HomeMy WebLinkAboutResolution 2019-043 RESOLUTION NO. 2019-043
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
NORTH RICHLAND HILLS, TEXAS DETERMINING THE COSTS
OF CERTAIN PUBLIC IMPROVEMENTS TO BE FINANCED
WITHIN IMPROVEMENT ZONE A AND IMPROVEMENT ZONE B
OF THE CITY POINT PUBLIC IMPROVEMENT DISTRICT;
APPROVING A PRELIMINARY SERVICE AND ASSESSMENT
PLAN, INCLUDING A PROPOSED IMPROVEMENT ZONE A
ASSESSMENT ROLL AND A PROPOSED IMPROVEMENT ZONE
B ASSESSMENT ROLL; DIRECTING THE FILING OF THE
PROPOSED IMPROVEMENT ZONE A ASSESSMENT ROLL AND
THE PROPOSED IMPROVEMENT ZONE B ASSESSMENT ROLL
WITH THE CITY SECRETARY TO MAKE AVAILABLE FOR
PUBLIC INSPECTION; NOTICING A PUBLIC HEARING FOR
NOVEMBER 12, 2019 TO CONSIDER ORDINANCES LEVYING
IMPROVEMENT ZONE A ASSESSMENTS AND IMPROVEMENT
ZONE B ASSESSMENTS ON PROPERTY LOCATED WITHIN THE
CITY POINT PUBLIC IMPROVEMENT DISTRICT; DIRECTING
CITY STAFF TO PUBLISH AND MAIL NOTICE OF SUCH PUBLIC
HEARING; AND RESOLVING OTHER MATTERS INCIDENT AND
RELATED THERETO.
WHEREAS, the Public Improvement District Assessment Act, Texas Local Government
Code, Chapter 372, as amended (the "PID Act") authorizes the City of North
Richland Hills, Texas
e as (the "City") to create a public improvement district
within the corporate limits of the City; and
WHEREAS, on September 9, 2019, the City Council of the City (the "City Council")
conducted a public hearing to consider a petition received by the City
Council on August 8, 2019 titled "Petition for the Creation of a Public
Improvement District within the City of North Richland Hills, Texas for the
City Point Public Improvement District" requesting the creation of a public
improvement district; and
WHEREAS, on September 9, 2019, the City Council adopted Resolution No. 2019-035
(the "Authorization Resolution"), authorizing, establishing, and creating the
"City Point Public Improvement District" (the "District"); and
WHEREAS, the City authorized the creation of the District and the issuance of bonds for
the District to finance certain public improvements authorized by the PID
Act for the benefit of the property within the District (the "Public
Improvements"); and
WHEREAS, the City Council and the City staff have been presented a preliminary
service and assessment plan dated October 14, 2019 (the "Preliminary
SAP"), including the Proposed Improvement Zone A Assessment Roll (as
defined herein) and the Proposed Improvement Zone B Assessment Roll
Resolution No.2019-043
Page 1 of 5
(as defined herein) attached thereto. A copy of the Preliminary SAP (i) is
attached hereto as Exhibit A, (ii) is incorporated herein for all purposes, (iii)
sets forth the proposed assessment roll for the assessable property in
Improvement Zone A of the District (the "Proposed Improvement Zone A
Assessment Roll"), and (iv) sets forth the proposed assessment roll for the
assessable property in Improvement Zone B of the District (the "Proposed
Improvement Zone B Assessment Roll"); and
WHEREAS, the Preliminary SAP sets forth the estimated total costs of certain Public
Improvements to be financed by the District at this time, and the Proposed
Improvement Zone A Assessment Roll and the Proposed Improvement
Zone B Assessment Rolls state the assessments proposed to be levied
against each benefitted parcel of land in Improvement Zone A and
Improvement Zone B of the District, respectively, as determined by the
method of assessment chosen by the City and set forth in the Preliminary
SAP; and
WHEREAS, the PID Act requires that the Proposed Improvement Zone A Assessment
Roll and the Proposed Improvement Zone B Assessment Roll be filed with
the City Secretary of the City (the "City Secretary") and be subject to public
inspection; and
WHEREAS, the PID Act requires that public hearings (collectively, the "Assessment
Hearing") be called to consider each of the proposed assessments to be
levied against the benefitted property within Improvement Zone A and
Improvement Zone B of the District and requires the City Council to hear
and pass on any objections to the proposed assessments at, or on the
adjournment of, the Assessment Hearing; and
WHEREAS, the PID Act requires that notice of the Assessment Hearing be mailed to
property owners liable for assessment and published in a newspaper of
general circulation in the City before the tenth (10th) day before the date of
the Assessment Hearing;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
NORTH RICHLAND HILLS, TEXAS, THAT:
SECTION 1. The findings set forth in the recitals of this Resolution are hereby found to
be true and correct and are hereby adopted as findings of the City Council
and are incorporated into the body of this Resolution as if fully set forth
herein.
SECTION 2. The City Council does hereby accept the Preliminary SAP for the District,
including the Proposed Improvement Zone A Assessment Roll and the
Proposed Improvement Zone B Assessment Roll, in a form substantially
similar to the attached Exhibit A, which is incorporated herein for all
purposes. All capitalized terms not otherwise defined herein shall have the
meanings given to such terms in the Preliminary SAP.
Resolution No.2019-043
Page 2 of 5
SECTION 3. The City Council hereby determines that the total costs of the Public
Improvements to be financed by the District are as set forth on Exhibit E of
the Preliminary SAP. The City Council also determined that Improvement
Zone A's proportionate share of the costs of the Public Improvements are
as set forth in Section V of the Preliminary SAP and Improvement Zone B's
proportionate share of the costs of the Public Improvements are as set forth
in Section V of the Preliminary SAP.
SECTION 4. The City Council's final determination and approval of the costs of the Public
Improvements and the District Formation and Bond Issuance Costs
allocable to Improvement Zone A, or any portion thereof, and the costs of
the Public Improvements and District Formation and Bond Issuance Costs
allocable to Improvement Zone B, or any portion thereof, shall be subject to
and contingent upon the City Council's approval of a final Service and
Assessment Plan, which will include a final Improvement Zone A
Assessment Roll and a final Improvement Zone B Assessment Roll after
the properly noticed and held Assessment Hearing.
SECTION 5. The City Council hereby authorizes and directs the filing of the Preliminary
SAP, including the Proposed Assessment Rolls, with the City Secretary and
the same shall be available for public inspection.
SECTION 6. The Proposed Improvement Zone B Assessment Roll states the
assessments and the projected Annual Installments proposed to be levied
against each parcel of land designated to be a part of Improvement Zone B
of the District that benefits from the Improvement Zone B Improvements
(the "Improvement Zone B Assessments"), as determined by the method of
assessment chosen by the City in the Authorization Resolution and as more
fully described in the Preliminary SAP.
SECTION 7. The City Council hereby authorizes and directs the filing of the Proposed
Improvement Zone A Assessment Roll and the Proposed Improvement
Zone B Assessment Roll with the City Secretary and directs the City
Secretary to make the same available for public inspection.
SECTION 8. The City Council hereby authorizes and calls the Assessment Hearing to be
held on November 12, 2019, at or after 7:00 p.m. in the City of North
Richland Hills City Hall, 4301 City Point Drive, North Richland Hills, Texas
76180, at which, the City Council shall, among other actions, hear and pass
on any objections to the proposed Improvement Zone A Assessments and
the proposed Improvement Zane B Assessments, and, upon the
en of the Assessment Hearin the CityCouncil will consider i
adjournment g, ()
an ordinance levying the Improvement Zone A Assessments as special
assessments on property located within Improvement Zone A of the District
that benefits from that portion of the Public Improvements allocated to
Improvement Zone A and which ordinance shall specify the method of
payment of the Improvement Zone A Assessments, and (ii) an ordinance
levying the Improvement Zone B Assessments as special assessments on
property located within Improvement Zone B of the District that benefits from
Resolution No.2019-043
Page 3 of 5
that portion of the Public Improvements, allocated to Improvement Zone B
and which ordinance shall specify the method of payment of the
Improvement Zone B Assessments.
SECTION 9. The City Council hereby authorizes and directs the City Secretary to publish
notice of the Assessment Hearing to be held on November 12, 2019, in
substantially the form attached hereto as Exhibit B and incorporated herein
for all purposes, in the Fort Worth Star-Telegram, a newspaper of general
circulation in the City, on or before November 1, 2019, as required by
Section 372.016(b) of the PID Act.
SECTION 10. When the Proposed Improvement Zone A Assessment Roll and the
Proposed Improvement Zone B Assessment Roll are filed with the City
Secretary, the City Council hereby authorizes and directs the City
Secretary, on or before November 1, 2019, to mail to owners of property
liable for the proposed Improvement Zone A Assessments or the proposed
Improvement Zone B Assessments notice of the Assessment Hearing to be
held on November 12, 2019, as required by Section 372.016(c) of the PID
Act.
SECTION 11. City staff is authorized and directed to take such other actions as are
required (including, but not limited to, notice of the public hearing as required
by the Texas Open Meetings Act) to place the public hearing on the agenda
for the November 12, 2019 meeting of the City Council.
SECTION 12. This Resolution shall become effective from and after its date of passage
in accordance with law.
PASSED AND APPROVED on this 14th day of October, 2019.
CITY OF NORTH RICHLAND HILLS,
TEXAS:
By:
Rita Wright Ouj sk , yor Pro Tern
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Alicia Richardson, Citide�cre#a -, °��
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Resolution No.2019-043
Page 4 of 5
APPROVED AS TO FORM AND LEGALITY:
alv2,
llaleshia B. McGinnis, City Attorney
APP S TO CONTENT:
Craig e, Economic Development Director
Resolution No.2019-043
Page 5 of 5
RESOLUTION NO. 2019 043 EXHIBIT B (Page 1 of 1)
CITY OF NORTH RICHLAND HILLS, TEXAS
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN THAT a public hearing will be conducted by the City Council
of North Richland Hills, Texas on November 12, 2019 at or after 7:00 p.m. at the City of
North Richland Hills City Hall, 4301 City Point Drive, North Richland Hills, Texas 76180.
The public hearing will be held to consider proposed assessments to be levied against
the assessable property within Improvement Zone A and Improvement Zone B of the City
Point Public Improvement District(the "District") pursuant to the provisions of Chapter 372
of the Texas Local Government Code, as amended (the "Act").
The proposed improvements to be undertaken at this time (the "Public Improvements")
include street and roadway improvements; park and open space improvements; sidewalk
and landscaping improvements; water, wastewater, and drainage system,improvements;
and costs related to the establishment, administration, and operation of the District.
The total costs of the Public Improvements to be financed at this time, including
administrative costs and the costs related to the financing of the Public Improvements, is
currently estimated to be $12,545,000.
The boundaries of the District include approximately 52.873 acres of land generally
located approximately southeast of Grapevine Highway, north of Glenview Drive, and
west of Booth Calloway Road, which is within the corporate limits of the City, as more
particularly described by a metes and bounds description available at North Richland Hills
City Hall located at 4301 City Point Drive, North Richland Hills, Texas 76180.
All written or oral objections on the proposed assessment within Improvement Zone A of
the District and Improvement Zone B of the District will be considered at the public
hearing.
Copies of the Improvement Zone A Assessment Roll and the Improvement Zone B
Assessment Roll, each of which includes the assessments proposed to be levied against
each parcel of land within Improvement Zone A of the District and Improvement Zone B
of the District that benefits from the Public Improvements, respectively, are available for
public inspection at the office of the City Secretary, located at 4301 City Point Drive, North
Richland Hills, Texas 76180.
a s
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MEMORANDUM
Date: October 14, 2019
Re: Summary of Changes to City Point Public Improvement District Preliminary
Service and Assessment Plan
f1f
This is a summary of the changes to the City Point Public Improvement District Preliminary Service
and Assessment Plan included in the Agenda packet on Wednesday October 9th, 2019, as
compared to the hard copy provided to Council on October 14th, 2019. No substantial changes
were made to the document.A list of the clerical edits made are included below:
• Clarifying language added to Single Family Tracts language to specify being in both
Improvement Zone A and Improvement Zone B
• Definitions
o "Developer" definition added to clarify between current Owner and the
Developer of the project
o "Improvement Zone A Assessment Ordinance" and "Improvement Zone B
Assessment Ordinance" definitions added for clarity
o "TIRZ No. 3 Annual Credit Amount" changed to "Maximum TIRZ No. 3 Annual
Credit Amount"for clarity
• Section VI
o Section VI.A changedProperty" gFamily"Assessed Pro ert " to "Single Assessed Property" 1
for clarity
o Section VI.0 moved from Section VI.A in order that consolidation language
applies to the entire District
• Exhibits
o Exhibit B-2 map of Improvement Zone A added
o Exhibit B-3 map of Improvement Zone B added
o Exhibit B-4 map of Single Family Tracts added
o Exhibit B-5 map of Multifamily Tracts added
o Exhibit B-6 map of Commercial Tracts added
o Exhibit E Sources and Uses of Funds between Improvement Zone A and
Improvement Zone B added
o Exhibit K updated to remove Multifamily Tracts from exhibit for clarity
P3Works,LLC
350 Rufe Snow Dr.,Suite 200 Keller,Texas 76248
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City Point
Public Improvement District
PRELIMINARY SERVICE AND ASSESSMENT PLAN
OCTOBER 14, 2019
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TABLE OF CONTENTS
Table of Contents 1
Introduction 3 '
Section I: Definitions 4
Section II:The District 11
Section III:Authorized Improvements and District Formation and Bond Issuance Costs 11
Section IV:Service Plan 13
Section V:Assessment Plan 13
Section VI:Terms of the Assessments 18
Section VII:Assessment Roll 23
Section VIII:Additional Provisions 23
• Exhibits 25
Exhibit A-1—District Legal Description 26
Exhibit A-2—Improvement Zone A Legal Description 31
Exhibit A-3—Improvement Zone B Legal Description 32
Exhibit A-4—Single Family Tracts Legal Description 33
Exhibit A-5—Multifamily Tracts Legal Description 34
Exhibit A-6—Commercial Tracts Legal Description 35
Exhibit B-1—Map of the District 36
Exhibit B-2—Map of Improvement Zone,A 37
Exhibit B-3—Map of Improvement Zone B 38
Exhibit B-4—Map of Single Family Tracts 39
Exhibit B-5—Map of Multifamily Tracts 40
Exhibit B-6—Map of Commercial Tracts 41
Exhibit C—Authorized Improvements 43
Exhibit D—Service Plan 44
Exhibit E—Sources and Uses of Funds 45
Exhibit F-1—Improvement Zone A Assessment Roll 47
Exhibit F-2—Improvement Zone B Assessment Roll 48
Exhibit G-1—Improvement Zone A Annual Installments 49
Exhibit G-2—Improvement Zone B Annual Installments 50
Exhibit G-3—Lot Type SF1 Annual Installments per Unit 51
CITY POINT PUBLIC IMPROVEMENT DISTRICT 1
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Exhibit G-4—Lot Type SF2 Annual Installments per Unit 52
Exhibit G-5—Lot Type SF3 Annual Installments per Unit 53
Exhibit G-6—Lot Type MF Annual Installments per Acre 54
Exhibit G-7—Lot Type Commercial Annual Installments per Acre 55
Exhibit H—Maps of Authorized Improvements 56
Exhibit I—Concept Plan 61
Exhibit J—Maximum Assessment by Lot Type 62
Exhibit K—Maximum TIRZ No. 3 Annual Credit Amount by Lot Type for Improvement Zone A 63
Exhibit L—Form of Notice of PID Assessment Termination 64
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 2
PRELIMINARY SERVICE AND ASSESSMENT PLAN
INTRODUCTION
Capitalized terms used in this Service and Assessment Plan shall have the meanings given to them
in Section I unless otherwise defined in this Service and Assessment.Plan or unless the context in
which a term is used clearly requires a different meaning. Unless otherwise defined,a reference
to a "Section"or an "Exhibit"shall,be a reference to a Section of this Service and Assessment Plan
or an Exhibit attached to and made a part of this Service and Assessment Plan for all purposes.
On September 9, 2019, the City Council of the City of North Richland Hills, Texas passed and
approved Resolution No. 2019-035 authorizing the establishment of the City Point Public
Improvement District in accordance with Chapter 372, Texas Local Government Code, which
authorization was effective upon publication as required by the PID Act. The purpose of the
District is to finance the Actual Costs of Authorized Improvements that confer a special benefit
on approximately 52.873 acres located within the corporate limits of the City, as described by
metes and bounds on Exhibit A-1 and depicted on Exhibit B-1.
The PID Act requires a service plan covering a period of at least five years and defining the annual
Indebtedness and projected cost of the Authorized Improvemen
ts. The Service Plan is contained
in Section IV.
The PID Act requires that the Service Plan include an Assessment Plan that assesses the Actual
Costs of the Authorized Improvements against "
a the District based on the special benefit
s
conferred on the District by the Authorized Improvements. The Assessment Plan is contained in
Section V.
