HomeMy WebLinkAboutContract 29910 Boulevard Builders
Ridglea Place,EP
STATE OF TEXAS -%%,
�SECRETARY,,,,.
D i RACT No. JyQ
COUNTY OF TARRANT §
TAX ABATEMENT AGREEMENT FOR PROPERTY LOCATED IN A
NEIGHBORHOOD EMPOWERMENT ZONE
This TAX ABATEMENT AGREEMENT ("Agreement") is entered into by and
between the CITY OF FORT WORTH, TEXAS (the "City"), a home rule municipal
corporation organized under the laws of the State of Texas and acting by and through Reid
Rector, its duly authorized Assistant City Manager, and Ridglea Place, LP ("Owner"), a Texas
Corporation, doing business in the City of Fort worth.
The City Council of the City of Fort worth ("City Council") hereby finds and the City
and owner hereby agree that the following statements are true and correct and constitute the
basis upon which the City and owner have entered into this Agreement:
A. Chapter 378 of the Texas Local Government Code allows a municipality to create
a Neighborhood Empowerment Zone (NEZ) if the municipality determines that
the creation of the zone would promote:
1. The creation of affordable housing, including manufactured housing in the
zone;
2. An increase in economic development in the zone;
3. An increase in the quality of social services, education, or public safety
provided to residents of the zone; or
4. The rehabilitation of affordable housing in the zone.
B. Chapter 378 of the Texas Local Government Code provides that a municipality
that creates a NEZ, may enter into agreements abating municipal property taxes
on property in the zone.
C. on July 31, 200 l, the City adopted basic incentives for property owners who own
property located in a NEZ, stating that the City elects to be eligible to participate
in tax abatement and including guidelines and criteria governing tax abatement
agreements entered into between the City and various third parties, titled "NEZ
Basic Incentives" ("NEZ Incentives"), these are readopted on April 22, 2003 and
May 27, 2003. The May 27, 2003 NEZ Incentives are attached hereto as Exhibit
"A" and hereby made a part of this Agreement for all purposes.
D. The NEZ Incentives contains appropriate guidelines and criteria overnin tax
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abatement agreements to be entered into by the City as contemplated by Chapter
312 of the Texas Tax Code, as amended(the "Code").
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E. On April 2, 2002, the Fort Worth City Council adopted Ordinance No. 15061 (the
"Ordinance") establishing "Neighborhood Empowerment Reinvestment .Zone
No. 2," City of Fort Worth, Texas (the "Zone").
F. Owner owns certain real property located entirely in the Ridglea Village Como
NEZ and that is more particularly described in Exhibit "B", attached hereto and
hereby made a part of this Agreement for all purposes (the "Premises").
G. Owner or its assigns plan to construct the Required Improvements, as defined in
Section 1.1 of this Agreement, on the Premises to be used for as a single-family
residence that will be owner occupied. (the "Project").
H. On November 10, 2003, Owner submitted an application for NEZ incentives and
for tax abatement to the City concerning the contemplated use of the Premises
(the "Application"), attached hereto as Exhibit "C" and hereby a part art of
this Agreement for all purposes.'
I. The City Council finds that the contemplated use of the Premises, the Required
Improvements, as defined in Section 1.1, and the terms of this Agreement are
consistent with encouraging development of the Zone in accordance with the
purposes for its creation and are in compliance with the NEZ Incentives, the
Resolution and other applicable laws, ordinances, rules and regulations.
J. The City Council finds that the terms of this Agreement, and the Premises and
Required Improvements, satisfy the eligibility criteria of the NEZ Incentives.
K. Written notice that the City intends to enter into this Agreement, along with a
copy of this Agreement, has been finrnished in the manner prescribed by the Code
to the presiding officers of the governing bodies of each of the taxing units in
which the Premises is located.
NOW, THEREFORE, the City and Owner, for and in consideration of the terms and
conditions set forth herein, do hereby contract, covenant and agree as follows:
1. OWNER'S COVENANTS.
I.I. Real Provertv Improvements.
Owner shall construct, or cause to be constructed, on and within the Premises
certain improvements consisting of a.single family residence, (i) of at least 1700 square
feet in size, and built to the specifications listed in Exhibit D and (ii) havin g an appraised
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value of at least $140,000.00 as determined by an independent appraiser (collectively, the
`Required Improvements"). Owner shall provide a survey of the completed home
showing Required Improvements before the home is sold. The parties agree that the final
survey shall be a part of this Agreement and shall be labeled Exhibit E. Minor variations,
and more substantial variations if approved in writing by both of the parties to this
_ Agreement, in the Required Improvements from the description provided in the
Application for Tax Abatement shall not constitute an Event of Default, as defined in
Section 4.1, provided that the conditions in the first sentence of this Section 1.1 are met
and the Required Improvements are used for the purposes and in the manner described in
Exhibit "D".
1.2. Completion Date of Required Improvements.
Owner covenants to substantially complete construction of all of the Required
Improvements within two years from the issuance and receipt of the building permit,
unless delayed because of force maj eure, in which case the two years shall be extended
by the number of days comprising the specific force maj eure. For purposes of this
Agreement, force maj eure shall mean an event beyond Owner's reasonable control,
including, without limitation, delays caused by adverse weather, delays in receipt of any
required permits or approvals from any governmental authority, or acts of Cod, fires,
strikes, national disasters, wars, riots and material or labor restrictions and shortages as
determined by the City of Fort Worth in its sole discretion, which shall not be
unreasonably withheld, but shall not include construction delays caused due to purely
financial matters, such as, without limitation, ,delays in the obtaining of adequate
financing.
1.3. Use of Premises.
Owner covenants that the Required Improvements shall be constructed and the
Premises shall be sold so that it is continuously used as the primary residence of the
Home Buyer in accordance with the description of the Project set forth in the Exhibit
"D". In addition, Owner covenants that throughout the Term, the Required
Improvements shall be operated and maintained for the purposes set forth in this
Agreement and in a manner that is consistent with the general purposes of encouraging
development or redevelopment of the zone.
2. ABATEMENT AMOUNTS,TERMS AND CONDITIONS.
Subject to and in accordance with this Agreement, the City hereby grants to Owner a real
property tax abatement on the Premises, the Required Improvements, as specifically provided in
this Section 2 ("Abatement"). "Abatement" of real property taxes only includes City of Fort
Worth-imposed taxes and not taxes from other taxing entities.
2.1. Amount of Abatement.
The actual amount of the Abatement granted under this Agreement shall be
based upon the increase in value of the Premises and the Required Improvements over
their values on January 1, 2003 ($17,040.00) the year in which this Agreement was
entered into:
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One Hundred percent (100%) of the increase in value from the
construction of the Required Improvements.
If the square footage requirement and the appraised value of the Required
Improvements are less than as provided in Section 1.1 of this Agreement, except that
such minimum construction costs shall be reduced by construction cost savings, Owner
will not be eligible to receive any Abatement under this Agreement.
2.2. Increase in Value
The abatement shall apply only to taxes on the increase in value of the Premises
due to construction of the Required Improvements and shall not apply to taxes on
the land.
2.3 Term of Abatement.
The term of the .Abatement (the "Ten-n") shall begin on January 1 of the
year following the calendar year in which the Required Improvement is sold to a
Home Buyer to be used as its primary residence ("Beginning Date") and, unless
sooner terminated as herein provided, shall end on December 31 immediately
preceding the fifth (511) anniversary of the Beginning Date. Upon the sale to a
Home Buyer, City shall determine if the Required Improvements have been
completed in satisfaction of the terms of this Agreement. City shall certify such
fact.
2.4. Protests.Over Appraisals or Assessments.
Owner shall have the right to protest and contest any or all appraisals or
assessments of the Premises and/or improvements thereon.
2.5. Abatement Application Fee.
The City acknowledges receipt from Owner of the required Abatement
application fee of twenty-five dollars ($25.00) for each application for a total of$1375.
3. RECORDS, CERTIFICATION AND EVALUATION OF PROJECT.
3.1. Inspection of Premises.
Between the execution date of this Agreement and the last day of the Term, at any
time during construction of the Required Improvements and following reasonable notice
to Owner, the City shall have and Owner shall provide access to the Premises in order for
the City to inspect the Premises and evaluate the Required Improvements to ensure
compliance with the terms and conditions of this Agreement. Owner shall cooperate
fully with the City during any such inspection and/or evaluation.
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3.2. Certification
Owner shall certify annually to the City that,it is in compliance with each
applicable term of this agreement. The City shall have the right to audit at the City's
expense the financial and business records of owner that relate to the square footage,
specifications in attached Exhibit D and appraised value of the Required Improvements
and once the city property taxes are abated, the home owner must provide documentation
that he or she is using the Required Improvements as its primary residence (collectively;
the "Records") at any time during the Compliance Auditing Term in order to determine
compliance with this Agreement and to calculate the correct amount of Abatement
available to owner. Owner shall make all applicable Records available to the City on the
Premises or at another location '.n the City following reasonable advance notice by the
City and shall otherwise cooperate fully with the City during any audit.
3.3. Provision of Information.
On or before February 1 following the end of every year during the Compliance
Auditing Term and if requested by the City, Owner shall provide information and
documentation for the previous year that addresses Owner's compliance with each of the
terms and conditions of this Agreement for that calendar year.
.failure to provide all information within the control of Owner required by this section
3.3 shall constitute an Event of Default, as defined in section 4.Z,
3.4, Determination of Compliance.
On or before August I of each year during the Compliance ante Auditin Term the
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City shall mare a decision and rule on the actual annual amount of Abatement available
to Owner for the following year of the Term and shall notify owner of such decision and
ruling. The actual percentage of the Abatement granted for a given year of the Term is
therefore based upon Owner's compliance with the terms and conditions of this
Agreement during the previous year of the Compliance Auditing Term.
4, EVENTS OF DEFAULT,
4,1. Refined.
