R-94-05-26-10K - 5/26/1994WHEREAS, the City of Round Rock owns a 0.6374 acre tract of
land adjacent to the Heritage Center, and more fully described in
Exhibit "A ", attached hereto and incorporated herein, and
WHEREAS, the City is unable to utilize this tract of land,
and
WHEREAS, HF2M owns property adjacent to the 0.6374 acres, and
WHEREAS, Gardner Appraisal Group, Inc., has appraised said
0.6374 acres, and estimated the value of said tract to be
$1,500.00, Now Therefore
BE IT RESOLVED BY THE COUNCIL OF THE CITY OF ROUND ROCK,
TEXAS,
That the Mayor is hereby authorized and directed to execute on
behalf of the City a document conveying said 0.6374 acres to HF2M
for $1,500.00.
RESOLVED this 26th day of May, 1994.
ATTEST:
did / f 4
JO ±E LAND, City Secretary
KSIRESOLUTTON
RS05264K
RESOLUTION NO. /e -/ Li- o-S c2 • / ��C
CHARLES CULPEPp /iayor
City of Round Ro k, Texas
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COO r sec
I) N86 "4729" W, (5.96 feet toapoint.
2)
/94 04- 28 (FRI) 13:59 PRGE =03
CRICHTON AND ASSOCIATES
LAND SURVEYORS
107 NORTH LAMPASAS
ROUND ROCK, TEXAS 78664
512- 244 -3395
HELL) NOTES
FIELD NOTES FOR 0.6374 ACRES OUT OF THF. WILEY HARRIS
SURVEY AI3SfRAC1' NO. 298 IN WILI,IAMSON COUNTY, TEXAS
BEING A PORTION OF LOT 9 HERITAGE CENTER, A SUBDIVISION
RECORDED IN CA I31NE'T It SLIDE 294 OF THE WILLIAMSON
COUNTY, TEXAS PLAT RECORDS. SAID TRACT BEING MORE
PARTICULARLY DESCRIBED BY ME FS AND BOUNDS AS
FOLLOWS:
BEGINNING at an iron pin set on the common Tine of Lot 9 a n t i ! .<1t 8 from which an iron pin found
at the Northeast corner of I.rn 8 hears N 12" 44' 48" W, 143.56 feet said point also being the on the 698 M.S.L.
contour for the Northwest corner of this tract and the POINT OF BEGINNING.
THENCE through the interior of said Lot 9 with the 698 M.S.L. contour the following five (5)
courses: - -
1) S 43' 16' 06" E, 43,73 feet to an iron pin set.
2) 5 67° 33' 52" E, 62.77 feet to an iron pin set.
3) S 75" 43' 55" E, 56.56 feet to an iron pin set.
4) S 83° 33' 12" E, 53.87 feet to an iron pin set.
5) N 88° 30' 36" F, 94.00 feet to an iron pin set at the intersection of the 698 M.S.L. contour,
the South line of Lot 9 and the North line of Lot 10 for the Northeast corner of this tract.
THENCE with the common line of Lots 9 and Lot 10 the following two (2) courses:
1) S 64 55' 18" W, 210.16 feet to an iron pin found.
2) S 09" 25' 48" F., 156.73 feet to a point in the center of Brushy Creek for the Southeast corner
of this tract.
THENCE with the South line of said Lot 9 and the center of Brushy Creek the following two (2)
5 56" 11' 02" W, 39 91 feet to a pomt on at the South common corner of saki Lot 9 and Lot
8. for the Southwest corner of this tract.
THENCE N 12° 44' 48" W, with the common line ut said Lots 8 and 9, 346.90 feet to the POINT O
BEGINNING and containing 0.6374 acres more or less.
I hereby certify that the foregoing field notes were prepared from a survey on the ground, under my
supervision and are true and correct to the best of my knowledge and belief.
Witness my hand and seal this the 29th day of April, 1
crmatl Crichton, R.Y.I,.S. 4046
DATE: May 24, 1994
SUBJECT: City Council Meeting, May 26, 1994
ITEM: 10K. Consider a resolution authorizing the Mayor to enter into a
contract for the sale of .6374 acres of land adjacent to Heritage
Center.
STAFF RESOURCE PERSON: Jim Nuse
STAFF RECOMMENDATION
This tract of land belongs to the City and was purchased as part of the Police Department
tract. This portion lies across Onion Branch and is not accessible from our side. HF2M owns
the property adjacent to this piece of land and desires to purchase it. An appraisal has been
done by Tommy Gardener at HF2M's expense. Staff recommends the sale of this land.
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THE GARDNER APPRAISAL GROUP, INC.
REAL ESTATE APPRAISERS AND CONSULTANTS
4314 MEDICAL PARKWAY SUITE 300 AUSTIN, TEXAS 78756
OPINION OF VALUE OF
THE PROPERTY LOCATED ALONG
ONION AND BRUSHY CREEKS,
SOUTH OF U.S. HIGHWAY 79,
EAST OF HERITAGE CENTER CIRCLE
AND WEST OF GEORGETOWN STREET
CITY OF ROUND ROCK,
WILLIAMSON COUNTY, TEXAS
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GARDNER APPRAISAL GROUP, INC.
REAL ESTATE APPRAISERS AND CONSULTANTS
4314 Medical Parkway, Suite 300, Ausuu, Teas 78756 • (512) 458 - 6294
April 28, 1994
Mr. Jeffrey N. Drinkard
HF2M, Inc.
