HomeMy WebLinkAboutIR 7601 INFORMAL REPORT TO CITY COUNCIL MEMBERS No. 7601--
April 28, 1992
op To the Mayor and Members of the City Council
Subject: SUNDANCE WEST, PHASE 11, TAX ABATEMENT APPLICATION
On April 10, 1992, the City Manager's Office received a tax abatement application for Sundance
West, Phase 11. The proposed project involves the renovation of the Sanger Building at 410
Houston Street and the Fakes Building at 404-408 Houston Street. The development will include
street level retail with apartments on the upper levels. The application meets the current Policy
for Tax Abatement for Qualifying Downtown Residential Projects and is included as Attachment
"A."
The application reports approximately 60 loft-style apartments located above street-level retail
stores and services for a project cost of over $7 million. In addition to providing downtown
residential units, this project will restore a historically significant building as this project includes
the restoration of the Sanger Building, which has been nominated by the State Historic
Preservation Officer for listing in the National Register of Historic Places.
Sundance West, Phase l, is nearing completion and is viewed as a valuable asset to the
revitalization of the downtown. Phase II would further the revitalization through a high-quality
project which demonstrates that existing buildings can be retrofitted for downtown housing with
street-level retail.
The Office of Economic Development is recommending approval of this tax abatement
application. It is proposed that a tax abatement agreement be prepared for 100% abatement of
the new value for 10 years following the Certificate of Occupancy.
In 1989, a reinvestment zone was-established for downtown residential tax abatement
consideration. The boundaries of this reinvestment zone are the same as the downtown public
improvement district. Sundance West, Phase 11, is within the established reinvestment zone.
Because an additional reinvestment zone does not need to be established, the only City Council
action which is required by state law for this application is action on the proposed tax abatement
agreement.
This application is placed on the agenda of a Pre-Council session for information. The staff will
proceed with preparing an agreement for City Council approval based on the application and
notifying other taxing entities of Fort Worth's intent to enter into a tax abatement agreement.
Terrell
Robert T 2 1
Interim City Manager
owl Enclosures
ISSUED BY THE CITY MANAGER FORT WORTH, TEXAS
A
APR 1992
April 9, 1992
Mr. Bob Terrell, City Manager
City of Fort Worth, Texas
1000 Throckmorton
Fort Worth, TX 76102
RE: Application for Tax Abatement
Sundance West Phase II
Dear Mr. Terrell:
Enclosed for consideration under the Downtown Housing Tax
Abatement Program is the Sundance West Phase II Tax
Abatement Application. Through this application we are
requesting a 100% Tax Abatement over a 10 year period. It
is anticipated the Project would receive a Certificate of
Occupancy in 1993, thereby commencing the abatement as of
January 1, 1994.
We have endeavored to answer all those questions posed by
the Application, however it should be noted that the
estimated number of jobs to be created by this project are
primarily related to the retail use in the building and
thereby under the control of the individual retailer, as
opposed to the project owner.
Should you have any questions, or if additional information
would be helpful in the review of this Application, please
do not hesitate to contact me. Your consideration in this
matter is greatly appreciated.
Siqcerftly,
William V. Boecker
General Manager ,
Sundance Properties
315 Houston Street,Fort Worth,Texas 76102
817/390-8711 Fax 817/390-8738
ATTACHMENT "A"
APPLICATION FOR TAX ABATEMENT
CITY OF FORT WORTH
1. Property Owner. Sundance Square
Company or Project Name: Sundance West Phase II
Mailing Address- Sundance Square Management
315 Houston Street
Fort Worth, TX 76102
Telephone Number. ( 817 ) 390-8711
Company representative to be contacted:
Name and title: William V. Boecker, General Manager/Sundance Proper ies
Mailing Address: dance Souare Management
315 Houston Street
Fort Worth, 7X 76102
Telephone Number. (817) 390-8711
2. Project Description and Location: tion of two Historic Buildings master planno
together. which feature Street Level Retail with Loft style Apartments on the
above levels. The two Building are the SangM Bldg, (5 stories, Plus basement
And pentbQuse) at 410 Houston street and the Fakes Bldg. Q stories, plus basement)
at 404-408 Houston Street, located in Pomtown Fort Worth's PID #1.*
3. Brief description of activities to be performed at this location, including a description of products to be
produced and/or services to be provided:
Retail Shops and Services shall be concentrated on the Street Level of both
Buildings with Loft style Apartments (approximately 60 units) located on the
upper Levels.
