HomeMy WebLinkAboutContract 44750 (2)STATE OF TEXAS
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TAX ABATEMENT AGREEMENT
This TAX ABATEMENT AGREEMENT ("Agreement") is entered into by and
between the CITY OF FORT WORTH, TEXAS (the "City"), a home iule municipality
organized under the laws of the State of Texas, and ELAN WEST 7TH, L.P., a Delaware
limited partnership ("Developer").
RECITALS
A. On June 12, 2012, the City Council adopted Resolution No. 4096-06-2012,
stating that the City elects to be eligible to participate in tax abatement and setting forth
guidelines and criteria governing tax abatement agreements entered into between the City
and various parties, entitled "General Tax Abatement Policy" (the "Policy"), which is
incorporated herein by reference and hereby made a part of this Agreement for all
purposes.
B. The Policy contains appropriate guidelines and criteria governing tax
abatement agreements to be entered into by the City as contemplated by Chapter 312 of the
Texas Tax Code, as amended (the "Code").
C. On July 16, 2013 the City Council adopted Ordinance No. 20808-07-2013
(the "Ordinance") establishing Tax Abatement Reinvestment Zone No. 88, City of Fort
Worth, Texas (the "Zone").
D. Developer owns or is under contract to purchase approximately 5.1 acres of
real property generally bounded by Can•oll Street on the east, Merrimac Street on the south,
Foch Street on the west and Azalea Avenue on the north, which is located entirely within
the Zone and more speciiically described in Exhibit "A" (the "Land"), attached hereto
and hereby made a part of this Agreement for all purposes. Contingent upon receipt of the
tax abatement herein, Developer intends to construct a multi-family development on the
Land consisting of apartments and townhomes collectively containing at least 374
residential units (the "Residential Units") and a parking garage with at least 498 parking
spaces, all as more specifically described in Exhibit "B" (collectively, the
"Development") and mare specifically set forth in this Agreement.
E. On March 25, 2013 Developer submitted an application for tax abatement
to the City concerning Developer's plans for the Development, as defined herein (the
"Application"), which Application is attached hereto as Exhibit "C" and hereby made a
part of this Agreement for all purposes.
Page 1
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City of Fort Worth and Elan West 7th, L.P. ����'" �� ���� �, ,
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F. The contemplated use of the Land and the terms of this Agreement are
consistent with encouraging development of the Zone and generating economic
development and increased employment opportunities in the City, in accordance with the
purposes for creation of the Zone, and are in compliance with the Policy, the Ordinance and
other applicable laws, ordinances, rules and regulations.
G. The provisions of this Agreement, and the proposed use of the
nature of the Development, satisfy the eligibility criteria for residential tax
pursuant to Section 3.2 of the Policy.
.�. . •
abatement
H. Written notice that the City intends to enter into this Agreement, along with
a copy of this Agreement, has been furnished in the manner prescribed by the Code to the
presiding officers of the governing bodies of each of the taxing units that have jurisdiction
over the Land.
NOW, THEREFORE, in consideration of the mutual beneiits
contained herein and for other good and valuable consideration, th
sufficiency of which is hereby acknowledged, the parties agree as follows:
AGREEMENT
1. INCORPORATION OF RECITALS.
and promises
e receipt and
The City Council has found, and the City and Developer hereby agree, that the
recitals set forth above are true and correct and form the basis upon which the parties
have entered into this Agreement.
2. DEFINITIONS.
In addition to terms defined in the body of this Agreement, the following terms
shall have the definitions ascribed to them as follows:
Abatement means the abatement of a percentage (not to exceed seventy percent
(70%) in any year of the Abatement Term) of the City's ad valorem real property taxes
on any improvements located on the Land (but not on the Land itself, which taxes shall
not be subject to Abatement hereunder), calculated in accordance with this Agreement.
Abatement Term means the term of ten (10) consecutive years, commencing on
January 1 of the year following the year in which the Compliance Auditing Term and
expiring on December 31 of the tenth (lOth) year thereafter, in which Developer will
receive the Abatement in accordance with this Agreement.
Page 2
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Af�liate means all entities, incorporated or otherwise, under common control
with, controlled by or controlling Developer. For purposes of this definition, "control"
means fifty percent (50%) or more of the ownership determined by either value or vote.
Affordable/Accessible Housin� Requirement has the meaning ascribed to it in
Section 4.2.
Affordable Housin� Units has the meaning ascribed to it in Section 4.2.
Application has the meaning ascribed to it in Recital E.
Central City means that area in the corporate limits of the City within Loop 820
(i) consisting of all Community Development Block Grant ("CDBG") eligible census
block groups; (ii) ail state-designated enterprise zones; and (iii) all census block groups
that are contiguous by seventy-five percent (75%) or more of their perimeter to CDBG-
eligible block groups or enterprise zones, as well as any CDBG-eligible block in the
corporate limits of the City outside Loop 820, as more specifically depicted in the map of
Exhibit "D", attached hereto and hereby made a part of this Agreement for all purposes.
Central City Employment Commitment has the meaning ascribed to it in
Section 4.7.
Central City Employment Percenta�e has the meaning ascribed to it in Section
6.6.
Central City Resident means an individual whose primary residence is at a
location within the Central City.
Certificate of Completion has the meaning ascribed to it in Section 5.
Code has the meaning ascribed to it in Recital B.
Completion Date means the date as of which a temporary or permanent
certificate of occupancy has been issued for at least 374 Residential Units in the
Development.
Completion Deadline means December 31, 2015, subject to extension for an
aggregate amount of time not to exceed one hundred eighty (180) calendar days due to
delays in completing the Development caused by events outside the control of Developer
(such as, but not limited to, delays caused by inclement weather of the unavailability of
raw materials, but excluding any delays caused due to an inability to obtain adequate
financing).
Compliance Auditin� Term means the term of ten (10) consecutive years,
commencing (i) as of January 1 of the same calendar year as the year in which the
Completion Date occurs, but only if (a) Developer provides the Director with written
Page 3
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
notice by not later than October 1 of that year requesting commencement of the
Compliance Auditing Term in such year and (b) Developer submits with such written
notice a report in the form speciiied in Section 4.10.4 and, on the basis of such report and
any other Records submitted pursuant to Section 4.12, the City confirms that Developer
met the Affordable/Accessible Housing Requirement for the entirety of the previous
calendar year, or (ii) if section (i) above does not apply, on January 1 of the first full
calendar year following the year in which the Completion Date occurred and expiring on
December 31 of the tenth (lOth) year thereafter, during which (in either case) the City
will verify and audit Developer's compliance with the various commitments set forth in
Section 4 that form the basis for calculation of the amount of each annual Abatement
percentage hereunder.
Construction Costs means Hard Construction Costs plus the following fees
expended directly in connection with the Development: engineering fees; architectural
fees; design fees; legal fees associated directly with the construction of the Development
(such as, for example, construction contracts), but not in the negotiation of this
Agreement or for loan agreements or other financing arrangements; and any permit,
impact, inspection or other lawful fee charged by the City in connection with the
Development that is not waived pursuant to Section 7.1 or credited pursuant to Section
7.2. Construction Costs specifically excludes any property acquisition costs or rents.
Development has the meaning ascribed to it in Recital D.
Director means the director of the City's Housing and Economic Development
Department.
Effective Date has the meaning ascribed to it in Section 3.
Event of Default means a breach of this Agreement by a party, either by act or
omission, as more specifically set forth in Section 8 of this Agreement.
Fort Worth Certified M/WBE Company means a minority or woman-owned
business that has received certification as either a minority business enterprise (MBE), a
woman business enterprise (WBE) or a disadvantaged business enterprise (DBE) by the
North Central Texas Regional Certification Agency (NCTRCA) and that has a principal
business office located within the corporate limits of the City that performs a
commercially useful function and that provides the services for which Developer is
seeking credit under this Agreement.
Fort Worth Company means a business that has a principal office located within
the corporate limits of the City that performs a commercially useful function and that
provides the services for which Developer is seeking credit under this Agreement.
Fort Worth Construction Commitment has the meaning ascribed to it in
Section 4.3.
Page 4
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Fort Worth Construction Percenta�e has the meaning ascribed to it in Section
6.2.
Fort Worth Employment Commitment has the meaning ascribed to it in
Section 4.6.
Fort Worth Emplovment Percenta�e has the meaning ascribed to it in Section
6.5.
Fort Worth Resident means an individual whose principal place of residence is
at a location within the corporate limits of the City.
Fort Worth Supply and Service Spendin� Commitment has the meaning
ascribed to it in Section 4.8.
Fort Worth Supnlv and Service Percenta�e has the meaning ascribed to it in
Section 6.7.
Full-time Job means a job provided to one (1) individual by Developer on the
Land for at least forty (40) hours per week.
Hard Construction Costs means the following costs directly associated with
construction of the Development: actual site development and construction costs,
including directly-related contractor fees, costs of supplies and materials.
HUD means the United States Department of Housing and Urban Development.
Land has the meaning ascribed to it in Recital D.
Le�al Requirements means federal, state and local laws, ordinances, rules and
regulations, including, but not limited to, all provisions of the City's charter and
ordinances, as amended.
M/WBE Construction Commitment has the meaning ascribed to it in Section
4.4.
M/WBE Construction Percenta�e has the meaning ascribed to it in Section 6.3.
M/WBE Supply and Service Spending Commitment has the meaning ascribed
to it in Section 4.9.
M/WBE Supplv and Service Percentage has the meaning ascribed to it in
Section 6.8.
Ordinance has the meaning ascribed to it in Recital C.
Page 5
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Overall Construction Percenta�e has the meaning ascribed to it in Section 6.1.
Overall Emplovment Commitment has the meaning ascribed to it in Section
4.5.
Overall Employment Percenta�e has the meaning ascribed to it in Section 6.4.
Polic has the meaning ascribed to it in Recital A.
Records has the meaning ascribed to it in Section 4.12.
Residential Units has the meaning ascribed to it in Recital D.
Supplv and Service Expenditures means those local discretionary expenditures
made by Developer or its Third Party Manager directly for the operation and maintenance
of the Land and any improvements thereon, excludin�- utility service costs and any
salaries, benefits or other sums paid to persons counted as holding Full-time Jobs on the
Land for purposes of determining attainment the Overall Employment Commitment, the
Fort Worth Employment Commitment or the Central City Employment Commitment.
Term has the meaning ascribed to it in Section 3.
Third Party Mana�er means a business contracted by Developer to operate and
manage the Development.
Zone has the meaning ascribed to it in Recital C.
3. TERM.
This Agreement shall take effect on the date as of which both the City and
Developer have executed this Agreement (the "Effective Date") and, unless terminated
earlier in accordance with its terms and conditions, shall expire simultaneously upon
expiration of the Abatement Term (the "Term").
4. DEVELOPER'S OBLIGATIONS AND COMMITMENTS.
4.1. Real Property Improvements.
Developer must expend or cause to be expended at least Thirty-five Million
Dollars ($35,000,000.00) in Construction Costs for the Development by the
Completion Date. The Completion Date must occur on or before the Completion
Deadline. Notwithstanding anything to the contrary herein, if (i) by the Completion
Date Developer has not expended at least Thirty-five Million Dollars
($35,000,000.00) in Construction Costs for the Development or (ii) the Completion
Page 6
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Date does not occur by the Completion Deadline, an Event of Default shall occur,
as set forth in Section 8.2 of this Agreement.
4.2. Affordable/Accessible Housin� Set-Aside.
Throughout the Compliance Auditing Term, (i) the greater of 37 Residential
Units or ten percent (10%) of all Residential Units on the Land, regardless of the
total number of such Residential Units, and, in either case, regardless of the owner
of record of any such Residential Units, shall be reserved exclusively for lease to
qualifying households whose adjusted incomes do not exceed the HUD's then-
current eighty percent (80%) income limits for the Fort Worth-Arlington, TX HLTD
Metro FMR Area at rents that do not exceed thirty percent (30%) of such adjusted
incomes (the "Affordable Housing Units"); (ii) at least 8 Residential Units shall
be fully handicap accessible; and (iii) at least three (3) of the Residential Units that
are fully handicap accessible shall also be Affordable Housing Units (collectively,
the "Affordable/Accessible Housing Requirement"). Developer will cooperate
with the City's Housing and Economic Development Department in reasonably
publicizing the availability of the Affordable Housing Units and handicap
accessible Residential Units. For Developer's reference, HUD's 80% income limits
for the Fort Worth-Arlington, TX HUD Metro FMR area and an example of the
calculation of rent limits based on such income limits are published annually by
HLTD (see www.hud.gov and www.huduser.org).
4.3. Construction Spendin� Commitment for Fort Worth Companies.
By the Completion Date, Developer shall have expended or caused to be
expended with Fort Worth Companies the greater of (i) Ten Million Five Hundred
Thousand Dollars ($10,500,000.00) in Hard Construction Costs for the
Development or (ii) at least thirty percent (30%) of all Hard Construction Costs
for the Development, regardless of the total amount of such Hard Construction
Costs (the "Fort Worth Construction Commitment").
4.4. Construction Snendin� Commitment for Fort Worth Certi�ed
M/WBE Companies.
By the Completion Date, Developer sha11 have expended or caused to be
expended with Fort Worth Certified MIWBE Companies the greater of (i) Eight
Million Seven Hundred Fifty Thousand Dollars ($8,750,000.00) in Hard
Construction Costs for the Development or (ii) at least twenty-five percent (25%)
of all Hard Construction Costs for the Development, regardless of the total
amount of such Hard Construction Costs (the "M/WBE Construction
Commitment"). Dollars spent with Fort Worth Certiiied M/WBE Companies for
purposes of ineasuring the M/WBE Construction Commitment shall also be
counted for purposes of ineasuring the Fort Worth Construction Commitment, as
set forth in Section 4.3.
Page 7
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
4.5. Overall Employment Commitment.
During the Compliance Auditing Term, Developer or its Third Party
Manager continuously shall provide and fill at least eight (8) Full-time Jobs on the
Land (the "Overall Employment Commitment").
4.6. Emplovment Commitment for Fort Worth Residents.
During the Compliance Auditing Term, Developer or its Third Party
Manager continuously shall provide and fill at least the greater of (i) two (2) Full-
time Jobs on the Land or (ii) twenty percent (20%) of all Full-time Jobs on the
Land, regardless of the total number of such Full-time Jobs, with Fort Worth
Residents (the "Fort Worth Employment Commitment"). Full-time Jobs held
by Fort Worth Residents shall also count as Full-time Jobs for purposes of
measuring the Overall Employment Commitment outlined in Section 4.5.
4.7. Employment Commitment for Central City Residents.
During the Compliance Auditing Term, Developer or its Third Party
Manager continuously shall provide and fill at least the greater of (i) one (1) Full-
time Job on the Land or (ii) ten percent (10%) of all Full-time Jobs on the Land,
regardless of the total number of such Full-time Jobs, with Central City Residents
(the "Central City Employment Commitment"). Full-time Jobs held by
Central City Residents shall also count as Full-time Jobs for purposes of
measuring the Overall Employment Commitment outlined in Section 4.5 and the
Fort Worth Employment Commitment outlined in Section 4.6.
4.8. Supply and Service Spendin� Commitment for Fort Worth
Companies.
During the Compliance Auditing Term, Developer hereby commits to
expend or cause its Third Party Manager to expend annually with Fort Worth
Companies at least the greater of (i) Seventy Thousand Fifty Dollars ($70,050.00)
in Supply and Service Expenditures or (ii) thirty percent (30%) of its annual
Supply and Service Expenditures, regardless of the total amount of such Supply
and Service Expenditures (the "Fort Worth Supply and Service Spending
Commitment").
4.9. Supply and Service Spendin� Commitment for Fort Worth Certified
M/WBE Companies.
During the Compliance Auditing Term, Developer hereby commits to
expend or cause its Third Party Manager to expend annually with Fort Worth
Certified M/WBE Companies at least the greater of (i) Fifty-eight Thousand
Three Hundred Seventy-five Dollars ($58,375.00) in Supply and Service
Expenditures or (ii) twenty-five percent (25%) of its annual Supply and Service
Page 8
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Expenditures, regardless of the total amount of such Supply and Service
Expenditures (the "M/WBE Supply and Service Spending Commitment").
4.10. Reports and Filin�s.
4.10.1. Construction Spendin� Reports.
4.10.1.1. Monthly Reports.
From the Effective Date until the Completion Date,
Developer will provide the Director with a monthly report in a
form reasonably acceptable to the City that specifically outlines the
then-current aggregate Construction Costs expended by and on
behalf of Developer for the Development, together with the then-
current aggregate Hard Construction Costs for the Development
expended by and on behalf of Developer with Fort Worth
Companies and with Fort Worth Certified M/WBE Companies.
Developer agrees to meet with the City's M/WBE Office as
reasonably necessary for assistance in meeting or exceeding
M/WBE Construction Commitment and to address any related
concerns that the City may have.
4.10.1.2. Final Construction Reports.
Within sixty (60) calendar days following the
Completion Date, in order for the City to assess whether Developer
or its Third Party Manager, as applicable, expended or caused to be
expended at least Thirty-five Million Dollars ($35,000,000.00) in
Construction Costs for the Development, and the extent to which
Developer met the Fort Worth Construction Commitment and the
M/WBE Construction Commitment, Developer will provide the
Director with a report in a form reasonably acceptable to the City
that specifically outlines (i) the total Construction Costs expended
by and on behalf of Developer for the Development, (ii) the total
Hard Construction Costs expended with Fort Worth Companies by
and on behalf of Developer for the Development, and (iii) the total
Hard Construction Costs expended with Fort Worth Certified
M/WBE Companies by and on behalf of Developer for the
Development, together with supporting invoices and other
documents necessary to demonstrate that such amounts were
actually paid by Developer, including, without limitation, final lien
waivers signed by Developer's general contractor.
