Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
12-09-19 Regular Meeting of the La Porte City Council
The TIFI 2019 Senior Super Bowl Champs are the La Porte Cowboys Senior Team After a triumphant regular season, the 2019 Senior La Porte Cowboys brought home the Super Bowl win. They have held a 33-2 record for the last three undefeated regular season years, been to the Super Bowl twice. This group of players, have made it to the playoffs all five years of playing together. MICHAEL MEDINA BLAKE STOUT WILLIAM WHITFIELD JOZIAH ROCHA DONALD MICKENS KEVIN ORDONEZ AIDEN SAENZ ASHTON RUFFIN FISCHER CLINE CAEDYN PULLEN GAVVIN COLTON DAYEON HARRISON ETHAN GARCIA BRAYDEN STARK MARCUS JUAREZ NOAH JOHNSON ZACHARY ONTIVEROS FENIX AGUILAR COLTON CASTILLO RAYMOND GIBBS EVEN PELLERIN GABRIEL SANCHEZ TRAE WILLIS LOUIS RIGBY BILL BENTLEY Mayor Councilperson District 3 BRANDON LUNSFORD Mayor Pro-Tem Councilperson At Large A THOMAS GARZA STEVE GILLETT Councilperson District 4 Councilperson At Large B JAY MARTIN DANNY EARP Councilperson District 5 Councilperson District 1 NANCY OJEDA CHUCK ENGELKEN Councilperson District 6 Councilperson District 2 MINUTES OF THE REGULAR MEETING OF THE CITY COUNCIL OF THE CITY OF LA PORTE NOVEMBER 11, 2019 The City Council of the City of La Porte met in a regular meeting on Monday, November 11, 2019, at the City Hall Council Chambers, 604 West Fairmont Parkway, La Porte, Texas, at 6:00 p.m., with the following in attendance: Councilpersons present: Louis Rigby, Brandon Lunsford, Steve Gillett, Danny Earp, Chuck Engelken, Bill Bentley, Thomas Garza, Jay Martin, Nancy Ojeda Councilpersons absent: None Council-appointed officers present: Corby Alexander, City Manager; Lee Woodward, City Secretary; Clark Askins, Assistant City Attorney CALL TO ORDER Mayor Rigby called the meeting to order at 6:00 p.m. INVOCATION The invocation was given by Pastor Gerald Boldt of Christ Redeemer Lutheran Church. PLEDGES The pledges of allegiance to the U.S. and Texas flags were led by Councilperson Danny Earp. 1.PRESENTATIONS, PROCLAMATIONS, AND RECOGNITIONS (a) Recognition of 2019 City University participants (b) Recognition of the 2019 Employee of the Third Quarter Ashley Lovercheck, Buyer, Purchasing Division, Finance Department (c) Recognition of the retirement of Alex Osmond, General Manager, Bay Forest Golf Course 2.PUBLIC COMMENTS (Generally limited to five minutes per person; in accordance with state law, the time may be reduced if there is a high number of speakers or other considerations.) Debra Hoot asked the Council to consider a trap/neuter/release program for cats. Chuck Rosa spoke about social media posts concerning item 5b. The assembly recognized veterans present on this Veterans Day. 3.CONSENT AGENDA (Approval of Consent Agenda items authorizes each to be implemented in accordance with staff recommendations provided. An item may be removed from the consent agenda and added to the Statutory Agenda for full discussion upon request by a member of the Council present at this meeting.) (a) Approve the minutes of the meeting held on October 28, 2019. \[Mayor Louis Rigby\] (b) Adopt Ordinance 2019-Article II, Sections 6-36 and 6-38 (c) Authorize the City Manager to enter into a contract with Cobb Fendley for design, bid, construction phase, and additional services for the 7th Street Paving and Drainage Improvements Project. \[Ray Mayo, Public Works Director\] (d) Authorize purchase of Neptune water meters and parts from Core & Main, LP, as the sole source provider. \[Michael Dolby, Finance Director\] (e) Accept the FY 2019 audit/asset forfeiture report and associated financial records as required by Chapter 59 of the Texas Code of Criminal Procedure. \[Chief Ron Parker, Police Department\] Page 1 of 5 November 11, 2019, Council Meeting Minutes (f) Authorize the City Manager to enter into an agreement to provide stop loss coverage from SA Benefit Service/Vista UW for the 2020 plan year at the $165,000 specific deductible rate. \[Matt Hartleib, HR Manager\] (g) Adopt Ordinances 2020-IDA-74 through 2020-IDA-101, authorizing the execution of Industrial District Agreements with companies in the Battleground and Bayport Industrial Districts, for a twelve-year term beginning January 1, 2020. \[Corby Alexander, City Manager\] (h) Authorize the City Manager to execute a Pipeline Permit with HSC Pipeline Partnership, LLC for the \[Corby Alexander, City Manager\] (Councilperson Earp has previously signed a Conflict of Interest affidavit and did not participate in the discussion or vote on item 3g. Councilperson Engelken signed a Conflict of Interest affidavit and did not participate in the discussion or vote on items 3g and 3h. Without objection, the Mayor announced those items would be voted on separately.) include the section of the TAB Code exemption for home production be included in the ordinance was accepted. Councilperson Engelken moved to approve the consent agenda items a-f (including the change in item b); the motion was adopted 9-0. Councilperson Bentley moved to adopt Ordinances 2020-IDA-74 through 2020-IDA-101, authorizing the execution of Industrial District Agreements with companies in the Battleground and Bayport Industrial Districts, for a twelve- year term beginning January 1, 2020; the motion was adopted, 6-1, Councilperson Garza voting against. Councilperson Engelken moved to conditionally authorize the City Manager to execute a Pipeline Permit with HSC Pipeline Partnership, LLC, upon HSC addressing all outstanding staff comments to the satisfaction of the City Manager; the motion was adopted, 8- 0. 4.PUBLIC HEARINGS AND ASSOCIATED ITEMS (a) The City Council will hold a public hearing to receive comments regarding a recommendation by the Planning and Zoning Commission to adopt Ordinance 2019-3765 amending the Code of Ordinances of the -91000007, to allow for a single duplex home on a 0.12-acre tract of land, legally described as Lots 10 and 11, Block 30, Beach Park Subdivision in the Mixed Use (MU) zoning district; followed by discussion, and possible action to consider adopting Ordinance 2019-3765 amending the Code of Ordinances of the City of La Porte, Chapter anting Special Conditional Use Permit #19-91000007 to allow for a single duplex home on a 0.12-acre tract of land, legally described as Lots 10 and 11, Block 30, Beach Park Subdivision in the Mixed Use (MU) zoning district. \[Ian Clowes, City Planner\] Mayor Rigby opened the public hearing at 6:50 p.m. Ian Clowes gave a brief presentation on item 6(a). Philip Hoot spoke of his concern that the Planning and Zoning Commission was not able to present its own opinions. The City Attorney clarified that use table required the SCUP, as a duplex would be a conditional use in this location. Charles Anders of Bayway Homes, the builder, clarified they had no intent to cause discord and had had success in working with staff and the Commission. Mayor Rigby closed the public hearing at 7:00 p.m. Councilperson Engelken moved that the Council adopt Ordinance 2019-3765 to approve Special Conditional Use Permit (SCUP) #19-91000007, for a 0.12-acre tract of land located at 536 Bayshore Drive, legally described as Lots 10 & 11, Block 30, Beach Park Subdivision; the motion was adopted, 9-0. (b) The City Council will hold a public hearing to receive comments regarding a recommendation by the Planning and Zoning Commission to adopt Ordinance 2019-3766 amending the City's Future Land Use Map Component of the Comprehensive Plan for an approximately 6.921-acre tract of land located at the 3400 Block of Canada Rd, and legally described as Reserve A, Block 1 Dawson Subdivision, by changing the - possible action regarding a recommendation by the Planning and Zoning Commission to adopt Ordinance 2019-3766 amending the City's Future Land Use Map Component of the Comprehensive Plan for an approximately 6.921-acre tract of land located at the 3400 Block of Canada Rd, and legally described as Reserve A, B-High Density Page 2 of 5 November 11, 2019, Council Meeting Minutes Mayor Rigby opened the public hearing at 7:05 p.m. Ian Clowes gave a brief presentation on items 6(b) and 6 (c). Dean Lawther, a builder, spoke in support of the ordinance, noting the issues concerning the feasibility of residential property at this location. Ryan Sweezy, the developer, spoke in support of the ordinance, believing it to be ideal for the development of the boat and RV storage he has planned. Chuck Rosa spoke in support of the ordinance, recounting his