R2002-0131 08-26-02RESOLUTION NO. R2002-131
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PEARLAND,
TEXAS, APPROVING THE ANNUAL REPORT FOR TAX INCREMENT
REINVESTMENT ZONE #2.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS:
Section 1. That the annual report for Tax Increment reinvestment Zone #2 is
hereby approved.
PASSED, APPROVED and ADOPTED this the 26th day of August
A.D., 2002.
TOM REID
MAYOR
ATTEST:
APPROVED AS TO FORM:
4/In�
k(.
DARRIN M. COKER
CITY ATTORNEY
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
Annual Report
Fiscal Year Ending December 31, 2001
Or"'
SHADOW
CREEK
RANCH
TABLE OF CONTENTS
Pearland City Council
TIRZ Board of Directors iv
Description of the Zone 1
Purpose of the Zone 1
State of the Zone and Plan Implementation in 2001 .2
Tables
Table A, Taxing Entity Percent Participation. 2
Table B, Base Values by Jurisdiction 3
Table C, Revenue by Jurisdiction 3
Table D, Project Plan & Reinvestment Zone Financing Plan Budget 4
Table E, Estimated Captured Appraised Value by Jurisdiction 9
Table F, Projected Gross Revenue by Available for TIRZ Project 10
Appendices
Exhibit 1, Zone Boundary Map 11
Exhibit 2, Village 1, Phase IA Street Paving/Monument Locations 12
Exhibit 3, Village 1, Phase IA Water & Sanitary Sewer Line Locations 13
Exhibit 4, Village 1, Phase IA Drainage Locations 14
Exhibit 5, Village 1, Phase 1B Street Paving Locations ....15
Exhibit 6, Village 1, Phase IB Water & Sanitary Sewer Line Locations. 16
Exhibit 7, Village 1, Phase 1B Drainage Locations 17
Exhibit 8, Sapphire Bay Drive and Additional Village 1, Phase 1B Street Paving
Locations 18
Exhibit 9, Sapphire Bay Drive and Additional Village 1, Phase IB
Water & Sanitary Sewer Line Locations 19
Exhibit 10, Sapphire Bay Drive and Additional Village 1, Phase IB
Drainage Locations 20
Exhibit 11, Additional Village 1 and Village 2 Street Paving & Park Locations 21
Exhibit 12, Additional Village 1 and Village 2 Water & Sanitary Sewer
Line Locations 22
Exhibit 13, Additional Village 1 and Village 2 Drainage Improvement
Locations 23
t
COMPLIANCE
Texas Tax Code Section 311.016:
(a)(l) 2
(a)(2) 3
(a)(3) 7
(a)(4) 7
(a)(5) 8
CITY OF PEARLAND, TEXAS
CITY COUNCIL
2001 Council Members
Mayor Hon. Tom Reid
Mayor Pro -Tem Hon. Larry Marcott
Council Member Hon. Richard Tetens
Hon. Woody Owens
Hon. Larry Wilki
Hon. Klaus Seeger
City Manager William Eisen
Deputy City Manager Alan Mueller
iii
1
L
L
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
BOARD OF DIRECTORS
Position 1
Position 2
Position 3
Position 4
Position 5
Position 6
Position 7
Position 8
Position 9
2001 Board Members
iv
Charles Viktorin
State Senator Designee
Bobby Verdine
State Representative Designee
Nigel Harrison, Chair
City of Pearland Designee
Gary Cook, Vice Chair
City of Pearland Designee
James McFeron
City of Pearland Designee
B.L. `Sonny' Corley
City of Pearland / Alvin Independent
School District Designee
Mike Pyburn
Alvin Independent School District
Designee
John Knox
Fort Bend County Designee
Larry Loessin
Brazoria County Designee
r
C DESCRIPTION OF ZONE 2001
In accordance with the Tax Increment Financing Act (Chapter 311, Tax Code),
Reinvestment Zone Number Two, City of Pearland, Texas (the Zone) was established by
Ordinance 891 of the City Council of the City of Pearland, Texas on December 21, 1998.
The Zone, also known as "Shadow Creek Ranch", consists of 3,467 acres located in
Brazoria County and Fort Bend County, Texas. In addition, the Zone is located in Alvin
I.S.D. (AISD), Fort Bend I.S.D. (FBISD) and a small portion in Pearland I.S.D. (PISD).
The Zone is generally bounded by Clear Creek on the north, State Highway 288 on the
east, County Road 92 (the extension of FM 518 west of S.H. 288) on the south, and FM
521 on the west. A map illustrating the boundaries of the Zone follows on page 11 as
Exhibit 1.
PURPOSE OF ZONE 2001
The objective of the Zone is to facilitate quality mixed-use development with a self-
sustaining tax base for the City of Pearland (the City), and the other participating taxing
entities.
The City Council, in adopting the ordinance creating the Zone, found that the
development described m the Project Plan and Reinvestment Zone Financing Plan (the
Project Plan) would not likely occur, to the quality, standards and densities described in
the Project Plan, but for the creation of the Zone.
The City Council further found that improvements in the Zone will significantly enhance
the value of all taxable real property in the Zone and will be of general benefit to the
City. The Zone will pursue its objective by acting as a financing vehicle for regional
public improvements, as described in the Project Plan. The methods of financing and the
sources of funding available to the Zone, including the participation levels of the various
participating entities, including the City, Brazoria County, Fort Bend County and Alvin
ISD, are described in the Project Plan.
1
i
MI
1
IF
NM
711
STATE OF THE ZONE AND PLAN
IMPLEMNTATION IN 2001
1. The information provided in this section is in accordance with § 311.016 (a)
(1) of the Texas Tax Code, which requires indusion of the amount and source of
revenue in the tax increment fund established for the zone.
