20-T-39 - Extend the term of the Tax Increment Reinvestment Finance Zone No. 2 (Sedona/Crossvine)ORDINANCE NO. 20-T-39
AN ORDINANCE BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS TO
EXTEND THE TERM OF THE TAX INCREMENT REINVESTMENT FINANCE ZONE
NO. 2 (SEDONA/CROSSVINE) AND EXPAND THE BOUNBARIES AND APPROVE
THE AMENDED PROJECT AND FINANCING PLAN, CITY OF SCHERTZ, TEXAS.
WHEREAS, in accordance with the Tax Increment Financing Act, Texas Tax Code, Chapter 311,
the City Council of the City of Schertz through Ordinance 06 -T -61 designated the Tax Increment
Reinvestment Zone #2 (Sedona/Crossvine) generally located on the west side of FM 1518, north
of Ware Seguin Road and primarily south of Lower. Seguin Road;
WHEREASA, on October 27, 2008 the City Council of the City of Schertz, Texas approved
Ordinance 08 -T -50 approving the Project and Financing Plan of the TIRZ #2;
WHEREAS, on August 21, 2020 the TIRZ #2 (Sedona/Crossvine) board voted to amend the
Development Agreement, Project/Financing Plan and Interlocal Agreement for the TIRZ 42
(Sedona/Crossvine) including expanding the boundaries, extending the term and increasing the
maximum reimbursement amount; and
WHEREAS, on September 22, 2020 the City Council of the City of Schertz approved Resolution
20-R-107 Development Agreement, Project/Financing Plan and Interlocal Agreement for the
TIRZ #2 (Sedona/Crossvine) including expanding the boundaries, extending the term and
increasing the maximum reimbursement amount; and
WHEREAS, the Tax Increment Financing Act, Texas Tax Code Chapter 311 stipulates that the
governing body of the municipality may enlarge an existing reinvestment zone may enlarge the
boundaries of the zone and may extend the term of the zone and approve amendments to the Project
and Financing Plan by ordinance or resolution after notice and a hearing on the matter subject to
the restrictions on composition of the reinvestment zone; and
WHEREAS, the City Council of the City of Schertz held a public hearing on December 1, 2020
after providing the required notice; and
WHEREAS, less than 30% of the property in the proposed expanded zone, excluding property
that is publicly owned, is used for residential purposes; NOW THEREFORE:
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SCHERTZ, TEXAS:
THAT:
Section 1. The boundaries of the TIRZ #2 (Sedona/Crossvine) are hereby amended as per
Exhibit "A" Boundary Map.
Section 2. The term of the TIRZ #2 (Sedona/Crossvine) is hereby extended to through
December 31, 2041.
Section 3. The Amended Project and Financing Plan is hereby approved, as per Exhibit
"B" Amended Project and Finance Plan Schertz Reinvestment Zone #2.
Section 4. The recitals contained in the preamble hereof are hereby found to be true, and
such recitals are hereby made a part of this Ordinance for all purposes and are adopted as a part of
the judgment and findings of the Council.
Section 5. All ordinances and codes, or parts thereof, which are in conflict or inconsistent
with any provision of this Ordinance are hereby repealed to the extent of such conflict, and the
provisions of this Ordinance shall be and remain controlling as to the matters resolved herein.
Section 5. This Ordinance shall be construed and enforced in accordance with the laws of
the State of Texas and the United States of America.
Section 7. If any provision of this Ordinance or the application thereof to any person or
circumstance shall be held to be invalid, the remainder of this Ordinance and the application of
such provision to other persons and circumstances shall nevertheless be valid, and the City hereby
declares that this Ordinance would have been enacted without such invalid provision.
Section S. It is officially found, determined, and declared that the meeting at which this
Ordinance is adopted was open to the public and public notice of the time, place, and subject matter
of the public business to be considered at such meeting, including this Ordinance, was given, all
as required by Chapter 551, as amended, Texas Government Code.
Section 9. This Ordinance shall be effective upon the date of final adoption hereof and any
publication required by law.
Section 10. This Ordinance shall. be cumulative of all other ordinances of the City of
Schertz, and this Ordinance shall not operate to repeal or affect any other ordinances of the City
of Schertz except insofar as the provisions thereof might be inconsistent or in conflict with the
provisions of this Ordinance, in which event such conflicting provisions, if any, are hereby
repealed.
Approved on first reading the 1 ' day of December, 2020.
PASSED, APPROVED AND ADOPTED on final reading the 8'i' day of December, 2020.
5
Rare P-f!�Z"'M ayor
A TTEST:
(A�-ennis, D City ecretary
Exhibit A
"Boundary Map"
2
Exhibit `B"
Amended Project and Financing Plan Schertz Reinvestment Zone #2
AMENDED PROJECT FLAN
AND
FINANCING PLAN
SCHERTz REINVESTMENT
ZONE NUMBER Two
The Crossvine PDD
(Uk/a Sedona Development Project)
2020
Schertz 1518, Ltd.
314 E. Commerce, Suite 600
San Antonio, Texas 78205
Schertz Reinvestment Zone Number Two
Sedona Development Project -Now Known as Crossvine PDD
Amended Project Plan and Financing Plan
PROJECT /TIRZ BACKGROUND
Pursuant to an ordinance dated December 19, 2006, the City Council of the CITY OF SCHERTZ,
TEXAS (the "City ") designated TAX INCREMENT REINVESTMENT ZONE NUMBER TWO,
CITY OF SCHERTZ, TEXAS TIRZ #2 (the "Zone ") to enable the development of approximately
825 acres of land (the "Zone Project Area "). The Zone Project Area was originally planned to
contain up to 2,200 residential units pursuant to the PUD plan (described below) with estimated
average sales price of $140,000 - $240,000 per single family home. The PUD plan included
approximately 130 acres of open space including public parks and trails to be collectively known
as the Sedona development (the "Project "). The Project as planned would result in a primarily
single - family residential development located in the southern portion of the City.
The developer of the Project is SCHERTZ 1518, LTD. (the "Developer "). The Developer entered
into an "Interlocal Agreement " dated November 18, 2008 that sets forth an agreement through
which the City, BEXAR COUNTY, TEXAS (the "County "), and the SAN ANTONIO RIVER
AUTHORITY ("SARA") participate in the tax increment financing to help fund public
infrastructure improvements to be located within the Zone Project Area. The duration of the Zone
was originally stipulated to be twenty -one (21) years with the Zone being in existence through
calendar year 2027.
The cost of the public infrastructure improvements and related capital costs for the Project
(exclusive of financing costs or interest) was at that time estimated at $41,195,225. The total
project costs including administrative costs were estimated at $41,801,420. The proposed public
infrastructure improvements for this project included the installation of and improvements to,
streets and drainage, utilities, waste water treatment facilities, sidewalks, green space, the
construction of a fire station and EMS facility, sewage plant, lift station, public cemetery, the
designation of a school site; and the construction of other public improvements.
The Developer agreed to pay the costs for the Public Improvements to be reimbursed by the Zone's
TIF fund only to the extent that tax increment revenue from increased property values (TIRZ
Incremental Value) is generated, up to a maximum reimbursement to the Developer of
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$45,000,000.
The Project was originally established as a master planned community and was approved by the
City as a mixed -use Planned Unit Development ( "PUD "). It was planned to function as a key
component within the Schertz Southside Development Initiative and create the demographic basis
which will in turn create demand for commercial and industrial developments along the City's
portion of the south IH -10 corridor.
On October 5, 2006, the Developer sold two tracts comprising 87.974 acres out of the Zone
property to Newmark/Lennar Central Texas, L.P. ( "Lennar "). After purchasing the tracts, Lennar
developed a portion of this tract into a residential area named Sedona Trails. This original
developed area consisted of 170 residential lots along with the entry drive (Schnebly Drive) off
Lower Seguin Road. The subdivision, including landscaping and an entry monument along
Schnebly, off -site utilities, and other common area and on -site infrastructure improvements were
completed by Lennar.
Lennar sold a portion of its completed lots to D. R. Horton Homes. Despite the downturn in the
housing market which commenced in 2008 -2009, the combined builder effort resulted in the
completion and sale of all 170 houses in the subdivision by the year 2011. As of the 2018 property
tax year, homes in the Sedona area were accorded a market value of $212,793 per residence.
EFFECT OF CHANGE IN HOUSING MARKET
Lennar Homes retained an undeveloped 49.406 acre tract out of the 87.974 acre tract referenced
above within the Zone Project Area. This tract was adjacent to the completed Sedona Trails
subdivision. Lennar originally purchased the entire 87.974 acre tract from the Developer with long -
range plans to improve the property as additional single - family lots for its future homebuilding
activity. Unfortunately, the housing downturn that started in 2008 along with the national
economic recession forced Lennar to put its plans for developing the remainder of the tract on the
back burner.
Before the 2008 downturn, it was common business practice for homebuilders to purchase
developable raw land tracts such as the Sedona property for future "in- house" residential lot
development. Due to the economic slowdown and overall malaise in the residential real estate
market, Lennar, as well as numerous other large builders, was forced to liquidate a large portion
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of their land inventories. Lennar, as well as most other national, regional and local builders
returned to the historical practice of purchasing completed residential lots on an as- needed basis
from owner /developers such as Schertz 1518, Ltd.
TRANSITION OF TIRZ PROPERTY TO CROSSVINE PDD
On November 16, 2011, the Developer repurchased the 49.406 acre tract from Lennar. This land
acquisition was an instrumental part of the Developer's decision to entirely refine the master
development plan for the Zone Project Area. It had become obvious that a new approach to
residential development was needed for the San Antonio market.
Working in close cooperation with the City of Schertz staff, a new master planned area was
concepted. The Crossvine, a carefully thought -out Planned Development District ( "PDD ") was the
result. Blending traditional single family residential development with a community focused
pedestrian environment, The Crossvine provided a foundation for a new approach to
neighborhoods. With heightened Architectural Standards, increased community gathering areas,
extensive walking trails, the collaboration between City Staff and the Developer has been well
received. A copy of the Crossvine Overall Completed Master Plan is included as Exhibit I and
Exhibit 2 as part of this Amended Project Plan and Financing Plan.
The PDD for the Crossvine (as an amendment to the original Sedona PUD) was approved and
subsequently amended by the City by way of the following ordinances:
1. Sedona Trails PDD Ordinance 12 -S -01, passed January 24, 2012.
2. Crossvine PDD Ordinance 12 -S -15, passed on August 21, 2012
3. Crossvine PDD Ordinance 17 -S -01, passed on February 28, 2017
Exhibit 3 depicts the resulting zoning designations for the TIRZ property.
The new Crossvine PDD Master Development Plan is based upon the designation of three land
planning modules with the anticipated use of various sections of the property delineated within
each module. The PDD ordinance can be amended in the future with approval of the Schertz City
Council. Graphical depictions of the planning modules are attached as Exhibits 4, 5, and 6.