The PID Act requires an Assessment Roll that states the Assessment against each Parcel
determined by the method chosen by the City Council. The Assessment against each Parcel must
be sufficient to pay the share of the Actual Costs of the Authorized Improvements apportioned
to the Parcel and cannot exceed the special benefit conferred on the Parcel by such Authorized
Improvements. The Assessment Roll for Improvement Zone A is included as Exhibit F-1,and the
Assessment Roll for Improvement Zone B is included as Exhibit F-2.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 3
PRELIMINARY SERVICE AND ASSESSMENT PLAN
SECTION I: DEFINITIONS l
"Actual Costs" mean with respect to Authorized Improvements,the actual costs paid or incurred
by or on behalf of the Owner of the District, including : (1)the costs incurred by or on behalf of
the Owner (either directly or through affiliates) for the design, planning, financing,
administration/management, acquisition, installation, construction and/or implementation of
such Authorized Improvements; (2) the fees paid for obtaining permits, licenses, or other
governmental approvals for such Authorized Improvements; (3)construction management fees;
(4) the costs incurred by or on behalf of
the Owner for external professional costs, such as
geotechnical,engineering, eotechnical, surveying, land planning, architectural landscapers, appraisals, legal,
accounting, and similar professional services; (5) all labor, bonds, and materials, including
equipment and fixtures, by contractors, builders, and materialmen in connection with the
acquisition, construction, or implementation of the Authorized Improvements; (6) all related
permitting and public approval expenses, architectural, engineering, and consulting fees, taxes,
and governmental fees and charges.
"Additional Interest" means the amount collected by application of the Additional Interest Rate.
"Additional Interest Rate" means the 0.50% additional interest rate charged on Assessments
pursuant to Section 372.018 of the PID Act.
"Administrator" means the City or independent firm designated by the City who shall have the
responsibilities provided in this Service and Assessment Plan, the Indenture, or any other
agreement or document approved by the City related to the duties and responsibilities of the
administration of the District. The initial Administrator is P3Works, LLC.
"Annual Collection Costs" mean the actual or budgeted costs and expenses related to the
creation and operation of the District and the construction of the Authorized Improvements,
including, but not limited to,costs and expenses for: (1)the Administrator; (2) City staff; (3) legal
counsel, engineers, accountants, financial advisors, and other consultants engaged by the City;
(4) calculating, collecting, and maintaining records with respect to Assessments and Annual
Installments; (5) preparing and maintaining records with respect to Assessment Rolls and Annual
Service Plan Updates; (6) paying and redeeming PID Bonds; (7) investing or depositing
Assessments and Annual Installments; (8) complying with this Service and Assessment Plan and
the PID Act with respect to the PID Bonds, including continuing disclosure requirements; and (9)
the paying agent/registrar and Bond Trustee in connection with PID Bonds, including their
respective legal counsel. Annual Collection Costs collected but not expended in any year shall be
carried forward and applied to reduce Annual Collection Costs for subsequent years.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 4
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Annual Installment" means the annual installment payment on the Assessment as calculated
by the Administrator and approved by the City Council,that includes: (1) principal; (2) interest;
(3)Annual Collection Costs; and (4)Additional Interest.
"Annual Service Plan Update" means an update to this Service and Assessment Plan prepared
no less frequently than annually by the Administrator and approved by the City Council.
j "Assessed Property" means any Parcel within the District against which an Assessment is levied.
"Assessment" means an assessment levied against a Parcel within the District and imposed
pursuant to an Assessment Ordinance and the provisions herein, as shown on an Assessment
Roll, subject to reallocation upon the subdivision of such Parcel or reduction according to the
provisions herein and in the PID Act.
"Assessment Ordinance" means an ordinance adopted by the City Council in accordance with
the PID Act that levies an Assessment on Assessed Property within the District, as shown on any
Assessment Roll.
"Assessment Plan" means the methodology employed to assess the Actual Costs of the
Authorized Improvements against the Assessed Property within the District based on the special
benefits conferred on such property by the Authorized Improvements, more specifically
described in Section V.
"Assessment Roll" means any assessment roll for the Assessed Property within the District, as
updated, modified or amended from time to time in accordance with the procedures set forth
herein and in the PID Act, including any Annual Service Plan Update.
"Authorized Improvements"means improvements authorized by Section 372.003 of the PID Act,
including Public Improvements and District Formation and Bond Issuance Costs, as depicted on
Exhibit H and described in Section III.
"City" means the City of North Richland Hills,Texas.
"City Council" means the governing body of the City.
"Commercial Tracts" means approximately—acres located within Improvement Zone A of the
District,which is more specifically described on Exhibit A-6 and depicted on Exhibit B-6.
"Commercial Tracts Assessed Property" means any and all Parcels within the Commercial Tracts
other than Non-Benefited Property.
"Commercial Tracts Initial Parcel" means all of the area within the Commercial Tracts which is
more specifically described on Exhibit A-6 and depicted on Exhibit B-6, consisting of
approximately: acres.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 5
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Commercial Tracts Projects" means the pro rata portion of the Authorized Improvements
allocable to the Commercial Tracts.
"County" means Tarrant County,Texas.
"Delinquent Collection Costs" mean costs related to the foreclosure on Assessed Property and
the costs of collection of delinquent Assessments, delinquent Annual Installments, or any other
delinquent amounts due under this Service and Assessment Plan including penalties and
reasonable attorney's fees actually paid, but excluding amounts representing an Assessment,
interest, and penalty interest.
"Developer" means MM City Point 53, LLC, and any successors or assigns thereof.
"District" means the City Point Public Improvement District containing approximately 52.873
acres located within the corporate limits of the City,and more specifically described in Exhibit A-
1 and depicted on Exhibit B-1.
"District Formation and Bond Issuance Costs" means the costs associated with forming the
District and issuing PID Bonds, including but not limited to attorney fees,financial advisory fees,
consultant fees, appraisal fees, printing costs, publication costs, City costs, capitalized interest,
reserve fund requirements, 1st year's Annual Collection Costs, underwriter's discount, fees
charged by the Texas Attorney General, and any other cost or expense directly associated with
the establishment of the District and/or the issuance of PID Bonds.
"Improvement Zone" means specifically defined and designated portions of the District,
including Improvement Zone A and Improvement Zone B.
"Improvement Zone A" means approximately acres located within the District, which is
more specifically described on Exhibit A-2 and depicted on Exhibit B-2,which includes the Single
Family Tracts and Commercial Tracts.
"Improvement Zone A Annual Installment" means the Annual Installment payment on the
Improvement Zone A Assessment as calculated by the Administrator and approved by the City
Council, that includes: (1) principal; (2) interest; (3) Annual Collection Costs; and (4) Additional
Interest.
"Improvement Zone A Assessed Property" means any Parcel within Improvement Zone A against
which an Improvement Zone A Assessment is levied.
"Improvement Zone A Assessment" means an Assessment levied against a Parcel within
Improvement Zone A and imposed pursuant to an Assessment Ordinance and the provisions
_ herein, as shown on the Improvement Zone A Assessment Roll, subject to reallocation upon the
subdivision of such Parcel or reduction according to the provisions herein and in the PID Act.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 6
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Imp
rovement Zone A Assessment Ordinance" means an ordinance adopted by the City Council
in accordance with the PID Act that levies the Improvement Zone A Assessment on Improvement
Zone A Assessed Property within the District, as shown on the Improvement Zone A Assessment
Roll.
"Improvement Zone A Assessment Roll" means the Assessment Roll for the Improvement Zone
A Assessed Property within the District, as updated, modified or amended from time to time in
accordance with the procedures set forth herein and in the PID Act, including any Annual Service
Plan Updates. The Improvement Zone A Assessment Roll is included in this Service and
Assessment Plan as Exhibit F-1.
"Improvement Zone A Bonds" means those certain "City of North Richland Hills, Texas Special
Assessment Revenue Bonds, Series 2019 (City Point Public Improvement District Improvement
Zone A Project)"that are secured by Improvement Zone A Assessments.
"Improvement Zone B" means approximately acres located within the District, which is
more specifically described on Exhibit A-3 and depicted on Exhibit B-3,which includes the Single
Family Tracts and Multifamily Tracts.
"Improvement Zone B Annual Installment" means the Annual Installment payment on the
Improvement Zone B Assessment as calculated by the Administrator and approved by the City
Council, that includes: (1) principal; (2) interest; (3) Annual Collection Costs; and (4) Additional
Interest.
"Improvement Zone B Assessed Property" means any Parcel within Improvement Zone B against
which an Improvement Zone B Assessment is levied.
"Improvement Zone B Assessment" means an Assessment levied against a Parcel within
Improvement Zone B and imposed pursuant to an Assessment Ordinance and the provisions
herein, as shown on the Improvement Zone B Assessment Roll, subject to reallocation upon the
subdivision of such Parcel or reduction according to the provisions herein and in the PID Act.
"Improvement Zone B Assessment Ordinance"means an ordinance adopted by the City Council
in accordance with the PID Act that levies the Improvement Zone B Assessment on Improvement
Zone B Assessed Property within the District, as shown on the Improvement Zone B Assessment
Roll.
"Improvement Zone B Assessment Roll" means the Assessment Roll for the Improvement Zone
B Assessed Property within the District, as updated, modified or amended from time to time in
accordance with the procedures set forth herein and in the PID Act, including any Annual Service
Plan Updates. The Improvement Zone B Assessment Roll is included in this Service and
Assessment Plan as Exhibit F-2.
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 7
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Improvement Zone B Bonds" means those certain "City of North Richland Hills, Texas Special
Assessment Revenue Bonds, Series 2019 (City Point Public Improvement District Improvement
Zone B Project)"that are secured by Improvement Zone B Assessments.
"Indenture" means one or more Indenture of Trust entered into in connection with the issuance
of each series of PID Bonds, as amended from time to time, between the City and the Trustee
setting forth terms and conditions related to a series of PID Bonds.
"Lot" means for any portion of the District for which a final subdivision plat has been recorded in
the official public records of the County,a tract of land described by"lot"in such subdivision plat.
"Lot Type" means a classification of final building Lots with similar characteristics (e.g. lot size,
home product, buildout value, etc.), as determined by the Administrator and confirmed by the
City Council.
"Lot Type Commercial" means a Lot within Improvement Zone A designated as such on the
Improvement Zone A Assessment Roll, shown on a final plat approved by the City designated for
use as a commercial Lot.
"Lot Type MF" means a Lot within Improvement Zone B designated as such on the Improvement
Zone B Assessment Roll, shown on a final plat approved by the City designated for use as a
multifamily Lot.
"Lot Type SF1" means a Lot in the District designated as such on the Improvement Zone A
Assessment Roll and Improvement Zone B Assessment Roll, marketed to homebuilders as a
townhome.
"Lot Type SF2" means a Lot in the District designated as such on the Improvement Zone A
Assessment Roll and Improvement Zone B Assessment Roll, marketed to homebuilders as an
urban home.
"Lot Type SF3" means a Lot in the District designated as such on the Improvement Zone A
Assessment Roll and Improvement Zone B Assessment Roll, marketed to homebuilders as a
bungalow home.
"Maximum Assessment" means,for each Lot Type, an amount that will not exceed the amounts
shown as the Maximum Assessment by Lot Type on Exhibit J. In the event any final plat creates
a new Lot Type that differs from what is shown on Exhibit J,this Service and Assessment Plan will
be updated to reflect the new Lot Type, and the Maximum Assessment for the new Lot Type
created by the final plat shall be an amount that is calculated by the Administrator and approved
by the City, based on the desire to maintain a competitive,composite equivalent ad valorem tax
rate taking into consideration the tax rates of all applicable taxing units and the equivalent tax
rate of the Annual Installments. The Maximum Assessment shall only be calculated upon the
filing a of final plat with the County.
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 8
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Maximum TIRZ No.3 Annual Credit Amount" is defined in Section V.F and shown on Exhibit K.
"Multifamily Tracts" means approximately—acres located within Improvement Zone B of the
District,which is more specifically described on Exhibit A-5 and depicted on Exhibit B-5.
"Multifamily Tracts Assessed Property" means any and all Parcels within the Multifamily Tracts
other than Non-Benefited Property.
"Multifamily Tracts Initial Parcel" means all of the area within the Multifamily Tracts which is
more specifically described on Exhibit A-5 and depicted on Exhibit B-5, consisting of
approximately acres.
"Multifamily Tracts Projects" means the pro rata portion of the Authorized Improvements
allocable to the Multifamily Tracts.
"Non-Benefitted Property" mea
ns Parcels within the boundaries of the District that accrue no
special benefit from the Authorized Improvements as determined by the City Council.
"Owner" means La Verne Butterfield, LP, and any successors or assigns thereof.
"Parcel" or"Parcels" means a specific property within the District identified by either a tax map
identification number assigned by the Tarrant Appraisal District for real property tax purpose, by
metes and bounds description, or by lot and block number in a final subdivision plat recorded in
the official public records of the County, or by any other means determined by the City.
"PID Act" means Chapter 372,Texas Local Government Code, as amended.
"PID Bonds" means any bonds issued by the City in one or more series and secured in whole or
in part by Assessments.
"Prepayment" means the payment of all or a portion of an Assessment before the due date
thereof. Amounts received at the time of a Prepayment which represent a payment of principal,
interest, or penalties on a delinquent Annual Installment of an Assessment are not to be
considered a Prepayment,but rather are to be treated as the payment of the regularly scheduled
Annual Installment.
"Prepayment Costs"means interest,including Additional Interest and Annual Collection Costs to
the date of Prepayment.
"Private Improvements" means improvements required to be constructed by the Developer that
are not Public Improvements.
"Public Improvements" mean those Authorized Improvements specifically described in Section
III.A. and depicted on Exhibit H.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 9
PRELIMINARY SERVICE AND ASSESSMENT PLAN
"Service and Assessment Plan" means this City Point Public Improvement District Service and
Assessment Plan as updated and amended from time to time.
"Service Plan" covers a period of at least five years and defines the annual indebtedness and
projected costs of the Authorized Improvements, more specifically described in Section IV.
"Single Family Tracts" means approximately_acres located within Improvement Zone A and
Improvement Zone B of the District, which is more specifically described on Exhibit A-4 and
depicted on Exhibit B-4.
"Single Family Tracts Assessed Property" means any and all Parcels within the Single Family
Tracts other than Non-Benefited Property.
"Single Family Tracts Initial Parcel" means all of the area within the Single Family Tracts which is
more specifically described on Exhibit A-4 and depicted on Exhibit B-4, consisting of
approximately acres.
"Single Family Tracts Projects" means the pro rata portion of the Authorized Improvements
allocable to the Single Family Tracts.
"TIRZ No.3" means the Reinvestment Zone Number Three, City of North Richland Hills,Texas.
"TIRZ No. 3 Agreement" means the TIRZ Agreement — City Point PID, effective as of
"TIRZ No. 3 Project Plan" means the Reinvestment Zone Number Three, City of North Richland
Hills, Texas Project and Financing Plan, dated , as amended from time to
time.
"TIRZ No. 3 Ordinance" means Ordinance No. adopted by the City Council approving the
TIRZ No. 3 Project Plan and authorizing the use of TIRZ No. 3 Revenues for project costs under
the Chapter 311, Texas Tax Code as amended, and related to certain public improvements as
provided for in the TIRZ No. 3 Project Plan.
"TIRZ No. 3 Revenues" mean, for each year,the amounts which are deposited in the TIRZ No. 3
Fund pursuant to the TIRZ No. 3 Ordinance,TIRZ No. 3 Project Plan, and TIRZ No. 3 Agreement.
"Trustee" means the trustee or successor trustee under an Indenture.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 10
PRELIMINARY SERVICE AND ASSESSMENT PLAN
SECTION II:THE DISTRICT
The District includes approximately 52.873 contiguous acres located within the corporate limits
pp Y
of the City, as more particularly described by metes and bounds on Exhibit A-1 and depicted on
Exhibit B-1.Development of the District is anticipated to include approximately 364 single-family
homes in the Single Family Tracts, 400 multifamily units in the Multifamily Tracts, and 160,000
square feet of commercial space in the Commercial Tracts.
SECTION III: AUTHORIZED IMPROVEMENTS AND DISTRICT FORMATION AND
BOND ISSUANCE COSTS
The City Council, based on information provided by the Developer and its engineer and reviewed
by the City staff and by third-party consultants retained by the City, has determined that the
Authorized Improvements confer a special benefit on the Assessed Property. Authorized
Improvements will be designed and constructed in accordance with City standards and
specifications and will be owned and operated by the City. The budget for the Authorized
Improvements is shown on Exhibit C.
A. Authorized Improvements 1
All Authorized Improvements will be designed and constructed in accordance with City standards
and specifications and will be owned and operated by the City.
• Roads
Improvements including subgrade stabilization, concrete and reinforcing steel for
roadways, testing, handicapped ramps, and streetlights. All related earthwork,
excavation, erosion control, retaining walls, intersections, signage, lighting and re-
vegetation of all disturbed areas within the right-of-way are included. The street
improvements will provide street access to each Lot within the District.
• Water
Improvements including trench excavation and embedment, trench safety, PVC piping,
manholes, service connections, testing, related earthwork, excavation, and erosion
control all necessary appurtenances required to provide water service to all Lots within
the District.
