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Resolution - 2012-R0178 - Agreement - ACC OP LLC - Public Improvement Project Funding NOTIF - 05/03/2012
Resolution No. 2012-RO178 May 3, 2012 Item No. 5.5 RESOLUTION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: THAT the Mayor of the City of Lubbock BE and is hereby authorized and directed to execute for and on behalf of the City of Lubbock an Agreement between the City of Lubbock and ACC OP (Tract G) LLC, regarding the funding of public improvements in Project 92254D of the Project Plan for the North Overton Tax Increment Finance Reinvestment Zone, as amended. Said Agreement is attached hereto and incorporated in this Resolution as if fully set forth herein and shall be included in the minutes of the Council. Passed by the City Council on May 3 , 2012. TOM M RTIN, MAYOR ATTEST: 0.1, —:-- — Rebeka Carza. City Secr to y APPROVED AS 10 CONTI NT: Cheryl Brock, Director of Fiscal Policy APPROVED AS TO FORM: f � � Linda L. Chamales, Economic Development Attorney City Att! Linda: Res- NO Tlf DmA4ret- AAC OP (Tract 61 April 19, 2012 Resolution No. 2012-RO178 DEVELOPER PARTICIPATION AGREEMENT BETWEEN THE CITY OF LUBBOCK AND ACC OP (TRACT 6) LLC STATE OF TEXAS § COUNTY OF LUBBOCK § This agreement ("Agreement") is between the City of Lubbock, a Texas municipal corporation (hereinafter called "City") and ACC OP (Tract 6) LLC, a Delaware limited liability company, 12700 Hill Country Boulevard, Suite T-200, Austin, Texas, (hereinafter called "Developer"). WHEREAS, the City recognizes the importance of its continued role in local economic development; and WHEREAS, the City, upon receipt of a petition requesting creation of a tax increment financing district from the owners of more than 50 per cent of the appraised value of the area, adopted Ordinance No. 2002-029, March 14, 2002, establishing the North Overton Tax Increment Financing Reinvestment Zone in accordance with the provisions of the Tax Increment Financing Act, V.T.C.A. Tax Code, Chapter 311 (the "Act"); and WHEREAS, in accordance with the Act, the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone has prepared a Project Plan (the "Project Plan") and a Financing Plan (the "Financing Plan"), and the City, in accordance with the Act and after making all findings required by the Act, has adopted an ordinance approving the Project Plan and the Financing Plan and amendments thereto (with the Project Plan and the Financing Plan as so amended being hereinafter collectively referred to as the "Plans"); and WHEREAS, the Act authorizes the expenditure of funds derived within a reinvestment zone, whether from bond proceeds or other funds, for the payment of expenditures made and monetary obligations incurred by a municipality consistent with the project plan of the reinvestment zone, which expenditures and monetary obligations constitute project costs, as defined in the Act ("Project Costs"); and WHEREAS, Developer has acquired certain real property situated within the North Overton Tax Increment Financing Reinvestment Zone (the "TIF District") located between Glenna Goodacre Boulevard and Mac Davis Lane and west of Avenue V, further identified with crosshatching on the map attached hereto and marked "Exhibit A" (the "Project Property"); and Developer Agreement- City / Lubbock Shopping Center, Project 92254D WHEREAS, Developer intends to develop on the Project Property, American Campus Communities — Overton Park (the "Developer's Project"), substantially in accordance with the design which is attached hereto and marked "Exhibit B' ; and WHEREAS, The City, after due and careful consideration, has concluded that the redevelopment of the Developer's Project as a portion of the TIF District as provided herein and in the Project Plan will further the growth of the City, facilitate the redevelopment of the entire TIF District, improve the environment of the City, increase the assessed valuation of the real estate situated within the City, foster increased economic activity within the City, increase employment opportunities within the City, upgrade public infrastructure within the TIF District, and otherwise be in the best interests of the City by furthering the health, safety, and welfare of its residents and taxpayers, and that entering into this Agreement is necessary and convenient to implement the Plans and achieve their purposes; and WHEREAS, the City is desirous of having Developer undertake the Developer's Project in order to serve the needs of the City and in order to produce increased tax revenues for the various taxing units authorized to levy taxes on real property within the TIF District and the City and, in order to stimulate and induce the redevelopment of the TIF District, the City has agreed to participate by dedicating and pledging the use of revenue in the Tax Increment Fund (as defined in the Plans) to finance certain Project Costs, all in accordance with the terms and provisions of the Act, with the existing guidelines (the "Design Guidelines," attached hereto as "Exhibit F") set up by the City to be followed in City/Developer participation agreements, with any modification of these guidelines approved within this Agreement, and with all other terms of this particular Agreement; and WHEREAS, the Developer desires to have the City participate and the City agrees to participate in the construction of Public Improvements (herein so called) such as street and landscape lighting, pedestrian lighting, landscaping, trees, street furniture, and sidewalks; NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and agreements herein, the Parties agree as follows: ARTICLE I. RECITALS AND EXHIBITS PART OF AGREEMENT 1.1 The representations, covenants and recitations set forth in the foregoing recitals are material to this Agreement and are hereby incorporated into and made a part of this Agreement as though they were fully set forth in this Article I. Exhibits A, B, C, D, E, F, G, H and I attached hereto are incorporated into this Agreement as if fully set forth herein. Developer Agreement — City /American Campus Communities, Project 92254D 2 ARTICLE II. DEVELOPMENT PLAN — NORTH OVERTON 2.1 Developer has acquired the Project Property situated within the TIF District and intends to develop on the Project Property the Developer's Project substantially in accordance with the map and design which are attached and respectively marked "Exhibit "A" and Exhibit "B," and in accordance with the Plans, as amended and adopted by the Board of Directors of the TIF District which are also attached and marked "Exhibit C" ARTICLE III. DEFINITIONS 3.1 "Parkway" is herein defined as any part of the public right-of-way lying between the curb or grade line of any public street and the abutting private property line. 3.2 "Hardscape" is herein defined as the hard surface portion of the landscaping in the parkway such as stone, concrete, brick or other approved surface under the Design Guidelines as set forth in Exhibit F and includes trees, street lighting and pedestrian lighting. 3.3 "Softscape" is herein defined as plant materials, ground preparation, and accompanying irrigation. ARTICLE IV. CITY PARTICIPATION 4.1 In accordance with Phase One, Project 92254D of the Project Plan recommended by the Board of Directors of the North Overton District Tax Increment Finance Reinvestment Zone and approved by the City Council of the City of Lubbock, and in accordance with the City of Lubbock Redevelopment Policies and Tax Increment Finance Policies, the City agrees to dedicate and pledge the use of revenue in the Tax Increment Fund to directly participate in the cost of the Public Improvements as shown in the attached `Exhibit D," entitled "American Campus Communities — Overton Park", Direct City Participation and TIF Funding, Phase One, Project 92254D. Developer Agreement — City /American Campus Communities, Project 92254D 3 4.2 This Agreement shall authorize funding only for Phase One, Project 92254D. Participation shall be based on actual construction costs incurred by the Developer and verified by the City upon application and certification by Developer. In the event that the actual costs of the individual Direct City Participation items are less than the amounts shown in Exhibit D, then the City will utilize the "savings" (in its sole discretion) to increase any other individual Direct City Participation element, if needed to provide sufficient funding for the Direct City Participation in other project element or elements. City also reserves the right to reallocate the "savings" for projects in a subsequent phase of the Project. Direct City Participation (herein so called) in Phase One, Project 92254D, shall be limited to the total amount approved by the City Council for Phase One, Project 92254D of the Project Plan, which is $93.000.00. 4.3 The City shall review the Developer's cost estimates in order to deter undue loading of costs, collusion or fraud prior to approval of payment of the Direct City Participation. The City may, at its discretion, pay any increases in the actual cost of a Public Improvement over its estimated cost, provided funds are available. However, unless the North Overton TIF Plans and this Agreement are amended to so provide, in no case shall the City ever be liable for any amount above and beyond a total of $93,000.00, the agreed payment of the City's share of the Public Improvements contained herein. Nothing in this Agreement shall be construed to require the City to approve reimbursements from any source of City funds other than the Tax Increment Fund. 4.4 Increases in the scope of the Public Improvements beyond that contemplated by Exhibit D shall be paid by the party requesting the increase in scope unless otherwise agreed by the parties in writing. 4.5 The City issued debt to reimburse the Developer and costs advanced by City for Project Costs authorized pursuant to this Article. The reimbursement will be paid from the proceeds of debt issued by the City out of the Tax Increment Fund. 4.6 City agrees to amend this Agreement to complete the landscaping in the parkway on Avenue V in the future if money becomes available in the Tax Increment Fund for this purpose. 4.7 City hereby grants a temporary easement to Developer, its permitted successors and assigns and its and their respective employees, agents, contractors, subcontractors and representatives on, over, across and under the Parkway adjacent to the Project Property for the construction and development of the Public Improvements until the Public Improvements have been completed. Developer Agreement — City /American Campus Communities, Project 92254D 4 4.8 City agrees to reimburse Developer as agreed above for a portion of the Project Costs paid by Developer for the construction of the Public Improvements to the extent funds are available in Phase One, Project 92254D of the Project Plan. In order for City to reimburse Developer for Project Costs for Public Improvements in Phase One, Project 92254D of the Project Plan, Developer shall provide proof of completion and proof of payment in a form reasonably acceptable to the City. Procedures for reimbursement from the City are attached as Exhibit H. 4.9 The City and Developer shall cooperate and coordinate their activities with respect to the commencement and construction of the Public Improvements so that the commencement and construction of the Public Improvements shall occur at such times as are necessary to meet the construction time requirements of Developer for Developer's Project. The parties agree to jointly prepare (and update from time to time as necessary) a construction schedule of the Public Improvements in order to help implement the parties' obligations. Such schedule, when completed, (and as updated) shall become Exhibit G to this Agreement. ARTICLE V. DEVELOPER OBLIGATIONS 5.1 In accordance with the design in Exhibit B, as approved or amended by the City Planning and Zoning Commission, and in accordance with Phase One, Project 92254D of the Project Plan, as amended and recommended by the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone and approved by the City Council of the City of Lubbock, the Developer agrees to construct "American Campus Communities — Overton Park" before October 1, 2017. 