2022-10-26 TAX INCREMENT REINVESTMENT ZONE NO 2 MEETING AGENDA TAX INCREMENT REINVESTMENT ZONE NUMBER TWO (TIRZ NO. 2), ALSO KNOWN AS
SHADOW CREEK RANCH, CITY OF PEARLAND TEXAS
REGULAR MEETING OCTOBER 26, 2022 I 4:00 P.M.
CITY HALL ANNEX 13523 LIBERTY DRIVE I HOUSTON ROOM
PEARLAND, TEXAS 77581
I. CALL TO ORDER AND ROLL CALL
II. PUBLIC COMMENTS
III. PURPOSE OF THE MEETING
1. Consideration and Possible Action — Regular Meeting Minutes of March 2, 2022, Tax
Increment Reinvestment Zone Number 2 (TIRZ No. 2) Board of Directors Meeting.
2. Consideration and Possible Action - Financial Report for the period ending July 31, 2022
(unaudited).
3. Consideration and Possible Action — Investment Report for the Quarter Ending June 2022.
4. Consideration and Possible Action — Ratification of invoices authorized for payment by the
Invoice Review Committee and approving invoices presented for payment.
5. Consideration and Possible Action —2021 Annual Report
6. Consideration and Possible Action —Amendment to LFA 21-02-001 for revised project area
7. Discussion Item — Fiscal Year 2023 Development Authority of Pearland developer
reimbursements from available surplus increment.
8. Discussion Item — LFA and financial projection update
9. Discussion Item —City of Pearland projects update
10. Discussion Item —Comments by Mayor Cole, TIRZ Board Members or TIRZ Consultants
IV. ADJOURN.
Sue Darcy, Marsh Darcy Partners, Inc.
On Behalf of the Board
If you plan to attend this public meeting and you have a disability that requires special arrangements at the meeting,please
contact the City Secretary at 281.652.1840 or by e-mail at ,.LY"a;".;.r g„ry „i„a „i,la_rlc x i„ay. Requests for special services must
be received Forty-eight (48) hours prior to the meeting time. Reasonable accommodations will be made to assist your
needs.
I, Frances Aguilar,City Secretary,do hereby certify that this Notice of Meeting was posted on the City Hall bulletin board,
a place convenient and readily accessible to the general public at all times,and to the City's website,
f__:.ia" ,1:www,ia a,lar_Ictx....av/, in compliance with Chapter 551,Texas Government Code.This said Notice of the City of
Pearland Tax Increment Reinvestment Zone Number Two(TIRZ No.2) Meeting for October 26,2022,was posted at City
Hall,3519 Liberty Dr., Pearland,Texas 77581 on October 21,2022, by 4:00 p.m.and remained so posted continuously for
at least 72 hours proceeding the scheduled time of the said meeting.
