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HomeMy WebLinkAboutResolution - 2010-R0525 - Chipotle Mexican Grill Public Improvement Funding Via TIF - 10/28/2010Resolution No. 2010-RO525 October 28, 2010 Item No. 5.1.3 RESOLUTION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: THAT the Mayor of the City of Lubbock BE and is hereby authorized and directed to execute for and on behalf of the City of Lubbock an Agreement between the City of Lubbock and Chipotle's Mexican Grill, Inc. regarding the funding of public improvements in Phase One, Project 92254A of the Project Plan for the North Overton Tax Increment Finance Reinvestment Zone, as amended. Said Agreement is attached hereto and incorporated in this Resolution as if fully set forth herein and shall be included in the minutes of the Council. I Passed by the City Council on ATTEST: Rebe ca Garza, City Secreta APPR VEDAS CONTENT: Rob All son, ss>s Manager Development Services APPROVED AS TO FORM: Linda L. Chamales, Economic Development Attorney City Att ; Linda: Res -NO TIF Dev.Agmt- Chipotle's October 6, 2010 October 28 , 2010. TOM MARTIN, MAYOR Resolution No. 2010-RO525 DEVELOPER PARTICIPATION AGREEMENT BETWEEN THE CITY OF LUBBOCK AND CHIPOTLE MEXICAN GRILL, INC. STATE OF TEXAS § COUNTY OF LUBBOCK § This agreement is between the City of Lubbock, a Texas municipal corporation (hereinafter called "City") and Chipotle Mexican Grill, Inc., a Delaware corporation (hereinafter called "Developer"). WHEREAS, the City recognizes the importance of its continued role in local economic development; and WHEREAS, the City, upon receipt of a petition requesting creation of a tax increment financing district from the owners of more than 50 per cent of the appraised value of the area, adopted Ordinance No. 2002-029, March 14, 2002, establishing the North Overton Tax Increment Financing Reinvestment Zone in accordance with the provisions of the Tax Increment Financing Act, V.T.C.A. Tax Code, Chapter 311 (the "Act"); and WHEREAS, in accordance with the Act, the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone has prepared a Project Plan (the "Project Plan") and a Financing Plan (the "Financing Plan"), and the City, in accordance with the Act and after making all findings required by the Act, has adopted an ordinance approving the plans and amendments to these Plans; and WHEREAS, the Act authorizes the expenditure of funds derived within a reinvestment zone, whether from bond proceeds or other funds, for the payment of expenditures made and monetary obligations incurred by a municipality consistent with the project plan of the reinvestment zone, which expenditures and monetary obligations constitute project costs, as defined in the Act ("Project Costs"); and WHEREAS, Developer, pursuant to a Ground Lease Agreement dated July 15, 2010, has acquired the right to construct improvements on certain real property situated within the North Overton Tax Increment Financing Reinvestment Zone (the "TIF District") located between University Avenue and Avenue X and between Glenna Goodacre Blvd. and 9th Street identified with crosshatching on the map attached hereto and marked "Exhibit A" (the "Project Property"); and WHEREAS, Developer intends to develop on the Project Property, a Chipotle Mexican Grill (the "Developer's Project"), substantially in accordance with the design which is attached hereto and marked "Exhibit B"; and {00597482 / 1 }Developer Agreement- City / Chipotle Mexican Grill, Inc., Project 92254A WHEREAS, The City, after due and careful consideration, has concluded that the redevelopment of the Project as a portion of the TIF District as provided herein and in the Project Plan will further the growth of the City, facilitate the redevelopment of the entire TIF District, improve the environment of the City, increase the assessed valuation of the real estate situated within the City, foster increased economic activity within the City, increase employment opportunities within the City, upgrade public infrastructure within the TIF District, and otherwise be in the best interests of the City by furthering the health, safety, and welfare of its residents and taxpayers, and that entering into this Agreement is necessary and convenient to implement the Plans and achieve their purposes; and WHEREAS, the City is desirous of having Developer undertake the Project in order to serve the needs of the City and in order to produce increased tax revenues for the various taxing units authorized to levy taxes on real property within the TIF District and the City and, in order to stimulate and induce the redevelopment of the TIF District, the City has agreed to participate by dedicating and pledging the use of revenue in the Tax Increment Fund to finance certain Project Costs, all in accordance with the terms and provisions of the Act, with the guidelines set up by the City to be followed in City/Developer participation agreements, and with the terms of this particular Agreement; and WHEREAS, the Developer desires agrees to participate in the construction reconstruction, street lighting, landscaping, water replacement and relocation; to have the City participate and the City of Public Improvements such as street street furniture, sidewalks, and water/waste NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and agreements herein, the Parties agree as follows: ARTICLE I. RECITALS AND EXHIBITS PART OF AGREEMENT 1.1 The representations, covenants and recitations set forth in the foregoing recitals are material to this Agreement and are hereby incorporated into and made a part of this Agreement as though they were fully set forth in this Article I. Exhibits A, B, C, D, E, F, G, H and I attached hereto are incorporated into this Agreement as if fully set forth herein. ARTICLE II. DEVELOPMENT PLAN — NORTH OVERTON 2.1 Developer, pursuant to a Ground Lease Agreement dated July 15, 2010, has acquired the right to construct improvements on the Property situated within the North Overton Tax Increment Financing Reinvestment Zone and intends to develop the property known as a Chipotle Mexican Grill (the "Developer's Project"), in accordance with the map and design which are attached and marked "Exhibit A" and "Exhibit B," and in accordance Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A (00597482/ 1 }2 with the Project and Finance Plans, as amended and adopted by the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone which are also attached and marked "Exhibit C" ARTICLE III. DEFINITIONS 3.1 "Parkway" is herein defined as any part of the public right-of-way lying between the curb or grade line of any public street and the abutting private property line. 3.2 "Hardscape" is herein defined as the hard surface portion of the landscaping in the parkway such as stone, concrete, brick or other approved surface under the Design Guidelines as set forth in Exhibit F. It is assumed by the parties that hardscape represents forty per cent (40%) of the total cost of landscaping in the parkway. 