HomeMy WebLinkAboutO-2006-1444-G
REQUEST FOR CITY COUNCIL AGENDA ITEM
Agenda Date Requested: April 10, 2006 0"
Requested By: Stephen L. Barr ~
Appropriation
Source of Funds: N/ A
Department:
Parks & Recreation
Acc't Number:
Report: --1L-Resolution: _Ordinance:-1L
Amount Budgeted:
N/A
Exhibits:
Park Zone Map
Amount Requested:
N/A
Exhibits:
BudQeted Item:
YES
NO N/A
Exhibits:
City Potenti:ll P:lrkl:lncl Appr:lis:l1 (on file in City Secretary's Office)
SUMMARY & RECOMMENDATION
See attached report and supporting documents.
Action Required bv Council:
Consider approval of Ordinance 1444-G Amending Section 12.00 "Open Space Within Subdivisions and
Developments, Parks and Parkland Dedication, Special Use Sites" of City of La Porte Ordinance 1444-G
By Replacing Sections 12.00 through 12.06 and Section 12.09, Amending Section 12.10, and Amending
Sections. 5.00 through 5.04."General Standards for Subdivisions and Developments".
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ORDINANCE NO. 1444--.6...
AN ORDINANCE AMENDING CITY OF LA PORTE ORDINANCE NO. 1444-C BY
AMENDING SECTION 5.00 "GENERAL STANDARDS FOR SUBDIVISIONS AND
DEVELOPMENTS" BY REVISING SECTIONS 5.00, 5.01 AND 5.03 AND BY DELETING
SECTION 5.04 IN ITS ENTIRETY; AND BY AMENDING SECTION 12.00 "OPEN
SPACE WITHIN SUBDIVISIONS AND DEVELOPMENTS, PARKS AND PARKLAND
DEDICATION, SPECIAL USE SITES" BY REPLACING SECTIONS 12.00 THROUGH
12.06 AND SECTION 12.09 AND AMENDING SECTION 12.10; FINDING COMPLIANCE
WITH THE OPEN MEETINGS LAW; PROVIDING A SAVINGS CLAUSE AND A
SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE HEREOF.
WHEREAS the City Council of the City of La Porte finds and determines that the platting of
residential subdivision and development of lots results in an increase of population, which
in turn necessitates additional park land and park improvements; and
WHEREAS the City Council of the City of La Porte finds and determines it is in the best
interest of the citizens of La Porte, Texas, to insure that residential developments will
provide for sufficient land and the development of park improvements and amenities to
meet the demand for future neighborhood parks; and
WHEREAS the City of La Porte recognizes that the establishment of neighborhood
parks is necessary and in the interest of the public welfare, and that an effective method
to provide for same is the incorporation of procedures for formulating fees in lieu of land
dedication in areas where the fee in lieu of land dedication is feasible, within the ambit
of the City's Comprehensive Plan and Development Ordinance including the 2001
Parks Open Space and Trails Master Plan; and
WHEREAS the City of La Porte finds that the Development Ordinance and the 2001
Parks Open Space and Trails Master Plan provides for the provision of park space,
amenities and maintenance of same; and
WHEREAS the City of La Porte finds the current ordinance does not provide sufficient
revenue to offset the cost of acquisition, development and maintenance of future
neighborhood park land and amenities; and
WHEREAS it is the intention of the City to promote the orderly development of the City
of La Porte, establish guidelines for the provision and maintenance of park lands and
their amenities;
ORDINANCE NO. 1444-11
Page 2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF LA PORTE:
Section 1. The City Council of the City of La Porte hereby finds, determines and
declares that all prerequisites of law have been satisfied, that the foregoing findings of fact
are true, and the City Council hereby declares that Sections 5.00 through 5.04 and
Sections 12.00 through 12.06 and Section 12.09 Ordinances No. 1444-C are hereby
replaced and Section 12.10 is hereby amended, and the City Council further determines
and declares that said amendments are desirable and in furtherance of the goals and
objectives stated in the City of La Porte's Comprehensive Plan and Development
Ordinance.
Section 2.
Sections 5.00, 5.01 and 5.03 of City Ordinance No. 1444-C are
hereby revised and shall read as shown on Exhibit "A", attached to this Ordinance as
Exhibit "A", and incorporated by reference herein and made a part hereof for all purposes.
Section 5.04 of City Ordinance No. 1444-C is hereby deleted in its entirety.
Section 3.
Sections 12.00 through 12.06 and Section 12.09 of City Ordinance
No. 1444-C are hereby replaced and Section 12.10 is hereby amended to read as shown
on Exhibit "B", attached to this Ordinance as Exhibit "B", and incorporated by reference
herein and made a part hereof for all purposes.
Section 4. All rights or remedies of the City of La Porte, Texas, are expressly
saved as to any and all violations of any Zoning Ordinance, Development Ordinance, or
amendments thereto, of said City of La Porte, that have accrued at the time of the effective
date of this Ordinance; and as to such accrued violation, the court shall have all the
powers that existed prior to the effective date of this Ordinance; and as to such accrued
ORDINANCE NO. 14444
Page 3
Ordinance; and that all existing violations of previous zoning ordinances which would
otherwise become non-conforming uses under this Ordinance but shall be considered as
violations of this Ordinance in the same manner that they were violations of prior zoning
ordinances of said City of La Porte.
Section 5. If any section, sentence, phrase, clause, or any part of any section,
sentence, phrase, or clause, of this Ordinance shall, for any reason, be held invalid, such
invalidity shall not affect the remaining portions of this Ordinance, it is hereby declared to
be the intention of the City of Council to have passed each section, sentence, phrase, or
clause, or part thereof, irrespective of the fact that any other section, sentence, phrase, or
clause, or part thereof, may be declared invalid.
Section 6. The City Council officially finds, determines, recites and declares that
a sufficient written notice of the date, hour, place and subject of this meeting of the City
Council was posted at a place convenient to the public at the City Hall of the city for the
time required by law preceding this meeting, as required by the Open Meetings Law,
Chapter 551, Texas Government Code; and that this meeting has been open to the public
as required by law at all times during which this ordinance and the subject matter thereof
has been discussed, considered and formally acted upon. The City Council further ratifies,
approves and confirms such written notice and the contents and posting thereof.
Section 7. This Ordinance shall become effective fourteen (14) days after its
passage and approval. The City Secretary shall give notice to the passage of the notice
by causing the caption to be published in the official newspaper of the City of La Porte at
least twice within ten (10) days after the passage of the Ordinance.
ORDINANCE NO. 1444-12
Page 4
PASSED AND APPROVED THIS THE -JbAY OF ~ ' 2006.
CITY OF LA PORTE
('... <:0
By: ~-~. \~
ALTON E. PORTER, Mayor
ATTESTATION:
BY:~~
M AGILLE,
City Secretary
EXHIBIT "A"
5.00 GENERAL STANDARDS FOR SUBDIVISIONS AND DEVELOPMENTS
A. La Porte Street Classification System
1. General: The street pattern of a city should provide adequate
circulation within the city while discouraging through traffic within local
neighborhoods. This may be accomplished by providing thoroughfares spaced
at approximately one-mile intervals and collector streets within neighborhoods
space at about half-mile intervals to link local streets to the thoroughfare
network.
