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Item No. 11 Memorandum TO: City Council Rose Beverly, City Manager FROM: Stephanie H. Harris, City Attorney SUBJECT: Petition for the Creation of the BelleVue Estates Public Improvement District No. 1. DATE: March 9, 2026 BACKGROUND: On December 19, 2025, Thomas E. Haynes, manager of Haynes Haynes & Jones, LLC (Haynes) filed a Petition for Creation of the BelleVue Estates Public Improvement District No. 1 on approximately 120 acres owned by Haynes north of the 1200 Block of SE Loop 286 and east of Stillhouse Road. Haynes and Steven Smith have been in negotiations for the sale of the property, which lies in the North Lamar ISD, and upon which Smith hopes to develop the BelleVue Estates residential subdivision. The city and Mr. Smith have been discussing the proposed subdivision for many months, and the plans for it have undergone several changes in order to bring it more in line with the Council's vision. Over this period, the primary changes have related to lot size. At present, the plans call for over 600 homes on 50' lots (up from the original 40' lot size, which would have to be approved as part of the zoning process because minimum lot size is 50'). Should Council wish to create the new Public Improvement District (PID), it would be the city's second PID. Council created the Forestbrook Public Improvement District No. 1 in late 2024; the Forestbrook PID also relates to a residential subdivision, but the Planned Development zoning district created for the subdivision also includes plans for mixed uses including commercial and retail uses. To that end, in December, 2025, Council created a tax increment reinvestment zone (TIRZ) covering Forestbrook PID property to help fund a major thoroughfare to the north of the subdivision to attract such commercial and retail development so that the project can generate sales taxes. STATUS OF ISSUE: Most of you were on Council in 2024 when you created the Forestbrook PID, so you will remember the process. To recap, a PID is a vehicle by which a developer can access the public bonding process to help defray the costs of design and construction of public improvements within the district. PID bonds are repaid through yearly assessments on the lots within the district, over and above each lot's property tax burden. In other words, the only