■ Sanitary Sewer
Improvements including trench excavation and embedment, trench safety, PVC piping,
ductile iron encasement, boring, manholes, service connections, testing, related
earthwork, excavation, and erosion control all necessary appurtenances required to
CITY POINT PUBLIC IMPROVEMENT DISTRICT 11
PRELIMINARY SERVICE AND ASSESSMENT PLAN
provide wastewater service to all Lots within the District.
• Storm Drain
Improvements including earthen channels, swales, curb and drop inlets, RCP piping and
boxes, headwalls, concrete flumes, rock rip rap, concrete outfalls, and testing as well as
all related earthwork, excavation, and erosion control necessary to provide storm
drainage for all Lots in the District.
• Landscaping, Entryway, Open Space, and Park Improvements
Improvements including installation of landscaping, including irrigation, in public open
spaces, entryway monuments and signs, establishment and improvement of parks and
open space.
• Soft Costs
Costs related to designing, constructing, and installing the Authorized Improvements
including engineering, construction staking, maintenance bond, district formation costs
and contingency; and, costs associated with financing the Authorized Improvements.
B. District Formation and Bond Issuance Costs
• Debt Service Reserve Fund
Equals the amount required under an applicable Indenture in connection with the
issuance of PID Bonds.
• Capitalized Interest
Equals the capitalized interest payments on PID Bonds as reflected in an applicable
Indenture.
• Underwriter's Discount
Equals a percentage of the par amount of a particular series of PID Bonds plus a fee for
underwriter's counsel.
• Cost of Issuance
Includes costs of issuing PID Bonds, including but not limited to attorney fees, financial
advisory fees, consultant fees, appraisal fees, printing costs, publication costs, City costs,
fees charged by the Texas Attorney General, and any other cost or expense directly
associated with the issuance of PID Bonds.
• Prefunding of Prepayment Reserve
Includes first year prepayment reserves, and costs and expenses directly associated with
forming the District.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 12
PRELIMINARY SERVICE AND ASSESSMENT PLAN
SECTION IV: SERVICE PLAN
The PID Act requires the Service Plan to cover a period of at least five years. The Service Plan is
required to define the annual projected costs and indebtedness for the Authorized
Improvements undertaken within the District during the five-year period. The Service Plan must
be reviewed and updated in each Annual Service Plan Update. Exhibit D summarizes the Service
Plan for the District.
Exhibit E summarizes the sources and uses of funds required to construct the Authorized
Improvements. The sources and uses of funds shown on Exhibit E shall be updated in the Annual
Service Plan Update.
SECTION V: ASSESSMENT PLAN
The PID Act allows the City Council to apportion the costs of the Authorized Improvements to the
Assessed Property based on the special benefit received from the Authorized Improvements.The
PID Act provides that such costs may be apportioned: (1) equally per front foot or square foot;
(2) according to the value of property as determined by the City, with or without regard to
improvements constructed on the property;or(3)in any other manner approved by the City that
results in imposing equal shares of such costs on property similarly benefited. The PID Act further
provides that the governing body may establish by ordinance or order reasonable classifications
and formulas for the apportionment of the cost between the City and the area to be assessed
and the methods of assessing the special benefits for various classes of improvements.
This section of this Service and Assessment Plan described the special benefit received by each
Parcel within the District as a result of the Authorized Improvements and provides the basis and
justification for the determination that this special benefit exceeds the amount of the
Assessments to be levied on the Assessed Property for such Authorized Improvements.
The determination by the City Council of the assessment methodologies set forth below is the
result of the discretionary exercise by the City Council of its legislative authority and
governmental powers and is conclusive and binding on the Owner and all future Owners and
developers of the Assessed Property.
A. Assessment Methodology
The City Council,acting in its legislative capacity based on information provided by the Developer
and its engineer and reviewed by the City staff and by third-party consultants retained by the
City, has determined that the costs of the Authorized Improvements shall be allocated to the
Commercial Tracts, Multifamily Tracts, and Single Family Tracts pro rata based on the estimated
CITY POINT PUBLIC IMPROVEMENT DISTRICT 13
PRELIMINARY SERVICE AND ASSESSMENT PLAN
buildout value of each. Upon subdivision of an Assessed Property, the cost of the Authorized
Improvements shall be reallocated further as described in Section VI.
B. Assessments
Assessments will be levied on the Assessed Property according to the Improvement Zone A
Assessment Roll and Improvement Zone B Assessment Roll, attached hereto as Exhibit F-1 and
Exhibit F-2, respectively. The projected Improvement Zone A Annual Installments and
Improvement Zone B Annual Installments are shown on Exhibit G-1 and Exhibit G-2, respectively,
subject to revisions made during any Annual Service Plan Update. Upon division or subdivision of
any Parcel,the Assessments will be reallocated pursuant to Section VI.
The Maximum Assessment for each Lot Type is shown on Exhibit J. In no case will the Assessment
for Lot Type SF1, Lot Type SF2, Lot Type SF3, Lot Type MF, or Lot Type Commercial exceed the
corresponding Maximum Assessment. In the event that a subdivision of a Parcel causes the
Assessment on one or more Lots to exceed the Maximum Assessment,a mandatory prepayment
is required as described in Section VI.E.
C. Findings of Special Benefit
The City Council,acting in its legislative capacity based on information provided by the Developer
and its engineer and reviewed by the City staff and by third-party consultants retained by the
City, has found and determined:
1. Single Family Tracts
■ The costs of the Single Family Tracts Projects plus the District Formation and Bond
Issuance Costs allocable to the Single Family Tracts equal$7,306,634 as shown on
Exhibit C; and
• The Single Family Tracts Assessed Property receives special benefit from the Single
Family Tracts Projects equal to or greater than the Actual Cost of the Single Family
Tracts Projects; and
• The Single Family Tracts Assessed Property will be allocated 100% of the
Improvement Zone A Assessments and Improvement Zone B Assessments levied
for the Single Family Tracts Projects, which equals $7,270,000 as shown on the
Improvement Zone A Assessment Roll and Improvement Zone B Assessment Roll
attached hereto as Exhibit F-1 and Exhibit F-2, respectively;
• The special benefit (>_$7,306,634) received by the Single Family Tracts Assessed
Property from the Single Family Tracts Projects is equal to or greater than the
amount of the Improvement Zone A Assessment ($1,590,000) and Improvement
CITY POINT PUBLIC IMPROVEMENT DISTRICT 14
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Zone B Assessment ($5,680,000) (collectively, $7,270,000) levied on the Single
Family Tracts Assessed Property for the Single Family Tracts Projects; and
• At the time the City Council approved the Service and Assessment Plan,the Owner
owned 100% of the Single Family Tracts Assessed Property. The Owner
acknowledged that the Single Family Tracts Projects confer a special benefit on
the Single Family Tracts Assessed Property and consented to the imposition of the
Improvement Zone A Assessment and Improvement Zone B Assessment to pay for
the Actual Costs associated therewith. The Owner ratified, confirmed, accepted,
agreed to, and approved: (1) the determinations and findings by the City Council
as to the special benefits described herein and the Assessment Ordinance; (2)the
Service and Assessment Plan, Improvement Zone A Assessment Ordinance and
Improvement Zone B Assessment Ordinance, (3)the levying of the Improvement
Zone A Assessment on the Single Family Tracts Initial Parcel,and (4)the levying of
the Improvement Zone B Assessment on the Single Family Tracts Initial Parcel.
2. Multifamily Tracts
• The costs of the Multifamily Tracts Projects plus the District Formation and Bond
Issuance Costs allocable to the Multifamily Tracts equal $3,339,287 as shown on
Exhibit C; and
• The Multifamily Tracts Assessed Property receives special benefit from the
Multifamily Tracts Projects equal to or greater than the Actual Cost of the
Multifamily Tracts Projects; and
• The Multifamily Tracts Assessed Property will be allocated 100% of the
Assessment levied for the Multifamily Tracts Projects,which equals$3,325,000 as
shown on the Improvement Zone B Assessment Roll attached hereto as Exhibit F-
2;
• The special benefit ( >_ $3,339,287) received by the Multifamily Tracts Assessed
Property from the Multifamily Tracts Projects is equal to or greater than the
amount of the Improvement Zone B Assessment ($3,325,000) levied on the
Multifamily Tracts Assessed Property for the Multifamily Tracts Projects; and
• At the time the City Council approved the Service and Assessment Plan,the Owner
owned 100% of the Multifamily Tracts Assessed Property. The Owner
acknowledged that the Multifamily Tracts Projects confer a special benefit on the
Multifamily Tracts Assessed Property and consented to the imposition of the
Assessment to pay for the Actual Costs associated therewith.The Owner ratified,
confirmed, accepted, agreed to, and approved: (1) the determinations and
findings by the City Council as to the special benefits described herein and the
AMA' _ ,W1.1'i,60404 i4'3 'K.V.., e4,a iT,;-ce^2#,;r1 31 I s'w tK; 1i,':v0.6 vyw, i;
CITY POINT PUBLIC IMPROVEMENT DISTRICT 15
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Improvement Zone B Assessment Ordinance; (2)the Service and Assessment Plan
and Improvement Zone B Assessment Ordinance, and (3) the levying of the
Improvement Zone B Assessment on the Multifamily Tracts Initial Parcel.
3. Commercial Tracts
■ The costs of the Commercial Tracts Projects plus the District Formation and Bond
Issuance Costs allocable to the Commercial Tracts equal $1,959,578 as shown on
Exhibit C; and
■ The Commercial Tracts Assessed Property receives special benefit from the
Commercial Tracts Projects equal to or greater than the Actual Cost of the
Commercial Tracts Projects; and
• The Commercial Tracts Assessed Property will be allocated 100% of the
Assessment levied for the Commercial Tracts Projects,which equals$1,950,000 as
shown on the Improvement Zone A Assessment Roll attached hereto as Exhibit F-
1;
• The special benefit ( >_ $1,959,578) received by the Commercial Tracts Assessed
Property from the Commercial Tracts Projects is equal to or greater than the
amount of the Improvement Zone A Assessment ($1,950,000) levied on the
Commercial Tracts Assessed Property for the Commercial Tracts Projects; and
• At the time the City Council approved the Service and Assessment Plan,the Owner
owned 100% of the Commercial Tracts Assessed Property. The Owner
acknowledged that the Commercial Tracts Projects confer a special benefit on the
Commercial Tracts Assessed Property and consented to the imposition of the
Improvement Zone A Assessment to pay for the Actual Costs associated therewith.
The Owner ratified, confirmed, accepted, agreed to, and approved: (1) the
determinations and findings by the City. Council as to the special benefits
described herein and the Improvement Zone A Assessment Ordinance; (2) the
Service and Assessment Plan and Improvement Zone A Assessment Ordinance,
and (3) the levying of the Improvement Zone A Assessment on the Commercial
Tracts Initial Parcel.
D. Annual Collection Costs
The Annual Collection Costs shall be paid for annually by each Parcel pro rata based on the ratio
of the amount of outstanding Assessment remaining on the Parcel to the total outstanding
Assessment. The Annual Collection Costs shall be collected as part of and in the same manner as
Annual Installments in the amounts shown on the Improvement Zone A Assessment Roll and
CITY POINT PUBLIC IMPROVEMENT DISTRICT 16
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Improvement Zone B Assessment Roll, which may be revised based on actual costs incurred in
Annual Service Plan Updates.
E. Additional Interest
The interest rate on Assessments levied on the Assessed Property may exceed the interest rate
on the PID Bonds by the Additional Interest Rate.Additional Interest shall be collected as part of
each Annual Installment and shall be deposited pursuant to the Indenture.
F. Maximum TIRZ No. 3 Annual Credit Amount
The City Council, in accordance with the TIRZ No. 3 Agreement, has agreed to use a portion of
TIRZ No. 3 Revenues generated (the "Maximum TIRZ No. 3 Annual Credit Amount")to reduce the
Improvement Zone A Annual Installment for all Improvement Zone A Assessed Property based
on the desire of the City Council to maintain a competitive,composite equivalent ad valorem tax
rate taking into consideration the tax rates of all applicable taxing units and the equivalent tax
rate of the Annual Installments based on assumed buildout values, but in no event shall the
Maximum TIRZ No.3 Annual Credit Amount exceed the Improvement Zone A Annual Installment.
The Maximum TIRZ No. 3 Annual Credit Amount shall not be used to reduce the Improvement
Zone B Annual Installment.
1. The Improvement Zone A Annual Installment for Improvement Zone A Assessed Property
shall receive a Maximum TIRZ No. 3 Annual Credit Amount equal to the TIRZ No. 3 Revenue
generated by the Assessed Property for the previous Tax Year (i.e. TIRZ No. 3 Revenue
collected from the Assessed Property for Tax Year 2020 shall be applied as the Maximum TIRZ
No. 3 Annual Credit Amount applicable to the Improvement Zone A Assessed Property's
Improvement Zone A Annual Installment to be collected in Tax Year 2021), but in no event
shall the Maximum TIRZ No. 3 Annual Credit Amount exceed the amounts shown in Section
V.F.2 as calculated on Exhibit K for each Improvement Zone A Assessed Property.
2. The Maximum TIRZ No. 3 Annual Credit Amount available to reduce the Improvement Zone
A Annual Installment for Improvement Zone A Assessed Property is calculated for each Lot
Type,as shown on Exhibit K.The Maximum TIRZ No. 3 Annual Credit Amount is calculated so
that the average Improvement Zone A Annual Installment, minus the Maximum TIRZ No. 3
Annual Credit Amount for each Lot Type, does not produce an equivalent tax rate which
exceeds the competitive, composite equivalent ad valorem tax rate of the Annual
Installments based on assumed buildout values at the time the Improvement Zone A
Assessment Ordinance is approved.The resulting Maximum TIRZ No.3 Annual Credit Amount
for each Lot Type is shown below:
Lot Type SF1: $405.56 (per unit)
CITY POINT PUBLIC IMPROVEMENT DISTRICT lj
PRELIMINARY SERVICE AND ASSESSMENT PLAN
•
ii. Lot Type SF2: $426.54 (per unit)
iii. Lot Type SF3: $454.51 (per unit)
iv. Lot Type Commercial: $35,677.54 (per acre)
3. After the Maximum TIRZ No. 3 Ann
ual Credit Amount is applied to provide a credit towards a
portion of the Improvement Zo
ne A Annual Installment for Improvement Zone A Assessed
Property, any excess TIRZ No. 3 Revenues available from the TIRZ No. 3 Fund shall be held in a
segregated account by the City and shall be used either(1)to prepay a portion of all Improvement
Zone A Assessments on the Improvement Zone A Assessed Property in a manner determined y
the City and the administration to be fair and equitable, and to redeem bonds pursuant to the
extraordinary redemption provisions of the Indenture, (2)to optionally redeem the outstanding
Improvement Zone A Bonds pursuant to the provisions of the Indenture, or(3)to be applied as a
credit towards a portion of Improvement Zone A Annual Installments in future years in an effort
to maintain a level Improvement Zone A Annual Installment schedule.
SECTION VI:TERMS OF THE ASSESSMENTS
A. Reallocation of Assessments for the Single Family Tracts
1. Upon Division Prior to Recording of Subdivision Plat
Upon the division of any Single Family Assessed Property (without the recording of
subdivision plat),the Administrator shall reallocate the Assessment for the Single Family
Assessed Property prior to the division among the newly divided Single Family Assessed
Properties according to the following formula:
A= Bx (C=D)
Where the terms have the following meanings:
A=the Assessment
for the newlydivided Single Family Assessed Property
B=the Assessment for the Single Family Assessed Property prior to division
C = the estimated buildout value of the newly divided Single Family Assessed
Property
D = the sum of the estimated buildout value for all of the newly divided Single
Family Assessed Properties
II
The calculation of the buildout value of a Single Family Assessed Property shall be
performed by the Administrator based on information from the Owner, homebuilders,
market studies, appraisals, official public records of the County, and any other relevant
information regarding the Single Family Assessed Property.The calculation as confirmed
by the City Council shall be conclusive.
., ._ ., Kai-1.3
CITY POINT PUBLIC IMPROVEMENT DISTRICT 18
PRELIMINARY SERVICE AND ASSESSMENT PLAN
The sum of the Assessments for all newly divided Single Family Assessed Properties shall
equal the Assessment for the Single Family Assessed Property prior to subdivision. The
calculation shall be made separately for each newly divided Single Family Assessed
Property.The reallocation of an Assessment for a Single Family Assessed Property that is
a homestead under Texas law may not exceed the Assessment prior to the reallocation.
Any reallocation pursuant to this section shall be reflected in the next Annual Service Plan
Update and approved by the City Council.