4.10.2. Annual Emplovment Report.
Page 9
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
On or before February 1 of the second yearof the Compliance
Auditing Term, and of each year thereafter for the next nine (9) years, in
order for the City to assess the degree to which Developer or its Third
Party Manager, as applicable, met the Employment Commitment in the
previous year, Developer shall provide or cause its Third Party Manager to
provide the Director with a report in a form reasonably acceptable to the
City that sets forth the total number of individuals who held Full-time Jobs
on the Land, each as of December 1(or such other date requested by
Developer and reasonably acceptable to the City) of the previous calendar
year, together with reasonable supporting documentation.
4.10.3. Annual Supply and Service Spendin� Report.
On or before February 1 of the second yearof the Compliance
Auditing Term, and of each year thereafter for the next nine (9) years, in
order for the City to assess the degree to which Developer or its Third
Party Manager, as applicable, met the Fort Worth Supply and Service
Spending Commitment and the M/WBE Supply and Service Spending
Commitment in the previous calendar year, Developer shall provide or
cause its Third Party Manager to provide the City with a report in a form
reasonably acceptable to the City that sets forth the aggregate Supply and
Service Expenditures made during such year with Fort Worth Companies
and Fort Worth Certified M/WBE Companies, together with reasonable
supporting documentation.
4.10.4. Annual Affordable/Accessible Housin� Report.
On or before February 1 of the second year of the Compliance
Auditing Term, and of each year thereafter for the next nine (9) years, in
order to determine whether Developer complied with the
Affordable/Accessible Housing Requirement in the previous calendar
year, Developer will provide the Director with a report in a form
reasonably acceptable to the City that sets forth (i) the total number of
Residential Units on the Land; (ii) the total number of Residential Units
that are fully handicap accessible; (iii) the total number of Affordable
Housing Units; (iv) the total number of Affordable Housing Units that are
fully handicap accessible; (v) the number of Residential Units that were
under lease at any time during the previous calendar year; (vi) the number
of Residential Units that are fully handicap accessible and that were under
lease at any time during the previous calendar year; (vii) the number of
Affordable Housing Units that were under lease at any time during the
previous calendar year; (viii) the number of Affordable Housing Units that
are fully handicap accessible and that were under lease at any time during
the previous calendar year; and (ix) for each Affordable Housing Unit that
was under lease at any time during the previous calendar year, sufficient
documentation for the City to assess the adjusted income of the tenant or
Page 10
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
tenants leasing such Affordable Housing Unit and the amount of monthly
rent paid by that tenant or those tenants.
4.10.5. General.
Developer will supply any additional information reasonably
requested by the City that is pertinent to the City's evaluation of
compliance with each of the terms and conditions of this Agreement.
4.11. Inspections.
At any time during Developer's normal business hours throughout the
Term and following reasonable written notice to Developer, the City shall have
the right to inspect and evaluate the Land and the Development, and Developer
will provide full access to the same, in order for the City to monitor compliance
with the terms and conditions of this Agreement. Developer will cooperate fully
with the City during any such inspection and evaluation. Notwithstanding the
foregoing, Developer shall have the right to require that any representative of the
City be escorted by a representative or security personnel of Developer during any
such inspection and evaluation.
4.12. Audits.
The City will have the right throughout the Term to audit the financial and
business records of Developer that relate to the Development and any other
documents necessary to evaluate Developer's compliance with this Agreement or
with the commitments set forth in this Agreement, including, but not limited to
construction documents and invoices and leasing and tenant records for the
Residential Units (collectively "Records"). Developer shall make all Records
available to the City on the Land or at another location in the City acceptable to
both parties following reasonable advance notice by the City and shall otherwise
cooperate fully with the City during any audit; provided, however, that Developer
will not be obligated to provide agreements with its lenders, investors, joint
venture partners or any other third parties that do not contain information relevant
to the City's monitoring of its compliance with the terms of this Agreement.
4.13. Use of Land.
The Land must be used at all times during the Term of this Agreement for
purposes connected with the Development and otherwise in a manner that is
consistent with the general purposes of encouraging development or
redevelopment of the Zone.
5. CERTIFICATE OF COMPLETION.
Page I1
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Within ninety (90) calendar days following receipt by the City of the iinal
construction spending report for the Development submitted in accordance with Section
4.10.1.2, and assessment by the City of the information contained therein pursuant to
Sections 4.11 and 4.12, if the City is able to verify that Construction Costs of at least
Thirty-five Million Dollars ($35,000,000.00) were expended for the Development by the
Completion Date and that the Completion Date occurred on or before Completion
Deadline, the Director will issue Developer a certiiicate stating the aggregate amount of
Construction Costs expended for the Development and the amount of Hard Construction
Costs expended specifically with Fort Worth Companies and Fort Worth Certified
M/WBE Companies (the "Certificate of Completion"). The Certificate of Completion
will serve as the basis for determining the extent to which the Fort Worth Construction
Commitment and the M/WBE Construction Commitment were met.
6. TAX ABATEMENT.
Provided that (i) Developer expended at least Thirty-five Million Dollars
($35,000,000.00) in Construction Costs for the Development by the Completion Date, as
confirmed in the Certificate of Completion issued by the Director in accordance with
Section 5, and (ii) the Completion Date occurred on or before the Completion Deadline,
as confirmed in the Certificate of Completion issued for by the Director in accordance
with Section 5, and otherwise subject to the terms and conditions of this Agreement,
Developer will be entitled to receive an Abatement in the iirst year of the Abatement
Term and in each year thereafter for the remainder of the Abatement Term. The amount
of each Abatement that Developer is entitled to receive during such years will be a
percentage of the City's ad valorem taxes on the increase in value of all improvements
located on the Land (but not on the Land itself, which taxes shall not be subject to
Abatement hereunder) over their value for the 2013 tax year (which is the year this
Agreement was entered into), which percentage shall equal the sum of the Overall
Construction Percentage, the Fort Worth Construction Percentage, the, M/WBE
Construction Percentage, the Overall Employment Percentage, the Fort Worth
Employment Percentage, the Central City Employment Percentage, the Fort Worth
Supply and Service Percentage, and the M/WBE Supply and Service Percentage, as
defined in Sections 6.1 through 6.8 (not to exceed seventy percent (70%) in the
aggregate), as follows:
6.1. Completion of Development (15%).
An Abatement of fifteen percent (15%) (the "Overall Construction
Percentage") will automatically be applied on account of Developer's having met
all requirements in accordance with Section 4.1 for completion of the
Development.
6.2. Fort Worth Construction Cost Spendin� (Up to 10%).
Page 12
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
A portion of the Abatement will be based on the extent to which the Fort
Worth Construction Commitment, as outlined in Section 4.3, was met (the "Fort
Worth Construction Percentage"). The Fort Worth Construction Percentage
shall equal the product of ten percent (10%) multiplied by the percentage by
which the Fort Worth Construction Commitment was met, which wili be
calculated by dividing the actual Hard Construction Costs expended for the
Development by the Completion Date with Fort Worth Companies by the number
of dollars comprising the Fort Worth Construction Commitment, as determined in
accordance with Section 4.3. For example, if the Fort Worth Construction
Commitment is $10,500,000.00 and only $7,350,000.00 in Hard Construction
Costs were expended with Fort Worth Companies by the Completion Date, the
Fort Worth Construction Percentage would be 7% instead of 10% (or .10 x[$7.35
million/$10.5 million], or .10 x.70, or .07). If the Fort Worth Construction
Commitment was met or exceeded, the Fort Worth Construction Percentage will
be ten percent (10%).
6.3. Fort Worth M/WBE Construction Cost Spendin� (Up to 10%).
A portion of the Abatement will be based on the extent to which the
M/WBE Construction Commitment, as outlined in Section 4.4 was met (the
"M/WBE Construction Percentage"). The M/WBE Construction Percentage
shall equal the product of ten percent (10%) multiplied by the percentage by
which the M/WBE Construction Commitment was met, which will be calculated
by dividing the actual Hard Construction Costs expended for the Development by
the Completion Date with Fort Worth Certified M/WBE Companies by the
number of dollars comprising the M/WBE Construction Commitment, as
determined in accardance with Section 4.4. If the M/WBE Construction
Commitment was met or exceeded, the M/WBE Construction Percentage will be
ten percent (10%).
Page 13
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
6.4. Overall Employment (Up to 5%).
A portion of the Abatement will be based on the extent to which the
Overall Employment Commitment, as outlined in Section 4.5, was met (the
"Overall Employment Percentage"). The Overall Employment Percentage in a
given year shall equal the product of five percent (5%) multiplied by the
percentage by which the Overall Employment Commitment was met in the
previous calendar year, which will be calculated by dividing the actual number of
Full-time Jobs provided on the Land in the previous year by eight (8), which is the
number of Full-time Jobs constituting the Overall Employment Commitment. For
example, if only six (6) Full-time Jobs were provided on the Land in a given year,
the Overall Employment Percentage for the following year would be 3.75%
instead of 5% (or .OS x[6/8]), or .OS x.75, or .0375. If the Overall Employment
Commitment is met or exceeded in a given year, the Overall Employment
Percentage for the following year will be iive percent (5%).
6.5. Fort Worth Emplovment (Up to 10%).
A portion of the Abatement will be based on the extent to which the Fort
Worth Employment Commitment, as outlined in Section 4.6, was met (the "Fort
Worth Employment Percentage"). The Fort Worth Employment Percentage for
a given year shall equal the product of ten percent (10%) multiplied by the
percentage by which the Fort Worth Employment Commitment was met in the
previous calendar year, which will be calculated by dividing the actual number of
Full-time Jobs provided on the Land to Fort Worth Residents in the previous year
by the number of Full-time Jobs constituting the Fort Worth Employment
Commitment in that year. For example, if Developer provides and fills fourteen
(14) Full-time Jobs on the Land in a given year, the Fort Worth Employment
Commitment for that year will, in accordance with Section 4.6, be three (3) Full-
time Jobs (20% of 14 Full-time Jobs). If in that year only two (2) Full-time Jobs
on the Land were provided to Fort Worth Residents, the Fort Worth Employment
Percentage for the following year would be 8% instead of 10% (or .10 x[8/10]),
or .10 x.80, or .08. If the Fort Worth Employment Commitment is met or
exceeded in a given year, the Fort Worth Employment Percentage for the
following year will be ten percent (10%).
6.6. Central City Employment (Up to 5%).
A portion of the Abatement will be based on the extent to which the
Central City Employment Commitment, as outlined in Section 4.7, was met (the
"Central City Employment Percentage"). The Central City Employment
Percentage for a given year shall equal the product of five percent (5%) multiplied
by the percentage by which the Central City Employment Commitment was met
in the previous year, which will be calculated by dividing the actual number of
Full-time Jobs provided on the Land to Central City Residents in the previous
year by the number of Full-time Jobs constituting the Central City Employment
Page 14
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Commitment in that year. If the Central City Employment Commitment is met or
exceeded in a given year, the Central City Employment Percentage for the
following year will be five percent (5%).
6.7. Fort Worth Supplv and Service Spendin� (Up to 10%).
A portion of the Abatement will be based on the extent to which the Fort
Worth Supply and Service Spending Commitment, as outlined in Section 4.8, was
met (the "Fort Worth Supply and Service Percentage"). The Fort Worth
Supply and Service Percentage for a given year shall equal the product of ten
percent (10%) multiplied by the percentage by which the Fort Worth Supply and
Service Spending Commitment was met in the previous calendar year, which will
be calculated by dividing the actual Supply and Service Expenditures made in the
previous calendar year with Fort Worth Companies by the Fort Worth Supply and
Service Spending Commitment for that year. For example, if Developer's Supply
and Service Expenditures in a given year were $250,000.00, the Fort Worth
Supply and Service Spending Commitment for that year will, in accordance with
Section 4.8, be $75,000.00 (30% of $250,000.00 in Supply and Service
Expenditures). If only $63,750.00 in Supply and Service Expenditures were
made with Fort Worth Companies in a given year, the Fort Worth Supply and
Service Percentage for the following year would be 8.5% instead of 10% (or .10 x
[$63,750/$75,000], or .10 x.85, or .085). If the Fort Worth Supply and Spending
Commitment is met or exceeded in any given year, the Fort Worth Supply and
Service Percentage for the following year will be ten percent (10%).
6.8. Fort Worth M/WBE Supply and Service Spendin� (Up to 5%).
A portion of the Abatement will be based on the extent to which the
M/WBE Supply and Service Spending Commitment, as outlined in Section 4.9,
was met (the "M/WBE Supply and Service Percentage"). The M/WBE Supply
and Service Percentage for a given year shall equal the product of five percent
(5%) multiplied by the percentage by which the M/WBE Supply and Service
Spending Commitment was met in the previous year, which will be calculated by
dividing the actual Supply and Service Expenditures made in the previous
calendar year with Fort Worth Certified M/WBE Companies by the M/WBE
Supply and Service Spending Commitment for that year. If the M/WBE Supply
and Spending Commitment is met or exceeded in any given year, the M/WBE
Supply and Service Percentage for the following year will be five percent (5%).
6.9. No Offsets.
A deiiciency in attainment of one commitment may not be offset by the
exceeding attainment in another commitment. For example, if Developer failed to
meet the M/WBE Construction Commitment by $5,000.00, but exceeded the Fort
Worth Construction Commitment by $5,000.00, the percentage of Abatement
Page 15
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
available hereunder would still be reduced in accordance with Section 6.3 on
account of Developer's failure to meet the M/WBE Construction Commitment.
6.10. Reduction to or Forfeiture of Abatement for Failure to Comply with
Affordable/Accessible Housin� Requirement.
If the City determines that Developer has not complied with or is not in
compliance with the Affordable/Accessible Housing Requirement, as outlined in
Section 4.2, the City will notify Developer in writing. If Developer disagrees
with the City's determination, Developer shall have fourteen (14) calendar days
from the date of receipt of such notice to provide the City with documentation to
rebut such determination. If Developer does not provide the City with
documentation sufficient to rebut the City's determination within such time, the
City's determination will be deemed conclusive. In this event, notwithstanding
anything to the contrary herein, (i) if the Affordable/Accessible Housing
Requirement was not met for an entire calendar year, Developer will forfeit any
Abatement that it would otherwise have been entitled to receive in the following
year, and (ii) if the Affordable/Accessible Housing Requirement was not met for a
portion of a calendar year, then the amount of Abatement that Developer would
otherwise have been entitled to receive in the following year will be reduced by a
fraction, to be expressed as a percentage, where the numerator is the number of
days in that calendar year in which the Affordable/Accessible Housing
Requirement was met and the denominator is 365. The forfeiture of an annual
Abatement hereunder shall not serve to extend the Term of this Agreement.
6.11. Abatement Limitations.
In accordance with Section 11.5 of the Policy and notwithstanding
anything to the contrary herein, Developer's Abatement in any given year of the
Abatement Term shall be based on the increase in the real property value of
improvements on the Land over their value as of January 1, 2013, if any, up to a
maximum increase of Fifty-two Million Five Hundred Thousand Dollars
($52,500,000.00). In other words, in any year in which the taxable value of
improvements on the Land exceeds (i) any value of improvements on the Land as
of January 1, 2013 plus (ii) $52,500,000.00, the Abatement for that tax year shall
be capped and calculated as if the increase in the value of improvements on the
Land since January l, 2013 had only been $52,500,000.00. For example, and as
an example only, if in a given year of the Abatement Term the value of
improvements on the Land is $60,000,000.00 over their value as of January 1,
2013, Developer would receive a maximum Abatement of seventy percent (70%)
of $52,500,000.00 in valuation for that year and would pay full taxes on the
$7,500,000.00 difference over the cap.
Page 16
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
7. FEE WAIVERS AND CREDITS.
Developer and its contractors will be required to apply for and receive all permits
and other licenses and certificates required by the City with respect to construction of the
Development. However, the City agrees to grant Developer certain waivers or credits for
City fees associated with construction of the Development, as follows:
7.1. Speci�c Fee Waivers.
The City Council has found that the Development meets the public
purpose of assisting in the development and diversification of the economy and
the elimination of unemployment consistent with Article 3, Section 52-a of the
Texas Constitution. As a result, the City hereby agrees to waive the following
fees related to the Development that would otherwise be charged by the City at
any time prior to the Completion Deadline: (i) all building permit, demolition
permit, plan review, inspection and re-inspection fees; (ii) all zoning fees; (iii) all
temporary encroachment fees; (iv) all platting fees; (v) all CFA application fees;
(vi) all Board of Adjustment fees; (vii) all fees associated with the moving of
structures; (viii) all street and utility easement vacation fees; and (ix) all fire,
sprinkler and alarm permit fees.
7.2. Limited Fee Credits.
The City acknowledges receipt from Developer of the required
Application fee of Five Thousand Dollars ($5,000.00). Of such amount, Two
Thousand Dollars ($2,000.00) is nonrefundable and shall be used by the City for
the purposes set forth in the Policy. If construction work on the Development
begins within one (1) year from the date of the Application, the remaining Three
Thousand Dollars ($3,000.00) of such fee shall be credited to Developer's beneiit
against any permit, impact, inspection or other lawful fee required by the City in
connection with the Development that is not waived pursuant to Section 7.1. If
construction work for the Development does not begin within one (1) year from
the date of the Application, Developer wi11 not receive any credit or refund of any
portion of the Application fee.
8. DEFAULT. TERMINATION AND FAILURE BY DEVELOPER TO MEET
VARIOUS DEADLINES AND COMMITMENTS.
