HomeMy WebLinkAboutResolution - 2016-R0342 - Developer Participation Agreement - Haven Campus Communities - North Overton TIF - 09/22/2016Resolution No. 2016-RO342
Item No. 7.12
September 22. 2016
RESOLUTION
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK:
THAT the Mayor of the City of Lubbock is hereby authorized and directed to execute for
and on behalf of the City of Lubbock, a Developer Participation Agreement for the
construction of public improvements within the North Overton Tax Increment Financing
Reinvestment Zone, by and between the City of Lubbock and Haven Campus Communities
– Lubbock, LLC, of Atlanta, Georgia, and related documents. Said Developer Participation
Agreement is attached hereto and incorporated in this resolution as if fully set forth herein
and shall be included in the minutes of the City Council.
Passed by the City Council on September 22, 2016
�j -
DANIEL M. POPE, MAYOR
ATTEST:
Rebcca Garza, City ecretry
APPROVED AS TO CONTENT:
.m Vi 'm �/
APPROVED AS TO FORM:
Justin P uitt Assistt City 2Attorjne—y—
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RES. Agreement - Haven Campus Communities - Lubbock. LLC North Overton TIF Improvements
August 29, 2016
Resolution No. 2016-RO342
DEVELOPER PARTICIPATION AGREEMENT BETWEEN
THE CITY OF LUBBOCK AND HAVEN CAMPUS COMMUNITIES
This Developer Participation Agreement (the "Agreement") is between the City of
Lubbock, a Texas Municipal Corporation (the "City"), and Haven Campus Communities
— Lubbock, LLC, a Foreign Limited Liability Company (the "Developer").
WHEREAS, the City recognizes the importance of its continued role in local economic
development;
WHEREAS, the City, upon receipt of a petition requesting creation of a tax increment
financing district from the owners of more than fifty per cent (50%) of the appraised value
of the area, adopted Ordinance No. 2002-029, March 14, 2002, establishing the North
Overton Tax Increment Financing Reinvestment Zone (the "TIF District") in accordance
with the provisions of the Tax Increment Financing Act, V.T.C.A. Tax Code, Chapter 311
(the "Act");
WHEREAS, in accordance with the Act, the Board of Directors of the TIF District has
prepared a Project Plan (the "Project Plan") and a Financing Plan (the "Financing Plan")
(referred to collectively as the "Plans"), 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;
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
TIF District, which expenditures and monetary obligations constitute project costs, as
defined in the Act ("Project Costs");
WHEREAS, the Developer has acquired certain real property situated within the TIF
District, located between Avenue S and Avenue R, and between Glenna Goodacre Blvd
and the alley between I 01 Street and Main Street, identified with crosshatching on the map
attached hereto and marked "Exhibit A" (the "Project Property"); and
WHEREAS, the Developer intends to develop 18Nineteen (the "Project") on the Project
Property, substantially in accordance with the design which is attached hereto and marked
"Exhibit B"; and
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,
Developer Participation Agreement— City of Lubbock & 18Nineteen, Project 922541 Page 1
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;
WHEREAS, the City desires the Developer to 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, has agreed to participate by
dedicating and pledging the use of funds available to the TIF District 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 Developer Participation Agreements, and
with the terms of this particular Agreement;
WHEREAS, the Developer desires to have the City participate and the City agrees to
participate in the construction of certain public improvements such as street lighting,
landscaping, street furniture, and sidewalks to enhance the Project (the "Public
Improvements"); and
NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and
agreements herein, the Parties agree as follows:
AGREEMENT
ARTICLE I. RECITALS AND EXHIBITS PART OF THE AGREEMENT
The representations, covenants, and recitations set forth in the foregoing recitals and in the
Exhibits attached hereto are incorporated into this Agreement as if fully set forth herein.
ARTICLE II. DEVELOPMENT PLAN — NORTH OVERTON
The Developer has acquired the Project Property situated within the TIF District and
intends to develop the Project in accordance with the map and design which are attached
and marked "Exhibits A and B," and in accordance with the Plans, as amended and adopted
by the Board of Directors of the TIF District which are also attached and marked "Exhibit
C" herein.