3.3 "Softscape" is herein defined as plant materials, ground preparation, pedestrian lighting, street furniture, and trash receptacles. It is assumed by the parties that softscape represents sixty per cent (60%) of the total cost of landscaping in the parkway. ARTICLE IV. CITY PARTICIPATION 4.1 In accordance with Phase One, Project 92254A of the Project Plan recommended by the Board of Directors of the North Overton District Tax Increment Finance Reinvestment Zone and approved by the City Council of the City of Lubbock, and in accordance with the City of Lubbock Redevelopment Policies and Tax Increment Finance Policies, the City agrees to dedicate and pledge the use of revenue in the Tax Increment Fund to directly participate in the cost of the Public Improvements as shown in the attached "Exhibit D," entitled "Chipotle Mexican Grill, Inc., Direct City Participation and TIF Funding, Phase One, Project 92254A". 4.2 This Agreement shall authorize funding only for Phase One, Project 92254A. Participation shall be based on actual construction costs incurred by the City or verified by the City upon application and certification by Developer. In the event that the actual costs of the individual Direct City Participation items are less than the amounts shown in Exhibit D, then the City will utilize the "savings" (in its sole discretion) to increase any other individual Direct City Participation element, if needed to provide sufficient funding for the Direct City Participation in other project element or elements. City also reserves the right to reallocate the "savings" for projects in a subsequent phase of the Project. Direct City Participation in Phase One, Project 92254A, shall be limited to the total amount approved Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 }3 by the City Council for Phase One, Project 92254A of the Project Plan, which is $43,485.00. 4.3 The City shall review the Developer's cost estimates in order to deter undue loading of costs, collusion or fraud prior to approval of payment of the Direct City Participation. The City may, at its discretion, pay any increases in the actual cost of a public improvement over its estimated cost, provided funds are available. However, unless the North Overton TIF project and financial plans and this document are amended to so provide, in no case shall the City ever be liable for any amount above and beyond a total of $43,485.00, the agreed payment of the City's share of the public improvements contained herein. Nothing in this Agreement shall be construed to require City to approve reimbursements from any source of City funds other than the Tax Increment Fund. 4.4 Increases in the scope of the project beyond that contemplated by the plans and budget within this document shall be paid by the party requesting the increase in scope. 4.5 The City anticipates issuing debt to reimburse the Developer and costs advanced by City for project costs authorized pursuant to this Article. The reimbursement will be paid from the proceeds of debt issued by the City. 4.6 City agrees to make available to the Developer for inspection all of its books and records related to the Public Improvements constructed for the Project and to allow Developer access to the Public Improvement site during the construction for the purpose of periodic inspection of the construction work. City agrees, when applicable, to follow the Design Guidelines, including the Landscape Plan attached hereto as Exhibit F. 4.7 City shall provide the Developer copies of contracts denoting costs for engineering services directly related to the final engineering for development of Public Improvement construction plans and specifications. 4.8 For those Public Improvements in the Project constructed by City, City agrees to submit the Public Improvements to competitive sealed bids and agrees to award the contract to construct the Public Improvements to the lowest responsible bidder. 4.9 City agrees to construct those projects listed in Exhibit D for which the participation is 100% and to reimburse Developer as agreed above for the remaining projects to the extent funds are available in Phase One, Project 92254A of the Project Plan. City and Developer may agree to allow Developer to do construction on the City's behalf for certain projects listed in Exhibit D. In order for City to reimburse Developer for construction and material costs for these projects, Developer shall provide Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1) 4 proof of completion and proof of payment in a form reasonably acceptable to the City. Procedures for reimbursement from the City are attached as Exhibit H. 4.10 The City and Developer shall cooperate and coordinate their activities with respect to the commencement and construction of the Public Improvements and the Project so that the commencement and construction of the Public Improvements shall occur at such times as are necessary to meet the construction time requirements of Developer for the Project. The parties agree to jointly prepare (and update from time to time as necessary) a construction schedule of the Public Improvements in order to help implement the parties' obligations. Such schedule, when completed, (and as updated) shall become Exhibit G to this Agreement. ARTICLE V. DEVELOPER OBLIGATIONS 5.1 In accordance with the plans in Exhibit B, as approved or amended by the Planning and Zoning Commission, and in accordance with Phase One, Project 92254A of the Project Plan, as amended and recommended by the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone and approved by the City Council of the City of Lubbock, the Developer agrees to construct and complete the Chipotle Mexican Grill to be located between Glenna Goodacre Blvd. and 9th Street and between University Avenue and Avenue X before January is t: , 201 1 . 