/5/Frcunce4-'Ag44u2w
Frances Aguilar,TRMC, MMC
City Secretary
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
ANNUAL REPORT
2021
2
TABLE OF CONTENTS
City of Pearland, Texas, City Council ................................................................................... 3
TIRZ Board of Directors ....................................................................................................... 4
Description of the Zone ........................................................................................................ 5
Purpose of the Zone ............................................................................................................ 6
State of the Zone and Plan Implementation in 2021 ............................................................. 7
TABLES
TABLE A: Taxing Entity Percent Participation ..................................................................... 7
TABLE B: Base Values by Jurisdiction ................................................................................ 8
TABLE C: Revenue Fund Balance by Year ......................................................................... 8
TABLE D: Project Plan & Reinvestment Zone Financing Plan Budget .............................. 10
TABLE E: Outstanding Debt as of Fiscal Year End .......................................................... 12
TABLE F: Letter Finance Agreements Approved for Reimbursement............................... 13
APPENDICES
Exhibit 1: Zone Boundary Map .......................................................................................... 16
Exhibit 2: Amended Zone Boundary Map .......................................................................... 17
COMPLIANCE
Texas Tax Code Section 311.016 (a):
(1) ................................................................................................................................. 7
(2) ................................................................................................................................. 9
(3) ............................................................................................................................... 12
(4) ............................................................................................................................... 14
(5) ............................................................................................................................... 14
3
CITY OF PEARLAND, TEXAS
CITY COUNCIL
2021 Council Members
Mayor Hon. Kevin Cole
Mayor Pro-Tem Hon. Adrian Hernandez, Position 4
Council Member Hon. Luke Orlando, Position 1
Hon. Tony Carbone, Position 2
Hon. Alex Kamkar, Position 3
Hon. J. David Little, Position 5
Hon. Trent Perez, Position 6
Hon. Woody Owens, Position 7
City Manager Clay Pearson
4
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
BOARD OF DIRECTORS
2021 Board Members
Position 1 Buck Stevens
State Senator Designee
Position 2 Thomas King
State Representative Designee
Position 3 Kenneth R. Phillips, Chair
City of Pearland Designee
Position 4 Henry Fuertes
City of Pearland Designee
Position 5 Michael Slevens
City of Pearland Designee
Position 6 David Selsky
City of Pearland/Alvin Independent
School District Designee
Position 7 Geoff Tonini
Alvin Independent School District Designee
Position 8 Ali Hasanali
Fort Bend County Designee
Position 9 Larry Loessin
Brazoria County Designee
5
DESCRIPTION OF ZONE
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 (the City), Texas on December 21, 1998. The original Zone,
also known as “Shadow Creek Ranch”, consisted 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 original Zone is generally bounded by
Clear Creek on the north, State Highway 288 on the east, Broadway (the extension of FM 518
west of S.H. 288) on the south and FM 521 on the west. A map illustrating the original boundaries
of the Zone follows on page 15 as Exhibit 1. On August 23, 1999, by Ordinance No. 918 of the
City, the Project Plan and Reinvestment Zone Financing Plan (the Project Plan) for the original
TIRZ boundaries was adopted.
1st Plan Amendment
On July 10, 2006, by Ordinance 1276 of the City, the Project Plan was amended and the Zone
was expanded to provide for the annexation of 457 acres of vacant land, adjacent to the Zone.
288 acres are in Brazoria County and 169 acres are in Fort Bend County.
2nd Plan Amendment
On November 13, 2006 by Ordinance 1312 of the City, the Project Plan was amended to provide
for development of public improvements to serve Shadow Creek Ranch Town Center. The
proposed development is within the boundaries of the original Zone and Brazoria County.
3rd Plan Amendment
On November 13, 2006 by Ordinance 1313 of the City, the Project Plan was amended and the
Zone was expanded to provide for the annexation of 8+ acres to facilitate the improvement and
widening of Broadway from S.H. 288 to F.M. 521. The boundaries of the annexed area are within
Brazoria County.
The Zone is now composed of 3,932+ acres, of which 3,125+ acres are within Brazoria County
and 807+ acres are within Fort Bend County. A map illustrating the boundaries of the Zone as
expanded follows on page 16 as Exhibit 2.
4th Plan Amendment
On August 13, 2018, by Ordinance 1562 of the City, the Project Plan was amended to increase
the budget amounts for various categories of improvements to fund public safety, library, parks
and recreation, landscaping, and transportation projects. All proposed projects were within the
previously approved Infrastructure budget category. This amendment was necessary to update
cost estimates and to meet the level of service expected from current residents that could not be
anticipated at the time of the original Zone creation.
5th Plan Amendment
On December 9, 2019, by Ordinance 1585 of the City, the Project Plan was amended to
increase the budget amounts for the infrastructure and city facility categories of improvements
to fund a portion of the FM 521 improvement project and additional funds for the library project.
The currently projected increment for the remaining life of the Zone is exceeding original
expectations such that sufficient increment is projected to be available to fully fund this
amendment.
