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Home My WebLink AboutCP 223 R E V I S E D C1T FO WO TEXAS O 0• COUNCIL PROPOSAL Date: 1-7-03 File Number: Subject:Designation of the Rolling Hills Area as a Neighborhood Empowerment Zone 223 Proposed By:Ralph McCloud City Manager's Review: Page: PAGE 1 OF 3 PROPOSAL It is proposed that the City Council: 1. Schedule an item for January 21 to designate the Rolling Hills area as a Neighborhood Empowerment Zone(NEZ); and 2. Authorize the City Manager to prepare resolution and ordinance to designate the Rolling Hills area as a NEZ and Reinvestment Zone. DISCUSSION: I. NEZ Designation Criteria On April 25, 2000 (M&C G-12897), the City Council approved the Policy Statement on the Creation of Local NEZs in accordance with Chapter 378 of the Texas Local Government Code. The City Council also authorized the City Manager to identify neighborhood areas that may be eligible for NEZ designation and to develop administrative procedures for the NEZ Program. The NEZ Administrative Procedures were adopted by the City Council on October 3,2000 and amended on April 2, 2002 to fine tune program requirements. The procedures included two methods by which a NEZ may be designated: 1. City Council designation; or 2. An application process. The proposed Rolling Hills area is eligible for NEZ designation. This coupled with the perceived potential for residential and retail/commercial development has spurred Texas Housing and Economic Resources, Inc. (TIER), an area community development corporation, to spearhead a collaborative effort among area entities to seek NEZ designation for the area. THER has submitted a plan according to submission requirements under the NEZ policy (Attachment A). The boundaries of the proposed NEZ are Glen Garden Drive on the North, Old Mansfield Road and Campus Drive on the East, Union Pacific Railroad and Carter Park Drive on the West and Interstate 20 on the South (Attachment B). The Rolling Hills NEZ has a populal rn, 1 the following designation requirements under the City's NEZ policy: V • Promote the creation of affordable housing; and CIV • Has Population of less than 6,000; and a, ti7 • Is 100% within the Central City and at least 50%of the proposed NEZ area isent Block Grant(CDBG)eligible; and • Is considered distressed based on census data on population,socio-demographic and other factors;and LEGALITY .1 FISCAL NOTE ❑ CITY MANAGER'S COMMENTS ❑ CITY POLICIES MANUAL CIT FO WO 9 TEXAS J44 0 106 1 COUNCIL PROPOSAL Date:,-7.03 File Number: Subject: Designation of the Rolling Hills Area as a Neighborhood Empowerment Zone 223 Proposed By:Ralph McCloud City Manager's Review: Page: PAGE 2 OF 3 • Meets criteria for Reinvestment Zone designation in that the area is reasonably likely as a result of the designation to contribute to the retention or expansion of primary employment or to attract major investment in the zone that would be a benefit to the property and that would contribute to the economic development of the City; and • Is located in the State of Texas Southeast Enterprise Zone. The plan submitted by THER identified the specific development opportunities and strategies for the proposed Rolling Hills NEZ,as summarized below: II. Development Opportunities Residential Development: In the proposed NEZ area there are approximately 200 acres of vacant land available for residential development. This includes a 36-acre tract that is being developed for a future mixed-use residential and retail project; two large vacant tracts consisting of approximately 18 acres; as well as an estimated forty,5,000 square-foot vacant lots scattered throughout the area. Retail Development: According to data provided by DFW Real Smart, there are a total of twenty-three retail N buildings in the Southeast Fort Worth sub-market providing approximately 1,013,616 square feet of retail space. The average overall retail occupancy is about 84.5%with an average overall rent of$7.90 per square foot. Of the twenty-three retail buildings located in the Southeast section, eight of the buildings are located in the proposed NEZ area. These provide approximately 150,000 square feet of retail space with a retail occupancy rate of about 50%,providing an excellent opportunity for immediate retail development. Industrial Development: Fourteen percent of the 3,314,057 square feet of