HomeMy WebLinkAboutContract 28524 CITY SECRETARY
STATE OF TEXAS
CONTRACT NO
COUNTY OF TARRANT
TARRANT COUNTY HOSPITAL.DISTRICT
AGREEMENT TO PARTICIPATE IN THE TAX INCREMENT RELNN ESTMENT
ZONE NUMBER FOUR, CITY OF FORT WORTH,TEXAS ("AGREEMENT")
This Agreement is made and entered into by and between TARRANT COUNTY
HOSPITAL DISTRICT ("Taxing Unit"), a Texas Hospital District, and the City of Fort
Worth("City").
WITNESSETH:
WHEREAS, on November 25, 1997, the City of Fort Worth City Council
approved Ordinance No. 13259, establishing Tax Increment Reinvestment Zone Number
Four, City of Fort Worth, Texas ("TIF District"), in accordance with the Tax Increment
Financing Act, as amended (V.T.C.A., Tax Code, Chapter 311) (the "Act"), to promote
development and redevelopment in the medical district area of the City of Fort Worth
through the use of tax increment financing; and
WHEREAS, the Act provides that each taxing unit levying taxes on real property
in a reinvestment zone is not required to pay into the tax increment fund any of its tax
increment produced from property located in the TIF District unless such taxing unit
enters into an agreement to do so with the governing body of the municipality that
created the TIF District; and
WHEREAS, a tax increment agreement under the Act may be entered into any
time before or after the zone is created, and such agreement may include any conditions
for payment of the tax increment into the fund and must specify the portion of the tax
increment to be paid into the tax increment fund and the years for which that tax
increment is to be paid into the tax increment fund; and
WHEREAS, City and Taxing Unit wish to enter into an agreement defining the
terms and conditions under which Taxing Unit will contribute a portion of its tax
increment to the TIF District Tax Increment Fund;
NOW THEREFORE, City and Taxing Unit, in consideration of the terms and
conditions and covenants contained herein, hereby agree as follows:
ARTICLE I. DEFINITIONS
Terms not defined herein shall be construed as defined in the Act hereinafter
defined, or through normal usage if not defined in the Act. The following terms shall
have the following meanings When psed in this Agrepn}pnt:
a. "Act" shall mean V.T.C.A., Tax Code, Chapter 311, the Tax In.r^l XKU1 � ��
Act, as amended. CQN MCCR �
b. "Captured Appraised Value" shall mean the total net taxable appraised value of the
real property located within the TIF District for the year less the Tax Increment Base of
the TIF Taxing Units.
c. "Plan" shall mean the Project and Financing Plan for the development or
redevelopment of the TIF District, attached hereto and marked Exhibit"A".
d. "TIF District" shall mean Tax Increment Reinvestment Zone Number Four, City of
Fort North, Texas, established by the City Council Ordinance 13259, on November 25,
1997, a copy of which ordinance is attached hereto and marked Exhibit"B".
e. "TIF Taxing Units" shall mean those political subdivisions of the State of Texas
authorized to impose ad valorem taxes on property located within the TIF District.
f. "Tax Increment" shall mean, for any given year, the amount of real property taxes
levied and collected by a TIF Unit for the year on the Captured Appraised Value of
taxable property located in the TIT District.
g. "Tax Increment Base" shall mean the total appraised value of all real property
taxable by the TIF Taxing Units and located in the TIF District on January 1, 1997, the
year in which the TIF District was established.
h. "Tag Increment Fund" shall mean a fund consisting of all the Tax Increment
deposits, all revenues from the sale of tax increment bonds or notes, revenues from the
sale of any property acquired as part of the Project Plan and Reinvestment Zone
Financing Plan, and other revenues to be used in the development or redevelopment of
the TIF District.
i. "'Total Tax Increment" shall mean the cumulative total amount of Tax Increment to
be paid into the Tax Increment Fund by the Taxing Unit during the term of this
Agreement, which amount shall not exceed that amount set forth in Article III.
ARTICLE H. AGREEMENT TO PARTICIPATE AND PAY TAX INCREMENT
INTO THE TAX INCREMENT FUND
i#anched 11.- `e �"'''' "r";° he Taxing Unit agrees to participate in funding of the TIF
District and annually shall deposit into the Tax Increment Fund one hundred percent
(100%) of it Tax Increment, as set forth in Article III, not to exceed the Total Tax
Increment, as set forth in Article III., or until the Term of this agreement is reached,
except the following:
a. Any funds which were levied by Taxing Unit but were not collected;
b. Any fund equal to tax refunds repaid by Taxing Unit to taxpayers owning real
property in the TIF District; ------
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c. Any funds which represent penalty, interest or attorney's fees on any
delinquent tax payments made to the Taxing Unit by taxpayers owning real
property in the TIF District;
d. Any taxes uncollected by the Taxing Unit due to agricultural or other ad
valorem tax exemptions.
ARTICLE M. MUTATIONS ON TAX INCREMENT DEPOSITS AND
USE OF FUNDS
The Total Tax Increment to be paid into the Tax Increment Fund by Taxing Unit
shall not exceed $3,5000,000. The maximum amount of"project costs" (as defined in
Section 311.002 of the Act) that may be paid through Tax Increment deposits directly
and/or through development agreements or other obligations of the City secured by Tax
Increment deposits is $60,000,000.00.
This Agreement is based on the following conditions, and the City agrees and
acknowledges the Taxing Unit's right to enforce the conditions contained herein by
injunction or any other lawful means in the event one or more of such conditions are not
satisfied,to wit:
a. The Tax Increment deposited into the Tax Increment Fund by the Taxing
Unit, shall be used to pay project costs for infrastructure improvements or
other public improvements as set forth and identified in the attached Plans,
and shall not include any costs for City administration, overhead, or
management of the TIF District, or costs for municipal or educational
facilities.
b. If the Plan is amended, the Tax Increment deposited into the Tax Increment
Fund by the Taxing Unit may not be used for any infrastructure improvements
or other public improvements not addressed by the Plan unless the amended
Plan is approved by the governing body of the Taxing Unit as an amendment
to this Agreement.
c. As defined, the TIF District shall include real properties located within the
boundaries as described in Ordinance No. 13259. If the TIF District is
expanded, the Tax Increment deposited into the Tax Increment Fund by the
Taxing Unit may not be used for any infrastructure improvements or other
public improvements in any portion of the expanded area of the TIF District
unless approved by the governing body of the Taxing Unit as an amendment
to this agreement.
ARTICLE IV. FINAL ACCOUNTING OF TIF FUNDS
After all project costs have been paid or at the time of the termination of this
Agreement, the City shall prepare and provide the Taxing Unit with a final accounting of
the funds deposited to and disbursed from the Tax Increment Fund. Any funds-rerna ining
in the Tax Increment Fund following the final accounting by the City shad" i oG ��r°?�
Taxing Units in proportion to each taxing unit's share of the total �Mrll
Increment aid into the Fund. `' u
ARTICLE V. RESPONSIBILITY FOR ACTS
City and Taxing Unit shall each be responsible for the sole negligent acts of their
officers, agents, employees or separate contractors. In the event of joint and concurrent
negligence of both City and Taxing Unit, responsibility, if any, shall be apportioned
comparatively in accordance with laws of the State of Texas, without however, waiving
any governmental immunity available to City and Taxing Unit under Texas law and
without waiving any defenses of the parties under Texas law.
ARTICLE VI. ADMINISTRATION OF AGREEMENT
This Agreement shall be administered on behalf of the City by the City Manager's
Office of the City, or the designee thereof.
ARTICLE VII. DELIVERY ADDRESS
Whenever this Agreement requires or permits any consent, approval notice,
request, proposal, or demand from one party to the other, the consent, approval, notice,
request, proposal, or demand must be in writing to be effective and shall be delivered to
the party intended to receive it at that party's address shown below:
If intended for City, to: Economic Development Director
City of Fort Worth
1000 Throckmorton Street
Fort Worth, Texas 76102
If intended for Taxing Unit, to: Tarrant County Hospital District
David Cecero, CEO
1500 South Main Street
Fort Worth, Texas 76104,
or to such other address as either party may request, in writing, from time to time.
ARTICLE VIII. GOVERNING LAW AND VENUE
This Agreement is made subject to the provisions of the Charter and ordinances of
City, as amended;the Texas Constitution, codes and statues; and all other applicable state
and general laws, regulations and requirements, as amended. Venue for any cause of
action arising hereunder shall lie exclusively in Tarrant County, Texas.
ARTICLE IX. TERM
This Agreement is effective January 1, 2001, and shall include any tax increment
derived from the 2000 tax year, for which taxes are due by January 3`1;-20;
Agreement shall continue through December 31, 2022, or until such times110VD
Increment has been aid into the Tax Increment Fund b the Count o" t e �e
p Y Y � ii �RNORO
amount of project costs have been paid through Tax Increment deposits, as set forth in
Article III,whichever event shall be the first to occur.
ARTICLE X. ENTIRE AGREEMENT/AMENDMENTS
This Agreement embodies the complete understanding of City and Taxing Unit,
and shall supersede all oral written previous and contemporary agreements between the
parties relating to matters herein. This Agreement may be amended, modified, or
supplemented only by an instrument in writing executed by City and Taxing Unit, a copy
of which will be provided to all TIF Taxing Units, and must be consented to in writing by
such TIF Taxing Units. Any alterations, additions or deletions to the terms of this
Agreement required by changes in federal, state or local law or regulations will be
automatically incorporated into this Agreement without written amendment, and shall
become effective on the date design by such law or regulation.
