Dallas Farmer Market District Redevelopment Plan

Office of Economic DevelopmentWWW.DALLAS-ECODEV.ORG

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Farmers Market District Redevelopment Plan:Creating a Fresh Food Focused

Urban Neighborhood

City Council BriefingFebruary 20, 2013


Purpose

Review redevelopment and planning efforts in the downtown Dallas area over the last several years and contrast redevelopment activity in the Farmers Market areaReview current status of Dallas Farmers Market operations and issues related to city managed operations of the marketDiscuss redevelopment goals for the Dallas Farmers Market and discuss how redevelopment proposal addresses these goalsReview proposed master agreement and related modifications to the Farmers Market TIF District Plan

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Progress in Downtown Dallas

Significant progress has been made over the last 15 years in downtown Dallas

• Arts District• Four new arts venues - completed• Klyde Warren Park – imagined, funded, built, and filled with people

• Main Street District• Evolved from desolate home to 10+ million square feet of sub-par, empty, Class

C office space to residential neighborhood with 2,500+ units and 3,000+ hotel rooms

• Retail and restaurant choices beyond the flagship Neiman Marcus expanded exponentially

• New green space was planned, funded and added to the landscape• Convention Center District

• A new convention center hotel was funded and launched• Exhibit Hall D complete and other Convention Center renovations are underway• Tourism PID created

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Progress in Downtown Dallas (Continued)

Significant progress has been made over the last 15 years in downtown Dallas• Arts District Progress

• Nasher Sculpture Center• Winspear Opera House• Wyly Theater• Dallas City Performance Hall• Klyde Warren Park

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Significant progress has been made over the last 15 years in downtown Dallas• Main Street District Progress

• Davis Building• Metropolitan• Mosaic• Stone Street• Kirby Building• Mercantile• Wilson Building

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Significant progress has been made over the last 15 years in downtown Dallas• Main Street District Progress

• Third Rail Lofts (Spectrum Properties)• DP&L Building• Interurban Building• Magnolia Hotel• Iron Cactus• 1505 Elm• Republic Tower• Main Street Gardens• Belo Gardens• Joule Hotel

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Summary of Progress Measures• Residential Units Added

• Within the Loop – 6,765• Within Greater Downtown – 24,329

• Hotel Rooms Added• Total Rooms Added – 3,589• Total Downtown Rooms – 6,752

• Vacant Office Space Renovated• Within the Loop – 10,276,143 s.f.

• Acres of Park Space Added• Within the Loop – 8.44 acres

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During the same 15 year period little progress has been made related to the Dallas Farmers Market• Camden Development

• 904 apartments and 17 town homes with streetscape• Design elements do not support interaction with Farmers Market – inward focused,

almost garden style apartments

• Dallas Farmers Market• Shed 2 enclosed (currently 40% occupied)• Other than Shed 2, no major changes in operations

• Surrounding Land Uses• Little change has occurred in the warehousing and manufacturing businesses near

the market• No development pressure for conversion of surface parking lots to denser use• The Bridge was planned, funded and placed into operation

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During the same 15 year period little progress has been made related to the Dallas Farmers Market

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Existing Farmers Market Operations –(images clockwise beginning top right) • typical vendor; • inoperable trucks,

(Shed 3) being used for storage;

• birds in drive lane area;

• unoccupied stalls in Shed 1 (non-growing season)



During the same 15 year period little progress has been made related to the Dallas Farmers Market area:

UNTIL NOW!

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Farmers Market Area Initiatives

Planning Efforts• Downtown 360 approved –

Farmers Market shown as focus area for implementation

• The Downtown 360 Area Plan was adopted by City Council 2011

• The Plan provided a shared vision for Downtown’s future and implementable, targeted recommendations to ensure downtown Dallas is a vibrant urban center

• The Dallas Farmers Market area is recognized as one of five focus areas of the Downtown 360 Plan

• (See Appendix A for complete text) 11


Farmers Market Area Initiatives (Continued)

Downtown 360 approved – Farmers Market shown as focus area for implementation• Downtown 360 sees an opportunity to create

an urban neighborhood for people of all income levels in this area

• The neighborhood is to be anchored by the Dallas Farmers Market

• New development is envisioned to consist primarily of a mix of townhouses and low-rise apartments and condominiums, and limited ground-floor retail and services

• Development should incorporate a strong pedestrian orientation, with stoops and porches for townhouses and multiple entries for larger buildings

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Downtown Parks Master Plan Update• Downtown Parks Master

