Ord 12-2015 3/17/2015
Ordinance No. 12-2015
Ordinance designating a certain area as a Tax Increment Financing
District, Reinvestment Zone #4, providing findings of fact, adopting
the Plan, and declaring an emergency
WHEREAS, the City Council wishes to promote the development or
redevelopment of a certain contiguous geographic area within its jurisdiction by the
creation of a Tax Increment Financing District, Reinvestment Zone, as codified in
Chapter 311 of the Texas Tax Code and known as the Tax Increment Financing Act
(“the ACT”); and,
WHEREAS, the City has notified the proper officials of Wichita County and
Wichita Falls Independent School District, as required by the ACT; and,
WHEREAS, a public hearing was conducted at 8:30 a.m. on the 17 th day of
March, 2015, before the Wichita Falls City Council, such date being at least seven (7)
days after the date of publication of the notice of such public hearing in a newspaper of
general circulation in the City of Wichita Falls; and,
WHEREAS, at such hearing, the City invited any interested person to appear
and contest for or against the creation of the Reinvestment Zone, whether all or part of
the territory, which is described by a metes and bounds description attached hereto as
Exhibit “A” and depicted in the drawing attached hereto as Exhibit “B,” should be
included in such proposed Reinvestment Zone; and,
WHEREAS, all owners of property located within the proposed Reinvestment
Zone, and all other taxing units and other interested persons, were given the
opportunity at such public hearing to protest the creation of the proposed Reinvestment
Zone or the inclusion of their property in such Reinvestment Zone; and ,
WHEREAS, the proponents of the Reinvestment Zone offered evidence, both
oral and documentary, in favor of all of t he foregoing matters relating to the creation of
the Reinvestment Zone, and no opponents of the Reinvestment Zone appeared to
contest creation of the Reinvestment Zone; and,
WHEREAS, after considering all testimony and evidence offered at the public
hearing, the City Council finds that improvements in the Reinvestment Zone will
enhance significantly the value of all taxable real property in the Zone, will be of
general benefit to the City of Wichita Falls, and that it will be in the public interest to
pass this ordinance creating a Reinvestment Zone.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WICHITA FALLS, TEXAS, THAT:
1. The facts and recitations contained in the preamble of this Ordinance are
hereby found and declared to be true and correct.
2. The City, after conducting such hearing and having heard such evidence and
testimony has made the following findings and determinations based on the evidence
and testimony presented to it:
(a) That the public hearing on adoption of the Reinvestment Zone has been
properly called, held and conducted, and that notice of such hearing has
been published as required by law; and,
(b) That the City has jurisdiction to hold and conduct this public hearing on the
creation of the proposed Reinvestment Zone, pursuant to the ACT; and,
(c) That creation of the proposed Zone will result in benefits to the City, its
residents and property owners, and to the property, residents and property
owners in the Reinvestment Zone; and,
(d) That the Rei nvestment Zone, as defined in Exhibits “A” and “B”, meets the
criteria for the creation of a Reinvestment Zone as set forth in Section
311.005 of the ACT in that:
(1) The area can substantially arrest or impair the sound growth of the City of
Wichita Fall s, retard the provision of housing accommodations, or
constitute an economic or social liability and be a menace to the public
health, safety, morals, or welfare in its present condition and use because
of the presence of:
a. A substantial number of substandard, slum, deteriorated, or
deteriorating structures;
b. The predominance of defective or inadequate sidewalk or street
layout;
c. Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness;
d. Unsanitary or unsafe conditions;
e. Conditions that endanger life or property by fire or other causes;
(2) It is predominantly open and, because of obsolete platting, deterioration
of structures or site improvements, or other factors, may substantially
impair or arrest the sound growth of the municipality and downtown.
(3) Improvements in the Reinvestment Zone will enhance significantly the
value of all taxable real property in the Reinvestment Zone.
3. The City hereby creates a Tax Increment Financing District, Reinvestment
Zone Number 4, City of Wichita Falls (“the Zone”) over the area described by the
description in Exhibit “A,” attached hereto and depicted in a drawing attached hereto as
Exhibit “B.”
4. The operation of the Zone shall commence on March 17, 2015, and shall
terminate on December 31, 2035. The Zone may be renewed for an additional five (5)
years, or may terminate sooner by subsequent ordinance.