'
l 0 143
EXECUTED this, the day of 2(*2, by the City, signing
by and through its City Mana r, my authorized y R�No. C- 112 9 0 , and
on the� _--day of ^k4 RO;2002 by Taxing Unit, signing by and through
its Board Chairman.
APPROVED AS TO FORM AND LEGALITY: CITY.OF FORT WORTH,TEXAS
By: �/ —� By: &9
Peter Vaky Reid Rector
Asst. City Attorney //Cp�� 0 Asst. City Manager
ATTES
(.
Contract Authorization
By. Gloria Pear, on �•--°�°°
City Secretary Date
APPROVED AS TO FORM: TARRANT COUNTY HOSPITAL
DISTRICT
y
By: By:
ullivan Bradley Harold Samuels
Asst. District Attorney Board Chairman
A _
GE C�G,6
Ty"Y�Cc�G?" is �,
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I
Exhibit"A"
FORT WORTH, TEXAS
REIN"'Y'"f"'S'I'MENT ZONE #4
TAX INCREMENT FINANCING DISTRICT
Fort Worth S®uthside Development District
PROJECT & FINANCE PLAN
August 30, 1999
Updated 5-28-02
TAX INCREMENT FINANCE DISTRICT #4
TABLE OF CONTENTS
PAGE
CHAPTER 1 -EXECUTIVE SUMMARY 1
CHAPTER 2-INTRODUCTION
Tax Increment Financing 3
Project and Finance Plans 4
TIF Increment 4
Financing the Project 4
Fort Worth Southside Development District 5
CHAPTER 3-PROJECT PLAN
Background 7
Tax Increment Financing District #4 7
Existing Uses and Conditions 8
Land Use Description 8
Transportation 9
Visual Characteristics 10
Historic Resources 1 0
Development Concepts 10
Projects by Category 13
Propose Changes of Municipal Ordinances 15
Non-Project Costs 15
Relocation Plan 16
CHAPTER 4-FINANCE PLAN
Economic impact 17
Tax Increment 18
Background 18
Projections 20
With and Without TIF 22
Project Financing 25
Project Elements by Category 26
Project Cost Assumptions 30
Projected Timeline of Expenditures -1999 thru 2006 31
CHAPTER 5-VALUATION UPDATE AND INCREMENT PROJECTIONS 33
CHAPTER 6-ADMINISTRATIVE EXPENSES 34
CHAPTER 7-BOARD OF DIRECTORS&SUPPORT STAFF 35
CHAPTER 8-MEETING AGENDAS&HANDOUTS 37
APPENDICES
TAB
Fort Worth Southside Development District Strategic Plan 1
Executive Summary - October 1995
Preliminary Finance Plan - November 10, 1997 2
Increment Details By Taxing Jurisdiction 3
Exhibits I through N - 1998 estimates
Chronology of Events - May 1995 to date 4
Adopting Ordinance No.13259 on November 25, 1997 5
Substitute correct property description to Ordinance 13259, 12/16/97 6
Ordinance No.13919 approving Project & Finance Plan - 8/31/99 7
Inter-local Agreements between the City of Fort Worth and:
Fort' Worth Independent School District - August 31, 1999 8
Tarrant County 9
Tarrant County College 10
Tarrant County Hospital District 1 1
Tarrant Regional Water District 12
TIF Enabling Legislation 13
Open . 14
Open 15
EXHIBITS PAGE
A. Aerial photograph of Fort Worth Southside Development District 5
B. Map of TIF Boundaries 6
C. Land Use Development Concepts Map 12
E Graph of Taxable Real Property Value Change - 1994 through 1997 17
F. TIF Increment Projections 20
Q Tax Revenues With and Without Reinvestment Zone 23
H. Graph of Revenues With and Without Reinvestment Zone 24
1 TIF Increment Projections - City of Fort Worth TAB 3
J TIF Increment Projections - Fort Worth Independent School District TAB 3
K. TIF Increment Projections - Tarrant County TAB 3
L. TIF Increment Projections - Tarrant County College TAB 3
M. TIF Increment Projections - Tarrant County Hospital District TAB 3
N. TIF Increment Projections - Tarrant Regional Water District TAB 3
Q Project Elements by Category 27
P. Project Costing Assumptions 30
Q Project Implementation Timeline - 1998 through 2006 31
CHAPTER 1
EXECUTIVE SUMMARY
Purpose Revitalization of Fort Worth's near Southside
Property values between '94 - '97 decreased 8% in TIF District vs.
increasing 23% in the County and increasing 16% in the City.
Boundaries 2,770 Parcels and 1,330 Owners
Largely coincident with Fort Worth Southside Development District
Large exempt properties - Harris, Cook Childrens, and JPS hospitals
Carved out properties enjoy City historical property tax exemptions
3.33% of value and 8.74% of land area within TIF is residential
Projects Fort Worth South Master Development Plan
Southside Medical District Strategic Redevelopment Plan - May'95
Pay as you go, or developer financed infrastructure investments
Valuation Property inside TIF boundary valued at $520 million before carve outs
Taxable Value 1-1-97 $230 million Base Value
Taxable Value 1-1=98 $226 million (1 .7%)
Taxable Value 1-1-99 $222 million (1 .5%)
Taxable Value 1-1-00 $235 million 5.8%
Taxable Value 1-1-01 $253 million 7.7%
Increment Through January 1, 2001 property values increased $23.6 million.
Tax Rates Entity `01 Tax Bete (per $100 in value) Percentage
City $ 0.865000 27.59%
ISD $ 1.641100 52.24%
County $ 0.274785 -8.70%
Hospital District $ 0.234070 7.45%
TOC $ 0.106410 3.39%
Water District $ 0,020000 )M%
Total $ 3.141365 100%
Term 25 -years - January 1, 1997 until December 31, 2022
.. 1
Cash Flow Increment projections suggest TIF will reach $60 million cap in year 1
Participation All six taxing jurisdictions are participating fully
FWISD to dedicate 50% of its contribution to school projects in TIF
County caps contribution at $4 million
Hospital District caps its contribution at $3.5 million
i
i
2
CHAPTER 2
INTRODUCTION
Tax Increment Financing
A Tax Increment Financing District (TIF District) is an economic development tool used by
local governments to finance public improvements within a defined geographic area.
TIF Districts are created to strengthen existing positive conditions and attract new
development. The purpose of Fort Worth TIF No.4 is to:
Attract new investment and encourage revitalization of the near southside of Fort
Worth which is an area that will continue to decay without TIF financed
infrastructure.
0 Create redevelopment momentum that will create substantial financial gains to local
taxing jurisdictions both during and beyond the life of the TIF.
0 Recreate an economically viable, mixed-use, central city neighborhood.
0 Leverage the resources and energy of an existing community based revitalization
initiative, Fort Worth South, to recognize the goal of revitalizing the District.
® Serve as a catalyst for the revitalization of areas adjacent to the TIF.
The tax increment financing technique was first used in the 1970's in California to
revitalize deteriorated central city neighborhoods. TIF No.4 has been created for the same
purpose.
Chapter 311 of the Texas Local Government Code is the legislation that governs Tax
Increment Financing.
A City may make an area eligible for tax increment financing by designating a "reinvestment
zone", also known as a "tax increment finance district". Designation of a TIF district
usually occurs after petitions from the owners of 51% of the assessed value of a certain
geographic area ask the City to create the district. A TIF district may also be created without
a petition of the owners by direct action of the City Council. TIF 4 was created by such an
action to avoid the time consuming task of securing endorsement from the 1,330 affected
property owners.
A TIF district allows for the tax increment generated from appreciating property values
within the area to be dedicated to new public improvements within the same area. As the
assessed value of property within a TIF district increases over time, an increase in the taxes
collected from the additional value is captured in a tax increment fund 1 e ax
used to finance new public improvements with in the district. These funds are then
3
As specified by State law, a TIF District Board of Directors must be appointed to oversee the
administration of the TIF district and fund. Additionally, State law requires that project and
finance plans be developed as planning and information tools in the administration of the TIF
district.
Project and Finance Plans
The Tax Increment Finance District Project and Finance Plans represent a study that
projects the potential sources and uses of tax increment dollars. An economic impact study
and overview is provided in the Finance Plan along with estimates on the potential revenue
that will be available to fund projects. The Finance Plan also outlines how TIF District
increment may be used and shows the time over which expenses will be incurred.
A project plan provides information on the current.land uses within the district and
provides information of the development to occur. It also provides information on relocation
of individuals affected by the TIF District and costs associated with non.;TIF District public
improvements. General, the items discussed in the Project and Finance Plans meet
requirements specified under State Law that govern Tax Increment Financing.
TIF Increment
TIF District Tax Increment is created when new taxable development occurs within an
established TIF District. After its creation, the appraised value of the TIF District property
becomes the base value for the purpose of Tax Increment Financing. All taxes collected from
that base value continue to flow to the local government entities that tax within the district.
