Board of Supervisors Regular Meeting
February 19, 2025 at 8:30 AM
505 Whiskey Creek Drive, Marco Island, FL 34145
Anyone wishing to listen and participate in the meeting can do so by calling 1-888-468-1195, Participant Pin 636522.
Additionally, participants are encouraged to submit questions and comments to the District Manager in advance to facilitate the Board's consideration of such questions and comments during the meeting.
The agenda is as follows:
Call to Order/Roll Call
Approval of Agenda
Public Comments
Approval of Minutes
November 20, 2024 –Landowners’ Meeting & Election Minutes
November 20, 2024 – Regular Meeting Minutes
Old Business
Bridge Solar Navigation Lighting Update
New Business
FEMA Appeal Status Update & Discussion on Future Hurricane Response Strategy
Upcoming Events in District
Tour De Marco Bicycle Event – February 23, 2025
Marco Island Half Marathon – March 16, 2025
Development of Maintenance and Defects List
2025 Bridge Inspection Report Results & Maintenance Planning
Consideration of Replacement Kiosk Infrastructure for Community Entrance
Set Initial Scope for 2025 Road Repairs and Improvements
Attorney Report
Engineer Report
Supervisors’ Requests
Jay Rosen – Reserve Study for KMCDD
District Manager’s Report
Acceptance of Unaudited Financials Ending January 31, 2025
Bridge Sidewalk & Concrete Columns Painting Completion
Update on KMCA Acceptance of Facilities Maintenance and Management Agreements
Public Comments
Adjournment

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Appearances

Key Marco Community Development District Landowners’ Meeting & Election
November 20, 2024

Mary Beth Schewitz, Chair
Luanne Kerins, Co-Chair
Terri Stanton
Jennifer Sprague
Jay Rosen
Also Present
Joshua Carter, District Manager
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14	CALL TO ORDER/ROLL CALL
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16	The meeting was called to order by the Co-Chair at 8:30 AM, and it was noted that five
17	supervisors were in attendance constituting a quorum.
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19	Determination of Number of Voting Units Represented
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Mr. Carter noted that the total number of voting units represented between ballot and proxy
amounted to 11 votes.
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Election of a Chairman for the purpose of conducting the Landowners’ Meeting
Mrs. Schewitz stated that the members present would be required to elect a chair for the
annual meeting. Mrs. Schewitz noted that anyone could chair the landowners’ meeting and

On a voice vote by Ms. Schewitz and a second by Mr. Herbert Krutisch of 1187 Blue Hill Creek Drive, Mr. Joshua Carter was elected as chair of the Landowners’ Meeting.

made a motion that Mr. Joshua Carter be chair of the landowners.
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Nominations for the position of supervisor
Mr. Carter noted that seats two, three and five were up for election in 2024 and the three
positions would require nominations to be filled. Mr. Kevin Kerins of 1229 Blue Hill Creek Drive
made a nomination for the incumbent, Jay Rosen of 1084 Blue Hill Creek Drive and incumbent
Terri Stanton of 1247 Blue Hill Creek Drive. Mr. Herbert Krutisch of 1187 Blue Hill Creek Drive
made a nomination incumbent Luanne Kerins of 1229 Blue Hill Creek Drive. Mr. Carter asked if
there be any other nominations for candidates of the Board of Supervisors. No further
nominations were made.
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Casting of Ballots
Mr. Greg Urbancic, District Counsel for Key Marco CDD appeared before the members present
and gave instructions for the voting process. Mr. Urbancic noted that each member present

would be issued a ballot, and they could vote for each of the open seats. Mr. Urbancic noted
that for members issued proxies to represent other members, they would fill out one ballot and
fill in the proxy information on the ballot and submit the proxy to the District Manager with
their ballot. Mr. Urbancic noted further that the two supervisors receiving the most number of
votes would be elected to a four year term, while the one receiving the least amount of votes
would be elected to a two year term.
Mr. Carter passed out ballots and pens to the present membership. After all ballots were
completed, Mr. Carter collected the ballots and counted the totals with Mr. Urbancic.
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Ballot Tabulation
Mr. Carter and Mr. Urbancic returned from tabulating the cast ballots and Mr. Carter noted
that Mr. Jay Rosen of 1084 Blue Hill Creek Drive received 11 votes, Mrs. Luanne Kerins of 1229
Blue Hill Creek Drive received 11 votes and Mrs. Terri Stanton-Clement of 1248 Blue Hill Creek
Drive received 9 votes. Mr. Rosen and Mrs. Kerins would serve four year terms and Mrs.
Stanton-Clement would serve a two year term.
Following the election of the open seats, Mr. Carter provided an oath of office for each newly
elected supervisor to read and recite. Mr. Rosen, Mrs. Stanton-Clement and Mrs. Kerins recited
the oath of office and completed the form. Mr. Urbancic received the signed forms and noted
he would return the notarized forms to the District Management office.
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Landowners’ Questions or Comments
No Landowners’ Questions or Comments were made at this time.
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The meeting was then adjourned at 8:55 AM on a Motion by Mrs. Schewitz and a second by Mrs. Sprague. The motion was passed unanimously.

68	ADJOURNMENT
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4
Appearances

Key Marco Community Development District Board of Supervisors Regular Meeting November 20, 2024

Mary Beth Schewitz, Chair
Luanne Kerins, Co-Chair
Terri Stanton
Jennifer Sprague
Jay Rosen
Also Present
Joshua Carter, District Manager
13
14	CALL TO ORDER/ROLL CALL
15
16	The meeting was called to order by the Co-Chair at 9:00 AM following the Landowners’
17	meeting, and it was noted that five supervisors were in attendance constituting a quorum.
18
19	Approval of Agenda

On a voice vote by Ms. Schewitz and a second by Ms. Sprague the meeting agenda was approved unanimously.

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26	Public Comments
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28	No public comments were made at this time.
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Approval of Minutes

On a voice vote by Ms. Schewitz and a second by Ms. Kerins, the October 16, 2024 regular meeting minutes were approved unanimously.

A. October 16, 2024 Regular Meeting Minutes
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Old Business
A. Bridge Solar Navigation Lighting Update
Mr. Carter noted that following the October 16, 2024 meeting, Mr. Rosen had identified
a solar powered tube light designed to replace standard bridge navigation lights. Mr.
Carter noted that the light fixture utilizes a tube fixture mounted either by pipe mount
or flat mount the to the bridge structure with a solar panel on top and navigation light
on bottom at the same position as a standard bridge navigation light. Mr. Carter noted

that the estimated price provided by the manufacturer for the light fixture and mount
was quoted at $1,940 per light. Mr. Carter noted that there were a total of four
navigation lights at Key Marco Bridge and additional costs would be incurred for
installation costs. Mr. Rosen further noted that the lights offered easy maintenance and
bulb replacement, noting that the wire tether ran from the light at the bottom of the
fixture to the top, allowing for easy replacement of the bulb and modular replacement
of the solar panel. Mr. Carter noted that he would investigate the estimated installation
cost of the lights and follow up with the Board of Supervisors in the February Meeting.
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New Business
A. Resolution 2025-01 – Canvassing Resolution
Mr. Carter presented Resolution 2025-01 to the board of supervisors for certifying and
canvassing the 2024 election results. Mr. Carter noted that following the Landowners’
meeting and election, the canvassing results of Mr. Rosen and Ms. Kerins receiving 11
votes and Ms. Stanton-Clement receiving 9 votes, resulting in Mr. Rosen and Ms. Kerins
serving four year terms, with Ms. Stanton-Clement serving a two year term.

On a voice vote by Ms. Schewitz and a second by Ms. Sprague, Resolution 2025-01 for Canvassing and Certifying the 2024 Board of Supervisors election was approved unanimously.

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B.  Resolution 2025-02 – Resolution Appointing Officers
Mr. Carter presented Resolution 2025-02 for the purpose of designating officer
positions for the standing and elected Supervisors of Key Marco Community
Development District. After discussion, Ms. Schewitz volunteered to remain as Chair,
Luanne Kerins volunteered to remain as Vice Chair. Ms. Sprague volunteered to serve as
Treasurer. Ms. Stanton and Mr. Rosen would serve as Supervisors and Mr. Carter as
Secretary.

On a voice vote by Ms. Schewitz and a second by Ms. Kerins, Resolution 2025-02 for appointing officers of Key Marco Community Development District was approved unanimously.

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C.  Acceptance of Special Districts Performance Measures and Standards Reporting
Mr. Carter noted that following the October meeting of Key Marco Community
Development District, the Supervisors would be required to vote to adopt performance
measures and standards. Mr. Carter presented the draft of the performance measures
from the October meeting and asked if the supervisors had any revisions they would
seek to have made. The draft Performance Measures Document which included three
categories of measures: Community Communication and Engagement, Infrastructure
and Facilities Maintenance and Financial Transparency and Accountability. Mr. Carter
noted that for Community Communication and Engagement, the goals were as follows:
Public Meetings Compliance, Notice of Meetings Compliance and Access to Records
Compliance. For Infrastructure and Facilities Maintenance as follows: Natural Disaster
Preparation and Response, District Drainage System and Catch Basin Maintenance and

District Infrastructure and Maintenance Inspection Schedule. For Financial Transparency
and Accountability: Annual Budget Preparation, Financial Reports and Annual Financial
Audit. Mr. Rosen asked if it would make sense to add a defects list to be created as part
of Goal 2.3 regarding District Infrastructure Maintenance and Inspection Schedule. Mr.
Carter noted that this would be something of value to develop and have for the District
but deferred to Mr. Urbancic as to whether this would be of value to include as part of
the performance measures. Mr. Urbancic noted that while there would be nothing
wrong with implementation of a defects list for maintenance tracking, it would not be of
value to include as part of the performance measures and standards for Key Marco
Community Development District and encouraged the Board of Supervisors to keep the
items simple and more closely aligned to standard procedural requirements of the
District and special districts in general. Mr. Urbancic noted further that under goal 1.2,
Notice of Public Meetings, the measurement line should be amended from publishing in
local advertisement to publishing in publicly accessible County Public Notices website as
part of the change in notice procedure initiative. No further revision suggestions were
made and the draft performance measures and standards reporting were put up for a
vote for adoption.

On a voice vote by Ms. Schewitz and a second by Ms. Sprague, the Performance Measures and Standards Reporting for Key Marco Community Development District were approved as amended unanimously.

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D. Acceptance of Updated Management and Facilities Maintenance Agreements
Mr. Carter noted that following the October meeting of Key Marco Community
Development, asked if the Board of Supervisors had any comments or questions
regarding the updated draft agreements between the District and Key Marco
Community Association for maintenance and facilities management. Mr. Carter noted
that as a reminder, the agreements had been in place previously and were only being
updated at the request of the auditor following the Fiscal Year 2023 Audit. Mr. Carter
noted that the drafts presented for adoption had been put together by District Counsel
and included updated required language around anti-human trafficking laws and other
procedural requirements but were materially unchanged from the prior agreements.
Mr. Carter noted that once adopted, the agreements would need to be agreed to by Key
Marco Community Association for full adoption.