910 Heritage Center Circle
Round Rock, TX 78664
RE: Market Value Opinion of 0.6374 acres, being a portion of Lot
9, Heritage Center, City of Round Rock, Williamson County,
Texas
Dear Mr. Drinkard:
As requested, we have conducted the investigation and analysis
necessary to form an opinion of the Market Value of the fee simple
estate of the surface only of the above captioned property. Value
is dynamic and subject to change. Therefore, value estimates apply
to only one period of time. The effective date of our valuation is
the day of inspection, May 2, 1994. The property is appraised
subject to the Assumptions and Limiting Conditions contained
herein.
This document is a limited scope appraisal assignment and not a
full and complete appraisal report. This document contains a brief
identification, description and highest and best use analysis of
the property, the purpose and scope of the assignment, the
procedures followed, the data considered and the reasoning that
supports our analyses, opinions and conclusions.
IDENTIFICATION AND DESCRIPTION OF THE PROPERTY
The subject property is legally described as 0.6374 acres (27,765
square feet) out of the Wiley Harris Survey Abstract No. 298 in
Williamson County, Texas, being a portion of Lot 9, Heritage
Center, A subdivision recorded in Cabinet F, Slide 294 of the
Williamson County Plat Records. The subject tract of land is
located along the south side of Onion Creek and along the north
side of Brushy Creek within the Heritage Center Mixed -Use
Subdivision, in the City of Round Rock in Williamson County, Texas.
Heritage Center is located along the southside of U. S. Highway 79
East, West of Georgetown Street. The subject site has no road
frontage, that is, it is land locked with access only via the
creeks and via Lots 8, 9 or 10 of the subdivision, which it abuts.
2
The subject property is an unimproved tract of land located within
the Brushy Creek Watershed and within the Edward's Acquifer
Recharge Zone. Therefore, construction on the site and over the
acquifer may be subject to state regulations, specifically Title 30
of the Texas Administrative Code, Chapter 313, which is
administered by the Texas Natural Resources Conservation
Commission. The City of Round Rock, Public Works Department
currently has review authority in implementing these state
regulations. Basically, these regulations were designed to provide
protection of water quality within the Edward's Acquifer Recharge
Zone.
The site's configuration is irregular and located within its
boundaries are a ten -foot and a thirty -foot public utility
easement, considered typical and non - adverse. Surrounding land
uses include a church, the Round Rock Police Department, historical
office buildings, vacant land and residential homes. According to
a survey provided, approximately 17% is located within the 100 -Year
Floodplain and 22% is located within the 500 -Year Floodplain. A
portion of the site is located within Brushy Creek and the northern
boundary of the site abuts Onion Creek. Soils on the site appear
to be typical of the area and construction, if properly engineered
does not appear to be a problem.
Upon inspection, the topsoil ground appeared to be the spoil from
the sanitary sewer trenches which were either bladed or graded over
the site and have not been compacted; that is, the ground was very
sofh and mushy. The topography is sloping with a severe drop off
down to the creeks. The area of the 100 -Year floodplain is within
Brushy Creek and the 500 -Year floodplain is the severely sloping
area which extends downward to the creeks; this area, due to its
steep grade appears unuseable as does the area of the site within
the creek. The terrain is covered with native grasses and
wildflowers and there are several large live oak trees near the
creek areas which have been tagged. All city utilities are
available to the site.
PURPOSE AND SCOPE OF THE APPRAISAL
3
The purpose of the appraisal is to estimate the Market Value of the
fee simple interest in the subject property as of May 2, 1994,
which is the date of our inspection and effective date of the
appraisal. Market Value may be defined as: "The most probable
price in terms of money which a property should bring in a
competitive and open market under all conditions requisite to a
fair sale, buyer and seller, each acting prudently, knowledgeably
and assuming the price is not affected by undue stimulus."
"Implicit in this definition is the consummation of a sale as of a
specified date and the passing of title from seller to buyer under
conditions whereby:
(1) buyer and seller are typically motivated;
(2) both parties are well informed or well
advised, and each acting in what he considers
his own best interest;
(3) a reasonable time is allowed for exposure in
the open market;
(4) payment is made in cash or its equivalent;
(5) financing, if any, is on terms generally
available in the community at the specified
date and typical for the property type in its
locale and;
(6) the price represents a normal consideration
for the property sold unaffected by special
financing amounts and /or terms, services,
fees, costs, or credits incurred in the
transaction."
The scope of our work included:
(1) Research of the surrounding area and neighborhood to ascertain
relevant economic, physical and demographic trends;
(2) Consideration of the extent, character and utility of the
property as it relates to the estimate of the Highest and Best
Use of the land as vacant;
(3) An inspection of the appraised property noting all visible
physical aspects of the land;
(4) A search for recent comparable arm's length transactions of
sales to apply in the Sales Comparison Approach.
This document includes a brief summary of our findings regarding
the highest and best use and value via the Sales Comparison
Approach to value, the only approach for valuing vacant land. Our
sales data has been provided via a summary chart and grid only.
The detailed sales sheet writeups are contained within our files
should a more detailed description of each sale be required.
