Loading...
HomeMy WebLinkAboutContract 63339CFW Purchase from Fort Worth Housing Finance Corporation Page 1 of 15 CONTRACT OF SALE AND PURCHASE THIS CONTRACT OF SALE AND PURCHASE (“Contract”) is made and entered into by and between the CITY OF FORT WORTH, TEXAS, a home rule Municipal Corporation of the State of Texas, acting by and through its duly authorized City Manager or Assistant City Manager (“Purchaser”) and FORT WORTH HOUSING FINANCE CORPORATION, a Texas public nonprofit housing finance corporation, ("Seller") as of the date on which this Contract is executed by the last to sign of Seller and Purchaser ("Effective Date"). RECITALS WHEREAS on May 13, 2025 the Fort Worth City Council approved certain real estate transactions necessary for the development of the Evans and Rosedale Urban Village as a mixed-use urban development (the “Project”) (M&C 25-0421); and WHEREAS Seller is the owner of thirty parcels of property located in the Historic Southside Neighborhood, the Evans and Rosedale Urban Village, Tax Increment Reinvestment Zone Number 4, and Census Tract 1231.001, together with all buildings, fixtures, structures and improvements thereon and easements, interests, benefits, privileges, rights and appurtenances pertaining thereto, said property being more particularly described in Exhibit “A,” attached hereto and incorporated herein by reference for all purposes; and WHEREAS in order to complete the Project, Purchaser must first acquire the property from Seller; and WHEREAS Seller has agreed to sell the property to Purchaser for $3,595,977, which Seller and Purchaser agree represents the fair market value for the Property. AGREEMENT In consideration of the mutual covenants in this Contract, Seller and Purchaser agree as follows: Section 1. Sale and Purchase. (a)Subject to the terms and conditions of this Contract, Seller agrees to sell and convey to Purchaser and Purchaser agrees to purchase and accept from Seller, the following right and property: (i)The Property. Seller agrees to sell and convey to Purchaser and Purchaser agrees to purchase and accept from Seller, on and subject to the terms and conditions set forth in this Contract, the land more particularly described on the attached Exhibit “A,” which is attached hereto and incorporated herein by reference for all purposes (the “Land”), together with (i) all buildings, fixtures, structures and improvements thereon; and (ii) any easements, interests, benefits, privileges, rights and appurtenances pertaining thereto. The Land and items (i) and (ii) are collectively referred to as the “Property.” (b)Seller shall convey the Property to Purchaser free and clear of all liens, claims, easements, rights-of-way, reservations, restrictions, encroachments, tenancies, and any other encumbrances (collectively, the “Encumbrances”) except the Encumbrances appearing in the Title CFW Purchase from Fort Worth Housing Finance Corporation Page 2 of 15 Commitment and the Survey (hereinafter defined) that are not cured and that are subsequently waived pursuant to Section 3 (“Permitted Encumbrances”). Section 2. Independent Contract Consideration and Purchase Price. (a)Contemporaneously with the execution of this Contract, Purchaser delivers to Seller a check in the amount of $50.00 (“Independent Contract Consideration”) as independent consideration for Seller’s execution, delivery and performance of this Contract. This Independent Contract Consideration is in addition to and independent of any other consideration or payment provided for in this Contract, is non-refundable, and shall be retained by Seller notwithstanding any other provision of this Contract; however, upon Closing (as hereinafter defined), the Independent Contract Consideration shall be applied as a credit toward the Purchase Price (as hereinafter defined). (b)The purchase price ("Purchase Price") for the Property, payable by Purchaser to Seller at Closing (as defined below), is THREE MILLION, FIVE HUNDRED NINETY-FIVE THOUSAND, NINE HUNDRED SEVENTY-SEVEN DOLLARS ($3,595,977). Seller and Purchaser have determined and agree that the Purchase Price reflects the fair market value of the Property. Section 3. Title Commitment and Survey. (a)Within 15 business days after the Effective Date, Purchaser may obtain, at Purchaser’s sole cost and expense, a Commitment for Title Insurance ("Title Commitment") from , Telephone: , Attention: (the "Title Company"). The Title Commitment shall be effective as of a date which is on or after the Effective Date, showing Seller as the record title owner of the Land, and shall show all Encumbrances and other matters, if any, relating to the Property. The Title Company shall also deliver contemporaneously with the Title Commitment legible copies of all documents referred to in the Title Commitment, including but not limited to, plats, reservations, restrictions, and easements. (b)Within 15 business days after the Effective Date, Seller shall provide to Purchaser and Title Company, at Seller’s expense, a survey of the Land. Purchaser, at its sole cost and expense, may elect to obtain a new survey or revise, modify or re-certify such existing survey (“Survey”) as necessary to satisfy Purchaser's objectives. (c)Purchaser shall have a period of time ("Title Review Period") commencing on the Effective Date and ending 15 business days after the first date on which Purchaser has received both the Title Commitment (and exception instruments) and the Survey, in which to notify Seller in writing of any objections (“Objections”) Purchaser has to any matters shown on the Title Commitment or the Survey. (d)Seller shall have the option, but not the obligation, to remedy or remove all Objections (or agree irrevocably in writing to remedy or remove all such Objections at or prior to Closing) during the period of time (the “Cure Period”) ending on the tenth business day after Seller's receipt of Purchaser's notice of such Objections. Except to the extent that Seller cures, or agrees in writing to cure, such Objections during the Cure Period, Seller shall be deemed to have elected not to cure such matters. If Seller is, or is deemed to be, unable or unwilling to remedy or cause the removal of any Objections (or agree irrevocably to do so at or prior to Closing) within the Cure Period, then either (i) this Contract may be terminated in its entirety by Purchaser by giving Seller written notice to such effect during the period of time (the “Termination Period”) ending on the fifth business day following the end of the Cure CFW Purchase from Fort Worth Housing Finance Corporation Page 3 of 15 Period, and the Escrow Agent shall return the Earnest Money to Purchaser and the parties shall be released of further obligations under this Contract; or (ii) any such Objections may be waived by or on behalf of Purchaser, with Purchaser to be deemed to have waived such Objections if notice of termination is not given within the Termination Period. Any title encumbrances or exceptions which are set forth in the Title Commitment or the Survey and to which Purchaser does not object within Title Review Period (or which are thereafter waived or deemed to be waived by Purchaser) shall be deemed to be permitted exceptions (the "Permitted Exceptions") to the status of Seller's title to the Property. (d) Any other provision