memory of the Planning and Zoning Commission proceedings. Philip Hoot spoke in opposition to the ordinance, based on concerns about drainage and the rarity of R2 property in the city. Brad Carpenter spoke in support of the ordinance and the proposed business and potential tax revenue. John Blakemore spoke in opposition to the ordinance as a representative of the adjacent HOA, which has concerns over noise and diesel fumes. The Mayor closed the public hearing at 7:39 p.m. Councilperson Engelken moved that application for a change to the Future Land Use Map at the 3400 Block of Canada Road, and legally described as Reserve A, Block 1 Dawson Subdivision; the motion was adopted, 9-0. (c) The City Council will hold a public hearing to receive comments regarding a recommendation by the Planning and Zoning Commission to adopt Ordinance 2019-3767 amending the Code of Ordinances of the -92000006, a change from Mid Density Residential (R-2) to General Commercial (GC) for a 6.921-acre tract of land located at the 3400 Block of Canada Rd. and legally described as Reserve A, Block 1, Dawson Subdivision; followed by discussion, and possible action to consider adopting Ordinance 2019-3767 amending the Code of Ordinances of the City of ting Zone Change #19-92000006, a change from Mid Density Residential (R-2) to General Commercial (GC) for a 6.921-acre tract of land located at the 3400 Block of Canada Road and legally described as Reserve A, Block 1, Dawson Subdivision. \[Ian Clowes, City Planner\] Mayor Rigby opened the public hearing at 7:43 p.m. No comments were offered. The Mayor closed the public hearing at 7:44 p.m. Councilperson Engelken moved that application for zone change for a 6.921-acre tract of land located at the 3400 Block of Canada Road, and legally described as Reserve A, Block 1 Dawson Subdivision; the motion was adopted, 8-1, Councilperson Martin voting against the motion. 5.STATUTORY AGENDA (a) Presentation, discussion, and possible action to adopt a City sponsorship policy. \[Corby Alexander, City Manager\] Councilperson Earp moved to adopt a City sponsorship policy with an amendment to strike $5,000 and insert $1,000 in the final bullet under Section II. Policy. Councilperson Garza moved to amend by striking the second sentence of the sixth bullet point under Section II. Policy, reading If the City is being asked to participate more than $10,000, the application must be in by February 15th before the budget year in which the opportunity takes place.; the amendment was adopted, 7-2, Councilpersons Earp and Engelken voting against. Councilperson Garza moved to amend the amended main motion by striking $1,000 and insert $1,500. The motion was not seconded and was not considered by the Council. The main motion as originally amended \[$1,000 and removal of sentence in sixth bullet\] was adopted, 9-0. (b) Presentation and discussion on adoption of Ordinance 2019-3758, to amend the Council Rules of Procedure and Ethics Policy. \[Mayor Louis Rigby\] Without objection, the item was pulled from consideration by the Council by the Mayor. (c)Presentation and discussion from the Warehouse Committee. \[Teresa Evans, Planning and Development Director\] Page 3 of 5 November 11, 2019, Council Meeting Minutes Planning and Development Director Teresa Evans provided . Councilperson Bentley moved that the Council request the Planning & Zoning Commission consider and provide recommendations for proposed amendments to Chapter 106-Zoning; the motion was adopted 9-0. 6.REPORTS (a) Receive a report on the Drainage and Flooding Committee meeting. \[Councilperson Martin\] Councilperson Martin reported on the Drainage and Flooding Committee meeting, relaying that Harris County Flood Control District was expected but did not attend. He said the Committee approved moving ahead with the top three priority projects instead of continuing to wait indefinitely on grant funding. Additionally, he announced the Committee will next meet on December 9. (b) Receive a report on the La Porte Development Corporation Board meeting. \[Councilperson Engelken Councilperson Engelken reported on the La Porte Development Corporation Board meeting, saying the Board voted to approve opening a 60-day comment period on the CIP projects the Corporation would fund over the next two years; to select a design for one of the utility boxes to be wrapped on Main Street; and to consider renderings for the other boxes at future meetings. He said the Board would meet next on January 27. 7.ADMINISTRATIVE REPORTS Fiscal Affairs Committee Meeting, Monday, December 9, 2019 City Council Meeting, Monday, December 9, 2019 Planning and Zoning Commission Meeting, Thursday, December 19, 2019 City Manager Corby Alexander said there were no reports. 8.COUNCIL COMMENTS regarding matters appearing on the agenda; recognition of community members, city employees, and upcoming events; inquiry of staff regarding specific factual information or existing policies. Councilpersons congratulated all recognized at the beginning of the meeting, including those from City University, Ashley Lovercheck, and Alex Osmond; thanked the Planning Department for all their work with the Warehouse Committee; noted in approval the overdue mowing at the Army Reserve building; gave appreciation to EMS; lauded all veterans for their service and a daily debt owed them; offered support for the proposal for a cat trap/neuter/release program; shared their attendance at the LPHS Veterans Day ceremony today; expressed concern over access issues that have arisen between Harris County and the Sylvan Beach Pavilion and potential resolution; noted Citizens Police Academy graduation and thanked LPPD for the excellence of the program; offered appreciation to Parks and Recreation for the City University; said Agape Centric is hosting a canned food drive at Five Points from 12-2 this Saturday; thanked Maria Luevano, the Police Department for taking care of the graffiti in the park; recounted the EOC drill last week and how well it went; and wished all a Happy Thanksgiving. 9. EXECUTIVE SESSION (a) City Council will meet in Executive Session pursuant to Texas Government Code, Chapter 551, Section 551.071(1)(A) pending or contemplated litigation, to meet with the Assistant City Attorney and City Manager to discuss settlement negotiations in connection with the case of Tradebe Environmental Service, LLC vs. the City of La Porte. \[Assistant City Attorney Clark T. Askins\] (b) City Council will meet in Executive Session pursuant to Texas Government Code, Chapter 551, Section 551.071(1)(A) pending or contemplated litigation, to meet with the Assistant City Attorney and City Manager to discuss settlement negotiations in connection with the case of Oakland Land Development, LLC vs. the City of La Porte. \[Assistant City Attorney Clark T. Askins\] The Council adjourned into executive session at 8:43 p.m. 10. RECONVENE Take action on items discussed in executive session, if needed. The Council reconvened into open session at 9:28 p.m. Councilperson Engelken moved to accept the settlement agreement as discussed in the executive session in Tradebe Environmental Services vs. the City of La Porte; the motion was adopted, 9-0. No action was taken on item 9b. Page 4 of 5 November 11, 2019, Council Meeting Minutes ADJOURN Without objection, Mayor Rigby adjourned the meeting at 9:29 p.m. _______________________________ Lee Woodward, City Secretary Page 5 of 5 November 11, 2019, Council Meeting Minutes REQUEST FOR CITY COUNCIL AGENDA ITEM Appropriation Agenda Date Requested: December 9, 2019 Source of Funds: N/A Requested By: Corby D. Alexander, City Mgr. Department: Administration Account Number: N/A Amount Budgeted: N/A Report Resolution Ordinance Amount Requested: N/A Exhibits: Pipeline Easement Agreements, appraisal, Budgeted Item: Yes No and Area Map SUMMARY HSC Pipeline Partnership, LLC has ap easement and springing temporary workspace easement for construction of an ethylene pipeline. The proposed pipeline easement will be located within two existing CenterPoint Energy (formerly Houston Lighting & Power Company) electrical transmission line easements and parallel multiple existing pipeline easements. The subject property is located between the Union Pacific Railroad right-of-way and the City- owned tracts measuring 8.072 acres and 18.378 acres, respectively. The subject rd property is located on the southeast corner of N. C Street and N. 23 Street and measures a total of 26.45 acres (see Area Map). The