5.01 GENERAL STREET STANDARDS
A. MINIMUM WIDTHS: Public or private streets shall have a minimum
pavement width of 28 feet. Public or private alleys shall have a minimum
pavement width of 20 feet.
B, THOROUGHFARE EXTENSIONS: Right of way widths for thoroughfare
extensions shall be as indicated in the PICM along the entire frontage of the tract
being developed. Where the existing dedicated right of way width fronting the
adjacent property is less than shown in the PICM, a transition zone of 300 feet of
frontage of the new development shall be provided between the existing and new
right of ways.
C. CONTINUATION OF ADJOINING STREETS: The arrangement of
streets in new developments shall make provisions for the appropriate
continuation of existing streets from adjoining properties.
D. FUTURE PROJECTIONS OF STREETS: Where adjoining areas are not
developed, but may be developed, the arrangement of streets in a new
development shall make provisions for the proper projection of streets into
adjoining areas by carrying the new streets to the boundaries of the new
development at appropriate locations. All such streets shall be designed in
accordance with the PleM.
E. PROVISIONAL ONE FOOT RESERVE is to be used along the side or end
of streets that abut acreage tracts. The note shown in Enclosure 8 to Appendix
D is to appear on the Final Plats and Street Dedication Plats, where appropriate.
F. HARRIS COUNTY ROAD LAW: All subdivisions within the City's
extraterritorial jurisdiction shall comply with the current Harris County Road Law.
The statement to be found in Enclosure 1 to Appendix D is to appear in Final
Plats.
G. STREET NAMES:
1. Street names shall be the same as existing street names, if they
are continuations of existing streets. Otherwise, no street name
shall be permitted that is a duplicate of an existing or proposed
street name within the City.
2. Proposed new names must be submitted to the Department for
checking prior to the submittal of first plan and plan.
3. The developer shall provide street name signs in accordance with
the approved City Public Improvement Criteria Manual.
H. ALLEYS: Alleys may be provided within any subdivision or
development to provide secondary vehicular access to building sites which
otherwise have their primary access from an adjacent public street. Alleys shall
Page 2 of 4
not be used or designed to provide principal access to any tract of land and shall
not provide access to property outside the development boundaries in which the
alleys are located. Dead end alleys are not permitted.
\. PRIVATE STREETS AND ALLEYS: Streets and alleys which the
developer proposed to privately maintain in perpetuity through a community
association or other approved means are to be designated as "private" on the
plat. Design and construction of such streets and alleys will be identical to
design and construction standards for public streets. Right of way lines may be
coterminous with the edge of pavement.
J. ENGINEERING DATA (See the PICM).
5.02 SIDEWALKS
All sidewalks, where required by the Comprehensive Plan or by the Commission
shall be constructed in accordance with the PICM.
5.03 LOTS
General: The lot design of a Subdivision or Development should provide for
lots of adequate width and depth to provide open area and to eliminate
overcrowding. Lots should be rectangular so far as practicable and should have
the side lot lines at right angles to the streets on which the lot faces or fadial to
curved street lines. Lots with double frontage are prohibited except when
backing on major thoroughfares and upon approval by the Planning Commission.
A. All lots shown on the plat will be for residential purposes unless otherwise
noted.
Page 3 of 4
B. Side lot lines shall be perpendicular or radial to street frontage and the
following note may be in lieu of bearings: "All side lot lines are either
perpendicular or radial to street frontage unless otherwise noted".
C. Driveway access to thoroughfares shall be prohibited. (See City
Thoroughfare Plan).
D. Double front lots are prohibited except when backing on major
thoroughfares.
E. MINIMUM LOT SIZES:
1. Lot width and area requirements established by the City Zoning
Ordinance shall govern.
2. All lots within the City's extraterritorial jurisdiction shall meet the
minimum width and area requirements established in the R-1, low
density residential district of the Zoning Ordinance.
5.04 DELETED IN ITS ENTIRETY AND RESERVED FOR EXPANSION
Page 4 of 4
12.00
EXHIBIT "B"
OPEN SPACE WITHIN SUBDIVISIONS AND DEVELOPMENTS, PARKS
AND PARKLAND DEDICATION, SPECIAL USE SITES - PURPOSE,
FORMULA FOR DETERMINATION OF FEES IN LIEU OF DEDICATION
a.
This ordinance is amended with the express purpose to provide
recreational areas and amenities in the form of neighborhood and
community parks as a function of residential development in the City of
La Porte. This ordinance amendment is enacted in accordance with the
Home Rule powers of the City of La Porte granted under the Texas
Constitution and statutes of the State of Texas, including, without
limitation, TEX. LOC. Govt. CODE ~ 5 1.071 et seq. and ~ 212.001 et seq.
It is hereby declared that by the City Council of the City of La Porte that
recreational areas, in the form of neighborhood parks and related
amenities and improvements, are necessary and in the public welfare,
and that the only adequate procedure to provide for same is by
integrating such a requirement into the procedure for planning and
developing property of a residential subdivision in the City of La Porte,
whether such development consists of new construction on previously
vacant land or rebuilding and redeveloping existing residential areas.
b.
Neighborhood and Community Parks are those parks providing for a
variety of outdoor recreational opportunities and within convenient
distances from a majority of the residences to be served thereby, the
standards for which are set forth in the La Porte Parks, Recreation and
Open Space Master Plan, or neighborhood and community areas. The
park zones established by the La Porte Parks and Recreation
Department and shown on the official La Porte Parks, Recreation and
Open Space Master Plan, or neighborhood areas, shall be prima facie
evidence that any park located therein is within such a convenient
distance from the majority of residences to be served thereby. The cost
of the neighborhood parks should be borne by the ultimate residential
property owners who, by reason of the proximity of their property to
such parks, shall be the primary beneficiaries of such facilities.
Therefore, the following requirements are adopted to effect such
purposes.
c.
In order to provide an equitable method of determination of the
requirements for future development of residential areas of the City of
La Porte, the following formula is hereby adopted. The population of the
City of La Porte based on the latest United States Census data, adjusted
on an annual basis based on the predicted growth of the City as found in
the Parks and Open Space Master Plan of the City for the year in which
the adjustment is made, is identified. The resultant number is divided by
the number of acres of available neighborhood and community parkland
inventory in the City of La Porte, resulting in the Number of Persons Per
Neighborhood or Community Park Acre in the City of La Porte. This
result is then divided by the Number of La Porte Persons Per Dwelling
Unit as identified in the latest United States Census data, giving the
Number of Dwelling Units Per Acre of Neighborhood or Community
Parkland. This number is then divided into the Total Acquisition Cost for
land at the average appraised value, and Development Cost per Acre for
development of the land into a typical park as identified in the Parks and
Open Space Master Plan of the City.
d. This formula provides a baseline for determining the number of dwelling
units per acre rate for future development within the City, the parkland
dedication or in lieu acquisition costs for parkland, and the cost of
future park development. This formula shall be applied and reviewed
periodically to assure that the process for future development remains
fair and equitable as established herein. In the event that the periodic
review results in a determination of inequity, an amendment to the
Ordinance to correct the inequity will be presented to Council for
consideration.