In addition to the City's tax increment revenue, interlocal agreements with Brazoria
County, Fort Bend County and Alvin ISD provide for each taxing unit's participation in
the Zone. The Project Plan also allows for the participation of Brazoria Drainage District
No. 4 and Fort Bend Independent School District, though neither is currently
participating. Current levels of participation are detailed in the Project Plan. A schedule
outlining the varying levels and lengths of participation appears in Table A.
TABLE A
Taxing Entity
Zone
Years Percent Participation
City of Pearland
1- 3 100
4-8 100%(a)
9-30 100%(b)
Brazoria County
I -30 38 %
Fort Bend County
1- 10 100 %
11-20
75%
21-30
50 %
Alvin I.S.D.
1- 30 100 % (c)
(a) 36 % to be repaid as an Administrative Cost, provided never more than $ .255 / $100
(b) 64 % to be repaid as an Administrative Cost, provided never more than $ .44 / $100
(c) 75 % to be used by AISD for constructing educational facilities
The obligations of the participating taxing jurisdictions, as defined in their respective
interlocal agreements, include the timely deposit of tax increment into the City's tax
increment revenue fund. Table B illustrates the growth in appraised value from base
year to tax year 2001 for each participating jurisdiction. Table C illustrates the amount of
the City's incremental revenue, which is due to the increment fund. These amounts are
based upon a 100% collection rate and are in accordance with the Development
Agreement between the City and Shadow Creek Ranch Development Company (the
Developer). Each participating taxing unit remained in compliance with its respective
interlocal agreement in 2001.
TABLE B
Bax Market Value by Jurisdiction •
Base
Year
Taxing Entity
1998 City ofPearland
Brazoria County
Fort Bend County
Brazoria County Drainage District No. 4
Alvin ISD
Fort Bend ISD
Base
Value
2001
Value
Change
7,172, 980
4,143,160
3,029,820
4,143,160
4,143,160
3,029,820
19, 240, 440
15, 081, 700
4,158, 740
15, 081, 700
15, 081, 700
4,158, 740
12, 067, 460
10,938,540
1,128, 920
10, 938, 540
10, 938, 540
1,128, 920
* The information in this table was provided by the Brazoria and Fort Bend County Appraisal Districts.
TABLE C
City qfPearland Payments into Increment Fund *
Taxing Entity 1998 1999 2000 2001
City ofPearland $ - $ 45.111 $ 46.413 $ 47.711
* Source: Brazoria County Appraisal District Certified Tax Rolls with calculations provided by
Knudson & Associates, Administrators for the Zone.
2. The information provided in this section is in accordance with § 311.016 (a)
(2) of the Texas Tax Code, which requires inclusion of the amount and purpose of
expenditures from the fund.
The Board of Directors of the Zone has been granted by City Council, in accordance with
Section 311.010 of Texas Tax Code, the power to administer, manage, and operate the
Zone and to implement the Project Plan. The Zone was created for a duration of 30 years,
or until dissolved by the City.
The total cost of the public improvements within the Zone, as outlined in the Project
Plan, amounts to $294,482,034. Of this amount, the City will fund $35,471,061 worth of
improvements, and the Texas Department of Transportation (TXDOT) will fund another
$10,277,050 worth of improvements. The Zone will fund the remaining improvements,
which amounts to a cost of $248,733,923. These costs are detailed in the Project Budget,
which was approved and adopted as part of the Project Plan, a copy of which follows as
Table D.
3
TABLE D
Budget Status, December 31, 211
Raan
I Z Project Gostr M .riaNProj It aaiiinq
Boiq+t
OFRASTRIICTURF
Streets
Pavemert
Sidewaks
Landscaprg and Ingabm
Entry Monunerts
$ 12,610,050 1 304,102 $ 9,125,948
$ 1, ::,400 1 515,448 $ 1,343,952
$ 9,675,350 $ 3,317,137 1 6,358213
1 735,320 $ 735,320 1
Water System $ 3,026,863 1 1677,428 $ 1,349,435
Wastewater System $ 6,940,964 $ 2,463559 $ 4,457405
Storm Sewer System $ 10,195,776 $ 2,655,137 $ 7,540,639
Lakes & Ctrarneis Improvements $ 29,121,916 $ 15,405,475 $ 13,716,441
Land Cost $ 4,597,889 $ 2,492,478 $ 2,105,411
Parks & Retreation Imlxovennerts 5 5,155,524 $ 1,485396 $ 3,670,128
Land Cost $ 2,383,545 1 341,000 1 2,042545
Major Improvements Water Plants Land Cost $ 20,000 $ $ 20,000
WW.TP $ 340,000 $ 340,000 $
Litt Statim 5 300,000 $ $ 300,000
Traffic Sirais $ 600000 1 - $ 600,000
Mdiard Road Mscellaneous $ 150,000 $ 150,000 $
so $ 100,0D0 $ $ 100,000
SH 288 Access Road $ 1,000,000 1 $ 1,000,000
Contingencies & Engineering Cortrrgencies (10 %) $ 8,181,116 1 3224,699 $ 4,956217
Engneem9 (15 %) $ 11,274,211 $ 4,589,675 $ 6,684536
Subtotal $ 111,211,123 $ 44 p7,K4 $ 15,371,111
ZONE AD11ISTRATiON1CRFATION TRZ Actrrrstrabon (1-3 yrs.) $ 466,000 $ 466,000 $
Reinbusable TRZ Creation Costs $ 900,000 $ 882,434 $ 17,566
Subtotal $ 1,311,101 1 1,341,434 1 11,511
TOTAL $ 111,133,123 1 44,246,411 $ 15,311,436
CITY FACILITES Ltrary hprovemerts $ 2,395,000 $ $ 2,395,000
Land Cost $ 105,000 $ $ 105,000
rreQoice Statbn kprovends $ 2255,000 $ $ 2255,000
Land Cost $ 245,000 $ 245,000 $
Subtotal $ 5,111,101 $ 245,111 $ 4,155,111
EDUCATIONAL FACILITIES AISDEIementarySchool $ 41,600,000 $ - $ 41,600,000
AISD Jr. lip Schad $ 21,450,000 $ $ 21,450,000
AISD Fresh6oph Campus $ 34,050,000 $ $ 34,050,000
FBISDEIernertarySchool $ 11,000,000 $ $ 11,000,000
F131SD Abide School $ 26000,000 1 - $ 26000,000
