Heritage Bay Community Development District

A regular meeting of the Board of Supervisors of the Heritage Bay Community Development District was scheduled for Thursday, May 14, 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

Also present were:

Cal Teague – Principal Owner, Premier District Management (PDM)
Melissa Gindling – Assistant District Manager, PDM
Craig Seger – Engineer, CPH
Matthew Drake – Project Manager, Solitude Lake Management
Brook Bledsoe – Account Manager, Solitude Lake Management
Robert (Bob) Dubester – Supervisor Candidate
Mike Weinlein – Resident

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 Mr. Teague called the roll. Present and constituting a quorum were Chair Hubbard, Vice Chair Arcurie, and Supervisors Bachenberg and Soucie. Also in attendance were Cal Teague from Premier District Management, Assistant District Manager Gindling, Craig Seger from CPH, Matthew Drake and Brook Bledsoe from Solitude Lake Management, Supervisor Candidate Robert (Bob) Dubester and resident Mike Weinlein.

There were no Audience comments.

A. Items to be Pulled for Discussion

Cal Teague summarized the consent agenda and requested removal of the March minutes for correction and resubmission by Premier District Management (PDM).

Chair Hubbard noted the usefulness of the “% Complete” column in the February financials and asked about PDM’s one-time fee, which will be charged in June upon transition completion.

The Board agreed to retain the current consent agenda format.

B. Motion to Approve Consent items

The remaining consent item (February financials) was approved.

C. Consideration of Items Pulled for Discussion

D. Consent Items

i. Draft Regular Meeting Minutes for March 5, 2026

ii. Financial Report for February 2026

A. District Manager

i. Seat 3 Vacancy

The Board appointed Mr. Bob Dubester to the Board.

a. Oath of Office

Mr. Bob Dubester completed the Oath of Office during the meeting and was seated as a Supervisor.

b. Resolution 2026-05 Board Reorganization

Mr. Teague explained that following a change in Board composition, Florida Statutes require the Board to consider reorganization of roles. The Board acted to retain Supervisor Hubbard as Chair, Supervisor Arcurie as Vice Chair, and the remaining Supervisors as Assistant Secretaries. In addition, Premier District Management staff assignments were confirmed as follows: Mandie Rainwater as Secretary, Calvin Teague as Treasurer, Tammy Zajdowicz as Assistant Treasurer, and Melissa Gindling as Assistant Secretary.

During discussion, the Board inquired as to the meaning of the phrase “providing conflicts” as stated in the resolution. Staff advised that clarification would be obtained from Attorney Urbancic.

ii. Election 2026 Information

a. Voter Information

There were 910 active voters in the District as of April 15, 2026. It was noted that this total reflects a decrease compared to the prior year.

b. Candidate Qualifications

Mr. Teague noted that Supervisors Soucie and Bachenberg are up for re-election in November, 2026.

c. Candidate Registration Info

Information regarding candidate qualifications, registration requirements, and applicable election and qualification dates for the upcoming election was included in the agenda packet for the Board’s reference.

iii. Update on Transition

Mr. Teague and Assistant District Manager Gindling provided an update on the current status of the District’s transition.

• Premier District Management has obtained access to all financial accounts and related information necessary to generate upcoming financial reports. It was noted that the District’s accountant, Tammy Zajdowicz, is in the final stages of reviewing report formats prior to issuing the March financial statements.
• Staff further advised that all recurring vendors have been contacted and that digital records received from the prior management company, Inframark, are in the process of being organized and filed.
• The District’s website is now live, with further updates to be completed by staff.
• Supervisor email accounts will need to be transitioned in the near future, at which time the Board expressed concern regarding potential loss of access to prior email communications. Staff was directed to research available options prior to proceeding.

Chair Hubbard stated that communication with District staff has been positive.
Mr. Matthew Drake commented favorably on the District’s new website, noting that it appears well done.

iv. Budget FY 2027

Mr. Teague presented the draft Fiscal Year 2027 budget prepared by District Manager Rainwater. He noted that yellow-highlighted items reflect components included in Premier District Management’s all-inclusive pricing. Assessment levels were presented with no proposed increase.

a. Proposed Budget FY 2027

The Board then discussed the following items:

• The projected assessments should be approximately $0.
• Clarification was requested regarding the calculation and presentation of net assessments.
• The Board directed that the P/R – Board of Supervisors line item be adjusted to $8,000 due to the recent appointment.
• An increase to FICA taxes was discussed.
• The Professional Services – Engineering budget was recommended to be revised to $12,000.
• Reductions to the projected Property Appraiser and Special Assessment fees were discussed.
• Staff was asked to provide an explanation of the Professional Services – Trustee Fees.
• Staff was asked to provide an explanation and estimate of Liability Insurance costs.
• The R&M – Lake Erosion line item was recommended to be revised to $175,151.
• The R&M – Contingency line item was recommended to be revised to $8,175.
• Mr. Teague noted that current reserve fund levels appear healthy, but may be adjusted depending on the Board’s long-term goals.
• The Solitude contract amount will be reviewed to confirm accuracy.
• The Board discussed several current and upcoming projects and considered the possibility of increasing assessments to fund these items.
• Staff was directed to prepare multiple assessment increase scenarios, up to 10 percent, for Board consideration, with a preference for even dollar amounts.

