MINUTES OF THE DOWNTOWN DORAL SOUTH
COMMUNITY DEVELOPMENT DISTRICT

The regular meeting of the Board of Supervisors of the Downtown Doral South Community Development District was held on Wednesday, March 18, 2026, at 8:30 a.m. at 4651 N.W. 82nd Avenue, Doral, Florida.

Present and constituting a quorum were:

Francisco Bird	Chairman
Jamie Mercado	Vice Chairman
Gerardo Cabral	Assistant Secretary
Felix Bravo	Assistant Secretary

Also present were:
Scott Cochran	District Counsel
Ben Quesada	District Manager
Terry Glynn	Governmental Management Services (by phone)
Mayra Padilla	Governmental Management Services (by phone)
Rebecca Lon	HOA Manager (Canarias/Tahiti)
Carlos Martin	Counsel for HOA Master Association Several residents and members of the public at large (in-person and by phone)

FIRST ORDER OF BUSINESS	Roll Call
Mr. Quesada called the meeting to order, called the roll and stated we have a quorum.

SECOND ORDER OF BUSINESS	Approval	of	Minutes	of	the
February 18, 2026 Meeting
Mr. Quesada presented the minutes from the February 18, 2026 meeting and stated those were included in the agenda package. He then asked for any comments or corrections from District counsel.
Mr. Cochran stated he had none.
Mr. Quesada then asked for any comments or corrections from the Board and upon hearing none, he asked for a motion to approve the minutes.

On MOTION by Mr. Bird seconded by Mr. Bravo with all in favor, the Minutes of the February 18 2026 Meeting were approved.

THIRD ORDER OF BUSINESS	Discussion of:
Formal Objection to Parking Fees for Downtown Doral South Residents
City of Doral Parking Permit Program and District Parking Rules
Potential Clubhouse Acquisition
Mr. Quesada moved to item No. 3, discussion of the parking fees for residents, the City of Doral parking permit program and District parking rules stating he had received some email comments from the public about the potential city parking enforcement. He then gave a brief explanation and made several related comments to the attending audience stating the city had already begun implementing enforcement of the city owned right-of-ways within Doral which were 82nd Avenue through 85th Avenue. He also made referenced to an ownership map on the Downtown Doral South CDD website and encouraged everyone to visit the website since it had a very interactive satellite map. Mr. Quesada then made some additional comments relating to this item stating he was aware the City of Doral had had a lot of public hearings and meetings on this issue and that the CDD did not have a lot of jurisdiction over this matter but, does have a maintenance covenant with the city to be able to do the maintenance portion of the roads but, ownership was with the City of Doral. Mr. Quesada also stated the DDS CDD Board has been speaking with the City of Doral regarding potential enforcement and a parking rule adoption which would need to take place first in order for there to be any type of enforcement over the CDD roads which were many of the residential roads within the District. Mr. Quesada then made a few additional comments regarding this matter and asked if the Board had any comments or discussion relating to the circulated emails.
(At this point there was a discussion among the Board members, Mr. Quesada and the attending audience relating to this item and the resident parking concerns)

Mr. Cochran also made some additional comments stating his understanding was that permits were not tied to particular parking spots, they are tied to the registered people, so they would sell permits for 70% of the parking spaces, and those permits could park in 100% of the spaces, which would be 70% of the permit holders, so there wouldn’t be

specific spots only for visitors, or only for permit holders, all the spots are there on a for first come, first serve basis.
(At this point the discussion continued among the Board members, Mr. Quesada, Mr. Cochran and the attending audience relating to this item)(After a short period of time Mr. Quesada made a suggestion to move forward to item No. 4 on the agenda and then they could come back to item 3C to discuss the potential clubhouse acquisition later in the meeting)

FOURTH ORDER OF BUSINESS	Consideration of:
Proposed Memorandum of Understanding with City of Doral Regarding Parking Program and Enforcement
Mr. Quesada then moved to item No. 4, consideration of the proposed memorandum of understanding with The City of Doral regarding the parking program and enforcement and indicated this item was included in the agenda on page 11. Mr. Quesada also stated he and Mr. Cochran had reviewed the memorandum and asked the Board for any comments or questions.
Mr. Cochran made some additional comments and also gave a brief explanation to the attending audience stating even before the city had approached the District, it was already a concern of the Board to address some of the parking issues as far as enforcement, however, since the District was a body of local government in order to enforce anything parking related they would need to go through a formal rulemaking process where rules would be adopted. Mr. Cochran continued with a few additional comments indicating he had put together some preliminary steps that would need to take place to move forward with this matter, and that was about the time the city had approached the District with their program, so they were waiting to see how the city would proceed with a letter of understanding and that would be the basis for an agreement between the District and the City of Doral to apply a parking permit program to CDD owned parking spaces. Mr. Cochran also stated there was one item referenced in the memorandum of understanding (MOU) which would need to be addressed with the city and that was the city had referred to CDD owned roads as private roads, so that would be the only item that needed to be corrected in the memorandum. Mr. Cochran then recommended if the Board wished to continue with this matter, they could table this item and he could redline the memorandum and submit it back to the city for their comments,

and then he would also prepare the proposed rules for review by the Board to discuss at the next meeting and then they could advertise a public hearing to adopt the rules.
(At this point there was a discussion among the Board members and Mr. Cochran relating to this item)(The Board agreed to begin the process and start the ball rolling at this point)

Mr. Quesada stated if the Board was comfortable they could make a motion to approve it final substantial form subject to District Counsel’s redline changes which were previously discussed. Mr. Quesada also made a few additional comments relating to the boundary lines for Downtown Doral South and Downtown Doral indicating they were two totally separate entities.