Taxes collected from new taxable value within the TIF District become the source of the TIF
District tax increment. This increment flows into the TIF District Fund which is managed
by the City's Finance Department.
The amount of increment that is captured in the TIF District Fund in dependent on the
participation of local taxing entities. A local taxing entity may choose to participate in Tax
Increment Financing by dedicating a portion of its tax increment to the TIF District Fund.
The participation of an entity in Tax Increment Financing is accomplished through an inter-
local agreement between the entity and the City.
Financing the Project
New public infrastructure investments within TIF District #4 are expected to be funded on
a pay-as-you-go basis using available cash increment as it is created. At this time the
District does not expect to use public debt instruments to finance improvements.
The District will enter into development agreements with investors, property owners, and
developers to reimburse over time the cash investments they make in new public
infrastructure associated with private development.
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CHAPTER 3
PROJECT PLAN
Background
i
In May 1995 the City Council adopted the Southside Medical District Strategic Plan (see
Appendix A - Southside Medical District Strategic Plan - Executive Summary). This Plan
established the framework upon which the revitalization of 1,400 acres commonly known as
the Medical District, located immediately south of the Central Business District, would move
forward.
The Plan was sponsored by the City of Fort Worth, the Fort Worth Transportation Authority,
and many private businesses located within the District. This $150,000 two-year planning
initiative was significant in many aspects including the amount of input and review from
citizens, businesses, government, property owners and community stakeholders. It profiled
the history, trends, opportunities and challenges of the neighborhood, and most importantly
established a strategy for implementing the revitalization plan.
The plan envisioned the need to create a TIF to support and encourage private investment. It
would allow the City to use its power of condemnation to acquire private property in order to
carry out an area-wide redevelopment strategy for the district. The principal activities of
the TIF District were to provide funding for major capital improvements and to provide
funding for public infrastructure which encouraged private investment.
The Plan recognized that improvements in public infrastructure would be needed to attract
new investment. The cost of the required infrastructure exceed the City's normal funding
amounts and the improvements are needed in advance of the City's normal funding cycle.
See Exhibit A - Aerial Photo of Fort Worth South.
Tax Increment Reinvestment Zone Number Four - Established November 25, 1997
On September 23, 1997, The Fort Worth City Council passed Resolution No. 2338 which set
November 25, 1997 as the date for a public hearing to be held before the City Council
regarding the designation of this property as a reinvestment zone. At the conclusion of the
public hearing on November 25, 1997 the City Council passes Ordinance No. 13259
creating Fort Worth Tax Increment Reinvestment Zone Number Four.
Prior to the City Council approval, the Zone received support and resolutions of intent to
participate from other taxing entities, including the Fort Worth Independent School District,
Tarrant County, The Tarrant County Hospital District, Tarrant County Junior College
System, and the Tarrant County Water Control District #1.
The 25 year term of the District took affect on January 1, 1997. It is scheduled to
terminate on December 31, 2022 or when the incremental tax revenues contributed to the
District reach $60 million, whichever comes first.
See Exhibit B - Map of TIF Boundaries.
7
TIF District #4 has been created to provide funding for new public infrastructure to
support the revitalization and redevelopment of this area. The boundaries of TIF District
#4 are slightly smaller than the Development District, but for practical purposes the two
are congruent. Fort Worth Southside Development District, Inc. is a 501(c)(4) non profit
development company that carries the same name as the geographic district. The
organization is commonly known as Fort Worth South, Inc. It was created in May 1995 to
drive the revitalization of the area initiated the creation of Reinvestment Zone 4.
Existing Uses and Conditions
The near southside is one of the oldest neighborhoods in the City, and has experienced
significant changes to its original characteristics.
The natural topography of the District is generally flat, with no major land forms or
drainage patterns that would provide significant limitations or constraints to development.
The physical attributes of the District are therefore influenced almost exclusively by the
historic development patterns and other human-related factors. Following is a summary of
these characteristics:
Land Use
The Southside Medical District is a large area consisting of a diversity of land uses
ranging from single-family homes to high-rise medical facilities to industrial and
warehousing uses. Exhibit C (Land Use Map) identifies generalized land-use zones.
Following is a summary of these land uses:
Major medical institutions and associate support uses are generally located in
three core areas as described below. Uses in these core areas include high-rise
medical facilities, emergency rooms, doctors' offices, medical supply
establishments and other support services.
The northwest area is the largest and includes Plaza Medical Center, Cook
Children's Medical Center, Harris Methodist Fort Worth Medical Center, Vencor
Hospital Fort Worth, and Medical Group of Texas. Located in the southwest
quadrant of the District are All Saints Hospital and the Moncrief Cancer Center.
John Peter Smith Hospital and Heritage St. Joseph Garden's are located in the
southeast quadrant.
Retail uses are generally limited to restaurants and small shops in one and two-
story buildings with a noticeable absence of major grocery and department
stores. Smaller retail uses are generally located along major arterials.
Recent revitalization along Magnolia Avenue has resulted in the development of
significant retail/restaurant uses along this corridor.
o Office uses are generally associated with and located in close proximity to the
medical institutions. Uses range from small office buildings to larger, mid-rise
office buildings.
8
i
Industrial uses are concentrated along the northern and eastern sides of the
District. Uses include light industrial and warehouse uses.
Single-family residential uses are generally concentrated in two zones, one south
( of Rosedale and the other north of Rosedale.
The area south of Rosedale, particularly that area encompassed by the Fairmount Historic
District, has shown recent signs of revitalization and includes the most stable neighborhoods
of the District. Designation of this area as a National Register Historic District has
contributed to the recent revitalization. While single-family homes are the predominant
land use, multifamily buildings are scattered throughout the area.
The northern residential zone is generally less stable and has experienced
significant decline and intrusion of incompatible uses such as industrial. This is
particularly true for the residential area between Main Street and the railroad
tracks, where vacant land and abandoned buildings predominate. Residential uses
are generally limited to single-family homes.
Single-family uses are also located east of the Burlington Northern Sante Fe and
Union Pacific Railroad tracks as well as east of Interstate 35.
• Multifamily residential uses are scattered throughout the District and range
from small, independent apartment buildings to a high-rise apartment towers.
• Community facilities are public and semipublic facilities which serve and
promote the safety, educational welfare, recreational, entertainment and
spiritual needs of the community. These uses include the numerous schools and
churches that are scattered throughout the District. Public schools included
Trimble Technical High School, Van Zandt-Guinn Elementary School, DeZavala
Elementary School, and Lilly S. Clayton Elementary School, and the Accelerated
High School.
Dedicated park land and recreational facilities are limited to Fire Station Park
(1.5 acres), north of Allen and west of Hemphill, and Fairmount Park(.75
acres) in the Fairmount Historic District.
Vacant and undeveloped land is scattered throughout the District. Vacant parcels
tend to be fewer in the areas to the south and immediately adjacent to the
hospitals and in greater number in the industrial and single-family areas to the
north and east. This is particularly true for the area between Main Street and
the railroad tracks. About 30% of the 1,400 acres is vacant land.
Transportation
The Southside Medical District currently exists with a framework for roadway,
public transportation, and parking facilities that offer both challenge and
opportunity for the future. The proximity to the CBD, the reconstruction of
Interstate 30, the creation of a rail mass transit terminal at the T&P Depot, and the
9
continued redevelopment of the District itself, suggests a significant transition
period.
Public Transportation in the District is provided by the Fort Worth Transportation
Authority's five primary bus routes and by MITS vehicles.
Parking in the northwest quadrant is considered adequate, but future growth in the
medical sector is requiring consideration of additional parking structures. There are
parking deficiencies around John Peter Smith Hospital and at scattered office or
restaurant locations within the area.
Visual Characteristics
The visual and landscape quality of an urban environment contributes significantly to
the quality of that environment and the image that people have of that area. Following
is a brief summary of the visual and landscape characteristics of the District.
• The most significant view within the District is of the downtown Fort Worth
skyline.
• Significant "landmark" buildings within the District are limited to high-
rise medical facilities, particularly Harris Methodist, Cook Children's, Plaza
Medical, John Peter Smith and St. Joseph Gardens. In addition there are a
number of significant historical structures.
• Along most arterial streets, inconsistent land uses, architectural character,
building set backs, and streetscape treatment contribute to the lack of quality
street environments and the inability of these streets to establish strong
urban form.
• Overall, the District lacks consistency in landscape treatment, resulting in
the absence of readily identifiable image or identity. Significant landscaped
spaces are limited to areas within the campuses of the medical institutions
and on a limited number of tree-fined street in the older residential
neighborhoods.
Historic Resources
The District has more than 100 structures selected or eligible for the National,
Resister of Historic Places.
Development Concepts
Lack of a strong land use policy and supporting zoning has contributed to deteriorating land
values and substantially declining residential base within the District. The conceptual plan
for the revitalization of the Development District is based on the need for a rational land use
pattern, reinforced by zoning. It will provide a foundation for growth and stability, as well
as a framework within which both short- and long-range decisions are made about physical
10
i
I
development of the District. Elements addressed in the plan include land use and
C redevelopment opportunities, urban design and open space, and transportation and parking
(see Exhibit D - Development Concepts).
The Strategic Plan has been developed as a guide for the revitalization and future
j development of the District and surrounding neighborhoods. The physical planning concepts
l'
that serve as the framework for the plan are as follows:
Reinforce existing medical institutions by providing opportunities for expansion and
encouraging the development of medical-oriented services in close proximity.