4. Date Projected for Occupancy of
Project/Initiation of Operations: Winter 1993
S. Eligibility Criteria (Attach statement describing how project meets tax abatement policy criteria):
See attached Eligibility Criteria Statement.
6. Project Fiscal impact
A. Existing Value(per Tarrant Appraisal District): Total Sanger Fakes
1. Land $ 1 ,125.n Q 753,750 371,250
2. Improvements $ 1'039,61 r, 744,866 294,750
3. Personal Property $ RrpMrty i---, cwned by-Ahe Tenants, not by
Sandance Square
*When completed, the entrance for the Residential portion of both Buildings will be on
rX*12991 West 4th Street, thus will assume a West 4th Street address. Page 1 of 4
CITY OF FORT WORTH APPLICATION FOR TAX ABATEMENT
B. Estimated Total Cost of Project (i.e., new value):
1. Site Development $
2. Structures $ 7,271,066
3. Other Improvements (Please specify) $
4. Personal Property (Please cite examples) $ 73,000 plus 2p xty
2L
owned by Tenants
7. Local Business/DBE Impact:
A. Percentage of Project Development and Construction Dollars to
be Spent With Fort Worth Based Contractors or Sub-Contractors: Minjim of 75 %
B. Percentage of Project Development and Construction
Dollars to DBE (Disadvantaged Business Enterprises): MinjM= of 5 to 10.%
S. Employment Impact:
A. Construction Employment Estimates:
1. Start: Month/Year A 1 [1992
2. Completion Date: DwAmtlgr 31, 1993
3. Number of Construction jobs: 175 -
4. Estimated Total Construction Pa 11: S4,240,000
Construction estimate based on 60% 6f Hard Costs
B. Permanent, Full-Time Employment Estimates at Project Location*:
1. Current(if applicable):
Estimate based on pew Stpeet level Stores and total Bldg. Operations
a. Annual payroll: $380,000 A4k
b. Number of permanent, full-time employees: 21
2. At Start/Opening Date:
Estimate based on new S-Ereet Level Stores and total Bldg. Operations
a. Annual payroll: $670,000
b. Total number of permanent,full-time employees: 36
c. Number of employees transferred from
outside the city of Fort Worth:
d. Number of new permanent full-time jobs: 15
e. Percentage of new jobs to be filled by
Fort Worth residents: 75%
3. 5 Years After Opening:
a. Annual payroll: $840,000
b. Total number of pennanent full-time employees: 40
G Number of employees transferred from
outside the city of Fort Worth:
d. Number of new permanent full-time jobs- 4
e. Percentage of new jobs to be filled by 75%
Fort Worth residents:
*Each application uQl be revieuwd on its merits. Houvoer,absent extraordinary circumstances, a minimum of 25% of the
employees should be Fort Worth residents. Company shall report annually and a prorata reduction of the abatement may
occur if the percentage is not met.
ED012991 Page 2 of 4
CITY OF FORT WORTH APPLICATION FOR TAX ABATEMENT
4. 10 Years After Opening:
a. Annual payroll: $1,090,000
b. Total number of permanent, full-time employees: 45
c. Number of employees transferred from
outside the city of Fort Worth-
d. Number of new permanent full-time jobs: 5
e. Percentage of new jobs to be filled by
Fort Worth residents: 75%
C. Types of jobs Created ([ob Titles}
Retail Sales and Management
Building Maintenance, Housekeeping,
Security and Management
9. Describe Any Off-Site Infrastructure Requirements: Nc> New Infrastructure Expense Required
Water.
SanitarySewer.
Streets:
Storm Sewer.
