R-98-06-11-13B3 - 6/11/1998WHEREAS, it was recently discovered that certain improvements
on the property located at the southwest corner of the intersection
of Mays Drive and Main Street, encroach upon the City right -of -way
on Main Street; and
WHEREAS, the owner desires to resolve this problem by
acquiring a small tract totaling 40.55 sq. ft. and lying within the
City right -of -way on Main Street, said tract being described in
Exhibit "A ", attached hereto and incorporated herein; and
WHEREAS, Section 272.001 of the Local Government Code,
V.A.T.S., allows a city to convey small strips of land without
following the normal notice and bidding procedures; and
WHEREAS,Appraiser Larry W. Riddell, has estimated the fair
market value of the property described in Exhibit "A" to be
$608.25; 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 all documents necessary for the conveyance by
special warranty deed of the real property described in Exhibit "A"
herein in consideration of $608.25.
RESOLVED this llth day of June, j98.
ATTEST:
Ri\R000C8\RBB "LOT! \R80611B3.Wen /e1a
LAND, City Secretary
RESOLUTION NO. R 98 06 11 - 13B3
( / 6 /
CHARLES
1„PPER, Mayor
City of Round Rock, Texas
FIELD NOTES OF 40.55 SQUARE FEET OF LAND
OUT OF WEST THE MAIN STREET RIGHT OF WAY
ADJACENT TO LOTS 17, 18 6 19, BLOCK 8,
ORIGINAL TOWN OF ROUND ROCK,
WILLIAMSON COUNTY, TEXAS
ALL OF THAT 40.55 SQUARE FEET OF LAND, MORE OR LESS, BEING A
PART OF THE WEST MAIN STREET RIGHT OF WAY ADJACENT TO THE
NORTHRRLY SIDE OF LOTS 17, 18 AND 19, BLOCK 8 OF THE ORIGINAL
TOWN OF ROUND ROCK, A SUBDIVISION RECORDED IN CABINET A,
SLIDE 190 OF THE PLAT RECORDS OF WILLIAMSON COUNTY, TEXAS,
AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS:
BEGINNING at an "X" found in concrete drive at the
intersection of the southerly Right of Way line of West Main
Street and tha westerly Right of Way line of South Maya
Street at the northeast corner of Lot 19, Block S of said
Original Town of Round Rock, same also being the northeast
corner of the tract of land conveyed in a Warranty Deed from
Alfred D. and Patricia Hughes to Larry W. Madsen recorded in
Volume 906, Page 160 of the Deed Records of Williamson
County, Texas, for the Southeast corner of the tract herein
described;
THENCE, along the southerly Right of Way line of said West
Main Street, same being the southerly line of the tract
herein described, same also being the northerly line of
Lots 19, 18 and 17 of said Original Town of Round Rock,
S 72 °30'00° W, for a distance of 67.60 feet to an iron rod
found for the Southwest corner of the tract herein described,
same being the northwest corner of said Madsen tract;
THENCE, over and across the West Main Street Right of Way,
same being the westerly line of the tract herein described,
N 16 ° 18'34" W, for a distance of 0.60 feet to a point for the
Northwest corner of the tract herein described;
THENCE, continuing through the West Main Street Right of Way
and along the northerly line of the tract herein described,
N 72 ° 30'00° E, for a distance of 67.60 feet to a point for
the Northeast corner of the tract herein described;
THENCE, continuing through the West Main Street Right of Way
and along the easterly line of the tract herein described,
9 16 °18'44° E, for a distance of 0.60 feet to the POINT OF
BEGINNING and containing 40.55 Square Feet of Land, More or
x:966.
SNS ENGINEERING,
LESLIE 1(Ap .
e f." 1413
ster ng,
Registered Professional La >:_<. 'e ='or No. 1413
SURVEY NO. 971669 -ADT
LW N0.
