STRATEGIC PRIORITY: Growing
AGENDA DATE: August 27, 2025
COUNCIL DISTRICT(S): 10, 13
DEPARTMENT: Office of Economic Development
EXECUTIVE: Robin Bentley
______________________________________________________________________
SUBJECT
Title
A public hearing to receive comments concerning: (1) the proposed levy of assessment for the Midtown Improvement District (the “District”) in accordance with Chapter 372, Texas Local Government Code, for the purpose of providing supplemental public services to be funded by special assessments on property in the District; and, at the close of the public hearing; (2) authorize an ordinance approving and adopting the final 2026 Service Plan, the final 2025 Assessment Plan, the 2025 Assessment Roll (to be kept on file with the City Secretary) and 2026 Notice of Obligation to Pay Improvement District Assessment (to be filed with Dallas County); (3) establishing classifications for the apportionment of costs and the methods of assessing special assessments for the services and improvements to property in the District; (4) closing the public hearing and levying a special assessment on property in the District for services and improvements to be provided in the District during 2026; (5) providing for reimbursement of city administrative costs for operational oversight of the District; (6) establishing charges and liens against the property in the District and against the owners thereof; (7) providing for the collection of the 2025 assessment; (8) authorizing the receipt and deposit of assessments from Dallas County; (9) authorizing the disbursement of assessments and interest to MID Management Corporation Midtown Dallas, Inc.; and (10) providing for an effective date - Not to exceed actual collections estimated at $1,664,129.00 - Financing: Midtown Improvement District Fund (subject to appropriations) (see Fiscal Information)
Body
BACKGROUND
Annually, the City Council calls and holds a public hearing to consider the proposed assessment for property in the District and authorizes the Service Plan for the District. Upon adjournment of the hearing on the proposed assessments, the City Council must hear and pass on any objections to a proposed assessment and may amend a proposed assessment on any parcel. After hearing and passing on objections, the City Council by ordinance shall levy the assessment as a special assessment on the property in the District. The adopted Service Plan will be filed with the Dallas County Clerk within seven days of the City Council approval pursuant to the Chapter 372, Texas Local Government Code (the “Act”).
As the entity with which the City contracts to manage the District, Midtown Dallas Inc. provided (MDI) City staff with the District’s proposed 2026 Service Plan and 2025 Assessment Plan for review. Staff found the services and improvements to be advisable and recommends approval subject to the public hearing on August 27, 2025.
Dallas County will collect the District’s assessments, retain a collection fee ($2.90 per account and subject to change), and transfer the remaining assessments to the City. The City will then disburse assessments to the District management entity at a frequency outlined in the District’s management contract.
The District Service Plan consists of:
(a) Nature of the Services and Improvements. The purpose of the District is to supplement and enhance services provided within the District, but not to replace or supplant existing City services provided within the District. The general nature of the proposed services and improvements to be performed by the District includes, but is not limited to: enhanced public safety and security, neighborhood improvements, landscaping, trash/litter removal, graffiti control, beautification, cultural enhancements, Southern Pacific Trail (SoPac) improvements, Midtown Park, Shops at Park Lane, and Midtown Plaza improvements, capital improvement projects, marketing and promotional activities, lighting and signage, development, business recruitment to promote the District and related expenses incurred in establishing, administering, and operating the District as authorized by the Act.
(b) Estimated Cost of the Services and Improvements. During the next five-year period, the estimated annual cost of the improvements and services provided by the District is expected to range from a low of $2,032,890.00 in 2026 to a high of $2,725,469.00 in 2030. The total estimated net assessments to be collected during the next five-year period is approximately $10,784,006.00. The District shall incur no bonded indebtedness.
(c) Boundaries. The boundaries of the District are located wholly within the City of Dallas, Dallas County, Texas. The boundaries of the District are attached to the ordinance as shown in Exhibit A.
(d) Method of Assessment. The assessment shall apportion the costs each year among the property owners on the basis of special benefits accruing to the property. The proposed method of assessment, which may specify included or excluded classes of assessable property, shall be assessed according to the value of the real property and real property improvements as determined by the Dallas Central Appraisal District (DCAD). The net assessment amount for the 2026 Service Plan year is proposed to be $1,664,129.00. This amount is approximately equal to $0.10 per $100.00 valuation for the premium service area in the District and $0.05 per $100.00 valuation for the standard service area as determined by
DCAD. Once levied, this assessment rate shall not increase during the 2026 Service Plan year. Future annual assessment rates, however, may be increased up to a maximum of $0.15 per $100.00 valuation subject to appropriations set forth in the petition that created the District. Any future increase in the assessment rate would also be subject to a public hearing and approval by the City Council.