ARTICLE III. DEFINITIONS
A. "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.
B. "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.
C. "Softscape" is herein defined as plant materials, ground preparation, pedestrian
lighting, street furniture, and trash receptacles.
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 2
ARTICLE IV. CITY PARTICIPATION
A. In accordance with Project 922541 of the Project Plan recommended by the Board of
Directors of the TIF District and approved by the City Council of the City, and in
accordance with City Redevelopment Policies and Tax Increment Finance Policies, the
City agrees to dedicate and pledge the use of funds available to the TIF District to
directly participate in the cost of the Public Improvements as shown in the attached
"Exhibit D."
B. This Agreement shall authorize funding only for Project 922541. Participation shall be
based on actual construction costs incurred by the City or verified by the City upon
application and certification by the Developer. The City's participation in Project
922541 shall be limited to the total amount approved by the City Council for Project
922541 of the Project Plan, which is $322,155 (the "Direct City Participation"). 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. The City also reserves the right to reallocate the "savings" for projects in
a subsequent phase of the Project.
C. 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
this Agreement is amended to so provide, in no case shall the City ever be liable for
any amount above and beyond the Direct City Participation. Nothing in this Agreement
shall be construed to require City to approve reimbursements from any source of City
funds other than the funds available to the TIF District.
D. Increases in the scope of the project beyond that contemplated by the Plans and budget
within this Agreement shall be paid by the party requesting the increase in scope.
E. The City may issue debt to reimburse the Developer and costs advanced by the City for
project costs authorized pursuant to this Article. The reimbursement may be paid from
the proceeds of debt issued by the City.
F. The 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 the
Developer access to the Project site during the construction of the Project for the
purpose of periodic inspection of the work. The City agrees, when applicable, to follow
the Design Guidelines, including the Landscape Plan attached hereto as Exhibit F.
G. The 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.
Developer Participation Agreement — City of Lubbock & Mineteen, Project 922541 Page 3
H. For those Public Improvements in the Project constructed by the City, the 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.
I. The City agrees to construct those projects listed in Exhibit D for which the
participation is one hundred percent (100%) and to reimburse the Developer as agreed
above for the remaining projects to the extent funds are available in Project 92254I of
the Project Plan. The City and Developer may agree to allow the Developer to do
construction on the City's behalf for certain projects listed in Exhibit D. In order for
the City to reimburse the Developer for the construction and material costs for these
projects, the Developer shall provide proof of completion and proof of payment in a
form acceptable to the City. Procedures for reimbursement from the City are attached
hereto as Exhibit H.
J. The City and the 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 the 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
A. In accordance with the plans in Exhibit B, as approved or amended by the Planning and
Zoning Commission, and in accordance with Project 92254I of the Project Plan, as
amended and recommended by the Board of Directors of the TIF Districf and approved
by the City Council of the City, the Developer agrees to construct and complete the
Project, within eighteen (l 8) months of the execution of this Agreement by the Mayor.
B. In accordance with the map and design in Exhibits A and B, and in accordance with
Project 922541 of the Project Plan, as amended and recommended by the Board of
Directors of the TIF District and approved by the City Council of the City, the
Developer agrees to construct and 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 Agreement shall be reviewed and approved by
the City. The Developer shall be responsible for construction of the Public
Improvements 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, as shown in in the attached Exhibit J.
C. The 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 Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 4
D. 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.
E. For those Public Improvements in the Project constructed by the Developer in which
there is Direct City Participation greater than thirty per cent (30%) of the total cost of
the Project (not including payment by the City for any oversizing of improvements
required in the Design Guidelines), the 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, the City reserves the right to perform the construction of the Public
Improvement with contribution from the Developer if it is more economical for the
City, rather than for Developer, to perform the construction.
F. The Developer acknowledges that the City has issued and may be issuing additional
debt backed by revenue available to the TIF District to fund the Public Improvements
referenced in this Agreement. The Developer therefore agrees that the Project shall not
be sold or transferred to any entity that does not pay property taxes for this property for
a period of twenty (20) years from the date of this Agreement. If, during the twenty
year period, the property is sold to an entity that does not pay property taxes, the
Developer agrees to pay into the funds available to the TIF District 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.
G. The Developer shall execute a performance bond for the construction of the Project to
ensure completion of the Project as required by Section 212.073 of the Texas Local
Government Code.
