HomeMy WebLinkAboutContract 48453 Developer and Project Information Cover Sheet:
Developer Company Name: Quail Valley Devco I, LLC
Address, State,Zip Code: 8401 N. Central Expressway, Suite 350,Dallas,Texas,75225
Phone&Email: (214)766-2288; cyeager@republicpropertygroup.com
Authorized Signatory, Title: Clint Yeager,Vice President
Project Name and Brief Walsh Ranch Quail Valley Phase 1C Off-Site
Description:
Project Location: East of Walsh Ranch Parkway north of I-30
Plat Case Number: FP-16-049 Plat Name: Walsh Ranch Quail Valley Phase 1C
Mapsco: 761 G Council District: 3 City Project Number: 100454
CFA Number: 2016-097 DOE Number: None
To be completed by staff
Received by: �iVGf"6 Date: LWO
V/
OFFICIAL kECORD
CITY SECRETARY
FT. WORTH, TX
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 1 of 10
ESCROW AGREEMENT
THIS ESCROW AGREEMENT(the"Agreement"), entered into as of this day of
20by and among Quail Valley Devco I,-LLQ, ("Developer"), the City of Fort
Worth, a Texas municipal corporation("Fort Worth") and American Escrow Company ("Escrow
Agent") is to witness the following:
WHEREAS, Developer and Fort Worth have entered into a Community Facilities
Agreement for Walsh'Ranch QuailValley Phase 1C (CFA# 2016-097, DOE# None (NIA) City
Secretary No. ,) in the City of Fort Worth, Tarrant County, Texas (the "CFA"); and
WHEREAS, the CFA provides that Developer shall submit to Fort Worth performance
bonds, cash deposits or other financial security acceptable to Fort Worth (collectively, the
"Financial Security") for the purpose of guaranteeing satisfactory compliance by Developer with
all requirements,terms, and conditions of the CFA (the"CFA Obligations"); and
WHEREAS, Developer and Fort Worth desire and agree that Developer be allowed to
escrow and pledge cash deposits to Fort Worth, to be held by Escrow Agent, as an escrow agent,
in complete satisfaction of the obligation to submit the Financial Security to secure the
performance of the CFA Obligations.
NOW THEREFORE, for and in consideration of these recitals, ten dollars ($10.00) and
other good and valuable consideration, the receipt, sufficiency and adequacy of which are hereby
acknowledged, the parties hereto hereby agree as follows:
SECTION 1. DEFINED TERMS.
For the purposes of this Agreement, unless the context otherwise clearly requires, the
following terms shall have the following meanings:
"Security Funds" shall mean the cash deposit of Five Hundred Twenty-Nine Thousand
Four Hundred Forty-Four and 38/100 Dollars ($ 529;444.39), which sum represents one
hundred twenty-five percent(125%) of the estimated Developer's cost of constructing the
CFA Obligations (the"Estimated Developer's Cost").
"Lien" shall mean any lien, security interest, charge, tax lien, pledge or encumbrance
designed to secure the repayment of indebtedness or the satisfaction of any other obligation
to a third party not a party of this Agreement.
SECTION 2. SECURITY FUNDS.
As financial security for the full and punctual performance of the CFA Obligations,
Developer hereby pledges, assigns, and transfers to Fort Worth, and hereby grants to Fort Worth
a security interest in the Security Funds and all rights and privileges pertaining thereto with the
exception of the interest income to be derived therefrom (which interest income shall remain the
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date:07.01.2015
Page 2 of 10
property of Developer and shall be distributed by Escrow Agent in accordance with Developer's
periodic instructions) subject, however, to the terms, covenants, and conditions hereinafter set
forth. The security interest granted and the assignments made hereunder are made as security only
and shall not subject the City of Fort Worth or Escrow Agent to, or transfer or in any way affect
or modify, any obligation of Developer with respect to the CFA Obligations or any transaction
involving or giving rise therefrom.
SECTION 3. PHYSICAL POSSESSION OF SECURITY FUNDS.
Concurrently with the execution of this Agreement, Developer shall have delivered to and
deposited with Escrow Agent the Security Funds. The parties acknowledge and agree that Escrow
Agent shall be required to segregate the Security Funds from other funds held by Escrow Agent
for Developer in accordance with the normal practices of Escrow Agent acting as an escrow agent.