Subtotal $ 134,111,101 1 1 134,111,111
GRAM TOTAL $ 248,733,923 $ 44,411,411 $ 214,243,435
4
TIRZ Funded Improvements:
• 2001 Zone Administration Letter Financing Agreement was approved by the Zone
Board of Directors in April 2001;
• Primary Entry Monument and Gateway Development, a $919,150 project initiated
in November 1999 in accordance with the Letter Financing Agreement dated
November 8, 1999, was completed on July 17, 2001;
• Village 1, Phase 1A, a $6,524,629 project initiated in February 2000, will provide
street and sidewalk paving, landscaping and irrigation, water and storm sewer
systems, lakes and channels, entry monuments for Kirby at FM 2234 and
miscellaneous public improvements along FM 2234. By the end of 2001, over 80
percent of the overall construction was complete. Specifically, installation of the
water and storm sewer systems and street paving were completed. Construction
of the landscaping, irrigation, entry monuments for Kirby at FM 2234 and
miscellaneous public improvements along FM 2234 began in November 2001.
Final completion of all improvements associated with this project is estimated to
take place in September 2002. Maps illustrating the location of these
improvements follow on pages 12 through 14 as Exhibits 2, 3 and 4;
• Village 1, Phase 1B, a $10,318,290 project initiated in October 2000, will provide
street and sidewalk paving, landscaping and irrigation, water and storm sewer
systems, lakes and channels, entry monuments, interim wastewater treatment and
land costs for the first section of single family (Emerald Bay at Kirby and
Discovery Bay at Kirby). This project will deliver the first four sections of lots
(225) to the development. By the end of 2001, construction of the lakes and
channels was approximately 90 percent complete, and construction of the water
and storm sewer systems was approximately 75 percent complete. Final
completion of all improvements associated with this project is estimated to take
place in September 2002. Maps illustrating the location of these improvements
follow on pages 15 through 17 as Exhibits 5, 6 and 7;
• Sapphire Bay Drive and Additional Village 1, Phase 1B Improvements, a
$1,967,061 project initiated in April 2001, will provide street and sidewalk paving,
landscaping and irrigation, water and wastewater systems, storm sewer systems,
an interim drainage channel, entry monuments at Sapphire Bay Drive and Kirby
Drive and land costs. This project will deliver four sections of lots (308) to the
development. Construction began in November 2001, with final completion of all
improvements associated with this project estimated to take place in September
2002. Maps illustrating the location of these improvements follow on pages 18
through 20 as Exhibits 8, 9 and 10;
• Additional Village 1 and Village 2 Improvements, a $23,412,925 project initiated
in November 2001, will provide street and sidewalk paving, landscaping and
irrigation, water and wastewater systems, storm sewer systems, lakes and
5
channels, entry monuments, greenbelts and parks for Village 1, Phases 2 and 3, as
well as Village 2, Phase 1. Additionally, this project will provide for construction
of Channels A128-01-00 and A128-00-00, a diversion channel, entry monuments
at Shadow Creek Parkway and Drakes Bay, land costs for the Fire/Police Station
and engineering for the Master Drainage Plan and the FEMA Conditional Letter
of Map Revision. Completion of the construction associated with this project is
estimated to complete by September 2002. The improvements included in this
project are in various stages of design. Maps illustrating the location of these
improvements follow on pages 21 through 23 as Exhibits 11, 12 and 13;
• As stated in the 2000 Annual Report, marketing and economic considerations
compelled the Developer to re-examine alternative vehicles for funding internal
infrastructure improvements within the Zone (Public Improvement Districts or
"PIDs" versus Municipal Utility Districts or "MUDs"). Following discussions
with the City and representatives of the development and financial communities,
the Developer determined that MUDs, rather than PIDs should be the funding
vehicles of choice. The City Council approved creation of six MUDs on February
12, 2001. In April 2001, the Zone's Board of Directors approved this change.
City Funded Improvements:
• Construction of Shadow Creek Parkway Sanitary Sewer Improvements — Phase I
was 100 percent complete by November 2001;
• Design of Shadow Creek Parkway Sanitary Sewer Improvements — Phase II was
over 90 percent complete by December 2001;
• Construction of Economic Development Agency (EDA) Grant Project No. 2A, a
20 inch water line (second source) along McHard Road west of FM 521, was 100
percent complete by October 2001;
• Construction of EDA Grant Project No. 2B, the Shadow Creek Ranch Water
Plant, began in August 2001 and is estimated to be completed in September 2002;
• Construction of the Shadow Creek Interim Wastewater Treatment Plant began in
late 2001, and is estimated to be completed by April 2002;
• The contract for construction of the Far Northwest Wastewater Treatment Plant
was awarded in November 2001, and construction is estimated to be completed by
mid 2003.
6
ale
TXDOT Funded Improvements:
• No TXDOT funded projects were initiated in 2001.