Other:
10. Is Property Zoned Appropriately? Yes X No
Current ZOrdr1r. H-Business
Required ZDninx. H-Business
11. Is Property Platted? Yes No X
Will Replatting be Necessary? Yes No X
ED012991
CITY OF FORT WORTH APPLICAT[ON FOR TAX ABATEMENT
�
12. Impact on Local Business (When Project is Fully Operational):
A. Annual value of total supplier and services contracts:
$Estimated initially at $275,000/yr. growing to $400,000/yr. over a 10 year
e
cf i
B. Percentage of total supplier sg Expenses)
Estimated 75 %
C. Percentage of total supplier and services contract dollars to be awarded to DBE-
Estimated 10
13. Describe any other direct benefits to the City of Fort Worth as a result of this project(e.g.,sales tax revenue):
Retail Store anticir)atgQ at Houston/Ath St=ts app=- -6;,7Qn sa- fi-- - qalpmc: Taw
est. - 57 SC6 ft = 3 ,026'400 Sales y -015 = $15.,390 rif
and T Tax/yr. More jMMr_t=t1 . approx. 90 V=7 unuld livp- hprip-f 1-bus enhane-ina
existing area sales. Sundance West Phase I has increased inTnediate area sales by ay4n=.
14. Environmental Impacts, if any, created by the project:20% since AMC Theatre opening,
By placing people Closer to utyare tbay live, unrk and rFw--rYkAt-P-V it ic, anticipated
the project will cut down on autcanbilp- traffic-, in Arwi rmi:t mf Do=tckm i-knia
improving the air quality.
IS. Justification for Tax Abatement Request (Attach documentation to substantiate and more fully describe the
Justification for this request. Include the amount of the abatement requested and show how it will contribute ANF#A
to the financial viability of the project.)
Attached are the following:
A. Economic Inpact Assessment of the Project on the City of Fort Worth
B. 20 Year Analysis of Real Estate Taxes received from the Project with an
Abatement Agreement versus Real Estate Taxes received if Project is not Devej .
16. Financial Information-Attach a copy of the latest audited financial statements or,in the case of a new project,
a business plan.
The application for tax abatement is submitted with the acknowledgment that additional certified financial
information may be required. It is further understood and acknowledged that the City Council of the City
of Fort Worth encourages the use of local consultants,construction firms and suppliers(with special emphasis
given to disadvantaged business enterprises)and that,if approved,the final abatement agreement will require
use of local firms when possible in conjunction with th
Ssidance Squexe, a Tww
general partnership
-
By: Sid R. Inc. Authorized Signature W. pdxw• oDtham,
Thru Line Inc. vice President of each of the mate
Keystone. Inc.
Lee M. Bay, Inc. I PY4 C I
General Partners Date
VD012991 Page 4 of 4
10OW
05 Eligibility Criteria Statement
This Project meets the Tax Abatement Policy Criteria in the
following ways:
A. Encourages Development activity in the Downtown
area.
1. By providing attractive housing Downtown.
a. Market Base is expanded for existing and
new Downtown Retail, Restaurants and
Entertainment.
b. Creates a 24 hour environment that gives
the area a greater sense of security.
C. Enables people to live closer to where
they work, thus makes Downtown office
space more desirable and the City more
attractive to Corporate relocations.
2. Demonstrates the ability to retrofit vacant
and underutilized upper floors of Downtown
Buildings into new and efficient uses.
B. Promotes preservation activities by the
restoration of two Buildings; The Sanger Building
has been nominated by The State Historic
Preservation officer for listing in the National
Register of Historic Places.
C. Compliments and adheres to the Designated Zoning
of the area.
D. Addresses Housing Developmental Guidelines
contained in the "Central Business District Plan".
1. Located amongst complimentary amenities
found in the Sundance Square area.
2. Increases the density of housing
Downtown, a critical factor to
attracting more housing development.
3. Design includes self contained features
like on-site parking, Security,
recreational area, etc.
E. Enhances property values Downtown.
1. Project is designed with character of
high quality throughout.
2. Investment in the new building
improvements is three times greater than
the existing Properties' assessed value.
F. Residential area of the Buildings will become
approximately 70% of the total leasable square
footage of the Project.
