“This report contains a forecast of the economic, social, and environmental outcomes expected from the Phase II expansion of the Headwaters at the Comal Education Center in New Braunfels, Texas. New Braunfels is a city of over 90,000 residents in Comal County, slightly north of the San Antonio Metropolitan Area in Texas. A great amount of analysis was done prior to embarking on the development of the site and that work is not repeated or reproduced herein. We reference other work as appropriate to support our assumptions and conclusions, but this report is focused on determining the environmental, economic, and social benefits created as a result of planned work.
Ultimately, the long–term development of the site will encompass many phases covering a number of years. This specific report focuses on value created to date from Phase I relative to pre–Center conditions and predicts benefits to be created by the planned Phase II intended to commence in 2022. In large part, the phasing is for financing and planning purposes. For the purpose of this analysis and to determine baseline, the “project” is the center and pre–project conditions were the vacant maintenance facility and lot. Value created is based on a start year of the first year operating with a completed Phase II, defined as Year One. Future phases will be evaluated when appropriate and this report updated accordingly.”