HIGHEST AND BEST USE ANALYSIS-
4
Highest and Best Use is defined as: "That reasonably probable and
legal use of vacant land or an improved property, which is
physically possible, appropriately supported, financially feasible,
and that results in the highest value. "
In order to estimate the Highest and Best Use of land as though
vacant, four criteria must be met. They are as follows:
1) Physically possible
2) Legally permissible
3) Financially feasible
4) Maximally productive
The subject property consists of a less than an acre, irregular,
interior and land - locked tract. The site is located along Onion
and Brushy Creeks and has approximately 17% within the 100 -Year
Floodplain and 22% within the 500 -Year Floodplain. The current
owner of the parent tract, Lot 9 is The City of Round Rock, where
the Police Department is located. The subject site is currently
not being utilized for any part of the building or site
improvements, and appears to be excess land located on the opposite
side of the creek from the building. Access is only via the creeks
and adjacent Lots 8, 9 and 10. Access from the useable portion of
the parent tract, Lot 9 could only be made available if a bridge
were built over the creek to the subject site. The topography and
terrain is level to sloping downwards into the creeks with a severe
steep dropoff into the creeks. As mentioned earlier, the site is
located within the Edward's Acquifer Recharge Zone, which may
additionally limit development of the site.
Physically possible uses of the site are very limited due to its
location, the creeks, floodplain and its size and configuration.
The surrounding land uses include vacant land to be utilized for an
apartment complex, office buildings, a church and the police
building. As a result of the subject tract's size, location, lack
of road frontage, floodplain area and surrounding uses, physically,
the subject appears to only be useable to the surrounding lots
previously mentioned. Currently, the site is owned by the City of
Round Rock and is not being utilized due to its proximity to the
creeks; it is also currently not being taxed, nor would it be
taxable property if the church purchased the site. From an
economic standpoint, it might serve the City and surrounding
property owners better if it were purchased by the adjacent land
owner and put back on the tax rolls. Due to its size,
configuration, the severe topography and location within the
acquifer and within the floodplain, its uses are very limited. It
1 The Appraisal of Real Estate, 9th Ed. (Chicago, Illinois: American Institute of Real Estate
Appraisers, 1987), p. 269.
VALUE VIA THE SALES COMPARISQN APPROACH
5
is our estimation that it is feasible only for water filtration
and /or for water detention purposes.
The subject is located within the Round Rock City Limits and is
zoned "C -1" - Commercial. This zoning classification's intent is
to establish and preserve areas of medium intensity land use
primarily devoted to general commercial and other non - industrial
activities. Permitted principal uses include offices, services,
amusements, governmental, institutional, commercial, placed of
worship and other non - industrial activities which are conducted
wholly within an enclosed building or buildings. The following
uses are permitted subject to site plan approval by the Development
Review Board: non - industrial activities which entail either
unenclosed operations or storage, schools, caretaker's residence
and a combination of commercial and residential uses within a
single building. It is our understanding that this site does not
possess any restrictive covenants running with the land which are
binding by law. Also utility availability does not appear to be a
problem.
Selling the property to an adjacent land owner, which could put the
property back on the tax rolls is considered to be a maximally
productive use "As Vacant". After considering the physically
possible, legally permissible, financially feasible and maximally
productive criteria, it is concluded that the Highest and Best Use
"As Vacant" would be to sell the property to an adjacent end
user /developer which would require such a site.
The sales comparison approach sometimes referred to as the market
data approach, is a method of valuing properties by analysis and
comparison of market sales, which have similar characteristics as
the subject. These sales, in effect, reflect the attitudes and
actions of buyers and sellers in the marketplace, and the sales are
used as a basis for estimating market value. This method is
probably the easiest understood by the public, as it is based on
the willing buyer /willing seller concept.
The first step in this approach is to locate similar properties in
the general area that have sold within a similar time frame as the
effective date of the appraisal. These sales are analyzed for
prices paid based on differing characteristics utilizing one or
more units of comparison. The unit of comparison used within our
analysis is sales price per acre (SP /AC).
Some of the differences analyzed were terms of financing, change in
market conditions over time, location, zoning, size,
frontage /shape /corner characteristics and amount of floodplain
area. The end result after adjustments is an indication of value
for the subject property.
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Several transactions were reviewed for this analysis. Of these,
four 1993 sales considered to be the most recent and most similar
have been thoroughly analyzed. All of these sales have substantial
floodplain areas and several were purchased for water detention or
water filtration purposes. A brief analysis of these comparables
along with a map showing each comparable's relative location to the
subject and summary chart are included next.
SALE NO.
DATE
LOCATION
ZONING
SIZE
(ACRES)
PERCENT
FLOOD-
PLA!M
FRONTAGE/
SHAPE/
CORNER
SALES
PRICE /AC
1
8/93
Similar
"C -1"
30.34
66
400';
Irreg; No
81,154
2
6/93
Superior
"SF -2"
9.204
40
None;
Irreg; No
S2,826
3
1/93
Inferior
"SF -2"
8.04
62
25'8
400';
Irreg; No
5871
4
1/93
Superior
"SF-2"
21.811
34
1,000';
rectngl;
No
83,324
SUBJECT
4/94
S of 79
"C -1"
0.6374
39
None;
Irreg; No
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SUMMARY AND ANALYSIS OF IMPROVED SALES
ANALYSIS AND COMPARISON
DIRECT COMPARISON - SALES PRICE PER ACRE
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The four sales presented above are located within the subject's
Round Rock market area, and were considered to be the most
comparable to the subject. Adjustments to the sales price per acre
unit of comparison were based upon perceived differences between
each property and the subject. Financing terms were considered
along with market conditions due to time; however, no adjustments
were required for these factors as all sales were either cash to
seller transactions, the sales had previously been adjusted to a
cash equivalency basis or the financing achieved was equal to a
cash price. No adjustment for time was required as all the sales
were good indications of current market activity. -
There were however adjustments required for several categories,
including Location, zoning, Size, Floodplain and
Access /Frontage /Shape /Corner variables. Where possible, we
selected /extracted our adjustments based on a pairing of those
sales which were similar in all respects except the one for which
the adjustment was being extracted. If pairings were not
available, our adjustments were based on those used in previously
encountered similar examples based on our experience /judgment.