2. Upon Subdivision by a Recorded Subdivision Plat
Upon the subdivision of any Single Family Assessed Property based on a recorded
subdivision plat, the Administrator shall reallocate the Assessment for the Single Family
Assessed Property prior to the subdivision among the new subdivided Lots based on
buildout value according to the following formula:
A= [Bx(C= D)]/E
Where the terms have the following meanings:
A=the Assessment for the newly subdivided Lot
B =the Assessment for the Parcel prior to subdivision
C=the sum of the estimated average buildout value of all newly subdivided Lots
with same Lot Type
D=the sum of the estimated average buildout value for all of the newly subdivided
Lots excluding Non-Benefitted Property
E=the number of newly subdivided Lots with same Lot Type
Prior to the recording of a subdivision plat, the Developer shall provide the City an
estimated buildout value as of the date of the recorded subdivision plat for each Lot
created by the recorded subdivision plat considering factors such as density, lot size,
proximity to amenities, view premiums, location, market conditions, historical sales,
discussions with homebuilders, and any other factors that may impact value. The
calculation of the estimated average buildout value for a Lot shall be performed by the
Administrator and confirmed by the City Council based on information provided by the
Developer,homebuilders,third party consultants,and/or the official public records of the
County regarding the Lot.
The sum of the Assessments for all newly subdivided Lots shall not exceed the Assessment
for the portion of the Single Family Assessed Property subdivided prior to subdivision.The
calculation shall be made separately for each newly subdivided Single Family Assessed
Property.The reallocation of an Assessment for a Single Family Assessed Property that is
a homestead under Texas law may not exceed the Assessment prior to the reallocation.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 19
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Any reallocation pursuant to this section shall be reflected in the next Annual Service Plan
Update and approved by the City Council.
B. Reallocation of Assessments for the Commercial Tracts and Multifamily
Tracts
The sum of the Assessments for all newly subdivided Assessed Properties shall equal the
Assessment for the subdivided Assessed Property in the Commercial Tracts or Multifamily Tracts
prior to subdivision. The. Assessment for the Commercial Tract is levied 100% against the
Commercial Tract Initial Parcel, and the Assessment for the Multifamily Tracts is levied 100%
against the. Multifamily Tracts Initial Parcel, as shown on the Improvement Zone A Assessment
Roll and Improvement Zone B Assessment Roll, attached hereto as Exhibit F-1 and Exhibit F-2,
respectively. When the Commercial Tracts Initial Parcel or Multifamily Tracts Initial Parcel is
subsequently platted,subdivided,re-subdivided or re-platted,the Assessment applicable to each
resulting new Assessed Property in the Commercial Tracts or Multifamily Tracts shall be equal to
formula below.
A= Bx (C=D)
Where the terms have the following meanings:
A=the Assessment for the newly subdivided Assessed Property
B=the Assessment for the Assessed Property prior to subdivision
C=the estimated acreage of the newly divided Assessed Property
D=the sum of the estimated acreage for all of the newly divided Assessed
Properties, excluding Non-Benefitted Property
In order to prevent over or under-burdening due to density changes, the reallocation of an
Assessment for an Assessed Property in the Commercial Tracts or Multifamily Tracts may not
exceed the Maximum Assessment for Lot Type Commercial or Lot Type Multifamily,as measured
by acreage,and compliance may require a mandatory Prepayment pursuant to Section VI.E. Any
reallocation pursuant to this section shall be calculated by the Administrator and reflected in an
Annual Service Plan Update approved by the City. The reallocation of any Assessments as
described herein shall be considered an administrative action and will not require any notice or
public hearing, as defined in the PID Act, by the City.
C. Consolidation of Assessments
If two or more Lots or Parcels are consolidated,the Administrator shall allocate the Assessments
against the Lots or Parcels before the consolidation to the consolidated Lot or Parcel, which
allocation shall be reflected in the next Annual Service Plan Update and approved by the City
Council.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 2
PRELIMINARY SERVICE AND ASSESSMENT PLAN
1
D. Mandatory Prepayment of Assessments
If an Assessed Property is transferred to a person or entity that is exempt from payment of the
Assessment,the Owner transferring the Assessed Property shall pay to the City the full amount
of the Assessment, plus Prepayment Costs and Delinquent Collection Costs prior to the transfer.
If the Owner of an Assessed Property causes the Assessed Property to become Non-Benefited
Property, the Owner causing the change in status shall pay the full amount of the Assessment,
plus Prepayment Costs and Delinquent Collection Costs, prior to the change in status.
E. True-Up of Assessments if Maximum Assessment Exceeded at Plat
Prior to the City approving a final subdivision plat, the Administrator will certify that such plat
will not result in the Assessment per Lot for any Lot Type to exceed the Maximum Assessment. If
the Administrator determines that the resulting Assessment per Lot for any Lot Type will exceed
the Maximum Assessment for that Lot Type,then (1)the Assessment applicable to each Lot Type
shall each be reduced to the Maximum Assessment, and (2) the person or entity filing the plat
shall pay to the City the amount the Assessment was reduced, plus Prepayment Costs and
Delinquent Collection Costs,if any,prior to the City approving the final plat. For a final subdivision
plat in the Single Family Tracts, the Assessment shall be reduced pro rata between the
Improvement Zone A Assessment and the Improvement Zone B Assessment based on the then
outstanding Assessment on such Single Family Tracts Assessed Property.The City's approval of a
plat without payment of such amounts does not eliminate the obligation of the person or entity
filing the plat to pay such amounts.
F. Reduction of Assessments
If as a result of cost savings or an Authorized Improvement not being constructed, the Actual
Costs of completed Authorized Improvements are less than the Assessments, the Assessments
shall be reduced on a pro-rata basis such that the sum of the resulting reduced Assessments for
all Assessed Properties equals the reduced Actual Costs. For Assessments levied on the Single
Family Tracts Assessed Property, the Assessments shall be reduced pro rata between the
Improvement Zone A Assessment and the Improvement Zone B Assessment based on the then
outstanding Assessment on such Single Family Tracts Assessed Property. Excess PID Bond
proceeds shall be applied to redeem outstanding PID Bonds related to such proceeds. The
Assessments shall not, however, be reduced to an amount less than the outstanding PID Bonds.
The Administrator shall update (and submit to the City Council for review and approval as part of
the next Annual Service Plan Update) the Assessment Rolls and corresponding Annual
Installments to reflect the reduced Assessments.
G. Prepayment of Assessments
CITY POINT PUBLIC IMPROVEMENT DISTRICT 21
PRELIMINARY SERVICE AND ASSESSMENT PLAN
The Owner of the Assessed Property may pay, at any time, all or any part of an Assessment in
accordance with the PID Act. Prepayment Costs, if any, may be paid from a reserve established
under the applicable Indenture. If an Annual Installment has been billed prior to the Prepayment,
the Annual Installment shall be due and payable and shall be credited against the Prepayment.
If an Assessment is paid in full, with Prepayment Costs, (1) the Administrator shall cause the
Assessment to be reduced to zero and the Assessment Roll to be revised accordingly; (2) the
Administrator shall prepare the revised Assessment Roll and submit to the City Council for review
and approval as part of the next Annual Service Plan Update; (3) the obligation to pay the
Assessment and corresponding Annual Installments shall terminate;and (4)the City shall provide
the Owner with a recordable"Notice of PID Assessment Termination,"a form of which is attached
hereto as Exhibit L.
If an Assessment is paid in part, with Prepayment Costs: (1) the Administrator shall cause the
Assessment to be reduced and the Assessment Roll revised accordingly; (2) the Administrator
shall prepare the revised Assessment Roll and submit to the City Council for review and approval
as part of the next Annual Service Plan Update;and (3)the obligation to pay the.Assessment and
corresponding Annual Installments and/orterm shall be reduced to the extent of the Prepayment
made.
H. Payment of Assessment in Annual Installments
Assessments that are not paid in full shall be due and payable in Annual Installments. Exhibit G-
1 and Exhibit G-2 show the estimated Annual Installments for Improvement Zone A and
Improvement Zone B,respectively.Annual Installments are subject to adjustment in each Annual
Service Plan Update.
If any Parcel shown on an Assessment Roll is assigned multiple tax identification numbers for
billing and collection purposes, the Annual Installment shall be allocated pro rata based on the
acreage of the property as shown by Tarrant Appraisal District for each tax identification number.
The Administrator shall prepare and submit to the City Council for its review and approval an
Annual Service Plan Update to allow for the billing and collection of Annual Installments. Each
Annual Service Plan Update shall include updated Assessment Rolls and updated calculations of
Annual Installments. The Annual Collection Costs for a given Assessment shall be paid for by each
Parcel pro rata based on the ratio of the amount of outstanding Assessment remaining on the
Parcel to the total outstanding Assessment. Improvement Zone A Annual Installments shall be
reduced by any credits applied under an applicable Indenture, such as capitalized interest,
interest earnings on account balances,the Maximum TIRZ No. 3 Annual Credit Amount, and any
other funds available to the Trustee for such purposes. Improvement Zone B Annual Installments
shall be reduced by any credits applied under an applicable Indenture, such as capitalized
CITY POINT PUBLIC IMPROVEMENT DISTRICT 22
PRELIMINARY SERVICE AND ASSESSMENT PLAN
interest, interest earnings on account balances, and any other funds available to the Trustee for
such purposes. Annual Installments shall be collected by the City in the same manner and at the
same time as ad valorem taxes. Annual Installments shall be subject to the penalties,procedures,
and foreclosure sale in case of delinquencies as set forth in the PID Act and in the same manner
as ad valorem taxes for the City. The City Council may provide for other means of collecting
Annual Installments. Assessments shall have the lien priority specified in the PID Act.
Sales of the Assessed Property for nonpayment of Annual Installments shall be subject to the lien
for the remaining unpaid Annual Installments against the Assessed Property, and the Assessed
Property may again be sold at a judicial foreclosure sale if the purchaser fails to timely pay the
non-delinquent Annual Installments as they become due and payable.
The City reserves the right to refund PID Bonds in accordance with the PID Act and the Indenture.
In the event of a refunding, the Administrator shall recalculate the Annual Installments so that
total Annual Installments will be sufficient to pay the refunding bonds, and the refunding bonds
shall constitute "PID Bonds."
Each Annual Installment of an Assessment, including interest on the unpaid principal of the
Assessment, shall be updated annually. Each Annual Installment shall be due when billed and
shall be delinquent if not paid prior to February 1 of the following year. The initial Annual
Installments relating to the PID Bonds shall be due when billed and shall be delinquent if not paid
prior to February 1, 2021.
SECTION VII: ASSESSMENT ROLL
The Improvement Zone A Assessment Roll is attached as Exhibit F-1. The Administrator shall
prepare and submit to the City Council for review and approval proposed revisions to the
Improvement Zone A Assessment Roll and Improvement Zone A Annual Installments for each
Parcel as part of each Annual Service Plan Update.
The Improvement Zone B Assessment Roll is attached as Exhibit F-2. The Administrator shall
prepare and submit to the City Council for review and approval proposed revisions to the
Improvement Zone B Assessment Roll and Improvement Zone B Annual Installments for each
Parcel as part of each Annual Service Plan Update.
SECTION VIII: ADDITIONAL PROVISIONS
A. Calculation Errors
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 23
PRELIMINARY SERVICE AND ASSESSMENT PLAN
If the Owner of a Parcel claims that an error has been made in any calculation required by this
Service and Assessment Plan, including, but not limited to, any calculation made as part of any
Annual Service Plan Update,the Owner's sole and exclusive remedy shall be to submit a written
notice of error to the Administrator by December 15t of each year following City Council approval
of the calculation; otherwise,the Owner shall be deemed to have unconditionally approved and
accepted the calculation. Upon receipt of a written notice of error from an Owner the
Administrator shall provide a written response to the City Council and the Owner within 30 days
of such referral. The City Council shall consider the Owner's notice of error and the
Administrator's response at a public meeting, and within 30 days after closing such meeting,the
City Council shall make a final determination as to whether an error has been made. If the City
Council determines that an error has been made,the City Council shall take such corrective action
as is authorized by the PID Act,this Service and Assessment Plan,the Assessment Ordinance,the
Indenture, or is otherwise authorized by the discretionary power of the City Council. The
determination by the City Council as to whether an error has been made, and any corrective
action taken by the City Council, shall be final and binding on the Owner and the Administrator.
B. Amendments
Amendments to this Service and Assessment Plan must be made by the City Council in
accordance with the PID Act. To the extent permitted by the PID Act,this Service and Assessment
Plan may be amended without notice to Owners of the Assessed Property: (1)to correct mistakes
and clerical errors; (2) to clarify ambiguities; and (3) to provide procedures to collect
Assessments, Annual Installments, and other charges imposed by this Service and Assessment
Plan.
C. Administration and Interpretation
The Administrator shall: (1) perform the obligations of the Administrator as set forth in this
Service and Assessment Plan; (2)administer the District for and on behalf of and at the direction
of the City Council; and (3) interpret the provisions of this Service and Assessment Plan.
Interpretations of this Service and Assessment Plan by the Administrator shall be in writing and
shall be appealable to the City Council by Owners adversely affected by the interpretation.
Appeals shall be decided by the City Council after holding a public meeting at which all interested
parties have an opportunity to be heard. Decisions by the City Council shall be final and binding
on the Owners and their successors and assigns.
D. Severability
If any provision of this Service and Assessment Plan is determined by a governmental agency or
court to be unenforceable, the unenforceable provision shall be deleted and, to the maximum
extent possible, shall be rewritten to be enforceable. Every effort shall be made to enforce the
remaining provisions.
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 24
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBITS
The following Exhibits are attached to and made a part of this Service and Assessment Plan for
all purposes:
Exhibit A-1 District Legal Description
Exhibit A-2 Improvement Zone A Legal Description
Exhibit A-3 Improvement Zone B Legal Description
Exhibit A-4 Single Family Tracts Legal Description
Exbibit A-5 Multifamily Tracts Legal Description
Exhibit A-6 Commercial Tracts Legal Description
Exhibit B-1 Map of the District
Exhibit B-2 Map of Improvement Zone A
Exhibit B-3 Map of Improvement Zone B
Exhibit B-4 Map of Single Family Tracts
Exhibit B-5 Map of Multifamily Tracts
Exhibit B-6 Map of Commercial Tracts
Exhibit C Authorized Improvements
Exhibit D Service Plan
Exhibit E Sources and Uses of Funds
Exhibit F-1 Improvement Zone A Assessment Roll
Exhibit F-2 Improvement Zone B Assessment Roll
Exhibit G-1 Improvement Zone A Annual Installments
Exhibit G-2 Improvement Zone B Annual Installments
Exhibit G-3 Lot Type SF1 Annual Installments per Unit
Exhibit G-4 Lot Type SF2 Annual Installments per Unit
Exhibit G-5 Lot Type SF3 Annual Installments per Unit
Exhibit G-6 Lot Type MF Annual Installments per Acre
Exhibit G-7 Lot Type Commercial Annual Installments per Acre
Exhibit H Maps of Authorized Improvements
Exhibit 1 Concept Plan
Exhibit J Maximum Assessment by Lot Type
Exhibit K Maximum TIRZ No. 3 Annual Credit Amount by Lot Type for Improvement
Zone A
Exhibit L Form of Notice of PID Assessment Termination
CITY POINT PUBLIC IMPROVEMENT DISTRICT 25
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-1- DISTRICT LEGAL DESCRIPTION
TRACT 1
BEING all of Lot 1, Block 3, CITY POINT ADDITION, an addition to the City of North Richland Hills,Tarrant County,
Texas,according to the plat recorded in County Clerk's File No.D214125258,of the Official Public Records of Tarrant
County,Texas.