5.2 In accordance with the map and design in Exhibits A and B and in accordance with Phase One, Project 92254D of the Project Plan, as amended and recommended by the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone and approved by the City Council of the City of Lubbock (the "Phase One Project"), the Developer agrees to construct and participate in the actual cost of construction of the Public Improvements in the amount shown in the attached "Exhibit E." Prior to construction the plans and the construction contract shall be reviewed and approved by the City, which approval shall not be unreasonably withheld. Developer shall be responsible for construction of the landscaping in the Parkway adjacent to Glenna Goodacre Boulevard and Mac Davis Lane and the softscape, including the irrigation, in the Parkway along Avenue V, in accordance with the Design Guidelines, as modified (and hereby approved) in the landscape design, Developer Agreement — City /American Campus Communities, Project 92254D 5 illustrated in Exhibit B. It is acknowledged by the parties that the Design Guidelines require oversizing of these improvements in the right-of-way beyond those required elsewhere in the City. 5.3 Developer agrees to make available to the City for inspection all of its books and records related to the Public Improvements constructed for the Developer's Project and to allow the City access to the Developer's Project during construction for the purpose of periodic inspection of the construction work. 5.4 Developer agrees to cooperate with the City with respect to amending this Agreement and constructing the Public Improvements in the Parkway adjacent to Avenue V if the funds become available in the Tax Increment Fund at some future date for this purpose. 5.5 Developer acknowledges that City will be issuing debt backed by revenue in the Tax Increment Fund to fund the Public Improvements referenced in this Agreement, and Developer therefore agrees that the Developer's Project located between Glenna Goodacre Boulevard and Mac Davis Lane and west of Avenue V shall not be sold or transferred to any entity that does not pay property taxes for the Project Property for a period of twenty years from the date of this Agreement. If, during the 20-year period, the Project Property is sold to an entity that does not pay property taxes, Developer agrees to pay into the Tax Increment Fund a sum equal to the amount of increment that would have been generated by that property over the remainder of the twenty year period at the effective tax rate on the date of the sale. 5.7 Developer or Developer's contractor and/or subcontractors shall execute a performance bond for the construction of the Public Improvements to be constructed by Developer to ensure completion thereof and payment therefor as required by Section 212.073 of the Texas Local Government Code as a constituent portion of the Project Costs. Developer Agreement — City /American Campus Communities, Project 92254D ARTICLE VI. FORCE MAJEURE 6.1 It is expressly understood and agreed by the parties to this Agreement that if the substantial completion of the construction of any Public Improvements contemplated hereunder is delayed by reason of war, civil commotion, acts of God, inclement weather, governmental restrictions, regulations, or interferences, delays caused by the franchise utilities or their contractors, fire or other casualty, court injunction, necessary condemnation proceedings, acts of the other party, its affiliates/related entities and/or its or their contractors, or any circumstances which are reasonably beyond the control of the party obligated or permitted under the terms of this Agreement to do or perform the same, regardless of whether any such circumstance is similar to any of those enumerated or not, the party so obligated shall be excused from performing during such period of delay, so that the time period applicable to the design or construction requirement shall be extended for a period of time equal to the period the parry was delayed. ARTICLE VII. TERM 7.1 The term of this Agreement shall begin on the date of execution and end upon the earlier of (a) the complete performance of all obligations and conditions precedent by parties to this Agreement; or (b) the expiration of the term of the North Overton Tax Increment Financing Reinvestment Zone which is currently scheduled to expire on December 31, 2031; provided however, that the obligations of City to apply or pay portions of the Tax Increment Fund which has/have accrued during the term of the North Overton Tax Increment Financing Reinvestment Zone but which is not collected until subsequent to the expiration of the term toward unreimbursed Project Costs pursuant to this Agreement shall survive. ARTICLE VIII. INSURANCE 8.1 Developer agrees to obtain or cause its contractors and/or subcontractors to obtain comprehensive liability insurance satisfactory to the City (including workers' compensation or a self-insurance plan in lieu thereof) as set forth in "Exhibit I" which names the City and the Board of Directors for the TIF District as additional insureds, due to any damage, injury, or death attributed to the Developer or its Contractors or subcontractors while Developer Agreement — City /American Campus Communities, Project 92254D 7 completing the Public Improvements in which there is Direct City Participation. ARTICLE IX. INDEMNITY 9.1 Developer agrees to defend, indemnify and hold City, its officers, agents and employees, harmless against any and all claims, lawsuits, judgments, costs and expenses for personal injury (including death), property damage or other harm for which recovery of damages is sought that may arise out of or be occasioned by Developer's breach of any of the terms or provisions of this Agreement, or by any negligent act or omission of Developer, its officers, agents, associates, employees, contractors or subcontractors, in the performance of this Agreement; except that the indemnity provided for in this paragraph shall not apply to any liability to the extent resulting from the negligence of City, its officers, agents, employees or separate contractors, and in the event of joint and concurrent negligence of both Developer and City, responsibility, if any, shall be apportioned comparatively in accordance with the laws of the State of Texas, without, however, waiving any governmental immunity available to City under Texas law and without waiving any defenses of the parties under Texas law. The provisions of this paragraph are solely for the benefit of the parties hereto and not intended to create or grant any rights, contractual or otherwise to any other person or entity. ARTICLE X. AUTHORITY TO BIND 10.1 The City represents and warrants to Developer that the City has full constitutional and lawful right, power, and authority, under currently applicable law to execute and deliver and perform the terms and obligations of this Agreement, and all necessary City proceedings, findings and actions. Accordingly, this Agreement constitutes the legal valid and binding obligation of the City, is enforceable in accordance with its terms and provisions and does not require the consent of any other governmental authority. 10.2 Developer hereby represents and warrants to the City that Developer has full lawful right, power and authority to execute and deliver and perform the terms and obligations of this Agreement and all of the foregoing have been or will be duly and validly authorized and approved by all necessary actions of Developer. Concurrently with Developer's execution of this Agreement, Developer has delivered to the City copies of the resolutions Developer Agreement — City /American Campus Communities, Project 92254D 8 or other corporate actions authorizing the execution of this Agreement and evidencing the authority of the persons signing this Agreement on behalf of Developer to do so. Accordingly, this Agreement constitutes the legal, valid and binding obligation of Developer, and is enforceable in accordance with its terms and provisions. ARTICLE XI. DEFAULT 11.1 A default shall exist if any party fails to perform or observe any material covenant contained in this Agreement, or if the representation provided for in Article X is not true or correct. A party shall immediately notify the defaulting party in writing upon becoming aware of any change in the existence of any condition or event that would constitute a default by the defaulting party, or with the giving of notice or passage of time, or both would constitute a default by defaulting party under this Agreement. Such notice shall specify the nature and the period of existence thereof and what action if any, the notifying party requires with respect to curing the default. 11.2 If a default shall occur and continue, after thirty (30) days written notice to cure default, or such longer period of time as may be reasonably required to cure such default for so long as the defaulting party has, within said thirty (30) day period, commenced action reasonably calculated to effectuate such cure and thereafter continues to diligently prosecute the same to completion in a commercially reasonable manner, the non - defaulting party may, at its option terminate this Agreement or pursue any and all remedies it may be entitled to in accordance with Texas law, without the necessity of further notice to or demand upon the defaulting party. ARTICLE XII. FEDERAL FUNDING 12.1 The City represents and warrants to Developer that no federal funds or federally assisted project activities as administered by or under the control of the City are involved in the Phase One Project at this time. City further agrees that it does not have any intention or plans to participate in the future in any federally assisted project activities in the North Overton Tax Increment Finance Reinvestment Zone. Developer Agreement — City /American Campus Communities, Project 92254D 9 12.2 Developer represents and warrants to City that Developer has no federal funds involved in the Phase One Project at this time. Developer further agrees that it will not in the future participate in any federally assisted project activities in the North Overton Tax Increment Finance Zone. ARTICLE XIII. NOTICES 13.1 Any notice required by this Agreement shall be deemed to be properly served if deposited in the U.S. mails by certified letter, postage prepaid, return receipt requested, addressed to the recipient at the recipient's address shown below, subject to the right of either party to designate a different address by notice given in the manner just described. 