HomeMy WebLinkAboutOrdinance 16667-10-2005ORDINANCE NO. ~" V
AN ORDINANCE APPROVING PROJECT AND FINANCING PLANS
FOR TAX INCREMENT REINVESTMENT ZONE NUMBER SEVEN,
CITY OF FORT WORTH, TEXAS (NORTH TARRANT PARKWAY
TIF), MAKING VARIOUS FINDINGS RELATED TO SUCH PLANS,
CLARIFYING THE POWERS OF THE BOARD OF DIRECTORS OF
THE ZONE, PROVIDING FOR SEVERABILITY AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, on December 9 2003 the City Council of the City of Fort Worth (the
`City") established Tax Increment Financing Reinvestment Zone Number Seven, City of
Fort Worth, Texas (North Tarrant Parkway TIF) (the `Zone") pursuant to Ordinance No
15774 and as authorized by Chapter 311 ofthe Texas Tax Code (the Act") and
WHEREAS, in accordance with Section 311 O11(a) of the Act, on February 3 2005
the board of directors of the Zone (the `Board") adopted a project plan and a financing plan
for the Zone, which was amended by the Board on September 29 2005 both of which, as
amended, are attached hereto as Exhibit A (collectively the `Plans"), and recommended
that the Plans be approved by the City Council, as required by Section 311 O11(d) of the Act;
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FORT WORTH, TEXAS.
Section 1.
FINDINGS.
That the City Council hereby makes the following findings of fact
Page 1
Ordinance Approving the Project Plan rid Financing Plan
T Increment Reinvestment Zone Number Seven,
City of Fort Worth, T (North Tarrant Parkway TIF)
1.1. The statements and facts set forth in the recitals of this Ordinance are true and
correct.
1.2. That the Plans include all information required by Sections 311 Ol1(b) and (c) of the
Act.
1.3. That the Plans are feasible and the project plan conforms to the City's master plan.
Section 2.
APPROVAL OF PLANS.
That based on the findings set forth in Section 1 of this Ordinance, the Plans, as set
forth in Exhibit A which Is attached hereto and hereby made a part of this Ordinance for all
purposes, are hereby approved.
Section 3.
POWERS OF BOARD OF DIRECTORS.
That the Board will continue to have all powers granted to it under Section 311 010 of
the Act and all powers granted to the City under Section 311 008 of the Act, except that the
Board shall not have the power (i) of eminent domain, (ii) to Issue bonds or notes; (iii) to
impose taxes or fees; or (iv) to restrict the use or uses of property in the Zone. The Board s
chaiperson shall have the authority to execute agreements that the Board is lawfully allowed
to enter alto and that the Board considers necessary or convenient to implement the Plans.
Notwithstanding anything to the contrary herein, the Board (i) will provide the City Council
with any information regarding the operations or activities of the Board and/or the Zone that
may be requested by the City Council and (ii), if requ>red by any subsequent ordinance
Page 2
Ordinance Approving the Project Plan rid Financing Plan
T Increment Reinvestment Zone Number Seven,
City of Fort Worth, T (North Tarrant Parkway TIF)
adopted by the Crty Council, will not expend any revenues in the TIF Fund, as defined in
Section 5 of Ordinance No 15774, toward any specific projects in the Zone without pnor City
Council approval.
Section 4.
DELIVERY OF PLANS TO TAXING ENTITIES.
That the City Manager is hereby directed to provide a copy of the Plans to the
governing body of each taxing unit that taxes real property located in the Zone.
Section 5.
SEVERABILITY
That if any portion, section or part of a section of this Ordinance is subsequently
declared invalid, inoperative or void for any reason by a court of competent jurisdiction,
the remaining portions, sections or parts of sections of this Ordinance shall be and remain
in full force and effect and shall not in any way be impaired or affected by such decision,
opinion or judgment.
Section 6.
EFFECTIVENESS.
That this Ordinance shall take effect and be in full force and effect from and after its
adoption.