On a voice vote by Ms. Schewitz and a second by Ms. Kerins, the Management Agreement for Key Marco Community Development District was approved as drafted unanimously.

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On a voice vote by Ms. Schewitz and a second by Ms. Sprague, the Facilities Maintenance Agreement for Key Marco Community Development District was approved as drafted unanimously.

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E.  Resolution 2025-03 – Authorizing Publication of Legal Advertisements
Mr. Carter noted that the Collier County Legal Advertisement site had been soft-
launched and notices were published for the District’s November meeting in tandem
with the current notice procedure through Naples Daily News. Mr. Carter noted that the
site allowed for much easier publication of notices at a fixed cost of $50 rather than line
pricing through Naples Daily News. Mr. Carter noted that a typical notice cost currently
totals to about $300 for a regular meeting, increasing for meetings requiring multiple
notice runs such as the budget hearing and Landowners’ Meeting. Mr. Carter noted that
the site allows for public users to specify the entity type they are seeking notices for,
allowing the public search Special District Notices specifically and search for Key Marco
CDD itself. Mr. Urbancic noted that in order to move the District’s public notices away
from Naples Daily News to the publicly accessible site, the District would first need to
pass a resolution to authorize the publishing of notices on the publicly accessible site.
Mr. Carter presented Resolution 2025-03 to the Board of Supervisors to authorize the
publication of legal advertisements on the Collier County publicly accessible site. Mr.
Urbancic noted that once passed, it would be required that a notice be published in the
Naples Daily News letting the public know that future notices would be made on the site
and he would send Mr. Carter a template to utilize for this notice. Mr. Urbancic noted
that once completed, the District could utilize the new site for notices and would need
to once a year, publish a notice in the Naples Daily News specifying that notices would
be published to the publicly accessible site.

On a voice vote by Ms. Schewitz and a second by Ms. Sprague, the Facilities Maintenance Agreement for Key Marco Community Development District was approved as drafted unanimously.

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F.  Acceptance of Bridge Sidewalk and Concrete Column Painting Proposal
Mr. Carter presented two estimates for the bridge sidewalk and concrete column
painting project from the vendors Al’s Painting Plus to the total amount of $15,000 and
G.W. Fishell to the total amount of $14,800. Mr. Carter noted that each estimate
followed the specifications outlined on the original bridge rail and sidewalk painting bid
sheet. Ms. Schewitz noted that Al’s Painting Plus was the vendor that completed the
bridge rail painting and performed quality work on the project. Mr. Carter agreed and
noted that it would be of great value to have the same vendor on both projects for any
future maintenance or repairs to the work performed over the past two fiscal years,
stating that Al’s Painting had come out earlier in the fiscal year to correct a segment of
the bridge rail paint that had developed an air bubble. Ms. Schewitz stated that she
would prefer to move forward with Al’s and suggested that it be asked if they can
amend their pricing to match the price of the bid from G.W. Fishell. Mr. Carter noted
that he would be happy to ask for a reduced price of $14,800 and asked if there be a
motion to move forward with the acceptance of the proposal from the board of
supervisors. Mr. Carter noted that the work could be scheduled for early 2025 following
the 2024 Holiday Season to avoid disruptions to the community roadways during the
high traffic season.

On a voice vote by Ms. Schewitz and a second by Ms. Stanton-Clement, a motion to accept the proposal for the bridge sidewalk and concrete column project from Al’s Painting Plus, pending the acceptance of a price reduction to $14,800 was approved unanimously.

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Attorney Report
Mr. Urbancic stated that as a reminder, all supervisors needed to complete the ethics training
by end of year.
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Engineer Report
A. Acceptance of Bridge Inspection Proposal
Mr. Tryka (Via Speakerphone) noted that the bi-annual bridge inspection would need to
be completed in 2025 and presented a proposal for the inspection to the total amount
of $8,910 from Arcos Bridge. Mr. Tryka noted that similar to past reports, the inspection
would provide a list of items to be addressed as part of bridge maintenance and
budgetary figures with timelines to have the items addressed.
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On a voice vote by Ms. Schewitz and a second by Ms. Sprague, a motion to accept the proposal
for the bridge inspection from Arcos Bridge to the total cost of $8,910 was approved
unanimously.
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Supervisors’ Requests
Mr. Rosen made a request that the sidewalk at the community entrance was visibly
sinking and showing cracking on many of the slabs. Mr. Rosen noted further that the
curb alongside the resident entrance appeared to be lifted or the pavers sinking and
asked if both items could be addressed. Mr. Carter noted that the sidewalk would likely
be a smaller project and easy to address, while the curb issue may require more
significant investment and work to complete. Mr. Carter noted that he would reach out
for pricing on each item and determine if they fall under the responsibility of the District
or community association.
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District Manager’s Report
A. Acceptance of unaudited financials month-end October 31, 2024
Mr. Carter presented the unaudited financial statements for month-end October 31,
2024 to the board of supervisors.
Mr. Carter noted that the Balance showed a total cash balance of $900,272.24. On the
Profit and Loss, Mr. Carter highlighted the interest income at $1,217, above the
budgeted monthly total of $833. In the expense section, Mr. Carter noted the line
Insurances – to a total cost $49,020 for the for the 2024-2025 insurance premium
renewals. Mr. Carter highlighted the Hurricane Contingency expense of $2,840 for the
Hurricane Milton debris removal.
On a voice vote by Ms. Schewitz and a second by Ms. Stanton-Clement, a motion to accept the
unaudited financial statements for month-end October 31, 2024 was approved unanimously.

B.  Annual Catch Basin Cleaning Completion Report
Mr. Carter noted that as part of the FY 2024-2025 budget and planning process, the
annual catch basin cleaning and inspection was completed by the vendor Earthview in
November. Mr. Carter noted that all drains on District property serving the roads and
rights-of-way were cleaned and operational following the stress test of Hurricanes
Helene and Milton. Mr. Carter noted that he was happy to report that the community
functioned as intended and kept roadway flooding from occurring once storms
dissipated in the area. Mr. Carter noted that swale area grass saw salt-water intrusion
because of the storms, but the drainage system held up well and is properly functioning
following the cleaning and inspections.
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Public Comments
No Public Comments were received at this time.
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The meeting was then adjourned at 9:50 AM on a motion by Ms. Schewitz and a second by Ms. Kerins. The motion was passed unanimously.

231	ADJOURNMENT
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January 6, 2025

Kevin Guthrie, Director
Florida Division of Emergency Management 2555 Shumard Oak Boulevard
Tallahassee, Florida 32399

Joshua Carter, Manager
Key Marco Community Development District 2323 San Marco Road
Marco Island, Florida 34145

Reference:	FEMA-4673-DR-FL
Key Marco Community Development District PA ID: 021-UDB4K-00
First Appeal, Grants Manager Project 703839/Project Worksheet 3874 Dear Director Guthrie and Joshua Carter:
This is in response to a letter from the Florida Division of Emergency Management (Recipient) dated June 12, 2024, which transmitted the referenced first appeal on behalf of the Key Marco Community Development District (Applicant). The Applicant is appealing the U.S. Department of Homeland Security’s Federal Emergency Management Agency’s (FEMA) denial of funding in the amount of $47,720.00 for debris clearance and removal operations. The appeal is denied as explained below and in the enclosed analysis.

The Applicant has not demonstrated that, as a Community Development District, its facilities provide unrestricted access to the general public. Additionally, while the Applicant may have monitored its debris removal operations and provided monitoring documentation, the facilities from which debris was removed are considered private roads, and therefore, debris removal operations are not in the public interest. This letter constitutes the official notification of this determination to the Applicant.
Under the Robert T. Stafford Disaster Relief and Emergency Assistance (Stafford) Act and applicable regulations and policies, the Applicant may elect to appeal this first appeal decision.1 The appeal must be submitted electronically via the FEMA Grants Portal/Grants Manager System (GM).2 If the Applicant elects to submit a second appeal, it must: 1) contain documented justification supporting the Applicant’s position, 2) specify the monetary figure in dispute, and 3) cite the provisions in federal law, regulation, or policy with which the Applicant believes the initial action was inconsistent.

1 See Robert T. Stafford Disaster Relief and Emergency Assistance Act § 423, Title 42, United States Code § 5189a (2018); Title 44 of the Code of Federal Regulations § 206.206 (2021); and FEMA Public Assistance Appeals and Arbitration Policy, FP 104-22-0001 (Feb. 24, 2022) for a full description of appeal rights and requirements.
2 For further guidance on submitting an appeal through GM, please see The Appeals Process tutorial in Grants Portal [Grants Portal - Appeals - YouTube].

The Applicant must submit the second appeal electronically to the Recipient no later than 60 days from the date of this first appeal decision. The Recipient’s transmittal of that appeal, with recommendation, must be submitted to the Assistant Administrator for the Recovery Directorate electronically via GM within 120 days from the date of this first appeal decision.

Alternatively, in lieu of a second appeal, an arbitration process is available to any applicant meeting the statutory criteria pursuant to Section 423(d) of the Stafford Act. Please consult Title 44 of the Code of Federal Regulations (C.F.R.) § 206.206(b)(3) and 48 C.F.R. part 6106 for arbitration eligibility and procedural requirements.

If the Applicant elects not to submit a second appeal or request for arbitration within 60 days from the issuance of this decision, this is the final agency determination on the matter, and the Applicant will no longer be able to appeal or arbitrate the matter.

Sincerely,

Robert D. Samaan Regional Administrator

Enclosures:
Appeal Analysis: FEMA-4673-DR-FL, Key Marco Community Development District, GMP 703839/PW 3874
Administrative Record Index

FIRST APPEAL ANALYSIS FEMA-4673-DR-FL
Key Marco Community Development District, PA ID: 021-UDB4K-00 Grants Manager Project 703839/Project Worksheet 3874
Public Interest, Debris Disposal and Monitoring, Private Property Debris Removal Background
During the incident period of September 23 to November 4, 2022, Hurricane Ian made landfall on the west coast of Florida with 155 mile per hour winds, a catastrophic storm surge, and more than 20 inches of rain that caused major flooding. The storm spent many hours crossing Florida before it emerged off the east coast. The President declared the event a major disaster, FEMA- 4673-DR-FL, on September 29, 2022.