ARTICLE VI. FORCE MAJEURE
It is expressly understood and agreed by the Parties to this Agreement that if the substantial
completion of the construction 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, any casualty,
court injunction, necessary condemnation proceedings, acts of the other Party or its
affiliates, 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.
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 5
ARTICLE VII. TERM
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 the Parties
to this Agreement; or, (b) the expiration of the term of the TIF District, provided however,
that the obligations of the City to apply the increment which has accrued during the term
of the TIF District, 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
The Developer agrees to obtain or cause its contractors and 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 TIF District as additional insureds, due
to any damage, injury, or death attributed to the Developer or its contractors and
subcontractors while completing the Public Improvements in which there is Direct City
Participation.
ARTICLE IX. INDEMNITY
THE DEVELOPER AGREES TO DEFEND, INDEMNIFY, AND HOLD THE 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 THE DEVELOPER'S BREACH OF ANY OF
THE TERMS OR PROVISIONS OF THIS AGREEMENT, OR BY ANY NEGLIGENT ACT OR
OMISSION OF THE 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 NEGLIGENCE OF THE CITY, ITS OFFICERS, AGENTS,
EMPLOYEES, OR SEPARATE CONTRACTORS, AND IN THE EVENT OF JOINT AND
CONCURRENT NEGLIGENCE OF BOTH THE DEVELOPER AND THE 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 THE CITY UNDER TEXAS LAW AND WITHOUT WAIVING ANY DEFENSES OF
THE PARTIES UNDER TEXAS LAW. THE PROVISIONS OF THIS ARTICLE 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
A. The City represents and warrants to the Developer that the City has full constitutional
and lawful right, power, and authority, under currently applicable law, to execute,
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
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 6
terms and provisions and does not require the consent of any other governmental
authority.
B. The Developer hereby represents and warrants to the City that the 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 and approved by all necessary actions of the Developer.
Concurrently with the Developer's execution of this Agreement, the Developer has
delivered to the City copies of the resolutions or other corporate actions authorizing the
execution of this Agreement and evidencing the authority of the persons signing this
Agreement on behalf of the Developer to do so. Accordingly, this Agreement
constitutes the legal, valid, and binding obligation of the Developer, and is enforceable
in accordance with its terms and provisions.
ARTICLE XI. DEFAULT
A. A default shall exist if any Party to this Agreement fails to perform or observe any
material portion of 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.
B. If a default shall occur and continue, after thirty (30) days written notice to cure default,
the City may, at its sole option, terminate this 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 Developer.
ARTICLE XII. FEDERAL FUNDING
A. The City represents and warrants to the Developer that no federal funds or federally
assisted Project activities as administered by or under the control of the City are
involved in the Project at this time. The City further agrees that it does not have any
intention or plans to participate in future federally assisted Project activities within the
TIF District.
B. The Developer represents and warrants to the City that the Developer has no federal
funds involved in the Project at this time. The Developer further agrees that it will not
in the future participate in any federally assisted Project activities within the TIF
District.
ARTICLE XIII. NOTICES
A. 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
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 7
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.
B. Notices shall be sent to the following addresses:
For City For Developer
City Manager Haven Campus Communities — Lubbock, LLC
City of Lubbock 3284 Northside Parkway, Suite 500
P.O. Box 2000 Atlanta, GA 30327
1625 13th Street
Lubbock, Texas 79457
ARTICLE XIV. VENUE AND GOVERNING LAW
A. This Agreement is performable in Lubbock County, Texas, and venue for any action
arising out of this Agreement shall be exclusively in Lubbock County.
B. This Agreement shall be governed and construed in accordance with the laws of the
State of Texas.
ARTICLE XV. ATTORNEY FEES
The Developer and the City expressly agree that in the event of any litigation arising
between the Parties to this Agreement that each Party shall be solely responsible for
payment of its attorneys and that in no event shall either Party be responsible for the other
Party's attorney fees regardless of the outcome of the litigation.
ARTICLE XVI. LEGAL CONSTRUCTION
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
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
The terms and conditions of this Agreement are binding upon the successors and assigns
of all Parties hereto, provided, however, this Agreement shall not be assigned by the
Developer without prior City Council approval.