SECTION 12.01
GENERAL REQUIREMENT FOR DEDICATION OF LAND AND
PAYMENT OF PARK DEVELOPMENT FEE
a. Whenever a Final Plat is filed of record with the County Clerk of Harris
County, Texas or a Development Site Plan, or a Property Survey is
submitted and filed with the Approving Authority of the City in
accordance with the provisions of this Ordinance and other planning
and development ordinances that may be contained within the Code of
Ordinances of the City of La Porte, for a development of a residential
area within the City of La Porte that contains one or more residential
dwelling units, such plat, or site plan, or property survey shall contain a
clear fee simple dedication of one acre of land for each 93 proposed
dwelling units. As used in this ordinance, a "dwelling unit" means each
individual residence, including individual residences in a multi-family
structure, designed and/or intended for inhabitation by a single family.
Residential structures that are moved from one area of the city to
another area of the city are specifically excluded from the park
development fee requirements of this ordinance.
Any proposed plat, or site plan, or property survey submitted to the City
of La Porte for approval shall show the area proposed to be dedicated
under this section. The required land dedication of this Section may be
met by a payment in lieu of land where permitted by the City of La Porte
or required by other provisions in this ordinance.
In the event a plat is not required and a Development Site Plan or
Property Survey is filed, the dedication of land or payment in lieu of land
Page 2 of 6
required under this Section shall be met prior to the issuance of a
Building Permit by the Approving Authority of the City.
b. The City Council of the City of La Porte declares that development of an
area less than one acre for neighborhood park purposes is impractical.
Therefore, if fewer than 93 dwelling units are proposed by a plat filed for
approval, the Approving Authority may require the developer to pay the
applicable cash in lieu of land amount, as provided in Section 12.02
hereto.
c. In addition to the required dedication of land, as set forth above, there
shall also be a park development fee paid to the City of La Porte as a
condition to subdivision plat approval or issuance of a building permit.
Such park development fee shall be set from time to time by ordinance
of the City Council of the City of La Porte sufficient to provide for the
development of amenities and improvements on the dedicated land to
meet the standards for a neighborhood park to serve the area in which
the subdivision is located. Unless and until changed by ordinance of the
City Council of the City of La Porte, the park development fee shall be
calculated on the basis of $318 per dwelling unit.
d. In lieu of payment of the required park development fee, a developer
shall have the option to construct the neighborhood park amenities and
improvements. All plans and specifications for the construction of such
amenities and improvements must be reviewed and approved by the
Approving Authority. The developer shall financially guarantee the
construction of the amenities and improvements, and the City of La
Porte must approve same, prior to the filing of a plat in the case of
platted subdivisions. Once the amenities and improvements are
constructed, and after the Approving Authority has accepted such
amenities and improvements, the developer shall deed and convey such
amenities and improvements to the City of La Porte or to the applicable
Homeowner's Association.
e. In instances where land is required to be dedicated, the Approving
Authority shall have the right to accept or reject the dedication after
consideration of the recommendation of the Parks and Recreation
Director or the Planning and Zoning Commission, and to require a cash
payment in lieu of land in the amount provided under Section 12.02
hereto, if the Approving Authority determines that sufficient park area is
already in the public domain for the area of the proposed development
or if the recreation potential for that area would be better served by
expanding or improving existing neighborhood parks.
f. When two or more developments will be necessary to create a
neighborhood park of sufficient size in the same area, the Parks and
Page 3 of 6
Recreation Department, at the time of preliminary plat approval, will
work with the developers to define the optimum location of the required
dedication within the respective plats. Once a park site has been
determined, adjacent property owners who develop around the park site
shall dedicate land and (or) cash to the existing site unless otherwise
determined by the Approving Authority, as provided in section 12.02
herein.
SECTION 12.02 CASH PAYMENT IN LIEU OF LAND
a. A developer responsible for land dedication under this ordinance shall
be required, at the Approving Authority's option, to meet the dedication
requirements in whole or in part by a cash payment in lieu of land, in the
amount set forth below. Such payment in lieu of land shall be made prior
to filing the final plat for record, or prior to the issuance of a building
permit where a plat is not required.
The cash payment in lieu of land dedication shall be met by the payment
of a fee set from time to time by ordinance of the City Council sufficient
to acquire neighborhood parkland. Unless and until changed by the City
Council, such fee shall be computed on the basis of $490 per dwelling
unit.
A cash payment in lieu of land dedication, as set forth in this section,
does not relieve the developer of its obligation to pay the park
development fee of $318 set forth in Section 12.01 above. The cash
payment in lieu of land dedication is in addition to the required park
development fee.
The general requirements for dedication of land and payment of park
development fees and the cash payment in lieu of land are set forth
graphically in Table 1, attached hereto.
b. The City of La Porte may from time to time decide to purchase land for
parks in or near the area of actual or potential development. If the City
does purchase park land in a park zone, subsequent park land
dedications for that zone shall be in cash only, the calculation of which
is set forth in Section 12.01 above. Such cash payment is in addition to
the payment of the required park development fee.
SECTION 12.03
SPECIAL FUND
a. All funds collected by this dedication process will be deposited in the
City of La Porte's Park Development Fund and used for the purchase or
leasing of park land and the development and maintenance of same. All
Page 4 of 6
expenditures from the said Fund will be reviewed and approved by the
Assistant City Manager for the City of la Porte.
b. The City of la Porte shall account for all sums paid into the Park
Development Fund with reference to the individual plats involved.
SECTION 12.04
PRIOR DEDICATION, ABSENCE OF PRIOR DEDICATION
a. If a dedication requirement arose prior to the passage of this ordinance,
that dedication requirement shall be controlled by the ordinance in effect
at the time such obligation arose, except that additional dedication shall
be required if the actual number of dwellings units constructed upon
property is greater than the former assumed or planned number of
dwelling units. Additional dedication shall be required only for the
increase in the number of dwelling units and shall be based upon the
land dedication and park development fee requirements set forth
hereinabove.
b. At the discretion of the City, any former gift of land to the City may be
credited on a per acre basis toward eventual land dedication
requirements imposed on the donor of such lands. The Approving
Authority shall consider the recommendations of the Parks and
Recreation Department and the Planning and Zoning Commission in
exercising its discretion under this subsection.
SECTION 12.05 ADDITIONAL REQUIREMENTS, DEFINITIONS
a. Any land dedicated to the City under this ordinance must be suitable for
park and recreation uses. The following characteristics of a proposed
area are generally unsuitable:
1. Any area primarily located in the 1 OO-year f100dway as determined
by the Harris County Flood Control District.