5.2 In accordance with the map and design in Exhibits A and B and in accordance with Phase One, Project 92254A of the Project Plan, as amended and recommended by the Board of Directors of the North Overton Tax Increment Financing Reinvestment Zone and approved by the City Council of the City of Lubbock, the Developer agrees to construct and/or participate in the actual cost of construction of the Public Improvements and in the percentages as shown in the attached "Exhibit E." Prior to construction the plans and the contract shall be reviewed and approved by the City. Developer shall be responsible for construction of the hardscape and the irrigation in the Parkway in accordance with the Design Guidelines, including the Landscape Plan, attached as Exhibit F. It is acknowledged by the parties that the Design Guidelines require oversizing of these improvements in the right-of-way beyond those required elsewhere in the City. 5.3 Developer agrees to make available to the City for inspection all of its books and records related to the public improvements constructed for the project and to allow the City access to the Project during construction for the purpose of periodic inspection of the construction work. Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 }5 5.4 Developer shall provide City copies of contracts denoting costs for engineering services directly related to the final engineering for development of construction plans and specifications. Only engineering services directly related to final engineering shall be eligible for project cost reimbursement. 5.5 For those Public Improvements in the Project constructed by Developer in which there is Direct City Participation greater than thirty per cent of the total contract price (not including payment by the City for any oversizing of improvements required in the Design Guidelines), Developer agrees to submit the Public Improvements to competitive sealed bids and agrees to award the contract to construct the Public Improvements to the lowest responsible bidder in accordance with state law and city ordinances regarding public bids. On those items where there is Direct City Participation, City reserves the right to do the construction of the public improvement with contribution from Developer if it is more economical for the City to build than for Developer to do the construction. 5.6 Developer acknowledges that City will be issuing debt backed by revenue in the Tax Increment Fund to fund the public improvements referenced in the Agreement, and Developer therefore agrees that Developer shall not transfer its interest in the property located between 9th Street and Glenna Goodacre Blvd. and between University Avenue and Avenue X shall not be sold or transferred to any entity that does not pay property taxes for this property for a period of twenty years from the date of this Agreement. If, during the 20 -year period, Developer transfers its interest in the property to an entity that does not pay property taxes, Developer agrees to pay into the Tax Increment Fund a sum equal to the amount of increment that would have been generated by that property over the remainder of the twenty year period at the effective tax rate on the date of the sale. 5.7 Developer shall execute a performance bond for the construction of improvements to ensure completion of the project as required by Section 212.073 of the Texas Local Government Code. ARTICLE VI. FORCE MAJEURE 6.1 It is expressly understood and agreed by the parties to this Agreement that if the substantial completion of the construction of any improvements contemplated hereunder is delayed by reason of war, civil commotion, acts of God, inclement weather, governmental restrictions, regulations, or interferences, delays caused by the franchise utilities or their contractors, fire or other casualty, court injunction, necessary condemnation proceedings, acts of the other party, its affiliates/related entities and/or Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 6 their contractors, or any circumstances which are reasonably beyond the control of the party obligated or permitted under the terms of this Agreement to do or perform the same, regardless of whether any such circumstance is similar to any of those enumerated or not, the party so obligated shall be excused from performing during such period of delay, so that the time period applicable to the design or construction requirement shall be extended for a period of time equal to the period the party was delayed. ARTICLE VII. TERM 7.1 The term of this agreement shall begin on the date of execution and end upon the earlier of (a) the complete performance of all obligations and conditions precedent by parties to this Agreement; or (b) the expiration of the term of the North Overton Tax Increment Financing Reinvestment Zone; provided however, that the obligations of City to apply increment which has accrued during the term of the North Overton Tax Increment Financing Reinvestment Zone but which is not collected until subsequent to the expiration of the term toward unreimbursed Project Costs pursuant to this Agreement shall survive. ARTICLE VIII. INSURANCE 8.1 Developer agrees to obtain or cause its Contractors and/or subcontractors to obtain comprehensive liability insurance satisfactory to the City (including workers' compensation or a self-insurance plan in lieu thereof) as set forth in "Exhibit I" which names the City and the Board of Directors for the North Overton Tax Increment Finance District as additional insureds, due to any damage, injury, or death attributed to the Developer or its Contractors or subcontractors while completing the Public Improvements in which there is Direct City Participation. ARTICLE IX. INDEMNITY 9.1 Developer agrees to defend, indemnify and hold City, its officers, agents and employees, harmless against any and all claims, lawsuits, judgments, costs and expenses for personal injury (including death), property damage or other harm for which recovery of damages is sought that may arise out of or be occasioned by Developer's breach of any of the terms or provisions of this Agreement, or by any negligent act or omission of Developer, its officers, agents, associates, employees or subcontractors, in the performance of this Agreement; except that the indemnity provided