Page 3
Ordinance Approving the Project Plan nd Financing Plan
T Increment Reinvestment Zone Number Seven,
City of Fort Worth, T (North Tarrant Parkway TIF)
AND IT IS SO ORDAINED.
ADOPTED AND EFFECTIVE
APPROVED AS TO FORM AND LEGALITY
By j
Peter Vaky
Assistant City Attorney
Date: 10-~ S' OS
M&C• ~-/x•973
Page 4
Ordinance Approving the Project Plan nd Financing Plan
T Increment Reinvestment Zone Number Seven,
City of Fort Worth, T (North Tarrant Parkway TIF)
Exhibit A
Project & Financing Plans
TAX INCREMENT REINVESTMENT ZONE SEVEN,
CITY OF FORT WORTH, TEXAS
(North Tarrant Parkway TIF)
PROJECT PLAN
AND
FINANCING PLAN
CITY OF FORT WORTH
SEPTEMBER 2005
Table of Contents
I. Tax Increment Finance Overview
II. North Tarrant Parkway Reinvestment Zone Summary
III. Description of Proposed Zone
A. Map and Legal Description
B Changes to Current Ordinances and Codes
IV Economic Impact
A. Increased Tax Base
B Increased Retail Business
C Employment Opportunities
D Relocation of Displaced Individuals
V Description of Project Improvements and Costs
A. Improvements
B Project Costs
C Timetable of Project Costs
VI. Tax Increment Projections (Financing Plan)
A. Feasibility Study
B Banded Indebtedness
C Projections of Revenue
D `Estimated Payment of Project Costs
VII. Tables
Table 1 Project Improvement Description
Table 2 Estunated Project Improvement Costs
Table 3 2003 Tax Summary -Need this
Table 3a. TIF Appraisal Report from Tarrant Appraisal
Table 4 TIF Tax Increment Projections
Table 5 Tax Increment Projections -All Jurisdictions
Table 6 Projected Project Costs to be Reimbursed by Tax Increment
2
4
10
12
TAX INCREMENT FINANCING OVERVIEW
Tax increment financing ("TIF") is a tool Texas local governments use to finance public
works within a defined area. These Improvements are intended to promote development or
redevelopment in the defined area and surrounding areas. The primary statute governing tax
Increment financing is codified in Chapter 311 of the Texas Tax Code (the `Tax Code'). The
Tax Increment Financing Act provides for Municipalities to create `reinvestment zones within
which various public works and improvements can be undertaken, using tax increment bonds or
notes to pay for those Improvements.
A municipality makes an area eligible for tax increment financing by designating a
r-einvestment zone. At the time an area is designated a reinvestment zone for tax increment
financing, the existing total of appraised value of real property in the zone Is identified and
designated as the `tax increment base Taxing units levying taxes in the zone during its life are
limited to tax revenues derived from this original based.
Public improvements are made in the area to attract private development that would not
otherwise occur or which would otherwise occur at a much later date As new development is
added to the tax rolls, total assessed valuations rise. This rise in new value is called the
captured appraised value Then, the taxes that are collected by the participating taxing
jurisdictions on the Incremental increase between .the original based value and the new higher
value (the `tax increment") are deposited into a TIF trust fund which is used to pay for the public
improvements are completed and paid for, the TIF is dissolved and the full amount of the taxes
collected in the area are kept by the taxing jurisdictions. In effect, the taxing jurisdictions are
`investing" the future earnings to receive the benefit of higher. tax revenues from new
development. In addition, taxing jurisdictions are not restricted from raising their tax rates
during the life of the zone. The subsequent tax increment earned would not only finance public
improvements but would also ultimately accrue to the direct benefit of each local taxing
jurisdiction.