CROSSVINE PDD ORDINANCE No. 12 -S -16
This ordinance passed on August 21, 2012 by the City of Schertz City Council, formally (legally)
3
changed the name of the development from Sedona Trails PDD, as established by Ordinance 12-
S -01, to Crossvine PDD. The ordinance further set forth specific designs and related standards for
The Crossvine which have subsequently been modified and expanded through the subsequent
referenced ordinances:
• Landscaping standards for common areas and residential lots
• Green space and public spaces
• Walking trails and sidewalks
• Public Lighting
• Transition areas between product types
• Requirement for enhanced architectural standards for residential construction
• Public Screening (Fencing /Walls)
• Private Fencing
The Sedona Trails PDD, as amended and retitled as The Crossvine PDD, includes significant
obligations and commitments for improvements, open space, trail systems, and other public
benefits as part of the overall development. The PDD incorporates Developer obligations for
"Must -Build Roads" (Exhibit 7) and "Must -Build Trails" (Exhibit 8) which ensure that the
Conceptual Master Plan will be honored and the integrity of the overall development will be
maintained.
Community and Public Amenity Standards and Architectural Standards for each module must be
approved by the City in order to establish and maintain the high level and quality of the
improvements to be constructed in Crossvine Trails. As a result of these significant commitments
on the part of the Developer, the PDD affords flexibility to the Developer to adjust future land use
to more nimbly address changes in market conditions, consumer demand, and other factors.
The City and the Developer also have recognized that circumstances may arise in the future which
make exceptions to the requirements or obligations of the PDD appropriate or necessary ( "Special
Exceptions "). A Special Exception shall be a circumstance or condition in which the Developer
requests limited relief from a requirement or obligation of the PDD as a result of a change in
4
circumstances or other unforeseen event or site specific circumstance.
DESCRIPTION OF CROSSVINE PDD DEVELOPMENT MODULES
A schedule included in this Amended Project and Financing Plan provides a "Projected
Development Schedule and Projected Timing of Developer Disbursements" (See Schedule II).
The three development modules for the Crossvine PDD referenced in the schedule are described
below:
Module I
Module 1 consists of approximately 188.43 acres and occupies the geographical center of
Crossvine. The dominant land use in Module I will be Detached Single - Family Residential. as
further defined in the Crossvine PDD. While the residential living in Module I will be primarily
traditional single - family housing, it will provide a unique community experience - generally unlike
any competing residential option in the immediate market area.
Crossvine will include planning concepts calculated to create a pleasant, healthy environment
while fostering close -knit and connected neighborhoods. The unique land plan emphasizes curving
streets which group homes in clusters on short cul -de -sacs. This plan insures that there are no
driveway cuts on main collector roads, encourages side -entry garage placement, and slows traffic
in residential areas. Drainage swales behind many of these home clusters are part of a greenbelt
system which winds throughout Crossvine. A trail network combines with the greenbelt system to
provide an open pedestrian transportation network which connects and binds the community
together. Drainage swales will be extensive, in some cases in excess of 200 feet wide, providing a
generous greenbelt proximate to a significant number of residences in Module I.
Neighborhood pocket parks will feature playscapes and centrally located mail kiosks to encourage
community interaction. Extensive landscaping will make the pocket parks and mail kiosks pleasant
focal points in the midst of the community. Residents will enjoy an extensive hike and bike trail
network and an amenity center featuring a community pool, pavilion, and ample spaces for public
and private gatherings. Heritage Oaks Park, a 14 -acre municipal park contributed by the
Development and located on the western edge of Module I, will offer outdoor picnic facilities and
a covered pavilion.
The predominance of traditional single - family residences in Module I will establish an underlying
5
foundation and demographic base which, in turn, supports the development of broader and more
diverse mixed uses in Module II and Module III.
Module Il
Module II consists of 117.19 acres located at the northern end of the Crossvine PDD. This Module
will feature mixed -use facilities as well as higher density residential options and will be the
commercial and civic hub of the Crossvine development. Planned land usages include City of
Schertz Emergency Services, community amenity centers, retail, office, multifamily residences,
and townhome villages. This area will be the most densely populated portion of the Crossvine
PDD.
Module II is located on both the north and south side of Lower Seguin Road. Module II will include
the "Town Center" of Crossvine and will be a vibrant community center providing a variety of
residential options, convenient and pleasant shopping, work, and public space. Module II provides
a balanced mix of residences and compatible commercial enterprise. A "Main Street" feel will
characterize the central boulevard of this neighborhood center and pedestrian traffic will be
encouraged. Parking for the townhome villages and multifamily units will be concentrated away
from the main boulevard, creating pleasant streetscapes. The housing products offered in Module
II will support the lifestyle diversity that defines Crossvine.
The natural division created by Lower Seguin Road encourages separate personalities for the
commercial and non - residential components of Module II. It is intended that the retail and office
services located in the Town Center will appeal to and cater to a broader demographic and
geographic market area beyond the Crossvine PDD. Higher density residential development will
be a significant driving force for retailers and service providers to flock to Town Center.
All construction, landscaping, signage, and other features in Module II will adhere to the Crossvine
Community and Public Amenity and Architectural Standards and will contribute to the tight
aesthetic standards of the community. In addition to the extensive landscaping, a series of detention
ponds throughout Module II will create relaxing and beautiful open spaces. This unique
combination of higher density residential will spur commercial and retail services which will serve
all of Crossvine, the neighboring area, as well as the commuters who frequent the area in increasing
numbers as the area quickly develops.
6
Module II will complement Module I and Module III by providing valuable services to existing
residents and by drawing new residents in search of convenience and a more urban lifestyle.
Module III
Module III consists of 237.62 acres and is located in the southern portion of Crossvine. Module
III is separated from Modules I and II by Woman Hollering Creek and displays the most
topographical diversity of the three Modules. This area of the development will include garden
homes, patio homes, multi- family, and other types of higher density residential products that will
be clustered to allow for more natural open space.
This area also includes a "Village Center" to anchor the southern end of Crossvine providing
neighborhood retail services for residents in Module III as well as the adjacent residents. These
various land uses increase the diversity of commercial product and expand the residential options
in Crossvine.
Module III offers extensive recreational open space to take advantage of this area's varied terrain.
A series of detention ponds throughout the greenbelt and recreational open space will mitigate
flooding and provide additional natural community amenities. With a range of greenbelt and open
spaces ranging from manicured and well- tended areas to natural and wild areas, the open spaces
and greenbelt areas offer a peaceful respite in the midst of a master- planned community in a
dynamic and thriving city. The development wide trails network will be extensive in Module III.
Meandering and gentle trails of decomposed granite will be 'family- friendly" and inspire longer
walks and more time together. More primitive trails will provide ample opportunities for exercise
throughout the extensive open spaces of Crossvine.
All construction, landscaping, signage, and other features in Module III will adhere to the
Crossvine Community and Public Amenity and Architectural Standards as they are codified and
memorialized. The Developer acknowledges that these commitments to elevated standards are the
foundation for the TIRZ reimbursement of Developer's expenditures related to public
infrastructure; and when combined with the natural beauty of this particular Module, will enhance
the overall aesthetic appeal of the Crossvine community.
As described above in the Module I, II and III detailed descriptions above, the Crossvine
development will include a first -class system of public trails, greenbelts and landscaping. The
7
park/open space plan is depicted in Exhibit S. An extensive system of trails and a continuous,
well - connected network of pedestrian sidewalks is featured in the plan as shown in Exhibit 9.
AMENDMENT TO ORIGINAL PROJECT PLAN
The economic slowdown that heightened in 2008 - 2009 precipitated a change in the typical
business plan for homebuilders regarding land acquisition and lot production/purchases. The
uncertainty surrounding the economic crisis and how long it would last made things even more
challenging for real estate developers. While builders had changed to wanting to purchase
developed lots from developers, the same builders were reluctant to commit to purchasing lots
when there remained so much doubt about when there would be recovery in the home building
industry. This made the decisions and commitments for developers to continue building lots even
more challenging. It also provided the foundation for the Developer and the City to construct a
new development plan for the Crossvine. With the support of the TIRZ, the amended Project Plan
was fashioned around the new Crossvine PDD master plan that is described in detail above.
The following significant changes to the original project plan have been incorporated into the new
Project Plan presented herein:
A. Geographic boundary of the TIRZ:
The following tracts will be added to Zone:
• A 13.669 acre tract described in Exhibit 12.
• A 40.69 acre tract described in Exhibit 13.
• A 1.501 acre tract described in Exhibit 14.
• A 1.00 acre tract described in Exhibit 15.
• A 57.46 acre tract described in Exhibit 16.
• A 6.00 acre tract described in Exhibit 17.
These tracts were purchased and added to the Crossvine development area and increase the TIRZ
area to 947.755 acres. The exact location of the additional tracts being added is reflected in Exhibit
3B. The base property tax base value will increase from the original base amount of $450,879 to
$3,028,629 to include the values of these parcels. (See Schedule III).
B. Term of the TIRZ
8
The impact of the 2008 - 2009 economic downturn and the continuing residual uncertainty that
followed resulted in no new lots or homes being added to The Crossvine until 2015. Further, these
additional lots were part of a completely reimagined Master Plan Community which has required
much more significant investment on the part of the Developer. Further, the original projections
indicated a number of years with home absorption exceeding 200 homes annually. Our most recent
revised absorption estimates indicated that a more conservative assumption on absorption is
prudent and realistic. In addition, there has been a continuing erosion of tax revenue as a result of
legislatively mandated tax waivers with Assessed Valuation declining from 92% of Market Value
in 2015 to 76% of Market Value in 2019. Consequently, the foregoing indicate that the TIRZ term
should be extended through calendar year 2041.
C. Increase in TIRZ Maximum Reimbursement:
The new Crossvine PDD land use plan combined with the resulting projected increased real estate
values, support an increase in the TIRZ maximum reimbursement amount from the original level
of $45,000,000 to $66,000,000 (an increase of 46 %). Consistent with this increase, the projected
market value (aggregate value of properties in the TIRZ) is expected to increase from
$434,885,503 projected in the original plan as compared to $932,326,389 reflected in the amended
plan (more than double the original captured value (See Schedule IV).
Consistent with the original Project Plan, all costs including public improvements associated with
development in the TIRZ will be funded by the developer. Public funds or municipal /governmental
bonds will not be utilized.
E- CONOMIC FACTORS INDICATING THE EXPECTED SUCCESS OF CRO'MVINE
Texas Single - Family Housing Market
The statistics provided by the Texas A &M Real Estate Center ( "A &M REC ") indicate positive
trends in the Texas Single- Family Housing Market; however, they also caution that housing sales
are expected to "normalize" and return to more moderate increases year over year.