I
i
® Stabilize and enhance existing viable neighborhoods by encouraging infill or
appropriate uses and prohibiting development of incompatible uses.
• Provide additional opportunities with the development of a mixed use/residential
district at Hemphill Street and Rosedale Street.
• Provide an economic stimulus for the existing Magnolia Avenue commercial corridor
by encouraging the development of office and residential uses in areas immediately
adjacent to the corridor.
• Provide for the development of a community-oriented retail center to serve the
needs of District employees and residents.
• Encourage the development of high-quality, freeway-oriented commercial
development along the planned realignment of Interstate 30.
® Provide for new business growth and job creation within the District through the
establishment of a Technology Park and Vickery Business District.
® Provide for long-term, moderately priced hotel accommodations.
® Encourage a stimulus for economic revitalization of the Evans Avenue Corridor by
encouraging "freeway" oriented development at the Rosedale Street interchange with
Interstate 35W.
® Establish redevelopment opportunities that will serve as a catalyst for the
revitalization of the District and surrounding areas.
11
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Projects by Category
The following list of projects has been compiled from information in the Southside Medical
District Strategic Plan (Sasaki & Associates - May 1995) and from the ongoing work of
Fort Worth South, Inc.
It is a list of potential public infrastructure projects that support the redevelopment of the
Reinvestment Zone and could be financed by the increment projected over the 25 year term
of the TIF. These investments would serve as an incentive for private sector investment.
The nature of this revitalization project will require project and financing flexibility to
effectively stimulate reinvestment. They are grouped by category
to suggest the scope of
planned investments.
The following list includes most of, but not all, likely projects:
1. Residential
30,000 people work in the Medical District. 2% of that Population also live in the
area. A survey of workers indicated that 17% would live in the area if suitable
accommodations were available. This factor places new residential construction high
on the list of priorities for the TIF. If we are able to bring back residents the other
elements of the master revitalization plan will also begin to develop. TIF
expenditures will be made on public infrastructure placed in the public right of way
that supports the construction of new residences, le curbs, sidewalks, landscaping,
fighting, utilities, etc.
Multi-Family, New / Moderate Income Rental Apartment Communities
Multi-Family, New / Market Rate Rental Apartment Communities
Townhomes for Purchase - Oleander Walk - Hurley to College
Single Family Homes - Vintage Collection
2. Retail
As the number of people living in the District grows the need for retail services will
also grow. Actually these two sectors will develop together. TIF resources dedicated
to the retail sector will focus on encouraging investors to develop those services
needed by the residents and employees of local businesses.
Rosedale / Hemphill Neighborhood Shopping Center
Grocery, fast food, & retail
Infrastructure, utilities, parking
Village Square - One acre park with surrounding 10-20,000 sf retail
Plaza with fountain, landmark, landscaping, etc.
13
3. Business Development Sites
With the enticement of financial support from a TIF we anticipate interest from
developers who see value in developing vacant and underutilized land. Three high
potential projects are identified below.
Vickery Boulevard Business District - between Henderson & Main
Hotel/conference Center
Technology Park - East of South Main Street
4. Streetscape Boulevard Parkways Gateways
Magnolia Street - Hemphill to South Main
Oleander Street - Hurley to College
South Main Street - trees, lighting, sidewalks
Rosedale Street - landscaped median & parkway, irrigation, utilities
Vickery Boulevard - landscaped median and parkway
Hemphill Street - landscaping
Pennsylvania/Hattie Streets - landscaping
Henderson Avenue - Intersection & boulevard improvements Pa. & Rosedale
Other Streets - Summit, Eighth, Jennings, Allen, & Evans
Street Furniture
Benches, Public Art, Sculptures, Trash Receptacles, Transit Shelters
Decorative Lighting not included in other projects
Gateway features and signage to signify entry into the District at:
Summit Avenue overpass of 1-35
Henderson at railroad underpass
Hemphill at railroad underpass
Jennings at railroad underpass
South Main at railroad underpass
Hattie at 1-35
Rosedale at 1-35
Allen at South Main
Hemphill at Allen
Eighth at Allen
Rosedale at Forest Park
5. Parks Goal to create 50 acres of new public & private green spaces
Pocket and linear parks throughout the District incorporated into projects
Plant It 2000 treescape - John Denver Foundation, Cancer Survivors Park
Village Square - Plaza features, Gazebo and Landmark Tower
Trimble Technical High School - Recreational Park / Playing fields
Trolley Stops - Within transit linkages to Downtown
14
6. Schools
The quality of the facilities on the school campus's and.in the areas immediately
adjacent to the schools within the District need to be improved. TIF funds can be used
to supplement FW Independent School District capital spending to expand, improve
supplement these facilities.
7. Signage
Employ city wide arterial directional and informational signage as suggested in the
Linkages Study within District.
8. Parking Structures
Village Square - Shared residential & retail parking facility to support Magnolia
retail activities.
9. Administration
Expenses in this category reflect the cost of managing and administering the TIF
District.
Proposed Changes in Municipal Ordinances
At the current time the TIF District does not envision changes in building codes, zoning
categories, or other municipal ordinances. However, the City is developing a new
Comprehensive Plan which will reflect the development concepts and land use suggestions of
Fort Worth Southside Development District.
Non-Project Costs
The nature of TIF District #4 is that there will be purchases and investments made across
many use categories and over a large geographic area. TIF #4 is the largest reinvestment
zone in Texas. Almost all of the investments made by the TIF will have "non-project costs",
ie expenditures on related projects that will be receive financial participation from either
public or private entities.
However, it is not possible to quantify the non-project costs at this time, other than to say
that they are expected to be far greater than the TIF costs on any single project.
An example of a specific project that will serve to further define the challenge of identifying
specifically non-project costs is the State/City project to widen West Rosedale Street from
a four lane street to a six-lane divided boulevard between Forest Park Boulevard and 1-35.
The $36.6 million project is funded 50/50 by the state and city. Funds are not.available to
landscape the median and parkway along the new street, estimated to cost $1.6 million. The
TIF could chose to participate in the cost of landscaping the new boulevard, b. ill
but this is an
15
issue for future consideration by the TIF Board of Directors. If the TIF agreed to assume a
portion of the cost of landscaping on this project the related non-project costs would be
$36.6 million.
Another set of potential investments are to improve facilities on or adjacent to public school
campuses within the TIF District. TIF expenditures would be made in connection with other
expenditures by the Fort Worth Independent School District. The specific ISD related
projects have not been determined but will be made over time as TIF funding is available and
ISD needs are matched to other developments in the District.
Relocation Plan
As set forth in Section 311.011 in the Tax Increment Financing Act of the Tax Code, the
Project Plan for the Fort Worth Reinvestment Zone Number Four must include the following
element:
A statement of a method of relocating persons to be displaced as a
result of implementing the plan.
The project plan anticipates that there will be no residences or businesses
existing in the project development area of the reinvestment zone when
development activities commence. If actions by the TIF result in relocation of
any persons, the Residential Anti-displacement and Relocation Assistance Plan
for the City of Fort Worth will govern their relocation.
While the need for relocation is not envisioned, it is acknowledged that in the
event such relocation becomes necessary in carrying out the public
improvements funded by this TIF District, such expenses will be the obligation of
the District. The relocation program is administered by the City's Housing and
Human Serves Department. Should such a need arise, persons may appeal their
cases through the established appeals process.
16
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a
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CHAPTER 4
FINANCE PLAN
Economic impact Study
Fort Worth Southside Development District is located immediately south of Downtown Fort
Worth. Its neighborhoods developed early in the City's history and it is now home to Tarrant
County's largest concentration of hospitals and out-patient medical services. Manufacturing
and distribution, residences, retail services and schools give the area a diversity of
activities. It is the Tarrant County's second largest employment center with over 30,000
employees (Fort Worth CBD has 40,000 employee's).
Despite its location at the crossroads of regional freeways and dramatic growth of the health
care industry, taxable real property values in the area have not yet shown the resurgence
since 1994 of either Tarrant County or the City of Fort Worth. Exhibit F illustrates the
divergence of taxable property values since 1994. From 1994 to 1997, Tarrant County
taxable real property values rose 23%. City of Fort Worth values rose 16%. Fort Worth
South values fell 8%.
Exhibit E
17
i
Stakeholders in the revitalization project appreciate low real estate princes and appraised
values. They see the prospects of economic growth in this sleeping market as developers and
consumers become aware of economic opportunities and a community -drive powering Fort
Worth South.
Another measure of the depressed market and readiness for redevelopment in this significant
part of the City and region is the high percentage of vacant land. Tax records indicate that
22% of the privately owned land area in the reinvestment zone is vacant land with no
structures of material value.
The Fort Worth Southside Development District has created a owner-driven program to lift
itself by the bootstraps.
With organizational structure similar to Downtown Fort rt
Wo h
Inc., Fort Worth Southside Development District, Inc. has been in existence since 1996.
Fort Worth South is a 501(c)(4) nonprofit, private, member funded operating' corporation.
It is associated with a 501(c)(3) nonprofit foundation, Historic Southside, Inc. founded in
1985, to support redevelopment.