13.2 If intended for City, notice shall be sent to: City Manager City of Lubbock P.O. Box 2000 1625 13`h Street Lubbock, Texas 79457 13.3 If intended for Developer, notice shall be sent to: ACC OP (Tract 6) LLC 12700 Hill Country Boulevard Suite T-200 Austin, Texas 78738 ARTICLE XIV. VENUE AND GOVERNING LAW 14.1 This Agreement is performable in Lubbock County, Texas, and venue for any action arising out of this Agreement shall be exclusively in Lubbock County. 14.2 This Agreement shall be governed and construed in accordance with the laws of the State of Texas. Developer Agreement — City /American Campus Communities, Project 92254D 10 ARTICLE XV. ATTORNEY FEES 15.1 Developer and City expressly agree that in the event of any litigation arising between the parties to this Agreement that each party shall be solely responsible for payment of its attorneys and that in no event shall either party be responsible for the other party's attorneys' fees regardless of the outcome of the litigation. ARTICLE XVI. LEGAL CONSTRUCTION 16.1 In the event that any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision thereof and this Agreement shall be considered as if the invalid, illegal or unenforceable provision had never been contained in this Agreement. ARTICLE XVII. COUNTERPARTS 17.1 This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and constitute one and the same instrument. ARTICLE XVIII. SUCCESSORS AND ASSIGNS 18.1 The terms and conditions of this Agreement are binding upon the successors and assigns of all parties hereto. Provided, however, this Agreement shall not be assigned by Developer without prior City Council approval, which approval shall not be unreasonably withheld. City hereby approves the assignment by Developer of all its right, title, interest, obligations and liabilities to any related entity that hereafter acquires the Project Property. Developer Agreement— City /American Campus Communities, Project 92254D 11 ARTICLE XIX. ENTIRE AGREEMENT 19.1 This Agreement embodies the complete agreement of the parties hereto as it relates to the Public Improvements in Phase One, Project 92254D, superseding all oral or written previous and contemporary agreements between the parties and relating to matters in this Agreement, and except as otherwise provided herein cannot be modified without written agreement of the parties to be attached to and made a part of this Agreement. EXECUTED in duplicate and effective as of the 3rd day of May , 2012. CITY OF LUBBOCK ACC OP (Tract 6) LLC TOM MARTIN, MAYOR By Sor+arHau Ga VP 61 ATTEST: Rebe ca Garza, City ecretar APPROVED AS TO CONTENT: Cheryl Brock, Director of Fiscal Policy Linda L. Chamales, Economic Development Attorney Developer Agreement — City /American Campus Communities, Project 92254D 12 Resolution No. 2012-RO178 EXHIBIT A 1 Developer Agreement — City /American Campus Communities, Project 92254D 13 Resolution No. 2012—RO178 5 4 3 2 1 9 8 7 6 TR 3B NORTH TR 3AIA TR 2B lA TR 1C1 R 1 Idd TR 1C2 6 1 TR 1B2 1 9 8 7 6 5 4 3 2 1 161718 1920 2122 23 24 TR 5B TR 5A TR4 13141516 71819 021 2 324 91117 i f 4 312 1 121110 9 8 7 5 4 3 2 1 1 1 18 202112224 1 8 7 5 4 3 2 1 1 f 1819 io 212 3 24 0 LEGEND 5 Lot Number ® Tract 6 Schools 0 Parcels Streets TR 8 200 400 Feet A HI 1 0 9 8 7 6 5 4 3 2 11] 1 141516171819 0 21 2 2 4 1 11109 8 7 6 5 4 3 12] 1 UO3 1 p- ago :q: CHUM: P,!, ao0o S�ElEE!lEI�9�,����o M 1 MMEMME., M MII:M:z r TR 10 B INIMICIN Developer Agreement — City /American Campus Communities, Project 92254D 14 00 0 N O N O z a O .,-I .0 0 O a� � U O m m �o J U U a �- P P 3 NORTH OVERTON TAX INCREMENT FINANCING REINVESTMENT ZONE FIFTH AMENDED PROJECT PLAN AND FINANCE PLAN Developer Agreement — City /American Campus Communities, Project 92254D 15 Resolution No. 2012-RO178 Exhibit C � rtv-00-G ofliibbock lf[Af Fifth Amended Project Plan North Overton Tax Increment Financing Reinvestment Zone Lubbock, Texas December 2009 Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 North Overton TIF Project Plan The North Overton Area was established in 1907 and over the next 20 years developed as a middle-class neighborhood, with home ownership predominating. Following World War II, the growth of Texas Tech stimulated a need for student housing. This need was provided by many non -conforming apartments, converted garages, and subdivided houses, reducing home ownership considerably. Continued growth of Texas Tech encouraged development of apartment buildings, further destroying the stability of the area. By the 1980's, the City of Lubbock recognized the need to explore methods of stabilizing property values while allowing the area to develop to its fullest potential. The Overton North Study Committee was appointed to identify solutions to address the area's problems. The City retained RTKL in 1989 to prepare a Redevelopment Plan for Downtown Lubbock, which included the North Overton area. RTKL's plan identified many of the same issues as the Overton Study Committee and more particularly indicated that the City should develop creative public/private joint development opportunities and provide public improvements as incentives for development . In the late 1990's the McDougal Companies, a local developer, presented a plan to the City that would redevelop about 90% of the North Overton area. The developer petitioned the City to establish a Tax Increment Financing Reinvestment Zone (Zone) to provide the necessary public funds to finance the construction of public infrastructure. City staff, working with the developer, prepared a list of public infrastructure projects to stimulate and enhance the redevelopment of North Overton. It is expected that the planned expenditure of approximately $40.4 million for public infrastructure improvements within the Zone will result in future development/redevelopment which will increase the taxable value by approximately $373.9 million over the Zone's 30-year life. As set forth in Section 311.011 of the Tax Increment Financing Act of the Tax Code, the Project Plan for the North Overton Area Tax Increment Finance Reinvestment Zone, Lubbock, Texas must and does include the following elements: 1. A map showing existing uses and conditions of real property in the Zone and a map showing proposed improvements to and proposed uses of the property. Attached as Exhibit A is a map showing existing uses of real property in the Zone and attached as Exhibit B is a map indicating locations of newly constructed or proposed public improvements in the Zone. Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 North Overton TIF Project Plan 2. Proposed changes of zoning ordinances, the master plan of the municipality, building codes, and other municipal ordinances. No changes have been made to the master plan of the municipality, building codes, or other ordinances. Zoning ordinances have been modified to provide architectural guidelines and special zoning considerations to provide for redevelopment of the North Overton area as a pedestrian -oriented, neo-traditional development. 3. A list of estimated non -project costs. Non -project costs within the Zone are those development costs not paid for by the Zone. These costs will include, but are not limited to, $387.3 million of new development. The detailed list of estimated non -project costs from 2004 through 2020 are included as Exhibit C. 4. A statement of a method of relocating persons to be displaced as a result of implementing the plan. In the process of developing and redeveloping the Zone, it is not contemplated there will be any involuntary relocations. However, it may be necessary to relocate individuals and businesses through voluntary buyout. In the event that this is required, the City or private developer will follow the procedures that would be used in the development or construction of other public or private improvements outside the Zone. Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 North Overton TIF Project Plan TIF Expense Phase I Street Reconstruction/resurfacing $ 7,266,431 A/E services, reconstruction, curb and gutter, and rotaries Rotary Amenities 607,119 A/E services, landscaping, irrigation, lighting, and street furniture Glenna Goodacre Boulevard 2,486,975 A/E services, replace curb and guttter, and right-of-way acquisition Glenna Goodacre Boulevard Amenities 2,343,448 A/E services, landscaping, irrigation, lighting, and street furniture Landscaping in the Parkway 6,218,703 A/E services, landscaping, irrigation, lighting, and street furniture Water and Wastewater 3,792,506 Replacement and relocation Electric Utility - underground 1,891,005 Pioneer Park improvements 50,000 Overton Conference Center 11,480,000 Right of Way Acquisition 4,242,450 Phase I TIF Project Cost 40,378,635 Total amount of debt supported by TIF Revenue 40,378,635 Debt service interest expense 24,688,000 Total Phase I TIF Project Cost 65,066,635 Phase II (TIF revenues available after debt is paid) 21,893,000 Total TIF Project Cost 86,959,635 Administrative Cost 1,373,000 Total TIF Cost $ 88,332,635 Bond Issuance July 15, 2003 $ 3,795,000 August 15, 2005 9,290,000 April 15, 2006 6,307,749 August 15, 2007 4,111,341 January 17, 2008 11,805,000 May 23, 2008 1,943,758 April 8, 2009 961,386 Total Bond Issuance $ 38,214,234 Exhibit C City of Lubbock, TX North Overton Tag Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 Exhibit A — Existing Land Use US 82 MARSHA SHARP FRWV GooDACRE BLVD L, GLENNA G©OJ I ITH ST 4 14TIiST Commercial Industrial Public Use Parks & Recreation u s iw M sM sss to" rn Residential Medium -Density Residential tow--Densih- Transportation & Utilities Vacant Land North Overton TIF BoNndan- Exhibit A 14TII S'I` NORTR 'Ar W.4t city of 4lubbock TE11AS Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 Exhibit B — Proposed Improvements and Proposed Uses Exhibit B N O ry, O V � N V P 00 � o 00 N ^ y, 7vo r r r r r r r r r r........... g, h O V 1� N r'N N h,l � %, P •P• O OU . . . . . . . . . . . . . o , , . , . , , . r r , . , o c . , g a _ . . . . .' . . y \I M.. 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X�X y m W N GO c c c c to m m 2 Z v 'd A X t- Eh 'u3� z .a E E E g e g e 4 i i I o 0 o g_ a u y U 0.V' F, ` c y $ Q c .a 3 3 .5 ......... y Z _ N M U N , F 6 m O a � 0 0 0 0 0 0 0 0 4 0 '� §� i 4�G FSC70 QQQQQ Qa1 UUU V 2U moZ g, oo�jy t ysy 7 V a����NNNNMVv¢fm V^I�P000_ MpN3.