The projections in the Project Plan were based on data prepared in the last quarter of
1998. Delays in the final Project Plan adoption process, approval of the Master Drainage
Plan, marketing and economic considerations, and weather contributed to a delay in the
commencement of major construction activity. As a result, the first sections of lots and
homes in Village 1, Phase 1 are now expected in mid 2002, and the Developer anticipates
the construction of 250 homes by the end of 2002.
3. The information provided in this section is in accordance with § 311.016 (a)
(3) of the Texas Tax Code, which requires inclusion of the amount of principal and
interest due on outstanding bonded indebtedness.
In accordance with the Development Agreement between the City, the Zone and the
Developer, adopted September 13, 1999, reimbursement to the Developer is not projected
to begin until after 2002.
Additionally, no bonded debt was issued during fiscal year 2001. The Zone has no prior
outstanding bond indebtedness. Therefore, no principal and interest payments were due
or made.
4. The information provided in this section is in accordance with § 311.016 (a)
(4) of the Texas Tax Code, which requires inclusion of the tax increment base and
current captured appraised value retained by the zone.
In each year subsequent to the base year, the Zone will receive tax increment revenue
based on ad valorem property taxes levied and collected by each participating taxing unit
on the captured appraised value of the Zone. The captured appraised value of the Zone is
the total appraised value of all real property located within the Zone, less the tax
increment base value.
Because the pace of development is unpredictable, and because the Project Plan provides
a best estimate of captured appraised values, the actual captured appraised value in any
future year may not equal the estimates of such value.
As of January 1, 1998, the base year for the Zone, the area encompassed by the Zone was
undeveloped land, with a total appraised (market) value of $7,172,980. On January 1,
2001, the area encompassed by the Zone had a total appraised (market) value of
$19,240,440. As a result, the total captured appraised (market) value on the tax roll as of
January 1, 2001 was $12,067,460, for the City, as illustrated in Table B.
7
5. The information provided in this section is in accordance with § 311.016 (a)
(5) of the Texas Tax Code, which requires inclusion of the captured appraised value
shared by the municipality and other taxing units, the total amount of tax
increments received, and any additional information necessary to demonstrate
compliance with the tax increment financing plan adopted by the governing body of
the municipality.
As previously stated, the City, Brazoria County, Fort Bend County and Alvin ISD are the
only taxing units currently participating in the Zone. As of December 31, 2001,
development schedules remained unchanged from projections in the Project Plan and the
total captured appraised value in the TIRZ as of January 1, 2001 was $12,067,460. The
total amount of tax increment revenue received is detailed in Table C.
Neither the Captured Appraised Value Projections, nor the Gross Incremental Revenue
Projections as approved have been amended or revised. Copies of each appear as Tables
E and F; however these may be revised in the future.
(This report was written in accordance with the provisions of Chapter 311.016 of the
Texas Tax Code)
8
E I I
TABLE: t:
9
ESTIMATED CAPTURED APPRAISED VALUE BY JURISDICTION
ASSUMING NO APPRECIATION
OTT
CITY
BRAZORIA
BRA201E8
FT BEND
FT BEND
ORANIAOE
DRAINAGE
ALVII19D
01181 11110
FTJIND I8D
A.BERD1b
TAX
TAXABLE
CAPTURED
TAX
TAXABLE
CAPTURED
TAX
TAXABLE
CAPTURED
TAX
TAXABLE
CAPTURED
TAX
TAXABLE
CAPTURED
TAX
TAXABLE
CAPTURED
YEµ
VISA*
APPRAISED VALUE
YEAR
VALUE
APPRAISED VALUE
YEAR
VALUE
APPRAISED VALUE
YEAR
VALUE
APPRA18E0 VALUE
YEAR
VALUE
APPRAISED 6,90.101
YEAR
VALUE
APPRAISED VALUE
1998
$ 7.172,980
BASE YEAR
1998
S 4.143.160
BASE YEAR
1998
S 3.029.820
BASE YEAR
1998
$ 4,143.160
BASE YEAR
1998
0 4.143.160
BASE YEAR
1998
$ 3,029,820
BASE YEAR
1999
7,172.980
0
1999
4.143160
0
1999
3,029.820
0
1999
4.143.160
0
1999
4.143,160
0
1999
3,029,020
0
2000
7,172.980
0
2000
4,143,160
0
2000
3.029.820
0
2000
2001
4.143,160
0
2000
2001
4.143,180
0
2000
2001
3,029.820
0
41,163.030
33,980.060
31.008.310
26865,150
3,029,020
0
31.443,160
27.300,000
35,152200
31.009,040
3.029.820
0
2001
2002
2001
2002
2001
2002
2002
2002
2002
187.986.938
180.793,958
154,328,533
150.183.373
3,029,520
0
158.131.160
151,908,000
172.807.426
168,464.266
3.029,820
0
2003
361,064,994
353.891.014
2003
297322.068
293.178.890
2003
6,707.345
3.677.526
2003
300.648.660
296,506,600
2003
330.636.688
328.493,408
2003
7,335,073
4,306.253
2004
550,913,265
543.740.275
2004
432,721.607
428,678.347
2004
33,815.024
30,796204
2004
437,498.180
433.363.000
2004
480.682.919
478.439.759
2004
36,193,870