A three party effort sponsored by the City of Fort Worth, the Fort Worth Transportation
Authority, and the businesses in the Medical District funded and produced a strategic plan
for the community in May 1995. Goals for Fort Worth South have included creation of a Tax
Increment Financing program for financing of public improvements.
Owners of property in the Southside community believe the area will realize more of its
strong potential for economic development then tax increment financing can be used to
attract private redevelopment. With tax increment financing a developer may construct
approved public improvement and anticipate reimbursement from the future tax flows
generated by the associated development.
Tax Increment
Background
Exhibit F (TIF Increment Projection) presents the projected value of real property in
TIF #4 over the 25 life of the reinvestment zone as well as the projected incremental
cash flows that would flow to the TIF fund assuming full participation by the six taxing
jurisdictions.
The exhibit reflects actual 1998 Tarrant Appraisal District (TAD) property values
which exceeded 1997 values by .58%. This contrasts with a history of declining values
in earlier years. It also reflects the feeling of the community that the trend of declining
property values has turned positive.
The cash flows are a product of the following variables:
• The base year value of real property in the zone, less the value of tax exempt
properties;
18
• Annual changes in taxable value of the zone;
• Participation of the taxing jurisdictions;
• Annual changes in tax rates;
Collection rate.
Looking at the history of Southside appraised value trends and looking forward, it is
possible to construct a forecast of rates of change in real property values. The change in
market appraisal expressed in Exhibit F (TIF Increment Projection), and in Exhibits I
through N (TIF Increment Projections for each taxing jurisdiction) which are presented
in the Appendix C, reflect the following factors:
After years of decline, aggregate taxable real property values determined by TAD
have risen each year after 1994 for Tarrant County and Fort Worth. Average
annual value increase rates in the City since 1994 have exceeded 5%.
0 Real property valuations by TAD within the proposed reinvestment zone showed
some recovery of values in 1995, but declines for 1996 and 1997.
• Real estate experts estimate that national values of real property have grown 3%
to 5% in 1997 and 1998. More distant projections are anyone's guess; if real
estate is to remain an attractive investment alternative, property values need to
out pace the consumer price index, which has been increasing approximately 3%
a year.
• Because the Fort Worth economy is anticipated to equal or better the growth rate
of the national economy for the intermediate future, real property values in the
area should continue to grow at or above national rates.
• A reasonable forecast for property values in Fort Worth South is that taxable
values will generally rise as regional values rise, but to a lesser extent, based on
(a) recent history of value changes, (b) the aging public infrastructure in the
proposed reinvestment zone and (c) current popular perception among
consumers and developers that the zone is stagnant. A fair long-term forecast for
the Fort Worth south area, with status quo conditions (no tax increment
financing), is for average annual growth of taxable real property of only 1% into
the indefinite future.
• It is possible that market values of real property in the reinvestment zone will
jump at the news of tax increment financing for public improvements within the
zone, but a more conservative forecast is that zone values will rise at a slow 1%
rate through 1999. If a positive cash flow for the TIF fund is established in
1998 and 1999, a new development using TIF funds coup appear on the tax roll
in 2001.
From 2001 through 2010, average annual change in taxable values of the zone
with tax increment financing is estimated at 5%. This represents addition of
roughly $9 million (in 1998 dollars) of new real property value in addition to a
19
1% appreciation of the previous year's value of the zone. This added value could
come from any combination of new construction or appreciation.
• Exhibit F assumes that the annual growth rate slows to 4% from 2011 through
2015, as current cash flows to the TIF fund may have been obligated for debt
service on notes of developers with previous projects
Hopefully, prior activity
in the zone before this time will have started a trend of private investment and
future developers will require diminishing assistance from the TIF fund. For the
final five years of the TIF fund's life, the annual growth assumption settles to a
modest 3%, where it remains for the ten years after the sunset of the TIF fund.
Projections
This set of growth rate assumptions implies a conservative (and attainable) volume or
real estate construction in the zone during the life of the TIF program. Assuming a
background appreciation rate of 1% for real property, the forecast market value of
taxable real property in the zone after twenty-five years can be achieved by taxable new
construction during that time. The forecast cash flow to the TIF fund is approximately
$51 million, measured in 1998 dollars.
This ratio of new construction to TIF cash flow is approximately 2.81. This ratio is
conservative by comparison with the roughly 5:1 ratio of construction to TIF revenue
for the State-Thomas TIF in Uptown Dallas or the 3.6:1 ratio for Mesquite's Rodeo City
TIF pro forma.
20
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With and Without the TIF
Although Exhibit F presents an accurate simple forecast of real Property tax revenue
from the reinvestment zone to the TIF fund and participating jurisdictions, Exhibit G
presents a more thorough picture of how the reinvestment zone affects cash flow.
Exhibit J introduces supplemental business personal property (BBp) t flowing to
taxing units from the zone. ax
Texas local governments levy ad valor em taxes on two types of property: real property
and business personal property. A TIF fund is not entitled to any increase in BPP tax at
any time. Consequently, when a TIF program succeeds at attracting new investments to
the reinvestment zone, all increases of BPP value are taxable by the taxing units. The
taxing units retain all the BPP tax.
Exhibit G & H (Tax Revenues With and Without Reinvestment Zone) present this
information in both spreadsheet and graphical formats.
The estimated supplemental BPP tax flowing to taxing units is sufficient to limit the
annual property taxes foregone by the five combined jurisdictions to less than
$170,000 in any year. After twelve years, anticipated annual ad valor em tax flowing
to participating jurisdictions will exceed the tax flows anticipated without the
reinvestment zone and tax increment financing.
A more detailed assessment of the BBP factor is covered in the Preliminary Financial
Plan prepared by Stein Planning and Management (Appendix B).
22
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Exhibit H
Impact of BPP 'Tax on Cash Flow
w
to Combined General Funds
}
(in Thousands of Dollars)
1
i
$90,000
$25.000
d
—' —'—Without TIF: Real Property �r"°�r�°••
$20.000 Tax Alone
Or1,
°°°°• With TIF:Real Property Tax
Alone r
$15,000 With TIF:Real Property Tax
and Suppiemetnal BPP Tax =
Attributed to TIF r
$10,000
.... ...................................i
$5,1300 TIF fund expires
$0
n N �.
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Project Financing
During the formulation of Fort Worth TIF #4, it was never anticipated that the
incremental cash flow from the District would repay municipal bonds sold for the
purpose of constructing new public infrastructure.
It is expected that the TIF District will enter into agreements with private developers to
secure reimbursements for their cost of constructing public infrastructure associated
with their private development project.
It was also anticipated that TIF funds would be spent as they were available to accomplish
the elements of the Project Plan.
As of August 31, 1999 TIF District has entered into no agreements and has no financial
obligations.
III
25
Project Elements by Category
The following list of projects (Project Elements) compose the Fort Worth TIF #4 Proj ect
Plan. It has been compiled from information drawn from the Southside Medical District
Strategic Plan (Sasaki & Associates - May 1995) and from the ongoing work of Fort rt
Wo h
South, Inc.and their stakeholders.
It is a list of potential public infrastructure projects could be financed by the TIF increment
and would serve as incentives for private sector investment. The costing assumptions for
these estimates are detailed in Exhibit 0 (Project Costing Assumptions).
The projects are grouped in categories of similar type. A summary report of costs is
attached.
A comparison of projects to be initiated within the first eight years of the TIF District and
the anticipated increment is reflected in Exhibit P (Project Implementation Timeline -
1998 through 2006)
Ili
26
1
I
I
Project Elements by Category
Exhibit O
f
1. Residential Development
$2,700,000
Multi-Family, New Low Moderate Income Rental Apartment Community
Multi-Family, New Market Rate Rental Community $860,000
Village Square - 250 to 300 units ($2,500 ! unit) $750,000
Boulevard Apartments - 150 units ($2,500 / unit)
Townhomes for purchase $380,000
Oleander Walk - Hurley to College
Public ROW, design, construction, irrigation, trees
Three pocket parks (60'x60') @ $42,000 $130,000
Nine Block Faces on two sides of street a $15,750 $300,000
Lighting $180,000
Single Family Homes - New Infili
Vintage Collection - 50 homes
2,500 lineal feet of Curb, Trees, Sidewalks, Lighting, etc. $100,000
2. Retail Development
$900, 000
Rosedale / Hemphill Neighborhood Shopping Center
100,000 sf total including a 35,000 sf Grocery Store and Fast Food Retail
$500,000
Total Development Cost = $95 /sf
Vacate streets, Infrastructure, Utilities, Parking
Village Square
One acre Park space with surrounding 10-20,000 sf retail $400,000
Plaza with fountain, landmark, landscaping, etc.
