HomeMy WebLinkAboutWarranty Deed - Co-Heirs-at-Law of the Estates of William R. Norton and Gene E. Norton - 108 W SPREADING OAKS,, ' ' ,
WARRANTY DEED
rA n �nnon111·1�□ � �gs unu LUU UJOlJO u r
l1 ·1 4 -. 7 4 -1 0 6 0
Date: July /.2_, 2000
Grantor: WILLIAM C. NORTON, JANIS NORTON MCINTOSH, LESLIE NORTON
DOBBERSTINE and ROBERT G. NORTON, CO-HEffiS-AT-LAW OF THE
ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON,
DECEASED
Grantor's Mailing Address (including county):
108 W, Spreading_Oaks Friendswood, Texas 77546 (Galveston County)
Grantee: CITY OF FRIENDSWOOD
Grantee's Mailing Address (including county):
910 S. Friendswood Drive Friendswood, TX 77546 (Galveston County)
Consideration: For Ten and No/100 Dollars and other valuable consideration.
Property (including any improvements):
A tract of land Eighty-Five feet (85') wide off the Northeast ends of Lot(s) Eleven (11)
and Twelve (12), of the HARVEY AND STOUT SUBDIVISION, of Lot(s) Six (6),
Seven (7) and Eight (8), of Block Two (2), of Friendswood, Texas, being a subdivision
out of the Sarah McKissick or J. R. Williams League of land in Galveston County,
Texas, the tract herein conveyed being more particularly described by metes and
bounds on Exhibit "A" attached hereto and made a part hereof for all purposes.
Reservations from and exceptions to Conveyance and Wananty:
Easements, rights-of-way, and prescriptive rights, whether of record or not; all
presently 1·eco1·ded instruments, other than liens and conveyances, that affect the
property. Taxes for the current year have been prorated and a1·e assumed by Grantee.
Grantor, for the consideration and subject to the reservations from and exceptions to
conveyance and warranty, grants, sells, and conveys to Grantee the property, together with all and
singular the rights and appurtenances thereto in any wise belonging, to have and hold it to Grantee,
Grantee's legal representatives, successors and assigns forever, Grantor binds Grantor and Grantor's
heirs, executors, administrators, successors and assigns to warrant and forever defend all and singular
the property to Grantee and Grantee's legal representatives, successors and assigns against every
person whomsoever lawfully claiming or to claim the same or any part thereof, except to the
reservations from and exceptions to conveyance and warranty.
When the context requires, singula1· nouns and pronouns include the plural.
<!, Z3lb g 3 </ Alamo Title 2.l
.\
'I (
THE STATE OF TEXA S {}
COUNTY OF H ARRIS {}
l., ·1 4 = 7 4 = 1 0 6 1
\A �\QQd�� �hJ� WILLIAM C. NORTON, C O-H Effi-AT-LA W OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTO�,DECEAS✓ / ·nimc �
S NORTON MCINTOSH,CO-HEffi-ATL A W OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON, DECEASED .�/)� L�NORTON D OBBER STINE, COHEffi-AT-LAW OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON, DECEASED
tOBERT G. NORTON, CO-HEffi-AT-L A W OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON, DECEASED
This instniment was acknowledged before me on the /� day oi July, 2000, by WILLIAM
C .NORTON,CO-HEffi-AT-LAWOFTHE ESTATES OFWILLIAMR.NORTON,DECEASED andGENE E. NORTON, DECEASED, in the capacity therein stated.
Notary's printed name: Notary's commission expires:
THE STATE OF TEXAS {}
COUNTY OF HARRIS {}
ul4-74 -1062
WILLIAM C, NORTON, CO-llEIR-AT-LAW O.F THE ESTATES OF WILLIAM R. NORTON, DEC:EASED and GENE E, NORTON, DECEASED
JANIS NORTON MCL�1'0SH, CO-HEJR-A1'LA \V OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE IC. NORTON, DECEASED
U!SLIE NORTON DOBBERSTlNE, COHEIR-AT-LAW OF THE ESTATES OF WILLJAM R, NORTON, DECEASED l\lld GENE E. NORTON, DECEASED
�O��-LAW OF 'fHE ESTATES OF WJLLIAM R.
NORTON, DECEASED aJ1d GENE E. NORTON, DECEASED
This instrument was acknowledgcll before me e __ dR)' of July, 2000, by WILUAM ,..-/1 C. NORTON, CO-Hl'ClR-AT-LAWOFTHE ES �s OF WILLIAMR.NORTON, DJtCEASED o
GENE E. NORTON, DECEASED, in e apacity thc1·eln state.d,
90 'd
Notary Public, State Notary4 s printed me:
Wd 90:£0 OHl 00-£!-lOf
...
THE STATE OF TEXAS {}
COUNTY OF HARRIS {}
l]'i 4 � 7 4 -= l O 6 3
This instrument was acknowledged befo.-e me on the / 7 -fZ.._day of July, 2000, by JANIS NORTON MCINTOSH, CO-HEIR-AT-LAW OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON, DECEASED, in the capacity therein stated.
G 1-\E.fN E.R �ublle State o1'Tell3S Notart �-ires oS/()9/2004My eomm\ss \oll.,..,
THE STATE OF TEXAS {}
COUNTY OF HARRIS {}
Notary's commission expires:
This instrument was acknowledged before me on the / 1-h..... clay of July, 2000, by LESLIE NORTON DOBBERSTINE, CO-HEIR-AT-LAW OF THE ESTATES OF WILLIAM R. NORTON, DECEASED and GENE E. NORTON, DECEASED, in the capacity ther, in stated.
G.HEFNERNotary Publle, State ol Texas My Commiss ion EXjJlres 05/09/2004
THE STATE OF TEXAS {}
COUNTY OF HARRIS {}
This instrument was acknowledged before m 1e ___ clay of July, 2000, by ROBERT G.NORTON, CO-HEIR-AT-LAW OF THE ATES OF WILLIAM R. NORTON, DECEASEDand GENE E. NORTON, DECEASED . e capacity therein stated.
Notary Public, Stat Texas Nota1-y's pl'inte 1ame:
Nota1
(KAl\l/fnvH:42300834 GH)
'
... .
T.IIE STATE OF TEXAS {}
COUNTY OF HARRIS {}
i. I ., 4 -7 4 -1 0 6 4
This instrument wns ackuowll:tlged before me on the ___ day of July, 2000, by ,IANIS
NORTON MCINTOSH, CO-JiEIR-AT-LAW OF THE ES'fATES OF WILLIAM R. NORTON, DECEASED llnd GENE E. NORTON, DEC:EASETl, In the capacity therein stated,
THE STA'fE OF TEXAS {}
COUNTY OF HARRIS {}
Notllry Public, State ofTcxns Notary's priote<l name:
Notary's co1nmis11lon expires:
This instrument was aclmowledgcd before me on the ___ d1,y of July, 2000, by LtSLm
NORTON :OOBBERS1'1NE, CO-HEJR�A'f-LA W OF THE ESTATES OF WILLIAM R, NORTON, DECEASED and GEN.EE, NOU'fON, DECEASED, in the capacity therein stated.
THE STATE OF TEXAS (} At1rAJs11-sCOUNTY OF HARIUS {}
Notary Public, State of Texas Notary's printed nam'il:
Notnry•s co1111ni11�lon cxph'es: _ _,
Thi� instrument was nclmowledged before me ou the Jg lllly of July, 2000, by RO.l:JERT G, NORTON, co.HEIR-A1'-LAW OF THE :ESTATES OF WILLIAM R, NORTON, DECEASED
11nd GENE F,. NORTON, DECEASED, in the capacity therein stated.
MARILYN CUNNINGHAM NOTARY PUBLIC STATE OF TEXAS My Commission Expires 10-3-2001
(l<AM/tnvH:◄lJ009H CII)
Y7n ll,�_f2-.7;(,.,.J to�lcfState of Texas Notary's prlnttd name:
Notary's comml11sion cxpirea:
LO 'd Wd L0:£0 nHl OO-£t-1nr
. ... , ...-. ··-
u ·i 4 C"1 7 4 = 1 0 6 5
., . . .. Ji: ·.1 .... u,o.< ... ,_IXRIBIT "A" .. { f(. . , ............ , .
A tract of land 85' wide o!ttbc NB enda o(Lotl 11 and 12 of the Harvey and Stout Subdivision of Lota 6, 7 and a of Block #2 oCFricodawood, Tcxu, beins a rubdlviti on out of tho Sarah McKiuick
or 1. R. WlWania Loque otland in Galveaton County, Tcxaa, the fnct heroin convoyed being deacnl>cd u follow,:
BEGINNING at tho most Euterly crnner of 11id Lot # 11 �t a point in the boundary line of a 60' road;
THENCE SW with the boundary liM of uid Lot 11, 85' for comer;
11IENCB NW. Puallel with the NB lino of said lota 230' to a point in the NW line of said Lot 12;
TIIBNCE NW with the aid line of Lot 12, 8S' to the most northerly comer ofl-Ot 12;
TIIENCE SE with the NW line of aaid Lota 12 and 11, 230' to the place of beginning, together with
my right, title interest and euement in the roadway frontina said trace ofland; with all buildings and improvcmcnla thctcon; 1ubjcct however. to the reservation of ono-half ( 1/2) of all mineral royalties produced and saved from &aid above descn'bed land auct forth in deed from Bd McConnick ct all to Cecil A. Brown dated January 26, 1937, recorded in Vol. 55 I at page 77. 79 of the records in the office of the County Cleric ofGalveaton CoWlty� Tcxu, to which deed and record reference is here made for all purposc.s.
FilED AND RECORDED OFFICIAL PUBLIC RECORDS OF REAL PROPERTY
2000 JUL 20 03:46 PM 2000036 158 MEJIA_V $19.00 Patricia Ritchie ,COUNTY CLERK GALVESTON, TEXAS
·(
GAC 20000361�9 6 pgs
L, •j 4 � 7 4 -1-0 6 6 The real property, described below, that you are about to purchase is located in the Clear Creek Drainage Dist District. The district has taxing authority separate from any other taxing authority and may, subject to voter approval, issue an unlimited amount of bonds and levy an unlimited rate of tax in payment of such bonds. As of this date, the rate of taxes levied by the district on real property located in the district is$ • J 5 on each $100 of assessed valuation. If the district has not yet levied taxes, the most recent projected rate of lax, as of this date, is $ • 1 5 on each $100 of assessed valuation. The total amount of bonds, excluding refunding bonds and any bonds or any portion of bonds issued that are payable solely from revenues received or expected to be received under a contract with a governmental entity, approv.ed by the voters and which have been or nay at this date be issued is $ 17 5 �O OQ , and the aggregate initial principal amounts of all bonds issued for one ormore of the spe�; 1eo' facilities of the district aµd payable in whole or part from property taxes is $ 17 5 , 000. 00 The dish·ict has the authority to adapt and impose a standby fee on property in the district that has water, sanitary sewer, or drainage facilities and services available but not connected and which does not have a house, building, or other improvement located thereon and does not substantially utilize the utility capacity available to the property. The district may exercise the authority without holding an election on the matter. As of this date, the most recent amount of the standby fee is $ -0- . An unpaid standby fee is a personal obligation of the person that owned the property at the time of imposition and is secured by a lien on the property. Any person may request a certificate from the district stating the amount, if any, of unpaid fees on a tract of property in the distri9t. The district is located in whole or in part within the corporate boundaries of the City of friendswood . The taxpayers of the district are subject to the taxes imposed by the municipality and by the district until the district is dissolved. By law, a district located within the corporate boundaries of a municipality may be dissolved by municipal ordinance without the consent of the district or the voters of the district. The purpose of this district is to provide water, sewer, drainage or flood control facilities and services within the dish·ict through the issuance of bonds payable in whole or in part from property taxes. The cost of these utility facilities is not included in the purchase price of your property and these utility facilities are owned o, to :w= � d;t· Th, legal descdpHon ofthc prnpo,ty yon '" acqufr;ng ;, as followsc� (gj �-)<.<-\.__�� ,hjeo ¥afa1r,·, ?'lu�,, w�Date r Si nature of Seller ' PURCHASER IS ADVISED THAT THE INFORMATION SHOWN ON THIS FORM IS SUBJECT TO CHANGE BY THE DISTRICT AT ANY TIME. THE DISTRICT ROUTINELY ESTABLISHES TAX RA TE DURING THE MONTHS OF SEPTEMBER THROUGH DECEMBER OF EACH YEAR. EFFECTIVE FOR THE YEAR IN, WHICH THE TAX RATES, ARE APPROVED BY THE DISTRICT. PURCHASER IS ADVISED TO CONTACT THE DISTRICT TO DETERMINE THE STATUS OF NAY CURRENT OR PROPOSED CHANGES TO THE INFORMATION SHOWN ON THIS FORM itle 23
80 'd
u ·1 4 -7 4 -1 0 6 7
MUNICIPAL UTILITY DISTRICT NOTICE Property Within Municipality 13oun,forles (Per 49.452(0) oflhc Texas Wnter Code
The rt:al properly, described below, that you are aboul to rmchnse is loc11ted i.t.1 tbe_J:_lear Creek Dr� i nngc:: .!?1.�-t. __ D1$lrlct. The district has taxing a11tl1ority separate from any other taxing authority imd may, subjec.t to voter Approval, issue nn unlimited omount of bond� and levy art unlimited rate of tax in p11ymenl of such bonds. As of this date, tl1� rntfJ of taxc$ levied by the district on ten! prope1ty located in the district is $ , 1 5 on each S l00 of asscssl!<l valuation. If the district ha$ not yet levied taxes, tl1e most recent projected rate of h1x, as of this date, is $ ] s 011 euch S too of a�sessed vnluntion. 111e total amoUJ1t of bonds, excluding refunding bonds a11d any bonds or any portion of bond$ issued that are pay11ble solely frort\ ,evennes received or expected to be rccdvctl under a contrnct with a govenimcntnl entity, approved by the volers a11d which bnve been or nay at thi� dale be issued is $-ffi..-OQQ.. Ofu , t1ncl the eggrcgalo initlnl princlpnl nmounts of all bonds is�ued for one or more of the specmca' fact 'ties of,.thc district 14ld payable In whole or part from. property taxes ls S 115,000,Q0 . ',.1
Tho di�trict h1u the auU1orlty to adapt and irnpo;e a standby fee on property in the district that has water, sanitary sewer, or drain«ge facilities i\nd s�rviccs avnllable but not col\Jlected 110d which doc, not ho.ve 11. hoU:lC, building, or other improvement locatl!d !hereon and does not s\1bstm1tinlly vlili7,e the utillly capacity available to the property. the district may exercise the authority witl1out hokling an election on the mntlcr. As of this date, the most ri::ccnt amount of the sta11dby fee is $ __ -.Q-, _____ . An unpaid stnndby fee is a pcr�onal obligation of the per5oo that owned the property at the time of imposition nnd fs secured by a lien 011 the property. Any person mny request a certiflcarc from the district stating the amount, ifilny, of unpa!ct fees on a u:act ofpropccty in lhe district.
The district is located in whole or In part within tho corporate boundaries of lhe City of F.rie�dswood . The taxpayel's of the dfatrict ar� �ubjcct to the laxe3 imposed by the municip11lily tind by the district mltil the dfalrict is clissolvod. By law, a di�trict localed wilhln the co.tpor;ite boundaries of a mu11icipality m11y be dissolvcct by munlclpal ordinance without the consent of the district or the votersof the district. · •·
The pu1pose of this district Is lo pi·ovide wnter, sewer, c:lrainnge or flood control facilities and services within the district through the i�suancc of bonds paynble in whole or In pnrt from property tB:-<C�. The cost of thesi: utility filcililies is not included in the pt1rchnse price of your property and these \1lility facilities .tl'e
��"dption orth, property you'" ,cqufr;ng ;, ,s follow"
Date Sig�11.l11rc of Seller
PURCHASER 1$ Al>VISED TH�T THB INFORMATION SHOWN ON THIS FORM IS SUDJECT TO CHANGE BY THE DISTR1C'T AT ANY TIME. THil DISTRICT ROUTINELY ESTABUSHIJS TAX RATE PURlNG THI! MONTHS OF SEPTEMBER 'illROUGH DECEMBHR OF EACH YEAR, EFFECTIVE FOR THE YEAR JN, WHICH THE TAX RATES, ARE APPROVED BY 1lIE DJSTRlC l'. PURCHASER JS ADVISED TO CONTACI' THE DlSTRlCT TO DETERMINE TH.8 STATUS OF NAY CURRENT OR PROPOSED CHANGES TO 'IHB INFORMATION SHOWN ON 11-IIS FORM
Wd 80:£0 nHl 00-£I-1nr
V
1 J ·1 4 -7 4 -1 0 6 8 The undersigned purchaser hereby acknowledges receipt of the foregoing notice at or prior to execution of a binding contract for the purchase of the real property described in such notice or at closing of purchase of the real property. -�
\ .. Signature of Purchaser (NOTE: Correct district name, tax rate, bond amounts, and legal description is to be place in the appropriate space.) Except for notices included as an addendum or paragraph of a purchase contract, to notice shall be executed by the seller and purchaser, as indicated. If the district does not propose to provide one or more of the specified facilities and services, the appropriate purpose may be eliminated. If the district has not yet levied taxes, a statement of the district's most recent projected rate of tax is to be placed =d in the appropriate space. If the district does not have approval from the commission to adopt and impose a standby fee, the second paragraph of the notice may be deleted. For the purposes of the notice form required to be given to the prospective purchaser prior to execution of a binding contract of sale and purchase, a seller and any agent, representative, or person acting on the seller's behalf may modify the notice by substitution of the words "January 1, ____ " for the words " this date" and place the correct calendar year in the appropriate space. INDIVIDUAL ACKNOWLEDGMENT
This ·nstrument was acknowledged before me on the ___,::_,____day of ;:)L> L-':{ By C.::L-l+o s/,-...._. ·LesJ/e
OR CORPORATE ACKNOWLEDGMENT My C
�,·14-74 -1069
The undersl1,1ncd purchaser hereby ncknowlcdgcs receipt of the forecoJng notice at or pri<Jr to t'Xec11tio11 of a bindiug contract for the purchase of the real prop�.rty cfoscrlbed in such notice or al closh1g of 11urchnse of the real property.
Dale Signature of Purcha�er
Sig�ature of Pu;c""'h-es_e_r _______ ,. __
(NOTE: Correct dislrict n11mc, tnx rate, bond omuunls, and legal description is to bt: pince in tho appropxiulo space.) HKcept for notices included as an addendum or pnn1graph of u purchase contract, to notice shall be executed by the seller and purchaser, as indicated. lf U1e district does not propose to provide one or more of the specified facilities and services, the appropriate purpose may be cllmiunted. [f the district has not yet levied tax.es, a statement of the district's mo.st recent projcckd rate of tax is to be placed =d in the appropriate space. lf the distdct does not hnve approval from the commission to adopt and impose a standby foi:, the second paragraph of the uo!lce may be deleted. For the purposc:s of the notice fonn requ.ircu to be given to the prospective purcbnscr prior to e;,;ccution of a binding conlrsct of sale and p\\l'chasc, t\ seller aml any agent, rcprescnlative, or pmon act!ng on the seller's behalf mny modify Ilic notice by substitution of tile words "January 1, -��--" for the words •• this dilte" and place the correct calend11r yeAr In the approprintc space.
INDIVIDUAL ACKNOWLEDGMENT
y 111i s_.tnstl'Ument was acknowledged before me on the /fl/J day of � , 6-i�<t:<2ByJ<-nb.tc.± c? .. T\01, .. :t-� ,, __ · _____ �
80 'd
OR
CO�ORA'l'B ACKNOWLEDGMENT
TI1is lnstn1ment was acknowledte<l before tne on the _____ ._clay of ______ ,_,------'By :· , of '
A �������!Sim�����-------' on beholf of said corporation.
��· ��� �MARILYN CUN.NINGHAM NOTARY PUBLIC STATE OF TEXAS My Commission Expires 10-3-2001
My Comn1isslo11 expires: ___ , _____ �
t�te of Texas 7
Wd 80:EQ OHl 00-£1-lnr
..
J
THE STATE OF---r�,...-\ {}
COUNTY OF_______ {}
ANN BESS
Notary Publlc, Stalo o!Toxas
My commission Expires 06-18-2002
u ·1 4 -7 4 -1 0 7 0
N · ary Public, State ofNotary's printed name:
of
Notary's commission expires:
THE ATTORNEY IN FAC'l' OR AGENT, BY ACCEPTING OR ACTING UNDERTHE APPOINTMENT, ASSUMES THE FIDUCIARY AND OTHER LEGALRESPONSIBILITIES OF AN AGENT.
l.t;\; .... .... ,._ .. ,.'
.
.., • I .. , � • ••• .,
l,'i4-74-.J07l
-. • ,; I ·., • • .:,'h•.C .... �IBIT"A" .. .: ff .• I ,.._,., • -�' • ' 0
A tract ofland 8S1 wide oft'thc NB enda of Lota 11 and 12 of the Harvey and Stout Subdivi,ion of
Lott 6. 7 and I of Block #l o(Fricodlwood. Tcxu, beina a IUbdlviaion out of tho Sarah McKiuick
or J. ll Wllliania Leaaue ot land in Galvuton County, Tc::xu, the tract heroin convoyed being
deacn1>cd u followe: .: . . � . .. .
BEGINNING at tho most Euterly comer of 11id Lot #11 �ta point ln the boundary line of a 60' road;
THENCE SW with the boundary lina of uid Lot 11. 85' for comer�
1llENCB NW. Puallcl with the NB llno of 1aid lotl 230' to a point in the NW Uno of said Lot 12.
TIIBNCB NW with the aid Una of Lot 12. 85' to the moat northerly comer ofwt 12;
TIIENCB SB with the NW lino ofaaiJ Lota 12 and 11,230' to the place of beginning. together with
my right.. title interest and euemcnt in the roadway frontina said trace of land; with all buildings and
improvements thereon. subject bowcv«. to the reacrvation of ono-half (1/2) of all mineral royalties
produced and saved from aaid above described land usct forth in deed from Ed McConnick ct all
to Cecil A Brown dated January 26. 1937, recorded in Vol. 551 at page 77.79 of the records in the
office of the Cowity Cleo: of Galveston County� Tc::.xu, to which deed and record reference is here
made for all purpoKI.
fllED AN� RtC���ED OFFICIAL PUBLIC RECORDS OF REAL PROPERTY
1• -.l (-·.,I• ' ·¥1. . \. ..,.,-¥-� . )� "°:{�\l• 'A<F-f�i.:-11..,,..,._.
2000 JUL 20 0 3:46 PM 2000036159MEJIA_V $19.00 1 Patricia Ri tchie ,C OUNTY·CL ERKGALVESTON, TEXAS
.,
(1
(J
as of
for
(
()
(,
fl
u
u
u
fw, � �fl[ �, 'O)�' fi?lf'()'�Tirf�'h�TI�J
Ll�&� �l.!1 ��ti\], Ll l!iOO l], �
LETTER OF TRANSMITTAL ............................................................................................. Page t
BIOGRAPHY OF APPRAISER .......................................................................................... Page 3
DESIGNATIONS AWARDED TO APPRAISER BY Al ...................................................... Page 4
SUMMARY OF SALIENT FACTS ..................................................................................... Page 7
PHOTOGRAPHS OF SUBJECT .......................................................................................... Page 8
METHODOLOGY AND PROCEDURES .............................................................................. Page 14
MARKETING TIME ........................................................................................................... Page 21
l rVl-11 VII
"'_ vm IV' IX , V.� X
� �\,:::i �-----'
APPftA,ISAL INSTITUTE'
�
HISTORY ........................................................................................................................... Page 22 @�
LEGAL DESCRIPTION ...................................................................................................... Page 23 *
AREA ANALYSIS ............................................................................................................. Page 24
NEIGHBORHOOD DATA ................................................................................................. Page 73
SITE ANALYSIS ............................................................................................................... Page 89 .449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78,000 "As Is" the 16th dav of June 2000 bv Ray Coleman Associates Page i
� at
")
')
')
( )
(.I
(.J
u
l
TAX INFORMATION ......................................................................................................... Page 90
FLOOD MAP ...................................................................................................................... Page 93 �f@�a PLAT ................................................................................................................................. Page 94 �
HIGHEST AND BEST USE ................................................................................................ Page 96
LAND SALE APPROACH ................................................................................................. Page 98
RECONCILIATION ............................................ , ............................................................... Page 106
ASSUMPTIONS & LIMITING CONDITIONS .................................................................... Page 108
CERTIFICATION OF APPRAISAL .................................................................................... Page 114
QUALIFICATIONS OF APPRAISER ................................................................................. Page 116
MAI DESIGNATION ......................................................................................................... Page 117
COLLEGE DEGREE ........................................................... , ................................................ Page 118
APPRAISER STATE CERTIFICATION ............................................................................. Page 120
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,Q_00 "As Is" the 16th day of June 2000 bv Rav Coleman Associates
Page ii
�
�
�
�'l
�) �-f�
;
� Li
i
n
C(�� i
D 0 D 0 A
DUNE 16, 2000
MR.,SON R.BRANSON,DIRECTOR Of COMMUNITY SERVICES
CITY OF TRIENDSWOOD
910 S. TRIENDSWOOD DR,
FRI NDSWOOD, TEXAS 77546
RE: zip - O :70Q000
0,4490 ACRES OUT Of HARVEY & STOUT SURVEY,ABSTRACT iSt
NORTHEAST 85TT Of LOTS 11 A 12(11-4), SUB Of BLOCK 2
108 W. SPREADING OAKS, TRIENDSWOOD, TEXAS 77546
LATITUDE 39,5284-LONGITUDE 95.2001
KEY MAP:6561),CENSUS TRACT.,1202.00.GALVESTON COUNTY(1G7),TEXAS(49),ZIP 77566
LADIES A GENTLEMEN:
At your request we have prepared a complete appraisal for the purpose of estimating the Market Value of the"As
Is" Fee Simple Estate in the above referenced property.
The value estimate concluded to herein is subject to the assumptions and contingent and limiting conditions
contained within both the body of this summary appraisal report and the addenda section. The property was
inspected JUNE,14, 2000. The effective date of this appraisal "As Is" is JUNE 14,2000.
Inspection of the property, and the analyses that form the basis for our value conclusions,were performed by the
undersigned. This report has been prepared in compliance with the Code of Professional Ethics of the Appraisal
Institute and the Uniform Standards of Professional Appraisal Practice (USPAP).
Ray Coleman Associates is a professional real estate appraisal and consulting firm, providing service to a variety
of corporate, institutional, governmental and private clientele. In the past 12 months our firm has completed
numerous valuation assignments involving similar properties. We are not qualified to detect or identify hazardous
substances, which may, or may not be present on, in, or near this property. The presence of hazardous materials
may negatively affect value. We have valued the subject property as though free of hazardous materials. We urge
the user of this report to obtain the services of a specialist for the purpose of conducting an environmental audit
to ensure that the subject property is free of hazardous materials.
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas,77546
$78,000"Just Compensation"the 1611 day of June 2000 by Ray Coleman Associates
Page 1
)
,. )
( ) () u
ll
l
� "'1, �'
a��.
Based on our investigation of the available market data, including sates of similar properties and conversations
with brokers and individuals active in the local area, the time that would be required to effectively expose the
subject property to the market is estimated to be 12 months.
Attached is our summary appraisal report, which describes the investigation and analyses, undertaken in arriving
at our value estimate. Su bject to the assumptions and special & limiting conditions in this report, it is our opinion
that the "As ls" Market Value June 14, :woo, as follows:
SE \1 JrE)�l1[JV/ E'·ltf.'i tJII1· 1-1.1:o·uis•·A� �1 /D D'O' ·1li'1A � m1 51} l v, <11. 1 1 1 11 1,\J:D. l_ i. nl, ( .:-l . _:. 'l\J11 1 .l , '.! 1 _.1t: 1-,! l\&: , i
$•,1isl ,o�o, �01) I � I ' ' I) \ l
'. '') ' '
As of the date of this report, I, flay C. Coleman, Jr., have completed the requirements under the continuinf
education profram of the Appraisal Institute.
Respectfully Subm itted,
�4-.LAN
JERALD E. SHAFFER
Ray C. Coleman, Jr., MAI, SRA l!!!!!!!!!!!!!H
State Ce rtified General Real Estate Ap prai ser Certificate TX--1320770--G
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$782000 "Just Compensation" the 16h dav of June 2000 bv Ray Coleman Associates Page2
J
' )
,·)
[)
()
u
u
\
Day· I'll" rotEU1 A �11 J1•1 U1 A l1 SRAa.a. ~ �., "'-' � _ C ,,�uu,,) )�, ,�uu, , ,
State Certffied General Real Estate Appraiser
CHIEF APPRAISER & OWNER RAY COLEMAN ASSOCIATES
20 MARABOU PLACE THE WOODLANDS, TEXAS 77380
9
HOUSTON CONSOLIDATED METROPOLITAN STATISTICAL AREA (CMSA)
TELEPHONE: 281.363.0360 CELLULAR: 713.823.7461 f AX: 281.363.0305
E--MAIL: RAY@RAYCOLEMAN.COM WEB SITE: W\IIW.RAYCOLEMAN.COM llAY1a�,a.QJlWN.1J�,,MAll,SM!.
PROFESSIONAL BIOGRAPHY
Credeutials, Career Highlights aud Achievements:
Q Awarded MAI Design ation No. 8744 by the Appraisal Institute, 1991
Q Awarded SREA Designation No. 625 by the Society of Real Estate Appraisers, 1983
Q Awarded SRP A Designation by the Society of Real Estate Appraisers, 1979
Q Awarded SRA Designation by the Society of Real Estate Appraisers, 1979
ti President, 1981, Chapter Director 1978-1982, Secretary 1983-1984, Society of Real Estate Appraisers,
Chapter No. 154. Currently Member of the Houston Chapter of the Appraisal Institute
ti President, 1982, Chapter Director 1979-1983, Program Chair 1978, The Rotary Club of Port Arthur.