8.1. Failure to Meet Certain Commitments.
If Developer fails to meet the Fort Worth Construction Commitment or the
M/WBE Construction Commitment, or if Developer fails in any given year of the
Compliance Auditing Term to meet the Overall Employment Commitment, the
Fort Worth Employment Commitment, the Central City Employment
Commitment, the Fort Worth Supply and Service Spending Commitment, or the
Page 17
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
M/WBE Supply and Service Spending Commitment, such event shall not
constitute an Event of Default hereunder or provide the City with the right to
terminate this Agreement, but, rather, shall only cause the percentage or amount
of Abatement available to Developer pursuant to this Agreement to be reduced in
accordance with this Agreement. If Developer fails to meet the
Affordable/Accessible Housing Requirement in any given year of the Compliance
Auditing Term, as set forth in Section 4.2, such event shall not constitute an Event
of Default hereunder or provide the City with the right to terminate this
Agreement, but, rather, shall result only in the forfeiture or reduction of
Abatement that would otherwise have been available hereunder, as provided in
Section 6.10.
8.2. Failure to Complete Development.
Notwithstanding anything to the contrary herein, if (i) Developer failed to
expend or cause to be expended at least Thirty-five Million Dollars
($35,000,000.00) in Construction Costs for the Development by the Completion
Date, or (ii) the Completion Date did not occur on or before the Completion
Deadline, an Event of Default shall occur and the City sha11 have the right to
terminate this Agreement, effective immediately, by providing written notice to
Developer without further obligation to Developer hereunder.
8.3. Knowin� Emplovment of Undocumented Workers.
Developer acknowledges that effective September 1, 2007, the City is
required to comply with Chapter 2264 of the Texas Government Code, enacted by
House Bill 1196 (80th Texas Legislature), which relates to restrictions on the use of
certain public subsidies. Developer ltereby certifies that Developer, and any
branclaes, divisions, or departments of Developer, does not and will not knowingly
employ an undocumented worker, as that term is defned by Section 2264.001(4)
of the Teacas Government Code. In the event that Developer, or any branch,
division, or department of DevelopeF, is convicted of c� violation under 8 U.S.C.
Section 1324a(� (relating to federal criminal penalties and injunctions for a
pattern or practice of employing untcuthorized aliens):
• if such conviction occurs during tlae Term of this Agreement, this
Agreement shall terminate contemporaneously upon sucla conviction
(subject to any appellate riglats that may l�wfully be available to and
exercise�l by Developer) and Developer shall repay, within one {aundred
twenty (IZO) calendar days following receipt of wrrtten demand from the
City, the aggregate amount of Abatement receivecl by Developer
laereunder, if any, plus Simple Interest at a rate of four percent (4%) per
annum based on the amount ofAbatement received in eac/i previous year
as of December 31 of tlae tax year for which the Abatement was received;
or
Page 18
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
� if such conviction occurs after e�epiration or termination of tltis
Agreement, subject to any appellate rights that may lawfully be available
to and exercisecl by Developer, Developer slaall repay, within one launc�red
twenty (120) calendar days following receipt of written demand from tlae
City, the aggregate amount of Abatement receive�l by Deve[oper
hereunder, if any, plus Simple Interest at a rate of four percent (4%) per
annum based on tlae amount ofAbatement received in eaclz previous year
as of December 31 of the tarx year for which the Abatement was receive�l
For the purposes of this Section 8.3, "Simple Interest" is defined as a rate of
interest applied only to an original value, in this case the aggregate amount of
Abatement. This rate of interest can be applied each year, but will only apply to the
aggregate amount of Abatement and is not applied to interest calculated. For
example, if the aggregate amount of Abatement is $10,000 and it is required to be
paid back with four percent (4%) interest five years later, the total amount would be
$10,000 +[5 x($10,000 x 0.04)], which is $12,000. This Section 8.3 does not
apply to convictions of any subsidiary or affiliate entity of Developer, by any
franchisees of Developer, or by a person or entity with whom Developer contracts.
Notwithstanding anything to the contrary herein, this Section 8.3 shall survive the
expiration or termination of this Agreement.
8.4. Foreclosure on Land or Improvements.
Subject to Section 12, the City will have the right to terminate this
Agreement immediately upon provision of written notice to Developer of any of
the following events: (i) the institution of an action to foreclose or otherwise
enforce a lien, mortgage or deed of trust on the Land or any improvements
thereon; (ii) the involuntary conveyance to a third party of the Land or any
improvements thereon; (iii) execution of any assignment of the Land or any
improvements thereon or deed in lieu of foreclosure to the Land or any
improvements thereon; or (iv) appointment of a trustee or receiver for the Land or
any improvements thereon.
8.5. Failure to Pav Taxes; Non-Compliance with Le�al Requirements;
General Breach.
An Event of Default shall occur if any ad valorem taxes owed to the City by
Developer or an Affiliate become delinquent and Developer or the Affiliate, as the
case may be, does not timely and properly follow the legal procedures for protest
and/or contest of any such ad valorem taxes, or Developer or an Affiliate is in
violation of any material Legal Requirement due to any act or omission connected
with Developer's or an Affiliate's operations on the Land. In addition to Sections
8.2, 8.3 and 8.4, an Event of Default under this Agreement shall occur if either
party breaches any term or condition of this Agreement, in which case the non-
defaulting party shall provide the defaulting party with written notice specifying
the nature of the Default. Subject to Sections 8.2, 8.3 and 8.4, in the event that
Page 19
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
any Default hereunder remains uncured after thirty (30) calendar days following
receipt of such written notice (or, if the defaulting party has diligently and
continuously attempted to cure following receipt of such written notice but
reasonably requires more than thirty (30) calendar days to cure, then such
additional amount of time as is reasonably necessary to effect cure, as determined
by both parties mutually and in good faith), the non-defaulting party shall have
the right to terminate this Agreement, effective immediately, by providing written
notice to the defaulting party.
8.6. Liquidated Dama�es.
Developer acknowledges and agrees that termination of this Agreement
due to an Event of Default by Developer will (i) harm the City's economic
development and redevelopment efforts on the Land and in the vicinity of the
Land; (ii) require unplanned and expensive additional administrative oversight
and involvement by the City; and (iii) be detrimental to the City's general
economic development programs, both in the eyes of the general public and by
other business entities and corporate relocation professionals, and Developer
agrees that the exact amounts of actual damages sustained by the City therefrom
will be difficult or impossible to ascertain. Therefore, upon termination of this
Agreement for any Event of Default, and as authorized by Section 312.205(b)(6)
of the Code, Developer shall pay the City, as liquidated damages, all taxes that
were abated in accordance with this Agreement for each year in which an Event
of Default existed and which otherwise would have been paid to the City in the
absence of this Agreement. The City and Developer agree that this amount is a
reasonable approximation of actual damages that the City will incur as a result of
an uncured Event of Default and that this Section 8.6 is intended to provide the
City with compensation for actual damages and is not a penalty. This amount
may be recovered by the City through adjustments made to Developer's ad
valorem property tax appraisal by the appraisal district that has jurisdiction over
the Land and over any taxable tangible personal property located thereon.
Otherwise, this amount shall be due, owing and paid to the City within sixty (60)
days following the effective date of termination of this Agreement. In the event
that all or any portion of this amount is not paid to the City within sixty (60) days
following the effective date of termination of this Agreement, Developer shall
also be liable for all penalties and interest on any outstanding amount at the
statutory rate for delinquent taxes, as determined by the Code at the time of the
payment of such penalties and interest (currently, Section 33.01 of the Code).
9. INDEPENDENT CONTRACTOR.
It is expressly understood and agreed that Developer shall operate as an
independent contractor in each and every respect hereunder and not as an agent,
representative or employee of the City. Developer shall have the exclusive right to
control all details and day-to-day operations relative to the Land and any improvements
Page 20
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
thereon and shall be solely responsible for the acts and omissions of its officers, agents,
seivants, employees, contractors, subcontractors, licensees and invitees. Developer
acknowledges that the doctrine of respondeat superior will not apply as between the City
and Developer, its officers, agents, servants, employees, contractors, subcontractors,
licensees, and invitees. Developer further agrees that nothing in this Agreement will be
construed as the creation of a partnership or joint enterprise between the City and
Developer.
10. INDEMNIFICATION.
DEVELOPER, AT NO COST TO THE CITY, AGREES TO DEFEND,
INDEMNIFYAND HOLD THE CITY, ITS OFFICERS, AGENTS SERVANTS AND
EMPLOYEES, HARMLESS AGAINST ANY AND ALL CLAIMS, LAWSUITS,
ACTIONS, COSTS AND EXPENSES OF ANY KIND, INCLUDING, BUT NOT
LIMITED TO, THOSE FOR PROPERTY DAMAGE OR LOSS (INCLUDING
ALLEGED DAMAGE OR LOSS TO DEVELOPER'S BUSINESS AND ANY
RESULTING LOST PROFITS) AND/OR PERSONAL INJURY, INCL UDING
DEATH, THAT MAY RELATE TO, ARISE OIIT OF OR BE OCCASIONED BY (i)
DEVELOPER'S BREACH OF ANY OF THE TERMS OR PROVISIONS OF THIS
AGREEMENT OR (ii) ANY NEGLIGENT ACT OR OMISSION OR INTENTIONAL
MISCONDUCT OF DEVELOPER, ITS OFFICERS, AGENTS, ASSOCIATES,
EMPLOYEES, CONTRACTORS (OTHER THAN THE CITY) OR
SUBCONTRACTORS, RELATED TD THE DEVELOPMENT; THE LAND AND
ANY OPERATIONS AND ACTIVITIES THEREON; OR THE PERFORMANCE OR
NON-PERFORMANCE OF THIS AGREEMENT OTHERWISE. THIS SECTION
SHALL SURVIVE ANY TERMINATION OR EXPIRATION OF THIS
AGREEMENT.
11. NOTICES.
All written notices called for or required by this Agreement shall be addressed to
the following, or such other party or address as either party designates in writing, by
certified mail, postage prepaid, or by hand delivery:
City:
City of Fort Worth
Attn: City Manager
1000 Throckmorton
Fort Worth, TX 76102
witli copies to:
the City Attorney and
Developer:
Elan West 7th, L.I
Attn: <=: ���
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l�r� v ,'ri C': �i
7 SZ� � �
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Page 21
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
Housing/Economic Development Dept.
Director at the same address
12. EFFECT OF SALE OF LAND AND/OR DEVELOPMENT; ASSIGNMENT
AND SUCCESSORS.
Developer may assign this Agreement and all or any of the benefits provided
hereunder to an Affiliate that owns or takes title to the Land only if (i) prior to or
contemporaneously with the effectiveness of such assignment, Developer provides the
City with written notice of such assignment, which notice shall include the name of the
Affiliate and a contact name, address and telephone number for the Affiliate, and (ii) the
Affiliate agrees in writing to assume all terms and conditions of Developer under this
Agreement. Developer may also assign its rights and obligations under this Agreement to
a financial institution or other lender for purposes of granting a security interest in this
Agreement, provided that such iinancial institution or other lender first executes a written
agreement with the City governing the mutually agreeable rights and obligations of the
City, Developer, and the financial institution or other lender with respect to such security
interest and with the express understanding that such lender will not have the right to
assign, transfer or otherwise convey this Agreement to another party without the prior
consent of the City Council and full compliance with the assignment requirements of this
Section 12. Otherwise, Developer may not assign, transfer or otherwise convey any of its
rights or obligations under this Agreement to any other person or entity without the prior
consent of the City Council, which consent shall not be unreasonably withheld, conditioned
on (i) the proposed assignee or successor agrees to take title to the Land; (ii) the prior
approval of the assignee or successor and a finding by the City Council that the proposed
assignee or successor is financially capable of ineeting the terms and conditions of this
Agreement; and (iii) prior execution by the proposed assignee or successor of a written
agreement with the City under which the proposed assignee or successor agrees to assume
and be bound by all covenants and obligations of Developer under this Agreement. Any
attempted assignment without the City Council's prior consent shall constitute an Event of
Default under this Agreement. Any lawful assignee or successor in interest of Developer
of all rights under this Agreement shall be deemed "Developer" for all purposes under this
Agreement.
13. COMPLIANCE WITH LAWS, ORDINANCES, RULES AND
REGULATIONS.
This Agreement will be subject to all applicable Legal Requirements.
14. GOVERNMENTAL POWERS.
It is understood that by execution of this Agreement, the City does not waive or
surrender any of it governmental powers or immunities.
Page 22
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
15. SEVERABILITY.
If any provision of this Agreement is held to be invalid, illegal or unenforceable,
the validity, legality and enforceability of the remaining provisions shall not in any way
be affected or impaired.
16. NO WAIVER.
The failure of either party to insist upon the performance of any term or provision
of this Agreement or to exercise any right granted hereunder shall not constitute a waiver
of that party's right to insist upon appropriate performance or to assert any such right on
any future occasion.
17. VENUE AND JURISDICTION.
If any action, whether real or asserted, at law or in equity, arises on the basis of
any provision of this Agreement, venue for such action shall lie in state courts located in
Tarrant County, Texas or the United States District Court for the Northern District of
Texas — Fort Worth Division. This Agreement shall be construed in accordance with the
laws of the State of Texas.
18. NO THIRD PARTY RIGHTS.
The provisions and conditions of this Agreement are solely for the benefit of the
City and Developer, and any lawful assign or successor of Developer, and are not
intended to create any rights, contractual or otherwise, to any other person or entity.
19. INTERPRETATION.
In the event of any dispute over the meaning or application of any provision of
this Agreement, this Agreement shall be interpreted fairly and reasonably, and neither
more strongly for or against any party, regardless of the actual drafter of this Agreement.
In the event of any conflict between the body of this Agreement and the Application, the
body of this Agreement shall control.
20. CAPTIONS.
Captions and headings used in this Agreement are for reference purposes only and
shall not be deemed a part of this Agreement.
Page 23
Tax Abatement Agreement between
City of Fort Worth and Etan West 7th, L.P.
21. ENTIRETY OF AGREEMENT.
This Agreement, including any exhibits attached hereto and any documents
incorporated herein by reference, contains the entire understanding and agreement
between the City and Developer, and any lawful assign and successor of Developer, as to
the matters contained herein. Any prior or contemporaneous oral or written agreement is
hereby declared null and void to the extent in conflict with any provision of this
Agreement. Notwithstanding anything to the contrary herein, this Agreement shall not be
amended unless executed in writing by both parties and approved by the City Council of
the City in an open meeting held in accordance with Chapter 551 of the Texas
Government Code.
22. COUNTERPARTS.
This Agreement may be executed in multiple counterparts, each of which shall be
considered an original, but all of which shall constitute one instrument.
23. BONDHOLDER RIGHTS.
The Development will not be financed by tax increment bonds. This Agreement
is subject to the rights of holders of outstanding bonds of the City.
24. CONFLICTS OF INTEREST.
Neither the Land nor any improvements thereon are owned or leased by any
member of the City Council, any member of the City Plan or Zoning Commission or any
member of the governing body of any taxing unit with jurisdiction in the Zone.
25. LETTERS CERTIFYING NO DEFAULT.
At the request of Developer in connection with a bona fide business purpose, the
City agrees to issue a certificate stating whether this Agreement is in full force and effect
and whether an event of default exists at such time. Such certificate shall be issued
within a reasonable time following Developer's request and shall not constitute a waiver
of any party's rights under this Agreement.
EXECUTED as of the last date indicated below:
[SIGNATURES IMMEDIATELY FOLLOW ON NEXT TWO (2) PAGES]
Page 24
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
CITY OF FORT WORTH:
$y; � ay. stp ��
Fernando Costa
Assistant City Manager
Date: $/z7�3 �
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APPROVED AS TO FORM AND LEGALITY:
By: ��� �o ��
Peter Vaky
Deputy City Attorney
M&C: C-26348 07-16-13
STATE OF TEXAS
COUNTY OF TARRANT
�
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�' �'
���
BEFORE ME, the undersigned authority, on this day personally appeared
Fernando Costa, Assistant City Manager of the CITY OF FORT WORTH, a municipal
corporation organized under the laws of the State of Texas, known to me to be the person
and officer whose name is subscribed to the foregoing instrument, and acknowledged to me
that the same was the act of the CITY OF FORT WORTH, that he was duly authorized to
perform the same by appropriate resolution of the City Council of the City of Fort Worth
and that he executed the same as the act of the CITY OF FORT WORTH for the
purposes and consideration therein expressed and in the capacity therein stated.
GIVEDd UNDER MY HAND AND SEAL OF OFFICE this
2013.
r7otary Public in and for
the State of Texas
Notary's Printed Name
__ = �_--------_
. —_ __ �� �.; �r�:.a DANiELS
;tary public, State of Texos
My Comm+ssion Expires
July 10, 2017 _
�day of
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Page 25
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
ELAN WEST 7TH, L.P.,
a Delaware limited partnership:
By: Elan West 7th General Partner GP, L.L.C.,
a Delaware limited liability company:
By:
Name: 1� < � � �"�-C,7 � ,i�� i�' % ':.
Title: �/ � � � �/'P S, C� ��� `1`
Date: � . Z 3 • / 3
STATE OF ' ��j` ' §
COUNTY OF`� ��'� �'` � �� §
BEFORE ME, the undersigned authority, on this day personally appeared
� +% �.�"f�� � _ ��-� � ��� ���� � � � � • ' of Elan West 7th General
, �
Partner GP, L.L.C. , general partner of ELAN WEST 7TH, L.P., known to me to be the
person whose name is subscribed to the foregoing instrument, and acknowledged to me that
s/he executed the same for the puiposes and consideration therein expressed, in the capacity
therein stated and as the act and deed of ELAN WEST 7TH, L.P..
GIVEN
��>'
Notary P
the State
UNDER MY �IAND AND SEAL OF OFFICE this
day of � _ ,. ,_��� � , 2013.