Developer Participation Agreement — City of Lubbock & 18Yineteen, Project 922541 Page 8
ARTICLE XIX. ENTIRE AGREEMENT
This Agreement embodies the complete agreement of the Parties hereto as it relates to the
Public Improvements in Project 922541, 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 22n ay of September , 2016.
HAVEN CAMPUS COMMUNITIES
By: -916111-1159- PI -1 4P
ATTEST:
Rebe t
ca Garza, City Secret
APPROVED AS TO CONTENT:
0k4JA(- - 6.AZC�
Cheryl brock,
Executive Director of Budget
APPROVED AS TO FORM:
Justin(PrNtt, Assiktant City Attorney
Developer Participation Agreement Haven Campus Communities
May 4, 2016
CITY OF LUBBOCK
DANIEL M. POPE, MAYOR
De,,eloper Participation Agreement— Cih' of Lubbock & 18Nineteen, Project 922541 Page 9
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EXHIBIT C - NORTH OVERTON TAX INCREMENT REINVESTMENT ZONE
PROJECT PLAN AND FINANCE PLAN (AS AMENDED)
Developer Participation Agreement — City of Lubbock & 18Yineteen, Project 922541 Page 12
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Fifth Amended Project Plan
North Overton
Tax Increment Financing Reinvestment
K C,1"M
Lubbock, Texas
December 2009
City of Lubbock, TX
North Overton Tax Increment Financing Reinvestment Zone
Fifth Amended Project Plan
December 2009
North Overton TIF Project Plan
The North Overton Area was established in 1907 and over the next 20 years developed as
a middle-class neighborhood, with home ownership predominating. 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
infrastructure improvements within
development/redevelopment which will in(
$373.9 million over the Zone's 30 -year life.
of approximately $40.4 million for public
he Zone will result in future
-ease the taxable value by approximately
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
$ 3,795,000
Rotary Amenities
607,119
A/E services, landscaping, irrigation, lighting, and street furniture
6,307,749
Glenna Goodacre Boulevard
2,486,975
A/E services, replace curb and guttter, and right-of-way acquisition
11,805,000
Glenna Goodacre Boulevard Amenities
2,343,448
A/E services, landscaping, irrigation, lighting, and street furniture
961,386
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
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
3
City of Lubbock, TX
North Overton Tax Increment Financing Reinvestment Zone
Fifth Amended Project Plan
December 2009
Exhibit A — Existing Land Use
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TEXAS
PLANNING DEPARTD1ENT
City of Lubbock, TX
North Overton Tax Increment Financing Reinvestment Zone
Fifth Amended Project Plan
December 2009
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TEXAS
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;
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%.
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 $279,910,784.
City of Lubbock, TX
North Overton Tax Increment Financing Reinvestment Zone
Fifth Amended Finance Plan
December 2009
8. The estimated appraised value of the improvements in the Zone during each year of
existence.
• The estimated appraised value of the improvements in the Zone per year is listed
in the following table:
Estimated
Tax Demolitions
Year ($ thousands)
2002 $
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
(2,019)
(12,395)
(2,362)
New
Development
Assessed Value
($ thousands)
12,406
21,632
99,842
41,397
6,860
17,618
69,990
17,221
4,847
37,690
30,453
4,051
5,740
6,306
5,400
5,400
2,520
1,260
Total Adjusted
Assessed Value
($ thousands)
10,387
9,237
97,480
41,397
6,860
17,618
69,990
17,221
4,847
37,690
30,453
4,051
5,740
6,306
5,400
5,400
2,520
1,260
TOTAL $ (16,776) 390,633 373,858
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 paramount issued was $9,290,000, with bond proceeds of 59,535,720
1,2006 Bonds were issued with a premium of $166,813. The paramount issued was $6,307,749, with bond proceeds of 56,474,562
'2007 Bonds were issued with a premium of $69,796. The paramount issued was $4,111,341, with bond proceeds of 54,181,055
d 2008 Taxable Bonds were issued at a paramount of $1 1,805,000, with bond proceeds of sl 1,400,000
'2008 Bonds were issued with a premium of 587,709. The paramount issued was $1,943,758, with bond proceeds of $2,031,467
1`2009 Bonds were issued with a premium of 527,597. The paramount issued was $961,386, with bond proceeds of 5988,983.
bBased on projected tax rates of City -$0.4464; County -$0.329458; Hospital -$0.12084; and Water Disrict-
$0.00794. Calculation: Incremental value/ 100 X tax rate X collection rate.