Plan was funded and adopted. It led to the creation of Main Street Gardens Park, Belo Gardens and KlydeWarren Park

• The update of the Downtown Parks Master Plan is under way – the update contemplates additional green space in the Farmers Market area

• This plan update is currently underway

13Preliminary Draft – for illustrative purposes only



Continental Building• Completion estimated to be in

March 2013• 203 residential units• 5,000 square feet of retail space• $45 million investment

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Atmos Complex• Phase I completely leased/streetscape work underway• Phase II estimated to be completed in June 2015• 230 units (Phase I - 107 units)• $46 million investment

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InTown Homes/Farmers Market Square• Completion of initial 21 town homes (InTown Homes) in 2011 • Completion of first phase of Farmers Market Square in fall 2012• 139 units (in both projects)• $39 million investment

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Holiday Inn• Anticipated completion in

July 2014• Cleans up highly visible,

empty hotel property• $20 million investment• 220 rooms

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Main Street Gardens• Completed 2009• Stimulated new investment in property on all sides• Draws people to downtown

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Statler Hilton• Public incentives allowed stabilization of deteriorated structure• Working with developer to finish redevelopment project

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UNT• Renovation underway at former Universities Center Building

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Courts Building• UNT to manage and

operate planned new Law School at the Old City Hall

• Renovations to include exterior façade, water infiltration and interior improvements

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Municipal Building Annex • Multi-phase renovation of basement and four floors of building• Includes 10 courtrooms, 1 hearing officer court and 1 Proof or Plea Court• Anticipated completion - Summer 2013

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500 South Ervay• Mixed-use project

planned for this large, long empty building

• $72 million investment planned

• Plans call for 200 hotel rooms, 238 apartment units, structured parking and retail

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New Entry for The Bridge• Re-orienting ‘front door’ of The Bridge to face the west (opposite of the

side facing the Dallas Farmers Market)

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Reconfigured Central Expressway/Pearl Street• Dramatically improves access to the Dallas Farmers Market area• Simplifies the roadway system for visitors

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508 Park Improvements• Save historic studio building• Create controlled activity area

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PALLocated at 515 Park Avenue New Police Athletic League (PAL) facility to move into first floor spaceDPD has been seeking a central location for PAL operationsThe existing building (13,100 square feet) will be fully renovated to provide numerous programs and after school offerings for local youth

• Youth Activity Center• Boxing

First Presbyterian Church funding renovations

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1701 CantonNew construction of 130 transitional and permanent supportive housing units:• 30 efficiency • 20 one-bedroom• 40 two-bedroom • 30 three-bedroom• 10 four-bedroom

Five story building with ground level parking, leasing services, and community space

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Now it is time to improve the Dallas Farmers

Market itself

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Dallas Farmers Market:Current Operational Issues

Dallas Farmers Market has been in operation since 1940sThe predominant land use in the Farmers Market Focus Area has been warehousing and manufacturingThere are some limited office and residential uses in addition to large tracts of surface parking, especially to the west

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Issues• The Dallas Farmers Market has sustained operating losses for the last

several years • The market was intended for use by farmers only selling fresh food on a

daily basis. Many of the vendors are not farmers – daily operations of the market result in many of the stalls being occupied by vendors selling warehoused produce on a daily basis

• Despite investment in enclosing Shed 2, facilities have not been improved to a level that is competitive

• The pedestrian experience is constrained, as the market is currently configured. Sidewalks are narrow and shoppers need to cross traffic to shop on the both aisles of Shed 1 and Shed 3

• Shed 4 is not used at all

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Issues (continued)• The City is not well equipped to do branding and marketing. The

Farmers Market Friends (a non-profit group supporting market activities) has obtained some grant funding for program marketing, but these funds are limited

• In most cases, the amount of leasable space exceeds demand; empty stalls create an image of an unsuccessful market

• The Dallas Farmers Market is currently disconnected from many of the existing downtown attractions by acres of surface parking lots and warehouses. Even many adjacent residential properties do not have doors that open out toward the market

• It is difficult for the City to stage large and small promotional events to bring people to the market as a destination

• Dallas Farmers Market is simply too spread out, too impersonal, too auto oriented (to fit a downtown type operation)

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Redevelopment Goals: Dallas Farmers Market

Redevelopment Goals• Implement Goals of Downtown 360 Plan by creating a

fresh food oriented urban neighborhood that positively impacts future growth in the southern portion of Downtown, the Cedars, Deep Ellum and Fair Park areas