industrial space contained in the southeast Fort Worth sub-market is located in the proposed NEZ. Occupancy rate for the NEZ is 70%as opposed to 90% for the whole Southeast section. The 70% does not include any facilities in the old Fort Worth State School Complex, which would make the percentage lower. As retail development expands, the industrial development that will be needed to support this growth will have ready access to locations to house its production. M. Development Strategies Housing: • Single-family residential development will be encouraged for all large vacant tra The first such project is already planned (172 single-family units) on a 36-acre frac lei V r D iso, approximately 90 infill lots within the Rolling Hills Subdivision could be market `€fir me construction in the$100,000.00 to$150,000.00 price range. ii LEGALITY LlLi FISCAL NOTE ❑ CITY MANAGER'S COMMENTS ❑ CITY POLICIES MANUAL C1T FO WO , TEXAS e 0 � o° COUNCIL PROPOSAL Date:1.7-03 File Plumber: Subject:Designation of the Rolling Hills Area as a Neighborhood Empowerment Zone 223 Proposed By: City Manager's Review: Page: F PAGE 3 OF 3 • The abandoned 1,100-unit multi-family complex located at the corner of Glen Garden Drive and Riverside Drive has long blighted the area. The community will work with the City to identify a developer who will demolish the current structures and develop or market the site for single-family home construction. The long- term vision is to add an additional 1,000 new residential units within the proposed NEZ area. Retail/Commercial: • Long-vacant structures located within the NEZ area will be rehabilitated and used to provide locations for retail/commercial businesses. Primary locations are located at Bent' Street and Riverside Drive and Bent' Street and Glen Garden. • Other tracts targeted for development will be in the areas of Campus Drive and Riverside Drive. • ' Demolition will be sought for two (2)pay by the hour motels located on the strategic corners of Bent' Street and Riverside Drive. These sites will be used to provide prime corner locations for retail operations. The approval of this proposal by the City Council authorizes the City Manager to prepare a resolution and ell,F ordinance for the designation of the Rolling Hills area as a NEZ and Reinvestment Zone. LEGALITY: The Department of Law finds that this proposal is legal and that it is within the authority of the City Council. FISCAL NOTE: The Finance Director certifies that the approval will not require the appropriation of additional funds at this time. CITY MANAGER'S CONIlKENT: The City Manager has no objections to the proposed designation. Mayor Ci `ier r Councilmember District 2 Co cil Councilmember District 4 uncilmember District Co ilmember District Councilmember District 7 APPRs.1V�D ouncilmember District 8 Councilmember Districy5l A RUFFCOUNCIL ,, WI TY Li FISCAL NOTE JAN 7 T003 ❑ CITY MANAGER'S COMMENTS ❑ CITY POLICIES MANUAL l/°�•�-aJ ACH ONT A ROLLING -HILLS NEIGHBORHOOD EMPOWERMENT ZONE APPLICATION z FORTH WORTH, TEXAS Submitted by: TEXAS HOUSING & ECONOMIC RESOURCES, INC. ATTACHMENT A 1. THE PLAN Boundaries The Rolling Hills Neighborhood Empowerment Zone will include the following boundaries: Glen Garden Drive as Northern boundary; Old Mansfield Road and Campus Drive as Eastern boundary; Union Pacific Railroad and Carter Park Drive as the Western boundary; IH-20 as the Southern boundary. Conditions of the Area The Rolling Hills Neighborhood Empowerment Zone is situated in the Southeastern quadrant of Fort Worth in relation to the Central Business District which is located approximately five miles to the north of the neighborhood. The NEZ Area is a fairly homogeneous area consisting primarily of single-family residential and multi-family development. The major thoroughfares that border the NEZ Area are Berry Street to the North, IH-20 to the South, US 287 to the East and IH-35 to the West. Mansfield Highway (US 287 Business) is a four-lane road that changes into South Riverside Drive when it crosses Berry Street. Mansfield Highway is primarily developed with commercial properties such as shopping centers and single tenant retail buildings. The areas to the north of Mansfield Highway in the NEZ Area are dominated by older single-family subdivisions in the $50,000-$75,000 price range. The major thoroughfares within the NEZ Area