Key Marco Community Development District (Applicant) is a planned unit development or a Community Development District (CDD) in Collier County, Florida. The Applicant is an independent, special-purpose local government providing specific services to property owners within the Key Marco CDD. The CDD is a gated 500-acre community surrounded by nature preserves. The CDD has the authority to exercise powers to finance, plan, acquire, construct, and equip certain systems including roadways, access control, street lighting, water management, landscaping, and irrigation within the community.1
The Applicant claimed $47,720.00 for Category A Debris Removal operations. The work was performed by contract for vegetative debris removal from September 29, 2022, through November 21, 2022. FEMA prepared Grants Manager Project 703839 to document the claimed work and costs.2

On March 14, 2024, FEMA issued a Determination Memorandum (DM) denying all $47,720.00 in claimed costs.3 The DM stated that the CDD is not open to or does not provide a service to the general public and, therefore, its facilities were ineligible for Public Assistance (PA) funding.4 Specifically, FEMA concluded that the Applicant’s roadways are not regularly used by the public, community roadways are gated, a fee is charged to non-residents for access, and the roadways provide access to amenities that are exclusive to residents within the community5.
Further, the DM noted that the Applicant did not monitor all contracted debris removal operations as required by FEMA policy and therefore the claimed costs were ineligible.6
First Appeal

1 Key Marco Community Development District (KMCDD), https://www.keymarcocdd.com (last visited Nov. 25, 2024).
2 Grants Manager Project (GMP) 703839, FEMA-4673-DR-FL, KMCDD [hereinafter GMP 703839].
3 Determination Memorandum (DM) from Infrastructure Branch Director, FEMA to Director, Florida Division of Emergency Management (FDEM) and Manager, KMCDD (signed, uploaded, and viewed in Grants Manager Mar. 14, 2024) [hereinafter DM].
4 DM, at 4.
5 Id.
6 DM, at 4-5.

The Applicant submitted a first appeal to the Florida Division of Emergency Management (Recipient) on May 8, 2024, requesting reinstatement of the $47,720.00 for debris removal operations.7 In its appeal, the Applicant asserts that:
Debris removal was in the public interest in accordance with the Robert T. Stafford Disaster Relief and Emergency Assistance Act § 407, Title 42 of the United States Code
§ 5173, and Title 44 of the Code of Federal Regulations § 206.224.
Although the community is gated, it is open to the general public.
The roads and rights-of way in Key Marco are not private roads but public roads owned by the Applicant.
The general public is charged a road use fee to access the CDD’s roadways as allowed through Florida Statutes.
The Homeowner’s Association facilities (fitness center, marina, and tennis courts) are not located on Applicant owned property and the Applicant has no authority to allow or deny public access.
Each year approximately 1,000 members of the public enter Key Marco to utilize the CDD’s roadways for cycling, wildlife viewing, historical tourism, and to attend public events such as the Tour De Marco bike ride.
The debris removal operations were properly monitored.
With its appeal, the Applicant provided debris pile photos, GPS coordinates for debris locations, and a monitoring log8.

The Recipient transmitted the Applicant’s first appeal to FEMA on June 12, 2024, recommending approval.9

Discussion

Debris Removal/Public Interest
FEMA may provide PA funding to a local government for emergency work, including Emergency Protective Measures and debris removal.10 Eligible local governments include special districts, such as a CDD.11 CDDs generally meet the requirement of serving the public based on the same criteria used for Private Nonprofits (PNP).12 The applicant must own or operate an eligible facility that provides a critical service, defined as education, utility, emergency, or medical; or a noncritical but essential social service to the general public.13 If a

7 First Appeal Letter from KMCDD, to Director FDEM (May 8, 2024) [hereinafter First Appeal].
8 First Appeal, Attachments, Debris Coordinates; Debris Photos; and Hurr Ian Cleanup Log 2022.
9 Recipient Transmittal Letter from Bureau Chief of Recovery, FDEM, to Regional Administrator, FEMA Region 4 (dated and received June 12, 2024).
10 Robert T. Stafford Disaster Relief and Emergency Assistance (Stafford) Act §§ 403(a)(3), 407, Title 42 United States Code (U.S.C.) §§ 5170b(a)(3), 5173 (2019).
11 Stafford Act § 102(8); Title 44 of the Code of Federal Regulations (C.F.R.) §§ 206.2(a)(16), 206.222(a) (2021);
Public Assistance Program and Policy Guide, FP 104-009-2, at 42-43 (June 1, 2020) [hereinafter PAPPG].
12 PAPPG, at 43.
13 Id.

facility maintained by a CDD is not open to the general public or does not provide a service to the general public, the facility is ineligible.14

Further, FEMA defines private roads as roads that are not owned or operated by or otherwise the legal responsibility of a federal or SLTT entity (including orphan roads, roads in gated communities, homeowners’ association roads, etc.).15 If the public has unrestricted access (no locks, gates, or guards) and frequently uses the private road, then removal and disposal of debris is in the public interest and the applicant is not required to submit documentation demonstrating the debris removal is in the public interest.16 It does not include removal and disposal activities from private roads in areas with restricted access (roads behinds locks, gates, or guards) or private roads that are unrestricted but rarely used by the public.17 The applicant must provide further documentation to establish that removal is in the public interest in these areas.18

Here, the Applicant states that its roads are accessible and open to the general public.19 However, the access is restricted by physical, operational, and financial barriers, which include: a single entry/exit gate and guardhouse, a fee for entrance for non-members, and hours of operation for entry.20 FEMA policy defines these roads as private roads in relation to debris removal operations.21 Further, the amenities within the community that the CDD’s roads provide access to are for the exclusive use of community members and their guests; the general public is not permitted to use these amenities. As such, the roads primarily exist to serve the community members and the roads do not provide unrestricted access to the general public.22 Therefore, the removal of debris from the CDD roads is ineligible as the facilities are private roads and the community is not open to, or does not serve, the general public.
Debris Monitoring

FEMA is authorized to provide PA funding for debris removal, clearance, and disposal when it is in the public interest because it is necessary to eliminate an immediate threat to lives, public health and safety; eliminate immediate threats of damage to improved public or private property; or ensure economic recovery, as a result of the disaster.23 CDDs generally meet the requirement of serving the public based on the same criteria used for PNPs.24 For PNPs, eligible debris removal is limited to that associated with an eligible facility, including debris on the property of the eligible facility.25 Non-federal entities, including PNP applicants, must maintain oversight to

14 PAPPG, at 56.
15 PAPPG, at 108.
16 PAPPG, at 108-109.
17 PAPPG, at 109.
18 Id.
19 First Appeal, at 3.
20 Id.; See also GMP 703839, Documents, Resolution and Rule for Road User Rate (uploaded Apr. 3, 2023).
21 PAPPG, at 108.
22 FEMA Second Appeal Analysis, Village Center Community Development District, FEMA-4337-DR-FL, at 4 (Sept. 16, 2020); FEMA Second Appeal Analysis, Sumter Landing Community Development District, FEMA-4337- DR-FL, at 3 (Aug. 28, 2020).
23 Stafford Act § 407(a), 42 U.S.C. § 5173(a); 44 C.F.R. § 206.224(a); PAPPG, at 99.
24 PAPPG, at 43.
25 PAPPG, at 99.

ensure that contractors perform in accordance with the terms, conditions, and specifications of their contracts.26 FEMA policy requires applicants to monitor all contracted debris operations to ensure that the quantities and work claimed are accurate and eligible.27 This monitoring includes documenting debris types, quantities, reduction methods, and pickup and disposal locations to establish eligibility of the work.28 If the applicant does not monitor contracted debris removal operations, it will jeopardize its PA funding for that work.29

Here, the Applicant provided debris types, quantities, pick and disposal locations, photographs, permitting, and a monitoring log to demonstrate the eligibility of its contracted debris removal operations. However, the facilities the debris was removed from were private roads and do not provide unrestricted access to, or serve, the general public. Therefore, while the Applicant may have adequately monitored its debris removal operations, the work was not associated with an eligible facility and therefore the claimed costs remain ineligible.

Conclusion

The Applicant has not demonstrated that, as a CDD, its facilities are open to the general public. Additionally, while the Applicant may have monitored its debris removal operations and provided monitoring documentation, the facilities from which debris was removed are considered private roads, which are not eligible for Public Assistance reimbursement.
Accordingly, this appeal is denied.

26 2 C.F.R. § 200.318(b) (2022).
27 PAPPG, at 107.
28 Id.
29 Id.

ADMINISTRATIVE RECORD INDEX
FEMA-4673-DR-FL
Key Marco Community Development District, PA ID: 021-UDB4K-00 Grants Manager Project 703839/Project Worksheet 3874

Doc #	No. of Pages	
Project	Document Date	Document Type	
From	
To	Document Description/ Subject	
1	2	703839	06/12/24	Letter	Recipient	FEMA	1st Appeal Transmittal	
2	4	703839	05/08/24	Letter	Applicant	Recipient	1st Appeal Request	
3	8	703839	03/13/24	Letter	FEMA	Applicant	Determination Memorandum	

4	
1	
703839	
N/D	
Document	
Applicant	
FEMA	Appeal Attachment: Debris Coordinates	

5	
37	
703839	
N/D	
Photographs	
Applicant	
FEMA	Appeal Attachment: Debris Photographs	

6	
7	
703839	
Multi	
Document	
Applicant	
FEMA	Appeal Attachment: Debris Monitoring Log	
7	3	703839	06/13/24	Email	FEMA	Applicant and Recipient	Receipt of First Appeal	

8	

11	

703839	

06/10/20	

Agreement	

Applicant	

Homeowner’s Association	Grants Manager (GM) Document: Community Development District and Homeowner’s Association Maintenance Agreement	

9	
13	
703839	
N/D	
Document	
Applicant	
N/A	GM Document: Resolution and Rule for Road
User Rate	

10	
5	
703839	
N/D	
Spreadsheet	
Applicant	
FEMA	GM Document: Contract Work Summary	

Doc #	No. of Pages	
Project	Document Date	Document Type	
From	
To	Document Description/ Subject	

11	
3	
703839	
09/29/22	
Estimate	
Contractor	
Applicant	GM Document:
Contract Bid Document	
12	4	703839	Multi	Invoice	Contractor	Applicant	GM Document: Contract Invoice	

13	
1	
703839	
N/D	
Image	
Applicant	
FEMA	GM Document: Disposal Locations	
14	1	703839	01/12/23	Document	Applicant	FEMA	GM Document: Proof of Payment	

15	
1	
703839	
02/20/23	
Letter	
Contractor	
Applicant	GM Document: Debris Disposal Letter	

16	
15	
703839	
10/24/22	
Letter	State Agency	
Contractor	GM Document: Debris Disposal Permit	
End of Record	

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

CURB-GUARDHOUSE

Guard House

Outside North	Curbing	Curb	Guard Shack Curbing

JCR

1/5/2025	1

ASSET DESCRIPTION Guard House - Curb

Condition Description
Curbing is lifted. Prossibly from Tree Roots

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$5,000.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$5,000.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