5. The City hereby creates a Board of Directors for the Zone, which shall consist
of seven (7) members, at least five (5) of which shall be appointed by the Wichita Falls
City Council, and two (2) by the Wichita County Commissioners Court. Four Board
members shall have initial appointments terminating on December 31, 2017. Three
Board members shall have initial appointments terminating on D ecember 31, 2016. All
subsequent appointments shall be made for two year staggered terms. In the event that
no successor has been appointed by December 31 of any year, such member shall
continue to serve until his or her successor is appointed.
The City Council shall appoint one member of the Board to serve as chairman for a
term of one year that begins on January 1 of the following year. The Board of Directors
may elect a vice-chairman to preside in the absence of the chairman or when there is a
vacancy in the office of chairman. The Board may elect other officers as it considers
appropriate.
6. There is hereby created a Tax Increment Fund #4 for the Zone into which all
tax increments shall be deposited. The tax increments shall be equal to the amount of
property taxes levied for a year on the captured appraised value that is the amount by
which the current appraised value of all taxable real property located in the Zone
exceeds its tax increment base. The base shall be as determined and certified in the
Financial Plan as the 2014 values.
7. The Plan for the Tax Increment Financing District - Reinvestment Zone #4 is
hereby adopted.
8. If any section, paragraph, clause, or provision of this ordinance shall for any
reason be held to be invalid or u nenforceable, the invalidity or unenforceability of such
section, paragraph, clause, or provision shall not affect any of the remaining provisions
of this ordinance.
9. It is hereby officially found, determined, and declared that a sufficient written
notice of the date, hour, place, and subject of the meeting of the City Council at which
this ordinance was adopted was posted at a place convenient and readily accessible at
all times to the general public at the City Hall of the City for the time required by law
preceding this meeting, as required by the Open Meetings Law, Vernon’s Annotated
Civil States, as amended, and that this meeting has been open to the public as
required by law at all times during which this ordinance and the subject matter hereof
has been discussed, considered, and formally acted upon. The City Council further
ratifies, approves, and confirms such written notice and the contents and posting
thereof.
10. It is hereby found and determined that the subject matter of this ordinance
affects the public health, safety, and general welfare of the citizens of Wichita Falls and