Sales 2, 3 and 4 all required an adjustment for location. The
location adjustment was based on the roadway frontage, traffic
counts, access /visibility /exposure. Sales 2 and 4 were adjusted
downward for due to their superior locations compared with the
subject. Sale 3 was adjusted for upward for its inferior location.
Sale 1 was not adjusted and considered equal regarding location.
GOLPARADLE
NUMER
&Meet
t
2
3
4
Sales Price
Per ACRE of
Land Area
51,154
$2,826
5871
53,324
Date of Sale
4/94
8/93
6/93
1/93
1/93
SP Adj. for
Time
- - - --
$1,154
$2,826
5871
$3,324
Location
S/S 79
Similar
-0-
Superior
-20%
Inferior
+25%
Superior
-255
Adjusted SP
$1,154
X2,261
$1,089
$2,493
Zoning
mC -1•
Similar
-0-
Inferior
+5%
Inferior
+55
Inferior
+5%
Adjusted SP
$1,154
$2,374
$1,143
$2,618
Size
0.6374
of an
acre
Inferior
+25X
Inferior
+10%
Inferior
+10%
Inferior
+10%
Adjusted SP
$1,443
$2,611
$1,257
$2,880
Access /Shape
Frontage/
Comer
����
Superior
-5%
Similar
-0-
Similar
-0-
Similar
-0-
Adjusted SP
$1,371
$2,611
51,257
32,880
Floodplain
Yes;
39%
Inferior
+35%
similar
-0-
Inferior
+35%
Similar
-0-
Adjusted
Sale Price
Value
Indication
61,851
$2,238
$1,697
$2,880
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All sales except for Sale 1 were inferior regarding zoning. Only
Sale 1 and the subject were commercially zoned. The inferior sales
were zoned "SF -2 ", a single family standard lot classification and
were adjusted upward since this classification is inferior to
commercially zoned properties.
All sales required adjustments for size as the subject is less than
an acre and all the sales were greater than 8 acres in size,
ranging up to 30 acres. The adjustments ranged from 10 to 25
percent depending on the amount of difference compared to the
subject. Since the subject is an irregular shaped, land - locked
tract with no road frontage and steep slope, Sale 1 was adjusted
downward for superior qualities compared to the subject.
The last adjustment was for amount of floodplain. Sales 2 and 3
required adjustment as these sale had more floodplain and more
unuseable area than the subject and other comparables.
ADJUSTMENT GRID
9
The unadjusted sales range from $871 /acre to $3,324 /acre and after
adjustments the range narrows from $1,697 /acre to $2,880 /acre. The
mean of the adjusted sales is approximately $2,289 /acre and was
rounded to $2,300 per acre. All sales are given equal emphasis as
all are equally comparable to the subject. A value estimate of
approximately $2,300 /acre appears reasonable has been concluded for
the subject, calculated as follows:
Value Computation
$2,300 /acre x 0.6374 of an acre = $1,466
.Rounded to $1,500
We, the undersigned do hereby certify that to the best of our
knowledge and belief, the statements of fact contained in this
report, upon which the analyses, opinions and conclusions expressed
are based, are true and correct. We further certify that the
reported analyses and opinions are limited only by the reported
qualifying conditions and are our personal, unbiased, professional
analyses and conclusions.
The appraisal analyses and opinions were developed and this report
has been prepared in conformance with and is subject to the
requirements of the Code of Professional Ethics and Standards of
Professional Practice of the American Institute of Real Estate
Appraisers. The American Institute of Real Estate Appraisers
conducts a voluntary program of continuing education for its
designated members. MAI's and RM's who meet the minimum standards
of this program are awarded periodic educational certification.
Thomas R. Gardner is currently certified under this program.
We also certify that we have personally inspected the property that
is the subject of this report; that we have no present or
prospective interest in the appraised property; that we have no
personal interest or bias with respect to the parties involved, our
compensation is not contingent upon the reporting of a
predetermined value or direction in value that favors the cause of
the client, the amount of the value estimate, the attainment of a
stipulated result, or the occurrence of a subsequent event. This
appraisal assignment was not based on a requested minimum
valuation, specific valuation or approval of a loan.
We do not authorize the out of context quoting from or partial
reprinting of this appraisal report. Further, neither all nor any
part of this appraisal report shall be disseminated to the general
public by use of the media for public communications without the
prior written consent of the appraisers signing this report.
This report was made
Drinkard. The purpose
of Market Value of the
May 2, 1994.
GARDNER APPRAISAL
BY: Thomas R.
State Certified
BY: v Julianne H
State Certified
CERTIFICATE OF VALUE
10
for the exclusive use of Mr. Jeffrey N.
of the appraisal is to provide an estimate
fee simple interest herein described as of
In our opinion, the subject property can sell for the price shown
below within 12 months.
ONE THOUSAND FIVE HUNDRED DOLLARS
OUP, INC.
rdner, MAI, Consultant
General Real Estate Appraiser Number:
($1,500)
. Fiedler, Associate
General Real Estate Appraiser Number:
TX- 1324283 -G
TX- 1320309 -G
ASSUMPTIONS AND LIMITING CONDITIONS
11
The contents of this report are subject to the following conditions
and to such other specific and limiting conditions as are set forth
in the report.