GUARD HOUSE
ASSET DESCRIPTION Guard House

Guard House

Outside All	Paint	Paint	GUARD HOUSE

JCR

1/5/2025	2

Condition Description PAINT IS DETERIORATING

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$5,000.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LIGHT POLE-
ASSET DESCRIPTION

Whiskey Creek

Outside All	Electrical	Electrical Cover Plate	LIGHT POLE - WHISKEY

JCR

1/5/2025	3

Condition Description Electrical Cover not installed

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$25.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$5,025.00

Page 18
2/5/2025	1

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

REFLECTOR-BLUE-BLUE HILL EAST

Blue Hill Creek - East

Attic -	Roadway	Reflector - Yellow	Missing Reflector	4

ASSET DESCRIPTION Reflectors Blue Hill Creek - East
Condition Description Missing Reflector - 49 Total

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$2,450.00

HOA CDD

CDD

MAINTENANCE YEAR

Complete	N

Completion Date

All Issues Replacement Cost Total

$7,475.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

REFLECTOR-BLUE-BLUE HILL WEST

Blue Hill Creek - West

Roadway	Roadway	Refector - Blue	Missing Reflector	5

ASSET DESCRIPTION Reflectors Blue Hill Creek - West

Condition Description
Missing Emergency Fire Hydrant Reflector - 4 Total

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$200.00

	HOA CDD CDD	MAINTENANCE YEAR	Complete	N	Completion Date		All Issues Replacement Cost Total	$7,675.00	
	
 Asset Number	
location	
Area	System	
Component	
Description	
Identified By	
Date Id'd:	Record Number	
	REFLECTOR-BLUE-WHISKEY	Whiskey Creek	Roadway	Roadway	Refector - Blue	Missing Reflector		6	

ASSET DESCRIPTION Reflectors Whiskey Creek Drive

Condition Description
Missing Emergency Fire Hydrant Reflector - 5 Total

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

CDD

MAINTENANCE YEAR

Complete	N

Completion Date

All Issues Replacement Cost Total

$7,925.00

Page 19
2/5/2025	2

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

REFLECTOR-YELLOW-BLUE HILL WEST

Blue Hill Creek - West

Attic -	Roadway	Reflector - Yellow	Missing Reflector	7

ASSET DESCRIPTION Reflectors Blue Hill Creek - West
Condition Description Missing Reflector - 115 Total

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$5,750.00

HOA CDD

CDD

MAINTENANCE YEAR

Complete	N

Completion Date

All Issues Replacement Cost Total

$13,675.00

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
REFLECTOR-YELLOW-WHISKEY	Whiskey Creek	Roadway	Roadway	Reflector - Yellow	Missing Reflector		8	

ASSET DESCRIPTION Reflectors Whiskey Creek
Condition Description Missing Reflector - 155 Total

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$7,550.00

	HOA CDD CDD	MAINTENANCE YEAR	Complete	N	Completion Date	All Issues	Replacement Cost Total	$21,225.00	
	
 Asset Number	
location	
Area	System	
Component	
Description	
Identified By	
Date Id'd:	Record Number	
	ROADWAY-GUARDHOUSE	Guard House	Outside North	Roadway	Concrete	Concrete Paver Divider	JCR	1/5/2025	9	

ASSET DESCRIPTION Guard House Roadway

Condition Description
CONCRETE DETERIORATED - CRACKED AND EXPOSED REBAR

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$21,725.00

Page 20
2/5/2025	3

Key Marco Maintenance Items Report

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
ROADWAY-GUARDHOUSE	Guard House	Outside North	Roadway	Concrete	Concrete Paver Divider	JCR	1/5/2025	10	

ASSET DESCRIPTION Guard House Roadway

Condition Description
CONCRETE DETERIORATED - CRACKED AND EXPOSED REBAR

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

	HOA CDD CDD	MAINTENANCE YEAR	1	Complete	N	Completion Date	All Issues	Replacement Cost Total	$22,225.00	
	
 Asset Number	
location		
Area	System	
Component	
Description	
Identified By	
Date Id'd:	Record Number	
	ROADWAY-GUARDHOUSE	Guard House		Outside - Rear	Roadway	Concrete	Concrete Paver Divider	JCR	1/5/2025	11	

ASSET DESCRIPTION Guard House Roadway - North

Condition Description
CONCRETE DETERIORATED - CRACKED

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

	HOA CDD CDD	MAINTENANCE YEAR	1	Complete	N	Completion Date	All Issues	Replacement Cost Total	$22,725.00	
	
 Asset Number	
location		
Area	System	
Component	
Description	
Identified By	
Date Id'd:	Record Number	
	ROADWAY-GUARDHOUSE	Guard House		Outside North	Roadway	Concrete	Concrete Paver Divider	JCR	1/5/2025	12	

ASSET DESCRIPTION Guard House Roadway - North

Condition Description
CONCRETE DETERIORATED - CRACKED AND EXPOSED REBAR

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$23,225.00

Page 21
2/5/2025	4

Key Marco Maintenance Items Report

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
ROADWAY-GUARDHOUSE	Guard House	Outside North	Roadway	Concrete	Concrete Paver Divider	JCR	1/5/2025	13	

ASSET DESCRIPTION Guard House Roadway - North

Condition Description
CONCRETE DETERIORATED - CRACKED

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$23,725.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

SEWER PUMP-GH

Guard House

Outside - Rear	Sewer	Grinder Pump	GUARD HOUSE SEWER

JCR

1/5/2025	14

ASSET DESCRIPTION Guard House Sewer Pump and Controls

Condition Description
Sewage Grinder Pump Control Panel Cover missing

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$23,975.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

San Marco Wall

Outside North	Paint	Paint	SAN MARCO WALL

JCR

1/5/2025	15

ASSET DESCRIPTION San Marco Wall - North
Condition Description PAINT STAINS

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$1,000.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$24,975.00

Page 22
2/5/2025	5

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

San Marco Wall

Outside North	Doors	Door - Exterior	Wall Personnel Gate

JCR

1/5/2025	16

ASSET DESCRIPTION San Marco Wall - North
Condition Description Paint is deteriorated

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$25,225.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

Guard House

Outside North	Sidewalks	Sidewalk	Sidewalk from San Marco to

JCR

1/5/2025	17

ASSET DESCRIPTION San Marco Wall - North

Condition Description
CRACKED AND HEAVING SIDEWALK

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$2,500.00

HOA CDD

CDD

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$27,725.00

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
BOAT TRAILER-PARKING LOT	Boat Trailer Parking	Outside East	Debris	Various	Various Debris	JCR	1/5/2025	18	

ASSET DESCRIPTION Boat Trailer Parking Lot

Condition Description
Old Signs, Mailboxes and Trash

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$100.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$27,825.00

Page 23
2/5/2025	6

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

CLUBHOUSE-REAR
ASSET DESCRIPTION Clubhouse - Rear

Clubhouse - Rear

Outside Rear	Landscaping	Landscaping	Rear Clubhouse Landscaping

JCR

1/5/2025	34

Condition Description
Landscaping and Edging deteriorated

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$28,950.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

CLUBHOUSE-WALKWAY

Clubhouse - Rear

Outside Rear	Sidewalks	Sidewalk	CLUBHOUSE REAR

JCR

1/5/2025	35

ASSET DESCRIPTION Clubhouse - Walkway

Condition Description
SHELLS AND EDGING DETERIORATED

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$28,950.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

FENCE-NORTH

San Marco Wall

Outside North	Fencing	Fence - Picket	SAN MARCO FENCING ON

JCR

1/5/2025	36

ASSET DESCRIPTION San Marco Wall Fence - North
Condition Description BENT FENCE

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,450.00

Page 24
2/5/2025	12

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

FENCE-SOUTH

San Marco Wall

Outside South	Fencing	Fence - Section	SAN MARCO FENCING ON

JCR

1/5/2025	37

ASSET DESCRIPTION San Marco Wall Fence - South
Condition Description DAMAGED FENCE

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,700.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

GUARD HOUSE
ASSET DESCRIPTION Guard House

Guard House

Outside All	Landscaping	landscapring	Community Entry Landscaping

JCR

1/5/2025	38

Condition Description
Overgrown & Old. Needs replacement

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,700.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LANDSCAPE-ENTRY

Guard House

Outside - rear	Landscaping	Landscaping

JCR

1/5/2025	39

ASSET DESCRIPTION Landscaping - Community Entry

Condition Description
CLEAN UP AND RENEW PER LANDSCAPE COMMITTEE

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,700.00

Page 25
2/5/2025	13

Key Marco Maintenance Items Report

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
LANDSCAPE-GUARDHOUSE	Guard House	Outside North	Landscaping	Plantings		JCR	1/5/2025	40	

ASSET DESCRIPTION Landscaping - Guard House

Condition Description
CLEAN UP AND RENEW PER LANDSCAPE COMMITTEE

Repair or Replacement Cost

Issue Repair/Replacement Cost:

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,700.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-NORTH

San Marco Wall

Outside North	Lighting	Light Fixture	LIGHTING FIXTURE

JCR

1/5/2025	41

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall
Condition Description LIGHT FIXURE DAMAGED

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$50.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,750.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-NORTH

San Marco Wall

Outside North	Lighting	Electrical Cover Plate	Landscape Lighting Junction

JCR

1/5/2025	42

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall

Condition Description
Cover not installed not fitting properly

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$10.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,760.00

Page 26
2/5/2025	14

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-NORTH

San Marco Wall

Outside South	Lighting	Electrical Cover Plate	LIGHTING JUNCTION BOX

JCR

1/5/2025	43

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall
Condition Description Missing Cover

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$50.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,810.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-SOUTH

San Marco Wall

Outside South	Lighting	Electrical Cover Plate	LIGHTING JUNCTION BOX

JCR

1/5/2025	44

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall

Condition Description
LIGHTING CONNECTION BOX EXPOSED WIRES

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$10.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$29,820.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-SOUTH

San Marco Wall

Outside South	Lighting	Light Fixture	LIGHTING FIXTURE

JCR

1/5/2025	45

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall
Condition Description Broken Fixture

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$200.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$30,020.00

Page 27
2/5/2025	15

Key Marco Maintenance Items Report

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
LOW VOLTAGE LIGHTING-SOUTH	San Marco Wall	Outside South	Lighting	Electrical Cover Plate	LIGHTING JUNCTION BOX	JCR	1/5/2025	46	

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall
Condition Description Missing Cover

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$50.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$30,070.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-SOUTH

San Marco Wall

Outside South	Lighting	Light Fixture	LIGHTING FIXTURE

JCR

1/5/2025	47

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall
Condition Description Broken Fixture

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$75.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$30,145.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

