MINUTES OF MEETING BEACON TRADEPORT
COMMUNITY DEVELOPMENT DISTRICT
The regular meeting of the Board of Supervisors of the Beacon Tradeport Community Development District was held on February 26, 2026, at 10:00 a.m. at the Dolphin Mall Management Office, 11401 NW 12th Street, Miami, Florida.

Present and constituting a quorum were:

Pete Marrero	Chaiman
Phil Procacci	Vice Chairman
Madelyn Bello	Assistant Secretary
Brett Houston	Assistant Secretary
Karen Esquives	Appointed as Assistant Secretary Also present were:
Paul Winkeljohn	District Manager
Liza Smoker	District Counsel Scott Mendelsberg
Sweetwater Finance Director

FIRST ORDER OF BUSINESS	Roll Call
Mr. Winklejohn called the meeting to order and called the roll.

SECOND ORDER OF BUSINESS	Audience Comments – As  per
District’s rules, each speaker has 3 minutes to provide comments
The Board welcomed Mr. Mendelsberg, a representative from the City, who attended the meeting to discuss transportation impact fees and latecomer fee collections associated with recent development activity within and surrounding the District. He advised that the City had successfully collected approximately $231,198 in latecomer fees from several developments. He further advised that approximately $281,598 in transportation impact fee revenues had also been identified as payable to the District after accounting for prior duplicate payments previously issued to the District in error.

Mr. Mendelsberg explained that under the existing agreement between the City can disburse collected impact fee and latecomer fee revenues. He further noted that both parties had not consistently complied with certain reporting and administrative provisions contained within the agreement and recommended improving future accounting and reporting coordination between the City and the District. He also advised that the underlying agreement had recently been formally recorded to ensure future developers would receive notice of outstanding latecomer fee obligations during title searches.
Discussion then occurred regarding the appropriate use of collected transportation impact fee and latecomer fee revenues. Mr. Mendelsberg questioned whether the District intended to apply the funds toward repayment of the District’s bond debt obligations, noting that prior payments had reportedly been deposited into general operating accounts rather than specifically applied toward debt reduction. Following discussion, a Board member made a motion directing that all future revenues collected from transportation impact fees and latecomer fees be applied toward repayment of bond principle.

On MOTION by Mr. Houston, seconded by Ms. Bello, with all in favor, to Direct Funds When Received to Pay Bond Principle, was approved.

Additional discussion occurred regarding municipal finance issues, property tax policy proposals at the State level, homestead exemptions, and potential impacts on local government revenues and public services. Mr. Mendelsberg advised that, based on the City’s current commercial tax base and reserve levels, the City did not anticipate significant reductions to municipal services, including police protection, even if future statewide property tax reforms were adopted.

THIRD ORDER OF BUSINESS	Organizational Matters
Acceptance of Resignation Letter from Mr. Albert James Lara
Mr. Winkeljohn advised the Board that Mr. Lara submitted his resignation from the Board of Supervisors. Mr. Winkeljohn stated that that the Board’s immediate action would be consideration of a motion to accept the resignation.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, Accepting the Resignation Letter from Mr. Albert James Lara, was approved.

Consideration of Appointment of Supervisor to Unexpired Term(s) of Office – Seat #4 (11/2026)
Mr. Winkeljohn advised that Seat #4 was now vacant and that the seat carried a term expiration date in November. He explained that the Board could appoint an individual to fill the vacant seat by motion for the remainder of the term. A nomination was made for Karen Esquives to fill the vacancy.

On MOTION by Mr. Marrero, seconded by Ms. Bello, with all in favor, the Appointment of Supervisor to Karen Esquives to Seat #4, was approved.

Oath of Office for Newly Appointed Supervisor(s)
Mr. Winkeljohn stated administered the Oath of Office for the position of Supervisor of the Beacon Tradeport CDD. Ms. Esquives affirmed that she would support the Constitution of the United States and the State of Florida and faithfully, honestly, and impartially discharge the duties of office as a Supervisor of the District.
Mr. Winkeljohn advised Ms. Esquives that the District’s office would coordinate the required post-appointment filings and electronic ethics forms. He also reviewed several general responsibilities associated with Board service, including compliance with Florida Sunshine Law requirements prohibiting discussions between Board members regarding matters that may foreseeably come before the Board outside properly noticed public meetings. He further advised that additional orientation materials and guidance regarding Board service requirements would be provided following the meeting.