�,
;'' __ _ i:
1.ti.1_� (. l: f.; ��_%st: i-„�'%( _
., �_
and for
Notary's Printed Name
;�g�"'" °°8��: JOYCELYN S. ARMSTRONG
�`1 � F :
`_*� �*= MY COMMISSION EXPIRES
�'".�s,Q�; E+'"' March 31, 2017
Page 26
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
EXHIBITS
"A" — Description and Map Depicting the Land
"B" — Description and Depiction of Development
"C" — Developer's Tax Abatement Application
"D" — Map of Central City
Tax Abatement Agreement between
City of Fort Worth and Elan West 7th, L.P.
EXHIBIT "A"
LEGAL DESCRIPTION OF THE LAND
TRACT 1
Being all of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 13, 14, 15, and 16 in Block 17 of Linwood Addition, an
Addition to the City of Fort Worth, Tarrant County, Texas, according to the plat thereof recorded in
Volume 388-8, Page 181, Plat Records, Tarrant County, Texas, and being all of Lot 11 R in Block 17 of
Linwood Addition, an Addition to the City of Fort Worth, Tarrant County, Texas, according to the plat
thereof recorded in Cabinet B, Slide 3352, Plat Records, Tarrant County, Texas, and being the same
tracts of land conveyed to James T. Ayres, by deeds recorded in Instrument Nos. D205321976,
D206009786, D206026252, Volume 9288, Page 2042 and Volume 9756, Page 362, Deed Records,
Tarrant County, Texas, and being part of tracts of land conveyed to Economy Apartments, LLC, by
deed recorded in Instrument No. D211126041, Deed Records, Tarrant County, Texas, and being more
particularly described as follows:
BEGINNING at a 1/2 inch iron rod found for corner, said corner being in the intersection of the East line
of Foch Street (50 foot right-of-way) and the South line of Azalea Avenue (variable width right-of-way);
THENCE South 58 degrees 40 minutes 00 seconds East along the South line of said Azalea Avenue, a
distance of 155.24 feet to a 1/2 inch iron rod found for corner, said corner lying in a tangent curve to the
left, having a radius of 800.00 feet, a delta of 31 degrees 20 minutes 00 seconds and a chord bearing
and distance that bears South 74 degrees 20 minutes 00 seconds East, 432.07 feet;
THENCE continuing along the South line of said Azalea Avenue and along the said curve to the left, an
arc length of 437.50 feet to a 1/2 inch iron rod found for corner;
THENCE East, continuing along the South line of said Azalea Avenue, a distance of 2.93 feet to a 1/2
inch iron rod found for corner, said corner lying in the intersection of the South line of said Azalea
Avenue and the West line of Carroll Street (variable width right-of-way);
THENCE South, along the West line of said Carroll Street, a distance of 110.23 feet to a 1/2 inch iron
rod found for corner, said corner being the Northeast corner of Block 20 City of Fort Worth Park;
THENCE West, along the North line of said Block 20, a distance of 243.00 feet to a 1/2 inch iron rod
found for corner, said corner being the Northwest corner of said Block 20;
THENCE South, along the West line of said Block 20, a distance of 110.00 feet to a 1/2 inch iron rod
found for corner, said corner lying in the North line of Mercedes Avenue (50 foot right-of-way);
THENCE West, along the North line of said Mercedes Avenue, a distance of 5.00 feet to a 1/2 inch iron
rod found for corner, said corner lying in a tangent curve to the right, having a radius of 550.00 feet, a
delta of 23 degrees 09 minutes 58 seconds and a chord bearing and distance that bears North 78
degrees 25 minutes 00 seconds West, 220.87 feet;
THENCE along the North line of said Mercedes Avenue and along the said curve to the right, an arc
length of 222.38 feet to a 1/2 inch iron rod found for corner;
THENCE North 66 degrees 50 minutes 00 seconds West, continuing along the North line of said
Mercedes Avenue, a distance of 36.01 feet to a 1/2 inch iron rod found for corner, said corner lying in a
tangent curve to the left, having a radius of 750.00 feet, a delta of 16 degrees 14 minutes 37 seconds
Page 1 of 3
and a chord bearing and distance that bears North 74 degrees 57 minutes 19 seconds West, 211.92
feet;
THENCE continuing along the North line of said Mercedes Avenue and along the said curve to the left,
an arc length of 212.63 feet to a 1/2 inch iron rod found for corner, said corner lying in the intersection
of East line of said Foch Street and the North line of said Mercedes Avenue, and lying in a nontangent
curve to the right, having a radius of 800.00 feet, a delta of 11 degrees 13 minutes 47 seconds and a
chord bearing and distance that bears North 24 degrees 28 minutes 07 seconds East, 156.54 feet;
THENCE along the East line of said Foch Street and along said curve to the right, an arc length of
156.80 feet to an "X" found in concrete for corner;
THENCE North 30 degrees 05 minutes 00 seconds East along the East line of said Foch Street, a
distance of 89.01 feet to a 1/2 inch iron rod found for corner, said corner being in a tangent curve to the
left, having a radius of 650.00 feet, a delta of 08 degrees 17 minutes 58 seconds and a chord bearing
and distance that bears North 25 degrees 55 minutes 36 seconds East, 94.07 feet;
THENCE continuing along the East line of said Foch Street and along said curve to the left, an arc
length of 94.15 feet to the POINT OF BEGINNING and containing 148,573 square feet or 3.41 acres of
land.
TRACT 2
Being all of Lots 1, 2, 3, 4, 5, 6, 23, 24 and part of Lot 22 in Block 16 of Linwood Addition, an Addition to
the City of Fort Worth, Tarrant County, Texas, according to the plat thereof recorded in Volume 388-B,
Page 181, Plat Records, Tarrant County, Texas, and being the same tract of land conveyed to James
T. Ayres, by deed recorded in Instrument No. D202119337, Deed Records, Tarrant County, Texas, and
being the same tracts of land conveyed to James T. Ayres, by Deeds recorded in Volume 10311, Page
1442 and Page 1454, Deed Records, Tarrant County, Texas, and being part of tracts of land conveyed
to Economy Apartments, L�C, by deed recorded in Instrument No. D211126041, Deed Records,
Tarrant County, Texas, and being more particularly described as follows:
BEGINNING at a 1/2 inch iron rod found for corner, said corner lying in the intersection of the East line
of Foch Street (50 foot right-of-way) and the South line of Mercedes Avenue (50 foot right-of-way);
THENCE South 82 degrees 29 minutes 59 seconds East, along the South line of said Mercedes
Avenue, a distance of 15.95 feet to a 1/2 inch iron rod found for corner, said corner being in a
nontangent curve to the right, having a radius of 700.00 feet, a delta of 16 degrees 22 minutes 13
seconds and a chord bearing and distance that bears South 74 degrees 18 minutes 52 seconds East,
199.32 feet;
THENCE along the South line of said Mercedes Avenue and along said curve to the right, an arc length
of 200.00 feet to a 1/2 inch iron rod found for corner;
THENCE South 66 degrees 56 minutes 38 seconds East, continuing along the South line of said
Mercedes Avenue, a distance of 27.41 feet to a 1/2 inch iron rod found for corner, said corner being in
a nontangent curve to the left, having a radius of 600.00 feet, a delta of 15 degrees 31 minutes 38
seconds and a chord bearing and distance that bears South 74 degrees 35 minutes 49 seconds East,
162.10 feet;
THENCE continuing along the South line of said Mercedes Avenue and along said curve to the left, an
arc length of 162.60 feet to an "X" found in concrete for corner, said corner being the Northwest corner
of Lot 7 in said addition;
Page 2 of 3
THENCE South 07 degrees 39 minutes 00 seconds West, along the West line of said Lot 7, a distance
of 114.27 feet to a 1/2 inch iron rod found for corner, said corner lying in the North line of Lot 17 in said
addition;
THENCE North 80 degrees 44 minutes 00 seconds West, along the South lines of said Lots 3-6, a
distance of 249.37 feet to a 1/2 inch iron rod found for corner, said corner being the Northwest corner of
Lot 20 and the North corner of Lot 21 in said addition;
THENCE South 47 degrees 24 minutes 00 seconds West, along the Northwest line of said Lot 21, a
distance of 90.80 feet to a 3/4 inch iron rod found for corner;
THENCE North 82 degrees 25 minutes 00 seconds West, a distance of 7.00 feet to a 1/2 inch iron rod
found for corner;
THENCE South 05 degrees 59 minutes 00 seconds West, a distance of 85.89 feet to a 1/2 inch iron rod
found for corner, said corner lying in the North line of Merrimac Street (50 foot right-of-way), and being
in a nontangent curve to the right, having a radius of 750.00 feet, a delta of 06 degrees 35 minutes 06
seconds and a chord bearing and distance of North 79 degrees 17 minutes 23 seconds West, 86.15
feet;
THENCE along the North line of said Merrimac Street and along said curve to the right, an arc length of
86.20 feet to a 1/2 inch iron rod found for corner;
THENCE North 75 degrees 59 minutes 50 seconds West, along the North line of said Merrimac Street,
a distance of 9.29 feet to a 1/2 inch iron rod found for corner, said corner lying in the intersection of the
North line of said Merrimac Street, and the East line of said Foch Street;
THENCE North 07 degrees 35 minutes 00 seconds East, along the East line of said Foch Street, a
distance of 207.86 feet to an "X" found in concrete for corner, said corner being in a tangent curve to
the right, having a radius of 800.00 feet, a delta angle of 07 degrees 38 minutes 29 second, and a
chord bearing and distance that bears North 11 degrees 24 minutes 14 seconds East, 106.61 feet;
THENCE along said East line of said Foch Street and along said curve to the right, an arc length of
106.69 feet to the POINT OF BEGINNING and containing 73,805 square feet or 1.69 acres of land.
Page 3 of 3
FORT WORTH� Greystar GPII, LLC
Vicinity of Carroll Street and Merrimac Street
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Cop}�right?013 City oF Fort Worth. Unaull�orized reproduction is a violation of applicable Inws. This product is for inFonnational purposes and may not have been prepared
for or be suitable for legal, engineering, or sim�eying purposes. It does not represent an on-the-ground stm�ey and represents only the appro�imale relative location of property
boundaries. The City of Port Worth assumes no responsibility for the �ccuracy of said data.
EXHIBIT "B" Description and Depiction of Development
Acr•e/Location
Otivner / Developer
Architect
Conzmunity
Features/Arnerrities
Project Star�t
P�•ojects Completion
Pr•ojected Developmefat Costs
5.10 within the 7th Street Corridor on Carroll at Mercedes
ELAN WEST 7TH, L.P. - Developed by Greystar Development
and Construction
Meeks & Partners, Houston, TX
The multifamily residential community will consist of at least
374 urban units built in four buildings of three and fotu•-stories.
One and two bedt•oom flats and two bedroom townhouses are
being built. Unit Mix and rental rate breakdowns are contained
on attached tax abatement application.
A key element to the community is the Fiist Flight Park open to
residents and the public to provide shaded open space as well as
storm water detention capacity. Tree lined streetscapes surround
the site and provide pedestrian connections to nearby retail.
Structured parking in a garage containing at least 498 spaces
with additional protected on-street parking as permitted. Any
parking created around the development will be available for
public use and provide on-st�•eet parking for visitors to the area.
Resoi�t style pool, outdoor resident dining area, fitness center,
business center, cyber cafe and resident security system are all
included in the project.
Residences will feature 42-inch kitchen cabinetry, granite
countertops, ceramic tile foyer flooring and contemporary
carpeting; all part of the finishes.
Flool• plans include nine-foot ceilings, walk-in closets, fuil size
washer/diyers, and Energy Star appliances.
July 2013
January 2015
At least $35,000,000 exclusive of land acquisition
133t115 7102ltN'J
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EXHIBIT "C" Tax Abatement Application
Incentive Ap�lication
Date: March 28, 2013
1. COMPANY INFORMATION
Company Name: Greystar GP II, LLC
Company Address: 600 E. Las Colinas Blvd., Suite 2100
City: Irving p State: TX Zip
Contact Person: Laird Sparks Title/Position: Vice President
75039
Telephone Number: 469-417-6507
Mobile Telephone Number: 817-917-7042
Fax Number: 972-444-2112
E-Mail Address: Isparks@greystar.com
Company Ownership (check one): � Public Traded Stock �✓ Privately Held
Form of Business (choose one): Corporation
How long has the company been in operation (Years)? 20
Describe the company's principal business (attach additional sheets as necessary}:
See Attached
(Attach Greystar Marketing Sheets for various services.)
2. PROJECT INFORMATION
For real estate projects, please include below the project concept, project benefits and how the project relates to existing
community plans. A real estate project is one thaf involves fhe construction or renovation of real property that wiN be either for
/ease or for sale. Any incentives given by the City should be considered only "gap" financing and shouid not be considered a
substitute for debt and equity.
However, the City is under no obligation to provide gap financing just because a gap exists. In order for a property
owner/developer to be eligible fo receive incentives and/or tax abatement for a project, the properfy owner/developer:
A. Must complete and submit this application and the application fee to the City:
B. Owner/developer or owner/developer's principals must not be delinquent in paying property taxes
for any property owned in Fort Worth;
C. Owner/developer or owner/developer's principals must not have ever been subject to the City of
Forf Worth's Building Standards Commission's Review,�
D. Owner/developer or owner/developer`s principals must not have any City of Fort Worth liens files
against any other property owned by the applicant property owner/developer. "Liens" including, but not
limited to, weed liens, demolition liens, board-up/open structure liens and paving liens.
For business expansions projects, piease include below services provided or products manufactured, major customers and
locations, etc. For business expansion project involving the purchase and/or construction of real estate, please answer all
that apply.
Type of Project (choose one): Residential
Describe the company's plans for expanding or locating in Fort Worth ( attach additional sheets as necessary):
Greystar currently owns or manages six residentiai developments within the city of Fort Worth. their current focus is the
creation of additional residential developments of high quality located within the central city. Greystar manages 200,000 units
nationwide located in 700 communities. They are historically the nation's largest manager of multifamily projects and often
the large multifamily developer in the nation. Headquartered in Charleston, South Carolina, their regional ofFice is located in
Dallas.
Page 2 of 5
Describ� the specific operations to be performed at the proposed Fort Worth facility (attach additional sheets as necessary):
Greystar wili create an attached residential development to support the adjacent retail, office, and mixed-use developments
within the West 7th Street Urban Village. The addition of residential dwellings within the Linwood neighborhood was
identified in the 2011 study by the Mayor's Institute on City Design. This project fulfilis a number of the recommendations for
the West 7th Village including greater pedestrian connectivity, the establishment of public green space, and additional
residential development supporting the existing commercial developments within the urban village.
Area (Square Feet) Requirements:
(a) Office
(b) Manufacturing
(c) Warehouse
(d) Showroom/Retail
(e) Other
491,502
TotalArea(a+b+c+d+e): 491,502 SF
Is the company expanding its existing local operations or relocating its operations from somewhere else to our area?
� Expansion
❑ Relocation If relocation, where is the company currently located?
Does the company plan to lease or own the facility in Fort Worth? ❑ Lease 0✓ Own
If the company is planning to lease space in Fort Worth, what is the lease term?
Will the facility be built or does the facility already exist? �✓ New ❑ Existing
If the company is occupying an existing facility, what is the address?
If the company is constructing a new facility, what is the approximate location or address of the site?
Carroll Street @ Mercedes
If the company is constructing a new facility, what is the anticipated date for commencement of construction? Jun 2013
Anticipated date for company to move into the facility: Jan 2015
Development re�uests that will be soy.ght for the project (select all that applv):
✓� Replat
❑ Rezoning
❑ Variances
Current Zoning: PD-UR
If yes, please describe:
❑ Downtown Design Review Board
❑ Landmark Commission
Real Estate Development
Requested Zoning:
1. Current Assessed Valuation of: Land $ 343,878 Improvements $ 546,783
Total Size of Project: 491,502 SF
Total Capital Investment: $ 50,596,942
Hard Construction Costs: $ 41,146,942
2. For mixed-use projects, please list square footage for each use:
Page 3 of 5
Persona�l Property and Inventory
� 1. Personal Property
Cost of equipment, machinery, furnishing, etc.: $ 600,000.00 ❑ Lease �✓ Purchase
2. Inventory and Supplies
Value of Inventory: $ N/A
Value of Supplies: $
Percent of inventory eligible for Freeport Exemption (inventory, exported from Texas within 175 days)
3, EMPLOYMENT AND JOB CREATION
From Development
1. How many persons are currently employed? 34
2. What percent of current employees above are Fort Worth residents?60 %
3. What percent of current employees above are Central City residents? 20 o�o
4. Please complete the following table for new jobs to be created from direct hire by applicant.
* If any employees will be transferring, please describe from where they will be transferring.
%
Please attach a description of the jobs to be created, tasks to be performed for each and wage rate for each
classification.
5. Does the company provide the following benefits: �✓ Retirement 0✓ Health ❑✓ Dental � Domestic Partner
6. Average wage paid to employees to be located at Fort Worth facility: $ 38,272.5
4 INCENTIVES REQUEST
Incentive(s) Requested: � Tax Abatement ❑ Chapter 380 Economic Development Program Grant
Do you intend to pursue abatement of County taxes? ❑ Yes 0✓ No
What level of abatement will you request: Years? 10
5. LOCAL COMMITM�NTS
Percentage?100 %
During Construction
What percent of the construction costs described under Real Estate Development will be committed to:
Fort Worth businesses? 30 %
Fort Worth Certified Minority and Women Business Enterprises? 25
%
Page 4 of 5
For Annual Su�plv and Service Needs
Regarding discretionary su I and service expenses (i.e landscaping, office or manufacturing supplies, janitorial services, etc.):
1. What is the annual amount of discretionary supply and service expenses? $ 70,000
2. What percentage will be committed to Fort Worth businesses?30 %
3. What percentage will be committed to Fort Worth Certified Minority and Women Business Enterprises? 25 %
DISCLOSURES
Is any person or firm receiving any form of compensation, commission or other monetary benefit based on the level
of incentive obtained by the appiicant from the City of Fort Worth? lf yes, please explain and/or attach detaiis.
