SPECIAL DISTRICTS CODE
CHAPTER 3811. NEAR NORTHWEST MANAGEMENT DISTRICT
SUBCHAPTER A. GENERAL PROVISIONS
§ 3811.001. DEFINITIONS. In this chapter:
(1) "Board" means the board of directors of the
district.
(2) "District" means the Near Northwest Management
District.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.002. NEAR NORTHWEST MANAGEMENT DISTRICT. A
special district known as the "Near Northwest Management District"
is a governmental agency and political subdivision of this state.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.003. PURPOSE; DECLARATION OF INTENT. (a) The
creation of the district is essential to accomplish the purposes of
Sections 52 and 52-a, Article III, and Section 59, Article XVI,
Texas Constitution, and other public purposes stated in this
chapter. By creating the district and in authorizing Harris
County, the City of Houston, and other political subdivisions to
contract with the district, the legislature has established a
program to accomplish the public purposes set out in Section 52-a,
Article III, Texas Constitution.
(b) The creation of the district is necessary to promote,
develop, encourage, and maintain employment, commerce,
transportation, housing, tourism, recreation, the arts,
entertainment, economic development, safety, and the public
welfare in the near northwest area of the city of Houston.
(c) This chapter and the creation of the district may not be
interpreted to relieve Harris County or the City of Houston from
providing the level of services provided as of May 28, 2001, to the
area in the district or to release the county or the city from the
obligations of each entity to provide services to that area. The
district is created to supplement and not to supplant the county or
city services provided in the area in the district.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.004. FINDINGS OF BENEFIT AND PUBLIC
PURPOSE. (a) The district is created to serve a public use and
benefit.
(b) All land and other property included in the district
will benefit from the improvements and services to be provided by
the district under powers conferred by Sections 52 and 52-a,
Article III, and Section 59, Article XVI, Texas Constitution, and
other powers granted under this chapter.
(c) The creation of the district is in the public interest
and is essential to:
(1) further the public purposes of developing and
diversifying the economy of the state;
(2) eliminate unemployment and underemployment; and
(3) develop or expand transportation and commerce.
(d) The district will:
(1) promote the health, safety, and general welfare of
residents, employers, employees, visitors, and consumers in the
district, and of the public;
(2) provide needed funding for the near northwest area
of the city of Houston to preserve, maintain, and enhance the
economic health and vitality of the area as a community and business
center; and
(3) promote the health, safety, welfare, and enjoyment
of the public by providing pedestrian ways and by landscaping and
developing certain areas in the district, which are necessary for
the restoration, preservation, and enhancement of scenic and
aesthetic beauty.
(e) Pedestrian ways along or across a street, whether at
grade or above or below the surface, and street lighting, street
landscaping, and street art objects are parts of and necessary
components of a street and are considered to be a street or road
improvement.
(f) The district will not act as the agent or
instrumentality of any private interest even though the district
will benefit many private interests as well as the public.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.005. DISTRICT TERRITORY. (a) The district is
composed of the territory contained in the area bounded by T.C.
Jester Boulevard on the east, Pinemont Drive on the south,
Hollister Drive projected to State Road 249 on the west, and State
Road 249 on the north, as those roads existed on May 28, 2001, and as
that territory may have been modified under:
(1) Section 3811.104 or its predecessor statute,
former Section 376.479, Local Government Code, as added by Section
1, Chapter 418, Acts of the 77th Legislature, Regular Session,
2001;
(2) Subchapter J, Chapter 49, Water Code; or
(3) other law.
(b) The boundaries described by Subsection (a) form a
closure. A mistake in the description in the legislative process
does not in any way affect:
(1) the district's organization, existence, and
validity;
(2) the district's right to issue any type of bond,
including a refunding bond, for a purpose for which the district is
created or to pay the principal of and interest on the bond;
(3) the district's right to impose and collect an
assessment or tax; or
(4) the legality or operation of the district or the
board.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.006. APPLICABILITY OF OTHER LAW. Except as
otherwise provided by this chapter, Chapter 375, Local Government
Code, applies to the district, the board, and district employees.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.007. RELATION TO OTHER LAW. This chapter
prevails over any provision of general law, including a law to which
this chapter refers, that is in conflict with or is inconsistent
with this chapter.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.008. LIBERAL CONSTRUCTION OF CHAPTER. This
chapter shall be liberally construed in conformity with the
findings and purposes stated in this chapter.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
SUBCHAPTER B. BOARD OF DIRECTORS
§ 3811.051. BOARD OF DIRECTORS; TERMS. (a) The
district is governed by a board of nine directors who serve
staggered terms of four years with five directors' terms expiring
June 1 of an odd-numbered year and four directors' terms expiring
June 1 of the following odd-numbered year.