• Implement City’s 2013 Strategic Plan goal to privatize Dallas Farmers Market

• Focus market leasing activity on great Dallas-based restaurants and specialty food products to complement the local farmer market orientation of the Market

• Create another anchor destination for Downtown Dallas by infusing public and private investment into a well known public asset, the Dallas Farmers Market

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Redevelopment Goals: Dallas Farmers Market (Continued)

Redevelopment Goals (continued)• Incorporate housing and recreational space into

the Market as part of the urban neighborhood• Eliminate ongoing City financial support for the

Dallas Farmers Market• Improve infrastructure and streetscape amenities;

provide additional well-designed and structured parking that adequately serves the entire market area; and require strong urban design elements to build a ‘quality of place’

• Develop a strong branding and marketing campaign to highlight these improvements

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Dallas Farmers Market Proposal:RFP Process

An initial RFP was issued in Fall 2010. It looked for a private company to operate the Dallas Farmers Market. The RFP stipulated that the selected vendor would be required to operate the Market with the same constraints as CityOnly one bid was submitted. The basic components of this proposal:

• No lease payment or sale of the land (no new tax revenue for City)

• Operations can only continue with a large annual operating subsidy

This bid was not accepted and the City decided to prepare another RFP with amended requirements

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City staff assembled a group of stakeholders representing the varied interests of the Farmers Market area:

• vendors• adjacent property owners (Farmers Market Stakeholders Group)• designers/landscape architects, representatives of the Farmers Market Friends group• Dallas Police Department• representatives from the Bridge• Downtown Dallas Inc.• City Design Studio and • Office of Economic Development

This group prepared a list of concerns related to ongoing market operations and assisted in the preparation of a revised RFP

The new RFP looked for a redevelopment proposal that generated the most long term revenues for the City while maintaining ongoing operations of the Dallas Farmers Market

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This RFP was issued Spring 2012. The City received two qualified proposals and selected to negotiate a final deal with the Farmers Market Group through a competitive interview processNegotiations have been underway since August 2012 with all aspects finalized in early February 2013

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Dallas Farmers Market:Composition of Redevelopment Group

The Dallas Farmers Market Group (Appendix D) is comprised of a strong mix of local and outside experts who are passionate about improving the Dallas Farmers Market. The team includes:

• Spectrum Properties – (Brian Bergersen) Master Developer; • DFMT Group – (Janet Cobb, Blair Black, Ruth Pack) – Farmers

Market Operations/Programming; • Mary Kimbrough, Kent Rathbun – Farm Coordinators; • Tatum Evans – Operations; • UCR – Retail Leasing; • Richards Group – Advertising/Branding; • Good Fulton and Farrell / Paul Chapel – Design; • Ann Yonkers – Farmers Market Consultant; • Manuel, Federico & Esteban Mariel – City Futsal; • Dan Rizzie – Art Coordination; • Angus Wynne III – Events/Entertainment

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Dallas Farmers Market:Redevelopment Proposal

Project Overview• Bring the ‘Farm to Table’ approach back to the Dallas

Farmers Market and create a worthy destination for sellers (farmers) and local patrons to interact

Program elements: • Renovate Shed 1 to increase and improve space

available for local farmers• Improve Shed 2 to showcase Dallas-based

restaurants • Build new mixed-use development on Shed 3/Shed 4

site to surround market with a residential neighborhood

• Create a community garden and futsal fields to bring regular activity to a currently unused remote parking area

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Program elements (continued): • Bring culinary and nutritional training in

Administration Building to reinforce positive link between fresh food and diet

• Schedule regular events, entertainment, and art to make Market an activity center (a large quarterly event and several smaller monthly events required in agreement)

• Require master developer to create and maintain a branding and marketing plan for the Market, and

• Improve public areas to create a pedestrian friendly environment and encourage street level activity.

