Heritage Bay Community Development District

The Public Budget Hearing, the Fiscal Year 2026-2027 O&M Assessment Public Hearing and the Regular Meeting of the Board of Supervisors of the Heritage Bay Community Development District was scheduled for Thursday, August 6, 2026 at 9:00 a.m. at Heritage Bay Clubhouse at 10154 Heritage Bay Boulevard, Naples, Florida, 34120.

Present and constituting a quorum were:

Edwin Hubbard – Chair
Jack Arcurie – Vice Chair
Steven Bachenberg – Assistant Secretary
Allen Soucie – Assistant Secretary
Bob Dubester – Assistant Secretary

Also present were:

Mandie Rainwater – District Manager, Premier District Management (PDM)
Brook Bledsoe – Account Manager, SOLitude Lake Management
Mike Hueg – Resident
Ray Simrak – Resident
Karen Goubeaux – Resident
Gail Iampieri – Resident
James Smith – Resident

Attending remotely:

Matt Gindling – Assistant District Manager, PDM
Melissa Gindling – Compliance Manager, PDM
Craig Seger – Engineer, CPH
Tony Chiarenza – Resident
David Chazanovitz – Resident
Ray Lyons – Resident
Jerry – Resident
Caller One
Caller Two
Caller Three
Caller Four

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

The Heritage Bay Community Development District meeting was called to order at 9:00 a.m., and District Manager Mandie Rainwater called the roll. Present and constituting a quorum were Chair Hubbard, Vice Chair Arcurie, and Supervisors Bachenberg, Soucie, and Dubester. Also in attendance were District Manager Rainwater, Brook Bledsoe from SOLitude Lake Management and Residents Mike Hueg, Ray Simrak, Karen Goubeaux, Gail Iampieri, and James Smith. Attending remotely were Assistant District Manager Matt Gindling, Compliance Manager Melissa Gindling, District Engineer Craig Seger and residents Tony Chiarenza, David Chazanovitz, Ray Lyons, Jerry, and 4 other unidentified callers which were present throughout different parts of the meeting.

The Board approved the agenda as amended with the addition of 4D: Advertisement Notice Affidavit, 8D: L30COCO2 Canal Cleanup and Littoral Shelf Concerns and 11C: CDD Parking Lot and Potential Repairs.

No audience comments were heard.

A. Presentation of Proposed Budget

District Manager Rainwater reviewed the main details of the proposed budget and reported that the budget is balanced, maintains adequate reserve funding, and includes an increase in assessments for the upcoming fiscal year.

Chair Hubbard addressed the residents regarding the assessment increase, noting that the Board did not make the decision lightly. He explained that the increase was necessary to address rising lake maintenance costs, forthcoming renovations such as the Veranda, CDD parking lot and Golf Course projects, and the need to maintain adequate reserves for future needs and unforeseen events.

B. Public Comment

No public comments on the Budget were heard.

C. Resolution 2026-08: Adoption of FY 2026-2027 Budget Appropriation

District Manager Rainwater summarized the projected funding allocations for the Operations and Maintenance Fund and the Debt Service Fund.

D. Advertisement Notice Affidavit

District Manager Rainwater advised that the affidavit of publication for the public hearing was included in the agenda package for the Board’s review.

A. Presentation of Assessment Rates

District Manager Rainwater advised that the required notices were mailed to residents and presented the proposed operations and maintenance assessment increase, noting that the increase was necessary to support the Fiscal Year 2027 budget.

B. Public Comment

No public comments on the Assessment Rates were heard.

C. Resolution 2026-09: Approving the FY 2026-2027 Assessment Levy

District Manager Rainwater reviewed the process for certifying the assessments and submitting them to the tax collector for collection.

Chair Hubbard reported that issues related to the transition to Premier District Management had been resolved and that the financial reports were now accurate.

A. Items to be Pulled for Discussion

Chair Hubbard requested to pull the June 4th Meeting Minutes for correction.

B. Motion to Approve Consent Items

C. Consideration of Items Pulled for Discussion

Chair Hubbard requested that Item 9B, Line 103, of the June 4, 2026 Meeting Minutes be amended to revise the cost estimate from $29,000 to approximately $90,700.