Residential transaction sales volume has increased year over year although the
Texas Housing Market slowed in 2018 as sales rose 1.7% compared with 4.1 % the previous year.
2. New Home Sales in Texas, however, as reported by the NewHomesUSA index as
9
of the end of 2018 showed the statewide average in Texas rose to $358,108 in November 2018.
3. Single family housing sales have been projected to increase by only 1% in 2019.
Housing permits state -wide are expected to show a 2.1% increase from 2018.
4. Single Family construction permits in Texas showed 10,504 permits in 2019
(January through July) which accounted for 15% of the total permits in the United States, extending
a 13 year stretch as the leader in single family construction permits. The San Antonio market
issued 817 permits which was in increase of 10.9% year over year.
5. Dwindling supplies resulted in Texas' months of inventory to drop to 3.7 months
of housing inventory for sale.
6. The Texas median home price posted a new record high in July reading $240,500
with an annual rate of growth of 3.8%
Demand for new housing in Texas will be supported by the projected state population growth of
12.6% from 2010 levels to 2020 (per the U.S. Census Bureau). According to Forbes magazine,
"Texas was one of the first states to emerge from the recession and it continues to attract companies
on the basis of its low tax burden, predictable regulatory environment and skilled labor force.
Texas has attracted a lot of attention from California companies and the State of Texas has not
been shy about contrasting the business climates of the two states. California firms EBay, Google,
Facebook, Electronic Arts, Indeed, and many others have both chosen Texas for large expansions
in recent years."
Grid 2
HornesUSA.com -Texas New Home Prices - Nov, 2018
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10
San .Antonia Single -Famih Housing Market
An important factor affecting Crossvine is the increase in residential sales in the price range from
$250,000 to $350,000. In 2006, 14.3% of sales fell within this range. Recent sales statistics
indicate that 2 1. 1 % of sales were within this target range. This indicates that the market for houses
at price points such as those planned for a significant part of Crossvine has increased by a healthy
48 %. The average price of a new home in the San Antonio market as of the end of 2018 was
$296,182.
The price range increases for new homes are more dramatic as the statistics above include resales.
The price distribution for new home starts in the $250,000 to $350,000 range has increased from
21% of the market in 2009 to 29% in 2013. This increase further indicates that the revised focus
of the Crossvine PDD towards the new housing market over the $300,000 threshold is strongly
supported by market indicators.
The value of the public improvements and the overall design of The Crossvine has been reflected
in the value of the homes as reflected by the Bexar County Appraisal District. The average market
value of homes in The Crossvine in 2018 was $321,538, a value significantly higher than that
originally anticipated by the Developer or by the homebuilders.
Schertz Single - Family Housing Market
The population in the City of Schertz has increased as summarized below:
Year
Population
% Increase
Notes
2000
18,694
NA
NA
2010
31,465
68.3%
(2010 vs. 2000)
2012
34,883
86.5%
(2012 vs. 2000)
2017
40,092
114.4%
(2019 vs. 2000)
The rate of increase from 2010 to 2017 of 14.3% annually results in a projected population in the
City of Schertz of almost 60,000 residents by 2020. This population increase will drive a healthy
demand for new housing in the City of Schertz over the foreseeable future. The ideal location of
the Crossvine TIRZ property at the intersection of F.M. 1518 and Lower Seguin Road with close
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access to both U.S. I.H. 10 and F.M. (Loop) 1604 will result in the site specific demand for
significant numbers of new residences in the subject area.
Infonnation from the Schertz Economic Development Corporation also confirms strong
demographics for the future of Schertz and The Crossvine:
• Median Home Value of $206,631
• Avg. Household Size of 2.78
• Median Age of 37.3 years
• Median Household Income of $78,634
• 45.1% of the residents of Schertz with a college degree
• In March 2014, the Developer completed construction of the first unit of Module I of the
Crossvine PDD. All of the lots in Module 1, Unit 1 and Unit 2 have been sold with average market
value of the homes of $321,538. All of the lots in Module 1, Unit 3 have been purchased by
Weekley Homes and by Scott Felder Homes. The Developer has implemented an aggressive
marketing program for Crossvine and has received strong expressions of interest from numerous
qualified homebuilders and multi - family builders /developers for any additional lot inventory that
may become available.
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Budget Schedules. Projected Costs, and TIRZ Basis
Schedule I -A and I -B:
Schedule I -A reflects an Amended Project Budget showing the budget amounts included in the
original Project Financing Plan along with a revised Project Budget. The revised budget sets forth
a breakdown of TIRZ reimbursable capital costs by budget category that aggregates the TIRZ
maximum total reimbursement amount of $66,000,000. Based upon historical information
available since the creation of the original budget, along with the impact of the new Crossvine
PDD and corollary development plan, the categories used to delineate project costs have been
modified as reflected in this schedule.
Budget categories 1 through 9 are direct construction costs to be incurred in the development of
the project infrastructure. The total projected expenditures for construction and related allowable
and reimbursable costs of will be $66,000,000 (see Schedule I). The total projected expenditures
for direct construction costs are $38,830,000.00 and the total projected expenditures for ancillary
costs are $27,170,000.00. The aggregate costs of $66,000,000 exceed the original projected budget
amount of $45,000,000.00 — an increase of 46% over the original budget. However, the projected
market value is $932,326,389 (more than double the previous estimate of value).
There is a lag between expenditures for construction and related costs and the associated
reimbursement of those costs from TIRZ revenues. The developer will fund the difference as
required to insure the timely completion of the Crossvine development.
Schedule I -B reflects a comparison of the original assumptions in the initial Project Financing Plan
and the revised assumptions and results in the revised Project Financing Plan.
Schedule II:
The Amended Project Development Schedule presents a detail of the development modules and
units that are depicted in the Crossvine overall Conceptual Master Plan that is a focal point in the
Crossvine PDD approved by ordinance by the City of Schertz.
This schedule presents the acreage and proposed use for each unit within the PDD. The modules,
phases, tract acreages and data regarding the type and number of development units are based upon
the Crossvine Phasing Plan dated April 4, 2012. Additionally, Schedule II provides a year -by -year
projection of expected direct construction costs for the TIRZ property to be incurred by the
13
Developer.
Schedule III:
This is a schedule detailing the legal descriptions, acreages and tax I.D. numbers for the various
tracts that were assembled to create the TIRZ zone. The TIRZ base value is the beginning ( "floor ")
value used to compute the TJRZ incremental value. The incremental value minus the base value
multiplied by the cumulative tax rate equals the annual TIRZ revenue available for payment of
administrative costs to the City, County and the SARA as well as payments to the developer.
Supplemental information regarding the tracts to be added to the TIRZ by amendment are also
presented as part of the schedule. The revised, post- amendment, total base value for the TIRZ
would amount to $3,029,279.00.
Schedule IV:
A schedule that presents the projected taxable value of TIRZ properties on an annual basis. The
progressive increase in the taxable values quantifies the development of the TIRZ real estate. The
projected amount of TIRZ revenues available for developer payments is also presented. A 1.5%
annual inflation factor has been applied to annual developed values.
Schedule V:
A schedule that compares the original TIRZ development projections from 2006 and the revised
development projections associated with this Amended Project Plan and Financing Plan.
14
Exhibits
Exhibit 1:
Overall Completed Master Plan
Exhibit 2:
Overall Completed Master Plan (cont.)
Exhibit 3:
Overall TIRZ Area (as amended)
Exhibit 3B:
Identification of Additional Parcels added to TIRZ Area
Exhibit 4:
Zoning Designation
Exhibit 5:
Overall Depiction of Modules 1, 2, and 3
Exhibit 6:
Graphical Depiction of Module 1
Exhibit 7(A and B):
Graphical Depiction of Module 2
Exhibit 8:
Graphical Depiction of Module 3
Exhibit 9:
Must Build Roads
Exhibit 10:
Must Build Trails
Exhibit 11:
Greenspace Plan
Exhibit 12:
Legal Description — 13.669 Acre Tract
Exhibit 13:
Legal Description — 40.69 Acre Tract
Exhibit 14:
Legal Description — 1.501 Acre Tract
Exhibit 15:
Legal Description — 1.000 Acre Tract
Exhibit 16:
Legal Description — 57.46 Acre Tract
Exhibit 17:
Legal Description — 1.00 Acre Tract
15
Schertz Reinvestment Zone #2 Amended Project Budget Schedule I -A
Crossvine PDD
Schertz Reinvestment Zone Number Two
The Crossvine Development Project- Formerly Known as Sedona
AMENDED PROJECT BUDGET AND FINANCING PLAN
Budget Category Revised
Original Budget
Amounts
Budget Amendment
1. Mobilization /Land Preparation
2,061,328
2,090,000.00
2. Erosion Control
1,650,000.00
3. Streets
5,956,751
12,650,000.00
4. Drainage
3,850,000.00
5. Water
5,185,889
5,280,000.00
6. Wastewater
2,754,186
4,950,000.00
7. Treated Effluent Irrigation System
1,430,000.00
8. Electric /Gas - CPS
908,378
2,530,000.00
9. Common Area/ Green Space Improvements
4,400,000.00
10. Engineering /Geotech Testing
2,252,250
4,950,000.00
11. Sewer Plant
2,365,378
1,650,000.00
12. Lift Station /Force Main
728,949
1,870,000.00
13. FM 1518 Drainage Engineering
1,078,565
220,000.00
14. Fire Station /EMS Facility
1,200,000
1,320,000.00
15. City Platting /Permit Fees
140,250
770,000.00
16. Land Planning /Landscape Architecture /Marketing
4,620,000.00
17. Project Management
1,402,500
2,640,000.00
18. Legal Fees
331,000
990,000.00
19. Interest on Project Debt
4,950,000.00
20. Unallocated Reserve for Additional Items /Contingency
3,190,000.00
Subtotal
26,365,424
66,000,000
Estimated Budget Categories:
Inflation (8.,16.)
760,649 (A)
-
Contingency (9., 17., 24.1 28.)
6,519,492 (B)
-
Park Fees (13.)
371,250 (C)
-
Street Lights (14.)
353,100 (D)
-
Residential Common Area Cost - Combined (18.)
9,830,135 (E)
-
Park Land (23.)
524,755 (F)
-
City Admin (26.)
144,000 (G)
-
County Admin (27.)
131,195 (G)
-
Budget Totalsl
45,000,0001
66,000,000
Explanatory Notes - Eliminated Budget Catagories
(A) Inflationary factors are included in projected future cost.
(B) Contingency amounts are combined under new category 20. - Unallocated Reserve for Additional Items /Contingency
(C) It is anticipated that park fees will be waived in lieu of improvments to common areas, open space, green space and park
space dedication
(D) Street lights are included in new category 8. - Electric /Gas - CPS
(E ) Amount is allocated to new categories 9. - Common Area /Green Space Improvements, 16. - Land Planning / Landscape
Architecture / Marketing and 19. - Interest on Project Debt.