Escrow Agent shall return all funds on deposit representing or evidencing the Security Funds
remaining in its possession to Developer (or take such other action as Developer may request or
direct) immediately after receipt of written notice from Fort Worth that the CFA Obligations have
been fully performed. During such time as Escrow Agent has possession of the Security Funds,
Escrow Agent shall furnish to the City of Fort Worth (when requested by Fort Worth) written
acknowledgments signed by an officer of Escrow Agent detailing the amount of the Security
Funds. Fort Worth's rights in the Security Funds shall be superior to those of Escrow Agent's
notwithstanding any terms or understandings (written or otherwise) between Developer and
Escrow Agent.
SECTION 4. COVENANTS.
(a) Affirmative Covenants. So long as any of the CFA Obligations remain unperformed,
Developer covenants and agrees that Developer will:
(i) from time to time execute and deliver to Fort Worth all such assignments,
certificates, supplemental writings, and other items and do all other acts or
things as Fort Worth may reasonably request in order to evidence and perfect
the security interest of Fort Worth in the Security Funds;
(ii) furnish Fort Worth with information which Fort Worth may reasonably request
concerning the Security Funds;
(iii) notify Fort Worth of any claim, action, or proceeding affecting title to the
Security Funds or Fort Worth's security interest(s) therein; and
(iv) adjust the Security Funds to an amount equal to the actual contract price,
including revisions thereto, if the original Security Funds were based on an
engineer's estimate of costs.
(b) Negative Covenants. So long as any of the CFA Obligations remain unperformed,
Developer covenants and agrees that Developer will not:
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 3 of 10
(i) assign or transfer any rights of Developer in the Security Funds; or
(ii) create any Lien in the Security Funds, or any part thereof, or permit the same to
be or become subject to any Lien except the security interest herein created in
favor of Fort Worth.
SECTION 5. EVENTS OF DEFAULT.
Developer shall be in default under this Agreement only upon the happening of any of the
following events (a"Default"):
(a) default in the timely payment for or performance of the CFA Obligations after written
notice thereof has been given to Developer and Escrow Agent and such default is not
cured within seven (7) days after such notice;
(b) any affirmative or negative covenant is breached by Developer.
SECTION 6. RIGHTS AND REMEDIES OF FORT WORTH UPON AND AFTER
DEFAULT.
(a) Remedy. Upon the occurrence of a Default, Fort Worth shall have the right to direct
Escrow Agent to transfer to Fort Worth all of the Security Funds. Escrow Agent is
hereby authorized to transfer the Security Funds immediately upon the receipt of a
written statement purporting to be executed by an authorized representative of Fort
Worth stating that:
(i) a Default by Developer has occurred related to the CFA Obligations;
(ii) written notice of such Default has been given by Fort Worth to Developer and
Escrow Agent and such Default was not cured within seven (7) days after
delivery of such notice; and
(iii) Fort Worth is entitled to have the Security Funds transferred in accordance with
the Agreement.
(b) Notices. Any notice required or permitted to be given to any party hereto shall be given
in writing, shall be personally delivered or mailed by prepaid certified or registered
mail to such party at the address set forth below, and shall be effective when actually
received.
To Developer:
Quail Valley Devco I,LLC
Attention: Clint Yeager
8401 N. CentralExpressway, Suite 350
Dallas , Texas, 75225
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 4 of 10
To: Escrow Agent:
American Escrow Company
Attention: Carla D. Janousek
2626 Howell Street, 10th Floor
Dallas , Texas 75204
Email: CJanousek@republictitle.com
Phone: (214) 855-8888
To: City of Fort Worth
City Of Fort Worth
Attn: City Treasurer
1000 Throckmorton
Fort Worth, TX 76102
With a copy to:
City of Fort Worth
Attn: CFA Administration
1000 Throckmorton
Fort Worth, TX 76102
Any party may change its address for notice by giving all other parties hereto notice to such
change in the manner set forth in this Section no later than ten(10) days before the effective date
of such new address.
SECTION 7. EXCLUSIVE RIGHTS AND REMEDIES.
If the Developer fails to perform its obligations under the CFA, Fort Worth's sole and
exclusive remedy shall be to complete the obligations of Developer at Developer's expense. In
furtherance of such sole and exclusive remedy, Fort Worth is entitled to exercise its rights as set
forth in Section 6 hereof.
SECTION 8. SUBSTITUTION OF COLLATERAL.