33,164.060
2006
745.709,617
738.536.837
2006
560.455.344
546,312,184
2006
83,761.924
80722104
2006
556.423.660
552.280.500
2006
808.977.109
604.833.949
2006
91,527,590
88,497.770
2006
939,339,603
932,166.823
2006
559.483,918
656.340.868
2006
141.411,803
138,381,983
2006
688.483.150
862.320.000
2008
727.128.002
722.984.842
2008
156.036408
163.005.588
2007
1,133.446.170
1,126.272190
2007
805377033
801.233.873
2007
160,643.781
167.613981
2007
813,632.680
809.489.500
2007
887.967,669
883.814,499
2007
177.998.806
174.968.986
2008
1.379.348.607
1,372175,627
2008
1,014.396.984
1,010,262,724
2009
170,890.396
187,880678
2008
1,024,032.180
1,018889,000
2008
1,111,298.488
1,107,143,326
2008
189.486.488
188,435.848
2009
1.668205292
1,661.122312
2009
1.166.294.978
1.162.161,916
2009
181,137,011
178,107,191
2008
1.187,290.180
1,183,147,000
2000
1.287.807,111
1.253,863851
2009
200.932129
197,902,309
2010
1,734,190.348
1,727,017.388
2010
1.282821.406
1,278,678,248
2010
204,441.999
201,412179
2010
1,294,984.180
1.290841,000
2010
1.408,049,759
1.401,906.699
2010
227.870.128
224.840.305
2011
1,866,781.102
1.968.608.122
2011
1,342,838,885
1.338,893,526
2011
258,840,641
266.810.921
2011
1,366.168.180
1,351.016.000
2011
1,487,276,433
1,489.132.273
2011
290.711,992
287,882.172
2012
1,926.907.602
1,919,734,622
2012
1,402.963.185
1.398.920.026
2012
268,840,641
256810821
2012
1,416.294660
1411,141,600
2012
1.627,401.933
1,523,268.773
2012
290.711.992
287,882.172
2013
1,944.107.802
1,938954822
2013
1,418.147.185
1.414.004.026
2013
281,850.841
268,826821
2013
1,430.488.880
1,426.325.600
2013
1842585.933
1,538,442,773
2013
293,727,992
290.690,172
2014
1,980,691,802
1,963.418.622
2014
1,416,147.186
1.414,004,025
2014
278.340.641
276,310,821
2014
1,430.468.660
1,425,326.500
2014
1,542.585.933
1.538,442,773
2014
310,211,992
307,182,172
2016
1,980,591,602
1,963,418,622
2016
1,418.147.185
1.414.004.025
2015
278.340.541
275.310821
2016
1,430.488,880
1,426,325.500
2015
1,642.585.933
1.538,442,773
2016
310,211.992
307,192,172
2018
1,960.591,602
1.963,418,622
2016
1,418.147,185
1,414.004,025
2016
278,340,641
275,310,821
2016
1,430,468.660
1,426,325,500
2018
1,642,585,933
1.638.442773
2016
310.211.992
307,192,172
2017
1,960,691,502
1,963,418622
2017
1.418,147,165
1,414,004.025
2017
278,340,641
276310821
2017
1.430.488,660
1,426,326,600
2017
1.642.685.933
1.538,442773
2017
310.211,992
307,182.172
2018
1,960,591,802
1,963416622
2018
1,418,147,186
1,414,004.025
2018
278.340.841
275.310.821
2018
1.430488.580
1.428,325.500
2018
1.812685.933
1,539.442773
201$
310,211,992
307192,172
2019
1,980,591.802
1,863,418,622
2019
1,418,147,186
1,414,004,026
2019
279,340,841
276,310.821
2019
1,430,489.550
1,428,326,600
2019
1,642685933
1,538.442,773
2019
310,211,992
307.182,172
2020
1.980.691.802
1,953.418,622
2020
1,418.147,186
1,414,006026
2020
278,340,641
275,310821
2020
1,430,468,860
1.428.326.500
2020
1,642,685.933
1.538,442.773
2020
310,211,992
307,182172
2021
1.960.591.802
1,963,418,622
2021
1,418,147,185
1,414.004.025
2021
278.340.641
276.310921
2021
1.430,488.800
1,426,325,500
2021
1,642,685.933
1.538,442.773
2021
310,211,992
307,182172
2022
1.960.691,602
1,963,418,822
2022
1,418,147,185
1,414.004.025
2022
278.340,641
276310921
2022
1.430488.650
1.428,325,500
2022
1.642.685.933
1.638,442.773
2022
310,211,992
307,182172
2023
1,960,591.802
1,963,418,622
2023
1,418,147.185
1.414.004,026
2023
278.340.841
275,310821
2023
1,430,488,680
1.426.326.600
2023
1,642585 933
1.638.442.773
2023
310,211,992
307,182172
2024
1960591.802
1,963.418.822
2024
1.418.147,185
1.414,004,026
2024
278,940,841
275,310.021
2024
1.430,468.660
1.426.325,600
2024
1.642585.933
1,538.442,773
2024
310,211,992
307.182172
2026
1,980.591.802
1,963.418,622
2026
1,418,147.185
1.414,004,025
2026
275.340,641
275,310821
2026
1.430,469.880
1.426325.500
2025
1.642585933
1.538.442.773
2026
310,211,992
307.182172
2026
1,960.591.602
1,963.418.622
2028
1,418,147,185
1.414.004.026
2026
278,340,641
276,310821
2028
1,430,468.680
1.426.325.500
2028
1,542,685.933
1.638,442,773
2028
310,211.992
307,182172
2027
1,960.591802
1.963.418,822
2027
1,418,147.185
1.414.004,026
2027
278.340,641
275,310821
2027
1.430,468.660
1.426,325.500
2027
1.642,685.933
1,538.442773
2027
310,211,992
307,182172
2028
1,960,691502
1.953,418,822
2029
1,419,147.185
1,414.004,026
2028
278,340,641
275,310.921
2028
1.430,468.660
1.428,325.500
2028
1,642685.933
1,538,442773
2028
310,211.992
307,182.172
TOTAL
51 960 591 602
$ 1,953,418,622
TOTAL
51,415,147,186
$ 1,414,004,025
TOTAL
5278,340,641
$ 275,310,821
TOTAL
51,430,488,660
$ 1,428,325,500
TOTAL
51,642585 933
$ 1.538,442,773
TOTAL
5310,211,092
$ 307,182.172
PER AC $ 590,433
$ 580,273
PER AC $ 638,080
$ 534,514
PER AC 5 441,811
$ 437,001
PER AC 5 540,739
$ 539,172
PER AC $ 484550
$ 463,303
PER AC
5 492,400
$ 487,591
This hbie was taken from the Project Pon S R4irw.abn.nt
Zone Financing Phu, as adopted on August 23,
1999.