(F) Park Land Amount is included in new category 9: See (E ) above.
(G) City Admin and County Admin amounts are deleted from budget as said amounts are not reimburseable project cost under
TIRZ guidelines.
Schertz Reinvestment Zone #2 Amended Project Budget Schedule I -B
Crossvine PDD
Assumptions (Original):
Assumptions (2019 Revised):
Zone Duration -Years (2006 -2027)
21
Zone Duration -Years (2006 -2041)
33
Base Assessed Value of Site Area (2006)
$
450,879
Base Assessed Value of Site Area (2019)
$
3,028,629
Mkt Value at end of TIF (2027)
$
438,013,003
Mkt Value at end of term (2041)
$
932,326,389
Captured Value
$
434,885,503
Captured Value
$
929,297,760
Captured Rate
80%
Captured Rate (AV as % of Mkt Value) (variable)
76%
City of Schertz Tax Rate (100% of 0.4090)
$
0.40900
City of Schertz Tax Rate (100% of 0.51460)
$
0.51460
Bexar County Tax Rate (58% of 0.265594)
$
0.15405
Bexar County Tax Rate (80% of 0.23625)
$
0.18900
SARA Tax Rate (55% of 0.015951)
$
0.00877
SARA Tax Rate (55% of 0.0185)
$
0.01018
Collection Rate
99%
Collection Rate
99%
Tax Rate Growth
0%
Tax Rate Growth
0%
Appreciation Growth
2%
Appreciation Growth
2%
Estimated total TIF Revenues
$
33,701,032
Estimated total distributable TIF Revenues
$
66,000,000
Estimated total TIF Collections
$
33,364,022
Estimated total distributable TIF Collections
$
66,000,000
Total Project Costs
$
41,801,420
Total Project Costs
$
66,000,000
Schertz Reinvestment Zone #2 Amended Project Budget Schedule II
Crossvine PDD
Module I
Acreage
Units
Use
Density
ITOTALI
Unit 1
54.96
121
Single Family
2.2
Unit 2
47.68
120
Single Family
2.5
Unit 3
45.1
118
Single Family
2.6
Unit 4 1
40.691
142
Single Family
3.5
188.43
139.24
Module 2A
Acreage
Units
Use
Density
Density
14.17
77
Garden Home
5.4
14.025
300
Multi Family
21.4
3.321
30
Attached Resdential
9.0
2.555
1311
Commercial
187
1.5
1070
Commercial
420.71
*Remaining TIRZ Project Area is comprised of commercial, A1CUZ, greenspace, flood plain, etc.
TOTAL
35.571
Module 3
Acreage
Units
Use
Density
6.2
33
Garden Home
5.3
14.46
300
Multi Family
20.7
2.5
Commercial
Unit 1
441
139
Single Family
3.2
Unit 2
47
123
Single Family
2.6
Unit 3
33
101
Single Family
3.1
Unit 4
33
98
Single Family
3.0
Total
184.231
Module 4
Acreage
Units
Use
Density
Unit 1
57.46
73
Single Family
3.0
Un t 2
Total
57.46
Module 2B
Acreage
Units
Use
Density
4.5
Fire/ EMS
0.0
24.44
440
Multi Family
18.0
46.00
138
Single Family
3.0
14
77
Garden Home
5.5
50.3
Commercial
Total
139.24
Sedona
Acreage
I Units
Use
Density
38.5681
169
1 Single Family
4.38
Total Single Family
1480
Total Minus Sedona
1311
Total Garden Home
187
Total Multi Family
1070
Total Developed Acreage*
420.71
*Remaining TIRZ Project Area is comprised of commercial, A1CUZ, greenspace, flood plain, etc.
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Schertz Reinvestment Zone #2 Amended Project Budget Schedule IV
Crossvine PDD
Year
Market Value
Captured Appraisal
Value
TIRZ Base Value
Incremental TIRZ
Value
Aggregate TIRZ
Revenue
Cumulative TIRZ
Revenue
2014
$
34,013,380
$ 29,439,054
$ 450,879
$ 28,988,175
$
187,503
$
187,503
2015
$
43,299,300
$ 36,430,531
$ 450,879
$ 35,979,652
$
232,421
$
419,924
2016
$
58,939,270
$ 49,640,618
$ 450,879
$ 49,189,739
$
312,917
$
732,841
2017
$
84,476,604
$ 68,358,605
$ 450,879
$ 67,907,726
$
432,507
$
1,165,347
2018
$
107,934,415
$ 86,281,526
$ 450,879
$ 85,830,647
$
566,960
$
1,732,307
2019
$
119,266,784
$ 92,981,740
$ 450,879
$ 92,530,861
$
611,014
$
2,343,321
2020
$
124,478,680
$ 96,765,534
$ 3,028,629
$ 93,736,905
$
607,451
$
2,950,773
2021
$
188,762,896
$ 148,297,778
$ 3,028,629
$ 145,269,149
$
972,764
$
3,923,537
2022
$
249,456,168
$ 194,587,841
$ 3,028,629
$ 191,559,212
$
1,300,573
$
5,224,110
2023
$
314,277,766
$ 239,121,079
$ 3,028,629
$ 236,092,450
$
1,615,512
$
6,839,622
2024
$
385,374,371
$ 289,500,913
$ 3,028,629
$ 286,472,284
$
1,972,158
$
8,811,780
2025
$
471,629,974
$ 348,138,421
$ 3,028,629
$ 345,109,792
$
2,387,401
$
11,199,181
2026
$
529,780,801
$ 385,777,610
$ 3,028,629
$ 382,748,981
$
2,653,151
$
13,852,333
2027
$
576,533,558
$ 412,381,806
$ 3,028,629
$ 409,353,177
$
2,840,140
$
16,692,473
2028
$
604,157,527
$ 425,895,150
$ 3,028,629
$ 422,866,521
$
2,933,943
$
19,626,416
2029
$
664,226,223
$ 468,534,468
$ 3,028,629
$ 465,505,839
$
3,235,908
$
22,862,324
2030
$
677,376,885
$ 473,231,110
$ 3,028,629
$ 470,202,481
$
3,266,961
$
26,129,284
2031
$
734,408,906
$ 513,076,083
$ 3,028,629
$ 510,047,454
$
3,548,837
$
29,678,121
2032
$
748,984,143
$ 518,564,516
$ 3,028,629
$ 515,535,887
$
3,585,395
$
33,263,516
2033
$
826,280,220
$ 574,361,571
$ 3,028,629
$ 571,332,942
$
3,980,989
$
37,244,505
2034
$
838,766,088
$ 577,801,780
$ 3,028,629
$ 574,773,151
$
4,002,771
$
41,247,276
2035
$
851,467,936
$ 581,228,106
$ 3,028,629
$ 578,199,477
$
4,024,374
$
45,271,650
2036
$
864,387,532
$ 584,638,714
$ 3,028,629
$ 581,610,085
$
4,045,780
$
49,317,430
2037
$
877,526,832
$ 588,031,784
$ 3,028,629
$ 585,003,155
$
4,066,976
$
53,384,406
2038
$
890,887,977
$ 586,176,469
$ 3,028,629
$ 583,147,840
$
4,087,944
$
57,472,350
2039
$
904,473,277
$ 589,450,630
$ 3,028,629
$ 586,422,001
$
4,108,671
$
61,581,021
2040
$
918,285,205
$ 592,700,694
$ 3,028,629
$ 589,672,065
$
4,129,141
$
65,710,162
2041
$
932,326,389
$ 595,924,857
$ 3,028,629
$ 592,896,228
$
4,149,337
$
69,859,500
Schertz Reinvestment Zone #2 Amended Project Budget
Crossvine PDD
Development Schedule, Budget, and
Assumptions (Original)
Development Schedule, Budget, and
Assumptions (Amended)
Site Area Dimensions (Acres)
Site Area Dimensions (Acres)
Residential
579.68
Residential
459.788
Commercial Development
51.11
Commercial Development
62.855
Cemetery
44.79
Multifamily
56.246
School
14.02
Fire Station /EMS Facility
4.5
Fire Station /EMS Facility
1.55
Garden Home
34.37
Park /Open Space /Flood Plain
133.46
Park /Open Space /Flood Plain
329.996
Total
824.61
ITotal
947.755
Project Schedule
Project Schedule
Residential Absorption
Residential Absorption
Time Frame
Home Sales
Time Frame
Home Sales
Year
Annual
Cumulative
Year
Annual
Cumulative
2007
0
0
2007 -2014
169
169
2008
27
27
2015
56
225
2009
108
135
2016
65
290
2010
258
393
2017
66
356
2011
377
770
2018
96
452
2012
412
1182
2019
37
489
2013
274
1456
2020
104
593
2014
121
1577
2021
113
706
2015
73
1650
2022
110
816
2023
168
984
2024
157
1141
2025
195
1336
2026
143
1479
2027
125
1604
2028
63
1667
Commercial Absorption
Time Frame
Square Feet
Year
Annual
Cumulative
2029
15,000
15,000
2030
10,000
25,000
2031
10,000
35,000
2032
-
35,000
2033
25,000
60,000
2034
25,000
85,000
2035
-
85,000
2036
25,000
110,000
2037
25,000
135,000
Multifamily Absorption
Time Frame
Units
Year
Annual
Cumulative
2029
330
330
2030
-
330
2031
300
630
2032
-
630
2033
4401
1,070
Schedule V
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E1l1 HIBIT 11
TRACT 1:13.669 ac
Legal Description for the 13.669 acre tract generally located at the SE corner of that portion of Module II
located north of Lower Seguin and west of FM 1518 (Additional Tract 1):
A 13.669 acre tract of land, being all of that 13.52 acre tract of land which is the remaining portion of a
125.0 acre tract of land as recorded in Volume 2257, Page 56, Deed Records of Bexar County, Texas, as
conveyed to Conrad J. Hillert, recorded in Volume 1412, Page 627 of the Official Public Records of Bexar
County, Texas, and being out of the Jeronimo Leal Survey No. 79, Abstract No. 424, Bexar County, Texas,
and being more particularly described by metes and bounds as follows:
BEGINNING at a found Texas Department of Transportation Concrete Monument Type 2 in the
southwest right -of -way of F.M. 1518, a variable width right -of -way, and in a northeast line of the 125.0
acre tract and for the northeast corner of a 1.00 acre tract of land conveyed to Ruby J. Isaacks Newman,
recorded in Volume 6505, Page 630, Deed Records of Bexar County, Texas, and for an easterly southeast
corner of the 13.52 acre tract and the tract described herein;
THENCE: S 59° 30' 05" W along and with the north line of the 1.00 acre tract and a south line of the
13.52 acre tract, a distance of 143.14 feet to a found iron pipe for the northwest corner of the 1.00 acre
tract and an interior corner of the 13.52 acre tract and the tract described herein;
THENCE: S 10° 18' 55" E along and with the west line of the 1.00 acre tract and an east line of the 13.52
acre tract, a distance of 334.32 feet to a set 1/2" iron rod with Blue Plastic Cap stamped "KFW
Surveying" in the northwest right -of -way line of Lower Seguin Road, a variable width right -of -way, for
the southwest corner of the 1.00 acre tract and the southerly southeast corner of the 13.52 acre tract
and the tract described herein;
THENCE: S 600 01' 07" W along and with the northwest right -of -way line of the Lower Seguin Road and
the southeast line of the 13.52 acre tract, a distance of 1045.35 feet to a set 1/2" iron rod with Blue
Plastic Cap stamped "KFW Surveying" for the southerly southeast corner of a 34.007 acre tract of land
conveyed to Schertz 1518 Ltd., recorded in Volume 11492, Page 57 of the Official Public Records of
Bexar County, Texas and for the southwest corner of the 13.52 acre tract and the tract described herein;
EXHIBIT 12
TRACT 1
THENCE: N 30° 42'46" W along and with a northeast line of the 34.007 acre tract and a southwest line of
the 13.52 acre tract, a distance of 496.11 feet to a found 1/2" iron rod for an interior corner of the
34.007 acre tract and the northwest corner of the 13.52 acre tract and the tract described herein;
THENCE: N 59° 39' 08" E along and with a southeast line of the 34.007 acre tract and the northwest line
of the 13.52 acre tract, a distance of 1367.10 feet to a set 1/2" iron rod with Blue Plastic Cap stamped
"KFW Surveying" in the southwest right -of -way line of F.M. 1518, in a curve to the right, for an easterly
southeast corner of the 34.007 acre tract and the northeast corner of the 13.52 acre tract and the tract
described herein;
THENCE: along and with a southwest right -of -way line of F.M. 1518, with a curve to the right having a
radius of 2825.00 feet, an arc of 197.97 feet, a delta of 4 °00'55 ", and a chord bears S 12 °24'44" E, a
distance of 197.93 feet to the POINT OF BEGINNING and containing 13.669 acres, or 595,406 square feet
more or less, in the City of Schertz, Bexar County, Texas, and being described in accordance with an
exhibit prepared by KFW Surveying.