herein to the contrary notwithstanding, (i) all exceptions disclosed in the Title Commitment (or any subsequent commitment) which arise on or after the Effective Date of this Contract and are not attributable to actions by Purchaser and (ii) all Objections that Seller agrees in writing to cure at or prior to Closing (collectively, the “Mandatory Cure Items”) shall be satisfied, cured or removed by Seller, at Seller's sole cost and expense, at or prior to Closing. Section 4. Due Diligence Documents. Within 5 business days after the Effective Date, Seller shall deliver to Purchaser for Purchaser's review (i) any and all tests, construction plans, studies and investigations relating to the Property and the operation and maintenance thereof, including, without limitation, any soil tests, engineering reports or studies, and any Phase I or other environmental audits, reports or studies of the Property; (ii) any and all information regarding condemnation notice(s), proceedings and awards affecting the Property; and (iii) all proposed or existing private covenants, conditions and restrictions, of which the Property will be a part and any other private agreements affecting the use or development of the Property. Section 5. Tests and Plans. Within five (5) business days of the Effective Date, Seller shall provide to Purchaser copies of the final versions of all third-party construction plans, studies and investigations prepared for Seller and relating to the Property and the operation and maintenance thereof, including such final soil tests, engineering reports or studies, and any Phase I or other environmental audits, reports or studies of the Property. Purchaser, at Purchaser's sole cost and risk, shall have the right to go on to the Property, including in the Western Sports Facilities, to make inspections, surveys, test borings, soil analysis, and other tests, studies and surveys, including without limitation, environmental and engineering tests, borings, analysis, and studies (“Tests”). Any Tests shall be conducted at Purchaser’s sole expense. At the conclusion of the Tests, the Property will be restored by Purchaser, at Purchaser's sole expense, to at least a similar condition as before the Tests were conducted. In the event this transaction does not close for any reason whatsoever, the Purchaser shall release to Seller any and all independent studies or results of Tests obtained during the Option Period (as defined below). Section 6. Option Period. (a)Notwithstanding anything to the contrary contained in this Contract, until 180 days after the Effective Date (“Option Period”), the following is a condition precedent to Purchaser’s obligations under this Contract: Purchaser being satisfied in Purchaser’s sole and absolute discretion that the Property is suitable for Purchaser's intended uses, including, without limitation, Purchaser being satisfied with the results of the Tests (defined in Section 5 above). CFW Purchase from Fort Worth Housing Finance Corporation Page 4 of 15 (b)If Purchaser is not satisfied in Purchaser’s sole and absolute discretion as to the condition precedent described in Section 6(a) above, Purchaser may give written notice thereof to Seller on or before the end of the Option Period, whereupon this Contract shall terminate. Upon such termination, the Earnest Money (including all interest earned thereon) will be returned to Purchaser, the Contract will terminate, and neither party shall have any further rights or obligations under this Contract. (c)The provisions of this Section 6 control all other provisions of this Contract. (d)The parties agree that the Option Period will not be extended upon expiration without a written amendment signed by both parties. Section 7. Closing Deadline.The closing (“Closing”) of the sale of the Property by Seller to Purchaser shall occur through the office of the Title Company on or before the date that is twelve (12) months from the Effective Date of this Contract. Purchaser may extend the Closing Deadline by one (1) period of sixty (60) days. Section 8. Closing. (a)At the Closing, all of the following shall occur, all of which are deemed concurrent conditions: (1)Seller, at Seller's sole cost and expense, shall deliver or cause to be delivered to Purchaser the following: (i)A General Warranty Deed in the form attached hereto as Exhibit “B” (“Deed”), fully executed and acknowledged by Seller, conveying to Purchaser good and indefeasible fee simple title to the Property subject only to the Permitted Encumbrances; (ii)A Non-Foreign Person Affidavit, in form and substance reasonably satisfactory to Purchaser, fully executed and acknowledged by Seller, confirming that Seller is not a foreign person or entity within the meaning of Section 1445 of the Internal Revenue Code of 1986, as amended; (iii)Evidence of authority to consummate the sale of the Property as is contemplated in this Contract or as Title Company may reasonably request; (iv)Any other instrument or document necessary for Title Company to issue the Owner Policy in accordance with Section 6(a)(3) below; and (2)Purchaser, at Purchaser's sole cost and expense, shall deliver or cause to be delivered the following: (i)To Seller, through the Title Company, federally wired funds or a certified or cashier's check or such other means of funding acceptable to Seller, in an amount equal to the Purchase Price, adjusted for closing costs and prorations; (ii)Evidence of authority to consummate the sale of the Property as is contemplated in this Contract or as Title Company may reasonably request. CFW Purchase from Fort Worth Housing Finance Corporation Page 5 of 15 (3)Title Company shall issue to Purchaser, at Purchaser’s sole cost and expense, an Owner Policy of Title Insurance ("Owner Policy") issued by Title Company in the amount of the Purchase Price insuring that, after the completion of the Closing, Purchaser is the owner of indefeasible fee simple title to the Property, subject only to the Permitted Encumbrances, and the standard printed exceptions included in a Texas Standard Form Owner Policy of Title Insurance; provided, however, the printed form survey exception shall be limited to "shortages in area," the printed form exception for restrictive covenants shall be deleted except for those restrictive covenants that are Permitted Encumbrances, there shall be no exception for rights of parties in possession, and the standard exception for taxes shall read: "Standby Fees and Taxes for the year of Closing and subsequent years, and subsequent assessments for prior years due to change in land usage or ownership"; (4)Purchaser shall pay the escrow fees. (5)Purchaser shall pay all recording fees and any other closing costs as set forth by the Title Company. (6)Purchaser and Seller shall each pay their respective attorneys’ fees. (b)Purchaser will qualify for exemption from ad valorem taxation for the Property, and no ad valorem taxation shall accrue after the date of Closing. Therefore, any ad valorem taxes assessed against the property for the current year shall be for the period of time the Property was owned by Seller, and based on estimates of the amount of taxes that will be due and payable on the Property during the current year, Seller shall pay for any taxes and assessments applicable to the Property up to