Currently Member The Rotary Club of The Woodlands
ti Appointed by the President of the United States to the local draft board of the Selective Service System
tl Ordained Deacon & Elder and member since 1985 of The Woodlands Community Presbyterian Church.
Currently church photographer.
Q Previously worked with area Chamber of Commerce, YMCA, Northwoods Presbyterian S.A.L.T.
program, Interfaith Board, and other religious and civic act ivities. Professtoual Hts ·tory: (Twenty Six Years Real Estate Appraising Experience)
Q Ray Coleman Associates, Chief Co1mnercial & Residential Real Estate Appraiser, 1989 to present
Q O'Connor & Associates, Commercial Appraiser and "MAI Designated Review Appraiser," 1996-1997
Q Tusing & Associates, Commercial Manager & Chief Commercial Appraiser, 1984-1989
Q Donnie M. Jones & Associates, Manager Residential Department & Commercial Appraiser, 1974-1984
Education:
tl Lamar University, Beaumont , Texas, Bachelor of Science
Q Completed "Demonstration Report" (Akin to a Masters Thesis) a specialty examination that is a detailed
analysis of the technical and theoretical appraisal of a specific piece of real estate.
Q Society of Real Estate Appraisers: Course 101, 1976; Course R2, 1976; Course 201, 1977; Course 301,
1982; SPP, 1990; Eminent Domain & Condemnation Appraising, 1984; Appraising Contaminated
Properties, 1992 a Appraisal Institute: Course IA , 1988; USPAP Part A, 1995; USPAP Part B, 1997; USPAP Part C, 1998;
High Tech Appraisal Office, 1998: The Internet & Appraising, 1997; Wetlands & Environmental Issues,
1990; Changes in Real Estate Lending, 1994; Discounted Cash Flow Analysis, 1990; Alternative
Residential Reporting Forms, 1997; Limited Appraisals & Report Options, 1996 authorized
State Certification and Ucensure:
ti Texas State Certified General Real Estate Appraiser No. TX-1320770-G valid through May 31, 2001. CERTIFIED & LICENSED FOR ALL PROPERTIES including complicated & high value property .
.4490 Acres-108 W. Spreadi ng Oaks-Friendswood, Texas, 77546 $78,000 "Just Compensation" the 16h dav of June 2000 by Ray Coleman Associates Page3
r I
(_)
u
u
l
Membership Desipations D ijy,a_OijlfflJ1 As the world's leading organization of professional real estate appraisers, the Appraisal Institute has
general appraisal members who hold the MAI, SRP A, or SREA designations and residential appraisal
members who hold the SRA or RM desig nation . Identified by their experience and knowledge of real
estate valuation , these members adhere to a strictly enforced Code of Professional Ethics and
Standards of Professional Appraisal Practice. Currently, the Appraisal institute confers one general
designation, the MAI, and one residential designation, the SRA.
Appraisal Institute professional membership designations are conferred on individuals who have met
stringent educational requirements and have demonstrated appraisal experience. Each prospective
candidate must submit an Application for MAI Designation and/or an Application for SRA
Designation after meeting all requirements. Once designated, members participate in a program of
continuing education. Training in up-to-date valuation techniques, coupled with experience and
integrity, make Appraisal Institute members the preferred source for high-quality appraisal services.
The MAI membership designation is held by appraisers who are
experienced in the valuation and evaluation of commercial, industrial,
residential, and other types of properties, and who advise clients on
real estate investment decisions.
The SRA membership designation is held by appraisers who are
experienced in the valuation of single-family homes, townhouses, and
residential income properties of up to and including four units
The SREA membership designation is held by appraisers who are
experienced in real estate valuation and analysis and advise clients on
real estate investment decisions.
The SRP A membership designation is held by appraisers who are
experienced in the valuation of commercial, industrial , residential , and
other types of property .4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546 $78,000 "Just Compensation'�!he 16h day of June 2000 by Ray Coleman Associates Page4
( )
(•
(.l
u
u
l
ml H AAM�!
RA y C. COLEMAN, JR., MAI, SRA I
is a dedicated professional member of the Appraisal Institute . Earning an Appraisal Institute
designation is not easy, and members are proud of their accomplishments. In fact, fewer than 15% of
all licensed or certified appraisers have earned the right to be called Appraisal Institute members.
Appraisal Institute membership requirements exceed state and federal requirements in terms of
education, experience, Code of Ethics, and Standards of Professional Appraisal Practice. To become
designated, an appraiser must:
❖Demonstrate knowledge of the fundamental principles of real property appraising by passing a
series of rigorous examinations.
❖Display technical skills in various appraisal assignments.
❖Prove the ability to produce succinct, well reasoned valuations and reports that conform to the
Appraisal Institute's strict Code of Professional Ethics and Standards of Professional Appraisal
Practice.
❖Hold an undergraduate degree from a four-year accredited college ( or comply with specified
alternatives).
In addition members must fulfill demanding continuing education requirements to maintain their
designations. This commitment to professionalism makes Appraisal Institute members the preferred
choice for real estate appraisal services.
'WHY MEMBERS OF THE APPRAISAL INSTITUTE? ]
Why do so many lenders, government agencies, courts, corporations, investors, and individual property
owners seek the opinions of real estate appraisers designated by the Appraisal Institute to guide their
real estate decisions? These parties know that Appraisal Institute members are true professionals who
have made a commitment to being the best in their field. They realize that appraisers who are solely
state licensed or certified have not demonstrated the advanced level of education and experience
required of Appraisal Institute members.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546 $78!000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 5
( l
I )
( )
(1
('
u
u
l
(01 6 AAYr G�R!
\iRAT'S IT \iORTH? l Decisions to invest in, buy, or sell real estate almost always focus on one question. Whether the transaction involves a single-family home or a multibuilding office park, someone always asks, ''What's it worth?" The best way to find out is through a well -researched and carefully documented estimate of value -a real estate appraisal. With an accurately prepared appraisal report, you will be more confident that you are making a wise decision. And when it comes right down to it, few appraisers are better qualified to guide your decisions than designated members of the Appraisal Institute do. GOING BEYOND TRADITIONAL APPRAISAL SERVICES l Today's appraisers are the best source for reliable market data and can provide many services in addition to opinions of value. Depending upon an individual's designation and qualifications, an appraiser can provide some or all of these services: ❖Appraisals❖Arbitration❖Absorption Studies❖Business Valuation
❖Counseling❖Consulting
❖Condemnation❖Evaluations
❖Expert Witness Testimony❖Litigation Preparation ❖Cost & Benefit Studies❖Feasibility Studies❖Management advice
❖Market Analysis❖Market Rent Studies
❖Market Trend Studies❖Operating Expense Analysis
❖Tax Assessment Review & Advice
❖Zoning TestimonyYou want timely, reliable, and cost effective appraisal services -that's what members of the Appraisal Institute deliver. .4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546 $781000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Pageo
�,
r I
l l
()
(1
('
u
u
l
�MM1Mlilt!t1 �f �RlliMt· ,itt�
LOCATION: ............................................................................................... 108 'W. SPREADING OAKS DR--'WEST OF
.................................................................................................................... FRIENDS-WOOD CITY LIBRARY--ONE--HALF
••...•.•...•••...••.......••.•.•.•••••••.•.•••.....•••...•.....•.....••.•• BLOCK WEST Of FM 518
PURPOSE OFTHE APPRAISA L: ............................................................ TO ESTIMATE THE "AS IS" MARKET VALUE
SUBJECT TO THE ASSUMPTIONS AND
LIMITI NG CONDITIONS LISTED HEREIN
PROPERTY RIGHTS APPRAISED: .......................................................... FEE SIMPLE ESTATE ABSOLUTE
LAND AREA: ............................................................................................. +0.4490 ACRES OR+ 19,550 SQ. FT.
IMPROVEMENTS ...................................................................................... SINGLE FAMILY RESIDENCE--1853SF--BUILT
1952 (PER GCAD TAX RECORDS)
UTILITIES: ................................................................................................. ALL UTILITIES AVAILABLE TO SITE
HIGHEST AND BEST USE : ...................................................................... COMMERCIAL
FLOOD PL AJN: .......................................................................................... N ONE
ZON.ING: ............................ , ........................................................................ N ONE
DATE OF PROPERTY INSPECTION: ...................................................... JUNE 14, 2000
DATE OF VALUATION AS 1S: ................................................................ JUNE 14, 2000
DATE OF REPORT: ................................................................................... JUNE 16, 2000
APPRAISER: .............................................................................................. JERALD E. SHAFFER--APPRAISER
•..•••••••••••••.•.•........•..•.........•......•.....••••••••..•.•••••••• STATE CERTIFIED NO. TX-1326328-R .................................................................................................................... RAY C. COLEMAN,JR., MAI, SRA ■ I .
STATE CERTIFIED NO. TX--1320770--" VALUE INDIC ATIONS:
SA LES APPROACH:·· ............................................................................... $ 78,000
TOTAL MARKET APPROACH "AS IS": ..... $78,000 .4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546$78 1000 "Just Compensation" the 16h day of June 2000 bv Rav Coleman Associates age 7
'age 8
j
( )
( I
(>
(J
lJ
u
NIKONJ950 DIGllAL CAMbRA Phot001?Gtph S.�ot &-t �ctuall4 UnaltereJ 64 Jf PAL[) t;. S��r=r=CR
SUBJECT PROPERTY
STREET ... LOOKING EAST.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78 2000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page
Sll0,1!· ot.1lfllO,Q1
• I
( I I
( )
u
lJ
NIKONl950 DIGllAL CAMfRA Photqer,aph
S.�ot � �dual14 lJnaltereJ 64 Jf!RALD ,f;. s��l=l=[R
SUBJECT PROPERTY-STREET
LOOKING WEST-SPREADING OAKS
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 10
$lt.01l·Q$11MQQ1
�dually by
�dually 64
• l
Mag 14.00
J I Sun Jun 18 14:30 2CXXJ
Scale 1 :31,250 (at center)
2CXX) Feet
1000 Meters u
l
LOCATION MAP
-Local Road
-Major Connector
-State Route
◊SmallTown
'v Geographic Feature+Private AirportT Cemetery
County Boundary
Woodland
--River/Canal
---:,,i;I R':!!jL
:c
')
r I
(l
u
u
t
™1��tn@�@n ij(il¥f �1. fo)fo}ij(rl-��nn1fo1�� ll�il!S il)ill���!S�� ilJ �/ !r &\��!9M�&\ill�
Dllil@OO��
Methodology and procedures used in the appraisal process. An appraisal is defined as "the act or
process of estimating value." (Appraisal of Real Estate, Tenth Edition, Appraisal Institute). Real estate
appraisal involves selective research into appropriate market areas; the assemblage of pertinent data;
·the use of appropriate analytical techniques; and the application of knowledge, experience, and
professional judgment to develop an appropriate solution to an appraisal problem. The underlying
principles in the appraisal process are supply/demand, anticipation, competition, substitution,
opportunity cost, balance, contribution, surplus productivity, conformity, and externalities. As found
in the Appraisal of Real Estate, Tenth Edition, these principles are defined as follows:
"The appraisal principle of supply and demand states that the price of real property varies directly, but
not necessarily proportionately, with demand, and inversely, but not necessarily proportionately, with
supply. Thus, increasing the supply item or decreasing demand for an item tends to reduce the price
obtainable in the market; the opposite is also true, although in either case the relationship may not be
directly proportional. The relationship between supply and demand may not be directly proportional,
but the interaction of these forces is fundamental to economic theory. The interaction of suppliers and
demanders, or sellers and buyers, constitutes a market.
MARKETVALUE I
Market Value is defined by the OCC, Regulation 12 CFR, part 34 as being ''the most probable price which a property will bring in a competitive and open market under all conditions requisite to a fair sale, with 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:
1.Buyer and Seller are typically motivated;2.0Both parties are well informed or well advised, and each acting in what he considered his own best interest;3.A reasonable time is allowed for exposure in the open market;4.Payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and5.The price represents the normal consideration for the property sold, unaffected by special or creative financing orsales concessions granted by anyone associated with the sale."
1.The Cost Approach is based on the understanding that market participants relate value to cost. 1n the cost approach the
value of a property is derived by adding the estimated value of the land to the current cost of constructing a reproduction orreplacement for the improvements and then subtracting the amount of depreciation (i.e., deterioration and obsolescence) inthe structures from all causes. Profit for coordination by the entrepreneur is included in the value indication. This approachis particularly useful in valuing new or nearly new improvements and properties that are not frequently exchanged in themarket. Cost approach techniques can also be employed to derive infonnation needed in the sales comparison and incomecapitalization approaches to value.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Comoensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 14
I
( l
(l
(j
u
it �lmr,/ 2.The Sates Comparison Approach is the process in which a market value estimate is derived by analyzing the market for
similar properties and comparing these properties to the subject property. Estimates of market rent, cost, depreciation, andother value parameters may be derived in the other approaches to value using comparative techniques. Often theseelements are also analyzed in the sales comparison approach to determine the adjustments to be made to the sales prices ofcomparable properties. The comparative techniques of analysis applied in the sales comparison approach are fundamentalto the valuation process. In the sales comparison approach, market value is estimated by comparing the subject property tosimilar properties that have recently sold, are listed for sale, or are under contract (i.e., recently drawn up purchase offersaccompanied by a cash or equivalent deposit). A major premise of the sales comparison approach is that the market valueof a property is directly related to the prices of comparable, competitive properties.
3.In the Income Capitalization Approach, the present value of future benefits of property ownership is measured. The
Income Approach is widely applied in appraising income-producing properties. A property's income streams and its resalevalue upon reversion may be capitalized into a present, lump-sum value."In assignments to estimate market value, the ultimate goal of the valuation process is a well-supported conclusion thatreflects the appr aiser's study of all influences on the market value of the property being appraised. Therefore, the appraiserstudies the property from each of the applicable viewpoints reflected in the three approaches: The three approaches areinterrelated, and each involves the gathering and analysis of sales, income, and cost data relation to the property beingappraised ... From the approaches, the appraiser derives separate indications of value for the property being appraised. Oneor more approaches may be used, depending on their applicability to the particular appraisal assignment."The final step in the appraisal process involves the reconciliation of the values indicated by each of the applicableapproaches into a final value conclusion. In this process the reliability of the value indications and the applicability of theapproaches are explained. Reconciliation also provides an opportunity to resolve variations and inconsistencies among thevalue indications and the methods with which they were derived.The final step in the appraisal process involves the reconciliation of the values indicated by each of the applicableapproaches into a final value conclusion. In this process the reliability of the value indications and the applicability of theapproaches are explained. Reconciliation also provides an opportunity to resolve variations and inconsistencies among thevalue indications and the methods with which they were derived.
The appraiser weighs the relative significant applicability and defensibility of the indication of value derived from each approach and places most weight and reliance on the one, which in his professional judgment best approximates the value of the property. The facts are reconciled and their probable validity and reliability are reconciled to a final value estimate.
''To complete the valuation process, the appraiser integrates the information drawn from the market research and analysis of data and from the application of appraisal techniques in the three approaches to form a conclusion. This conclusion may be an estimate of value or a range in which the value may fall. An effective integration depends on an appraiser's skill, experience, and judgment."
AN OUTLINE OP THE VALUATION PROCESS IS BELOW l
Market Value is defined by the OCC, Regulation 12 CFR, part 34 as being ''the most probable price I.Definition of the ProblemA.Identification of real estateB.Identification of property rights to be valuedC.Use of appraisalD.Definition of ValueE.Date of Value EstimateF.Other limiting conditions
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$781000 "Just Comoensation" the 16h dav of June 2000 by Rav Coleman Associates Page 15
()
(1
{l
u
)
u
l
II.Preliminary Analysis and Data Selection and CollectionA.GeneralI.Social2.Economic3.Government4.Environmental
B.Specific (Subject and Comparables)I.Site and improvements2.Cost and Depreciation
3.Income/expense and capitalization rate4.History of ownership and use of property
Ill. Highest and Best Use Analysis A.Land as though vacantB.Property as improved
IV.Land Value Estimate
V.Application of the Three ApproachesA.CostB.Sales ComparisonC.Income Capitalization
VI.Reconciliation of Value Indications and Final Value Estimate
VII. Report of Defined Value
The property rights appraised in this assigmnent are the fee simple estates "As Is."
-�IJlGY t
PROPERTY RIGHTS APPRAISED l
ASSETS APPRAISED I
The assets appraised in this appraisal assignment include land, and proposed improvements and ancillary site improvements. No personal property was included in the valuation process. No title policy was submitted to the appraiser and reservations, if any are unknown. If property rights differ from the above definitions, it may have an affect on value. We reserve the right to modify our value conclusions should a title policy or current survey indicate adverse easements or encroachments not visible during our inspection.
ANTICIPATION I
"Anticipation is the perception that value is created by the expectation of benefits to be derived in the future. In the real estate market, the current value of a property is usually not based on its historical prices or the cost of its creation; rather, value is based on market participants' perceptions of the future benefits of acquisition.
"The value of owner-occupied property is based primarily on the expected future advantages, amenities, and pleasures of ownership and occupancy. The value of income-producing real estate is based on the income it will produce in the future.
"Therefore, real property appraisers must be aware of local, regional and national real estate trends that affect the perceptions of buyers and sellers and their anticipation of the future. Historical data on a property or the market are relevant only insofar as they help interpret current market anticipation."
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 16
(.)
maximum value is developed. Any additional expenditure will not produce a return commensurate with the additional
investment, according to the law of decreasing returns. This concept is also known as the principle of diminishing marginal
productivity or law of diminishing returns."
CONTRIBUTION
"The concept of contribution states that the value of a particular component is measured in terms of its contribution to the
value of the whole property, or as the amount that its absence would detract fi•om the value of the whole. The cost of an
item does not necessarily equal its value. "Thus, in some cases, a property's market value may not increase even though
the real estate has undergone alteration,modification,or rehabilitation. The existing improvements may not reflect a proper
balance for the total property. Especially in areas of rapid transition, a property's present use may underutilize the land.
Nevertheless, an existing, less optimal use, called an interim use, will continue until it is economically feasible for a
developer to absorb the costs of converting the property by razing or rehabilitating the existing improvements."
SURPLUS PRODUCTIVITY
"Surplus productivity is the net income that remains after the costs of various agents of production have been paid. The
classical economists identified the surplus with land rent, suggesting that it tended to fix land value. Traditionally, the
concept of surplus productivity has provided the basis for the residual concept of land returns and residual valuation
techniques. Some twentieth-century economists argue that surplus productivity should be ascribed to coordination—i.e.,
the entrepreneurship required to combine the other agents of production in a complete real estate product."
CONFORMITY
"Conforiiuty is the appraisal principle that holds that real property value is created and sustained when the characteristics of
a property conform to the demands of the market. The styles and uses of the properties in an area may conform for several
reasons, including economic pressures; the shared preferences of owners for certain types of structures, amenities, and
services; and the enforcement of uniform standards by means of zoning."
C
EXTERNALITIES
"The principle of externalities states that the economies outside a property have a positive effect on its value, while
diseconomies outside a property have a negative effect on its value. When external economies affect a great number of
people,the product or service is often provided by government." In arriving at a final value estimate for real property,an
arduous and systematic process is undertaken. This process, as detailed in The Appraisal of Real Estate,Tenth Edition, is
set forth below. "The valuation process begins when an appraiser identifies the appraisal problem and ends when he or she
reports a conclusion to the client.
"Each real property is unique,and many different types of value can be estimated for a single property. The most common
appraisal assignment is performed to estimate market value;the valuation process contains all the steps appropriate to this
type of assignment. The model also provides the fi•amework for estimating any other defined value. Furthermore,
evaluation assignments often call for value estimates,which are derived through application of the valuation process.
1_
"The valuation process is accomplished through specific steps; the number of steps followed depends on the nature of the
appraisal assignment and the data available. The model indicates a pattern that can be used in any appraisal assignment to
perform market research and data analysis,to apply appraisal techniques,and to integrate the results of these activities into
an estimate of defined value.
C)
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas,77546
$78 000"Just Compensation" the 16h dU of June 2000 by Ray Coleman Associates
Page 18 - — --
C�
"Research begins after the appraisal problem has been defined. The analysis of data relevant to the problem starts with an
investigation of trends observed at all market levels—international,national,regional,community,and neighborhood. This
examination will help the appraiser understand the interrelationships among the principles, forces, and factors that affect
real property value in the specific area. It also provides raw data fi-om which to extract quantitative information and other
evidence of market trends such as positive or negative percentage changes in property value over a number of years, the
population movement into an area, and the number of employment opportunities and their effect on the purchasing power
of potential property users. These data can be analyzed and employed to estimate a defined value.
"Traditionally, appraisal techniques are the specific procedures within the three approaches that are applied to derive
indications of real property value. Other procedures, such as the use of inferential statistics and economic models also
contribute to appraisals. One or more approaches to value may be used depending on their applicability to the particular
appraisal assignment."
APPROACHES APPLICABLE TO THIS APPRAISAL,
In the following pages, the report will be segregated into six major categories. The first section covers general
considerations,such as Region, City and Neighborhood Data,description of site and improvements, Highest and Best Use,
and Competition. The Second Section will deal with the land analysis and arrives at an estimate of land value. This section
is then followed by the three (3) approaches to value, the Cost Approach, Sales Comparison Approach, and the Income
Approach. In the last section,the estimates of value are then correlated and reconciled in the Final Reconciliation Section
at the end of the report,just preceding the Final Value Estimate.
MARKET RENT
Market Rent is defined by The Dictionary of Real Estate Appraisal as "the rental income that a property would most
probably command in the open market."
OWNERSHIP RIGHTS
The holding of rights or interest in real estate is referred to as ownership rights. As defined by The Appraisal of Real
Estate, Tenth Edition,the following are definitions of ownership interest applicable to our investigation.
_ FEE SIMPLE ESTATE
This bundle of ownership rights refer to the"absolute ownership unencumbered by any other interest or estate, subject only
to the limitations imposed by governmental powers of taxation,eminent domain,police power, and escheat."
LEASED FEE ESTATE
The leased fee interest refers to"an ownership interest held by a landlord with the right of use and occupancy conveyed by
lease to others; the rights of lessor or the leased fee owner and leased fee are specified by contract terms contained within
the lease."
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas, 77546
$78,000 "_Just Compensation"the 16h day of June 2000 by Ray Coleman Ass_oc_iat_es
Page 19
()
l >
(1
{l
u
u
u
(
a �{
MARKET STUDIES I
Market studies are macroeconomic studies that relate to supply and demand, demographics, pricing, and constmction and absorption trends.
FEASIBILITY STUDIES I
Feasibility studies test the ability of given investments alternatives to meet explicit objectives (e.g. cash flow expectations) by analyzing all contributing and limiting factors and determining which combination(s) meet the investors criteria. Feasibility studies begin with a highest and best use determination and investment scenario.
USE OF THE APPRAISAL l
The use of this appraisal is understood to be for decision-making purposes of the client in association with a potential development of the property. The development of this appraisal entailed the use of the complete appraisal process as defined by the Uniform Standards of Professional Appraisal Practice. This means that no departures from Standard I were invoked. Cost are equal."
PROPERTY RIGHTS APPRAISED l
The properly rights appraised in this assignment are the fee simple estates, "As Is" and "As Constructed & As Stabilized."
APPRAISAL DMLOPMENT AND REPORTING PROCESS I
This report has been prepared in compliance with the following: Uniform Standards of Professional Appraisal Practice, promulgated by the Appraisal Standards Board of the Appraisal Foundation, as set forth in 12 C.F.R. Part 1608; The Code of Professional Ethics of the Appraisal Institute. The value set forth herein was estimated after application and analysis by all three approaches to value i.e.; Cost Approach, Income Approach, Sales Comparison Approach -Land only, for an estimate of land as though vacant (to be used in c01yunction with the Cost Approach) and Sales Comparison Approach -Improved Property. This appraisal included an inspection of the subject of this report and comparable sales, and an analysis of the surrounding neighborhood with recognition of existing and future trends. Market data, including sales and lease information on comparable properties, were obtained from sources believed to be reliable. Personal property was not included in the valuation process and in the final value estimate. This appraisal report details all pertinent data, descriptions, and discussions germane to the appraisal of the subject of this report. The development of this appraisal entailed the use of the complete appraisal process, as defined by the Uniform Standards of Professional Appraisal Practice (USPAP). This means that no departures Ji-om Standard 1 were invoked. A copy of this report and the data included herein has been retained in ourfi/es.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78_,_000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 20
()
DATE OF THE APPRAISAL REPORT
EFFECTIVE DATE OF THE APPRAISAL
day by
)
(_J
(l
{)
l>
(l
u
l
OO il �il@
llilU�m.W Ownership history of subject property. According to information obtained from the client and the Galveston County Appraisal District the owner of the subject property is Gene E. Norton .. According to the tax records the property was purchased by Mr. Norton in October, 1997. The prope1ty is not listed for sale at the current time. There are no known offers on the prope1ty at the present time r�ii�:r,;�: .... ·,,-·�;r?\�t"�-�:f"'';�?��;:��i.:,':?"'�;�:t;:1;::F:.:<':�:.;..,��T?'"':)�:·�;?}},J'·�,-i'."3; .. ,_ ·,:c:•7p_�@�SE ,9FAri>Mi§A{�The purpose of the appraisal is to estimate the "As Is" Market Value of the Fee simple estate. t,,L:,. ., .. :�_�:··�J���::/'.:, ,,c·;�<,. Jc�:�,:: , �'--_ _ c .•. '·_;-�co��LEif4f p�i�Jg1 As defined by the Appraisal Standards Board of the Appraisal Foundation, a Complete Appraisal is defined as follows: "The act or process of estimating value or an estimate of value performed without invoking the Departure Provision. " -��Q�. �--�,, ��-:,; i� --, y.c��.��' . · �--� . -:·-.. < �"�"2'"t_, · --•"�"$UMM�RY •�pp�l�AL fREP.O�flAs defined by the Appraisal Standards Board of the Appraisal Foundation, a Summary AppraisalReport is defined as follows: "A written report prepared under standards Rule 2-2(b) of a Complete
or Limited Appraisal pe1formed under Standard 1. ".4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546 $781000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates age22
{l
()
()
{l
()
(_)
u
l
,------= ,,..� . . �-� [Lrn@£[L --� -� i r __ /��------. tJ
PER THE GALVESTON COUNTY APPRAISAL DISTRICT THE LEGAL
DESCRIPTION IS AS FOLLOWS:
0.4490 ACRIS OUT OF RARVEY & STOUT SURVEY, ABSTRACT tSt
NORTRIAST 8SPT Of LOTS tt & t2(tt .. 4), SUB Of BLOCK 2
t08 W. SPRIADINC OAKS, f RIENDSWOOD, TEXAS 77S46
LATITUDE 29.S284-LONGITUDE 9S.200t
11m@�rt
KEY MAP: 6S6D, CENSUS TRACT: 1202.00, GALVESTON COUNtY (167), tEXAS ( 48), ZIP 77S66 .4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546 $78,000 "Just Compensation" the 16h day of June 2000 bv Rav Coleman Associates Page 23
(1 (l ( J
(J
(.I
u
l
'A AN1Al' 'fSIS -. , ,'. , I { ti, · � , �
AUA ,ANMYSIS The subject is located within the Houston Consolidated Metropolitan Statistical Area (CMSA), which is composed of a seven-county area consisting of Harris, Montgomery, Galveston, Fort Bend, Brazoria, Waller, and Liberty Counties. Houston is the nation's fourth largest city with a metropolitan area population of over three million people. Houston emerged as a major corporate center during the 1960's and 1970's when more than 200 corporations moved their headquarters here. Thirty-four of the thirty-five major energy and petroleum corporations are headquartered in the city of Houston. As a result, the city has emerged as the "energy capital" of the world. At 8,778 square miles, the Greater Houston Area covers more ground than any other major city in America. In fact, it is as big as the entire countries of Israel and El Salvador. Most of the communities here spotlight the beauty of Houston, made possible by its proximity to several waterways. Called the Bayou City, Houston is home to more than 10 of these winding waterways that not only irrigate the lush landscape, but also serve as green spaces for fitness and nature enthusiasts . Several lakes and bays also provide pleasant scenes of fun in the sun as well as a feast for the eyes. .4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of Jw1e 2000 bv Rav Coleman Associates Page 24
(1
()
( l
(_)
( J
(.)
u
lc:J]
� Am.WIIY.Sl$;
Beyond beauty, it's the business opportunities provided by Houston's waterways that are the primary
reasons for the city's existence. The Port of Houston still thrives today, thank s to the dredging of
Buffalo Bayou to form the famous Houston Ship Channel. The port area is just one of the many
business districts that have branched out from the inner city.
Other areas such as the Uptown/Galleria area, Greenway Plaza, Interstate l0's Energy Corridor and, of
course, the Texas Medical Center, are booming with business development and shortening the
commute for many Houston residents. But public transportation and Houston's excellent freeway
system can still connect Houston's 3 million-plus people to our revitalized downtown business district.
Houston's strong economy has brought with it a diverse population, which
has worked to enhance our high standards of excellence in two critical
areas -education and worship. The Houston area consistently leads all of
Texas in the number of exemplary schools, and because of our cultural diversity, the Houston
Independent School District -just one of the many districts in the area -serves students who speak
dozens of lan guages. The international city is also home to 45 religions, from African Methodist to
Zoroastrian.
• Houston is home to the Texas Medical Center, the largest and one of the most successful
medical care and research facilities in the world?