�
These documents must be submitted with the application, otherwise the application will be deemed incomplete and will not be
reviewed:
a.) Attach a site plan of the project.
b.) Explain why incentives are necessary for the success of this project. Include a business pro-forma or other
documentation to substantiate your request.
c.) Describe any environmental impacts associated with this project.
d.) Describe the infrastructure improvements (water, sewer, streets, etc.) that will be constructed as part of this
project.
e.) Describe any direct benefits to the City of Fort Worth as a resuit of this project.
f.) Attach a legal description or surveyor's certified metes and bounds description.
g.) Attach a copy of the most recent property tax statement from the appropriate appraisal district for all parcels
involved in the project.
h.) Attach a description of the jobs to be created (technician, engineer, manager, etc.), tasks to be performed for
each, and wage rate for each classification.
i.) Attach a brief description of the empioyee benefit package(s) offered (i.e. health insurance, retirement, public
transportation assistance, day care provisions, etc.) inciuding portion paid by employee and employer
respectively.
j.) Attach a plan for the utilization of Fort Worth Certified M/WBE companies.
k.) Attach a listing of the appiicant's Board of Director's, if applicable.
I.) Attach a copy of Incorporation Papers noting all principals, partners, and agents and all Fort Worth properties
owned by each. .
The compan;� is respansibie fo� paying �5,00(7 as an applicatbn ;e�. 1# the ap�iic�tion is withdra�F�jn befare the prr�jeci i�
presented to City Counci! in Executiue Session, the fee is re�un�e�. Up�n presen�afian ta Ciil Councii in �p�n Session,
�2,OG0 is nan-refundabie and is applied to offset costs incurret3 by the Ho�sing anci Ecor�omic pevelop����nt Department.
Upon approvaf by City Cotancil, fhe balanc� af �3,OOCi can bi credited tow�rc9s re�uirecl buildiny �ern�its, i�sp�ctions #e�4:
repl�tting fees, and otli�r ccsts of doing business v�,itl7 the City refa#ed to the developmen�. Any unused crediti balanc� upon
compietion o# the project will be refunded upon requesf fram the com�ar�y.
On behalf of the applicant, I certify the information contained in this application, including all attachments to be true and
correct. I further certify that, on behalf of the applicant, I have read the current Incentive Policy and all other pertinent City of
Fort Worth policies and I agree with the guidelines and criteria state therein.
Printed Na
Signature:
Title: Vice President
Date: �' � � • 1 �
Page 5 of 5
INCENTNE APPLICATION ATTACHMENTS
a) Site Plan of the Project
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CARROLL STREET RESIDENTIAL — GREYSTAR DEVELOPMENT
PROJECT SUMMARY
Ac��eage /Location 5.10 Acres Located within the 7t�' Street Coiridor on
Canoll at Mercedes
Oia�ner / Develope��
A��cl�itect
Cof�zmunity
Greystar GP II, LLC — Developed by Greystar
Development & Constructioll
Meeks & Partners, Houston, TX
The residential conununity will consist of at least
368 urban units built in four buildings of three and
four-stories. One and two bedroom flats and two
bedrooin townhouses are being built. Uiut Mia and
rental rate breakdowns are contained on an attached
spreadsheet.
Featu�°es /Anzenities
A key element to the conmzunity is the adopted
First Flight Park open to residents and the public to
provide shaded open space as well as storm water
detention capacity. Treelined streetscapes surround
the site and provide pedestrian connections to
nearby retail. On street spaces and a 500 space
garage provides parking to residents and visitors.
Resort style pool, outdoor resident diiung area,
fitness center, busiiless center, cyber cafe and
resident security system are all included ill the
project
Residences will feature 42-inch kitchen cabinetry,
granite countertops, ceramic tile foyer flooring and
contemporary cazpeting ... all part of the finishes.
Floor plans lliclude nine-foot ceilings, walk-in
closets, full size washer/dryers, and Energy Star
appliances.
P�•oject Star•t
Pt•ojects Coia7pletion
P��ojected Developf�7ent Costs
June, 2013
January, 2015
$50,596,942
b) Explain why incentives are necessary for the success of this project. include pro-forma.
The development of the Carroll Street attached residential project requires significant costs for
city infrastructure updates and upgrades including increased water line capacity, sanitary sewer,
enlarged system and storm water retention. In addition abating environmental concerns including
asbestos and other materials are required in advance of demolition of the post World War II
substandard residential units on the site. The site is also traversed by a 50' raw water line
easement triangulating the site and making planning difFicult. It is a major impediment to
development and requires extraordinary costs. The design plan works around the non-movabie
water line which feeds the Holly Water Treatment Plant with its main source of raw water. The
urban plan requires a newly created street to accommodate the existing water line location. The
reconfiguring of the street grid necessitated cooperation with adjacent property owners to re-
estabiish connectivity. The relocation of Mercedes Street also required cooperation with
Feilowship Church resulting in the developer constructing a planned parking lot for the church
use. There is a potential to establish a joint parking agreement with the church which could help
mitigate a shortage of parking for nearby retaii and restaurant users.. For the project to be
financially feasible, an adequate level of density is needed to support the land cost and
development requirements to redevelop the 5.1 acres.
c) Describe any environmental impacts associated with this project.
The existing single family and duplex units were constructed in a period where the use of
asbestos containing materials was prevalent. The demolition of these units required the
abatement of asbestos and special handling of other materials potentially containing lead based
paint. The demolition of these structures adds additional cost burden to the development of the
project and requires the abandonment of existing city and franchise utilities throughout the
assemblage. This cost is not found on projects built on open suburban sites. Due to the street
grid and reconfiguration of urban blocks, management of storm water requires retention or
detention onsite and potential upgrading of out-fall capacity to serve the development. In addition
upgrades to sanitary and domestic water systems are needed.
d) Describe the infrastructure improvements (water, sewer, streets, etc.) that will be
constructed as part of this project.
The reconfiguration of the blocks into developable building sites require an upgrade of domestic
water, relocation and upsizing of sanitary sewer and reconstruction of Mercedes street to the
west as a private publicly accessible street aiding connectivity between the existing the Linwood
neighborhood and Montgomery Plaza. The Traffic Impact Analysis identified the need for
signalization at Mercedes. This new signalization gives the adjacent neighborhood the ability to
safely cross Carroll Street and will additionally include appropriate bus shelter for the
neighborhoods use. In addition, the blocks will be reconfigured with a tree lined streetscape
including planting strips, sidewalks and appropriate street furnishings.
e) Describe any direct benefits to the City of Fort Worth as a result of the project.
lncreasing the residential base of the urban village with a minimum of 368 units supports and
promotes the adjacent retail and office developments adding deposable income of higher
intensity and supports retail and office use while reducing the number of miles traveled (VMT)
and promoting a compact, walkable development within an established neighborhood. The sales
tax component of spending within the urban viilage generated by additional households within the
development directly accrues to the City of Fort Worth. There are currently Board of Adjustment
cases requesting variances that would allow for construction of residences on infill lots
surrounding this larger project.
The developers have requested approval from Parks and Community Services to direct its
required fees into improvements in the adjacent Jesse Sandoval Park providing a direct benefit to
the surrounding neighborhood. The proposed work would include enhanced entryways, signage
and a shelter pavilion to serve community activities. The developer is currently seeking approvai
from the Storm Water Division, Transportation and Public Works, Water and Parks and
Community Service to reuse the 26,000 sf open space currently owned by the City of Fort Worth
and establish First Flight Park as a neighborhood open green space. The ability to configure the
land on both sides of the existing raw water line into a park / plaza would afford capacity for storm
water retention and create a monument to the first powered flight in Fort Worth which occurred in
1991. Discussion is underway with the Fort Worth Air and Space Museum Foundation for
cooperation in the establishment of First Fiight Park. The development of the Carroll Street
residential project will act as a catalyst for nearby redevelopment and increase the property
values from the current roughly $900,000 to $50 million in constructed value.
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Construction Ac#ivity
Demolition/Remediation
Enviromenta) Cleanup
Utility & Street Reconstruction
Total Construction Costs
Total Hard Cost Construction Budget
Percent Labor @ 55%
Percent Material @ 45%
Total Labor & Materials
Multiplier @ 1.47x = Total Construction Economic Benefit
Construction Jobs Created
Materia) Sales Tax
Permanent Jobs
MANAGER
ASST. MANAGER
LEASING ASSOCIATE
LEASING ASSOCIATE
LEAD MAINTENANCE TECH
ASST MAWTENANCE TECH
MAKE READY
PORTER
8 Permanent Jobs
Multiplier 1.14x
Operational Expenses Annually
Total Annual Economic Benefit
$ 130,000
$ 100,000
$ 2, 246,100
$ 32,397,821
$ 34,873,921
$ 19,180, 657
$ 15,693,264
$ 34,873,921
$
51,264,664
$
�
$
$
$
$
$
$
$
$
$
$
$
$
1,395
697,478
90,396
55,696
43,740
43, 740
78, 440
48,843
40,095
33,315
434,265
495,062
2,182,000
2,616,000
Economic Benefit Analysis for 368 Attached Residential Units
5.1 Acre Site in Linwood Neighboehood
0?6 - CITS' OF FORT WORTH
220 - TARRqNT COUNTY
223 - TARItANr REC,IONAL WATER DIST.
224 - JPS HEALTH NETVdORK
�?� - TARRANT COUNTY COLLEGE
905 - FORT WORTH ISD
__ _ „„-
Propert�� Value: Improvements $gq6,�783,00
FrozenAmount: $546,783
Frozen Year: 2013
026 - CITY OF FORT UrpRTH
?ZO - TARRANT COUNTP
223 - TARRANT REGIONAL WATER DIST
224 - JPS HEALTH NETWO�
225 - TARRAN7 COtTNTy COLLEGE
905 - FORT WORTH ISD
Propert}� Value: Improvements $39,586,893.00
FrozenAmount: N/A
Frozen year: N/A
026 - CITY OF FORT WORTH
220 - Tt1RIZANT COUNTY
223 - TARRANT REGIONAL WATER DIST
224 - JPS HEALTH NETWORK
225 - TARRANT COUNTY COLLEGE
905 - FORT WORTH ISD
--- �•,� � QACs improvements
Cm•rent Taxes Land
City of Fort «'orth
Currenf Tazes Collected
Current Tases Impi•ovements
Current Taxes Land
PostDevelopment Value
Taxable Vaiue all Entities
Cin� of Fort Worth
Abatement Values
Taxes With Improvements
TB.l'25 j,and FrozenAmountBnseY'ear
TBXCS IIIl�I'OVQIpepTS - Frozen AmountBase]'exr
Total Tax Collected (io ]�ea,•s�
Infrastructure Improvement Cost
343,873
343,878
343,87g
343, 378
343,87g
343,878
546,783
546,78;
546,783
546, 783
546, 783
546,733
39,586,893
39,586,893
39,586,893
39,Sg6,g93
39,586,893
39.SRF R4:
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
343,578
343,87g
343,87g
343,87g
343,878
546,733
546,733
546,78;
546,783
546, 783
546.783
39,586,893
39,586,893
39,586,893
39,586,893
39,586,893
39,5�6_89�
890,661
546,783
343,87g
�
E9
39,586,893
101'ear Value
3,384,679
29,402
76,152
105,553
2,476,7 00
0.855
0.264
0.02
0.227397
0.14897
] .322
0.855
0.264
0.02
0.227397
0.14897
1322
o.sss
0.264
0.02
0.227397
0.I�1897
1.322
�
�
�
2,94a
907
68
783,
512.
4,546.
4,6�4.9�
1,443.5=
109.3f
1,24b.10
814._i4
7,228.47
338,467.94
104,509.40
7,917.38
90,217.34
�8,97?.59
523,338.73
2_i,27i.79
15,516.97
2,940.16
7,61_5.15
4,674.99
2,940. ] 6
�1,123,423.38
Annual �'81ue
338,467.94
2,940.16
341,408.10
FrozenAmount: N/A � �J4J'a ��'uu
Frozen Year: N/A
Infrastructure I#em" Quantity' 'IInit Cost Suli-T.ofa1 Tofal :
Streets ' „ _ $ 329,000
Streetscape $ 265,000
Trees 70 $ 1,OOU $ 70,000
Sidewalks 9,000 .5 5 $ 45,000
Lighting 30 $ �,000 $ 150,000
Sanitary Sewer � ���'�04
Storm Water (Detention) $ 400,000
Domestic Water Line Upgrade $ 50,000
Francluse Utility $ 200,000
Relocation � 1�O,OUO
Upgraded Service � �0,000
Site Development $ 230,000
Asbestos Remediation � 100,000
Structures Demolition 13 $ 130,000
Mercedes Street Signalization � ZOO,OOQ
Subtotal $ 2,251,000
Design Engineering 10`% $ 225,100
Total Cost . ; $ 2;476,100
f) Attach a legal description or surveyor's certified metes and bounds description.
EXI-IIBIT "A"
Le�al Descrintion
TRACT 1:
Block 17-Lega1
Being all of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 13, 14, 15, and 1G ui Block 17 of Linwood Addition,
an Addition to the City of Fort Worth, Tarrant County, Texas, according to the plat thereof
recorded in Volume 388-B, Page 181, Plat Records, Tarrant County, Texas, and being all of Lot
11R in Block 17 of Linwood Addition, an Addition to �the City of Fort Worth, Tarrant County,
Texas, according to the plat thereof recorded in Cabinet B, 51ide 3352, Plat Records, Tarrant
County, Texas, and being the same tracts of Iand conveyed to James T. Ayres, by deeds recorded
in Instrwnent Nos. D205321976, D206009786, D206026252,Volmne 9288, Page 2042 and
Volume 9756, Page 3b2, Deed Records, Tarrani County, Texas, and being part of tracts of land
conveyed to Economy Apartments, LLC, by deed recorded in Instrurnent No. D211126041,
Deed Records, Tairant County, Texas, and being more particularly described as follows:
BEGINNING at a 1/2 inch iron rod fouad for comer, said corner being in the intersection of the
�ast liue of Foch Street (50 foot right-o�l=wayj and the South line of Azalea Avenue (variable
width right-of-way);
THENCE South 58 degrees 40 miuuies 00 seconds East along the Souih line of said Azalea
Avenue, a distance of 155.24 feet to a ll2 inch iron rod found for corner, said corner lying in a
tangent c-��rve to the left, having a radius of 800.00 feet, a delta of 31 degrees 20 ininutes 00
seconds and a chord bearing and distance that bears South 74 degrees 20 minutes 00 seconds
�ast, 432.07 feet;
THENCE eontinuing along the South line of said Azalea Avenue and along the said curve to the
left, an arc length of 437.50 feet to a 1/2 inch iron rod found for carner;
TFi�CNCE East, continuin.g along the South line of said Azalea Avenue, a distance of 2.93 feet to
a lI2 inch iron rod found for carner, said corner lying in the intersection of the South line of said
Azalea Avenue and tlie West line of Carroll Street (variable wi.dth right-of-way);
THENC� South, along the West line of said Carroll Street, a distance of 110.23 feet to a 1/2 i.nch
iron rod foluid for conier, said co.rner being the Northeast corner of Block 20 City of'Fort Worth
Park;
THENC� West, along the North line of said Block 20, a distance of 243.00 feet to a 1/2 inch iron
rod found for corner, said corner being the Northwest corner of said Block 20;
THENCE South, alQng ihe West Iine of said Block 20, a distance of 110.00 feet to a 1/2 inch iron
rod found for carner, said corner lying in the North line of Mercedes Avet7ue (50 foot right-of-
way);
Exhibii A-Page 1
THENCE West, along the Nortb line of said Mercedes Avenue, a dist�nce of 5.00 feet to a 1/2
inch iron rod found for coriier, said corner lying in a tangent cu�ve to the right, having a radius of
550.00 feet, a delta of 23 degrees 09 u�inutes 58 seconds and a chord bearing and distance ihat
bears North 78 de�,nees 25 muiutes 00 seconds West, 220.87 feet;
THENCE along the North line of said Mercedes Avenue and along the said curve to the ri.ght, arl
arc length of 222.38 feet to a 1/2 inch iron rod found for corner;
THENCE North 66 degrees SQ minutes 00 seconds West, continuing along the North line of said
Mercedes Avenue, a distance of 36.01 feet to a 1/2 inch iron rod found for corner, said corner
lying in a tangent curve to the left, having a radius of 750.00 feet, a delta of 16 degrees 14
ininutes 37 seconds and a chord bearing and distance ihat bears North 74 degrees 57 minutes 19
seconds West, 211,92 feet;
THENCE continuing along the North line of said Mercedes Avenue and along the said curve to
the left, an arc length of 212.63 feet to a 1/2 inch iron rod found for corner, said comer lying in
the intersection of East line of said Foch Street and the North line of said Mercedes Avenue, and
lying in a nontangent curve to the right, having a radius of 800.00 feet, a delta of 11 degrees 13
minutes 47 seconds and a chord bearing and distance that bears North 24 degrees 28 minutes 07
seconds East, 156.54 feet;
THENCE along the East line of said Foch Street and along said curve to the right, an arc lena h
of 156.80 feet to an "X" found in concrete far corner;
THENCE North 30 degrees OS minutes 00 seconds East along the East line of said Foc�i Street, a
distance of 89.01 feet to a 1/2 inch iron rod found for corner, said corner being in a tangent curve
ta the Ieft, having a radius of 650.00 feet, a delta of 0$ degrees 17 nunutes 58 seconds a.nd a
chord bearuig and distance that bears North 25 degrees 55 m.inutes 36 seconds East, 94.07
feet;
THENCE continuing along the East line of said Fach Street and along said curve to the left, an
arc leng�h of 94.15 feet to the POINT OF BEGINNING and contaiuing 148,573 square feet vr
3.41 acres of land.
