Habitat
Community Development District

The Public Budget Hearing, the Fiscal Year 2027 O&M Assessment Public Hearing and 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 18, 2026 at 3:30 p.m.

Present and constituting a quorum were:

Larry Roth – Chair
James Meek – Vice Chair
Linda Lea Gibson – Assistant Secretary
Jenny Licht – Assistant Secretary
Matthew Elliott – Assistant Secretary

Also present:

Mandie Rainwater – District Manager, Premier District Management (PDM)
Chris Pepin – Field Manager, Community Field Services
John Baker – Engineer, Bowman Engineering
Charles Ensley – Resident
Ken Lehman – Resident
Natalie Simper – Resident
30 Residents

Attending remotely:

Megan Wolff – Assistant District Manager, (PDM)
Melissa Gindling – Compliance Manager, (PDM)
Greg Urbancic – District Attorney, Coleman, Yovanovich & Koester, P.A.
Bob Lieberman – HOA Liaison
18 Callers

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

The meeting was called to order at 3:30 pm by Chair Roth and District Manager Rainwater called the roll. In attendance were Supervisors Roth, Meek, Gibson, Licht, and Elliott. Also in attendance were District Manager Mandie Rainwater, Field Manager Chris Pepin, and District Engineer John Baker, Residents Charles Ensley, Ken Lehman, Natalie Simper and roughly 30 residents were present in the room. Online were Assistant District Manager Megan Wolff, Compliance Manager Melissa Gindling, District Attorney Greg Urbancic, HOA Liaison Bob Lieberman and 18 callers.

The agenda was presented amended adding Sections 7Dii, 8Ci, and 9Aiv.

Natalie Simper addressed the Board regarding ATV use within Bella Terra and referenced a prior incident involving her son being stopped by law enforcement while operating an ATV in the community.

A. Budget Hearing Notice Affidavit

District Manager Rainwater reported that the Affidavit of Publication was in the agenda packet, confirming that the public hearing notice had been duly published as required by law.

B. Presentation of Proposed Budget

District Manager Rainwater reviewed the proposed FY 2027 budget, which includes a $125 annual assessment increase to fund operations and maintenance, pump station replacements, lake bank restoration, irrigation improvements, and clock tower repairs. She noted that debt service assessments would remain unchanged and that the budget is balanced.

Chair Roth explained that this is the first assessment increase since 2023 and is intended to address aging infrastructure, including pump stations, irrigation systems, and lake bank erosion, while helping the District avoid future special assessments. Supervisor Gibson commented that Habitat is a 22 year old community with several assets in need of repair and stated that the Board has developed a plan to address these needs. Vice Chair Meek commented that new pump station filtration systems are expected to improve irrigation performance and help control snail issues. Supervisor Elliott stated that the lake bank restoration program will prioritize the most severely affected areas first.

C. Public Comment

Resident Charles Ensley expressed concerns regarding the proposed assessment increase and requested additional justification for the increase and related expenditures.

Resident Ken Lehman asked questions regarding assessment calculations, the guardhouse, and the status of a prior lawsuit.

Chair Roth stated that the lawsuit had been resolved at no cost to the District, and Supervisor Gibson noted that assessments had not increased in four years and discussed the impact of inflation on operating costs.

D. Resolution 2026-07: Adopt Fiscal Year 2027 Budget Appropriation

District Manager Rainwater stated that Resolution 2026-07 adopts the Fiscal Year 2027 budget and annual appropriations for the period beginning October 1, 2026, and ending September 30, 2027, authorizes budget amendments, and provides an effective date.

A. Presentation of Assessment Rates

District Manager Rainwater reported that the proposed FY 2027 O&M assessment would increase from $735.69 to $860.69, while debt service assessments would remain unchanged. She also advised residents that non-ad valorem assessments appear on their annual tax bills and noted that address changes must be made through the County

B. Public Comment

There were no public comments.