•The first word spoken from the moon on July 20, 1969, was the name of this ci ty, when Neil
Armstrong reported, "Houston, Tranquillity Base here . The Eagle has landed."
• The Port Houston is the second largest port in the United States in total tonnage and first in
foreign waterborne commerce?
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 25
r
()
0
() {_) u
u • �
�
�.WJlJ.5'$j
•Houston was ranked as the third most livable city in the country by Places Rated Almanac in
1996 and 1997.
•Houston is second only to New York's Broadway theater district for number of theater seats
(nearly 10,000) in a concentrated downtown area .
•Six Texas Medical Center institutions were ranked in the 1998 U.S. News and World Report
survey of the top hospitals in the country.
•Houston is an emerging center of television and major movie production-an industry that
pumped more than $100 million into Houston's economy the last two years.
•Houston is the only large city in the nation to register a decline in traffic congestion in 10 of the
past 11 years .
•Sixty primary languages-other than English-are spoken in the homes of Houston Independent
School District students.
•
•
Harris County represents 1.2 percent of the U.S. population, yet Houstonians contribute 11.5
percent of the country's volunteer hours.
Houston is the fourth largest city in the United States with more than 3 .8 million resident in the
PMSA.
The Houston story, however, is more than numb ers. It is a story of entrepreneurs and visions. The
same drive that spurred the development of the energy industry-and is overseeing its transformation
today-has given rise to global companies that are leading the development of technology and services
in a variety of industr ies-computers, software, construction, travel, insurance, food. The city in
corporate headquarters for 15 companies listed on the 1998 Fortune 500. And, 11 of that magazine's
100 fastest growing companies are based here.
The growth, development and success of Houston is based on education. Houstonians are more likely
to have completed four years of college than the rest of the adult U.S. population.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$781000 "Just Compensation" the 16h day of June 2000 by Rav Coleman Associates -Page 2o
(\
(_ )
(!
u
(_I
l
!iii! ' .
Am.WJiJ$$j In addition, more than 240,000 students are enrolled in Houston-area colleges and universities such as Rice University, University of Houston, University of St. Thomas, Baylor College of Medicine and The University of Texas Health Science Center. reasons for the city's existence. The Port of Houston still thrives today, thanks to the dredging of Buffalo Bayou to form the famous Houston Ship Channel. The port area is just one of the many business districts that have branched out from the inner city. Other areas such as the Uptown/Galleria area, Greenway Plaza, Interstate I O's Energy Corridor and, of course, the Texas Medical Center, are booming with business development and shortening the commute for many Houston residents. But public transportation and Houston's excellent freeway system can still connect Houston's 3 million-plus people to our revitalized downtown business district. Houston's strong economy has brought with it a diverse population, which has worked to enhance our high standards of excellence in two critical areas -education and worship. The Houston area consistently leads all of Texas in the number of exemplary schools, and because of our cultural diversity, the Houston Independent School District -just one of the many districts in the area -serves students who speak dozens of languages. The international city is also home to 45 religions, from African Methodist to Zoroastrian. •Houston is home to the Texas Medical Center, the largest and one of the most successfulmedical care and research facilities in the world?•The first word spoken from the moon on July 20, 1969, was the name of this city, when NeilArmstrong reported, "Houston, Tranquility Base here. The Eagle has landed. 11 .4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$781.000 "Just Compensation" the 16h day of June 2000 bv Rav Coleman Associates Page 27
()
(1
(.J
lJ
(i
l
�1 �,;,i; Wl.�Y.SIS;
•The Port Houston is the second largest port in the United States in total tonnage and first in
foreign waterborne commerce?
•Houston was ranked as the third most livable city in the country by Places Rated Almanac in
1996 and 1997.
•Houston is second only to New York's Broadway theater district for number of theater seats
(nearly 10,000) in a concentrated downtown area.
•Six Texas Medical Center institutions were ranked in the 1998 U.S. News and World Report
survey of the top hospitals in the country.
•Houston is an emerging center of television and major movie production-an industry that
pumped more than $100 million into Houston's economy the last two years .
•Houston is the only large city in the nation to register a decline in traffic congestion in 10 of the
past 11 years.
•Sixty primary languages-other than English-are spoken in the homes of Houston Independent
School District students.
•Harris County represents 1.2 percent of the U.S. population, yet Houstonians contribute 11.5
percent of the country's volunteer hours.
•Houston is the fourth largest city in the United States with more than 3. 8 million resident in thePMSA.The Houston story, however, is more than numbers. It is a story of entrepreneurs and visions. The
same drive that spurred the development of the energy industry-and is overseeing its transformation
today-has given rise to global companies that are leading the development of technology and services
in a variety of industries-computers, software, construction, travel , insurance, food . The city in
corporate headquarters for 15 companies listed on the 1998 Fortune 500. And, 11 of that magazine's
100 fastest growing companies are based here. .4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546 $78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 28
( I
lJ
)
u
�-----
.. ... . . ... .·,.-�.--#"�¥WWJJY.$.S;
The growth, development and success of Houston is based on education. Houstonians are more l ikely
to have completed four years of college than the rest of the adult U.S. population.
In addition, more than 240,000 students are enrolled in Houston-area colleges and universities such as
Rice University, University of Houston, University of St. Thomas, Baylor College of Medicine and
The University of Texas Health Science Center.
Few cities have the variety of arts and entertainment that Houston does. For example, Houston has the
third largest popul ation of working artists in the country. Of its more than 200 cultural, visual and
performing arts organizations, 90-plus are devoted to multicultural and minority arts. It is one of the
few U.S. cities with permanent ballet, opera, symphony and theater companies performing year-round.
With mild weather 300 days a year , Houston's climate is ideal for outdoor recreation. Houston also is
well known for its 32,000 acres of parks, public green space and open water, more than 100 golf
courses, and countless tennis courts and swimming pools. Houston's Clear Lake area has the third
largest fleet of pleasure boats in the United States, surpassed only by Los Angeles and the Chesapeake
Bay area .
•The 17-block theater district attracts 2 million people annually and is second in size only to
Broadway . The complex of theaters, music halls and performing arts arenas plays host to over
800 performances per year.
•The downtown workforce totals 137,000 people .
•• Amid the skyscrapers and office buildings there are 53 parks and publ ic spaces.
Over 20,000 students attend classes downtown.
•In the past six years total crime has decreased 50.1 percent in downtown..4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546 $78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman AssociatesPage 29
(_ )
{)
u
(J
l
;.,· .• ,-.,. .. ,,1:,·,.1.,., .. ,. ..
,, ,•, o, 1'. , , I', u' I ·•·•• • •
�
� Wl.WlM
In January 1998, 95 percent of
downtown's 25 million square feet of
Class A office space was leased .
The Houston Astros will begin play in
downtown's Enron Field in April 2000
There are 3,500 businesses downtown. Approximately 23 percent are service related, 33 percent
provide financial or professional services, 17 percent are related to the petroleum industry, and 27
percent are classified as other .
With mild weather 300 days a year, Houston's climate is ideal for outdoor recreation. Houston also is
well known for its 32,000 acres of parks, public green space and open water, more than 100 golf
courses, and countless tennis courts and swimming pools. Houston's Clear Lake area has the third
largest fleet of pleasure boats in the United States, surpassed only by Los Angeles and the Chesapeake
Bay area
While Houston has long been recognized as the energy capital of the world, it is the energy of its
diverse population , vibrant business climate and quality of life that make it unique. It is an
international city. It is a leader in the arts, education and healthcare. It is a city that continues to take
the best of its past and build on the future.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$782000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 30
(
(
fl
()
{)
(!
(._)
(I
u
�1 4v,f/'!J.'
-�YSJ$J
Houston is the nation's fourth largest city with a metropolitan area population of over three million
people. Houston emerged as a major corporate center during the I 960's and 1970's when more than
200 corporations moved their headquarters here. According to the Texas Economy Gulf Coast
Regional Outlook, Fortune magazine ranks Houston in the top IO cities in the nation for doing
business -for two consecutive years. Furthermore, Houston is home to 15 Fortune 500 companies and
is an international finance center with more than 60 foreign banks or international banking
departments. Houston also retains its "energy capital" status by continuing to serve as the headquarters
of many oil and gas extraction and production companies . In the past, oil and gas extraction earnings
for Houston in the past were the highest of any area in the U.S., more than three times higher than
earnings in Dallas/Fort Worth, which was in second place. In addition, Houston is now an academic,
scientific research, international trade, corporate and medical center for the South and Southwest.
One of the tallest suburban buildings in Texas is being construc ted in The Woodlands for Anadarko
Petroleum. The 30-story, 800,000-square-foot building will be finished in 2002.
The Gulfgate area -near the Gulf Freeway and Loop 610 -is set for a rebound. Ed Wulfe will start
construction soon on two 30,000-square-foot strip centers, the first part of his redevelopment of
Gulfgate shopping center. About a mile to the west of Gulfgate, Auchan will open a 175,000-square
foo t store on the South Loop.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page31
()
Page 33
(
n
(1
()
u
(.)
(.J
(
�
> .
W.��;
POPULATION
The most recent estimate of population for the Houston CMSA was in 1995 at 4 ,220,90 0 people. According to the 1990
census, the Houston CMSA had a population of roughly 3.6 million, and Houston was the fourth largest city in the nation .
From 1970 lo 1980, the population growth of Houston averaged 3.6 percent per year, which was more than triple the
national average. From 1980 to 1990, growth slowed due to poor economic conditi ons of the mid-1980's. Despite the
economic downturn of the mid-1980's, Houston's seven-county Consolidated Statistical Metropolitan Area is projected to
increase by an additional 1.48 million people through the year 2010, according to a task force working for the Houston
Galveston Area Council (HGAC). Employment in the area encompassing Harris, Fort Benci, Brazoria, Galveston, Liberty ,
Montgomery, and Waller Counties, is projected to increase from 1.5 million employed in 1980 to 2.4 million in 2010, an
increase of more than 60%.
Population growth in the 1990 to 2010 time period is expected to be moderate, approximately 2% per year for
population. According to the Bureau of Labor Statistics, annual employment growth in 1994 through 1996 was 2.7%,
3.1 %, and 2.4%, respectively, while the growth from December 1997 to December 1998 was 2.5%. Employment
growth is expected to continue at the 2 % to 3 % level over the next few years. The HGAC population projections are
illustrated in the following table.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$781000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 34
()
()
(l
(_)
CMSA Total
3,00J,OOJ
2,00J,OOJ
1,00J,OOJ
0
0
COUNTY
POPULATION PROJECTIONS
Projected 2010
n
(\
(,
()
(I
(J
u
u
l
ADJ:& ANAIIYSIC:, � ...... ,.�
Accordin gly, Houston's annual 1998 population growth considerably exceeded the national average, according to data
released by New York-based REIS Reports, Inc. Averaging 1.8% over the past five years, the annual population growth
rate for Houston increased steadily to the 1998 figure of2.1%. The report addit io nally reveals that Houston's 1998 average
household income of $84,287 eclipsed the weigl1ted average of $81,861 for the top 50 U.S. metro areas.
Local transportation is heavily dependent on
private vehicles. The metropolitan area enjoys
relatively good traffic flow even though rapid
development and new growth patterns have
stretched the capacity to expand and improve
roadway systems. Major short and long range
roadway improvement projects are in progress
through the area. The principal thoroughfares
TRANSPORTATION NETWORKS
servicing the Houston metropolitan area include the Sam Houston Tollway/Beltway 8, Interstate Highway 610 (Loop
610), U.S. Highway 59, Interstate Highway 45, Interstate Highway IO, the Hardy Toll Road, and the Grand Parkway.
The Sam Houston Tollway consists of 6 main lanes separated by a concrete barrier, with an additional 3-lane frontage road
(Beltway 8) system. The first phase of constmction began in early 1985 at U.S. 59 and the Tollway was completed to
Interstate Highway 10. Phase 2 , completed in J uly 1989, extended the Tollway to the Northwest Freeway. Most recently,
the Sam Houston Tollway was extended to where it tenninates at its intersection with Interstate Higl1way 45 North,
beco1ning the North Belt, a freeway. When completed, the Sam Houston Tollway/Be lt way 8 will encircle the city limits of
Houston. This Tollway/freeway system and its intersections has been the site of some of the most important development
corridors in the Harris County area, and experienced a significant amount of development in the form of office, retail, ligl1t
industrial, and apartment development during the early l 980's.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Comoensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 36
AR�AA�I;YS1S,
The 610 Loop completely encircles Houston's Central Business District at a radius of 5 to 6 miles. The 610 South Loop
West which extends in a nortlVsouth direction on the western portion of the city is one of Houston's most established areas
for office, retail,and hotel development, second only to the Houston Central Business District.
U.S. Highway 59, southwest of Loop 610, is known as the Southwest Freeway, This section was recently widened and
improved. The Southwest Freeway is 8 to 10 lanes wide with a High Occupancy Vehicle center lane. Widening of the
section of the Southwest Freeway from Loop 610 to Beltway 8 was completed in 1992. The section from Beltway 8 to
West Airport is currently underway, with completion expected in 1996, Northeast of the Loop 610, Highway 59 is known
as the Eastex Freeway. This section of freeway, from Loop 610 out to Beltway 8 is currently under construction for similar
widening and improving.
Interstate Highway 45 is a 6- to 8-lane controlled access freeway that principally serves to connect the Houston Central
Business District with areas to the north(i.e. Conroe,Huntsville, Dallas,etc.)and south(i.e. Clear Lake, Galveston). Due
to Interstate Highway 45's proximity to Houston's Intercontinental Airport and its terminus in the City of Galveston,as well
as its intersection with most major east/west thoroughfares,Interstate Highway 45 is considered one of Houston's principal
highways.
Interstate Highway 10 is a 6- to 8-lane controlled access freeway that extends east and west from just north of the Houston
Central Business District. East of its intersection with Interstate Highway 45, the development trend is toward
manufacturing and petroleum production. This freeway extends east in proximity to the Houston Ship Channel, which
connects to Galveston Bay and allows slipping access to inland areas. Interstate Highway 10 continues east to Beaumont
and further east to Florida. West of the Loop 610 intersection,development has tended toward primarily retail, until west
of the Sam Houston Tollway,where office development becomes the primary land use. Interstate Highway 10,between the
Sam Houston Tollway and Highway 6, has become known as the "energy corridor", as most major oil companies have
located their main offices in this location. This freeway continues to the west, connecting with San Antonio before
continuing out of the state.
I
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas,77546
$78,000"Just Compensation" the 1611 day of June 2000 by Ray Coleman Associates
Page 37
C
n
() () (J
lJ
u
u
u
53] W.WJ.l$1l
The Hardy Toll Road is a controlled access thoroughfare that provides access to the northern portion of the city of Houston.
It is a 6-lane concrete paved, lighted, thoroughfare that begins at the Loop 610 and continues north to the Harris County
line where it merges with Interstate Highway 45. The Hardy Toll Road was planned as a reli ever highway for Interstate
Highway 45 between the growing conununities north of the Houston Central Business District. The Hardy Toll Road
improves accessibility to George Bush Houston Intercontinental Airport, which is located on the East Side oftltis roadway.
Manufacturing acc ounts for one of every ten employees in the Houston-Galveston
area, with the majority invol ved in the energy industry. The majority of th e
factories located in the Houston area are related to off-load equipment, refined
petroleum products, or petrochemicals.
Houston ranks first in the nation in petroleum refining, and is typically known as
MANUFACTURING
the world's petroleum refining capital. Houston is also the center of a continually expanding network of product
pipelines which connects some 200 chemical plants and refineries. It is anticipated that Houston will continue to be the
nation's energy capital into the near future. The mid 1980's collapse of the petroleum and drilling industries was due
primarily to a sharp decline in the price of oil.
Drilling rig activity is an important leading econontic indicator for the energy dependent
Houston area. The rise or fall in the number of active exploratory drilling rigs tends to
indicate trends in near-future employment in the energy industry. According to a recent
survey of active dri lling rigs by Baker Hughes, U.S. drilling rig activity, as of October 29,
1999, included 761 rigs, up from 708 rigs a year ago. The State of Texas has seen its nwnber
of working rigs rise to 293 rigs, up 51 rigs from 242 of a year ago, and up from 276 rigs on
October 22, 1999. Offshore rig utilization rate in the GulfofMexico was 75.8 percent, down
from 77.8 percent a year earlier.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h dav of June 2000 by Rav Coleman Associates Page 38
TF
ARFA,ARMS
West Texas Intermediate (the benchmark of U. S. Cnide) has recently been selling in the$22+per barrel range, below the
1985 levels of$32 per barrel but up from the$14+of a year ago. Natural gas,as of October 29, 1999, sold for$2.961 per
thousand cubic feet, up $0.686 from the $2.275 of a year ago. Although the relatively low crude and natural gas prices
affect Houston's important energy sector, it is a positive sign that the prices are rising.
Also, Houston's overall economy is less energy dependent on oil prices than it was in the 1980s. Currently, other major
influences on the Houston economy include the U. S. economy and the Asian trade markets.
EMPLOYMENT
The September, 1999, Texas Labor Market Infonnalion Deparh»enl states nonagricultural employment remained
essentially unchanged in September at 2,050,200,an increase of 9,600 jobs over August employment levels. Government
added 13,100 jobs to their educational units, giving a rise of 0.5% over the month while Construction increased by 300
jobs. Interestingly, Construction had the highest rate of gro%vtln
over the last year, 5.5%, or an additional 7,700 more jobs since
R �
September 1998. Business Services and Health Services were
l
again up over the nnontln, 1,000 and 700 respectively. For the year, S !
Business Services gained the most of the major groups with 7,700
jobs, or a 4.5% increase from September 1998. In September,
i _
employment in finance, insurance and real estate virtually --
remained unchanged.
Manufacturing lost 1,000 jobs in September, also down 9,100 jobs from the most recent high of September, 1998.
Fabricated metal products, industrial machinery,and chemical and allied products also continued to lose. Food and kindred
products decreased by 200 jobs, a seasonal decline after the summer processing season. Other September losses include:
Mining,down 300 jobs over the nnonth and down 6,600 jobs from its most recent high in December 1997;Food Producing
Services, down 500 jobs; Retail, down 400 jobs;Eating and Drinking establishments,down 1,100 jobs;and Transportation
and Public Utilities, down 100 jobs.
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas, 77546
$78,000"Just Compensation"the 1611 day of June 2000 by Ray Coleman Associates
Page 39
(l
(l
{_)
(.1
u
l
MEA.�Y.$$i
The National Real Estate Index, Vol 53, reports that Continental Airlines has jumped past several other companies to
become the area 's largest private sector employer (14,300 workers), with Kroger second (14,100 workers). Halliburton has
13,400 workers on its local payroll. Compaq employs 13,000 people, while Memorial/Hermann Healthcare System has
approximately 10,000 employees.
The following chart summarizes employmen t by trade:
September 1999 No11-A!!rk11lt11ral Emplo� cd in (OOll's)
Industry Hou ston PMSA Percent
Manufacturin2 217.8 10.85%
Minin2 67.6 3.37%
Construction 138.4 6.90%
Trans., Comm., Utilities 142.6 7.11%
Trade 465.8 23.21%
Fin., Ins., Real Estate 108.1 5.39%
Services & Miscellaneous 610.2 30.40%
Government
Total
Services &
Miscellaneous
30%
256.5
2,007.0
Gowrnment Manufacturing
13% 11 % Mining
12.78%
100.00%
_... I 4% . -Construction
Fin., Ins., Real Estate
5% 23%
7%
Trans., Comm., Utilities
7%
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 40
I•
()
()
{)
{.J
ll
(.J
AHA 11111,JSIS· ��.,.,
UNEMPLOYMENT The national unemployment rale was 4.1 % in September, 1999, lower than the 4.2% in Au gust, 1999, and lower than the 4.4% in September, 19 98. According lo lhe Texas Workforce Commission statistics, ll1e Texas adjusted tmemployment rate was 4.5% in September, 1999, down from 4.8% a year earlier , bul up from the Augusl figure of 4.4%. The Houston Metropolitan Area unemployment rate for September, 1999 was 4.6%, ll1e same as the August 1999 rate, but up from 4.0% in September, 1998. Joel Wagher, labor market ana lyst for lhe Texas Labor Commission, said that alll10ugh "State and national employment has dropped, Houston, being involved in the oil and gas industry, means we have lost quite a few jobs in Mining and Manufacturing." Manufacturing lost 9,100 jobs since September 1998, and Mining dropped 5 ,900 jobs in the last 12 months. Mining and Manufacturing affect Houston's economy a11 around, even though more jobs are being added. The steady softening of the Houston economy in the last 12 months can be blamed on those two areas, said Bill Gilmer , senior economist at the Houston branch of the Federal Reserve Bank of Dallas . We have seen a steady weakening because substandard oil prices this year and last, forcing many companies to cancel orders for industrial equipment and machinery used in drilling. Also, Houston was hit by the effects of the recession that swept through Asia during the same period. Barton Smith, professor of economics at the University of Houston, believes there is a positive side emerging from the energy heap. 'The good news is most of the lost jobs in energy are past us. They occurred last spring and in the early part of the summer. Si nce last summer, we've seen the energy economy in Houston stabilize." Olllers show an indication of optimism as well. Fina and BASF Corp are building a $900 million plant in Port Arthur for ll1e production of ethylene and propylene. Texaco , in partnership with Marathon Oil, has announced plans for a $500 million tower to support production on a deep -water oil field in llle Texas Gulf. Bayer Corporation plans to open a facility in the year 2000 to manufacture toluene dissocyanate at its Baytown complex , a facility worth $250 million. Hydralift, Inc. has broken ground for its 51,000 square-foot facility in the Interwood Business Park and should double llle local staff by the time the plant opens. AmeriServe, one of America's largest food service distributors, plans to build a 146,000 square-foot facility in the Greenspoint Mall area in Houston, and will double its local staff. Igloo is building in northwest Houston, and United Stationers will move its local operations into a new 240,000 square-foot distribution center in the Northwest Place Business Park. Energy Metals, Inc. has purchased 20 acres in Aberdeen Business Park for construction of a 100,000 square-foot facility. Th is will be the first custom-built domestic facility for the Scottish-based fim1 . .4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546 $781000 "Just Comoensation" the 16h dav of June 2000 by Rav Coleman Associates Page 41
l l
()
l l
I )
I l
lJ
LJ
u
•. WhYSI$;
In short, the Greater Houston Partnership reports that it has helped companies occupy over two mi llion square feet of
distribution space in the past 24 months, and construction is underway for more facilities . Thus, the temporary slide in the
oil business apparently has not hurt the Houston economy dramatically, but simply diversified the local economy more and
opened new doors for future jobs.
OTHER CATEGORIES
Houston also has numerous businesses involved in international trade and bu siness, retail sales, marine sciences, and
research and development. The city has several major universities including the University of Houston and Rice
University. Houston is the location of the world famous Texas Medi cal Center (TMC) which was conceived as a means to
coordinate health education , health research, and patient care. The Johnson Space Center is located southeast of downtown
Houston and is responsible for the flight operations of the space shuttle.
TEXAS MEDICAL CENTER
As the largest employer in Houston (approximately 52,000 employees), and the largest medical center in the world, the
Texas Medical Center
has an annual operating
budget of $4.25 billion.
The medical center has a
daily population of
110,000, including
employees, patients and
students. The complex
consists of 85 buildings
and 41 nonprofit
institutions, including
more than a dozen
hospitals.
r::&:mll,I -·\'·
-· '1 ,;,��?l!::'t: �t :..'.\3;"?•;.,: �-�-.3: :'..---· _.-"'!'!!:l
�
-.-.--.... � -�
,.. ...... � --�· ·-
�--�. �.1.! ,.,_ •\.. ..... .,.·· .. ···, ..... . � . ---·. ·. ' -. . rJ.lt ' m-� �,-... . "" 'J; � •" r "===,, =-=-I -•1:n1111J-=r� ;:,.,. -■-. . , .. ,�J!!Lf t.�� �lfP: ,--' r '. r. .
---..,,.._. --��r ii --,� .ii i ---�---·--.
!'-·-
�--�-.:·�-=�·.:.�-? -���1-.--1 '. -� .11;;-' .. �}· ��. . ·� ..
-· · .. -��,II .:-•,�?-...... � . ·-_,,,,,-
:_:,:'\/��:.-_;:. . --· ... ;�}· .. ,..,..=..,p.:,... . " ·"1 , .... ,.. -:
.d4lli: .. '. . -- r. .. .At...
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
i1 f\
$78�000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman AssociatesPage42
()
(
()
(
(l
(l
(1
(.)
u
u
u
11.�,-... -��1��-� #j.�JfAAREA IUAI.JSIS· ... �, ... ) (5)The Houston Public Elevator at Woodhouse Terminal can handle approximately 6 million bushels and load about120,000 bushels of grain per hour ; (6) The Jacintoport Terminal, on the north side of the ship channel near Ch ann elvi ew, Texas, features cold storage warehousing and an automated facility for handling packaged goods; (7) Care Terminal, located on a 34-acre site, near Jacintoport Terminal has a 500-by-70 foot wharf that can accommodate loads of up to 1,000 pounds per square foot , 45,900 square feet of warehouse space, 3,000 feet of rail trackage, and 9.6 acres of paved marshaling area; and (8) Bayport, now a bulk liquids te nninal, is slated to be a new post-panamax container tenninal for Houston. Barbours Cut Tem1inal handles 80 percent of all the containerized cargo moving through Texas ports and more than half of the containers crossing the Gulf of Mexico. Each year, the economic impact to Texas from Barbours Cut is $800 million . The Port of Houston Authority has developed a conceptual master plan for the new fully intenuodal terminal at Bayport. This plan includes seven container tenninals as well as a cruise complex. Phase One of this construction will take four to six years. Work has also begun on deepening and widening the Houston Ship Channel. The five-year $508 million project will increase the depth of the Channel from 40 to 45 feet and the width from 400 to 530 feet. Because of Houston's location and the facilities offered by the Port, Houston serves as a gateway between interior U . S. markets and foreign countries throughout the world. Since the city is headquarters for many of the world's largest companies, almost every major U. S. energy company is represented in the city, and most foreign oil companies make Houston their U . S. base. More than 250 import/export companies operate in the area, and many of foreign governments are represented here. Each year over 6,400 vessels call at the port. More than 200 steamship lines offer service between Houston and 250 ports around the world. In addition, three (3) major railroads and more than 130 trucking companies co1mect the port to the continental United States, Canada and Mexico. More than 17 million people live within 300 miles of Houston, and approximately 60 million live with 700 miles. The Houston Ship Channel has been a catalyst for growth in Harris County since the first journey of a steamship up Buffalo Bayou in 1837. According to the Port of Houston magazine, the Port is estimated to generate almost $5.5 billion ammally for the state and national economy , directly affects more than 53,000 jobs and indirectly affects an estimated 143,000 jobs. Tankers reported loading and discharging approximately 69.38 million tons of petroleum , petroleum products, industrial .4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546 $781 000 "Just Compensation" the 16h day of Jw1e 2000 by Ray Coleman Associates Page 45
AIRPORTS AND AIR SERVICE
(
(
()
()
(l
()
u
(1
u
l,
W.WhJSI$;
Twenty-one airlines (12 domestic air carriers and 9 foreign air carriers) fly out of Houston, providing daily nonstop and
direct service to 110 domestic and 34 international destinations, including the major cities of Europe and Central America.
Three (3) primary airports provide air service for the Houston area: George Bush Houston Intercont inenta l Airport (IAH),
north of Houston Central Business District (CBD), gamers 70% of the system's total traffic while Hobby Airport (HOU),
south of the CBD, accounts for 30%. Ellington Field (EF D), south of Hobby, is both a commercial airport and a center for
aerospace development.
-��HOUSH)N All�POl1-.f SYSTEM
George Bush Houston Intercontinental Airport is the base of operations
for 20 passenger airlines. The airport is 22 miles (30-45 minutes by car)
north of the Central Business District. Business travelers can reach the
airport by any of several routes: Interstate Highway 45, wh ich passes IAH
six miles to the west, U.S. 59 Highway, which passes four miles to the
east, the Hardy Toll which approaches the airport directly from the south, 1
and the Sam Houston Tollway which connects from the west. The
following is a list of airlines serving IAH. Continental Airlines aircraft at /AH.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 47
()
()
(_ I
(l
. WILLIAM P. HOBBY AIRPORT
Aerial Photo of New Hobby Airport Tower and Old Terminal (1999}
(
(1
( I
( I
(1
(. I
(.I
u
The following is a list of airlines serving HOU.
American Eagle
Atlantic Southeast
Continental Express
Trans World
--� l·K)US.ION AIR.PORT SVSTEM
Delta
Northwest
Southwest
�
�
�.�J$$j
Ellington Field is 17 miles (20-30 minutes) south of the Central Business District. The Department of Defense transferred
ownership of Ellington Field to the City of Houston on July 1, 1984. Before that , Ellington had served as a training base
for pilots, bombardiers and maintenance crews during both World Wars and the Korean and Vietnam conflicts. Current
airport users include the Texas Air National Guard, NASA, the United States Coast Guard, a United States Army
Helicopter Battalion, Grumman Aerospace, Refractory Services, and Southwest Services. United Parcel Service has made
Ellington its penetration point for service into Mexico. Continental N
Express provides shuttle service to IAH . Martinaire also provides
domestic service from Ellington. Access to Ellington Field is from State
Highway 3 (Old Galveston Road), which connects to Interstate Highway
45 (located one mile to the west) via several neighborhood traffic arteries.