proposed acquisition has a centerline length of 1,075.51 feet and a width of 16 inches, and contains a total of 0.034 acre (1,486 sf) of land. The temporary workspace is adjacent to the east and west sides of the permanent easement, has a width of approximately 70 feet on the east side and 30 feet on the west side, and contains a total of 1.76 acres of land (76,666 sf) according to the survey exhibit. The area of extra temporary workspace contains 0.12 acres (5,227 sf). Additionally, a temporary access road is needed, and has a width of 15 feet and a length of 1,075.67 feet, and contains 16,135 sf. The company has provided an appraisal report and offered the City a total compensation of $65,147 for the subject easement. The compensation amount is based on the before and after technique. In this technique, total compensation due to the owner arises from two sources: the actual compensation (both land and improvements), plus diminution (damages) and cost to cure items, if any, to the remainder as a result of the acquisition and/or the project. Pending final action by the City Council, HSC Pipeline Partnership, LLC will submit payment to the City for the easement in the amount $65,147 once they have a signed easement agreement. RECOMMENDED MOTION I move to authorize the City to convey a 16-inch wide easement to HSC Pipeline Partnership, LLC for the construction of a 16ylene Pipeline. Approved for the City Council meeting agenda Corby D. Alexander, City Manager Date ******** Remainder of this page intentionally left blank ******** 2 3 4 Client File # TX-HR-0026.00000 & TX-HR-0027.00000 AWS File/Project # TXP413 Appraisal Report - Land Allen, Williford and Seale, Inc. Allen, Williford andSeale, Inc. Right of Way Valuations 11999 Katy Freeway, Suite 400, Houston, Texas, 77079 Phone (281) 493-4444 Fax (281) 493-6845 www.appraiser.com Form 100.06 Appraiser (1): David R. Bethel, MAI Appraiser (2): Carlo S. Forni, MAI Appraiser (3): Zachry C. Kezar, MAI Appraiser (4): Aaron M. Romero Client: HSC Pipeline Partnership, LLC Contact:Alfred Bull th Address:1100 Louisiana Street, 14 Floor, Houston, Texas 77002 SUBJECT PROPERTY IDENTIFICATION Owner of Record: City of La Porte rd Location: Southeast corner of N C Street and N 23 Street rd Address:2963 N 23 Street, 12201 N C Street City (or Nearest Town): La Porte County: Harris State: TX Zip: 77571 Legal Description: That certain tract of land containing 26.45 acres, more or less, in Blocks 656, 657, 658, 674, 675, 676, 677, 692, 693, 694, and 695 including the alleys and streets out of the T. W. Lee Subdivision, situated in the Richard Pearsall League, Abstract No. 625, Harris County, Texas Present Use of Whole Property: Light Industrial/Vacant Land Use Reflected in Appraisal: Land Use Only Improvements have not been valued ASSIGNMENT PARAMETERS Intended User(s): This report is intended for use only by HSC Pipeline Partnership, LLC, its affiliates, representatives, and others involved with the acquisition of easements for right of way purposes associated with the project. Intended Use: This report is intended only for use in conjunction with the partial acquisition of the proposed HSC Pipeline Partnership, LLC pipeline easement. THIS REPORT IS NOT INTENDED BY THE APPRAISER FOR ANY OTHER USE OR BY ANY OTHER USER. Effective Date of Value: October 9, 2019 Real Property Rights Appraised: Fee-Simple Estate Easement Definition of Property Rights Appraised: "Fee Simple Estate" is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, page 90, by the Appraisal Institute, as: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat." "Easement" is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, page 71, by the Appraisal Institute, as: In accordance with the real property appraisal reporting requirements as set forth by Standard Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice (USPAP), this is an Appraisal Report. RECONCILIATION AND CONCLUSIONS Final Reconciliation of the Methods and Approaches to Value: The before and after methodology was used to estimate the fair market value of and just compensation due for the partial acquisition that is the subject of this report. In our analysis, the sales comparison approach to value was the only applicable approach necessary for credible results in both the before and after scenarios. Opinion of Total Compensation as of: October 9, 2019 $65,147 Allen, Williford and Seale, Inc. Page 1 VALUE DEFINITION Market value is defined by City of Austin v. Cannizzo, 267 S.W. 2d 808 (Tex. 1954) as being: "The price which the property would bring when it is offered for sale by one who desires, but is not obliged to sell, and is bought by one who is under no necessity of buying it, taking into consideration all of the uses to which it is reasonably adaptable and for which it either is or in all reasonable probability will become available within the reasonable future." SCOPE OF WORK Definition:The scope of work is the type and extent of research and analysis in an assignment. Scope of work includes the extent to which the property is identified, the extent to which tangible property is inspected, the type and extent of data research, and the type and extent of analysis applied to arrive at credible opinions or conclusions. The specific scope of work for this assignment is identified below and throughout this report. Scope of Subject Property Inspection (Site Visit) Approaches to Value Developed Cost Approach: Property Date of Is necessary for credible results and is developed in this analysis Appraiser Name: Is not necessary for credible results; not developed in this analysis Inspection: Inspection: Is not necessary for credible results but is developed in this analysis David R. Bethel, MAI N/A Yes No Carlo S. Forni, MAI 6/26/2019 Yes No Sales Comparison Approach: Zachry C. Kezar, MAI 6/10/2019 Yes No Is necessary for credible results and is developed in this analysis Is not necessary for credible results; not developed in this analysis Aaron M. Romero N/A Yes No! Is not necessary for credible results but is developed in this analysis Describe Scope of Property Inspection(s): Income Approach: Zachry C. Kezar, MAI inspected the property from the public Is necessary for credible results and is developed in this analysis right of way on June 10, 2019. Carlo S. Forni, MAI inspected Is not necessary for credible results; not developed in this analysis the property from the public right of way on June 26, 2019. Is not necessary for credible results but is developed in this analysis We assume no changes to the property have occurred between our inspection date and the date of this report. Source of Area Calculations: We were provided with title work, deeds, tax records, and a survey exhibit of the partial acquisition. We have relied upon the survey exhibit for the size and shape of the partial acquisition. The proposed pipeline crosses an 8.072 acre tract (TX-HR-0026.00000) and an 18.378 acre tract (TX-HR-0026.00000). These tracts are contiguous, used in conjunction, and are under the same ownership. As such, we have combined these tracts in our appraisal. We have relied upon the limited title certificate and deed records for the size and shape of the subject whole property which indicate a subject whole property size of 26.45 acres (8.072 acres + 18.378 acres). Data Sources Consulted: This investigation included the collection of sales, offerings, and other developments that have occurred in this market. The sources of our data included our own database, multiple listing services (MLS), and other real estate appraisers and brokers. Significant Real Property Appraisal Assistance: None Disclose Name(s) and Contribution: Tyler L. Givens assisted in the market data research, research of the subject property, and compilation of this report. Allen, Williford and Seale, Inc. Page 2 Additional Scope of Work Comments: In this technique, total compensation due to the owner arises from two sources: the actual acquisition (both land and improvements), plus diminution (damages) and cost to cure items, if any, to the remainder as a result of the acquisition and/or the project. This is called the before and after scenario. In order to estimate compensation an appraisal of the whole property and the remainder is necessary. This valuation involves a hypothetical conditionin both cases. When appraising the whole property, the impact of the project is ignored. When appraising the remainder after the acquisition, a forecast is being made. These