and including the date of Closing. As soon as the amount of taxes and assessments on the Property for the current year is known, Seller shall pay any additional amount of taxes to be paid for any taxes and assessments applicable to the Property up to and including the date of Closing. The provisions of this Section 8(b) survive the Closing. (c)Upon completion of the Closing, Seller shall deliver possession of the Property to Purchaser, free and clear of all tenancies of every kind except those disclosed in the Permitted Encumbrances. Section 9. Seller's Representations. Seller hereby represents and warrants to Purchaser, as of the Effective Date and as of the Closing Date, except as otherwise disclosed in written notice from Seller to Purchaser at or prior to Closing, that: (a) Seller's Authority. This Contract has been duly authorized by requisite action and is enforceable against Seller in accordance with its terms; neither the execution and delivery of this Contract nor the consummation of the sale provided for herein will constitute a violation or breach by Seller of any provision of any agreement or other instrument to which Seller is a party or to which Seller may be subject although not a party, or will result in or constitute a violation or breach of any judgment, order, writ, junction or decree issued against or binding upon Seller or the Property; (b) No Pending Proceedings. There is no action, suit, proceeding or claim affecting the Property or any portion thereof, or affecting Seller and relating to the ownership, operation, use or occupancy of the Property, pending or being prosecuted in any court or CFW Purchase from Fort Worth Housing Finance Corporation Page 6 of 15 by or before any federal, state, county or municipal department, commission, board, bureau or agency or other governmental entity and no such action, suit, proceeding or claim is threatened or asserted; (c)Seller is Not a Foreign Person.Seller is not a foreign person or entity as defined in Section 1445 of the Internal Revenue Code of 1986, as amended, and Purchaser is not obligated to withhold any portion of the Sales Price for the benefit of the Internal Revenue Service; (d)No Insolvency Proceedings.No attachment, execution, assignment for the benefit of creditors, receivership, conservatorship or voluntary or involuntary proceedings in bankruptcy or pursuant to any other debtor relief laws is contemplated or has been filed by or against Seller or the Property, nor is any such action pending by or against Seller or the Property; (e) Contract Obligations. Except as otherwise disclosed in the Title Commitment or by Seller to Purchaser, no lease, contract or agreement exists relating to the Property or any portion thereof which is not terminable at will or upon not more than 30 days' prior notice except tenant leases; (f) No Competing Rights. No person, firm or entity, other than Purchaser, has any right to purchase, lease or otherwise acquire or possess the Property or any part thereof; (g) No Regulatory Violations. The Property is not in breach of any law, ordinance or regulation, or any order of any court or any federal, state, municipal or other governmental department, commission, board, bureau, agency or instrumentality wherever located, including, without limitation, those relating to environmental matters and hazardous waste, and no claim, action, suit or proceeding is pending or, to the best of Seller's knowledge and belief and after due inquiry, threatened against or affecting Seller or affecting the Property, at law or in equity, or before or by any federal, state, municipal or other governmental department, commission, board, bureau, agency or entity wherever located, with respect to the Property or the Seller's present use and operation of the Property; and (h) No Hazardous Materials. To the best of Seller’s knowledge, (i) all required federal, state and local permits concerning or related to environmental protection and regulation for the Property have been secured and are current; (ii) Seller is and has been in full compliance with such environmental permits and other requirements regarding environmental protection under applicable federal, state or local laws, regulations or ordinances; (iii) there is no pending action against Seller under any environmental law, regulation or ordinance and Seller has not received written notice of any such action or possible action; (iv) there is not now, nor has there been in the past, any release of hazardous substances on, over, at, from, into or onto any facility at the Property, as such terms are understood under the Comprehensive Environmental Response, Compensation and Liability Act; and (v) Seller does not have actual knowledge of any environmental condition, situation or incident on, at or concerning the Property that could reasonably be expected to give rise to an action or to liability under any law, rule, ordinance or common law theory governing environmental protection. CFW Purchase from Fort Worth Housing Finance Corporation Page 7 of 15 Seller acknowledges that Purchaser has relied and will rely on the representations and warranties of Seller in executing this Contract and in closing the purchase and sale of the Property pursuant to this Contract, and Seller, during the term of this Contract, agrees to notify Purchaser promptly in the event that Seller obtains knowledge of any change affecting any of such representations and warranties, in which event Purchaser shall be entitled to exercise the remedies set forth in Section 14 hereof. Until and unless Seller’s warranties and representations shall have been qualified and modified as appropriate by any such additional information provided by Seller to Purchaser, Purchaser shall continue to be entitled to rely on Seller’s representations and warranties set forth in this Contract, notwithstanding any contrary information resulting from any inspection or investigation made by or on behalf of Purchaser. All of Seller’s representations and warranties, as so qualified and modified, shall survive Closing. Section 10. Seller’s Covenants. (a)Updating of Information.Seller acknowledges that Purchaser will rely upon the Title Commitment, Survey, Due Diligence documents and other materials delivered by Seller to Purchaser hereunder to satisfy itself with respect to the condition and operation of the Property, and Seller agrees that, if Seller discovers that the information contained in any of the materials delivered to Purchaser hereunder is inaccurate or misleading in any respect, then Seller shall promptly notify Purchaser of such changes and supplement such materials. (b) Prohibited Activities. During the term of this Contract, Seller shall not, without the prior written consent of Purchaser, which consent Purchaser shall have no obligation to grant and which consent, if granted, may be conditioned in such manner as Purchaser shall deem appropriate in the sole discretion of Purchaser: (i) grant any licenses, easements or other uses affecting any portions of the Property; (ii) permit any mechanic’s or materialman’s lien to attach to any portion of the Property; (iii) place or permit to be placed on, or remove or permit to be removed from, the Property any trees, buildings, structures or other improvements of any kind; or (iv) excavate