that therefore this ordinance , in accordance with Section 311.004 of the ACT, is
declared to be an emergency measure and shall become effective immediately upon its
passage.
PASSED AND APPROVED this the 17th day of March, 2015.
______________________________
M A Y O R
ATTEST:
____________________
City Clerk
EXHIBIT A
TIF REINVESTMENT ZONE #4 BOUNDARY
B EGINNING AT A POINT ON TH E NORTHWEST CORNER O F THE PROPERTY DESCRIBED AS “WEST
25 FEET OF L OTS 36 THRU 39, BLOCK W, MONTGOMERY 2”;
THENCE SOUTHWESTERLY CROSSING MLK JR. BOULEVARD, TO A POINT, SAID POINT BEING THE
MOST NORTHERN CORNER OF L OT 1, BLOCK W, MONTGOMERY 2, SAID POINT ALSO BEING ON
THE NORTHEAST RIGHT -OF-WAY OF L EE STREET;
THENCE SOUTHWESTERLY ALONG THE LOT LINE O F LOT 1, BLOCK W, MONTGOMERY 2 TO THE
NORTHWEST CORNER OF SAID PROPERTY;
THENCE SOUTHEASTERLY ALONG THE NORTHEASTE RN RIGHT-OF-WAY OF LEE STREET TO A
POINT, SAID POINT BEING THE MOST SOUTHERN CORNER OF LOT 13, LESS RIGHT-OF-WAY,
B LOCK W, MONTGOMERY 2;
THENCE EASTERLY TO TH E MOST NORTHWESTERN CORNER OF LOTS 16 & 17, BLOCK W,
MONTGOMERY 2;
THENCE SOUTHEASTERLY ALONG THE WEST EDGE OF SAID LOT AND CONTINUING ACROSS
FRONT S TREET TO A POINT ON THE SOUTHEASTERN RIG HT-OF-WAY LINE OF FRONT STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTE RN RIGHT-OF-WAY OF FRONT STREET TO A
POINT, SAID POINT BEING THE NORTHWESTERN CORNER OF LOT 15, BLOCK 88, ORIGINAL
TOWNSITE;
THENCE SOUTHEASTERLY TO A POINT ON THE SO UTHWESTERN CORNER OF LOT 15, BLOCK 88,
O RIGINAL TOWNSITE, SAID POINT ALSO BEING ON THE NORTHWESTERN RIGHT-OF-WAY LINE OF
AN ALLEY;
THENCE SOUTHWESTERLY ALONG THE NORTHWESTE RN ALLEY RIGHT-OF-WAY TO A POI NT ON
THE SOUTHWESTERN RIG HT-OF-WAY LINE OF LEE STREET, SAID POINT ALSO BEING ON THE
SOUTHEAST CORNER OF L OTS 9 & 10, BLOCK 89, ORIGINAL TOWNSITE;
THENCE SOUTHEASTERLY ALONG THE SOUTHWESTE RN RIGHT-OF-WAY OF LEE STREET TO A
POINT ON THE NORTHWE STERN RIGHT-OF-WAY LINE OF 2ND STREET, SAID POINT ALSO BEING
ON THE SOUTHEAST COR NER OF L OT 1 -A BLOCK 89 ORIGINAL TOWNSITE;
THENCE SOUTHWESTERLY ALONG THE NORTHWESTE RN RIGHT-OF-WAY LINE OF 2ND STREET TO
A POINT ON THE SOUTH WESTERN RIGHT-OF-WAY LINE OF MICHIGAN AVENUE, SAID POINT ALSO
BEING THE MOST EASTE RN CORNER OF L OT 1-A, BLOCK 90, ORIGINAL TOWNSITE;
THENCE SOUTHEASTERLY ALONG THE SOUTHWESTE RN RIGHT-OF-WAY LINE OF MICHIGAN
A VENUE TO A POINT OF INTERSECTION WITH THE SOUTHEASTERN RIGHT-OF-WAY LINE OF 5TH
S TREET EXTENDED;
THENCE NORTHEASTERLY CROSSING MICHIGAN AVENUE AND ALONG THE SOUTHEASTERN
RIGHT-OF-WAY LINE OF 5 TH STREET TO A POINT, SAID POINT BEING THE NORTHWESTERN
CORNER OF L OT 1 -A, B LOCK 137, ORIGINAL TOWNSITE;
THENCE NORTHEASTERLY CROSSING 5 TH STREET AND CONTINUING ALONG THE NO RTHEASTERN