TRACT 2:
Block 16--Legal
Being all of Lots 1, 2, 3, 4, 5, 6, 23, 24 aud part of Lot 22 in Block 16 of Linwood Addition, an
Addition to the City of Fort Worth, Tarrant County, Texas, according to the plat thereof recorded
in Volunje 388-B, Page 181, Plat Records, Tarrani County, Texas, and being the satne tract of
land conveyed to James T. Ayres, by deed recorded in Instrument No. D202119337, Deed
Records, Tarrant County, Texas, and being the same tracts of land conveyed to James T. Ayres,
by Deeds recorded in Volume 1031 l, Page 1442 and Page 1454, Deed Records, Tarrant County,
Texas, and being part of iracts of land conveyed to Economy Apartnients, LLC, by deed
recorded in Instrutnent No. D211126041, Deed Records, Tarran.t County, Texas, and being
�nore particularly described as follows:
Exhibii A-Page 2
BEGINNING at a l/2 inch iron rod found for corner, said corner lying in the interseciion of the
East line of Foch Street (50 foot right-of-way) and the South line of Mercedes Avenue (50 foot
right-of-way);
THENCE South 82 degrees 29 minutes 59 seconds East, along the Souih line of said Mercedes
Avenue, a distance of 15.95 feet to a 1/2 inch iron rod found far coxzier, said corner bein.g in a
nontangent curve to the right, having a radius of 70Q.00 feet, a delta of 16 degrees 22 minutes 13
seconds and a chord bearing and distance that bears South 74 degrees 18 mi.nutes 52 seconds
East, 199.32 feet;
TFiENCE along the South Iine of said Mercedes Avenue and along said. curve to the right, an arc
length of 20Q.00 feet to a 1/2 inch iron rod foluld for corner;
THENCE South 66 degrees 56 minutes 38 seconds East, continuing along the South line of said
Mercedes Avenue, a distance of 27.41 feei to a 1/2 inch iron rod found for corner, said corner
being in a. nontangent ctuve to the left, having a radius of 600.00 feet, a delta of 15 degrees 3 l
minutes 38 seconds and a chord bearing and distance that bears South 74 degrees 35 minutes 49
seconds East, 162.10 feet;
THENCE continuing along the South line of said Mercedes Avenue and along said curve to the
left, an arc length of 162.60 feet to an "X" found in conerete for corner, said comer being the
Northwest corner of Lot 7 in said addition;
THENCE South 07 degrees 39 minutes 00 seconds West, along the West line of said Lot 7, a
distance of 114.27 feet to a 1/2 inch iron rod found for carner, said comer lying uz the North line
of Lot 17 in said addition;
THENCE North 80 degrees 44 minutes 00 seconds Wesf, along the South lines of said Lots 3-6,
a distance of 249.37 feet to a 1/2 inch iron rod found for corner, said carner being the Northwest
corner of Lot 20 and the North corner of Lot 21 in said addition,
THENCE South 47 degrees 24 minutes 00 seconds West, along the Northwesi line of said Lot
21, a distance of 90.80 feet to a 3/4 inch iron rod found for corner;
THENCE North 82 degrees 25 muiutes 00 seconds West, a distance of 7.00 feet to a 1/2 inch
iron rod found for corner;
TI�:ENCE South OS degrees 59 nunutes 00 seconds West, a distance of 85.89 feet to a 1/2 inch
iron rod fouzid for corner, said coriler lying in the North line of Merrimac Street (50 foot right-of-
way), and being in a nontangent curve to the right, having a radius of 750.00 feet, a delta of 06
degrees 35 nlinutes 06 seconds and a chord bearing at�d distatice of North 79 degrees 17 minutes
23 seconds West, 86.15 feet;
THENCE along the North line of said Menimac Street and along said curve to the right, an arc
Iength of 86.20 feet #o a 1/2 inch iron rod foimd for eorner;
THENCE North 75 degrees 59 minutes 50 seconds West, along the Norkh line of said Merrimac
Street, a distance of 9.29 feet to a 1/2 inch iron rod found for corner, said corner lying in the
Exhibit A-P age 3
intersection of the North line of said Merri�nac Street, and the East line of said Foch Street;
THENCE North 07 degrees 35 uunirtes 00 seconds East, along the East Iiue of said Foch Street,
a distance of 207.86 feet #o an "X" founci in concrete for corner, said corner being in a ta-ngent
curve to the right, havuig a radius of 800.00 feet, a delta angle of 07 degrees 38 nunutes 29
second, and a chord bearing and distance that bears North l 1 degrees 24 minutes 14 seconds
East, 106.61 feet;
TI-�ENCE aloiig said East line of said Foch Street and along said curve to the right, an arc length
of 106.69 foet to the POINT O�' BEGINNING aud containing 73,805 square feet or 1.69 aares of
l�u�d.
�ALLAS_115945634vt ��bit A-Page 4
46194-18 l 0/24/2012
g) Attach a copy of the most recent property tax statement from the appropriate appraisal
district for all parcels.
DATE: 02128/20'I 3
ACCOUNT: 00001603256
LEGAL: LINWOOD ADDI710N
BLK 16 LOT 9
OWNER: LINWOOD PARTNERS LLG
PARCEL ADDRESS: 0002741 MERCEDES AVE
CVCAA�TI(IIJC•
20'12 TAX STATEMENT
PIDN: 24060 16
ACRES: 0.1718
�
LAND VALUE APPRAISED VAL
7 500 7 500
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 7,500 0 7,500 0.855000 64.'13 0.00
TARRANT COUNTY 7,500 0 7,500 0.264000 '19.80 0.00
REG WATER DIST 7,500 0 7,500 0.020000 1.50 0.00
T C HOSPITAL 7,500 0 7,500 0.227897 '17.09 0.00
T C COLLEGE 7,500 0 7,500 0.148970 11.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 292.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603256 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
=^" AMOUNT DUE ON RECEIPT; ^^':
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 96'1018
FORT WORTH TX 76161-0018
00001603256 OQ00000000 0000000000 0000000000 0228201300000
20'12 TAX STATEMENT
�
DATE: 02/28/2D13
ACCOUNT: 00009603264
LEGAL: LINWOOD ADDITION
BLK 16 LOT 2
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002737 MERCEDES AVE
FXFMPTICINR•
PIDN: 24060 16 2
ACRES: 0.1626
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 V L 3B 100
TAXING ENT(TIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $10D CURRENTLY
FT WORTH CITY 38,100 0 38,100 0.855000 325.75 0.00
TARRANT COUNTY 38,100 0 38,�00 0.264000 100.58 0.00
REG WATEP. DIST 38,100 0 38,900 0.020000 7.62 0.00 '
T C HOSPITAL 38,100 0 38,100 0.227897 86.83 0.00
T C COLLEGE 38,100 0 38,100 0.'148970 56.76 0.00
FT WORTH ISD 38,100 0 38,100 1.322000 503.68 0.00
TotalTaxes 9,081.22 0.00
PRIOR YEARS
TOTAL AiNOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603264 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
r`^^ AMQUKT DUE ON RECEIPT ^^ '
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSES50R-COLLECTOR
PO BOX 96101 S
FORT WORTH TX 76161-0098
00001603264 0000000000 OQOOOOOOOQ 0000000000 0228201300000
DATE: OZ/28/2D'13
ACCOUNT: 000016D3272
LEGAL: LINWOOD ADDITION
8LK 16 LOT 3
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002733 MERCEDES AVE
EXEMPTIONS:
20'12 TAX S?'Al"EMEi�T
PIDN: 24060 16 3
ACRES: 0.1952
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 VAL 40 000
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES QUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 40,000 D 40,000 0.855000 342.00 0.00
TARRANT COUNTY 40,000 0 40,000 0.264000 105.60 0.00
REG WATER DIST 40,000 0 40,000 0.020000 $.00 0.00
T C HOSPITAL 40,000 0 40,000 0.227897 91.16 0.00
T C COLLEGE 40,000 0 40,000 0.�48970 59.59 0,00
FT WORTH ISD 40,000 0 40,000 1.322000 528.80 0.00
Totai Taxes 1,135. � 5 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603272 2012
LINWOOD PAR7NERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$O.OQ
^^ /�IMO.UNT DUE OI� RECEIPT ^^;
0.00
0.00
Make checks payable to:
RON WRIGHT, TAX-ASSESSOR-COLLECTOR
PO BOX 9610'18
FORT WORTH TX 76161-0018
00001603272 0000000000 0000000000 0000000000 0228201300000
20'�2 TAX STATEMEIVT
DATE: 42(28/2013
ACCOUNT: 00001603280
LEGAL: LINWOOD ADDIT�ON
BLK 16 1.0T 4
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0000000 MERCEDES AVE
FXFMPTIONSc
PIDN: 24060 16 4
ACRES: 02045
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 VAL 56 100
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CiTY 56,100 0 56,100 0.855000 479.65 O.Od
TARRANT COUNTY 56,100 0 56,100 0.264000 '148.10 0.00
REG WATER D1ST 56,100 0 56,100 0.020000 11.22 0.00
T C HOSPITAL 56,100 0 56,100 0,227897 127.85 0.00
T C COLLEGE 56,100 D 56,100 0.148970 83.57 0.00
FT WORTH ISD 56,100 0 56,100 1.322000 741.64 0.00
Total Taxes 1,592.03 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603280 2012
TOTAL AMOUNT DUE
$O.OQ
'^^ AMOUNT DUE ON RECEIPT _^'� _
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORi'H, TX 76109-5679
PO BOX 961018
FORT WORTH TX 76161-0018
00001603280 0000000000 OOQ0000000 0000000000 0228201300000
DATE: 02/28/2013
ACCOUNT: 00001603655
LEGAL: LINWOOD ADDITION
BLK 17 LOT 14
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002736 MERCEDES AVE
FXFMPTInNS�
2012 TAX STATEMENT
PIDN: 24060 17 14
ACRES: 0.1446
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 VAL 34 750
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 34,750 0 34,750 0.8550D0 297.11 0.00
TARRANT COUNTY 34,750 0 34,750 0.264000 91.74 0.00
REG WATER DIST 34,750 0 34,750 0.020000 6.95 0,00
T C HOSPITAL 34,750 0 34,750 0.227897 79.19 0.00
T C COLLEGE 34,750 0 34,750 0.148970 59 J7 0.00
FT WORTH ISD 34,750 0 34,750 1.322000 459.39 0.00
Total Taxes 986.15 0.00
PRIOR YEARS
TOTAL AMOUNT Dl1E
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603655 2012
UNWOOD PARTNERS LLG
31'13 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL. AMOUNT DUE
$0.00
"^^ AMQUNT DUE ON RECEIPT:^^ :
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-A55ES50R-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
OQ001603655 0000000000 0000000000 0000000000 Q228201300000
20'12 TAX STATEMENT
DATE: 02/28/20'13
ACCOUNT: 00041237595
LEGAL; LINWOOD ADDITION
BLK 17 LOT 11R
'41237595"
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002728 MERCEDES AVE
cYcnnonnnis• ucnn� nvnns
PIDN: 24060 17 11 R
ACRES: 0.3798
LAND VALUE IMPROVEMENT APPRAISED VAL
11 250 VAL 68 000
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 68,000 32,449 35,551 0.855000 303.96 0.00
TARRANT COUNTY 68,000 23,562 44,438 0.264000 117.32 0.00
REG WATER DIST 68,000 23,562 44,438 0.020000 8.89 0.00
T C HOSPITAL 68,000 23,562 44,438 0.227897 '101.27 0,00
T C COLLEGE 68,000 23,562 44,438 0.148970 66.20 0.00
FT WORTH ISD 68,000 19,712 48,288 1.322000 638.37 0.00
Total Taxes 1,236.01 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLIlDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLG
00041237595 2012
LINWOOD PARTNERS LLC
3193 S UNIVERS(TY DR STE 450
FORT WORTH, TX 76109-5679
HSoo� ovoo3 TOTAL AMOIJNT DUE
$0.00
'^^ ,�MOUNT DUE ON RECEIPT`_^^ :
0.00
0.00
Make checks payabie to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
0004�237595 0000000000 0000000000 0000000000 0228201300000
2012 TAX STATEM�NT
DATE: 02128/2D13
ACCOUNT: 00007603663
LEGAL: LINWOOD ADDITION
BLK 17 LOT 15
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0000359 FOCH ST
FYF�APTIC�NR•
PIDN: 24060 17 15
ACRES: 0.1835
LAND VALUE IMPROVEMENT APPRAISED VAL
7 50� V L 38 100
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 38,�00 0 38,�00 0.855000 325.75 0.00
TARRANT COUNTY 38,100 0 38,100 0.264000 100.58 0.00
REG WATER DIST 38,100 0 38,100 0.020000 7.62 0.00
T C HOSPITAL 38,100 0 38,100 0.227897 86,83 0.00
T C COLLEGE 38,100 0 38,100 0.148970 56.76 0.00
FT WORTN ISD 38,100 0 38,100 1.322000 503.68 0.00
Total Taxes 1,081.22 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INC� UDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603663 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR 5TE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
`"^ AMQUNT DUE ON RECEIPT ^"
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-OD18
00001603663 0000000000 0000000000 0000000000 0228201300000
20'12 TAX STATEi11iENi
DATE: 02/28/20'I 3
ACCOU NT: 0000160367')
LEGAL: LINWOOD ADDITION
BLK 17 LOT 16
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: OD00357 FOCH ST
cv�neorinnic•
PIDN: 24060 17 16
ACRES: 0.2291
LAND VALUE APPRAISED VAL
7 50D 7 500
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $1 �0 CURRENTLY
FT WORTH CITY 7,500 0 7,500 0.855000 64.13 0.00
TARRANT COUNTY 7,500 0 7,500 0.264000 19.80 0.00
REG WATER DIST 7,500 0 7,500 0.020000 1.50 0.00
T C HOSPITAL 7,500 0 7,500 0.227897 17.09 0.00
T C COLLEGE 7,500 0 7,500 0.148970 1'1.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 212.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603671 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 45D
FORT WORTH, TX 76'I09-5679
TOTAL AMOUNT DUE
$0.00
'�^ AMOUNT QUE ON RECEtPT ^^
0.00
0.0 0
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLEGTOR
PO BOX 961D18
FORT WORTH TX 76161-0018
0000�60367� 0000000000 0000000000 0000000000 0228201300000
z0'i2 TAX STATEMENT
DATE: 02/28/2013
ACCOUNT: 00001603574
LEGAL: LINWOOD ADDITION
BLK 17 LOT 6
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRE55: 0002709 AZALEA AVE
CVCI.AOTIlIAIC•
PIDN: 24060 17 6
ACRES: 0.2075
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 VAL 4 068
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VAWE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 41,068 0 41,068 0,855000 351.13 0.00
TARRANT COU NTY 41,068 0 41,068 0.264000 108.42 0.00
REG WATER DIST 41,068 0 41,068 0.020000 8.2� 0.00
T C HOSPITAL 41,068 0 41,068 0.227897 93.59 0.00
T C COLLEGE 41,068 0 41,068 0.�48970 69,18 0.00
FT WORTH ISD 41,068 0 41,068 1.322000 542.92 0.00
Total Taxes 1,165.45 0.00
PRIOR YEARS
TOTAL AM011NT DUE
iNCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603574 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
^^ AMQUNT DUE ON RECEIPT`"^;:
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76961-0018
00001603574 0000000000 0000000000 0000000000 02282Q1300000
20'12 TpJC STATEMENT
DATE: 02128/2013
ACCOUNT: 00001603582
LEGAL: LINWOOD ADDITION
BLK 17 LOT 7
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002705 AZALEA AVE
�vcnnonnnie•
PIDN: 24060 17 7
AGRES: 0.1842
LAND VALUE IMPROVEMENT APPRAISED VAL
500 VAL 3 000
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 37,000 0 37,000 0.855000 316.35 0.00
TARRANT COUNTY 37,000 0 37,000 0.264000 97.68 0.00
REG WATER D(ST 37,000 0 37,000 0.020000 7.40 0.00
T C HOSPITAL 37,000 0 37,000 0.227897 84.32 0.00
T C COLLEGE 37,000 0 37,000 0.148970 55.12 0.00
FT WORTH ISD 37,000 0 37,000 1.322000 489.�4 0,00
Total Taxes 1,050.01 0.00
PRIOR YEARS
TO7AL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603582 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY QR 5TE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
'^" AMOUNT DUE �N RECEIPT.""'