for in this paragraph shall not apply to any liability resulting from the sole Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / i }7 negligence of City, its officers, agents, employees or separate contractors, and in the event of joint and concurrent negligence of both Developer and City, responsibility, if any, shall be apportioned comparatively in accordance with the laws of the State of Texas, without, however, waiving any governmental immunity available to City under Texas law and without waiving any defenses of the parties under Texas law. The provisions of this paragraph are solely for the benefit of the parties hereto and not intended to create or grant any rights, contractual or otherwise to any other person or entity. ARTICLE X. AUTHORITY TO BIND 10.1 The City represents and warrants to Developer that the City has full constitutional and lawful right, power, and authority, under currently applicable law to execute and deliver and perform the terms and obligations of this Agreement, and all necessary City proceedings, findings and actions. Accordingly, this Agreement constitutes the legal valid and binding obligation of the City, is enforceable in accordance with its terms and provisions and does not require the consent of any other governmental authority. 10.2 Developer hereby represents and warrants to the City that Developer has full lawful right, power and authority to execute and deliver and perform the terms and obligations of this Agreement and all of the foregoing have been or will be duly and validly authorized an approved by all necessary actions of Developer. Accordingly, this Agreement constitutes the legal, valid and binding obligation of Developer, and is enforceable in accordance with its terms and provisions. ARTICLE XI. DEFAULT 11.1 A default shall exist if any party fails to perform or observe any material covenant contained in this Agreement, or if the representation provided for in Article X is not true or correct. A party shall immediately notify the defaulting party in writing upon becoming aware of any change in the existence of any condition or event that would constitute a default by the defaulting party, or with the giving of notice or passage of time, or both would constitute a default by defaulting party under this Agreement. Such notice shall specify the nature and the period of existence thereof and what action if any, the notifying party requires with respect to curing the default. 11.2 If a default shall occur and continue, after thirty (30) days written notice to cure default, the non -defaulting party may, at its option, terminate this Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A f 0059748 / 1 } 8 Agreement or pursue any and all remedies it may be entitled to in accordance with Texas law, without the necessity of further notice to or demand upon the defaulting party. ARTICLE XII. FEDERAL FUNDING 12.1 The City represents and warrants to Developer that no federal funds or federally assisted project activities as administered by or under the control of the City are involved in this project at this time. City further agrees that it does not have any intention or plans to participate in the future in any federally assisted project activities in the North Overton Tax Increment Finance Reinvestment Zone. 12.2 Developer represents and warrants to City that Developer has no federal funds involved in this project at this time. Developer further agrees that it will not in the future participate in any federally assisted project activities in the North Overton Tax Increment Finance Zone. ARTICLE XIII. NOTICES 13.1 Any notice required by this Agreement shall be deemed to be properly served if deposited in the U.S. mails by certified letter, return receipt requested, addressed to the recipient at the recipient's address shown below, subject to the right of either part to designate a different address by notice given in the manner just described. 13.2 If intended for City notice shall be sent to: Assistant City Manager, Development Services City of Lubbock P.O. Box 2000 1625 13th Street Lubbock, Texas 79457 13.3 If intended for Developer, notice shall be sent to: Chipotle Mexican Grill, Inc. 1401 Wynkoop Street, Suite 500 Denver, CO 80202 Attn: Lease Administration, Store No. 42-1506 With a copy to: Messner & Reeves, LLC Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 9 1430 Wynkoop Street, Suite 300 Denver, CO 80202 Attn: Jason T. Moilanen ARTICLE XIV. VENUE AND GOVERNING LAW 14.1 This Agreement is performable in Lubbock County, Texas, and venue for any action arising out of this Agreement shall be exclusively in Lubbock County. 14.2 This Agreement shall be governed and construed in accordance with the laws of the State of Texas. ARTICLE XV. ATTORNEY FEES 15.1 Developer and City expressly agree that in the event of any litigation arising between the parties to this Agreement that the prevailing party in any such litigation shall be entitled to collect its attorneys fees and other legal expenses associated with such litigation, including without limitation fees of any expert witnesses. ARTICLE XVI. LEGAL CONSTRUCTION 16.1 In the event that any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision thereof and this Agreement shall be considered as if the invalid, illegal or unenforceable provision had never been contained in this Agreement. ARTICLE XVII. COUNTERPARTS 17.1 This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and constitute one and the same instrument. ARTICLE XVIII. SUCCESSORS AND ASSIGNS 18.1 The terms and conditions of this Agreement are binding upon the successors and assigns of all parties hereto. Provided, however, this Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 10 Agreement shall not be assigned by Developer without prior City Council approval, which approval shall not be unreasonably withheld. ARTICLE XIX. ENTIRE AGREEMENT 19.1 This Agreement embodies the complete agreement of the parties hereto as it relates to the Public Improvements in Phase One, Project 92254A, superseding all oral or written previous and contemporary agreements between the parties and relating to matters in this Agreement, and except as otherwise provided herein cannot be modified without written agreement of the parties to be attached to and made a part of this Agreement. EXECUTED in duplicate and effective as of the 28th day of October , 2010. CITY OF LUBBOCK CHIPgTL� MEXICAN GRILL, INC. TOM MARTIN, MAYOR Robert N. Blessi r. Chief Develw t Officer ATTEST: Rebe ca Garza, City Secret APPR VED TO CONTENT: Rob ison, A ity Manager Development Services APPROVED AS TO FORM: Linda Chamales, Economic Development Attorney Lc: city att/Linda/ Developer Participation Agreement-CHIPOTLES September 24, 2010 Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 1 } 11 EXHIBIT A .• Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 12 Resolution No. 2010-RO525 EXHIBIT A MAP F I � FJ TT � I a F �� I � � -1 FJ TT Li u I 1 1 1 P H p u' , I JE L_J LJ LL LJ L_J L__J LT 1J A. ly��n LJ LJ L__J L_J uulJ I— r E, E,El Eek �� ISI � � I� �I IEn��H�•� ���I I I I� "1 �•� �p��p� � N BE]L---- —J LJ L_)1 a 11 � E•El D]PEI 3"y _ 1„ 3'W3i1V 161 I F] E,1 E.9 a I� e 1 I I I II I E9P.] �.��•� E� L__ L_J L� L��LJL E•iE. Ld z- •���- o��Eo p p i "E. 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Following World War II, the growth of Texas Tech stimulated a need for student housing. This need was provided by many non -conforming apartments, converted garages, and subdivided houses, reducing home ownership considerably. Continued growth of Texas Tech encouraged development of apartment buildings, further destroying the stability of the area. By the 1980's, the City of Lubbock recognized the need to explore methods of stabilizing property values while allowing the area to develop to its fullest potential. The Overton North Study Committee was appointed to identify solutions to address the area's problems. The City retained RTKL in 1989 to prepare a Redevelopment Plan for Downtown Lubbock, which included the North Overton area. RTKL's plan identified many of the same issues as the Overton Study Committee and more particularly indicated that the City should develop creative public/private joint development opportunities and provide public improvements as incentives for development . In the late 1990's the McDougal Companies, a local developer, presented a plan to the City that would redevelop about 90% of the North Overton area. The developer petitioned the City to establish a Tax Increment Financing Reinvestment Zone (Zone) to provide the necessary public funds to finance the construction of public infrastructure. City staff, working with the developer, prepared a list of public infrastructure projects to stimulate and enhance the redevelopment of North Overton. It is expected that the planned expenditure of approximately $40.4 million for public infrastructure improvements within the Zone will result in future development/redevelopment which will increase the taxable value by approximately $373.9 million over the Zone's 30 -year life. As set forth in Section 311.011 of the Tax Increment Financing Act of the Tax Code, the Project Plan for the North Overton Area Tax Increment Finance Reinvestment Zone, Lubbock, Texas must and does include the following elements: 1. A map showing existing uses and conditions of real property in the Zone and a map showing proposed improvements to and proposed uses of the property. Attached as Exhibit A is a map showing existing uses of real property in the Zone and attached as Exhibit B is a map indicating locations of newly constructed or proposed public improvements in the Zone. City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 North Overton TIF Project Plan 2. Proposed changes of zoning ordinances, the master plan of the municipality, building codes, and other municipal ordinances. No changes have been made to the master plan of the municipality, building codes, or other ordinances. Zoning ordinances have been modified to provide architectural guidelines and special zoning considerations to provide for redevelopment of the North Overton area as a pedestrian -oriented, neo -traditional development. 3. A list of estimated non -project costs. Non -project costs within the Zone are those development costs not paid for by the Zone. These costs will include, but are not limited to, $387.3 million of new development. The detailed list of estimated non -project costs from 2004 through 2020 are included as Exhibit C. 4. A statement of a method of relocating persons to be displaced as a result of implementing the plan. In the process of developing and redeveloping the Zone, it is not contemplated there will be any involuntary relocations. However, it may be necessary to relocate individuals and businesses through voluntary buyout. In the event that this is required, the City or private developer will follow the procedures that would be used in the development or construction of other public or private improvements outside the Zone. City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 North Overton TIF Project Plan TIF Expense Phase I Street Reconstruction/resurfacing $ 7,266,431 A/E services, reconstruction, curb and gutter, and rotaries 1,891,005 Rotary Amenities 607,119 A/E services, landscaping, irrigation, lighting, and street furniture 11,480,000 Glenna Goodacre Boulevard 2,486,975 A/E services, replace curb and guttter, and right-of-way acquisition 40,378,635 Glenna Goodacre Boulevard Amenities 2,343,448 A/E services, landscaping, irrigation, lighting, and street furniture $ 38,214,234 Landscaping in the Parkway 6,218,703 A/E services, landscaping, irrigation, lighting, and street furniture Water and Wastewater 3,792,506 Replacement and relocation $ 3,795,000 Electric Utility - underground 1,891,005 Pioneer Park improvements 50,000 Overton Conference Center 11,480,000 Right of Way Acquisition 4,242,450 Phase I TIF Project Cost 40,378,635 Total amount of debt supported by TIF Revenue 40,378,635 Debt service interest expense 24,688,000 Total Phase I TIF Project Cost 65,066,635 Phase II (TIF revenues available after debt is paid) 21,893,000 Total TIF Project Cost 86,959,635 Administrative Cost 1,373,000 Total TIF Cost $ 88,332,635 Bond Issuance July 15, 2003 $ 3,795,000 August 15, 2005 9,290,000 April 15, 2006 6,307,749 August 15, 2007 4,111,341 January 17, 2008 11,805,000 May 23, 2008 1,943,758 April 8, 2009 961,386 Total Bond Issuance $ 38,214,234 City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Project Plan December 2009 Exhibit A — Existing Land Use US 82 MAMMA SHARP PR%VV ODACRE BLVD �I i'rH 5T ti 13TH WTH ST pr -1 7i 7 i.VmR. •.,ti Y SI•H syr m d rr11 sr F GLFXNA ■ 4TUST I(MI ST r JUT S1 x _ w M s. 