BEAIIN0 a 0376440E
L1
N IONS'. •
L2
s I6 7
0.60
COOL C4�
0 '
o
to
IRON R00
OF
LESLIE TERL1 N: •
�� s1413�q•
SUR.-
• PART OF LOTS 17, Id AND 79 (FIELD NOTES ATTACHED)
101 Y/EST LAIN STREET
OR;CINAL TOWN OF ROUND ROCK
ROUND ROCK. TEXAS, WILLIAYSON COUNTY
DATE: 02 -10 -98
L2 S 16'16'44 E
0
m
N
10
40 SWARE REi OF LAND
h
m
2
00
0
SOUTH /LAYS .J }REST
/Ar rs Meer f}R Air)
N 1618'34' Yr
LOT 17
971689 -ADT
LOT 1.9
LOT !8
BLOCK 8"
60.90'
• 0011 L01 LINO COO' 1
60.90'
LAtCUUhEO =061
■QN1 rAUS IN 907 Bloc
N
SCALE
ENS Engineering Inc.
ComAtmg EniInee• • Land Marmots • exrroyor•
12eee LM Fedoe Tr. BUN 101 16121336-0944
Austin Texas L6>'>;@4 FAX (61212 6 0 - 68 6
February 18, 1998
Mr. Steve Dillinger
12103 Jekel Circle
Austin, Tx. 78727
RIDDELL /MALIAN APPRAISAL GROUP
LARRY W. RIDDELL, MAI, SRA
3806 BLISS BPILLAR ROAD
MANCHACA, TEXAS 78652
(512) 282 -4157
Re: The Restricted Appraisal Report of 101 West Main, Round Rock,
Texas.
Dear Mr. Dillinger:
Per your request, I have completed a Restricted Appraisal Report of
101 West Main, in Round Rock, Williamson County, Texas. This
property is currently being utilized as a tire repair facility. The
property is presently owned by Russell Madsen, according to the
Williamson County Deed Records. Per your request, only the land
value of the subject property has been estimated in order to arrive
at an estimate of value for the .60' x 67.60' strip along the north
side of the subject site. The total area of this very narrow strip
of land is 40.55 square feet. This is a Restricted Appraisal Report
which is intended to comply with the reporting requirements set
forth under Standards Rule 2 -2(c) of the Uniform Standards of
Professional Appraisal Practice for a Summary Appraisal Report. As
such, it does not present discussions of the data, reasoning, and
analyses that were used in the appraisal process to develop the
appraiser's opinion of value. Supporting documentation concerning
the data, reasoning, and analyses is retained in the appraiser's
file. The depth of discussion contained in this report is specific
to the needs of the client and for the intended use stated
following. The appraiser is not responsible for unauthorized use of
this report.
Should you have any questions or concerns regarding eport,
please do not hesitate to contact my office.
Thank you for allowing me to be of service to y
sine
Lar ddell, MAI, SRA
TX 1 2317• -G
RESTRICTED APPRAISAL REPORT- COMPLETE APPRAISAL
This is a Restricted Appraisal Report which is intended to comply
with the reporting requirements set forth under Standards Rule 2-
2(c) of the Uniform Standards of Professional Appraisal Practice
for a Restricted Appraisal Report. As such, it does not present
discussions of the data, reasoning, and analyses that were used in
the appraisal process to develop the appraiser's opinion of value.
Supporting documentation concerning the data, reasoning, and
analyses is retained in the appraiser's file. The depth of
discussion contained in this report is specific to the needs of the
client and for the intended use stated below. The appraiser is not
responsible for unauthorized use of this report.
CLIENT: Mr. Steve Dillinger
12103 Jekel Circle
Austin, Texas 78727
APPRAISER: Larry W. Riddell, MAI, SRA
Riddell /Mahan Appraisal Group
3806 Bliss Spillar Road
Menchaca, Tx 78652
SUBJECT:
101 West Main Street
Round Rock, Texas 78664
PURPOSE OF THE APPRAISAL: To estimate market value as defined
by the Office of the Controller of the Currency under 12 CFR, Part
34, Subpart C.
INTENDED USE OF THE REPORT: For the sole purpose of assisting the
client, Mr. Steve Dillinger, in negotiations with the City of Round
Rock concerning the 40.55 square feet of right -of -way along the
north side of the subject site.