Unless otherwise specified herein, owner shall be in default of this Agreement if
(i) Owner fails to construct the Required Improvements as defined in Section 1.I; (ii) ad
valorem real property taxes with respect to the Premises or the Project, or its ad valorem
taxes with respect to the tangible personal property located on the Premises, become
delinquent and Owner does not timely and properly follow the legal procedures for
protest and/or contest of any such ad valorem real property or tangible personal property
taxes or (iii) ROME BUYER ROES NOT USE THE PREMISES AS PRIMARY
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RESIDENCE ONCE THE ABATEMENT BEGINS (collectively, each an "Event of
Default").
4.2. Notice to Cure.
Subject to Section 5, if the City determines that an Event of Default has occurred,
the City shall provide a written notice to Owner that describes the nature of the Event of
Default. Owner shall have Winery (90) calendar days from the date of receipt of this
written notice to fully cure or have cured the Event of Default. If Owner reasonably
believes that Owner will require additional time to cure the Event of Default, Owner shall
promptly notify the City in writing, in which case (i) after advising the City Council in an
open meeting of Owner's efforts and intent to cure, Owner shall have one hundred eighty
(180) calendar days from the original date of receipt of the written notice, or(ii) if Owner
reasonably believes that Owner will require more than one hundred eighty (180) days to
cure the Event of Default, after advising the City Council in an open meeting of Owner's
efforts and intent to cure, such additional time, if any, as may be offered by the City
Council in its sole discretion.
4.3. Termination for Event of Default and Payment of Liquidated Damages.
If an Event of Default which is defined in Section 4.1 has not been cured within
the time frame specifically allowed under Section 4.2, the City shall have the right to
terminate this Agreement immediately. Owner acknowledges and agrees that an uncured
Event of Default will (i) harm the City's economic development and redevelopment
efforts on the Premises and in the vicinity of the Premises; (ii) require unplanned and
expensive additional administrative oversight and involvement by the City; and (iii)
otherwise harm the City, and Owner agrees that the amounts of actual damages therefrom
are speculative in nature and will be difficult or impossible to ascertain. Therefore, upon
termination of this.Agreement for any Event of Default, Owner shall not be eligible for
the Abatement for the remaining Term and Owner shall pay the City, as liquidated
damages, all taxes that were abated in accordance with this.Agreement for each year
when an Event of Default existed and which otherwise would have been paid to the City
in the absence of this Agreement. The City and Owner 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 4.3 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 Owner's ad valorem property tax appraisal by the
appraisal district that has jurisdiction over the Premises. 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, Owner 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).
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4.4. Termination at will.
If the City and Owner mutually determine that the development or use of the
Premises or the anticipated Required Improvements are no longer appropriate or feasible
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or that a higher or better use is preferable, Y the City and Owner may terminate this
Agreement i
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n a written format that is signed by both parties. In this event, if the Term
has commenced, the Term shall expire as of the effective date of the termination of this
Agreement; (ii) there shall be no recapture of any taxes previously abated; and (iii)
neither party shall have any further rights or obligations hereunder.
51 EFFECT of SALE of PREMISES.
Except for an assignment to Ridglea Place, LP's Affiliates, Rid g lea Place LP's
first mortgagee or to a homeowner who will use the Required Improvements as its
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primary residence or the homeowner's mortgagee which City Council hereby agrees to
the Abatement granted hereunder shall vest only 'n owner and cannot be assigned to a
new owner of all or any portion of the Premises and/or Required Improvements without
the prior written-consent of the City Council, which consent shall not be unreasonably
withheld provided that (i) the City Council finds that the ro osed assignee is financial/
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capable of meeting the terms and conditions of this Agreement and (ii) the proposed
( p osed
purchaser agrees in writing to assume all terms and conditions of owner under this
Agreement. Owner may not otherwise assign, lease or convey any of its rights under this
Agreement. Any attempted assignment without the City Council's rior written consent
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l constitute grounds for termination of thus Agreement and the Abatement granted
hereunder following ten (10) calendar days of receipt of written notice from the City to
Owner. For the purposes of this Section, "affiliate" shall mean (1) any Y entit in which at
least 25/0 of the ownership consists of individuals, partnerships, trusts or their individual
.partners or beneficiaries) or other entities included whether by legal title or beneficially,
in the present ownership of Owner or (ii) any entity which has at least a fifty-one percent
.
(51%) ownership interest in Owner or any entity in which Owner has at least a fifty-one
percent(51%) ownership interest.
UIDOn assignment to Rid lea Place LP's affiliates or his first mortgagee or to a
homeowner who will use the ReAuired Improvements as its vrima residence or the
homeowner's mortgagee Rid lea Mace,- LP shall have no further obligations or
duties under this agreement. In addition u on assignment to anv other enti with
the written consent of�`i Council, lea Place LP shall have no further du or
obligation.under this agreement.
In no event shall the abatement term be extended in the event of a subsequent sale
or assignment. .
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6. 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, b
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certified mail, postage prepaid, or by hand delivery:
City: owner:
City of Fort Worth Michael Vick, President
Attn: City Manager Boulevard Builders, LLC
1000 Throckmorton General Partner for Ridglea Place,LP
Fort Worth TX 76102 4509 Cole Avenue Suite#345
Dallas, Texas 75205
and
Housing Department
Attn: Jerome Walker, Director
1000 Throckmorton
Fort Worth, TX 76102
7. MISCELLANEOUS.
7.1. Bonds.
The Required Improvements will not be financed by tax increment bonds. This
Agreement is subject to rights of holders of outstanding bonds of the City.
7.2. Conflicts of Interest.
Neither the Premises nor any of the Required Improvements covered by this
Agreement are owned or leased by any member of the City Council, any member of the
City Y Planning or Zoning Commission or any member of the governing body of an taxing
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units n the Zone.
7.3. Conflicts Between Documents.
In the event of any conflict between the City's Zoning ordinances, or other City
ordinances or regulations, and this Agreement, such ordinances or regulations shall
control. In the event of any conflict between the body of this Agreement and Exhibit
"D", the body of this Agreement shall control.
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7.4. Future Ai3plication,
A portion or all of the Premises and/or Required Improvements may e b eligible
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for complete or partial exemption from ad valorem taxes as a result of existin g law or
future legislation. This Agreement shall not be construed as evidence that such
exemptions do not apply to the Premises and/or Required Improvements.
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7.5. 0tv Council Authorization.
This Agreement was authorized by the City Council through approval of Ma
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and Council Communication loo. C-19864 on November 18, 2003, which, anig
on other
things, authorized.the City Manager to execute this Agreement on behalf of the City'
7.6. Estovp el Certificate.
Any party hereto may request an estoppel certificate from another hereto so
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long as the certificate is requested in connection with a bona fide business pm'P ose. The
certificate, which if requested will be addressed to the Owner, shall include but not
necessarily be limited to, statements that this Agreement is in full force and effect
without default (or if an Event of Default exists, the nature of the Event of Default and
curative action taken and/or necessary to effect a cure), the remaining term of this
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Agreement, the levels and remaining term of the Abatement in effect and such other
matters reasonably requested by the party or parties to receive the certificates.
7.7. Owner Standing.
Owner shall be deemed a proper and necessary party in any litigation uestionin
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or challenging the validity of this Agreement or any of the underlying laws ordinances
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resolutions or City Council actions authorizing this Agreement, and Owner shall be
entitled to intervene in any such litigation.
7.8. Venue and Jurisdiction.
This Agreement shall be construed in accordance with the laws of the State of
Texas and applicable ordinances, rules, regulations or policies of the City. Venue for an
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action under this Agreement shall lie in the State District Court of Tarrant County,
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This Agreement is performable in Tarrant County, Texas.
7.9. Recordation.
A certified copy of this Agreement in recordable form shall be recorded in the
Deed Records of`Warrant County, Texas.
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7.10. Severabili .
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.
7.1 L Headings Not Controlling.
Headings and titles used in this Agreement are for reference purposes only and
shall not be deemed a part of this Agreement.
7.12. Entirety of Aereem.ent.
This Agreement, including any exhibits attached hereto and any documents
incorporated herein by reference, contains the entire understanding and agreement
between the City and owner, their assigns and successors in interest, 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.
This Agreement shall not be amended unless executed in writing by both parties and
approved by the City Council. This Agreement may be executed in multiple
counterparts, each of which shall be considered an original, but all of which shall
constitute one instrument.
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EXECUTED this .2j day of /
.� ....� y 2004, by the City of Fort Worth,
Texas.
EXECUTED this _day of r tA 2004 b y Michael Vick.
CITY of FORT WORTH: RIDGLEA PLACE,LP:
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B � By:_'
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Reid Rector Michael Vick,President
Assistant City Manager Boulevard Builders, LLC
General Partner for Ridglea Place LP
ATTEST: ATTEST:
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By: /aklk - , By:
,t-A dity Secretary q)91
APPRGVED S TO FGRM AND LEGALITY:..
By:
Cynthia arcia
Assistant City Attorney
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STATE OF TEXAS §
COUNTY OF TARRANT §
BEFORE ME, the undersigned authority, on this day personally appeared Reid Rector,
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Assistant stant City Manager of the CITY OF FORT WORTH, a municipal corporation, known to me
to be the person and officer whose name is subscribed to the foregoing instrument and
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acknowledged to me that the same was the act of the said CITY OF FORT WORTH TEXAS a
municipal corporation, that he was duly authorized to perform the same b y pp or appropriate riate Ma p y
and Council Communication of the City Council of the City of Fort Worth and that he executed
the same as the act of the said City for the purposes and consideration therein expressed and in
the capacity therein stated.
GIVEN UNDER MY -M
AND SEAL OF OFFICE this � day of
2004.
Notary Public in and for
Mad"
the State of Texas HETTI
E LANE
• R MY COMMISSION EXPIRES
July 26,2667
Notary's Printed Name
jLL
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STATE OF TEXAS §
COUNTYOFTARRANT §
BEFORE ME, the undersigned authority, on this day personally appeared Vic k ,
known to me to be the person whose name is subscribed to the foregoing
instrument, and acknowledged to me that he executed the same for the purposes and
cons*deratlon therein expressed, in the capacity therein stated.
GIVEN UNDER MY HAND AND SEAL OF OFFICE this day
of V1 ry ,2004.