2. Any areas of unusual topography or slope which renders same
unusable for organized recreational activities.
The above characteristics of a parkland dedication area may be grounds
for refusal of any plat.
b. Drainage areas may be accepted as part of a park if the channel is
constructed in accordance with City engineering standards as found in
Section 5.5.3 of the Public Improvement Criteria Manual of the City of la
Porte, if no significant area of the park is cut off from access by such
channel, if not less than five (5) acres of the site is above the 100-year
flood plain, or if the dedication is in excess of ten (10) acres, not less
Page 5 of 6
than fifty percent (50%) of the site should be included in the 100 year
flood plain.
c. Each park must have ready access to a public street.
d. Unless provided otherwise herein, an action by the City shall be by the
Approving Authority, after consideration of the recommendations of the
Planning and Zoning Commission and/or the Director of Parks and
Recreation.
e. Any preliminary plat approved prior to the effective date of this
ordinance shall be exempt from these requirements set forth herein;
however, when such preliminary approval expires, any resubmission of
such plat shall meet the requirements of this ordinance.
12.06 RESERVED
12.09 RESERVED
12.10 INSTRUMENTS OF DEDICATION
The park land dedication required by this Ordinance shall be made in the case of a
Subdivision by a reservation on the Final Plat as filed in the map records of
Harris County, Texas, unless additional dedication is required subsequent to
the filing of the Final Plat. In the case of a Development Site Plan, the
dedication required by this Ordinance shall be made by filing of a deed to the
deed records of Harris County.
In either event, if the actual number of completed dwelling units exceeds
the figure upon which the original dedication was based, such
additional dedication shall be required, and shall be made by
payment by the cash in lieu of land amount provided by Section
12.02 of this Ordinance.
Page 6 of 6
PARKLAND DEVELOPMENT/DEDICATION FEE COMPARISON
Revised April 2006
CITY FEE COMMENTS
Alvin No Fee Only require certain amount of green space per unit
Bavtown No Fee
Beaumont No Fee
Deer Park See Comments 5% of raw land value
Friendswood $272 - $439 Neighborhood park fee per unit dependent upon zone. Zero fee for an
Plus $300 already developed neighborhood park in the area. They also charge a
community park fee of $300. The neighborhood park fees are
generally paid by the developer when they file final plat. The
community park fee is generally paid by the builder when permit is rec'd
Houston Left message. No one called back
Lake Jackson $252 - $295 $295 per lot in the subdivision; or $252 per living unit in a duplex, townhouse,
apartment, or other multifamily units, computed on the average base market
value of $18,000 for one acre of land served by a street, sewer and city
utilities.
League City $800 - $1,000 $1,000 per dwelling unit paid at the time of the approval of the Final Plat
of each section. If Developer elects to pay Parks Dedication Fees at the
time of the approval of the Development's Master Plan for the entire
development, the fee is $800 per dwellina unit.
Missouri City $900 1 acre per 100 dwelling units must be set aside - can pay cash in lieu of.
Also, a 1/2 land 1/2 cash for community park land development - this
way land is maintained bv HOA
Mont Belvieu $250 Per dwelling unit. A 10% discount is given if full amount of fee is paid at
time of approval of Final Plat.
Pasadena No Fee Land is either deeded over to City or Home Owners Association maintains.
Pear1and $750
Seguin No Fee
Sugar1and $350
Texas City See Comments Park Board determines whether space or cash is required. If space is
required, 1/2 acre per 200 lots is required. $10,000 per acre of the
required park space if cash is accepted. Cash can be used towards
any park the board deems appropriate.
Cedar Hill $500
Parks and Recreation Department
Park Development Fee Proposal
April 10, 2006
Stephen L. Barr, Director
Page 1 of 3
Overview
The City of La Porte adopted a Development Ordinance (#1444) in 1985, with a park
dedication provision (Section 12.00 - 12.10), requiring developers to give the city land
or money to ensure adequate parkland in newly developed neighborhoods. Under the
current Development Ordinance, a subdivision developer in La Porte is required to
provide 1 acre per 160 dwelling units, or $175 cash per dwelling unit, to the City. The
City has the right to reject an offer of land, and insist on the cash, should the Park Zone
possess adequate park property. When it was implemented, the intent of this provision
was to ensure that citizens have access to open space as the City continues to grow.
Parks in neiQhborhoods add social and recreational opportunities, while incorporating
aesthetics Within the community. Over time as costs have increased, it has become
evident that our ordinance is relatively weak and does not cover the cost of acqUiring
and developing future parkland to meet the needs of our future neighborhoods.
Current Status
Most cities in Texas base their parkland dedication fees on the concept that the fee
should cover the cost of acquiring and developing enough land for a park to service the
new subdivision. A fee based on residential land costs and development costs of would
be appropriate for implementation to developers to cover the cost for park development
for future subdivisions. Survey results of cities in the area with similar sections (or
separate ordinances) in place; indicate an average range of between $250 and $600
per dwelling, but a number of cities have recently increased their development fees
comparable to our proposal. The maximum per unit fee in Texas at present is the City of
League City, at $1,500 per dwelling. A strong dedication ordinance sends the message
that neighborhood residents should pay for neighborhood services, such as parks,
induding land and development costs, for their neighborhoods. In other words, the
burden of providing new park services should fall primarily on new residents, while
existing residents pay for maintenance, upgrades of neighborhood parks, and new park
facilities that serve the entire city.
As our ordinance currently stands, fulfilling the dedication requirements allows our entity
to acquire in some cases, but certainly does not cover the costs to acquire and develop
needed park property. If the City already owns a parcel of land, then the existing
ordinance will generate revenue toward development of the property. However, the
optimum dedication does not generate enough revenue for our entity to purchase land
and fully develop the property. A good example of this is the recent Spencer Landing
subdivision where money collected in park development fees was insufficient to provide
both park land and development. Staff is recommending adoption of the proposed
amendments to the Development Ordinance to provide a substantial increase in the
ordinance park dedication fee to meet future neighborhood parkland acquisition and
development is in order.
The intent is part of an effort to generate enough revenue to offset the cost of the
development of a neighborhood park. People move to La Porte for specific reasons, and
"quality of life" is a primary reason. Adequate park space is a fundamental service our
department must provide. Staff feels that having a speCific fund with assets dedicated to
the total development of a park, as it becomes needed, is more reasonable than raising
taxes. We provide a lifestyle choice in our city for the citizen who desires to live here.
Their voices are unified and clear when they demand more parks and open space (see
the 2001 City of La Porte Park Master Plan).
Proposed Change
Based on research of other Texas cities, combined with information provided by the La
Porte 2001 Parks Open Space and Trails Master Plan, staff has proposed the following
Page2of3
changes to the Development Ordinance. These changes are based on the Cedar Hill
model for fee determination (see the attached "Worksheet for Park Development Fees").