The Board agreed to defer approval of the proposed budget until revisions are completed and reviewed. The revised budget will be presented at the June meeting.

b. Resolution 2026-06 Budget Approval

The resolution will be reviewed at the June meeting, and a typo identified in the first paragraph will be corrected prior to the meeting.

v. Field Services Report – April

Mr. Teague reviewed the Field Services Report explaining that Field Manager Pepin provides a summary of the condition of all lakes, including shoreline and submerged vegetation, assigns condition ratings, and includes supporting comments and photos to document conditions and any completed work.

The following items were discussed:

• The Board confirmed that the CDD does not own the fishing pier, noting it is owned by the Club and should not be included in future reports.
• The Board expressed approval of the lake rating summary page.
• Staff was directed to provide the Field Services Report to Solitude and CPH.
• A disconnected drain pipe behind 10260 Heritage Bay Boulevard is being addressed, with Veranda 4 coordinating repairs.
• The Board discussed the frequency of field reports, including quarterly or semi-annual options, and whether the ERP establishes a required schedule. For the time being, reports will be provided on a quarterly basis.
• The Board requested that the littoral shelf areas on Lake 30B, including the south bank and areas near the boat ramp and preserve, be included in inspections.
• Staff noted that the lake labeled as Lake 1 is incorrectly identified and is actually Pine One Golf Course.
• Mr. Matthew Drake with Solitude provided an update on vegetation, including pickerelweed, canna, and dog fennel.

Vice Chair Arcurie left the meeting at 10:47 a.m.

Vice Chair Arcurie returned to the meeting at 10:50 a.m.

B. Engineer

vi. Stormwater Drainage Structures Assessment Update

Engineer Seger presented a draft of the report and reviewed accompanying photos with the Board. Mr. Teague requested that an electronic copy be provided for inclusion in the Record of Proceedings.

Overall, the report indicated that most areas are in good condition, with several items identified for future repair. It was noted that the final report will include a summary of recommended items to be addressed. One section of pipe could not be located, and coordination with Copeland is anticipated to assist in identifying this area.

An area was identified where riprap is being displaced, causing erosion along the bank due to water accumulation at a low point. The engineer noted this area requires repair, along with ongoing riprap and yard drain maintenance to prevent further washout.

The final report will be incorporated into the District’s Goals and Objectives report.

C. Solitude Lake Management

i. Contract Update

Chair Hubbard and Attorney Urbancic are in the process of finalizing the contract and anticipate presenting it for completion at the June meeting, inclusive of several revisions.

Mr. Seger left the meeting at 11:05 a.m.

ii. Boulder Lake Vegetation Analysis

The lake inspection report was reviewed, and Mr. Matthew Drake from Solitude Lake Management discussed the treatment plan going forward. He noted that established spike rush is expected to survive through the rainy season.
The following observations were noted:

• Lakes 1 through 3 show signs of recent weed treatment.
• Lake 4 has vegetation within the water, although the shoreline was recently treated.
• Lake 5B was noted to be murky.
• Several lakes are experiencing regrowth along the banks and will require additional treatment prior to rising water levels.

The Boulder Lake analysis was reviewed, and an image of the analysis was presented on the Chair’s tablet. No concerns were identified.
It was further noted that Mr. Brian Suarez of Solitude Lake Management will assume responsibility for water testing following Mr. Drake’s departure.

iii. Monthly Reports

Monthly reports were included in the packet.

Mr. Drake and Ms. Bledsoe left the meeting at 11:22 a.m.

D. Attorney

Chair Hubbard mentioned that Attorney Urbancic had reported 2 new legislative items, including supervisor recall and sovereign immunity cap changes.

A. Copeland Southern Updates

Chair Hubbard asked for approval to meet with Scott Copeland from Copeland Southern Enterprises to discuss several projects and request cost estimates for a Veranda 2 Lake 6 project, the outfall areas that were identified by Engineer Seger, and the north end of Lake 10.

B. Veranda 2 Drainage Project Update

Discussed above.

C. CDD Parking Lot Discussion

Chair Hubbard reported that a request was received from Ms. Dot Rassmussen to use the CDD parking lot for storage of pavers related to a project. The request was denied due to the deteriorating condition of the parking lot and the need for repairs.

D. Oak Golf Course Renovation Update

Chair Hubbard gave an update on this renovation being completed by the HOA. He does not expect any major lake bank impacts. Many golf course green areas will be increased, and railroad vine may be planted for visual improvements.

E. Summer 2026 Golf Course Cultivation Schedules

Discussed as part of above.

F. Letter to Homeowners

The Board reviewed a draft letter prepared to inform homeowners about the CDD and its role. Staff will add Supervisor Dubester’s name to the signature line, and Chair Hubbard will coordinate distribution of the letter via an HOA e-blast.

• Supervisor Bachenberg discussed his experience coordinating the stormwater structures report with Engineer Seger.
• Supervisor Soucie noted that he did not receive the agenda packet email, and staff was directed to verify his email address for future distribution.

Chair Hubbard discussed the following:

• Concerns regarding children trespassing to fish in certain areas, noting potential safety risks. He advised that he is following up with the Sheriff’s Office to coordinate communication with local schools regarding trespassing.
• A letter from a homeowner concerning midge flies was also discussed, and it was noted that this issue is not within the CDD’s responsibility.
• Asked staff to ensure they have a copy of the Goals and Objectives document to follow.
• Discussion also included several items at the Quarry, including mapping of the preserve and the possibility of a controlled burn.
• Additional discussion addressed Sunshine Law considerations, with guidance previously provided by District Manager Rainwater and Attorney Urbancic on appropriate procedures moving forward.
• Staff was directed to provide Talon Construction’s contact information to Chair Hubbard.

The next Regular Meeting: June 4, 2026 at 9:00 a.m.