6
PURPOSE OF ZONE
The objective of the Zone is to facilitate quality mixed-use development with a self-sustaining tax
base for the City and the other participating taxing entities.
The City Council, in adopting the ordinances creating and expanding the Zone, found that the
development described in the Project Plan, and its subsequent amendments, 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 as amended. 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 and its amendments.
7
STATE OF THE ZONE AND PLAN
IMPLEMENTATION IN 2021
1. The information provided in this section is in accordance with § 311.016 (a) (1) of the
Texas Tax Code, which requires inclusion 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. Levels of participation are
detailed in the Project Plan and current levels of participation are shown in Table A. The zone is
currently in its twentieth year.
TABLE A
Taxing Entity Participation
Taxing Entity Zone Years Participation
City of Pearland 9 through 30 100% of taxes collected at current tax
rate on Captured Appraised Value (1)
Brazoria County 1 through 30 100% of taxes collected at current tax
rate on Captured Appraised Value up to
a tax rate of $.1359, or if rate is less
than $.1359 then 38% of actual tax rate.
Fort Bend County 11 through 20 100% of taxes collected at current tax
rate on Captured Appraised Value, up
to a maximum tax rate of .468075 (2)
Alvin ISD 1 through 30 100% of taxes collected at current tax
rate on Captured Appraised Value (3)
(1) 64% to be repaid as an administrative cost, provided the TIRZ retain at least $.255 / $100.
(2) In years 21 through 30 participation drops to 100% of .31205.
(3) 75% to be used by AISD for the construction of 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 2021 for each
participating jurisdiction. Table C illustrates the amount of the incremental revenue, which has
been transferred to the increment fund. These amounts are based upon actual taxes collected
as of December 31, 2021.
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TABLE B
Base Market Value by Jurisdiction (1)
Taxing Entity Base Year Base Value 2021 Value (2)Captured Value
Original Zone 1998
City of Pearland 7,172,980 2,610,470,577 2,603,297,597
Brazoria County 4,143,160 1,993,725,181 1,989,582,021
Fort Bend County 3,029,820 291,629,040 288,599,220
Alvin ISD 4,143,160 1,957,025,292 1,952,882,132
1st Plan Amendment (3) (4) (5)2006
City of Pearland 4,381,680 382,510,142 378,128,462
Brazoria County 3,354,830 111,866,622 108,511,792
Fort Bend County 1,026,850 203,060,415 202,033,565
Overall Zone
City of Pearland 2,992,980,719 2,981,426,059
Brazoria County 2,105,591,803 2,098,093,813
Fort Bend County 494,689,455 490,632,785
Alvin ISD 2,325,746,592 1,952,882,132
(1) The information in this table was provided by the Brazoria and Fort Bend County Appraisal Districts and Assessments of the Southwest
(2) Market value (less exemptions) as of January 1, 2021.
(3) All of the land within the 2nd Plan Amendment (adopted in 2006) area is within the boundaries of the original Zone.
(4) All of the land within the 3rd Plan Amendment (adopted in 2006) area is either owned by a municipality or within dedicated ROW and thus tax exempt.
(5) Plan Amendment 4 (adopted in 2018) and Amendment 5 (adopted in 2019) did not add any additional land to the boundary of the Zone.