RIGHT-OF-WAY LINE OF AN ALLEY TO A POINT, SAID POINT ALSO BEING THE SOUTHWESTERN
CORNER OF L OT 1, B LOCK 130, ORIGINAL TOWNSITE;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTE RN LOT LINE OF LOT 1, BLOCK 130,
O RIGINAL TOWNSITE AND CROSSING AN ALLEY AN D CONTINUING ALONG THE SOUTHEASTERN
LOT LINE OF L OT 14, B LOCK 131, ORIGINAL TOWNSITE TO A POINT O N THE SOUTHWESTERN
RIGHT-OF-WAY LINE OF AN ALLEY , SAID POINT ALSO BEING THE SOUTHEASTERN CORNER OF LOT
14, B LOCK 131, ORIGINAL TOWNSITE;
THENCE SOUTHEASTERLY ALONG THE SOUTHWESTE RN ALLEY RIGHT-OF-WAY CROSSING 5TH
S TREET AND CONTINUING ALONG THE SOUTHWESTE RN RIGHT-OF-WAY LINE OF AN ALLEY TO A
POINT, SAID POINT BEING THE NORTHEASTERN CORNER OF LOT 10-A REPLAT, BLOCK 136,
O RIGINAL TOWNSITE;
THENCE SOUTHWESTERLY A LONG THE NORTHWESTERN LOT LINE OF LOT 10-A REPLAT, BLOCK
136, O RIGINAL TOWNSITE AND CONTINUI NG ACROSS LEE STREET TO A POINT IN THE
SOUTHWESTERN RIGHT -OF-WAY LINE OF LEE STREET;
THENCE SOUTHEASTERLY ALONG THE SOUTHWESTE RN RIGHT-OF-WAY LINE OF LEE STREET TO
A POINT ON THE MOST EASTERN CORNER OF LOT 6-A REPLAT 6&7, BLOCK 137, ORIGINAL
TOWNSITE;
THENCE SOUTHWESTERLY ALONG THE SOUTHEASTE RN LOT LINE OF LOT 6-A REPLAT 6 & 7,
B LOCK 137, O RIGINAL TOWNSITE, SAID LOT LINE ALSO BEING THE NORTHWESTERN RIGHT-OF-
WAY LINE OF 6 TH S TREET, TO A POINT ON THE SO UTHWESTERN RIGHT-OF-WAY LINE OF AN
ALLEY;
THENCE SOUTHEASTERLY ALONG THE SOUTHWESTE RN RIGHT-OF-WAY LINE OF THE ALLEY TO A
POINT INTERSECTING T HE SOUTHWESTERN RIGHT-OF-WAY OF 7TH STREET;
THENCE NO RTHEASTERLY CROSSING AN ALLEY AND CONTINUING ALONG THE NORTHW ESTERN
LOT LINE OF L OT 1 -A, B LOCK 161, ORIGINAL TOWNSITE, SAID LINE ALSO BEING THE
SOUTHEASTERN RIGHT -OF-WAY LINE OF 7TH STREET, TO A POINT ON THE NO RTHEASTERN
CORNER OF SAID LOT ;
THENCE SOUTHEASTERLY ALONG THE NORTHEASTERN LOT LINE O F LOT 1-A, BLOCK 161,
O RIGINAL TOWNSITE, SAID LINE ALSO BEING THE SOUTHWESTERN RIG HT-OF-WAY LINE OF LEE
S TREET, PASSING A POINT ON T HE SOUTHEASTERN CORNER OF LOT 1-A, BLOCK 161, ORIGINAL
TOWNSITE, AND CONTINUING TO A POINT ON THE NORTH L INE OF A TRACT OF LAND OWNED BY
THE B URLINGTON NORTHERN AND SANTA FE (BNSF) RAILROAD CO. AND IS DESCRIBED AS
CORRIDOR ITEM # 2, ORIGINAL TOWNSITE;
THENCE GENERALLY IN A SOUTHEASTERN DIRECTI ON ALONG THE NORTHERN, EASTERN, AND
SOUTHERN BOUNDARY OF CORRIDOR ITEM # 2, ORIGINAL TOWNSITE, TO A POINT ON THE
SOUTHWESTERN LOT LIN E OF A TRACT OF LAND DESCRIBED AS ALL OF BLOCK A, KINGS
A DDITION;
THENCE SOUTHEASTERLY ALONG THE SOUTHWEST LINE OF ALL OF BLOCK A, KINGS ADDITION
TO A POINT , SAID POINT BEING ON THE MOST SOUTHERN CORNER OF ALL OF BLOCK A, KINGS
A DDITION;
THENCE SOUTHEASTERLY CROSSING EMANUEL DAVIS OVERPASS TO A POINT O N THE
NORTHWEST CORNER OF A TRACT OF LAND DESCRIBED AS LOT 6 LESS RIGHT-OF-WAY, BLOCK