DR"
jary Public in and for
t State of Texas
Notary's Printed Name
JAMIE 1D.WARNER
*: '?Z. MY COMMISSION EXPIRES
November 5,2007
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Exhibit A: NEZ Incentives
Exhibit B: Property Description
Exhibit C: Application: (NEZ) Incentives and Tax Abatement
Exhibit D: Project description including kind, number and location of the proposed
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improvements.
Exhibit E: Final Survey
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EXHIBIT A
c ITY o F FORT WORTH
NEIGHBORHOOD EMPOWERMENT ZONE-(NEZ) TAX ABATEMENT POLICY AND BASIC
INCENTIVES
I. GENERAL P UkPOSE AND OBJECTIVES
chapter 378 of- the Texas. Local Government code allows a municipality to create a
Neighborhood Empowerment Zone (NEZ) when a ...mum'cipality determines that the creation
of the zone would promote: ' '
(1) the creation of affordable housing, including manufactured housing, in the zone;
(2) an increase in economic development in the zone; .
(3) an increase in the quality of social services, education, or public safety provided to
residents of the zone; or
(4) the rehabilitation of affordable housing in the zone."
The city, by adopting the following NEZ Tax Abatement Policy and Basic Incentives will
prom"ote affordable mousing and economic development in Neighborhood 1�rripowerment zones.
r NEZ inceritives will not be granted after the NEZ expires as defined in the resolution designating
the NEZ. For each � t . . � g
NEZ, he- clay council may approve additional terms and incentives as
permitted. by Chapfer 378 of the Texas Local Government code or by city council resolution.
However, any tax abatement avvarded before the expiration of a NEZ shall carry its full term
according to its tax abatement agreement approved by the city council.
As mandated by state law, the property tax abatement under this olio aoolies to the owners
re propefty. p Y , . of
al Nothing in the policy shall be construed as an obligation by the City of Fort Worth
to approve a ny tax abatement application.
II_ DEFINITIONS
"Abatement'' means the full or p p artial exemption from Ci ty of Fort Worth ad valorem taxes on
eligible properties for a period of up to 10 years and an amount of up to 100% of the increase in
appraised value (as reflected on the certified tax roll of the appropriate county a pp raisal district)
resulting from improvements begun after the execution of the tax abatement agreement.
Eligible properties must be located in the NEZ.
"Base Value"is the value of the property, excluding land, as determined b the Tarrant County
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Appraisal District, during the year rehabilitation occurs.
"Building Standard's Commission" is tie commission created under Sec. 7-7? rti.
A cle IV.'
Minimum Building Standards code of the Fort North city Code.
"Capital Investment" includes only real property improvements such as new facilities and
structures, site improvements, facility expansion, and facility modernization. Capital Investment
May 27, 2 003 �
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does NOT include land acquisition costs and/or any existing improvements, or ersonal property
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(such as machinery, equipment, and/or supplies and inventory).
"City of Fort Worth Tax Abatement Policy Statement"means the policy Y adopted b City Council
on February 29, 2000.
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"Commercial/Industrial Development ro Project" is a development project which proposes oses to
construct or rehabilitate commercial/industrial facilities on property that is or meets the
requirements to be) Zoned commercial, industrial or mixed use as defined by the City of Fort
Worth Zoning ordinance.
Community
Facility Development Project"is a development project which proposes to construct
or rehabilitate community facilities on property that allows such use as defined b the City of
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Fort Worth Zoning ordinance.
"'Eligible Rehabilitation" includes only physical improvements to real ro ert . Eligible
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Rehabilitation does NOT include personal property (such as furniture, appliances, equipment,
and/or supplies).
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"Gross Floor Area"is measured by taking the outside_dimensions of the buildin g at each
level, except that portion of the basement used only for utilities or storage, and an areas within
the building used for off-street parking.
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"Minimum Building Standards Code"is Article IV of the Fort Worth City Code adopted 'pursuant
to Texas Local Government Code, Chapters 54 and 214.
"Minority Business Enterprise (MBE)"and "Women Business Enter rise (WBE)"is p a minority or
woman owned business that-has received certification as either a certified MBE or certified
WBF by either the North Texas Regional Certification Agency NTRCA or the Texas
Department of Transportation (TxDot), Highway Division.
"Mixed-Use Development Project" is a development project which ro p oses to construct or
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rehabilitate mixed-use facilities in-which residential uses constitute 20 p ercent or more of the
total gross floor area, and office, eating and entertainment, and/or retail sales and service uses
constitute 10 percent or more of the total gross floor area and is on property that is (or meets
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the requirements to be) zoned mixed-use as described by the City f Fort Worth Zoning
Ordinance.
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"'Multi-family Development Project" is a development project which ro oses to construct or
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rehabilitate multi-family residential living units on property that is (or meets the requirements to
be) zoned multi-family or mixed use as defined by the City of Fort Worth Zoning Ordinance.
"Project" means a "Residential Project'; "Corr�rrrercial/lndustrial Development
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Project'"Community l
Facility Development Project'; "'Mixed--Use Development Project" or a
"Multi-family Development Project"
"Reinvestment Zone" is an area designated as such b the it ?�
9 y City ofQ Worth i�r.acc rda nce
with the Property Redevelopment and Tax Abatement Act codified in ter`�312=of'th Texas
Tax Code, or an area designated as are enterprise zone pursuant t thV-7exas Enter ris Zone
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Act, codified in Chapter 2303 of the Texas Government Code.
May 27,2003 _ 2
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III. MUNICIPAL PROPERTY TAX ABATEM.ENTS
A. RESIDENTIAL PROPERTIES LOCATED IN A NEZ
1. For residential property purchased before NEZ designation, a homeowner shall be
eligible to apply for"a tax abatement by meeting the following:
a. Property is owner-occupied and the primary residence of the homeowner prior to
the final NEZ designation. Homeowner.shall provide proof of ownership by a
warranty deed, affidavit of heirship, or a probated will, and shall show proof of
primary residence by homestead exemption; and
b. Property is rehabilitated after NEZ designation and City Council' approval of the
tax abatement.
c. Homeowner must perform Eligible Rehabilitation on the roe after NEZ
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designation equal to or in excess of 30/0 of the.Base Value of the property; and
d. Property is not in a tax-delinquent status when the abatement application is
submitted.
2. For residential property purchased after NEZ designation, a-homeowner shall be
eligible to apply for a tax abatement by meeting the following:
a. Property is constructed or rehabilitated after NEZ designation and City Council.
approval of the tax abatement;
b. Property is owner-occupied and is the primary residence of the homeowner.
Homeowner shall provide proof of ownership by a warranty deed, affidavit of
heirship, or a probated will, and shall show proof of primary residence by
homestead exemption;
c. For rehabilitated property, Eligible Rehabilitation costs on the property shall be
equal to or in excess of 30% of the Base Value*of the property. The seller or
owner shall provide the City information to support rehabilitation costs;
d-, Property is not in a tax-delinquent status when the abatement application is
submitted; and,
e. Property is in conformance with the City of Fort Worth Zoning Ordinance.
3. For investor owned single family property, an investor shall be eligible to apply for a
tax abatement by meeting the following:
` a. Property is constructed or rehabilitated after NEZ designation and City Council
approval of the tax abatement;
b. For rehabilitated property, Eligible Rehabilitation costs on the property shall be
equal to or in excess of 30% of the Base Value of the property;
c. Property is not in a tax-delinquent status when the abatement application is
submitted; and
d. Property is in co.nformanee with the City of Fort worth Zoning Ordinance.
B. MULTI-FAMILY DEVELOPMENT PROJECTS LOCATED IN A NEZ
1. 100% Abatement fors years.
If an applicant .app~lies for a tax abatement a reement with a term of five ears or
less. this section shall-apply.
May 27, 2003 3
Abatements for multi-family development projects for. up to 5 years are subject to
City Council approval. The applicant may apply with the Housing Department for
such abatement.
The applicant must apply for the tax abatement and be approved b City C ouncil
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before construction or rehabilitation is started.
In order to be eligible for a property tax abatement upon completion, a newly
constructed or rehabilitated multi--family development project in a NEZ must satisfy
the following:
At least twenty percent (20%) of the total units constructed or rehabilitated shall
be affordable [as defined by the U. S. Department of Housing and Urban
Development} to persons with incomes at or below eighty percent (80%) of area
median income based on family size and such units shall be set aside for
persons at or below. 80% of the median income as defined by the U.S. .
Department of Housing and Urban Development. city council may waive or
reduce the 20% affordability requirement on a case--by--case basis; and
(a) For a multi-family development project constructed after NEZ designation, the
project
must provide at. least five (5) residential living units OR have a
minimum Capital Investment of$200,000; or
(b) 'For a -rehabilitation project, the property must be rehabilitated after NEZ
designation. Eligible Rehabilitation costs on the property shall be at least
30%.of the Base Value of the property. ' Such Eligible Rehabilitation costs
must come from the rehabilitation of at least five (5) residential living units or
a minimum Capital Investment of$200,000.
2. 1%-1006/o Abatement of Cily Ad Valorem taxes-up to 10 ears
If an applicant a-Oplies for a tax abatement agreement with a term of more than five
nears, this section shall apply.
• Abatements for multi-family development projects for up to 1 0 ears are subject t
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City Council approval. The applicant may apply with the Housin g Department for
e
such abatemnt.
The applicant must apply for the tax abatement and be a' roved b City Council
. pp y tY nc�l
before construction or rehabilitation is started.
Years 1 throu h 5 of the Tax Abatement A reement
Mu'lti-family projects shall be eligible for 100% abatement of City ad valorem takes
for years one through five of the Tax Abatement Agreement upon the satisfaction of
the following:
At least twenty percent (20%) of the total units construct _a i sh II
be affordable (as defined by the U. S. Department riinq a U��b
Development) to persons with incomes at or below eight percent (80%o� of are
median income based on family size and such units hall be set aside fqr
May 27, 2003 - 4
persons at or below 80% of the median income as defined by the U.S.