1:.-
Wing Walker At The Airshow
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Rav Coleman Associates Page 50
(',
()
(,
{_)
u
(_)
u
l l
lic:i]
�
lD'DA AllllfSIS·�� .• ,,r.J
FORECLOSURES
According to the Houston Economic News, a publication of the Greater Houston Partnership's Research Department,
foreclosures during 1998 totaled 3 ,865, down from 4,551 in 1997. The number of foreclosures has declined significantly
since reaching over 30,000 in 1987. An unusually high number of foreclosures occurred in the late 1980's as a result of the
numerous failed Savings & Loan institutions throughout the city. However, with the recovery and growth experienced over
the past few years in the Houston area, foreclosure act ivity has been low. The chart on the following page summarizes the
total number of foreclosures since 1 985
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 51
()
( )
0
Foreclosures
()
()
Houston Chronicle,
5.
( )
()
(1
{\
(l
(J
u
(1
ll
(.J
u
�
' '.
OFFICE MARKET ANNUAL ABSORPTION
(In Square Feet)
CLASS 07/97 -07/98 07/98 -07/99
A 1,944,214 1,445,297
B 1,650,822 327,583
C 394,918 422,217
D (4 7,990) 169,365
Overall 3,941,964 2,364,462
WJ .�Y.SJ$:
The Greater Houston office occupancy rate in July, 1998 was 85.64%. Compared to the current rate of85.23%, occupancy
in the Houston office market has slipped 0.41 points in the last twelve months, while experiencing its third consecutive
quarter of decreasing occupancy. In fact, occupancy has decreased 1.78% since October, 1998, when the Houston office
market had reached an all-time high occupancy rate of87.01%.
Interestingly, Class C and D buildings are reporting their higl1est occupancy ratings in several years, while Class A
occupancy dipped this quarter for the second time since April, 1996. Class B buildings find occupancy tumbling from a
high of 8. 9% in October 1998 to the present figure of 86.63%. This trend is mainly due to energy sector office employee
consolidation throughout the city -often on the east side of Houston in such submarkets as Clear Lake. Large blocks of
contiguous space are available within each building category, the largest being a Class C building featuring 536,000 square
feet.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$782 000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 56
fl
(1
(l
()
{.)
(1
u
The following chart demonstra tes the Greater Houston occupancy by class:
OFFICE MARKET OCCUPANCY
CLASS JULY 1998 APR. 1999
A 93 .26% 94.04%
B 86.55% 86.75%
C 69.37% 68.72%
D 57.64% 60.63%
Overall 85.64% 86.01%
JULY 1999
91.95%
86.63%
68 .85%
61.70%
85.23%
�1 ;;;¾W,,� -.Mi "
MQ��j
Less than 3.33% of the multi-tenant office space in Greater Houston has been built since 1990. Those buildings erected
during the 1980s comprise 44.06% of the market. These newer buildings command the highest rental rates. O'Connor &
Associates' recent survey indicates the mean occupied rental rate for Greater Houston office buildings constrncted in the
1980s and 1990s to be $18.39 and $21.76 per square foo t, respectively. Meanwhile, the quoted market rental rates for
vacant space in the same age brackets is lower at $16.87 and $20.80 per square foot, respectively.
In the second quarter of 1999, annual overall multi-tenant rental rates moved up $0 .18 to $17.80 per square foot. This is yet
another rate gain, a trend that has continued since April, 1995, although the rate of increase continues to slow as forecasted
earlier this year.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 57
(
(
(1
( )
()
(
u
l'
lJ
�
.
Wl.�lSIS;
Rental rates for Class B and C space appear to be one of the driving forces of the recent increase for the Greater Houston
multi-tenant office market. Rental rates rose 1.8% among Class B buildings and 1.75% in t he Class C category within the
second quarter of 1999, gaining 8.83% in Class Band 8.42% in Class C over July, 1998.
Moving up just $0.01 per square foot, Class A multi-tenant buildings also experienced a mild rate increa se this quarter.
The current rate of $21.43 per square foot is the highest on
mild rate increase this quarter. The current rate of $21.43 per square foot is the highest on record throughout the entire
decade.
Rising $0 .07 per square foot from the previous high of $10.34, rental rates are now at their highest level in the decade
within the Class D Greater Houston office market.
In the national commercial property market, office properties are still on top. Regarding rental rates, national CBD values
have jumped 12%, compared with 8% for suburban markets, which remain vulnerable to overbuilding. Office starts which
surged in 1997 are expected to surpass 200 million square feet. Houston is one of the four cities that appear particularly
vulnerable. The short-term forecast calls for moderating growth for rents and val ues, reining in construction and sublease
space entering the market competing with high-priced vacant space.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 ''Jus! C()_mJ)(lnsation" the 16h day of June 2000 by Ray Coleman Associates Page,g
()
()
('
(l
(l
(1
(.)
(J I
() I
(J I
u
u
.UU.WliY.$S;
Class B projects slipped to their lowest level in two years, 0.83 points below the fourth quarter 1998 peak . Class C
occupancy edged upward this quarter, up 0.13 points to 92.19%. This boost marks the highest level of Class C occupancy
in more than six years. Overall, occupancy is up over one point from a year ago, with an increase of over four points for
Class D projects. Only Class A vacancy levels have increased significantly during the past year.
Absorption of multifamily space continues to be strong throughout the Greater Houston area as renters continue to fill the
new supply of apartments coming onto the market. A total of 3,469 units were absorbed during the third quarter of 1999,
98 .9% of which are Class A projects. There have been 15,684 units absorbed since September 1998, an average of 1,307
units per month. Absorption totals have remained strong for five consecutive quarters.
During the last twelve months, O'Connor & Associates shows the following level of absorption for each project class: APARTMENT ABSORPTION II CLASS I 06/99-09/99 I 09/98-09/99 I IA 3,432 11,831 B 663 4,308 II C -719 -948D 93 493 Overall 3,469 15,684 II
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 60
EEE
AREA AKUYSIS;
Class A absorption accounted for 3,432 of the total units absorbed, despite a drop in Class A occupancy levels to their
lowest levels this decade. Class B absorption remains sluggish for the third quarter. Class movement accounts for the bulk
of Class B absorption. Class C absorption slipped into negative territory this third quarter, primarily for the same reason
Class B absorption rose,a net outflow of 1.032 Class C units due to reclassification.
The far west is experiencing a slower absorption period,but that area has had notable levels of new product recently added
to its submarket. The highest levels of absorption are within the Midtown, Greenway/Montrose and near west area(s). This
is evident by the extensive planning and construction of luxury apartments in and near downtown Houston. Houston has
housed very few high-rise rental units in comparison to many other major cities, but the recent wave of urban multifamly
construction has taken primarily two forms: Downtown lofts and Midtown flats. There have been no towering new
apartment buildings constructed during this recent wave of building activity, but while nothing officially has been
announced, two potential sites for these projects are being considered. They are the Galleria and the edge of downtown.
It is expected that by 2010,an estimated 10,000 residents will be calling Downtown Houston home,as well. At present,the
Bayou Lofts on Travis and Franklin are being renovated. According to one developer, people consider that the most
exciting aspect of the downtown explosion is that the buildings are historic and are being lavishly restored and converted.
This new boom in Downtown is partially attributable to the revitalization of the Theater District; the opening of Bayou
Center and other restaurants, clubs and small grocery stores, creating more recreation in the downtown area, along with
enjoying the skyline view,being able to go to work without driving;or possibly the building of the new baseball stadium in
downtown Houston. In any event, the central business district is experiencing many changes.
In the third quarter of the year monthly rental rates remained steady at $0.68 per square foot throughout Greater Houston.
Area-wide monthly multifamily rents have gained $0.03 per square foot over the same period last year, an increase of
4.62%. High levels of apartment construction have resulted in a relaxing of upward pressure upon rental rates.
Rental rates for Class A projects dropped this quarter to $091 per square foot, due to the high levels of rental concessions
recently observed. However, the effective Class A rental rate is $0.05 to $0.10 lower. The level of construction activity
means that the percentage of Class A units annong all Greater Houston apartments continues to rise, exerting upward
pressure on Greater Houston rental rates.
4490 Acres—108 W. Spreading Oaks-Friendswood,Texas, 77546
$78,000"Just Compensation" the 16h day of June 2000 by Ray Coleman Associates
Page 61
BBRU Rid YSIS,
Class B rents climbed$0.01 this quarter,continuing their sluggish growth. Class B rents have increased$0.03 over the past
year,a rise of 4.55%. The current level of$0.69 per square foot is the highest in over six years.
Class C rental rate growth continues to stall, with an increase of only 3.77 points over the third quarter of 1998. This
survey marks the second time in the past three quarters with no movement.
Despite little movement this third quarter of 1999,each class other than A is currently experiencing its highest rental rates
in over 6 years. Effective rent growth is minimal over the past year, as increased concessions have offset gains in quoted
rental rates.
In summary, the Greater Houston multifamily market has entered a transition period, with projects trying to cope with a
dramatic quantity of new construction. Rental concessions in Class A projects have returned,with many projects offering a
free month on an annual lease. Class A units account for virtually all of the Greater Houston absorption this quarter.
Meanwhile,Class C&D markets continue to tighten. Lack of new supply, and in many cases decreasing supply as projects
are renovated,combined with new low income workers moving into the Houston area, has resulted in the tightest Class C&
D markets in Houston in over six years.
U
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas,77546
$78,000"Just Compensation' the 1611 day of Jame 2000 by Ray Coleman Associates
Page 62
t
(
(
()
()
()
(_)
u
{_)
u
The Houston Area Retail Market Survey prepared by O'Cmmor & Associates, May 1998,
reports substantial increases in the construction of retail centers over the last two years. The
following chart lists recent construction:
5,000,000
4,500,000
4,000,000
3,500,000
3,000,000
o 2,500,000
2,000,000
1,500,000
1,000,000
500,000
1990 1991 1992
Year Square Feet
1990 1,205,447
1991 2,175,271
1992 1,406,319
1993 3,296,975
1994 4,307,731
1995 4,803,459
1996 4,732,281
1997 1,149,049
1998 849,206
Retail Construction
1993 1994
Year
1995 1996 1997
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
1998
$78,000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 63
� -.
AW.MWIJ.�i
RETAIL MARKET
()
(,
() I
I () () ()
(l
(.)
u
Annual Absor11tion: Greater Houston Retail Centers
Year Strip Center Neighborhoo<I Community Regional
08/97-08/98 316,026 1,399,462 809,650 (547,816)
08/98-08/99 II 332,243 1,857,935 (135,669) 753,968
Overall
1,977,322
I 2,808,477
l�l4i:Ait¥ lDH ANAllYSIS· �-� ... �••-,• �J
Neighborhood Centers comprise the lion's share of Houston's multi-tenant retail space. As of the third quarter of this year,
895 Neighborhood properties contained an aggregate of nearly 57 million square feet of net area. This category holds the
Ulird largest block ( 141,000/SF) of contiguous available space throughout Houston .
Ranking second in terms of total multi-tenant space, Community Centers occupy 23% of Houston's retail market. This
category also includes the second largest block of contiguous space: 250,300 square feet in the eight-year-old anchored
Mainland Crossing Community Center.
Not far behind at 20% of multi-tenant space, Regional Malls contain approximately 23 million square feet throughout
Houston. The total net area of these 22 properties exceeds 600 ,000 square feet.
Strip Centers, Houston's smallest category in terms of net space, con tain 8.49 million square feet throughout 528
properties.
Overall , multi-ten ant occupancy rose 0.34% the tllird quarter of 1999 to 86 .71% for Houston 's multi-tenant centers. Tllis
recent increase recaptures the declines of the previous year and a half, thus placing the present occupancy rate at the highest
level in the last nine years. While this trend bears watclling, multi-tenant occupancy levels have ranged ±1 % since
November 1995, when the level was listed as 85.20% for Greater Houston .
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78 1000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 65
n
()
(l
(1
(1
() I
(J
u
l I
l I
ll�l � AAQAQ)J):SIS;
Since that ti me, Houston has seen 100 new multi-tenant retail centers come on-line (50 of which are anchored), whose
mean occupancy level is 91.37%, roughly 5 points above the city average. Therefore, the flat occupancy rates for Greater
Houston may be more attributed to a lack of leasing activity in older centers rather than the addition of new, often
speculative, m ulti-tenant product.
Strip center occupancy dipped for the first time since November 1998 to 87.32%, slightly below last August's near record
high of 87.51%. Neighborhood Centers saw their occupancy expand by 0.63% to a high of 85.62%, the highest figure in
the entire decade. Community Centers likewise increased 0.18% in multi-tenant occupancy. Regional Malls dropped
0.79% th e third quarter of 1999, but have also gained 0.27% since May.
Greater Houston's multi-tenant vacancy rate has been characterized as steady over the last year, increasing 0.95% since
August 1998.
I: Year
Aug.1998
May 1999
II Aug. 1999 I
Jnd Quarter 1999 -Greater Houston Retail Occupancy
Stri1> Center Neighborhood Community Regional
87 .51% 84.29% 87 .24% 86 .98%
87.86% 84.99% 88.03% 87.31%
87.32% I 85.92% I 88.28% I 87.44%
Overall
85.76%
86 .37% I 86.71%
Overall multi-tenant rental rates decreased $0.04 in the third quarter 1999 to $1.44 per square foot. Despite this dip, retail
multi-tenant rents have remained noticeably constant almost all of the year. This latest drop is nearly identical with the
year-to-year improvement.
One exception is the movement within the Regional Mall category. Second quarter mall space dropped by $0.25 per square
foot. The third quarter 1999 downturn outpaces the gains previously made in the final quarter of 1998 by $0 .34 per square
foot.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78,000 "Just Compensation" the 16h day of June 2000 bv Rav Coleman Associates Page 66
n
(l
()
()
( )
(_ I
{J
u
lJ
l
�l ww .. ·� . frij ADH HJAl1YSIS·��-,I
Community Centers have increased consecutively since May 1997, "topping out" at $1.16 per square foot per month this
quarter, an increase of $0.01 over second quarter 1999. Meanwhile, Ne ighborhood Centers , Hous ton's largest
concentration of space, experienced steady rents in the third quarter at $0.95 per square foot, the second consecutive quarter
of record high rents. Multi-tenant Strip Center rents are up $0.0 l per square foot in the third quarter 1999. In fact, Strip
Center rents are up $0.02 year-to-year over August 1998. The current rate of $.80 per square foot for multi-tenant Strip
Center space in Houston is the second highest figure recorded for the last nine years.
Overall multi-tenant rental rates are at their highest recorded leve l across all categories with the exception of Regional
Malls in the third quarter 1999.
In sununary, while energy consolidation has freed up large blocks of office space, and high levels of construction activity
have helped soften the multi-tenant market, the local retail market continues relatively unabated. Absorption is healthy,
occupancy levels continue to rise and rents are solid. As several retail centers come online later this year (often with
significant levels of pre-lease conunitments), these trends should accelerate.
A combination of factors has led to this resurgence of the retail market. A strong national economy buoyed consumer
confidence. Positive media images from afar reinforced the notion that times are good, and despite the energy-induced
slowdown Houston has experienced over the past year, the local economy has continued to produce jobs at a respectable
pace. Also while times are presently good, the recession of the early 1990s spurred merchants to rethink how they did
business . Confronted with slumping sales, many retailers recast their stores, making shopping a social activity.
Subsequen tly, the combination of the pub lic's desire to spend and retailers' efforts to entice them into doing so, have fueled
Hou ston's most promising conunercial real estate sector in 1999.
Despite recent gloomy predictions about Houston's oil-based economy, the area's retail sales continue to improve.
Therefore, it is expected that Houston's retail market should hold fairly steady through 1999.
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78.1.000 "Just Compensation" the 16h day of June 2000 by Ray Coleman Associates Page 67
(
()
(>
lJ
u
(. '
u
Li
!ii! WlWJi'(SI$;
INDUSTRIAL
Historically the industrial market has not been segmented into classes (A , B, C and D) like other markets, but increasingly a
class-like stratification is developing. In "bulk" space, for instance, the new projects typically boast at least 120-foot truck
courts, 24-foot minimum clearance h eight s, broad co lumn spacing and easy loading access ofien found lacking in projects
built as recently as the 1980s. For certain classes of te nants, buildings lacking these amenities are functionally obsolete.
Therefore, this type of space should continue to drive the industrial market.
According to the Houston Area Industrial Ownership Guide, prepared by O'Connor & Associates and dated April, 1999,
U1ere is a total of ±27 1 million square feet of existing service center, warehouse, and heavy manufacturing facility space in
5,515 buildings in the Houston market. The overall industrial occupancy rate for Houston has varied from 84.5% to
89.65% within the past sLx years (April 1993 through April 1999). The occupancy peaked in October 1998, but a slight
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 68
(.)
() I
() I
u I
(.) I
(1 I
u
l'
!iiJ �,WLY.Sl$;
HOTEL/ MOTEL MARKET
Houston's 1998 hotel/m otel market ended with an average occupancy rate of68 .4%. Although the rate is down from 1997,
the percentage still reflects strong market conditions and the absorption of many new motels. Moreover, the 1998 rental
rate growth averaged almost 9%.
A substantial amount of new motel constmction occurred in 1997 and 1998, with several new motels constmcted along the
Sam Houston Parkway (West Belt), Interstate Highway 10, and the Southwest Freeway.
Market AreaII Galleria/Post Oak
Astrodome/South Main
Texas Medical Center
II In!ercontinentalAirport
Hobby Airport
Clear Lake
Southwest II Stafford/Sugar Land
Westchase
Katy Freeway II Northwest
HoustonCBD
East/Baytown
Total Houston II
1997
73.8%
53.9%
74.3%
71.6%
65.1%
64.0%
66.1%
64.5%
70.6%
68.9%
65.8%
67.9%
71.2%
68.4%
Occupancy
1998 %. Chg 1997
72.7% -1.1 $106.05
53.8% -0.1 $67.87
72.2% -2.1 $71.01
71.0% -0.6 I $68.06
68.8% 3.7 $58.12
61.4% -2.6 $76.30
61.4% -4.7 I $66.88
55.8% -8.7 $53.28
69.8% -0.8 I $78.86
64.9% -4.0 $67.%
61.7% -4.1 $58.00
67.2% -0.7 $118.62
72.6% 1.4 $47.21
66.8% -1.6 $78.85
ADR REVPAR
1998 %Chg 1997 1998 %Chg
$116.87 10.2% $78.24 $84.93 8.6%
$69.87 2.9% $36.59 $37.58 2.7%
$77.08 8.5% $52.79 $55.66 5.4%
$74.48 9.4% $48.75 $52.86 8.4%
$62.94 8.3% $37.85 $43.33 14.5%
$72.89 -4.5%$48.83 $44.73 -8.4%
$71.92 7.5% $44.22 $44.14 -0.2%
$54.24 1.8% $34.35 $30.28 -11.8
%
$88.11 11.7% $55.67 $61.54 10.5%
$71.76 5.6% $46.81 $46.58 -0.5%
$61.59 6.2% $38.15 $37.97 -0.5%
$133.84 12.8% $80.57 $89.90 11.6%
$49.25 4.3% $33.63 $35.75 6.3%
$85.90 8.9% $53.95 $57.42 6.4%
According to the December 1998, Year End Trends in the Hotel industry, published by Pannell-Kerr-Fosler PKF
Consulting, the overall Houston market reflected a slight decrease in occupancy level of 68.4% in 1997 to 66.8% in 1998.
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Comoensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 70
( I
-s—
ARFA ANALYSIS
CONCLUSION
In a recent symposium,Dr. Barton Smith(director of the University of Houston's Institute for Regional Forecasting) stated
that Houston's economy will continue to create about 50,000 new jobs a year for the next five years. It is anticipated that
this will bring more people to the city and help maintain stable growth in real estate.
Bill Gilmer, an economist with the Federal Reserve Board in Houston, also predicted 2000 should be a good one in
Houston. Mr Gilmer stated that since oil prices are slowly turning around and the international economy is improving
(which has boosted exports to Asia)Houston should have a 3%increase in jobs in the coming year.
Doug Miller, chairman of the business survey committee of the National Association of Purchasing Management in
Houston said there seems to be strong reluctance among companies to add employees,even though their sales are rising.
He believes the industrial community has to feel more confident about the stability of oil prices before adding staff.
In summary,area economists are predicting continued improvement in the economy as well as the real estate market in the
near firture. Retail, multifamily, office and industrial have all improved drastically over the last decade. Most all types of
real estate in the Houston area have experienced some level of increase in rents and occupancy over the past several
quarters. As a result, investment activity has been high as investors take advantage of the growth and the favorable trends
for long-term economic stability.
�J
.4490 Acres—108 W. Spreading Oaks-Friendswood,Texas,77546
$78,000"Just Compensation"the 1611 day of June 2000 by Ray Coleman Associates
Page 72
c.
(
)
{)
(
( I
(J
lJ
l
Map
N'ElG.'HBJ)RROOI>;
Friend swood ,If TEXAS
Location
I y· / , 1 '> G. a!l.o�s�on._)sla,nd
// /
The City of Friendswood is a Home Rule City, as allowed under the statutes of the State of Texas. Home Rule
allows the city to govern itself, conduct business, and adopt ordinances of any nature as long as the action does
not violate a state or federal law.
As a home rule city, Friendswood adopted a Charter in 1971. This Charter serves as the foundation for the way Friendswood's government operates. It serves as the "constitution" for our city, just as we have one for our state
and federal governments. The Charter sets the number of elected officials at seven, their terms of office at three
year terms, and sets term limits at three terms. The Mayor is the head of the elected body, and serves as the Chair
of the City Council, as well as appoints committees and represents the city at official functions. The Charter
establishes the type of government we have -the Council/Manager form of government.
The Ch:=uter nrovirles that Frienrlswoorl will have a Citv Manaoer. anrl he/she will he resnnnsihle to anrl rlirecterl hv
.4490 Acres -108 W. Spreading Oaks-Friendswood, Texas, 77546
$78-'-000 "Just Compensation" the 16h day of June 2000 by Rav Coleman Associates Page 73
(
(l
(l
()
(l
( )
()
(J
(.J
l.
the City Council. The City Manager is responsible for the day to day administration of the city. His/her other duties
are outlined further in this web site.
Harris and Galveston Counties are located along the upper Texas Gulf Coast and includes the Houston
metropolitan area. Galveston County faces the Gulf of Mexico to the Southeast and is bordered by Brazoria
County to the southwest, Harris County to the northwest and Chambers County to the northeast. A map of Texas
providing distances and direction to other major cities is included in Figure 1. The 13-county Houston-Galveston
Area Council region is shown on Figure 2, to provide relation and proximity to other areas and geographical
features. Galveston County, Figure 3, covers 399 square miles of land, 500 square miles -including water, and the
City of Galveston on Galveston Island is its county seat. Houston's suburban development now approaches the
Northwest portion of Galveston County, strengthening the economic ties between the two areas.
The Houston -Galveston -Brazoria Consolidated Metropolitan Statistical Area (CMSA) is the ninth largest
population area in the country with almost 4 million people. Houston, the nation's fourth largest city, is at the heart
of the CMSA. Income and employment in the area are strong. Although the Houston Ship Channel provided the
main stimulus for the economy in early years, oil, refining, and petrochemicals spurred rapid expansion. Now with
the aerospace industry, in close proximity to Friendswood, unemployment remains relatively low, employment
bases are stable and the average family income was 11.6% higher than the U.S. average in 1988.
SALES TAX:
City Retail Sales
----)1'.' I
\ .. ,., \
Tax'Year'.99
Combined Sales Tax Rate/ City & State
1.5%
7.75%
.4490 Acres-108 W. Spreading Oaks-Friendswood, Texas, 77546
$78�000 "Just Compensation" the 16h dav of June 2000 bv Rav Coleman Associates Page 74
()
(.)
LOCATION OF EMPLOYMENT (Total Population)
5 miles or less (10 minutes or less)
6 to 10 miles (10 to 20 minutes)
11 to 19 miles (20 to 30 minutes)
20 miles or more (30 to 40 minutes)
(50 minutes or more)
Mean travel time
EMPLOYMENT CATEGORIES
Managerial/Professional 41.2%
Technical/Administrative 21.7%
Sales 12.4%
Total White Collar 75.4%
Production/CrafURepair 8.5%
Machine Operator 2.8%
Laborers/Transportation Workers 3.7%
Total Blue Collar 15.7%
Farm/Forestry/Fishery Workers .1%
Service 9.5%
T.ax ear 99
SALES TAX:
City Retail Sales 1.5%
Combined Sales Tax Rate/ City & State 7.75%
PROPERTY TAX:
(Rates per $100.00 value)
Galveston County Residents
11.6%
21.3%
19.9%
18.8%
9.9%
30.4%
(I
()
()
() I
(l
(.l
{_)
u
(.
Galveston County Property Tax Rate $.56
Homestead Exemptions: 20% regular, $60,000 over 65
Clear Creek Drainage District Property Tax Rate $.15
Homestead Exemptions: $25,000 over 65
Drainage District #3 Property Tax Rate $.234694
Property is located in either Clear Creek Drainage District or
Drainage District #3; not in both
Harris County Residents
CCISD Property Tax Rate $1.59856
Homestead Exemptions: $15,000 + 10% regular, $28,330
over 65
Harris County Property Tax Rate $.64802
Homestead Exemptions: 20% regular, $156,240 over 65
Junior College (San Jacinto) Property Tax Rate $.11
Property in the Harris County portion of the City of Friendswood is situated in two Central Appraisal Districts: the
Galveston Central Appraisal District assesses property for the City and for the Clear Creek I.S.D. and the Harris
County Appraisal District assesses property for Harris County. Therefore, all exemptions must be applied for at both
CAD's.
Local Telephone Numbers
Friendswood Consolidated Tax Office
Clear Creek I.S.D. Tax Office
Galveston County Annex -LeagueCity
Galveston County Courthouse
Harris County Tax Office
Galveston Central Appraisal District
Harris County Appraisal District
FRIENDSWOOD INDEPENDENT SCHOOL DISTRICT
(Galveston County Residents)
281-482-1198
281-338-5830
281-316-8724
281-996-1710
713-224-1919
281-474-4489
713-957-7800
The Friendswood Independent School District was established on December 21, 1948. The district covers 15
square miles and borders the Alvin, Pearland and Clear Creek school districts. Fully accredited by the Texas
Education Agency, the district's curriculum emphasizes basic academic skills, higher academic thinking skills, and
cooperative learning strategies. The district is dedicated to meeting the needs of students of all levels of ability.
FISD seeks to continuously improve through intensive staff development programs and has received waivers from
the state to replace several instructional days with staff development days.
Technology is an integral part of the curriculum on all campuses. Each campus has at least one self-contained
computer laboratory. In addition to basic computer literacy, computers are used on math, language arts and social
studies. Laser discs are used on different courses throughout the district.
Foreign language instruction in Spanish, French, and German is offered from sixth through twelfth grade, with
arlvanr.en inrlenenrlent st11rlv availahle. The hioh sr.hool is also involved in r.oonerative nroieds with lor.al r.olleoes
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78.,_000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 76
(
(l
( \
(l
(1
(_)
u
u
lJ
(.
in applied technology.
FISD schools offer numerous extracurricular activities including drama and musical productions, service
organizations and clubs. The secondary schools also compete in academic contest, UIL competitions (such as
forensics) and sports events governed by the University Interscholastic League.
The philosophy of the district is based on active partnership between parents, the community and the schools and
a commitment to the realization of each and every student's potential.
SCHOOL BOARD MEETINGS ARE THE SECOND TUESDAY OF EACH MONTH -CALL FIRST TO VERIFY
Superintendent of Schools ---------Walter Wilson
C.W. Cline Primary (Grades K-2)
505 Briarmeadow
Friendswood, Texas 77546
(281)482-1201
Bales Intermediate (Grades 5-6)
211 Stadium Lane
Friendswood, Texas 77546
(281)482-8255
Windsong lntermediate(4-6)
2100 W. Parkwood
Friendswood, Texas 77546
(281)482-0010
Central Administration Building
302 Laurel
Friendswood, TX 77546
(281)482-1267
Westwood Elementary (Grade 3-4)
506 W. Edgewood
Friendswood, Texas 77546
(281)482-3341
Friendswood Junior High (Grades 7-
8)
402 Laural Drive
Friendswood, Texas 77546
(281)482-7818
Friendswood High School (Grades 9-12)
702 Greenbriar
Friendswood, Texas 77546
(281)482-3413
1997 Friendswood High School Graduates: approximately 250
CLEAR CREEK INDEPENDENT SCHOOL DISTRICT
(Harris County Residents)
CC ISD established in 1948, has been widely recognized for its forward-looking educational techniques and diverse
academic programs. Holding to the principle that the welfare of the child is of utmost importance, the district strives
to provide curriculum and facilities to accommodate the various aptitudes and educational needs of students from
many backgrounds. The district fosters a solid elementary program, a broad secondary curriculum, specialized
instruction for exceptional children, and challenges for the gifted and talented.
Boundaries of the Clear Creek School District embrace 120 square miles in southern Harris and northern
Galveston County. The district is backed by strong community support in its efforts to provide the type of quality
education that will help students become creditable and well-adjusted citizens.