or permit the excavation of the Property or any portion thereof. Section 11. Agents. Seller and Purchaser each represent and warrant to the other that it has not engaged the services of any agent, broker, or other similar party in connection with this transaction. Section 12. Closing Documents. No later 15 days prior to the Closing, Seller shall deliver to Purchaser copies of the closing documents (including but not limited to the Deed) for Purchaser’s reasonable right of approval. Section 13. Notices. (a)Any notice under this Contract shall be in writing and shall be deemed to have been served if (i) delivered in person to the address set forth below for the party to whom the notice is given, (ii) delivered in person at the Closing (if that party is present at the Closing), (iii) placed in the United States mail, return receipt requested, addressed to such party at the address specified below, or (iv) deposited into the custody of Federal Express Corporation to be sent by FedEx Overnight Delivery or other reputable overnight carrier for next day delivery, addressed to the party at the address specified below. CFW Purchase from Fort Worth Housing Finance Corporation Page 8 of 15 (b)The address of Purchaser under this Contract is: City of Fort Worth 100 Fort Worth Trail Fort Worth, Texas 76102 Attention: Kevin Gunn, Interim Director of Economic Development Telephone: 817-392-2015 Email: kevin.gunn@fortworthtexas.gov With a copy to: City Attorney’s Office Attn: Denis McElroy,Sr. Asst City Attorney 100 Fort Worth Trail Fort Worth, Texas 76102 Email: Denis.McElroy@fortworthtexas.gov (c)The address of Seller under this Contract is: Fort Worth Housing Finance Corporation 100 Fort Worth Trail Fort Worth, Texas 76102 (d)From time to time either party may designate another address or fax number under this Contract by giving the other party advance written notice of the change. Section 14. Termination, Default, and Remedies. (a)If Purchaser fails or refuses to consummate the purchase of the Property pursuant to this Contract at the Closing for any reason other than termination of this Contract by Purchaser pursuant to a right so to terminate expressly set forth in this Contract or Seller's failure to perform Seller's obligations under this Contract, then Seller, as Seller's sole and exclusive remedy, shall have the right to terminate this Contract by giving written notice thereof to Purchaser prior to or at the Closing, whereupon neither party hereto shall have any further rights or obligations hereunder. At that time, the Title Company is instructed to deliver the Earnest Money to Seller as liquidated damages and agreed upon damages. Purchaser and Seller acknowledge that they have discussed the impracticality and extreme difficulty of fixing the actual damages to Seller in the event of Purchaser’s default. The parties agree that the amount of the Earnest Money represents a reasonable estimate of the actual damages Seller would incur in the case of such a default by Purchaser, and Seller intends that Purchaser be able to limit its potential liability to Seller in the event that this transaction fails to close. (b)If (1) Seller fails or refuses to timely consummate the sale of the Property pursuant to this Contract at Closing, (2) at the Closing any of Seller’s representations, warranties or covenants contained herein is not true or has been breached or modified, or (3) Seller fails to perform any of Seller's other obligations hereunder either prior to or at the Closing for any reason other than the termination of this Contract by Seller pursuant to a right so to terminate expressly set forth in this Contract or Purchaser's failure to perform Purchaser's obligations under this Contract, then Purchaser shall have the right to: CFW Purchase from Fort Worth Housing Finance Corporation Page 9 of 15 (i) terminate this Contract by giving written notice thereof to Seller prior to or at the Closing and neither party hereto shall have any further rights or obligations hereunder; at that time, the Title Company is instructed to return the Earnest Money (including all interest earned thereon) to Purchaser; (ii) waive, prior to or at the Closing, the applicable objection or condition and proceed to close the transaction contemplated hereby in accordance with the remaining terms hereof; (iii)enforce specific performance of Seller’s obligations under this Contract; or (v) institute an action for damages against Seller. Section 15. Survival of Obligations. To the extent necessary to carry out the terms and provisions hereof, the terms, conditions, warranties, representations, obligations and rights set forth herein shall not be deemed terminated at the time of the Closing, nor shall they merge into the various documents executed and delivered at the time of the Closing. All representations and warranties by Seller in this Contract (i) will expire two years after the Closing as to matters for which Purchaser has not provided written notice to Seller within such period of time; and (ii) will expire as to all matters specified in any such written notice to the extent that such matters are not resolved or made the subject of litigation instituted prior to the expiration of three years after the Closing. Section 16. Entire Contract. This Contract (including the attached Exhibits) contains the entire contract between Seller and Purchaser, and no oral statements or prior written matter not specifically incorporated herein is of any force and effect. No modifications are binding on either party unless set forth in a document executed by that party. Section 17. Assigns. This Contract inures to the benefit of and is binding on the parties and their respective legal representatives, successors, and assigns. Seller may not assign its interest under this Contract without the prior written consent of Purchaser. Purchaser may assign its interest under this Contract as necessary to accomplish the Project. Section 18. Taking Prior to Closing. If, prior to Closing, the Property or any portion thereof becomes subject to a taking by virtue of eminent domain, Purchaser may, in Purchaser's sole discretion, either (i) terminate this Contract and neither party shall have any further rights or obligations hereunder, or (ii) proceed with the Closing of the transaction with an adjustment in the Purchase Price to reflect the net square footage of the Property after the taking. Section 19. Governing Law. This Contract shall be governed by and construed in accordance with the laws of the State of Texas. Section 20. Performance of Contract. The obligations under the terms of the Contract are performable in Tarrant County, Texas, and any and all payments under the terms of the Contract are to be made in Tarrant County, Texas. Section 21. Venue. Venue of any action brought under this Contract shall be in Tarrant County, Texas if venue is legally proper in that County. Section 22. Severability. If any provision of this Contract is held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability will not affect any other CFW Purchase from Fort Worth Housing Finance Corporation Page 10 of 15 provision, and this Contract will be construed as if such invalid, illegal, or unenforceable provision had never been contained herein. Section 23. Business Days/Effective Date. If the