9
lA))LE F
YEAR
PEARLANO (1)
INCREMENTAL
REV a 30.895
PROJECTED GROSS REVENUE AVAILABLE FOR TIRZ PROJECTS
ASSUMING NO APPRECIATION
BRAZORIA (2) FT BEND (3) DRAINAGE (4) ALVIN ISD (5) FT.BEND ISD (6)
INCREMENTAL INCREMENTAL INCREMENTAL INCREMENTAL INCREMENTAL
REV $0.3575 REV 6 $0.6241 REV a $0.14143 REV a *1.5743 REV a $1.6773
TIRZ ANNUAL
ADMIN INCREMENTAL
EXPENSE REVENUE
1998 S - $ - S - S - S - S - S - $
1999 0 0 0 0 0 0 (175,000) 0
2000 0 0 0 0 0 0 (175,000) 0
2001 0 0 0 0 0 0 (175,000) 0
2002 212,545 32.847 0 17,375 439,358 0 (175,000) 527,124
2003 1,130,866 183,822 0 96,730 2,386,920 0 (175,000) 3,623,138
2004 2,213,588 358,455 20,656 188.706 4,825,987 84,991 (175,000) 7,297,384
2005 3,401,095 524,001 172,917 275.801 6,750,532 500,835 (175,000) 11,449,982
2008 4,819,547 667,949 453,408 351,491 8,569,711 1,335,938 (175,000) 15,823,041
2007 5.830,702 801,252 777,278 421,524 10,243,755 2,309,726 (175.000) 20,209,237
2008 7,044,833 979,629 885,302 515,187 12,522,502 2,841,279 (175,000) 24,413,732
2009 8,582,959 1,235,185 942.856 649,093 15.888.782 2,814,377 (175,000) 29,738,252
2010 9,702,270 1,408,678 750,308 740,267 17,904,475 2,987,474 (175,000) 33,318,473
2011 10,802,494 1,563,376 848,484 821,538 19,883,180 3,394,122 (175,000) 37,118,192
2012 11,625,594 1.838,754 1,077,848 859,833 20.730.682 4,342.764 (175,000) 40,098,275
2013 12,001.685 1,710,287 1.077,648 898,100 21,582,597 4,342,764 (175,000) 41,438,081
2014 12,115.528 1,728,832 1,090,353 907,783 21.797.734 4,388,292 (100,000) 41,928,501
2015 12,218,833 1,728,832 1,159,795 907,783 21,797,734 4,837,130 (100,000) 42.349,888
2016 12,218,633 1,728,832 1,159,795 907,763 21.797.734 4,837,130 (100,000) 42,349,888
2017 12,218,833 1,728,832 1,159,795 907,763 21,797,734 4,637,130 (100,000) 42,349,888
2018 12,218,633 1,728,832 1,159,795 907,763 21,797,734 4,637,130 (100,000) 42,349.888
2019 12,218,633 1,728.832 1,159,795 907.763 21,797,734 4,637,130 (100,000) 42,349,888
2020 12,218,633 1,728.832 773,197 907,763 21,797,734 4.637.130 (100,000) 41,963,290
2021 12,218,633 1,728,832 773,197 907,763 21,797,734 4,837,130 (60,000) 42,003,290
2022 12,218,633 1,728,832 773,197 907,763 21,797,734 4,637,130 (80.000) 42,003,290
2023 12,218,833 1,728.832 773,197 907,763 21,797,734 4,837,130 (80,000) 42,003,290
2024 12,218,833 1,728,832 773,197 907,763 21,797,734 4,837,130 (80,000) 42,003,290
2025 12,218,833 1,728,832 773,197 907,783 21,797,734 4,837,130 (80,000) 42,003,290
2028 12,218,633 1,728,832 773,197 907,763 21,797,734 4,837,130 (60,000) 42,003,290
2027 12,218,833 1,728,832 773,197 907,763 21,797,734 4,637,130 (80.000) 42,003.290
2028 12218.833 1.728.832 773.197 907.763 21.797.734 4.637.130 (60.000) 42,003,290
TOTAL S 280,344,572 3 37034,495 $ 20,854,603 $ 19,452,096 S 488,272.493 3 94,042,180 S (3,805,000) 896,195,440
(1) City of Peartand receives Administration Fees over the ole of the Zone based on fees of 0% years 1-3. 36% years 4-8. and 64% years 9-30.
(2) Brazoria County Zone participation of 38% for the life of the Zone
(3) Ft Bend County Zone participation at 100% years 1-10; 75% years 11-20, and 5096 years 21-30
(4) Brazorla Drainage District Number 4 participation at 50% for the life of the Zone.
(5) Alvin ISD Zone participation at 100% for the life of the Zone, with 25% for non -educational facilities and 75% for educational fac I9es
(6) Ft. Bend ISO Zone participation at 100% for the life of the Zone, with 25% for non -educational facilities and 75% for educational facilities.
