RTIRZ-2013-01 RESOLUTION NO. RTIRZ 2013- 01
A RESOLUTION OF THE TAX INCREMENT REINVESTMENT ZONE
NO. 2 (TIRZ), APPROVING THE 2012 ANNUAL REPORT
BE IT RESOLVED BY TIRZ BOARD OF DIRECTORS:
Section 1. That the Tax Increment Reinvestment Zone No. 2 hereby
approves the 2012 Annual Financial Report as prepared by the City of Pearland.
PASSED, APPROVED, AND ADOPTED this 24th day of June, A.D 2013.
KENNETH R. PHI PS
TIRZ NO. 2 CHAT MAN
ATTEST:
IA IA°
MIK PYB RN
TIRZ NO. 2 SECRETARY
RESOLUTION NO. RTIRZ NO. 2013-01
EXHIBIT"A"
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
:;' ate v. .,,,,onwr•, °
ANNUAL REPORT
2012
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 2012 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 11
TABLE F: Letter Finance Agreements Approved for Reimbursement 12
APPENDICES
Exhibit 1: Zone Boundary Map 15
Exhibit 2: Amended Zone Boundary Map 16
COMPLIANCE
Texas Tax Code Section 311.016 (a):
(1) 7
(2) 9
(3) 11
(4) 13
(5) 13
2
CITY OF PEARLAND, TEXAS
CITY COUNCIL
2012 Council Members
Mayor Hon. Tom Reid
Mayor Pro-Tern Hon. Susan Sherrouse
Council Member Hon. Scott Sherman
Hon. Woodrow Owens
Hon. Keith Ordeneaux
Hon. Greg Hill
City Manager William Eisen
Director of Finance Claire Bogard
3
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
BOARD OF DIRECTORS
2012 Board Members
Position 1 Donna Coleman
State Senator Designee
Position 2 Gary Davis
State Representative Designee
Position 3 Herb Fain
City of Pearland Designee
Position 4 Gary Cook, Vice Chair
City of Pearland Designee
Position 5 Kenneth R. Phillips, Chair
City of Pearland Designee
Position 6 Jo Knight
City of Pearland/Alvin Independent
School District Designee
Position 7 Mike Pyburn
Alvin Independent School District Designee
Position 8 Ron Castillo
Fort Bend County Designee
Position 9 Larry Loessin
Brazoria County Designee
4
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.
St
1 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.
nd
2 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.
rd
3 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 15 as Exhibit 1.
5
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.
6
STATE OF THE ZONE AND PLAN
IMPLEMENTATION IN 2012
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.
TABLE A
Taxing Entity Participation
Taxing Entity Zone Years Percent Participation
City of Pearland 9 through 30 100% (1)
Brazoria County 1 through 30 38%
Fort Bend County 11 through 20 75% (2)
Alvin ISD 1 through 30 100% (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 50%.
(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 2012 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, 2012.
7
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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.
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 14 as Exhibit 2.
9
TABLE D
Reinvestment Zone NO.2,City of Pearland,Texas-Shadow Creek Ranch
Budget
Item TIRZ Budget as 1st Plan 2nd Plan 3rd Plan TIRZ Budget as
approved Amendment(2) Amendment(2) Amendment(2) Amended (3)
(08/23/99)(1)
Infrastructure
Streets
Pavement 12,610,050 1,634,000 14,244,050
Sidewalks 1,859,400 1,859,400 •
Landscaping and Irrigation 9,675,350 9,675,350
Entry Monuments 735,320 735,320
Lighting 125,900 125,900
Broadway Widening and Signalization 2,831,789 2,831,789
Business Center Drive Paving 852,722 852,722
Memorial Hermann Drive Paving 383,107 383,107
Water System 3,026,863 363,000 3,389,863
Wastewater System 6,940,964 1,029,000 7,969,964
Storm Water System 10,195,776 1,649,000 11,844,776
Lakes and Channels
Improvements 29,121,915 5,625,600 34,747,515
Land Cost 4,597,889 6,675,000 11,272,889
Detention and Drainage
Land Cost 2,850,000 2,850,000
Beautificaiton/Deepening/Pond Creation 200,000 200,000
Site Drainage Facilities 1,842,000 1,842,000
Parks and Recreation
Improvements 5,155,524 5,573,025 10,728,549
Land Cost 2,383,545 2,383,545
Landscaping
Business Center Drive 157,500 157,500
Memorial Hermann Drive 67,500 67,500
Overhead Utilities Placed Underground 1,200,000 1,200,000
Pipeline Relocation 700,000 700,000
Major Improvements
Water Plants
Land Cost 20,000 20,000
WWTP 340,000 340,000
Lift Station 300,000 300,000
Traffic Signals 600,000 550,000 1,150,000
McHard Road Reimbursables
Miscelaneous 150,000 150,000
Signal 100,000 100,000
SH 288 Access Road 1,000,000 1,000,000
FM 518 Improvements 6,485,600 6,485,600
Broadway/FM 518 Improvements 7,100,000 7,100,000
Contengencies and Engineering
Contingencies(10%) 8,181,116 1,733,620 9,914,736
Engineering(15%) 11,274,211 2,860,473 490,000 900,000 15,524,684
Master Drainage Plan Costs 70,000 70,000
Environmental Study Costs 100,000 100,000
Subtotal 108,267,923 34,474,218 11,574,618 8,000,000 162,316,759
Zone Administration/Creation
TIRZ Administration(1-3 Years) 466,000 466,000
Reimbursable TIRZ Creation Costs 900,000 900,000
Annexation Costs 250,000 250,000
Plan Amendment Costs 175,000 175,000
Subtotal 1,366,000 250,000 175,000 1,791,000
Total 109,633,923 34,724,218 11,749,618 8,000,000 164,107,759
City Facilities
Library
Improvements 2,395,000 2,395,000
Land Cost 105,000 105,000
Fire/Police Station
Improvements 2,255,000 2,255,000
Land Cost 245,000 245,000
Subtotal 5,000,000 5,000,000
Educational Facilities
AISD Elementary School 41,600,000 41,600,000
AISD Jr.High School 21,450,000 21,450,000
AISD Fresh/Soph Campus 34,050,000 34,050,000
FBISD Elementary School 11,000,000 11,000,000
FBISD Middle School 26,000,000 26,000,000
Subtotal 134,100,000 134,100,000
Grand Total 248,733,923 34,724,218 11,749,618 8,000,000 303,207,759
(1)The original TIRZ Budget as approved in 1999 dollars has 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 Budget as amended shows budget line items as approved in their respective years without adjustment for inflation.