On MOTION by Mr. Bird seconded by Mr. Cabral with all in favor, accepting the proposal Memorandum of Understanding with the City of Doral regarding parking program and enforcement in substantial final form subject to redline comments relating to CDD owned roads and update exhibit A map and rule adoption was approved.

Developer’s Request to Access District Property to Conduct Stormwater Sampling
Mr. Quesada then moved to item No. 4B, consideration of developer’s request to access District property to conduct stormwater sampling and indicated this item was included in the agenda on page 18. He then gave a brief explanation of this time stating he was informed by the developer through some updates that there had been a lot of progress made on some of the connections which were on private property where there was contamination entering the stormwater system and it was affecting the District making its way out into the retention pond on District property. He also indicated he was told by certain engineers and professionals the water would clean itself over time but, you would need to stop the source of contamination, and that is why the developer’s counsel was making this request and consent from the CDD to allow them to access the retention pond and collect water sampling. Mr. Quesada stated if the Board were to consider this request he would ask the developer to provide copies of the water sampling report once that have concluded their findings at no cost to the District.

(At this point there was a discussion among the Board members and Mr. Quesada relating to this item)(Mr. Cochran also made some additional comments relating to this item)(The Board agreed to approve the developer’s request)

On MOTION by Mr. Cabral seconded by Mr. Mercado with all in favor, accepting the developer’s request to access District property to conduct stormwater sampling subject to sharing copies of the water sampling report and also providing the contractor’s indemnification to DDS and a Certificate of Insurance was approved.

FIFTH ORDER OF BUSINESS	Acceptance	of	Audit	for
Fiscal Year Ending in September 30, 2025
Mr. Quesada presented the acceptance of the audit for fiscal year ending September 30, 2025, gave a brief explanation of the audit, stating there were no findings or recommendations and the District was found to be in good financial standing so it was a clean audit. He then asked for any questions or comments and upon hearing none, asked for a motion to accept the audit.

On MOTION by Mr. Bird seconded by Mr. Bravo with all in favor, accepting the audit for Fiscal Year ending Spete3mber 30, 2025 was approved.

SIXTH ORDER OF BUSINESS	Staff Reports
Mr. Quesada moved to staff reports and asked Mr. Cochran if he had anything else to report.

Attorney
Mr. Cochran stated he had nothing else to report that wasn’t already addressed in the meeting.

Engineer
Mr. Quesada stated there was nothing to report under the engineer.

Field Manager – Monthly Report
Mr. Quesada moved to item C under staff reports, field manager, and asked Ms.
Padilla if she had anything to report to the Board.
Ms. Padilla stated she had nothing to report.
(At this point there was a brief discussion among the Board members, Mr. Quesada and the attending audience relating to the replacement of trees the Board had approved at the last meeting, also landscaping, artificial turf and rubber mulching)

Manager
Mr. Quesada stated he had nothing to report under the manager report.

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

On MOTION by Mr. Bird seconded by Mr. Bravo with all in favor, the Check Register and the Unaudited Financials were approved.

THIRD ORDER OF BUSINESS	Discussion of: (Cont.)
Potential Clubhouse Acquisition
Mr. Quesada moved back to item No. 3C, discussion of potential clubhouse acquisition and stated this item was requested to be put on the agenda by one of the Supervisors. Mr. Quesada then clarified for the record this item had been brought to this Board previously where they were discussing the potential acquisition of the clubhouse and some dialogue went forward with the ownership as far as the PSA, the purchase sale agreement. The owners had extended a courtesy to the District to conduct some due diligence with some engineering reports, however, the District did not get as far into the process as they wanted to because in the middle of it, negotiations had paused, and the owners requested to stop the negotiations. The Board had made their position clear about how they felt relating to the due diligence period, and at any time they could walk away even after the PSA was signed before closing if they saw anything that was of major concern and they were discussing some type of credits based on the engineer report. Mr. Quesada then

stated he was aware that the ownership received some of those reports and had already began to do some general repairs but, he wanted to let the Board know where things left off with the CDD and there was now some dialogue between the Master Association and the ownership for the clubhouse acquisition. He also indicated the CDD was instructed by the Board at previous meetings to stay in a holding pattern until ownership officially approaches them again, and there was more progress made with those negotiations. Mr. Quesada then opened up the floor for discussion with the Board, Mr. Martin and the attending audience.
(At this point there was a discussion among the Board members, Mr. Quesada, Mr.
Martin, Ms. Lon, and Mr. Cochran relating to this item)

EIGHTH ORDER OF BUSINESS	Audience Comments – As per
District’s rules, each speaker has 3 minutes to provide comments
Mr. Quesada asked if there were any further audience comments at this time. (There were no further comments)
NINTH ORDER OF BUSINESS	Supervisors Requests
Mr. Quesada asked if there were any Supervisor’s requests at this time. (There were no comments)

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

On MOTION by Mr. Bravo seconded by Mr. Mercado with all in favor, the Meeting was adjourned.

Secretary /Assistant Secretary

Chairman / Vice Chairman

Certificate Of Completion

Envelope Id: 95BFA3DD-AE30-8EC4-8103-EA4888A052A0	Status: Completed Subject: Downtown Doral South: Complete with Docusign: 3-18-26 Minutes.pdf, Resolution 2026-03.doc
Source Envelope:
Document Pages: 8	Signatures: 4	Envelope Originator:
Certificate Pages: 2	Initials: 0	Ellen Acosta

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1001 Bradford Way
Kingston, TN 37763 eacosta@gmssf.com
IP Address: 162.199.192.217

Record Tracking

Status: Original
5/26/2026 7:53:30 AM

Holder: Ellen Acosta
eacosta@gmssf.com

Location: DocuSign

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Ben Quesada BQuesada@gmssf.com
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Francisco Bird birdfrancisco@gmail.com Chairman

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