TRACT 2
BEING 16.881 acres of land situated in the WILLIAM W.WALLACE SURVEY,Abstract No. 1606, North Richland Hills,
Tarrant County,Texas,and being a portion of Lot 1,Block 2,CITY POINT ADDITION,an addition to the City of North
Richland Hills,Tarrant County,Texas,according to the plat recorded in County Clerk's File No. D214125258,of the
Official Public Records of Tarrant County,Texas,and being a portion of the tracts of land identified as Tract I,and
Parcels ONE and TWO,in the deed to La Verne Butterfield, L.P.,recorded in County Clerk's File No.D213022633,of
the Official Public Records of Tarrant County,Texas, and also being a portion of the tract of land conveyed to La
Verne Butterfield,L.P.,by the deed recorded in County Clerk's File No.D214005869,of the Official Public Records of
Tarrant County,Texas.Said 16.881 acres of land being more particularly described by metes and bounds as follows:
BEGINNING at a concrete Texas Electric Service Company monument found at the most Westerly Northwest corner
of said Lot 1,Block 2,said point being the Northeast corner of Lot 16,Block 1,Edgley Addition,to the City of North
Richland Hills,Tarrant County,Texas,according to the plat recorded in Volume 388-140,Page 11,of the Plat Records
of Tarrant County,Texas,and said POINT OF BEGINNING lying in the Southeast right-of-way line of State Highway
No.26(a variable width public right-of-way);
THENCE along the Northwest boundary line of said Lot 1,Block 2,and the Southeast right-of-way line of said State
Highway No.26,as follows:
1.N 47°39'42" E 413.12 feet,to a%"iron rod marked "Brittain&Crawford"set at the beginning
of a curve to the right;
2. NORTHEASTERLY 33.48 feet, along said curve to the right, having a radius of 250.00 feet, a
central angle of 07°40'29",and a chord bearing N 51°29'56"E 33.46 feet,to a'A"iron rod marked
"Brittain&Crawford"set at the end of said curve;
THENCE along the North boundary line of said Lot 1, Block 2,and the South boundary lines of Lot 1, Block
E,Calloway Farm Addition,to the City of North Richland Hills,Tarrant County,Texas,according to the plat
recorded in Cabinet "A", Slide 21590, of the Plat Records of Tarrant County, Texas, and Lot 2, Block 2,
Calloway Farm Addition, to the City of North Richland Hills,Tarrant County, Texas, according to the plat
recorded in County Clerk's File No. D214125258,of the Official Public Records of Tarrant County,Texas,as
follows:
1.S 42°51'35"E 41.46 feet,to an"X"cut in concrete set at the most Westerly Southwest corner
of said Lot 1,Block E,and said point lying in the curve to the right;
2. NORTHEASTERLY 11.22 feet, along said curve to the right, having a radius of 200.50 feet, a
central angle of 03°12'25",and a chord bearing N 74°41'28"E 11.22 feet,to an"X"cut in concrete
set at the end of said curve;
3.N 76°15'24" E 261.04 feet,to an"X"cut in concrete set at the beginning of a curve to the left;
1.NORTHEASTERLY 99.70 feet,along said curve to the left,having a radius of 199.50 feet,a central
angle of 28°37'59",and a chord bearing N 61°57' 18"E 98.66 feet,to an "X"cut in concrete set
at the end of said curve;
2.N 48°20'24"E 53.72 feet,to a"MAG"nail set at the beginning of a curve to the left;
3. NORTHEASTERLY 8.23 feet, along said curve to the left, having a radius of 20.00 feet,a central
angle of 23°34'41",and a chord bearing N 35°48'53"E 8.17 feet,to an"X"cut in concrete set at
�.-.. ,b ,,.+ •.;.,._.,,p,r i�::�'3s„"':,a,,"b..:'..k:z:`:.:a� .'..�"..'S-.,,''..'"+„t?5y`;f',�s."'^.::..' a:':.tin'$w,r.`:'an^S .`.,"i,::`#;:.'a:""�£'is'-^'"`"+�arc ^+a.�a
CITY POINT PUBLIC IMPROVEMENT DISTRICT 26
PRELIMINARY SERVICE AND ASSESSMENT PLAN
the North corner of said Lot 1, Block 2,and said point lying in the Southwest right-of-way line of
City Point Drive(a 110 foot wide public right-of-way);
THENCE along the Northeast boundary line of said Lot 1, Block 2, and the Southwest right-of-way line of
said City Point Drive,as follows:
1.S 42°23'46"E 573.15 feet,to an"X"cut in concrete found;
2. S 06° 53' 30" E 105.89 feet, to a %:" iron rod marked "TOPOGRAPHIC" found lying at the
intersection of the Southwest right-of-way line of said City Point Drive with the West right-of-way
line of City Point West(a 40 foot wide public right-of-way);
THENCE continuing along the Northeast boundary line of said Lot 1,Block 2,and the West right-of-way line
of City Point West,as follows:
1.S 12°35'44"W 47.65 feet,to an"X"cut in concrete set at the beginning of a curve to the left;
2.SOUTHEASTERLY 125.38 feet,along said curve to the left,having a radius of 271.00 feet,a central
angle of 26°30'30",and a chord bearing S 00°39'31"E 124.27 feet,to a point lying at the end of
said curve;
3.S 13°54'47" E 36.64 feet,to an"X"cut in concrete set at the beginning of a curve to the right;
4.SOUTHEASTERLY 29.57 feet,along said curve to the right,having a radius of 281.00 feet,a central
angle of 06°01'47",and a chord bearing S 10°53'53" E 29.56 feet,to an"X"cut in concrete set
at the Northeast corner of a proposed 10.00 acres tract of land;
THENCE severing said Lot 1,Block 2,as follows:
1.S 89°37'12"W 628.11 feet,to a''/"iron rod marked"Brittain&Crawford"set;
2.S 00°27'51" E 246.59 feet,to a%"iron rod found at the Northeast corner of Ruth Road (a 50
foot wide public right-of-way);
THENCE S 89°35'09"W 49.95 feet, along the North right-of-way line of said Ruth Road,to a'/:" iron rod
found at the Northwest corner of said Ruth Road;
THENCE again severing said Lot 1,Block 2,as follows:
1.N 00°27'51"W 122.78 feet,to a%"iron rod marked`Brittain&Crawford"set;
2. S 89° 35' 50" W 480.59 feet, to a /" iron rod marked `Brittain & Crawford" set in the West
boundary line of said Lot 1, Block 2, and the East boundary line of a tract of land conveyed to
ONCOR Electric Delivery Company, LLC, by the deed recorded in Volume 1947, Page 169, of the
Deed Records of Tarrant County,Texas;
THENCE N 00° 22' 36" W 473.10 feet, along the West boundary line of said Lot 1, Block 2, and the East
boundary line of said ONCOR Electric Delivery Company Tract and the aforesaid Lot 16, Block 1, Edgley
Addition,to the POINT OF BEGINNING containing 16.881 acres(735,331 square feet)of land.
TRACT 3
BEING all of Lot 2, Block 1, CITY POINT ADDITION, an addition to the City of North Richland Hills,Tarrant County,
Texas,according to the plat recorded in County Clerk's File No.D214125258,of the Official Public Records of Tarrant
County,Texas.
TRACT 4
BEING 0.759 acre of land situated in the WILLIAM W. WALLACE SURVEY,Abstract No. 1606, North Richland Hills,
Tarrant County, Texas, and being a portion of the tract of land identified as Tract VII, in the deed to La Verne
Butterfield,L.P.,by the deed recorded in County Clerk's File No.D205028589,of the,Official Public Records of Tarrant
County,Texas.Said 0.759 acre of land being more particularly described by metes and bounds as follows:
CITY POINT PUBLIC IMPROVEMENT DISTRICT 27
PRELIMINARY SERVICE AND ASSESSMENT PLAN
BEGINNING at a 5/8"iron rod found at the Southwest corner of said La Verne Butterfield Tract,and the Northwest
corner of Lot 9,Block A,Calloway Farm Addition,to the City of North Richland Hills,Tarrant County,Texas,according
to the plat recorded in Cabinet"A",Slide 299,of the Plat Records of Tarrant County,Texas,said point also being the
Southeast corner of a tract of land identified as Tract I,and the Southerly portion of Tract II,in the aforesaid deed to
La Verne Butterfield,L.P.;
THENCE N 00°08'55"W 50.08 feet,along the West boundary line of said Tract VII and the East boundary
line of the aforesaid Tract of land identified as Tract I and the Southerly portion of the Tract II,to a 1/2 iron
rod found at the Northwest corner of said Tract VII,and the Southwest corner of a tract of land identified
as Tract II, in the deed to Columbia North Hills Hospital Subsidiary, L.P., recorded in Volume 14448, Page
33,of the Deed Records of Tarrant County,Texas;
THENCE N 89°40'25"E660.60 feet,along the North boundary line of said Tract VII and the South boundary
line of said Columbia North Hills Hospital Subsidiary Tract,to a%"iron rod found at the Northeast corner
of said Tract VII and the Southeast corner of said Columbia North Hills Hospital Subsidiary Tract, and said
point lying in the West right-of-way line of Booth Calloway Road(a 60 foot wide public right-of-way);
THENCE S 00°32'11"E 49.98 feet,along the East boundary line of said Tract VII and the West right-of-way
line of Booth Calloway Road, to a 'A" iron rod found at the Southeast corner of said Tract VII and the
Northeast corner of a tract of land identified as Tract I, in the aforesaid deed to Columbia North Hills
Hospital Subsidiary,L.P.;
THENCE S 89°39'54"W 660.93 feet,along the South boundary line of said Tract VII and the North boundary
line of said Tract I, and the aforesaid Lot 9, Block A, to the POINT OF BEGINNING containing 0.759 acre
(33,059 square feet)of land.
TRACT 5
BEING 0.169 acre of land situated in the WILLIAM W. WALLACE SURVEY, Abstract No. 1606, North Richland Hills,
Tarrant County,Texas, and being a portion of the tract of land identified as "Tract I and the Southerly portion of
Tract II , in the deed to La Verne Butterfield, L.P.,by the deed recorded in County Clerk's File No. D205028590,of
the Official Public Records of Tarrant County,Texas. Said 0.169 acre of land being more particularly described by
metes and bounds as follows:
BEGINNING at a %" iron rod found with aluminum cap marked "4873" at the Southwest corner of Lot 1, Block M,
Calloway Farm Addition,to the City of North Richland Hills,Tarrant County,Texas,according to the plat recorded in
Cabinet"A",Slide 11807,of the Plat Records of Tarrant County,Texas,said point lying in the Northeast right-of-way
line of City Point Drive(a variable width public right-of-way);
THENCE S 89°59'16" E 51.30 feet,along the South boundary line of said Lot 1,Block M,and severing said
La Verne Butterfield Tract,to a'/2"iron rod marked"Brittain&Crawford"set at the Southeast corner of said
Lot 1, Block M,and said point lying in the West boundary line of a tract of land identified as Tract II,in the
deed to Columbia North Hills Hospital Subsidiary, L.P., recorded in Volume 14448, Page 33, of the Deed
Records of Tarrant County,Texas;
THENCE S 00° 26' 57" E 305.54 feet, along the West boundary line of said Columbia North Hills Hospital
Subsidiary Tract and the East boundary line of said La Verne Butterfield Tract,to a''/:"iron rod found at the
Southwest corner of said Columbia North Hills Hospital Subsidiary Tract,and the Northwest corner of a tract
of land identified as Tract VII,in the aforesaid deed to La Verne Butterfield;
THENCE S 00°08'55" E 50.08 feet,along the West boundary line of said Tract VII,to a 5/8"iron rod found
at the Southwest corner of said Tract VII and the Northwest corner of Lot 9,Block A,Calloway Farm Addition,
to the City of North Richland Hills,Tarrant County,Texas, according to the plat recorded in Cabinet "A",
Slide 299,of the Plat Records of Tarrant County,Texas,and said point lying in the East right-of-way line of
the aforesaid City Point Drive;
THENCE along the Northeast right-of-way line of said City Point Drive and the West boundary line of the
aforesaid Tract of land identified as Tract I and the Southerly portion of Tract II,as follows:
., .� 7'T775,�,;,.:!"„•"yr,�-, .$ �:G:.n..'�X'm..,..,...r:.T w &ws
CITY POINT PUBLIC IMPROVEMENT DISTRICT 28
PRELIMINARY SERVICE AND ASSESSMENT PLAN
1.N 88°42' 11"W 10.05 feet,to an"X"cut in concrete found;
2. N 00° 24'47" W 80.00 feet,to an "X" cut in concrete found at the beginning of a curve to the
left;
3. NORTHWESTERLY 279.79 feet, along said curve to the left, having a radius of 942.77 feet, a
central angle of 17° 00' 15", and a chord bearing N 08° 54' 54" W 278.77 feet,to the POINT OF
BEGINNING containing 0.169 acre(7,366 square feet)of land.
TRACT 6
BEING 0.681 acre of land situated in the WILLIAM W. WALLACE SURVEY, Abstract No. 1606, North Richland Hills,
Tarrant County,Texas,and being the same tract of land identified as the"Northerly portion of Tract II",in the deed
to La Verne Butterfield, L.P., by the deed recorded in County Clerk's File No. D205028590, of the Official Public
Records of Tarrant County,Texas.Said 0.681 acre of land being more particularly described by metes and bounds as
follows:
BEGINNING at a%"iron rod marked"SPOONER"found at the South corner of Lot 1,Block H,Calloway Farm Addition,
to the City of North Richland Hills,Tarrant County,Texas,according to the plat recorded in County Clerk's File No.
D194246388,of the Official Public Records of Tarrant County,Texas,and the West corner of the aforesaid La Verne
Butterfield Tract,and said point lying in the Northeast right-of-way line of Rodger Line Drive(a 70 foot wide public
right-of-way);
THENCE along the Southeast boundary line of said Lot 1,Block H,and the Northwest boundary line of said
La Verne Butterfield Tract,as follows:
1.N 35°00'51"E 100.00 feet,to a%"iron rod with aluminum cap stamped"RPLS 4873"found;
2.N 53°58'52"E 143.09 feet,to a%"iron rod with aluminum cap stamped"RPLS 4873"found at
the East corner of said Lot 1,Block H,and the North corner of the aforesaid La Verne Butterfield
Tract,and said point lying in the West boundary line of a tract of land conveyed to the City of North
Richland Hills,by the deed recorded in Volume 10616, Page 1491,of the Deed Records of Tarrant
County,Texas;
THENCE along the East boundary line of said La Verne Butterfield Tract and the West boundary line of said
City of North Richland Hills Tract,as follows:
1.SOUTHEASTERLY 125.40 feet,along a curve to the right,having a radius of 429.00 feet,a central
angle of 16°44'51",and a chord bearing S 05°36'30" E 124.95 feet,to a'/:"iron rod found at the
end of said curve;
2.S 02°41'47"W 161.71 feet,to a/ iron rod with aluminum cap stamped"RPLS 4873"found at
the South corner of said La Verne Butterfield Tract,and said point lying in the Northeast right-of-
way line of the aforesaid Rodger Line Drive;
I �
THENCE along the Southwest boundary line of said La Verne Butterfield Tract and the Northeast right-of-
way line of said Rodger Line Drive,as follows:
1.NORTHWESTERLY 45.05 feet,along a curve to the right,having a radius of 265.00 feet,a central
angle of 09° 44' 24", and a chord bearing N 59° 51' 29" W 44.99 feet,to a %2" iron rod marked
"Brittain&Crawford"set at the end of said curve;
2. N 54°59'09"W 169.48 feet,to the POINT OF BEGINNING containing 0.681 acre(29,645 square
feet)of land.
TRACT 7:
BEING 5.951 acres of land situated in the William W.Wallace Survey,Abstract No.1606,North Richland Hills,Tarrant
County,Texas,and being a portion of Lot 1,Block 2,CITY POINT ADDITION,an addition to the City of North Richland
Hills,Tarrant County, Texas, according to the plat recorded in County Clerk's File No. D214125258, of the Official
Public Records of Tarrant County,Texas,� and being all of the tract of land identified as Tract V in the deed to La Verne
g
CITY POINT PUBLIC IMPROVEMENT DISTRICT 29
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Butterfield,L.P.by the deed recorded in County Clerk's File No.D205028589,of the Official Public Records of Tarrant
County, Texas, and a portion of the tracts of land identified as Parcels One and Two, in the deed to LaVerne
Butterfield, L.P., recorded in County Clerk's File No. D213022633, of the Official Public Records of Tarrant County,
Texas.Said 5.951 acres of land being more particularly described by metes and bounds as follows:
BEGINNING at a 1/2"iron rod found at the most Westerly Southwest corner of said Lot 1,Block 2,and the Northwest
corner of a tract of land conveyed to Richland Hills Methodist Church,by the deed recorded in Volume 2650, Page
247,of the Deed Records of Tarrant County,Texas,and said point lying in the East boundary line of a tract of land
conveyed to ONCOR Electric Delivery Company, LLC, by deed recorded in Volume 1947, Page 169 of the Deed
Records of Tarrant County,Texas;
THENCE along the West boundary line of said Lot 1, Block 2„ and the East boundary line of said ONCOR
Electric Delivery Company Tract,as follows:
1. N 00°37134"W,482.31 feet to a 1/2"iron rod found; -
2.N 00°22'36"W 57.70 feet,to a 1/2"iron rod marked"Brittain&Crawford"set;THENCE severing
said Lot 1, Block 2,as follows:
1.N 89°35'50"E 480.59 feet,to a 1/2"iron rod marked"Brittain&Crawford"set;
2.S 00°27'51"Eat 122.78 feet,passing a 1/2"iron rod found at the Northwest corner of Ruth Road
(a 50 foot wide public right-of-way)and continuing in all 540.00 feet,to a point lying at the most
Westerly Southeast corner of said Lot 1, Block 2,and the Northeast corner of said aforesaid tract
of land conveyed to Richland Hills Methodist Church;
THENCE S 89°35'50" W 479.32 feet along the South boundary line of said Lot 1, Block 2, and the North
boundary line of said Richland Hills Methodist Church Tract,to the Point of Beginning containing 5.951 acres
(2569,235 square feet)of land.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 30
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-2—IMPROVEMENT ZONE A LEGAL DESCRIPTION
[To be provided by Developer.]
i
CITY POINT PUBLIC IMPROVEMENT DISTRICT 31
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-3— IMPROVEMENT ZONE B LEGAL DESCRIPTION
•
[To be provided by Developer.]
•
CITY POINT PUBLIC IMPROVEMENT DISTRICT 32
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-4—SINGLE FAMILY TRACTS LEGAL DESCRIPTION
[To be provided by Developer.]
CITY POINT PUBLIC IMPROVEMENT DISTRICT 33
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-5—MULTIFAMILY TRACTS LEGAL DESCRIPTION 1
[To be provided by Developer.]