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I . . . . . . . . . . . . . . . . . . . . . . , `yyO b V H on C •LI � a '� � V �l V L) � � � L y - y JI .fa it 4 Y u � �: a-aaa a xSS�u 'w'mm2� �=�� 'uyyi �a�P3'3a3 s'a ge'�EEe E� �ammmm6���8yoB;� n'g: 1 5 .< 3� m 3 c U C o Odd 0 0 0 0�& a A el d u u u u a a mmm «m�Q �xi5.ag<gQmamuuuuxuxzy b`€€a` aa`€�3 Y Y Nm • o n,..�.n .b� do.H NpA br o,� Z E N N N N N N N �' T T i. A N N N T A T � F F F F w w w F u W Resolution No. 2010-RO525 C11y Of *Iubbock Fifth Amended Finance Plan North Overton Tax Increment Financing Reinvestment Zone Lubbock, Texas December 2009 City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 The Financing Plan provides information on the projected impact that the North Overton Tax Increment Financing Reinvestment Zone (Zone) could have on the property illustrated in Appendix A. It also describes how that impact could be utilized to enhance the area and region through leveraging the resources of each entity that participate in the project. Below is a summary of the Financing Plan items required by law: 1. A detailed list describing the estimated project costs of the zone, including administrative costs. The total project costs over the life of the zone will be approximately $62.3 million, not including interest payments on debt service. The detailed list of projects is included in Appendix B. 2. A statement listing the kind, number, and location of all proposed public works or public improvements in the zone. • Capital costs, including the actual costs of the acquisition and construction of public works, public improvements, new buildings, structures, and fixtures; the actual costs of the acquisition, demolition, alteration, remodeling, repair, or reconstruction of existing buildings, structures, and fixtures; and the actual costs of the acquisition of land and equipment and the clearing and grading of land; • Financing costs, including all interest paid to holders of evidences of indebtedness or other obligations issued to pay for project costs and any premium paid over the principal amount of the obligations because of the redemption of the obligations before maturity; • Any real property assembly costs; • Professional service costs, including those incurred for architectural, planning, engineering, and legal advice and services; • Any relocation costs; • Organizational costs, including costs of conducting environmental impact studies or other studies, the cost of publicizing the creation of the Zone, and the cost of implementing the project plan for the Zone; • Interest before, during and after construction, whether or not capitalized; • The amount of any contributions made by the municipality from general revenue for the implementation of the project plan; 2 City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 • Imputed administrative costs, including reasonable charges for the time spent by employees of the municipality in connection with the implementation of a project plan; • The cost of operating the Zone and project facilities; and • Payments made at the discretion of the governing body of the municipality that the municipality finds necessary or convenient to the creation of the Zone or to the implementation of the project plans for the Zone. • All public improvements or public works projects will be in the area shown on the map in Appendix A. 3. Economic Feasibilty Study. • An economic feasibility study has been completed and is included as a part of this Financing Plan as Appendix C. 4. The estimated amount of bonded indebtedness to be incurred. • The debt capacity produced from the estimated tax increment should yield approximately $40.4 million in funding capacity. 5. The time when related costs or monetary obligations are to be incurred. • Related costs and monetary obligations have been incurred with each bond issue, beginning with the first bond issuance in FY 2005. 6. A description of the methods of financing all estimated project costs and the expected sources of revenue to finance or pay project costs including the percentage of tax increment to be derived from the property taxes of each taxing unit on real property in the Zone. • Project costs will be financed using certificates of obligation with the revenue source provided by tax increment funds received, hotel/motel taxes, and revenues generated by contractual agreements within the Zone. The percentage of tax increment to be derived from the property taxes of each taxing unit participating in the Zone is 100%. 3 City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 7. The current total appraised value of taxable real property in the Zone. • The appraised value of the taxable real property in the Zone that the Lubbock Central Appraisal District certified in July 2002 was $26,940,604. This amount is the base value for the district in calculating future increments. The current appraised value according to the 2009 certified TIF roll is $279,910,784. City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 8. The estimated appraised value of the improvements in the Zone during each year of existence. • The estimated appraised value of the improvements in the Zone per year is listed in the following table: s New Estimated Development Total Adjusted Tax Demolitions Assessed Value Assessed Value Year ($ thousands) ($ thousands) ($ thousands) 2002 $ - - - 2003 (2,019) 12,406 10,387 2004 (12,395) 21,632 9,237 2005 (2,362) 99,842 97,480 2006 - 41,397 41,397 2007 - 6,860 6,860 2008 - 17,618 17,618 2009 - 69,990 69,990 2010 - 17,221 17,221 2011 - 4,847 4,847 2012 - 37,690 37,690 2013 - 30,453 30,453 2014 - 4,051 4,051 2015 - 5,740 5,740 2016 - 6,306 6,306 2017 - 5,400 5,400 2018 - 5,400 5,400 2019 - 2,520 2,520 2020 - 1,260 1,260 2021 - - - 2022 - - - 2023 - - - 2024 - - - 2025 - - - 2026 - - - 2027 - - - 2028 - - - 2029 - - - 2030 - - - 2031 - - - TOTAL $ (16,776) 390,633 373,858 s City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 9. The estimated annual incremental funds available from development and redevelopment in the Zone are listed in the following table. • Revenue is shown in fiscal year that it is collected. '2005 Bonds were issued with a premium of 5245,720. The par amount issued was 59,290,000, with bond proceeds of 59,535,720. °2006 Bonds were issued with a premium of 5166,813. The paramount issued was 56,307,749, with bond proceeds of 56,474,562. '2007 Bonds were issued with a premium of 569,796. The paramount issued was 54,111,341, with bond proceeds of 54,181,055. 