G. No new Infrastructure expense is necessary for
this Project, thus maximizes the City's investment
"` in existing Infrastructure.
*0P1 ECONOMIC IMPACT ASSESSMENT
ON THE CITY OF FORT WORTH
PROPOSED RESIDENTIAL TAX ABATEMENT
SUNDANCE WEST PHASE II
SUMMARY
by
Don C. Reynolds
President 21st Century Forecasting
After extensive analysis utilizing the same identical
economic concepts and models as used in the original Sundance
West Tax Abatement request from 1989 and, following normal
established procedures for economic impact projects , the
following conclusions have been reached concerning the
residential tax abatement request for Sundance West Partners,
L.P.
1. During the construction period (1992 to 1993) , the City of
Fort Worth would collect approximately $67,812 . This is
about $22,028 more than the $45,784 it would have received
if
the project had not been built and the property tax not
abated.
2. During the ten year period of the proposed abatement (1994
to 2003) , the City of Fort Worth would collect
approximately $305, 667. This is about $68,580 less than
the $374,247 it would have received if the project had not
been built and the property tax not abated.
3 . During the next ten year period (2004 to 2013) , after the
abatement has expired, the City of Fort worth would
collect approximately $2,872, 144 or $2,250,847 more than
the $621, 297 it would have received if the project had not ,
been built and the property tax not abated.
4 . The City would receive three times more tax revenue than
it would have had without the project and the abatement,
equating to an additional $2,204,295 over the twenty-two
year period.
5. During the construction phase of the project, 175 to 200
construction jobs will be created with over a $4 .2 million
payroll and a total economic impact adjusted for economic
multiplier effect of $10. 5 million.
AWk
6. Upon completion of the project, approximately 15 new
permanent downtown jobs will be created. This will
generate an additional annual payroll estimated to be
$300, 000. Adjusted for economic multiplier effect, the
total impact will be $750, 000 annually.
7. The total economic impact of the project on the area
economy over the next twenty-two years will generate $2.2
million in additional revenues to the City and $25.5
million in additional payroll related economic activity.
AIWA
These projections do not take into account additional
sales tax revenue the City may gain or account for
inflation.
8. Perhaps the most important and long-term impact of the
project is that it will enhance future downtown growth by
attracting more people and helping to stimulate downtown
economic activity. This latter issue has grown
increasingly more important with the decline of the
downtown amenities such as a net loss of 90,000 square
feet of retail store closings in the last two years.
It is the opinion of the author that the primary
considerations involved in a tax abatement request focus on the
00011. number of jobs created, the long-term impact on the taxing
entities ' tax revenues, and identification of the intangible
factors that may have a positive benefit in the immediate
vicinity of the abated area. It must be pointed out that an
abatement does not mean that the property owner does not pay
taxes on the improved property, but rather the property owner
will not pay taxes for a fixed period of time, normally not to
exceed ten years, on the increased value of the property
because of the improvements.
The abatement serves as an inducement for investors to
improve property or engage in a project that, without such
consideration, may not be economically advantageous to the
investor and thus, may not occur without the abatement. This
is a very relevant issue to the current investor group due to
the ongoing weakness of the downtown real estate market since
the project was envisioned. The key test being that the
completion of the project results in significant long-term
economic benefits to the local community. It is my
professional opinion that the proposed abatement does meet the
test . Thus, for a $46,552 investment on the part of the City
of Fort Worth, an additional $2,204,295 in tax revenues will
occur and over $25, 500,000 in positive economic impact to the
local economy will occur over a twenty-two year time horizon.