Land acquisition plus improvements
3. Business Development Sites
$10,0 0 0,000
Vickery Boulevard Business District
Combined blocks along new Vickery between Henderson & Main $5,000,000
Hotel/Conference Center and Commercial Offices - 500,000 sf
Technology Park - 15 acres, 250,000 sf, 2 to 3 story structures
Total Development Cost - $20 million $2,000,000
Adaptive reuse of existing buildings along South Main with expansions
Public Structures
Other projects $500,000
$2,500,000
4. Streetscape / Boulevard / Parkways / Gateways $1 2 8 0 0 o 0 0
Magnolia Street
Extent existing streetscape from Hemphill to South Main $1 ,000,000
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Oleander Street
$0
Between Hurley and College - pocket parks and landscaping
South Main Street $700,000
Trees, lighting, sidewalks - 14 Blocks 400' @ $25,000 on two sides
Rosedale Street
$2,500,00o
Landscaped median and parkway, street trees, and irrigation
Relocate utilities underground - TU Electric - TIF contribution unknown
Vickery Boulevard
$800,000
Landscaped median and parkway - 16 Blocks @ 400' @ $25,000 x 2
Hemphill Street
$1 ,300,000
Landscaping - 26 Blocks @ 400' @ $25,000 x 2
Pennsylvania / Hattie Streets
$1 ,000,000
Landscaping - 20 Blocks @ 400' @ $25,000 x 2
Henderson Avenue - Total project cost $1.3 million $500,000
Intersection Improvements at Pennsylvania - $215,000
Construct four lane boulevard Pruitt to Rosedale - $200,000
Other Streets $1 ,500,000
Summit Avenue
Eighth Avenue
Jennings Avenue
Allen Avenue
Evans Avenue
Street Furniture $1 ,000,000
Benches, Public Art, Sculptures, Trash Receptacles, Transit Shelters
Decorative Lighting $2,000,000
$10,000 per Block on two sides of the Street
Lighting not included in other projects
200 Blocks @ $10,000 per block face
Gateway Features $500,000
Includes canopy and ornamental Trees, Signage, Monumental Gateway
Structures and Bollards to signify entry into the District.
Summit Avenue overpass of 1-35
Henderson at railroad underpass
Hemphill at railroad underpass
Jennings at railroad underpass
South Main at railroad underpass
Hattie at 1-35
Rosedale at 1-35
Allen at South Main
Hemphill at Allen
Eighth at Allen
Rosedale at Forest Park
5. Parks
$13 ,000,000
Goal of 50 acres of open green space
$12,500,000
Land acquisition @ $250,000 per acre
Landscaping 0 $100,000 per acre
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Pocket and Linear parks throughout the District Incorporated into projects
$250,000
Plant It 2000 - John Denver Foundation - treescape
Cancer Survivors Park
Village Square
$250,000
Plaza Features such as Gazebo and Landmark Tower Carillon
Trolley Stop
$500,000
Within District on transit linkages to Downtown
6. Schools
$15,000,000
Enhance public education facilities at the following locations:
DeZavala Elementary School
Trimble Technical High School
Lily B. Clayton Elementary School
Van Zandt Guinn Elementary School
Accelerated High School
New elementary school campus
7. Signage $100,000
Arterial Directional and Informational Signage
8. Parking Structures $3 ,500,00o
Village Square$3,500,000
Shared Residential & Retail Parking facility associated with Village Square
350 spaces, Two Level, Free to User, Cost - $10,000 / space
9. Administration $2,000,00o
Expenses associated with managing and administrating the TIF District.
TOTAL
$60,000,000
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Project Cost Assumptions
Exhibit P
Multifamily Infrastructure Cost $2,500 per dwelling
Curbs / Gutters
Trees @ 30' spacing
Sidewalks
Irrigation (initially) to establish trees
Pocket Park Assembly (each) $42,000 each
Land Purchase 3,600 sf @ $8.00 per sf $30,000
Landscaping treescape @ $2.50 per sf $10,000
Irrigation @ $.50 per sf $ 2,000
Parkway Landscaping $16,750 per 400' Block Face
Trees at 30' Centers 15 per 400' Block Face $ 6,750
Irrigation 400 Linear feet $ 2,000
Sidewalks 5"Wide @ 400 LF $ 7,000
Parkway Lighting $10,000 per 400' Block Face
Lamps 8 per block @ $1,200 ea $10,000
Land Assembly - Parks
Park Land $2.50 per sf - Assumes streets condemned excess land
Landscaping $2.50 per sf Trees, irrigation, etc.
Parking Structures
Two Floor Simple concrete frame structure $10,000 per space including circulation
One floor above grade
Three Floor Concrete Steel Frame @ $12,500 per space
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CHAPTER 5
VALUATION UPDATE & INCREMENT PROJECTIONS
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CHAPTER 6
ADMINISTRATIVE EXPENSES
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CHAPTER 7
BOARD OF DIRECTORS
5/23/02
City of Fort Worth
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Wendy Davis 'City Council Member (o) 871 -8809
j Chair 1000 Throckmorton Street ( f) 924-6837
Fort Worth TX 76102
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Ralph McCloud City Council Member (o) 871 -8808
1000 Throckmorton Street (f) 534-7437
Fort Worth TX 76102
Jeff Wentworth City Council Member (o) 871 -8807
1000 Throckmorton Street (f ) 871 -6187
Fort Worth, TX 76102
Fort Worth Independent School District
Juan Rangel Board of Education Member (o) 923-5800
100 N. University Drive ( f) 925-1655
Fort Worth, TX 761078
JPS Health System
Kristin Jenkins Compliance & Quality Officer (o) 927-3842
1025 South Jennings (f) 920-6908
Fort Worth, TX 76104-3218
Tarrant unty
Roy Brooks Precinct Administrator #1 (o) 531 -5600
3212 Miller Avenue ( f) 531 -5633
Fort Worth, TX 76119
Jon Ed Robbins Precinct Administrator #4 (o) 238-4400
6713 Telephone Road ( f) 238-4403
Fort Worth, TX 76135
Tarrant Flecaianal Water District
Nancy King Office Manager (o) 335-2491
800 East Northside Drive (f) 877-5137
PO Box 4508
Fort Worth, TX 76102-1097
Tarrant County College District
Bill Lace Executive Assistant to the Chancellor (o) 515-5001
1500 Houston Street ( f) 515-5390
Fort Worth, TX 76104
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STAFF & ADMINISTRATIVE SUPPORT
5/23/02
City of—Fort Worth
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Ardina Washington Department of Economic and Community Development
Administrative Liaison
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City of Fort Worth (o) 871 -8003
1000 Throckmorton Street ( f ) 871 -6134
Fort Worth, Texas 76102
Peter Vaky Assistant City Attorney
City of Fort Worth (o) 871 -7601
1000 Throckmorton Street ( f ) 871 -8359
Fort Worth, Texas 76102
Linda Brown . Deputy Treasurer
City of Fort Worth (o) 871 -6030
1000 Throckmorton Street ( f ) 871 -8647
Fort Worth, TX 76104
Tarrant County
Lisa McMillan Economic Development Coordinator
Tarrant County (o) 884-2643
100 E. Weatherford, Suite 404 (f) 884-1702
Fort Worth, TX 76102
Fort Worth S!2uthside Development—District
Don Scott President
Fort Worth South, Inc. (o) 923-1649
1606 Mistletoe Boulevard (f) 923-1658
Fort Worth, Texas 76104
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CHAPTER 8
MEETING AGENDAS & HANDOUTS
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Appendix H
TAX INCREMENT FINANCING ENABLING LEGISLATION
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Tax Code
Subtitle B Special Property Tax Provisions
Chapter 311 Tax Increment Financing Act
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Exhibit`B"
ORDINANCE NO . 13259
AN ORDINANCE DESIGNATING A CERTAIN AREA AS TAX
INCREMENT REINVESTMENT ZONE NUMBER FOUR, CITY OF FORT
WORTH, TEXAS, ESTABLISHING A BOARD OF DIRECTORS FOR
SUCH REINVESTMENT ZONE, AND OTHER MATTERS RELATED
THERETO.
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WHEREAS, the City Council of the City of Fort Worth, Texas
("City") , desires to promote the development or redevelopment of a
certain contiguous geographic area within its jurisdiction by the
creation of a reinvestment zone as authorized by the Tax Increment
Financing Act, Chapter 311 of the Texas Tax Code, Vernon' s Texas
Codes Annotated (the "Act") ; and
WHEREAS, in compliance with the Act, the City called a�public
hearing to hear public comments on the creation of the proposed
reinvestment zone and its benefits to the City and to the property
in the proposed reinvestment zone; and
WHEREAS, in compliance with the Act, notice of such public
hearing was published in the Fort Worth Star-Telegram, a daily
paper of general circulation in the City, such publication date
being November 17, 1997, a date not later than seven (7) days
prior to the date of the public hearing; and
WHEREAS, -iii compliance with the Act, notice of such .public
hearing, in required form and substance, was provided in writing
not later than sixty (GO) days before the date of said public
hearing to the governing body of each taxing unit that levies real
property taxes in the proposed reinvestment zone; and
WHEREAS, in compliance with the Act, the City made a formal
presentation, in required substance and form, 'to the governing
body of each entity that levies real property taxes in the
proposed reinvestment zone; and
WHEREAS, in compliance with the Act, a preliminary
reinvestment zone financing plan was prepared and a copy of the
plan was sent to the governing body of each taxing unit that
levies taxes on real property in the proposed reinvestment zone;
and
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WHEREAS, in compliance with the Act, the public hearing was
convened at the time and place mentioned in the published notice,
to wit, on the 25th day of November, 1997, at 10 : 00 a.m. , at the
Council Chamber in the City Hall of the City of Fort Worth, Texas,
which hearing. was then closed; and
WHEREAS, the City at such hearing, invited all owners of
property located within the proposed reinvestment zone, ,
representatives of all other taxing units, and any other
interested persons and/or their attorneys to appear and contend
for or against (1) the creation of the reinvestment zone, (2) the
boundaries of the proposed reinvestment zone as described in the
boundary description and depicted in the map, both of which
together are attached hereto as Exhibit "A" , (3) the concept of
tax increment financing, and (4) the appointment of a board of
directors for the proposed reinvestment zone; and
WHEREAS, the proponents of the reinvestment zone offered
evidence, both oral and documentary, in favor of all of the
foregoing matters relating to the creation of the reinvestment
zone, and opponents, if any, of the reinvestment zone. appeared to
_ contest matters relating to the creation of the reinvestment zone;
NOW THEREFORE, BE IT ORDAINED BY THE CITY .COUNCIL OF THE CITY
OF FORT WORTH, TEXAS:
Section 1: That the facts and recitations contained in
'the preamble --of"-this Ordinance are hereby found and declared to
be true and correct .