LOW VOLTAGE LIGHTING-XFMR-01

San Marco Wall

Outside South	Lighting	Transformer	LIGHTING TRANSFORMER

JCR

1/5/2025	48

ASSET DESCRIPTION Low Voltage Lighting - San Marco Wall

Condition Description
TRANSFORMER LAYING OF SIDE - EXPOSED WIRES

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$30,395.00

Page 28
2/5/2025	16

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

MARINA-SEWAGE
ASSET DESCRIPTION Marina Sewage

Marina

Dock	Electrical	Disconnect	Sewage Pump to Grinder Pump

JCR

1/5/2025	61

Condition Description Deteriorated

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$100.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$35,595.00

 Asset Number	location	Area	System	Component	Description	Identified By	Date Id'd:	Record Number	
ROADWAY-WHISKEY CREEK	Whiskey Creek	Outside All	Electrical	Electrical Box Cover	ELECTRICAL BOX COVER	JCR	1/5/2025	62	

ASSET DESCRIPTION Whiskey Creek Drive

Condition Description
ELECTRICAL BOX COVER ON SIDE OF ROAD

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$25.00

	HOA CDD HOA	MAINTENANCE YEAR	1	Complete	N	Completion Date	All Issues	Replacement Cost Total	$35,620.00	
	
 Asset Number	
location		
Area	System	
Component	
Description	
Identified By	
Date Id'd:	Record Number	
	ROADWAY-WHISKEY CREEK	Whiskey Creek		Outside All	Electrical	Electrical Box Cover	ELECTRICAL BOX COVER	JCR	1/5/2025	63	

ASSET DESCRIPTION Whiskey Creek Drive

Condition Description
ELECTRICAL BOX COVER ON SIDE OF ROAD

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$25.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$35,645.00

Page 29
2/5/2025	21

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

SPORTS COURT
ASSET DESCRIPTION Clubhouse - Rear

Clubhouse - Rear

Sports Courts	Playing Surface	Asphalt	Sports Courts

JCR

1/5/2025	64

Condition Description
Sports Courts Playing Surface is deteriorated

Repair or Replacement Cost

Issue Repair/Replacement Cost:	?

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$45,645.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALKWAY-GHN
ASSET DESCRIPTION Guard House

San Marco Wall

Outside North	WALL	WALL TOP STONE	Wall Top Stone

JCR

1/5/2025	65

Condition Description MISSING WALL STONE

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$45,895.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

San Marco Wall

Outside North	Sprinkler	Sprinkler Head	SPRINKLER HEAD - NORTH

JCR

1/5/2025	66

ASSET DESCRIPTION San Marco Wall - North
Condition Description PAINT STAINS

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$1,000.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$46,895.00

Page 30
2/5/2025	22

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

San Marco Wall

Outside South	Paint	Paint	SAN MARCO WALL

JCR

1/5/2025	67

ASSET DESCRIPTION San Marco Wall - North
Condition Description Paint is stained

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$1,000.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$47,895.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-NORTH

San Marco Wall

Outside South	WALL TOP STONE	STONE	Wall Top Stone

JCR

1/5/2025	68

ASSET DESCRIPTION San Marco Wall - North
Condition Description CRACKED STONE TOP TRIM

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$200.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$48,095.00

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GATE-SOUTH

San Marco Wall

Outside South	Doors	Door - Exterior	Wall Personnel Gate

JCR

1/5/2025	69

ASSET DESCRIPTION San Marco Wall - South
Condition Description Paint is deteriorated

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$250.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$48,345.00

Page 31
2/5/2025	23

Key Marco Maintenance Items Report

 Asset Number

location

Area	System

Component	Description

Identified By

Date Id'd:

Record Number

WALL-GHN

San Marco Wall

Outside North	WALL	WALL TOP STONE	Wall Top Stone

JCR

1/5/2025	70

ASSET DESCRIPTION San Marco Wall - North
Condition Description Stone is Stained

Repair or Replacement Cost

Issue Repair/Replacement Cost:

$500.00

HOA CDD

HOA

MAINTENANCE YEAR  1

Complete	N

Completion Date

All Issues Replacement Cost Total

$48,845.00

Page 32
2/5/2025	24

January 6, 2025

Prepared for:

Prepared by:

	Whiskey Creek Drive over Blue Hill Creek
Bridge Inspection and Management Study Report
KEY MARCO, FLORIDA

ROLANDO CORSA, PE, CBI

ARCOS BRIDGE, INC. 8112 CHAMPIONS FOREST WAY TAMPA, FLORIDA 33635

Contents
Executive Summary Bridge Description
Inspection Findings and Recommendations
Bridge Load Capacity Estimate for Repairs
Protective Maintenance Recommendations
Appendix
Site Map – Tab 1 Condition Rating Definitions – Tab 2 Bridge Inspection Field Report – Tab 3 Bridge Inspection Photos – Tab 4
Engineer’s Opinion of Probable Cost – Tab 5
Scour Evaluation – Tab 6

January 6, 2025

Edward F. Tryka III, PE LJA Engineering, Inc. c/o
Key Marco Community Development District 505 Whiskey Creek Drive
Marco Island, FL 34145

Sent via email to: etryka@lja.com
RE:	Whiskey Creek Drive over Blue Hill Creek
Bridge Inspection and Management Study Report Key Marco, Florida
Dear Mr. Tryka:

 EXECUTIVE SUMMARY	

The Key Marco Community Development District (CDD) requested a detailed inspection of the subject bridge. This inspection and management report serves as a valuable tool for the community to ensure sufficient financial reserves for future repairs. Arcos Bridge, Inc. (Arcos) conducted a hands- on visual inspection of the bridge located in the Key Marco community in Marco Island, Florida, on December 16, 2024. This report summarizes the inspection findings and offers future maintenance repair recommendations.

We inspected all visible bridge elements, taking measurements to confirm agreement with previous
inspection data and documenting their condition using a rating system required by Federal Bridge Inspection procedures. The inspection of the bridge was conducted from south to north.
The bridge carries Whiskey Creek Drive over Blue Hill Creek and was built in 1994.
We assessed the condition of the exposed concrete elements using sounding techniques.
The structural condition of the bridge and roadway elements ranges from fair to very good.
While repairs are not urgent, we noted several minor issues that the CDD may consider addressing within 5 years. The noted minor non-structural deficiencies can be reassessed during future biennial bridge inspections.
An underwater diving inspection to assess the condition of the substructure pile foundation was not conducted. An underwater inspection was last done in 2022. We recommend including an underwater evaluation of the bridge substructure every five years moving forward.
Load rating calculations were unavailable. However, based on the date of construction, the live load design truck is most likely the HS-20 vehicle which consists of a 36-ton semi-trailer truck configuration. The bridge, in very good structural condition, can safely carry its design load and all legal vehicle loads allowed to travel on public roads. Future maintenance is recommended to prevent deterioration and extend its service life.
Based on measured quantities and FDOT’s 2024 Historical Unit Costs for material and labor, the estimated cost of the recommended minor repairs within the next 5 years is approximately $115,227. Note, the major cost component relates to the milling and replacement of the asphalt, replacement of the expansion joints and concrete headers.

 BRIDGE DESCRIPTION	

The bridge carries Whiskey Creek Drive over Blue Hill Creek. The bridge was constructed circa 1994. The reputed owner of the bridge is the Key Marco Community Development District (CDD). The bridge spans Blue Hill Creek which is designated as a navigable waterway by the US Army Corps of Engineers. The two-lane bridge has 13 spans at a 38’-6” spacing with an approximate total length of 500’-6”. The approach slabs are each 20 feet long. The superstructure consists of nine (9) adjacent, prestressed concrete slab beams that are 3’-8” wide. The slab beams are post tensioned transversely. The travel way width is 24 feet and the out-to-out width of the bridge is 34 feet. The wearing surface consists of 2” of asphalt concrete with a sidewalk on the west side of the bridge and a narrow safety walk on the east side. The sidewalks consist of precast concrete panels that form a utility chase. Utilities owned by the City of Marco Island are carried in these utility chases. The deck expansion joints consist of elastomeric concrete headers with poured silicone seals. The traffic railings are a custom designed system made up of concrete pilasters and steel rails. The substructure consists of cast-in-place concrete bents supported on pre-stressed concrete piles. Bridge maintenance repairs were performed under the supervision of Bridging Solutions, LLC in the spring of 2015 to address some of the deficiencies documented in the 2012 inspection report.

Bridge Aerial (Looking East)	Bridge Underside (Looking NE)

Bridge Piles (Looking NW)	Bridge Roadway (Looking North)
A Site Map showing the location of the bridge is included in the Appendix under Tab 1. A summary of the Condition Rating Definitions is included in the Appendix under Tab 2. The Bridge Inspection Field Report developed during our inspection is included in the Appendix under Tab 3. A sampling of some of our Bridge Inspection Photos is included in the Appendix under Tab 4. The itemized Engineer’s Opinion of Probable Cost is included in the Appendix under Tab 5. The estimated costs are for planning purposes only. The actual costs would be determined by contractors’ bids. A Scour Evaluation is included in the Appendix under Tab 6.

 INSPECTION FINDINGS AND RECOMMENDATIONS	

The following schematic shows the typical bridge components that will be discussed in this report:

Abutments and Wingwalls – There are isolated areas that have minor cracking and spalling of the concrete surfaces. Abutment 1 cap has a full height hairline vertical crack under Slab Unit 1-9. The top edge of Abutment 1 cap has spalls up to 10”x5”x1” under Slab Units 1-5, 1-6, 1-7 and 1-9 (See Photo 11). Both abutments show evidence of expansion joint leakage (See Photo 12). These deficiencies do not warrant immediate attention; however, they were included in the recommended repairs within 5 years when the milling of the asphalt over the bridge is done.

Pier Caps – No deficiencies noted.

Piles – This element represents the prestressed concrete piles at the intermediate bents. The NW corner of Pile 6-2 has a 6”x3”x3/4” spall 2’-6” below the cap. The SW corner of Pile 6-4 has a poorly patched spall just below the cap. Pile 7-1 has a 10’x3”x3/4” spall in the NE corner, starting at the cap (See Photo 13). The NE corners of Piles 7-2 and 7-4 have spalls up to 1’-5”x5”x3/4” just above the marine growth. The east face of Pile 9-6 has a 2’x1’-6” delamination in an epoxy patch at the top of the marine growth, and vertical cracks up to 4’ long x 1/32” wide, extending up from the top of the marine growth in all four faces (See Photo 14). These deficiencies do not warrant immediate attention; however, they were included in the recommended repairs within 5 years when the milling of the asphalt over the bridge is done.

