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12-09-19 Regular Meeting of the La Porte City Council
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12-09-19 Regular Meeting of the La Porte City Council
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City Meetings
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City Council
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Agenda Packet
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12/9/2019
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SITE ANALYSIS <br />26.45 acres (1,152,162 SF) <br />Area (Size): <br />Irregular <br />Shape: <br />Maximum North/South: ±1,073; Maximum East/West: ± <br />Dimensions: <br />rd <br />N C Street and N 23 Street <br />Access: <br />rd <br />±910 FF: N 23 Street; ±515 FF: N C Street; ±1,073 FF: Union Pacific Railroad <br />Road Frontage (ft): <br />rd <br />N C Street and N 23 Street: Two-lane asphalt paved roadways with open ditch drainage <br />Road Frontage Type: <br />Generally level <br />Topography: <br />Ponds <br />Water Features: <br />Adequate drainage <br />Drainage: <br />Yes - ±35% Shaded Zone X, an area inside the 500-year floodplain; ±25% Zone A, an area inside the 100-year <br />Flood Plain: <br />floodplain <br />Electricity, telephone, public water, public sewer <br />Utilities: <br />Light industrial, commercial, vacant land <br />Adjacent Land Use: <br />La Porte <br />City Limits/ETJ: <br />LI Light Industrial, GC- General Commercial; Deed Restrictions <br />Zoning/Restrictions: <br />La Porte ISD <br />School District: <br />Multiple pipeline easements, high voltage electric transmission lines, aerial easement, typical utility <br />Existing Easements: <br />easements <br />rd <br />Site Description and Other Characteristics: The subject property is located on southeast corner of N C Street and N 23 Street. N <br />C Street traverses a portion of the northwestern corner of the property. The property is used as the La Porte IJ Kibodeaux Memorial <br />Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department Training Facility. A Union Pacific Railroad <br />borders the eastern property boundary. Ponds are located on the northern portion of the subject property. Portions of the property <br />along the north, east, and west boundaries are located within Zone A, an area inside the 100-year floodplain and Shaded Zone X, an <br />area inside the 500-year floodplain. Multiple existing pipelines traverse the eastern portion of the property in a north/south direction <br />and two high voltage transmission lines parallel the eastern property boundary. Additionally, the property is encumbered by an aerial <br />easement. The majority of the property is zoned LI Light Industrial and the southwestern portion is zoned GC General Commercial <br />La Porte. The LI Light Industrial District allows for light industrial uses such as various types of manufacturing and some commercial <br />uses. The GC General Commercial District allows for commercial and residential uses. The Future Land Use Map of La Porte calls for <br />parks and open space use in the northeast corner of the subject property and public/institutional use for the remainder of the subject <br />property. The southern 18.378 acres of the subject property is subject to deed restrictions which indicate that the property shall not be <br />used for a sewer treatment facility, sanitary land fill, or garbage dump. The property is in La Porte ISD. <br />IMPROVEMENT ANALYSIS <br />Description of Improvements: The property is used as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte <br />Recycling Center, and the La Porte Fire Department Training Facility. The subject is improved with multiple administrative office <br />buildings, metal buildings, and supporting site improvements. In this case, the subject improvements are not impacted by the project <br />and have not been appraised. Even if the improvements were valued in this report, their valuation would not change our opinion of <br />total compensation. The subject property has been appraised as effectively vacant land. <br />HIGHEST AND BEST USE ANALYSIS <br />Highest and Best Use is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, page 109, by the Appraisal Institute as <br /> use must meet <br /> <br />Summary of Highest and Best Use Analysis: The subject consists of effectively vacant land owned by the City of La Porte and is used <br />as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department <br />Training Facility. The majority of the property is zoned LI Light Industrial and the southwestern portion is zoned GC General <br />Commercial La Porte. The LI Light Industrial District allows for light industrial uses such as various types of manufacturing and some <br />commercial uses. The GC General Commercial District allows for commercial and residential uses. The Future Land Use Map of La <br />Porte calls for parks and open space use in the northeast corner of the subject property and public/institutional use for the remainder <br />of the subject property. The southern 18.378 acres of the subject property is subject to deed restrictions which indicate that the property <br />shall not be used for a sewer treatment facility, sanitary land fill, or garbage dump. Surrounding property uses consist of land utilized <br />for light industrial, vacant land, and commercial uses. The highest and best use of the subject whole property, as vacant, is for continued <br />public/institutional use and/or industrial/commercial use. <br /> <br />Allen, Williford and Seale, Inc. Page 5 <br /> <br />
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