MINUTES OF MEETING BAYWINDS
COMMUNITY DEVELOPMENT DISTRICT
The regular meeting of the Board of Supervisors of the Baywinds Community Development District was held on Thursday, May 7, 2026 at 5:00 p.m. at 2804 NE 8th Street, Suite #202, Homestead, Florida.

Present and constituting a quorum were:

Nicolas Roldan	Chairman
Larry Parks	Vice Chairman
Jennifer Desa	Assistant Secretary
Leonardo Nieves	Assistant Secretary
Erika Cepero	Assistant Secretary (by phone)

Also present were:

Liza Smoker	District Counsel
Ben Quesada	District Manager
Mayra Padilla	Governmental Management Services
Terry Glynn	Governmental Management Services (by phone)

FIRST ORDER OF BUSINESS	Roll Call and Pledge of Allegiance
Mr. Quesada called the meeting to order, called the roll and the Pledge of Allegiance was recited by all who attended the meeting.

SECOND ORDER OF BUSINESS	Audience	Comments	–	As	per
District’s rules, each speaker had 3 minutes to provide comments
Mr. Quesada stated that no one from the general public was in attendance by phone or in person so there were no audience comments at this time.

THIRD ORDER OF BUSINESS	Approval of the Minutes of the
March 5, 2026 Meeting
Mr. Quesada presented the minutes from the March 5, 2026 meeting, asked for any comments or corrections, and upon hearing none, asked for a motion to approve the minutes.

On MOTION by Mr. Roldan seconded by Ms. Desa with all in favor, the Minutes of the March 5, 2026 Meeting were approved.

FOURTH ORDER OF BUSINESS	Public	Hearing	to	Adopt	the
Fiscal Year 2027 Budget
Mr. Quesada presented item No. 4, the public hearing to adopt the fiscal year 2027 budget and stated this item was included in the agenda on page 10: He then gave a brief explanation stating this was the same budget that was proposed at a prior meeting and there was no increase to the assessments recommended, therefore, it is exactly the same as the previous year.

Motion to Open the Public Hearing
Mr. Quesada then asked for a motion to open the public hearing.

On MOTION by Mr. Roldan seconded by Mr. Nieves with all in favor, opening the Public Hearing was approved.

Public Comment and Discussion
Consideration of Resolution #2026-02 Annual Appropriation Resolution
Mr. Quesada stated there was no one currently present in the audience for any public comment or discussion and asked if the Board had any comments or discussion on the proposed budget. (The Board had no comment at this time) Mr. Quesada then moved on to item C, consideration of resolution #2026-02, the annual appropriation resolution, gave a brief explanation of the resolution and then asked for any questions or comments. Upon hearing none, he asked for a motion to adopt the resolution.

On MOTION by Mr. Roldan seconded by Mr. Parks with all in favor, Resolution #2026-02 the Annual Appropriation Resolution was approved.

Consideration of Resolution #2026-03 Levy of Non Ad Valorem Assessments
Mr. Quesada presented resolution #2026-03 the levy of the Non-Ad Valorem Assessments and gave a brief explanation of this item. He then asked for any comments or questions.
Mr. Roldan stated that Lee County was listed in the resolution which would probably need to be corrected to Miami-Dade County.
Mr. Quesada stated he also caught that typo and would have that adjusted to indicate Miami-Dade County, so the Board could accept the resolution in substantial final form with that correction. He then asked for a motion to adopt the resolution with the correction as stated.

On MOTION by Mr. Nieves seconded by Ms. Desa with all in favor, Resolution #2026-03 Levy of Non-Ad Valorem Assessments in substantial final form as amended was approved.

Motion to Close the Public Hearing
Mr. Quesada then asked for a motion to close the public hearing.

On MOTION by Ms. Cepero seconded by Mr. Nieves with all in favor, closing the Public Hearing was approved.

FIFTH ORDER OF BUSINESS	Discussion	of	Landscaping
Maintenance Services
Mr. Quesada presented the discussion on landscaping maintenance services and stated this item was included in the agenda on page 37 but, he would like to move down to item No. 6 first, approval of the workshop summary notes and then come back to this item.