• More than double the amount of public parking (from 326 existing spaces to 697 spaces proposed)

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Improvement Plan

2101-2111 Taylor –Restaurants, Band Shell, Roof Top Deck

Shed 1 – 60 stalls for local farmers

Administration Bldg –Culinary training, production studio

Remote Parking –Community Garden and Futsal fields

Shed 2 – Restaurants, Specialty retailers

Shed 3 & 4 Site –Mixed use development (new construction) with 240+ apartments, ground floor retail and public (358 spaces) and private parking (264 spaces)

An additional 339 surface and on-street parking spacesare also included in plan

Improvement Plan



Shed 1 – Plans create a pedestrian-focused, marketplace for farmers • Existing – open shed with drive lane and angle

parking; stalls leased to local farmers, and produce dealers

• The proposal renovates the existing shed(approximately 32,000 square feet) to accommodate more than double the current number of stalls for local farmers

• Sanitary facilities for the vendors will be modernized and the space will be re-oriented for pedestrian use

• Public sale areas upgraded and the drive lane and angle parking area eliminated

• The completed Shed 1 will house 60 booths for local farmers and farm merchants and be available for special events

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Shed 2 – Plans create an enclosed marketplace that showcases local Dallas restaurateurs/food merchants• Existing – enclosed shed with a variety of

finished out space; stalls leased to vendors and restaurants

• Potentially add a second level within structure to increase usable space 25%

• Renovate and upgrade the 28,000 square foot enclosed space to showcase a variety of Dallas based restaurants (including tex-mex, fish, BBQ, pizza, steak) and specialty food vendors (including meat market, fresh cheeses, wine, and olive oil)

• Plans include construction of a ‘beer garden’ located north of the existing building

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2101 and 2111 Taylor Street –Renovation plans call for indoor/outdoor cafes, a band shell and a roof top deck

• Existing – These three buildings are not part of the Farmers Market and currently used for warehousing activity

• The developer has purchased the buildings and included this parcel into the final redevelopment plan (approximately 42,000 square feet)

• Owner intends to demolish the western-most building and replace it with a new structure

• The remaining structures redeveloped for use as restaurant/retail space; an open band shell and a roof top deck

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Sheds 3 & 4 Site – Create a mixed-use development that adds retail space, 240+ apartments and structured parking• Existing – Sheds 3 is an open shed with leased

vendor stalls; Shed 4 is vacant. Large storm sewer line bisects the property – to be relocated by City with excess land sale proceeds and Public Private Partnership funds ($1.3 M)

• Interim Use – During renovation, Shed 3 and Shed 4 will house vendor stalls

• Final Use - Shed 3 & 4 will be demolished and a new building constructed with 240+ apartments (20% affordable), ground floor retail and structured parking. Building required to have brick façade

• Parking – 622 parking spaces included in new development (176 - City owned; an additional 182 -available to public; 264 – for residences)

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Auxiliary Building (Farmers Market Administration Building) –Upgrade existing facilities

• Existing – Building is used for administrative offices, meetings and classes

• This building will be retained (approximately 15,250 square feet) and its operations will be reconfigured to include:

• Culinary Learning Center• Production Studio• Administrative Offices

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Kiosk (Pearl Street) – Demolish existing structure• Existing – small kiosk offer a

variety of snacks and grill items• With reconfiguration of Central

Expressway/Pearl Street, Pearl Street will provide convenient access to the Market

• After demolition of the kiosk, streetscape improvements will support pedestrian activity areas and a small amount of on-street ‘teaser’ parking

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Remote Parking Area– Replace rarely used parking with a community garden and futsal fields

• Existing – A surface parking area connected via a tunnel under Cesar Chavez Boulevard to the Administration Building

• Futsal Fields – The fields are expected to bring a lot of activity and visitors to the Dallas Farmers Market for several adult and junior leagues in this growing international sport

• Futsal is a game derived from soccer, somewhat similar to indoor soccer without the boards surrounding the field. It is played with a smaller ball with less bounce than a regular ball. The surface, ball and rules emphasize improvisation, ball control and technique as well as passing in small spaces. The futsal fields will be covered so play can occur rain or shine

• Community Garden – A portion of this area will be converted to a community garden

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Dallas Farmers Market:Farmers Market TIF Plan Amendment

TIF Modifications:• Adjust TIF boundaries of the existing

Farmers Market TIF District to include the Dallas Farmers Market and property to the southeast (moves boundary southeast to the freeway). The market was not included when the TIF was originally created due to its tax exempt status

• Add Dallas County as a financial participant in the TIF District. This will add $4.3 million in TIF revenue

• Decrease the City TIF participation rate from 100% to 90% of property taxes on added value in the district. This will result in $2.6 million in additional General Fund revenue over the next 15 years

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Dallas Farmers Market:Farmers Market TIF Plan Amendment

TIF Modifications (continued):• Extend the termination date of the Farmers Market

TIF District by 15 years (from September 30, 2013 to December 31, 2028)

• It will be necessary for the market to become taxable to fund public infrastructure and improvements

