL was the county’s issue. The county came out and found a coupler had broken. They corrected it and are now waiting for the concrete repair crew to come and fix it. Supervisor Meek brough up some of the patching issues on Bosco Court causing pooling. Mr. Pepin said he would have the county look at that as well. Supervisor Licht agreed that Bosco is in need of attention. Supervisor Roth asked if the District should get a proposal for mill and repave and curbing for Bosco. Supervisor Licht recalled that the construction trucks caused damage. John Baker, from Bowman, said he would be able to inspect that for the Board. After discussion it was determined that there may be underlying issues that should be addressed before any major road repairs. Supervisor Licht suggested a stop gap of just completing work at the worst spots.

Mr. Pepin continued on to the roads and informed the Board the yellow stripe in the community has been painted 2-3 times in some spots and the black is still coming through. Supervisor Roth asked about thermo painting, and Mr. Pepin indicated that the yellow would need to be milled off.

Mr. Pepin let the Board know that he has picked up around the walkways for Estate. Supervisor Meek highlighted the faded street signs mentioned in the report and asked if they need to be replaced, can they start to be replaced with the FDOT approved signs. The signs are faded and believed to be FDOT approved Mr. Pepin replied, but updates will happen when there are enough of them. Mr. Pepin also discussed the trash he has picked up around the community. Most likely landscapers and other outdoor workers just forgetting to pick up their bottles.

New emergency contact signs were installed with the District Management’s number on it after it was noticed the number was wrong. Pumps station 2 had a lightning strike. West Coast Electrical came out and repaired the pump. Later in the agenda this is discussed in depth. Supervisor Gibson brought up the cross walk again and said that the area is not being cleaned regularly by the landscapers. Mr. Pepin continued on about the unwanted plants around PS4 and will get those cleaned up for the Board. He will also see if the crosswalk needs to be addressed by someone else.

ii. Project Updates

a. Storm Water Management System Cleaning Update

Extreme Divers is currently back logged with work as some of their large equipment went down for a couple of weeks. Mr. Pepin reported he is not pleased with the response time and will look for a new vendor moving forward.

b. Pump Station 2 Fire Update

Mr. Pepin reported that repairs were completed by West Coast Electrical. Total cost was $5,700.00. It was confirmed that the electrical wiring near the pump station was struck by lightning which caused the fire to occur. ADM Rainwater confirmed a claim was filed with the District’s insurance company, and the District was reimbursed $3,200 for this incident after a $2,500 deductible. The payment from the insurance company was received prior to meeting start.
Supervisor Gibson asked Mr. Pepin about iguanas in the community. It was a resident concern at the last meeting. Mr. Pepin said he did spot a few. Supervisor Licht asked Mr. Pepin if he were to see an iguana laying down would he pick it up? Mr. Pepin indicated he would dispose of any iguanas on CDD property for the Board.

D. Attorney

Attorney Urbancic reminded Supervisors that all ethics training is due by the end of the calendar year. Also that the certification coursed the Supervisors take is intended for self reporting and Supervisors may or may not get any kind of certification for having taken the course.

E. Engineer

i. Lake Bank Restoration Planning – LDO Status

Mr. John Baker from Bowman presented a budget for the engineers to begin work the Lake Bank project. ADM Rainwater said that Mr. Pepin had previously put a report together similar to what is being proposed and feels like a lot of duplication will be taking place. It was also mentioned that an analysis was written based on that data.

Supervisor Roth was interested in what material Bowman might recommend. Geotubes are currently in a few lakes. Geotubes are a hardened shoreline and may require an LDO, according to Mr. Baker. Supervisor Roth is interested in a new geotextile matting and requested Mr. Pepin share that information with Mr. Baker. The Bowman proposal is for $28,000, knowing about the data available is expected to decrease to $15,000 Mr. Baker said.

Supervisor Licht is asking about how many lakes have previously been remediated. Staff can find that answer, but not all lakes need remediation.
Supervisor Licht makes a motion to approve the Bowman budget to start the lake bank project not to exceed $15,000 and allowing the Chair to sign once the revisions are made. Supervisor Meek seconded the motion and all were in favor.

ii. 13244 Lazzaro Construction Follow Up

Mr. Baker reported that this project has been completed and is acceptable.

A. Clock Tower Refurbishment Discussion

Mr. Pepin is waiting for the engineers to send over the recommendations for bid specifications. This has been tabled.

i. Lightning Surge Prevention

Mr. Pepin presented a proposal from West Coast Electrical to add 4 surge protectors to the clock tower. The cost is $1,400.00.

B. Cabinet Door for Pump Station 4 Update

Mr. Pepin reported the project is 100% complete and the contractor did a good job in repairing the fiberglass.

C. Guardhouse Desk Update

Mr. Pepin reported the project is completed. The HOA had Mike paint the walls where the old unit was removed. The attendants like the new desk. He was asked to purchase a remote for the AC unit, which he did and delivered to the attendants. It has been determined that the AC may be freezing up since the staff in the guardhouse try and turn the unit down to 68 degrees and leave the door open. The Board may consider the AC again next meeting. Mr. Elliott will check in.

D. Guardhouse Lightning Rod/Electrical Review

Mr. Pepin presented a proposal from West Coast Electrical to install a lightning rod and arrestors in the Guardhouse electrical panel at a cost of $2,225.00. The HOA President, Mr. Lieberman informed staff with the request that lighting has been hitting the guardhouse every year and they have needed to replace equipment in the past.

Supervisor Licht recommends the company paint the conduit pipe and to run it off the NE corner of the building to make it look the best. Mr. Pepin indicated they would need to revise the proposal because there is no paint in the proposal, and he may not be able to control where they run the new wires.

Supervisor Elliott asked if the connection is going to be a mechanical connection or a thermally bonded connection. Mr. Pepin did not know exactly. Supervisor Licht pointed out that the proposal shows all work conforms to current standards.

HOA President Bob Lieberman addressed the Board. He thanked them for the lightning protection for the guardhouse. He also appreciates the good relationship that the HOA and the CDD currently have. He discussed how the HOA will work toward golf cart and ebike education. Supervisors also asked about the upcoming wifi tower installation, of which he went into some detail surrounding permitting challenges. Construction is set to start soon. Supervisor Roth thanks President Lieberman for the report.

Supervisor Licht would like for the Board to vote for the replacement of the ixoras which was tabled last meeting. Supervisor Meek did apologize to Supervisor Licht for stating last meeting that the plants look fine. After driving the community he did recognize her complaint. The proposal was for $1,660. Supervisor Licht made a motion to approve the proposal. Supervisor Meek seconded the motion and all were in favor.

Audience member Diane Meek asked if the snail flushing is on September 4 and what happened if it is raining? Estate is now emptying the filters, but it is a real issue. Mr. Pepin let her know that there is no adverse weather plan, but would communicate through the management team if there are any delays.

The next Audit Selection Committee Meeting and Regular Meeting: September 16, 2025 at 3:45p.m.