Department of Housing and Urban Development. City Council may waive or
reduce the 20% affordability requirement on a case-by-case basis; and
a. For a multi-family development project constructed after NEZ.designation, the
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project must provide at least five (5) residential living units OR have a
minimum Capital Investment of$200,000; or
b. For a rehabilitation project, the �Y ro e` must be rehabilitated after NEZ
p P
designation. Eligible Rehabilitation costs on the property shall be at least
30% of the Base Value of the property. Such Eligible Rehabilitation costs
must come from the rehabilitation,of at least five (5) residential living units or
a minimum Capital Investment of$200,000.
Years 6 throw h 10 of the Tax Abatement A reement
Multi--family projects shall 'be eligible for a 1%-100% abatement of City ad valorem
taxes for years six through ten of the Tax Abatement Agreement upon the
satisfaction of the following:
a. At least twenty percent (20%) of the total units constructed or rehabilitated shall
be affordable (as ,defined by the U. S. Department of Housin g and Urban
Development) to persons with incomes at or below eighty percent (80%) of area
median income based on family size and such units shall. be set aside for
persons at or below 80% of the median income as defined b the 'U.S.
. Y
Department of Housing and Urban Development. City Council may waive or
reduce the 200/ affordability requirement on a case-by-case basis; and
1. For a multi--family,development project constructed after NEZ designation, the
project must provide at least five (�) residential living units OR have a
minimum Capital Investment of$200,000; or
2. For a rehabilitation project, the property must be rehabilitated after NEZ
designation. Eligible Rehabilitation costs on the property shall be at least
30% of the Base Value of the property. Such Eligible Rehabilitation costs
must come from the rehabilitation of at least five (5) residential living units or
a minimum Capital Investment of$200,000.
b. Any other terms as City Council of the City of Fort Worth deems appropriate,
including, but not limited to:
1. utilization of Fort Worth companies for an agreed upon percentage of the total
costs for construction contracts;
2. utilization of certified minority and women owned business enterprises for an
agreed upon percentage of the total costs for construction contracts;
3. property inspection;
4. commit to hire an agreed upon percentage of Fort Worth residents
5. commit to hire an agreed upon percentage of Central City residents
6. landscaping;
7. tenant selection plans; and
8. management plans.
C. COMMERCIAL, INDUSTRIAL AND COMMUNITY FACILITIES DEVELOPMENT
PROJECTS LOCATE] IN A NEZ
May 27, 2003 5
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100% Abatement of Citv Ad Valorem taxes for 5 years
If an aoolicant applies for a tax abatement a regiment with a term of five veaes or
less this section shall-appIv.
Abatements for commercial, Industrial and Community Facilities Development
Projects for up to 5 years are subject to city Council approval. The applicant may
apply with the Housing Department for such abatement.
The applicant must apply for the tax abatement and be approved by City council
before construction or rehabilitation is started.
In. order to be eligible for a property tax abatement, a newly constructed or
rehabilitated corn mercial/industrial and community facilities development project in a
NEZ must satisfy the following:
a. A commercial, industrial or a community facilities development -project
constructed after NEZ designation must have a minimum Capital Investment of
$75,000; or
b. For a rehabilitation project, it must be rehabilitated after NEZ designation. Eligible
Rehabilitation costs on the property shall be at least 30% of the Base Value of
the property, or$75,000, whichever is greater.
i
2. 1%-100% Abatement of C�i[ty Ad Valorem taxes uID to 10 vea rs
If an applicant applies for a tax abatement agreement with a term of more than five
_ears this section shall
Abatements agreements for a Commercial, Industrial and Communit y Facilities
Development projects for up to 10 years are subject to city council approval. The
applicant may apply with the Economic and Community Development Department for
such abaterneht.
The applicant must apply for the tax abatement and be approved by City council
before,construction or rehabilitation is started.
Years I throw h 5 of the Tax Abatement'A regiment
Commercial, Industrial and Community Facilities Development projects shall be
eligible for 100% abatement of city ad valorem taxes for the first five years of the
Tax Abatement Agreement upon the satisfaction of the following:
a. A commercial, industrial or a community facilities development project
constructed after NEZ designation must have a minimum Capital Investment of
$75,000; or
b. For a rehabilitation project, it must be rehabilitated after NEZ designation. Eligible
Rehabilitation costs on the property shall be at least 30° of
the property, or- 75 000 whichever - - �
$ is greater.
May 27, 2003 5
w
Years 6 through 10 of the Tax Abatement-Agreement
Commercial, Industrial and community Facilities Development projects shall be
eligible for I%- 100% abatement of City ad valorem takes for years six through ten of
the Tax Abatement Agreement upon the satisfaction of the following:
a. A commercial, industrial or a community facilities development project
constructed after NEZ designation must have a minimum Capital
Investment of $75,000 and must meet the requirements of subsection (c)
below ; or
b. For a rehabilitation project, it must be rehabilitated after NEZ designation.
Eligible Rehabilitation costs on the property shall be at least 30/0 of the
Base Value of the property, or $75,000, whichever is greater and meet
the requirements of subsection (c) below.
c. Any other terms as city Council of the City of Fort Worth deems
appropriate, including, but not limited to:
I. utilization of Fort Worth companies for an agreed upon percentage of
the total costs for construction contracts;
2. utilization of certified minority and women owned business enterprises
for an agreed upon percentage of the total costs for construction
contracts;
3. commit to hire an agreed upon percentage of Fort worth residents;
4. commit to hire an agreed upon percentage of Central city residents;
and
5. landscaping.
D. -MIXED-USE DEVELOPMENT PROJECTS LOCATED IN A NEZ
1. 100% Abatement of City Ad Valorem taxes for 5 ygars
If an a Ilcant applies for a tax abatement a greement with a term.of five-years or
Less, this section shall
Abatements for Mixed--Use Development Projects for up to 5 years are subject to
City Council approval. The applicant may apply with the Housing Department artment for
such abatement.
The applicant must apply for the tax abatement and be approved by City Council
before construction or rehabilitation is started.
In order to be eligible for a property tax abatement, upon completion, a newly
P P � Y
constructed.or rehabilitated mixed-use development project in a NEZ must satisfy the
following:
a. Residential uses in the project constitute 20 percent or more of the total Cross
Floor Area of the project; and
b. Office, eating and entertainment, and/or retail sales and service uses in the
project constitute 10 percent or more of the total Gross Floor Area of the project;
and
(1) A mined-use development project constructed after NEZ designation must
have a minimum Capital Investment of$200,000; or
May 27, 2003 7
(2) For a rehabilitation project, it must be rehabilitated after NEZ designation.
g
Eligible Rehabilitation costs on the property.shall be at least 30% of the Base
Value of the property, or$200,000, whichever is greater.
2. 1%-100% Abatement of City Ad Valorem taxes up to 10 years
If an abolicant applies for a tax abatement agreement with a term of o
m re than five
ears this section shall applys
Abatements agreements for a Mixed Use Development projects for up to 10 years
are subject to city Council approval. The applicant may apply with the_ Housing
Department for such abatement.
The applicant must apply for the tax abatement before construction or rehabilitation
is started and the application for the tax abatement must be approved b City
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Council.
Years 1 throw h 5 of the Tax Abatement ALreement
Mixed Use Development projects shall be eligible for 100% abatement of City ad
valorem taxes for the first five years of the'Tax Abatement Agreement upon the
satisfaction of the following:
a. Residential uses in the project constitute 20 percent or more of the total Gros
. P s
Floor Area of the project; and
b. office, eating and entertainment, and/or retail sales and service uses i n the
project constitute 10 percent or more of the total Gross Floor Area of the project;
and
c. A new mixed--use development project constructed after NEZ designation must
have a minimum capital Investment of$200,000; or for a rehabilitation P roject, it
must be rehabilitated after NEZ designation. Eligible Rehabilitation costs on the
property shall be at least 30% of the Base Value of the property, or $200,000,
whichever is greater.
Years 6 throw h 10 of the Tax Abatement 6greement
Mixed Use Development projects shall be eligible for 1-100% abatement of City ad
valorem taxes for years six through ten of the Tax Abatement Agreement upon the
satisfaction of the following:
a. Residential uses in the project constitute 20 o ercent or more
p f the total Gross
Floor Area of the project; and
b. office, eating and entertainment, and/or retail sales and service uses in the
project constitute 10 percent or more of the total Gross Floor Area ]1-ka roject;
w C. A new mixed-use devel o ment roject c n P P J o structe aftr NEZ' n must
have a minimum Capital Investment of $200000; o for zW-rehab1Iftoject, it
must be rehabilitated after NEZ designation. Eligibl R5hcabi4tatioon the
May 27, 2003 g
property shall be at least 30% of the Base Value of the property, or $200,660,
_ whichever is greater; and
d. Any other terms as city council of the City of Fort Worth deems appropriate,
including, but not limited to:
'1. utilization of Fort Worth companies for an agreed upon ercenta e of the
P g
total costs for construction contracts;
2. utilization of certified minority and women owned business enterprises for
an agreed upon percentage of the total costs for construction contracts;
3. property inspection;
4. commit to hire an agreed upon percentage of Fort Worth residents
5. commit to hire an agreed upon percentage of Central city residents
6. landscaping;
7. tenant selection plans; and
8. management plans.
E. ABATEMENT GUIDELINES
1 If a NEZ is located-in a Tax Increment Financing District, city Council will determine
on a case--by-case basis if the tax abatement incentives in Section III will be offered
to eligible Projects. Eligible Projects must meet all eligibility requirements specified
fn Section 111.
2. if a Project is Iocated in the Woodhaven Neighborhood hborhood Em owerment Zone in order
to be considered "eligible" to apply for a tax abatement under this Policy, the
Woodhaven Community Development corporation and the Woodhaven
Neighborhood Association must have submitted a letter of support for the Project to
the city of Fort Worth
3. In order to be eligible to apply for a tax abatement, the property owner/developer
must:
a. Not be delinquent in paying property taxes for any property ow' ned by the
owner/developer ; and
b. Not have any City of Fort Worth liens fled against any property owned by the
applicant property owner/developer. "Liens" include, but are not limited to, weed
liens, demolition liens, board-up/open structure liens and paving liens.
4. Projects to be constructed on property to be purchased under a contract for deed are
not eligible for tax abatements.