D. Consent Items

i. March, April and May 2026 Financial Reports

ii. Draft Regular Meeting Minutes for June 4, 2026

A. RCP Stormwater Drainage Structures

Engineer Seger inquired whether any additional action was needed regarding the stormwater drainage structures. Chair Hubbard confirmed that the items identified in the previous engineering report had been completed by Copeland and that the matter could be closed.

Chair Hubbard then requested an update on the recommended frequency of stormwater drainage structure inspections. Mr. Seger stated that he did not yet have that information but would report back to the Board once it became available.

B. Lake 20 Homeowner Requests for Personal Drainage Installations

Chair Hubbard and Engineer Seger met in the field to review residential drainage concerns around Lake 20. Engineer Seger explained that the issue is maintenance related and recommended redirecting residential downspout drainage away from the lake through underground piping and discharge bubblers near the roadway. He noted that the use of geocells around the discharge areas would strengthen the sod and help reduce erosion. The Board discussed the importance of directing runoff away from the lake to preserve the integrity of the lake banks and slopes and avoid potential damage to the riprap.

Chair Hubbard reported that letters had been sent to the affected property owners outlining the drainage concerns and potential corrective measures. He noted that additional neighboring properties could also be impacted and that the District is awaiting responses from the homeowners regarding whether they wish to proceed with the recommended improvements. If pursued, the District would assist in identifying vendors, with affected residents contributing toward the installation costs.

C. Update- Discussion with Blueshore Engineering

Chair Hubbard requested that this topic be tabled for future discussion.

District Manager Rainwater inquired whether Engineer Seger had been receiving communications from staff regarding District matters and billing inquiries, noting that responses had not been received. Mr. Seger confirmed he would provide the outstanding invoices.

A. Monthly Reports and Observations

Ms. Bledsoe informed the Board that their new operations manager is Zachary Mosley. SOLitude also has a new account manager, which should allow Ms. Bledsoe to dedicate more time to Heritage Bay. She also informed the Board that she will focus on lake banks with issues when providing photos in her reports.

Chair Hubbard reviewed SOLitude’s monthly reports and discussed opportunities to improve the format by focusing on actionable items and identified problem areas. The Board expressed a preference for reports that clearly identify specific issues by lake location, such as invasive vegetation and maintenance concerns, rather than extensive photographic documentation of areas without issues. The Board noted that a more targeted reporting format would assist both the Board and SOLitude staff in identifying and prioritizing items requiring attention. It was recommended that SOLitude review Field Manager Pepin’s reporting format, including the Lake Rating Sheet and the use of photographs and comments to document specific concerns and recommended actions.

Supervisor Bachenberg inquired about the effects of increased rainfall on lake health. Ms. Bledsoe explained that additional rainfall can help reduce algae blooms, while prolonged heat may contribute to algae growth. She noted that stagnant water conditions during the summer had contributed to increased algae activity in several areas. Ms. Bledsoe further advised that rising water levels are expected to improve the health of the littoral zones and promote the natural spread of vegetation along the lake banks.

Ms. Bledsoe reviewed recent service visits, treatment activities, and lake observations, including:

• Treatment of Lakes 30A and 30B for invasive grasses and submerged vegetation.
• Routine cutting and management of pondweed and other submerged vegetation.
• Inspection of drainage pipes and confirmation of proper operation.
• Inspection of all lakes for algae, aquatic vegetation, and maintenance concerns.
• Treatment of Lakes 24 and 26 for algae.
• Removal of shoreline trash and debris from designated lake areas, including Lake 26.
• Treatment of riprap areas along Lakes 30A and 30B.
• Observation of improved water clarity in treated areas and active wildlife presence.
• Identification of Lake 12 as an area of ongoing focus for future maintenance efforts.

B. Enhanced Water Body Assessment-September 2026

Chair Hubbard reviewed SOLitude’s enhanced water body assessment program, noting that water samples will be collected from designated areas within the lake system by boat rather than solely from the shoreline. He explained that this approach is expected to provide a more accurate assessment of overall lake health. Chair Hubbard also noted that the revised program is anticipated to reduce annual costs to the District by approximately $12,000 a year.