The North Tarrant Parkway TIF promotes regional mobility and increased economic stability
2 1'IF No. 7 092105
II. NORTH TARRANT PARKWAY TIF ZONE SUMMARY
The reinvestment zone covered by this project plan and financing plan (this `Plan') is described
in Section II hereof (the `Zone') In general, under this Plan it is contemplated various land
developers (each Developer) will fund (i) portions of the City's share of costs both under certain
Agreements by and between the City of Fort Worth (the `City") and the Texas Department of
Transportation TxDOT for the construction of public roads and (ii) certain costs under any
agreements entered into between the TIF Board of Directors and Developer for the construction
of public roads (hereinafter such road improvements shall be referred to as `Project
Improvements")
In particular the Prod ect Improvements include the construction of public thoroughfares that
generally meet the regional transportation facility requirements of North Fort Worth and the
surrounding areas, including, but not limited to, principal/mayor arterials, interchanges, and large
bridges that: 1) benefit property within the Zone, as determined by the Zone s board of directors,
2) the construction of which are needed during the term of the Zone, as demonstrated in a traffic
impact study submitted to and validated by the City's Transportation/Public Works Department
as part of a planned development within or directly benefiting the Zone, and 3) that will be
constructed by a developer who will pay the entire cost of construction and be reunbursed for
only the public portion of the construction, the amount of which will be based on the planned
development's traffic impact on regional facilities, as determined by the City's
Transportation/Public Works Deparhnent. Based upon a set of conservative assumptions and
analysis of the project and financing plan, it is concluded that the project and financing plan is
feasible.
Two projects referred to and depicted in the agreement between TxDOT and the City dated July
21 2001 as (A) the North Tarrant Parkway Interchange Ramps and Frontage Roads, and (B) the
connecting road from Interstate Highway 35-W east to Rainey Lake Road within the TIF Zone
described in Section IV hereof are examples of Project Improvements to be undertaken by the
TIF District in which a developer funds portions of the City's share of costs in road construction
projects. As was done with the example above, the Board of Directors of the Zone (the `Board")
and each developer will enter into a Development Agreement addressing the Project
Improvements and the reimbursement to the developer from the Zone Tax Increment (the `Zone
Development Agreement") Table 1 lists the Zone projects.
In general, the Zone Tax Increment will consist of eighty percent (80%) of City of Fort Worth,
Tarrant County and Tarrant County Hospital District (and possibly the Tarrant Regional Water
District) property taxes generated from any appreciation in the taxable value of real property
within the Zone since the year in which the Zone is formed. The Zone Tax Increment shall flow
to the Zone s tax increment fund each year until expiration of the Zone, which is December 31
2019 (the `TIF Fund ') Money flowing to the TIF Fund each year will be disbursed as
authorized by the Board and in accordance with this Plan.
It is contemplated that the Zone Development Agreements will describe how the Zone
Tax Increment will be allocated to pay for the Project Improvement Reimbursement Amount and
any other project costs (as that term is defined in Section 311 002(1) of the Texas Tax Code)
authorized by the Board and this Plan.
3 TIF No. 7 092105
I. DESCRIPTION OF ZONE
TIF No. 7 092105
II DESCRIPTION OF ZONE
A. Map
A legal description of the reinvestment zone boundary and a description of the current
land uses are presented in Exhibit A.
Exhibit B depicts the proposed roadway infrastructure and right-of way associated with
projects #1 and #2 on Table 1
Exhibit C depicts the proposed roadway infrastructure improvements associated with
projects # 3 through #9
.Exhibit D depicts the proposed roadway infrastructure improvements associated with
projects #10 through #12
B. Changes to Current Ordinances and Codes
There are currently no proposed changes to the zoning ordinances, the master plan, the
building codes, or any other municipal ordinances relating to the Zone that would affect the
anticipated implementation of this Plan by the Board.
5 TIF No. 7 092105
III. ECONOMIC IMPACT
TIF No, 7 092105
III. ECONOMIC IMPACT
A. Increased Tax Base
It is anticipated that the area within the Zone will experience new development once the
proposed iiprovements are completed. Therefore, this conceptual master plan will be an
important catalyst in spurring additional private investment, which strengthens the Fort Worth
economy and tax base. Potential mixed-use development is expected to include commercial,
retail, restaurants, hotels/motels, entertainment, residential.