10
TIRZ-Funded Projects:
Since the creation of the Zone a series of infrastructure improvements have been funded
and constructed. Project #12-06-001, Village 7, Phase 1 was initiated in 2012. The
proposed improvements total $8.8 million (2006 dollars) for construction, design, and
contingency for streets, water, sewer, drainage, land, and landscaping.
During calendar year 2012 Shadow Creek Ranch Development Company reported
approximately 367 home sales and 361 closings. This brings the total number of homes in
the Zone to 5,238 as of December 31, 2012.
City Funded Improvements:
• There were no City funded projects in 2012.
TxDOT Funded Improvements:
• There were no TxDOT funded projects in 2012.
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 bonds in 2004, 2005, 2006, 2007 and 2009. The bonds were refunded in 2012 and are
outlined in Table E.
TABLE E
Development Authority of Pearland Outstanding Debt as of Fiscal Year End
Tax increment Contract Principal Amount Principal Amount Total Debt Service
Revenue Bonds (1) Issued Outstanding Outstanding
Series 2012 $56.915.000 $54.235.000 $69.866.212
(1) Series summary provided by City of Pearland fiscal year ended September 30. 2012 CAFR.
In addition to developer reimbursements made via the sale of bonds, the DAP has also
made payments from cash reserves. In 2012 the DAP made direct payments to the
developer totaling $13,105,300. Total direct payments as of the end of 2012 for the DAP is
$35,068,430, all of which are reflected 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 2012.
11
TABLE F
Letter Finance Agreements Approved for Reimbursement
Letter Finance Agreement(LFA) LFA Date LFA Amount(1) Reimbursements
Through 2012(2)
Creation Costs 6/19/2000 S 900,000 S 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(V1 P1 B) 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 760,988 245.910
LFA 03-10-005(Kingsley Drive Phase 10/07/03 4,486 342 -
4 Improvements)
LFA 03-10-006(Village 5 Improvements) 10/07/03 7,055,177 -
LFA 04-07-005(Village 4.Phase 1 and 04'07/05 3,354,452 -
Refelction Bay North Improvements)
LFA 03-10-003(Village 3.Phase 3 Improvements) 10/07/03 7,711,582 -
LFA 04-07-004(Village 3.Phase 4 Improvements) 07/13/04 8..204,999 -
LFA 06-01-003(Remaining Village 4 Improvements) 01/30106 7,120,532 -
LFA 06-08-001 (Additional Sidewalks) 08/28/06 2,356,305 -
LFA 06-01-001 (Kingsley Drive North) 01/31/06 6,417,644 -
LFA 06-01-002(Additional Village 4 Improvements) 01/31/06 9.392,437 -
LFA 06-08-003(S.H.228 Frontage Road 08/31/06 1,276,667 -
LFA 06-10-001 (Road Infrastructure,Pipeline 10/23/06 9,949,618 -
Relocation and Site Drainage;Part of 2nd
Plan Amendment)
LFA 07-03-002(Shadow Creek Ranch Town Center 03/12/07 1,851.598 -
Improvements;Part of 2nd Plan Amendment)
LFA 07-03-001 (Village 7.Phase 1 Broadway 3/1212007 1,271,499
Improvements)
LFA 08-05-001 (Broadway to FM 521) 5/5/2008 9.482,989
LFA 08-05-002(Broadway Landscape-Northside) 5/5/2008 1,158,218 '
LFA 08-01-001 (Broadway Improvements) 1/15/2008 8,449,086
City of Pearland
LFA 10-06-001 (Discovery Bay Extension to SH288) 6/7/2010 912,908
LFA 10-06-002(SCH-4 Site) 6/7/2010 2,530,620
LFA 10-06-003(SCI-1-5 Site) 6/7/2010 4 935 370
LFA 12-06-001 (Village 7,Phase 1) 6/11/2012 8.824.599
$ 180.136,565 $ 85,619,130
(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.
•Actual costs exceeded the amount of the LFA Per the governing agreements,reimbursement is
limited to the amount of the LFA
12
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, 2012, development schedules for the original Zone
remained unchanged from projections in the Project Plan. However, 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 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,
2012, the area encompassed by the Zone had a total appraised value of $1,296,306,653.
As a result, the total captured appraised value (net base year value and exemptions) on the
tax roll as of January 1, 2012 was $1,289,133,673 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, 2012 the total appraised value was
$9,781,810. As a result the total captured appraised value on the roll as of January 1, 2012
was $5,400,130. All lands associated with the 2nd Plan Amendment are within 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 December 31, 2012 the Project Plan
and the total appraised value in the TIRZ was $1,294,533,803 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)
13
REINVESTMENT ZONE NUMBER TWO
CITY OF PEARLAND, TEXAS
2012 ANNUAL REPORT
EXHIBITS
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