C. Resolution 2026-06: Approve Fiscal Year 2027 Assessment Levy

District Manager Rainwater stated that Resolution 2026-06 provides for the Fiscal Year 2027 assessment levy, including the imposition, collection, and enforcement of special assessments, certification of the assessment roll, authorization of amendments, and an effective date.

A. Items to be Pulled for Discussion

There were no items pulled for discussion.

B. Motion to Approve Consent Items

C. Consideration of Items Pulled for Discussion

D. Consent Items

i. Draft Regular Meeting Minutes for July 21, 2026

ii. Financial Report for July 2026

iii. Project Tracking Logs

A. Irrigation Contractor

i. Breakage Discussion – Follow Up

a. Hoover – Pump Station 6 Replacement – Update

District Manager Rainwater reported that Engineer Baker reviewed the Pump Station 6 replacement and confirmed that the work performed by Hoover was sound. Field Manager Pepin and staff have begun receiving rain-delay notifications through the new monitoring system and noted that, once all pump stations are operational, notifications will be received for each station. He explained that the system will provide alerts during heavy rainfall and automatically initiate rain delays when appropriate.

Supervisor Gibson reported that the District replaced the Lake 1 damaged pump station after a prior engineering analysis identified it was nearing the end of its useful life. She explained that the pump station ultimately failed as anticipated and that the replacement is expected to improve irrigation pressure and reliability while helping reduce snail related issues that have affected the irrigation system.

District Manager Rainwater reported that the RFP for the remaining pump station replacements had been published and would remain open through September 11, 2026. The Board was advised that proposals would be presented for consideration after the submission period closes, and that the RFP is available on the District’s website.

a. Estate – Landscape/Irrigation for Pump Station 6 – Update

The installation of the Clusia hedge at Pump Station 6 was scheduled for early that week and could be completed prior to the meeting.

b. Talon – Fence/Stone for Pump Station 6 – Update

The fence has been installed.

b. West Coast – Pump Station Inspection Estimate – Update

Field Manager Pepin reported that he is still awaiting the pump station inspection report and any related repair recommendations or cost estimates.

c. West Coast – Pump Station 2 – Electrical Repair – Proposal

Field Manager Pepin reported that they discovered a bad connection with the wiring that goes from the roadway to the Station. West Coast provided a proposal to replace the disconnect switch at the roadway and to replace over
300 feet of electrical wire that runs from the roadway disconnect to the disconnect at the pump station. West Coast has provided an option to use copper wire over aluminum wire for an additional $3,600. Field Manager Pepin stated that West Coast uses a lot of aluminum, and are comfortable with it, but they like to provide an option but overall copper was a better product.

Supervisor Elliott discussed the proposed electrical repairs at Pump Station 2, noting that the existing copper wiring had deteriorated at an underground splice connection. He recommended replacing the wiring with copper rather than aluminum, citing its durability, reliability, and ability to eliminate future issues by installing a continuous run of wire without underground splices. He noted that the proposed cost was $17,725 for copper compared to $14,125 for aluminum.

B. Lake Maintenance

i. Premier Lakes – Aeration Repair Lake 8 – Proposal

District Manager Rainwater presented a proposal from Premier Lakes to repair the aerator at Lake 8 by replacing the non-functioning compressor cabinet, which had caused the aeration system to become inoperable.

C. District Manager

i. Audit Engagement Letter

District Manager Rainwater reviewed the multi-year audit engagement letter from Grau & Associates for the District’s FY 2026 annual audit services.

D. Field Manager

i. Current Field Report

Field Manager Pepin reviewed the Field Report, noting that lake conditions had improved overall, with algae levels remaining low, littoral plantings in good condition, and the aeration line break at Lake 3 East repaired and fully operational. He reported that a banana tree placed at Lake 24 would be removed and discussed preserve maintenance concerns, including illegal vegetation dumping behind 13304 Lazzaro Court and the improper disposal of bagged dog waste near the second roundabout, where more than 20 bags were removed during a recent inspection.