Closing or the day for performance of any act required under this Contract falls on a Saturday, Sunday, or legal holiday, then the Closing or the day for such performance, as the case may be, shall be the next following regular business day. The date on which the Title Company receipts a copy of the Contract is the “Effective Date.” Section 24. Counterparts. This Contract may be executed in multiple counterparts, each of which will be deemed an original, but which together will constitute one instrument. Section 25. Terminology. The captions beside the section numbers of this Contract are for reference only and do not modify or affect this Contract in any manner. Wherever required by the context, any gender includes any other gender, the singular includes the plural, and the plural includes the singular. Section 26. Construction. The parties acknowledge that each party and its counsel have reviewed and revised this Contract and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party is not to be employed in the interpretation of this Contract or any amendments or exhibits to it. Section 27. Attorney’s Fees. If any action at law or in equity is necessary to enforce or interpret the terms of this Contract, the prevailing party or parties are entitled to reasonable attorneys’ fees, costs and necessary disbursements in addition to any other relief to which such party or parties may be entitled. [SIGNATURES APPEAR ON THE FOLLOWING PAGE] CFW Purchase from Fort Worth Housing Finance Corporation Page 11 of 15 This Contract is EXECUTED as of the Effective Date. SELLER: FORTWORTHHOUSING FINANCECORPORATION By: Name: Title: PURCHASER: CITY OF FORT WORTH, TEXAS By: Name: Title: Date: M&C: 25-0421 Date: May 13, 2025 APPROVED AS TO LEGALITY AND FORM Assistant City Attorney City of Fort Worth Contract Compliance Manager: By signing I acknowledge that I am the person responsible for the monitoring and administration of this contract, including ensuring all performance and reporting requirements. __________________________ Name of Employee: Martha Collins Title : Manager – Revitalization, Small Business, and Workforce: Date: ____________________________ CFW Purchase from Fort Worth Housing Finance Corporation Page 12 of 15 By its execution below, Title Company agrees to perform its other duties pursuant to the provisions of this Contract. TITLE COMPANY: By: Name: Title: Date: CFW Purchase from Fort Worth Housing Finance By its execution below, the City Secretary’s Office affirms this Contract is on file and maintained as an official record of the City of Fort Worth. Attest: JannetteS.Goodall City Secretary EXHIBIT “A” Description of Property ADDRESS LEGAL DESCRIPTION 924 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 7 916 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 5 920 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 6 1000 EVANS AVE EVANS SOUTH ADDITION Block 3 Lot 1 & 2 920 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 6 904 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 2 917 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 12 901 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 14 THRU 16 810 MISSOURI AVE EVANS SOUTH ADDITION Block 3 Lot 12 928 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 8 900 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 1 924 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 7 928 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 8 1000 EVANS AVE EVANS SOUTH ADDITION Block 3 Lot 1 & 2 916 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 5 921 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 11 708 E TERRELL AVE SCHLATERS SUBDIVISION Block 1 Lot 1 W43' LOT 1 710 E TERRELL AVE SCHLATERS SUBDIVISION Block 1 Lot 1 W41'E82' LOT 1 900 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 1 E41'LOT 1 901 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 14 THRU 16 901 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 14 THRU 16 915 MISSOURI AVE EVANS SOUTH ADDITION Block 1 Lot 4 W 65'4 BLK 1 912 EVANS AVE EVANS SOUTH ADDITION Block 1 E 86'LOT 4 759 E DASHWOOD ST SCHLATERS SUBDIVISION Block 1 Lot 9 900 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 3 E 84'3 BLK 1 908 MISSOURI AVE SCHLATERS SUBDIVISION Block 1 Lot 3 913 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 13 925 SOUTH FWY SCHLATERS SUBDIVISION Block 1 Lot 10 900 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 2 900 EVANS AVE EVANS SOUTH ADDITION Block 1 Lot 3 W 67'3 BLK 1 EXHIBIT “B” GENERAL WARRANTY DEED GENERAL WARRANTY DEED NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION FROM ANY INSTRUMENT THAT TRANSFERS AN INTEREST IN REAL PROPERTY BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER. STATE OF TEXAS § §KNOW ALL MEN BY THESE PRESENTS: COUNTY OF TARRANT § THAT FORT WORTH HOUSING FINANCE CORPORATION, a Texas non-profit corporation, (the "Grantor"), for and in consideration of the sum of Ten and No/100 Dollars ($10.00) cash and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, paid by CITY OF FORT WORTH, a Texas municipal corporation (the "Grantee"), subject to the provisions set forth herein, HAS GRANTED, BARGAINED, SOLD and CONVEYED, and by these presents DOES GRANT, BARGAIN, SELL and CONVEY unto Grantee certain property located in Tarrant County, Texas, described on Exhibit A which is attached hereto and incorporated herein by reference for all purposes, together with all of Grantor's right, title and interest in and to any improvements located thereon and any easements, interests, benefits, privileges, rights and appurtenances pertaining thereto (the "Property"). This General Warranty Deed and the conveyance hereinabove set forth is executed by Grantor and accepted by Grantee subject to all easements, restrictions, reservations and covenants now of record and further subject to all matters that a current, accurate survey of the Property would show, together with the matters described in Exhibit B attached hereto and incorporated herein by this reference, to the extent the same are validly existing and applicable to the Property (hereinafter referred to collectively as the "Permitted Exceptions"). TO HAVE AND TO HOLD the Property, together with all and singular the rights and appurtenances belonging in any way to the Property, unto Grantee, its successors and assigns forever, and Grantor binds itself and its successors and assigns to warrant and forever defend all and singular the Property to Grantee, its successors and assigns against every person lawfully claiming or to claim all or any part of the Property. EXECUTED to be effective as of this day of , 2025. GRANTOR: FORT WORTH HOUSING FINANCE CORPORATION By: Name: Title: STATE OF TEXAS § § COUNTY OF TARRANT § This instrument was ACKNOWLEDGED before me on , 2025 by , of , a , on behalf of said . Notary Public - State of Texas After Recording Return To: Exhibit A – Description of the Property Exhibit B – Permitted Exceptions 5/10/25, 9:24 PM CITY COUNCIL AGENDA Create New From This M8�C DATE: CODE: M&C Review F� RT �'�0 RT I I -�~- REFERENCE M&C 25- 17EVANS&ROSEDALE EDPA 5/13/2025 NO.: 0421 LOG NAME: AND ACCEPTANCE AND SALE OF LOTS NON- PUBLIC G TYPE: CONSENT HEARING: NO SUBJECT: (CD 8) Authorize (i) the Execution of Purchase and Sale Agreements for the Purchase of 30 Lots from the Fort Worth Housing Finance Corporation and 5 Lots from the Fort Worth Local Development Corporation; (ii) the Execution of a Purchase and Sale Agreement for the Sale of 36 Lots to Royal Capital, LLC, and/or Related Affiliates (All Lots Located in the Evans and Rosedale Urban Village); and (iii) the Execution of an Economic Development Program Agreement with Royal Capital, LLC, and/or Related Affiliates for the Development of the Evans and Rosedale Urban Village as a Mixed-Use Urban Development RECOMMENDATION: It is recommended that the City Council: 1. Authorize the Execution of Purchase and Sale Agreements for the purchase by the City of 30 lots from the Fort Worth Housing Finance Corporation for the fair market value of $3,595,977.00 and 5 lots from the Fort Worth Local Development Corporation for the fair market value of $537,076.00 (All lots located in the Evans and Rosedale Urban Village). 