are Campus Drive and Seminary Drive. Campus Drive is a four-lane, concrete paved, north/south artery with a divided median. Campus Drive begins at IH-20 to the South and dead ends at Mansfield Highway. Seminary Drive is a four-lane, concrete paved, East/West artery with a divided median. Rolling Hills NEZ Plan Page 1 ,�, ... The majority of the area in and around the NEZ Area is comprised of moderately priced single-family homes, government/institutional uses, multi-family communities and vacant land. The majority of development in the NEZ Area was constructed in the 1950s to 1970s. Rolling Hills subdivision is situated North of South Riverside Drive and was built out in the early 1970s. The subdivision consists of typical 5,000 square foot lots and homes ranging from 1,400 to 1,600 plus or minus square feet. Sale prices range from $50,000 to $75,000. Development within the NEZ Area consists of the following: North - Abandoned Multi-family Apartments Vacant Land, Vacant Retail Building South - Vacant Land, Churches, Industrial Uses East - Retail, Single-family, Vacant Land, Industrial Buildings West - Single-Family Housing, Multi-Family Housing, In-fill Lots The lifestyle of a Neighborhood includes four stages of evolution. These include growth, stability, decline and revitalization. The NEZ Area can be construed as being in the decline stage of its life cycle due to the vacant retail, abandoned and deteriorated multi-family apartments, and the old single-family housing stock. In 2001, the medium household income in the area in which the NEZ Area is a part was at $42,454 compared to the US average, which is $45,297. In 2001, the per capita income for the area was $14,611, compared to the US average which is $21,655. The 2001 average household income was $41,704,compared to the US average, which is $58,038. Rolling Hills NEZ Plan Page 2 A summary of the demographic data within radiuses of South Riverside Drive and Campus Drive is shown in the chart on the next page. As noted the NEZ Area is in the Southeastern portion of Fort Worth. According to data provided by DFW Real Smart, there are a total of twenty-three retail buildings in the Southeast Fort Worth sub-market consisting of approximately 1,013,616 square feet. A summary of the data is shown in the following chart on the following page. According to the data, the average overall retail occupancy in Southeast Fort Worth is about 84.5% with average overall rent at $7.90 per square foot. The sub-market reported positive absorption during 2001 after reporting over all negative absorption during 2000. See summary of data in chart. The NEZ Area has approximately 8 retail buildings consisting of approximately 150,000 square feet. The average overall retail occupancy is about 50%, which is . well below the 84.5% average found in Southeast Fort Worth. In the NEZ Area four (4) of these buildings are totally vacant creating a tremendous eyesore to the community. An employment base for the NEZ Area consists of businesses and companies utilizing industrial space. According to DFW Real Smart, there are a total of 78 Industrial buildings in the Southeast Fort Worth sub- market consisting of a total of 3,314,057 square feet. There are approximately 72 warehouse buildings and 6 flex/tech buildings. The reported warehouse occupancy was 90% as of the 4t' quarter, 2001 with average rent at $5.83 per square foot. The NEZ Area has approximately 10 industrial buildings that are occupied by companies. The warehouse occupancy in the NEZ Area is approximately 70%. This does not include any facilities in the old Fort Worth State School Complex. Rolling Hills NEZ Plan Page 3 NEIGHBORHOOD ANALYSIS 34 1.0 Miles: 3.0 Miles: 5.0 Miles: Household Income 1990 Median Household Income $23,878 $20,829 $26,069 Household Income 2001 Median Household Income 1$41,731 1 $39,5271 $42,454 Household Income 2006 Median Household Income $49,840 $47,815 $50,023 Households 1990 Total Households 12,102 27,048 71,128 Households 2001 Total Households 12,228 29,7581 78,478 Households 2006 Total Households 2,342 31,5231 83,174 Housing 1990 Owner-Occupied 11,242 16,828 44,203 Renter-Occupied 1860 10,2201 26,925 Housing 2001 Owner-Occupied 1,332 19,285 50,532 Renter-Occupied 896 10,473 27,947 Housing 2006 Owner-Occupied 1,411 20,712 54,305 Renter-Occupied 1931 10,8111 28,869 Population -Age & Gender 1990 Total Population 17,448 86,7231 208,543 Po ulation -Age & Gender 2001 Total Population 17,153 94,6491 227,149 Population -Age & Gender 2006 Total Population 17,494 100,1181 239,378 Joseph J. Blake and Associates, Inc. Real Estate Appraisers and Consultants NEIGHBORHOOD ANALYSIS 35 RETAIL SUMMARY SE FT WORTH Total: # Buildings: 23 Sg Ft: 1,013,616 Single Tenant: #Buildings: 6 S Ft: 203,655 Multi-tenant: #Buildings: 17 Sq Ft: 809,961 Regional: # Buildings: 0 Sq Ft: 0 Neighborhood/Community: -. __._.....