2008 Taxable Bonds were issued at a paramount of Sl 1,805,000, with bond proceeds of 511,400,000. '2008 Bonds were issued with a premium of 587,709. The paramount issued was 51,943,758, with bond proceeds of 52,031,467. r2009 Bonds were issued with a premium of 527,597. The paramount issued was $961,386, with bond proceeds of 5988,983. 6Based on projected tax rates of City -$0.4464; County -$0.329458; Hospital -$0.12084; and Water Disrict- $0.00794. Calculation: Incremental value / 100 X tax rate X collection rate. 10. The duration of the zone: The duration of the zone is 30 years. Estimated Estimated Annual Tax Annual Annual Revenue Annual Hotel Motel Total Tax Adjusted Captured Cumulative Captured Increment Interest Revenue Conference Ctr. Tax Revenues Revenues Year Volue(S thousands) Value (S thousands) (S thousands)" (S thousands)" (S thousands)' (S thousands)" (S thousands)" 2002 S - - 2003 10,387 10,387 - - - 2004 9,237 19,625 96 0 96 2005 97,480 117,105 176 2 178 2006 41,397 158,501 933 468 1,402 2007 6,860 165,362 1,289 600 1.889 2008 17,618 182,980 1,455 555 - 2,010 2009 69,990 252,970 1,583 25 11 81 1,700 2010 17,221 270,191 2,216 17 66 323 2,621 2011 4,847 275,038 2,367 (3) 66 323 2,751 2012 37,690 312,728 2,409 (35) 66 323 2,762 2013 30,453 343,181 2,739 4 131 323 3,196 2014 4,051 347,232 3,006 5 131 323 3,464 2015 5,740 352,972 3,041 6 131 323 3,501 2016 6,306 359,278 3,092 10 131 323 3,555 2017 5,400 364,678 3,147 14 131 323 3,614 2018 5,400 370,078 3,193 20 131 323 3,666 2019 2,520 372,598 3,241 27 131 323 3,722 2020 1,260 373,858 3,263 34 131 323 3,751 2021 - 373,858 3,275 42 131 323 3,770 2022 373,858 3,275 50 131 323 3,778 2023 373,858 3,275 58 131 323 3,786 2024 373,858 3,275 61 131 309 3,776 2025 373,858 3,275 69 131 - 3,474 2026 373,858 3,275 91 131 3,496 2027 373,858 3,275 124 131 3,530 2028 373,858 3,275 186 131 3,591 2029 373,858 3,275 252 131 3,657 2030 373,858 3,275 321 131 3,727 2031 373,858 3,275 396 131 3,801 2032 - 3,275 471 131 3,876 Total7g3 • Revenue is shown in fiscal year that it is collected. '2005 Bonds were issued with a premium of 5245,720. The par amount issued was 59,290,000, with bond proceeds of 59,535,720. °2006 Bonds were issued with a premium of 5166,813. The paramount issued was 56,307,749, with bond proceeds of 56,474,562. '2007 Bonds were issued with a premium of 569,796. The paramount issued was 54,111,341, with bond proceeds of 54,181,055. 2008 Taxable Bonds were issued at a paramount of Sl 1,805,000, with bond proceeds of 511,400,000. '2008 Bonds were issued with a premium of 587,709. The paramount issued was 51,943,758, with bond proceeds of 52,031,467. r2009 Bonds were issued with a premium of 527,597. The paramount issued was $961,386, with bond proceeds of 5988,983. 6Based on projected tax rates of City -$0.4464; County -$0.329458; Hospital -$0.12084; and Water Disrict- $0.00794. Calculation: Incremental value / 100 X tax rate X collection rate. 10. The duration of the zone: The duration of the zone is 30 years. City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 Appendix A Appendix A City of Lubbock, TX North Overton Tax Increment Financing Reinvestment Zone Fifth Amended Finance Plan December 2009 Appendix B — North Overton TIF Project Costs TIF Expense Phase I Street Reconstruction/resurfacing $ 7,266,431 A/E services, reconstruction, curb and gutter, and rotaries Rotary Amenities 607,119 A/E services, landscaping, irrigation, lighting, and street furniture Glenna Goodacre Boulevard 2,486,975 A/E services, replace curb and guttter, and right-of-way acquisition Glenna Goodacre Boulevard Amenities 2,343,448 A/E services, landscaping, irrigation, lighting, and street furniture Landscaping in the Parkway 6,218,703 A/E services, landscaping, irrigation, lighting, and street furniture Water and Wastewater 3,792,506 Replacement and relocation $ 3,795,000 Electric Utility - underground 1,891,005 Pioneer Park improvements 50,000 Overton Conference Center 11,480,000 Right of Way Acquisition 4,242,450 Phase I TIF Project Cost 40,378,635 Total amount of debt supported by TIF Revenue 40,378,635 Debt service interest expense 24,688,000 Total Phase I TIF Project Cost 65,066,635 Phase II (TIF revenues available after debt is paid) 21,893,000 Total TIF Project Cost 86,959,635 Administrative Cost 1,373,000 Total TIF Cost $ 88,332,635 Bond Issuance July 15, 2003 $ 3,795,000 August 15, 2005 9,290,000 April 15, 2006 6,307,749 August 15, 2007 4,111,341 January 17, 2008 11,805,000 May 23, 2008 1,943,758 April 8, 2009 961,386 Total Bond Issuance $ 38,214,234 Appendix B EXHIBIT D CHIPOTLE MEXICAN GRILL, INC. DIRECT CITY PARTICIPATION AND TIF FUNDING PHASE ONE, PROJECT 92254A Project % Participation Cost Estimate Landscaping in the Parkway 100% $33,735.00 Softscape A/E services Adjacent to Ave. X & University Avenue, 9th St., & Glenna Goodacre Blvd. ROW Landscaping (common area) 100% $ 9,750.00 Total $ 43,485.00 Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 15 EXHIBIT E CHIPOTLE MEXICAN GRILL, INC. DEVELOPER PARTICIPATION PHASE ONE, PROJECT 92254A Project % Participation Cost Estimate Landscaping in the Parkway 100% $20,760.00 Hardscape (concrete, pavers, irrigation) Adjacent to Ave. X & University Avenue, 9th St., & Glenna Goodacre Blvd. Total $20,760.00 Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 16 EXHIBIT F DESIGN GUIDELINES Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 17 im-x4*g- r7l AV �j:�46 IMF-., -A107 Ali" wl�- 22 216 "RO cog PR MM I ku WANN Of Rios .261 9R LU IL Arl lift C4 M f A dog 4 toPl- 4,WF� tu —J� -u 'wa Si cz J—u TV :-74 OM A' X31 A Via huouno F� L I'll WOO; I il 'J'iw -u -1md -p;w �f �I ' I � � 1 �� fT�',' ,,y� 1" '-.�^,�e"�, [. f• i - ` ate' - T� ,i •r} �, i � .-� - ✓�f EY fK" Li '175 tu tu C.7 ;17,A 42 dk - ---V "D � m 65 ZP !ft " M a O llm p W 5 � O O V Z L •. 