TABLE C
City of Pearland TIRZ No. 2 Tax Increment Revenue & Fund Balance by Year - Current Year and Prior Five Years (1)
Year 2016 2017 2018 2019 2020 2021
City of Pearland Revenue 14,362,791$ 15,978,750$ 17,760,605$ 18,318,960$ 18,232,418 19,644,482
Rebate to City for Administrative Costs (2)(9,192,187)$ (10,226,400)$ (11,366,788)$ (10,850,348)$ (12,581,844) (6,494,152)
Brazoria County Revenue 1,809,824$ 2,089,520$ 2,282,782$ 2,370,183$ 2,808,894 3,103,159
Alvin ISD Revenue (3)5,159,693$ 6,015,299$ 6,646,434$ 6,675,668$ 6,768,945 7,056,261
Other Revenue 1,663,842$ 1,993,467$ 1,999,108$ 1,672,035$ 2,509,801 2,439,817
Fort Bend County Revenue 1,339,271$ 1,611,047$ 1,807,656$ 1,877,666$ 1,403,852 1,476,429
Expenditures for Zone Administration (19,986)$ (37,912)$ (81,293)$ (51,644)$ (49,323) (57,556)
Transfers to Development Authority (14,572,487)$ (15,977,530)$ (15,609,092)$ (18,642,641)$ (22,544,542) (20,917,299)
Fund Balance (4)3,784,026$ 3,863,404$ 6,241,023$ 4,779,083$ 119,150 45,412
(1) Source: City of Pearland, Texas. Fund balances as of 12/31 of each year.
(2) Rebate for admin costs prior to 2007 is 36%. In 2007 the rebate increased to 64%.
(3) Note that Alvin ISD revenue is reported net of the 75% rebate to Alvin ISD.
(4) In addition to fund balance, as of 12/31/21, AISD had $7,059,217.55 in the suspense account.
9
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 the duration of 30 years, or until dissolved
by the City.
The total cost of the public improvements within the Zone, as outlined in the original 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, unadjusted for inflation.
1st Plan Amendment
The original list of project costs was amended with the approval of the 1st Plan Amendment, which
included improvements, estimated to total $34,724,218. These improvements address the water,
wastewater, storm sewer, lakes channels, roads and landscaping costs for the 457+ acre
annexation.
2nd Plan Amendment
The list of project costs was amended again with the approval of the 2nd Plan Amendment, which
included improvements estimated to total $11,749,618. These improvements address major road
infrastructure, detention, drainage, landscaping and the relocation of pipelines and overhead
utilities. All projects associated with this annexation have been completed.
3rd Plan Amendment
The list of project costs was amended a third time with the approval of the 3rd Plan Amendment,
which included improvements estimated to total $8 million. This amendment addressed the need
to fund and construct a section of Broadway. All projects associated with this annexation have
been completed.
4th Plan Amendment
The list of project costs was amended a fourth time with the approval of the 4th Plan Amendment,
which included improvements estimated to total $52,324,235. This amendment addressed the
need to update the cost estimates for previously approved budget categories
5th Plan Amendment
The list of project costs was amended a fifth time with the approval of the 5th Plan Amendment,
which included improvements estimated to total $7,729,000. This amendment added an additional
infrastructure project for FM 521 and updated the cost estimate for the library project.
These costs are detailed in the amended Project Budget, a copy of which follows as Table D. The
Zone as now enlarged is composed of 3,932+ acres, of which 3,125+ acres are within Brazoria
County and 807+ acres are within Fort Bend County. A map illustrating the boundaries of the Zone
as amended follows on page 16 as Exhibit 2.
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Table D
Reinvestment Zone No. 2, City of Pearland, TX
Budget
Jan. 1999 ENR Index = 6000
Jan. 2006 ENR Index = 7600
Jan. 2018 ENR Index = 10878
Jan. 2019 ENR Index = 11206
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Table D (continued)
Item TIRZ Budget as
approved
(08/23/99)
1st Plan
Amendment
(03/27/06)
2nd Plan
Amendment
(10/23/06)
3rd Plan
Amendment
(10/23/06)
TIRZ Budget as
Amended (5)
5th Plan
Amendment (4)
(10/28/19)
4th Plan
Amendment (3)
(06/18/18)
466,000 466,000
900,000 900,000
250,000 250,000
175,000 175,000
1,366,000 250,000 175,000 1,791,000
109,633,923 34,724,218 11,749,618 8,000,000 28,192,621 2,479,000 194,779,380
2,395,000 14,253,174 5,250,000 21,898,174
105,000 105,000
2,255,000 9,878,439 12,133,439
245,000 245,000
5,000,000 0 0 0 24,131,614 5,250,000 34,381,614
41,600,000 41,600,000
21,450,000 21,450,000
34,050,000 34,050,000
11,000,000 11,000,000
26,000,000 26,000,000
134,100,000 0 0 0 0 0 134,100,000
248,733,923 34,724,218 11,749,618 8,000,000 52,324,235 7,729,000 363,260,994
Educational Facilities Total
FBISD Elementary School
FBISD Middle School
AISD Jr. High School
AISD Fresh/Soph Campus
Land Costs
City Facilities Total
Educational Facilities
Fire/Police Station
Grand Total
(1) The original TIRZ Budget as approved in 1999 dollars has not been adjusted for inflation.