5. once a NEZ property owner of a residential property (including multi-family) in the
NEZ satisfies the criteria set forth in Sections 111.A, E.I. and E.2. and applies for an
abatement, a property owner may enter into a tax.abatement agreement with the city
of Fort `North. The tax abatement agreement shall automatically terminate if the
property subject to the tax abatement agreement is in violation of the Ci f Fort
Worth's Minimum Building Standards code and the o .s corm,cted ofl. such
violation.
5. A tax abatement granted under the criteria set forth i S t!on 41., Wn onl be
granted once for a property its a NEZ for a maximum t rmi of-es �speCified ,i the
May 27, 2003 g
agreement. If a property on which tax is being abated is sold, the Ci ty will assign the
tax abatement agreement for the remaining term once the new owner submits an
application. -
7. A property owner/developer of a multifamily development, commercial, industrial,
community facilities and mixed--use development project in the NEZ who desires a
tax abatement under Sections III.B, C or D must:
a. Satisfy the criteria set forth in Sections I I I.B, C or D, as applicable, and Sections
I II.E.1 E.2; and E3. and
b. File an application with the Housing Department, as applicable; and
c. The property owner must enter into a tax abatement agreement with the City of
Fort Worth. In addition to the other terms of agreement, the tax abatement
agreement shad provide that the agreement shall automatically terminate if the
owner receives one conviction of a violation of the City of Fort Worth's Minimum
Building Standards Code regarding the property subject to the abatement
agreement during the term of the tax abatement agreement;.and
d. If a property in the NEZ on which tax is being abated is sold, the new owner may
enter into a tax abatement agreement on the property for the remaining term.
8. If the terms of the tax abatement agreement are not met, the Ci ty Council 'has the
. right to cancel or amend the abatement agreement. In the event of cancellation, the
recapture of abated taxes shall be limited to the year(s) in which the default occurred
or continued.
9. The terms of the agreement shall include the City of Fort Worth's right to: 1 review
and verify the applicant's financial statements in each year during the life of the
agreement prior to granting a tax abatement in any given year, (2) conduct an on site
inspection of, the project in each year during the life of the abatement to verify
. compliance with the terms of the tax abatement agreement, (3) terminate the
agreement if the Project contains or will contain a sexually oriented business 4
terminate the agreement, as determined in City's sole discretion, if the Project
contains or will contain a liquor store or package store.
10. Upon completion of construction of the facilities, the City shall no less than annually
evaluate each project receiving abatement to insure compliance with the terms of the
agreement. Any incidents of non-compliance will be reported to the City Council.
On or before February 1st of every year during the*life of the agreement, any
individual or entity receiving a tax abatement from the City of Fort Worth shall
provide information and documentation which details the property owner's
compliance with the terms of the respective agreement and shall certify that the
owner is in compliance with each applicable term of the agreement. Failure to report
this information and to provide the required certification by the above deadline shall
result in cancellation of agreement and any taxes abated in the prior year being due
and payable.
r 7 f 1 f
11. If a property in the NEZ on which tax is being abated i � _tom raw � may
enter into a tax abatement agreement on the property f r tl -:eniaii.iti �erm� Any
sale, assignment or lease of the property which is not pe iftd_Jri the tak'abat6ment
3
May 27, 2003 10
agreement results in cancellation of the agreement a-nd recapture of any taxes
abated after the date on which an unspecified assignment occurred.
F. APPLICATION FEE
1. The application fee for residential tax abatements governed under Section II I.A is
$25.
2. The application fee for multi-family, commercial, industrial, community facilities and
mixed-use.development projects governed under Sections III.B., C. and D., is one-
half of one percent (o.5%) of the proposed Project's Capital Investment, not to
exceed $1,000. The application fee will be refunded upon issuance of certificate of
final occupancy and once the property owner enters into a tax abatement agreement
with the city. otherwise, the Application Fee shall not be credited or refunded to any
party for any reason.
IV. FEE WAIVERS .
A. EZIOIBLE RECIPIENTSIPROPERTIES
I. City Council shall determine on a_ case--by-case basis whether.a Project that will
contain or contains a liquor store or package store is eligible to apply for a fee
waiver.
2. If a Project is located in the Woodhaven Neighborhood Empowerment Zone, in order
to be considered "eligible" to apply for a fee waiver under this Policy, the Woodhaven
Community Development Corporation and the Woodhaven Neighborhood
Association must have submitted a letter of support for the Project to the city of Fort
Worth.
3. Projects to be constructed on property to be purchased under a contract for deed are
not eligible for development fee waivers.
4. In order for a property owner/developer to be eligible to apply for fee waivers for a
Project, the property owner/developer:
a. must submit an application to the city;
b. must not be delinquent in paying property taxes for any property owned by the
owner/developer or applicant;
c. must not have any city liens filed against any property owned by the applicant
property owner/developer, including but not limited to, weed liens, demolition
liens, board-up/open structure liens and paving liens; and
d. of a Project that will contain or contains a liquor store, package store or a sexually
oriented business has received City Council's determination that the Project is
eligible to apply for fee waivers.
Approval of the a lication and waiver of the f e'g lit- -deemed to be
approval of any aspect of the Protect. Before o r ce, Lbeiappflcant. must
ensure that the proiect is located in the correct zoni g nnct.
r
May 27, 2003 -1 I
B. DEVELOPMENT FEES
Once the Application for NEZ Incentives has been approved and certified b the City, the
-
following Y tY�
fees for services wormed b the,City of Fort Worth for Projects in the NEZ
are waive
projects p s
d for new construction projects or rehabilitation that expend at leas t
30% of the Base Value of the property on Eligible Rehabilitation costs:
I. All building permit related fees (including Plans Review and 'Inspections) .
2. Plat a-pplication fee (including concept plan, preliminary plat, final P lat, short form
replat)
3. Board of Adjustment application fee
4-0 Demolition fee
5. Structure moving fee
6. Community Facilities Agreement (CFA) application fee
7. Zoning application fee
8. Street and utility easement vacation application fee
Other development related fees not specified above will be considered for approval by
City council on a case-by-case basis.
PP
C. IMPACT FEES
1. Single family and multi-family residential development projects in the NEZ.
Automatic 100% waiver of water and wastewater impact fees will be applied.
2. commercial, industrial, mixed--use, or community facility !
development projects in the
NEZ:
P P
a. Automatic 100% waiver of water and wastewater impact pa t fees up to $56,000 or
equivalent to two 6--inch meters for each commercial, industrial, mixed-use or
community facility development project. -
b. If the project requests an impact fee waiver exceeding $55,000 or requesting a
waiver for larger and/or more than two 6--inch meter, then city Council approval is
required. Applicant may request the additional amount of impact fee waiver
through the Housing Department.
V. RELEASE OF CITY LIENS
A. ELIGIBLE RECIPIENTS/PROPERTIES
1. City Council shall determine on a case-by-case basis whether a Project that will
contain or contains a liquor store or package store is eligible to apply for a fee
waiver.
2. If a Project is -located in the Woodhaven Neighborh o � ,air = �'go e in order
to be considered eligible to apply for release of cit efi� brrdrpli the
Woodhaven Community development Corporation nd11)*l/V60 n
May 27, 2003 12
r
Neighborhood Association must have submitted a letter of support for the Project to
the city of Fort North.
3. Projects to be constructed on property to be purchased under a contract for deed are
not eligible for any release of City Liens.
4. In order for a property ofterldeveloper to be eligible to apply for a release of city
liens contained in Section V.B., C., D., and E. for a Project, the -property
owner/developer:
a. must submit an application to the city;
b. must not be delinquent in paying property taxes for any property owned by the
owner/developer;.
b. must not have ..been subject to a Building- Standards commission's order of
Demolition where the property was demolished within the last five (5) years;
c. must not have any City of Fort worth liens filed against any other property owned
by the applicant property owner/developer. "Liens" includes, but is not limited to,
weed liens, demolition liens, board-up/open structure liens and paving liens; and
d. of a Project that contains or will contain a liquor store, package store or a sexually
oriented business has received city CounciI's determination the Project is eligible
to apply for release of City liens.
B. WEED LIENS
The following are eligible to apply for release of weed liens:
1. Single unit owners performing rehabilitation on their properties.
2. Builders or developers constructing new homes on vacant lots.
3. owners performing rehabilitation on multi-family, commercial, industrial, mixed-use,
or community facility properties.
4. Developers constructing new multi--family, commercial, industrial, mixed--use or
community facility development projects.
O. DEMOLITION LIENS
Builders or developers developing or rehabilitating a property for a Project are eligible to
apply for release of demolition liens for up to $30,000. Releases of demolition liens in
excess of$30,000 are subject to city Council approval.
D. BOARD-UPIOPEN STRUCTURE LIENS
The following are eligible to apply for release of board-up/open structure liens:
1. Single unit owners performing rehabilitation on their properties.
2. Builders or developers constructing new single family homes on vacant lots.
3. Owners performing rehabilitation on multi-family, commercial', industrial, mixed--use,
or community facility properties.
4. Developers constructing multifamily, commercial, industrial, mixed-use, or
community facility projects.
E. PAVING LIENS
May 27,2003 13
M
The following are eligible to apply for release of paving liens:
I. Single unit owners performing rehabilitation on their properties.
2. Builders or developers constructing new homes on vacant lots.
3. Owners performing rehabilitation on multi-family, commercial, industrial, mixed-use,
or community facility properties.
4. Developers constructing multi-family, commercial, industrial, . mixed-use, or
community facility projects.
VI. PROCEDURAL STEPS
A. APPLICATION SUBMISSION
1. The applicant for NEZ incentives under Sections III. IV., and V. must complete and
submit a city of Fort Worth "Application for NEZ Incentives" and pay the appropriate
application fee to the Housing Department, as applicable.
2. The applicant for incentives under Sections I II.C.2 and D.2 must also complete. p 'and
submit a City of Fort Worth "Application for Tax Abatement" and pay the appropriate
application fee to the Economic- Development office. The application fee, review,
evaluation and approval will be governed by City of Fort Worth Tax Abatement Policy
Statement for Qualifying Development Projects.