�Q�P�NNNNNNNNV"TT4 TNNMM T44zE W Oq 0 Oq W q q q p Oq W C O N L F R g 0 v q E� E F 11 = O �VlI O _ _> tryry2 U U ,Z FF F Ft%F F(-FFEFFFFF NF FFF FF FHFF (- I- F-E-FFF E+F 9 5UF�- V w Exhibit C liibbck��`o IFIRf Fifth Amended Finance Plan North Overton Tax Increment Financing Reinvestment Zone Lubbock, Texas December 2009 Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone, Fifth Amended Finance Plan December 2009 The Financing Plan provides information on the projected impact that the North Overton Tax Increment Financing Reinvestment Zone (Zone) could have on the property illustrated in Appendix A. It also describes how that impact could be utilized to enhance the area and region through leveraging the resources of each entity that participate in the project. Below is a summary of the Financing Plan items required by law: 1. A detailed list describing the estimated project costs of the zone, including administrative costs. The total project costs over the life of the zone will be approximately $62.3 million, not including interest payments on debt service. The detailed list of projects is included in Appendix B. 2. A statement listing the kind, number, and location of all proposed public works or public improvements in the zone. • Capital costs, including the actual costs of the acquisition and construction of public works, public improvements, new buildings, structures, and fixtures; the actual costs of the acquisition, demolition, alteration, remodeling, repair, or reconstruction of existing buildings, structures, and fixtures; and the actual costs of the acquisition of land and equipment and the clearing and grading of land; • Financing costs, including all interest paid to holders of evidences of indebtedness or other obligations issued to pay for project costs and any premium paid over the principal amount of the obligations because of the redemption of the obligations before maturity; • Any real property assembly costs; • Professional service costs, including those incurred for architectural, planning, engineering, and legal advice and services; • Any relocation costs; • Organizational costs, including costs of conducting environmental impact studies or other studies, the cost of publicizing the creation of the Zone, and the cost of implementing the project plan for the Zone; • Interest before, during and after construction, whether or not capitalized; • The amount of any contributions made by the municipality from general revenue for the implementation of the project plan; a Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 • Imputed administrative costs, including reasonable charges for the time spent by employees of the municipality in connection with the implementation of a project plan; • The cost of operating the Zone and project facilities; and • Payments made at the discretion of the governing body of the municipality that the municipality finds necessary or convenient to the creation of the Zone or to the implementation of the project plans for the Zone. • All public improvements or public works projects will be in the area shown on the map in Appendix A. 3. Economic Feasibilty Study. • An economic feasibility study has been completed and is included as a part of this Financing Plan as Appendix C. 4. The estimated amount of bonded indebtedness to be incurred. • The debt capacity produced from the estimated tax increment should yield approximately $40.4 million in funding capacity. 5. The time when related costs or monetary obligations are to be incurred. • Related costs and monetary obligations have been incurred with each bond issue, beginning with the first bond issuance in FY 2005. 6. A description of the methods of financing all estimated project costs and the expected sources of revenue to finance or pay project costs including the percentage of tax increment to be derived from the property taxes of each taxing unit on real property in the Zone. • Project costs will be financed using certificates of obligation with the revenue source provided by tax increment funds received, hotel/motel taxes, and revenues generated by contractual agreements within the Zone. The percentage of tax increment to be derived from the property taxes of each taxing unit participating in the Zone is 100%. 3 Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 7. The current total appraised value of taxable real property in the Zone. • The appraised value of the taxable real property in the Zone that the Lubbock Central Appraisal District certified in July 2002 was $26,940,604. This amount is the base value for the district in calculating future increments. The current appraised value according to the 2009 certified TIF roll is $279,910,784. Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 8. The estimated appraised value of the improvements in the Zone during each year of existence. • The estimated appraised value of the improvements in the Zone per year is listed in the following table: New Estimated Development Total Adjusted Tax Demolitions Assessed Value Assessed Value Year ($ thousands) ($ thousands) ($ thousands) 2002 $ - - - 2003 (2,019) 12,406 10,387 2004 (12,395) 21,632 9,237 2005 (2,362) 99,842 97,480 2006 - 41,397 41,397 2007 - 6,860 6,860 2008 - 17,618 17,618 2009 - 69,990 69,990 2010 - 17,221 17,221 2011 - 4,847 4,847 2012 - 37,690 37,690 2013 - 30,453 30,453 2014 - 4,051 4,051 2015 - 5,740 5,740 2016 - 6,306 6,306 2017 - 5,400 5,400 2018 - 5,400 5,400 2019 - 2,520 2,520 2020 - 1,260 1,260 2021 - - - 2022 - - - 2023 - - - 2024 - - - 2025 - - - 2026 - - - 2027 - - - 2028 - - - 2029 - - - 2030 - - - 2031 - - - TOTAL $ (16,776) 390,633 373,858 5 Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 9. The estimated annual incremental funds available from development and redevelopment in the Zone are listed in the following table. Estimated Estimated Annual Tax Annual Annual Revenue Annual Hotel Motel Total Tax Adjusted Captured Cumulative Captured Increment Interest Revenue Conference Ctr. Tax Revenues Revenues Year Value($ thousands) Value (S thousands) (S thousands)* (S thousands)* (S thousands)* ($ thousands)* (S thousands)* 2002 $ - - 2003 10,387 10,387 - - _ 2004 9,237 19,625 96 0 96 2005 97,480 117,105 176 2 178 2006 41,397 158,501 933 468 1,402 2007 6,860 165,362 1,289 600 1,889 2008 17,618 182,980 1,455 555 - 2,010 2009 69,990 252,970 1,583 25 Il 81 1,700 2010 17,221 270,191 2,216 17 66 323 2,621 2011 4,847 275,038 2,367 (3) 66 323 2,751 2012 37,690 312,728 2,409 (35) 66 323 2,762 2013 30,453 343,181 2,739 4 131 323 3,196 2014 4,051 347,232 3,006 5 131 323 3,464 ' 2015 5,740 352,972 3,041 6 131 323 3,501 2016 6,306 359,278 3,092 10 131 323 3,555 " 2017 5,400 364,678 3,147 14 131 323 3,614 ° 2018 5,400 370,078 3,193 20 131 323 3,666 ' 2019 2,520 372,598 3,241 27 131 323 3,722 2020 1,260 373,858 3,263 34 131 323 3,751 " 2021 - 373,858 3,275 42 131 323 3,770 2022 373,858 3,275 50 131 323 3,778 2023 373,858 3,275 58 131 323 3,786 2024 373,858 3,275 61 131 309 3,776 2025 373,858 3,275 69 131 - 3,474 2026 373,858 3,275 91 131 3,496 2027 373,858 3,275 124 131 3,530 ° 2028 373,858 3,275 186 131 3,591 ' 2029 373,858 3,275 252 131 3,657 ' 2030 373,858 3,275 321 131 3,727 ' 2031 373,858 3,275 396 131 3,801 ° 2032 - 3,275 471 131 3,876 ' Total 79-,341 3,871 2,825 4,9075 ,1 0 * Revenue is shown in fiscal year that it is collected. ' 2005 Bonds were issued with a premium of $245,720. The paramount issued was $9,290,000, with bond proceeds of $9,535,720. 62006 Bonds were issued with a premium of $166,813. The par amount issued was $6,307,749, with bond proceeds of $6,474,562. `2007 Bonds were issued with a premium of $69,796. The paramount issued was $4,111,341, with bond proceeds of $4,181,055. 2008 Taxable Bonds were issued at a par amount of $11,805,000, with bond proceeds of $11,400,000. `2008 Bonds were issued with a premium of $87,709. The paramount issued was $1,943,758, with bond proceeds of $2,031,467. r2009 Bonds were issued with a premium of $27,597. The paramount issued was $961,386, with bond proceeds of $988,983. °Based on projected tax rates of City-$0.4464; County-$0.329458; Hospital-$0.I2084; and Water Disrict-- $0.00794. Calculation: Incremental value / 100 X tax rate X collection rate. 10. The duration of the zone: The duration of the zone is 30 years. 6 Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 Appendix A Appendix A Exhibit C City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 Appendix B — North Overton TIF Project Costs TIF Expense Phase I Street Reconstruction/resurfacing $ 7,266,431 A/E services, reconstruction, curb and gutter, and rotaries Rotary Amenities 607,119 A/E services, landscaping, irrigation, lighting, and street furniture Glenna Goodacre Boulevard 2,486,975 A/E services, replace curb and guttter, and right-of-way acquisition Glenna Goodacre Boulevard Amenities 2,343,448 A/E services, landscaping, irrigation, lighting, and street furniture Landscaping in the Parkway 6,218,703 A/E services, landscaping, irrigation, lighting, and street furniture Water and Wastewater 3,792,506 Replacement and relocation Electric Utility - underground 1,891,005 Pioneer Park improvements 50,000 Overton Conference Center 11,480,000 Right of Way Acquisition 4,242,450 Phase I TIF Project Cost 40,378,635 Total amount of debt supported by TIF Revenue 40,378,635 Debt service interest expense 24,688,000 Total Phase I TIF Project Cost 65,066,635 Phase II (TIF revenues available after debt is paid) 21,893,000 Total TIF Project Cost 86,959,635 Administrative Cost 1,373,000 Total TIF Cost $ 88,332,635 Bond Issuance July 15, 2003 $ 3,795,000 August 15, 2005 9,290,000 April 15, 2006 6,307,749 August 15, 2007 4,111,341 January 17, 2008 11,805 000 May 23, 2008 1,943,758 April 8, 2009 961,386 Total Bond Issuance $ 38,214,234 Appendix B Resolution No. 2012-RO178 EXHIBIT D DIRECT CITY PARTICIPATION AND TIF FUNDING PHASE ONE, PROJECT 92254D Project Cost Estimate Landscaping in the Parkway $93,000.00 Hardscape and Softscape Adjacent to Glenna Goodacre Boulevard & Mac Davis Lane, Softscape including irrigation Adjacent to Avenue V Total $93, 000.00 Developer Agreement — City /American Campus Communities, Project 92254D 16 Resolution No. 2012-RO178 10:4:111,118 DEVELOPER PARTICIPATION PHASE ONE, PROJECT 92254D Project Cost Estimate Landscaping in the Parkway $140,000 Hardscape and Softscape Adjacent to Glenna Goodacre Boulevard & Mac Davis Lane Softscape including irrigation Adjacent to Avenue V Total $140, 000.00 Developer Agreement — City /American Campus Communities, Project 92254D 17 EXHIBIT F DESIGN GUIDELINES Developer Agreement — City /American Campus Communities, Project 92254D 18 00 rl 00 0 rx i N N O z G O ,4 4J O O W 4) R; LL L x ui to W " " t"M N 0 K ■ y ■ ; , ■ r Iw ■ ■ ■ ■ ■It a e O � ■ O ■■ O O O p O 1• = W 1• 4 v a ao a CC ■ ■ ■ ■ • ■ ■ ■ N ■ : : : : : : ■ W y ■ w ■ h y ■ w t� Q O M Z t� t9 ty oC 4 W 4 Z t� LL L x w N N tN M M M M i y M t'y M M M M . r . 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O C J". •L U O N U .0 'C a o U c°°, Ze fn L U o -CO U 0 N N N C ° C Q C c4 J 3 a)N !✓ !