It is anticipated that there will be a substantial increase in taxable real property m the
Zone as a result of the construction of the project improvements. This increase in taxable real
property within the. Zone will be the basis on which Zone Tax Increment will be derived. It is
estimated that the area in the Zone will fully develop in a 30-year period, and the increment
could reach over $58 million by the end of the 15-year TIF term with eighty percent (80%)
participation for the City County Hospital District, and Water District (and not including
participation by the respective school districts)
As a result of this increase in taxable real property Northwest ISD could receive an
estimated $88 million collectively in tax revenue directly from private developments within the
TIF Zone over the 15-year period.
B. Increased Retail Business
Based on current land uses and potential investment, the TIF Zone will develop with
approximately 230 acres (2.5 3 0 million square feet) of undeveloped real property The planned
infrastructure improvements depicted in Exhibit B will contribute significantly to Fort Worth s
ability to retain and attract business growth North of the downtown area.
C. Employment Opportunities
In addition to the jobs created during construction of the project improvements, it is
expected that the future development of the Zone resulting from the improvements will generate
employment opportunities m business, retail, medical and hospitality industries.
D Relocation of Displaced Individuals
No person shall be displaced as a result of implementing this Plan.
~ TIF No. 7 092105
IV DESCRIPTION OF PROJECT IMPROVEMEIoTTS
TIF No. 7 092105
IV DESCRIPTION OF PROJECT IMPROVEMENTS AND COSTS
A. Improvements
The Project Improvements well include capital improvements, which will benefit the
general public as well as facilitate development of the Zone. The proposed infrastructure
improvement must meet the regional transportation facility requirements of North Fort Worth
and the surrounding areas, including, but not limited to, prmcipaUmajor arterials, interchanges,
and large bridges that: 1) benefit property within the Zone, as determined by the Zone s board of
directors, 2) the construction of which are needed during the term of the Zone, as demonstrated
in a traffic unpact study submitted to and validated by the City's Transportation/Public Works
Department as part of a planned development within or directly benefitmg the Zone; and 3) that
will be constructed by a developer who will pay the entire cost of construction and be reimbursed
for only the public portion of the construction, the amount of which will be based on the planned
development's traffic impact on regional facilities, as determined by the City's
Transportation/Public Works Department. Based upon a set of conservative assumptions and
analysis of the project and financing plan, it is concluded that the project and financing plan is
feasible. A description of the type and location of the Project Improvements is attached hereto as
Table 1
B. Project Costs
A list of the estimated project costs of the Zone, including administrative expenses, is
attached hereto as Table 2.
C. Timetable of Project Costs
Project Improvements #1 and #2 on Table 1 will be completed (both Phase I and Phase II
Improvements) by the sprmg of 2005 Projects qualifying for TIF participation under Project
Improvements #3 through #12 on Table 1 will be completed in accordance with timelines
subsequently established by the TIF's board of directors pursuant to individual tax increment
financing development agreements, if any' at the time the TIF s board of directors enters into
such agreements.
9 TIF No. 7 092105
V TAX INCREMENT PROJECTIONS (FINANCING PLAN)
1 ~ Tff No. 7 092105
V TAX INCREMENT PROJECTIONS (FINANCING P1LAN)
A. Project Feasibility
It is estimated that the area in the Zone will fully develop in a 30-year period, and the
increment could reach over $58 million by the end of the 15-year TIF term with eighty percent
(80%) participation for the City County Hospital District, and Water District (and not
including participation by the respective school distracts)
B Bonded Indebtedness
No bonded indebtedness is expected to be incurred with respect to the Project
Improvements.
C. Projections of Revenue
This section outlines the estimated Zone Tax Increment. The Zone Tax Increment will
depend on many factors, including (a) the base value of real property in the Zone subject to
property tax, (b) annual growth of the Zone s taxable real property (which largely depends on
private growth within the Zone) (c) participation by tax units (d) tax rates, (e) collection rates,
and (f) the term of the Zone. Each of these factors is discussed in turn.