� ......-_..�. __-�..,......�_.-..._.�.� r #Buildings: Sq Ft: 702,867 Strip: # Buildings: 6 Sq Ft:1 107,094 SE FT WORTH Average Base Quarterly Occupancy Rent Absorption (Sq Ft in 000s Year/Qtr All All All 2000/1 st 83.29% $6.39 0 2000/2nd 67.42% $5.02 -146,447 2000/3rd 85.05% $7.05 157,847 2000/4th 89.25% $7.69 32,471 2001/1st 81.49% $7.56 -56,165 2001/2nd 84.53% $7.91 122,447 2001/3rd 84.90% $7.88 21887 2001/4th 84.42% $7.90 4,069 Joseph J. Blake and Associates, Inc. Real Estate Appraisers and Consultants .owl The NEZ Area is located in the South Fort Worth sub- market according to M/PF Research. Multi-family rental rates have been flat and actually dropped during years 2000, 2001 and 2002. By year-end 2001, the average rent was at $518.00 per month. The South Fort Worth area reported an average overall occupancy of 95.4% at year- end 2001 with an annual absorption of 270 units. According to M/PF Research, only two (2) new apartments have been constructed within the sub-market within the past ten (10) years consisting of approximately 252 units of low-income housing tax credit projects located on Mitchell Boulevard and Jennings Street. Historically, multi family rental rates and occupancy rates have been below the averages posted for other properties in the M/PF Research sub-market. In the NEZ Area, there are approximately 1,000 low-income tax credit and non-tax credit units. The average occupancy is at 70%, well below the average for the overall sub-market. The majority of these properties were built in the 1970s. Most of these properties are in need of major renovations. Due to this lack of upkeep and modernization, these properties have been centers of higher crime rates and have created a tremendous negative environment that has discouraged much needed capital for residential, retail and business expansion in the NEZ Area. Approximately 1,100 multi- family units are completely shut down and abandoned creating a tremendous blight and eyesore to the surrounding properties in the NEZ Area. According to American Metro/Study, there are few active residential subdivisions within the neighborhood boundaries. Within the NEZ Area, the residential subdivision of Rolling Hills has been built out since the early 70s. In the Rolling Hills subdivision and the NEZ Area, two (2) large vacant tracts consisting of approximately 18 acres exist. As well, approximately forty 5,000 square foot vacant lots are available and scattered throughout. Within the NEZ Area_a large 36-acre tract is Rolling Hills NEZ Plan Page 4 ..W being developed for a future mixed-use residential and retail development. Including the three (3) tracts listed above, there are approximately 200 acres of vacant land available in contiguous parcels located within the NEZ Area. These parcels are primarily zoned industrial/commercial uses, which is viewed as non- compatible with the current majority usage being residential. Illegal landfill and usage has been a significant challenge with these large vacant parcels located in the NEZ Area. For many years now, illegal dumping has occurred on approximately 5 parcels located within the NEZ Area. This activity has created an environmental issue and overall appearance issue for the entire area. This has created a unique marketing challenge for the older existing home resale activity in the NEZ Area. Most of these illegal dump locations are within or surround the Rolling Hills Subdivision. On average the residential sales price is at $40.00 per square foot within the Rolling Hills Subdivision. Strategies to Improve the Proposed NEZ 1. Affordable Singe Family Housing The NEZ Area will be benefited by the production of new single-family home-ownership. Single-family residential development will be encouraged for all large vacant tracts within the NEZ Area. The first of such projects is already planned on