Notwithstanding any contrary provision in this Agreement, Developer shall have the right,
at any time and from time to time, to obtain releases of all or any part of the Security Funds
(hereinafter called the "Released Collateral") upon satisfaction of the following conditions:
(a)Developer shall provide Fort Worth and Escrow Agent written notice(the"Substitution
Notice") that the Developer desires to obtain Released Collateral in exchange for a
contemporaneous substitution of an alternate Financial Security acceptable to Fort
Worth (as specified and described in the Substitution Notice); and
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 5 of 10
(b) Developer shall pledge to, or obtain for the benefit of Fort Worth, and deliver to Fort
Worth the alternate Financial Security acceptable to Fort Worth (the "Substituted
Collateral") which Substituted Collateral shall in the aggregate be at least equal to the
Estimated Developer's Cost; and
(c) Said Substituted Collateral shall be of sufficient amount(s)to cover all work which has
occurred prior to the substitution of collateral provided for in this Section.
Upon satisfaction of the above-specified conditions, Escrow Agent shall be authorized
(without the further consent of Fort Worth) to return to Developer the original Security Funds in
Escrow Agent's possession that represent or evidence the Released Collateral or take such other
action with respect to the Released Collateral as Developer may request or direct. Developer shall
pay the expenses incurred by Escrow Agent In connection with obtaining each such release and
substitution.
SECTION 9 PERIODIC WITHDRAWAL OF COLLATERAL.
Notwithstanding any contrary provision in this Agreement, Developer shall have the right to
periodic withdrawals of the Security Funds (hereinafter called the "Withdrawn Collateral"), upon
satisfaction of the following conditions:
(a) Developer shall provide the City of Fort Worth and Escrow Agent with written notice
(the "Withdrawal Notice") that Developer desires to obtain the Withdrawn Collateral
in any amount less than or equal to the then-completed CFA Obligations as inspected
or accepted by Fort Worth; and
(b) the balance of the Security Funds after withdrawal of the Withdrawn Collateral is at
least equal to the estimated value of the CFA Obligations then remaining to be
performed (such remaining value is hereinafter called the "Estimated Cost to
Complete").
The Withdrawal Notice shall include a description of the Withdrawn Collateral and Developer's
calculation of the Estimated Cost to Complete.Upon receipt of the Withdrawal Notice,Fort Worth
shall have seven (7) calendar days to notify Developer of Fort Worth's objection to Developer's
calculation of the Estimated Cost to Complete by providing Developer with Fort Worth's
calculation of the Estimated Cost to Complete. The grounds for any objection are limited solely to
a good faith determination by Fort Worth that the balance of the Security Funds is insufficient to
cover the Estimated Cost to Complete. If Fort Worth fails to timely notify Developer and Escrow
Agent of any objection, then Developer's calculation shall be deemed to have been accepted and
approved by the City of Fort Worth and Escrow Agent is authorized to release the Withdrawn
Collateral requested by Developer without delay. In the event a written objection is timely filed by
Fort Worth and Fort Worth's calculation is within a range of five percent (5%) of Developer's
Estimated Cost to Complete, then Developer shall be allowed to withdraw the amount
corresponding to Fort Worth's calculation of the Estimated Cost to Complete. If Fort Worth's
calculation of the Estimated Cost to Complete is outside a range of five percent (5%) of
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 6 of 10
Developer's Estimated Cost to Complete, then Fort Worth and Developer, through a designated
representative, will reconcile the calculations and jointly approve an Estimated Cost to Complete
and advise Escrow Agent to disburse the amount as jointly determined.
If after the expiration of two (2) years from the date of this Agreement either:
(i) none of the CFA Obligations have been performed; or
(ii) there has been partial performance but the term of the CFA has not been extended
by Fort Worth; then
in either event, the City of Fort Worth shall be entitled to receive the Security Funds as specified
in Section 6 and construct the improvements contemplated in the CFA.
SECTION 10. NON-ACCESSIBILITY OF FORT WORTH'S RIGHTS.
The rights,powers, and interests held by Fort Worth hereunder in and to the Security Funds
may not be transferred or assigned by Fort Worth in whole or in part. Any attempted transfer or
assignment shall be absolutely void and shall entitle Developer to a release of all Security Funds.
SECTION 11. NO WAIVER.
No waiver by Fort Worth of any Default shall be deemed to be a waiver of any other
subsequent Default. No delay or omission by Fort Worth in exercising any right or power
hereunder shall impair any such right or power or be construed as a waiver thereof, nor shall any
single or partial exercise of any such right or power preclude other or further exercise thereof.
SECTION 12. BINDING EFFECT.
This Agreement shall be binding on the parties,their successors and assigns.No provision
of this Agreement may be amended, waived, or modified except pursuant to a written instrument
executed by Fort Worth, Escrow Agent and Developer.