INTEREST VALUED: Fee Simple; subject to any existing leases, on
the property.
EFFECTIVE DATE OF VALUE: January 29, 1998
DATE OF REPORT: February 18, 1998
Page Tvo
APPRAISAL DEVELOPMENT AND REPORTING PROCESS: In preparing this
appraisal, the appraiser inspected the subject site; gathered
information from the subject's neighborhood or similar competitive
neighborhoods in the greater Round Rock area on comparable land
sales and current listings; confirmed all comparable sale
information with at least one party to the transaction; and
analyzed the information gathered in applying the sales comparison
approach. Only the sales comparison approach is considered
applicable to this appraisal since only the land is being
considered.
To develop the opinion of value, the appraiser performed a complete
appraisal process, as defined by the Uniform Standards of
Professional Appraisal Practice. This means that no departures from
Standard 1 were invoked.
This Restricted Appraisal Report sets forth only the appraiser's
conclusions. Supporting documentation is retained in the
appraiser's file.
REAL ESTATE APPRAISED: 101 West Main Street; legally described
as: Part of Lots 17 -19, Block 8, Original City of Round Rock,
Williamson, County, Texas.
HIGHEST AND BEET USE:
Highest and best use as though vacant: Commercial
Highest and best use as improved: Commercial
CONCLUDED : 61,150 (site only); value of the 40.55 square
oot strip = 8608.25.
ESTINAT TIME: About 6 to 9 months.
Larry id• =Yi, MAI, SRA
Page three
ABBUMPTIONS AND LIMITING CONDITIONS:
1. This is a Restricted Appraisal Report which is intended
to comply with the reporting requirements set forth under Standard
Rule 2 -2(c) of the Uniform Standards of Professional Appraisal
Practice for a Restricted Appraisal Report. As such, it does not
include discussions of the data, reasoning, and analyses that were
used in the appraisal process to (;evelop the appraiser's opinion of
value. Supporting documentation concerning the data, reasoning, and
analyses is retained in the appraiser's file. Tile information
contained in this report is specific to the needs of the client and
for the intended use stated in this report. The appraiser is not
responsible for unauthorized use of this report.
2. No responsibility is assumed for legal or title
considerations. Title to the property is assumed to be good and
marketable unless otherwise stated in this report.
3. The property is appraised free and clear of any or all
liens and encumbrances unless otherwise stated in this report.
4. Responsible ownership and competent property management
are assumed unless otherwise stated in this report.
5. The information furnished by others is believed to be
reliable. However, no warranty is given for its accuracy.
6. All engineering is assumed to be correct. Any plot plans
and illustrative material in this report are included only to
assist the reader in visualizing the property.
7. It is assumed that there are no hidden or unapparent
conditions of the property, subsoil, or structures that render it
more or less valuable. No responsibility is assumed for such
conditions or for arranging for engineering studies that may be
required to discover them.
8. ` It is assumed that there is "full compliance with all
applicable federal, state, and lccal environmental regulations and
laws unless otherwise stated . in` • report.`-
9. ; °It is assumed that all applicable zoning and use,,;
- regulations and restrictions have;_ been. -coMplied with, unless 'a
nonconformity 'has been stated, defined, and considered in this T
It assumed that•all r egitired licenses, certificates of
ccupancy or o ieg3 sletive or ad ainistrative authority from any
Deal, , ;;state, or national governmental, br ,d private • entity o
orgianization 'have been- or - can. be 'obtained or ,renewed for any use o
which the value: estimates contained, in this report are based. y
Page four
11. Any sketch in this report may show approximate dimensions
and is included to assist the reader in visualizing the property.
Maps and exhibits found in this report are provided for reader
reference purposes only. No guarantee as to accuracy is expressed
or implied unless otherwise stated in this report. No survey has
been made for the purpose of this report.
12. It is assumed that the utilization of the land and
improvements is within the boundaries or property lines of the
property described and that there is no encroachment or trespass
unless otherwise stated in this report.