hypothetical conditionsare accepted appraisal procedures when valuing eminent domain situations. We have not discussed the subject property or project with the landowners. In the event there are improvements on the subject property, an analysis of the project impact on the improvements will be examined. If the improvements are not adversely affected by the proposed acquisition/project, then the valuation of the improvements is not necessary to produce credible valuation results. The subject property is owned by the City of La Porte and is used as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department Training Facility. The subject property is improved with multiple administrative office buildings, metal buildings, and supporting site improvements. In this case, the subject improvements are not impacted by the project and have not been appraised. Even if the improvements were valued in this report, their valuation would not change our opinion of total compensation. The subject property has been appraised as effectively vacant land. It is assumed that any minor improvements, such as fencing, gates, roads, irrigation, equipment, or personal property items that are impacted by the proposed acquisition will be restored or replaced to equal or better condition as before. Accordingly we have not included any compensation for their replacement. Additionally, we have not included any crop or pasture replacement costs as these items will be addressed by the client. This appraisal does not include or consider the mineral estate. Engineering studies, ADA determinations, surveys, title reports, flood plain determinations, and environmental audits are beyond the scope of this appraisal. We have also utilized aerials and topographical maps of the subject whole property and surrounding areas to obtain additional details regarding the subject property and partial acquisition. There are two existing CenterPoint Energy (formerly Houston Lighting & Power Company) electric transmission line easementsand multiple existing pipeline easements on the subject property. In the before scenario, the valuation of the subject whole property does not separate the existing easement areas from the rest of the property, and the area encumbered by the existing easements has not been discounted. We have considered the presence of the existing electric transmission line easements and existing pipelines while determining the rights acquired by the proposed acquisition as well as the impact that the proposed acquisition and project will have on the remainder property. The proposed acquisition consists of wide pipeline easement and springing temporary workspace easement. The acquisition parallels the pipelines and the electric transmission line easements across the property. HYPOTHETICAL CONDITIONS & EXTRAORDINARY ASSUMPTIONS Hypothetical Conditions: (A hypothetical condition is a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. The use of hypothetical conditions may affect the assignment results.) This valuation involves a hypothetical condition in both the before and after scenarios. When appraising the subject whole property, the impact of the project is ignored. When appraising the remainder property after the acquisition, a forecast is being made. These hypothetical conditions are accepted appraisal procedures when valuing eminent domain situations. Extraordinary Assumptions: (An extraordinary assumption is an assignment-specific assumption as of the effective date regarding The use of extraordinary assumptions may affect the assignment results.) None Allen, Williford and Seale, Inc. Page 3 SUBJECT PROPERTY HISTORY Owner of Record: City of La Porte Source of Subject Property Ownership: Client Limited Title Report Tax Records Appraiser Research OtherDescription of (other): Subject Property Sale Within Prior Three (3) Years: Yes No Description and analysis of sales within 3 years (minimum) prior to effective date of value or other pertinent subject property history: There are no known market transactions involving the subject property within the past three years.On May 4, 1979, City of La Porte acquired a 25% interest in 18.378 acres of the subject property from William E. Stiles, as Trustee for the William E. Stiles Trust as recorded under Document No. G092635 of the Harris County Deed Records. On May 4, 1979, City of La Porte acquired a 25% interest in 18.378 acres of the subject property from Lucy Bell Cobb as Trustee for the Lucy Cobb Trust as recorded under Document No. G092633 of the Harris County Deed Records. On May 15, 1979, City of La Porte acquired a 25% interest in 18.378 acres of the subject property from Emily Bess Cathey as recorded under Document No. G092632 of the Harris County Deed Records. On May 15, 1979, City of La Porte acquired a 25% interest in 18.378 acres of the subject property from Ruth Stiles Oberg as recorded under Document No. G092634 of the Harris County Deed Records. On December 3, 1986, City of La Porte acquired 8.072 acres of the subject property from Ben J. Fortson, Trustee of the Mattie K. Carter Trust as recorded under Document No. K867743 of the Harris County Deed Records. The details and consideration of these transactions are unknown. Subject Property Currently Listed for Sale: Yes Not believed to be Description and analysis of agreements of sale (contracts), listings, and options: SUBJECT PROPERTY TAX INFORMATION Tax Account ID Number(s): 0240720560002, 0240720570001, 0240720570002, 0240720580001, 0440510000055, 0440510000076, 0440510000086, *It is noted there is a slight discrepancy between the size of the subject property indicated by the limited title certificate and deed records and the size indicated by the Harris County Appraisal District. The property is owned by the City of La Porte and does not have an assessed value. Total Land Size as Indicated by Appraisal District: 27.08 acres (1,179,722 SF)* Tax Year: 2019 Total Value: $0 Land Value: $0 Improvement Value: $0 Indicated Per Unit Value of Land: $0 per acre ($0.00/SF) MARKET AREA ANALYSIS Location: Urban Suburban Rural Market Area: Harris County, City of La Porte Market Area Description and Characteristics: The subject is located within the city limits of La Porte in Harris County, Texas. Harris County is part of the Houston-Woodlands-Sugar Land Metropolitan Statistical Area (MSA), which has a population of 6,997,384 people (2018 estimate). Harris County contains approximately 1,703.48 square miles and is located in southeast Texas. Harris County is bordered by Montgomery County to the north, Galveston County, Brazoria County, and Fort Bend County to the south, Waller County to the west, and Liberty County and Chambers County to the east. Harris County consists primarily of urban and suburban areas and contains rural land in the northwestern portion of the county. The city of Houston is the county seat of Harris County. Harris County has a population of 4,525,519 (2017 estimate), an increase of 10.58 percent since 2010 (4,092,459 persons), compared to a 12.6 percent overall state growth during the same time period. La Porte has a 2017 population estimate of 35,216 people, an increase of 4.19 percent since 2010. La Porte is the fourth-largest incorporated city in Harris County. La Porte contains approximately 18.63 square miles and is located in eastern Harris County, approximately 35 miles east of Houston on the west bank of Galveston Bay, and just south of the Houston Ship Channel. Major roadways in the area include State Highway 225, State Highway 146, West Fairmont Parkway, Spencer Highway, and Sens Road. Properties in the area primarily consist of light industrial and heavy industrial with scattered commercial uses and some small residential developments. The neighborhood is considered to be the city of La Porte in Harris County, Texas and the immediate areas in close proximity to the subject. La Porte is located adjacent to three major economic hubs: the Bayport Industrial District, the Battleground Industrial District, and the Barbours Cut shipping terminal. The major industries within La Porte are petroleum/petrochemicals and shipping. Other industries in the area include aerospace technology, medicine, and computer related technology. Allen, Williford and Seale, Inc. Page 4 SITE ANALYSIS 26.45 acres (1,152,162 SF) Area (Size): Irregular Shape: Maximum North/South: ±1,073; Maximum East/West: ± Dimensions: rd N C Street and N 23 Street Access: rd ±910 FF: N 23 Street; ±515 FF: N C Street; ±1,073 