SECTION 13. CHOICE OF LAW.
This Agreement is to be construed and interpreted in accordance with the laws of the State
of Texas.
SECTION 14. COUNTERPARTS.
This Agreement may be executed in any number of multiple counterparts and by different
parties on separate counterparts,all of which when taken together shall constitute one and the same
agreement.
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 7 of 10
SECTION 15. INDEMNITY.
Developer hereby agrees to release,hold harmless,and indemnify Escrow Agent(and
its directors, officers, employees, agents and representatives) from and against all claims,
damages, expenses, costs, suits and other liability of any kind whatsoever that arise out of or
are directly or indirectly related to the performance by Escrow Agent of its duties hereunder
except for the gross negligence or willful misconduct of Escrow Agent or its directors,
officers, employees, agents or representatives and Developer hereby agrees to release, hold
harmless,and indemnify Fort Worth(and its respective directors,officers,employees,agents
and representatives) from and against all claims, damages, expenses, costs, suits and other
liability of any kind whatsoever that arise out of or are directly or indirectly related to any
actions or inaction by Fort Worth with respect to this Agreement.
SECTION 16. PAYMENT OF ESCROW FEES
Developer will be responsible for the payment of all fees to Escrow Agent associated with
this Agreement.
REMAINDER OF THIS PAGE INTENTIONALLY BLANK
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date: 07.01.2015
Page 8 of 10
ACCORDINGLY,the City of Fort Worth,Developer and Escrow Agent have each caused
this instrument to be executed in quadruplicate in each entity's respective name by its duly
authorized signatories effective as of the date executed by the City Manager or his/her designee.
CITY OF FORT WORTH DEVELOPER
Quail Valley Devco I,LLC
esus J. Chapa
Assistant City Manager Name: Clint Yeager
Title: Vice Pr sident
Date: � /
Date: U U
Approi,ed at to Form &Legality:
ESCROW AGENT
American Escrow Company
lauk A • A'Y�4-"
�Ir Assistant City Attorney
M&C No. AJ/4
Date: t% 'CQ Name: William A. Kramer
'coev. Title: Executive Chairman
ATTEST:
Date:
Mar/j. K
City Secret y
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City of Fort Worth,Texas ¢j WQRTHo
Escrow Pledge Agreement -
CFA Oficial Release Date: 07.01.2015
Page 9 of 10
ATTACHMENT "1"
Changes to Standard Agreement
Escrow Pledge Agreement
1. Escrow Agent is not a party to, or bound by any agreement which may be deposited
under, evidenced by, or which arises out of the foregoing instructions
2. Escrow Agent acts hereunder as a depository only and is not responsible or liable in any
manner whatever for the sufficiency, correctness, genuineness, or validity of any instrument
deposited with it hereunder, or with respect to the form or execution of the same, or the identity,
authority, or rights of any person executing or depositing the same
3. Escrow Agent may act act upon any notice, request, waiver, consent, receipt, or other
paper or document believed by Escrow Agent to be genuine and to be signed by the proper party
or parties
4. Escrow Agent may consult with legal counsel in the event of any dispute or questions as
to the construction of the foregoing instructions, or Escrow Agent's duties hereunder.
5. The parties hereto consent and agree that Escrow Agent shall have no liability for any
defalcation, insolvency, receivership or conservatorship of the depository institution,which is
Texas Capital Bank. The es r��ccn wil lly segregated from all other accounts under
the designated GF NumberC-576
6. For its ordinary services hereunder, Escrow gent shall be entitled to a fee of$800.00,
payable concurrently with its acceptance hereof
7. Any notice required or permitted hereunder, including a change of address or email, shall
be made by: (i) certified mail, return receipt requested, addressed to the parties hereto and
specified herein, or(ii) by overnight special delivery service such as Federal Express addressed
as in "(i)" above, or (iii) by personal delivery with receipt of such delivery, with each of 10(i),
(ii) or(iii) being accompanied by an email of such notice as provided herein
8. The following changes are hereby made to the first full paragraph of Section 9 of the Standard
Agreement: (i)the words "and Escrow Agent" are added after the words "notify Developer" and
after the words "providing Developer", and (ii)the phrase "Escrow Agent shall have no
responsibility or duty to determine such calculations" are added to the end of the last sentence
after the word "determined".
City of Fort Worth,Texas
Escrow Pledge Agreement
CFA Official Release Date:07.01.2015
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