B. CERTIFICATIONS FOR APPLICATIONS CINDER SECTIONS III. IV AND V
•
1. The Housing Department will review the application for accuracy and _
completeness. once the Housing Department determines that the application is
complete, the Housing Department will certify the property owner/developer's
eligibility to receive tax abatements and/or basic incentives based on the criteria set
forth in Section Ill., IV., and V. of this policy, as applicable. once an applicant's
eligibility is certified, the Housing Department will inform appropriate departments
administering the incentives. An orientation meeting with City departments and the
applicant may be scheduled. The departments include:
a. Housing Department: property tax abatement for residential properties and multi-
family development projects, release of city liens.
b. Economic Development office: property tax abatement for commercial,
industrial, community facilities or mixed-use development projects.
c. Development Department: development fee waivers.
d. Water Department: impact fee waivers.
e. other appropriate departments, if applicable.
2. Once Development Department, Water Department, Economic Development Office,
and/or other appropriate department receive a certified application from the Housing
Department, each department/office shall fill out a "Verification of NEZ Incentives for
Certified NEZ incentives Application" and return it to the Housing Department for
record keeping and tracking.
C. APPLICATION REVIEW AND EVALUATION FOR APPLI A►Tfb
J 1
May 27, 2003 14
I. Property Tax Abatement for Residential Properties and Multi-family Development
Projects
a. For a completed and certified application for no more than five years of tax
. abatement, with Council approval, the City Manager shall execute a tax
abatement agreement with the applicant.
b. For a completed and certified multi-family development project application for
more than five years of tax abatement:
(1) The Housing Department will evaluate a completed and certified application
based on:
(a) The project's increase in the value of the tax base.
(b) Costs to the City (such as infrastructure participation, etc.).
(c) Percent of construction contracts committed to:
(i) Fort Worth based firms, and
(ii) Minority and Women Owned Business Enterprises (M/W8Es).
(d) Other items which the City and the applicant may negotiate.
(2) Consideration by Council Committee.
Based upon the outcome of the evaluation, Housing Department may present ,
the application to the City Council's Economic Development Committee.
Should the Housing Department present the application to the Economic
Development Committee, the Committee will consider the application at an
open meeting. The Committee may:
(a) Approve the application. Staff will then incorporate the application into a
tax abatement agreement which will be sent to the City Council with the
Committee's recommendation to approve the agreement; or
(b) Request modifications to the application. Housing Department staff will
discuss the suggested modifications with the applicant and then, if the
requested modifications are made, resubmit the modified application to
the Committee for consideration; or
(c) Deny the application. The applicant may appeal the Committee's finding
by requesting the City Council to: (a) disregard the Corimmittee's finding
and (b) instruct city staff to incorporate the application into a tax
abatement agreement for future consideration by the City Council.
(3) Consideration by the City Council
The City Council retains sole authority to approve or deny any tax abatement
agreement and is under no obligation to approve any tax abatement
application or tax abatement agreement. The City of Fort Worth is under no
obligation to provide tax abatement in any amount or value to any applicant:
c. Effective Date for Approved Agreements
All tax abatements 'approved by the City Council will become effective on
January 1 of the year following the year in which a Certificate of Occupancy (CO)
is issued for the qualifying development project (unless otherwise specified in the
tax abatement agreement). Unless otherwise specified in the agreement, taxes
levied during the construction of the project shall be due and payable.
May 27, 2003 15
2. Property Tax -Abatement for Commercial, Industrial, community Facilities, and
• Mixed--Use Development Projects
a. For a completed and certified application for no more than five years of tax
abatement, with council approval, the city Manager shall execute a tax
• abatement agreement with the applicant.
b. For a completed and certified application for more than five 'years of tax
abatement:
(1) The Economic Development office will evaluate a completed and certified
application based on:
(a) The project's increase in the value of the tax base.
(b) costs to the city (such as infrastructure participation, etc.).
(c) Percent of construction contracts committed to:
(i) Fort Worth based firms, and
(ii) Minority and Women owned Business Enterprises (M/WBEs).
(d) other items which the city and the applicant may negotiate.
(2) Consideration by council Committee
Based upon the outcome of the evaluation, the Economic Development
Office may present .the application to the City council's Economic
Development committee. Should the Economic Development office present
the application to the Economic Development Committee, the Committee will
consider the application at an open meeting. The committee may:
(a) Approve the application. staff will then incorporate the application into a
tax abatement agreement which will be sent to the city council with the
Committee's recommendation to approve the agreement; or
(b) Request modifications to the application. Economic Development office
staff will discuss the suggested modifications with the applicant and then,
if the requested modifications are made, resubmit the modified application
to the committee for consideration; or
(c) Deny the application. The applicant may appeal the Committee's finding
by requesting the City Council to: (a) disregard the Committee's finding
and (b) instruct city staff to" incorporate the application into a tax
abatement agreement for future consideration by the City Council.
(3) consideration by the city council
The City council retains sole authority to approve or deny any tax abatement
agreement and is under no obligation to approve any tax abatement
application or tax abatement agreement. The City of Fort Worth is under no
obligation to provide tax abatement in any amount or value to any applicant.
c. Effective Date for Approved Agreements
All tax abatements approved by the city council will become effective on
January I of the year following the year in which a Certificate of Occupancy (CO)
is issued for the qualifying development project (unless'Na-0161' the
tax abatement agreement). Unless otherwise specifie iq* r ; t xes
levied during the construction of the project shall be du anlqaya� �$
.. .. 6, .1.
May 27, 2003 - 16
3. Development Fee.waivers
a. For certified applications of development fee waivers that do not require Council
approval, the Development Department will review the certified applicant's
application and grant appropriate incentives.
b. For certified applications of development fee waivers that require Council
approval, City staff will review the certified applicant's application and make
appropriate recommendations to the City Council.
4. Impact Fee Waiver
a. For certified applications of impact fee waivers that do not require Council
approval, the Water Department will review the certified applicant's application
and grant appropriate incentives.
b. For certified applications of impact fee waivers that require Council approval, the
Water Department will review the certified applicant's' application and make
appropriate recommendations to the City Council.
5. Release of City Liens
For certified applications of release of City liens, the Housing Department will release
• the appropriate liens.
V11. OTHER INCENTIVES
A. Plan reviews of proposed development projects in the NEZ will be expedited by the
Development Department. .
B. The City Council may add the following incentives to a NEZ in the Resolution adopting
g
the NEZ:
I. Municipal sales tax refund
2. Homebuyers assistance
1 Gap financing
4. Land assembly
5. conveyance of tax foreclosure properties
8. Infrastructure improvements
7. Support for Low Income Housing Tax Credit (LIHTC) applications
8. Land use incentives and zoning/building code exemptions, e. ., mixed-use density
. 9 tY
bonus, parking exemption
9. Tax Increment Financing (TIF)
10. Public Improvement District (PID)
I I.,Tax-exempt bond financing
12. New Model Blocks
13. Loan guarantees
14. Equity investments
15. Other incentives that will effectuate the intent and purposes of NEZ.
May 27, 2003 17
t
c
Viii. Ineligible Projects
The following Projects or Businesses shall not be eligible for an incentives under the City' of
9 y Y'
Fort Worths Neighborhood Empowerment Zone (NEZ) Tax abatement Policy and Basic
Incentives:
Sexually Oriented Businesses
V
',q T1y�1 P-p",.
May 27, 200- 18 __.
Y EXHIBIT B
Property Description
3837 Birkdale Dr., Block I Lot 9, Ridglea Place Addition
r
FORTWORTH
Application Igo. ~ /8
CITY OF FORT WORTH
NEIGHBORHOOD EMPOWERMENT ZONE (NEZ
PROGRAM .
PROJECT CERTIFICATION APPLICATION
FORM C FOR DEVELOPWNT PROJECTS
I. APPLICATION CHECK LIST
Please submit the following documentation:
A completed application form
• A list of all properties owned by the applicant in Fort worth
Application fee--cashier's check or money order (For tax abatement applications only.
Y
For multifamily, commercial, industrial, commercial facilities, and mixed-use tax
0,-abatement a lications: 0.5° t '} '
pp �v ❑f the total Capital Investment of the project, not to exceed
$1,000.00}For single family tax abatement applications: $25 per house)
[X__] Proof of ownership, such as a warranty deed, affidavit of heirship, or a p robated will OR
evidence of site control, such as option to buy
El Title abstract of the property(optional)
For Rehabilitation Prot ec,ts
�]{ A co m leted set. of Rehabilitation Remodel Plan and a list of eligible rehabilitation
co sts*. (for applications of tax abatements and development fee waivers for rehab
projects only)
* Eligible rehabilitation includes only physical improvements to real property. It does NO'S' include P ersonal
property such as fiirniture, appliances, equipment and/or supplies. Total eligible rehabilitation costs shall equal
to or exceed.30% of the Tarrant Appraisal District (TAD) appraised value of the structure during the year
YOU MUST APPLY FOR TAX A 3ATEMENT BEFORE ANY BUILDING PERMITS ARE ISSUED FOR
YOUR PROPERTY.
IZ. APP LI CAN'T`1 AGENT E44FORNIATI 0 N
I. Applicant: 2. Contact Person:
Corrigan
Investments Inc. Jae Kline
3. Address: U 0 4 G&tom .►t., 3 4 T -
4311 Oak Lawn Suite 450 Dallas �... TX 75219
Street city State .dip
4. Phone no:: C z 1 rl_2?3,2 � Z�ry-- Zz.3,9
214 559--_4540 5. Fax No" 214 559-3347 59 3347
6. Email. 1 ove t, a loovi legew Jc 0 ew5,com
dcorri a,l@cres—dallas..com
7. Agent(if any)
Jae Kline
8. Address: 1305 W. 'Ma nolia Ave. , Ste. E For
.� _ . .._ ._._ t W v r th�_TX _ 16.104
..._ _
Street oo� city State Zip .
9. Phone no.: (817 10. Fax No.
� 207--8080 : 817) 207-8081„_
11. Email
. _^ip k c.o�swb e 11.net
_ - ----- . _. - --- --.