Chair Roth asked whether residents adjacent to preserve areas should receive reminder letters regarding prohibited dumping. Mr. Pepin suggested addressing the issue through a future community newsletter.

Mr. Pepin also reported that vegetation had been trimmed at the emergency access gate to prevent interference with gate sensors, hazardous trees and branches near Larino Loop would be removed, and pressure cleaning of sidewalks, gutters, and curbs had been completed along Bella Terra Boulevard, resulting in a noticeable improvement.

Regarding stormwater operations, Mr. Pepin reported that FLGIS had resumed inspections of the District’s drainage system and completed cleaning of catch basins and drainage structures, removing accumulated debris including bottles, styrofoam, and floating material.

Chair Roth inquired about the District’s readiness for storm season, and Mr. Pepin advised that the drainage system had been cleaned, inspected, and was in good condition, with ROV inspections expected to identify any remaining issues requiring attention.

Supervisor Gibson requested that staff revisit a frequently clogged drain near a crosswalk and add it to the maintenance list.

Mr. Pepin further reported that the replacement motor for Pump Station 4 had been returned to the manufacturer due to excessive noise and that staff was awaiting delivery of a replacement unit, with no estimated delivery date available.

Mr. Pepin reported that the clock tower continues to experience deterioration, including peeling Roman numerals and growing maintenance concerns. He noted that staff is coordinating with the clock tower vendor to evaluate and address the issues. Mr. Pepin also reported that the guardhouse door handle had cracked and needed replacement. He advised that Slider Genie replaced the door handle and repaired the lock.

i. Project Updates

a. Insight – Snail Treatment – Update

Field Manager Pepin reported that the scheduled snail treatment has been postponed to the week of September 24, 2026, due to two pump stations being out of service.

E. Attorney

District Attorney Urbancic reported that he had no new legal updates and reminded Board members to complete their required ethics training.

F. Engineer

Engineer Baker reviewed the status of various District projects, including the items summarized below.

i. Lake Bank Restoration Planning – Update

Engineer Baker reported that he continues to coordinate with Field Manager Pepin regarding contractor questions related to the lake bank restoration project and had no additional updates at this time.

A. Clock Tower

i. SEMCO X-Bond Micro Cement – Clock Tower Resurfacing – Discussion

District Manager Rainwater reported on her follow-up discussions with ARZ Builders regarding the clock tower resurfacing options. She noted that the contractor indicated the proposed micro-cement application would be installed only on the vertical surfaces of the water feature and should not be affected by pool water or water chemistry. The contractor also provided references for similar installations and advised that only routine cleaning of the waterline would be required.

Supervisor Gibson expressed concern that ongoing calcium buildup, would continue to impact the feature regardless of the finish selected. Supervisor Licht outlined three potential options: cleaning the existing tile, retiling the structure, or converting the feature into a landscaped horticultural element. She stated a preference for exploring tile cleaning first and requested additional cost information before making a decision.

Supervisor Elliott noted that several date palms surrounding the clock tower have grown significantly and are contributing debris to the water feature. He suggested removing and replacing the trees with smaller landscaping.

Supervisor Licht indicated she would prepare conceptual design ideas for the Board’s consideration.

The Board also discussed the permitting and cost implications of converting the water feature to a landscaped element. After discussion, the Board agreed to await a vendor report regarding the feasibility of cleaning the existing tile and tabled the matter pending additional information.

ii. West Coast – Clock Tower Electrical Inspection – Update

District Manager Rainwater reported that staff is still awaiting the clock tower inspection report and any associated repair recommendations or cost proposals before determining next steps for the project.

iii. VIP Pool Care – Clock Tower Geyser Motor Replacement – Proposal

District Manager Rainwater presented a proposal from VIP Pool Care for replacement of the clock tower geyser motor at a cost of $19,650. Following discussion, the Board agreed to table the proposal until a decision is made regarding the future of the clock tower.

iv. Clock Tower Observations

District Manager Rainwater noted that additional materials provided by Supervisor Licht included photographs of the clock tower highlighting its current condition and ongoing maintenance concerns. The materials were reviewed as part of the Board’s discussion regarding future repair and improvement options for the clock tower.