(b) The board by resolution may increase or decrease the
number of directors on the board, but only if it is in the best
interest of the district to do so. The board may not:
(1) increase the number of directors to more than 30;
or
(2) decrease the number of directors to fewer than
nine.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.052. APPOINTMENT OF DIRECTORS. The mayor and
members of the governing body of the City of Houston shall appoint
directors from persons recommended by the board who meet the
qualifications prescribed by Subchapter D, Chapter 375, Local
Government Code.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.053. EX OFFICIO DIRECTORS. (a) The following
persons serve as nonvoting ex officio directors:
(1) the directors of the parks and recreation,
planning and development, public works, and civic center
departments of the City of Houston;
(2) the chief of police of the City of Houston;
(3) the general manager of the Metropolitan Transit
Authority of Harris County, Texas; and
(4) the president of each institution of higher
learning located in the district.
(b) If a department described by Subsection (a) is
consolidated, renamed, or changed, the board may appoint a director
of the consolidated, renamed, or changed department as a nonvoting
ex officio director. If a department described by Subsection (a) is
abolished, the board may appoint a representative of another
department of the City of Houston that performs duties comparable
to those performed by the abolished department.
(c) The board may appoint the presiding officer of a
nonprofit corporation that is actively involved in activities in
the near northwest area of the city of Houston to serve as a
nonvoting ex officio director.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.054. CONFLICTS OF INTEREST. (a) Except as
provided by this section:
(1) a director may participate in all board votes and
decisions; and
(2) Chapter 171, Local Government Code, governs
conflicts of interest of directors.
(b) Section 171.004, Local Government Code, does not apply
to the district. A director who has a substantial interest in a
business or charitable entity that will receive a pecuniary benefit
from a board action shall file an affidavit with the board secretary
declaring the interest. Another affidavit is not required if the
director's interest changes.
(c) After the affidavit is filed, the director may
participate in a discussion or vote on that action if:
(1) a majority of the directors have a similar
interest in the same entity; or
(2) all other similar business or charitable entities
in the district will receive a similar pecuniary benefit.
(d) A director who is also an officer or employee of a public
entity may not participate in a discussion of or vote on a matter
regarding a contract with that same public entity.
(e) For purposes of this section, a director has a
substantial interest in a charitable entity in the same manner that
a person would have a substantial interest in a business entity
under Section 171.002, Local Government Code.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
SUBCHAPTER C. POWERS AND DUTIES
§ 3811.101. DISTRICT POWERS. The district has:
(1) all powers necessary to accomplish the purposes
for which the district was created;
(2) the powers given to a corporation under Section
4B, Development Corporation Act of 1979 (Article 5190.6, Vernon's
Texas Civil Statutes), and the power to own, operate, acquire,
construct, lease, improve, and maintain projects; and
(3) the powers given to a housing finance corporation
created under Chapter 394, Local Government Code, to provide
housing or residential development projects in the district.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.102. NONPROFIT CORPORATION. (a) The board by
resolution may authorize the creation of a nonprofit corporation to
assist and act for the district in implementing a project or
providing a service authorized by this chapter.
(b) The nonprofit corporation:
(1) has each power of and is considered for purposes of
this chapter to be a local government corporation created under
Chapter 431, Transportation Code; and
(2) may implement any project and provide any service
authorized by this chapter.
(c) The board shall appoint the board of directors of the
nonprofit corporation. The board of directors of the nonprofit
corporation shall serve in the same manner as, for the same term as,
and on the conditions of the board of directors of a local
government corporation created under Chapter 431, Transportation
Code.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.103. CONTRACTS; GRANTS; DONATIONS. (a) To
protect the public interest, the district may contract with Harris
County or the City of Houston for the county or city to provide law
enforcement services in the district for a fee.
(b) Harris County, the City of Houston, or another political
subdivision of this state, without further authorization, may
contract with the district to implement a project of the district or
assist the district in providing a service authorized under this
chapter. A contract under this subsection may:
(1) be for a period on which the parties agree;
(2) include terms on which the parties agree;
(3) be payable from taxes or any other source of
revenue that may be available for that project or service; or
(4) provide terms under which taxes or other revenue
collected at a district project or from a person using or purchasing
a commodity or service at a district project may be paid or rebated
to the district.
(c) The district may enter into a contract, lease, or other
agreement with or make or accept a grant or loan to or from, or
accept a donation from, any person, including:
(1) the United States;
(2) this state or a state agency;
(3) any political subdivision of this state; or
(4) a public or private corporation, including a
nonprofit corporation created by the board under this subchapter.
(d) The district may perform all acts necessary for the full
exercise of the powers vested in the district on terms and for the
period the board determines advisable.
(e) The implementation of a project is a governmental
function or service for the purposes of Chapter 791, Government
Code.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.104. ANNEXATION. In addition to the authority to
annex territory under Subchapter C, Chapter 375, Local Government
Code, the district has the authority to annex territory located in a
reinvestment zone created by the City of Houston under Chapter 311,
Tax Code, if the city's governing body consents to the annexation.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
SUBCHAPTER D. FINANCIAL PROVISIONS
§ 3811.151. PETITION REQUIRED FOR FINANCING SERVICES AND
IMPROVEMENTS. (a) The board may not finance a service or an
improvement project under this chapter unless a written petition
requesting that service or improvement is filed with the board.