1. The legal description, if used herein, is assumed to be correct
and the writer assumes no responsibility for matters of a legal
nature affecting the property or the title thereto; nor does the
writer render any opinion as to the title which is assumed to be
good and marketable.
2. Information, estimates and opinions furnished to the writer and
relied upon in reaching any conclusions, judgments or decisions
contained in the report were obtained from sources considered
reliable and are believed to be true and correct. However, no
responsibility for the accuracy of such items can be assumed by the
writer.
3. The writer, by reason of having written this report, is not
required to give testimony or appear in court with reference to the
subject matter contained herein unless prior written arrangements
have been made therefore.
4. Any sketches attached to this report were prepared by the
writer from material furnished, or in the field, and are believed
to be accurate. However, they are include in the report, together
with any photographs of the property, to assist the reader in
visualizing the property and are not guaranteed to be exact.
5. Disclosure of the contents of this report is governed by the
by -laws and regulations of the professional organizations with
which the writer is affiliated. Neither all, nor any part of the
contents of the report, or copy thereof (Including, but not limited
to, conclusions reached, or identity of the writer, professional
designations, reference to any professional organizations, or the
firm with which the writer is associated) shall be used for any
purpose by anyone but the client specified in the report without
the prior written consent of the writer; nor shall any of the
aforementioned items be conveyed by anyone to the public through
advertising, public relations, news, sales, or other media, without
the written consent and approval of the writer.
6. Unless otherwise noted all existing liens and /or encumbrances,
if any, have been disregarded and any conclusions, judgments and /or
decisions reached were done so as though the property was free and
clear and under responsible and competent management. Typical
financing as may be customarily secured for this type of property
has been considered as has a favorable mortgage position if any.
12
7. The writer assumes that there are no hidden or unapparent
conditions of the property, soil, subsoil, or improvements,if any,
which would render it more or less valuable. The writer assumes no
responsibility for such conditions for engineering which might be
required to discover such factors.
8. Any comments concerning proposed construction, repairs,
alterations are contingent upon the improvements being completed in
a good and workmanlike manner and substantially in accordance with
the plans, specifications and other data furnished to the writer.
9. The distribution, if any, of any value conclusions, judgments
or decisions contained herein between land and improvements
applies only under the existing or proposed program of utilization.
Any separate valuations for land and improvements must not be used
in conjunction with any other analysis and are invalid if so used.
10. This appraisal is made based on the assumption that there is
clear and marketable title to the property under appraisement.
11. It is assumed that the property under appraisement or a
portion thereof is not part of a habitat area for any endangered or
threatened species. Consequently, the indicated value or values
are based on the assumption that the market for properties in this
area will not be adversely affected by any endangered or threatened
species.
12. Unless otherwise stated in this report, the existence of
hazardous material, which may or may not be present on the
property, was not observed by the appraiser. The appraiser has no
knowledge of the existence of such materials on or in the property.
The appraiser, however, is not qualified to detect such substances.
The presence of substances such as asbestos, urea - formaldehyde foam
insulation, or other potentially hazardous materials may affect the
value of the property. The value estimate is predicated on the
assumption that there is no such material on or in the property
that would cause a loss in value. No responsibility is assumed for
any such conditions, or for any expertise or engineering knowledge
required to discover them. The client is urged to retain an expert
in this field, if desired.
EDUCATION:
APPRAISER'S QUALIFICATIONS
THOMAS R. GARDNER, MAI
4314 Medical Parkway, Suite 300
Austin, Texas 78756
(512) 458 -6294
Fax: (512) 458 -6715
THE UNIVERSITY OF TEXAS
School of Business Administration
AMERICAN INSTITUTE OF REAL ESTATE APPRAISERS
Course I, Austin - 1959
Course II, Dallas - 1965
SOCIETY OF REAL ESTATE APPRAISERS
Principles and Techniques of Residential Appraising,
Austin - 1963
INSTRUCTORS CLINIC FOR SREA
Course 101, University of Indiana - 1972
San Francisco, California - 1975
13
Attended various seminars and lectures presented by AIREA, SREA and
The University of Texas Finance and Real Estate Departments
Currently certified in the voluntary program of continuing
education for designated members of The Appraisal Institute
EXPERIENCE:
Three years of real estate sales - 1955 -1958
Five years Right -of -Way Appraiser,
Texas Highway Department - 1958 -1963
Associated with Jim Frederick, SRPA, MAI, Real Estate Appraising
and Consulting Firm - June, 1963 - October, 1976,
Established practice as a Real Estate Appraiser and
Consultant - October 1, 1976,
Testified as expert witness in County Court, State District Court,
Federal District Court and Federal Bankruptcy Court
Co- instructor, SREA Course I, Austin - 1973, 1974, 1976, 1979
Approved Appraisal Instructor for Texas Realtors Institute Courses
I, II, and III, taught during 1977, 1978 and 1979
ORGANISATIONS AND COMMITTEES:
State Certified General Real Estate Appraiser No.: TX- 1324283 -G
Licensed Texas Real Estate Broker No. 07488
Appraisal Institute (MAI), No. 5450
Austin Board of Realtors - Realtor Member
AIREA South Texas Chapter No. 29 President, 1982
Member of the San Antonio Chapter of The Appraisal Institute
CLIENTS:
Alliance Bank - Austin
Ameritrust - Austin
Austin Independent School
District
Austin National Bank
Austin Redevelopment Authority
BankOne - Austin, Corpus
Christi, San Antonio
Capitol Mortgage Bankers -
Austin
Cattlemen's State Bank -
Austin
City of Austin
City of Elgin
City of Round Rock
Columbus Life Insurance Co. -
Cincinnati, Ohio
Cullen Bank - Houston
Diamond Shamrock Corporation
F D I C
First Interstate Bank -
Austin, Houston, Seabrook,
Addicks, Marble Falls
I B M Corporation
Lamar Savings Association -
Austin
Liberty National Bank - Austin
Los Angeles Times Mirror
Lo -Vaca Gathering Company -
Corpus Christi
Lower Colorado River Authority
NationsBank - Austin, San
Antonio, Dallas, Houston
Pacific Southwest Savings Bank
- Corpus Christi
San Marcos River Authority
Security Pacific Housing-
Services - San Diego, CA.