(One final observation: The assumptions utilized in this
report are very conservative. A multiplier ratio of 2.5 is
used versus a national average of 3.19 . Assumptions on
payrolls are based on the low end of the scale and are below
A"k
median averages. Further, there has been no attempt to adjust
for inflation in the economic impact projections. Inflation
was used in the tax revenue projections, but even these are
low, particularly in light of poor price appreciation of real
estate in the Tarrant County area over the last four years. )
DON C. REYNOLDS
.100pi. PROFESSIONAL BACKGROUND
Don C. Reynolds is President of 21st Century Forecasting,
a consulting firm founded in 1986. Mr. Reynolds has a Master's
degree in Public Administration/Planning and has doctoral work
in Economics. He is the author of over 100 articles and
publications on the economy and future trends. He has taught
at Texas universities for over ten years, including a graduate
business course on the 21st Century at the University of Texas
at Arlington. He has served as an economic consultant to the
cities of Dallas and Austin and has served on Texas House
Speaker Gib Lewis 's Economic Advisory Task Force. He has also
authored a ten-year economic forecast on the Texas economy for
00P11 the Texas State Legislature.
In 1991 he completed four years as Chairman of the Tarrant
County Economic Development Commission. During that tenure, he
helped write the first tax abatement policy in the County's
history and performed the "Economic Impact Analysis" on tax
bbatement requests for the Tarrant County Commissioners Court.
He currently serves on the investment advisory committee of the
$10.4 billion Texas Permanent School Fund.
This spring, Mr. Reynolds was the keynote Speaker for the
annual convention of the Southwest Building Owners & Managers
Association. Other organizations that have hired Mr. Reynolds
as a consultant or as a speaker include: American Bankers
Association, Arthur Andersen, Coopers Lybrand, Deloitte Touche,
00pl-
9560y
Independent Bankers Association of Texas, Texas Mortgage
Bankers Association, Century 21 Realtors, Rosewood Properties,
Dallas Building Owners & Managers Association, U.S. Department
of Labor, and Dallas/Fort Worth International Airport .
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POLICY STATEMENT
TAX ABATEMENT FOR QUALIFYING
DOWNTOWN RESIDEN'T'IAL PROJECTS
CITY OF FORT WORTH
I. General Purpose and Objectives
The City of Fort Worth is committed to the promotion of high quality development in
all parts of the City and to an ongoing improvement in the quality of life for its
citizens. These objectives are generally served by the enhancement, expansion and
diversification of the local economy. As such, the City of Fort Worth will, on a case-
by-case basis, give consideration to the granting of tax incentives to qualified
residential projects in the Central Business District which result in little or no
additional costs to the City pursuant to Sections 312.201 through 312.209, V.T.C.A.,
Tax Code, as from time to time amended, as a stimulus to economic growth and
diversification in the Central Business District. It is the policy of the City of Fort
Worth that said consideration will be provided in accordance with the procedures
and criteria outlined in this document Nothing herein shall imply or suggest that
the City of Fort Worth is under any obligation to provide incentives to any applicant
All qualified downtown residential project applicants shall be considered on a case-
by-cam basis. Qualification is not automatic but is based on criteria and goals of the
or" city.
The purpose of this program is to provide an incentive to the growth and develop-
ment of downtown housing opportunities. It is the City Council's belief that by the
creation of a reinvestment zone in the downtown area, specifically, the-Public
Improvement District #1, it is reasonably likely that such designation will contribute
to the retention or expansion of primary employment or to attract major investment
in the zone that would be a benefit to the property and that would contribute to the
economic development of the City of Fort Worth.
According to the Texas law, Property Redevelopment and Tax Abatement Act
Chapter 31Z Vernon's Texas Civil Statutes, the City of Fort Worth may grant tax
abatement on the increment in value added to a particular property by a specific
development proposal which meets the economic goals and objectives of the City.
The tax abatement shall not apply to any portion of the personal property, inventory.
or existing value of land and improvements of the project. Tax abatement will not be
ordinarily considered for projects which would be developed without such incentives
unless it can be demonstrated that higher development standards or other develop-
ment and community goals will be achieved through the use of the abatement Tax
abatements are granted to the owner of improvements on real property.
00011,
U. Criteria and Guidelines for Tag Abatements
Tax abatement applies only to property takes and not to assessments. A property
owner who is granted an exemption on the increased valuation under this program
would pay assessments on 100% valuation of his/her property with no abatement of
valuation for purposes of any assessments, including those for the public improve-
ment district
Any request for tax abatement shall be reviewed by the City Council. Its
determination shall be based upon an evaluation of the following criteria and any
other relevant information and material, which each applicant will be requested to
address. The proposed project must conform to the general guidelines specified
below:
* The project must make a substantial contribution to development efforts in
the City by enhancing either additional development activity or furthering
redevelopment and preservation activities within the downtown special
assessment district, the Fort Worth Improvement District No. 1.