1 Taxable Appraised Value (the Base Value) Table 3 sets forth the total taxable
appraised value of property in the Zone, which is $1,283 676 as determined by Tarrant Appraisal
District as of February 28, 2005
2. Expected Annual Growth of the Zones Taxable Real Property and Tax
Increment. The estimated captured appraised value (thus reflecting estimated growth of real
property taxable values) of the Zone for each year of its existence and the estimated tax
increment to be generated annually in total and from each taxing entity is outlined on Tables 4
and 5
4 Partici anion by Tax Units. Although other tax units may participate m the Zone,
the financial projections set forth m this Plan assume that the City of Fort Worth, Tarrant
County the Tarrant County Hospital District and the Tarrant Regional Water District will
participate in the Zone, contributing eighty percent (80%) of their tax increment with respect to
the Zone.
5 Projected Tax Rates Property tax rates are assumed to remain constant.
6 Projected Collection Rates. This Plan assumes aninety-nine percent (99%)
collection rate.
7 Term of the Zone The term of the Zone will be 16 years, expiring on December
31 2019 with Zone Tax Increment paid for fifteen (15) years, beginning with that Zone Tax
11 TIF No. 7 092105
Increment generated in the 2004 tax year and ending wlth that Zone Tax Increment generated in
the 2018 tax year
D Estimated Payment of Project Costs
Based on the assumptions and estimates set forth m Paragraph C above, It is expected that
the Zone Tax Increment will be sufficient to pay in full all project costs (including interest) of
any development agreements entered Into by the Zone Board of Directors during the term of this
Zone. Additionally it is contemplated that costs associated with administering the TIF will be
included in the overall project plan.
12 TIF No. 7 092105
VII. TA~I.,~S
12 TIF No. 7 092105
TABLE 1
Project Improvement Description
Phase I. North Tarrant Parkway / IH 35W Interchange
The completion of the North Tarrant Parkway Interchange, ramps, and frontage
Roads (TxDOT CSJ 0081 12-031 and 0902-48 515) on Interstate Highway 35 West
between US81/US287 and existing Heritage Trace Parkway interchange.
2. Phase II. North Tarrant Parkway from IH 35W to Rainy Lake Road
The completion of approximately 5 000 feet of four (4) lanes divided North Tarrant
Parkway from North Tarrant Parkway Interchange east to Rainy Lake Road tying into
existing North Tarrant Parkway at KISD s Fossil Ridge High School.
3 Phase lA -North Tarrant Parkway from IH 35W to US 287
Construction of North Tarrant Parkway six (6) lanes from IH 35W to the
Northbound (NB) US 81/287
4 Phase 1B - NB US 287 Frontage Road
US 287 northbound Frontage Road reconstruction from just west
of off ramp to North Tarrant Parkway to Harmon Road
Reconstruction of the existing NB US 81/28? Frontage Toad and ramp
located South of Harmon Road
5. Phase 1C -Harmon Road Improvements
Reconstruction of Harmon Rd six (6) lanes from NB US 81/287 frontage road to the
Presidio Vista Development entrance.
Intersection and signalizatlon Improvements at the following intersections
Harmon Road at West Presidio Vista Development entrance
Harmon Road at NB US Frontage Road
Harmon Road at SB US 81/287 Frontage Road
6. Phase 1D -North Tarrant Parkway from Harmon to SB Frontage RD
7 Phase 1E -North Tarrant Parkway/LTS Interchange W/Harmon RD Overpass
Construction of North Tarrant Parkway six (6) lanes over US 81!287
Construction of Turnaround from NB to SB US 81/287 Frontage Road at
North Tarrant Parkway overpass
Widening of Harmon Road from two (2) lanes to six (6) lanes over US 81/287
Reconstruction of the existing SB US 287 Frontage Road from Harmon RD to SB
81/287 entrance ramp
Construction of auxiliary lane
8. Phase 1F - US 287 Frontage Roads North of Harmon RD
Phase 1G US 287 NB Frontage Road Reconstruction
12 TIF No. 7 092105
lU Heritage Trace Parkway (North 2-lanes)
Two (2) additional lanes between I 35 and North Riverside in existing 120
ROW Exiting three (3) lanes installed by Hillwood, including necessary
signalization.