Southwestern Bell Telephone
Company
Texas Commerce Bank - Austin
and Houston
Texas Parks & Wildlife Dept.
Texas Highway Department
The University of Texas at
Austin
U. S. Treasury Department
Washington Mortgage Group -
Vienna, Virginia
Various Individuals &
Attorneys
14
EXPERIENCE:
APPRAISER'S QUALIFICATIONS
JULIANNE BARRIS FIEDLER
15
Currently State Certified General Real Estate Appraiser affiliated
with Gardner Appraisal Group, Inc. 4314 Medical Parkway, Suite 300,
Austin, Texas 78756
1987 to 1992 - Staff and Review Appraiser, NationsBank of Texas,
NA, Real Estate Appraisal Department, P. O. Box 908, Austin, Texas
78781 - 0908
1984 to 1987 - Independent Fee Appraiser, various firms in Austin,
Texas
EDUCATION:
M.Ed., 1986, The University of Texas at Austin, Austin, Texas
M.S., 1980, The University of Texas at Dallas, Richardson, Texas
B.S., 1976, East Texas State University, Commerce, Texas
Successfully passed the respective exam equivalent of the following
courses offered by the Appraisal Institute:
Principles of Real Estate Appraisal
Basic Valuation Procedures
Successfully completed the following courses sponsored by the
Appraisal Institute: -
Capitalization Theory and Techniques, Parts A & B
Standards of Professional Practice
Case Studies in Real Estate Valuation
Valuation Analysis and Report Writing
Attended the following seminar sponsored by the Appraisal
Institute:
Reviewing Appraisals, March 23, 1990, Dallas, Texas
PROFESSIONAL AFFILIATIONS:
Candidate, Member Appraisal Institute, Appraisal Institute #M851982
State of Texas Real Estate Broker, License #349773 -35
State Certified General Real Estate Appraiser, #TX 1320309 -
P H O T O G R A P H S
VIEW OF THE SUBJECT LOOKING WEST NEAR THE EDGE OF
THE 500 YEAR FIOODPL,AIN
VIEW OF THE SUBJECT LOOKING SOUTH TOWARDS BRUSHY CREEK
16
PHOTOGRAPHS
VIEW OF THE SUBJECT LOOKING EAST
VIEW OF THE SUBJECT LOOKING SOUTH FROM LOT 8
NEAR HERITAGE CENTER CIRCLE
17
1 ADDENDA 1
Plat Map
Sa• 0o••E --
7
B
/0' '6 5
N/P 4S %"O t./
N.53'SO 36 04'
--;iZG 7v-
r
(V
Ia
oc/l7
4 70•
OWNERS:
ACREAGE:
SURVEY:
NO. OF BLOCKS:
NO. OF LOTS:
LINEAR FEET OF
NEW STREETS:
DATE:
SURVEYOR:
ENGINEER:
S'Sr /!°'S6'E
U3 5U'
NB4'i 09 E - , Po E
/0/ VS'
/0'!l r /L /r 69'77
546/ 453
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E
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ry esyr. 5 .�4 3� 37 ''t,J
2
/,5 9EWE7
\ 93G 743'
`\ L
E9rlr.
.E G? p
'vdG 7-
L
51.4//5 NE.ViA/A
KEN BURGE AND THE PROTESTANT
EPISCOPAL CHURCH OF THE
46.406 ACRES
WILEY HARRIS 1/3 LEAGUE
10
\
82238'
NOV. 7, 1984
ASSOCIATED SURVEYING & MAPPING, INC.
MEY N T.T FR- 1 .YTTYELLYTT�N -AT.T F.N INC.
-
33.47'
4/ 70.Z9
Noe 4859 E - /42.45
LOT /0
DIOCESE OF TEXAS
sip e„,.4.
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LEGEND
rn
0
• IRON PIN FOUND
C•) IRON PIN SET
POINT IN CENTF.RLINE
OF BRUSHY CREEK
l CRICHTON
•
AND ASSOCIATES
• LAND SURVEYORS
107 N. LAMPASAS STREET
ROUND ROCK, TEXAS 70664
(612) 044 -6306
FAX (612) 244 -6608
_uis'FARc : �
L
LI - - i U]RRC
__ - '' -- .. d B7'
— -� —; -- 39 91'
—L� �(i J 1'U2 W 1.5 96'
L - - - in_ i 1 - 66'47'29'_ - -- 6277'
q - 1 _S Fi7 3'l _ 52' V - - - 73'
r -- - ( -{ S 4:3_16'06 E r —
1.5 -- 56.56' �
L6 _i 75'43'55 _ET
1.6
VI
m
:
■
X L3
L0)J!S - !'!(;. -, E : :-
11 N 66'N0'36 F:
Survey
31
1.07 10
SKETCH TO ACX OMPANY FIELD NO'T'ES FOR 0.6374 ACRES OUT
OF THE WILEY HARRIS SURVEY ABSTRACT NO. 298 IN
WII,LIAMSON COUNTY, 'IEXAS BEING A PORTION OF LOT 9
HERITAGE CENTER. A SUBDIVISION RECORDED IN CABINET P
SLIDE 294 OF THE WII.LIAMSON COUNTY, TFXAS PLAT
RECORDS.