FF: Union Pacific Railroad Road Frontage (ft): rd N C Street and N 23 Street: Two-lane asphalt paved roadways with open ditch drainage Road Frontage Type: Generally level Topography: Ponds Water Features: Adequate drainage Drainage: Yes - ±35% Shaded Zone X, an area inside the 500-year floodplain; ±25% Zone A, an area inside the 100-year Flood Plain: floodplain Electricity, telephone, public water, public sewer Utilities: Light industrial, commercial, vacant land Adjacent Land Use: La Porte City Limits/ETJ: LI Light Industrial, GC- General Commercial; Deed Restrictions Zoning/Restrictions: La Porte ISD School District: Multiple pipeline easements, high voltage electric transmission lines, aerial easement, typical utility Existing Easements: easements rd Site Description and Other Characteristics: The subject property is located on southeast corner of N C Street and N 23 Street. N C Street traverses a portion of the northwestern corner of the property. The property is used as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department Training Facility. A Union Pacific Railroad borders the eastern property boundary. Ponds are located on the northern portion of the subject property. Portions of the property along the north, east, and west boundaries are located within Zone A, an area inside the 100-year floodplain and Shaded Zone X, an area inside the 500-year floodplain. Multiple existing pipelines traverse the eastern portion of the property in a north/south direction and two high voltage transmission lines parallel the eastern property boundary. Additionally, the property is encumbered by an aerial easement. The majority of the property is zoned LI Light Industrial and the southwestern portion is zoned GC General Commercial La Porte. The LI Light Industrial District allows for light industrial uses such as various types of manufacturing and some commercial uses. The GC General Commercial District allows for commercial and residential uses. The Future Land Use Map of La Porte calls for parks and open space use in the northeast corner of the subject property and public/institutional use for the remainder of the subject property. The southern 18.378 acres of the subject property is subject to deed restrictions which indicate that the property shall not be used for a sewer treatment facility, sanitary land fill, or garbage dump. The property is in La Porte ISD. IMPROVEMENT ANALYSIS Description of Improvements: The property is used as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department Training Facility. The subject is improved with multiple administrative office buildings, metal buildings, and supporting site improvements. In this case, the subject improvements are not impacted by the project and have not been appraised. Even if the improvements were valued in this report, their valuation would not change our opinion of total compensation. The subject property has been appraised as effectively vacant land. HIGHEST AND BEST USE ANALYSIS Highest and Best Use is defined in The Dictionary of Real Estate Appraisal, Sixth Edition, 2015, page 109, by the Appraisal Institute as use must meet Summary of Highest and Best Use Analysis: The subject consists of effectively vacant land owned by the City of La Porte and is used as the La Porte IJ Kibodeaux Memorial Public Works Service Center, the La Porte Recycling Center, and the La Porte Fire Department Training Facility. The majority of the property is zoned LI Light Industrial and the southwestern portion is zoned GC General Commercial La Porte. The LI Light Industrial District allows for light industrial uses such as various types of manufacturing and some commercial uses. The GC General Commercial District allows for commercial and residential uses. The Future Land Use Map of La Porte calls for parks and open space use in the northeast corner of the subject property and public/institutional use for the remainder of the subject property. The southern 18.378 acres of the subject property is subject to deed restrictions which indicate that the property shall not be used for a sewer treatment facility, sanitary land fill, or garbage dump. Surrounding property uses consist of land utilized for light industrial, vacant land, and commercial uses. The highest and best use of the subject whole property, as vacant, is for continued public/institutional use and/or industrial/commercial use. Allen, Williford and Seale, Inc. Page 5 SUBJECT WHOLE PROPERTY VALUATION Site Valuation Methodology Sales Comparison Approach: A set of procedures in which a value indication is derived by comparing the property being appraised to similar propertiesthat have been sold recently, then applyingappropriateunits of comparisonand making adjustments to the sale pricesof the comparablesbasedon the elements of comparison. The sales comparison approach may be used to value improved properties, vacant land, or land being considered as though vacant; it is the most common and preferred method of land valuation when an adequate supply of comparable sales are available. Market Extraction: A method of estimating land value in which the depreciated cost of the improvements on the improved property is estimated and deducted from the total sale price to arrive at an estimated sale price for the land; most effective when the improvements contribute little to the total sale price of the property. Alternative Method: (Describe methodology and rationale) These sales are indicators of value for the subject whole property. When comparing these sales to the subject property the elements of comparison considered include: real property rights conveyed, financing terms, conditions of sale, market conditions (time), location, size, physical characteristics, and other characteristics or factors that may influence value. Physical characteristics may include, but are not limited to: shape, water features, flood hazards, access, road frontage, vegetation, and topography. Other adjustment factors may include, but are not limited to: improvements, utilities, zoning/restrictions, use, mineral interests, or any other factor which may have influenced the sales price. Each sale was compared to the subject property and adjusted based on these factors. After considering all factors, the overall comparison for each sale is reported. Per (SF) Overall Sale Date Location Size (Acre) Price Comparison 4/7/2016Northeast corner of Sens Road and North C Street 60.954 $2.28 Inferior North line of W Fairmont Parkway, west of Bay Area 1/24/2018 9.850 $4.11 Superior Boulevard 10/15/2018 Southwest corner of Caniff Road and Underwood Road 6.970 $3.62 Similar East line of State Highway 146 Frontage Road, north of 12/21/2018 20.000 $2.70 Inferior Wharton Weems Boulevard 3/25/2019 South line of Spencer Highway, west of Bay Area Boulevard 5.238 $3.75 Slightly Superior 6/27/2019 Southwest corner of Sens Road and N D Street 12.450 $4.24 Superior Site Valuation Comments: The comparable sales range in sale date from April 2016 to June 2019, range in size from 5.238 acres to 60.954 acres, and range in sale price from $2.28 per SF to $4.24 per SF. Site Valuation Reconciliation: In addition to the sales listed above, we have also considered several other transactions that occurred in the area as well as tracts actively listed for sale. Based on this information, other sales and sale offerings, and conversations with knowledgeable individuals in the real estate market, it is our opinion that the subject whole property (land only) has a market value as follows: 1 per SF = Subject Whole Property 26.45 Acres (1,152,162 SF) @ $3.75 $4,320,608 Allen, Williford and Seale, Inc. Page 6 VALUATION OF PART TO BE ACQUIRED Description of Partial Acquisition: The proposed acquisition consists of a permanent pipeline easement and a springing temporary workspace easement. The permanent pipeline easement has a centerline length of 1,075.51 feet, has a width of 16inches, and contains a total of 0.034 acre (1,486 SF) of land. The proposed pipeline easement parallels existing pipelines and electric transmission line easements across the easternmost portion of the subject property. The springing temporary workspace easement consists of the re-occurring right to use a 30-n both sides of the pipeline) adjacent to the proposed pipeline for the purpose of any subsequent maintenance, inspection, replacement, repair and/or removal of the pipeline. The survey exhibit indicates the springing temporary workspace easement contains 0.70acre (30,492SF). Please refer to the survey exhibit in the addenda for further details on the location of the proposed permanent pipeline and proposed springing temporary workspace easement. Improvements Located Within the Partial Acquisition That Require Valuation: None Highest and Best Use of Part to be Acquired: T property. As such, the highest and best use of the partial acquisition, as vacant, is for use in conjunction with the subject whole property. Valuation of Partial Acquisition: (Land Only) springing temporary workspace easement. Acquiring all rights to the easement areas will not be necessary. Based on the use to which the easements will be put and the property rights imposed by the taking of the proposed easements, an appropriate percentage deduction to the previously concluded fee simple value of the property is necessary. We have estimated the value of the acquisition based on the impact on the subsurface, surface, and air right estates for the subject property. The rights being acquired by the proposed easements are considered less than the total underlying land value. The subject property has multiple pipelines and electric transmission lines. Based on the title work, the acquisition parallels the pipelines and two electric transmission line easements across the property. We have considered the presence of the existing electric transmission line easements and existing pipelines while determining the rights acquired by the proposed acquisition. We have estimated the rights acquired by the proposed pipeline easement to represent 99% of the fee-simple value and the rights acquired by the proposed springing temporary workspace easement to represent 20% of the fee-simple value in the area encumbered by the proposed easements. The value of the partial acquisitions, land only, is calculated as follows: % of Value Partial Acquisition: Area Per Unit Value Acquired Pipeline Easement 1,486 SF @ $3.75 per SF @ 99% = $ 5,517 Springing Temporary Workspace Easement 30,492 SF @ $3.75 per SF @ 20% = $ 22,869 Land Total $ 28,386 Contributory Value of Improvements Within Partial Acquisition (If Required): Itemized Improvements $ $ $ $ Total Value of Improvements Within Partial Acquisition $ 0 Total Valuation of Partial Acquisition The value of the partial acquisition consists of the value of the land and any improvements located within the partial acquisition that require valuation. The total value of the partial acquisition, land and improvements is calculated as follows: Partial Acquisition (Land Value) $ 28,386 Partial Acquisition (Improvements) $ 0 2 Total Value of Partial Acquisition $ 28,386 Allen, Williford and Seale, Inc. Page 7 VALUATION OF REMAINDER PROPERTY Description of Remainder Property: The remainder property before and after the acquisition will contain approximately 26.45 acres (1,152,162 SF) of land, of which 0.034 acre (1,486 SF) will be encumbered by the proposed permanent pipeline easement and 0.70 acre (30,492 SF) will be encumbered by the proposed springing temporary workspace easement. The unencumbered remainder property will consist of 25.716 acres (1,120,184 SF). Value of Remainder Before the Acquisition: The value of the remainder before the acquisition is merely a mathematical process by which the value of the partial acquisition is subtracted from the subject whole property. This value is calculated as follows: Value of Subject Whole Property $ 4,320,608 Less: Value of Partial Acquisition $ 28,386 3 Value of Remainder Before Acquisition $ 4,292,222 Value of Remainder Property After the Acquisition Effect on Remainder Property After the Acquisition: The subject property is located in Harris County where pipelines are common. In this instance, the subject is encumbered by multiple pipeline easements and two electric transmission line easements. The proposed easement parallels the existing pipelines and electric transmission line easements on the subject property. The remainder after the acquisition will maintain the same physical characteristics and highest and best use as the subject whole property. Based on this information, the remainder after is not adversely impacted by the proposed acquisition and the per-acre value of the remainder after is the same as the per-acre value of the whole property. In the remainder after scenario, the residual rights not acquired by the proposed pipeline easement are estimated at 1% of the land value and the residual rights not acquired by the proposed springing temporary workspace easement are estimated at 80% of the land value. Highest and Best Use of Remainder After Property: The highest and best use of the remainder after property is the same as the whole property. The highest and best use of the subject does not change as a result of the partial acquisition. The value of the remainder property after the acquisition considers the impact of the project and is estimated as follows: Per Unit % of Value Remainder After Property Area Value Remaining Land Unencumbered 1,120,184 SF @ $3.75 per SF @ 100% = $ 4,200,690 Pipeline Easement 1,486 SF @ $3.75 per SF @ 1% = $ 56 Springing Temporary Workspace Easement 30,492 SF @ $3.75 per SF @ 80% = $ 91,476 Less: Cost to Cure* $ 0 4 Total Value of Remainder After $ 4,292,222 *In this instance there are no cost to cure items. CALCULATION OF DAMAGES If there is any difference between the value of the remainder property before and after the acquisition, the result will be reflected as damages or enhancements to the remainder, as the case may be. The damages, if any, are calculated as follows: 3 Value of Remainder Before the Acquisition $ 4,292,222 4 Less: Value of Remainder After the Acquisition $ 4,292,222 5 Indicated Value of Damages $ 0 Explanation of Damages (if any): The remainder before and after the acquisition are the same and there are no damages. Allen, Williford and Seale, Inc. Page 8 VALUATION OF TEMPORARY WORKSPACES The temporary easement is similar to a land lease over a period of time. The components needed in valuing temporary workspace include a per-unit land value, a land capitalization rate, and a duration period. Description of Temporary Workspaces: The temporary workspace is adjacent to the east and west sides of the permanent easement, has a width of approximately 70 feet on the east side and 30 feet on the west side, and contains a total of 1.76 acres of land (76,666SF) according to the survey exhibit. The area of extra temporary workspace contains 0.12acre (5,227SF).Additionally, a temporary access road is needed. The temporary access road traverses the central portion of the property in an east/west directionand the majority of the easement is situated along N C Street. The temporary access road has a width of 15 feet, a length of 1,075.67 feet, and contains 16,135 SF (15 feet x 1,075.67 feet). Please refer to the survey exhibit in the addenda for further details of the temporary workspace, extra temporary workspace, and temporary access road. Term of Workspaces (Time): 1 Year Temporary Workspace Capitalization Rate (Rental Rate): 10% Rental Workspace: Area Per Unit Value Term Rate Temporary Workspace 76,666 SF X $3.75 per SF @ 10% X 1 Year = $ 28,750 Additional Temporary Workspace 5,227 SF X $3.75 per SF @ 10% X 1 Year = $ 1,960 Temporary Access Road 16,135 SF X $3.75 per SF @ 10% X 1 Year = $ 6,051 6 Total Temp. Workspace $ 36,761 COMPENSATION SUMMARY The before and after scenario methodology was utilized to estimate the fair market value of and just compensation due for the partial acquisition. This involves appraising the whole property, the acquisition and the remainder property. The valuation of the whole property does not take into consideration project influence. The acquisition is valued as a pro rata part of the whole. The remainder property is appraised as impacted by the acquisition and project. A forecast is being made when appraising the remainder after property. This forecast is a hypothetical condition. The compensation includes the value of the acquisition and any damages to the remainder which may arise. The general steps of the before and after methodology are as follows: 1.Valuation of the whole property without consideration to any project influence. 2.Valuation of the partial acquisition. 3.Valuation of that portion of the subject remaining, not considering project influence. The valuation of the remainder before is merely a mathematical process by which the value of the partial acquisition is subtracted from the whole property. 