Section 2 : That the City Council, after conducting such
hearing and having heard such evidence and testimony, has made
the following findings and determinations based on the evidence
and testimony presented to it :
(a) That the public hearing on adoption of the reinvestment
zone has been properly called, held, and conducted and
that notice of such hearing has been published as
required by law.
(b) That all taxing units levying real property taxes
within the reinvestment zone properly received notice
of the City' s intention to create the reinvestment zone
and of the public hearing as required by the Act.
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(c) That all taxing units levying real property taxes
within the reinvestment zone timely received a
preliminary reinvestment zone financing plan from the
City as required by the Act .
(d) That the City made formal presentation to all taxing
units levying real property taxes within the
reinvestment zone as required by the Act.
(e) That creation of the proposed reinvestment zone and
improvements made therein will significantly enhance
the value of all of the taxable real property in the
reinvestment zone and will be of general benefit for
the City.
(f) That the reinvestment zone, as described' in Exhibit
"A" ,' ' meets the criteria for the creation of a
reinvestment nvestment zone as set forth in the Act, including
Section 311. 005 thereof, in that:
(1 ) It is a contiguous geographic area located wholly
within the corporate limits of the City; and
(2) The area is found to substantially arrest or
impair the sound growth of the municipality and
retard the provision of housing accommodations.,
(g) That----thb- total appraised value of all taxable real
property in the reinvestment zone according to the most
recent appraisal roll of the City, together with the
total appraised value of taxable real property in all
other existing reinvestment zones within the City,
according to the most recent appraisal roll of the
City, does not exceed fifteen percent (150) of the
current total appraised value of taxable real property
in the City and in the industrial districts created by
the City, if any.
(h) That the reinvestment zone does not contain more than
fifteen percent (150) of the total appraised value of
real property taxable by Tarrant County or any school
district.
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(i) That the development or redevelopment of the property
in the reinvestment zone will not occur solely through
private investment in the reasonably foreseeable
future.
Section 3 : That the City hereby creates a reinvestment
zone containing the ' area described in the boundary description
and as depicted in the map, both of which are together attached
hereto as Exhibit "A" , and such reinvestment zone shall hereafter
be identified as Tax Increment Reinvestment Zone Number Four,
City of Fort Worth, Texas (the "Zone" or "Reinvestment Zone") .
Section 4 : That there is hereby established a board of
directors for the Zone, which shall be appointed in accordance
with the Section 311. 009 of the Act and pursuant to agreements
with the other taxing units .
Section 5 : That the Zone shall take effect on January 1,
1998, and that the termination of the Zone shall occur on
December 31, 2022, or at an earlier time designated by subsequent
ordinance of the City Council in the event the City determines
-that the Zone should be terminated due to insufficient private
investment, accelerated private investment or other good cause,
or at such time as all project costs and Tax , Increment
obligations, if any, and the interest thereon, have been paid in
full .
Section .6-i.- I. That the Tax Increment Base for the Zone,
which, is the total appraised value of all taxable real property
located in the Zone, is to be determined as of January 1, 1997,
the year , in which the Zone was designated a reinvestment zone.
Section 7 : That there is hereby created and established
a Tax Increment Fund for the Zone which may be divided into such
accounts and sub-accounts as may be authorized by subsequent
resolution or ordinance, into which all Tax Increments, less any
of the amounts not required to be paid into the Tax Increment
Fund pursuant to the Act, are to be deposited. The Tax Increment
Fund and any accounts and sub-accounts are to be maintained in an
account at the depository bank of the City and shall be secured
in the manner prescribed by law for Texas cities. - In addition
all revenues from the sale of any obligations hereafter issued by
the City secured in whole or in part from the Tax Increments,
revenues from the sale of any property acquired as part of the
Tax Increment Financing Plan, and other revenues to be dedicated
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to and used in the Zone shall be deposited into such fund,
account or sub-account from which money will be disbursed to pay
project costs for the Zone or to satisfy the claims for holders
of such obligations issued for the Zone.
Section 8 : That the Zone is designated under Section
311 . 005 (a) (1) of the Act .
Section 9 : That the City Manager and City Attorney are
hereby authorized to execute and deliver for and on behalf of the
City, tax increment agreements with the Fort Worth Independent
School ' District, Tarrant County, Tarrant County Hospital
District, Tarrant County Junior College and Tarrant Regional
Water District, pursuant to the provisions, of Sections 311 . 008
and 311 . 013 of the Act.
Section 10 : That if any section, paragraph, clause or
provision of this ordinance shall for any reason be held to be
invalid or unenforceable, the invalidity or unenforceability of
such section, paragraph, clause or provision shall not affect any
of the remaining provisions of this ordinance.
Section 11 : That this Ordinance shall take effect
immediately from and after its passage in accordance with the
provisions of the Charter of the City of Fort Worth and it is
accordingly so ordained.
CITY OF FORT WORTH
C�Q,LL Ll_�
Kenneth Barr
Mayor
ATTEST:
Alice Church
City Secretary
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APPROVED AS TO FORM AND LEGALITY:
Assistant City At rney
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ADOPTED: I/b,-.5-1 7
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EFFECTIVE:
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Boundary Description
Fort Worth South Reinvestment Zone
Being a tract of land in the City of Fort Worth,Tarrant County,Texas,which tract is more particularly described as
follows:
Beginning at the southwest corner of Lot 25, Block 20, Fairmount Addition, being in the easterly line of an alley
and in the northerly line of West Arlington Avenue;
Thence westerly along the northerly line of said West Arlington Street to the easterly line of the Fort Worth &
Western Railroad main track right-of-way;
Thence with said Railroad to it's intersection with the south line of Park Place;
Thence with the south line of Park Place to it's intersection with the west line of Berkley Street;
Thence with the west line of Berkley Street northerly to the south line of Edwin Avenue;
Thence easterly crossing Berkley Street and along the north line of Blocks 7 of Edwin Avenue crossing the afore
mentioned Fort Worth &Western Railroad to the east line of said Railroad;
Thence northerly along the east line of said railroad to its intersection with the north line of All Saints Episcopal
Hospital Block 2;
Thence easterly with the north line of said Block 2 to its intersection with the western line of Fort Worth &Western
Railroad right-of-way;
Thence northerly along the west line of said railroad to the southerly line of Mistletoe Boulevard;
Thence westerly along the south line of said Mistletoe Boulevard to the easterly line of the Fort Worth &Western
Railroad right-of-way.