1
1
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1
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1
1
1
1
1
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1
1
1
I FROM 1 � 04 -28 (FR 1) 13:59 PAGE: 03
courses:
cnursce:
CRICHTON AND ASSOCIATES
LAND SURVEYORS
107 NORTH LAMPASAS
ROUND ROCK, TEXAS 78664
512- 244 -3395
FIELD NOTES
FIELD NOTES FOR 0.6374 ACRES OUT' OF THE WILEY HARRIS
SURVEY AB3STRACI' NO. 298 IN WILLIAMSON COUNTY, TEXAS
BEINGA PORTION OF LOT9 HERITAGE CENTER, A SUBDIVISION
RECORDED IN CABINET 1 SLIDE 294 OF THE WII.I.IAMSON
COUNTY, TEXAS PLAT RECORDS. SAID TRACT BEING MORE
PARTICULARLY DESCRIBED BY MFIFS AND ROUNDS AS
FOLLOWS:
BEGINNING at an iron pin set on the common line of Lot 9 and 1.o0 8 from which an iron pin found
at the Northeast corner of Lot 8 hears N 12° 44' 48" W, 143.56 feet said point also being the on the 698 M.S.L.
contour for the Northwest corner of this tract and the POINT OF BEGINNING.
THENCE through the interior of said Lot 9 with the 698 M.S.L. contour the following five (5)
1) S 43° 16' 06" E, 43.73 feet to an iron pin set.
2) S 67° 33' 52" E, 62.77 feet to an iron pin set.
3) S 75" 43' 55" E, 56.56 feet to an iron pin set.
4) S 83° 33' 12" E, 53.87 feet to an iron pin set.
5) N 88° 30' 36" E, 94.00 feet to an iron pits set at the intersection of the 698 M.S.L. contour,
the South line of Lot 9 and the North lint of Lot 10 for the Northeast corner of this tract.
THENCE with the common lint of Lots 9 and Lot 10 the following two (2) courses:
1) S (4° 55' 18" W, 210.16 feet to an iron pin found.
2) S (19" 25' 48" F., 156.73 tcct to a point in the center of Brushy Creek for the Southeast corner
of this tract.
THENCE with the South line of said Lot 9 and the center of Brushy Creek the following two (2)
1) N 86" 47' 29" W, 15 96 feet to a point.
21 S 56" 1 1' 02" \V, 39 91 feet to a point on at the South common corner 01 said Lot 9 and Lot
8, for the Southwest corner of this tract.
FROM
1
THENCE N 12°44'48" W. with the common line of said Lots 8 and 9, 3.6. feet to the POINT OF
BEGINNING containing 0.6374 acres mole or less.
I hereby certify that the foregoing field notes w ere prepared from a survey on the ground, under my
supervision and are taste and correct to the hest of my knowledge anti belief.
Witness my hand and se.il this the 29th day of Ap 1
IIEP .1A;v CRICHTON
4046 c.,s
S t1 H
-''' ''''r�raizrr—•'T,sfl?^ = 1y94 04- 28(FRI) I3: 59 PRGE: 04
crman Crichton, R.Y.L.S. 4046
1
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Zoning Map
R
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10
CENTER
�� W I t_I
RABB
O,50A
Su b ject
r.i=u A
SECT. `r
AMERICAN
LEGION
2.5 Ac.
c
PREFE
STAM
2.3
1111 . 11 111111111
VIRGINIA II • 1
ja1111 . = KAY 111.,
DRI
1 r
_, E. OAK
-... r At ;RI: IC -lR.,1
'IVi I� ra n'TI_
- PALM VALLEY BLVD. 1
Ip o lom mir
N
PECAN
( 79)
AVE
L.�
DA PO:4Y
i wr r
ario,
alalor
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cc
1
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420
PA k
I. 3
M F
MESA PARK
SECT 6
, •••
``J�� OR n"
MESA
SECT.
OSCAR STARK
BR(
Flood Plain Map)
fHBM
WWI suus 1011411. su
CITY OP
ROUND
ROCK,
TEXAS
WILLI...SON COUNTY
semen
s[vrmen n. [v:
WATERSHED BOUNDARIES AND
EDWARDS AQUIFER RECHARGE
ZONE: 1983
118.1F 1. OCOPIIMINT SITS
POW F.I.O*0 InG.CO■VOUCIKT we
( Sales Map )
LOCATION:
GRANTOR:
GRANTEE: HF2M, Inc.
TOTAL
CONSIDERATION: $35,000
UNIT PRICE: $1,154 /ac.
TERMS: Cash
AREA: 30.34 ac.