Expansion Joints – The expansion joints were replaced during the 2015 repairs and are in fair condition. We noticed some cracking, rutting and delamination of the elastomeric concrete headers and deterioration and adhesion failure of the poured sealant material (See Photos 5 through 10). These deficiencies should be repaired within 5 years when the asphalt on the bridge is planned for replacement.
Water Channel – We documented the channel profile using drop line measurements along both sides of the bridge at the same locations that were used in the past inspections (See Scour Evaluation in Tab 6 of the Appendix). The results of our measurements compared to the prior inspection and the original inspection of 2012 provides documentation that the creek bottom elevations have remained consistent. There does not appear to be any concern about erosion or scour at the bridge channel piers.

Under Water Inspection – An underwater inspection was performed in 2012 and 2022 that found very minor deficiencies. We recommend including an underwater evaluation of the bridge substructure every five years moving forward.

Roadway Approaches – The rubble riprap slope protection along the embankment slopes is in good condition.
Bridge Railings – The bridge railings are in good condition. The joint filler material in the gaps between the railing pylons is showing signs of minor deterioration. This deficiency does not warrant immediate attention but should be monitored and repairs will likely be required in the future when the condition advances.

Wearing Surface – The asphalt wearing surface was replaced in 2015 and is in good condition. We noticed some minor longitudinal cracks that appear to align with the joints in the slab beams (See Photo 4). Although this deficiency does not warrant immediate attention, they were included in the recommended repairs within 5 years when the expansion joints and headers will most likely require replacement.
Prestressed Slab Beams – There are isolated areas that have minor spalling of the concrete surfaces. The west edge of Slab Unit 10-7 has a 6”x4”x1” spall at Bent 11. The east edge of Slab Unit 13-3 has a patch with minor shrinkage cracking and efflorescence, approximately 9’ from Bent 14. These deficiencies do not warrant immediate attention; however, they were included in the recommended repairs within 5 years when the milling of the asphalt over the bridge is done. Note, A waterproofing membrane was installed below the asphalt wearing surface in 2015 and is preventing water from leaking through the joints in the slab beams.

Utilities – The lighting fixtures are in good condition. No repair recommendations.

 BRIDGE LOAD CAPACITY	

Load rating calculations were not available. Based on the date of construction, the live load design truck is most likely the HS-20 vehicle which consists of a 36-ton semi-trailer truck configuration. Performing a load rating of this bridge is possible but much more expensive than if the original plans were available. A load rating is not required at this time, but if deficient conditions become apparent during a future inspection that may reduce the structural capacity of the bridge, a load rating would be required. Since the bridge is in good condition, this bridge is capable of safely carrying the design loading and all legal loads travelling the public roadways.

 ESTIMATE FOR REPAIRS	

Although not urgent, the recommended repairs should be planned within the next 5 years. We recommend hiring a bridge engineer licensed in the State of Florida to prepare the necessary repair plans to be used for soliciting quotes from qualified contractors at that time to determine the actual cost of the recommended repairs.

Since the recommended repairs are considered maintenance for an existing bridge, a city building permit will not be required. However, the selected contractor will be required to coordinate the maintenance of traffic, including any temporary lane closure required to conduct the work.

For planning purposes, we offer the following opinion of the probable cost for the recommended repairs of the bridge. Based on measured quantities and FDOT's current (2024) Historical Unit Costs for material and labor, the Engineer's estimated cost for the recommended repairs is approximately $115,227. Note, the major cost component relates to the replacement of the asphalt and expansion joint system. All other minor deficiencies listed can be addressed during that time. The itemized Engineer’s Opinion of Probable Cost is included in the Appendix under Tab 5.
Approximate costs for engineering/specifications and construction administration:

Design Field Inspection:	$3,000
Design Drawings and Specifications:	$7,000
Construction Administration:	$6,000

 PROTECTIVE MAINTENANCE RECOMMENDATIONS	

Design Life – The design life of a concrete bridge, according to AASHTO specifications, is 75 years. This bridge has an estimated remaining design and service life of about 31 years. However, the actual service life depends on regular preventative maintenance. The remaining life estimate is based on engineering judgment, factoring in the original design life and when repairs may be needed to keep the bridge operational. Completing the recommended repairs typically extends the bridge’s lifespan, and with proper maintenance, it may remain in service beyond its design life.

Future Bridge Inspections – Perform follow up inspections of the bridge every 2 years in a format similar to this inspection. We recommend performing diving inspections every 5 years. The biennial bridge inspection process facilitates the early detection of structural defects. The cost of repairs is typically much less when the deficiency is detected early, compared to the cost after the condition advances.
Bridge Cleaning, Sealing and Painting – Regular cleaning of the bridge members is necessary to remove accumulation of sand, debris, bird droppings, and other harmful material by flushing with high-pressure water jet or compressed air, sweeping, or shovel. Preventative maintenance, or periodic cleaning can prolong the service life of the bridge members. There are also numerous concrete sealers that protect the concrete from water intrusion which may be considered after a cleaning is performed. This bridge has painted metal railings which will need to be painted when the coating fails. We recommend cleaning, sealing, and painting the bridge every 10 to 15 years.
Crack and Spall Repairs – Concrete Crack and Spall Repairs - The exposed concrete surfaces of the superstructure and the substructure will likely experience additional deterioration such as cracking and spalling over time which will require crack and spall repairs. Repair to concrete surfaces is accomplished by removing deteriorated or damaged concrete and placing new concrete material. This method is used to restore the integrity of concrete surfaces that have spalls, cracks, voids, etc. The first step in the repair of any type of deterioration in concrete is complete removal of all unsound concrete. No satisfactory repairs can be made until there is clean and sound concrete to which the new concrete can be bonded. The edge of a cut out area should be undercut for deep patches to help retain the new material. Effective bonding of the new to the old concrete is usually accomplished with a bonding material and is particularly important when deep cracks require a large volume of concrete to be replaced. A grout can also be used when the form for the concrete is so inaccessible that an epoxy material cannot be applied effectively. The exposed area can be sloshed liberally with grout just prior to

placing the concrete. Concrete crack and spall repairs will likely be necessary at some future date which will be identified because of future biennial inspections.
Asphalt Wearing Surface – Replacement of the asphalt wearing surface includes removal of the existing asphalt by milling. Depending on the condition at the time, the underlying waterproofing membrane may remain in place. The asphalt wearing surface will likely need to be replaced every 10 to 15 years.

Deck Expansion Joints – Preventive maintenance of bridge deck expansion joints is vital to maintaining the serviceability and prolonging the life of a bridge. Preventive maintenance usually means cleaning the joint. Preventive maintenance is most effective if it begins when a bridge is new and continues throughout the service life. The objective of preventative maintenance for deck joints is keeping the seal securely in place and waterproof. The expansion joints on the bridge will likely need to be replaced every 10 to 15 years.
Pile Jackets – The concrete piles that support the pier caps of this bridge will eventually show signs of cracking and spalling due to the saltwater environment. Jackets are the most common type of pile protection or repair. They are used for protection of all types of piles: concrete, steel, and timber. The jacket can be for protection from abrasion damage, for repair of section loss, or for both. If the jacket is for protection only, it could consist of a liner placed around the area to be protected with a cement or epoxy grout filler pumped into the space between the pile and the liner. If the jacket is intended to repair structural damage, the jacket will provide space for new reinforcement and the space between the liner and the old pile is filled with concrete. The liner is often a premolded fiberglass stay-in-place form; however, it could also be metal or fabric. Removable forms are also used, usually with reinforced concrete jackets. The biennial inspections will detect when the installation of pile jackets will be required.

The cost to replace the bridge would be in the $5 million range assuming a square foot cost of $300. If no maintenance were performed, the useful life of the bridge would be reduced. If the preventative maintenance repairs discussed above are performed, this bridge could last for another 75 years or more. The recommended preventative maintenance repairs and estimated costs (in 2024 dollars) are summarized below:
Bridge cleaning, sealing, and painting every 10 years at $30,000
Replace asphalt wearing surface every 10 years at $75,000
Replace expansion joints every 10 years at $50,000
The CDD will need to determine how to finance the future cost of the maintenance repairs. Assuming a 3% rate of inflation, annual reserve savings of approximately $18,000 would be required to provide for the funds to accomplish these repairs every 10 years.

The cost of follow up biennial bridge inspections would be $9,000 every 2 years and $3,500 every 5 years for an underwater inspection. The timing and cost of the maintenance repairs would be evaluated and updated as part of each inspection. Please contact me at 813-767-0538 if you have any questions or comments.
Regards,

Arcos Bridge, Inc.

Rolando Corsa, PE, CBI
Principal

Appendix
Site Map – Tab 1 Condition Rating Definitions – Tab 2 Bridge Inspection Field Report – Tab 3 Bridge Inspection Photos – Tab 4
Engineer’s Opinion of Probable Cost – Tab 5
Scour Evaluation – Tab 6

TAB 1
SITE MAP

SITE MAP

Whiskey Creek Drive Bridge

505 Whiskey Creek Dr, Marco Island, FL 34145

TAB 2
CONDITION RATING DEFINITIONS

Rating Definitions

Deck, Superstructure, Substructure, Approach Roadway and Non-Structural Items Criteria

Code	Description
n/a	NOT APPLICABLE
9	EXCELLENT CONDITION
8	VERY GOOD CONDITION – no problems noted.
7	GOOD CONDITION – some minor problems.
6	SATISFACTORY CONDITION – structural elements show some minor deterioration.
5	FAIR CONDITION – all primary structural elements are sound but may have minor section loss, cracking, spalling or scour.
4	POOR CONDITION – advanced section loss, deterioration, spalling or scour.
3	SERIOUS CONDITION – loss of section, deterioration, spalling or scour have seriously affected primary structural components. Local failures are possible. Fatigue cracks in steel or shear cracks in concrete may be present.
2	CRITICAL CONDITION – advanced deterioration of primary structural elements. Fatigue cracks in steel or shear cracks in concrete may be present or scour may have removed substructure support. Unless closely monitored it may be necessary to close the bridge until corrective action is taken.
1	“IMMINENT” FAILURE CONDITION – major deterioration or section loss present in critical structural components or obvious vertical or horizontal movement affecting structure stability. Bridge is closed to traffic but corrective action may put back in light service.
0	FAILED CONDITION – element is out of service and is beyond corrective action.

Channel and Channel Protection Criteria

Code	Description
n/a	Not applicable. Use when bridge is not over a waterway (channel).
9	There are no noticeable or noteworthy deficiencies that affect the condition of the channel.
8	Banks are protected or well vegetated. River control devices such as spur dikes and embankment protection are not required or are in a stable condition.
7	Bank protection is in need of minor repairs. River control devices and embankment protection have a little minor damage. Banks and/or channel have minor amounts of drift.
6	Bank is beginning to slump. River control devices and embankment protection have widespread minor damage. There is minor stream bed movement evident. Debris is restricting the channel slightly.
5	Bank protection is being eroded. River control devices and/or embankment have major damage. Trees and brush restrict the channel.
4	Bank and embankment protection is severely undermined. River control devices have severe damage. Large deposits of debris are in the channel.
3	Bank protection has failed. River control devices have been destroyed. Streambed aggradation, degradation or lateral movement has changed the channel to now threaten the bridge and/or approach roadway.
2	The channel has changed to the extent the bridge is near a state of collapse.
1	Bridge closed because of channel failure. Corrective action may put bridge back in light service.
0	Bridge closed because of channel failure. Replacement necessary.