EXHIBIT 12 Cont.
TRACT 2:40.68 ac
Johnson Surveying, Inc.
Registered Professional Land Surveyor
METES AND BOUNDS DESCRIPTION
34.689 ACRES OF LAND OUT OF THE JERONIMO LEAL SURVEY 79, ABSTRACT 424, COUNTY BLOCK 5058,
BEXAR COUNTY, TEXAS, AND BEING OUT OF A 45.68 ACRE TRACT OF LAND DESCRIBED IN DEED RECORDED
IN VOLUME 13319, PAGE 2202, REAL PROPERTY RECORDS, BEXAR COUNTY, TEXAS; SAID 34.689 ACRES
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A TXDOT DISC FOUND ON THE SOUTH RIGHT -OF -WAY LINE OF LOWER SEGUIN ROAD
MARKING THE NORTHWEST CORNER OF SAID 45.68 ACRE TRACT;
THENCE NORTH 62 DEGREES 34 MINUTES 01 SECONDS EAST 18.13 FEET ALONG THE SOUTH RIGHT -OF -WAY
LINE OF LOWER SEGUIN ROAD TO A 112" IRON ROD FOUND WITH CAP MARKED "3959 ";
THENCE CONTINUING ALONG THE SOUTHERLY RIGHT -OF -WAY LINE OF LOWER SEGUIN ROAD AND ALONG A
CURVE TO THE RIGHT HAVING THE FOLLOWING PARAMETER: RADIUS= 686.78 FEET, ARC LENGTH= 600.09
FEET, CHORD BEARING= NORTH 85 DEGREES, 14 MINUTES, 26 SECONDS EAST AND CHORD LENGTH= 581.18
FEET TO 112" IRON ROD FOUND;
THENCE SOUTH 71 DEGREES 08 MINUTES 03 SECONDS EAST 15.35 FEET CONTINUING ALONG THE SOUTH
RIGHT -OF -WAY LINE OF LOWER SEGUIN ROAD TO A 1/2" IRON ROD SET WITH CAP MARKED "RPLS 5578 ";
THENCE CONTINUING ALONG THE SOUTH RIGHT -OF -WAY LINE OF LOWER SEGUIN ROAD AND ALONG A
CURVE TO THE LEFT HAVING THE FOLLOWING PARAMETERS: RADIUS= 603.70 FEET, ARC LENGTH= 31.18
FEET, CHORD BEARING= SOUTH 70 DEGREES 44 MINUTES 12 SECONDS EAST AND CHORD LENGTH= 31.18
FEET TO A 1/2" IRON ROD FOUND MARKING THE NORTHEAST CORNER OF SAID 45.68 ACRE TRACT AND THIS
TRACT;
THENCE SOUTH 29 DEGREES 56 MINUTES 57 SECONDS EAST 1916.54 FEET ALONG THE EAST LINE OF SAID
45.68 ACRE TRACT TO A 112" IRON ROD FOUND MARKING THE MOST EASTERLY CORNER OF THIS TRACT;
THENCE SOUTH 59 DEGREES 32 MINUTES 16 SECONDS WEST 841.28 FEET CROSSING SAID 45.68 ACRE
TRACT TO A 1/2" IRON ROD FOUND ON THE WEST LINE OF SAID 45.68 ACRE TRACT MARKING THE MOST
SOUTHERLY CORNER OF THIS TRACT;
THENCE NORTH 23 DEGREES 03 MINUTES 32 SECONDS WEST 2223.45 FEET ALONG THE WEST LINE OF SAID
45.68 ACRE TO T POINT OF BEGINNING AND CONTAINING 34.689 ACRES OF LAND.
Joel Chris ian Jo nson, R.P.L.S.
Date
Basis of Bearings: Texas State Plane Coordinate System — South Central Zone (NAD 83) (CORS)
A survey drawing was prepared this date to accompany this Description
Job No.: 670 - 001 -000
17890 BConvo Rd, Btdg. 3, Suite 30u, San Antonio, TX 78232 + (210) 858 -9838 . 1,210) 247 -613`!
EXHIBIT 13
TR A.CT 2
Johnson Surveying, Inc.
Registered Professional Land Swvowr
METES AND BOUNDS DESCRIPTION
6.000 ACRES OF LAND OUT OF THE JERONIMO LEAL SURVEY 79, ABSTRACT 424, COUNTY BLOCK 5058,
BEXAR COUNTY, TEXAS, AND BEING OUT OF A 45.68 ACRE TRACT OF LAND DESCRIBED IN DEED RECORDED
IN VOLUME 13319, PAGE 2202, REAL PROPERTY RECORDS, BEXAR COUNTY, TEXAS, AND BEING A PORTION
OF A CALLED 6.000 ACRE TRACT AS DESCRIBED IN DEED RECORDED IN VOLUME 11185, PAGE 1820, REAL
PROPERTY RECORDS, SEXAR COUNTY, RECORDS, AND A PORTION OF A CALLED 5.000 ACRE TRACT AS
DESCRIBED I6.000 BEXAR
COUNTY TEXAS. SAID ACRES BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A TXDOT DISC FOUND ON THE SOUTH RIGHT -OF -WAY LINE OF LOWER SEGUIN ROAD
MARKING THE NORTHWEST CORNER OF SAID 45.68 ACRE TRACT;
THENCE SOUTH 23 DEGREES 03 MINUTES 32 SECONDS EAST 2223.45 FEET ALONG THE WEST LINE OF SAID
45.68 ACRE TRACT TO A 1/2" IRON ROD FOUND 45.68 ACRE
TRACTS O A 1i12" IRON ROD SET WITH CAP MARKED "5D578" ET FOR THE POINT OF BEG NNI NG OF THIS
TRACT;
THENCE NORTH 59 FOUND ON THE EAST LINE OF AD 45.68 ACRE T TRACT;
SAID 45.68 ACRE
TRACT TO A 1/2" IRON
SAID 45.68 ACRE TRACT DEGREES
O A /2 "^IRON ROD FOUND MARKING HE MOST EASTERLY ERLY COR ER OF TH SE OF
TRACT;
THENCE T 350" MARKING THE MOST EASTERLY N ROD FOUND WITH
Y CORNER OF SAID 5.0 0 ACRE TRACT
CAP MARKED
THENCE SOUTH 59 DEGREES 32 MINUTES 07 SECONDS WEST 91.19 FEET TO A 1/2" IRON ROD SET WITH CAP
MARKED "5578" MARKING THE MOST SOUTHERLY CORNER OF THIS TRACT;
THENCE NORTH 29 DEGREES 59 MINUTES 04 SECONDS WEST 548.62 FEET TO THE POINT OF BEGINNING
"CONTAI G 6 000 ACRES OF LAND.
n 4nson, R.P.L.S.
Date
Basis of Bearings: Texas State Plane Coordinate System — South Central Zone (NAD 83) (CORS)
A survey drawing was prepared this date to accompany this Description
Job No.: 670 -001 -000
17890 Blanco Rd., Bldg 3, Suite 306, Sun Antonio, TX 78231 • (210) 858 -9838 • (21 0) 24 7 -6138 fax
EXHIBIT 13 Cont.
TRACT 3:1.501 ac
LEGAL DESCRIPTION
The following described property:
Field notes of a 1.501 acre tract of land situated in the City of Schertz, Bexar County,
Texas and being out of the Julian Diaz Survey No. 66, Abstract 187, County Block 5059,
and being that same 1.5 acre tract conveyed to Bill R. Freeman and Mary Freemen, and
described in deed recorded in Volume 9485, Page 534, Official Public Records of Bexar
County, Texas, and being more particularly described by metes and bounds as follows:
Beginning at a 1/2" Iron pin found in the Southwest line of Farm to Market Road 1518 at
the cast corner of said 1.5 acre tract and this tract, being a North corner of a 10.00 acre
tract described In deed recorded in Volume 11918, Page 1922.
Thence S 59 degrees 38' 11" W. 192.11 feet to a 1/2" Iron pin found at the South corner
of said 1.5 acre tract, being an interior corner of said 10.00 acre tract.
Thence N 30 degrees 32' 15" W. 340.03 feet to a 1/2" iron pin found at the West comer of
said 1.5 acre tract, being an interior corner of said 10.00 acre tract.
Thence N 59 degrees 38' 02" E. 192.42 feet to a 1/2" iron pin found in the Southwest line
of Farm to Market Road 1518, being a East corner of said 10.00 acre tract and being the
North corner of said 1.5 acre tract and this tract.