If you need further information or clarification, please contact Erika Anderson at (817) 392-7507 or .
'Elizee Nf i.chel at (817)392-7336.
FORT WORTH
Ill. PROJECT ELIGIBILITY
1. Please list down the addresses and legal descriptions of the project and other properties your
organization owns in Fort worth. Attach metes and bounds description if no address or
legal description is available. Attach an exhibit showing the location of the project.
Table I Propery Proper Ownership
Address Zip Legal Description
Code Subdivision Lot No. Block No.
(Project Location)
3700 Wes trial e Ave. - 76116 R•d
308 E. Belk St.
108 oalhoun .St. 76102 Ft.W.o '
1105. Jones St. W •
307 E. Weatherford St. 76102 FtiW.0rigina1_ Toim 6B 11
309 E. Weatherford St. 76102 Ft.W.Ori inal Toim 7A 11
304 .E. Belkna St. 7 6 L 2- F .W.Or nal Tgv 4 L1
(Please attach additional sheets of paper as needed.)
2. For each properties listed in Table 1,please check the boxes below to indicate if:
■ there are taxes due; or
■ there are City liens; or
■ you have been subject to a Building Standards Commission's Order of Demolition where the
property was demolished within the last fire years.
Table 2 Proper Taxes and City Liens
Address Property City Liens on Property
.`,r .__•r-. .�.+ .r...... .. ._ . � .� ... r .� . + .�n r�•¢,nyR. •_ ieY.��� 7Demolo'Taxes Weed Board--up/open^ tion Paving girder of
Due Liens Stucture Liens Liens Liens Demolition
El El 1:1
El
1:1 El 0
El 11 El
❑
El ❑ ❑ El
Q
El El ❑ El
El El 0 1:1
(Please attach additional sheets of paper as needed.)
3. loo you own other properties under other names?. ❑ Yes El No
If Yes,please specify FW Corkline De '
Development Ltd. (Listed in Table 1)
4. Does the proposed project conform with City of Fort North .Zoning? ❑x Yes El No
If no, what steps are being taken to insure compliance?
S. Project Type: ❑ ❑ ❑
Single Multi- Commercial Industrial Community Mixed-Use
Family Family. Facilities
y.
F
Fz. o RT WO R T H
6. Is this a new construction or rehab project?
[E New Construction ❑Rehab
7. what is the status of your project?
-E In Planning Stage F-]Under Construction E] Completed
8. If your project has been completed,when was it completed? .
g. How much is the total development cost of your project?
10. Will the rehabilitation work* equal to at least 3 0% of the Tarrant Apprals al District
(TAD) assessed value of the structure during the year rehabilitation occurred?
El Yes El No
*only physical improvements to real property is eligible. Do NOT include personal property such as
f mi t l re, appliances, equipment, and/or supplies.
II How much is the total square footage of your pro j ect square feet
9 J5
O6
12. For a szai le family home own ershi v, mixed--use or multi- an;ffii"ily deveLopment vroLec t P lease
fW out the number of residential units based on income range of owners or renters in the
following table.
Table 3 Number of Residential Units and Income.Ra n3re of Owners or Renters
'}. '�y. ~ `r •�•A '�.7. � r , �W`�-- -
Aw
> 80/0 of AMFr**
At or below 80%of AMFI
}- Y�- 1$.�n..b �.� �srr-fw- ki •+�.� ' �'� "t''� ;_''-i' ��b -'•••� «" � �'e�a.�if,}e�,.::i i .i r'y'`J'±i. S�,„�r i'x�aw.ti•,
. "'�- + �i.r .; '�r: err.'.� R .x ...�- -T'.� !�r"s�cTSSb+'•`'i�'�3_ [;
"AMR:Area Median Family Income. Please see attachment for income and housing payment guidelines,
g Ym �P
13. For a multifamily project to be qualified for tax abatement, at least 20% of total uu�i.ts shall
be affordable to families at or below 80% of AAM. Check the box if you are requesting a
waiver of this requirement. []
��.�. _ �. .�. oWmunitV fad ili
���. �o� �a cy��l`cial,x�dus��•'a� ��i � ti-B
non-residentlaI space.
Commercial Industrial Community Facilities
square feet square feet square feet
PLEASE ANSWER QUESTIONS NO.Y 0 T.ISO. 12 ONLY IF YOU ARE APPLYING
FOR A TAX A BATENM.NT.
15. How much will be your Capital Investment*** on the project?Please use the following
g
table to provide the details and amount of your Capital Investment(Xttached additional
sheets if necessary).
Table 4 Capital Investment of the Project
OWN
3
FORT WORT
***Capital Investment includes only real property improvements such as new facilities and structures, site
improvements, facility expansion, and facility modernization. Capital Investment DOES NOT include
land acquisition costs and/or any existing improvements, or personal property (such as machinery,
equipment, and/or supplies or inventory).
16. For a commercial industrial community facility or mixed--use project, how many
employees will the project generate?
17. For a mixed--use proiect,please indicate the percentage of all uses in the project in the
following table.
Table 5 Percentage of Uses in a Mixed-Use Project
it ��r'7.�7 pp��+�.�.�:,'4�.=r,•�.".� y 1�.�C�:^Y�.`.C'x.'.._':xr L���1.�n:a•-r ti�1�i�.S��f,,`'�'e.x..�y r��'�:r�}.S�.'~F'��s.Ti�-i n...•�.w".r•!ff�a�•y�t ie...,r.'e-.i►'F.'--.'�.'.Iy i�.v�a,"�'!e�4'73::�Pil'� T %.C-`.t`f`,l.•y t�.r'��,'Ny l+r iy'.'•:�T►i�:�t x v..��ti.y�.ti t r�.C��:•t.,:��.`�n.:a�"'L.7•'i�.s.w.1..`l r�aL^�:'g'<4.��".�'}rItie r.i.�-•_�i1 w�"�N
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si
•
t.
Office
Eating_
Entertainment
Retail sales
Service
L,
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�" . y+. ... .�rA:.... i • i• .y r ,r• '-4,s,y .iC� f.
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"�.`•+-S[.•^!'';��ai• ,�. :.;r•:,.,y,asj' �'{k fY .'�• s,xs.r Tim'ISBN,:A.rC'r�CF`KpF'L' Yyr�rsr-i7�,YSxa3'�: 1.�L'�e.:..►+s'.cTl�f �x..�...s'� .,.iii:l:."..,S�.a15r.S�',.'i:•��'.S:d-2.:.1TL:�wrf'3�le�c- .a a
Tv. INCENTIVES
Y. What incentives fare you applying for? .
Muni cip al_Prop erty Tax Abatements
5 years
-..a�.�...J•.�-.'a:�.-,._.:r .h., �.Yaw..._ .. s..-ii,-.��'-:-�n....«� •.:�i�L� r:.Jti r 'E:%,
More than yearn
Development Fee waivers
All building permit related fees (including Plans Review and Inspections)
[]� Plat application fee (including concept plan,preliminary plat, final plat, short farm replat)
Board of Adjustment application fee
® Demolition fee
® Structure moving fee
Community Facilities Agreement (CFA) application fee
[] Zoning application fee
® Street and utility easement vacation application fee
Impact Fee Waivers
[] Impact fee waiver
Meter Size How many meters?
Release of City Liens
Weed liens
[] Board up/open structure liens
® Demolition liens
�] Paving liens
4
-FORT WORTH
T . A CK.L'I O T T.LED G.11'LL'al►TS
I hereby certify that the infonnation provided is true and accurate to the best of my knowledge. I hereby .
acknowledge that I have received a copy of NEZ Basic Incentives, which governs the granting of tax
abatements,fee waivers and release of City liens,and that any VIOLATION of the terms of the NEZ
Basic Incentives or MISREPRESENTATION shall constitute grounds for rejection of an application or
termination of incentives at the discretion of the City.
I understand that the approval of fee waivers and other incentives shall not be deemed to be approval of
any aspect of the project. I understand that I am responsible in obtaining required permits and
inspections from the City and in ensuring the project is located in the correct zoning district.
Z agree to provide any additional information for determ:i.ning eligibility as requested by the City.
(TYPED NAME) (A-fJTRORIZED SIGNATURE) (DATE)
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1 _ h = :fix.
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�a.�?F�7!.�'DEIYaSa:@7.i'db::r�.'�'„ e��i�•'"' e y "•L� �y +s.�'.,.
Electronic version of this form is available by request. Please call 817-392-7507 to request a copy. For more
information on the NEZ Program,please visit our web site at tivww.fortworthgov.orglhousing.
l For office Use only
r. +r.r�:.rtr a: ` ' .e .�/j.��� .. -+e:'- .•� r w+1 :.3 r ti:..•.�:_,.._ ..,. .. i+.«..a.::.sue ..
`7���3��.t�c1`il N[3. sV- "�]'�� ••Ili W��C�1 NE�?r = �� •��'�.�'[.�'��.���. �r
Application Completed Date(Received Date): Conform,with Zoning? ff Yes EJNo .
Type? 0 SF ❑ Multifamily ❑ Commercial ❑Industrial El Community facilities EJ Mixed-Use-
Construction completion date? []Before NEZ;K After NEZ Ownership/Site Control E] Yes[:]No
TAD Account No. 67241451 Consistent With the NEZ plan? N Yes ❑No
Meet affordability test? [:1 Yes• ❑No Minimum Capital Investment? ❑ Yes [:]No
Rehab at or higher than-30%? ❑ Yes ❑No Meet mixed-use definition? ❑ Yes El No
Tax current on this property? [A Yes El No Tax current on other properties? EJ Yes ❑No
City liens on this property? City liens on other properties?