PRESENT/
PROPOSED USE:
COMMENTS:
CONFIRMATION:
MARKET DATA
VACANT LAND
SALE: X SALE NO: 1
OFFERING: COUNTY: Williamson
MAP COOR: PARCEL: R16- 0297 -0000 -0121
TYPE: Vacant Land REF. NO:
DATE: 8 -3 -93 VOLUME: 2352 PAGE: 321
South side of Hwy. 79 across from the
intersection of Hwy. 79 and Sunrise Road or
County Road 115, Round Rock, Texas
LEGAL DESCRIPTION: P. A. Holder Survey, Abs. 297
RTC as receiver for Capitol Federal Savings
Assoc. - Houston
DESCRIPTION: Level topography, irregular shaped tract with
10 acres useable and out of floodplain of
Brushy Creek ( ±66% or ±20 acres in floodplain)
FRONTAGE: ±400 ft. along south side Hwy. 79
UTILITIES: All available
ZONING: "C -1" & "I -1" Commercial and Industrial
SURROUNDING
LAND USES: Vacant land, commercial uses, residential
subdivisions
For water detention; grantee owns adjacent
property
Not located within the Edward's Acquifer
Recharge Zone
Jeff Drinkard, HF2M, Inc., 218 -8000, deed
reviewed, 5/94, (jhf).
SALE: X
OFFERING:
MAP COOR:
TYPE: Vacant
DATE: 11 -19 -92
1 -13 -93
LOCATION:
LEGAL DESCRIPTION:
GRANTOR:
GRANTEE:
TOTAL
CONSIDERATION:
UNIT PRICE:
TERMS:
AREA:
DESCRIPTION:
Land
(auction), VOLUME: 2248 PAGE: 875
(recorded)
904 South Mandell St., Round Rock, Texas
Wiley Harris Survey Abstract 298
FDIC as receiver of Bank of the Hills
HF2M, Inc.
$7,000
$871 /ac.
Cash
8.04 ac.
MARKET DATA
VACANT LAND
SALE NO: 2
COUNTY: Williamson
PARCEL: R16- 0298- 0000 -0021
REF. NO:
Irregular shaped tract with limited frontage
on Mandell & Logan Streets and ±5 acres in the
floodplain
FRONTAGE: ±25' along west side Mandell St. & ±400' along
south side of Logan St.
UTILITIES:
ZONING:
SURROUNDING
LAND USES:
PRESENT/
PROPOSED USE:
COMMENTS:
CONFIRMATION:
All available
"SF -2" Single Family Residential Standard Lot
Apartments, commercial uses
For detention filtration of adjacent property.
Purchasers own adjacent 30.432 acres which was
purchased from Robert Pfluger for $30,000 per
acre. Subject is located within the Edward's
Acquifer Recharge Zone.
Jeff Drinkard, HF2M, Inc., 218 -8000, deed
reviewed, 5/94, (jhf).
MARKET DATA
VACANT LAND
SALE: X SALE NO: 3
OFFERING: COUNTY: Williamson
MAP COOR: PARCEL: R16- 0130 - 0000 -0037
TYPE: Vacant Land REF. NO:
DATE: 1 -7 -93 VOLUME: 2245 PAGE: 683
LOCATION: South side FM 3406, west of Plantation
Subdivision Sec. 1, Round Rock, TX
LEGAL DESCRIPTION: David Curry Survey, Abs. 130
GRANTOR: Edgar E. Hoppe
GRANTEE: HF2M, Inc.
TOTAL
CONSIDERATION: $72,500
UNIT PRICE: $3,324/ac.
TERMS: Cash
AREA: 21.81 acres or 950,087 SF
DESCRIPTION: Level rectangular shaped; 14.5 acres only was
useable; 34% in floodplain
FRONTAGE: ±1,000' along south side of FM 3406
UTILITIES: All available
ZONING: "SF -2"
SURROUNDING
LAND USES: Vacant, residential subdivisions, school
PRESENT/
PROPOSED USE: Purchased for a portion to be utilized as
water filtration for adjacent subdivision.
COMMENTS: Located in the Edward's Acquifer Recharge
Zone.
CONFIRMATION: Jeff Drinkard, HF2M, Inc., 218 -8000, deed
reviewed, 5/94, (jhf).
SALE: X
OFFERING:
MAP COOR:
TYPE:
DATE: 6-14-93
TOTAL
CONSIDERATION:
UNIT PRICE:
TERMS:
AREA:
DESCRIPTION:
FRONTAGE:
UTILITIES:
ZONING:
SURROUNDING
LAND USES:
PRESENT/
PROPOSED USE:
COMMENTS:
CONFIRMATION:
Vacant Land
$26,011
$2,826/ac.
Cash
9.204 ac.
MARRET DATA
VACANT LAND
SALE NO: 4
COUNTY: Williamson
PARCEL: R16-0130-0000-0019E
REF. NO:
VOLUME: 2340 PAGE: 011
LOCATION: South side FM 3406, W of Railroad tracks,
Round Rock, TX
LEGAL DESCRIPTION: David Curry Survey, Abs. 130; Tract 6
Undeveloped The Woods
GRANTOR: Austin Woods Associates, Inc. (A California
Ltd. Partnership)
GRANTEE: HF2M, Inc.
Level interior tract with 40% in floodplain,
abuts railroad tracks; 60 percent useable
area.
None; landlocked interior tract
All available
"SF-2"
Vacant land, residential subdivisions, school
Purchased for assemblage,
adjacent property.
Subject is located within
Acquifer Recharge Zone.
Jeff Drinkard, HF2M, Inc.,
reviewed, 5/94, (jhf).
grantee owned
the Edward's
218-8000, deed