0.00
0.00
Make checks payabie to:
RON WRIGHT. TAX-A5SES50R-COLLECTOR
PO BOX 9610'18
FORT WORTH TX 76161-0018
0000�so35s2 00000000ao 0000000aoo 0000000aoo o22s2o�s0000a
2012 TA)C STATEMENT
DATE: 02/28/20� 3
ACCOUNT: 000016D3590
LEGAL: LINWOOD ADDITION
BLK 17 LOT 8
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002701 AZALEA AVE
EXEMPTIONS:
LAND VALUE APPRAISED VAL
TAXING ENTITIES
FT WORTH CITY
TARRANT COUNTY
REG WATER DIST
T C HOSPITAL
T C COLLEGE
FT WORTH 15D
APPRAISED VALUE
160,128
160, � 28
9 60,128
'160,128
� 60,128
160.128
EXEMPTION
AMOUNT
0
0
0
0
0
0
PIDN: 24060 17 B
ACRES: 0.2042
TAXABLE VALUE
960,928
160,128
160,128
160,128
160,128
160, � 28
TAX RATE
PER $100
0.855000
0.264000
0.020000
0.227897
0. � 48970
1.322000
Total Taxes
BASE TAX
422.74
32.03
364.93
238.54
21 � 6.89
�, 544.22
0,00
0.00
0.00
0.00
0.00
0.00
0.00
TAXES DUE
CURRENTLY
PRIOR YEARS
TOTAL AMOUNT DLlE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603590 2012
LINWOOD PARTNERS LLC
3113 S UNIVER5ITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
"^ AMOUNT DUE ON �tECEIPT:°"
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
00001603590 0000000000 0040000000 OOOOOQ0000 0228201300000
20'12 TAX STAT�MENT
DATE: 02/28l20'13
ACCOUNT: 00001603604
LEGAL: LINWOOD ADDITION
BLK 17 LOT 9
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 000271fi MERCEDES AVE
CYG�APTIlI�IC•
PIDN: 24060 17 9
ACRES: 0.1792
LAND VALUE IMPROVEMENT APPRAISED VAL
7 500 VAL 36 500
TAXING ENTITIES APPRAISED VALUE EXEMPT(ON TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 36,500 0 36,500 0.855000 312.07 0.00
TARRANT COUNTY 36,500 0 36,500 0.264000 96.36 0.00
REG WATER DIST 36,500 0 36,500 0.020000 7.30 0.00
T C HOSPiTAL 36,500 0 36,500 0,227897 83.1 S 0.00
T C COLLEGE 36,500 0 36,500 0.148970 54.37 0.00
FT WORTH ISD 36,500 0 36,500 '1.322000 482.53 0.00
TotalTaxes 1,035.81 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603604 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
�'^^ AMQUNT DUE ON RECEIPT:'"^:
0.00
0,00
Make checks payabfe to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
Q000�603604 0000000000 0000000000 0000000000 0228201300000
DATE: 02/28/2013
ACCOUNT: 000016d3612
LEGAL: LINWOOD ADDITION
BLK 17 LOT 10
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS; 0002720 MERCEDES AVE
FXFAAPTIfIN.S`•
20'12 TAX STATEMENT
PIDN: 24060 17 10
ACRES: 0.1772
LAND VALUE IMPROVEMENT APPRAISED VAL
7 5 0 VAL 36 00
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 36,000 0 36,000 0.855000 307.80 0.00
TARRANT COUNTY 36,000 0 36,000 0.264000 95.04 O.DO
REG WATER DiST 36,000 0 36,000 0,020000 7.20 0.00
T C HOSP(TAL 36,000 � 0 36,000 0.227897 82.04 0.00
T C COLLEGE 36,000 0 36,000 0.148970 53.63 0.00
FT WORTH ISD 36,000 0 36,000 1.322000 475.92 0.00
Total Taxes 1,021.63 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
UNWOOD PARTNERS LLC
00001603612 2012
LINWOOD PARTNERS LLC
3143 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0,00
^^ AMOUNT bUE �N RECEIPT:^^ '
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
0000�1603612 0000000000 0000000000 0000000000 0228201300000
2012 TAX ST�-iT'EMENT
DATE: 02/28/2013
ACCOUNT: 00009603647
LEGAL: LINWOOD ADDITIOIV
BLK 17 LOT 13
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002732 MERCEDES AVE
CYC�APTI(I�IC�
PIDN: 24060 17 13
ACRES: 0.2'123
LAND VALUE IMPROVEMENT APPRAISED VAL
7 5D0 VAL 40 772
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 40,772 0 40,772 0.855000 34B.60 0.00
TARRANT COUNTY 40,772 0 40,772 0.264000 107.64 0.00
REG WATER D15T 40,772 0 40,772 0.020000 8.15 0.00
T C HOSPITAL 40,772 0 4Q,772 0.227897 92.92 0.00
T C COLLEGE 40,772 0 40,772 0.'148970 60.74 0.00
FT WORTH 1SD 40,772 0 40,772 1.322400 539.01 0.00
TotalTaxes 1,157.06 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603647 2012
LINWOOD PARTNERS LLC
3113 S UNIVER5ITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$Q.00
� ^^ AMOUNT DUE ON RECEIPT:,^^ ::
0.00
0.00
Make checks payable fo:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 96'1018
FORT WORTH TX 76161-OD18
00001603647 0000000000 0000000000 0000000000 0228201300000
2012 T,�4X STATEMENT
DATE: 02/28/2013
ACCOUNT: D0001603299
LEGAL: LINWOOD ADDITION
BLK 16 LOT 5
OWNER: LINWOOD PARTNERS LLG
PARCEL ADDRESS: 0002725 MERCEDES AVE
cv�r,eorinnic•
PIDN: 24060 16 5
ACRES: 0.1845
LAND VALUE APPRAISED VAL
7 500 7 5 0
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 7,500 0 7,500 0.855000 64.13 0.00
TARRANT COUNTY 7,500 0 7,500 0.264000 19.80 0.00
REG WATER DIST 7,500 0 7,50fl 0.020000 1.50 0.00
T C H05PITAL 7,500 0 7,500 0.227897 17.09 0.00
T C COLLEGE 7,500 0 7,500 0.148970 � 1.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 212.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLLiDES PAYMENTS RECEIVED
LINWOOD PARTNERS LI.0
00001603299 2012
LWWOOD PARTNERS LLC
3113 S UNIVER5ITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$Q.00 "
" ^" AMO_U�(T DUE Oh( RECEIPT"^ _'
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSE550R-COLLECTOR
PO 80X 961018
FORT WORTH TX 76161-0018
00001603299 0000000000 flQ00000000 0000000000 022820130000D
2012 TAX STlaTEM�NT
DATE: 02/28/2013
ACCOUNT: 00001603302
LEGAL: LINWOOD ADDITION
BLK 16 LOT 6
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002723 MERCEDES AVE
FXFAAPTI(lNS•
PIDN: 24060 16 6
ACRES: 0.1768
LAND VALUE APPRAISED VAL
7 500 7 50D
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTN CITY 7,500 0 7,500 0.855000 64.'! 3 0.00
TARRANT COUNTY 7,500 0 7,500 0.264000 19.80 0.00
REG WATER DIST 7,500 0 7,500 0.020000 1.50 0.00
T C HOSPITAL 7,500 0 7,500 0.227897 17.09 0.00
T C COLLEGE 7,500 0 7,500 0.148970 11.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 212.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603302 2012
LINWOOD PARTNERS LLC
31'13 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
'^^.AMOUt�T DUE ON RECEIPT ;"^ :
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
00001603302 0000000000 OOOOOOOQ00 0000000000 0228201300000
20'12 TAX STATEMENT
DATE: 02/28/2013
ACCOUNT: 00001603485
LEGAL: LINWOOD ADDITION
BLK 16 LOT 22A
OWNER: LINWOOD PARTNERS LLC
PARCELADDRESS: 000274� MERRIMAC ST
FXFMPTInNR�
PIDN: 24060 16 22A
ACRES: 0.1799
LAND VALUE APPRAISED VAL
7 500 7 500
TAXING ENTIT(ES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
�T WORTH CITY 7,500 0 7,500 0.855000 64.13 0.00
TARRANT COUNTY 7,500 0 7,b00 0.264000 �9.80 0.00
REG WATER DIST 7,5D0 0 7,500 0.020000 1.50 0.00
T C HOSPITAL 7,500 0 7,500 0.227897 17.09 0.00
T C COLLEGE 7,500 0 7,500 0.148970 11.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 2�2.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
1NC�UDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603485 2092
LINWOOD PARTNERS LLC
3'i13 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
' ^^ AMOUNT Dl1E ON RECEIPT: "^_
o.oa
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76961-0018
00001603485 0000000000 0000000000 00(�0000000 022820�300000
20'12 TAX ST�►TEMENT
DATE: 02128/2013
ACCOUNT: 00001603493
LEGAL: LINWOOD ADDITION
BLK 16 LOT 23
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0000409 FOCH ST
EXEMPTIONS:
PIDN: 24060 16 23
ACRES: 0.2073
LAND VALUE IMPROVEMENT APPRAISED VAL
7 50D VAL 34 700
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER �'100 CURRENTLY
FT WORTH CITY 34,700 0 34,700 0.855000 296.69 0.00
TARRANT COUNTY 34,7Q0 0 34,700 0.264000 91.61 0.00
REG WATER DIST 34,700 0 34,700 0.0200Q0 6.94 0.00
T C HOSPITAL 34,700 0 34,700 0.227897 79.08 0.00
T C COLLEGE 34,700 0 34,700 0.148970 51.89 0.00
FT WORTH ISD 34,700 0 34,700 1.322000 458,73 0.00
Total Taxes 984.74 0.00
PRIOR YEARS
'iOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603493 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
`"" AMOUNT DUE ON RECEtPT _^^;=
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
00001603493 0000000000 0000000000 0000000000 0228201300000
20'i2 TAX STATEMENT
DATE: 02/28/2013
ACCOUNT: 00001603507
LEGAL: LINWOOD ADDITION
BLK 16 LOT 24
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0000000 FOCH ST
EXEMPTIONS:
PIDN: 24DG0 16 24
ACRES: �.1912
LAND VALUE APPRAISED VAL
7 500 7 5D0
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 7,500 0 7,500 0.855000 64.13 O.OQ
TARRANT COUNTY 7,500 0 7,500 0.264000 19.80 0.00
REG WATER DIST 7,500 0 7,500 0.020000 1.50 0.00
T C HOSPITAL 7,500 D 7,500 0.227897 17.09 0.00
T C COL�EGE 7,500 0 7,500 0.148970 11.17 0.00
FT WORTH ISD 7,500 0 7,500 1.322000 99.15 0.00
Total Taxes 212.84 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
1NCWDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603507 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL,�MOUNT DUE
$0.00
^^ AMOUNT DUE ON RECEIPT ^^ :
0.00
O.OD
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
OQ001603507 0000000000 0000000000 0000000000 022820�300000
20'12 TAX STATEMENT
DATE: 02128I20'13
AGCOUNT: 00001603515
LEGAL: LINWOOD ADDiTlON
BLK 17 LOT 1
OWNER: LINWOOD PAR7NER5 LLC
PARCEL ADDRESS: 0002729 AZALEA AVE
FXFAAP71f11JR•
PIDN: 24060 17 1
ACRES: 0.2315
LAND VALUE IMPROVEMENT APPRAISED VAL
g 37 VA� 3 20D
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 43,200 0 43,200 0.855000 369.36 0.00
TARRANT COUNTY 43,200 0 43,200 0.264000 114.05 0.00
REG WATER DIST 43,200 0 43,200 0.020000 8.64 0.00
T C HOSPITAL 43,200 0 43,200 0.227897 98.45 0.00
T C COLLEGE 43,200 0 43,200 0.148970 64.36 0.00
FT WORTH ISD 43,200 0 43,200 1.322000 571.10 0.00
Total Taxes 1,225.96 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603515 2012
LINWOOD PARTNERS LLC
3113 S UNIVERS(TY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
"^ AM�OUNT D.UE ON RECEIPT;"^ ?
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FaRT WORTH TX 76161-0018
00001603515 0000000000 0000000000 0000000000 022820�300000
20'12 �`AX STATEMENT
DATE: 02(28/2013
ACCOUNT: 00001603523
LEGAL: LINWOOD ADDITION
BLK 17 LOT 2
OWNER: LINWOOD PARTNERS LLC
PARCEL ADDRESS: 0002725 AZALEA AVE
EXEMPTIONS:
LAND VALUE
IMPROVEMENT
APPRAISED VAL
TAXING ENTITIES
FT WORTH CITY
TARRANT COUNTY
REG WATER D1ST
T C HOSPITAL
T C COLLEGE
FT WORTH ISD
APPRAISED VALUE
38,'I 00
38,100
38,100
38,100
38,� 00
38,100
EXEMPTION
AMOUNT
PIDN: 24�6a 17 2
ACRES: 0.2291
TAXABLE VALUE
0
0
0
0
0
0
38,100
38,100
38, � 00
38,100
38, 9 00
38,100
TAX RATE
PER $100
0.855000
0.264000
0.020000
fl.227897
0.148970
1.322000
Total Taxes
BASE TAX
325.75
'I 00.58
7.62
86.83
56.76
503.68
081.22
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603523 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
'^^ AMOUNT DUE ON`RECEIPT :^"':
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Make checks payabls to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-001 S
TAXES DUE
CURRENTLY
00001603523 Q000000000 OOOOOOOOOQ 0000000000 022820�300000
2012 TAX STATEMENT
DATE: 02/28/2013
ACCOUNT: 00001803531
LEGAL: LINWOOD ADDITION
BLK 17 LOT 3
OWNER: LINWOOD PARTNERS LLG
PARCEL ADDRESS: 0002721 AZALEA AVE
FXFMPTInNR�
PIDN: 24060 17 3
ACRES: D.2344
LAND VALUE IMPROVEMENT APPRAISED VAL
9 375 VAL 42 943
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $10D CURRENTLY
FT WORTH CITY 42,943 0 42,943 0.855000 367.16 0.00
TARRANT COUNTY 42,943 0 42,943 0.264000 113.37 0.00
REG WATER DIST 42,943 0 42,943 0.020000 8.59 0.00
T C HOSP(TAL 42,943 0 42,943 0.227897 97.87 0.00
T C COLLEGE 42,943 0 42,943 0.148970 63.97 O.Od
FT WORTH ISD 42,943 0 42,943 1.322000 567.7'f 0.00
Total Taxes 1,218.67 0,00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603531 20'12
LINWOOD PARTNERS LLC
3113 5 UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
70TAL AMOUNT DUE
$0.00
^^ AMO.UNT DUE ON RECEIPT,"^ >
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 96'101 S
FORT WORTH TX 76161-0018
0000�603531 0000000000 0000000000 0000000000 022820�300000
20�12 TAX STATEMENT
DATE: 02/28/209 3
ACCOUNT: 00001603558
LEGAL: LINWOOD ADDITION
BLK 17 LOT 4
OWNER: LINWOOD PARTNERS LlC
PARCEL ADDRESS: D002717 AZALEA AVE
GYCAAPTIf1NC�
PIDN: 24060 17 A
ACRES: D.2407
LAND VALUE IMPROVEMENT APPRAISED VAL
9 375 VAL 48 200
TAXING ENT(TIES APPRAISED VALUE EXEMPTION TAXABLE VALUE TAX RATE BASE TAX TAXES DUE
AMOUNT PER $100 CURRENTLY
FT W�RTH CITY 48,200 0 48,200 0.855000 412.11 0.00
TARRANT COUNTY 48,200 0 48,200 0.2640D0 127.25 0.00
REG WATER DfST 48,200 0 48,200 0.020000 9.64 0.00
T C HOSP(TAL 48,200 0 48,200 0.227897 109.85 0.00
T C COLLEGE 48,200 0 48,200 0.148970 71.80 0.00
FT WORTH ISD 48,200 0 48,200 1.322000 637.20 0.00
TotalTaxes 1,367.85 0.00
PRIOR YEARS
TOTAL AMOUNT DllE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
00001603558 2012
LINWOOD PARTNERS LLC
3113 S UNIVERSITY DR STE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
="^ AMOUNT DUE ON RECElPT:!`^
0.00
0.00
Make checks payable to;
RON WRIGHT. TAX-ASSESSOR-COLLECTOR
PO BOX 961018
FORT WORTH TX 76161-0018
00001603558 0000000000 OOOOOQ0000 0000000000 0228201300000
20'f2 TAX ST�►TEMENT
DATE: 02/28/20'I 3
ACCOUNT: 0000'1603�66
LEGAL: LINWOOD ADDITION
BLK 17 LOT 5
OWNER: LINWOOD PARTNERS LLC
PARGEL ADDRESS: 0002713 AZALEA AVE
cvcnnoTinnic�
PIDN: 24�60 17 5
ACRES: 0.2378
LAND VALUE IMPROVEMENT APPRAISED VAL
9 375 VA� 38 100
TAXING ENTITIES APPRAISED VALUE EXEMPTION TAXABLE VAI.UE TAX RATE BASE TAX TAKES DUE
AMOUNT PER $100 CURRENTLY
FT WORTH CITY 38,100 0 38,100 0.855000 325.75 0.00
TARRANT COUNTY 38,100 0 38,100 0.264000 100.58 0.00
REG WATER DIST 38,100 0 38,'100 0.020000 7.62 0.00
T C HOSPITAL 38,900 0 38,100 0.227897 86.83 0.00
T C COLLEGE 38,100 0 38,100 0.148970 56.76 0.00
FT WORTH ISD 38,100 0 38,100 1,322000 503.68 0.00
Total Taxes 1,D81.22 0.00
PRIOR YEARS
TOTAL AMOUNT DUE
INCLUDES PAYMENTS RECEIVED
LINWOOD PARTNERS LLC
OD001603566 2012
LINWOOD PARTNERS LLC
3113 S UNiVERSiTY DR 5TE 450
FORT WORTH, TX 76109-5679
TOTAL AMOUNT DUE
$0.00
""^ AMOUNT DUE ON RECEIPT:"^
0.00
0.00
Make checks payable to:
RON WRIGHT. TAX-ASSESSOR-COLLEGTOR
PO BOX 96'i 018
FORT WORTH TX 76161-001 S
00001603566 0000000000 Q000000000 0000000000 0228201300000
h) Attach a description of the jobs to be created (technician, engineer, manager, etc.), tasks
to be perFormed for each, and wage rate for each classification.
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i) Attach a brief description of the employee benefit package(s) offered (i.e. health insurance,
retirement, public transportation assistance, day care provisions, etc.) including portion
paid by employee and employer respectively.
Greystar provides a comprehensive employee benefit package including health, dental, vision,
disability and life insurance and retirement. Cost of benefits is based on tenure with the company
and team members are rewarded with premium discounts for service. (See attached for more
information)
j) Attach a plan for the utilization of Fort Worth Certified M/WBE companies.