These options would allow a developer to choose the most advantageous method of
payment, based on land availability, cost, and other fadors:
1. Developer meets land dedication requirements (1 acre per 93 dwelling
units), and cash ($318 per dwelling unit) for park development. The City
would take the revenues generated and use to develop the park, and
accept the cost of future maintenance and improvements as needed.
2. Developer meets land dedication requirements (1 acre per 63 dwelling
units), and constructs the neighborhood park per City standards) in lieu of
a park development fee. In this case, the City would receive no revenue
and would accept the future maintenance costs of the property as City
property.
3. Developer provides cash for acquisition ($490 per dwelling unit) and
development ($318 per dwelling unit), for a total of $808 per dwelling unit.
The City would then purchase and develop the park and accept future
maintenance costs entailed.
Summary
The proposal should meet our current needs but does not provide for future increases in
land and development costs. This proposal represents a very large increase (from $175
to $808 per dwelling unit) for area developers wanting to develop land in the city. In
addition, staff is recommending that infill units within existing communities such as old
La Porte also be required to pay the park development fee to assist in upgrading and
refurbishing existing parks and potential new parks in these established neighborhoods.
Staff recommendation is to establish a review process on a three year cyde to pick up
inflationary or deflationary changes in the land market or cost of development. I will be
happy to answer any questions you may have regarding these issues.
Attachments
Page 3 of 3
City of La Porte
Parks & Recreation Department
Estimate of Park Development costs
Typical 5 Acre Park (Park Master Plan identifies 2-10 acres as appropriate size for
Neighborhood Parks)
Land Cost: 5 acres at @ $45,738 per acre
(see attached appraisal for parkland prepared by R.e. Chuoke & Associates, Inc. dated June 2,
2005, value set at 1.05 per square foot) = $228,690
Play Equipment and Park Service Equipment
(from Parks to Standard Program)
27,500.
Utility Service - General
Water - water tap, service lines, etc.
Sewer - sewer tap service lines, etc.
Electric plus security lights, installation, misc.
Site/drainage work for practice fields, etc.
15,000
Parking Spaces (8 minimum per Master Plan)
8 spaces @ $4,000 ea. (Pond to Park est.)
32,000
$3,000
J60,000
$366,190
1 j ,000
$377,190
Practice Field Equipment
Pavilion (recommended by Parks Master Plan)
Estimated cost for 5 acre park
Plus desian fees CW 8 Dercent (subtract land cost= $137,500)
Total estimated cost for 5 acre park
Estimated cost per acre of developed park is:
$377,190 divided by 5 acres =
$75,438 per acre
Estimated cost per new La Porte family to provide new parkland per acre is:
$75,438 divided by 93.26 dwelling units per acre = $808 per dwelling unit
Land Acquisition portion per dwelling unit is .6063 of total cost per dwelling unit, or:
$808 multiplied by .6063 = $489.89 ($490, rounded to nearest dollar)
Park Development portion per dwelling unit is total cost per dwelling unit, minus Land
Acquisition portion, or:
$808 minus $490 = $318 per dwelling unit
City of La Porte
Parks & Recreation Department
Worksheet for Park Development Fees
Based on Cedar Hill Model
April 10, 2006
Step 1
Neighborhood and Community Parks provided for La Porte's general public, excluding regional
parks or special use parks (Le. golf course, Sylvan Beach, etc.), and undeveloped parkland, as
identified in Parks Master Plan, adopted by City Council in 2001.
Identified 119.74 acres of available neighborhood and community parkland
Step 2
Population of La Porte was 31,880 (2000 Census figure)
Park Master Plan estimates 2% annual growth for La Porte:
Population in 2005 estimate is: 34,507.
Step 3
Divide City's population into Total Neighborhood and Community Park Acres:
34,507 estimated population, divided by 119.74 acres of parkland = 288.183 persons per
Neighborhood or Community Park acre.
Step 4
Identified Number of La Porte Persons Per Dwelling Unit per 2000 Census:
3.09 persons per Dwelling Unit.
Step 5
Divide number of persons per park acre by the number of persons per dwelling unit:
288.183 divided by 3.09 = 93.26 dwelling units per acre.
Step 6
Identify acquisition and development cost for a "typical" Neighborhood Park Acre, referencing
the La Porte Park Master Plan definition:
Total Acquisition and Development cost (per acre) for typical 5 acre park (see Estimate of
Park Development Costs) is $75,438 per acre.
Step 7
Divide the acquisition and development cost per acre by the number of dwelling units per park
acre:
$75,438 divided by 93.26 dwelling units per acre = estimated $808 per dwelling unit for
each acre of developed parkland.
~
N.T.5.
6
_MONT PKWY.
CITY OF LA PORTE. - PARK ZONES
13
Schedule for Potential Parkland Contribution Levels (assuming same population levels, etc.)
Costlo
Number of Cost To Developer Developer Per
Description of Estimated Population Persons Per Number of Acres Per Dwelling Unit, Dwelling Unit,
Various Parkland Parkland Acreage Population of La Divided by Dwelling Unit (Per of Parkland Per Including With Parkland
Levels Levels Porte, 2005 Parkland Acreage 2000 Census) Dwelling Unit Parkland Donated
Neiahborhood Parkland 29.64 34 507 1.164 3.09 377 200 -290
Community and
Neighborhood Parkland 119.74 34,507 288 3.09 93 809 319
Neighborhood Parkland,
plus Undeveloped Land
(includes Spenwick and
Driftwood "Pond to Park") 185.44 34.507 186 3.09 60 1,253 763
Neighborhood Parkland,
Plus Regional Parkland
(includes Bay Forest Golf
Course) 192.43 34.507 179 3.09 58 1,300 810
Nerg ,
Plus Regional Parkland,
PIu8 Undeveloped
Parkland 258.13 34,507 134 3.09 43 1,744 1,254
Due to the volume of this document, a
copy is available for your review in the
City Secretary's Office
R.C. Chuoke &. Associates, Inc.
Appraisers & Consultants
P.O. Box 1447
League City, Texas 77574
Office- 281-338-9633
Fax- 281-338-9533
)
Mr. Steve Barr
City of La Porte
P.O. Box 1115
La Porte, Texas 77572
~JJ~~
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June 2, 2005
RE: Market Value Research Report Study regarding estimated market values
of various tracts ofland for the proposed park expansion study, City of La
Porte, Harris County, Texas.
Dear Steve:
In accordance with your request, I have researched comparable sales and
listings in the La Porte area for use in preparing a market value study on
values of unimproved tracts of land. As we had discussed earlier, the basic
size range anticipated for these future park sites between 5 to 15 acres with
locations off of the major roadways.
Per our agreement, the data and limited analysis is presented in a very brief
discussion/memo format and the report does deviate from the USPAP as
permitted upon agreement between client and appraiser.
The data and conclusions gathered by my investigation is from sourceF:
believed reliable and true. In preparing this letter of opinion, a study of
comparable sales, listings and other related market data was performed.