Resident Ray Simrak inquired about the operation of the community’s stormwater system. Supervisor Soucie and Chair Hubbard explained that the lakes are interconnected, allowing water to flow through the system before discharging into the canal. They noted that the system effectively conveys stormwater while promoting circulation and renewal of the water throughout the lake system.

C. Ratification – Lake 13 – Approval for Planting of Yellow Canna Along West Bank

District Manager Rainwater reported that a proposal in the amount of $2,556 for the installation of 1,671 Yellow Canna plants along approximately 571 linear feet of Lake 13 had been approved between meetings to allow planting to occur before seasonal rainfall.

Chair Hubbard noted that the plantings enhance the appearance of the area while also providing protection for the lake bank.

D. L30COCO2 Canal Cleanup and Littoral Shelf Concerns

Chair Hubbard summarized the key points of his August 4, 2026, email with SOLitude regarding canal maintenance and littoral shelf restoration. He emphasized the need for the canal to be fully cleared of dead vegetation and debris, noting its importance as a major outfall serving both Heritage Bay and The Quarry. Chair Hubbard further noted concerns that the littoral shelves at Lake 30B may no longer meet permit requirements due to the absence of desirable vegetation, which could expose the District to potential County enforcement action. He acknowledged that SOLitude was not responsible for the condition, as the area had previously been dominated by torpedo grass that required removal, and recognized the challenges associated with establishing replacement vegetation in the area’s poor and rocky soil conditions.

Chair Hubbard requested that SOLitude return at the next meeting with a comprehensive restoration plan for the Lake 30B littoral shelves, including recommended plant species, estimated quantities, project costs, implementation timeline, and proposed methods for restoring the area to compliance with County requirements. SOLitude representatives indicated that they would investigate potential planting alternatives suitable for the site conditions and develop recommendations for Board consideration. The Board acknowledged that the restoration effort may be a long-term process and encouraged SOLitude to bring additional personnel or subject matter experts to the September meeting to assist in evaluating restoration options.

Brook Bledsoe left the meeting at 9:55 a.m.

A. CDD Legislation Summary

District Manager Rainwater provided an overview of recent legislation affecting community development districts. She reported that House Bill 145 was not signed into law by the Governor, while Senate Bill 1180 was signed into law, granting residents the authority to recall CDD supervisors under specified circumstances. She also reminded Board members that the annual ethics training requirement must be completed by the end of the year.

A. Copeland Southern Updates

i. Veranda 2 Drainage Project Update

Chair Hubbard reported that the Veranda project is nearing completion and that the remaining work consists of replacing the drainage structures and rebuilding the lake bank. He also noted that the major pipe break has been repaired.

ii. Repair of Two RCP Structures 9B and 10B

Chair Hubbard reported that repairs to the two RCP structures have been completed at a cost approximately $1,000 below the original estimate. He further noted that when work begins on Lake 19 (“The Lagoon”) next year, he would like Copeland to relocate the existing pile of riprap from the corner of the site to Lake 20 to address identified areas of settlement.

Staff was requested to remind Chair Hubbard to communicate this request when the project commences.

B. Oak Golf Course Renovation Update

i. Potential CDD Requirements and Projects

Chair Hubbard reported that he plans to attend Green Committee meetings related to the gold course renovation. He noted that the Oak Course project is expected to be the most costly of the golf course renovation efforts and that the potential costs to the District in 2028 remain difficult to forecast at this time.

C. Cypress Golf Course Renovation Update

The District expects to receive a cost estimate later this year.

i. Potential CDD Requirements and Projects

D. Seats 4 and 5-Additional 4 Year Terms

i. How Promote Involvement on CDD Board?

Chair Hubbard discussed the importance of increasing resident awareness of the Community Development District, its responsibilities, and opportunities for Board service. He noted that the District will continue to operate after the bonds are paid off in 2036 and emphasized the need to cultivate future Board participation.