2. Authorize the Execution of a Purchase and Sale Agreement sale by the City of 36 lots to Royal Capital, LLC, and/or related affiliates for $36.00 (All lots located in the Evans and Rosedale Urban Village). 3. Authorize the Execution of an Economic Development Program Agreement by the City with Royal Capital, LLC, and/or related affiliates for the development of the Evans and Rosedale Urban Village mixed-use urban development. DISCUSSION: Royal Capital, LLC and/or related affiliates (Developer) intend to develop certain properties owned by the City of Fort Worth, Fort Worth Housing Finance Corporation, and Fort Worth Local Development Corporation located in the Evans and Rosedale Urban Village (Project Site) as a mixed-use urban development. The development will include commercial, retail, and residential units, as well as parking and enhancements to public spaces (Development) in return for economic development incentives. In order to facilitate the Development, the City will purchase 30 lots from the Fort Worth Housing Finance Corporation for the fair market value of $3,595,977.00 and five (5) lots from the Fort Worth Local Development Corporation for the fair market value of $537,076.00. The City will cover all the closing costs for these purchases. The funds for these purchases were appropriated on October 29, 2024, by M&C 24-0936, and were transferred to the General Capital Projects Fund for the Evans- Rosedale project (City Project No. 105570). The City will then sell these lots along with a single lot owned by the City of Fort Worth with the fair market value of $112,500.00 to Developer for $1.00 per lot for a total of $36.00 and a total investment of $4,245,553.00 to help meet the gap in the project financing. All lots are sold as-is with the payment of all closing costs and related fees by the Developer. There will be a Deed of Trust on these lots to secure performance as described below. The City also proposes to enter into an Economic Development Program Agreement (EDPA) with the Developer to provide up to 20 annual Chapter 380 grants equal to up to 80\% of the incremental increase from the City's ad-valorem taxes on the real and business personal property at the Project Site and one-time Pathways to Removing Obstacles to Housing Grant in the amount of $2,500,000.00 apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 1 /6 5/10/25, 9:24 PM M&C Review (Grant). The combined aggregate value of all EDPA grants will be capped at a gross amount of $8,500,000.00 (Program Cap). Requirements for payment of the incentive are as described below. Developer Commitments: Development Investment and Construction Commitments: a. Developer must invest at least $61 million in total development costs, exclusive of land acquisition costs, in the Project Site no later than twenty-four (24) months from the Agreement execution date (Completion Deadline) with construction commencing on any part of the Project no later than fourteen (14) months from the Agreement execution date. Of that, a minimum of $48 million shall be Hard Construction Costs. The development includes a minimum of: 1. 170 residential rental units (with the goal of 181 units), comprising of: 1. Live/work unit(s), stacked flats, multi-family units, senior housing; 2. An average rental rate of 60\% Area Median Income (AMI) for the total units, no more than 10 units at or below 30\% AMI; 3. Any 30\% AMI units will be located in the senior housing to promote aging in place or rehoming of senior residents from the neighborhood. 2. 15,700 square feet of retail and/or office space: 1. 3,000 square feet of the retail space will be marketed to an urban grocer or set aside for an urban market concept that includes essential fresh foods for a minimum of one year. 2. All portions of the retail and/or office space that are intended to be occupied must have a temporary or final Certificate of Occupancy by no later than the completion deadline. 3. 7,200 square feet of the retail space will be reserved for local commercial tenants. If the developer does not meet the local tenant requirement, they can seek approval from the City for a regional tenant or tenant that meets a neighborhood need alternative, otherwise the developer agrees that the 380 grant for the project shall be reduced by 5\% without this prior approval or demonstration to the city's satisfaction that a local tenant was sufficiently sought. 3. 283 parking spaces to assist with traffic control. The parking spaces may consist solely of, or any combination of, parking garage(s), on-street parking, or surface parking. On street parking must be directly adjacent to a lot in control by the Developer and count towards no more than 54 of the 283 space total. 4. Public space enhancements to include streetscape landscaping, trees, linear walkways, parks, and other public spaces. 5. Use of Business Equity Firms (BEF): Developer voluntarily commits to expend or cause to be expended at least 15\% of all construction costs (Hard and Soft) for the Project with BEFs as defined in Chapter 20, Article X of the City Code. If the developer does not meet the 15\% BEF construction requirement, developer agrees that the 380 grant for the project shall be reduced by 10\%. The Developer will, in best faith effort, seek to exceed this goal; and 6. Cause to employ 30 full-time (FT) local employees during construction with best faith efforts to hire from the neighborhood. If the developer does not meet the 30 FT local employee requirement, developer agrees that the 380 grant for the project shall be reduced by 5\%. b. Developer will acquire and purchase 36 (collectively referred to as "City Lots") for $1.00 per lot. Closing on and transfer of the City Lots will be on a date that is on or before twelve (12) months from the execution of a purchase and sale agreement. 