10. The duration of the zone:
The duration of the zone is 30 years.
Estimated
Estimated
Annual Tax
Annual
Annual Revenue
Annual Hotel Motel
Total
Tax
Adjusted Captured
Cumulative Captured
Increment
Interest Revenue
Conference Ctr.
Tax Revenues
Revenues
Year
Value($ thousands)
Value (S thousands)
($ thousands)*
($ thousands)*
($ thousands)*
($ thousands)*
($ thousands)*
2002
$ -
-
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
Total
76,541
3,871
2,825
4,905,1
0
* Revenue is shown in fiscal year that it is collected.
'2005 Bonds were issued with a premium of 5245,720. The paramount issued was $9,290,000, with bond proceeds of 59,535,720
1,2006 Bonds were issued with a premium of $166,813. The paramount issued was $6,307,749, with bond proceeds of 56,474,562
'2007 Bonds were issued with a premium of $69,796. The paramount issued was $4,111,341, with bond proceeds of 54,181,055
d 2008 Taxable Bonds were issued at a paramount of $1 1,805,000, with bond proceeds of sl 1,400,000
'2008 Bonds were issued with a premium of 587,709. The paramount issued was $1,943,758, with bond proceeds of $2,031,467
1`2009 Bonds were issued with a premium of 527,597. The paramount issued was $961,386, with bond proceeds of 5988,983.
bBased 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
111 ir-� [
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
9,290,000
Rotary Amenities
607,119
A/E services, landscaping, irrigation, lighting, and street furniture
4,111,341
Glenna Goodacre Boulevard
2,486,975
A/E services, replace curb and guttter, and right-of-way acquisition
1,943,758
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
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 S 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 - HAVEN CAMPUS COMMUNITIES
DIRECT CITY PARTICIPATION AND TIF FUNDING
PHASE ONE, PROJECT 92254I
Proiect % Participation Cost Estimate
Landscaping in the Parkway 60% $322,155
A/E services
Adjacent to Ave. R, Ave. S, and Glenna Goodacre Blvd.
Total $322,155
Calculation
Total estimated cost of landscaping in the parkway $466,892
TIF participation at 60% $280,135
Construction management fee of 15% 42,020
Total Cost $322,155
Developer Participation Agreement — City of Lubbock & 18Vineteen, Project 922541 Page 13
EXHIBIT E - HAVEN CAMPUS COMMUNITIES
DEVELOPER PARTICIPATION
PHASE ONE, PROJECT 92254I
Project % Participation Cost Estimate
Landscaping in the Parkway 40% $186,757
Hardscape (concrete, pavers, irrigation)
Adjacent to Ave. R, Ave. S, & Glenna Goodacre Blvd.
Total $186,757
Calculation
Total estimated cost of landscaping in the parkway $466,892
Developer participation at 40% $186,757
Developer Participation Agreement— City of Lubbock & 18Nineteen, Project 922541 Page 14
EXHIBIT F - DESIGN GUIDELINES
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 15
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EXHIBIT G - CONSTRUCTION SCHEDULE
(To be prepared jointly)
Developer Participation Agreement— City of Lubbock & 18Nineteen, Project 922541 Page 16
EXHIBIT H - PROCEDURES FOR REIMBURSEMENT FROM CITY
Landscaping
The City of Lubbock will reimburse the developer/owner for a portion of the landscaping
in the right-of-way in the North Overton TIF if the following rules and 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/owner 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/owner 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/owner 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.
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 17
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 and acceptable to the City, against claims of general liability,
automobile liability, and workers' compensation resulting from Developer's activities
under this Agreement. Any termination, cancellation, or non -renewal of the General
Liability insurance coverage, Automobile Liability insurance coverage, and Workers
Compensation insurance coverage by Developer, or Contractor shall be a material breach
of this agreement.