the 36-acre tract on Glen Eden Drive. For profit and non-profit sponsors and housing developers will be solicited to build on these large undeveloped and unzoned tracts. The 90± infilled lots within the Rolling Hills Subdivision will be marketed to custom homebuilders for home construction in the price range of $100,000 - $150,000. Currently the abandoned 1,100 unit multi-family complex that is located at the corner of Glen Garden Drive and Riverside Drive will be marketed as new single-family Rolling Hills NEZ Plan Page 5 residential development. The vision is to seek a sponsor to purchase, demolish and redevelop this 40± acre site into a single-family residential community of approximately 160 homes. The long-term vision is to have all the large vacant land parcels to be developed as quality single-family communities. This would add approximately an additional 1,000 new residential dwellings into the NEZ Area, which will boost the incomes and age patterns for the NEZ Area. 2. Renovations to Existing Multi-Family Units The existing apartment projects in the NEZ Area are in need of repair and renovation. The benefits due within the NEZ Plan should encourage current or new ownership to invest much-needed capitol to improve the existing apartment stock in the NEZ Area. This will enhance the overall appeal of the Rolling Hills Subdivision and �- stimulate the market and residential value within the area. Texas Housing and Economic Resources, Inc. will work with the current landlords to encourage this new investment. 3. Retail/Commercial Development After the addition of new single-family development, the demand for community retail will heighten and create the need to develop neighborhood shopping center developments anchored by food/grocery tenants. The plan will be to first utilize the vacant commercial/retail developments long since vacated. These locations are at Berry Street and Riverside Drive and Berry Street and Glen Garden Drive. The later location is a vacant tract owned by the City of Fort Worth. The next target development tracts will be encouraged at Campus Drive and Riverside Drive. In the long-term, the vision includes the purchase of the - existing grossly non-compatible land uses that currently exist within the NEZ Area. This includes two (2) pay by the Rolling Hills NEZ Plan Page 6 hour motels on the strategic corners at Berry Street and Riverside Drive. Once these two (2) businesses are purchased and demolished, these locations would be prime corner parcels for full service fuel stops or other similar retail operations that enhance the economic viability of a commercial corridor. 4. Light Industrial This development will be encouraged and marketed for the vacant parcels on IH-20 and Campus Drive. Currently three (3) automobile dealerships are at this location. The NEZ benefits will hopefully encourage the location or expansion of other automobile dealerships. This is a major employer for the area. 5. Education This need has been met with the addition of the new L. Clifford Davis Elementary School at Campus Drive and E. --. Seminary Drive. 6. Social Services The need for various social services providers will enhance with the creation of additional rooftops and a younger population. The demand for these centers will be met at the various new locations made available. In addition, efforts will be made to create opportunities for the Tarrant County Hospital District to enhance their service level at the location on Campus Drive. Proposed/Potential Funding Services Funding services will be from both private and public institutions. Currently, discussions are under way with Chase Bank Texas to fund the first project. As new residential development is put in place, other financial sources will be introduced to meet the new demand and demographics within the NEZ Area. Rolling Hills NEZ Plan Page 7 2. DEMONSTRATION OF COMMUNITY SUPPORT See Letters of Support from the following: A) Fort Worth Metropolitan Black Chamber of Commerce; B) Glencrest Civic League; C) State Representative Glenn Lewis; D) County Commissioner Dionne Bagsby; E) Tarrant County NAACP and F) Tarrant County Black Bar Association. 