The project must be appropriately zoned.
The project must conform to accepted architectural and urban design criteria
for central business district residential use specifically as set forth in Fort
Worth's "Central Business District Flan" and any other supporting plans
adopted by City Council.
• The project must enhance property values and complement other land uses
in the downtown.
A. NEW CONSTRUCTION
For new construction, the project must contain a structure(s) which , when
completed, has a total leasable residential area equal to two-thirds or more of
the total leasable square footage of the property (excluding parking areas).
U at least 75% of the leasable square footage of the fast floor at street level
consists of retail trade and selected services as shown below as Class I, II and III
and as defined in the Standard Industrial Classification Manual, the pet=tage
of residential may be reduced to 60%. For evaluation of the qualification for the
bonus, retail trade and selected services are defined in the following sections of
the Standard Industrial Classification Manual:
Class I. Division G • Retail Trade
a. Major Group 53 - General Merchandise Stores ON
-2-
b. Major Group 54 - Food Stores
C. Major Group 56- Apparel and Accessory Stores
d. Major Group 57- Home Furniture, Furnishings, and
Equipment Stores
e. Major Group 58- Eating and Drinldng Places
f. Major Group 59 - Miscellaneous Retail
Class II, Division I - Services
a. Major Group 72- Personal Services
b. Major Group 78- Motion Pictures
Class III. Division E, Major Group 47, Indus1W Group 472-
Arrangement of Passenger TransRortation
00' B. RENOVATION OF EXISTING STRUCTURES
For renovation, the amount of new investment (per building permit value) must
be equal to or greater than 50% of the appraised value of the property as shown
on the records of the Appraisal District at the time of the tax abatement
agreement. When completed, the project must contain a structure which has a
total leasable residential area equal to fifty-one (51%) or more of the total
leasable square footage of the property (excluding parking).
Applications for tax abatement incentives should provide a written narrative detailing
how the proposed project relates to the criteria established above and answer the
questions listed below.
In addressing the following issues, the applicant should indicate the appropriate time
frames in which the proposed events and/or resulting impacts will occur, where
applicable. Additionally, it is understood the responses to these questions will be,
out of necessity, estimates only. The applicant should endeavor to provide the most
accurate estimates possible based upon available information. The applicant may be
requested by the City to describe the methods-logics utilized to respond to the
questions and to supply supportive documentation.
00,11,
-3-
Progosed Improvements: }
• Identify and describe the kind, number, location, square footage and cost of all
proposed improvements to the property, as well as the land area, and discuss the
development schedule of the proposed improvements.
• Estimate any costs to the City of Fort Worth which are in addition to those
municipal services the City of Fort Worth currently provides to the site of the
proposed project.
• Identify any infrastructure construction which would be required.
Emgl2yMent ImRact:
• Specify the number of new jobs to be created at the project site.
• Describe the types of jobs at the project site.
• Specify the total projected annual payroll of the transferred, retained and newly
created jobs.
Fiscal Imgact:
• Amount of project's real and personal property value. dN
• Amount of direct sales tax to be generated annually.
• Effect of this project on existing businesses and/or office facilities.
• Total projected annual operating budget of this facility.
Community Impact:
• Effect the project will have on the local housing market.
• Environmental impact if any, created by the project.
• Compatiblility of the project with the city's comprehensive plan.
Rezoning or platting/replatting which will be required.
• Impact on local school districts.
Impact on the county government.
• Impact on all other taxing entities.
• Impact on the City of Fort Worth.
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The criteria outlined in this Section will be used by the city staff to determine
whether or not to recommend to the City Council that it is in the best interests of the
City of Fort Worth and other affected taxing entities that tax abatement be offered to
a particular applicant. Specific considerations will include the degree to which the
individual project ftu-thers the goals and objectives of the community, as well as the
relative impact of the project to the community.