4.Valuation of the remainder after the acquisition, considering the effect of the project. In this analysis, the remainder must stand alone as a separate unit. 5.Indication of damages; if there is any difference between the value of the remainder before and after acquisition, the result will be reflected as damages or enhancement to the remainder, as the case may be. 6.Lastly, the valuation of the temporary workspaces, if any, is estimated and added to the compensation. To summarize, the total compensation due the property owner is the value of the acquisition, plus any damages resulting from the acquisition and/or project, plus the value of the temporary workspace. These components of the before and after methodology were previously estimated and the total compensation is computed as follows: 1 Whole Property $ 4,320,608 2 Less: Value of Partial Acquisition $ 28,386 3 Indicated Value of Remainder Before Acquisition $ 4,292,222 4 Value of Remainder After Acquisition $ 4,292,222 5 Indicated Damages (Before minus After) $ 0 6 Value Temporary Workspace $ 36,761 (2+5+6) Total Compensation $ 65,147 Allen, Williford and Seale, Inc. Page 9 I certify that, to the best of my knowledge and belief: the statements of the facts contained in this report are true and correct. the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice, as promulgated by the Appraisal Foundation and the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. I have not performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding acceptance of this assignment. Individuals who have provided significant real property appraisal assistance are named below. The specific tasks performed by those named are outlined in the Scope of Work section of this report. None Name(s) Tyler L. Givens As previously identified in the Scope of Work section of this report, the signer(s) of this report certify to the inspection of the property that is the subject of this report as follows: Property Inspected by Appraiser (1): Yes No Property Inspected by Appraiser (2): Yes No Property Inspected by Appraiser (3): Yes No Property Inspected by Appraiser (4): Yes No ADDITIONAL CERTIFICATION FOR APPRAISAL INSTITUTE The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. APPRAISER (1): APPRAISER (2): Signature Signature Name: David R. Bethel, MAI Name: Carlo S. Forni, MAI Date of Report: October 9, 2019 Date of Report: October 9, 2019 Certified General Real Estate Appraiser Certified General Real Estate Appraiser License #TX-1330545-G State: Texas License # TX-1336773-G State: Texas Designated Member of the Appraisal Institute Designated Member of the Appraisal Institute As of the date of this report, I have completed the continuing As of the date of this report, I have completed the continuing education program for Designated Members of the Appraisal education program for Designated Members of the Appraisal Institute.Institute. Allen, Williford and Seale, Inc. Page 10 APPRAISER (3):APPRAISER (4): Signature Signature Name: Zachry C. Kezar, MAI Name: Aaron M. Romero Date of Report: October 9, 2019 Date of Report: October 9, 2019 Certified General Real Estate Appraiser Certified General Real Estate Appraiser License #TX-1380059-G State: Texas License # TX-1380044-G State: Texas Designated Member of the Appraisal Institute Candidate for Designation in the Appraisal Institute As of the date of this report, I have completed the continuing As of the date of this report, I have completed the Standards and education program for Designated Members of the Appraisal Ethics Education Requirements for Candidates of the Appraisal Institute.Institute. Allen, Williford and Seale, Inc. Page 11 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following assumptions and limiting conditions: That the date of value to which the opinions expressed in this report apply is set forth on the first page of this report. The appraiser assumes no responsibility for economic or physical factors occurring at some later date which may affect the opinions herein stated. That no opinions are intended to be expressed for legal matters or that would require specialized investigation or knowledge beyond that ordinarily employed by real estate appraisers, although such matters may be discussed in this report. That no opinion as to title is rendered. Name of ownership and the legal description were obtained from sources generally considered reliable. Title is assumed to be marketable and free and clear of all liens, encumbrances, easements, and restrictions except those specifically discussed in this report. The property is appraised assuming it to be under responsible ownership and competent management and available for its highest and best use. That no engineering survey has been made by the appraiser. Except as specifically stated, data relative to size and area were taken from sources considered reliable and no encroachment or real property improvement is assumed to exist. That maps, plats, and exhibits included herein are for illustration only, as an aid in visualizing matters discussed within this report. They should not be considered as surveys or relied upon for any other purpose. In the event that we appraise any improvements in this report, our inspection deals only with valuation issues. We are not engineers and are not qualified to assess structural integrity or the adequacy and condition of their mechanical, electrical, or plumbing components. This appraisal is not a property condition report and should not be relied upon to disclose any conditions present in the property, and it does not guarantee the property to be free of defects. We are not licensed inspectors and improvements or land as defined by any state or federal regulations for real estate inspections. That no detailed soil studies covering the subject property were available to the appraiser. Therefore, premises as to soil qualities employed in this report are not conclusive, but have been considered consistent with information available to the appraiser. The property is appraised as though free and clear, under responsible ownership, and competent management. All existing liens and encumbrances have been disregarded. Unless otherwise stated herein, all of the improvements previously described were considered operational and in good condition. Unless stated otherwise in this report, no presence of hazardous materials on or in the property was observed by the appraiser. The appraiser has no information on the existence of such materials and is not qualified to detect same. The presence of such materials on or in the property could affect the appraiser's opinion of market value. However, the value estimate stated herein is based on the assumption that no hazardous materials are present on or in the property, and the appraiser accepts no responsibility for determining such condition. The client is urged to retain an expert in this field if there is any question as to the existence of hazardous material. Any information furnished to us by others is believed to be reliable, but we assume no responsibility for its accuracy. Possession of this report, or a copy thereof, does not carry with it the right to publication, nor may it be used for any purpose, by any but the applicant, without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. This appraisal does not require us to give testimony in court or attend on its behalf unless arrangements have been previously made therefore. The distribution of the total valuation in this report between land and improvements applied only under the existing programs of utilization. The separate valuations for land and building must not be used in conjunction with any other appraisal and are invalid if so used. The value is reported in dollars on the basis of the currency prevailing at the date of this appraisal. We have no present or contemplated interest in the property appraised. Our compensation for making this appraisal is in no manner contingent upon the value reported. That the appraiser assumes no responsibility for determining if the property lies within a flood hazard area and its consequences to the property. It is advised that a Topographic Survey be obtained and local officials be contacted. That our analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice, as promulgated by the Appraisal Foundation and the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. The appraisal of the subject whole property considered all factors willing, knowledgeable buyers and sellers