1. A Deed of Trust to Secure Performance (DTSP) of the EDPA on the entire Project Site includes, but is not limited to, the following: 1. Construction starts within 14 months of the execution of the agreements, unless and except for so long as Developer is prevented, delayed or hindered by a force majeure event; 2. Project completion no later than 24 months after project commencement (Completion Deadline) unless and except for so long as Developer is prevented, delayed or hindered by a Force Majeure Event; 3. In the event that Developer fails to meet the performance requirements set forth in subsections (b.1.1.) and (b.1.2.) above or the Development Investment and apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 2/6 5/10/25, 9:24 PM M&C Review Construction Commitments set forth in section (a.) above, the City may exercise its remedies set forth in the DTSP; 4. DTSP will be subordinate to construction/permanent financing for the Development, subject to the terms and conditions of an intercreditor/subordination agreement agreed to by City; and 5. Commence on the date of closing on the Property and will terminate upon satisfaction of the performance obligations of the Developer set forth in the EDPA, which shall be evidenced by receipt of certificate of occupancy for the Development. Upon termination, the City shall record a release of the DTSP. 2. Affordable housing use restrictions will be applicable to all properties used for residential purposes to maintain the public purpose of the Development of providing low-income to moderate-income housing on the property. In particular, such restrictions shall apply on the City Lots on which residential rental improvements are initially being constructed, which improvements are currently anticipated to constitute approximately 181 total housing units, but not less than 170 units, including a mix of senior units, family units, stacked flats, and live/work units, with such units subject to affordability requirements outlined in section (a.) above. The foregoing unit count and mix shall be subject to Developer's underwriting as reasonably acceptable to the City, as well as any requirements imposed by Sections 42 and 142 of the Internal Revenue Code of 1986, as amended (the Code) and applicable law. Such restrictions shall include, but not limited to, the following terms: 1. For a period of 30 years, all residential units shall average at a lease rate for individuals or families whose incomes do not exceed an average of 60\% of the area median gross income (AMI) (including adjustments for family size) with no more than 10 total units set aside at 30\% AMI and with all 30\% AMI units will be located in the senior housing building. 2. After the affordability period defined in the immediately preceding paragraph, the following perpetual restrictions shall apply: ensuring that at least 10\% of residential units on any City Lots are affordable at 80\% AMI or less, that 10\% of residential units on any City Lots are affordable at 60\% AMI or less, and that any commercial use on Evans Ave shall be neighborhood serving commercial on the ground floor (consistent with deed restrictions). 3. Neighborhood commercial use restrictions on all properties used for commercial purposes to maintain the public purpose of providing area-appropriate neighborhood commercial uses for the benefit of area residents. Such restrictions shall include, but not limited to, the following terms: 1. All commercial uses on Evans Ave shall be neighborhood serving commercial on ground floor (consistent with deed restrictions) for 30 years. 4. In the event that Developer fails to meet the performance requirements set forth in subsections (b.1.1.) and (b.1.2.) above or the Development Investment and Construction Commitments set forth in section (a.) above, City shall have the right to repurchase all City Lots for the acquisition price ($36.00). 5. City shall have a right of first refusal to repurchase the City Lots for the price paid by Developer (totaling $36.00 for 36 lots) in the event Developer seeks to sell any for any other proposed use inconsistent with the restrictions above, provided, however, that before City may exercise such right Developer may extinguish such right of first refusal by paying City the higher of the fair market value of such lots (i) at the time of the PSA ($4,245,553.00) or (ii) at the time of attempted conveyance to a third party. Other Developer Non-Construction Commitments: a. Demonstrates the financial capacity and commitments to complete the project on or prior to 30 days before closing on any land transactions. b. Following completion of construction, Developer will use best faith efforts to employ or cause to be employed Fort Worth residents with a particular emphasis on individuals and local contactors from the neighborhood area. c. Maintain the same uses and purposes for which the land is being conveyed into the future, including maintaining a minimum of 20\% affordability on the lots that will be residential with 10\% as 80\% AMI or less and 10\% as 60\% AMI or less on the lots and apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 3/6 5/10/25, 9:24 PM M&C Review activating the Evans Ave. commercial corridor with neighborhood serving commercial uses on the ground floor. d. The Developer shall continue to engage with the public after the full execution of the term sheet by developer and the City. This engagement shall include office hours held no less than once/month, monthly engagement with the neighborhood association committee, provide the City with any updates for the City's website and update the EvansandRosedale.com webpage no less than quarterly, and hold an at-large community meeting with the community prior to construction beginning and closing on the land and at least once per year beginning at closing through the Certificate of Completion. e. Developer will make best faith effort to be responsive to and specifically informed by historic and cultural context in designing the buildings and public spaces. This includes, but is not limited to, utilizing names from the neighborhood's history for buildings and spaces, considering the historic materials and architecture in developing and implementing current designs, and seeking to restore previous historic commercial uses along the street. f. Developer, using the best available means possible, will pursue a grocery or market concept or option. g. Developer, in a best faith effort, will pursue local, and regional, if necessary, tenants for the commercial corridor. h. Developer, in a best faith effort, will pursue, define, and execute a strategy for security. i. The Developer will pursue a waiver of certain permit and impact fees related to the Development through the Neighborhood Empowerment Zone application process prior to submitting for building permit. j. Developer will make best efforts to acquire the property located at 904 W Dashwood St. and 912 Missouri Ave, Fort Worth, TX 76104 from the private property owner with a conclusion of such efforts prior to the city land conveyance. k. Developer shall participate in the park design and development process, with a willingness to provide necessary engineering documentation to help facilitate a feasible development. 