Assumes 90% collection rate.
The takedown schedule is based on market study. Any changes In the takedown over the course of the Zone will not require a Plan amendment
The tax rates above are 1998 tax rates, which may change from year to year
This table was taken from the P • - Plan & Reinvestment Zone Finance • Plan as ado • - • on Au. ust 23 1999
10
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CLEAR CREEK
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ia,ii I IMM
1,1hi*Jb
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VT RO.W. ROM 22T PAVIM INT SBCUONP
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• LOCATION OP STRUT SIGNAL
PPO -O® wine
O - O
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1 I
0 A A
W ROW. S:T11 2 S PAVESOLL SFLTIO.\S (C CONC)
187 RO.W.- PVTURII TPU)ENNG OP MOSTLYG MOURN ROAD
Ito RO W. W.^.H *-7 LABS AND A Is' CO\TINUOL.1 TURN LA.`C
w@IASY 101101 MOM1A®NI'
Exhibit 2
Page 12
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CREEK RANCH
OAW
STREETS �
PROJED
NO. 00-01-001
5
�►Sphserty &ftnwitak.LJA
2120 3r kroork Or1N Tom 713. 553. 5200
001t0 500 cos 713.151502{
Newton, 70800 77042-3703 i
0011017 10. 01~01-001111 INO ION -!000 ISATL• JAM 11.1000
F
7
N 1 E INIII En NE = E NM N I 11111 E EN 1 11111 1•111
CLEAR W.6.
1
xo W.L ST CRY •
OF vEAtLuo � ' .� • �em. �
FUTURE WATER PLANT ...'
Sr CITY of PEAaLAIIDj%C.7 AAIUN'S MI
� �,.F.►L 2234 . �\ •■raTirYAA I I :111 \\/11°77
3SllmtXID
An1o®
0 i
LEGEND
Amit
Waft Ira
11x41rN2 01E1 Ira
* 12220.
Of®1 >sem+r rater
t507f 7Of0t0 82111Tairf OVER stoat+ Ot. 3121 mtir
2 IBM MEOW M �13C1 R art Of ISAIMAND.
Exhibit 3
Page 13
REINVESTMENT ZONE NO. 2
CITY OF PEARIAND, TEXAS
SHADOW CREEK RANCH
VILLAGE ONE
PHASE ONE 'A"
IMPROVEMENTS
WATER AND SANITARY
PROJECT NO. 00-01-001
�►EiChsert0 & I14
2121 OrlorpQk Or ire Rinne 713. 953. 5200
kat. 500 Fox 713. 953. 50211
Marton, T411o. 77042-3703
pt11 t1T 105 0041401131 1.101 35 1143-2000 10010 J30. 11.1050
11111 UM NM MN = M M EN 1 I NE I I MN = MN M
12
h
CLEAR
4
Exhibit 4
Page 14
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND,TEXAS
SHADOW CREEK RANCH
1911191077522
90090131D RRUM
LEGEND
(-CD . ^
91®Y OMR
spa[ 132711971097 ApsA
LOY Di[WRan Agfa
monnon 1 cumin muovnmRs
LIJA Erswtq A 8uzvi l , Inc LJA
2929 9r1arpak Or1va Phar 713. 953. 5200
Suite 500 Fax 713.953.5029
Hooton. Iowa 77042-3703
1:231111710, 0001oo II 211.10I kP I1149-2000 ONTO MI. 11.1000
® 1 NMI MO I I NM I N 111M OM ES NE 1 ME N
Ui
i
Ming.cRe
rflW410
/itr 111011
N MI
110KI1...Wrtl :w. Nr
P RD.O.RTM 225 MNMT.NT %WTKll.l
V
NAM *TTII 2E1.0VII04.11 Y.ZIK214 57 C C)
LEGEND
NMI
IIIMI
11.0.0.171711 2.S5ANM10T7 VCTlO S (V awe.)
OWRO.V.- 1122VKR 0102.141.44: 1» MOT*: •K:21.IID ROAD
WRO.W.Wr11 4 IT UN61 .VII) • WCON INUOUS MR7 UNC
• WIRY 140NO2l2U
Exhibit 5
Page 15
REINVESTMENT ZONE NO. 2,
CITY OF PEARIAND, TEXAS
SHADOW CREEK RANCH •
VILLAGE ONE PHASE ONE B
IMPROVEMENTS STREETS, PARRS
I.rMatw+v
&QA
alit.WOK 11r1.2 h5 T1L2.111
MSR Tem TI042.01.1
MINTr 1—o IMM. ri MON
1111 111111 1111 1 MS 111111 MN UN N NM I 1111 NE EN N EN MI
Exhibit 6
Page 16
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CREEK RANCH
VQ.IAGE ONE PHASE ONE B
IMPROVEMENTS WATER AM") SANITARY
LMCJ-.i .&&a ok&la LJt
IN altar% KIK ;V
:WOK= OK=
KO
Tam 71042-2109
T- I-- KOKO Oman mow
MI M = MI M ■ MI ■ 1 M ■ INIII 111111 NM MI Pal MI
Nr41116kagim
.F.M. litiorp0
Kr.