✓ N Vi O L �+ 'O -C C '� C l0/1 �6 C O O o U O -p N O L N C -0 cis N U «ca O C U C s�0 >, 0 m o O >, C = E m Y U E N O- c O r O `~ to m L- N Q O .Q N a' N > ++ `� O � 3 E r- n c s Q o° a o E CCL e 0o0 0°0 Em M U0 Q H ca N =a o m 3 w Lo Y w z O N • I z 0 I Y 3 �1 _ w LL X ui 0 W X I 00 0 3 Oft Y � (O CL v O C I a w o �E h O O U' <D :O rsi s O I Z Y 0o a o_ C � u Y o_ W N O W X_ m N 0 w x m U w N Ww Z 07 � � � a (n 3 o a \� C a O o i Q` C m y � 3 w -az &M Y C)w a o N N PRIVACY FENCE - OR WALL STAGGERED Exhibit F WHERE USE AND SETBACK PERMITS, CENTER TREE BETWEEN EACH BULB OUT 6'-6' 6'-0' 21'-0' PLANTING WALK BULBno_ SETBACK AREA 8ZONE PARKIN 50'-0' RIGHT OF WAY 6• SETBACK LOW To-6'-6' ZOFTE REST 'ARKWAY WALK Section J - Avenue V Mixed Use and Low -Density Residential WHERE USE AND SETBACK PERMITS, - CENTER TREE BETWEEN EACH BULB OUT A "L A" A% A '4 A A -k DESIRED 0 PRIVACY FENCEMr W L OR WAIL i -11 STAGGERED 6• rT 6- 6'-6' 6'-0` 21'-0' 6'-0' 6'-6` WALK BULB OUT BULB OUT WALK ENG MIXED USE SIDEWALK 8'-0' 8'-01 IF IF SIDEWALK MIXED USE SETBACK PARKING 50'-0' RIGHT OF WAY PARKING SETBACK ZONE ZONE PRO RTY PR�EFRTY LINE Section K - Avenues W and X and Any New 50 Foot Street Mixed Use Overton Park Public Improvements Site Design Guidelines 31 Exhibit F Sidewalk and Specialty Paving Design Guidelines Sidewalks and related pavement elements such as cross walks direct movement, define space and provide for safety. Specialty paving adds visual interest and articulate special landscape features. In Overton Park, differing paving patterns and materials will identify and separate the different zones of the sidewalk environment. For example, different brick patterns or different materials from the primary walkway should be used in the area between planter pockets. Sidewalk surfaces should present a consistent and unifying element in the district. Sidewalks will be built to existing City of Lubbock construction standards, though the Lubbock Building Board of Appeals can consider alternate styles. • The clear pedestrian path of the sidewalks in mixed -used areas of Overton Park should be at least 5 feet wide, with a total width (including planter pockets) of 9 to 10 feet or more. • Brick pavers should comprise 50 percent of the sidewalk surface area. Brick patterns should be consistent within sidewalk zones by block, for example, one pattern for the primary walkway and one pattern for the area between the planter pockets. See Figure 20: "Brick Pattern Examples" and Figure 21: "Sidewalk Design Concept" Sidewalk design and materials will be approved as part of the permit or contract review process. Figure 20 -Brick Pattern Examples Sidewalk 0 - Pattern A Sidewalk Paving - Pattern 8 13 Figure 21 - Sidewalk Design Concept Overton Park Public Improvements Site Design Guidelines 32 Exhibit F • Obstructions such as water meter vaults or covers, plumbing clean outs, or any utility equipment should not be located within the sidewalk, and are best located in a planting bed. • Specialty paving should be used to extend the sidewalk visually across the street at intersections. All crosswalks shall be brick with concrete banding. See Figure 22: "Crosswalk Detail." Figure 22 - Crosswalk Detail Streetscape Amenities Street furnishings and other amenities conducive to high levels of pedestrian activity should be located in this area. The following amenities are to be placed on each block face: • Two benches • Two trash receptacles • One bicycle rack Pedestrian and Vehicular Lighting Guidelines Lighting is important both for safety and for the ambiance of the neighborhood. Pedestrian level lighting further reinforces the human scale of the neighborhood and encourages outdoor activity. Appropriate lighting levels enhance activities such as outdoor dining. Pedestrian and vehicular light standards are specified in Appendix A. • Pedestrian light poles should generally be spaced evenly in relationship to the street trees and planter pockets or parkway. They should be located every 75 feet along each side of the street and on alternating sides of the median. • Vehicular lighting should be spaced generally every 300 feet along each side of each street, with lighting at each intersection. • Both pedestrian and vehicular poles should include provisions for mounting banners and lighted seasonal decorations. Fencing Guidelines Fencing is primarily designed to separate public and private spaces. However, the types and heights of fencing contribute to the overall cohesiveness and "feel" of the neighborhood. Although fences are located on private property, their appearance has a great impact on the adjacent public spaces. Overton Park Public Improvements Site Design Guidelines 33 Exhibit F The details of fencing adjacent to the public right-of-way may be negotiated in the Developer-TIF Developer's Agreement and the rezoning of the property according to these guidelines: • Only fences comprised of materials such as masonry, cast stone or wrought iron may be used in mixed -used, high - density residential areas. Ornamentation and pattern is encouraged. • No chain -link fencing is allowed unless fully screened from public areas and neighboring properties. (Example: a chain link dog run in a fully enclosed back yard.) • Long stretches of fencing should have offsets or variations in setback of at least 2 feet every 50 feet. • Holders of alcoholic beverage permits are required to separate outdoor patio areas from the sidewalk according to TABC regulations. These fences and gates must also follow the above guidelines. • The Lubbock Zoning Code governs the height and location of fences in the front yard and for corner lots. Screening, Buffering and Separation Guidelines It is important to create separation between spaces, define boundaries, buffer nuisances and screen unsightly objects. Such screening should separate parking areas from pedestrian areas and conceal uses such as dumpsters. Parking Lot Screening • When parking cannot be placed to the rear of the main building, the parking areas shall be screened by a three (3) foot high fence set back at least six (6) feet from the front property line. Where parking structures or lots are adjacent to buildings, a landscape buffer is encouraged. • The required fencing should be constructed of brick, stone, wood, stuccoed concrete masonry units or wrought iron. All fencing which is visible from a public area should be architecturally compatible with the primary structure. • The area between the fence and property line must be landscaped. Landscaping should include a mix of plant materials for year-round greenery. The use of seasonal color is encouraged. Except for trees, landscaping should not exceed the height of the screening fence. • No trees may be planted in the visibility triangle as defined in the Lubbock Code of Ordinances, Section 29-30(i). See Figure 7: "Right -of -Way Landscape visibility Requirements." (Page 12) Overton Park Public Improvements Site Design Guidelines 34 Exhibit F Other screening • All above grade utilities, trash dumpsters and trash compactors shall be completely screened with structures that allow for service as well as screening. Each screening structure should be coordinated with the respective utility or service that is affected prior to being constructed. • Screening fences must be constructed of brick, stone, decorative concrete masonry units, stuccoed concrete masonry units, or ornamental metal (wrought iron, or steel or aluminum bars). • Enhanced entries into entrances, front or rear, with walls, gates or trellises, are encouraged. • All surface parking lots and parking structures shall be screened with a planting buffer at the sidewalk or finish grade level. Overton Park Public Improvements Site Design Guidelines 35 No Text Exhibit F CHAPTER 5: LOW DENSITY RESIDENTIAL AREA A single-family residential neighborhood is proposed to be located in the eastern portion of Overton Park, though these guidelines would apply to any area designated as low density residential. Pioneer Park and Ramirez Elementary are centrally located in the residential neighborhood, allowing these open spaces to be shared by the entire neighborhood. The park provides a central gathering place for all residents, young and old alike, to interact, enjoy one another, and connect as a community. Bike paths located along gateway streets will enhance access to these open spaces. The Overton Park Design Guidelines Handbook, a separate development document provided by the McDougal Companies, provides more specific information about residential lot coverage and architectural styles. Residential gardens and backyards as well as common spaces with generous landscaping and sidewalks contribute to the project goal of creating an environment that is green and beautiful. Variety in terms of size, type, and architectural style of the houses will create a visually stimulating and architecturally satisfying environment. Streetscape Design Guidelines In Overton Park, narrow vehicular lanes with on -street parking characterize residential streets. Parkways allow for wide canopy trees, sidewalks encourage pedestrian activity, and shallow, well -landscaped front yards further contribute to the feeling of a cohesive residential community, distinguishing the area from a typical suburban development. The following graphics illustrate both the design concepts discussed above and specific guidelines detailed below for each of the streets of the Low -Density Residential area. Differences in the graphics are primarily due to differing conditions, particularly right-of-way widths. See: • Section E. "Low -Density Residential," • Section J: "Avenue V Mixed Use and Low -Density Residential" and • Section L: "Avenues R, S and T—Low-Density Residential'. Appendix C is the key map for the location of these sections. Sidewalk Design Guidelines Concrete sidewalks with brick edging will be a cohesive element of the residential community. Sidewalks will be built to existing City of Lubbock construction standards unless the Lubbock Building Board of Appeals approves an alternative. • Sidewalks in the residential area will be 5 feet wide. Brick cross bands should be located at all sidewalk intersections, whether public (at block corners) or private (residential walkways). See Figure 23: "Low -Density Residential Sidewalk Details." Overton Park Public Improvements Site Design Guidelines 36 Exhibit F 01 '^ a. 4% mnnnunm n-- --- uunumnnunnunnnununnnnn:::a:�nm -- -- - "ice= o� I- =1 =i =1 -- s" s" LOW DENSITY SETBACK 5'-0" 6'-6" 30'-0" 6'-6" 5'-0" SETBACK LOW DENSITY RESIDENTIAL ZONE WALK PARKWAY PARKWAY WAL K ZONE 2'-0" 2'-0" PUBLIC 50'-0" RIGHT OF WAY PUBLIC EASEMENT EASEMENT PROPERTY PROPERTY LINE LINE Section L - Avenues R, S, and T - Low -Density Residential • Obstructions such as mailboxes, water meter vaults or covers, plumbing clean outs, or any utility equipment should not be located within the sidewalk, and are best located in a planting bed. Streetscape Amenities RESIDENTIAL Street furnishings and other amenities are not required in the residential area. If such amenities are to be provided, they should follow the guidelines contained in the Mixed Use section. Figure 23 -Low-Density Residential Sidewalk Details Overton Park Public improvements Site Design Guidelines 37 Exhibit F Pedestrian and Vehicular Lighting Guidelines Lighting is important both for safety and for the ambiance of the neighborhood. Pedestrian level lighting further reinforces the human scale of the neighborhood and encourages outdoor activity. Pedestrian and vehicular light standards are specified in the Appendix. • Pedestrian light poles should generally be spaced evenly in relationship to the street trees and planter pockets or parkway. They should be located every 200 feet along each side of the street. • Vehicular lighting should be generally spaced every 300 feet alternating along each side of each street. Fencing Guidelines Fencing is primarily designed to separate public and private spaces. However, the types and heights of fencing contribute to the overall cohesiveness and "feel' of the neighborhood. • Only fences comprised of materials such as masonry, cast stone or wrought iron may be used in any front yard. Corner lot side yard fences adjacent to a street may be a combination of wood and masonry. • Ornamentation and pattern is encouraged. • Other fences may be constructed of wood, but must be constructed using metal posts with a concrete footing. No - chain link fencing is allowed unless fully screened from public areas and neighboring properties. (Example: a chain link dog run in a fully enclosed back yard.) • Any wood fencing shall be redwood