Return to Contents

TAB 3
BRIDGE INSPECTION FIELD REPORT

12/16/24
1	7

PROJECT INFORMATION

Key Marco CDD	24032

Rolando Corsa, PE, CBI	Collier

73191

Bridge Owner 	 		Project No. 	 Team Leader 			County 	 Signature 			Type of Inspection
P.E. Number 		Biennial    Interim

Whiskey Creek Drive	Blue Hill Creek

Asst. Team Leader 			In-Depth	Special Contract Others 	

13	S to N	1994

Concrete Slab Beams

N/A

Feature(s) Carried 					 Feature(s) Crossed 			 Number of Spans 		Bridge Orientation 		Year Built 	  Superstructure Type 					AADT/Year 			

VERTICAL CLEARANCE AND LOAD POSTINGS

-	-	12	0	HS-20 (36)

On 	 ft 	 in	under 	 ft 	 in	Loading 	 tons

	Begin	End	
Joints with Deck			
Bearings, Anchor bolts, Pads			
Bridge seat and Pedestals			
Backwall			
Stem (Breastwall)			
Erosion and Scour			
Footings			
Piles			
Recommendation			

5	5
8	8
-	-
-	-
6	8
9	9
-	-
-	-
-	-

ABUTMENTS	STREAM CHANNEL
	
9	9
8	8
9	9
8	8

Begin	End	
Stream Alignment			
Erosion and Scour			
Waterway opening			
Bank Protection			

	Begin	End	
Walls			
Footings			
Erosion or Scour			
Piles			

8	8
-	-
8	8
-	-

WINGWALLS

8	8
8	8
8	8
8	8
8	8
8	8

APPROACHES
	Begin	End	
Drainage			
Embankment			
Settlement			
Erosion			
Pavement			
Guide Railing			

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

8	8	8
-	-	-
-	-	-
-	-	-

12/16/24
2	7

Category	Type	
7	7	7
8	8	8
8	8	8
8	8	8
8	8	8
-	-	-
-	-	-
-	-	-
-	-	-

-	-	-
8	8	8
-	-	-
6	6	6
5	5	5
-	-	-

Span 1	Span 2	Span 3	

Deck Elements	Wearing Surface				
	Curbs				
	Sidewalks and Fascia				
	Railing and Parapets				
	Scuppers				
	Gratings				
	Median				
	Mono. Deck Surface				
	RECOMMENDATION				

Superstructure	Deck Structural				
	Primary Members				
	Secondary Members				
	Paint				
	Joints				
	RECOMMENDATION				

Pier	
8	8	8
-	-	-
-	-	-
-	-	-
8	8	8
-	-	-
-	-	-
8	8	8
8	8	8
-	-	-

Bearing, Anchor bolts and Pads				
	Pedestals				
	Top of Pier cap or Beam				
	Stem Solid Pier				
	Cap Beam				
	Pier Columns				
	Footings				
	Erosion or scour				
	Piles				
	RECOMMENDATION				

Utilities	Lighting Stds. and Fixtures				
	Sign Structure				
	Utilities and utilities supports				
	RECOMMENDATION				

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

8	8	8
-	-	-
-	-	-
-	-	-

12/16/24
3	7

Category	Type	
7	7	7
8	8	8
8	8	8
8	8	8
8	8	8
-	-	-
-	-	-
-	-	-
-	-	-

-	-	-
8	8	8
-	-	-
6	6	6
5	5	5
-	-	-

Span 4	Span 5	Span 6	

Deck Elements	Wearing Surface				
	Curbs				
	Sidewalks and Fascia				
	Railing and Parapets				
	Scuppers				
	Gratings				
	Median				
	Mono. Deck Surface				
	RECOMMENDATION				

Superstructure	Deck Structural				
	Primary Members				
	Secondary Members				
	Paint				
	Joints				
	RECOMMENDATION				

Pier	
8	8	8
-	-	-
-	-	-
-	-	-
8	8	8
-	-	-
-	-	-
8	8	8
8	8	5
-	-	-

Bearing, Anchor bolts and Pads				
	Pedestals				
	Top of Pier cap or Beam				
	Stem Solid Pier				
	Cap Beam				
	Pier Columns				
	Footings				
	Erosion or scour				
	Piles				
	RECOMMENDATION				

Utilities	Lighting Stds. and Fixtures				
	Sign Structure				
	Utilities and utilities supports				
	RECOMMENDATION				

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

8	8	8
-	-	-
-	-	-
-	-	-

12/16/24
4	7

Category	Type	
7	7	7
8	8	8
8	8	8
8	8	8
8	8	8
-	-	-
-	-	-
-	-	-
-	-	-

-	-	-
8	8	8
-	-	-
5	5	5
8	8	8
-	-	-

Span 7	Span 8	Span 9	

Deck Elements	Wearing Surface				
	Curbs				
	Sidewalks and Fascia				
	Railing and Parapets				
	Scuppers				
	Gratings				
	Median				
	Mono. Deck Surface				
	RECOMMENDATION				

Superstructure	Deck Structural				
	Primary Members				
	Secondary Members				
	Paint				
	Joints				
	RECOMMENDATION				

Pier	
8	8	8
-	-	-
-	-	-
-	-	-
8	8	8
-	-	-
-	-	-
8	8	8
5	8	5
-	-	-

Bearing, Anchor bolts and Pads				
	Pedestals				
	Top of Pier cap or Beam				
	Stem Solid Pier				
	Cap Beam				
	Pier Columns				
	Footings				
	Erosion or scour				
	Piles				
	RECOMMENDATION				

Utilities	Lighting Stds. and Fixtures				
	Sign Structure				
	Utilities and utilities supports				
	RECOMMENDATION				

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

8	8	8
-	-	-
-	-	-
-	-	-

12/16/24
5	7

Category	Type	
7	7	7
8	8	8
8	8	8
8	8	8
8	8	8
-	-	-
-	-	-
-	-	-
-	-	-

-	-	-
7	8	8
-	-	-
5	5	5
8	8	8
-	-	-

Span 10	Span 11	Span 12	

Deck Elements	Wearing Surface				
	Curbs				
	Sidewalks and Fascia				
	Railing and Parapets				
	Scuppers				
	Gratings				
	Median				
	Mono. Deck Surface				
	RECOMMENDATION				

Superstructure	Deck Structural				
	Primary Members				
	Secondary Members				
	Paint				
	Joints				
	RECOMMENDATION				

Pier	
8	8	8
-	-	-
-	-	-
-	-	-
8	8	8
-	-	-
-	-	-
8	8	8
8	8	8
-	-	-

Bearing, Anchor bolts and Pads				
	Pedestals				
	Top of Pier cap or Beam				
	Stem Solid Pier				
	Cap Beam				
	Pier Columns				
	Footings				
	Erosion or scour				
	Piles				
	RECOMMENDATION				

Utilities	Lighting Stds. and Fixtures				
	Sign Structure				
	Utilities and utilities supports				
	RECOMMENDATION				

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

8
-
-
-

12/16/24
6	7

Category	Type	
7
8
8
8
8
-
-
-
-

- 7
- 5
8
-

Span 13			

Deck Elements	Wearing Surface				
	Curbs				
	Sidewalks and Fascia				
	Railing and Parapets				
	Scuppers				
	Gratings				
	Median				
	Mono. Deck Surface				
	RECOMMENDATION				

Superstructure	Deck Structural				
	Primary Members				
	Secondary Members				
	Paint				
	Joints				
	RECOMMENDATION				

Pier	
8
-
-
- 8
-
- 8
8
-

Bearing, Anchor bolts and Pads				
	Pedestals				
	Top of Pier cap or Beam				
	Stem Solid Pier				
	Cap Beam				
	Pier Columns				
	Footings				
	Erosion or scour				
	Piles				
	RECOMMENDATION				

Utilities	Lighting Stds. and Fixtures				
	Sign Structure				
	Utilities and utilities supports				
	RECOMMENDATION				

Key Marco CDD
24032
Rolando Corsa, PE, CBI

Whiskey Creek Drive Blue Hill Creek

X

12/16/24
7	7

Diving Inspection Required?	  YES	  NO
If yes, indicate year of previous diving inspection 	

X

Special Emphasis Inspection Required?    YES    NO	If yes, indicate type below.

Spans	
Non Redundant/Fracture Critical			
Pin and Hangers			
Fatigue Prone SEDLS ( AASHTO D, E or E’)			
Non-Categorized Fatigue Prone Details			
Others (Specify)			

X

Recommend Further Investigation?    YES    NO

Remarks:

.

Fair to Very Good condition. Expansion joints will need to be replaced in the near future. Minor spalls
and cracks noted at abutments, slab beams and piles.

Field notes:

12/16/24	9:00 a.m.	1:00 p.m.

Fair, 72 degrees

Date 		Time of Arrival 		Time of Departure 	. Temp and Weather Conditions 				

Flag Issued?	Brief Reason
None		 Red Structural 	 Yellow Structural 	 Safety		

TAB 4
BRIDGE INSPECTION PHOTOS

PHOTO 1 – BEGIN, SOUTH APPROACH	PHOTO 2 – END, NORTH APPROACH

PHOTO 3 – TYPICAL PAINT FAILURE	PHOTO 4 – TYPICAL ASPHALT CRACKING

PHOTO 5 – EXP. JT. 1, ADHESION FAILURE, RUTTING	PHOTO 6 – EXP. JT. 4, ADHESION FAILURE, RUTTING	PHOTO 7 – EXP. JT. 7, ADHESION FAILURE, RUTTING

PHOTO 8 – EXP. JT. 9, ADHESION FAILURE, RUTTING	PHOTO 9 – EXP. JT. 11, ADHESION FAILURE, RUTTING	PHOTO 10 – EXP. JT. 14, ADHESION FAILURE, RUTTING

PHOTO 11 – ABUTMENT 1, EDGE SPALLS, CRACKS	PHOTO 12 – ABUTMENT 14, JOINT LEAK STAINS

PHOTO 13 – PILE 7-1, EDGE SPALL	PHOTO 14 – PILE 9-6, VERTICAL CRACKS

TAB 5
ENGINEER’S OPINION OF PROBABLE COST

	ENGINEER OPINION OF PROBABLE COST	

6-Jan-25		
Client:	Key Marco CDD	
Project:	Whiskey Creek Drive over Blue Hill Creek	
City:	Marco Island	
Description:	Recommended Bridge Repairs	