(5) The Budget as amended shows budget line items as approved in their respective years without adjustment for inflation.
Reimbursable TIRZ Creation Costs
Annexation Costs
Zone Administration/Creation
TIRZ Administration (1-3 Years)
AISD Elementary School
(4) The amended Budgets as approved in 2019 are shown in 2019 dollars and have not been adjusted for inflation.
(2) The amended Budgets as approved in 2006 are shown in 2006 dollars and have not been adjusted for inflation.
(3) The amended Budgets as approved in 2018 are shown in 2018 dollars and have not been adjusted for inflation.
Improvements
Improvements
Land Costs
City Facilities
Library
Infrastructure Total
Plan Amendment Costs
Subtotal
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TIRZ-Funded Projects:
Since the creation of the Zone a series of infrastructure improvements have been funded and
constructed. In 2021, one new Letter Financing Agreement (LFA) was approved: LFA 21-02-001
for the Shadow Creek Sidewalk Extensions project.
City Funded Improvements:
• There were no City funded projects in 2021.
TxDOT Funded Improvements:
• There were no TxDOT funded projects in 2021.
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.
Bond Issues
In accordance with a Tri-Party Agreement dated October 11, 2004 between the TIRZ, the City of
Pearland, and the Development Authority of Pearland (DAP), the TIRZ has pledged increment to
provide for the repayment of debt issued on its behalf. In this regard, the DAP sold Tax Increment
Contract Revenue Bonds in 2004, 2005, 2006, 2007, 2009, 2013, 2014, 2016, 2017, 2018, and
2019. Additionally, in 2015, the DAP sold Tax Increment Contract Revenue and Refunding Bonds,
which refunded the then-outstanding bonds issued prior to 2013.
In addition to developer reimbursements made via the sale of bonds, the DAP has also made
payments from cash reserves. In 2021 the DAP made direct payments to the developer totaling
$10,876,480. Total direct payments as of the end of 2021 for the DAP is $108,320,049, all of which
are reflected within in the reimbursements outlined in Table F.
Additional LFA’s Approved for Reimbursement
The Zone Board has approved a series of Letter Financing Agreements (LFA’s) for reimbursement.
Prior to Board action all project costs related to each LFA were reviewed by the Zone’s Auditor,
McGrath & Co. PLLC, and summarized in a reimbursement report, which included eligible project
costs plus interest. Table F outlines Letter Financing Agreements approved through the end of
2021.