• Over $19 million in new TIF increment will be generated over the next 15 years

• $15 million available for TIF funding related to the master agreement

• $4 million available for other redevelopment projects

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Dallas Farmers Market:Basic Deal Structure

TIF Plan Amendment – additional information• Staff will ask City Council to approve an amendment to the Farmers Market TIF

Plan to 1) extend the term of the district by 15 years, 2) increase the TIF budget by approximately $19 million; 3) negotiate financial participation from Dallas County; 4) create a TIF grant program; and 5) allow a directed sale of the Dallas Farmers Market property, in accordance with TIF law. This action requires two Council actions:

• February 27, 2013 - Call a Public Hearing to be held March 27, 2013• March 27, 2013 - Hold a Public Hearing and Consider the plan amendment

• Individual requests for TIF funding commitments will be brought forward by the developer in 2013 and 2014. These requests are expected for six specific phases of the project. Each request will require separate action by the City Council (after review and recommendation by the Farmers Market TIF Board of Directors). The first funding requests (June 2013) will relate to Shed 1 and Shed 2 improvements. All TIF funding is contingent on:

• Conformance to Design Review standards• M/WBE participation by sub-contractors

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Improvement Proposal• Sell Sheds 2-4, the Administration Building and Remote Parking area to the

master developer - expected sale proceeds $3.23 million (Specific Council action on land sale and lease to occur March 27, 2013)

• Retain ownership of ALL public rights-of-way, plazas and the Farmers Market Merchant Shed (Shed 1)

• Authorize a land lease for the Shed 1 site for a period up to 40 years –expected annual revenue $30,000 + a share of gross revenue. City can cancel land lease if shed not operated as a Farmers Market

• Use proceeds of land sale to defease outstanding GO Bond Debt related to the Farmers Market – approximately $2,300,000 needed.

• Allocate surplus funds from the land sale (and potentially a Public Private Partnership grant if proceeds are insufficient) to fund relocation of a City storm sewer line that bisects the site – estimated to be $1,600,000

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Improvement Proposal (continued)• Maintain City control over development by requiring properties revert back to

City if project not funded and building permits issued • Cease ALL public operating subsidies for the Dallas Farmers Market upon

transfer/lease of the property• Use Farmers Market GO Bond funds (2006) for public infrastructure

improvements related to this redevelopment plan - streetscape improvements, lighting and public parking

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Sources and Uses of Funds for the ProjectTotal Project Cost - $64.3 million• Equity - $26.3 million (40.9%)*• Debt - $30.9 million (48.1%)• GO Bonds - $5.5 million (8.6%)• Land Sale Proceeds in excess of bond defeasement amount - $930,000 (1.4%)• Public Private Partnership Grant - $670,000 (1.0%)• *Portion of equity expenditure to be reimbursed by TIF dollars over time ($15.0 million –

23.3% of total project costs)

Funding by Phase• Shed 1 - $1.4 million• Shed 2 - $1.9 million• Shed 3/Shed 4 - $38.7 million• Administration Building - $2.1 million• Taylor - $14.8 million• Fields - $1.2 million• Streetscape - $2.6 million• Storm Water - $1.6 million

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Detailed Sources and Uses

Building Total Equity Debt TIF (reimbursement) GO BondsOther PPI Partnership

Surplus Sale Proceeds

Shed 1 $1,353,220 $853,220 $500,000 $365,369 $0 $0 $0

Shed 2 $1,923,080 $923,080 $1,000,000 $519,232 $0 $0 $0

Shed 3-4 $38,668,084 $14,884,738 $20,883,346 $9,220,167 $2,900,000 $0 $0

Administration $2,097,400 $1,097,400 $1,000,000 $566,298 $0 $0 $0

Taylor $14,778,009 $7,778,009 $7,000,000 $3,990,063 $0 $0 $0

Futsal/Garden $1,255,684 $755,684 $500,000 $339,035 $0 $0 $0

Streetscape $2,600,000 $0 $0 $0 $2,600,000 $0 $0

Storm Water $1,300,000 $0 $0 $0 $0 $370,000 $930,000

Shed 3/4 Removal $300,000 $0 $0 $0 $0 $300,000 $0

$64,275,477 $26,292,131 $30,883,346 $15,000,163 $5,500,000 $670,000 $930,000



Anticipated Project Phasing/Timing*• Purchase of property – 7/1/13• Relocate Tenants from Shed 1 to Shed 3/Shed 4 – 9/30/13• Construction start for Shed 1 – 10/1/13• Construction start for Taylor Buildings – 4/1/14• Complete Shed 1 – 3/31/14 • Relocate tenants to renovated Shed 1 – 4/1/14 • Construction start for Athletic Fields/Garden – 4/1/14• Construction start for Shed 2 – 4/1/14• Construction start for Shed 3/Shed 4 site – 7/1/14• Renovation start for Administration Building – 10/1/14• Complete Taylor Building, Shed 2 – 3/31/15• Complete Shed 3 – Shed 4 site – 12/31/15

*Note: These dates are represent a reasonable, expected time period for each component.