General Liability Insurance: Developer or contractor 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 or contractor 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 or contractor 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 Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 18
EXHIBIT J — OVERSIZED IMPROVEMENT CALCULATION
Calculation of Oversized Improvements
Cost
Estimated cost of Right of Way improvements as $466,892
required in the North Overton TIF Public
Improvement Design Guidelines
Estimated cost of typical Right of Way Improvments 105,699
Reauired in Lubbock
Oversized Improvement Cost $361,193
Developer Participation Agreement — City of Lubbock & 18Nineteen, Project 922541 Page 19
Forms provloea oy I exas Etnics commission www.ethics.state.tx.us Version V1.0.277
CERTIFICATE OF INTERESTED PARTIES
FORM 1295
lofl
Complete Nos. 1 - 4 and 6 if there are interested parties.
OFFICE USE ONLY
Complete Nos. 1, 2, 3, 5, and 6 if there are no interested parties.
CERTIFICATION OF FILING
Certificate Number:
1
Name of business entity filing form, and the city, state and country of the business entity's place
of business.
2016-115128
Haven Campus Communities - Lubbock LLC
Lubbock, TX United States
Date Filed:
09/22/2016
2
Name of governmental entity or state agency that is a party to the contract for which the form is
being filed.
City of Lubbock TX
Date Acknowledged:
10/07/2016
3
Provide the identification number used by the governmental entity or state agency to track or identify the contract, and provide a
description of the services, goods, or other property to be provided under the contract.
922541
Improvements to Avenue R and Avenue S between Glenna Goodacre Blvd and the alley between 10th Street and Main Street as
shown and marked in Exhibit A
4
Name of Interested Party
City, State, Country (place of business)
Nature of interest
(check applicable)
Controlling
I Intermediary
Haven Campus Communities - Lubbock LLC
Lubbock, TX United States
X
5
Check only if there is NO Interested Party. ❑
6
AFFIDAVIT I swear, or affirm, under penalty of perjury, that the above disclosure is true and correct.
Signature of authorized agent of contracting business entity
AFFIX NOTARY STAMP / SEAL ABOVE
Sworn to and subscribed before me, by the said this the day of
20 , to certify which, witness my hand and seal of office.
Signature of officer administering oath Printed name of officer administering oath Title of officer administering oath
Forms provloea oy I exas Etnics commission www.ethics.state.tx.us Version V1.0.277
andsegl
kLtrdscA
CERTIFICATE OF INTERESTED PARTIES
FORM 1295
lofl
Complete Nos. 1- 4 and 6 if there are interested parties.
OFFICE USE ONLY
Complete Nos. 1, 2, 3, 5, and 6 if there are no interested parties.
CERTIFICATION OF FILING
Certificate Number:
1 Name of business entity filing form, and the city, state and country of the business entity's place
of business.
2016-115128
Haven Campus Communities - Lubbock LLC
Lubbock, TX United States
Date Filed:
09/22/2016
2 Name of governmental entity or state agency that is a party to the contract for which the form is
being filed.
City of Lubbock TX
Date Acknowledged:
3 Provide the identification number used by the governmental entity or state agency to track or identify the contract, and provide a
description of the services, goods, or other property to be provided under the contract.
9,2254
�4 mprovements to Avenue R and Avenue S between Glenna Goodacre Blvd and the alley between 10th Street and Main Street as
shown and marked in Exhibit A
4
Nature of interest
Name of Interested Party
City, State Count ry (place of business)
(check applicable)
Controlling
I Intermediary
Haven Campus Communities - Lubbock LLC
Lubbock, TX United States
X
5 Check only if there is NO Interested Party. ❑
6 AFFIDAVIT I swear, or affirm, under penalty of perjury, that the above disclosure is true and correct.
V
• TI1R
C+
ATCrL
G o;
pl/81.� �; O Sig ture of aut orized agent of contracting business entity
AFFIX NOV•Ji101PY�LVE
Sworn to and subscrOfflefore me, by the said�� .� QdG �, �'� �7� this theQ� day of
20/f�`, to certify which, witness my hand and seal of office.
Signature of officer administering oath Printed name of officer administering oath Title of officer administering oath
Forms provided by Texas Ethics Commission www.ethics.state.tx.us Version V1.0.277