District Manager Rainwater explained that the Board would not dissolve if vacancies occur and outlined the statutory procedures for filling seats, including gubernatorial appointments and other measures that allow the Board to continue functioning with a minimum of three members.

The Board discussed the challenges of recruiting qualified residents to serve as supervisors, noting that eligible candidates must be registered voters in Collier County and represent only a portion of the community. Suggested outreach efforts included sending letters to eligible residents, participating in community job fairs, providing information through the HOA newsletter, and encouraging greater resident attendance at Board meetings.

A. July Field Service Review – Chris Pepin

District Manager Rainwater reviewed the quarterly Field Service Report with the Board. The Board commented on the usefulness of the Lake Rating Sheet and suggested that SOLitude utilize the report as a model for identifying issues and tracking conditions throughout the District. Discussion included the benchmarks used for Total Individual Scores and whether those scores could serve as an effective tool for identifying problem areas.

Chair Hubbard questioned why Field Manager Pepin does not attend Board meetings to address questions and noted that the report does not include recommended actions or project updates. District Manager Rainwater explained that Mr. Pepin’s contract is limited to inspections and reporting, while implementation of maintenance activities and projects falls under the responsibility of the District’s contracted vendors. She noted that the timing, frequency, and scope of future reporting requirements could be discussed during renewal of the District’s contract with Premier District Management.

Chair Hubbard requested that staff notify Field Manager Pepin that the reference under Section 1.b.iii. of the report pertains to Pine 1/Lake Bank 20. Ms. Rainwater also discussed the use of public ride-around meetings in other communities, noting that such meetings may be beneficial if the Board wishes to conduct group inspections of specific areas within the District.

The Board expressed its preference that SOLitude provide more action-oriented reports identifying areas requiring attention and limit reporting on areas in good condition unless significant updates are warranted.

Chair Hubbard requested that Supervisor Soucie monitor the geotextile bags at Lake 14 and the silt curtain at Lake 19 and coordinate their removal as appropriate in anticipation of continued rainfall.

B. Review of Proposed Meeting Dates for 2026-2027

i. Resolution 2026-10: Adoption of FY 2026-2027 Meeting Dates

The Board reviewed the proposed meeting schedule and discussed designating certain meeting dates as “if required” meetings. The Board agreed that this approach would provide flexibility while maintaining the ability to address District matters as needed.

Chair Hubbard reported that he would work with Stephanie at the Clubhouse to schedule the approved meeting dates and reserve meeting space.

C. CDD Parking Lot and Potential Repairs

Chair Hubbard informed the Board that the Clubhouse General Manager intends to solicit bids for a parking lot restoration project utilizing an asphalt rejuvenation process rather than a resurfacing or complete reconstruction.

The Board discussed the potential use of asphalt rejuvenation for the District parking lot. District Manager Rainwater cautioned that any asphalt rejuvenation treatment should be thoroughly evaluated before approval, including a review of the product’s chemical composition and the vendor’s references and performance history. Supervisor Bachenberg expressed his professional opinion that a traditional seal coat application may be a more suitable option.

The Board also discussed the ongoing use of the District parking lot by non CDD contractors for debris disposal and material storage. It was noted that existing debris piles will need to be removed prior to any restoration work, and the Board expressed its intent to prohibit future use of the lot by contractors performing non CDD related work.

The Board further discussed coordinating the District’s parking lot project with the Clubhouse restoration project and potentially utilizing the same vendor. Board members noted that completing both projects concurrently could provide efficiencies in contractor mobilization and offer potential cost savings.

Chair Hubbard requested that the discussion continue at the September meeting.

District Manager Rainwater provided a brief update on the District’s insurance from Brown & Brown.

All Supervisors requested that official CDD communications be sent only to their Supervisor emails, and that personal email addresses not be used for future District communications.

Chair Hubbard noted that excess fill is being placed on Lake Bank 18 by the Club to enhance the area.

Resident Ray Simrak stated how important it is to pave the parking lot correctly.

The next Regular Meeting: September 3, 2026 at 9:00 a.m.