3. HISTORY OF ROLLING HILLS NEZ The Rolling Hills Subdivision was begun in the 1920s with the opening of the historic Glen Garden Golf Country Club that sits in the middle of the Rolling Hills subdivision. Most of the residential construction occurred during the 1940s through the 1950s. The last large residential development occurred in the early 1970s. Black families moved into the neighborhood starting in the 1960s. It has been a middle to upper middle-income ,all predominately Black neighborhood. Most of the families have owned their homes in excess of thirty- (30) years. There is a mixture of housing styles and sizes ranging from 1,000 square feet homes to 3,000 square feet homes. Berry Street and Riverside Drive is where commercial/retail activity has been historically located. During the 1960s and 1970s, this was considered a thriving commercial corridor with many national retail operators present such as Montgomery Wards, Inc., Winn-Dixie Grocery, Chevron, Texaco, Shell Gas Co., Woolworth Stores, etc. After the establishment of large unsuccessfully managed multi- family projects, these retails operation moved due to the increased crime factor bought on by the poorly managed multi family projects. Rolling Hills NEZ Plan Page 8 Because of the aging population, out migration, no new quality single-family residents, out migration of the younger generation to other areas of the city, the population within the NEZ Area has decreased. No significant development of any kind has taken place in more than 20 years, with the exception of the new FWISD elementary school. The neighborhood is in need of more aggressive public and private capitol to turn it around. HISTORY OF THE ORGANIZATION This application is being submitted by the Texas Housing and Economic Resources, Inc. This non-profit corporation was established in May 2000 to promote and develop quality residential developments in historically underutilized communities through the city and state. The president of the organization is Rev. Nehemiah Davis, a long time pastor and community leader within our city, . state and country. 4. BY LAWS OF TEXAS HOUSING AND ECONOMIC RESOURCES, INC. The Corporate By-Laws are hereby submitted in the following pages. 5. COPY OF ARTICLES OF INCORPORATION A copy of the Articles of Incorporation for the Texas Housing and Economic Resources, Inc is included. 6. NAMES OF BOARD OF DIRECTORS Rev. Nehemiah Davis, President 1801 Evans Avenue, Fort Worth, Texas 76104 (817) 927-5861 Rolling Hills NEZ Plan Page 9 MMNILHonorable T. A. Sims, Vice President 4421 Kingsdale Drive, Fort Worth, Texas 76119 (817) 534-6406 Rev. James C. Brown, Secretary 5225 Ramey Avenue, Fort Worth, Texas 76105 (817) 534-8101 7. ORGANIZATION STRUCTURE Texas Housing and Economic Resources, Inc. is a 501 (c)(3) Corporation 8. DEMONSTRATION OF DEVELOPMENT OPPORTUNITIES A) Copy of 4th Quarter 2001 Residential Housing Survey B) Appraisal Report- Glen Eden Residential Subdivision 9. VISIONS AND GOALS A) Increase business investment and employment B) Develop More than 1,000 new single-family dwellings priced point starting at $100,000; C) Attract major retail/food anchors in existing abandoned retail locations; D) Attract public and private capital into the area; E) Establish partnership with health care industries to develop a new medical facility; F) Assemble vacant land for residential uses; G) Purchase and redevelop non compatible land uses; Rolling Hills NEZ Plan Page 10 H) Seek funds to create small business loan program; 1) Develop property along IH20 corridor with major employment centers; J) Improve conditions of existing single-family homes; K) Encourage home modernization and increase the resale values of existing housing stock; L) Rezone non compatible zoning in and around residential areas; M)Develop the 177 lot single-family subdivision known as the New Rolling Hills Subdivision; N) Build out vacant infill lots with custom single- family residential homes; O)Clean up illegal dump sites and develop these with residential construction; P) Renovate and develop old Montgomery Ward site; Q) Demolish and redevelop old Riverside Village property into single family community; R) Work with Glencrest Civic League to implement cultural district overlay for Rolling Hills Subdivision; S) Work and develop development controls such as deed restriction in single-family communities to insure quality development; T) Attract national retail anchor businesses into the area; Rolling Hills NEZ Plan Page 11 .t. 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