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Developer seeks 107-acre Del Bello Lakes expansion; offers tweaks to interlocal tax sharing
Summary
Shea Homes asked council for support to expand the Del Bello Lakes PUD by 107 acres and outlined interlocal-agreement scenarios that would accelerate payoff of $14 million in city-cost projects; council asked for buffering, an environmental study and neighborhood outreach.
Shea Homes representative Robert Santini returned to Manvel City Council on March 17 seeking support to expand the Del Bello Lakes planned unit development by 107 acres. Santini said the expansion would not add new city-funded projects but would add taxable value to the existing interlocal agreement with Brazoria County MUD 43 that funds regional improvements.
Under the current agreement the city’s ad valorem increment share is 70% (plus a portion of sales-tax increment) applied to specified regional improvements rolled to roughly $14 million; the current projection (without the expansion) showed full payback in about 2046. "With the addition of the expansion tract of 107 acres ... there are no additional projects needed or being requested ... and if the increment stayed at 70%, these projects would pay off in 2040," Santini said, describing an accelerated payoff scenario.
Santini offered alternative scenarios council could pursue: an immediate reduction of the city ad-valorem increment from 70% to 50% would free an estimated 20% of previously committed increment back to the city budget (council discussed a rough $150,000 annual impact figure); or removing roughly $3 million of projects from the covered list would reduce the capped reimbursement and shift payoff timing. Santini said the interlocal agreement is negotiable and that staff and the developer could refine options.
Council members pressed for neighborhood buffering where the expansion meets rural acreage and asked about environmental testing, traffic connections (Croix Road/Del Bello Lane), lot sizes, and HOA engagement; Santini said he would pursue additional community outreach, an environmental study prior to return, and that Shea would locate the clubhouse and rec center improvements inside the existing community as a commitment to existing residents.
The presentation did not request immediate ordinance action; Santini asked for council direction to begin PUD expansion processes and for staff to begin reviewing amendment scenarios to the interlocal agreement.