4r
4
r
C.R. 92
Exhibit 7
Page 17
REINVESTMENT ZONE NO. 2,
CITY OF PEARLANL), TEXAS
SHADOW CREEK RANCH
VILLAGE ONE PHASE ONE B
IMPROVEMENTS DRAINAGE
1 4EMI- N I EN I NE 1 M N 1 N - - - A
a• Ana" 71.. anNrwr
_ .•n..Nn. i .IM» .r f.'nnt
_ wWW..1111 3 WPWA•11•811111:I1C1t 0.1.31,C1
LEGEND
_ Car 1141.1111111 aslw+wr W4TIIM rr 1717a'3
_ .IRCW.- IVP.S UO.LW b.bT111U r10.W OD
_1W ACW. SIrl1 .wIaa N111 A W0:wIMVWJW TAAW, WA:
Page 18
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CREEK RANC14
SAPPHIRE MAY AND AM ITIONAI. VIIJAGE
ONE PHASE ONE B STREETS AND PARKS
L.Ae+i..tg&*swift LJ./
S 11171l7rt w, num 111 tdg
a1 w Team _fl Fa Ill /CM
li•ol
SAW • 1'n 1 noon* faam
■ ■ ■ ■ ■ ■ ■ M ■ ■ ■ ■ ■ ■
• a
( I 1%7 I
;I � w RE ; Pawcw� ■� ��
- vw.wOEnuo SANITAK SINK
FmAMIRNbT mom MMN
PV flW %I WANK IDS
PMNCD%D WCTMr . LA
A.•••• MMStn, ICMIf1 W.IN
NSOKKSO un STATION
▪ MENU flWM[ NIfASMF.�T PMiT
LEG ND
PROPOSED TAM LT.ST
[m TATFA :Ih2
• IlRwtiYn ,11111 RANI
Exhibit 9
Page 19
REINVESTMENT ZONE NO. 2,
CITY OF PEARIAND, TEXAS
SHADOW CREEK RANCH
SAPRIarnE BAY IIWVE AND ADIITTIONM. vIDANA
ONE PRASE ONE R WATER AND SANITARY SEWER
IJA 11901wIrg LJA
!!y rrayark OrhN
Kato MO
SMR Hos 7700 -SNS
L'" En t=
UNMT ISI PS a Siam pm
F
EN 11111 EN MI 111111 MI MN MN MEI INN NM MI Ell NMI NI F-11 IF -1 Fill
PREAPPROVED RACES
MORROW] Dorsi S
NRGlPHOYEO STAY SERER
PRIOSED INTERN PURIM A I SSMC
PROPOSED STORM SEWER
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CRk.EK RANCH
SAMMI R! WY DMI AND A)o(TWNAL
VILL&Gk ONE PHASE ONE ■
IMPROVlimlR ORAWACJ
WA sumigto Waft OW
Elalf""1 In" Itm REM
"Nrill. OMNI OM
Err N.
INN M 11111 111111 N 11111 1 1111111 NE OM I MN MI
t' k0.59. VRTH 7X PASFACENT
917 RO.7a.WITH 2-3• rAVOAENT SECTIONS
au'kO,T 9XT77 2-25•INVWA091T SFTIT1 4S r cow:,
PA. AREA
LEGEND
IIMr 6.0.97.97If71 2.E3• PAVEMENT SIDETI(1NS (A' CONC.)
ia•
140.W.4 FU W RF 70XXFN m OF EXISTING MCHARI Room
EokO.I orni 142,ANES WM A IT C.ONTININX :S MIN IMO
ENTICt MONVM2N T
Exhibit 11
Page 21
STREETS AND PARKS
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CREEK RANCH
ADDITIONAL VILLAGE 1
AND VILLAGE 2
IMPROVEMENTS
PROJECT NO. 01-11-002
713. 91 900,n. 3.5203939 BrIorpak Or 10
Suite 600
Rattan, T9zw 77042-3703
C6119i7 Mp 10910. tMTO
N 1 1 1 E-- EN- 1 I 1 MI E 1 1 1 Pull 1
PREVIOUSLY
AUINUWI2D
EXISTING SANITARY SEWER
E%EfT1Nf: tNtEWM SEWM:E
TREATMENT PLANT
COSTING WATER UNE
COSTIN<: CIT' WATER UNE
LEGEND
PROPOSAL'.
PROPOSE,/ IANITANY SEWER
Pk(Wovn WATER 1INT
A PRO9OSU) WATER PIANT
HIfTURE
PUTUIW UNITARY SLIVER
• ILTURP. !JET STATION
FUTURE WATER UNE
• IiITVRP. WATER PIANT
Exhibit 12
Page 22
WATER AND SANITARY SEWER
REINVESTMENT ZONE NO. 2,
CITY OF PEARLAND, TEXAS
SHADOW CREEK RANCH
ADDITIONAL VILLAGE 1
AND VILLAGE 2
IMPROVEMENTS
PROJECT NO. 01-11-002
Ergneering & Ilnwfing, Inc.Lit
2929 aria -pork Or IVR Pt ,. 713.953.5200
SUIT* 600 F. 713.953.5026
Houston. TRRRR 17042-3703
0011RIT M0. IJW Mo- IOATo
EMI U-1 1 - MN MI = - - M M M NME--i L 1 F-1 L
i --- 24• , Ii
11104 1114
/ MAUL
9t
PREVIOUSLY
AUTHORIZED
PROPOSED FUTURE
STORM SI.WII
S CM 0/3 73 DEITNTION ,krn
CHANNEL IMPROVEMENTS
— ---r
INTRO.' CHANNEL
MVt4,44044 CHANNH
Exhibit 13
DRAINAGE Page 23
REINVESTMENT ZONE NO. 2,
CITY OF PEARIAND, TEXAS
SHADOW CREEK RANCH
ADDITIONAL VILLAGE 1
AND VILLAGE 2
IMPROVEMENTS
PROJECT NO. 01-11-002
n& Elirretingt Me. LJ4
2929 Br Iorpark Or Ivo Phone 713.953.5200
Suite 600 Fox T13. 953. 5026
ROwton, T. o. 7T042-3703
ORRIN IG ,J0 RR 1306-200;04TE.