SIXTH ORDER OF BUSINESS	Approval of Workshop Minutes
Mr. Quesada presented the workshop minutes from the April 21, 2026 workshop meeting and indicated that was included in the agenda on page 44. He then stated he had an updated version of those workshop minutes which was sent to District counsel and also distributed to the Board members as well. He then asked for any comments or corrections, and upon hearing none, asked for a motion to approve the workshop minutes.

On MOTION by Mr. Parks seconded by Mr. Roldan with all in favor, accepting the workshop minutes from the April 21, 2026 workshop was approved.

FIFTH ORDER OF BUSINESS	Discussion	of	Landscaping
Maintenance Services (Cont.)
Mr. Quesada moved back to item No. 5, discussion on landscaping maintenance services and again stated this item was included in the agenda on page 37. He also indicated he had put all the documentation together for the Board to review such as the third amendment to the agreement with Tony’s Landscaping, along with the exhibit B-3 giving a breakdown of all the services, what they were, and what items were extra to the contract. Mr. Quesada then made a few additional comments relating to the breakdown of the expenses, and stated that Equator Landscaping revised their proposed numbers which was included on page 42. He also stated that both the BrightView and Equator proposals came in significantly less for landscaping services than what was spent in fiscal year 2025 with Tony’s Landscaping. Mr. Quesada then asked for any discussion or direction from the Board on how they wished to proceed.
(At this point a discussion was held among the Board members, Mr. Quesada, Ms. Padilla, and Ms. Smoker relating to this item)(The Board agreed to terminate Tony’s Landscaping per the contract and enter into a contract with BrightView Landscaping) (The Board also appointed Mr. Roldan to be the liaison on behalf of the District to meet with the District Manager and BrightView during the transition of services)

On MOTION by Mr. Roldan seconded by Mr. Nieves with all in favor, authorizing staff to send a termination notice to Tony’s Landscaping per the existing agreement to terminate landscaping maintenance services as soon as possible was approved.

Mr. Quesada then asked if the Board wished to make a motion for another landscaping company to move forward with the landscaping maintenance services which would also be subject to that company providing an exhibit with a detailed scope of work.

On MOTION by Mr. Roldan seconded by Ms. Cepero with all in favor, authorizing staff to enter into an agreement with BrightView Landscaping for recurring maintenance services in the amount of $106,451 annually subject to providing a detailed scope of work as an exhibit was approved.

Mr. Quesada asked if the Board wished to appoint anyone from the Board to be a liaison to work with him and BrightView Landscaping on the scope of work.

On MOTION by Mr. Nieves seconded by Ms. Cepero with all in favor, authorizing to appoint Nicolas Roldan to be landscape maintenance liaison on behalf of the District to work with the District Manager and BrightView on the scope of work during the maintenance services transition period was approved.

SEVENTH ORDER OF BUSINESS	Staff Reports
Attorney
Ms. Smoker stated she had nothing to report at this time.

Engineer
Mr. Quesada stated if there were no objections he would like to move down to the field report and then come back to the engineer.
Mr. Roldan requested before moving on to the field report, he would like Mr. Glynn to give a brief summary of his current duties and what he has accomplished for

the District since he is a wealth of knowledge and it would be benefit the Board to hear that.
Mr. Glynn then gave a brief description of his responsibilities relating to as field reporting, field services and horticulture consulting at this time.
(At this point a brief discussion was held among the Board members and Mr.
Glynn relating to how frequently he visits the District and his overall responsibilities)

Field Manager – Field Report
Ms. Padilla gave a brief update relating some of the items on the field manager’s report, stating they would be changing out the banners soon, and the also that the bench was replaced. She also stated on page 51 of the agenda was a work order from BrightView because when they came and did the tree work, they noticed an irrigation break. She also made a few additional comments relating to her report at this time.