• Weed liens EJ Yes X No ■ Weed liens ❑ Yes No
• Board-up/open structure liens E] Yes ®No ■ BO' ard-up/open structure liens El Yes No
• Demolition liens ❑ Yes 0 No ■ Demolition liens El Yes 2 No
• Paving liens E] Yes 9 No ■ Paving liens [] Yes No
• Order of demolition ❑ Yes 2 No ■ order of demolition - ❑ Yes No
Certified? ❑Yes ❑No Certified by Date certification issued? _ 14_ 3
Tfnot nertifiPri, rPagnn
Referred to: EJEconomic Development Housing KIDevelopment Water ]Code [LTPW
Revised December 31, 2002
5
R'
FORTWORTH
f
V. ACKNOWLEDGMENTS
I hereby certify that the information provided is true and accurate to the best of my knowledge. I hereby
acknowledge that I have received a copy of NEZ Basic Incentives,which governs the granting of tax
abatements,fee waivers and release of City liens, and that any VIOLATION of the terms of the NEZ
Basic Incentives or MISREPRESENTATION shall constitute grounds for rejection of an application or
termination of incentives at the discretion of the City.
I understand that the approval of fee waivers and other incentives shall not be deemed to be approval of
any aspect of the project. I understand that I am responsible in obtaining required permits and
inspections from the City and in ensuring the project is located in the correct zoning district.
I agree to provide any additional information for determining eligibility as requested by the City.
BRIE, 0
(TYPED NAME) (AUTHORIZED SIGNATURE) (DATE)
rw -
h.
1
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.. := lease
..-_, -:,.- �.• • - �
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....... ._-.::• .....-..,.....-" r.-:r•:.•:-.;`::'�'?;
Electronic version of this form is available by request. Please call 817-392-7507 to request a copy. For more
information on the NEZ Program,please visit our web site at www.fortworthgov.org/housing.
For office Use Only
Application No. ,_ _ In which NEZ? ti�r }�, ,,,,, Council District It—
Application Completed Date(Received Date): Conform with Zoning? El Yes F1No
Type? X SF El Multifamily El Commercial ❑Industrial El Community facilities EJ Mixed-Use
Construction completion date? El Before NEZ 9 After NEZ Ownership/Site Control ❑Yes ❑No
TAD Account No. Consistent with the NEZ plan? ® Yes El No
Meet affordability test? El Yes ❑No Minimum Capital Investment? Ej Yes
Ej No
Rehab at or higher than 30%? El Yes ❑No Meet mixed-use definition? ❑Yes ❑No
Tax current on this property? �Yes ❑No Tax current on other properties? ❑ Yes
❑No
City liens on this property? City liens on other properties?
* Weed liens ❑ Yes ]No . Weed liens ❑Yes 9 N
• Board-up/open structure liens E] Yes S]No • Board-up/open structure liens E:1 Yes N No
• Demolition liens ❑ Yes No . Demolition liens ❑ Yes ®No
• Paving liens ❑ Yes ®No • Paving liens ❑Yes ,�]No
• Order of demolition ❑ Yes 91 No + Order of demolition El Yes NNo
Certified? ❑ Yes ❑No Certified by Date certification issued?
w �
Tf not certified rPa.qnn
LR�efer�red to: DEconomic Development XHousing �Development r74Water XCode &TPW
Revised April 15,2003
5
r
EXHIBIT D
Project Description
Standard Amenities
EXTERIOR:
• 8' insulated front door with glass insert.
■ 16' metal overhead doors.
• Metal awnings.
■ Lawn sprinkler system, community controlled (private backyards optional).
• Private back yards (select townhomes).
■ Balconies on all 3-story townhomes.
• Wand 6' privacy wood fencing.
■ Full landscaping.
■ Guttering on front and rear.
• Community pool.
■ Brick and cementuous siding construction.
INTERIOR:
■ 10' ceilings on Living Rm. floors and 9' ceilings on other floors.
• 2-car attached garage with opener.
• Recessed can lighting throughout.
• Art niches.
• TV and telephone pre-wire.
• Security system pre-wire.
• Audio and home theater pre-wire.
• Nickel door hardware.
• Vinyl clad wire shelving.
• Ceramic the entry.
KITC H EN:
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• Oak cabinetry.
41" tall upper cabinets.
• Granite slab countertops.
• Ceramic the floor.
• Stainless steel sink with disposer.
• Moen upgraded pullout faucet.
• Whirlpool appliances
• Gas drop/slide--in range.
• Dishwasher.
Microwave built--in.
Under--cabinet lighting pre-wire.
Full size pantry closet.
• Island with raised granite bar top (standard on select townhomes).
BATHROOMS:
• Ceramic the floor in Master Bath & Powder Room.
• Roman tub in Master Bath.
Separate 48" walk--in shower in Master Bath.
Upgraded faucets in Master Bath.
• Full height mirror in Master Bath.
• Solid surface countertops.
2 drop--in china bowls in Master Bath.
• 35" high vanity cabinets.
• Recess can lighting.
• Separate toilet room in Master Bath.
Decorative picture frame mirror in Powder Room.
Pedestal sink in Powder Room.
• 60" tub / shower in Guest Bath.
QUALITY CONSTRUCTION:
• Engineered foundation.
• Engineered floor and roof trusses.
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• Copper water lines.
■ Copper electrical wiring.
• 2 hour fire wall assembly between town homes.
ENERGY FEATURES:
50 Gallon gas water heater.
• 2 gas HVAC systems.
R-30 blown insulation in attic.
• R--13 batt insulation in perimeter walls.
R--11 Batt insulation in bath walls.
OPTIONAL UPGRADES:
• Gas fireplace.
■ 3`d Bedroom package.
Built--in cabinetry in Study.
Island with raised granite bar top (standard on select townhomes)
• Countertops, flooring, electrical, plumbing and blinds.
OTHER FEATURES
• 1588 to 2270 sq. feet
■ Minimum 2 bedrooms, 2 bathrooms
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City of Fort Worth, Texas
Mayor a
COUNCIL ACTON: Approved on 11118/2003
DATE: Tuesday, November 18, 2003
LOG NAME: 05BLVD BUILDERS REFERENCE NO.: C-1 9884
SUBJECT:
Approval of Tax Abatement Agreement with Ridglea Place, LP for 55 Real Estate Properties
Located in the Ridglea Village/Como Neighborhood Empowerment Zone
RECOMMENDATION:
It is recommended that the City Council:
1. Approve a five-year Municipal Property Tax Abatement for each of 55 Real properties listed in Exhibit
"A", owned by Ridglea Place, LP and located in the Ridglea Village/Como Neighborhood Empowerment
Zone (NEZ) for the development of townhomes; and
2. Find that the statements set forth in the recitals of the attached Tax Abatement Agreement with Ridglea
Place, LP are true and correct; and
3. Authorize the City Manager to enter into a separate Tax Abatement Agreement with Ridglea Place,
LP for each of the properties listed on Exhibit "A" in accordance with the NEZ Tax Abatement Policy and
Basic Incentives.
DISCUSSION:
Ridglea Place, LP is the owner of the 55 properties listed in Exhibit "A". The real properties are located in
the Ridglea Village/Como NEZ and Neighborhood Empowerment Reinvestment Zone No. 2. Ridglea Place,
LP applied for a five-year municipal property tax abatement under the NEZ Tax Abatement Policy and Basic
Incentives (M&C G-13208R, M&C G-13580 and M&C G-13882, as amended). The Housing Department
reviewed the application and certified that the properties meet the eligibility criteria to receive NEZ municipal
property tax abatement. The NEZ Basic Incentives offers a five-year municipal property tax abatement on
the increased value of improvements to the qualified owner of any new home constructed within a NEZ.
Ridglea Place, LP will invest, at a minimum, $8,215,000 to construct 55 town homes in the Ridglea/Como
NEZ. In order for Ridglea Place, LP to qualify for the tax abatement, Ridglea Place, LP must construct the
townhomes with a minimum of 1700 square feet that will appraise for $140,000. A more detailed description
of the homes to be constructed is attached as Exhibit "B". The form of the Tax Abatement Agreement is
attached as Exhibit"C".
Upon execution of the agreement, the total assessed value of the home used for calculating municipal
property tax will be frozen for a five-year period, starting on January 1, 2004, at the estimated pre-
improvement value as defined by the Tarrant Appraisal District (TAD) on January 1, 2003, for each one of
the properties as follows:
Pre-improvement TAD Value of Improvements $0
Pre-improvement Estimated Value of Land $17,040
Total Pre-improvement Estimated Value $17,040
The municipal property tax on the improved value of the homes is estimated at $884 per year on each
■
property for a total of $188,100 over the five-year period for the 55 homes. However, this estimate may be
different from the actual tax abatement value, which will be'calculated based on the TAD appraised value of
the property. Upon the sale of the home, the agreement will be assigned to the new owner, so long as the
new owner meets all eligible criteria as stated in the N Ez Tax Abatement Policy and Basic Incentives. The
Tax Abatement Agreement provides that the agreement may be assigned without subsequent City Council
approval to Ridglea Place, LP's first mortgagee, or to a homeowner who will use the required improvements
as his/her primary residence or the homeowner's mortgagee. All other assignments must be approved by
the City Council.
Ridglea Place, LP is located in COUNCIL DISTRICT 3.
FISCAL INFORMATIONXERTIFICATION:
The Finance Director certifies that this action will have no material effect on City funds.
To Fund/Account/Centers FROM Fund/Account/Centers
Submitted,for_City Manager's office bv: Reid Rector (6140)
Originating Department Head: Jerome C Walker(7537)
Additional Information contact: Jerome C Walker(7537)
Elizee Michel (7335)
CONTRACT No. dqcq o.
CONTRACT CHECK LIST
/ MORE THAN ONE COPY OF CONTRACT
SIGNATURES/NOTARIZED
"CITY SECERATRY CONTRACT NO."STAMP
"OFFICAL RECORD OF CITY SECRETARY"STAMP
"CONTRACT AUTHORIZATION"STAMP ON SIGNATURE PAGE
M&C#
ORIGANAL M&C
� CITY SECERTARY'S SIGNATURE
CITY SEAL
l FILL IN DATE OF FINAL PROCESSING IF NEEDED
/ PREPARE CONTRACT FOLDER
A) CONTRACT NO.
B) APPROVED CONTRACT M&C NUMBER
Q CONTRACTOR'S NAME
D) SUBJECT OF CONTRACT (simplify)
E) DATE OF AUTHORIZATION
F) DATE OF FILING
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H) INITIALS
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ORIGINAL CONTRACT AND M&C IN FOLDER
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