Thence northerly along the east line of said Railroad to the southerly line of West Rosedale Street;
Thence westerly along the south line of said West Rosedale Street to the easterly line of Forest Park Boulevard;
Thence northerly along the east line of said Forest Park Boulevard to the southerly line of line of the Union Pacific
Railroad;
Thence northeasterly along the southerly line of said Union Pacific Railroad to the north line of West Vickery
Boulevard;
Thence easterly along the north line of said West Vickery Boulevard to the southerly right-of-way line of new
Interstate Highway 30;
Thence easterly along the southerly right-of-way line of said new U.S. Highway 30, crossing Interstate Highway
35W to the east line of Kentucky Street;
Thence southerly along the east line of said Kentucky Street to it's intersection with the south line of Terrell
Street;
Thence westerly with the southerly line of said Terrell Street to the northeast corner of Lot 1, Block 2 McNulty and
Nesbit Subdivision;
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Thence southerly along the easterly line of said Lot 1 and Lot 3Oof said K8oNukvand Neeb�Add�on0othe
no�hedvUnaofHuhnbo�Street;
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Thence easterly along the northerly line of said Hunubolt Street toa point on the nodhedvextension of the last Une
of��32 and 82A' B�ck2of said &0uNu|tvand Neo /�Add�ion; '
ThanneeouthedycnoauinQoaidHurnboitGtneedanda|ongtheeaat|ineofaaid |oby32and 82A and continuing nn
said line to the southeast corner of Lot 4, Graves and McDaniel Subdivision and being in the north line of Maddox
Avenue, (this line to run generally along the east line of the ffst tier of lots on the east side of Evans Avenue from
Hunnbo|ttoMaddoni'
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Thence westerly along the nodhedy line of said Maddox to a point on the northerly extension of Lot�53 Block
22, Hyde ' '
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Thence southerly crossing said Maddox Street along the eaotedx|ineof|o�o��O�ndS8Oofoa� HvdePark
Addition to the southerly line of said East Allen Avenue;
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� Thenca.westerly along the southerly' xne of said East Allen Avenue to a point on the southerly extension of the
westerly line ofSouth Main Street;
The northerly crossing said East Allen Street and along the woetadv line of said South Main Street tothe southerly|inoofFe|ike Bvvozdz Place;
Thence westerly along the'eouthodv line ofooid .|ikaGvvozdz Place too point on the oouthadvextenoionofthe
east U VV
neofLot2, Block D. of Hendricks Subdivision of Fields-Welsh Addition;
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Thence northerly crossing said Feliks Gwozdz Place and along the east line of said Lot 2 to the northerly line of
Ingram Street;
|konce easterly along the north line of said Ingram Street to the westerly line ofTravis Street;
Thence northerly along the west line of said Travis Street to the southerly line ofWest MorphyEVmet;
Thence westerly along the south line of said West K8oqrhvE�reedtothgno�hvveotoornerofLot8 B|ookD' said
Hendricks Subdivision;
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Thence southerly along -- Ux of aa|dLot8tothenodhUnoofono|�vxvhiohd��eoeaidB|nckO
Hendricks Gubd���m' ' '
Thence westerly along the north line of said alley to the east line of Lipscomb Street;
Thence southerly along the east line ofsaid Lipscomb Street tou point onan extena�nof the south line
of Lot 12. Block Cof Armstrong Bubd��ion Fields-Welsh ---~~''x
Thence westerly along said line and along the south line of Lot 12 and Lot 4of Block C, said Armstrong
Subdivision tothe easterly line of Alston Street;
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Thence southerly along the east|'na of said Alston Street to the southerly line of Maddox Street;
Thence westerly along the southerly line of Maddox Street to the westerly line of College Street;
Thence northerly along the west line of said College Street tothe northerly line of West K8oqphyGtraet;
Thence easterly along the north line of said West Morphy Street to the westerly line of said Lipscomb Street;
Thence northerly along the vvoatedyUneof said LipoconnbStreet to the nodheoatcorner of Lot 3BB|ookAnf
Martin & Moodie Subdivision of Fie|da'VVe|nh Addition' ' '
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Thence westerly to the northwest corner of said Lot 3B;
Thence southerly 8)-the southwest corner of Lot 3B;
Thence westerly along the southerly line of Lot 8Aof said Block A~ extending to the westerly line of said Alston
Street;
Thence northerly along the westerly line of said Alston Street[o the northeast corner Vf Lot 4' Block 1' Brooks and
Bailey Subdivision;
Thence westerly along the northerly line of said Lot 4 extending to the west line of on alley;
Thence southerly along the west line of said alley to the northerly line of an intersecting alley;
Thence westerly along the northerly line of said alley tothe westerly line of said College Street;
Thence northerly along the westerly line of said College Street to the northeast corner of Lot 3, Block 2, of said
Brooke and Bailey Subdivision;
Thence westerly along the northerly line of said Lot 3, Block extending tothe westerly line ofan alley;
Thence southerly along said westerly line to the northerly line of an intersecting alley; ^
Thence westerly along said' nodhedyline to the westerly line of Washington Street;
Thence northerly along said westerly line to the northeast corner of Lot 1 E of D.S. Ross Subdivision;
Thence westerly along the northerly line of said Lot 1E extending to the westerly line of.an alley;
Th6'oe southerly along said westerly line tothe southeast corner of Lot 1A, said O.G. Ross Subdivision;
Thence westerly along the southerly line of said Lot 1)\extending to the vveatedv line of Adams Street;
Thence northerly along said vvaotedy line to the northeast corner of Lot 8D, said D.G. Ross Addition; �
Thence westerly to the northwest.corner of said Lot 8D;
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Thence southerly along the westerly line of said Lot 8D to the northeast corner of Lot-8C, said D.S. Ross Addition;
Thence westerly along the northerly line of said Lot 8C extending to the westerly line of Henderson Street;
Thence�aouthedvsdong said westerly line to the southeast corner of Lot 4R' Block A, King's Subdivision of Fields'
VVe|ahAddition|
Thence westerly along the southerly line of Lots 4R and 13R. Block/\extending tothe westerly line ofFifth
*venue'
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Thence northerly along said westerly line to the northeast corner of Lot 4, Block B of said King's Subdivision;
Thgnoevveatedya|ongthenodhedv |ine[foaidLot4ondLot13entendingtothevyeotedy||nerfLakeGtreet|
Thence southerly along said westerly line to the northeast corner of Lot 5, Block 1, Johnson Subdivision of Fields-
Welsh Addition;
Thence westerly along the northerly line of said Lot 5 to the northeast corner of Lot 28 said Block 1;
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Thence southerly to the southeast corner of said Lot 28;
Thence westerly along the southerly line of said lot 28 extending to the westerly line of Sixth Avenue;
Thence northerly along said westerly line to the northeast corner of Lot 5, Block 2, of said Johnson Subdivision;
Thence westerly along the north line of said Lot 5 to the southeast corner of Lot 29, said Block 2;
Thence northerly to the northeast corner of Lot 30, said Block 2;
Thence.westerly along the northerly line of said Lot 30 extending to the westerly line of Fairmount Street;
Thence northerly along the west line of said Fairmount Street to the southerly line of Magnolia Street;
Thence westerly along said southerly line to the westerly line of an alley which divides Block C of McNulty and Nye
Subdivision;
Thence southerly along the westerly line of said alley to the southeast corner of Lot 4, Block C of said McNulty and
Nye Subdivision;
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Thence westerly along the southerly line of said Lot 4 extending to the westerly line of Seventh Avenue;
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Thence southerly along said westerly line to the southeast corner of Lot 27, Block B of said McNulty and Nye
Subdivision;
Thence westerly along the southerly line of said Lot 27 extending to the westerly line of an alley;
Thence northerly along said westerly line to the southerly line of said Magnolia Street;
Thence westerly along said southerly line to the easterly line of Hurley Street;
Thence southerly along said easterly line to the southerly line of said West Morphy Street;
Thence westerly along said southerly line to the northeast corner of Lot F7, Block F, of said McNulty and Nye
,! Subdivision;
I Thence southerly along the easterly line of said Lot F7 and F3 and F2 and F4 and extending to the southerly line
of Myrtle Street;
Thence easterly to the easterly line of an alley which divides Block 9 of Loyd's Addition and Block 1 of Stewart's
Addition;
Thence southerly along the easterly line of said alley to the southerly line of said West Allen Avenue;
Thence easterly along said southerly line to the northeast corner of Lot 32, Block 10, Fairmount Addition;
Thence southerly to the southeast corner of Lot 23, said Block 10;
Thence westerly along the southerly line of said Lot 23 to the easterly line of an alley;
Thence southerly along the easterly line of said alley to the southwest corner of Lot 25, Block 20, Fairmount
Addition and THE POINT OF BEGINNING.
SAVE& EXCEPT THE FOLLOWING TRACTS OF LAND:
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I
Lot 3B, Block N, Rosedale Addition (Newkirk VVek*richBuUdincA;
Lots 5, 6, 7. and 7 feet of Lot 4 Block LRosedale Addition ;
Lots 1. � � 4A-, 5EL6A, &6B, Block 34. Tucker's Addition (Fire Station);
Lots 1' 2,3, 5, 6, 7, &8, Block Land 700, Smith, Jones & Daggett Addition (Recreation Building);
Lots/\1B and A2' Block 2. He|d'o-VVe|ch Addition (Parker Connnlono\;
Lots 1A. 1B.1C. 1D. 2,and 3, Block 3, Martin and Moodie Subdivision of Field's-Welch Addition /Modern Drug);
Lots 7R and 8R, Block 3, McLellan Subdivision of Field's-Welch Addition (Mehl Building); and those tracts of land
being more particularly described aafollows:
Beginning at the intersection of the northerly line of Terrell.Street with the easterly line of Seventh Street;
Thence northerly along the easterly line of said Seventy Street to the northwest corner of Lot 1, Block 2'
Grandview Addition;
Thence easterly along the northerly line of Lots 1 through 8, said Block 2and extending tothe easterly line of
West Sixth Avenue;
Thence northerly along the easterly line of said Sixth Avenue to the southerly line of Pennsylvania Avenue;
Thence easterly along the southerly line of said Pennsylvania Avenue to the westerly line of said Henderson
Street;
Thence along the westerly line of said Henderson Street to the northerly line of said Terrell Stre-et;
Thence westerly along the northerly line of said Terrell Drive to THE POINT[}F BEGINNING (Cook'eChildren's
and Harris Methodist Hospitals) ;and
Beginning at the intersection of the northerly line of Petersmith Street with the easterly line of Jennings Avenue;
'
ThencanorthedvalonQtheeaatedv|ineofaaidJanningoAvenuetotheoouthedy|ineofBnoadwavEtreet
Thence easterly along the southerly line of said Broadway Street ho the westerly line of Galveston Gtnue��
.
Thence southerly along the western line of Galveston tothe northerly line of Petenonnith Street; '
Thence westerly along th line of said PctemmithStreet to THE POINT OF BEGINNING
Baptist(�hurohand Te—mo|� BethEA. (Broadway
November 24, 1997
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