Greystar will utilize the City of Fort Worth list of certified M/WBE companies to secure vendors for
construction, waste management, landscaping, maintenance, equipment, etc. in order to achieve
a total of up to 25% local M/WBE business participation.
k) Attach a copy of Incorporation Papers noting all principals, partners, and agents and all
Fort Worth properties owned by each.
„.
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,
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�', :.��"FREY W. BtT.�I,CJC.FC, SECR��'AI�Y ��' S�`fi�'E Ci.�`” T�� ,S�'��.E D�'
I},�.L�iT��z�E, Il0 .i3EREZ3Y C.��i�'.i�`�' �'H.� A�'�'.?�CH�L� �S A 1'..Z�U,� Ai�.t� �C�1'c��:�'T
COPY t�F �'.�IIE C�t2�'�..FI�.A�'.� QF FO.i�fi��'It31�1 D� "G�'Y.�?'�X GP �`7, ���: ",
�''I..i+E77 .ii�T 2'HIS flF`F,Z"CE C�iST fiFIE SIX�'i� 1��X t�F' 1�`�Y, .� . Li. 2(�.11, �`�' �: 27
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s.�C1�0�758
't3u m�y verify this certificat.e onZise
at c�rg.delaware.gov/avthver.sh��rcl
�
DAZ'E. 05'-(i�-Z.7.
St«`e of ,^ueZaware
Secreta�y of �t��e
Diuision o.£ Cor,{�ratsdns
�.isvered 0�:36 PM fl5J06/20.��
FZ'.I.r,D 04 ; 27 Phs i35/4612'J1 �
SBV i10505758 -� 4979179 �?.LE
;� : � .
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�
This �ariifica#e c�f f'ormation, d�2ed �v1ay �, 2011, €�as been �u1y exec�t�d p�rsaarz� tt�
Se�;ion 18-201 of tl�e De1�wa-re Uu�iied Liabiiit�,� Cflrapany Act (tlla °`t��t"} tc� fa�-m a I:�ite�
liai�xliiy �o�ri�dn� (the :`�.Q���„} ur�d�z th� t�c�
I. The nacne nf the Company is C'xreystar G�' II, LLC
2. 'I'he ad�ress of t�ze r��ister�d o�'f`ice rec�ture� to �e nzaintained by Secti��l I8�IU4
pf t�7B .�1C2 IS:
Corpdrati�n ir�s� ��nter
12J9 Qran�� StzeeE
�Jilmi.�gton, I�E 19���
3. Th� name an�i the adtiress o#�the register�c� agertt i'�r survi�e of prc�c�ss r�quire�' to
be m.aintained by Sectit�n 1 S- i 04 of tYi� Act is:
'1'��e Cc�rporaiiQn Trus; Go�p�nv
Corpar�t�on 'I'r�i Ce?�ter
I2�9 Uran�e Str�et
��ilmin�tan, I�E 198� l
E��liT'EI� as of May S, 2t111.
Si�nat�are. � -�. � ����>
Authari�ed T'ersan
Printed 7vame; Phii;p 7J. i�ell��
Ll�i�iT�I) �:Ir�.,T3��.��i�� C�i1'YI�I���'r�����:�'1�'� �
��
�r��star �s�' iI, Ial��:
� �c�a���are �,ita�izecl I���.biii��� �a��a���
This I.I�O`��TED I:I<'�i3iLI�'�' i`����',4.?�i�' 1;.�a��Ei��i��' ��' ���tT��r.��"�'��� �:��b .�`�,
�.�.C; (triis "_1��reement">, dat�ci as of Ma}� 6, 20I l, is a�opted; e:�ecut:ec� at3c� a�,-eec1 tc� by� th�
solE �1L�i�be�� (:is �leiiY�Ld l�e.Io�3�j.
1. �`r�r��rrtror�. Greystar C'rP II; I.LC (tl�e "�:'c����a���,,,) has �ee�, fo����7�c� as �
I�elaujare li�niteu lial�ilii�J eo�npans uz��er azld pli�•suant t� t%e Delai��are �i��ited Liability
Gc>mpa��y .�c1 (tl�e `'��t'').
?. 1'er�a2. The t�om;aa�y s�all }zave a}�erpetuai exist�;nce.
3, I���rp�se,�. Th�_ purposes t�� the C;on��al��• arc to cat�ry c��� any lati}��1 b��sii�ess,
pur�c�se or actiz�it�- ft�r ���}�icl.� li�nited liabilit�` col�zpanie; l�lay be fnz��ned ��_r,dei- tl�e A4t.
��. �S`r�le ��e�taber. CTz�e��star Reai �;state Partners, LL�;, a I�elau�are 1i��lXter3 li�ihiiity
c�mpany, s��a11 l�e t11e sole �ernber c�f tlie C:�n��an3� {ii�e "�4�e�atae�').
q � F .,.a--a-_
`✓aa� : �� 1s�U.i � �.. 1d�L`/ +�.�
5, �"t�n%�i1�ttlr'�t�s. T�e Menit�er-��t�e a�� i��iti�l contz�ib�.;tio�l ta thu capital of �he
Co��3pany; as refle�_ied ir tl�e Col�pan��'s bo��ks and recort�s. ��v'iil�o��t cri�ti�3g ar�.� ri�hts i�z favoa�
c�� ai3y� third }.�az-tz-, the Mem�tier ma�j, frorr� time to #ime, n�a�e addiiion�l contrihutions c�f' c�sh n��
p�r�pert;- ic� ihe ca}�it�I of ihe Co��lpa��y, bui- shail hav� nc� obiigatio�i tc� ;�v sc�.
6. I)zs��ibutic�t��c. 'I'l�e IY1em�e�� shall be entitleci {a) ic� xecei .�e a11 �isiriL���i�t�ns
�includir3g, �nliil�out �in�i.tatioil; Iiquzcla�ing distri3�iltions) n���e. b�� tl�e �oz�l�an;�, a1�d {b} tu �i�jc�v
aII c�ther ri�hrts, t�e��efits and interests in tl�.e: C;on1}�ai�y�
7. �'frc�zcage�zerii, Tlie ilaanag�:-mLtlf of th� Ct��n�any is fiilly reser�-ec? tc� t%�e. Vlenzl»r..
��nd t�e Cc�rnpan�� shall nc�t have "tl�arza�ez�s," as tllat te��n7 is i�sed i�� tlle ��c;:. i��e po���e�•s of'tl�e
C,�mp�.ily shall be �:xereised by �r ui�de�� ti�e aizthorit�.� o:I', an� tl�e bt�siz�:ess ai��i �f:�airs of� tia�
Cc��n��an�� shall �e tnaila<�cd �.jnder the direction c�f, thi l�J�ei��ber. z��ho sl�a.11 m�l�e ali de.cisi.��zs
aild �a3�e aIJ aci%ot�s for the Con�pa�z��. The Me�z�ber n�a��, fi���rf tizne t� tinle, cie�i�;nate one c?r
n�or� ��ei�sons to be o112cers of tl�e Cor�p�n�T (a11 <`i�f�cea�") t��� suc�i terms az:� conditic�i�s as il.le
;1�I�sn�cr ma� cleiezri�i��e. �iz5= t�ffic�r� �� designdted shall have suc11 title: and au��c�rit�' ana
��z�-f����1 such duti�s as �11e: ��en-��er zna�-, fi�o�n tilz�e t� iii�z�., d�si�n�te. L�3�less �lte ���ea1�l��r
decides t�tlzer�uise, ii' ihe title is o7.�e comn-zc����- used foi• �f'�icers c�i� a bi�si�zcss corporatiol�, ih�:
assi�nmeztt c�f such. title sl�a1� col�stihlie the c�elegati��i to such (�:�6ce1• o�'t��e aul���rit�- and �uiics
ilxtit ��.rt z��r�.�ally asst�ciated ti�°ith that ��ffice; s�abj�ct ta a�1y s��ecific- dele�.atic�n of autl�o.ritv a�1d
duties m�de to sucl� Oific�r by the .iv€e:nber. T��cli C?�cct- shall l�old office iintil }�i� s:��:cesst�l•
sl��)l be duiz- desig��a�.zci ai�d �I�a].l quaiif�s� oz� iintil Ilis death o�• ii�iti_i �Ze sha.11 resi�n t�r �1�a11 h��ve
be�n relnoveci. T}�e salaries or otller cc»zlpensati�n.. if an��, af� tlze C1f�icers azad agent.s o1` t13e
�:on��azly s�lall b�; ii�ed frc�t�� �inae to tizne b�� ti�e �1er��ner, r=�ny Officer n3a�- resign as s��c}� a'
ai�;� tin�e. A�ly Of�c�r may b� i�ezix�vvc� as sucl�., w.ith. ar u�ithout �aii.,e, b;� fl�e �1�Iember �:t an3:
�ti�,�si:.zz;�����;;.? __ � __
t;me. Des�gnat.ion t�f ai� C)fficer sllall not, .in anc� af itself cre�te coniraet r.i�l�ts. The foll����iz�.�
ar� c�esi�n��t�d as offrcers c�f the Cai��pany:
President:
Vic.� Presidents
Ftc�bei-� A, l�`aith
�?�'�llzatn C. ��]:addux
J. I�ere� kan�se�!
Scoti L��i�e
Clif:"�;ash
Treni Gc�.i�.t�er�
Zair� Sp�rks
�dtii�� Braz��r�
I�erek R.a•o����3
David IZeic!
To�c� Wigfieic{
�lshley ��eggie
Brandc��� ��ei�rV
:iosl� Car}�er.
�. 1)issr�l�cii�t�. 'The Cni���any s.hall dissoiv� ar�d iis afiairs s}iall b�. �vc�uri� u�� at
sucl� time, if an�r; as the �.-i.em�er r�iay �lect. �o olher e�3e�� (i���luding, ��ith���ii li���itatic�n, �r�
eve��t cies�;rit�ed in Svctioi� 18-$fJ1�4} c�f t)le :�ct) ���ill cause- th� Colnpai�}� te disso'�°e.
9. �c�����•trittg Ltr��. `��HIS AG��::=vIE�"I` .IS GO�j�R�v'ED ��' �;�:`L7 �H.�LL .I3E
CO\ST�.UED Tti r�CCC.��D11ItiC'I; WITI-� THE L��'�'� t)F l�i� S`I'�TE C)F ll�,L���v'����;
(� �C'LC7DI:�iC� I"['S CC�I�TFIlIC'1-t7F-I,t�i�%S RUI.ESj.
GI�;�'ST.`�R
Bj�.
:'1�i�ae:
'I'itle:
E� I'ATE P�I�TN�;R�, I_,I.,C:
�,-_
�,��::s F ,zl?; �;;; �>.; -- � -
M&C Review
Page 1 of 3
C)fficial sike of the City of �=ort 4'Jartii, Texas
�{���''���Yf� RT`I1
�_.�,y.r����.�.�.�}�.���, ��_�.�.�����������_��:�_��:����,��-���.� �;m. ��_,-.��������.ix�.�w��.�m�-��N� � � .�� �-�� .
COUNCIL ACTION: Approved on ?/16/2013
z�-��������.��.��-��.:-�������-,�_�� �� ;��_��_. � �. �.-� � ,: _ _ na.� x, _��d � �����
DATE:
CODE:
SUBJECT:
7/16/2013 REFERENCE NO.: C-26348 LOG NAME: 17TAGREYSTAR
NON- PUBLIC
C �PE' CONSENT HEARING: NO
Authorize Execution of Tax Abatement Agreement with Greystar GPII, LLC, or an Affiliate
for the Construction of a Multi-Family Development in the Vicinity of Carroll Street and
Merrimac Street and Authorize Certain Fee Waivers Associated with the Development
(COUNCIL DISTRICT 9)
RECOMMENDATION:
It is recommended that the City Council:
1. Authorize the execution of a Tax Abatement Agreement with Greystar GPI1, LLC, or an affiliated
entity for the construction of a multi-family development in the vicinity of Carroll Street and Merrimac
Street; and
2. Find that the development will promote the development and diversification of the economy and
authorize the waiver of certain related development fees.
DISCUSSION:
Greystar GPII, LLC (Developer), has approached the City regarding receiving a tax abatement for a
proposed projec to be located in the West 7th Urban Village. The Housing and Economic
Development Department staff has reviewed the Developer's request an is recommending a 10-year
Tax Abatement Agreement with Developer or an associated affiliate for up to 70 percent of the City's
taxes on the property's increase in value (excluding land value) as a result of the investment at the site.
Project:
The Developer is under contract to purchase approximately five acres of property located west of
Carroll Street, north of Merrimac Street, east of Foch Street and south of Azalea Avenue and intends to
develop the site into a multi-family development consisting of apartments and townhomes with at least
374 units and construct a parking garage with at least 498 spaces. The proposed project is estimated
to have at least the amount of $35,000,000.00 expended in real property improvements (exclusive of
land acquisition) by December 31, 2015.
Failure to meet the real property investment is a condition of default and will result in immediate
termination of the Agreement.
The Developer also intends to make additional community enhancements that could potentially include
park improvements (aviation themed) on a 26,000 square foot parcel of parkland owned by the City at
the corner of Carroll Street and Mercedes Street and additional community improvements in the
existing Linwood-Jesse D. Sandoval Park.
Utilization of Fort Worth Companies and Fort Worth Certified M/WBE Businesses (Real Property
Improvements):
The Developer is required to spend the greater of $10,500,000.00 or 30 percent of all hard construction
costs with contractors that are Fort Worth companies. The Developer is also required to spend the
greater of $8,750,000.00 or 25 percent, of all hard construction costs with contractors that are Fort
Worth Certified Minority/Women-Owned Business Enterprise (M/WBE) companies (with the
understanding that dollars spent with Fort Worth Certified M/WBE companies will also count as dollars
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M&C Review
s�ent with Fort Worth companies).
Emplovment Commitments:
The Developer will employ a minimum of eight full-time employees (FTEs) on the property by
December 31, 2015. The Developer will fill the greater of 20 percent or two of all FTEs with Fort Worth
residents and the greater of 10 percent or one FTE with Fort Worth Central City residents.
Qualitv Affordable Housinq Commitment:
The Developer will be required to maintain the greater of 10 percent or 37 apartment units as Quality
Affordable Housing. All affordable apartment units will have rents affordable to tenants whose adjusted
incomes do not exceed HUD's then-current 80 percent income limits for the Fort Worth-Arlington, TX
HUD Metro FMR Area at rents that do not exceed 30 percent of such adjusted incomes. The
Developer will commit to provide at least eight apartment units as fully handicap accessible with three
of those units also designated as affordable housing units.
Failure to meet the affordable housing commitment will suspend the abatement for the year following
the year the criterion was not met.
Utilization of Fort Worth Companies and Fort Worth Certified M/WBE Businesses (Supplv & Services):
The Developer will spend the greater of 30 percent or $70,050.00 of annual discretionary supply and
service expenditures with contractors that are Fort Worth contractors. This amount applies to all years
in which the City participates in the project. The Developer will spend the greater of 25 percent or
$58,375.00 of annual discretionary service and supply expenditures with contractors that are Fort
Worth Certified M/WBE contractors (with the understanding that dollars spent with Fort Worth Certified
M/WBE companies will also count as dollars spent with Fort Worth companies). This amount applies to
all years in which the City participates in the project.
Supply and Service Expenditures means all expenditures by the Developer expended directly for the
operation and maintenance of the development, excluding amounts paid for electric, gas, water and
any other utility services.
Except for cases of default, failure to meet a commitment will result in a reduction of the corresponding
component of the abatement for that year proportional to the amount the commitment was not met or
for the duration of the abatement in the case of construction commitments.
Cit�Commitments:
All tax abatements granted are for City property taxes based on the incremental increase in value of
real property improvements (above a base year value) and can be awarded for up to 70 percent for a
period of 10 years, as depicted in the following chart:
Company Commitment Potential
Abatement
Real Property Investment 15 percent
Fort Worth Contractors � 10 percent�
Fort Worth M/WBE Contractors 10 percent
Overall Employment �-5 percent
Employment of Fort Worth Residents 10 percent
Employment of Fort Worth Central City Residents 5 percent
Utilization of Fort Worth Companies for Supplies and 10 percent
Services
Utilization of Fort Worth M/WBE Companies for 5 percent
Supplies and Services
Total � 70 percent
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Fee Waivers:
For the public purpose of development and diversification of the economy and the elimination of
unemployment, as established in Article 3, Section 52-a of the Texas Constitution, the City will waive
the following fees related to the Real Property Improvements that would otherwise be charged by the
City at any time prior to the completion deadline and will also waive the following fees related to the
Required Improvements that would otherwise be charged by the City at any time prior to December 31,
2015: (i) all building permit, demolition permit, plan review, inspection and re-inspection fees; (ii) all
zoning fees; (iii) all temporary encroachment fees; (iv) all platting fees; (v) all CFA application fees; (vi)
all Board of Adjustment fees; (vii) all fees associated with the moving of structures; (viii) all street and
utility easement vacation fees; and (ix) all fire, sprinkler and alarm permit fees. All other fees charged
or assessed by the City, in accordance with applicable federal, state and local laws, ordinances, rules
and regulations, including, but not limited to, transportation impact fees and water and sewer impact
fees, are not waived and shall be fully payable. The structure of the proposed Tax Abatement
Agreement establishes adequate controls to ensure that the public purpose associated with these fee
waivers is carried out.
The project is located in COUNCIL DISTRICT 9.
FISCAL INFORMATION/CERTIFICATION:
The Financial Management Services Director certifies that this action will not increase the total
appropriations on City funds.
TO Fund/Account/Centers
FROM Fund/Account/Centers
Submitted for City Manager's Office by:
Oriqinating Department Head:
Additional Information Contact:
ATTACHMENTS
Greystar Site Plan.pdf
Greystar Reference Map.pdf
Fernando Costa (6122)
Cynthia Garcia (8187)
Robert Sturns (8003)
Ana Alvarado (2661)
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