or cedar and shall have a flat wood cap and band. No pickets are allowed. • The Lubbock Zoning Code governs the height and location of fences in the front yard and for corner lots. Overton Park Public Improvements Site Design Guidelines 38 Exhibit F APPENDIX A: SITE FURNISHINGS STANDARDS Site furnishings are a fundamental component to the success of the street and neighborhood. Furnishings allow places to sit, deposit trash and park bicycles. They provide light and information, both directional and identity. Site furnishings establish a community's character and identity. The following standards will establish consistent and distinctive site furnishings throughout the neighborhoods. Quantities and spacing of these amenities are specified in each Chapter. Brick Paver Brick pavers are required to add warmth and color and a distintive character to the neighborhood. Approved Brick Paver • Fired Clay Brick Paver Manufactured by: Kansas Brick & Tile Co., Hoisington, Kansas, 800-999-0480 Size: 4x8 Blend/Style: Old Colonial Solid Modular Pattern Laid: Varies Figure 24 - Approved Brick Paver Benches Benches can be placed in a variety of locations as long as they do not interfere with pedestrian circulation. Two bench styles are approved for variety in the streetscape, but all benches will be the same color and made of metal. Finishes must include rust inhibitors and be resistant to UV light, chipping and flaking. Approved Benches • Landscape Forms "Plainwell" Bench with Aluminum Seat and Center Arm; minimum 72 inch length; "Stormcloud" Color • Landscape Forms "Scarborough" Bench, Backed or Backless with Woven Seat and Center Arm; Minimum 72 inch Length; "Stormcloud" Color Figure 25 - Approved Benches Overton Park Public Improvements Site Design Guidelines 39 Exhibit F Trash Receptacles Trash receptacles shall be placed near benches, retail entrances and bus stops, but not placed right next to them due to unpleasant odors. Trash receptacles must be made of metal. Finishes must include rust inhibitors and be resistant to UV light, chipping and flaking. Approved Trash Receptacle • Landscape Forms "Scarborough" Top Opening, Vertical Strap Side Panel Trash Receptacle in "Stormcloud" color Figure 26 - Approved Trash Receptacle Bicycle Racks To encourage bicycle transportation, bicycle racks should be provided on all mixed -used and multi -family residential streets at key locations within the public right of way. Bicycle parking should be located near building entrances without blocking pedestrian circulation. Bicycle parking should be placed in clear view of storefront windows and near pedestrian level lighting to provide for informal surveillance. Bike racks shall be placed so that no part of the bicycle extends within 2'h' of the face of curb where on -street parking occurs. Finishes must include rust inhibitors and be resistant to UV light, chipping and flaking. Approved Bicycle Rack • Landscape Forms "Pi" Bicycle Rack in "Stormcloud" color Figure 27 - Approved Bicycle Rack Overton Park Public Improvements Site Design Guidelines 40 Exhibit F Tree Grates In rare instances where planter pockets cannot be of a size of sufficient space for plants, a cast iron tree grate may be used. The use of tree grates shall be approved prior to their installation. Approved Tree Grate Ironsmith: "Conquistador 2". Color shall be natural unfinished gray iron. Figure 28 - Approved Tree Grate Trench Grates Trench grates are encouraged for use in site drainage in order to keep water from accumulating on pedestrian surfaces or in areas where surface drainage cannot adequately move water. Ideally, any major drainage from property adjacent to the right-of-way should be diverted under or through sidewalks as much as possible to minimize the impact of drainage over the pedestrian areas. Two trench grate systems are approved for use in the Overton Park Area. The first is a solid -faced trench cover that should be used if drainage in the trench has head pressure. An example of this type of drainage would be roof drains from adjacent building roofs. The trench cover must have a solid face in order to keep water from pushing through the trench face onto pedestrian pavements. The second approved trench grate system is a perforated grate system that will allow water without head pressure to flow through the trench and/or water into the trench through the perforated openings. Approved Solid Faced Trench Grates ■ Urban Accessories "Title Waves" grate with no perforations through the face of the grate. Color shall be natural unfinished gray iron. ■ Bass and Hays "Heavy Duty Trench Frame and Cover" with diamond pattern finish. Color shall be natural unfinished gray iron. Overton Park Public Improvements Site Design Guidelines 41 Exhibit F Approved Open Faced Trench Grates ■ Urban Accessories "Title Waves" grate with openings. Color shall be natural unfinished gray iron. ■ Ironsmith " Conquistador" grate with openings. Color shall be natural unfinished gray iron. ■ Ironsmith "Marina" grate with openings. Color shall be natural unfinished gray iron. * Open face Trench Grates will need to be chosen for each design scenario to comply with ADA guidelines. Figure 29 - Approved Trench Gate Vehicular & Pedestrian Lighting Lighting is important both for safety and for the ambiance of the neighborhood. Pedestrian level lighting further reinforces the human scale of the neighborhood and encourages outdoor activity. Three levels of lighting poles have been selected to provide flexibility in the public right-of-way: a low bollard pole, a medium pedestrian light pole and a tall vehicular or roadway lighting pole. In addition, a coordinating wall -mounted fixture is provided for use on private properties adjacent to the right-of- way. • Outdoor lighting shall include full cutoff and cutoff lighting fixtures as defined by the Illuminating Engineering Society of North America (IES). • All vehicular and pedestrian lighting in the Overton Park TIF District shall be metal halide to provide a white -colored light that is excellent for color clarity. • Poles for vehicular and pedestrian lighting in the Overton Park TIF District shall be spun concrete poles with an exposed aggregate finish. • Vehicular lighting poles along Glenna Goodacre Boulevard will include both inserts for banner arms and an outdoor - rated GFCI outlet mounted at the base of the lower banner arm for holiday lighting. Both the banner arms and the GFCI outlet can be "spun" into the standard poles and may be used in other areas in Overton Park if so desired. Overton Park Public Improvements Site Design Guidelines 42 Exhibit F Approved Pedestrian Lights Poles -Stresscrete Inc. 13 foot (above grade) `Washington", Spun -Concrete Light Pole; Model KWC13-G-T-E90. Saluki Bronze color. Direct -embed type installation. Luminaires — King Luminaire Inc. "Washington" Luminaire; Model K118-LAR-II-100(MH)120-K-16. Light shall have internal louver mechanism to provide full cut-off to comply with "dark sky initiatives." Approved Vehicular Lights • Poles -Stresscrete Inc. 30 foot above grade `Washington", Spun -Concrete Light Pole; Model KWH30-G-T E90-GFI-BA; Saluki Bronze color. Direct -embed type installation. Light arms - KPL10-PR "Pipe" arms in a single configuration. Bronze color to match Landscape Forms "Stormcloud" color used on other amenities. • Luminaires — King Luminaire Inc. "New York" Pendant Luminaire; Model K88-HGD-III-100(MH)-M0G-120. Bronze color to best match Landscape Forms "Stormcloud" color used on other amenities. Figure 30 - Approved Pedestrian Light & Pole, and Vehicular Lights Overton Park Public Improvements Site Design Guidelines 43 Exhibit F "Approved Bollard" • Stresscrete Inc. "Washington", Spun -Concrete Lit Bollard; Model KLCW 100(MH)-DB-E90. Saluki Bronze color. Figure 31 - Approved Bollard Approved Wall -Mounted Area Lights Some circumstances may call for flush -mount pedestrian or area lighting on building facades. If private property owners wish to coordinate with the streetscape lighting, the following is recommended: • Fixtures: King Luminaire Inc. "San Carlos" Wall Bracket; Model KA52-W. Bronze color to best match Landscape Forms "Stormcloud" color used on other amenities. • Luminaires — King Luminaire Inc. "Washington" Luminaire; Model K118-LAR-II-100(MH)120-K-16. Figure 32 - Approved Wall -Mounted Area Lights Overton Park Public Improvements Site Design Guidelines 44 1:0 oil PT19 APPENDIX B: PLANT MATERIAL APPROPRIATE FOR LUBBOCK, TEXAS Street Trees (Trees Within the Right of Way) Bald Cypress .................................................. Taxodium distihum Bur Oak ...................................................... Quercus macrocarpa Cedar Elm ......................................................... Ulmus crassifolia Chinese Pistache............................................ Pistacia chinensis Live Oak ......................................................... Quercus virginiana Red Oak ......................................................... Quercus shumardii Texas Red Oak .................................. Quercus buckleyii `Texans' Other Street Tree Information • Coniferous pines or upright evergreens such as junipers and cedars are not allowed as street trees as they will obscure vision sight -lines as well as inhibit the navigability of sidewalks. • Where bulb -outs occur, either a street tree from street framework or an accent tree may be planted. However, an accent tree cannot be used to meet the 25' spacing requirement. • All street trees, whether in planter pockets, parkways, or bulbouts, shall be single-trunked. Accent Trees * These trees may be located in the right-of-way as well. However, they may not be used to fulfill the street tree (25' o.c.) requirement. Allee Lacebark Elm .................................. Ulmus parvifolia `Allee' Bald Cypress ............................................... Taxodium distichum Crape Myrtle................................................Lagerstroemia indica Yaupon Holly........................................................... Ilex vomitoria Open Space Trees (Trees Outside of the Right of Way) * Street Tree Species listed are allowed to be used in this area as well. Chitalpa....................................................Chitalpa tashkentensis Desert Willow ..................................................... Chilopsis linearis Flowering Crab Apple ................................................. Malus spp. Mondell Pine.......................................................... Pinus eldarica Nellie Stevens Holly .............................. Ilex x `Nellie R. Stevens' Ornamental Pears ....................................................... Pyrus spp. Pecan.............................................................. Carya illinoinensis Pinyon Pine ..................................................... Pinus cembroides Russian Olive...........................................Elaeagnus angustifolia Shademaster Honeylocust .. Gleditsia triacanthos `Shademaster' Texas Redbud ............................ Cercis canadensis var texensis Vitex............................................................... Vitex agnus-cactus Washington Hawthorn .......................... Crataegus phaenopyrum Overton Park Public Improvements Site Design Guidelines 45 Exhibit F Street Shrubs / Low Height / Perennials (Plants within the Right -of -Way) Autumn Joy Sedum .................................. Sedum x `Autumn Joy' Autumn Sage.......................................................... Salvia greggii Brown -Eyed Susan .............................................. Rudbeckia hirta Compact Nandina........................................... Nandina compacta Coreposis............................................................. Coreopsis spp. Dianthus................................................................. Dianthus spp. Dwarf Yaupon ..........................................................Ilex vomitoria Indian Hawthorn..............................................Raphiolepis indica Lantana................................................................... Lantana spp. Manhattan Euonymous ................................................................ ....................................... Euonymous kaiutschovicus `Manhattan' Siberica Iris.................................................................Iris sabirica Stella de Oro Dwarf Daylily ........... Hemerocallis x `Stella de Oro' Texas Sage ........................................... Leucophyllum frutescens Winter Gem Boxwood ............... Buxus microphylla `Winter Gem' Yarrow..................................................................... Achillea spp. Open Space Shrubs / Perennials (Plants outside the Right -of -Way) * All Species in Street Shrubs/Perennials are allowed to be used in this area as well. Abelia.............................................................. Abelia Grandiflora Artemisia................................................................ Artemisia spp. Aster.............................................................................Aster spp. Barberry .................................................................. Barberry spp. Burford Holly............................................................. Ilex burfordii Butterfly Bush......................................................Buddleia davidii Dense Yew ........................................... Taxus media `Desiformis' Forsythia...................................................... Forsythia intermedia Red Yucca..................................................Hesperaloe parviflora Rose (Multiple Varieties)...............................................Rosa spp. Russian Sage ............................................ Perovskia atriplicifolia Sedum....................................................................... Sedum spp. Silverberry ...................................................... Eleagnus ebbingei Spirea............................................................... Spirea vanhouttei Yellow Yucca..............................................Hesperaloe parviflora Overton Park Public Improvements Site Design Guidelines 46 Exhibit F Ornamental Grasses Big Blue Lily Turf ................................................. Liriope muscari Blue Grama Grass ............................................... Buchloe gracilis Blue Lyme Grass .............................................. Elymus arenarius Buffalo Grass ................................................ Buchloe dactyloides Fountain Grass .................................. Pennisetum alopecuroides Giant Liriope ....................................... Lifiope muscari'Gigantea' Hameln Grass .................... Pennisetum alopecuroides 'Hamlen' Japanese Ribbon Grass ............................. Phalaris arundinacea Japanese Silvergrass ................. Miscanthus sinensis Varfegata' Karl Forester Feather Reed Grass ............................................... ........................................ Calamagrostis acutiflora 'Karl Forester' Lindheimer's Muhly ................................ Muhlenbergia linheimeri Northern Seat Oats .............................. Chasmanthium latifolium Purple Fountain Grass ................ Pennisetum staceum 'Rubrum' Side Oats Grama ..................................... Bouteloua curtipendula Vines Clematis .................................................................. Clematis spp. Coral Honeysuckle .................................. Lonicera sempervirens Five Leaf Akebia ................................................... Akebia quinata Purple Honeysuckle ....................... Lonicerajapnoica 'Purpurea' Texas Wisteria ............................................... Wisteria frutescens Ground Covers Blue Rug Juniper ......................... Juniperus horizontalis 'Iffilltonii' Dusty Miller ....................................................... Senecio cineraria English Ivy ................................................................ Hedera helix Green or Gray Santolina .................................... Santolina virens Huntington Carpet Rosemary ....................................................... ................................... Rosmarinus officinalis 'Huntington Carpet' Ice Plant ......................................................... Carpobrotus edulis Lambs Ear ............................................................... Stachys spp. Purpleleaf Euonymous ................. Euonymous fortunei 'Colorata' Verbena ....................................................... Verbena canadensis Vinca.......................................................................... Vinca, major Wintercreeper ............................................... Euonymous fortunei Overton Park Public Improvements Site Design Guidelines 47 Exhibit F APPENDIX C: STREET SECTION KEY This graphic illustrates the location of the street cross sections located in each of the chapters of this document. Section A Page 21 Section B Page 21 Section C Page 25 Section D Page 25 Section E Page 26 Section F Page 26 Section G Page 29 Section H Page 30 Section I Page 30 Section J Page 31 Section K Page 31 Section L Page 37 LEGEND BULB OUT ON WEST SIDE ONLY, PARKWAY ON EASE SDE BULB OUT ON BOTH SIDES PARKWAYS PLMTTER POCKETS PLANTER POCKET ON NORTH SIDE, PARKWAY DN SOUTH BULB DUT Ate PLANTER POCKET Street Cross Section Locations sj w z w Overton Park Public Improvements Site Design Guidelines 48 CONSTRUCTION SCHEDULE (To be prepared jointly) Developer Agreement — City /American Campus Communities, Project 92254D 19 Resolution No. 2012-R0178 EXHIBIT H PROCEDURES FOR REIMBURSEMENT FROM CITY I. Landscaping, The City of Lubbock will reimburse the developer/owner for a portion of the landscaping in the right-of-way in the North Overton TIF District if the following rules/procedures are met. This reimbursement will be as follows: the City will reimburse up to the maximum set forth in the developer participation agreement. Procedure 1. A developer participation agreement must be executed between the developer/owner and the City of Lubbock 2. A site plan of the landscaping must be submitted to the City of Lubbock to be reviewed and approved. 3. The developer/owner must provide proof of a bid for the landscaping improvements in the right-of-way. 4. The landscaping in the right-of-way must be bid separately from other items. 5. The developer/owner must provide proof of the completion of the landscaping in the right-of-way and proof of payment. 6. The City of Lubbock reserves the right to inspect the work, with a plan on file, 7. If the plan is changed at any time during construction, the plan must be resubmitted to the City of Lubbock for approval. 8. The developer/owner must submit backup for the reimbursement of the City's portion of the landscaping in the right-of-way in a format that is approved by the City of Lubbock. Developer Agreement — City /American Campus Communities, Project 92254D 20 Resolution No. 2012-RO178 EXHIBIT I INSURANCE REQUIREMENTS Developer or contractor shall carry and maintain insurance at all times that this Agreement is in effect, at Developer's sole expense and with an underwriter authorized to do business in the State of Texas and acceptable to the City, against claims of general liability, automobile liability, and workers' compensation resulting from Developer's or contractor's activities under this Agreement. General Liability Insurance: Developer or contractor will carry and maintain General Liability Insurance for the protection of the City, naming City as an additional insured on a primary, not excess basis, with completed operations and XCU endorsement, heavy equipment coverage, and insuring against all claims, losses, costs and expenses arising out of injuries to persons whether or not employed by the Developer or contractor, damage to property whether resulting from acts or omissions, negligence or otherwise of the Developer or contractor or any of its agents, employees, or other persons, and growing out of the construction of the Public Improvements, such policies to provide not less than one million dollars ($1,000,000.00) for Combined Single Limit General Liability Insurance. Automobile Liability Insurance: Developer or contractor will carry and maintain Automobile Liability Insurance in the amount of five hundred thousand dollars ($500,000.00), naming the City as an additional insured on a primary, not excess basis. Workers' Compensation Insurance: Developer or contractor shall elect to obtain workers' compensation coverage pursuant to Section 406.002 of the Texas Labor Code. Further, Developer or contractor shall maintain said coverage throughout the term of this Agreement and shall comply with all provisions of Title 5 of the Texas Labor Code to ensure that the Developer or contractor maintains said coverage. Any termination of workers' compensation insurance coverage by Developer or contractor or any cancellation or nonrenewal of workers' compensation insurance coverage for the Developer or contractor shall be a material breach of this Agreement. The above policy shall include a waiver of subrogation in favor of the City. Developer Agreement — City /American Campus Communities, Project 92254D 21 Resolution No. 2012-RO178 WRITTEN CONSENT OF THE SOLE MEMBER OF ACC OP (TRACT 6) LLC American Campus Communities Operating Partnership LP, being the sole member (the "Member") of ACC OP (Tract 6) LLC, a Delaware limited liability company (the "Company"), does hereby consent, pursuant to the Delaware Limited Liability Company Act (the "Act") to the adoption of the following resolutions and that such actions be taken without a meeting pursuant to said Section 18-302 of the Act: WHEREAS, the Member has determined that it is in the best interest of the Company for the Company to enter into the Developer Participation Agreement Between the City of Lubbock and ACC OP (Tract 6) LLC (the "Agreement'). NOW, THEREFORE BE IT RESOLVED, that the Member hereby approves the Agreement and on behalf of the Company authorizes the execution and delivery of the Agreement and the performance of the obligations of the Company thereunder; and be it further RESOLVED, that any of the duly elected officers of the Company (collectively, the "Officers") be, and they hereby are, each without the joinder of any other, authorized and directed, for and on behalf of the Company, to execute and deliver the Agreement and such other documents and instruments as such Officer shall deem necessary or appropriate; and be it further RESOLVED, that each of the Officers be, and they hereby are, each without the joinder of any other, empowered, authorized and directed to take such actions as they may deem necessary or convenient to carry out the intent of any and all of the foregoing resolutions in accordance therewith; and be it further RESOLVED, that the execution by such Officers of the Agreement and/or any such other document or the doing by them, or any of them, of any act in connection with the foregoing matters shall conclusively establish their authority therefore from the Members and the approval and ratification by the Members of the Agreement and/or such documents so executed and the action so taken; and be it further RESOLVED, that any and all actions heretofore or hereafter taken by such Officer or Officers be, and hereby are, ratified and confirmed as the act and deed of the Company. [The remainder of this page is intentionally left blank] IN WITNESS WHEREOF, the undersigned has executed this written consent on behalf of the Company as of the W " day of April, 2012 and directs that it be filed with the minutes of proceedings of the Company. AMERICAN CAMPUS COMMUNITIES OPERATING PARTNERSHIP LP By: American Campus Communities Holdings, LLC, its general partner By: American Campus Communities, Inc., its sole member By: _ Q�&6 /// Na ?oaarmo o"im Title: EVP 2 y' . I . 