Thence S 30 degrees 29' 07" E. 340.04 feet along the Southwest line of Farm to Market
Road 1518 to the place of beginning and containing 1.501 acres of land according to a
survey made on the ground.
All 1/2" iron pins set with orange plastic cap "RPLS 4020 ".
EXHIBIT 14
TRACT 4:1.00 ac
FIELD NOTES
December 7, 2017
BEING 1.000 acre of land, more of less, out of the Geronimo Leal Survey No. 79, Abstract 424, County Block
5058, City of Schertz, Bexar County, Texas and also being described as a 1 acre tract in Volume 6505, Page 630
of the Deed Records of Bexar County, Texas and being more particularly described as follows:
BEGINNING at a concrete R.O.W. marker found in the existing north R.O.W. line of Lower Seguin Road at the
south end of the cut -off line from the existing west R.O.W. line of F. M. Highway 1518 for a corner of this tract
and a corner of the above referenced 1 acre tract;
THENCE, S 6036'09" W, 91.56 feet (S 60 °W, 92.5 feet - 6505/630) along said south R.O.W. line to an iron rod
found in same for the southwest corner of this tract and a corner of a 13.669 acre tract described in Volume 15542,
Page 551 of the Real Property Records of Bexar County, Texas;
THENCE, N 09'49'00" W, 333.04 feet (Ref. BY-& N 0949' W, 334.5 feet - 6505/630) generally along an existing
fence and the common line with said 13.669 acre tract to an iron pipe found for the northwest corner of this tract
and an interior corner of said 13.669 acre tract;
THENCE, N 6023'29" E, 143.04 feet (N 60 °E, 143.1 feet- 65051630) generally along an existing fence and the
common line with said 13.669 acre tract to a concrete R.O.W. marker found in the existing west line of F. M.
Highway 1518 for the northeast corner of this tract and a corner of said 13.669 acre tract;
THENCE, along said west R.O.W. line in a southerly direction along a curve to the right and having a central an-
gle of one 19'38," a radius of 2825.00 feet, a tangent distance of 32.73 feet, an arc length of 65.44 feet and a chord
bearing and distance of S 10107'00" E, 65.45 feet to an iron rod set for the end of this curve;
THENCE, S 0927'11 " E, (S 0949'E- 65051630) 218.10 feet along said west R.O.W. line to an iron rod set in same
at the north end of the cut -off line to the north line of Lower Seguin Road;
THENCE, S 25°17'49" W, 82.20 feet (S 2505'W, 83 feet - 6505/630) along said cut -off line to the POINT OF BE-
GINNING and containing 1.000 acre of land, more or less.
9P�17. 0•F. T
J. M. BUTZ, JRR
�P
2024
Zss%° �
40
'SUR'�
Note: Plat also prepared this day.
J. M. Butz, Jr.
Registered Professional Land Surveyor
EXHIBIT 15
TRACT 5:57.46 ac
FIELD NOTES
September 18, 2019
BEING 2.010 acres of land, more or less, out of the Julian Diaz SurveyNo. 66, Abstract 187, County
Block 5059, Bexar County, Texas and also being out of a 4.991 acre tract described in Volume
8354,. Pag 909 of the Real Property Records of Bexar County, Texas and being more particularly
described as follows:
BEGINNING at an iron rod found in the common line with a 5.000 acre tract described in Volume
14514, Page 528 of the Real Property Records of Bexar County, Texas for the most southerly corner
of this tract and the most southerly corner of the above reference 4.991 acre tract, said point also
being the most easterly comer of a 4.000 acre tract described in Volume 8354, Page 460 of the Real
Property Records of Bexar County, Texas;
THENCE, N 30 000'54" W, (N30 °20'23" W- 83541460)119.06 feet generally along an existing wire
fence and the common line with said 4.000 acre tract to an iron found in same for a corner of this
tract and the most southerly corner of a 0.50 acre tract described in Volume 9392, Page 1253 of the
Real Property Records of Bexar County, Texas;
THENCE, N 59 050129" E, 170.29 feet (N59 °35'37 "E, 168.32 feet - 9392/1253) along the common
line with said 0.50 acre tract to an iron rod found for an interior comer of this tract and the most
easterly corner of said 0.50 acre tract;
THENCE, N 30 023'56" W, 129.62 feet (N30 °21'45" W. 129.45 feet - 9392/1253) along the common
line with said 0.50 acre tract to an iron rod found in the common line with a 9.977 acre tract
described in Volume 18693, Page 578 of the Real Property Records of Bexar County, Texas for a
corner of this tract and the most northerly corner of said 0.50 acre tract;
THENCE, N 59-37'47- E, (N 59 °39137" E- 83541909) 271.61 feet generally along an existing wire
fence and the common line with said 9.977 acre tract to a metal fence comer post found for the most
northerly corner of this tract and the most westerly comer of a 2.49 acre tract described in Volume
16138, Page 967 of the Real Property Records of Bexar County, Texas;
THENCE, S 29 °54'52" E, 248.79 feet (S 30 °19'18" E, 248.25 feet - 16138/967) generally along an
existing wire fence and the common line with said 2.49 acre tract, crossing said 4.991 acre tract to
an iron rod found in the common line with a 15.00 acre tract described in Volume 18733, Page 1544
of the Real Property Records of Bexar County, Texas for the most easterly corner of this tract and
the most southerly corner of said 2.49 acre tract;
THENCE, S 59"42'23" W, (S 59 °40'39" W- 83541909) 251.17 feet along the common line with said
15.00 acre tract to an iron rod found for an angle point of this tract and the most northerly comer of
said 5.000 acre tract;
THENCE, S 59 °44120" W, (S 59 °40139" W- 8354/909)189.42 feet along the common lline with said
5.000 acre tract to the POINT OF BEGINNING and containing 2.010 acres of land, more or less.
Note: Plat p a i
OF T
'l .. � Pte•`.
...................:
J.... BLITZ. JR
! utz, Jr. �
....................:....
2024 r:
'Registered Professi na d Surveyor
No. 2024 . I
FN19 -149
EXHIBIT 16
TRACT 5
FIELD NOTES
August 11, 2017
BEING 0.504 acre of land, more or less, out of the Julian Diaz Survey No. 66, Abstract 187, County Block
5059, Bexar County, Texas and being described as a 0.50 acre tract in Volume 9392, Page 1253 ofthe Real
Property Records of Bexar County, Texas and being more particularly described as follows:
BEGINNING at an iron rod found in the common line with a 10.000 acre tract described in Volume 13.868,
Page 1327 of the Real Property Records of Bexar County, Texas for the most westerly corner of this tract
and the most westerly corner of said 0.50 acre tract, said point also being the most northerly corner of a
4.000 acre tract described in Volume 8354, Page 460 ofthe Real Property Records of Bexar County, Texas;
THENCE, N 59 °37'47" E, 169.42 feet (N59 °35'19 "E, 168.41 feet - 939211253) generally along an existing
fence and the common line with said 10.000 acre tract to an iron rod found in same for the most northerly
corner of this tract and the most northerly corner of said 0.50 acre tract, said point being S 59 °37'47" E,
881.93 feet from an iron rod found in the existing southwest R.O.W. line of F. M. Highway 1518 for the
most easterly comer of said 10.000 acre tract;
THENCE, S 30 °23'56" E, 129.65 feet (S 30 °21'45 "E, 129.45 feet - 939211253) along the common line with
the remaining portion of a 4.991 acre tract described in Volume 8354, Page 909 of the Real Property
Records of Bexar County, Texas to an iron rod found for the most easterly corner of this tract and the most
easterly corner of said 0.50 acre tract;
THENCE, S 59 °50'29" W, 170.29 feet (S5903537" W, 168.32 feet- 939211253) along the common line with
the remaining portion of said 4.991 acre tract to an iron rod found in the common line with said 4.000 acre
tract;
THENCE, N 30 000'54" W, 129.02 feet (N30 °24'04" W,129.24feet- 939211253) generally along an existing
fence and the common line with said 4.000 acre tract to the POINT OF BEGINNING and containing 0.504
acre of land, more or less.
Note: Plat als epared this da --.�
..... J. M. KT7�JR.
J. Butz, . r. 0 2024 `
z egistered Professional i 3d Surveyor -�,y o . * 1
No. 2024 s 1 W
FN17 -127
EXHIBIT 16 Cont.
TRACT 5
FIELD NOTES
July 27, 2017
BEING 9.977 acres ofland, more or less, out ofthe Julian Diaz Survey No. 66, Abstract 187, County
Block 5059, Bexar County, Texas and also being described as a 10.00 acre tract in Volume 13868,
Page 1327 of the Real Property Records of Bexar County, Texas and being more particularly
described as follows:
BEGINNING at an iron rod found in the existing southwest R.O.W. line of F. M. Highway 1518 for
the most easterly comer of this tract and the most easterly comer of the above referenced 10.00 acre
tract, said point also being the most northerly comer of a 1.000 acre tract described in Volume
11742, Page 1697 of the Real Property Records of Bexar County; Texas;
THENCE, S 59 °43'33" W, (S 59 °39'04" W-1386811327) 434.47 feet (S 59 °46'11 " W, 435.60 feet -
1 1 742/1 69 7) generally along an existing fence and the common line with said 1.000 acre tract to an
iron rod found for the an angle point of this tract and the most westerly corner of said 1.000 acre
tract;
THENCE, S 59 °3747" W, (S 59 °39'04" W- 1386811327) 616.88 feet (S 59 °3937" W, 615.98 feet -
8354/909) generally along an existing fence and the common line with a 2.49 acre tract described
in Volume 16138, Page 967 of the Real Property Records of Bexar County, Texas: the remaining
portion of a 4.991 acre tract described in Volume 8354, Page 909 of the Real Property Records of
Bexar County, Texas and the common line with a 0.500 acre tract described in Volume 10187, Page
27 of the Real Property Records of Bexar County, Texas to an iron rod found for an angle point of
this tract and the most westerly comer of said 0.500 acre tract;
THENCE, S 59 °3709" W, (S 59 °39'04" W- 13868/1327) 698.97 feet (S 59 °3937" W, 700.04 feet -
8354/460) generally along an existing fence and the common line with a 4.000 acre tract described
in Volume 8354, Page 460 ofthe Real Property Records of Bexar County, Texas to an iron rod found
for the most southerly comer of this tract and the most westerly corner of said 4.000 acre tract;
THENCE, N 28 °59'16" W, 249.16 feet (N29 °00'13" W, 248.80 feet - 13868/1327) generally along
an existing fence and the common line with a 9.968 acre tract described in Volume 9231, Page 2119
of the Real Property Records of Bexar County, Texas to an iron rod found in the common line with
a 145.427 acre tract described in Volume 11564, Page 1814 of the Real Property Records of Bexar
County, Texas for the most westerly comer of this tract and the most northerly corenr of said 9.968
acre tract;
THENCE, N 59 °39'37" E, 1745.68 feet (Ref. Brg. N 59 °3937" E, 1745.52 feet - 1386811327)
generally along an existing fence and the common line with said 145.427 acre tract to an iron rod
found in the existing southwest R.O.W. line of F. M. Highway 1518 for the most northerly corner
of this tract and the most easterly comer of said 145.427 acre tract;
THENCE, S 30 °03'26" E, 248.76 feet (S30 011'36 "E, 248.45 feet - 13868/1327) along said southwest
R.O.W. line to the POINT OF BEGINNING and containing 9.977 acres of land, more or less.