It should clearly be understood that this letter report only constitutes only a
limited analysis and statement of the estimated value ranges for certain
general areas of a neighborhood and that does not presume to be the complete
analysis of a certain tract(s) nor a complete appraisal and is subject to the
preparation of a more formal study which can be ordered by the client at a
future date.
City of La Porte
The intended user of this appraisal is the City of La Porte only. The intended
use is to determine an estimated market value range for at least six (6) of the
original 13 pre-defined zones in the city limits of La Porte. (see addenda for
zone map).
Given the scope of analyzing such a large market area and large amount of
variances in such a market, I have made the following assumptions with
respect to some of the site characteristics of the potential park site.
- Reasonable access from dedicated public roadways
- No adverse deed restrictions and/or easements.
ZONE 1
The unit market values in this "zone" appear to vary generally from +-$0.25
PSF to over $1.00 PSF for larger parcels. This zone is located south of Spencer
and north of Fairmont Parkway on the most westerly end of La Porte City
limits as it transitions into Pasadena. Prime thoroughfare locations in this
zone tend to be more valuable here due to Spencer Highway and Fairmont
Parkway locations and the interior areas are either undeveloped tracts of land
or residential subdivisions. Sale 1 is located in the this zone with Sale 10
located just west of Zone 1 but is considered comparable. Average market
value for this zone is $0.77 PSF.
ZONE :1
The unit market values in this "zone" which were identified ranged from +-
$0.22 PSF to over $0.44 PSF. This zone is generally located north of Spencer
and south of North "P" Street in the westerly end of La Porte City limits as it
transitions into Deer Park. Prime thoroughfare locations in this zone tend to
be more valuable here due to Spencer and Fairmont addresses with interior
streets such as North "P" and North "L" Street typically having residential
uses located in a few existing planned subdivisions or larger tracts of 1 to 5+
acres. There are some special purpose use noted in this zone such as the La
Porte Airport. Sales 2, 3, 4 and 5 are located in the this zone with unit values
City of La Porte
of $0.34, $0.60, $0.44, and 0.26 PSF with an average of $0.40 PSF for Zone 3.
ZONE 5
Zone 5 is located due east of Zone 3 just west of Sens Road and north of State
Highway 225. The unit market values identified in this "zone" appear to vary
generally from +-$0.25 PSF to over $10.00 PSF for tracts located on the major
commercial roadways. larger parcels. This zone is located north of Spencer
and south of State Highway 225 and west of Sens Road. It is considered to be
generally located in the central area of La Porte City limits. It is characterized
by having frontage on major city thoroughfares such as State Highway 225 as
well as Spencer Highway (aka West Main). Sens Road is primary north/south
road in this zone. Sens Road is primary north/south road in this zone. Sales
9, 11, & 16 were located in the this zone. The unit values for these sales were
as follows Sale 9- $0.30 PSF, Sale 11 - $0.26 PSF and Sale 16 -$1.26 PSF. The
average for Zone 5 was $0.61 PSF.
:~~":
ZONE 6
This zone is located on the southerly end of La Porte city limits and lies south
of Zone 5. This zone lies north of the Bayport Industrial District. Uses in this
zone are primarily residential uses located along its west boundary and heavy
commercial to industrial uses located on its eastern boundary towards State
Highway 146 and Bay Area Blvd. Sales identified in this "zone" were as
follows, Sale 7-$1.35 PSF and Sale 8 - $1.79 PSF. These sales were located on
Fairmont Parkway which is a primary throughfare. Sale 12 is located in Zone
1 but was considered comparable to Zone 6 in terms of it use profile. Sale 1~
had a unit value of $0.39 PSF. The average for the sales identified with this
zone (including Sale 12) is $1.14 PSF.
ZONE 7
This zone is located south of Spencer Highway and north of Fairmont Parkway
on the most westerly end of La Porte City limits as it transitions into
Pasadena. Sens Road and State Highway 146 are primary north/south
roadways in this zone. Property usage is primarily commercial and industrial
along State Highway 225 and State Highway 146 with limited single family."
residential uses located on the interior secondary roadways typically located
City of La Porte
in a small area on the southeast corner of the identified zone. In terms of
sales, Sale 15 was located in this zone and had a sales price of 0.96 PSF. Also,
Sale 14- $3.75 PSF and Sale 18 - $0.67 PSF which were located in Zone 11
were considered to be comparable to Zone 7.
ZONE 9
Zone 9 is located in the southeasterly regions of La Porte. This zone is located
west of Galveston Bay, south of Fairmont Parkway north of McCabe Road and
east of State Highway 146. Property usage in this zone is primarily residential
with some commercial usage along South Broadway and State Highway 146.
Some special purpose uses in this zone included a golf course as well as
Galveston Bay frontage. The unit market values identified in this "zone" were
Sale 13 at $1.14 PSF and Sale 19 at $1.27 PSF. Sale 20 was located just north
of this zone in Zone 10 and were considered comparable. These tracts had unit. ~.
values of$2.11 PSF and was a pending sale.
Conclusions. This limited scope study involved the review of comparable land
sales in the overall La Porte area marketplace. The majority of the sales noted
in this analysis were generally under 10 acres in size. Naturally the sales
located on the major roadways had higher unit prices than interior roadways
and these sales were used as upper market indicators. Per our discussions, it
is assumed that some of these potential size would be obtained from project
developers who have sites which lend themselves to park sites or other
"institutional" uses which might augment their particular development plan.
It is assumed that these potential "institutional" sites would have reasonable
access, frontage, shape and existing utility infrastructure aspects in place.
1)'
City of La Porte
The following are the summarized values noted for the primary zones:
SALE 7WACT UNrl'
# SIZE ZONE PRlCEIPSF . $.:
1 18.19 1 $0.28
2 5.00 3 $0.34
3 4.00 3 $0.60
4 4.00 3 $0.44
5 5.34 3 $0.26
6 4.22 8 $0.83
7 3.09 6 $1.35
8 2.75 6 $1.79
9 2.00 5 $0.30
10 10.31 1* $1.25
11 2.50 5 $0.64
12 3.21 1 $0.39
13 3.81 9 $1.14
14 2.30 11 $3.75
15 3.62 7 $0.96
16 10.29 5 $1.62
17 28.63 4* $0.96
18 1.72 11 $0.67
19 3.78 9 $1.27
20 1.20 10 $2.11
6.00 $1.05
AVERAGE AVERAGE
The average for the 20 sales identified in this analysis was $1.05 PSF. The
"averaged" site size of the sales was 6.00 acres.
City of La Porte
Please let me know if you have any questions with respect to this preliminary_
market study.
Respectfully Submitted,
Q(QSident
R.C. CHUOKE & ASSOCIATES, INC.
,., :~t~',
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~TVALUEDEflNED
According to the definition contained in the Glossary o/17SPAP, "Marlu!t Value"
is defined as liThe 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, the buyer and seller, each acting prudently, knowledgeably and
assuming the price is not affected by undue stimulus. II 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:
. Buyer and Seller are typically motivated.