ITEM NO.	ITEM DESCRIPTION	QUANTITY	UNIT	UNIT COST	COST PER ITEM	
101-1	MOBILIZATION (5%)	1	LS	$4,771	$4,771	
102-1	MAINTENANCE OF TRAFFIC	1	LS	$7,500	$7,500	
327-70-5	MILLING EXISTING 2" ASPHALT	1579	SY	$4	$6,315	
334-1-57	SUPERPAVE ASPHALT 2"	174	TN	$230	$39,940	
401-70-4	RESTORE SPALLED AREAS	0.34	CF	$925	$312	
411-2	CRACKS, INJECT & SEAL	24	LF	$250	$6,000	
458-1-21	REPAIR/REPLACE DECK POURED JOINT	144	LF	$100	$14,400	
458-2	POLYMER NOSING FOR DECK EXP. JOINT	16	CF	$1,100	$17,459	
710-1	PAVEMENT MARKINGS	1	LS	$3,500	$3,500	
	15% Contingency				$15,030	
				TOTAL		$115,227 	

Return to Contents

Page 61

TAB 6
SCOUR EVALUATION

Page 62

Scour Evaluation
Measured from top of barrier wall - LEFT SIDE

Abutment 1

Bent 2

Bent 3

Bent 4

Bent 5	Bent 6

Bent 7

Bent 8	Bent 9

Bent 10

Bent 11

Bent 12

Bent 13  Abutment 14

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

40.0

7/26/2012

10/31/2022

12/16/2024

Scour Evaluation
Measured from top of barrier wall - RIGHT SIDE

Abutment 1

Bent 2

Bent 3

Bent 4

Bent 5	Bent 6

Bent 7

Bent 8	Bent 9

Bent 10

Bent 11

Bent 12

Bent 13  Abutment 14

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

40.0

7/26/2012

10/31/2022

12/16/2024

Vertical Distance (ft)

Vertical Distance (ft)

LEFT SIDE				
	7/26/2012	10/31/2022	12/16/2024	
Abutment 1	10.3	9.6	9.2	
Bent 2	14.1	13.8	14.0	
Bent 3	15.5	15.2	15.5	
Bent 4	16.5	16.4	16.0	
Bent 5	17.2	17.2	17.5	
Bent 6	18.4	18.4	19.0	
Bent 7	21.0	20.6	21.0	
Bent 8	32.0	32.8	32.2	
Bent 9	36.0	37.1	36.9	
Bent 10	35.2	36.9	36.5	
Bent 11	26.6	26.5	26.3	
Bent 12	18.6	18.2	17.7	
Bent 13	17.4	17.0	16.5	
Abutment 14	10.3	9.9	9.4	

	
RIGHT SIDE				
	7/26/2012	10/31/2022	12/16/2024	
Abutment 1	9.1	7.4	9.0	
Bent 2	13.0	13.0	12.5	
Bent 3	15.0	14.9	15.3	
Bent 4	16.0	15.9	16.2	
Bent 5	16.8	16.8	17.0	
Bent 6	18.0	18.0	17.8	
Bent 7	21.3	21.4	21.0	
Bent 8	31.0	32.3	30.1	
Bent 9	35.1	35.8	35.0	
Bent 10	36.0	37.5	36.9	
Bent 11	26.2	28.5	27.7	
Bent 12	18.5	18.5	18.0	
Bent 13	17.6	18.4	17.0	
Abutment 14	10.7	9.8	9.3	

BRIDGE WAS INVENTORIED SOUTH TO NORTH

Return to Contents	Page 63

3:23 PM	Key Marco Community Development District
02/11/25	Balance Sheet
Accrual Basis	As of January 31, 2025

Jan 31, 25

ASSETS
Current Assets Checking/Savings		
Fifth Third Money Market	234,010.02	
Fifth Third Public Fund	320,176.28	
First Horizon Money Market	250,724.51	
Seacoast Bank Money Market	239,490.76	
Total Checking/Savings	1,044,401.57	
Other Current Assets		
Prepaid Expenses	-3,705.95	
Total Other Current Assets	-3,705.95	
Total Current Assets	1,040,695.62	
TOTAL ASSETS	1,040,695.62	
LIABILITIES & EQUITY		
Liabilities
Current Liabilities Accounts Payable
Accounts Payable	

-251.67	
Total Accounts Payable	-251.67	
Other Current Liabilities		
Deposits and Prepaid Items	-3,705.95	
Total Other Current Liabilities	-3,705.95	
Total Current Liabilities	-3,957.62	
Total Liabilities	-3,957.62	
Equity		
Opening Balance Equity	2,341.71	
Retained Earnings	939,788.03	
Supspense Account	4,425.48	
Unassigned Fund Balance	899.11	
Net Income	97,198.91	
Total Equity	1,044,653.24	
TOTAL LIABILITIES & EQUITY	1,040,695.62	

Page 1
Page 64

3:22 PM	Key Marco Community Development District 02/11/25		Profit & Loss Budget Performance Accrual Basis			January 2025

Jan 25	Budget	Oct '24 - Jan 25	YTD Budget	Annual Budget

Income		
FEMA Proceeds	0.00				0.00		0.00		0.00	
Interest Income	1,275.12		833.33		6,036.05		3,333.36		10,000.00	
Maintenance Assessements (4%)	-255.00		-1,300.00		-6,749.00		-5,200.00		-9,100.00	
Maintenance Assessments - Levy	8,500.00		32,542.86		175,100.00		130,171.42		227,800.00	
Miscellaneous Income	0.00		0.00		0.00		0.00		0.00	
Road Use Fee Revenue	558.42		416.66		1,578.14		1,666.72		5,000.00	
Total Income	10,078.54		32,492.85		175,965.19		129,971.50		233,700.00	
Gross Profit	10,078.54		32,492.85		175,965.19		129,971.50		233,700.00	
Expense										
ACCESS CONTROL										
Contractural Services	0.00			0.00		0.00		0.00		
Operating Supplies	0.00			0.00		0.00		0.00		
R&M Gatehouse	0.00			0.00		0.00		0.00		
R&M Gates	0.00			0.00		0.00		0.00		
Utilities	0.00			0.00		0.00		0.00		
Total ACCESS CONTROL		0.00			0.00		0.00		0.00	
ADMINISTRATION										
Accounting Services	0.00			0.00		0.00		0.00		
Assessment Rolls	0.00		0.00	0.00		0.00		500.00		
Attorney Fees	0.00		583.33	4,540.75		2,333.36		7,000.00		
Audit Fees	0.00		0.00	0.00		0.00		5,000.00		
Bank Fees	0.00		0.00	0.00		0.00		0.00		
Computer- Website Support	0.00		50.00	330.00		200.00		600.00		
Dues, Licenses, Subscriptions	0.00		0.00	185.00		0.00		175.00		
Engineering Fees	0.00		1,000.00	305.00		4,000.00		12,000.00		
FICA Taxes	0.00		0.00	0.00		0.00		0.00		
Insurances	0.00		0.00	49,326.65		55,000.00		55,000.00		
Legal Advertising	0.00		291.66	856.56		1,166.72		3,500.00		
Management Fees	0.00			0.00		10.00		10.00		
Office Supplies	0.00		0.00	0.00		200.00		200.00		
Postage	0.00			17.95		20.00		20.00		
Property Appraiser	0.00		0.00	705.76		0.00		830.00		
Property Tax Collector (2%)	164.90		614.28	998.61		2,457.16		4,300.00		
Rentals & Leases	0.00		0.00	0.00		0.00		0.00		
Road Use Fee Study	0.00		0.00	0.00		0.00		0.00		
Supervisor Expenses	0.00		0.00	1,800.00		3,000.00		5,000.00		
Trascription Costs	0.00		0.00	0.00		0.00		0.00		
Total ADMINISTRATION	164.90	
2,539.27	59,066.28	68,387.24	94,135.00	
CAPITAL EXPENDITURES & PROJECTS						
Bridge Inspection Reserves	0.00	0.00	0.00	5,000.00	5,000.00	
Bridge Painting	0.00	0.00	0.00	0.00	0.00	

3:22 PM	Key Marco Community Development District 02/11/25		Profit & Loss Budget Performance Accrual Basis			January 2025

	Jan 25		Budget			Oct '24 - Jan 25		YTD Budget		Annual Budget	
Bridge Reserves	0.00		0.00			0.00		18,000.00		18,000.00	
Bridge Sidewalk/Curb Painting	4,440.00		0.00			10,360.00		18,000.00		18,000.00	
Contigency Reserves	0.00		0.00			0.00		0.00		8,565.00	
Gate Access Control	0.00					0.00		0.00		0.00	
Gate Operator Replacement	0.00		0.00			0.00		0.00		0.00	
Gatehouse Gates	0.00					0.00		0.00		0.00	
Hurricane Contingency	0.00		0.00			2,840.00		0.00		40,000.00	
Landscape Improvements	0.00		0.00			0.00		0.00		0.00	
Landscape Lighting	0.00		0.00			0.00		0.00		0.00	
Roads	0.00		0.00			0.00		0.00		40,000.00	
Roads - Root Barrier	0.00		0.00			0.00		0.00		0.00	
Solar Streetlighting	0.00		0.00			0.00		0.00		0.00	
Street Lighting	0.00		0.00			0.00		0.00		0.00	
Total CAPITAL EXPENDITURES & PROJECTS	
4,440.00			0.00		
13,200.00		
41,000.00		
129,565.00	
Hurricane Ian Expenses Hurricane Ian Debris Cleanup	
0.00		
0.00			
0.00		
0.00		
0.00	
Hurricane Ian Gatehouse Repair	0.00		0.00			0.00		0.00		0.00	
Hurricane Ian Irrigation Repair	0.00		0.00			0.00		0.00		0.00	
Hurricane Ian Expenses - Other	0.00		0.00			0.00		0.00		0.00	
Total Hurricane Ian Expenses	
0.00			0.00		
0.00		
0.00		
0.00	
Irrigation Services	0.00			0.00		0.00		0.00		0.00	
MAINTENANCE AND LANDSCAPING ROADWAY SERVICES
Repairs & Maintenance	0.00

0.00		

0.00	0.00		0.00

6,500.00		0.00

10,000.00		0.00

10,000.00	
Total ROADWAY SERVICES	
0.00			0.00		
6,500.00		
10,000.00		
10,000.00	
STREET LIGHTING
Holiday Decor	
0.00		
0.00			
0.00		
0.00		
0.00	
R&M - General	0.00		0.00			0.00		0.00		0.00	
Utilities - Electric	0.00		0.00			0.00		0.00		0.00	
Total STREET LIGHTING	
0.00			0.00		
0.00		
0.00		
0.00	
Total Expense	4,604.90		2,539.27		78,766.28		119,387.24		233,700.00	
Net Income	5,473.64		29,953.58		97,198.91		10,584.26		0.00