Electing Officer(s)
Mr. Winkeljohn advised that following any change in Board membership, the Board typically reaffirms its officer positions. He stated that the current office structure consisted of Mr. Marrero serving as Chair and Mr. Procacci serving as Vice Chair, with the remaining Supervisors serving as Assistant Secretaries. He recommended maintaining the existing officer structure and adding newly appointed Supervisor Esquives as an Assistant

Secretary. A motion was made	and seconded reaffirming the existing officer appointments an appointing Ms. Esquives as Assistant Secretary.

On MOTION by Mr. Houston, seconded by Ms. Bello, with all in favor, Maintaining the Existing Officer Structure and Adding Newly Appointed Supervisor Esquives as an Assistant Secretary, was approved.

FOURTH ORDER OF BUSINESS	Approval of the Minutes of the
September 25, 2025 Meeting
Mr. Winkeljohn presented the minutes from the September 25, 2025, meeting and asked for any changes, corrections, additions, or deletions.

On MOTION by Ms. Bello, seconded by Mr. Houston, with all in favor, the Minutes of the September 25, 2025 Meeting, were approved.

FIFTH ORDER OF BUSINESS	Consideration	of	Resolution
2026-01 to Amend the Series 2014 Debt Service Budget for Fiscal Year 2026
Mr. Winkeljohn presented Resolution 2026-01, explaining that the resolution resulted from a lengthy review and correction process involving the District’s debt service calculations and annual assessment allocations. Staff advised that the District had identified an issue in which the bank servicing the debt had been calculating and allocating debt service payments incorrectly due primarily to timing discrepancies in the transfer and application of funds.
Mr. Winkeljohn explained that the timing issue caused the District to appear to have annual debt service shortfalls, which in turn improperly triggered increased debt service collection requirements in prior years. He further advised that the underlying calculation issue had since been corrected and that the amendment reflected in Resolution 2026-01 simply updated the District’s official records to align with the corrected debt service figures already discussed and agreed upon by the Board. He emphasized

that the resolution did not create any material change to the District’s debt obligations or assessment structure but instead served as a corrective administrative amendment.
Board members expressed appreciation that the issue had been. Identified and resolved without requiring unexpected debt assessment increases to property owners. Following discussion, a motion was made and seconded to approve Resolution 2026-01 amending the debt service assessments and related records.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, Resolution 2026-01 to Amend the Series 2014 Debt Service Budget for Fiscal Year 2026, was approved.

SIXTH ORDER OF BUSINESS	Staff Reports
Attorney – Consideration of Request for Adjustment to District Counsel Fee Structure
Ms. Smoker reminded Board members that annual Form 1 financial disclosure filings are due by July 1st and encouraged Supervisors to complete the filings timely. She also advised the Board that the District’s legal services firm was requesting a modest increase to its hourly billing rates effective October 1st at the start of the new fiscal year. She explained that the firm’s rates had not been increased since 2019 and that the requested adjustment reflected inflationary and operational cost increases. The proposed rate adjustment would increase attorney and associate billing rates from $225 per hour to $250 per hour and partner billing rates from $300 per hour to $325 per hour.
Following discussion, a motion was made and seconded approving the proposed legal fee increase effective October 1st.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, the Request for Adjustment to District Counsel Fee Structure, was approved.

Engineer
Mr. Winkeljohn advised that the District Engineer had contacted staff earlier in the week to determine whether any engineering matters required attendance at the meeting. He stated that no active engineering items required presentation and that the Engineer was excused from attendance for the meeting.