Note: Plat 4p-prepared
�`�' �G 4 s r FR �'•;9
l �
�� J.M.•BUTL, JR. �•
Butz, Jr. .sq 2024 ..
Registered Professional Land Surveyor o
No. 2024 4'O' F $ s �• �'�
sua
FN17 -124
EXHIBIT 16 Cont.
TRACT 5
FIELD NOTES
August 11, 2017
BEING 14.994 acres of land, more or less, out of the Julian Diaz Survey No. 66, Abstract 187,
County Block 5059, Bexar County, Texas and being comprised of a 10.000 acre tract described in
Volume 1638, Page 193 of the Real Property Records of Bexar County, Texas and 4.994 acres out
of a 10.000 acre tract described in Volume 1599, Page 315 of the Real Property Records of Bexar
County, Texas and being more particularly described as follows:
BEGINNING at an iron rod found in the existing southwest R.O.W. line of F. M. Highway 1518 for
the most northerly comer of this tract and the most northerly corner of said 10.000 acre tract
described in Volume 1599, Page 315, said point also being the most easterly corner of a 2.49 acre
tract described in Volume 16138, Page 967 of the Real Property Records of Bexar County, Texas;
THENCE, S 30 005'54" E, (S 30 °16'00" E- 1599 1315) along said southwest R.O.W. line passing the
most easterly comer of said 10.000 acre tract described in Volume 1599, Page 315 at 247.71 feet and
continuing a total distance of 494.33 feet to an iron rod found in same for the most easterly comer
of this tract and the most easterly corner of said 10.000 acre tract described in Volume 1638, Page
193;
THENCE, S 59 °42'25" W, 1767.14 feet (S 59 °3937" W, 1766.07feet- 16381193) generally along an
existing fence and the common line with a 10.000 acre tract described in Volume 1839, Page 504
of the Real Property Records of Bexar County, Texas; Lot 1, Block 2 of Boenig Subdivision as
recorded in Volume 8600, Page 159 of the Deed and Plat Records of Bexar County, Texas and a
14.199 acre tract described in Volume 1.7653, Page 2384 of the Real Property Records of Bexar
County, Texas to an iron rod found in the common line with a 10.000 acre tract described in Volume
10054, Page 1692 of the Real Property Records of Bexar County, Texas for the most southerly
corner of this tract and the most southerly corner of said 10.000 acre tract described in Volume 163 8,
Page 193;
THENCE, N 28 °58'19" W, 246.78 feet (N29 °06'11 " W, 247.05 feet- 1638/193) generally along an
existing fence and the common line with said 10.000 acre tract described in Volume 10054, Page
1692 to an iron rod set for the most westerly corner of this tract and the most westerly corner of said
10.000 acre tract described in Volume 1638, Page 193, and also being the most southerly corner of
a 5.000 acre tract described in Volume 14514, Page 528 of the Real Property Records of Bexar
County, Texas;
THENCE, N 59 °4423" E, 795.24 feet (N 59 °3937" E, 794.80 feet- 14514 /528) along the common
line with said 5.000 acre tract to an iron rod set for a comer of this tract and a corner of said 5.000
acre tract and the beginning of a curve to the right;
THENCE, along the common line with said 5.000 acre tract in a northeasterly direction and having
a central angle of 141 °03'36" , a radius of 50.00 feet (50.00 feet 14514/528), a tangent distance of
141.43 feet, an arc length of 123.10 feet (122.1 7feet-1 45141528) and chord bearing and distance of
N 39 03707" E, 94.28 feet (N39 °3927 "E, 93.97feet- 145141528) to an iron rod set for the end ofthis
curve and the beginning of a curve to the left;
EXHIBIT 16 Cont.
TRACT 5
Page 2 (14.994 acres)
THENCE, along the common line with said 5.000 acre tract in an easterly direction and having a
central of 49 155'25 ", a radius of 20.00 feet, (20.00 feet - 145141528) a tangent distance of 9.31 feet,
an arc length of 17.43 feet, (17.45 feet - 145141528) and a chord bearing an distance ofN 84 °41'46" E,
16.88 feet (N 84 °39'12 "E, 16 90feet- 145141528) to an iron rod found for the end of this curve and
a corner of this tract and a corner of said 5.000 acre tract, said point also being a corner of a 50'
Ingress -Egress Easement described in Volume 14514, Page 528 of the Real Property Records of
Bexar County, Texas;
THENCE, N 30 °1743" W, 222.81 feet (N30 °20'57" W, 220.70feet- 145141528) along the common
line with said 5.000 acre tact to an iron rod found in the common line with a 4.991 acre tract
described in Volume 8354, Page 909 of the Real Property Records of Bexar County, Texas for a
comer of this tract and the most northerly corner of said 5.000 acre tract;
THENCE, N 59 °42'23" E, (N59 °3937 "E - 15991-315) 864.04 feet generally along an existing fence
and the common line with said 4:991 acre tract and said 2.49 acre tract to the POINT OF
BEGINNING and containing 14.994 acres of land, more or less.
Note: Plat alsvared this
isrF:
kc J. M. BUTZ, JR.
J . Butz, Jr. '0 ....2024 ......"
Registered Professional and Surveyor ,' a -
SSN
No. 2024 ti� s u R
FN17 -126.1
EXHIBIT 16 Cont.
TRACT 5
FIELD NOTES
August 11, 2017
BEING 3.987 acres of land, more or less, out of the Julian Diaz Survey No. 66, Abstract 187, County
Block 5059, Bexar County, Texas and being described as a 4.000 acre tract in Volume 8354, Page
460 of the Real Property Records of Bexar County, Texas and being more particularly described as
follows:
BEGINNING at an iron rod found in the common line with a 10.000 acre tract described in Volume
13868, Page 1327 ofthe Real Property Records of Bexar County, Texas for the most northerly corner
of this tract and the most northerly corner of the above referenced 4.000 acre tract, said point also
being the most westerly corner of a 0.50 acre tract described in Volume 9392, Page 1253 of the Real
Property Records of Bexar County, Texas;
THENCE, S 30 °00'54" E, (S 30 020'23" E- 83541460) generally along an existing fence and the
common line with said 0.50 acre tract passing an iron rod found at 129.02 feet (129.24 feet -
939211253) and continuing along the common line with the remaining portion of a 4.991 acre tract
described in Volume 8354, Page 909 of the Real Property Records of Bexar County, Texas a total
distance of 248.09 feet (248.10 feet - 8354/460) to an iron rod found in the common line with a 5.000
acre tract described in Volume 14514, Page 528 of the Real Property Records of Bexar County,
Texas for the most easterly corner of this tract and the most easterly corner of said 4.000 acre tract;
THENCE, S 59 °42'15" W, 703.95 feet (S 59 °42'11" W, 706.03 feet- 8354/460) along the common
line with said 5.000 acre tract to an iron rod found in the common line with a 10.000 acre tract
described in Volume 10054, Page 1692 of the Real Property Records of Bexar County, Texas for the
most southerly corner of this tract and the most southerly corner of said 4.000. acre tract;
THENCE, N 28 051'36" W, 247.13 feet (N28-57'15" W, 247.65 feet- 8354/460) generally along an
existing fence and the common line with said 10.000 acre tract and a 9.968 acre tract described in
Volume 9231, Page 2119 of the Real Property Records of Bexar County, Texas to an iron rod found
in same for the most westerly corner of this tract and the most westerly corner of said 4.000 acre
tract, said point also being the most southerly corner of said 10.000 acre tract described in Volume
13868, Page 1327;
THENCE, N 59 037'09" E, 698.97 feet (N 59 °39'37" E, 700.04 feet - 8354/460) generally along an
existing fence and the common line with said 10.000 acre tract to the POINT OF BEGINNING and
containing 3.987 acres of land, more or less.
Note: Plata aced this ��••,o`��'- -�►,,�
O 1 S T FIFO
..............................
J. M. BUTZ, JR.
1 Butz, Jr. ' 4 ..,. 2024 ......'`l.
Registered ProfessioanSurveyor 9,`0 �E s s J gy p
No. 2024
a ui
FN 17 -126.2
EXHIBIT 16 Cont.
TRACT 5
STATE OF TEXAS
COUNTY OF BEXAR
Field note description of a 5.01 acre tract of land out of the Julian Diaz Survey No. 66, Abstract No.
187, County Block 5059 in Bexar County, Texas. Said 5.01 acre tract of land being the same land as
described in a Corrective Foreclosure Sale Deed to U.S. Bank, N.A. as Trustee for the Registered
Holders of Structured Asset Securities Corporation Mortgage Pass - through Certificates, Series
2007 -TC1, recorded in Volume 14514, Page 528 of the Official Public Records of Bexar County, Texas.
Said 5.01 acre tract of land also being out of a called 10.0 acre tract of land as described in a Deed to
Salustiano A. Pino, recorded in Volume 1599, Page 315 of the Official Public Records of Bexar
County, Texas. Said 5.01 acre tract of land being more particularly described by metes and bounds as
follows:
COMMENCING at a one half inch iron rod found on the southwest right -of -way line of F.M. Highway
1518 (80' ROW), for the north corner of a called 10.0 acre tract of land as described in a deed to Roy
B. Juarez and wife Edna M. Juarez, recorded in Volume 1839, Page 504 of the Deed Records of Bexar
County, Texas.
THENCE along the southwest right -of -way line of F.M. Highway 1518, North 30° 32' 00" West, a
distance of 247.59 feet to a "x" found in concrete in the center of a fifty -foot wide ingress and egress
easement and being the east corner of a called 10.000 acre tract of land as described in a deed to
Salustiano A. Pino, recorded in Volume 1599, Page 315 of the Deed Records of Bexar County, Texas,
and North 30° 32' 00" West, a distance of 247.65 feet to a "x" found for the north corner of the
aforesaid 10.000 acre tract of land.
THENCE along the northwest line of the aforesaid 10.000 acre tract of land, South 59° 13' 49" West,
a distance of 663.70 feet to a one half inch iron rod found for the north corner and point of
BEGINNING of the herein described 5.01 acre tract of land.