would consider in negotiating the purchase price of the property except the influence of the proposed project. The appraisal of the remainder property considered all factors willing knowledgeable buyers and sellers would consider in negotiating the purchase price of the property including the use to which the part taken is to be put and the effects of the condemnation but excluded the effects of all non-compensable elements. We have been provided ownership information for the subject property and a plat for the easements by the client. The size of the subject property and easements are based on information provided by the client. We assume no changes to the subject property have occurred between the most recent date of inspection and the effective date of value. There are no other limiting conditions contained in this report other than the ones listed above. Allen, Williford and Seale, Inc. Page 12 Addenda Addenda Addenda RightofWaySurvey Addenda AerialPhotography Addenda TopographicalMap Allen,Williford&Seale,Inc.Addenda Addenda Allen,Williford&Seale,Inc.Addenda Addenda Photographs PHOTOGRAPHS rd tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ N 23 Street, west line of the subject property \[ƚƚƉźƓŭʹ East at the subject property tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ N C Street, north line of the subject property \[ƚƚƉźƓŭʹ Northeast at the subject property Allen, Williford & Seale, Inc. Photo -1 PHOTOGRAPHS tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ N C Street, north line of the subject property \[ƚƚƉźƓŭʹ North at the subject property tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ N C Street, north line of the subject property \[ƚƚƉźƓŭʹ South at the subject property Allen, Williford & Seale, Inc. Photo -2 PHOTOGRAPHS tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ Spencer Highway, south of the subject property \[ƚƚƉźƓŭʹ North towards the subject property and partial acquisition along existing easements rd tƚźƓƷ ŅƩƚƒ Ǟŷźĭŷ ƷğƉĻƓʹ N 23 Street, west line of the subject property rd \[ƚƚƉźƓŭʹ South along N 23 Street frontage (subject on the left) Allen, Williford & Seale, Inc. Photo -3 Addenda DeedofRecord Addenda TaxInformation DETAIL MAP OF ACCOUNT NUMBER Tax Map Harris Harris County County Geospatial or map data maintained by the 0230460920 Harris County Appraisal District is for informational Feet purposes and may not have been Appraisal Appraisal prepared for or be suitable for legal, engineering, or surveying purposes. It does not District District represent an on-the-ground survey and only represents ® Date: 5/13/2019 the approximate location of property boundaries. Addenda Allen,Williford&Seale,Inc.Addenda T E S ISL RL CA ST IS AV D NERST BON N OE M AV ON EG OR T S AS EX T ST Y WA AD O BR S R D OYA B T Y S A DW OA BR N ST 1ST S 2ND S ST 3RD S ST 4TH S ST 5TH S T H S S 6T T H S 7T S T H S 7T N H ST 8T S T H S N 8T T H S 11T S ST ST TH 13 S T H S 13T N H ST 14T N H ST 15T S T H S 6T 1 S T H S 7T 1 S T H S 6T 1 N SIDE WAY ST 25TH D S R EN S EA DR N SSIO MI LN RA LAU N N L O LEM EY IRL SH D RT R PO DCT BLV ORT AIRP RD RK AYPA B R VY D AL R CI R D Y RC OE P TK SY S EACI H NRD SOD N L OO R D R FF O UT C ER ILL M FAR R I N G T V D L R OO H SC AX M LO N DD R UPL CO O O R B Y E L L V ARY M LN LN ING N OW BR R LONED MA E CT PIK R D R FAIR D R D R OD O W ER D N DR W TA C R TD ES ST LE SVIL LARK C R ST AYE B ED RB OAL ENU G F D A R D NA A C LN YNE DW LA G R D R N D O TD RO E O M W O K S O O R B DR OCK FERNR N SS L MO CH OT SC VD BL A LL E LU Addenda ComparableSalesandMap ft m 4000 1000 3200 800 2400 600 1600 Scale 1 : 28,125 400 800 200 DeLorme Street Atlas USA® 2010 1" = 2,343.8 ftData Zoom 12-7 00 Comparable Land Sales Data use subject to license.© DeLorme. DeLorme Street Atlas USA® 2010.www.delorme.com BXT!1114819: Mboe!Tbmf!.!1501803127 Mpdbujpo Opsuifbtu!dpsofs!pg!Tfot!Spbe!boe!Opsui!D!Tusffu Ebuf!pg!Tbmf 1501803127 Dpvouz Ibssjt Hsboups Cfo!K/!Gpsutpo-!Usvtuff!pg!uif!Nbuujf!L/!Dbsufs!Usvtu Hsbouff Tfot!Spbe!71-!MQ Sfdpsejoh!Ebub Epdvnfou!Op/!SQ.3127.256491 Mfhbm!Eftdsjqujpo Cfjoh!71/:65!bdsft!pg!mboe-!npsf!ps!mftt-!tjuvbufe!jo!uif!U/!X/!Mff Tvcejwjtjpo!jo!uif!Sjdibse!Qfbstbmm!204!Mfbhvf-!Bctusbdu!Op/!736-!cfjoh dpnqsjtfe!pg!Cmpdlt!731!uisv!736-!Cmpdlt!747!uisv!752-!boe!Cmpdlt 76:!uisv!772-!boe!b!qpsujpo!pg!Cmpdlt!737-!746-!769-!boe!773-!Ibssjt Dpvouz-!Ufybt Gspoubhf2-594!GG;!Opsui!D!Tusffu<!2-452!GG;!Tfot!Spbe Mboe!Tj{f 71/:65!Bdsft!)3-766-267!TG* Tbmft!Qsjdf%7-161-111!)%::-366!qfs!bdsf*!!)%3/39!qfs!TG* Gjobodjoh Dbti!up!Tfmmfs Gmppe!Qmbjo Zft!.!:1&!Tibefe!\[pof!Y<!21&!\[pof!B Tfxfs Qvcmjd!Tfxfs!Bwbjmbcmf Xbufs Qvcmjd!Xbufs!Bwbjmbcmf \[pojoh CJ!.!Cvtjoftt!Joevtusjbm<!MJ!.!Mjhiu!Joevtusjbm Vtf!bu!Ebuf!pg!Tbmf Wbdbou!mboe Fbtfnfout Nvmujqmf!qjqfmjof!fbtfnfout-!uzqjdbm!vujmjuz!fbtfnfout-!b!ijhi!wpmubhf fmfdusjd!usbotnjttjpo!mjof!fbtfnfou-!boe!b!esbjobhf!fbtfnfou Dpnnfout Uif!qspqfsuz!dpotjtut!pg!mfwfm!qbtuvsfmboe!xjui!bsfbt!pg!usfft0csvti/ Usjojuz!Cbz!jt!mpdbufe!up!uif!fbtu!pg!uif!qspqfsuz!boe!evf!up!uif qspyjnjuz!pg!Usjojuz!Cbz!bqqspyjnbufmz!:1&!pg!uif!qspqfsuz!jt!mpdbufe xjuijo!Tibefe!\[pof!Y-!bo!bsfb!jotjef!uif!611.zfbs!gmppeqmbjo!boe bqqspyjnbufmz!21&!pg!uif!qspqfsuz!jt!mpdbufe!xjuijo!\[pof!B-!bo!bsfb jotjef!uif!211.zfbs!gmppeqmbjo/!B!sbjmspbe!svot!bmpoh!uif!fbtu!qspqfsuz mjof/!Uif!Ufybt!Sbjmspbe!Dpnnjttjpo!joejdbuft!nvmujqmf!qjqfmjoft usbwfstf!uif!fbtufso!qpsujpo!pg!uif!qspqfsuz!jo!b!opsui0tpvui!ejsfdujpo/!B ijhi!wpmubhf!usbotnjttjpo!mjof!usbwfstft!uif!fbtufso!qpsujpo!pg!uif qspqfsuz!jo!b!opsui0tpvui!ejsfdujpo!boe!b!esbjobhf!fbtfnfou!fodvncfst uif!qspqfsuz/!Uif!qspqfsuz!jt!xjuijo!uif!Djuz!Mjnjut!pg!Mb!Qpsuf/!Uif xftufso!qpsujpo!pg!uif!qspqfsuz!jt!{pofe!CJ!.!Cvtjoftt!Joevtusjbm!boe!uif fbtufso!qpsujpo!pg!uif!qspqfsuz!jt!{pofe!MJ!.!Mjhiu!Joevtusjbm/!Uif qspqfsuz!jt!jo!Mb!Qpsuf!JTE/ BXT!11147563 Mboe!Tbmf!.!1203503129 Mpdbujpo Opsui!mjof!pg!X!Gbjsnpou!Qbslxbz-!xftu!pg!Cbz!Bsfb!Cpvmfwbse Ebuf!pg!Tbmf 1203503129 Dpvouz Ibssjt Hsboups Hsffo!Cjtipq!Ipmejoht-!MQ Hsbouff Tobqq!Sfbmuz-!MMD Sfdpsejoh!Ebub Epdvnfou!Op/!312946245 Mfhbm!Eftdsjqujpo Cfjoh!:/96!bdsft!pg!mboe-!npsf!ps!mftt-!pvu!pg!Dpnnfsdjbm!Sftfswf!#B#- jo!Cmpdl!2-!pg!Qpsu!Mboejoh-!b!tvcejwjtjpo!jo!Ibssjt!Dpvouz-!Ufybt Gspoubhf9:1!GG;!X!Gbjsnpou!Qbslxbz Mboe!Tj{f:/961!Bdsft!)53:-177!TG* Tbmft!Qsjdf%2-872-7:8!)%289-963!qfs!bdsf*!!)%5/22!qfs!TG* Gjobodjoh Dbti!up!Tfmmfs Gmppe!Qmbjo86&!Tibefe!\[pof!Y-!bo!bsfb!jotjef!uif!611.zfbs!gmppe!qmbjo Tfxfs Qvcmjd!tfxfs!bwbjmbcmf Xbufs Qvcmjd!xbufs!bwbjmbcmf \[pojoh Cvtjoftt!Joevtusjbm!.!Mb!Qpsuf Vtf!bu!Ebuf!pg!Tbmf Wbdbou!mboe Fbtfnfout Qjqfmjof!fbtfnfou-!uzqjdbm!vujmjuz!fbtfnfout Dpnnfout Uif!qspqfsuz!dpotjtut!pg!b!wbdbou!usbdu!xjui!tdbuufsfe!up!ifbwz!usff dpwfsbhf/!Tvctfrvfou!up!uif!tbmf-!uif!qspqfsuz!ibt!cffo!dmfbsfe-!boe!b 231-111!TG!joevtusjbm!xbsfipvtf!jt!cfjoh!dpotusvdufe/!Uif!qspqfsuz!jt fodvncfsfe!cz!b!qjqfmjof!fbtfnfou!uibu!usbwfstft!uif!tpvuifso!qpsujpo pg!uif!qspqfsuz!jo!bo!fbtu0xftu!ejsfdujpo/!Bqqspyjnbufmz!86&!pg!uif qspqfsuz!jt!jo!Tibefe!\[pof!Y-!bo!bsfb!jotjef!uif!611.zfbs!gmppe!qmbjo/ Uif!sfnbjojoh!qpsujpo!pg!uif!qspqfsuz!jt!jo!\[pof!Y-!bo!bsfb!pvutjef!uif 611.zfbs!gmppe!qmbjo/!Uif!qspqfsuz!jt!jo!uif!Djuz!pg!Mb!Qpsuf!boe!jt {pofe!Cvtjoftt!Joevtusjbm/!Uif!qspqfsuz!jt!tvckfdu!up!sftusjdujpot jodmvejoh!cvjmejoh!tfucbdl!mjoft!pg!61!gffu!bmpoh!uif!tpvui!qspqfsuz!mjof- 51!gffu!bmpoh!uif!opsui!qspqfsuz!mjof!boe!41!gffu!bmpoh!uif!fbtu!boe!xftu qspqfsuz!mjoft/!Uif!qspqfsuz!jt!jo!Mb!Qpsuf!JTE/ BXT!11148194 Mboe!Tbmf!.!2102603129 Mpdbujpo Tpvuixftu!dpsofs!pg!Dbojgg!Spbe!boe!Voefsxppe!Spbe Ebuf!pg!Tbmf 2102603129 Dpvouz Ibssjt Hsboups Bmefsthbuf!Usvtu Hsbouff NEQ!Ifbmuidbsf-!MMD Sfdpsejoh!Ebub Epdvnfou!Op/!3129.583479 Mfhbm!Eftdsjqujpo Cfjoh!7/:8!bdsft!pg!mboe-!npsf!ps!mftt-!tjuvbufe!jo!uif!X/N/!Kpoft Tvswfz-!Bctusbdu!Op/!593-!Ibssjt!Dpvouz-!Ufybt Gspoubhf711!GG;!Voefsxppe!Spbe<!584!GG;!Dbojgg!Spbe Mboe!Tj{f 7/:81!Bdsft!)414-724!TG* Tbmft!Qsjdf%2-211-111!)%268-92:!qfs!bdsf*!!)%4/73!qfs!TG* Gjobodjoh Dbti!up!Tfmmfs Gmppe!Qmbjo Op!.!\[pof!Y Tfxfs Qvcmjd!Tfxfs!Bwbjmbcmf Xbufs Qvcmjd!Xbufs!Bwbjmbcmf \[pojoh QVE!.!Qmboofe!Voju!Efwfmpqnfou Vtf!bu!Ebuf!pg!Tbmf Wbdbou!mboe Fbtfnfout Bddftt!fbtfnfou-!uzqjdbm!vujmjuz Dpnnfout Uif!qspqfsuz!jt!b!hfofsbmmz!mfwfm!wbdbou!usbdu!pg!mboe/!Bo!bddftt fbtfnfou!fodvncfst!uif!tpvuifso!qpsujpo!pg!uif!qspqfsuz/!Uif!qspqfsuz jt!xjuijo!uif!Djuz!Mjnjut!pg!Mb!Qpsuf!boe!jt!{pofe!QVE!.!Qmboofe!Voju Efwfmpqnfou/!Uif!qspqfsuz!xbt!qvsdibtfe!gps!uif!efwfmpqnfou!pg!b tfojps!mjwjoh!gbdjmjuz/!Uif!qspqfsuz!jt!jo!Mb!Qpsuf!JTE/