SCHOOL BOARD MEETINGS ARE THE FOURTH TUESDAY OF EACH MONTH
Superintendent of Schools ----------John E. Wilson
Education Center 2425 E::1!=:t M::1in 8trP.P.t .449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $781000 "As Is" the 16th day of June 2000 by Ray Coleman Associates Page 77
(
( l
·,
()
(l
(_ I
(1
()
(. )
u
l
League City, TX 77573
(281)332-2828
CD Landolt Elementary (Grades Pre
K-5)
2104 Pilgrims Point Drive
Friendswood, Texas 77546
(281)482-4420
Wedgewood Elementary (Grades
Pre-K-5)
4000 Friendswood Link Road
Friendswood, Texas 77546
(281)992-0667
P.H. Greene Elementary (Grades K-
5)
2903 Friendswood Link Road
Friendswood, Texas 77546
(281)482-0022
Brookside Intermediate (Grade 6-8)
3535 East Parkwood (FM 528)
Friendswood, Texas 77546
(281)482-9710
Clear Brook High School (Grades 9-12)
4607 FM 2351
Friendswood, Texas 77546
(281)996-5446
1997 Clear Brook High School Graduates: approximately 350
Friendswood
BUSINESS DIRECTORY
City
--For information on building permits, applications, planning, zone use, and city
ordinances adopted as building requirements
Community Development
City of Friendswood
910 S. Friendswood Drive
Friendswood, TX 77546
281)996-3201
Building Permits and Zoning Applications' Link
--For economic development assistance with available building and land sites,
incentives, site tours
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 78
(1
(
(>
()
( l
()
()
()
(J
u
Economic Development
City of Friendswood
910 S. Friendswood Drive
Friendswood, TX 77546
281)996-3250
Countv
---To file your dba in Harris County
Harris County Clerk's Office
Clear Lake Annex
16603 Buccaneer
Houston, TX 77062
281)486-7250
---To file your dba in Galveston County
Galveston County Clerk's Office
174 Calder Rd, Suite 149
League City, TX 77573
281)316-8731
State
--For information on sales tax license and permits
Texas State Comptroller
1-800-252-5555
www.window.state .tx.us
--For information on workforce issues, regulations, job listings, workforce availability,
payroll taxes
Texas Workforce Commission
713-688-6890, 1-800-832-9394
www.twc.state.tx.us
Federal
--To request your employer's tax identification number
Internal Revenue Service
8876 Gulf Freeway
Houston, TX 281-721-7070, (800) 829-1040
www.irs.gov
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 79
(
()
(>
()
(,
( J
u
u
u
lJ
--For assistance with start-up businesses, free business management consulting,
seminars, business loan information
Small Business Development Center
2006 E. Broadway, Suite 101, Pearland, TX 77581
281)485-5214
www.sbdc.uh .edu
--For small business loans program information
U.S. Small Business Adminis tration
9301 Southwest Freeway, Suite 550-Houston, Texas 77074
(713)773-6500
www .sba.gov
Service Corps of Retired Executives (SCORE)
9301 Southwest Freeway, Suite 550, Houston, TX 77074
(713)773-6565
www.score.org
Vision Statement
Together we build our future in a friendly place to live, work, play, learn and
worship.
Adopted by City Council on August 18, 1997.
Mission Statement
The Mission of the Council and Staff of the City of Friendswood is to provide
the highest level of service to our citizens at the greatest value in a manner
that warrants the highest degree of public confidence in our integrity and
efficiency to produce the greatest level of satisfaction to the citizens.
Adopted: July 9, 1990
Revised: January 4, 1993
Revised: August 18, 1997
Guiding Principals
•We Believe That Visionary Planning is Essential.
•We Believe That Proactive, Responsive, Effective Leadership is
Essential.
•We Believe That Ongoing Interactive Communication is Essential.
Adopted by City Council August 18, 1997.
Policies for Our Future
Preserving Community Values
Heritage Preservation
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 80
, Purpose & Scope
Friendswood was established by people of faith in
1895. Then and now, citizens of this community
honor faith in God, family values, good education,
and community stability. This heritage is of the
utmost importance.
, Policy
Governance
It is the policy of the City of Friendswood to ensure
that the heritage of our community is considered
and maintained when making decisions affecting
the future of the city.
, Purpose & Scope
We must be vigilant in maintaining the heritage of
our community. The visionary outlook of this city
must be clearly developed and incorporated with
that heritage in mind. We must continue to move
forward, seeking and drawing on the advice of
citizens. We must govern responsibly.
, Policy
It is the policy of the City of Friendswood to lead and
communicate with a clear remembrance of the
values of the past and a vision of the future.
Leadership shall be undertaken with honor, integrity,
respect and civility to all.
Quality Schools
, Purpose & Scope
Education is a dynamic process that mirrors the
quality of life in our community. City government
acknowledges its responsibility to proactively support
development of educational and good citizenship
opportunities within Friendswood.
, Policy
It is the policy of the City of Friendswood to
encourage and set an example of good citizenship,
mentoring, and modeling for students of both school
districts within our city and promote service
opportunities and cooperation between the city and
school officials. Further, the City of Friendswood shall
work toward an economically healthy community
ensuring the financial viability of our schools.
Environment
, Purpose & Scope
Environment includes all the natural aspects of the
city, its visual image, appearance and its physical
n
(
()
()
(l
(J
u
u
sense of community.
•Policy
It is the policy of the City of Friendswood that, as
growth and development occur, it should be guided
so as to preserve the elements of the physical
environment. These elements give the community a
visual image it values highly and a character which
promotes a sense of continuity and stability
Land Use
Resources
•Purpose & Scope
Land use, as it relates to Friendswood, means the
development of the land which conforms to the
regulations of the city, maintains or increases the
value of property, promotes lower density residential
development and prevents undesirable uses.
•Policy
It is the policy of the City of Friendswood to use its
authority to encourage and guide development in a
manner which preserves the open, green, treed
appearance of the City, enhances property values
and prevents undesirable or adverse uses of the
land. The end goal is growth and development that
is a net benefit to the community.
Technology
•Purpose & Scope
Information technologies, including
telecommunications, computers and networks, are
continually transforming our economy and society,
and the role of governments within them. City
government must make maximum use of
information and other technologies as an internal
resource to the city staff and elected officials, and
an external resource to our citizens and other
customers.
•Policy
It is the policy of the City of Friendswood to provide
a technolC>Qically proficient environment to meet the
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78.1.000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 82
()
()
{.)
(
(
ll
(1
()
(.l
l.J
{.
City Services
Water and Sewer/Utilities
•Purpose & ScopeThe delivery of drinking water and the safe,
environmentally sound removal of waste water are
Transportation
•Purpose & ScopeTransportation by Friendswood standards covers
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78_,_000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 84
( l
(_l (J l>
u
u
we develop and maintain highly skilled, well
equipped public safety personnel, dedicated to our
service tradition of citizen involvement in an
alliance for a safe community.
Parks and Recreation
Facilities
Drainage
•Purpose & Scope
The purpose of Parks and Recreation is to create
an opportunity for the enhancement of ones quality
of life by giving all citizens access to natural areas,
water amenities, trails and common apparatus for
organized or spontaneous activities.
•Policy
It is the policy of the City of Friendswood to
provide, acquire, develop and maintain parks and
open space throughout the city.
It is the policy of the City of Friendswood to
provide recreation programs for citizens that will
enhance the quality of life.
•Purpose & Scope
Facilities are the buildings and other structures
which house or serve the needs of our citizens and
visitors.
•Policy
It is the policy of the City of Friendswood to
acquire, provide and maintain such facilities
commensurate with our community needs and
image.
•Purpose & Scope
The historical impacts of tropical rains, storms and
hurricanes, coupled with development occurring
within the city and upstream along creek systems
that pass through Friendswood, make the
drainage system a high priority for protecting
citizen's property, health and safety.
•Policy
It is the policy of the City of Friendswood to
consistently invest in the city's drainage
improvements and regulations that minimize the
impacts of storm water on streets, homes and
businesses, and to use all available means of
influence to seek additional investments in
protection from other local entities and county,
state and federal agencies..449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates Page 85
()
lJ
Economic Development
day by Ray
()
(l
()
C
(_J
{_)
u
l
Council Philosophy
The City Council expects the following of themselves:
•To act in the best interest of the City.
•To consistently demonstrate respect to the staff.
•To invest our resources effectively for our future.
•To handle our disagreements/conflicts in a respectful manner that
keeps our image positive with the public and each other.
Originally agreed to by Council at their January 1997 Retreat
Adopted at the August 18, 1997, meeting.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th day of Jw1e 2000 by Ray Coleman Associates
Page 87
(1
(,
fl
()
(1
{_)
lJ
(J
(J
u
� �fJGKBOJWQ,QJ)i
-,'.��t,��J...� I
Location: .................................................................................................... Suburban Built Up: .................................................................................................... 85% Growth Rate: .............................................................................................. Increasing Property Values: ......................................................................................... Increasing Demand/Supply: ......................................................................................... In Balance Marketing Time: ......................................................................................... 1 Year Present Land Use: Residential ...................................................................................... 65% Commercial. .................................................................................... 15% Industrial. ........................................................................................ 10% Vacant ............................................................................................ 10% Change in Present Land Use: ...................................................................... No Proximity of Hazards and/or nuisances: ...................................................... None Price Range: ............................................................................................... $30,000 to $1,500,000 Percent Occupancy: .................................................................................... 95% View: ......................................................................................................... Average Property Compatibility: ............................................................................... Average Protection from Detrimental Conditions: ..................................................... Average Police and Fire Protection: .......................................................................... Average General Appearance of Properties: .............................................................. Average Appeal to Mru:ket ....................................................................................... Average Predominant Occupancy: ............................................................................ Owner Reputation ofNeighborhood: ..................................................................... Average Turn Over in Occupancy or Ownership: ...................................................... Very little Accessibility ofNeighborhood: ................................................................... Average Typical Age of Properties: .......................................................................... 10 -50 Years Typical Condition of Properties: ................................................................. Average Remaining Age of Neighborhood: ............................................................... 60 Years
CONCLUSION: The major attributes of the subject neighborhood appear to be its excellent access and
location. I have talked with commercial real estate brokers in the area and they reveal most properties
that are listed for a reasonable amount will sell within one year. In my market study, I have detected
that the market is doing well at this time and is showing signs of progress since the recession began in
approximately the mid 1980's. The marketing time is one year.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th dav of June 2000 by Ray Coleman Associates
Page 88
()
day by Ray
(
(1
(l
(l
()
(J
(.I
(1
u
l
�-t., 1 v 1111F o I � r 1 r1 0\N'_,N\ 11_:J I�.-�' _ i \., � 1J_. .
=--�--- -------------------
GALVESTON CENTRAL ⇒ APPRAISAL DISTRICT 06/14/00 1 ------�-------------�----------------- - ----
PROPERTY INFORMATION
E
E
Property ID: R201894 Curr Owner: NORTON, GENE E
Tax_Id: 3865-0000-0011-004 PurchaseDt: 10/28/1997
Property Addr: I 08 W SPREADING OAKS Equity:
FRIENDSWOOD, TX 77546 Owner Type:
Carrier Route: Address: 108 W SPREADING OAKS AV
County:
Flood Zone:
GALVESTON FRIENDSWOOD TX 77546
Phone:7134827341
Use Type: (RL) RESIDENTIAL DOBT:
Frontage:
Depth:
Ttl Bldg Area: 1,851
Lot Size Area: 19,550
Acreage: .4490
Utilities: AP
Census Tract: 1202.00
Census Block: ##
Keymap:
Latitude: 29.5284
Longitude: -95.2001
Delinq.Taxes: NO
Maint Fees:
Elem. School: WEST
Middle School: FRIE
High School: FRIE
GCAD Own: NORTON, GENE E
Address: 108 W SPREADING OAKS AV
FRIENDSWO OD TX 77546
PurchaseDt: I 0/28/ 1997
Phone:7134827341
DOBT:
Fed Lien: NO Date:
File No: Date:
GFacit: Year Built: 1952
Residence: 02 yr(s) 7 month(s)
Equity:
Builder:
Legal Desc: ABST 151 PAGE 5 NE 85 FT OF LOTS 11 & 12 (I 1-4) HARVEY & STOUT
SUB OF BLK 2 FRIENDSWOOD
ASSESSED VALUE
Year Land Improvement Land+Improve Productivity Exemptions
1991 $13100 $36460 $49560 HS,OA
1992 $19550 $29490 $49040 HS,OA
1993 $19550 $29490 $49040 HS,OA
1994 $19550 $29490 $49040 HS,OA
1995 $19550 $28330 $47880 HS,OA
1996 $19550 $28330 $47880 HS,OA
1997 $19550 $28330 $47880 HS,OA
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$781000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 90
()
(I
()
(\ I
I (1
()
(
(J
(_I
l.>
I-•
���
---.....---.
MAP 656
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78_,_000 "As Is" the 16th dav of June 2000 bv Rav Coleman Associates
Page 92
q�jf�;
FRIENDSWOOD, TEXAS GALVESTON AND
MAP LOCATOR DIAGRAM
. ·••<
�"°'"""'110-
41!4810005D
MAP R£VISEO:
IUNE 3. 1981
)
(
()
(. )
{)
u
u
u
PLAT MAP
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78�000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 94
�;�j?�ll$;
/ r«>·J 'o"� -' -,('
()
(J
TYPICAL
EASEMENTS/ENCROACHMENTS]
ENVIRONMENTAL CONDITIONS
WETLANDS
RESTRICTIONS
(l
()
(1
lJ
()
lJ
(.. J
1,1�t BID ilt 00@!
Ililll@�ill�W-W; IB>ffi· @I :
Highest and Best Use may be defined as "the reasonable probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value," according to The Appraisal of Real Estate, Tenth Edition. The opinion of such use may be based on the highest and most profitable continuous use to which the property is adapted and needed, or likely to be in demand in the reasonably near future.
However, elements affecting value which depend upon events, or a combination of occurrences which, while within the realm of possibility, are not fairly shown to be reasonably probable, should be excluded from consideration. Also, if the intended use is dependent on an uncertain act of another person, the intention cannot be considered.
It may be further defined as that use of land which may reasonably be expected to produce the greatest net return to land over a given period of time that use which will yield to the land the highest present value. This is sometimes referred to as the optimum use. Also that reasonable and probable use that will support the highest present value, as defined, as of the effective date of the appraisal.
Alternatively, that use, from among reasonably probable and legal alternative uses, is found to be: a.Physically Possibleb.Legally Permissiblec.Financially Feasibled.Maximally ProductiveThe definition, immediately proceeding, applies specifically to the highest and best use of land. It is to be recognized that in cases where a site has existing improvements on it, the highest and best use may very well be determined to be different from the existing use. The existing use will continue however, unless and until land value in its highest and best use exceeds the total value of the property in its existing use, plus the cost of demolition. Implied within these definitions is recognition of the contribution of that specific use to community environment or to community development goals in addition to wealth maximization of individual property owners. In appraisal practice, the concept of highest and best use represents the premise upon which value is based. In the context of the most probable selling price (market value) another appropriate term to reflect highest and best use would be most probable use. In the context of investment value, an alternative term would be most profitable use.
"Also Implied in these definitions is that the determination of highest and best use takes into account the contribution of a specific use to the community and community development goals as well as the benefits of that use to individual property owners. Hence, in certain situations the highest and best use of the land may be for parks, greenbelt, preservation, conservation, wildlife habitats and the like." There are two distinct types of highest and best use that being the highest and best use as if the site were vacant, and the highest and best use as if the site were improved. Both use determinations require consideration of the physical, legal, financial feasibility and maximal productivity for the site and improvements.
A neighborhood and site analysis is essential in estimating the highest and best use of the site as if vacant. The improvement analysis contributes to the highest and best use as improved. The subject site will first be analyzed, as if vacant and then an analysis of the property as improved with improvements will follow.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78 _,_000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 96
(.)
{_)
(.
PHYSICALLY POSSIBLE)
LEGALLY PERMISSIBLE )
FINANCIAL FEASIBIUTY AND MAXIMAL PRODUCTIVITY )
CONCLUSION .. "AS VACANT" )
"COMMERCIAL" )
(''
()
(l
(J
(_ l
u
ll
u
(
$ $
We have arrived at an estimated value for the subject site by utilizing the "Direct Sales Comparison
Approach." Below is a table giving some of the :findings in the land sales found later in the report. The
subsequent pages give the detailed description of the land comparable sales.
COMPARABLE LAND SALES SUMMARY
Location Sale Price Size in Price/ SF Date SquareFt.
1.Southline of Scarscale-East of Turkey Creek 08/98 $150,000 24,394 $6.15
Scarsdale Shopping Center
2.Westline of Cr escent Landing-South of Clear 04/98 $157,000 26,136 $6.00
Lake City Blv.
3.East Line of Castlewood-South of 02/00 $128,000 60,984 $2.10
Stonesthrow
4.Lt 8, Blk I-Sec. I-Leslie-SW Corner of
Castlewood and Leslie 12/99 $55,000 19,994 $2.75
5.706 Greenbriar-South ofFM 2351 -Westline of 01/99 $80,000 39,204 $2.04
Greenbriar
6.206 Garden-Lt 16-South of FM 2351-03/00 $79,000 41,295 $1.91
Westlineof Garden
7.1-45 South 07/96 $352,830 19.970 $17,668
8.1-45 South 03/96 $447,000 28.534 $15,666
After reviewing each sale and comparing it to the subject site taking into consideration the sales date, size,
location, shape, and many other factors, it is the opinion of the appraiser that all comparables are
considered similar to the subject and give a reliable value indication.
LAND VAIDE 1$3,01 r;:::::=
-1 ss,,ijot
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th dav of June 2000 bv Rav Coleman Associates
Page 98
()
n
()
( )
()
(.)
()
()
(.)
l
$; iWi\WJ� $;
We have arrived at an estimated value for the subject site by utilizing the "Direct Sales Comparison
Approach." Larger tracts typically bring lesser unit prices than otherwise equally desirable smaller
tracts. This trend, of course, is not necessarily exclusive to the subject area, but usually holds true in
most other areas also. The primary reason for this is that purchase of large acreage tracts entails a
much greater capital outlay, a factor that restricts the number of possible buyers, as compared to the
relatively large market for smaller tracts.
Other factors having an influence on value include desirability of frontage to depth, shape, location
relative to existing development, desirability of topographical features, etc. We have made a detailed
analysis of each of the above sales. We have reviewed the conditions of the sales when possible to
make ce1tain they truly represent the previous defined "Market Value."
It is possible for anyone to go to the courthouse and look up many of the thousands of real estate
transactions. It is also possible to subscribe to a service that catalogues the deed transactions and sends
them to your place of work. It is even possible to subscribe to a service that puts all the sales
transactions on a computer, which enables you to access them from your own computer with a modem.
Our office personnel go to the courthouse and we subscribe to both of these services.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78�000 "As Is" the 16th dav of June 2000 bv Rav Coleman Associates
Page 99
( I
Only sales which were deemed not comparable, or could not be confirmed, or involved conditions not
considered to represent fair market conditions, were deliberately omitted. The following is a listing of
sales considered in our analysis of the subject property.
.449Acres 108 W. Spreading Oaks,Friendsivood,Texas 77546
$78,000"As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 101
im � X:1""��11 LAND SALE 3-EASTLINE OF
, , , t CASTLEWOOD-SOUTH OF
J I Sun Jun 18 14:45 2.CXXl
Scale 1 :125,000 (at center)
STONES THROW ST.
-Local Road
-Major Connector
V Geographic Feature +Hospital
2Miles
2KM
-State Route
=::::)interstate/Limited Access
Toll Highway
+ Park/Reservation
Sched Service Airport
ExiVGas0 Exit ExiVLodging
Railroad ExiVFood
◊SmallTown f>,-ExiVOther Services
_il
T R �A,T M1]{MPtR�OA�l V ; :
The subject site is currently improved with improvements that do not represent the Highest and Best
Use of the subject site. Currently there is a one story house with about 1952 square feet built in
1952(Per GCAD tax records). This improvement is currently being used as a residence. Other
improvements are a carport of approximately 228 square feet. In addition there is a large screened
porch. The subject property was not inspected on the interior or exterior. At the time of inspection,
the subject improvements appeared to be in average condition. The overall functional utility of the
subject property is considered to be average for the area.
It is estimated that the house and property would rent for $700-$800 per month.
The subject's orientation and access drives are considered adequate to handle the trafic flow into and
out of the subject property. Ingress and egress is available on Spreading Oaks Dr.
.449Acres 108 W. Spreading Oaks,Friendswood,Texas 77546
$78,000"As Is" the 16th day of June 2000 by RA)LColenian Associates
Page 102
()
(.)
()
lMPR�'lEM��rJ.lSi
{)
()
(.)
$750.00 0.975000 $731
$750.00 0.967000 $725
$750.00 0.959000 $719
$750.00 0.951000 $713
$750.00 0.943000 $707
$750.00 0.935500 $702
$750.00 0.927700 $696
$750.00 0.920040 $690
$750.00 0.912409 $684
$750.00 0.904000 $678
$750.00 0.896250 $672
$750.00 0.888500 $666
$750.00 0.880750 $661
$750.00 0.873000 $655
$750.00 0.865250 $649
$750.00 0.857500 $643
$750.00 0.849750 $637
$750.00 0.842000 $632
$750.00 0.834250 $626
$750.00 0.826500 $620
$750.00 0.818750 $614
$750.00 0.811000 $608
$750.00 0.790000 $593
$750.00 0.780000 $585
$750.00 0.7 70000 $578
$750.00 0.7 60000 $570
$750.00 0.750000 $563
$19,097
lMfROVE.ME.NlfS;
('
(l
(>
{ J
(J
(. J
u
lJ
l,J
l�@OO��'f[@OOJ
Reconciliation is the process of coordination and integration of related facts to form a unified
conclusion. An orderly connection of interdependent elements is a prerequisite of proper
reconciliation. This requires a reexamination of specific data, procedures, techniques within the
framework of approaches or analyses used to derive preliminary estimates. The estimates thus
concluded are primarily based on the applicable market data but, strengthened by refinement in the
applicable approach produced the following figures:
Cost A l)l)toacb ................................................................................................ $NI A lucome .Al)l)toacb ............................................................................................ $NI A Sale Coml)ar\sou Approacb ............................................................................ $78,000 PINAL CORRELATED MARKET VALUE ..... m,mmmmmmmmmmmmmnnm.$78,000
These individual value conclusions were derived through the application of acceptable appraisal
principles and concepts and the differences in these estimates were created by variations in the quality
and quantity of materials available for examinations or analysis and are not indicative of basic
conflicts.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$781000 "As Is" the 16th dav of June 2000 bv Rav Coleman Associates
Page 106
Ak .
RECOMMI ,+
An orderly connection of interdependent elements is a prerequisite of proper reconciliation. This
requires a reexamination of specific data, procedures, and techniques within the framework of
approaches or analyses used to derive preliminary estimates. Each approach included in the preceding
sections of this report is considered recognized appraisal technique and was reviewed separately by
comparing it to the other approaches in terms of adequacy, accuracy, completeness of reasoning and
overall reliability.
The Income Approach was not used. Some land in the area perhaps is lease or rented for agricultural
and/or hunting purposes but the income is not sufficient to produce an income stream capable of giving
a reliable value indication.
The Cost Approach was not used, as the subject property is not improved.
The Direct Sales Comparison Approach for the subject was based on comparison and analysis of past
sales. The indicated value by value per square foot gives a realistic value range the subject should be
bracketed in and sufficient data is available to give a strong value indication. Although both buyers and
sellers in the market use this approach, there is some disadvantage to the approach. No two properties
are identical, and it is difficult to draw comparisons. The sales are recent and compare favorably with
the subject. This approach was relied on for the final opinion of value.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000"As Is"the 16th day of June 2000 by Ray Coleman Associates
Page107
(:
(l
()
(._)
(.)
u
u
(_J
l�M�til' t@IDRfi@M,�
ILil!MfTh'1iIS'Ift� • > � .· J
This appraisal report and the letter of transmittal are made expressly subject to the following assumptions and limiting conditions:
Asswning adequate exposure and normal marketing efforts, the estimated exposure time (i.e. the length of time the subject property would have been exposed for sale in the market had it sold at the market value concluded to in this analysis as of the date of this valuation) would have been within about 12 months;.
The estimated marketing time (i.e. the amount of time it would probably take to sell the subject property if exposed in the market beginning on the date of this valuation) is estimated to be within about 12 months.
This is a Summary Appraisal Report which is intended to comply with the reporting requirements set forth under Standard Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice for a Summary Appraisal Report. As such, it might not include full discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser's file. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report.
,-�-�-..--._•:"...,._,�,_,..,. � '�·-��---=--� -�-o----�-_-... :·:•--•..::.--:�----,l�.·-�----���-��:--.-,.-----:_;J�_)" _-;�r�:::r-:-"!."')-"_-('"�"\.-�'7"'"-=".,.,.��-�,r:.--:c: ... ..._�-;ff """";;--..··'-.. -.,-•_:·.� �..:.. .;._. -� �-: _; __ . -. ...:.;,:.,__::_;; __ ..;._ .:,;.;.:.:.:-..:.:::_ ..;.,_�_ .:;..,:��.:..:.!!; :'· •. �.s.:::�::.2.NOT.�.P.QNSlfil:E.JQJUECAJ�9!. TJ!!:!J
No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in this report.
,:-,.":: w-�':· .-,, ���c;.-, : ;:,_,r.;f?:J_-..�-,:,""·�-:;-,�"-... ·· · .... :· ' -�-':°!"\c-:--:,,�-Y:7tH-E PROPE=RTY. -.-IS'A-P�PRA=IS/E�D--F·RE_ .. _E_ .A�N·=·o-c·L-EA �R-�:_ -:�"-�-- -
·-..;. ·+ �-�'!-:.• .. •: ___ '":-•.,,._- •_ • � '._.,.�J •.;;_.h :'-�•'.•, '">-• �-,'-<"" ··-•! .. • -�-----�•-• •--��-•.:._,__ .. _...,_-__ ·-_·e.L�•• •--�"'•-�-��-"'
The property is appraised free and clear of any or all liens and encumbrances unless othenvise stated in this report.
Responsible ownership and competent property management are assumed unless othenvise stated in this report.
[-:--· ·-----, ------. ---- ----,�.-"--,,.,. r1tT1rffoiM1116N,filRNisHfosvofHERsisii1ii 1vfotoiifREt1ABiD1
.,.- • _._ " .--- -__ • --. _-__ '.-•• --' _---.--.., _-. • ••.··· --•<--- -,J The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. r > . =-. -'
�. . ' r ;_ALIJ�ciN_EERl�C iS'ASSUMED�to'sfcoi�q]
All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader visualizing the property.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78�000 "As Is" the 16th dav of June 2000 bv Rav Coleman Associates
Page 108
(l
(l
()
(J
(_J
u
c..
ffl Ll�IlTERS
It is assumed that there are no hidden or unapparent conditions of the property. Subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them.
It is assumed that there is full compliance with all applicable federal, state, and local enviromnental regulations and laws unless otherwise stated in this report.
It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless nonconformity has been stated, defined, and considered in this appraisal report.
li.;a:·:' .. ;.,;.c,...:'....:..--��--c..:-�: .... �.�,.; .. �"-,:,._,.c�:,:,:· �,-,: �i 7 ;;·•:;..2fJ; ·: ';-';�-l� ff1slis�UMED TH�iJjJ)tEQUIRijL_oBTAINED
It is assumed that all required licenses, certificates of occupancy or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are used.
Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for reader reference purposes only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report. f' "/·,� ·· -�-,·-�:·7"--.,,.� �--0"-. •··
; ',~,:.."""" 0�:�!.'..t_,.,.ITJ !�-�-Si�MEQiTH�!_TH_E�m�AJlQN
It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless otherwise stated in this report. r��7�_�. :_ ":7 7�t:I.�� :�-z-::-:--;-•�, \: -�_;-� -�T--'�--�7,Jiif41PiA�'iis NQ��"m1E_!)-ro)>frEl1"ii_Azifoouf �Asrf1
The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comments by the appraise r that might suggest the possibility of the presence of such substances should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert in the field of environmental assessment. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The appraiser's value estimate as predicated on the assumption that there is no such material on or in the property that would cause a loss in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions, or for any expertise or engineering knowledge required to discover them. The appraiser's descriptions and resulting comments are the result of the routine observations made during the appraisal process.
tttr.-t��f '._,.•�:t·_ '; .. _.: ��,It':t�\� �;;�h�. ,>·' e;.�,. + A�: ��� ".,}:''·)·:z��--"J]ftt�RICANS wTfi! lll§AilrufiEfAcfJ
Unless othenvise stated in this report, the subject property is appraised without a specific compliance survey
having been conducted to determine if the property is or is not in conformance with the requirements of the
Americans with Disabilities Act. The presence of architectural and communications barriers that are structural in
nature that would restrict access by disabled individuals may adversely affect the property's value, marketability,
or utility.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$781000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 109
)
('
( J
( J
l.J
u
ffl LIMITERS �, i}i.:·" :7_ -�..;;r:,�t;·;r:::"l"::'."'A:;��;A� ✓1:;::i:,:.z-�,_,. _;,,. �. ��t, .. ,.;_. -�l:,, .;� .•. ·. �JHll?_l§TRIB�T.!_q_N,O�il{E;foTI�
The distribution, if any, of the total valuation in this report between land and improvements applies only under the state program of utilization. The separate allocations for land and buildings must no be used in conjunction with
any other appraisal and are invalid if so used.
Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for
any purpose by any person other that the party to whom it is addressed .
. • •, . -. ; ._.,., ______ �: . �;�_.,,_:;_��;�3,/�· :c�.:r. Efrr�fR:M!�N�kfANy��iirr&fXH(@NTE�NjfQ FJHIS�RftOR�
Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the
appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through
advertising, public relations, news sales, or other media without prior written consent and approval of the
appraiser.
It is assumed that the utilization of the land and improvements are within the boundaries of the property lines of
the property described and that there is no encroachment or trespass unless noted within the report. No survey of
the property has been made by the appraiser and no responsibility is assumed in connection with such matters.
Any maps, plats, or drawings reproduced and included in this report are intended only for the purpose of showing
spatial relationships. The reliability of the information contained on any such map or drawing is assumed by the
appraiser and cannot be guaranteed to be correct.
:.�-,-.f,j -
.
;
:
.