. Both parties are well informed or well advised and each acting in what they consider
their own best interest.
. A reasonable amount oftime is allowed for exposure in the open market.
. Payment is made in cash in U.S. dollars or in terms of financial arrangeme"'lts
comparable thereto;
. The price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated with
the sale.
SCOPE OF ANALYSIS AND REPORT
The Scope of the activities undertaken by the appraiser to complete this
report included a person inspection of the subject property and the subject
neighborhood. The market data utilized in this report has been derived from
a search of market data sources such as commercial data sources such as
REV AC, MLS, Harris County deed records, conversations with local brokers
and agents, appraisers and other sources of local information and data as
well as other familiar with the subject property. The value estimate in this
report is based on a review and analysis of the data presented and a review of
the three (3) approaches to value of which only the Direct Sales Approach
was used. The values noted in this limited scope assignment was not based
on a requested minimum valuation, a specific valuation, or the approval of a
loan.
MARKETVALlJE DEFINED
Market Value is 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, the 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:
. Buyer and Seller are typically motivated.
· Both parties are well informed or well advised and each acting in what
they consider their own best interest.
· A reasonable amount of time is allowed for exposure in the open
market.
· Payment is made in cash in U.s. dollars or in terms of financial
arrangements comparable thereto;
· The price represents the normal consideration for the property sold
unaffected by special or creative financing or sales concessions granted
by anyone associated with the sale.
">\':';
CONTINGENT AND LIMlTJNG CONDITIONS
1) The legal description furnished is correct.
2)
The title to the property is good and marketable.
3) No responsibility for legal matters is assumed.
4) It is assumed that the property is free and clear of indebtedness of all
taxes and assessments that have been paid.
5) Possession of this report does not carry with it the right of public nor
may it, or any part thereof, be used by anyone but the applicant
without the previous written consent of the appraiser.
6)
Sketches and maps included in this report are to assist the reader to
visualize the property, and responsibility is not assumed as to their
accuracy as I have made no survey of the property.
7) No part of this appraisal shall be used in conjunction with any other
appraisal, and all opinions expressed herein are invalid if so used.
8) We believe the information in this report to be reliable if furnished by
others, but we assume no responsibility for its accuracy.
9)
We are not required to give testimony or to appear in court by reason
of this appraisal, with reference to the property in question, unless
arrangements have been made previously.
',~-
10) Upon inspection of the subject property, no evidence of hazardous
wastes were noted and, if hazardous wastes are found on the property,
it may affect the value of the site. This appraisal has been made under
the assumption that the subject property does not have potentially
hazardous waste deposits.
1~'
11) Any lease, agreements or other written or verbal representations
and/or communications and information received by the appraiser(s)
have been reasonably relied upon in good faith but have not been
analyzed for their legal implications. We urge and caution the user of
this report to obtain legal counsel of his/her own choice to review the
legal and factual matters, and to verify and analyze the underlying v
facts and merits of any investment decision in a reasonably prudent
manner.
12) No soil or subsoil data or analysis based on engineering core borings or
other tests were furnished to us. We have assumed that there are no
subsoil defects present that would impair development of the land to
its maximum permitted use or would render it more or less valuable.
No responsibility is assumed for engineering which might be required
to discover such factors.
13) The projections of income, expenses, terminal values or future sales p
prices are not predictions of the future, rather, they are the best'
estimate of current market thinking of what the future trends will be
will b be. No warranty or representations is made that these
projections will materialize. The real estate market is constantly
changing. It is not the task of the appraiser to estimate the
conditions of future real estate market, but rather to reflect what
the investment community envisions for the future, and upon what
assumptions the future investment decisions are based.
14) The Americans with Disabilities Act (ADA) became effective January
26, 1992. We have NOT made a specific compliance survey and
analysis of this property to determine whether or not it is in conformity
with the ADA. It is possible that a detailed survey of the subject
property would reveal that the subject property is not in compliance
with the ADA.
i\DDENDA
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I
I COMPARABLE SALES \
I SALE 1 ZONE 1
LOCATION: N/S OF F AIRMONT P ARKW A Y EAST OF
I BROOKWOOD.
I DATE: 9/23/03
SIZE: 18.19 Acres
I PRICE: $222,000 OR $0.28 PSF
I ZONING: R-1
I SALE 2 ZONE 3
I LOCATION: 11034 BLOCK OF NORTH "H" STREET
I DATE: 1/16/98
SIZE: 5.00 Acres
I PRICE: $75,000 OR $0.34 PSF
I ZONING: R-1
I SALE 8 ZONE 3
I LOCATION: 10400 BLOCK OF NORTH AVENUE "L"
I DATE: 1/05/05
SIZE: 4 Acres
I PRICE: $105,000 OR $0.60 PSF
I ZONING: R-1
I
SALE 4
ZONE 3
LOCATION:
10313 NORTH AVENUE L
DATE:
4/22/05
SIZE:
4.00 Acres
PRICE:
$76,000 OR $0.44 PSF
ZONING:
R-l
SALE 5
ZONE 3
LOCATION:
NORTH LINE OF NORTH P STREET
DATE:
4/26/01
SIZE:
5.34 Acres
PRICE:
$60,000 OR $0.26 PSF
ZONING:
R-l
SALE 6
ZONE 8
LOCATION:
WEST SIDE OF STATE HIGHWAY 146 SOUTH OF
FAIRMONT PARKWAY
DATE:
8/22/03
SIZE:
4.215 Acres
ZONING:
$150,000 OR $0.83 PSF
C-l
PRICE:
I
I SALE 7 ZONE 6
LOCATION: NORTH LINE OF FAIRMONT PARKWAY WEST OF
BAY AREA BLVD -t .~..
I
DATE: 6/01
I SIZE: 3.09 Acres
I PRICE: $181,801 OR $1.35 PSF
ZONING GC
I
I
SALE 8 ZONE 6
I LOCATION: NORTH LINE OF FAIRMONT PARKWAY WEST OF
BAY AREA BLVD.
I DATE: 6/04
I SIZE: 2.75 Acres
PRICE: $215,000 OR $1.79 PSF
I ZONING: GC
I
I SALE 9 ZONE 5
LOCATION: 10830 BLOCK OF NORTH L STREET
I DATE: 3/3/97
I SIZE: 2.00 Acres
PRICE: $27,000 OR $0.30 PSF
I
ZONING: R-l
I
I
SALE 10
ZONE 1 (East of Zone 1)
LOCATION:
OFF OF SOUTH LINE OF SPENCER
~><(
DATE:
5/08/01
SIZE:
10.31 Acres
PRICE:
$76,000 OR $1.25 PSF
ZONING:
None-Pasadena City Limits
REMARKS:
Purchased by Harris County Flood Control District for
detention.