H, G RAINGER & B ALLOW , SAID POINT ALSO BEING ON THE EAST RIGHT-OF-WAY LINE OF
E MANUEL DAVIS OVERPASS;
THENCE GENERALLY IN A SOUTHERLY DIRECTION ALONG THE EAST RIGHT-OF-WAY LINE OF
E MANUEL DAVIS OVERPASS TO A POINT O F INTERSECTION OF THE EAST RIGHT-OF-WAY LINE OF
E MANUEL DAVIS OVERPASS AND THE NORTHEASTERN RIGHT-OF-WAY LINE OF RAILROAD RIGHT-
OF-WAY, SAID POINT BEING ON THE SOUTHWEST CORNER OF LOTS 1 & 2, BLOCK I, GRAINGER &
B ALLOW ;
THENCE SOUTHWESTERLY CROSSING RAILROAD RI GHT-OF-WAY TO A POINT OF INTERSECTION
OF THE NORTH RIGHT -OF-WAY LINE OF GRANGER STREET AND THE WEST RIGHT-OF-WAY LINE
OF L AKE S TREET EXTENDED;
THENCE SOUTH ALONG TH E WEST RIGHT-OF-WAY LINE OF LAKE STREET TO A POINT ON THE
NORTHWEST CORNER OF A TRACT OF LAND DESC RIBED AS THE EAST 29 FEET OF LOT 5, BLOCK
1, B ARWISE AND JALONICK, SAID POINT BEING ALSO ON THE EAST LINE O F RAILROAD RIGHT-OF-
WAY;
THENCE GENERALLY IN A SOUTHERLY DIRECTION ALONG THE EAST LINE OF RAILROAD RIGHT-OF-
WAY AND ALONG THE WE STERN EDGE OF VARIOU S LOTS WITHIN THE BARWISE & JALONICK AND
MCB RIDE 1, AND MCB RIDE 2 TO A POINT ON THE SO UTHWEST CORNER OF A TRACT OF LAND
DESCRIBED AS L OT 1 THRU 7, BLOCK 1, MCBRIDE 2, SAID POINT ALSO BEING ON THE NORTH
RIGHT-OF-WAY LINE OF FORT W ORTH STREET;
THENCE CROSSING MILL S TREET ALONG THE NORT HWESTERN RIGHT-OF-WAY OF FORTH
W ORTH S TREET, CONTINUING TO A POINT ON THE NORTHEASTERN RIGHT-OF-WAY OF KELL
B OULEVARD, SAID POINT ALSO BEIN G ON THE SOUTHWEST CORNER OF LOTS 1 THRU 3 & LOTS 6
THRU 10, B LOCK 7 JALONICK;
THENCE FROM SAID POI NT IN A SLIGHT NORTHWESTERLY DIRECTION TO A POINT ON THE
SOUTHEAST CORNER OF THE PROPERTY DESCRIB ED AS SOUTH 60 FEET OF LOT 6, BLOCK 3,
JALONICK, SAID POINT BEING ALS O THE SOUTHWESTERN RIGHT-OF-WAY OF AN ALLEY
THENCE NORTHWEST ALON G THE WESTERN RIGHT -OF-WAY LINE OF SAID ALLEY TO A POINT ON
THE NORTHWEST RIGHT-OF-WAY LINE OF 14TH STREET, SAID POINT ALSO BEING THE
SOUTHEAST CORNER OF THE PROPERTY DESCRIB ED AS EAST 50 FEET LOT 6 & EAST 50 FEET OF
S OUTH 40 FEET L OT 7, B LOCK 216 ORIGINAL TOWNSHIP;
THENCE NORTHEAST CROS SING THE ALLEY AND CONTINUING ALONG SO UTH LINE OF LOT 1-B,
B LOCK 216, O RIGINAL TOWNSHIP, TO A POINT ON THE SO UTHWEST RIGHT-OF-WAY LINE OF
TRAVIS S TREET, SAID POINT ALSO BEI NG THE SOUTHEAST CO RNER OF LOT 1-B, BLOCK 216,
O RIGINAL TOWNSHIP;
THENCE FOLLOWING NORT H ALONG THE WESTERN RIGHT-OF–WAY LINE OF TRAVIS STREET TO A
POINT ON THE SOUTHEA STERN RIGHT-OF-WAY OF 12TH STREET, SAID POINT ALSO BEING THE
NORTHWEST CORNER OF L OT 1 -A, BLOCK 207, ORIGINAL TOWNSHIP;
THENCE SOUTHWEST ALO NG THE SOUTHERN RIGHT-OF-WAY LINE OF 12TH STREET TO A POINT
ON THE SOUTHWEST RIGHT -OF-WAY OF AUSTIN STREET, SAID POINT ALSO BEING THE
NORTHEAST CORNER OF L OT 1, BLOCK 206, ORIGINAL TOWNSHIP;