B. Cul-De-Sac

i. Cul-De-Sac Plant Replacement – Update

District Manager reported that the plants were not installed as of the most recent field inspection.

ii. Cul-De-Sac Inspection Report

Supervisor Licht reported that conditions have continued to improve and noted that the use of specialized fertilizers has contributed to healthier landscaping.

C. Guardhouse

i. Northern Contracting – Guardhouse Drywall Repair – Initial Approval

The Board discussed the HOA’s request for reimbursement of a $695 guardhouse drywall repair completed by Northern Contracting. Board members expressed concern that the repair was completed before the CDD was notified, preventing staff from inspecting the issue and determining the cause of the damage.

The Board emphasized that future repairs to CDD owned facilities should be communicated to the District before work is performed. Despite these concerns, the Board acknowledged that the guardhouse is a District asset and agreed to reimburse the HOA for the repair.

D. 20001 Larino Loop – Survey Request – Update

Engineer Baker reported that he inspected the drainage concerns at 20001 Larino Loop and observed that the curb appeared relatively level, rather than showing the typical displacement associated with root intrusion. To determine the cause of the drainage issue, he recommended conducting a survey to collect elevation data along the curb flow line, which would allow him to analyze drainage patterns and identify any underlying problems. The proposed survey and engineering review would cost up to $2,000.

The Board discussed potential contributing factors, including tree roots, leaf accumulation, irrigation runoff, and grading conditions. Vice Chair Meek noted observations of standing water, nearby vegetation, and drainage patterns in the area, while Supervisor Gibson asked whether a nearby tree could be contributing to the issue. Engineer Baker stated that the tree may be a factor but that additional data is needed to determine the primary cause.

The Board also discussed responsibility for any corrective action, with Engineer Baker explaining that recommendations would depend on the survey findings.

Supervisor Licht expressed a preference to monitor conditions outside of the rainy season before authorizing the survey, noting that rainfall and irrigation may be contributing factors. While some Board members supported obtaining a survey to better identify the source of the drainage issue, others felt additional observation was warranted before incurring the expense.

E. Resident Concerns – ATV Use within Bella Terra

District Manager Rainwater reported that staff had received numerous complaints regarding ATVs, e-bikes, scooters, and other motorized vehicles within the community. She advised that District staff provided reported addresses to local law enforcement, and Lieutenant Pizano investigated the concerns and confirmed that ATVs are not permitted on public roadways. She further explained that although Bella Terra operates as a gated community, its streets are public roads and all applicable traffic laws, licensing requirements, and vehicle regulations remain enforceable.

The Board discussed public access, gate procedures, and enforcement responsibilities, and residents were advised to contact the Sheriff’s Office regarding traffic violations or active enforcement concerns.

Bob Lieberman, HOA Liaison, reported that the community’s cell tower could become operational within the coming days. He also advised that the HOA is entering budget season, with budget workshops scheduled to begin the following week. Additionally, he noted that the HOA’s electrical engineer had recently begun evaluating the community’s electrical infrastructure and had identified several areas requiring further review, including locations that may lack adequate electrical protection.

Supervisor Elliott requested that agenda materials be distributed earlier. District Manager Rainwater advised that agenda packets are made available seven days prior to each meeting in accordance with the District’s established schedule.

Resident Susan Prock inquired about the replacement of roadway reflectors, and Field Manager Pepin confirmed that the project had been completed and that the new reflectors had been installed.

Another resident asked why residents are responsible for road repaving costs if the roads are public. District staff explained that the roads were originally funded through CDD bonds and that District property remains public property. Staff also clarified that members of the public may request access through the gatehouse in accordance with public access requirements.

An additional resident expressed concerns regarding the Fiscal Year 2027 assessment increase as a new homeowner in the community.

The next Regular Meeting: September 15, 2026 at 3:30p.m.