CITY POINT PUBLIC IMPROVEMENT DISTRICT 34
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT A-6—COMMERCIAL TRACTS LEGAL DESCRIPTION
[To be provided by Developer.]oT
CITY POINT PUBLIC IMPROVEMENT DISTRICT 35
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-1-MAP OF THE DISTRICT
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 36
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-2-MAP OF IMPROVEMENT ZONE A
CITY POINT
OVERALL LAYOUT
MIR SINGLE-FAMILY(SEE TABLE)
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 37
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-3-MAP OF IMPROVEMENT ZONE B
CITY POINT
OVERALL LAYOUT
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 38
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-4—MAP OF SINGLE FAMILY TRACTS
[Updated maps to be provided by Developer at a later date.]
SINGLE-FAMILY
•
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•
•
CITY POINT PUBLIC IMPROVEMENT DISTRICT 39
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-5-MAP OF MULTIFAMILY TRACTS
[Updated maps to be provided by Developer at a later date.]
MULTI-FAMILY
,
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 40
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT B-6-MAP OF COMMERCIAL TRACTS
[Updated maps to be provided by Developer at a later date.]
1
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 41
PRELIMINARY SERVICE AND ASSESSMENT PLAN
MOTEL
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 42
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT C-AUTHORIZED IMPROVEMENTS
Authorized Improvements
Total Single Family Multifamily Commercial
Total Costs' Authorized Tracts' Tracts' Tracts'
Public Improvements Improvements % Cost % Cost % Cost
Roads $ 4,697,084 $ 4,697,084 58.04% $ 2,726,209 26.62% $ 1,250,555 15.34% $ 720,320
Water 1,109,450 1,109,450 58.04% 643,930 26.62% 295,381 15.34% 170,139
Sanitary Sewer 820,450 820,450 58.04% 476,193 26.62% 218,437 15.34% 125,820
Storm Drain 1,242,250 1,242,250 58.04% 721,008 26.62% 330,737 15.34% 190,505
Landscaping,Entryway,Open Space,and Park Improvements 320,000 320,000 58.04% 185,729 26.62% 85,197 15.34% 49,073
Soft Costs' 1,729,748 1,729,748 58.04% 1,003,954 26.62% 460,529 15.34% 265,265
$ 9,918,982 $ 9,918,982 $ 5,757,023 $ 2,640,836 $ 1,521,122
Private Improvements
Private Improvements $ 4,956,541 $ - 0.00% $ - 0.00% $ - 0.00% $ -
$ 4,956,541 $ - $ - $ - $ -
District Formation and Bond Issuance Costs
Debt Service Reserve Fund $ 992,035 $ 992,035 $ 567,635 $ 249,335 $ 175,065
Capitalized Interest 565,431 565,431 327,675 149,865 87,891
Underwriter's Discount 376,350 376,350 218,100 99,750 58,500
Cost of Issuance4 689,975 689,975 399,850 182,875 107,250
Prefunding of Prepayment Reserve 62,725 62,725 36,350 16,625 9,750
$ 2,686,516 $ 2,686,516 $ 1,549,610 $ 698,450 $ 438,456
Total $ 17,562,039 $ 12,605,498 $ 7,306,634 $ 3,339,287 $ 1,959,578
Notes:
1)Source:Ion Design Group Opinion of Probable Cost dated August 7,2019.
2)Soft Costs includes engineering,construction staking,maintenance bond,district formation costs,and contingency.
3)Allocation of Authorized Improvements and District Formation and Bond Issuance Costs based projected buildout value of Single Family Tracts,Multifamily Tracts,and Commercial Tracts provided
by MM City Point 53,LLC.
4)Cost of Issuance includes first years Annual Collection Costs.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 43
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT D-SERVICE PLAN
Improvement Zone A
Installments Due + 1/31/2021 1/31/2022 1/31/2023 1/31./2024
Principal $ - $ 90,000 $ 100,000 $ 100,000 $ 110,000
Interest 159,556 215,940 210,450 204,350 198,250
Capitalized Interest (159,556) - -
-
(1) $ - $ 305,940 $ 310,450 $ 304,350 $ 308,250
Additional Interest (2) $ - $ 17,700 $ 17,250 $ 16,750 $ 16,250
Annual Collection Costs (3) $ - $ 17,270 $ 17,445 $ 17,585 $ 17,730
Total Installment Due (4)= (1)+(2)+(3) $ - $ 340,910 $ 345,145 $ 338,685 $ 342,230
Improvement Zone B
Installments Due 1/31/2020 1/31/2021 1/31/2022 1/31/2023 1/31/2024
Principal $ - $ 110,000 $ 115,000 $ 125,000 $ 135,000
Interest 405,875 549,305 542,595 535,580 527,955
Capitalized Interest (405,875) - -
-
(1) $ - $ 659,305 $ 657,595 $ 660,580 $ 662,955
Additional Interest (2) $ - $ 45,025 $ 44,475 $ 43,900 $ 43,275
Annual Collection Costs (3) $ - $ 42,730 $ 43,755 $ 44,839 $ 45,943
Total Installment Due (4)=(1)+(2)+(3) $ - $ 747,060 $ 745,825 $ 749,319 $ 752,173
CITY POINT PUBLIC IMPROVEMENT DISTRICT 44
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT E-SOURCES AND USES OF FUNDS
Sources and Uses of Funds by Single Family Tracts, Multifamily Tracts,and Commercial Tracts
Single Family
Tracts Multifamily Tracts Commercial Tracts Total
Sources of Funds
Improvement Zone A Bond $ 1,590,000 $ - $ 1,950,000 $ 3,540,000
Improvement Zone B Bond 5,680,000 3,325,000 - 9,005,000
Owner Contribution-Authorized Improvements 36,634 14,287 9,578 60,498
Owner Contribution-Private Improvements' 2,876,799 1,319,633 760,108 4,956,541
Total Sources $ 10,183,433 $ 4,658,919 $ 2,719,686 $ 17,562,039
Uses of Funds
Public Improvements $ 5,757,023 $ 2,640,836 $ 1,521,122 $ 9,918,982
Private Improvements 2,876,799 1,319,633 760,108 4,956,541
$ 8,633,823 $ 3,960,469 $ 2,281,230 $ 14,875,522
PID Formation and Bond Issuance Costs
Reserve Fund $ 567,635 $ 249,335 $ 175,065 $ 992,035
Capitalized Interest 327,675 149,865 87,891 565,431
Underwriter's Discount 218,100 99,750 58,500 376,350
Cost of Issuance 399,850 182,875 107,250 689,975
Prefunding of Prepayment Reserve 36,350 16,625 9,750 62,725
$ 1,549,610 $ 698,450 $ 438,456 $ 2,686,516
Total Uses $ 10,183,433 $ 4,658,919 $ 2,719,686 $ 17,562,039
Notes:
1)Owner Contribution for Private Improvements is non-reimbursable,and the Owner will not deposit cash with the City for Private
Improvements.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 45
PRELIMINARY SERVICE AND ASSESSMENT PLAN
Sources and Uses of Funds by Improvement Zone A and Improvement Zone B
Improvement Improvement
Zone A Zone B Total
Sources of Funds
Improvement Zone A Bond $ 3,540,000 $ - $ 3,540,000
Improvement Zone B Bond - 9,005,000 9,005,000
Owner Contribution -Authorized Improvements 55,435 5,063 60,498
Owner Contribution- Private Improvements1 1,398,657 3,557,884 4,956,541
Total Sources $ 4,994,092 $ 12,567,946 $ 17,562,039
Uses of Funds
Public Improvements $ 2,798,979 $ 7,120,002 $ 9,918,982
Private Improvements 1,398,657 3,557,884 4,956,541
$ 4,197,636 $ 10,677,886 $ 14,875,522
PID Formation and Bond Issuance Costs
Reserve Fund $ 318,300 $ 673,735 $ 992,035
Capitalized Interest 159,556 405,875 565,431
Underwriter's Discount 106,200 270,150 376,350
Cost of Issuance 194,700 495,275 689,975
Prefunding of Prepayment Reserve 17,700 45,025 62,725
$ 796,456 $ 1,890,060 $ 2,686,516
Total Uses $ 4,994,092 $ 12,567,946 $ 17,562,039
Notes:
1) Owner Contribution for Private Improvements is non-reimbursable, and the Owner will not deposit cash with the City for
Private Improvements.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 46
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT F-1- IMPROVEMENT ZONE A ASSESSMENT ROLL
Annual Installment Due
Parcel Outstanding Assessment 1/31/20201
Single Family Tracts Initial Parcel $ 1,590,000.00 $ -
Commercial Tracts Initial Parcel $ 1,950,000.00 $ -
Total $ 3,540,000.00 $ -
Notes:
1) Net of Capitalized Interest.
1i
I
CITY POINT PUBLIC IMPROVEMENT DISTRICT 47
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT F-2- IMPROVEMENT ZONE B ASSESSMENT ROLL
Annual Installment Due
Parcel Outstanding Assessment 1/31/20201
Single Family Tracts Initial Parcel $ 5,680,000.00 $
Multifamily Tracts Initial Parcel $ 3,325,000.00 $
Total $ 9,005,000.00 $
Notes:
1) Net of Capitalized Interest.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 48
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT G-1 - IMPROVEMENT ZONE A ANNUAL INSTALLMENTS
Installment Due Annual Collection Capitalized Debt Service Total Annual
1/31 Principal Interest' Additional Interest Costs Interest Reserve Fund Installment
2020 $ - $ 159,555.68 $ - $ - $ (159,555.68) $ - $ -
2021 $ 90,000.00 $ 215,940.00 $ 17,700.00 $ 17,269.67 $ - $ - $ 340,909.67
2022 $ 100,000.00 $ 210,450.00 $ 17,250.00 $ 17,445.35 $ - $ - $ 345,145.35
2023 $ 100,000.00 $ 204,350.00 $ 16,750.00 $ 17,584.73 $ - $ - $ 338,684.73
2024 $ 110,000.00 $ 198,250.00 $ 16,250.00 $ 17,729.88 $ - $ - $ 342,229.88
2025 $ 120,000.00 $ 191,540.00 $ 15,700.00 $ 17,839.52 $ - $ - $ 345,079.52
2026 $ 125,000.00 $ 184,220.00 $ 15,100.00 $ 17,900.06 $ - $ - $ 342,220.06
2027 $ 135,000.00 $ 176,595.00 $ 14,475.00 $ 17,934.98 $ - $ - $ 344,004.98
2028 $ 145,000.00 $ 168,360.00 $ 13,800.00 $ 17,907.41 $ - $ - $ 345,067.41
2029 $ 155,000.00 $ 159,515.00 $ 13,075.00 $ 17,815.68 $ - $ - $ 345,405.68
2030 $ 165,000.00 $ 150,060.00 $ 12,300.00 $ 17,648.22 $ - $ - $ 345,008.22
2031 $ 170,000.00 $ 139,995.00 $ 11,475.00 $ 17,399.66 $ - $ - $ 338,869.66
2032 $ 180,000.00 $ 129,625.00 $ 10,625.00 $ 17,075.06 $ - $ - $ 337,325.06
2033 $ 190,000.00 $ 118,645.00 $ 9,725.00 $ 16,635.14 $ - $ - $ 335,005.14
2034 $ 210,000.00 $ 107,055.00 $ 8,775.00 $ 16,053.28 $ - $ - $ 341,883.28
2035 $ 220,000.00 $ 94,245.00 $ 7,725.00 $ 15,205.61 $ - $ - $ 337,175.61
2036 $ 235,000.00 $ 80,825.00 $ 6,625.00 $ 14,118.56 $ - $ - $ 336,568.56
2037 $ 245,000.00 $ 66,490.00 $ 5,450.00 $ 12,674.85 $ - $ - $ 329,614.85
2038 $ 265,000.00 $ 51,545.00 $ 4,225.00 $ 10,815.85 $ - $ - $ 331,585.85
2039 $ 280,000.00 $ 35,380.00 $ 2,900.00 $ 8,283.83 $ - $ - $ 326,563.83
2040 $ 300,000.00 $ 18,300.00 $ 1,500.00 $ 4,849.87 $ - $ (318,300.00) $ 6,349.87
Total $ 3,540,000.00 $ 2,860,940.68 $ 221,425.00 $ 310,187.20 $ (159,555.68) $ (318,300.00) $ 6,454,697.20
1)Interest is calculated at a 6.1%rate for illustrative purposes.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund
requirements, interest earnings,or other available offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 49
PRELIMINARY SERVICE AND ASSESSMENT PLAN
1 EXHIBIT G-2- IMPROVEMENT ZONE B ANNUAL INSTALLMENTS
Installment Due
Annual Collection Debt Service Total Annual
1J31 Principal Interest' Additional Interest Costs Capitalized Interest Reserve Fund $ Installment
2020 $ - $ 405,875.37 $ - $ - $ (405,875.37) $
2021 $ 110,000.00 $ 549,305.00 $ 45,025.00 $ 42,730.33 $ - $
- $ 747,$ 747,060.33060. 3
2022 $ 115,000.00 $ 542,595.00 $ 44,475.00 $ 43,754.65 $ - $2023 $ 125,000.00 $ 535,580.00 $ 43,900.00 $ 44,839.27 $ $
$ 749,319.2779,319.2
2024 $ 135,000.00 $ 527,955.00 $ 43,275.00 $ 45,942.60 $ - $ $
0
2025 $ 140,000.00 $ 519,720.00 $ 42,600.00 $ 47,106.41 $ $ - $ 749,426.41_ $ 751,424.79
2026 $ 150,000.00 $ 511,180.00 $ 41,900.00 $ 48,344.79 $ - $ - $ 751,424.79
2027 $ 155,000.00 $ 502,030.00 $ 41,150.00 $ 49,634.76 $ - $ $ 747,81 .76
2028 $ 165,000.00 $ 492,575.00 $ 40,375.00 $ 51,013.73 $ - $ - $ 749,543.88
2029 $ 175,000.00 $ 482,510.00 $ 39,550.00 $ 52,483.88 $ $2030 $ 190,000.00 $ 471,835.00 $ 38,675.00 $ 54,057.34 $ $ - $ 754,567.34
4
2031 $ 200,000.00 $ 460,245.00 $ 37,725.00 $ 55,740.01 $ $ $ 7537,567.310.0
2032 $ 215,000.00 $ 448,045.00 $ 36,725.00 $ 57,527.40 $ - $ - $ 75- $ 75 ,, 97.40
0
2033 $ 230,000.00 $ 434,930.00 $ 35,650.00 $ 59,459.37 $ $ - $ 756,963.12
2034 $ 240,000.00 $ 420,900.00 $ 34,500.00 $ 61,563.12 $ $ - $ 758,523.12
2035 $ 255,000.00 $ 406,260.00 $ 33,300.00 $ 63,963.12 $ $ - $ 759,363.54
2036 $ 270,000.00 $ 390,705.00 $ 32,025.00 $ 66,633.54 $ $ $ 759,602.29
2037 $ 285,000.00 $ 374,235.00 $ 30,675.00 $ 69,692.29 $ $ - $ 769,298.64
2038 $ 310,000.00 $ 356,850.00 $ 29,250.00 $ 73,198.64 $ - $ - $ 768,050.95
2039 $ 325,000.00 $ 337,940.00 $ 27,700.00 $ 77,410.95 $ - $2040 $ 350,000.00 $ 318,115.00 $ 26,075.00 $ 82,558.80 $ $ 776,748.80
- $- $ 76, 48.80
2041 $ 365,000.00 $ 296,765.00 $ 24,325.00 $ 75,939.98 $ $ - $ 764,458.78
2042 $ 390,000.00 $ 274,500.00 $ 22,500.00 $ 77,458.78 $ $2043 $ 410,000.00 $ 250,710.00 $ 20,550.00 $ 79,007.96 $ - $ 760,267.96
$ - $ 759,788.11
2044 $ 435,000.00 $ 225,700.00 $ 18,500.00 $ 80,588.11 $ - $ - $ 757,689.88
2045 $ 460,000.00 $ 199,165.00 $ 16,325.00 $ 82,199.88 $ $ $ 763,973.87
2046 $ 495,000.00 $ 171,105.00 $ 14,025.00 $ 83,843.87 $ $2047 $ 525,000.00 $ 140,910.00 $ 11,550.00 $ 85,520.75 $ $
9- $ 762,980,758 . 5
2048 $ 555,000.00 $ 108,885.00 $ 8,925.00 $ 87,231.17 $ $ - $ 762,$ 760, 41.17
2049 $ 595,000.00 $ 75,030.00 $ 6,150.00 $ 88,975.79 $ - $
2050 $ 635,000.00 $ 38,735.00 $ 3,175.00 $ 90,755.31 $ - $ (673,735.00) $ 93,930.31
Total $ 9,005,000.00 $ 11,270,890.37 $ 890,575.00 $ 1,979,176.59 $ (405,875.37) $ (673,735.00) $ 22,066,031.59
1)Interest is calculated at a 6.1%rate for illustrative purposes.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,
interest earnings,or other available offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 50
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT G-3-LOT TYPE SF1 ANNUAL INSTALLMENTS PER UNIT
Improvement Zone A Improvement Zone B
Installment Due
Additional Annual Collection Capitalized Debt Service Total Annual
1/31 Principal Interest' Principal Interest' Interest Costs Interest Reserve Fund Installment
2020 $ - $ 190.67 $ - $ 681.13 $ - $ - $ (871.80) $ - $ 0.00
2021 $ 107.55 $ 258.05 $ 184.60 $ 921.83 $ 96.71 $ 92.35 $ - $ - $ 1,661.08
2022 $ 119.50 $ 251.49 $ 192.99 $ 910.57 $ 95.25 $ 94.27 $ - $ - $ 1,664.07
2023 $ 119.50 5 244.20 $ 209.77 $ 898.79 $ 93.69 $ 96.26 $ - $ - $ 1,662.21
2024 $ 131.45 $ 236.91 $ 226.55 $ 886.00 $ 92.04 $ 98.29 $ - $ - $ 1,671.24
2025 $ 143.40 $ 228.89 $ 234.94 $ 872.18 $ 90.25 $ 100.37 $ - $ - $ 1,670.03
2026 $ 149.37 $ 220.14 $ 251.73 $ 857.85 $ 88.36 $ 102.52 $ - $ - $ 1,669.97
2027 $ 161.32 $ 211.03 $ 260.12 $ 842.49 $ 86.35 $ 104.73 $ - $ - $ 1,666.04
2028 $ 173.27 $ 201.19 $ 276.90 $ 826.62 $ 84.25 $ 107.01 $ - $ - $ 1,669.24
2029 $ 185.22 $ 190.62 $ 293.68 $ 809.73 $ 82.00 $ 109.37 $ - $ - $ 1,670.62
2030 $ 197.17 $ 179.32 $ 318.85 $ 791.82 $ 79.60 $ 111.81 $ - $ - $ 1,678.58
2031 $ 203.15 $ 167.29 $ 335.63 $ 772.37 $ 77.02 $ 114.33 $ - $ - $ 1,669.80
2032 $ 215.10 $ 154.90 $ 360.81 $ 751.90 $ 74.33 $ 116.95 $ - $ - $ 1,673.98
2033 $ 227.05 $ 141.78 $ 385.98 $ 729.89 $ 71.45 $ 119.66 $ - $ - $ 1,675.80
2034 $ 250.95 $ 127.93 $ 402.76 $ 706.34 $ 68.38 $ 122.50 $ - $ - $ 1,678.86
2035 $ 262.90 $ 112.62 $ 427.93 $ 681.77 $ 65.11 $ 125.51 $ - $ - $ 1,675.85
2036 $ 280.82 $ 96.59 $ 453.11 $ 655.67 $ 61.66 $ 128.69 $ - $ - $ 1,676.54
2037 $ 292.77 $ 79.46 $ 478.28 $ 628.03 $ 57.99 $ 132.10 $ - $ - $ 1,668.63
2038 $ 316.67 $ 61.60 $ 520.23 $ 598.86 $ 54.14 $ 135.76 $ - $ - $ 1,687.26
2039 $ 334.60 $ 42.28 $ 545.41 $ 567.12 $ 49.95 $ 139.81 $ - $ - $ 1,679.16
2040 $ 358.50 $ 21.87 $ 587.36 $ 533.85 $ 45.55 $ 144.34 $ - $ (380.37) $ 1,311.11
2041 $ - $ - $ 612.53 $ 498.02 $ 40.82 $ 127.44 $ - $ - $ 1,278.82
2042 $ - $ - $ 654.49 $ 460.66 $ 37.76 $ 129.99 $ - $ - $ 1,282.89
2043 $ - $ - $ 688.05 $ 420.73 $ 34.49 $ 132.59 $ - $ - $ 1,275.86
2044 $ - $ - $ 730.00 $ 378.76 $ 31.05 $ 135.24 $ - $ - $ 1,275.05
2045 $ - $ - $ 771.96 $ 334.23 $ 27.40 $ 137.95 $ - $ - $ 1,271.53
2046 $ - $ - $ 830.69 $ 287.14 $ 23.54 $ 140.70 $ - $ - $ 1,282.08
2047 $ - $ - $ 881.04 $ 236.47 $ 19.38 $ 143.52 $ - $ - $ 1,280.41
2048 $ - $ - $ 931.38 $ 182.73 $ 14.98 $ 146.39 $ - $ - $ 1,275.48
2049 $ - $ - $ 998.51 $ 125.91 $ 10.32 $ 149.32 $ - $ - $ 1,284.06
2050 $ - $ - $ 1,065.64 $ 65.00 $ 5.33 $ 152.30 $ - $ (1,130.64) $ 157.63
Total $ 4,230.28 $ 3,418.80_,$ 15,111.93 $ 18,914.48 $ 1,759.14 $ 3,692.07 $ (871.80) $ (1,511.01) $ 44,743.88
1)Interest is calculated at a 6.1%rate for illustrative purposes.