THENCE CROSSING 12TH S TREET IN A NORTHWEST ERLY DIRECTION ALONG THE WESTERN RIGHT-
OF-WAY LINE OF A USTIN S TREET EXTENDED TO A POINT O N THE NORTHWESTERN RIGHT-OF-WAY
OF 5 TH S TREET;
THENCE NORTHEAST ALO NG THE NORTHERN RIGHT-OF-WAY LINE OF 5TH STREET TO A POINT ON
THE SOUTHWEST RIGHT -OF-WAY OF L AMAR STREET, SAID POINT ALSO BEING THE SOUTHEAST
CORNER OF L OT 1, B LOCK 1, MPEC SOUTHEAST ADDITION;
THENCE ALONG THE EAS T, THEN SOUTH, THEN EAST PROPERTY L INES OF LOT 1, BLOCK 1,
MPEC S OUTHEAST A DDITION TO THE NORTHERNMOST CORNER OF THE PROPERTY;
THENCE CROSSING THE W ICHITA RIVER IN A NORTHWESTERLY DIRECTION TO A POINT AT THE
SOUTHERNMOST CORNER O F A PROPERTY DESCRIB ED AS 3.27 ACRES OUT OF LOT 17-A, BLOCK
I-1, MONTGOMERY;
THENCE FOLLOWING ALO NG THE SOUTH THEN WE ST PROPERTY LINES OF 3.27 ACRES OUT OF
L OT 17-A, B LOCKI-1, MONTGOMERY TO THE NORTHWEST CORNER OF SAI D PROPERTY, SAID
POINT ALSO BEING THE SOUTHWEST POINT OF T HE WESTERN RIGHT-OF-WAY OF NORTH LAMAR
S TREET;
THENCE ALONG THE WES TERN RIGHT-OF-WAY OF NORTH LAMAR STREET TO A POINT ON THE
SOUTHEAST RIGHT -OF-WAY OF AN ALLEY, SAID POINT ALSO BEING THE NORTHEAST CORNER OF
A PROPERTY DESCRIBED AS NORTH 50 FEET OF LOTS 19& 20 & 21, BLOCK 79, ORIGINAL
TOWNSHIP;
THENCE CROSSING NORTH L AMAR STREET IN A NORTHEAST ERLY DIRECTION ALONG THE RIGHT-
OF-WAY OF THE ALLEY TO THE SOUTHWEST POINT OF AN INTERSECTING ALLEY EXTENDED, SAID
POINT ALSO BEING ON THE PROPERTY LINE OF LOT 16-A, BLOCK 78, ORIGINAL TOWNSHIP;
THENCE NORTHWEST FOL LOWING THE WESTERN RIGHT-OF-WAY OF SAID EXTENDED ALLEY
CROSSING L INCOLN S TREET TO A POINT ON THE NORTHWEST RIGHT-OF-WAY OF LINCOLN
S TREET, SAID POINT ALSO BEIN G THE SOUTHEAST CORNER OF LOT 8, BLOCK 59, ORIGINAL
TOWNSHIP;
THENCE IN A NORTHEAS TERLY DIRECTION ALONG THE NORTHERN RIGHT-OF-WAY LINE OF
L INCOLN S TREET TO THE NORTHEA ST POINT OF RIGHT-OF-WAY OF BURKBURNETT RD, SAID
POINT BEING ALSO THE SOUTHWEST CORNER OF LOTS 15 THRU 22, BLOCK 63, ORIGINAL
TOWNSHIP;
THENCE NORTHWEST ALO NG THE NORTHERN RIGHT-OF-WAY LINE OF LINCOLN STREET TO A
POINT AT THE NORTHWE ST RIGHT-OF-WAY OF MARTIN LUTHER KING JR. BOULEVARD, SAID
POINT ALSO BEING THE SOUTHEAST CORNER OF A PROPERTY DESCRIBED AS LOTS 11, 12, 13,
14 L ESS E AST 5 FEET, B LOCK 63, ORIGINAL TOWNSHIP;
THENCE CROSSING MARTIN L UTHER KING JR. BOULEVARD IN A NORTHEASTERLY DIRECTION TO
A POINT AT THE SOUTH WEST CORNER OF THE PROPERTY DESCRIBED AS LOT 1 THRU 7 & 8-9
LESS WEST 5 FEET, B LOCK 64 & ADJACENT CLOSED STREET, ORIGINAL TOWNSHIP, SAID POINT
BEING ALSO ON THE EA STERN RIGHT-OF-WAY OF MARTIN LUTHER KING JR. BOULEVARD;
THENCE SOUTHEAST FOL LOWING THE EASTERN RIGHT-OF-WAY LINE OF MARTIN LUTHER KING
JR. B OULEVARD TO THE POIN T OF THE BEGINNING .
Exhibit B TIF Reinvestment Zone #4