B. Engineer (Cont.)
Mr. Quesada stated a report relating to certain flooding areas in the District was requested by the Board at the last meeting, and the engineer had provided that report including lots of before and after documentation and photos. He also stated the engineer indicated there was a lot of sediment and debris getting into the storm drainage system which consisted of 20 catch basins and 32 pipelines, the majority of which are french drains. Mr. Quesada then indicated recommendation from the engineer would be to install baffles in the stormwater drain line between Fresno and Mendocino on Mediterranean Blvd.
(At this point a discussion was held among the Board members, Mr. Quesada and Ms. Smoker relating to this item)

Mr. Quesada then asked for any further comments or questions, and upon hearing none, asked for a motion to approve installing 6 baffles to be installed in the stormwater drain line not to exceed $2,400.

On MOTION by Mr. Parks seconded by Ms. Cepero with all in favor, authorizing to install 6 baffles in the stormwater drain line between Fresno and Mendocino on Mediterranean Blvd. not to exceed $2,400 was approved.

CDD Manager
Consideration of Proposed Fiscal Year 2027 Meeting Schedule
Mr. Quesada presented the proposed fiscal year 2027 meeting schedule which was included in the agenda on page 63 and gave a brief summary of the meeting dates. He then asked the Board if there were any conflicts or discussion and upon hearing none, asked for a motion to approve the meeting schedule.

On MOTION by Ms. Desa seconded by Mr. Roldan with all in favor, accepting the proposed Fiscal Year 2027 Meeting Schedule and authorizing staff to advertise was approved.

Form 1 Financial Disclosure Due July 1, 2026
Reminder to Complete Annual Ethics Training by December 31,2026
Mr. Quesada then presented the Form 1 financial disclosure due by July 1, 2026 and stated if their finances have not changed and everything was identical there was a box to check on the form that would automatically populate the same information from the previous year. He also reminded the Board to complete their 4 hours of ethics training by December 31, 2026.
Final Approval of the FY2025-FY2026 Report Performance Measures and Standards as Required by Florida Statute 189.069
Mr. Quesada presented the final approval of the FY2025-FY2026 report performance measures and standards and gave a brief explanation of the report stating the District had met all of their objectives for the year. He then asked for any questions or comments and upon hearing none, he asked for a motion to accept the report.

On MOTION by Mr. Roldan seconded by Ms. Cepero with all in favor, final approval of the FY2025-FY2026 report Performance Measures and Standards as required by Florida Statute 189.069 was approved.

Consideration	of	FY2026-FY2027	Performance	Measures	and Standards as Required by Florida Statute 189.069
Mr. Quesada then presented the FY2026-FY2027 performance measures and standards as required by Florida Statute 189.069 and gave a brief explanation of this

item. He then asked for any questions or comments and upon hearing none, asked for a motion to approve the performance measures and standards.

On MOTION by Mr. Parks seconded by Mr. Roldan with all in favor, accepting the FY2026-FY2027 Performance Measures and Standards as required by Florida Statute
189.069 was approved.

SEVENTH ORDER OF BUSINESS	Financial Reports
Acceptance of Check Register
Acceptance of Unaudited Financials
Mr. Quesada presented the check register and the unaudited financials and asked for any comments or questions. Upon not hearing any, he asked for a motion to accept the financial reports.

On MOTION by Mr. Roldan seconded by Ms. Desa with all in favor, the Check Register and Unaudited Financials were approved.

EIGHTH ORDER OF BUSINESS	Supervisors Requests
Mr. Quesada asked for any Supervisor’s requests, there were no requests at this
time.

NINTH ORDER OF BUSINESS	Adjournment
Mr. Quesada asked for a motion to adjourn the meeting.

On MOTION by Ms. Cepero seconded by Mr. Parks with all in favor the meeting was adjourned.

Chairman / Vice Chairman

Secretary /Assistant Secretary

Certificate Of Completion

Envelope Id: 550A578F-96CD-88BD-8013-19D7EFCA4160	Status: Completed Subject: Baywinds: Complete with Docusign: 5-7-26 Minutes.pdf
Source Envelope:
Document Pages: 8	Signatures: 2	Envelope Originator:
Certificate Pages: 2	Initials: 0	Ellen Acosta

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1001 Bradford Way
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Record Tracking

Status: Original
7/6/2026 7:55:30 AM

Holder: Ellen Acosta
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Location: DocuSign

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Ben Quesada BQuesada@gmssf.com
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Nicolas Roldan Nickbaywindscdd@gmail.com Chair Baywinds CDD

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