2)Annual Installment includes both Lot Type SF1 allocable share of Improvement Zone A Annual Installment and Improvement Zone B Annual Installment.The total Annual Installment does not reflect the
TIRZ No.3 Annual Credit Amount.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,interest earnings,or other available
offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 51
PRELIMINARY SERVICE AND ASSESSMENT PLAN
1
EXHIBIT G-4-LOT TYPE SF2 ANNUAL INSTALLMENTS PER UNIT
1
Improvement Zone A Improvement Zone B
Installment Due Additional Annual Collection Capitalized Debt Service Total Annual
1/31 Principal Interest' Principal Interest' Interest Costs Interest Reserve Fund Installments
2020 $ - $ 200.53 $ - $ 716.36 $ - $ - $ (916.89) $ - $ 0.00
2021 $ 113.11 $ 271.39 $ 194.15 $ 969.51 $ 101.71 $ 97.12 $ - $ $ 1,747.00
2022 $ 125.68 $ 264.49 $ 202.97 $ 957.67 $ 100.18 $ 99.15 $ - $ - $ 1,750.14
2023 $ 125.68 $ 256.83 $ 220.62 $ 945.28 $ 98.53 $ 101.24 $ - $ - $ 1,748.19
2024 $ 138.25 $ 249.16 $ 238.27 $ 931.83 $ 96.80 $ 103.37 $ - $ - $ 1,757.68
2025 $ 150.82 $ 240.73 $ 247.10 $ 917.29 $ 94.92 $ 105.56 $ - $ - $ 1,756.41
2026 $ 157.10 $ 231.53 $ 264.75 $ 902.22 $ 92.93 $ 107.82 $ - $ - $ 1,756.35
2027 $ 169.67 $ 221.95 $ 273.57 $ 886.07 $ 90.82 $ 110.14 $ - $ - $ 1,752.22
2028 $ 182.24 $ 211.60 $ 291.22 $ 869.38 $ 88.60 $ 112.54 $ - $ - $ 1,755.58
2029 $ 194.80 $ 200.48 $ 308.87 $ 851.62 $ 86.24 $ 115.02 $ - $ - $ 1,757.03
2030 $ 207.37 $ 188.60 $ 335.34 $ 832.78 $ 83.72 $ 117.59 $ - $ - $ 1,765.40
2031 $ 213.66 $ 175.95 $ 352.99 $ 812.32 $ 81.01 $ 120.25 $ - $ - $ 1,756.17
2032 $ 226.22 $ 162.91 $ 379.47 $ 790.79 $ 78.17 $ 122.99 $ - $ - $ 1,760.56
2033 $ 238.79 $ 149.11 $ 405.94 $ 767.64 $ 75.14 $ 125.85 $ - $ - $ 1,762.48
2034 $ 263.93 $ 134.55 $ 423.59 $ 742.88 $ 71.92 $ 128.83 $ - $ - $ 1,765.70
2035 $ 276.50 $ 118.45 $ 450.07 $ 717.04 $ 68.48 $ 132.00 $ - $ - $ 1,762.54
2036 $ 295.35 $ 101.58 $ 476.54 $ 689.58 $ 64.85 $ 135.35 $ - $ - $ 1,763.26
2037 $ 307.92 $ 83.56 $ 503.02 $ 660.51 $ 60.99 $ 138.93 $ - $ - $ 1,754.94
2038 $ 333.05 $ 64.78 $ 547.14 $ 629.83 $ 56.94 $ 142.79 $ - $ - $ 1,774.53
2039 $ 351.90 $ 44.47 $ 573.62 $ 596.45 $ 52.53 $ 147.04 $ - $ - $ 1,766.02
2040 $ 377.04 $ 23.00 $ 617.74 $ 561.46 $ 47.91 $ 151.81 $ - $ (400.04) $ 1,378.92
2041 $ - $ - $ 644.21 $ 523.78 $ 42.93 $ 134.03 $ - $ - $ 1,344.96
2042 $ - $ - $ 688.34 $ 484.48 $ 39.71 $ 136.71 $ - $ - $ 1,349.25
2043 $ - $ - $ 723.64 $ 442.50 $ 36.27 $ 139.45 $ - $ - $ 1,341.85
2044 $ - $ - $ 767.76 $ 398.35 $ 32.65 $ 142.24 $ - $ - $ 1,341.01
2045 $ - $ - $ 811.89 $ 351.52 $ 28.81 $ 145.08 $ - $ - $ 1,337.30
2046 $ - $ - $ 873.66 $ 302.00 $ 24.75 $ 147.98 $ - $ - $ 1,348.39
2047 $ - $ - $ 926.61 $ 248.70 $ 20.39 $ 150.94 $ - $ - $ 1,346.64
2048 $ - $ - $ 979.56 $ 192.18 $ 15.75 $ 153.96 $ - $ - $ 1,341.45
2049 $ - $ - $ 1,050.16 $ 132.43 $ 10.85 $ 157.04 $ - $ - $ 1,350.48
2050 $ - $ - $ 1,120.76 $ 68.37 $ 5.60 $ 160.18 $ - $ (1,189.12) $ 165.78
Total $ 4,449.08 $ 3,595.64 $ 15,893.58 $ 19,892.81_$ 1,850.13 $ 3,883.04 $ (916.89) $ (1,589.16) $ 47,058.22
1)Interest is calculated at a 6.1%rate for illustrative purposes.
2)Annual Installment includes both Lot Type SF1 allocable share of Improvement Zone A Annual Installment and Improvement Zone B Annual Installment.The total Annual Installment does not reflect the
TIRZ No.3 Annual Credit Amount.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,interest earnings,or other available
offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 52
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT G-5-LOT TYPE SF3 ANNUAL INSTALLMENTS PER UNIT
Improvement Zone A Improvement Zone B
Installment Due Additional Annual Collection Capitalized Debt Service Total Annual
1/31 Principal Interest' Principal Interest' Interest Costs Interest Reserve Fund Installment2
2020 $ $ 213.68 $ - $ 763.33 $ - $ - $ (977.01) $ - $ (0.00)
2021 $ 120.53 $ 289.19 $ 206.88 $ 1,033.08 $ 108.38 $ 103.49 $ - $ - $ 1,861.55
2022 $ 133.92 $ 281.84 $ 216.28 $ 1,020.46 $ 106.75 $ 105.65 $ - $ - $ 1,864.90
2023 $ 133.92 $ 273.67 $ 235.09 $ 1,007.27 $ 104.99 $ 107.88 $ - $ - $ 1,862.82
2024 $ 147.31 $ 265.50 $ 253.90 $ 992.93 $ 103.15 $ 110.15 $ - $ - $ 1,872.94
2025 $ 160.71 $ 256.51 $ 263.30 $ 977.44 $ 101.14 $ 112.48 $ - $ - $ 1,871.59
2026 $ 167.40 $ 246.71 $ 282.11 $ 961.38 $ 99.02 $ 114.89 $ - $ - $ 1,871.52
2027 $ 180.79 $ 236.50 $ 291.51 $ 944.17 $ 96.78 $ 117.37 $ - $ - $ 1,867.12
2028 $ 194.19 $ 225.47 $ 310.32 $ 926.39 $ 94.41 $ 119.92 $ - $ - $ 1,870.70
2029 $ 207.58 $ 213.63 $ 329.12 $ 907.46 $ 91.89 $ 122.57 $ - $ - $ 1,872.25
2030 $ 220.97 $ 200.96 $ 357.33 $ 887.38 $ 89.21 $ 125.30 $ - $ - $ 1,881.16
2031 $ 227.67 $ 187.48 $ 376.14 $ 865.59 $ 86.32 $ 128.13 $ - $ - $ 1,871.33
2032 $ 241.06 $ 173.60 $ 404.35 $ 842.64 $ 83.30 $ 131.06 $ - $ - $ 1,876.01
2033 $ 254.45 $ 158.89 $ 432.56 $ 817.98 $ 80.07 $ 134.10 $ - $ - $ 1,878.06
2034 $ 281.24 $ 143.37 $ 451.37 $ 791.59 $ 76.64 $ 137.28 $ - $ - $ 1,881.48
2035 $ 294.63 $ 126.21 $ 479.58 $ 764.06 $ 72.97 $ 140.66 $ - $ - $ 1,878.11
2036 $ 314.72 $ 108.24 $ 507.79 $ 734.80 $ 69.10 $ 144.23 $ - $ - $ 1,878.88
2037 $ 328.11 $ 89.04 $ 536.00 $ 703.83 $ 64.99 $ 148.05 $ - $ - $ 1,870.02
2038 $ 354.89 $ 69.03 $ 583.02 $ 671.13 $ 60.67 $ 152.15 $ - $ - $ 1,890.89
2039 $ 374.98 $ 47.38 $ 611.23 $ 635.57 $ 55.98 $ 156.68 $ - $ - $ 1,881.82
2040 $ 401.76 $ 24.51 $ 658.25 $ 598.28 $ 51.05 $ 161.76 $ - $ (426.27) $ 1,469.34
2041 $ - $ - $ 686.46 $ 558.13 $ 45.75 $ 142.82 $ - $ - $ 1,433.16
2042 $ - $ - $ 733.48 $ 516.25 $ 42.32 $ 145.68 $ - $ - $ 1,437.72
2043 $ - $ - $ 771.09 $ 471.51 $ 38.65 $ 148.59 $ - $ - $ 1,429.84
2044 $ - $ - $ 818.11 $ 424.48 $ 34.79 $ 151.56 $ - $ - $ 1,428.94
2045 $ - $ - $ 865.13 $ 374.57 $ 30.70 $ 154.59 $ - $ - $ 1,424.99
2046 $ - $ - $ 930.95 $ 321.80 $ 26.38 $ 157.69 $ - $ - $ 1,436.81
2047 $ - $ - $ 987.37 $ 265.01 $ 21.72 $ 160.84 $ - $ - $ 1,434.94
2048 $ - $ - $ 1,043.79 $ 204.78 $ 16.79 $ 164.06 $ - $ - $ 1,429.42
2049 $ - $ - $ 1,119.02 $ 141.11 $ 11.57 $ 167.34 $ - $ - $ 1,439.03
2050 $ - $ - $ 1,194.25 $ 72.85 $ 5.97 $ 170.68 $ - $ (1,267.10) $ 176.66
Total $ 4,740.83 $ 3,831.42 $ 16,935.78 $ 21,197.26 $ 1,971.45 $ 4,137.66 $ (977.01) $ (1,693.37) $ 50,144.01
1)Interest is calculated at a 6.1%rate for illustrative purposes.