(b) The petition must be signed by:
(1) the owners of a majority of the assessed value of
real property in the district according to the most recent
certified tax appraisal roll for Harris County; or
(2) at least 50 owners of land in the district, if more
than 50 persons own land in the district according to the most
recent certified tax appraisal roll for Harris County.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.152. DISBURSEMENTS AND TRANSFERS OF MONEY. The
board by resolution shall establish the number of directors'
signatures and the procedure required for a disbursement or
transfer of the district's money.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.153. BOARD VOTE REQUIRED TO IMPOSE TAXES,
ASSESSMENTS, OR IMPACT FEES. The imposition of a tax, assessment,
or impact fee requires a vote of a majority of the directors
serving.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.154. AUTHORITY TO IMPOSE AD VALOREM TAXES,
ASSESSMENTS, AND IMPACT FEES. The district may impose an ad
valorem tax, assessment, or impact fee as provided by Chapter 375,
Local Government Code, to provide an improvement or service for a
project or activity the district may acquire, construct, improve,
or provide under this chapter.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.155. MAINTENANCE TAX. (a) If authorized at an
election held in accordance with Section 3811.159, the district may
impose an annual ad valorem tax on taxable property in the district
to:
(1) maintain and operate the district and the
improvements constructed or acquired by the district; or
(2) provide a service.
(b) The board shall determine the tax rate.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.156. ASSESSMENTS; LIENS FOR
ASSESSMENTS. (a) The board by resolution may impose and collect
an assessment for any purpose authorized by this chapter.
(b) An assessment, a reassessment, or an assessment
resulting from an addition to or correction of the assessment roll
by the district, penalties and interest on an assessment or
reassessment, an expense of collection, and reasonable attorney's
fees incurred by the district:
(1) are a first and prior lien against the property
assessed;
(2) are superior to any other lien or claim other than
a lien or claim for county, school district, or municipal ad valorem
taxes; and
(3) are the personal liability of and a charge against
each owner of the property even if the owners are not named in the
assessment proceeding.
(c) The lien is effective from the date of the board's
resolution imposing the assessment until the date the assessment is
paid. The board may enforce the lien in the same manner that the
board may enforce an ad valorem tax lien against real property.
(d) The board may correct, add to, or delete assessments
from its assessment rolls after notice and hearing as provided by
Subchapter F, Chapter 375, Local Government Code.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.157. PROPERTY EXEMPT FROM IMPACT FEES AND
ASSESSMENTS. The district may not impose an impact fee or
assessment on:
(1) a residence homestead as defined by Section 11.13,
Tax Code; or
(2) the property, equipment, or facilities of a person
that provides to the public cable television, gas, light, power,
telephone, sewage, or water service.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.158. OBLIGATIONS; APPROVAL BY CITY OF
HOUSTON. (a) The district may issue bonds or other obligations
payable in whole or in part from ad valorem taxes, assessments,
impact fees, revenue, grants, or other money of the district, or any
combination of those sources of money, to pay for any authorized
purpose of the district.
(b) In exercising the district's borrowing power, the
district may issue a bond or other obligation in the form of a bond,
note, certificate of participation or other instrument evidencing a
proportionate interest in payments to be made by the district, or
other type of obligation.
(c) Except as provided by Subsection (d), the district must
obtain the approval of the City of Houston:
(1) for the issuance of a bond for each improvement
project;
(2) of the plans and specifications of the improvement
project to be financed by the bond; and
(3) of the plans and specifications of a district
improvement project related to:
(A) the use of land owned by the City of Houston;
(B) an easement granted by the City of Houston;
or
(C) a right-of-way of a street, road, or highway.
(d) If the district obtains the approval of the City of
Houston of a capital improvements budget for a specified period not
to exceed five years, the district may finance the capital
improvements and issue bonds specified in the budget without
further approval from the City of Houston.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.159. ELECTIONS REGARDING TAXES OR
BONDS. (a) In addition to the elections required under
Subchapter L, Chapter 375, Local Government Code, the district must
hold an election in the manner provided by that subchapter to obtain
voter approval before the district may:
(1) impose a maintenance tax; or
(2) issue a bond payable from ad valorem taxes or
assessments.
(b) The board may submit multiple purposes in a single
proposition at an election.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
§ 3811.160. SALES AND USE TAX PROHIBITED. The district
may not impose a sales and use tax.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
SUBCHAPTER E. DISSOLUTION
§ 3811.201. DISSOLUTION OF DISTRICT WITH OUTSTANDING
DEBT. If the district has debt when it is dissolved, the district
shall remain in existence solely for the purpose of discharging its
bonds or other obligations according to their terms.
Acts 2003, 78th Leg., ch. 1277, § 1, eff. April 1, 2005.