TABLE E
Development Authority of Pearland Outstanding Debt as of December 31, 2021
Tax increment Contract
Revenue Bonds
Principal Amount
Issued
Principal Amount
Outstanding
Total Debt Service
Outstanding
Series 2013 $9,150,000 $5,855,000 $6,910,035
Series 2014 $8,060,000 $4,435,000 $4,994,640
Series 2015 $66,030,000 $39,435,000 $44,436,596
Series 2016 $12,320,000 $8,125,000 $8,957,500
Series 2017 $8,555,000 $6,070,000 $6,714,690
Series 2018 $5,835,000 $4,495,000 $5,211,100
Series 2019 $4,255,000 $3,570,000 $3,884,291
Total $114,205,000 $71,985,000 $81,108,851
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TABLE F
Letter Finance Agreements Approved for Reimbursement
Creation Costs 6/19/2000 900,000$ 1,235,408$
LFA 99-11-001 (Entry)11/8/1999 919,150 *1,220,281
LFA 00-01-001 (V1P1A)2/21/2000 6,524,629 5,243,529
LFA 00-10-002 (V1P1B)10/9/2000 10,318,290 10,593,290
LFA 01-04-001 (V1P1B)8/23/2001 1,967,061 805,884
LFA 03-10-004 (Kingsley Drive, Phase 3)10/7/2003 3,529,173 2,791,877
LFA 04-07-006 (Traffic Signal 7/13/2004 287,788 293,578
Shadow Creek PKWY/Kingsley)
LFA 04-07-007 (Parks and Trails 7/13/2004 1,007,256 877,201
Grading and Infrastructure)
LFA 03-10-001 (Remaining Village 10/7/2003 7,554,654 8,493,040
2, Phase 2 Improvements)
LFA 04-07-002 (Fire/Police Station Land Cost)7/13/2004 408,668 555,954
LFA 02-08-001 (Village 1 and Village 8/6/2002 4,727,516 6,029,532
2 Phase 2 Improvements)
LFA 01-11-002 (Additional Village 1 and 11/12/2001 24,509,430 33,055,576
Village 2 Improvements)
LFA 03-10-002 (Village 3, Phase 1 and 10/7/2003 7,809,950 11,734,369
2 Improvements)
LFA 06-03-001 (Elementary School #2 Site)3/27/2006 1,687,801 1,886,601
LFA 06-08-002 (Library Site)8/28/2006 481,569 557,100
LFA 04-07-003 (Regional Nature Park)7/13/2004 760,988 1,168,312
LFA 03-10-005 (Kingsley Drive Phase 10/07/03 4,486,342 6,811,005
4 Improvements)
LFA 03-10-006 (Village 5 Improvements)10/07/03 7,055,177 11,274,134
LFA 04-07-005 (Village 4, Phase 1 and 04/07/05 3,354,452 5,223,786
Refelction Bay North Improvements)
LFA 03-10-003 (Village 3, Phase 3 Improvements)10/07/03 7,711,582 12,811,167
LFA 04-07-004 (Village 3, Phase 4 Improvements)07/13/04 8,204,999 13,624,832
LFA 06-01-001 (Kingsley Drive North) 01/31/06 6,417,644 10,329,448
LFA 06-01-002 (Additional Village 4 Improvements) 01/31/06 9,392,437 14,608,001
LFA 06-08-001 (Additional Sidewalks)08/28/06 2,356,305 2,833,779
LFA 06-01-003 (Remaining Village 4 Improvements)01/30/06 7,120,532 8,647,692
LFA 06-08-003 (S.H. 228 Frontage Road 08/31/06 1,276,667 1,661,235
LFA 07-03-001 (Village 7, Phase 1 Broadway 3/12/2007 1,271,499 1,811,131
Improvements)
LFA 08-05-001 (Broadway to FM 521)5/5/2008 9,482,989 8,723,886
LFA 08-05-002 (Broadway Landscape - Northside)5/5/2008 1,158,218 *222,515
LFA 10-06-001 (Discovery Bay Extension to SH288)6/7/2010 912,908 697,765
LFA 10-06-002 (SCH-4 Site)6/7/2010 2,530,620 2,784,626
LFA 10-06-003 (SCH-5 Site)6/7/2010 4,935,370 5,417,807
LFA 13-06-001 (SCH-3 Site)6/24/2013 2,382,379 2,222,811
LFA 06-10-001 (Road Infrastructure, Pipeline 10/23/06 9,949,618 14,250,603
Relocation and Site Drainage; Part of 2nd
Plan Amendment)
LFA 07-03-002 (Shadow Creek Ranch Town Center 03/12/07 1,851,598 2,566,834
Improvements; Part of 2nd Plan Amendment)
LFA 08-01-001 (Broadway Improvements)1/15/2008 8,449,086 8,527,783
City of Pearland