2 Resolution No. 2012-R0178 I, JEFFREY W. BULLOCK, SECRETARY OF STATE OF THE STATE OF DELAWARE, DO HEREBY CERTIFY THE ATTACHED IS A TRUE AND CORRECT COPY OF THE CERTIFICATE OF FORMATION OF "ACC OP (TRACT 6) LrLC ", FILED IN THIS OFFICE ON THE THIRTY-FIRST DAY OF JANUARY, A.D. 2012, AT 12:28 O'CLOCK P.M. 5102780 8100 120104894 You may verify this certificate online at corp.delaware.gov/authver.shtm2 Jeffrey W. Bullock, Secretary of State AUTHEN C TION: 9333321 DATE: 01-31-12 State of Delaware Secretary of State Division of Corporations Delivered 01:21 PM 0113112012 FILED 12:28 PM 0113112012 SRV 120104894 - 5102780 FILE CERTIFICATE OF FORMATION m ACC OP (TRACT 6) LLC This Certificate of Formation of ACC OP (Tract 6) LLC (the "LLC"), dated as of January 31, 2012, is being duly executed and filed by R. Craig Warner, as an authorized person, to form a limited liability company under the Delaware Limited Liability Company Act (6 De1.C. §18-101, et sue.). FIRST. The name of the limited liability company formed hereby is ACC OP (Tract 6) LLC. SECOND. The address of the registered office of the LLC in the State of Delaware is The Corporation Trust Center, 1209 Orange Street, Wilmington, Delaware 10801, New Castle County. THIRD. The name and address of the registered agent for service of process on the LLC in the State of Delaware is The Corporation Trust Company, 1209 Orange Street, Wilmington, Delaware 19801, New Castle County. IN WITNESS WHEREOF, the Formation as of the date first above written. ACC OP (TRACT 6) LLC CERTIFICATE OF FORMATION Solo Page Corporations Section P.0.13ox 13697 Austin, Texas 78711-3697 February 02, 2012 CT Corporation System 701 Brazos, Ste. 720 Austin, TX 78701 USA RE: ACC OP (Tract 6) LLC File Number: 801544229 Resolution No. 2012—RO178 E op Hope Andrade �+ Secretary of State w >e Office of the Secretary of State It has been our pleasure to file the application for registration and issue the enclosed certificate of filing evidencing the authority of the foreign limited liability company (llc) to transact business in Texas. Unless exempted, the foreign entity is subject to state tax laws, including franchise tax laws. Shortly, the Comptroller of Public Accounts will be contacting the entity at its registered office for information that will assist the Comptroller in setting up the franchise tax account for the foreign entity. Information about franchise tax, and contact information for the Comptroller's office, is available on their web site at http://window.state.tx.us/taxinfo/franchise/index.hbnl. The registered foreign entity is not required to file annual reports with the Secretary of State. An application for amended registration must be filed with the Secretary of State if the foreign entity changes its name, changes the purposes to be pursued in Texas, or changes the assumed name it elected to use on its application for registration. It is important for the foreign entity to continuously maintain a registered agent and office in Texas. Failure to maintain an agent'or office or file a change to the information in Texas may result in the revocation of the entity's registration by the Secretary of State. If we can be of further service at any time, please let us know. Sincerely, Corporations Section Business & Public Filings Division (512)463-5555 Enclosure Come visit us on the internet athttp://www.sos.state.tx.usl Phone: (512) 463-5555 Fax: (512) 463-5709 Dial: 7-1-1 for Relay Services Prepared by: Jean Marchione TID: 10292 Document: 406880740002 Corporations Section �A� E Op P.0.13ox 13697 Austin, Texas 78711-3697 Office of the Secretary of State CERTIFICATE OF FILING OF ACC OP (Tract 6) LLC File Number: 801544229 Hope Andrade Secretary of State The undersigned, as Secretary of State of Texas, hereby certifies that an Application for Registration for the above named Foreign Limited Liability Company (LLC) to transact business in this State has been received in this office and has been found to conform to the applicable provisions of law. ACCORDINGLY, the undersigned, as Secretary of State, and by virtue of the authority vested in the secretary by law, hereby issues this certificate evidencing the authority of the entity to transact business in this State from and after the effective date shown below for the purpose or purposes set forth in the application under the name of ACC OP (Tract 6) LLC The issuance of this certificate does not authorize the use of a name in this state in violation of the rights of another under the federal Trademark Act of 1946, the Texas trademark law, the Assumed Business or Professional Name Act, or the common law. Dated: 02/01/2012 Effective: 02/01/2012 Hope Andrade Secretary of State Come visit us on the internet at http://www.sos.state.tx. us/ Phone: (512) 463-5555 Fax: (512) 463-5709 Dial: 7-1-1 for Relay Services Prepared by: Jean Marchione TID: 10308 Document: 406880740002 Form 304 (Revised 05/1.1) Submit in duplicate to.; ;iecretar� ofState. —40-Box 13697 Austin, TX 78111-3G97 512.463-5555 PAX 512T403-5709 Filing 11eer.,,$750 Application for Registration of a foreign Limited Lial►yiity Cotupanv Apace 1. Tile eniity is:a•fbreign limited liability company. The name oftlia ittity'is: ACC O (Tinct 6) LLG Prn,irle 111c_%ull lekal rrunie 10 FILED In the Office of the Secretary of State of Texas FEB 012012 Corporations Section 2A. The nine. oftltta entity ill'its jurisdiction. -of ibrmatiA❑ doesnot .contain.-d or 1-vord."limited Iiability .company" or"4TQ fed eonipany" (or anabb,c�viati+?it'tlteteo The.name,of the eb_tity�vtth ilie wordcl ,W)T viation that it eleds-fo add. (br-use.in.Texas is; 213. The entity nanta is not available in Texas. The assumed t>amo.t}nsler which the entity will gttalii"y and transact business in. TeXas js: The nz@uni{(,pl,rJ,BnlicrllnclGrledrta4cej)Mb1s.o,xnfihaifoualidenlyierorltnocgep(1.aitbrevtrt(ip,rnjdniloftlie3�+2Mfs: 3. Its.federal ellIP1 iyel' identitication:number.is: XL� Fi deiR] employ>;r icletitifcaY-oil number information is not available a(t:this time. 4. It is organized tinder the 1aW9.of.,•'(sct:ronfl state or foreigri eiiun(ry) IJelaw' are and the date of* fol•mation.in.that jurisdiction is: Otd;11 012 5. As of rite date of filingi the undersigped certifies that the fiirO,fgn limited liability cornpariy burwntly exists as a uitlio lintited-.liAbility coniparty uillier tiae.l$vt S oftlte jurisdiction o-f ft formaition. G. The purpose oi• purposes of. the .limited liability oolnpahy that it pwljoses to pop46, in the: transaction of business in Texas are set forth below. Lisgnge in Any tawfut Mt or activity The entity also ceyjifies that it is 11,1 tioui try under which it is organisedl to pursue such stated pitrpgse or purposes in the°state or T. The date on which Ute foreigtt entity intends to trattsWbQsiness in Texas+.or-the date bn�W]}iel11110; foreign entity first transacted business in Texas is: 02103l2012 44m)Mwlll)yy Late felts may ry>�ly(sec nrst,uctidusJ_ S, The priucipai office address of the limited liab�iltty cojpariy is: 12700 If ill Courttry.Soulevord Suite T-2t10, Austil, TX uSA ..,.,......_. 1'orni M 1a667DUC�-WJI1'i:ll1 CT�yv(sm llatilgt C'0111064teitt 9A,or 9}3, taut not bOth-:c**IclOiWfiv9c. El M. Thcregistered agent is. an orgyanizatioji'(calljlovbc rill; ity. llamcdai)bva) by. the nqiYiP qf. 99: ,The registered agent is arl There&terpdagelitssan -indvidualresideiitofth6---stat.e-..wboA, ejg, hine -Downing Fi&I mama Aij*. 9C. The busiAess address of tlie-registertdagent and'illeregistered office address Is: 1210.0 IN , I C-611114Y Boulevard, Suite T-200 Austin 'rX. SI(Ple 7i1} CMe 10. The. entity bereby, Appoillt State as s S, agent. fqr-sorviAe Ofpv-.%.oss under p.tIlpSe4zr%ajy-OfS t of a it thO circuffist ndk-'s set. forth in section-5.251 - xn. I I Organizations .-P -6f tlIO Te 0 B 1-6 ws� Olfganitations- Code, IL TI)e-name-and address of ft.6.gd,�Qn)jjjg.ppr$oR.is: ERSON OR Firy Name Lam-Alahn? Slfffls Itt ORgANIZATION Aniclican Canfpm C01111111.1111tic§ OpOrQting-PartQci,!phip'IP Oqfqldvdfm Nim. W - I , 1700 Hill Country BoulevardiSilitel'-200 Austin TX W4 787A J Shy"cl m mvm8g city -Sifilit. Oun#Y Zjp cb(lit Ott ` -- '"""a V.1' 'U%JvJ--K1NJNUIFLl RSON (lintel litcmurte; fititj& IFINDIVIDUAL .0 An iridiWint IFORGANVAT16M NAME AND ADDRESSOF GOVBIINJ 4G PERSOIN (It"Iter 1110, nalpe d1*01itiraii judmdum dt at, organization, but not both.), OIt IF ORGAN IZA—TION cj/y I.i5no 304 i"Xi3t.lum 4vuqom -, , I'sy.— 0.1w $11 Mile "fen tal. Pfovis.ions/Information Metiveness of VIII I riling (Sb eti citbqr. A. 8, or'Q.) A. 0 TI.jis 0ocu-ment.becornes effective whery the dociiinent is filed byflic - etar-of state. 13. F1 This doci irnenfbecojne$ effective at,a later date, %ihich is.bot-IM,01lian ijinoty'(96) days from the elate of 4ignih& The delaytd.eflective d4tclg: Q El This doctunent takes effect tilion the occurrence of -A future eve nt qrfadt, either than the. passage of time. Tlle, 90'h day after die- date -of sigilitig is,. I'lle. follolming event or WVwill. cause the document to take effect in the 'roanner d . esddb6d below: I The undersigned tiffitins that -die, person designated as. registered 490AC bas. consented to' the aPPOInt"Ielit, 'Flid"undersigned. signs this document ocunient subject to the pendIfies imposed by law for the stilm)VIFi011-of a materially false orfYfkvdII,1_ t. t ell ins.rument and cerfifies under penalty 6 u.i.idersigned is authorized tinder the MOvis-101's of- law governing the- qati instrument.-ty to execute Ole filing Date" hii iffry 31, , 2012. SEE ATTAMI) Printed orlyffdnamt-ofauffhiori (1,0ersoll. FornI104 -ACC, OP (TRACT 6) LLC JE�y.: Ampitan CaPIP iis CommuniCommunitiesOperAting Partnership LP By: American- Campus Communities Moldings . LLC-, its General. By! Aiiibritali, cifilipus communities, Inc.,_ its Sole Meinber- .B.Y'::- ACC OP MANAGEMENT L.P. 1.2700 Hill Countr'v Boalevard, Suite T-500 Atjstiii, Texas 78738 Februafy 1. 2011 State of Texas - Secretary bf State P. 0- Box 13697 Aus64i.. Texas 7 8.711 09 7 Re: ACC OP (Tract 6) LLC D6ar Sit: ACC OP Manageomit L.P, doles hereby give conseiii. to the use of- -tile 11ame ACC OP (Tract 6) LLC to be qualified and. -approved to do bqqines..sjjj. the State OfTex a ACC OP MANAGEMENT L.P. By; ACC OP MAnagefficht GP'.LLC, its By: Title; v,.-/.& at