'• �;,""'.", �_,.,._.: . -·�t7--•��Ai� ,:i,. ... c., ... ,;'" ·" ··r�t,S'APf.�i1�l)�)9TiA·itcAL.QPT�TcfN.i
No responsibility is assumed for matters of legal nature affecting title to the property nor is an opinion of title
rendered. The title is assumed to be good and marketable. The value estimate is given without regard to any
questions of title, boundaries, encumbrances, or encroachments. It is assumed that there is full compliance with all
applicable federal, state, and local environmental regulations and laws unless noncompliance is stated, defined,
and considered in the appraisal report. It is assumed that all applicable zoning and use of regulations and
restrictions have been complied with, unless a non-conformity has been stated, defined, and considered in the
appraisal report. It is assumed that all required licenses, consents, or other legislative or administrative authority
from any local, state or national government or private entity or organization have been or can be obtained or
renewed for any use on which the value estimate contained in this report is based.
L_ __ �_-_· --�--.. : ...... :__.:_�·-� .:,� -.. ., . .. . · __ ,·p:�fffiA(wJtNQ!JB E]C'iN_ffRl�cJfi§Efi This appraisal should not be considered a report on the physical items that are a part of this property. Although the
appraisal may contain information about the physical items being appraised (including their adequacy and/or
condition), it should be clearly understood that this information is only to be used as a general guide for property
valuation and not as a complete or detailed physical report. The appraisers are not construction, engineering, or
legal experts, and any opinion given on these matters in this report should be considered preliminary in nature.
The observed condition of the foundation, roof, exterior walls, interior walls, floors, heating system, plumbing,
insulation, electrical service, and all mechanical and construction is based on a casual inspection only and no
detailed inspection was made. For instance, we are not experts on heating systems and no attempt was made to
inspect the interior of the furnace. The structures were not checks for building code violations and it is assumed
that all buildings meet the building codes unless so stated in the report. Some items such as conditions behind
walls, above ceilings, behind locked doors, or under the ground are not exposed to casual view and, therefore,
were not inspected. The existence of insulation (if any is mentioned) was found by conversation with others and/or
circumstantial evidence. Since it is not exposed to view, the accuracy of any statements about insulation cannot be
guaranteed. It is assumed that there are no hidden or unapparent conditions of the property, sub-soil, or structures
that would render it more or less valuable. No responsibility is assumed for such conditions or the engineering
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 110
(l
()
()
( l
(1
l>
()
lJ
l
�
�
Vftf lll:lllll•M!-'ifl�Q! The distribution of total valuation between land and improvements as shown in this report applies under the existing program of utilization. The valuation for either, if used independently, may or may not be its correct market value. The integral parts of the appraisal report are to be used in connection with the "whole" and not interpreted or disbursed independently.
Any proposed improvements are assumed to be completed in a good workt11anlike manner in accordance with the submitted plans and specifications. If specifications are incomplete or vague then the appraiser assumed the construction to be like that of comparable buildings and what one would expect for the purpose the building is being constructed for. The square footage, placement on the site and site improvements are assumed to be as outlined in this report.
The paying of closing costs, if any, by the seller does not affect the estimated market value as shown in the attached report.
·, '"'" �� >j<=-' ·-���. ' L,;;;.,;;;=====:::z:::c=� -1�. -··, .,:-.;.�' �� .. �--· -·· rtt� � _.flillc. -!..��•:tdt'ffliNie1iJUll1liM1IiflIn this appraisal assignment, the existence of potentially hazardous material used in the construction or maintenance of the building, such as the presence of UREA formaldehyde foam insulation, and/or existence of toxic waste, which may or may not be present on the property, has not been considered. The appraiser is not qualified to detect such substances. We urge the client to retain an expert in this field if desired.
1-�e :tt::--,:-�Ff'f?,.,_.\�D1tc�t@Abf!f)ft���m,f�1�1 Based on the past uses a property has been put to, such as a manufacturing plant or an agricultural strip or other uses which deal with hazardous chemicals, there is a possibility that some toxic chemicals may have contaminated the subject property. For example, an agricultural air strip would be used for landing and taking off of crop dusting airplanes. This entails the use of chemicals which are often hazardous and many times toxic. When a property has been used for such a purpose, or similar purposes, spillage of these hazardous chemicals is extremely possible. The appraiser is not qualified to detect such substances. Therefore, it is our recommendation that an agency with the proper qualifications should determine the existence of potentially hazardous material and /or toxic waste, which may or may not be present.
In this appraisal report, the undisclosed existence of unused or abandoned underground storage tanks which may be present on the subject property, has not been considered. While it is sometimes obvious whether a property has had an underground tank on it at sometime in the past or not, many times it is impossible to determine by the appraise. Therefore, we urge the client to retain an expert in the field if desired.
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78�000 "As Is" the 16th dav of June 2000 bv Ray Coleman Associates
Page 112
'")
)
()
(J
(!
ll
t•
This appraisal is subject to the following environmental assmnptions:
I)There is a safe, lead-free, adequate supply of drinking water.
2)The subject property is free of soil contamination.
3)There is no uncontained friable asbestos or other hazardous asbestos material on the property.
4)There are no uncontained PCB's on or near the property.
5)The radon level is at or below EPA recommended levels.
Ui,JJMIIlrit'ER.$,
6)Any functioning underground storage tanks (UST's) are not leaking and are properly registered; any abandonedUST's are free from contamination and were properly drained, filled and sealed.
7)There are no hazardous waste sites on or near the subject property that negatively affect the value and/or safety ofthe property.
8)There is no significant UREA formaldehyde (UFFI) insulation or other UREA formaldehyde material on theproperty.
9)There is no flaking or peeling of lead-based paint on the property.
l 0)The property is free of air pollution.
11)There are no wetlands/flood plains on the property.
12)There are no other miscellaneous hazardous substances and/or detrimental environmental conditions on or in thearea of the site (excess noise, radiation, light pollution, magnetic radiation, acid mine drainage, agricultural
pollution, waste heat, miscellaneous chemical, infectious medical wastes, pesticides, herbicides, and the like).
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th day of June 2000 bv Rav Coleman Associates
Page 113
l
( )
(_)
l>
(.)
l
1, D� �\ �I ) �D�l@I
�I§�'IFil�Il�� fll@OO·
1.I certify that, to the best of my knowledge and belief, the statements of fact contained in this report
are true and correct.
2.The reported analyses, opinions and conclusions are limited only by the reported assumptions and
limiting conditions, and is my personal, unbiased professional analyses, opinions, and conclusions.
3.I have no present or prospective interest in the property that is the subject of this report, and I have
no personal interest or bias with respect to the parties involved.
4.I have no bias with respect to the property that is the subject of this report or to the parties involved
with this assignment.
5.My engagement in this assignment was not contingent upon developing or reporting predetermined
results.
6.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.
7.My compensation is not contingent on an action or event resulting from the analyses, opinions, or
conclusions in, or the use of this report.
8.The appraisal assignment was not based on a requested minimum valuation, a specific value, or the
approval of a loan.
9.My analyses, opinions and conclusions were developed and this report has been prepared in
conformity with the Uniform Standards of Professional Appraisal Practice and the Code of
Professional Ethics and Standards of the Appraisal Institute.
10.I made a personal inspection of the property that is the subject of this report and participated in the
decision making process and is thoroughly familiar with all aspects of the appraisal. No one
provided significant professional assistance to the persons signing this report.
11.The appraiser hereby ce1tifies that the estimate of market value is not based in whole or in part
upon the race, color or national origin of the present owner or occupants of the properties in the
vicinity of the property being appraised..449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78,000 "As Is" the 16th day of Jtme 2000 by Ray Coleman Associates Page 114
)
n
(_)
(J
()
( )
u
b
�
�R{Il1]!F[l�b.\'illl@fill1
12.The reported analyses, oplllons, and conclusions were developed, and this report has been
prepared, in conformity with the requirements of the Code of Professional Ethics and the 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. As
of the date of this report, I have completed the requirements of the continuing education program
of the Appraisal Institute. Ray C. Coleman, Jr., MAI, SRA, is a member of the Appraisal Institute.
The Bylaws and Regulations of the Institute require each member to control the use and
distribution of each appraisal report signed by a member.
Attached is our summary appraisal repo1t, which describes the investigation and analyses, unde1taken
in arriving at our value estimate. Subject to the assumptions and special & limiting conditions in this
report, it is our opinion that the "As Is" Market Value of the subject prope1ty as of December I, 1999,
is as follows:
Attached is our summary appraisal report, which describes the investigation and analyses, undertaken
in arriving at our value estimate. Subject to the assumptions and special & limiting conditions in this
report, it is our opinion that the "As Is" Market Value of the subject prope1ty as of December I, 1999,
is as follows:
SE:VE:Nrrt· El.GMT' THOUSANlD DOllAIS ..
��1r ') lf'i)tr'.'.Q· �q, .!OJ,l\lU ,
As of the date of this report, I, Ray C. Coleman, Jr., have completed the requirements under the continuing education program of the Appraisal Institute.
Respectfully submitted, ��-��-�
Ray C. Coleman, Jr., MAI, SRA a .-.,..-..-,8 State Certified General Real Estate Appraiser Certificate TX-1320770-C .449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78,000 "As Is" the 16th day of June 2000 by Ray Coleman Associates Page 115
\..)
.J
'.,.)
trnm@mmiir� � ijWffl,Il�lA\ifil@OO� ���
I r·'(.�-� RAY C. COlEMAN,Jll MAI, SRA� �-�/Jfp
20 MARABOU PLACE • THE WOODLANDS •TEXAS• 77380 • 281.363.0360
I PULL TIME CEllTIPIED PROFESSIONAL APPRAISER No. TX-1320770-G
I TWENTY SIX YEARS EXPERIENCE born and raised in Houston area
f COMPLETED OVER SEVEN THOUSAND APPRAISALS 70% commercial
I HOLD MAI Appraisal Institute Highest Designation Member No. 8744
I PROPESSIONALLY ENDORSED by the Appraisal Institute
I QUALIPIED IN COURT as an expert witness
I UNIVERSITY DEGREED BS Lamar University, Beaumont, TXt PAST PRESIDENT APPRAISAL INSTITUTE local chapter
I P.AST PRESIDENT ROTARY local club
I PAST COLLEGE INSTRUCTOR real estate and math
I APPOINTED BY THE PRESIDENT Selective Service System Local Board
EXPERIENCED lN APPRA.lSING PROPERltES OF �NJ'f KlNDS� lNCLUOING,, BUT NOT
UMrfEO 1'0� COMMERClAL� OFFtCE BU�lOlNGS,, HOlEUMOlElS� RETAtL CENTERS� RESTAURANTS,, LOUNGES� MUl TIFAMll Y� tNDUSTRtAL� SlNGLE FAMtl Y RESIDENT�� CONOOMtNlUMS,, VACANT LAND� WATERFRONT PROPERllES� AND SUBOIVlStONS ..
CONTINUING EDUCATION: High Tech Appraisal Office Al (1 998), Commercial Real Estate Development
in Houston Al (1 998), The Internet and Appraising Al (1 997), Appraisal Legislature Issues Al (1 997),
Principles of Income Property Appraising SREA201 (1977), Special Application of Appraisal Analysis SREA301 (1982), Eminent Domain and Condemnation Appraising SREA (1984), Wetlands & Environmental Issues Al (1990), Changes in Real Estate Lending Al (1994), Appraising Contaminated Properties SREA (1 992), Discounted Cash Flow Analysis Al (1 990), Alternative Residential Reporting Forms Al (1 997), Residential Case Study Course Al21 0 (1 993), FNMA Underwriting Guidelines Al (1991 ), Applied Residential Property Valuation SREAR2 (1976), Real Estate Appraisal Principles AIREA 1 A/81 (1988), An Introduction to Appraising Real Property SREA 1 01 (1976), Standards of Professional Practice USPAP-AI PART A (1995), Standards of Professional Practice USPAP Al PART B
(1 997), Standards of Professional Practice USPAP Al PART C (1 998), Limited Appraisals & Report Writing Options Al (1 996), Professional Practice Seminar SREA (1990), National Conference Seminars
(1987, 1992)
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78!000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 116
(
()
(l
(1
(.1
(1
l
u
,l
.. '
� �-; r, .. i
; 'j 'l . ' ) · ' "'
-. ·� .,·•. r, "''.:-• J, :a·,..... ,
..; '( ;.it i. �-
� 12·1Mi r.n·lli.11'11,fZ. · IJ
.. r,,i·,�_-�r.··..,;�SlilP CER.T��"r�
� . ':. \ \; 1,., \�·•' . ,. . ('.{":_«. \'.__j1 •<f'' Y. . �i:," '· 'f/,fs C.•rtlff.,"9 'f11,1t � l\'.tlV e1�d<2· -eolentao1., Jm.
-"":: ,1d111ltr,·,I 1,, 111,·111/Nr,liip 111 fhc
Soci('l!t d/ lfr,1/ £.�ltrft' 11p1m1l�n. 11� ""
SR.5<, Jllllmwr (1 11 tlttS,'/f, ,dll!J uf Cl(tQb.!I� 1983
1111rl l•y t•/rt 11,· 11/'/11.: 1111ifir,tl11111 �1/ 11,,. Ah1C'1lnm J11 ::til11t,• <1fli't1I r�t,1fl'
A/111mi "<•r.� ,111,I 1/i,1 S,i<M,lt of l<,,11'1'1 li1l1• A1i11r,1b,•r.-/.uh btvomi: ,111
:)R;lI )lt�ntb.(?l·
Ill Iii!' App1,,r,,,1 ,,,,.1/111r4• 1111d i., (lltilli,t ,,, "" ,,,., riglft:-(llltf nri11iltsr:
r>{1111'i1lll,•1tllri11 �,,f,jt'i t (•ill y 1,, th,· ll111ili11:,: rm1di11i111� ::fl J11rtl1 fn1111
1i1m• /11 ,,,,,.,.,,, ti,,, /J11/mcn ,11td•l<.:s11li1tl 1ms.of tl,t li11pr11l:-c1l,lns til11I,·.
Iii WUm ;-, W1f1•1,'l'f; tit,• Lfikmt of Vir,-ct,1r: r)/ /111• 111 1/W�:Stl/ t11�tit11 t,· fl,,.. n1illl11rl:.,·1I 1/,i,;, (c ttlfl.-,11e to /1,• 1¢('<11,'ll iu if� /1,1/111// f1y f/1,: {tt,�11lM.I,
, .. , "",_,...,--, .... , ·-� ';41.:01f.,..F'llllof,1 !-'1•"•..;.:,;.__...,"i,,.
II :a Ill Ill=
ll ii ra II = II
1•
1111111.n:tm •
AP.PRAIS'AL
. .. ,I . - - -- •• _w__...£.--..-.,1\ll
INSTITUTE
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78,000 "As Is" the 16th dav of June 2000 by Ray Coleman Associates
Page 117
()
(l
f>
(1
(,
u
l
L•
I_
,tt{l\5ff.. l
1�.1�"1t� ���� ����\l)Y!; �\U)���
Jl11111,1r:§li1lt'[t1llt\!ll' ur Q l'rllltll llllllI ... ... � ... ' i!rl' it lu111\11u I llil t
]?l"ttT tJ.,7 q�� lJl �tn"i.n, Jh�. .... ;....,
h::ibin�purrrpDfull !;! rumplrtr� thr· �01tr,1ir of �tucr� nu pr-r.drrihl'� l1�
tlir )l1ui1rlt 11f )\qtrn� cuilY thr 1farnlt� anll hnl1iitt\ rrrmplir� with all
nthc-l' rrquirtmrnb1 uf thr �ullrtir. lrn(i lrrrn brdnrr� it
1!htrhd1n� uf �cirnrr
uuh i,s' rntftlrb li1 all rightp 11nb pri\JilrtJ� i!pprrtainin�l tn that btttrrr .
.l11 totleirn., tuhrrt11r thr lluro d -n��r;it,;. upPtt nraccm1hthi n uf th t,1fl llt �
Y' orntrt thti Dl9l�r:11. lttattl!J thr ,r,1 or th (�Ur11r,
{ �,. ,t �o.nt. �ru,. Ul1 ft,,nf�-t•fl� ht r{ 5tr?.�rt1,w 'lnhrl �t,,t�rrt.
-::;• ' . I J) i•I- .,,l.J-•• _.e,__ .. ..,,... ........... ,. ; ..........449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546 $78.!000 "As Is" the 16th dav of Jw1e 2000 bv Rav Coleman Associates Page 118
()
(
(,
(J
\
�i� �iIK<fil�IlrnIID
TEXAS APPRAISER LICENSING AND CERTIFICATION BOARD
BE IT KNO\VNTHAT
RAY CLYDE COLEMAN JR
HAVING PROVIDED SATISFACTORY EVIDENCE OF TIIE QUALJFICA110NS REQUIRED BY
T/IE TEXAS APPRAISER UCENSING AND CERTIFICATION ACT,
ARTICLE 657Ja.2, VERNON'S TEXAS CIVIL STATUTES,
IS ,I UTHORIZl::D ro USE TIIE T/11..E
STATE CERTIFIED
GENERAL REAL ESTA TE APPRAISER
.. .::::::'."', .. :� � ,-, --v�w. 111c'' · • ,,:,: v:,p• I' •• %�\
,:iff:i··�ri;r�\ t,,:._, • ., ' -'/;:j,�·c11 -"l,j �-:�'he '/2': �:; •· . , �•/. ,l,z,. ., ,, �. �. ,•,-Z"." ,,,,.�•· '/i 6\�J��i.� .. ,���f' ','\."" /. .... ·:"" ,,1 '"--·'l,,Ji?.-.w�
llcnjamin E. 13.uncn, Chair
Lroncl GarD. Jr.
Rob<rt A. Scale, Jr.
Number: TX-1320770-G
Date of Issue: March 16, 1999
Date of Expiration: May 3 I, 200 I
D<bra S. Runyan, Vice-Ch•ir
D.vld Gloi<r
Jamd M. S)11atzske
/11 Witness Thereof
facquclioc 0. Humphrey, Secrcury
Eduardo A. l.opn
An&� V. White
.449Acres 108 W. Spreading Oaks, Friendswood, Texas 77546
$78z.000 "As Is" the 16th day of June 2000 by Ray Coleman Associates
Page 119
e
,;?;
[ r
I I
I l
11
� I
11
11
11
I I
11
lI
11
11
lI
lI
11
I
PHASE I ENVIRONMENTAL SITE ASSESSMENT
OF
108 W. SPREADING OAKS
FRIENDSWOOD, TEXAS 77546
GALVESTON COUNTY, TEXAS
PREPARED FOR
CITY OF FRIENDSWOOD
910 S. FRIENDSWOOD DRIVE
FRIENDSWOOD, TEXAS 77546
AT TENTION: JON BRANSON
PREPARED BY
7JlL 7J7c_�
MIKE MCKEE, ENVIRONMENTAL PROFESSIONAL
MCKEE ENVIRONMENTAL HEALTH INCORPO RATED
303 WESTFIELD
FRIENDSWOOD, TX 77546
(281)482-3403
June 22, 2000
(!t: J.B.
'7-;}_/- � {)
[ l
l l
fl
I '
l l
11
l l
lI
l I
l I
l i
l l
l I
l I
lI
l l
I I
June 22, 2000
City of Friendswood
910 S. Friendswood Drive
Friendswood, TX 77546
Attention: Jon Branson
Re: Environmental Site Assessment of property and associated buildings
at 108 W. Spreading Oaks
MEHi Project No. 000603
Dear Mr. Branson:
Submitted herein is our report of the environmental site assessment performed
for the above referenced property.
All of the data accumulated for the assessment such as: the environmental
database search, photographs, title information and field notes will be kept in
your project file. If you have any questions or need any additional information,
please do not hesitate to call. The report and information in your file is
considered confidential and will not be released without your authorization.
We appreciate the opportunity to work with you on this project and hope you will
contact MEHi for any future projects.
Sincerely,
MCKEE ENVIRONMENTAL HEALTH, INC.
·7tt;t_ $, /71�
Michael S. McKee
Environmental Professional
MM/MM
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ...................................................................... 1
2.0 INTRODUCTION .................................................................................. 5
2.1 Purpose and Organization of Report
2.2 Site Background
3.0 SITE PHYSICAL CHARACTERIZATION ........................................ ...... 8
3.1 Topography
3.2 Soil Classif ication
3.3 Geology
3.4 Surface Water Hydrology
3.5 Hydrogeology
3.6 Special Resources Considerations
4.0 HISTORIC SITE CONDITIONS .......................................................... 12
4.1 Interviews
4.2 Historical Aerial Photographs
4.3 Historical Document Review
5.0 CURRENT SITE CONDITIONS .......................................................... 13
5.1 Description of Current Property Use and Condition
5.2 Description of Adjacent Land Use
5.3 Current Site Photographs
5.4 Observations
5.5 Testing Results
I r 1 I I
11
11
11
11
11
i I
11
I I i
I I I
11
11
l 1
lI
I '.
6.0 REVIEW OF REGULATORY AGENCY RECORDS ............................. 18
6.1 Hazardous Regulated Wastes
6.2 Underground Storage Tanks
6.3 Discharge Incidents
6.4 Discharge Permits
7.0 REGULATORY/GOVERNMENTAL AGENCY INQUIRIES .................. 19
7.1 CERCLIS
7.2 No Further Remedial Action Planned
7 .3 RCRA Notifiers
7.4 Corrective Action
7.5 State Superfund Sites
7.6 Petroleum Storage Tanks
7.7 Leaking Underground Storage Tanks
, 7.8 Texas Spills List
7.9 EPA/TWC Recorded Hazardous Material Releases
8.0 CONCLUSIONS AND RECOMMENDATIONS .................................... 28
8.1 Conclusions of Available Data
8.2 Data Limitations
8.3 Recommendations
Appendix A Signed Agreement
Appendix B Aerial Photographs
Appendix C Current Site Photographs
Appendix D Figures
Appendix E FEMA FIRM
I
11
l I
11
I !
11
11
11
11
l l
11
11
11
lI
I l
I !
1.0 EXECUTIVE SUMMERY
Phase I Environmental Site Assessment
Client: City of Friendswood
910 S. Friendswood Drive
Friendswood, Texas 77546
MEHi Project No.: 000603
Asset Location: 108 W. Spreading Oaks, Friendswood, Texas
Inspection Date(s): Inspected on June 23, 2000 by Michael S. McKee of
McKee Environmental Health Inc.
Brief Asset Description: The subject site is described as being; the northeast
85 feet of Lots 11 and 12 of Harvey & Stouts
Subdivision of Lots 6, 7 and 8 of Friendswood,
Galveston County, Texas and having the address of
108 W. Spreading Oaks Drive, Friendswood, Texas
77546.
Site Characteristics:
The subject property is bordered to the north by
commercial and public properties located along both
sides of Friendswood Drive and still further to the
north, by single-family residential housing. To the
east, the property is bordered by the Friendswood
Public Library, followed by Friendswood Drive and still
further by a former Phillips 66 gas station. South of
the subject property is W. Spreading Oaks and across
the street, the Friendswood, Friends Church followed
by a retail strip center and other com mercial
businesses along Friendswood Drive. Finally, west of
the subject property is developed with single-family
residential housing.
The subject site is approximately thirty (30) feet above
sea level. Surface topography of the site is generally
characterized as nearly level, somewhat poorly
drained, nonsaline loamy soil that has a clayey
subsoil. Drainage of the site is directed to the city
maintained storm sewer system. Vegetation on the
site is predominantly grasses and variety of native
and ornamental tree species.
I
I l
11
I
11
11
11
I I
11
!I
11
I ·,
I l
l I
11
11
lI
ll
11
Ownership Record:
Aerial Photographs:
Site Visit Survey:
Asbestos Survey:
A FEMA Flood Search Report for the site indicates
the subject site is in Zone X, which are areas
determined to be outside the 500-year flood plain.
According to independent abstractor Connie Franco
and Galveston County records, the property is
currently owned by William C. Norton, Janue Norton
McIntosh, Leslie Norton Dobberstine and Robert G.
Norton. For the past fifty years, the subject property
has been owned by various individuals. Title
information has revealed no ownership that would
indicate any obvious potential environmental liabilities
associated with the subject site.
A review of aerial photographs taken in 1944, 1969,
1978, 1986, and 1995, indicated no potential liabilities
associated with the subject site or on the adjacent
properties.
The subject site is located in a residential/commercial
area of Galveston County.
No hazardous conditions were observed to be
associated with the subject site. No indication of
heavy industry was observed to be in the near vicinity
or to have occurred on the subject site.
At the request of Jon Branson, a limited asbestos
survey (21 samples) was performed. A wood frame
one-story residence and a wood frame shed are
present on the site. Asbestos was found in the black
mastic under the blue floor tile in the utility room and
in the kitchen linoleum. Asbestos was also found in
the wallboard joint compound and in the ceiling
texture. According to Jon Branson, previous samples
showed the siding on the house contains asbestos
and a sample from our survey found asbestos in the
siding on the wood shed. If the building materials are
to be disturbed or the buildings demolished, additional
sampling may be required. Prior to disturbing any
asbestos containing material, you must hire a
licensed asbestos consultant for specifications and a
licensed asbestos contractor to remove the asbestos.
Any "suspect materials" found during future
demolition or renovation that can not be conclusively
I
11
I :
11
11
11
I l
11
11
11
11
i:
I l
11
11
11
lI
I l
I
Lead Paint Survey:
Special Resources:
Agency Review:
proven to be non-asbestos by this report should be
tested before further demolition is performed.
No lead-based paint survey was requested.
Special resources are typically considered for
inclusion in a Phase I assessment where there are
plans to develop the property. Raw land is
particularly subject to such plans. The subject site is
located within a developed area of Galveston County,
Texas and therefore no further investigation is
considered warranted.
A review of available federal, state, and local agency
records revealed that the facility was not listed as
having a registered underground storage tank. No
obvious potential environmental liabilities were
associated with the subject site.
A review of the U.S. Environmental Protection Agency
(EPA) databases: including, the National Priority List
(NPL), RCRA Administrative Action Tracking System
(RAATS), Resource Conservation and Recovery
Information System (RCRIS), Comprehensive
Environmental Response, Compensation, and
Liability Information System (CERCLIS), and
Emergency Response Notification System (ERNS),
revealed that the subject site was not listed on any
these databases.
Neither was the site listed on the RST (Registered
Storage Tank) List nor was it listed on the LRST
(Leaking Registered Storage Tank) List.
One (1) registered generator of RCRA waste was
identified within ¼ mile of the property.
Two (2) properties within ¼ mile of the subject site
were listed on the ERNS.
Two (2) properties within ½ mile of the subject site
were listed on the CERCLIS database.
A review of the Texas Natural Resource Conservation
Commission (TNRCC) databases; including the
11
11
!I I
I !
II
[ I
11
11
11
11
11
I
l l
l l
11
11
l 1
I l
I
Conclusions:
Leaking Underground Storage Tanks (TXLUST),
Above Ground Storage Tanks (TXAST), and Texas
Underground Storage Tanks (TXUST) revealed that
the subject site was not listed on any of these
databases either.
The Texas Natural Resource Conservation
Commission (TNRCC) records report no recorded
spill incidents having occurred on the site.
The Texas Natural Resource Conservation
Commission (TNRCC) listed six (6) properties within
¼ mile with eighteen (18) registered Underground
Storage Tanks (UST).
The Texas Natural Resource Conservation
Commission (TNRCC) listed seven (7) sites within ½
mile of the subject site as having Leaking
Underground Storage Tanks (LUST). Out of the nine
(9)leaking underground tanks, only three appear to
have impacted the ground water. Two were located
at the Shell Oil station at 101 S. Friendswood Drive
and the other was at the former Mobil station across
FM 2351 at 101 N. Friendswood Drive (FM 518).
Since groundwater flow in this area is generally to the
southeast, the subject property could be down
gradient from these sites and therefore could be
affected by these incidents. The status for all three
LUST is listed as "6A -Final Concurrence Issued,
Case Closed".
No (0) property within ¼ mile of the subject site was
listed by the Texas Natural Resource Conservation
Commission (TNRCC) as having registered Above
Ground Storage Tanks (AST).
No properties within one mile were registered by the
Texas Natural Resource Conservation Commission
(TNRCC) as being an active Texas Landfill (TXLF).
McKee Environmental Health Inc. (MEHi), conducted
a Phase I Environmental Site Assessment (ESA)
including limited asbestos survey for the City of
Friendswood in accordance with the scope and
limitations of ASTM Practice E 1527 on the property
located at 108 S. Friendswood, Texas.
r I
11
'f 1
[ I
I I
I l
{ I
11
l l
I !
l l
l l
l l
l I
11
l l
l J
Recommendation:
Environmental Professional Mike McKee of McKee
Environmental Health Inc conducted the ESA on June
23, 2000.
McKee Environmental Health Inc. recommends no
further environmental assessment at this time.
I
11
f I
J I
I I
11
I !
11
l 1
l'.
I l
11
l l
I I
11
11
l 1
11
I
2.0 INTRODUCTION
2.1 Purpose and Organization of Report
2.1.1 Purpose
The purpose of this study is to:
1.Review past and current land use of the site for indications
of the manufacture, generation, use storage, transportation,
and/or disposal of hazardous waste at the site;
2.Review past and current land use of properties in the vicinity
of the site, including adjacent properties, for indications of
the manufacture, generation, use, storage and/or disposal of
hazardous substances or hazardous waste;
3.Evaluate the potential for site soil and/or groundwater
contamination due to the presence or potential presence of
hazardous substances or hazardous waste, resulting from
any past or present site land use activities of properties in
the vicinity of the site, including adjacent properties;
4.Evaluate the potential for the existence of environmentally
sensitive areas on the site;
5.Render findings and professional opinions regarding both
the potential for environmental contamination due to the
presence or potential presence of hazardous substances or
hazardous waste at the site and the existence
environmentally-sensitive areas;
6.Recommend what further investigations, if any, are
necessary to evaluate whether contamination due to the
presence or potential presence of hazardous substances or
hazardous waste may exist at the site or in the vicinity of the
site, and whether environmentally-sensitive areas may exist
at the site;
7.Reduce the risk to the health and safety of City of
Friendswood employees, visitors, contractors and to the
general public by identifying serious or potentially serious
threats to human health or safety or the environment;
8.Minimize future financial liability and risk to City of
Friendswood of environmental liability;
9.Protect environmentally sensitive areas, consistent with
federal, state, and local environmental rules, regulations,
and laws.
r
11
[ I
I
11
11
lI
11
11
11
I l
I.