Manager – Final Approval of the FY2024 – FY2025 Report Performance Measures and Standards
Mr. Winkeljohn presented the District’s annual performance measures report as required by recent state legislation. He explained that the performance measures consist primarily of a standardized summary of the District’s core responsibilities and operational functions and advised that the District had successfully completed and complied with the adopted performance standards during the reporting period. He further noted that the report had been posted to the District website in accordance with statutory requirements.
Following discussion, a motion was made and seconded acknowledging receipt and approval of the District’s annual Performance Measures Report.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, the Final Approval of the FY2024 – FY2025 Report Performance Measures and Standards, was approved.

SEVENTH ORDER OF BUSINESS	Financial Reports
Acceptance of Check Register
Acceptance of Unaudited Financials
Mr. Winkeljohn presented the District’s financial reports and check register for Board review. He advised that no significant financial concerns required discussion and noted that the District’s previously discussed debt service allocation issue had been resolved, He further commented that the District’s financial condition remained stable and that additional transportation-related revenues from the City may still be forthcoming following completion of additional accounting review and invoicing procedures.
Board members discussed the potential application of transportation impact fee and latecomer fee revenues toward additional bond principal reduction. Discussion occurred regarding preparation of future calculations illustrating the potential impact of additional bond paydowns on assessment reductions and long-term debt obligations. He advised that because the revenues applied to a single bond series, any resulting reduction could potentially be more meaningful than originally anticipated.
Additional discussion occurred regarding the District’s interlocal agreement with the City concerning transportation impact fee and latecomer fee collections. Board members

and staff discussed the City’s historical failure to fully comply with certain accounting, reporting, and recording obligations under the amended and restated agreement. Staff confirmed that the amended and restated agreement had now been formally recorded by the City after previously not being recorded despite being effective since 2017. Board members further noted that the City remains responsible for ongoing accounting and reporting obligations associated with fee collections and reimbursements under the agreement.
Board members also discussed the need to continue monitoring new development activity within the area to ensure all applicable transportation impact fee and latecomer fee obligations are properly identified and invoiced. Management advised that additional invoices may be forthcoming as new development activity is identified and reviewed.
Following discussion, a motion was made and seconded to approve the financial reports and check register as presented.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, the Check Register and the Unaudited Financials, were accepted as presented.

EIGHTH ORDER OF BUSINESS	Supervisors Requests
Mr. Winkeljohn asked for any Supervisor requests. Hearing no comments, the next item followed.

NINTH ORDER OF BUSINESS	Adjournment

Chairman/ Vice Chairman

Mr. Winkeljohn asked for any other District business to discuss, and hearing no comments he asked the Board for a motion to adjourn the meeting.

On MOTION by Mr. Houston, seconded by Mr. Marrero, with all in favor, the meeting was adjourned.

Secretary Assistant Secretary

Certificate Of Completion

Envelope Id: 4FC1C024-1F1D-8E8A-81FF-32BC754249BA	Status: Completed Subject: Beacon Tradeport: Complete with Docusign: 2-26-26 Minutes.pdf, Resolution 2026-02.docx
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
6/11/2026 8:55:14 AM

Holder: Ellen Acosta
eacosta@gmssf.com

Location: DocuSign

Signer Events	Signature	Timestamp

Paul Winkeljohn pwinkeljohn@gmssf.com Executive Director
Security Level: Email, Account Authentication
(None)	Signature Adoption: Pre-selected Style
Using IP Address: 2600:1700:2085:1100:d73e:64a8:10eb:cc7b
Signed using mobile

Sent: 6/11/2026 9:01:52 AM Viewed: 6/11/2026 9:06:16 AM Signed: 6/11/2026 9:06:21 AM

Electronic Record and Signature Disclosure:
Not Offered via Docusign

PHILIP PROCACCI
phil@procacci.us Manager
Procacci Parcel F, LLC
Security Level: Email, Account Authentication (None)

Signature Adoption: Pre-selected Style Using IP Address: 170.55.118.98

Sent: 6/11/2026 9:01:51 AM Viewed: 6/12/2026 8:34:20 AM Signed: 6/12/2026 8:34:53 AM

Electronic Record and Signature Disclosure:
Not Offered via Docusign		
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