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SummaryBenefits to the City

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This Proposal:• Implements Goals of Downtown 360 Plan by creating a fresh food oriented urban

neighborhood that positively impacts future growth in the southern portion of Downtown, and the Cedars, Deep Ellum and Fair Park areas

• Implements City’s 2013 Strategic Plan goal to privatize Dallas Farmers Market• Focuses market leasing activity on great Dallas-based restaurants and specialty

food products to complement the local farmer market orientation of the market• Creates another anchor for Downtown Dallas by infusing public and private

investment into a well known public asset, the Dallas Farmers Market• Incorporates housing and recreational space into the market as part of the urban

neighborhood• Eliminates ongoing City financial support for the Dallas Farmers Market• Improves infrastructure and streetscape amenities; provides well-designed and

structured parking that adequately serves the entire market area; and requires strong urban design elements to build ‘quality of place’

• Develops a strong branding and marketing campaign using the Richards Group’s Spherical® branding process to highlight these improvements


Schedule

Consideration by City Council of the Following:• Consider authorization of Master Agreement related to Dallas Farmers

Market redevelopment plan – February 27, 2013• Call a Public Hearing to amend the Farmers Market TIF District Plan –

February 27, 2013• Hold Public Hearing and Consider Farmers Market TIF District Plan

Amendment – March 27, 2013• Consider authorization of land sale and lease related to implementation of

Dallas Farmers Market Master Agreement – March 27, 2013• An additional six individual TIF Development Agreements are expected to

be brought to Council for consideration beginning in June 2013. These agreements will be negotiated separately and are required for the City to obligate TIF funding for the project

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Appendix A: Downtown 360 Farmers Market Focus Area text

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Background and ContextTucked within the Loop in the CBD’s southeast corner and anchored by the namesake facility south of Marilla Street, the Farmers Market Focus Area occupies a multi-block area between Harwood Street and Cesar Chavez Boulevard between Jackson Street and the R.L. Thornton Freeway (I-30). The Farmers Market facility serves a city-wide audience with its fresh food, seasonal goods and other vendor offerings, while acting as an anchor for the southern portion of Downtown. Numerous historic landmarks line Harwood Street and echo the prominence of this institutional corridor, with facilities such as the Scottish Rite and Masonic temples and First Presbyterian Church.



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The Opportunity Establish an Urban Neighborhood for All Income Levels With adjacent uses including the vacant former Statler Hilton hotel, the Bridge homeless service center, and a large residential complex, the area within the Farmers Market Focus Area has had limited success in establishing a distinct niche or identity. Much of the land within the core of the area is vacant or used for seasonal or overflow parking, sale of goods, or storage for the nearby Farmers Market.Some new residential development has occurred but with limited long term success. However, with its many historic structures and attractions, ample lower-cost vacant land, possible future transit service, and close proximity to the core, the Farmers Market Focus Area has the potential to become Downtown’s true urban neighborhood.



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Unlike other parts of Downtown that have higher land costs and larger-scale development, Farmers Market can become a hub for low-scale “neighborhood” housing. Specifically, entry-level and family-oriented housing, two markets currently severely underserved within the CBD, have great potential for success due to the proximity to job centers and similar low-rise neighborhoods to the south and east. New development is envisioned to consist primarily of a mix of townhouses and low-rise apartments and condominiums, and limited ground-floor retail and services. The Farmers Market area’s lower land costs and the fact that lower-density development types are less costly to construct than are higher density buildings suggest that contextually appropriate housing in the Farmers Market can be offered at prices more affordable to middle-income households and families.



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Mid-rise residential and mixed-use buildings also may be appropriate at select locations such as adjacent to transit stations and major intersections, where value premiums may be achievable and where the urban form would welcome a diversified building form. Developments should incorporate a strong pedestrian orientation, with stoops and porches for townhouses and multiple entries for larger buildings. In addition to the landmarks along Harwood Street, several historic commercial structures on Cadiz Street could be adaptively re-used to accommodate new retail, service or live-work uses.