11
11
11
11
I l
I l
2.1.2 Scope
The scope of this study included a site visit, a review of site history
and regulatory agency records, and an environmental assessment
of the property. The information used in the asse mbling of this
Phase I Environmental Site Assessment was accumulated during a
site visit; personal interviews; review of aerial photographs; review
of federal, state and local regulatory agency records, maps, and
publications; and a review of local historical directories and maps.
This study was authorized by Jon Branson with the City of
Friendswood, and has been performed for the client for use in
evaluating potential environmental problems associated with the
site. Recommendations have been based solely on the above
referenced scope, and if any information is known or encountered
which may alter the recommendations presented in this report, it
should be forwarded to McKee Environmental Health Inc. for
possible reevaluation of conclusions.
2.2 Site Background
2.2.1 Site Description
The subject site is located at 108 W Spreading Oaks in
Friendswood, Galveston County, Texas.
The subject site is described as being; the Northeast 85 feet of lots
11 and 12 of Harvey & Stouts Subdivision of lots 6, 7 and 8 of Block
2 of Friendswood, Galveston County, Texas and having the
address of 108 W. Spreading Oaks Drive, Friendswood, Texas
77546.
Mike McKee inspected the subject site on June 23, 2000. Photos
of the subject site were also taken on June 23, 2000.
Representative photos are included as Appendix C.
The subject site is located within an area of rural single-family
housing and commercial property. No indication of heavy industry
was observed to be within the near vicinity.
The subject property is bordered to the north by commercial and
public properties located along both sides of Friendswood Drive
and still further to the north, by single-family residential housing. To
the east, the property is bordered by the Friendswood Public
Library, followed by S. Friendswood Drive and still further by a
former Phillips 66 gas station. South of the subject property is W.
11
I I
11
11
lI
11
11
l l
l I
I { I
l l
l I
11
lI
l I
Spreading Oaks and across the street, the Friendswood, Friends
Church followed by a retail strip center and other commercial
businesses along Friendswood Drive. Finally, west of the subject
property is developed with single-family residential housing.
There are two permanent buildings currently on the subject site, a
single-story wood frame house and a detached single car garage.
No hazardous conditions were observed to be associated with
subject site.
2.2.2 Site History
Based on a title search and aerial photographs covering the last
fifty years, the subject property has been owned by various
individuals. The research did not suggest any owner who might
have a history of environmental violations or crimes.
11
11
11
11
!l
I !
11
11
11
I
I l
11
11
11
11
11
11
3.0 SITE PHYSICAL CHARACTERIZATION
3.1 Topography
Topography information of the subject site is found on the 1982
Friendswood, Texas Quadrangle. This is a 7.5-minute series
topographic map generated and updated by the U.S. Geological
Survey. A portion of the Friendswood, Texas Quadrangle is
included as figure 2 in Appendix D. Based on this quadrangle, the
subject site is approximately thirty feet above sea level and
characterized as nearly level.
3.2 Soil Classification
According to United States Department of Agriculture Soil
Conservation Service in their Soil Survey of Galveston County,
Texas, the subject site is located on an area composed of on an
area composed of LcA Lake Charles clay, 0 to 1 percent slopes
(See figure 3 of Appendix D). This is a nearly level soil. Slopes
range from Oto 1 percent but averages 0.2 percent.
3.3 Geology
Galveston County is in the Western Gulf section of the Coastal
Plain. The uppermost formations, from which the parent materials
of soils in the county weathered, are of Pliocene, Pleistocene, and
Holocene (Recent) age. These formations originally consisted of
fluvial, deltaic, coastal marsh, and lagoonal soil materials and
shallow sea deposits. Among the geologic and geomorphic
features in the county are sedimentary deposits broken by normal
faults, salt domes, pimple mounds, undrained depressions, and
scarps.
The sedimentary deposits slope gently toward the Gulf of Mexico.
They are broken by normal faults most of which dip toward the Gulf
and extend downward many thousands of feet. The earth
movements that caused these faults took place within the last
50,000 years. As Galveston County has become urbanized, some
of the faults have been reactivated, resulting in damage to
pavement and to homes. Also, as pumping has withdrawn large
amounts of ground water and lowered the artesian pressure in
aquifers, the clay that enclosed the aquifers has dried and
compacted. As the clay dried, especially in the areas adjacent to
Galveston Bay, subsidence related to the faults took place and
allowed flooding during periods of high tides and winds.
I I
f l
11
[ l
t l
I l
I l
i I
I I
I
l l
lI
lJ
lI
l l
I !
3.4 Hydrogeology
The principle freshwater aquifers in the subject area are the Chicot and the Evangeline. Below the Evangeline is a major confining formation, the Berkeville. Although there is good correlation of the formations, the sands do not correlate precisely which is an indication of discontinuities in the fluvially deposited system.
Most of the ground water supplies for this area are derived from the Chicot Aquifer. This is a wedge of unconsolidated sedimentary rocks of Cenozoic and younger age, which becomes thicker toward the Gulf of Mexico. The formation is composed of clay, silt, sand, gravel and marl, interbedded in alternating and intertonguing strata. The Chicot is a very productive aquifer and an extensive source of groundwater in the site vicinity. Water wells completed in the Chicot are generally a minimum of 200 feet deep.
Further specific descriptions of these major aquifers and the underlying Berkeville can be found in Report 190 prepared by the Texas Water Development Board.
Groundwater levels in shallow aquifers fluctuate during the year depending on rainfall and evaporation. The general direction of ground water flow is toward the southeast. Review of LUST, RCRA and CERCLA lists provides no information about any contamination of groundwater at or near the property that would affect the subject site.
3.6 Special Resources Considerations
3.6.1 Any coastal areas, rivers, streams, lakes, or other
bodies of water on or immediately adjacent to the
subject property
Special resources are typically considered for inclusion in a Phase I assessment where there are plans to develop the property. Raw land is particularly subject to such plans. The subject property does not include and is not located adjacent to any coastal areas, rivers, streams, lakes or other bodies of water.
[ r
[ l
l l
11
lI
!l
11
11
11
lI
I :
I i
lI
lI
lI
(_j
\ j
I
3.6.2 Any evidence that the subject property is a critical or
unique ha bitat and/or an area inhabited by threatened or
endangered species
Endangered Species refers to federally listed or proposed
threatened or endangered plants or animals, including their
habitat, or Critical habitat under the Endangered Species
Act. No evidence was found that would suggest that the
subject property is inhabited by threatened or endangered
species. The subject property is located in an area of
Galveston County that is developed with commercial and
single-family residential housing. The subject property
therefore would not be an area of critical or unique habitat.
3.6.3 Any evidence that a river or stream on or adjacent to the
property is a wild and scenic river under local, state, or
federal law
Wild and Scenic Rivers are those designated or proposed
under the Wild and Scenic Rivers Act, including Study
Rivers. No Wild or Scenic Rivers are on or adjacent to the
subject property.
3.6.4 Is property within 1,000 feet of coastal shoreline
This subject property is not located within 1,000 feet of a
coastal shoreline.
3.6.5 Any evidence property is located in a region known to
contain significant fossil collections or remnants of
organisms of past geological age
No ev idence was observed on the subject property to
suggest the presence of fossils or remains of organisms of
past geologic age.
3.6.6 Any evidence property is a designated natural landmark
No landmark notifications such as plaques, markers, or
ground plates were observed on or near the site.
3.6. 7 Any evidence the property is or may be used for public
recreation
No evidence was observed that indicate the property is or
may be used for public recreation.
11
11
I !
I I
11
II
I I
11
11
11
I I
I j
l 1
11
11
I l
I l
l
3.6.8 Any evidence the property is a potential wetlands
In 1977, the U.S. Fish and Wildlife Services (USFWS) began
the National Wetlands inventory (NWI), a systematic effort to
classify and map America's remaining wetlands. The NWI
describes wetlands according to the "Classification of
Wetlands and Deepwater Habitats of the United States," as
a system that describes wetlands by soils, hydrology, and
vegetation according to the following wetlands definition:
Wetlands are lands transitional between terrestrial
and aquatic systems where the water table is usually
at or near the surface or the land is covered by
shallow water. For the purpose of this classification,
wetlands must exibit all three of the following
attributes: (1) at least periodically, the land supports
predominately hydrophytes, (2) the substrate is
mainly undrained hydric soil, and (3) the substrate is
saturated with water or covered by shallow water at
some time during the growing season of each year.
The Corps of Engineers is the designated agency in
determining whether an area exhibits wetland
characteristics. The Corps of Engineers makes the final
decision as to whether development can occur on the site
based on an on-site survey. If desired, the owner of the
property may contact the Corps of Engineers in Galveston,
Texas, directly. After surveying the property, it is our opinion
that the Corps of Engineers would not designate this site as
a wetland due to the development that has already occurred
on the site, and due to the fact that the site does not exhibit
wetland characteristics.
r l
I
I !
11
11
I :
11
I l
11
11
I l
I l
I l
I l
11
l l
I ,
I I
4.0 Historical Site Conditions
4.1 Interviews
A telephone interview with Joyce Baker, a local historian,
concerning past usage of and activities associated with the subject
property was conducted by Michael S. McKee on July 10, 2000.
Ms. Baker who has lived in the Friendswood area for fifty years,
said that the property and the area around it had always been
Residential properties and Fig orchards. Ms. Baker could recall no
above ground or below ground storage tanks or disposal activities
on or adjacent to the property.
4.2 Historical Aerial Photographs
Five (5) aerial photographs were reviewed for surface anomalies
indicative of possible surface dumps, landfill areas, oil and gas
exploration activities and industrial development. M.E.H.I. obtained
the aerial photographs of the site area from T ellAII of Port Aransas,
Texas. The approximate scale for each aerial photograph is 1 inch
equals 700 feet (1" = 700').
A review of aerial photographs was conducted to evaluate potential
hazardous and historical land use throughout the site area. No
significant aerial photograph anomalies were observed at the
properties that McKee Environmental Health Inc. interprets as
indicative of possible; waste ponds, dumps, oil and gas exploration
activities or industrial development.
4.3 Historical Document Review
4.3.1 Current Ownership
According to Galveston County records, the property is
currently owned by William C. Norton, Janue Norton
McIntosh, Leslie Norton Dobberstine and Robert G. Norton ..
4.3.2 Prior Ownership
According to independent abstractor Connie Franco and
Galveston County records, the subject property has been
owned by various individuals. The research did not suggest
any owner who might have a history of environmental
violations or crimes.
5.0 Current Site Conditions
5.1 Description of Current Property Use and Condition
The property is currently developed having a single-story two
bedroom wood frame house built in the 1940s and a separate
single car garage.
5.2 Description of Adjacent Land Use
5.3
A survey of adjacent properties was made at the time of the site
visit. The area is characterized as a single-family residential
housing and commercial develo pment. The following paragraphs
outline the observations of the adjacent property usage and
condition:
Property Usage -North: The subject property is bordered
to the north by commercial and public properties located
along both sides of Friendswood Drive and still further to the
north, by single-family residential housing.
Property Usage -East: The Friendswood Public Library
borders the subject site to the east followed by Friendswood
Drive and still further by a former Phillips 66 gas station.
Property Usage -South: To the south is W. Spreading
Oaks and across the street, the Friendswood, Friends
Church followed by a retail strip center and other commercial
businesses along Friendswood Drive.
Property Usage -West: The property adjacent to the west
is developed with single-family residential housing.
Current Site Photographs
Photographs of the subject site were taken on June 23, 2000 and
are included in this report as Appendix C.
5.4 Observations
5.4.1 Evidence of Hazardous Substance Identifi cation/
Inventory
No evidence of hazardous substances was observed on or
adjacent to the subject property.
11
11
l l
I
11
11
i l
11
I l
11
11
11
l 1
I I
11
11
I '
I
5.4.2 Evidence of Hazardous Materials of Waste Storage
No evidence of present or past hazardous material storage
or disposal was observed on the subject site or on
immediately adjacent properties.
5.4.3 Evidence of Underground Storage Tanks
No underground storage tanks (UST) were found to exist on
the subject site.
5.4.4 Evidence of Above Ground Storage Tanks
No above ground storage tanks (AST) were observed on the
property.
5.4.5 Evidence of Landfill, Burial, or Direct Dumping
No landfill activity, burial or direct dumping was observed on
the site.
5.4.6 Evidence of Pits and Sumps
No pits or sumps were noted on or near the property.
5.4.7 Evidence of Polychlorinated Biphenyl (PCBs)
No transformers were noted on the subject site.
5.4.8 Evidence of Stressed Vegetation
No signs of stressed, discolored or dead vegetation were
observed during the site survey.
5.4.9 Evidence of any Air Emissions
No air emissions were observed or suspected to be
associated with the subject site.
5.4.10 Evidence of any Wastewater Discharges
No wastewater discharges were evident on the subject site
or adjacent property.
r l
II
!I
11
I l
l !
I 11
11
I l
11
I
L
ll
11
11
11
ti
5.5
5.4.11 Evidence of Illegal Dumping of Hazardous of
Contamination Materials
No evidence of significant illegal surface dumping was
observed on the site. No Landfills or direct burial was
observed on the property.
5.4.12 Evidence of Soils, Ground Water or Surface Water
Contamination
No evidence of soils, ground water or surface water
contamination was observed on the property.
5.4.13 Evidence of any Oil or Gas Well Exploration,
Abstraction, or Refinery Activities
No evidence of any oil or gas well exploration, abstraction, or
refinery activities was observed on the subject site.
5.4.14 Evidence of Monitoring Wells or Remedial Activities
No monitoring wells or evidence of current or past remedial
activities was observed on the site.
5.4.15 Evidence of any Chemical Spills or Releases
No evidence of chemical spills or releases was observed on
the site.
5.4.16 Any Security, Health or Safety Problems Observed
No obvious security, health or safety problems were
observed during the site inspection.
5.4.17 Evidence of Present or Past Railroad Spurs
No evidence of past or present railroad spurs was observed
on the site.
Testing Results
5.5.1 Asbestos Testing
Building owners are subject to federal and state as bestos ·
regulations, which mandate certain actions with respect to
the handling and management of asbestos materials. The
I
I I
11
11
I :
11
lI
11
I I
l i
l l
ll
11
11
l l
lI
I
owner is responsible for complying with these regulations
unless the facility is found to be totally free of asbestos
material. The best method of accomplishing compliance is
through the development and implementation of an Asbestos
Operations and Management (O&M) Plan.
An asbestos survey was conducted by licensed asbestos
consultant Michael S. McKee (#10-5540). Based on the
results of the survey it was determined that the mastic under
the blue floor tile in the utility room and the linoleum in the
kitchen was positive for asbestos. The ceiling texture and
the wallboard joint compound were also positive for
asbestos. According to Jon Branson, previous samples
showed the siding on the house contains asbestos and a
sample from our survey found asbestos in the siding on the
wood frame garage.
5.5.2 Chemical Waste Testing Results
No evidence of the presence of mismanaged waste was
observed on the site; therefore, no waste testing was
requested for this assessment.
5.5.3 Analysis of Drinking Water
No potable water testing was requested for this assessment.
5.5.4 Radon
Radon is an odorless, tasteless gas that comes from the
natural (radioactive) breakdown of uranium in soil, rock, and
water; and it penetrates the air we breath. Radon can be
found throughout the United States, and it can enter any
type of building -homes, offices and schools and build up to
high levels. It typically moves up through the ground to the
air above and into a building or home through cracks and
other holes in the foundation. The building then traps radon
inside, and the radon gas level builds up. Radon from soil
gas is the main cause of radon problems; however, in some
instances radon can enter homes through well water. In a
small number of homes/buildings, the building materials can
release radon, as well. However, building materials rarely
cause radon problems by themselves.
The Gulf Coast area is generally not prone to Radon
problems; therefore, no radon sampling was performed.
f I
11
11
I
!l
I I
11
I I
11
I
ll
i 1
I I
11
ll
11
I
6.0 Review of regulatory Agency Records
6.1 Hazardous/Regulated Waste
No records of hazardous/regulated waste generation, storage, or
disposal activities were noted on the property.
6.2 Underground Storage Tanks
No underground storage tanks were found to exist at the subject
site. The subject property is not listed as a registered petroleum
storage tank (PST) facility under the Texas Natural Resource
Conservation Commission (TNRCC) PST list.
6.3 Discharge Incidents
No record of discharge incidents on the property was revealed from
the regulatory agency record research.
6.4 Discharge Permits
No regulatory agency's records indicate any issuance of discharge
permits on the property.
I
[ l
11
I l
I ;
I l
11
11
I
I i
11
11
I l
l 1
l 1
l l
7.0 Review of Environmental Databases
7.1 National Priority List
NPL is a priority subset of the CERCLIS List. (See CERCLIS,
below) The Cerclis list was created by the Comprehensive
Environmental Response, Compensation and Liability Acts
(CERCLIS) need to track contaminated sites. CERCLA was
enacted on 12/11 /80, and amended by the Superfund Amendments
and Reauthorization Act of 1986. These acts established broad
authority for the government to respond to problems posed by the
release, or threat of release of hazardous substances, pollutants, or
contaminants. CERCLA also imposed liability on those responsible
for releases and provided the authority for the government to
undertake enforcement and abatement action against responsible
parties.
Source: EPA, (703) 603-8852
Database: NPL
Site: No findings within one mile.
7.2 CERCLIS Comprehensive Environmental Response Compensa
tion and Liability Act
The U.S. Environmental Protection Agency (EPA) maintains a list of
federal Superfund sites and a list of CERCLIS sites. The
Comprehensive Environmental Response Compensation and
Liability Act (CERCLA) commonly referred to as Superfund, was
created in 1980 to cover both the past and present emergencies.
The EPA has created the National Priority List (NPL) which is a list
of abandoned sites that may require remedial investigation,
feasibility studies, and possible remedial activities. The sites with
the highest priority ranking are classified as active Superfund sites.
The Comprehensive Environmental Response Compensation and
Liability Information Service (CERCLIS) is a computer database
which lists both inactive and active sites which have been inspected
by EPA or its designees for possible violation of Resource
Conservation and Recovery Act (RCRA) or CERCLA regulations.
Sites may be included on the CERCLIS file through citizen
complaints or reports from other regulatory agencies.
r
11
I I
I l
l ;
11
l I
I :
11
11
i I
l l
l l
lI
ll
11
I
7.3
Database: CERCLIS
Site: Two properties within a 1/2-mile radius of the site are listed.
The subject property groundwa ter is not down gradient from
the two sites.
NFRAP No Further Remedial Action Planned
NFRAP Sites indicate a CERCLIS site that was designated "No
Further Remedial Action Planned" by the EPA February 1995.
Source: EP A/NTIS, (703) 413-0223
Database: NFRAP
Site: One site was listed within½ mile of the subject site (see site
number 9 on the regulator search map).
7.4 RCRA-TSD Resource Conservation and Recovery Information
System -Treatment Storage or Disposal
Resource Conservation and Recovery Information System (RCRIS
Under the Resource Conservation and Recovery Act (RCRA),
generators, transporters, treaters, starers, and disposers of
hazardous waste as defined by the federally recognized hazardous
waste are required to provide information concerning their activities
to state environmental agencies, who in turn provide the
information to regional and national U.S. EPA offices. The RCRA
TSO (Treatment Storage or Disposal) is a subset of the RCRIS list.
RCRA TSO tracts facilities that fall under the Treatment Storage or
Disposal classification.
Source: EPA/ NTIS, (800) 424-9346
Database: RCRA-TSD
Site: No properties within a one mile radius of the site are listed.
7.5 CORRACT Corrective Action
CORRACT lists RCRIS (Resource Conservation and Recovery
Information System) sites that are currently or have had in the past
corrective action.
Source: EPA, (800) 424-9346
Database: CORRACT
Site: No findings within one mile.
7.6 RCRA-G Resource Conservation and Recovery Information
System -Generators
7.7
Resource Conservation and Recovery Information System (RCRIS)
Under the Resource Conservation and Recovery Act (RCRA),
generators, transporters, treaters, starers and disposers of
hazardous waste, as defined by the federally recognized hazardous
waste, are required to provide information concerning their activities
to state env_ironmental agencies, who in turn provide the
information to regional and national EPA offices. The RCRA-G
(Generators) list is a subset of the RCRIS list.
RCRA-G tracts facilities that fall under the generators of
transporters classification.
Database: RCRA-G
Site: One (1) site, Mustang Auto Parts and Repairs, located to the
southeast of the subject property at 706 S. Friendswood Drive is
listed as a small quantity generator within a ¼ mile radius of the
site.
ERNS Emergency Response Notification System
ERNS supports the release notification requirements of section 103
of the Comprehensive Environmental Response Compensation,
and Liability Act (CERCLA), as amended; section 311 of the Clean
Water Act; and sections 300.51 and 300.65 of the National Oil and
Hazardous Substances Contingency Plan. Additionally, ERNS
serves as a mechanism to document and verify incident -location
information as initially reported, and is utilized as a direct source of
I
r I
II
11
11
I :
11
11
11
11
11
I l
l l
!\ I
11
lI
11
f l
[
easily accessible data, needed for analyzing oil and hazardous
substances spills.
Source: EPA/ NTIS, (202) 260-2342
Database: ERNS
Site: Two sites were located within 1/4 mile of the subject
property. The subject site is not down gradient from either
of these two sites.
7.8 TXVCP Texas Voluntary Cleanup Program
Created under HB 2296, The Texas Voluntary Cleanup Program
(VCP) was established on 9/01/1995 to provide administrative,
technical, and legal incentives to encourage the cleanup of
contaminated sites in Texas. Since future lenders and landowners
receive protection from liability to the State of Texas for cleanup of
sites are eliminated. As a result, many unused or under unused or
under used properties may be restored to economically productive
or community beneficial uses. After cleanup, the parties receive a
certificate of completion from the TNRCC which states that all
lenders and future land owners who are not PRP's are released
from all liability to the State.
Database: TXVCP
Site: No findings within 1/2 Mile.
7.9 TXSSF State Superfund Sites
The Texas Water Commission (TWC) Hazardous Waste Division
maintains a registry of state Superfund sites which are not included
on the federal NPL list due to national priority ranking but have
been determined by the state to require immediate investigatory
and/or remedial action.
Database: TXSSF
Site: No state Superfunds were identified within one mile of the
subject site.
[ I
i I
11
11
11
11
I I
11
I '.
I l
11
ti
I. l
l 1
l l
I l
i
7.10 TXLF TNRCC Solid Waste Facilities
The Texas Natural Resource Conservation Commission (TNRCC)
Requires municipalities and counties to report known active and
inactive landfills.
Texas Landfills is a listing of solid waste facilities registered and
tracked by the TNRCC Solid waste division. The facilities tracked
include solid waste disposal sites as well as transfer stations and
processing stations.
Sources: TNRCC, (512) 239-6786
Database: TXLF
Site: No Findings within one mile.
7.11 TXLUST Leaking Underground Storage Tanks
LUST is a list of known tank releases maintained by the Texas
Natural Resource Conservation Commission (TNRCC).
Database: TXLUST
The Texas Natural Resource Conservation Commission (TNRCC)
listed seven (7) sites within ½ mile of the subject site as having
Leaking Underground Storage Tanks (LUST). Out of nine (9)
leaking underground tanks, only three appear to have impacted the
ground water. Two were located at the Shell Oil station at 101 S.
Friendswood Drive and the other was at the former Mobil station
across FM 2351 at 101 N. Friendswood Drive (FM 518). Since
groundwater flow in this area is generally to the southeast, the
subject property could be down gradient from these sites and
therefore could be affected by these incidents. The status for all
three LUST is listed as "6A -Final Concurrence Issued, Case
Closed".
7.12 TXUST Texas Underground Storage Tanks
Underground Storage Tanks -Permitted underground storage
tanks are tracked by the Texas Natural Resource Conservation
Commission (TNRCC). This list is also maintained by the TNRCC.
Source: TNRCC, (512) 239-2160
I ;
fl
11
J I
l I
11
i I
I I
1 I
11
l I
11
11
l l
l l
11
Database: TXUST
Site: The Texas Natural Resource Conservation Commission
(TNRCC) listed six (6) properties within ¼ mile with eighteen (18)
registered Underground Storage Tanks (UST).
7.13 TXAST Texas Above Ground Storage Tanks
Above Ground Storage Tanks -Permitted above ground storage
tanks are tracked the Texas Natural Resource Conservation
Commission (TNRCC). This list is also maintained by the TNRCC.
Source: TNRCC, (512) 239-2160
Database: TXAST
7.14 Texas Spills List
The Texas Natural Resource Conservation Commission (TNRCC)
tracks cases where emergency response is needed for cleanup of
toxic substances.
Database: TXSPILL
Site: No findings within ¼ mile.
11
[ l
J l
I I
11
I �
l!
11
11
11
I !
lI
11
11
l!
l l
11
l
8.0 Conclusions and Recommendations
8.1 Conclusions of Available Data
Based on the observations during the site reconnaissance and the
information obtained during the Environmental Site Assessment,
the following can be concluded for the subject property;
•
•
•
•
Regulatory databases research revealed that the subject
property is not listed on any of the research databases.
Within ½ mile of the site, there are two current CERCLIS
listings but both have been remediated and there are no
Federal or State NPL facilities within one mile of the site.
No signs of mismanagement, storage, and/or disposal of
regulated waste on the subject site were evidenced during
the site inspection.
No abnormal air emissions were detected during the site
inspection.
8.2 Data Limitations
This ESA is written for the property as is and does not take into
account future changes.
McKee Environmental Health, Inc. (MEHi) observations, findings,
and opinions must not be considered as scientific certainties but
only as opinion based on our professional judgment concerning the
significance of the data gathered during the course of the site
assessment. Specifically, MEHi does not and cannot represent
that the site contains no hazardous or toxic materials, or other
latent condition beyond that observed by MEH I during its site
assessment.
If additional pertinent information is discovered following
submission of this report, it should be forwarded to MEHi for
review, and reevaluation of recommendations and conclusions.
8.3 Recommendations
Based on our site reconnaissance and the information gathered
during this Environmental Site Assessment, performed in
conformance with the scope and limitations of ASTM practice E
f I
r1
I
I !
l l
i l
I I
I l
i j
L
l. l
11
lI
l l
l l
I
1527, the subject site as described in Section 2.2.1 of this report
revealed no evidence of recognized environmental conditions in
connection with the property.
McKee Environmental Health, Inc. recommends that if the building
materials are to be disturbed or the buildings demolished, additional
asbestos sampling should be performed by a licensed asbestos
inspector. No other environmental assessments are recommended
at this time.
II
11
11
11
11
11
11
11
11
1uawaaJ6 V pau61s
V XICN3dd'1 11
11
11
11
11
lJ
j
I I r l
11
l I
I l
11
I �
I
11
I,
I i
11
11
11
11 McKEE ENVIRONMENTAL HEALTH, INC. 303 Westfield • Friendswood, TX 77546 • (281) 482-3403 June 19, 2000
Jon Branson City of Friendswood 910 S. Friendswood Drive Friendswood, TX 77546
Dear Mr. Branson:
McKee Environmental Health, Inc. is pleased to submit the following proposal:
SERVICE
Provide a Phase 1 Environmental Site Assessment
including an asbestos survey on the home and property
at 108 West Spreading Oaks, Friendswood, Texas for
the City of Friendswood.
SPECIAL NOTES
-Access to building must be provided by owner.
PRICE
$1,750.00
McKee Environmental Health, Inc. has been in business since 1982 performing various types oflndustrial Hygiene Consulting, Environmental Studies and Asbestos Consulting. The State of Texas licenses our consultant, field personnel and our Laboratory. All field operations are overseen by a Certified Industrial Hygienist.
Please sign below and fax acceptance to (281) 482-7203 if you want MEHI to proceed with the project. If you have any further questions, please don't hesitate to call.
Cordially,
��tvt�.
(i) AIH�
Industrial Hygiene
ACCREDITED
LABORATORY
Mike McKee Accepted by: _____ _ Lie. Asbestos Consultant 10-5540 P.0. No.: _____ _�W�&\,w)
r
I I r
r
11
I l
II !I
11
APPENDIX B l l Aerial Photographs I l
i I
L
I i
11
I.I
l l
l I
l I
1
11
I
11
11
lI
11
11
11
11
I I
11
11
lI
11
I l
I
Photos By: TelAII of Texas
Photo Date: 1944
Source: ASCS
MEHi Proj. # 000603
Scale: 1 in. = .± 667 ft
APPENDIXB
1944 AERIAL PHOTO
McKee Environmental Health Inc.
1944 AERIAL PHOTOGRAPH
Target area: 108 W. Spreading Oaks.,
Friendswood, Texas
11
I l
11
11
11
11
11
11
I I
1
11
11
11
11
lI
I I
I
Photos By: TelAII of Texas
Photo Date: 1969
Source: Wallace -Zingery
MEHi Proj. # 000603
Scale: 1 in. = .:t 660 ft
APPENDIXB
1969 AERIAL PHOTO
McKee Environmental Health Inc.