13. The appraiser is not qualified to detect hazardous waste
and /or toxic materials. Any comment by the appraiser that might
suggest the possibility of the presence of such substances should
not be taken as confirmation of the presence of hazardous waste
and /or toxic materials. Such determination would require
investigation by a qualified expert in the field of environmental
assessment. The presence of substances such as asbestos, urea -
formaldehyde foam insulation, or other potentially hazardous
materials may affect the value of the property. The appraiser's
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 unless otherwise stated in this report. No responsibility is
assumed for any environmental conditions, or for any expertise or
engineering knowledge required to discover them. The appraiser's
descriptions and resulting comments are the result of the routine
observations made during the appraisal process.
14. Unless otherwise stated in this report, the subject
property is appraised without a specific compliance survey having
been conducted to determine if the property is or is not in
conformance with the requirements of the Americans with
Disabilities Act. The presence of architectural and communications
barriers that are structural in nature that would restrict access .
by disabled individuals may adversely affect the property's value,
marketability, or. utility.
15. Any proposed improvements "are assumed to be completed' in
a -good workmanlike = manner in accordance with the submitted plans
and specifications. 16. The distribution, if any, of.'the. total valuation in thi
report between land and improvements applies only under the stated
.program of utilization. The separate allocations for land and
buildings must mot be used in conjunction; rith` anyxether.apprais a
are invalid if so 'used.
Page five
17. Possession of this report, or a copy thereof, does not
carry with it the right of publication. It may not be used for any
purpose by any person other than the party to whom it is addressed
without the written consent of the appraiser, and in any event,
only with proper written qualification and only in its entirety.
18. Neither all nor any part of the contents of this report
(especially any conclusions as to value, the identity of the
appraiser, or the firm with which the appraiser is connected) shall
be disseminated to the public through advertising, public
relations, news sales, or other media without prior written consent
and approval of the appraiser.
CERTIFICATION:
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true
and correct.
2. The reported analyses, opinions, and conclusions are
limited only by the reported assumptions and limiting
conditions, and are my personal, unbiased professional
analyses, opinions and conclusions.
3. I have no present or prospective interest in the property
that is the subject of this report and I have no personal
interest or bias with respect to the parties involved.
4. My 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.
5. This appraisal was not based on a requested minimum
valuation, a specific valuation, or the approval of a
loan.
6. My analyses, opinions, and conclusions were developed,
and this report has been prepared in conformity with the
Uniform Standards of Professional Appraisal Practice.
7. I have made a personal inspection of the property that is
the subject of this report.
8. No one provided significant professional assistance to
the person signing this report.
I certify that, to the best of my knowledge and belief,
the reported analyses, Opinions and conclusions` were
developed, and this report has been :prepared, in;
conformity with the -requirements' of the : of
Professional Ethics and the Standards ;of Professio
Appraisal Practice of the Appraisal Institute..
the .r_ _ of ;this report ,is 'subject to t
f •e: Appraisal Institute relating _=
y a prised re preseaatativ e s
s : report, 'TI, Larry W `Riddell, .h
emerits of .S the Gcontianuing educa
isal° Institute •k
ry a
-v
dL
UK
Ul
cl Ill,
"4 , ubject
W Mt
1 /
{ J'S
_2 k \ `
of-y
1
1 - ?,7:
:pitj
'Zit .c.
swam
mum
a ,
■ K+ra.�
: - ass,.;
FEB -13 -1998 112E
ta
4,f
A
n
L2 S 16 44 E
n
.aa sours m ar LW/
i'n
f
e
1
1
Pm aa
ae
fSTEX FENCE 8 DECK 512 258 5975 P.02
SOUTH 1y.! rs S}R6'f T
(Y.sa .Suer � J i Orr)
N_l6'18'34'' -.