1. Developer shall build and maintain the stormwater facilities underneath the land that will subsequently be transferred from the Housing Finance Corporation to the City as a park. Developer shall (i) enter into a stormwater facilities maintenance agreement with the City reflecting its ongoing obligation to maintain such facilities and (ii) accept conveyance of a drainage facility easement from the Housing Finance Corporation to facilitate Developer's ability to undertake such maintenance. Developer acknowledges and agrees that construction of stormwater and other infrastructure that will ultimately be owned by the City will require execution of one or more community facilities agreements (CFAs) and compliance with the City's standard CFA process and requirements. Operational Commitments: a. BEF Utilization Plan: A plan to utilize BEF firms (within 12 weeks of City Council approval). b. Construction Reporting: Quarterly reports throughout the construction phase of the project. c. Contact Information: Name, and contact information, of a person for the developer that will have knowledge of the project, construction phase of the project, current community engagement status, and developer performance under the agreements. d. Compliance Reporting: From start of first compliance auditing year until expiration of the grant, file annual reports with the City reflecting compliance with the terms of the agreements. e. Performance Metric Reporting: Collect and report reasonable general performance metrics for the project, including, but not limited to, project investment, employment, taxable sales, and similar measures of economic impact. City Commitments: Economic Development Program Agreement (EDPA) Grants: 380 Grants Pursuant to Section 10, Catalytic Development Project, of the Economic Development Program Policy, enter into an Economic Development Program Agreement that will provide up to twenty annual grants based on 80\% of the maintenance and operations portion of the incremental value of the real and business personal property at the Project Site (380 Grants). The Chapter 380 incentive cap shall be $6 million (gross) and begin upon completion. apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 4/6 5/10/25, 9:24 PM M&C Review The amount of the grants will be determined annually and in accordance with the following table: Company Commitment Real & Business Personal Property Investment (Base Commitment) 15\% M/WBE Contractors 30 Full-Time Employees 7,200 s/f Local Tenant Set Aside TOTAL Maximum Grants 60\% 10\% 5\% 5\% 80\% The grants will begin in the second calendar year following the completion date of the Project, and will be based on the tax year that immediately follows the year in which the completion date occurred. For example, if the Project is completed on December 31, 2024, the grants will be based on the value of property assessed for the 2025 tax year, with the grants paid in calendar year 2026. City PRO Housing Grants City Purchase and Sale of Land to Facilitate the Development The City will purchase 30 lots from the Fort Worth Housing Finance Corporation for the fair market value of $3,595,977.00 and five (5) lots from the Fort Worth Local Development Corporation for the fair market value of $537,076.00. The City will cover all the closing costs for these purchases. The funds for these purchases were appropriated on October 29, 2024, by M&C 24-0936, and were transferred to the General Capital Projects Fund for the Evans-Rosedale project (City Project No. 105570). The City will then sell these lots along with a single lot owned by the City of Fort Worth with the fair market value of $112,500.00 to Developer for $1.00 per lot for a total of $36.00 and a total investment of $4,245,553.00 to help meet the gap in the project financing. All lots are sold as-is with the payment of all closing costs and related fees by the Developer. There will be a DTSP as described above. The City will provide up to $2,500,000.00 in Pathways to Removing Obstacles to Housing Grant funds (PRO Housing) in City commitment from PRO Housing multifamily development capital, with such funding conditioned upon meeting all of the following requirements: a. Satisfactory completion of an environmental review pursuant to 24 CFR Part 58; b. Receipt of authorization to use grant funds from United States Department of Housing and Urban Development (HUD); c. Closing on all other financing for the Project; and d. Certificate of completions secured for the Project. If, for any reason, the City grant funds are not secured as defined in (b.) above, the Fort Worth Housing and Finance Corporation will set aside $2,500,000.00 to secure this grant structured as a soft loan until they have been released and approved by HUD. Tax Increment Financing District No. 4(TIF 4) and Tax Increment Financing Development Agreement (TIFDA). Advance for consideration by the TIF 4 Board the TIFDA which will provide for the reimbursement of up to $7,000,000.00 in verified, reimbursable infrastructure costs incurred by Developer. Reimbursable infrastructure costs consist of public infrastructure improvements, including stormwater detention, streetscape, public plazas/parks/linear parks, water, demolition, and sewer improvements. Total Anticipated Direct Financial Support by City and TIF 4. Combined, the EDPA and TIFDA will provide Developer with $15,500,000.00 in direct monetary support for the Project. Total Anticipated Direct and Indirect Financial Support by City and TIF 4. Including the fair market value of the City Lots of $4,245,553.00, the total direct and indirect financial support for the Project by the City and TIF 4 is $19,745,553.00. Other City Commitments apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 5/6 5/10/25, 9:24 PM M&C Review a. Expedited processing through the City of Fort Worth Development Services Project Facilitation team. b. Utilize approximately $1,150,000.00 to design and develop a park on the remaining Fort Worth Housing and Finance Corporation land. c. Provide one or more permit-ready letters or similar instruments for Developer to establish to its financing partners that permits are ready to issue pending demonstration of financing and transfer of the lots because permits cannot be applied for until Developer takes title to the City Lots, prior to the closing on the City Lots. d. Staff agrees, subject to full compliance with the City's then-current low-income-housing-tax- credit policy, to recommend providing a��resolution of no objection" for the Developer to submit to the Texas Department of Housing and Community Affairs to facilitate the Tax Credit Awa rd . FISCAL INFORMATION/CERTIFICATION: The Director of Finance certifies that funds are available in the current capital budget, as previously appropriated, in the General Capital Projects Fund for the Evans-Rosedale project to support the approval of the above recommendations and execution of the purchase & sale agreements. Prior to any expenditure being incurred, the Economic Development Department has the responsibility to validate the availability of funds. TO Fund Department Account Project Program Activity Budget Reference # Amount ID ID Year (Chartfield 2) FROM Fund Department Account Project Program Activity Budget Reference # Amount ID ID Year (Chartfield 2) Submitted for City Manager's Office by_ Originating Department Head: Additional Information Contact: ATTACHMENTS Jesica McEachern (5804) Kevin Gunn (2663) Ori Fernandez (2606) Martha Collins (2610) 17EVANS&ROSEDALE EDPAANDACCEPTANCEAND SALE OF LOTS FID.xlsx (CFW Internal) 17EVANS&ROSEDALE EDPAANDACCEPTANCEAND SALE OF LOTS funds availability,pdf (CFW Internal) EvansRosedaleAll v4.jpg (CFW Internal) Form 1295 - Evans&Rosedale Royal Capital (signed),pdf (CFW Internal) Historic Southside.png (CFW Internal) MC 24-0936 Parcel Purchase Funding,pdf (Public) apps.cfwnet.org/council_packet/mc_review.asp?ID=33284&councildate=5/13/2025 6/6