THENCE cutting into the aforesaid 10.000 acre tract of land, South 30° 48' 21" East, a distance of
222.73 feet, (record being South 30° 20' 57" East, a distance of 220.70 feet) to a one half inch iron
rod found for the east corner of this tract and being the P.C. of a curve to the right.
THENCE with said curve to the right (whose radius is 20.00 feet, central angle is 49° 59' 06" and
whose chord bears South 840 11'48" West, a distance of 16.90 feet) an arc distance of 17.45 feet to
a one half inch iron rod set for the P.R.C. of a curve to the left.
THENCE with said curve to the left (whose radius is 50.00 feet, central angle is 139° 44' 10" and
whose chord bears South 39° 19' 16" West, a distance of 93.89 feet) an arc distance of 121.94 feet
to a one half inch iron rod set for the end of the curve and being on the southeast line of the
aforesaid 10.000 acre tract of land.
THENCE with the southeast line of the aforesaid 10.000 acre tract, South 59° 13' 31" West, a
distance of 795.26 feet, (record being South 59° 39' 37" West, a distance of 794.80 feet) to a one
half inch iron rod found for the south corner of this tract, same being the south corner of the
aforesaid 10.000 acre tract of land.
THENCE with the southwest line of this tract and the northeast line of a tract of land as conveyed to
Jennifer Varelans, recorded in Volume 10054, Page 1692 of the Official Public Records of Bexar
County, Texas, North 29° 23' 43" West, a distance of 248.54 feet (record being North 290 06' 10"
West, a distance of 245.77 feet) to a one half inch iron rod found for the west corner of this tract
and the south corner of a tract of land as conveyed to Salustiano A Pino, recorded in Volume 8354,
Page 460 of the Official Public Records of Bexar County, Texas.
THENCE with the northwest line of this tract and the southeast line of the Salustiano A. Pino tract,
North 59° 17' 02" East, a distance of 892.76 feet (record being North 59° 39' 37" East, a distance of
893.07 feet) to a the POINT OF BEGINNING.
EXHIBIT 16 Cont.
TR ACT 5
STATE OF TEXAS
COUNTY OF BEXAR
Field note description of a non - exclusive ingress and egress easement over a 1.18 acre tract of land out of the
Julian Diaz Survey No. 66, Abstract No. 187, County Block 5059 in Bexar County, Texas. Said ingress and
egress easement being the same easement as described in a Corrective Foreclosure Sale Deed to U.S. Bank,
N.A. as Trustee for the Registered Holders of Structured Asset Securities Corporation Mortgage Pass - through
Certificates, Series 2007 -TC1, recorded in Volume 14514, Page 528 of the Official Public Records of Bexar
County, Texas. Said ingress and egress easement being partially out of a called 10.0 acre tract of land as
described in a Deed to Salustiano A. Pino, recorded in Volume 1599, Page 315 of the Official Public Records
of Bexar County, Texas. Said ingress and egress easement being more particularly described by metes and
bounds as follows:
COMMENCING at a one half inch iron rod found on the southwest right -of -way line of F.M. Highway 1518
(80' ROW), for the north corner of a called 10.0 acre tract of land as described in a deed to Roy B. Juarez and
wife Edna M. Juarez, recorded in Volume 1839, Page 504 of the Deed Records of Bexar County, Texas.
THENCE along the southwest right -of -way line of F.M. Highway 1518, North 30° 32'00" West, a distance of
247.59 feet to a point for the center of a fifty foot wide ingress and egress easement and being the point of
BEGINNING of the herein described ingress and egress easement.
Thence continuing along the southwest right -of -way line of F.M. Highway 1518, North 30° 32' 00" West, a
distance of 25.32 feet to a point for the north corner of this ingress and egress easement.
THENCE along the northwest line of this ingress and egress easement, South 59° 12' 13" West, a distance of
862.65 feet to a point for the P.C. of a curve to the right.
THENCE with said curve to the right (whose radius is 20.00 feet, central angle is 490 59'06" and whose chord
bears South 840 11' 48" West, a distance of 16.90 feet) an arc distance of 17.45 feet to a one half inch iron
rod set for the P.R.C. of a curve to the left.
THENCE with said curve to the left (whose radius is 50.00 feet, central angle is 1390 44' 10" and whose chord
bears South 39° 19' 16" West, a distance of 93.89 feet) an arc distance of 121.94 feet to a one half inch iron
rod set for the P.C.C. of the curve and being on the southeast line of the aforesaid 10.000 acre tract of land.
THENCE continuing with said curve to the left (whose radius is 50.00 feet, central angle is 140° 15' 24" and
whose chord bears North 79° 19' 28" East, a distance of 94.05 feet) an arc distance of 122.40 feet to a point
for the P.R.C. of a curve to the right.
THENCE with said curve to the right (whose radius is 20.00 feet, central angle is 49° 59'26" and whose chord
bears North 84° 11' 29" East, a distance of 16.90 feet) an arc distance of 17.45 feet to a point for the P.T. of
the curve.
THENCE with the southeast line of this ingress and egress easement, North 59° 12' 13" East, a distance of
862.41 feet to a point on the southwest right -of -way line of F.M. Highway 1518.
THENCE along the southwest right -of -way line of F.M. 1518, North 300 32' 00" West, a distance of 24.67 feet
to the POINT OF BEGINNING.
EXHIBIT 16 Cont.
TRACT 5
FIELD NOTES
August 11, 2017
BEING 20.003 acres of land, more or less, out of the Julian Diaz Survey No. 66, Abstract 187,
County Block 5059, Bexar County, Texas and being comprised of a 9.968 acre tract described in
Volume 9231, Page 2119 and a 10.000 acre tract described in Volume 10054, Page 1692, both in
the Real Property Records of Bexar County, Texas and being more particularly described as follows:
BEGINNING at an iron rod found in the existing northeast R.O.W. line of Ware - Seguin Road for
the most southerly corner of this tract and the most southerly corner of the above referenced 10.000
acre tract, said point also being the most westerly corner of Lot 2 of the Boenig Subdivision, Unit
i as recorded in Volume 7800, Page 85 of the Deed and Plat Records of Bexar County, Texas;
THENCE, N 40 041'55" W, 85.28 feet (N40 048'00" W, 85.28 feet - 10054/1692) along said northeast
R.O.W. line to an iron rod set in same for an angle point of this tract;
THENCE, N 33 011'23" W, 30.62 feet (N2805423"' W, 30.64 feet - 10054 /1692) along said northeast
R.O.W. line to an iron rod set for an interior corner of this tract, and the common corner with said
9.968 acre tract;
THENCE, S 58 029'07" W, 30.44 feet (S 58 °27'31 " W, 30.41 feet - 923112119) along the northwest
R.O.W. line of said Ware - Seguin Road to an iron rod set for a corner of this tract and the southerly
comer of said 9.968 acre tract;
THENCE, N 28-5617" W, 1598.70 feet (N 29 °06'10" W, 1598.01 feet- 923112119) generally along
an existing fence and the common line with a 91.288 acre tract described in Volume 11601, Page
2280 of the Real Property Records of Bexar County, Texas to an iron rod found for the most westerly
comer of this tract and the most westerly corner of said 9.968 acre tract;
THENCE, N 59 °59'10" E, 509.96 feet.(N 59 °3937" E, 509.12 feet- 9231/2119) generally along an
existing fence and the common line with a 145.276 acre tract described in Volume 11564, Page 1814
of the Real Property Records of Bexar County, Texas to an iron rod found for the most northerly
corner of this tract and the most northerly corner of said 9.968 acre tract, said point also being the
most westerly corner of a 10.000 acre tract described in Volume 13868, Page 1327 of the Real
Property Records of Bexar County, Texas;
THENCE, S 28 °59'16" E, 249.16 feet (S 28 °00'13 "E, 248.80 feet- 13868/1327) generally along an
existing fence and the common line with said 10.000 acre tract to an iron rod found for an angle
point of this tract and the most southerly corner of said 10.000 acre tract;
THENCE, S 28 °51'36" E, 247.12 feet (S 28 °57'15" E, 247.65 feet- 8354/460) generally along an
existing fence and the common line with a 4.000 acre tract described in Volume 8354, Page 460 of
the Real Property Records of Bexar County, Texas to an iron rod found for an angle point of this
tract and the most southerly corner of said 4.000 acre tract;
EXHIBIT 16 Cont.
TRACT 5
Page 2 (20.003 acre tract)
THENCE, S 28 058'19" E, (S29 006'10 "E - 1005411692) 494.53 feet generally along an existing fence
and the common line with a 5.000 acre tract described in Volume 14514, Page 528 of the Real
Property Records of Bexar County, Texas and a 10.000 acre tract described in Volume 1638, Page
193 of the Real Property Records of Bexar County, Texas to an iron rod found for an angle point of
this tract and the most southerly corner of said 10.000 acre tract;
THENCE, S 29 °02'59" E, (S29 °06'10 "E - 1005411692) 730.22 feet generally along an existing fence
and the common line with a 14.199 acre tract described in Volume 17653, Page 2384 of the Real
Property Records of Bexar County, Texas to an iron rod found for the most easterly corner of this
tract and the most easterly corner of the 10.00 acre tract described in Volume 10054, Page 1692 of
the Real Property Records of Bexar County, Texas, said point also being the most northerly corner
of said Lot 2 of the Boenig Subdivision, Unit 1;
THENCE, S 61004-30" W, 461.40 feet (S 61-5825" W, 461.71 feet - 10054/1692) generally along an
existing fence and the common line with said Lot 2 to the POINT OF BEGINNING and containing
20.003 acres of land, more or less.
Note: Plat als t `"
............................
J. M. BUiZ, JR.
J. Utz, Jr. � .... 2024 '.....-4
egistered Professio and Surveyor o -' c
No. 2024 S j Rv
FN17 -125
EXHIBIT 16 Cont.
TRACT 6:6.00 ac
Being a total of 6.0 acres, more or less, out of the Geronimo Leal Survey No. 79, Abstract
424, County Block 5058, Bexar County, Texas, and being the sum of both (a) the 6.0
acres, more or less, described in the Warranty Deed dated December 27, 1983 and
recorded in Volume 3004, Page 2010, Real Property Records of Bexar County, Texas,
and
(b) the 6.0 acres, more or less, described in the Warranty Deed dated February 27, 1984
and recorded in Volume 3044, Page 0290, Real Property Records of Bexar County,
Texas, SAVE AND EXCEPT that 5.0 acres, more or less, conveyed to Wells Fargo
Bank, N.A. pursuant to that Substitute Trustee's Deed dated January 5, 2010 and recorded
in Volume 14350, Page 367, Real Property Records of Bexar County, Texas (the
"Property ")
EXHIBIT 17