LOT 1.9
LOT 18
BLOCK "8"
LOT -17
4000 .0T TINC (TO)
la t Map
60.90'
B ri ri Hsis•Kt
60.90'
R NA III
la1
ZONE X
RM
Larry W. Riddell has been actively involved in the real estate
appraisal profession since 1976 and has resided in the Austin area
for 44 years. Presently, he is involved with all types of real
estate valuation, including commercial property (retail, office,
industrial, special purpose properties), residential property
(single - family, 2 -4 family, multi- family /apartments), and vacant
land valuation (residential lots, farms and ranches, subdivisions,
mixed -use development projects, large vacant tracts - agricultural).
PROFESSIONAL MEMBERSHIPS
MAI Member - The Appraisal Institute #10362
SRA Member - The Appraisal Institute
Texas Real Estate Broker License #322120
State Certified General Real Estate Appraiser # TX- 1323176 -G
EDUCATION
ODALIBICATIONS OF LARRY W. RIDDELL. MAI, 8RA
Bachelor of Science Degree from Texas A &M University (1976).
Society of Real Estate Appraisers (SREA) Course 101 -- Principles of
Residential Appraising, University of Houston (1977).
Society of Real Estate Appraisers (SREA) Course 102 -- Applied
Residential Property Valuation, Trinity University (1984).
Society of Real Estate Appraisers (SREA) Course 201 -- Principles of
Income Property Appraising, University of Colorado (1986).
Society of Real Estate Appraisers (SREA) Course 301 -- Special
Applications of Real Estate Analysis, Banff Center, Banff, Alberta,
Canada (1984).
Society of Real Estate Appraisers (SREA) Course 202 -- Applied Income
Property Valuation, Las Vegas, Nevada (1990).
The Appraisal Institute -.Case Studies in Real
University of Texas; Aust
in, Texas .(1992).
The; Appraisal Institute Comprehensive
Irving, Texas (1994).
Austin Savings .6 Loan Association, Austin, Texas
Residential Construction Inspector, Part . Time
> r . August, 1976. 'e
Austin Savings & Loan:- Association Austin, Texas
i Staff Appraiser, August, /976, to August, _7,978
Estate Valuation,
Appraisal Workshop -. •
Oualifications of Larry W. Riddell. Continued
Self- Employed Home Builder, Austin, Texas
August, 1978 to December, 1982.
R. Robinson & Associates, Inc., Austin, Texas
Staff Appraiser, January, 1983 to August, 1985.
Larry W. Riddell, Appraisal, Austin, Texas and Colorado Springs,
Colorado, Appraiser, September, 1985 to December, 1988.
The W. °. Smith Company, Austin, Texas
Staff Appraiser, May, 1988 to September, 1989.
Graham & Associates, San Marcos, Texas
Staff Appraiser, January, 1989 to February 1992.
Riddell /Mahan Appraisal Group, Austin, Texas
August 1993 to Present.
SEMINARS
AIREA - FHLBB Memorandum R -41C
SREA - Uniform Residential Appraisal Report
SREA - Professional Practice and the Society of Real
Estate Appraisers
SREA - Income Capitalization
SREA - Eminent Domain
SREA - Economic Obsolescence
Appraisal Institute - Standards of Professional Practice, Parts A & B
Appraisal Institute - Leased Fee Valuation
Appraisal Institute - Leasehold Valuation
Appraisal Institute - Rates, Ratios, and Reasonableness
Appraisal Institute - Understanding Limited Scope and Restricted
Appraisals.
Appraisal Institute - Ranch Valuation
EXPERT WITNESS TESTIMONY
Bexar County District Court, San Antonio, Texas
Travis County District Court, Austin, Texas
Federal U.S. Bankruptcy Court, Austin, Texas
City of Lockhart Commissioners Court, Lockhart, Texas
DATE: June 5, 1998
SUBJECT: City Council Meeting - June 11, 1998
ITEM: 13.B.3. Consider a resolution authorizing the Mayor to execute a document to
sell a 0.60 foot by 67.60 foot strip of land to Stephen Dillinger. This
land is south of Round Rock Avenue and will settle an encroachment by
the existing building. Staff Resource Person: Jim Nuse, Public Works
Director.