The real property of jurisdictions and entities that have obtained an exemption from the City of Dallas real property taxes pursuant to the Texas Tax Code (except under the provisions of Sections 11.24 and 11.28 of the Texas Tax Code) will not be subject to an assessment on that portion of the assessed value of the property exempt from City real property taxes. Payment of assessments by other exempt jurisdictions and entities must be established by contract.
(e) Apportionment of costs between the District and the Municipality as a Whole. The assessment is levied on the real property and real property improvements in the District according to the value of such property. Levying the assessment for the services and improvements based on the appraised value of the property results in the apportionment of the costs on the basis of special benefits accruing to the property. City rights-of-way (ROW), railroad ROW, City parks and cemeteries are not specially benefited and therefore are not subject to assessment. The City of Dallas is not responsible for payment of assessment against exempt City property in the District.
PRIOR ACTION/REVIEW (COUNCIL, BOARDS, COMMISSIONS)
On June 23, 1993, the City Council authorized the creation of the Vickery Meadows Public Improvement District (the “District”) for a period of five years and designated the Vickery Meadow Management Corporation as the management entity for the District by Resolution No. 93-2502.
On May 13, 1998, the City Council authorized the renewal of the District, for a period of five years and designated the Vickery Meadow Management Corporation, as the management entity for the District by Resolution No. 98-1439.
On September 10, 2003, the City Council authorized the renewal of the District, for a period of five years and designated the Vickery Meadow Management Corporation, as the management entity for the District by Resolution No. 03-2475.
On June 25, 2008, the City Council authorized the renewal of the District, for a period of seven years and designated the Vickery Meadow Management Corporation, as the management entity for the District by Resolution No. 08-1867.
On August 12, 2015, the City Council authorized the renewal of the District, for a period of seven years and designated the Vickery Meadow Management Corporation, as the management entity for the District by Resolution No. 15-1474.
On September 12, 2018, the City Council authorized an amended and restated management contract with Vickery Meadow Management Corporation, the non-profit corporation designated as the management entity for the District to reflect changes in the process for disbursement of assessment revenue, authorizing the City to disburse assessments to Vickery Meadow Management Corporation, and to address other amendments to the agreement by Resolution No. 18-1328.
On June 8, 2022, the City Council authorized the renewal of the District, for a period of ten years and designated the Vickery Meadows Management Corporation DBA Midtown Management Corporation, as the management entity for the District by Resolution No. 22-0900.
On August 24, 2022, the City Council authorized an ordinance approving and adopting the District’s final 2023 Service Plan, the 2022 Assessment Plan, and the 2022 Assessment Roll by Resolution No. 22-1262 and Ordinance No. 32283.
On August 23, 2023, the City Council authorized an ordinance approving and adopting the District’s final 2024 Service Plan, the 2023 Assessment Plan, and the 2023 Assessment Roll by Resolution No. 23-1181 and Ordinance No. 32533.
On August 28, 2024, the City Council authorized an ordinance approving and adopting the District’s final 2025 Service Plan, the 2024 Assessment Plan, and the 2024 Assessment Roll by Resolution No. 24-1240 and Ordinance No. 32836.
On August 13, 2025, the City Council authorized a public hearing to be held on August 27, 2025, to receive comments on the District’s final 2026 Service Plan, the 2025 Assessment Plan, and the 2025 Assessment Roll by Resolution No. 25-1217.
The City Council was briefed by memorandum regarding this matter on August 8, 2025. <https://dallascityhall.com/government/citymanager/Documents/FY24-25%20Memos/Upcoming%20Public%20Improvement%20District%20(PID)%20Agenda%20Itemson%20August%2013,%202025%20Call%20for%20Public%20Hearing%20for%20PIDs%20to%20Set%20Annual%20Assessment%20Rates%20for%202025%20and%20Adopt%202026%20Service%20Plan.pdf>
The City Council was briefed by memorandum regarding this matter on August 22, 2025. <https://dallascityhall.com/government/citymanager/Documents/FY24-25%20Memos/PID%20Memo.pdf>
FISCAL INFORMATION
|
Fund |
FY 2025 |
FY 2026 |
Future Years |
|
Midtown Improvement District Fund |
$0.00 |
$1,664,129.00 |
$0.00 |
Cost consideration to others - For District property owners, the proposed assessment amount is approximately equal to $0.10 per $100.00 of appraised value for the premium service area in the District and $0.05 per $100.00 of appraised value for the standard service area as determined by DCAD (i.e., property owners within the boundaries of the District pay the assessment and after disbursement by the City, the funds are managed pursuant to the approved Service Plan and a management contract with the City by the District).