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Pedestrian passages, pocket parks and the central promenade should be organizing features for residential buildings, becoming “front yards” while enhancing the safety and livability of Farmers Market.

The new Pearl Street promenade with small retail kiosks, special streetscape design, and traffi ccalming would link residences and the potential light rail station near Canton to the Farmers Marketentrance.

Traditional rowhouse elements of raised stoops, visible yet private ground fl oors, and well-tendedlandscaping are effective ways of ensuring a safe, attractive sidewalk presence.


Appendix B: Farmers Market TIF Increment Chart

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Property Anticipated Tax Tax AnticipatedYear Value Increment Increment Increment Accumulated

Estimate Revenue Revenue Revenue Revenue (NPV)City Dallas County

1998 $27,706,8511999 $32,251,740 $30,337 $30,337 $0 $28,6882000 $48,849,886 $141,130 $141,130 $0 $160,5842001 $68,642,830 $273,248 $273,248 $0 $385,942

$444,7152002 $69,918,509 $295,397 $295,397 $0 $622,1452003 $68,358,681 $277,250 $277,250 $0 $831,7822004 $66,805,228 $278,362 $278,362 $0 $1,030,8172005 $83,492,312 $413,761 $413,761 $0 $1,310,5772006 $93,337,865 $467,257 $467,257 $0 $1,609,3312007 $96,486,980 $507,318 $507,318 $0 $1,916,0612008 $111,085,798 $591,515 $591,515 $0 $2,254,2522009 $107,740,320 $598,570 $598,570 $0 $2,577,8692010 $103,812,469 $606,562 $606,562 $0 $2,887,9752011 $101,531,538 $588,383 $588,383 $0 $3,172,4312012 $111,686,928 $669,321 $669,321 $0 $3,478,4232013 $115,037,536 $694,491 $585,377 $109,114 $3,778,6572014 $124,488,662 $774,921 $653,170 $121,751 $4,095,4472015 $158,223,322 $1,062,005 $895,149 $166,856 $4,505,9922016 $162,970,021 $1,102,399 $929,197 $173,203 $4,908,9802017 $217,859,122 $1,569,508 $1,322,916 $246,592 $5,451,5252018 $232,394,896 $1,693,208 $1,427,181 $266,027 $6,005,0072019 $239,366,743 $1,752,539 $1,477,190 $275,349 $6,546,7332020 $266,547,745 $1,983,851 $1,672,160 $311,691 $7,126,6162021 $270,545,961 $2,017,876 $1,700,839 $317,037 $7,684,3742022 $274,604,150 $2,052,411 $1,729,948 $322,463 $8,233,8932023 $278,723,213 $2,087,465 $1,759,494 $327,970 $8,602,8092024 $282,904,061 $2,123,044 $1,789,483 $333,560 $9,382,7292025 $287,147,622 $2,159,157 $1,819,923 $339,234 $10,058,2132026 $291,454,836 $2,195,811 $1,850,818 $344,993 $10,916,6702027 $295,826,659 $2,233,016 $1,882,177 $350,839 $11,816,2822028 $300,264,059 $2,270,778 $1,914,007 $356,772 $12,756,058

$28,217,195 $23,409,028 $4,363,452 $12,756,058$1,902,000


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Appendix C: Farmers Market TIF District Budget


Appendix D: Dallas Farmers Market LLC

The Team includes:Spectrum Properties – (Brian Bergersen) Master Developer. Dallas-based developer over the last 20 years. Projects include: Third Rail Lofts (400,000 s.f. of residential & commercial space with a 550 space garage) in downtown Dallas. This project won the Dallas Preservation Award and received award for best new development in Texas from the Texas Downtown Association. Spectrum is responsible for $200 million in construction and redevelopment projects DFMT Group –Janet Cobb – Dallas based restaurateur over the last 30 years. Ms. Cobb owned and operated such restaurants as: Chili’s (founding partner); Tolbert’s Texas Chili Parlor; Dakota’s; Mi Piaci, Natura Café and Salve, introducing authentic cuisine to the Dallas market Blair Black – Dallas based finance expert specializing in restaurant fundingRuth Pack – Dallas-based expert in food distribution business – Standard Fruit & Vegetable Co. originally, now Earthbound FarmsKent Rathbun – Dallas-based expert in farmer coordinationTatum Evans– San Antonio-based manager of the Pearl Farmers MarketMary Kimbrough – Dallas-based expert in food service operations, sales, and partner in the Culinary Nutrition Association since 2006