SALE 11 ZONE 5
LOCATION: 11008 NORTH "L" STREET
DATE: 3/2/04
SIZE: 2.50 Acres
PRICE: $70,000 OR $0.64 PSF
ZONING: R-l
SALE 12
ZONE 1
LOCATION:
ASHTON STREET OFF OF LUELLA
DATE:
2/11/02
SIZE:
3.21 Acres
PRICE:
$55,000 OR $0.39 PSF
ZONING:
R-2
I
SALE 18 ZONE 9
I
LOCATION: SOUTH BROADWAY NEAR W. WEEMS
I DATE: 11/04
I SIZE: 3.805 Acres
PRICE: $189,000 OR $1.14 PSF
I ZONING: R-l
I
SALE 14 ZONE 11
I
LOCATION: NE CORNER OF NORTH "J" STREET & NORTH 2ND
I STREET
DATE: 11/26/03
I SIZE: 2.2956 Acres/l00,000 SF
I PRICE: $375,000 OR $3.75 PSF
ZONING: Industrial
I
I SALE 15 ZONE 7
LOCATION: NORTH SIDE OF SPENCER HIGHWAY APPRX 320
I FEET WEST of NORTH 18th STREET
I DATE: 7/19/00
LAND SIZE: 3.62 Acres/157,687 SF
I PRICE: $150,756 OR $0.96 PSF
I ZONING: Industrial
I
I
I
I SALE 16 ZONE 5
I LOCATION: NORTHWEST SIDE OF STATE HIGHWAY 225, APPX.
600 FEET WEST OF SENS ROAD
I DATE: 6/01/00
LAND SIZE: 10.29 Acres/449,232 SF
I PRICE: $724,490 OR $1.62 PSF
I ZONING: R-l
I
SALE 17 ZONE 4 (East of Zone 4 in Deer Park)
I LOCATION: SOUTHWEST CORNER OF UNDERWOOD AND EAST
13TH STREET AND EAST SIDE OF PROPOSED STATE
I HIGHWAY 134.
DATE: 6/21/02
I LAND SIZE: 28.63 Acres
I PRICE: $150,756 OR $0.96 PSF
ZONING: Industrial
I
I SALE 18 ZONE 11
I LOCATION: NORTH LINE OF BARBOUR'S CUT BLVD. (All of Block
329)
I DATE: 2/28/00
SIZE: 1.721 Acres/75,000 SF
I PRICE: $50,000 OR $0.67 PSF
I ZONING: Industrial
I
SALE 19
ZONE 9
LOCATION:
SOUTH BROADWAY(Old SH-146) at WHARTON
WEEMS BLVD
DATE:
Pending Sale
SIZE:
3.78 Acres/155,940 SF
PRICE:
$198,500 OR $1.27 PSF- List
ZONING:
R-l
REMARKS:
This tract is a development parcel which backs up to golf
course.
SALE 20
ZONE 10
LOCATION:
FOREST STREET OFF OF SOUTH BROADWAY
DATE:
Pending Sale
SIZE:
1.2 Acres/52,125 SF
ZONING:
$110,000 OR $2.11 PSF - List
R-1
PRICE:
)
I
'1
1.5
,
CAUTION:
Miles
i t 19 - 00
The location of property arrows shown on this map are approximate only. Inaccuracies may exist on rnap such as missing, incorrectly drawn, or incorrectly
addressed streets. Please report any such inaccura to MapPro, Inc. so that appropriate corrections can be made,
Prepared by RC Chuoke & Assoc using MapPro Service. MapPro Inc., 3033 Chimney Rock, Suite 580, Houston. TX 77056 (713}789-1406
Sale 1: N/s Fairmont Pkwy E Of B
Sale 2: 11034 N H St
Sale 3: 10400 N L St
Sale 4: 10313 N L St
Sale 5: Nil Of N PSt
Sale 6: W/s Of Sh-146 S Of Fair
Sale 7: Nil Of Farimont Pkwy W
Sale 8: Nil Of Fairmont Parkway
Sale 9: 10830 N L St
Sale 10: SII Of Spencer Hwy
Sale 11: Nil Of N P St
Sale 12: Ashton St Off Of Luella
Sale 13: S Broadway Near Whart
Sale 14: Nec Of N J St & N 2nd S
Sale 15: N/s Spencer Hwy W Of 1
Sale 16: Nws Of Sh-225 W Of Se
Sale 17: Swc Of Underwood & E
Sale 18: E Barbour's Cut Blvd-blk
Sale 19: S Broadway @ W Weem
Sale 20: Forest St Off Of S Broad
ri 1
CAUTION: The location of property arrows shown on this map are approximate only. Inaccuracies may exist on map such as missing, incorrectly drawn, or incorrectly
addressed streets. Please report an such inaccurac to MapPro, Inc. so that a propriate corrections can be made.
Prepared by RC Chuoke & Assoc using MapPro Service. MapPro Inc., 3033 Chirmey Rock, Suite 580, Houston, TX 77056 (713)789-1406
1.5
I
~,
N.T.5.
6
FArRMONT PKlNY.
CITY OF LA PORTE. - PARK ZONES
13
Park Deficient Areas in the City of La Porte:
Zone 1, Zone 6, Zone 5, Zone 7, Zone 9, Zone 10, & Zone 13
QUALIFICATIONS OF APPRAISER
CHRISCHUOKE
Chris Chuoke has been engaged in the real estate appraisal profession since 1978, he is
currently president of R.c. Chuoke & Associates, Inc. The scope of work has included
real estate appraisals, real estate sales, and development. Experience in real estate
appraisals include light industrial properties, commercial, retail, office buildings, some
special purpose properties as well as single family houses, duplexes, and condominium!
townhouse units and apartments. Additionally there is experience in right of way
appraisals and condemnation. Listed below are some of the clients served:
CORPORATE
PolIo Loco Restaurants
ExxonIMobil Land Management
Exxon Pipeline Company
South Shore Harbour Development
Pizza Inns, Inc.
Outboard Marine Corp. (OMC)
Rockwell Space Operations, Inc.
CAE- Link Corporation
Nisseki Chemical
RELOCATION
Fidelity Relocation Services
CendantRelocation
GMAC Relocation
Executive Relocation
BANKS
Moody National Bank
Bank of America
Sterling Bank
Union Planters Bank
I st Choice Bank
Texas First Bank
Amegy Bank
Community State Bank
Texas Coastal Bank
Frost National Bank
Hometown Bank
Bank of Texas
Liberty Savings Bank
Mainland Bank-Texas City
GOVERNMENTAL
City of La Porte
Galveston County
City of Kemah
City of League City
City of Webster
City of Seabrook
SBA
City ofEI Lago
University of Houston-C Lake
City of Friendswood
MORTGAGE COMPANIES
Countrywide Funding
Federal Home Loan Mortgage
North American Mortgage
Chase Manhatten Mortgage
EDUCATION
Bachelor of Business Administration, 1977, University of Houston at Clear Lake
PROFESSSIONAL AFFLIATIONS
Texas Real Estate Brokers License, 1977, #216958
Certified Texas Real Estate Appraisers # TX- 1321347-G
Texas Associations of Realtors
National Association of Realtors
Bay Area Board of Realtors
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