LFA 12-06-001 (Village 7, Phase 1)6/11/2012 10,571,086 3,976,578
LFA 13-06-002 (Southlake Phase 2)6/24/2013 9,102,286
LFA 14-06-001 (Southlake Phase 3)6/24/2013 3,548,252
LFA 14-06-002 (South Grove Phase 1)6/23/2014 7,448,692
LFA 16-08-001 (Road to serve Reserve at Shadow Creek)8/8/2016 2,075,106
LFA 17-10-001 (CR 59 Improvements)10/23/2017 1,091,520
LFA 19-10-001 (City of Pearland Fire Station #8)10/28/2019 13,825,472
LFA 19-10-002 (Shadow Creek Ranch Library)10/28/2019 24,050,284
LFA 19-10-003 (Nature Trail Connection)10/28/2020 790,910
LFA 19-10-004 (FM 521 Improvements)10/28/2020 2,479,000
LFA 20-09-001 (Shadow Creek Park Phase II)9/23/2020 10,179,283
LFA 21-02-001 (Shadow Creek Sidewalk Extensions)2/4/2021 1,216,141
LFA 22-02-001 (Shadow Creek Trail Phase II)3/2/2022 1,696,696
LFA 22-02-002 (Shadow Creek Lighting & Landscaping)3/2/2022 8,241,095
LFA 22-02-003 (Intersection Improvements)3/2/2022 9,184,273
279,194,441$ 225,568,950$
(1) LFA amounts have been adjusted for inflation per the Project and Financing Plan and related budget.
(2) Amounts reimbursed include actual interest per the Developer Reimbursement Agreement.
Reimbursements
Through 2021 (2)
* Actual costs exceeded the amount of the LFA. Per the governing agreements, reimbursement
is limited to the amount of the LFA
Letter Finance Agreement (LFA)LFA Date LFA Amount (1)
14
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 as of January 1, less the total appraised base year
(January 1, 1998) value.
As of December 31, 2021, the captured value of the Zone as amended had exceeded the original
Project Plan projections of value at the end of the Zone. However, because the pace of
development is unpredictable the actual captured appraised value in any future year may not equal
the projected estimates of such value.
As of January 1, 1998, the base year for the Zone, the area encompassed by the original Zone
was undeveloped land, with a total appraised value of $7,172,980. On January 1, 2021, the area
encompassed by the original Zone had a total appraised value of $2,610,470,577. As a result, the
total captured appraised value (net base year value and exemptions) on the tax roll as of January
1, 2021, was $2,603,297,597 for the City, as illustrated in Table B.
The City of Pearland base year (2006) value for the 457+ acres annexed in the 1st Plan
Amendment was $4,381,680. As of January 1, 2021, the total appraised value was $382,510,142.
As a result, the total captured appraised value on the roll as of January 1, 2021, was $378,128,462.
The 2nd, 4th, and 5th Plan Amendments did not add any land to the boundaries of the original Zone.
All lands associated with the 3rd Plan Amendment are either owned by a municipality or are
dedicated right-of-way with no taxable value.
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 January 1, 2021, the total captured appraised value
in the TIRZ was $2,981,426,059 for the original and annexed areas of the Zone. The total amount
of tax increment revenue received is detailed in Table C.
(This report was written in accordance with the provisions of Chapter 311.016 of the Texas Tax
Code.)
15
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
2021 ANNUAL REPORT
EXHIBITS
16
Exhibit 1: Zone Boundary Map
17
Exhibit 2: Amended Zone Boundary Map
Marsh Darcy Partners, Inc.
8955 Katy Freeway, Suite 215
Houston, Texas 77024