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Appendix D: Dallas Farmers Market LLC

The Team includes (continued):Manuel, Federico & Estaban Mariel – Dallas-based owners and operators of City FutsalGood Fulton & Farrell Architects - Dallas-based multi-disciplinary design firm with record of success dating back to 1982UCR (Mickey Ashmore & Jack Gosnell) - Dallas-based retail leasing specialists Richards Group – Dallas-based full service advertising agency for the last 34 years. The firm is widely recognized for their successful programs. The Richards Group is the largest independent ad agency in the countryPaul Chapel – Dallas-based architectAnn Yonkers – Washington DC-based co-founder and co-executive director of FRESHFARM markets, an award winning nonprofit that operates 10 farmers markets in the Chesapeake Bay region. She and her husband actively raise laying hens and grow vegetables and fruit using organic methodsLynn Mattie, Deborah Orrill – Dallas-based culinary expertsDan Rizzie – New York-based (SMU educated) artistAngus Wynne III – Dallas-based entertainment promoter

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Appendix E: Stakeholders involved in RFP Process

Debbie Bozeman – Farmers Market Friends PresidentCraig Melde – Property Owner / ArchitectBill Glover – Vendor (Shed 2)William Gray – Vendor (Shed 3)Tanya Ragan – Property Owner’s representativeTroy Thorne, Cindy Alvarado – City Staff (Farmers Market)Robin McCaffrey – Landscape ArchitectDavid Whitley – City Design StudioMichael Genovesi – Dallas Police DepartmentJay Dunn – The BridgeKarl Stundins, Vasavi Pilla – City Staff (Office of Economic DevelopmentJim Wood – Downtown Dallas Inc.

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Appendix F:Land Sale Details

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Land Sale DetailsThe spreadsheet below shows the Fair Market Appraised Value of each of the parcels, land area, building area and existing parking spaces.

AnnualSite Land Area (sf) Building Area (sf) Appraised Value Lease Payment Description

Shed 1 57,750 32,328 $0* $30,000**Existing Shed 1 site and adjoining property

Shed 2 86,515 27,943 $280,000Existing Shed 2 site and adjoining property

Sheds 3/4 108,903 47,236 $1,675,000Existing Sheds 3/4 and adjoining property

Admin Building 42,026 15,250 $1,200,000Existing Admin Building and adjoining property

Remote Parking 74,038 0 $75,000 Existing Remote Parking Area2101/2111 Taylor 42,000 Existing Privately owned property

369,232 164,757 $3,230,000

* The appraised value of Shed 1 is $700,000

* * $30,000 is the base payment + a share of gross revenue


Appendix G:Proposal Meets Adopted City TIF Extension Guidelines

Meets guidelines for a “new era” TIF and falls within the FMPC cap requirement. (See Appendix G for more information on State Law and FMPC)

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State Law FMPCTax Base Definition Real Property Real Property + BPP

Reinvestment Zones Included

TIFs and Other Reinvestment

Zones

TIFs and Other Reinvestment

Zones

Exclusions NoneReinvestment

Zones Contributing 100% of Revenue¹

Cap Level 25%² 10%Current Ratio³ 8.24% 7.37%

¹Cityplace Area TIF District contributes 100% of its revenue to the General Fund, as it ceased increment collection in 2009 and does not count againstthe FMPC Cap.²State Law was recently amended to increase the State's Cap Level from 15% to 25%.³Current Ratios include the proposed amendments to the City Center TIFDistrict.



Changing market conditions within the District:• The redevelopment of the Dallas Farmers Market will create a great impetus for new

development in the Farmers Market Focus AreaAttract substantial redevelopment projects with a private investment of $100M or more over the first 5 years of the extension period (See Slides 16 & 17):

• $114 million in investment is planned for this proposed extension

Generate satisfactory TIF increment to meet specific infrastructure and development needs

• TIF increment, with other funding sources including GO Bond proceeds will cover anticipated infrastructure needs

Reduce the City’s TIF contribution to allow greater general fund cash flow

The City’s contribution to this TIF District decreases for 100% to 90%

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Participation by other taxing entities• Dallas County is anticipated to participate in the extended term at a rate of

55%:Extension limit

• Since Dallas County did not participate in this District previously and most of the land in the original TIF boundaries is developed, staff recommends a term of 15 years for this TIF District

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Dallas Farmer Market District Redevelopment Plan

Documents

Transcript of Dallas Farmer Market District Redevelopment Plan