11 N Riverside Dr (to S. Line of Residential) (4- lanes)
Four (4) lanes (6,400 LF) of divided roadway between Heritage Trace
Parkway and North Tarrant Parkway Approximately 50% of ROW by
Hillwood. The remainder will require City and/or County acquisition.
12. Texas U Turn on IH 35W at Heritage Trace Parkway
One (1) lane bridge on I 35W (NB to SB) at Heritage Trace Parkway
Improvement may not be required.
Priority Regional Transportation Facilities
The proposed infrastructure and development improvements outlined in this project
plan meet the regional transportation facility priorities. This includes, but not limited
to principal/major arterials, interchanges, and large bridges that: 1) benefit property
within the TIF as determined by the TIF s board of directors, 2) the construction of
which are needed with the life during the term of the TIF as demonstrated in a traffic
impact study submitted to and validated by the City's Transportation/Public Works
Department as part of a planned development within or directly benefiting the TIF and
3) that will be constructed by a developer who will pay the entire cost of construction
and be reimbursed for only the public portion of the construction, the amount of which
will be based on the planned development's traffic impact on regional facilities, as
determined by the City's Transportation/Public Works Department.
13 TIF No. 7 092105
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TIF DISTRICT #7
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City of Fort Worth, Texas
Mayor and Council Communication
COUNCIL ACTION Approved on 10/25/2005 ORDINANCE NO 16667 10-2005
DATE Tuesday October 25 2005
LOG NAME 17TIF 7 PLANS
REFERENCE NO G 14973
SUBJECT
Adopt Ordinance Approving the Project Plan and Financing Plan for Tax Increment Reinvestment
Zone Number Seven City of Fort Worth Texas (North Tarrant Parkway TIF)
RECOMMENDATION
It is recommended that the City Council adopt the attached ordinance approving the Project Plan and
Financing Plan for Tax Increment Reinvestment Zone Number Seven City of Fort Worth Texas (North
Tarrant Parkway TIF)
DISCUSSION
On December 9 2003 (M&C G-14178) the City Council adopted Ordinance 15774 designating the North
Tarrant Parkway TIF The preliminary project plan adopted by the City Council prior to designation of the
North Tarrant Parkway TIF provided for TIF participation in the extension of North Tarrant Parkway east of
IH-35W to Rainy Lake Road and construction of an interchange between North Tarrant Parkway and IH-
35W The TIF's Board of Directors adopted the final project and financing plans applicable to those two
projects on February 3 2005 The TIF Board also voted at that time to include in the project plan additional
regional transportation facilities deemed necessary by the City's Transportation and Public Works
Department, including major arteries, interchanges and bridges, subject to individual consideration by the
TIF Board as potential projects developed
On September 29 2005 the TIF Board amended the project and financing plans specifically to include as a
regional transportation project eligible for TIF participation (i) the construction of North Tarrant Parkway
west of IH-35W to US 287 (ii) the construction of interchanges and frontage roads connecting North Tarrant
Parkway to US 287 and (iii) the reconstruction of Harmon Road south to US 287 City staff endorses the
inclusion of this project as part of the TIF's project and financing plans
State law requires that the City Council approve by ordinance a TIF's project and financing plans before
they can take effect. Accordingly City staff recommends that the City Council adopt the attached ordinance
approving the project and financing plans for the North Tarrant Parkway TIF as adopted and amended by
the TIF Board The actual project and financing plans are attached to the ordinance as Exhibit A
TIF Number Seven is located in COUNCIL DISTRICTS 2 and 4
Logname 17TIF 7 PLANS Page 1 of 2
FISCAL INFORMATION/CERTIFICATION
The Finance Director certifies that this action has no material effect on City funds
TO Fund/Account/Centers
FROM Fund/Account/Centers
Submitted for City Manager's Office b~ Dale Fisseler (6140)
Originating Department Head. Tom Higgins (6192)
Additional Information Contact: Keisha Ward (6376)
Logname 17TIF 7 PLANS Page 2 of 2