M. Value of Incentives
After following and complying with all statutory and other requirements and after a
determination is made that a tax abatement agreement should be entered into with
the applicant, tax abatement will be'offered for a set period. The value of the
abatement shall be all or a part of the increase in the value of the property over its
value in the year in which the abatement agreement is executed. For qualifying
projects, the abatement period shall be for up to ten (10) years. The abatement shall
begin on January 1 of the year following the year in which a certificate of occupancy
is issued by the City. In the event that the valuation is increased during the time
between the signing of the abatement agreement and the issuance of a certificate of
occupancy (construction period), then the taxes on any such increase in valuation can
also be abated until the expiration of the abatement period referred to hereinabcve.
However, in no case can the total term of abatement exceed 10 years. (State law,
effective 911/89, limits the total years of abatement to ten years.) If a project is not
completed and a certificate of occupancy issued within three years of the signing of
the abatement agreement, the City has the right to cancel the abatement agreement
and abated taxes are immediately due to the City.
IV. Procedural Guidelines
Any person, organization or corporation desiring that the City of Fort Worth consider
providing tax abatement to encourage new housing in downtown Fort Worth shall be
required to comply with the following procedural guidelines. Nothing within these
guidelines shall imply or suggest that the City of Fort Worth is under any obligation
to provide any abatement to any applicant.
Preliminary Application Steps:
A. Applicant shall complete an "Application for Tax Abatement" form.
B. Applicant shall address all criteria questions outlined in Section 11 above in
narrative format.
0010. C. Applicant shall prepare a plat showing the precise location of the property, all
roadways within 200 feet of the site and all existing zoning and land uses within
200 feet of the site.
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D. City may request applicant to provide substantiation of the economic feasibility
of the overall project to assist in determining the long-term benefit to the City.
E A complete legal description of the property shall be provided.
F. Applicant shall complete all forms and information detailed in items A through E
above and submit them to the City Manager, 1000 Tbrockmorton, Fort Worth,
Texas 76102.
Application Review Stegs:
G. All information in the application package detailed above will be reviewed for
completeness and accuracy. Additional information may be requested as needed.
R The application will be distributed to the appropriate City departments for
internal review and comments. Additional information may be requested as
needed.
L Copies of the complete application package and staff comments will be provided
to the City Council.
Consideration of the Application:
OP"k J. The City Council will consider the application at meetings conducted pursuant to
the Open Meetings Act and the Municipal Tax Abatement Act. Additional
information may be requested as needed.
K The City Council of Fort Worth shall determine whether the project is feasible
and practical, the best use of the site and in the best interests to the municipality
after the expiration of the tax abatement agreement.
L The City Council of Fort Worth shall consider approving the terms and
conditions of a contract between the City and the applicant governing the
provisions of the tax abatement This contract must include at least the following
information:
I. General description of the project
I Amount of the tax abatement;
I Duration of the abatement,
4. Type, number, location and timetable of planned improvements; and
5. Any specific terms and conditions to be met by the applicant.
M. The governing bodies of any other cooperating taxing jurisdictions may consider
ratification of and participation in the tax abatement agreement between the
City of Fort Worth and the applicant.
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Should the terms of the agreement not be satisfied, the tax abatement shall be null
and void, and all abated taxes shall immediately be paid to the City of Fort Worth "
and all other taxing jurisdictions participating in the tax abatement agreement. If a
project granted a tax abatement ceases to operate or is converted so that it no longer
meets the criteria of this program, the tax abatement agreement becomes void for the
period of time during which the project is not operating or not qualified. The City of
Fort Worth may negotiate with a recipient of a tax abatement to waive the recapture
provisions or to terminate the agreement.
The City of Fort Worth reserves the right to verify the applicant's credit worthiness
prior to granting a tax abatement and to review the financial condition of the project
during the terns of the abatement.. The City of Fort Worth also reserves the right for
a representative to inspect the facilities of the applicant during the term of the
abatement. Provisions to this effect shall be inco d into the agreement.
Approved by Fort North City Council on 3131192.
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