2)Annual Installment includes both Lot Type SF1 allocable share of Improvement Zone A Annual Installment and Improvement Zone B Annual Installment.The total Annual Installment does not reflect the
TIRZ No.3 Annual Credit Amount.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,interest earnings,or other available
offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 53
PRELIMINARY SERVICE AND ASSESSMENT PLAN
f EXHIBIT G-6-LOT TYPE MF ANNUAL INSTALLMENTS PER ACRE _
L. Installment Due Annual Collection Debt Service Total Annual
1/31 Principal Interest' Additional Interest Costs Capitalized Interest Reserve Fund $ Installment
2020 $ - $ 16,396.62 $ - $ - $ (16,396.62) $
2021 $ 4,443.80 $ 22,190.92 $ 1,818.93 $ 1,726.23 $ - $ - $ 30,179.87
2022 $ 4,645.79 $ 21,919.85 $ 1,796.71 $ 1,767.61 $ - $ - $ 30,129.95
2023 $ 5,049.77 $ 21,636.45 $ 1,773.48 $ 1,811.42 $ - $ - $ 30,271.13
2024 $ 5,453.75 $ 21,328.42 $ 1,748.23 $ 1,856.00 $ - $ - $ 30,386.40
2025 $ 5,655.74 $ 20,995.74 $ 1,720.96 $ 1,903.01 $ - $ - $ 30,275.46
2026 $ 6,059.73 $ 20,650.74 $ 1,692.68 $ 1,953.04 $ - $ - $ 30,356.19
2027 $ 6,261.72 $ 20,281.10 $ 1,662.38 $ 2,005.15 $ - $ - $ 30,210.35
2028 $ 6,665.70 $ 19,899.13 $ 1,631.08 $ 2,060.86 $ - $ - $ 30,256.77
2029 $ 7,069.68 $ 19,492.52 $ 1,597.75 $ 2,120.25 $ - $ - $ 30,280.20
2030 $ 7,675.65 $ 19,061.27 $ 1,562.40 $ 2,183.82 $ - $ - $ 30,483.14
2031 $ 8,079.63 $ 18,593.06 $ 1,524.02 $ 2,251.79 $ - $ - $ 30,448.51
2032 $ 8,685.61 $ 18,100.20 $ 1,483.62 $ 2,324.00 $ - $ - $ 30,593.43
2033 $ 9,291.58 $ 17,570.38 $ 1,440.19 $ 2,402.05 $ - $ - $ 30,704.20
2034 $ 9,695.56 $ 17,003.59 $ 1,393.74 $ 2,487.04 $ - $ - $ 30,579.93
2035 $ 10,301.53 $ 16,412.16 $ 1,345.26 $ 2,583.99 $ - $ - $ 30,642.95
2036 $ 10,907.51 $ 15,783.77 $ 1,293.75 $ 2,691.87 $ - $ - $ 30,676.90
2037 $ 11,513.48 $ 15,118.41 $ 1,239.21 $ 2,815.44 $ - $ - $ 30,686.55
2038 $ 12,523.43 $ 14,416.09 $ 1,181.65 $ 2,957.09 $ - $ - $ 31,078.26
2039 $ 13,129.41 $ 13,652.16 $ 1,119.03 $ 3,127.26 $ - $ - $ 31,027.86
2040 $ 14,139.36 $ 12,851.27 $ 1,053.38 $ 3,335.22 $ - $ - $ 31,379.23
2041 $ 14,745.33 $ 11,988.76 $ 982.69 $ 3,067.84 $ - $ - $ 30,784.62
2042 $ 15,755.29 $ 11,089.30 $ 908.96 $ 3,129.19 $ - $ - $ 30,882.74
2043 $ 16,563.25 $ 10,128.23 $ 830.18 $ 3,191.78 $ - $ - $ 30,713.44
2044 $ 17,573.21 $ 9,117.87 $ 747.37 $ 3,255.61 $ - $ - $ 30,694.05
2045 $ 18,583.16 $ 8,045.90 $ 659.50 $ 3,320.72 $ - $ - $ 30,609.29
2046 $ 19,997.10 $ 6,912.33 $ 566.58 $ 3,387.14 $ - $ - $ 30,863.15
2047 $ 21,209.04 $ 5,692.51 $ 466.60 $ 3,454.88 $ - $ - $ 30,823.03
2048 $ 22,420.99 $ 4,398.76 $ 360.55 $ 3,523.98 $ - $ - $ 30,704.28
2049 $ 24,036.91 $ 3,031.08 $ 248.45 $ 3,594.46 $ - $ - $ 30,910.90
2050 $ 25,652.84 $ 1,564.82 $ 128.26 $ 3,666.35 $ - $ (27,217.66) $ 3,794.61
Total $ 363,785.56 $ 455,323.39 $ 35,977.60 $ 79,955.12 $ (16,396.62) $ (27,217.66) $ 891,427.39
1)Interest is calculated at a 6.1%rate for illustrative purposes.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,interest earnings,
or other available offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 54
PRELIMINARY SERVICE AND ASSESSMENT PLAN
[ EXHIBIT G-7-LOT TYPE COMMERCIAL ANNUAL INSTALLMENTS PER ACRE I
Installment Due
Annual Collection Debt Service Total Annual
1/31 Principal Interest' Additional Interest Costs Capitalized Interest Reserve Fund $ Installment
2
2020 $ - $ 16,773.06 $ - $ - $ (16,773.06) $
2021 $ 9,461.12 $ 22,700.38 $ 1,860.69 $ 1,815.45 $ - $ $ 35,837.64
2022 $ 10,512.36 $ 22,123.25 $ 1,813.38 $ 1,833.92 $ - $ - $ 36,282.91$ 36,282.91
2023 $ 10,512.36 $ 21,482.00 $ 1,760.82 $ 1,848.57 $ - $ - $ 35,976.42
2024 $ 11,563.59 $ 20,840.75 $ 1,708.26 $ 1,863.83 $ - $ - $ 36,275.99
2025 $ 12,614.83 $ 20,135.37 $ 1,650.44 $ 1,875.35 $ - $2026 $ 13,140.45 $ 19,365.86 $ 1,587.37 $ 1,881.72 $ - $
- $ 35,975.39_ $ 36,163.03
2027 $ 14,191.68 $ 18,564.30 $ 1,521.66 $ 1,885.39 $ $2028 $ 15,242.92 $ 17,698.60 $ 1,450.71 $ 1,882.49 $ - $ - $ 36,- $ 36,274.71
2
2029 $ 16,294.15 $ 16,768.78 $ 1,374.49 $ 1,872.85 $ $ 4.71
2030 $ 17,345.39 $ 15,774.84 $ 1,293.02 $ 1,855.24 $ - $ - $ 36,268.49
810..29
2031 $ 17,871.01 $ 14,716.77 $ 1,206.29 $ 1,829.11 $ - $ - $ 36,3- $ 35, 662 .1
2032 $ 18,922.24 $ 13,626.64 $ 1,116.94 $ 1,794.99 $ - $ - $ 35,216.93
2033 $ 19,973.48 5 12,472.38 $ 1,022.33 $ 1,748.75 $ - $ $ 35,939.99
2034 $ 22,075.95 5 11,254.00 $ 922.46 $ 1,687.58 $ - $ - $ 35,445.10
2035 $ 23,127.18 $ 9,907.37 $ 812.08 $ 1,598.47 $ - $2036 $ 24,704.04 $ 8,496.61 $ 696.44 $ 1,484.19 $ $ - $ 35,381.29
- $ 34,650.29
2037 $ 25,755.27 $ 6,989.67 $ 572.92 $ 1,332.43 $ - $2038 $ 27,857.74 $ 5,418.59 $ 444.15 $ 1,137.00 $ - $
- $ 34,857.48$ 34,329.55
-
2039 $ 29,434.60 $ 3,719.27 $ 304.86 $ 870.83 $ $ $ 667.52
2040 $ 31,537.07 $ 1,923.76 $ 157.69 $ 509.84 $ $ (33,460.83) $
2041 $ - $ - $ $ $ -
2042 $ - $ - $ $ - $ $ - $ -
2043 $ - $ - $ $ - $ - $ - $ -
2044 $ - $ - $ $ - $ - $ - $ -
2045 $ - $ - $ $ - $ - $ - $ -
2046 $ - $ - $ $ - $ - $ - $ -
2047 $ - $ - $ $ - $ - $ - $ -
2048 $ - $ - $ $ - $ - $ - $ -
2049 $ - $ - $ $ - $ - $ - $ -
2050 $ $ - $ $ - $ - $ $
Total $ 372,137.40 $ 300,752.27 $ 23,276.98 $ 32,607.98 $ (16,773.06) $ (33,460.83) $ 678,540.75
1)Interest is calculated at a 6.1%rate for illustrative purposes.
2)The total Annual Installment does not reflect the TIRZ No.3 Annual Credit Amount.
Note:The figures shown above are estimates only and subject to change in annual service plan update.Changes in administrative expenses,reserve fund requirements,interest earnings,or
other available offsets could increase or decrease the amounts shown.
CITY POINT PUBLIC IMPROVEMENT DISTRICT 55
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT H—MAPS OF AUTHORIZED IMPROVEMENTS
[Old exhibits, new ones to be provided by Developer at a later date.]
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CITY POINT PUBLIC IMPROVEMENT DISTRICT SE,
PRELIMINARY SERVICE AND ASSESSMENT PLAN
City Point Proposed Sewer +��t�PAC
DJ
Legend
Note Locat,ons are kc
usea tor construction Aball(loned Sewer IT,
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CITY POINT PUBLIC IMPROVEMENT DISTRICT
PRELIMINARY SERVICE AND ASSESSMENT PLAN
v i?
C � �..? r 00 200 J00 Fee
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 58
PRELIMINARY SERVICE AND ASSESSMENT PLAN
i
' i �,'qi► i 1 n �1 4r0 ����Fee
City Point Proposed Water '- 7I -
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approumate and not to be - •
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 59
PRELIMINARY SERVICE AND ASSESSMENT PLAN
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CITY POINT PUBLIC IMPROVEMENT DISTRICT 60
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT I—CONCEPT PLAN
CITY POINT
OVERALL LAYOUT
'1, SINGLE-FAMILY(SEE TABLE)
/ � A MULTI-FAMILY
A,r, ��/ ^; COMMERCIAL
, �� '`•� -- CITY HALL
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-LiCITY POINT PUBLIC IMPROVEMENT DISTRICT
61
PRELIMINARY SERVICE AND ASSESSMENT PLAN
EXHIBIT J - MAXIMUM ASSESSMENT BY LOT TYPE
Finished Lot Average
Annual TIRZ No.3
Units/ Value per Total Finished AV per Unit/ Total Assessment Average Annual Installment Per Annual
Lot Type Acres' Unit/Acre' Lot Value Acre' Total AV Assessment Per Unit/Acre Installment Unit/Acre PID THE Credit'
Single Family Tracts2
Lot Type SF1(Townhomes) 196 $ 65,000 $ 12,740,000 $ 290,000 $ 56,840,000 $ 3,791,072 $ 19,342 $ 328,701 $ 1,677 $ 0.5783 $ (0.1398)
Lot Type SF2(Urban Homes) 122 $ 70,000 $ 8,540,000 $ 305,000 $ 37,210,000 $ 2,481,805 $ 20,343 $ 215,182 $ 1,764 $ 0.5783 $ (0.1398)
Lot Type SF3(Bungalows) 46 $ 75,000 $ 3,450,000 $ 325,000 $ 14,950,000 $ 997,124 $ 21,677 $ 86,455 $ 1,879 $ 0.5783 $ (0.1398)
Subtotal 364 $ 24,730,000 $ 109,000,000 $ 7,270,000 $ 630,338 $ 0.5783 $ (0.1398)
Multifamily Tracts
Lot Type MF 9.14 $ 1,094,092 $ 10,000,000 $ 5,470,460 $ 50,000,000 $ 3,325,000 $ 363,786 $ 279,757 $ 30,608 $ 0.5595 $ -
Subtotal 9.14 $ 10,000,000 $ 50,000,000 $ 3,325,000 $ 279,757 $ 30,608 $ 0.5595 $ -
Commercial Tracts
Lot Type Commercial 5.24 $ 458,015 $ 2,400,000 $ 5,496,183 $ 28,800,000 $ 1,950,000 $ 372,137 $ 186,950 5 35,678 $ 0.6491 $ (0.6491)
Subtotal 5.24 $ 2,400,000 $ 28,800,000 $ 1,950,000 $ 186,950 $ 35,678 $ 0.6491 $ (0.6491)
Total
$ 37,130,000 $ 187,800,000 $ 12,545,000
Notes:
1)Development assumptions as provided by MM City Point 53,LLC.
2)PID tax rate equivalent per$100 assessed valuation for Single Family Tracts include its allocable share of Improvement Zone A Annual Installment and Improvement Zone B Annual Installment.
3)TIRZ No.3 Annual Credit estimate per$100 assessed valuation.
[Multifamily Tracts and Commercial Tracts acreage are currently ESTIMATES. Acreage will be updated when accurate legal
descriptions are provided by MM City Point 53, LLC.]
CITY POINT PUBLIC IMPROVEMENT DISTRICT
PRELIMINARY SERVICE AND ASSESSMENT PLAN 62
EXHIBIT K - MAXIMUM TIRZ NO. 3 ANNUAL CREDIT AMOUNT BY LOT TYPE FOR IMPROVEMENT ZONE A
Before Maximum TIRZ No.3 Annual Credit Amount After Maximum TIRZ No.3 Annual Credit Amount
Maximum Annual Net
Principal Average Annual Equivalent Equivalent TIRZ Net Annual Net Equivalent
Estimated AV Assessment per Installment per PID Tax Total Tax No.3 Credit per Installment Per Equivalent Total Tax
Lot Type per Unit/Acre Unit/Acre Unit/Acre Rate Rate Unit/Acre Unit/Acre PID Tax Rate Rate
Single Family Tracts
Lot Type SF1 $ 290,000 $ 19,342.20 $ 1,677.05 $ 0.5783 $ 3.2117 $ (405.56) $ 1,271.48 $ 0.4384 $ 3.0718
Lot Type SF2 $ 305,000 $ 20,342.66 $ 1,763.79 $ 0.5783 $ 3.2117 $ (426.54) $ 1,337.25 $ 0.4384 $ 3.0718
Lot Type SF3 $ 325,000 $ 21,676.61 $ 1,879.45 $ 0.5783 $ 3.2117 $ (454.51) $ 1,424.94 $ 0.4384 $ 3.0718
Commercial Tracts
Lot Type Commercial $ 5,496,183 $ 372,137.40 $ 35,677.54 $ 0.6491 $ 3.2825 $ (35,677.54) $ - $ - $ 2.6334
CITY POINT PUBLIC IMPROVEMENT DISTRICT 63
PRELIMINARY SERVICE AND ASSESSMENT PLAN
i
r EXHIBIT L— FORM OF NOTICE OF PID ASSESSMENT TERMINATION —I
P3Works, LLC
350 Rufe Snow Drive, Suite 200
KS
Keller, TX 76248
[Date]
Tarrant County Clerk's Office
Honorable Mary Louise Nicholson
100 W. Weatherford
Fort Worth, TX 76196
Re: City of North Richland Hills Lien Release documents for filing
Dear Ms. Nicholson
Enclosed is a lien release that the City of North Richland Hills is requesting to be filed in your
office. Lien release for[insert legal description]. Recording Numbers: [Plat]. Please forward copies
of the filed documents to my attention:
City of North Richland Hills
Attn: Alicia Richardson
4301 City Point Drive
Second Floor
North Richland Hills, TX 76180
Please contact me if you have any questions or need additional information.
Sincerely,
[Signature]
P3Works, LLC
(817) 393-0353
Admin@P3-Works.com
www.P3-Works.com
CITY POINT PUBLIC IMPROVEMENT DISTRICT
64
PRELIMINARY SERVICE AND ASSESSMENT PLAN
AFTER RECORDING RETURN TO:
Alicia Richardson
4301 City Point Drive
Second Floor
North Richland Hills,TX 76180
NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON,YOU MAY REMOVE OR
STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION FROM ANY INSTRUMENT THAT
TRANSFERS AN INTEREST IN REAL PROPERTY BEFORE IT IS FILED FOR RECORD IN THE PUBLIC
RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.
FULL RELEASE OF PUBLIC IMPROVEMENT DISTRICT LIEN
STATE OF TEXAS §
§ NOW ALL MEN BY THESE PRESENTS:
COUNTY OF TARRANT §
THIS FULL RELEASE OF PUBLIC IMPROVEMENT DISTRICT LIEN (this "Full Release") is
executed and delivered as of the Effective Date by the City of North Richland Hills Texas, a Texas
home rule municipality.
RECITALS
WHEREAS, the governing body (hereinafter referred to as the "City Council") of the City
of North Richland Hills,Texas (hereinafter referred to as the"City"), is authorized by Chapter 372,
Texas Local Government Code,as amended (hereinafter referred to as the"Act"),to create public
improvement districts within the corporate limits and of the City; and
WHEREAS, on or about , the City Council for the City, approved Resolution No.
, creating City Point Public Improvement District; and
WHEREAS, the City Point Public Improvement District consists of approximately
contiguous acres within the and corporate limits of the City/County; and
WHEREAS, on or about , the City Council, approved Ordinance No.
, (hereinafter referred to as the "Assessment Ordinance") approving a service and
assessment plan and assessment roll for the Property within City Point Public Improvement
District; and
CITY POINT PUBLIC IMPROVEMENT DISTRICT
65
PRELIMINARY SERVICE AND ASSESSMENT PLAN
WHEREAS, the Assessment Ordinance imposed an assessment (the "Lien") in the amount
of [amount] (hereinafter referred to as the "Lien Amount") for the following property: [legal
description], a subdivision in Tarrant County, Texas, according to the map or plat of record in
Document/Instrument No. of the Plat Records of Tarrant County, Texas (hereinafter
referred to as the "Property"); and
WHEREAS, the property owners of the Property have paid unto the City the Lien Amount.
RELEASE
NOW THEREFORE, the City, the owner and holder of the Lien, Instrument No. , in the
Real Property Records of Tarrant County, Texas, in the amount of the Lien Amount against the
Property releases and discharges, and by these presents does hereby release and discharge, the
above-described Property from said Lien held by the undersigned securing said indebtedness.
EXECUTED to be EFFECTIVE this the day of , 20 .
CITY/COUNTY OF TARRANT,TEXAS,
A Texas home rule municipality,
By:
Mark E. Hindman, City Administrator
ATTEST:
Alicia Richardson, City Secretary
STATE OF TEXAS
COUNTY OF TARRANT §
This instrument was acknowledged before me on the day of
20 , by Mark E. Hindman, City Administrator for the City of North Richland Hills, Texas, a Texas
home rule municipality, on behalf of said municipality.
it
Notary Public, State of Texas
CITY POINT PUBLIC IMPROVEMENT DISTRICT
°
PRELIMINARY SERVICE AND ASSESSMENT PLAN
1