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Q. �- N �= E i`Q a X 7 7 O cQ co cC C O O O 7 G N O > N m fm co m LL C� 2 Y J Z CL U) U U 11. a H r r LO LO CO CO M O O N N N N N N N M M M M M c c c c c c c c c c c c 0 0 0 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U co cn co co Cl) co cn co co co co cn n N :1 A d c 0 Z N 0 U }; UN E y �v 0 W 0 Cn W 00 U s y Ca U �± V n � N .0 0 O Z -� Ca CD uu Q cu rna) W N cu � U 0 r r LO LO CO CO M O O N N N N N N N M M M M M c c c c c c c c c c c c 0 0 0 0 0 0 0 0 0 0 0 0 U U U U U U U U U U U U co cn co co Cl) co cn co co co co cn n N :1 A d EXHIBIT G CONSTRUCTION SCHEDULE (To be prepared jointly) Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 /1)18 EXHIBIT H PROCEDURES FOR REIMBURSEMENT FROM CITY I. Landscaping, The City of Lubbock will reimburse the Developer for a portion of the landscaping in the right-of-way in the North Overton TIF if the following rules/procedures are met. This reimbursement will be as follows: 40%: standard or minimum requirement — Developer portion 60%: oversized improvements — City will reimburse up to the maximum in the Developer Participation Agreement. Procedure 1. A Developer Participation Agreement must be executed between the developer/owner and the City of Lubbock 2. A site plan of the landscaping must be submitted to the City of Lubbock to be reviewed and approved. 3. The Developer must provide proof of a bid for the landscaping improvements in the right-of-way. 4. The landscaping in the right-of-way must be bid separately from other items. 5. The Developer must provide proof of the completion of the landscaping in the right-of-way and proof of payment. 6. The City of Lubbock reserves the right to inspect the work, with a plan on file. 7. If the plan is changed at any time during construction, the plan must be resubmitted to the City of Lubbock for approval. 8. The Developer must submit backup for the reimbursement of the City's portion of the landscaping in the right-of-way in a format that is approved by the City of Lubbock. 9. The City will pay to Developer a maximum of 15% of the total bid for construction management fees. II. Street Reconstruction/Resurfacing. The City of Lubbock will reimburse the Developer for construction of the streets listed in Exhibit D and Exhibit E, if any, up to the maximum participation under the terms of this Agreement. Procedure 1. All work must be bid out according to the City of Lubbock public works bidding requirements. 2. Public Works engineering must approve all engineering plans and specifications before construction is bid. 3. Public Works Engineering must be involved in the review of the bids. Bids must be in acceptable ranges of recent bid prices, or the bid will not be approved. Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 } 19 4. Public Works Engineering will inspect the ongoing construction. The Contractor and/or Developer will be responsible for notification of street construction as it progresses. 5. Reimbursement will be approved once the following has been done: a. Documentation has been provided to the City of Lubbock showing all Bidding requirements were followed and have been met; and b. Documentation has been provided to the City of Lubbock showing proof of payment for the construction. c. Monthly Draws (1) On or before the tenth day of each month, the Developer shall submit to the City an application for partial payment. (2) City shall review said application for partial payment submitted, and the progress of the work made by the Developer and if found to be in order, shall prepare a certificate for partial payment showing as completely as practical the total value of the work done by the Developer up to and including the last day of the preceding month. (3) City shall then pay the Developer on or before the twentieth day of the current month the total amount of the City Certificate of Partial Payment less 10% of the amount thereof, which 10% shall be retained until final payment, and further less all previous payments and all further sums that may be retained by City under the terms of this agreement. (4) Any partial payment made hereunder shall not constitute a waiver by the City of any and all other rights to enforce the express terms of the Developer Participation Agreement and all remedies provided therein, as to any and all work performed . (5) Release of retainage will be made once the improvements have passed inspection by the Public Works Engineering Department and final acceptance of the improvements has been issued. 6. City will pay to Developer a maximum of 5% of the total bid price for construction management fees. Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 }20 Resolution No. 2010-RO525 EXHIBIT I INSURANCE REQUIREMENTS Developer or contractor shall carry and maintain insurance at all times that this Agreement is in effect, at Developer's sole expense and with an underwriter authorized to do business in the State of Texas against claims of general liability, automobile liability, and workers' compensation resulting from Developer's activities under this Developer Participation Agreement. General Liability Insurance: Developer will carry and maintain General Liability Insurance for the protection of the City, naming City as an additional insured on a primary, not excess basis, with completed operations and XCU endorsement, heavy equipment coverage, and insuring against all claims, losses, costs and expenses arising out of injuries to persons whether or not employed by the Developer, damage to property whether resulting from acts or omissions, negligence or otherwise of the Developer or any of its agents, employees, or other persons, and growing out of the construction of the Public Improvements, such policies to provide not less than one million dollars ($1,000,000.00) for Combined Single Limit General Liability Insurance. Automobile Liability Insurance: Developer will carry and maintain Automobile Liability Insurance in the amount of five hundred thousand dollars ($500,000.00), naming the City as an additional insured on a primary, not excess basis. Workers' Compensation Insurance: Developer shall elect to obtain workers' compensation coverage pursuant to Section 406.002 of the Texas Labor Code. Further, Developer shall maintain said coverage throughout the term of this Agreement and shall comply with all provisions of Title 5 of the Texas Labor Code to ensure that the Developer maintains said coverage. Any termination of workers' compensation insurance coverage by Developer or any cancellation or nonrenewal of workers' compensation insurance coverage for the Developer shall be a material breach of this Agreement. The above policy shall include a waiver of subrogation in favor of the City. Developer Agreement — City /Chipotle Mexican Grill, Inc., Project 92254A {00597482 / 1 }21