1969 AERIAL PHOTOGRAPH
Target area: 108 W. Spreading Oaks.,
Friendswood, Texas
I l
11
I ;
I ;
11
11
ii l
I i
11
11
11
II
11
l l
I l
Photos By: TelAII of Texas
Photo Date: 1978
Source: TXDOT
MEHi Proj. # 000603
Scale: 1 in. = ± 660 ft
APPENDIXB
1978 AERIAL PHOTO
McKee Environmental Health Inc.
1978 AERIAL PHOTOGRAPH Target area: 108 W. Spreading Oaks., Friendswood, Texas
I
I I
I I
I
f I
11
1 1 I
11
I I
L
I l
11
11
11
11
l 1
I :
I
Photos By: TelAII of Texas Photo Date: 1986 Source: TXDOT
MEHi Proj. # 000603
Scale: 1 in. = ± 700 ft
APPENDIXB
1986 AERIAL PHOTO
McKee Environmental Health Inc.
1986 AERIAL PHOTOGRAPH Target area: 108 W. Spreading Oaks., Friendswood, Texas
{
I
11
l I
I
l 1
I I
11
11
i
l !
I !
l l
11
11
11
I I
Photos By: TelAII of Texas
Photo Date: 1995
Source: USGS
MEHi Proj. # 000603
Scale: 1 in. = ± 833 ft
APPENDIX BAPPENDIX B
1995 AERIAL PHOTO
McKee Environmental Health Inc.
1995 AERIAL PHOTOGRAPH
Target area: 108 W. Spreading Oaks.,
Friendswood, Texas
I '
[ :
11
11
11
ii
lI APPENDIX C
Current Photographs I !
11
11
11
11
11
11
I l
I I I
I
11
11
lI
I l
11
I l
I l
l l
I l
11
11
I.I
l l
l I
11
\ I
\_]
lI
l l
MEHi Proj. # 000603
APPENDIXC
CURRENT SITE PHOTOS
1.Front view of subject property from across W. Spreading Oaks looking west.
2.View from back of property looking across the subject property to the southeast.
Photographer:
Photo Date:
M.S. McKee
June 25, 2000
McKee Environmental Health Inc.
CURRENT PHOTOGRAPHS
11
11
I I r l
11
11
11
11
11
11
11
11
11
I l
I l
I l
l l
l l
I J
MEHi Proj. # 000603
APPENDIXC
CURRENT SITE PHOTOS
3.View from the southeast corner of the subject property looking down W. Spreading Oaks to the
southwest. Note residential neighborhood that borders subject property to the west.
-r �
4.View of Friendswood Public Library bordering the subject property to the east and located at 416
S.Friendswood Drive.
Photographer: M.s. McKee McKee Environmental Health Inc.
Photo Date: June 25, 2000 CURRENT PHOTOGRAPHS
I'
I !
fl
l l
11
11
11
11
11
11
11
11
11
11
11
11
11
I J
11
11
MEHi Proj. # 000603
APPENDIX C
CURRENT SITE PHOTOS
5.View of the Friendswood Friends Church (located at 502 s. Friendswood Drive) that borders the
subject property to the southeast across W Spreading Oaks.
6.View of leaking five-gallon containers of "Plastic Roof Cement" in the back of the subject property
near the fence along the northeast side.
Photographer: M.S. McKee
Photo Date: June 25, 2000
McKee Environmental Health Inc.
CURRENT PHOTOGRAPHS
L
J l
J I
11 r I
11
11
11
11
11
II
11
11
l 1
II
I l
l.l
l l
I ..
MEHi Proj. # 000603
APPENDIX C
CURRENT SITE PHOTOS
7.View of three pump sprayers and galvanized metal ducting found near the northwest corner of the
subject property.
8.View of galvanized metal and composition shingles stored in rear of subject property along the
northwest border.
Photographer: M.S. McKee McKee Environmental Health Inc.
Photo Date: June 25, 2000 CURRENT PHOTOGRAPHS
l
f l r I
!I
f I
11
I i
11
11
11
11
11
11
11
11
I l
l. lu
l
MEHi Proj. # 000603
APPENDIXC
CURRENT SITE PHOTOS
9.View of residential property bordering the subject site to the southwest. Note stacks of logs and
lumber
10.View of Former Phillips 66 gas station located at northeast corner of S. Friendswood Drive and
Spreading Oaks.
Photographer: M. S. McKee
Photo Date: June 25, 2000
McKee Environmental Health Inc.
CURRENT PHOTOGRAPHS
[ l r ; f I
I I
11
( j
11
11
11
I l
l l
I l
11
11
I l
l l
l l
I 1
l�
MEHi Proj. # 000603
APPENDIXC
CURRENT SITE PHOTOS
11.View of Albritton Trucking and Soil Yard, formerly a gas station located at 402 S. Friendswood
Drive
Photogr apher: M.S. McKee
Photo Date: June 25, 2000
McKee Environmental Health Inc.
CURRENT PHOTOGRAPHS
saJn61;:1
11
I I
11
11
11
lI
11
l 1
11
I '.
I i
11
l 1
11
11
I.I
11
Target area: 108 Spreading Oaks
Friendswood, Texas
Scale: 1 in. = :!: 0. 7 mi
MEHi Proj. # 000603
APPENDIX D
FIGURE 1
McKee Environmental Health Inc.
SITE AREA LOCATION MAP
I I
l 1
I I
I l
11
( I
( I
{ I
t:
l I
{ I
11
1 l
11
I
,,,,,,
✓
,:---7
// /
Target area: 108 Spreading Oaks
Friendswood, Texas
MEHi Proj. # 000603
7.5 Minute USGS-Friendswood Scale: 1 :24,000
APPENDIXD
FIGURE 2
J:·
'--._-e:>_ ' //'-. .. / '-.
/ '-. / '--,
McKee Environmental Health Inc.
TOPOGRAPHICAL MAP
dVW A3AllilS '110S
£ :ma�n!I a XION:tlddV
ooo'oz: � :e1eos ·A.Jes ·suo� l!OS \fasn
SUx.l.L 'pOOM SpU.)!J_i[
S>f UQ �U!PU.).ldS 801 :8.).IU J.)�.IU.L
£09000 # 'f 0.ld IH:tl:W
1 l
11
11
I I
I I
11
l l
11
11
11
I l
\ I
lI
I I
MEHi Proj. # 000603
APPROXIMATE AREAS OF RECHARGE TO THE
CHICOT AND EVANGELINE AQUIFER SYSTEMS
McKee Environmental Health Inc.
LOCATION OF THE MAJOR AQUIFERS
Date: June 29, 2000
Scale: as shown
Proj# 000603
0 10
� OurlcevDlt oonflnlng ayaltfll (beHI lliill:J port ot Flomlno Formation,
· ar•ci of 11111• or no r•ohorg��
� Reohargo aroa ol 1h • EvGngoUne-
� aqulror 4yolom Ckloludo, tho
londward wim, Fonnotlon and ooaatward part or Fleming
Formation)
r;:::i Rooharge ar&a of tha Chloot 1:.:.::4 ·aquifer ayatam (lncludea the Montoomery and Bentley
Formation& o.nd 1M ooaetward WUif& Formation)
• Beaumont Clay <ar•a of Uttle or no recharge)
• -• Coutward oxtont of lnclelon In tho Beaumont Clay
"'
N ·♦·s V. 0 ·, C, �'/..
Prepftrtd by th•
tlARRIS-GALVESTON
COASTAL SUBSIDENCE
DISTRICT
20 Mil.ES
Target Area:
APPENDIX D
Figure 4
108 W. Spreading Oaks
Friendswood, Texas 77546
I I
11
11
I I r I
11
ii
11
ii
W�l.:I '1W3.:I lI3 XION3dd'd 11
11
1 l
11
: I
. l
X 3NOZ &,:
X 3NOZ
,}
[
I
I
I I
t I
1 I
I I
11
11
I
11
11
l l
II
I l
I l
I l
I
-NATIONAL FLOOD INSURANCE PROGRAM
FIRM
FLOOD INSURANCE RATE MAP
CITY OF FRIENPSWOOD, TEXAS
GALVESTON AND
HARRIS COUNTIES
ONLY PANEL PRINTED
MAP LOCATOR DIAGRAM
THIS AllEA Of TltE
COMMUNITY SHOWN AS INSET A
··.�;� �
'lOC
'P/\NEL NOT PAINTED --L-____ ,
NO SPECIAL FLOOO HAZARD AREAS COMMUNITY-PANEL NUMBER
_485468 0005 E
MAP REVISED: SEPTEMBER 22, 1999
Federal Emergency Management Agency
11
11
I '.
11
11
I l
11
'I I
i I
\ l
ll
1 I
• .
LEGEND
SPECIAL FLOOD HAZARD AREAS INUND ATED BY 100-YEAR FLOOD
ZONE A No base floml clcvatiom dcterminc<l .
ZONE AE Bas� flood elevations determined.
ZONE AH floo<l <lcplhs of 1 lo 3 feel (usually areas of
ponding); base flood elevations dclcrmined.
ZONE AO Flood dcplhs of l I0 3fce1 (usually sheel flow
on slopinii lcrrain); average dcplhs de1er
mined. for areas of alluvial fan flooding;
velocilies also delermincd.
ZONE A99 To be pro1ecIed from 100-year flood by
Federal flood proIecIion sysIem under con
s1rucIio11; no base flood elevalions de1er
mined.
ZONE V Coastal flood wi1h velociIy hazard (wave
Jc-lion); no b.1se flood clcvdlion� determined.
ZONE VE Coas1al flood wilh velocity hazard (wave
a<1ion); hase flood elcva1ions de1ermined.
FLOODWAY AREAS IN ZONE AE
OTHER FLOOD AREAS
ZONE X Areas of SOO·rear flood; areas of 100·1·car
flood wilh average deplhs of less lhan 1 fool or
wilh drainage areas less lllJll 1 squar\' mile;
and areas prolcCled by levees from 100-year
flood.
OTHER AREAS
ZONE X A1L•,isdt•lt•r111i11l'd lo Ill• ouhid,• 500-y,,,u floml•
pl,,in.
ZONED Areas in which flood hazards am uncll'ter•
mined.
UND EVELOPED COASTAL BARRIER St
�IT] 1:<\\·�I
hlt•111ilii..•cl 19UJ ldl'11tilicd
1�90 Othl'JWiil'
Protected ArcJ\
tCoa\tal bauit>r area., arc normally loc.ued within o, adjd< cm th \J)CCi.tl flood h.ttard Jrt•,1,
1=::::i
---513--~
(EL 987}
AM7x
•M1.5 rlcuul1>l,1i1, llt111111l,1ry I lornlw,1y llouml,uy
Zone D Utiund,u1•
llo11ndary Dividing SpedJI flood HJlJrd
Zones, and U11und,11y Dividing AreJs of Dif
ftirt•nt Co.1,1,11 H,1,t• I loud I h•\f,1tio11, Within
�lll'<i,11 llurnl I l.11,1111 /cm,·,.
l1Jsc Flood Ell1v,llion Li1w; Elev,tlion in ft't•l'
Cro')\ St.•<·tion li1w
Uase Flood Elevalion in feel Where Unilorm
WiIhin Zorll''
Ucv,lliun lfrf,•rl'nn, M,rrk
River Mil,•
•Referenced lo the NationJI C1•ode1il' VertirJI 1),1111111 of 1929
NOTES
This map Is lor use in admlnlslering lhe National Flood Insurance Program; II does nol necessarily idenlily all areas subject to flooding, parllcularly lrom
local drainage sources ol small size, or all planlmetrlc features oulside Special Flood Hazard Areas. The communily map reposllory should be
consuiled for more delalled da:a on BFEs, and for any lnformallon on llo'odway delineallons, prior to use ol lhls map lor properly purchase or
construclion purposes.
Areas of Special Flood Hazard ( 100-year flood) include Zones A, AE, A 1·
A30, AH, AO, A99, V, VE and V1.V30.
Certail areas 1101 in Special Flood Hazard Areas may be protecled by llood
conlrol slruclures.
Boundaries of lhu lloodways were compuled al cross seclions and lnterpolaled between cross seclions. The lloodways were based on
hydraulic consideralions with regard lo requirements of the Federal
Emergency Management Agency.
Floocmay widlhs In some areas l\lay be too narrow lo show to scale. Reier
to Floodway Dala Table where lloodway width is shown at 1/20 Inch.
CoaslaJ base llood elevalions apply only'landward ol o.o NGVD, and Include the elf eels of wave aclion; those elevalions may also dI1fer signilicantly lrom
lhose developed by the Nallonal Wealher Service for hurricane evacuation
planning.
Corporate limits shown are current as of the dale of this map, The user
should contacl appropriate community ofllclals to determine II corporale limits have changed subsequent 10 the issuance ol this map.
MAP REPOSITORY
Public Works Building
1306 Deepwood Drive
Friendswood, Toxas 77546
(Maps available lor reference only, not lor dislrlbullon.)
INI TIAL IDEN TIFICATION:
MARCH 3, 1972
FLOOD HAZARD BOUNDARY MAP REVISION:
NONE
FLOOD INSURANCE RATE MAP EFFECTIVE:
MAHCH 3, 1972
FLOOD INSURANCE RATE MAP REVISIONS:
JULY 1, 1974 DECEMBER 19, 1975 APRIL 16, 1963 JUNE 3, 1966
Map revised Seplember 22, 1999 lo updale corporate llmils, to Increase
base llood elevations, lo change special llood hazard areas, to advance
suffix, to add roads and road names, to reflecl updated lopographlc
informalion, and lo Incorporate previously Issued lene, 01 map revision.
lo determine i( tloud irhurJfKc h JVJilJl>lc in thi, communily. conlJl'l rour
insuranre agcn1 or r,1II the NalionJI flood lnsuranre Program al (800) 638-6620. it APl'ROXIMAIF SCAU
l000 O 1000FEET
E-3 E----3 E-3 I
{
{ I
I I
{ l
l I
l!
l l
I l
I I
( :
L
( I
( I
lI
l I
I.I
l l
TM
Cll'l)Oratkll
Environmental Data Search
for the site
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
000603
performed for
McKee Environmental
6/23/00
MEMB5003
www.TelAlL111t
(800) 583-0004 by fax (361) 949-1652
[ ]
11
lI
11
11
11
11
I I
I
l.l
ii I
lI
lI
l l
l l
Preface TOliiJ:r.watm
MEMB5003
This document of environmental concerns near 108 W Spreading Oaks, Friendswood, TX
reports findings of the TelALL data search, prepared on the request of McKee Environmental.
TelALL has designed this document to comply with the ASTM standard E 1527 -97 sec.7.1.3
(Accuracy and Completeness) and has used all available resources but makes no claim to the
entirety or accuracy of the cited government records. Our databases are updated at least every
90 days or as soon as possible after publication by the referenced governmental agencies (ASTM
1527 -97 sec. 7.1. 7). The following fields of governmental databases may not represent all known,
unknown or potential sources of contamination to the referenced site. Many different variables
effect the outcome of the following document. TelALL maintains extremely high standards, and
stringent procedures that are used to search the referenced data. However, TelALL reserves the
right at any time to amend any information related to this report.
If there is a need for further information regarding this report, or for any customer support
please call TelALL at 800 583-0004 for assistance.
This report is divided into the following components:
MAP Identified geocodeable findings relative to this data search.
SUMMARY 1 Sorting of the identified sites by distance from the subject site.
FINAL A description of each database and a detailed explanation of findings.
Sources Last
Minimum
Search
Database
National Priority List
Acronym Updated Distanc e Finding s
Comprehensive Environmental Response, Compensation, and Liability Information System
No Further Remedial Action Planned
Resource Conservation and Recovery Information System -Treatment Storage or Disposal
Corrective Action
Resource Conservation and Recovery Information System -Generators
Emergency Response Notification System
Texas Voluntary Cleanup Program
Texas State Superfund
TNRCC Solid Waste Facilities
Leaking Underground Storage Tanks
Texas Underground Storage Tanks
Texas Above Ground Storage Tanks
Texas Spills List
NPL 2/2000 1
CERCLIS 2/2000 0.5
NFRAP 2/2000 0.5
RCRA TSD 2/2000 1
CORRACT 2/2000 1
RCRA-G 2/2000 0.25
ERNS 2/2000 0.25
TXVCP 4/2000 0.5
TXSSF 4/2000 1
TXLF 4/2000 1
TXLUST 4/2000 0.5
TXUST 4/2000 0.25
TXAST 4/2000 0.25
TXSPILL 4/2000 0.25
WWW Joi All.net
0
2
0
0
2
0
0
0
9
18
0
0
I
I
I :
l l
l l
11
I I
11
11
l l
ii I
11
'l I
l l
NPL • CERCLIS NFRAP TXSSF TXLF
ERNS • RCRA TSO LUST TXVCP CORRACT
RCRA-G ffil TXAST TXUST TXSPILL
Site Locations are Approxiamate Only
*
Sile
.5
1·
iii]
™
mch = .33 m"I
1,24KT�;;;���da,y �:;.,;" -Tel L P Boundary m,vn
Clrl"IIIII
,wu,W3-«XXl4
{'
[ I TeWiJ:mnuoo Sites Sorted By Distance from Center
000603 Page 1 West Spreading Oaks ESA Job MEMB5003 108 W Spreading Oaks, Friendswood, TX Date 6/23/00 ( I Site
Distance/Direction Database Number Address City/State Site Name
1 l TXSPILL NO FINDINGS WITHIN 1/4 MILE.
TXLF NO FINDINGS WITHIN ONE MILE.
TXAST NO FINDINGS WITHIN 1/4 MILE.
RCRA TSD NO FINDINGS WITHIN ONE MILE. 11 I CORRACT NO FINDINGS WITHIN ONE MILE.
TXVCP NO FINDINGS WITHIN 1/2 MILE.
TXSSF NO FINDINGS WITHIN ONE MILE. { I NPL NO FINDINGS WITHIN ONE MILE.
.03
NE TXUST 14 522 FM RD 518 FRIENDSWOOD STOP-N-GO MARKETS (361)
NE TXUST 14 522 FM RD 516 FRIENDSWOOD STOP-N-GO MARKETS (361) I ; .07
SE TXUST 2 601 S FRIENDSWOOD DR# D FRIENDSWOOD CHEVRON FAC #108263
SE TXUST 2 601 S FRIENDSWOOD DR# D FRIENDSWOOD CHEVRON FAC #106263 l1 SE TXUST 2 601 S FRIENDSWOOD DR# D FRIENDSWOOD CHEVRON FAC#106263
SE TXUST 2 601 S FRIENDSWOOD DR# D FRIENDSWOOD CHEVRON FAC #106263
.09
SE ERNS 16 611 S FRIENDSWOOD DR FRIENDSWOOD TEXAS COMMERCE BANK 11 .13
NW TXUST 5 417 S FRIENDSWOOD DR FRIENDSWOOD FORDS PHILLIPS 66
NW TXUST 5 417 S FRIENDSWOOD DR FRIENDSWOOD FORDS PHILLIPS 66 ( i NW TXLUST 5 417 S FRIENDSWOOD DR FRIENDSWOOD FORDS PHILLIPS 66
NW TXUST 5 417 S FRIENDSWOOD DR FRIENDSWOOD FORDS PHILLIPS 66
NW TXUST 5 417 S FRIENDSWOOD DR FRIENDSWOOD FORDS PHILLIPS 66
i l .16
NW TXUST 1 402 S FRIENDSWOOD DR FRIENDSWOOD ALBRITTON, J. W.
.18
S E RCRA-G 11 706 S FRIENDSWOOD DR FRIENDSWOOD MUSTANG AUTO PTS & RPR 11 .23
NW TXUST 8 301 S FRIENDSWOOD DR FRIENDSWOOD FRIENDSWOOD TEXACO
NW TXUST 6 301 S FRIENDSWOOD DR FRIENDSWOOD FRIENDSWOOD TEXACO l l NW TXUST 8 301 S FRIENDSWOOD DR FRIENDSWOOD FRIENDSWOOD TEXACO
NW TXUST 8 301 S FRIENDSWOOD DR FRIENDSWOOD FRIENDSWOOD TEXACO
.24
{ l SW TXUST 7 400 WOODLAWN DR FRIENDSWOOD FRIENDSWOOD I.S.D. TRANSP. DEPT.
SW TXUST 7 400 WOODLAWN DR FRIENDSWOOD FRIENDSWOOD I.S.D. TRANSP. DEPT.
SW TXUST 7 400 WOODLAWN DR FRIENDSWOOD FRIENDSWOOD I.S.D. TRANSP. DEPT.
.27 ,( I NW TXLUST 17 209 E SHADOWBEND AVE FRIENDSWOOD UNOCCUPIED RESIDENTIAL PROPER
.33
SE TXLUST 3 802 S FRIENDSWOOD DR FRIENDSWOOD CLOSED SERVICE STATION (FAST ST
{ I .37
NW NFRAP 9 INT OF HERITAGE & LAUREL FRIENDSWOOD HERITAGE & LAUREL
.45 11 NW TXLUST 13 101 S FRIENDSWOOD DR FRIENDSWOOD SHELL OIL CO. #003661
NW TXLUST 13 101 S FRIENDSWOOD DR FRIENDSWOOD SHELL OIL CO
.45
NW TXLUST 4 102 S FRIENDSWOOD DR FRIENDSWOOD DIAMOND SHAMROCK REF & MKTG C \ ! NW TXLUST 4 102 S FRIENDSWOOD DR FRIENDSWOOD DIAMOND SHAMROCK STORE #915
Distances given ere tenths of e statute mile. Tellllr�rmuoo l
j 1
. i1
I I
l l
11
l l
l l
TellUJ:nxnuoo Sites Sorted By Distance from Center
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
Site
Distance/Direction Database Number Address
.47
SE CERCLIS 10 ONE WHITTIER ST
.48
NW TXLUST 6 101 N FR IENDSWOOD DR# 2351
.48
NW TXLUST 15 106 EDGE WOOD
.49
SE CERCLIS 12 3WHITIERST
Site Location Unknown
ERNS unknown HWY 2351
Ols1ances given are 1an1hs of a s1aMa mile.
City/State
FRIENDSWOOD
FRIENDSWOOD
FRIENDSWOOD
FRIENDSWOOD
FR IENDSWOOD
Site Name
Page 2
Job MEMB5003
Date 6/23/00
LOVE RESIDENCE
FORMER MOBIL SS # 12-BLW
SWBT FR IENDSWOOD CENTRAL OFF
SE NUTA RESIDENCE
EXXON PIPELINE
TetiiJ�imuoo
TellUJ;�m�n
NPL
National Priority List
NPL is a priority subset of the CERLIS list. (See CERCLIS, below) The Cerclis list was created by the Comprehensive Environmental Response, Compensation and
Liability Acts (CERCLA) need to track contaminated sites. CERCLA was enacted on 12/11/80, and
amended by the Superfund Amendments and Reauthorization Act of 1986. These
acts established broad authority for the government to respond to problems posed
by the release, or threat of release of hazardous substances, pollutants, or
contaminants. CERCLA
also imposed liability on those responsible for releases and provided the authority
for the government to undertake enforcement and abatement action against
responsible parties.
Source: EPA, (703) 603-8852
Database: NPL
Site: NO FINDINGS WITHIN ONE MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
Job
www.TelAlL111t
f l
11
11
11
lI
I l
l l
11
1
I I
I l
11
(I
{ I
I l
l l
Tellnr:CA"!fflt'IJn
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
CERCLIS
Page 2
Job MEM85003
Date 6/23/00
Comprehensive Environmental Response. Compensation, and Liability Information System
CERCLIS is the official repository for site and no n-site specific Superfund data in
support of the Comprehensive Environmental Response, Compensation, and
Liability Act (CERCLA). It contains information on hazardous waste site
assessment and remediation
from 1983 to the present. CERCLIS information is used to report official Superfund
accomplishments to Congress and the public, assist EPA Regional and
Headquarters managers in evaluating the status and progress of site cleanup
actions, track Superfund
Comprehensive Accomplishments Plan (SCAP), and communicate planned
activities and budgets.
Source: EPA/ NTIS, (703) 413-0223
Database: CERCLIS
Site: LOVE RESIDENCE
Dir./Distance (in Miles) SE .47
Map Number: 10
Address: ONE WHITTIER ST
Zip Code: 77032
City/State: FRIENDSWOOD
EPA ID NUMBER TXD981058928 STATUS: NOT ON THE NPL. DATES ARE GIVEN (YYYYMMDD).
COST RECVRY DECSN DOCMT-NO SUE 19910930 DISCOVERY 19850801 PRELIMINARY
ASSESSMENT 19871201 REMOVAL 19871016
Database: CERCLIS
Site: SENUTA RESIDENCE
Dir./Distance (in Miles) S E .49
Map Number: 12
Address: 3 WHITIER ST
Zip Code: 77032
City/State: FRIENDSWOOD
EPA ID NUMBER TXD981058985 STATUS: NOT ON THE NPL. DATES ARE GIVEN (YYYYMMDD).
COST RECVRY DECSN DOCMT-NO SUE 19910930 DISCOVERY 19850801 PRELIMINARY
ASSESSMENT 19871201 NON-NPL PRP SEARCH 19910331 REMOVAL 19871016
Olslances given are lenlhs of a slalute mile. www.TelALLnet
11
I l r I
[ I
I l 11 r
11
I l
II
l:
I f
l 1
{ I
\ l
l l
\ !
Tellllf;irm�n
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
NFRAP
No Further Remedial Action Planned
NFRAP Sites indicate a CERCLIS site that was designated "No further remedial
action planned" by the EPA Febr uary 1995.
Source: EPA/ NTIS, (703) 413-0223
Database: NFRAP
Site: HERITAGE & LAUREL
Dir./Distance (in Miles) NW .37
Map Number: 9
Address: INT OF HERITAGE & LAUREL
Zip Code: 77546
City/State: FRIENDSWOOD
Page 3
Job MEMB5003
Date 6/23/00
EPA ID NUMBER TXD981599046 STATUS: NOT ON THE NPL. DATES ARE GIVEN (YYYYMMDD).
COST RECVRY DECSN DOCMT-NO SUE 19910930 DISCOVERY 19870105 PRELIMINARY
ASSESSMENT 19871217 REMOVAL 19870916 UNILATERAL ADMIN ORDER 19860520
RCRA TSD
Resource Conservation and Recovery Information System -Treatment Storage or Disposal
Resource Conservation and Recovery Information System (RCRIS) Under the
Resource Conservation and Recovery Act (RCRA), generators, transporters,
treaters, storers, and disposers of hazardous waste as
defined by the federally recognized hazardous waste
are required to provide information concerning their activities to state
environmental agencies, who in turn provide the information to regional and
national U.S. EPA offices. The RCRA TSO (Treatment Storage or Disposal) is a
subset of the RCRIS list.
RCRA TSO tracks facilities that fall under the Treatment Storage or Disposal
classification.
Source: EPA/ NTIS, (800) 424-9346
Database: RCRA TSO
Site: NO FINDINGS WITHIN ONE MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
Distances given are tenths of a statute mile. www.TBIILLnet
L
I �
I I
l I
. I
11
I I
I ;
TeliiJ:irmttm
000603
West Spreading Oaks ESA 108 W Spreading Oaks, Friendswood, TX
CORRACT
Corrective Action
CORRACT lists RCRIS (Resource Conservation and Recovery Information
System) sites that are currently or have had in the past corrective action.
Source: EPA, (BOO) 424-9346
Database: CORRACT
Site: NO FINDINGS WITHIN ONE MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
RCRA-G
Resource Conservation and Recovery Information Sys tem -Generators
Resource Conservation and Recovery Information System (RCRIS) Under the
Resource Conservation and Recovery Act (RCRA), generators, transporters,
treaters, starers, and disposers of hazardous waste as defined by the federally
recognized hazardous waste,
are required to provide information concerning their activities to stale
environmental agencies, who in turn provide the information to regional and
national U.S. EPA offices. The RCRA-G (Generators) list is a subset of the RCRIS
list.
RCRA-G tracks facilities that fall under the generators or transporters classification.
Page 4
Job MEMB5003 Date 6/23/00
CONDIT/ONALL Y EXEMPT SMALL QUANTITY GENERA TORS
(CESQG) produce less than 100 kg per month of hazardous waste.
SMALL QUANTITY GENERA TORS (SQG) produce at least 100
kg per month but less than 1000 kg per month of hazardous waste.
LARGE QUANTITY GENERATORS (LQG) produce at least 1000
kg per month of hazardous waste.Source: EPA/ NTIS, (800) 424-
9346
Database: RCRA-G
Site: MUST ANG AUTO PTS & RPR
Dir./Distance (in Miles) S E .18
Map Number: 11
Address: 706 S FRIENDSWOOD DR
Zip Code: 77546-4512
City/State: FRIENDSWOOD
EPA ID NUMBER TXD981590946, SMALL QUANTITY GENERATOR
CONTACT INFO:JEB BROOKS TITLE: PRES, TELEPHONE (713) 482-1286.
Dlslances given are lenlhs of a slalute mile. www.TelAlL111t
I l
I i
I i
{
l :
I I
I I
I I
I ;
l !
t l
,{ l
( j
l j
I i
TeliiJ;irim�n
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
ERNS
Emergency Response Notification System
ERNS supports the release notification requirements of section 103 of the
Comprehensive Environmental Response Compensation, and Liability Act
(CERCLA), as amended; section 311 of the Clean Water Act;
and sections 300.51 and 300.65 of the National Oil and Hazardous Substances
Contingency Plan.
Additionally, ERNS serves as a mechanism to document and verify incident
location information as initially reported, and is utilized as a direct source of easily
accessible data, needed for analyzing oil and hazardous substances spills.
Source: EPA/ NTIS, (202) 260-2342
Database: ERNS
Site: TEXAS CO MMERCE BANK
Dir./Distance (in Miles) S E .09
Map Number: 16
Address: 611 S FRIENDSWOOD DR
Zip Code: 77546
City/State: FRIENDSWOOD
Page 5
Job MEMB5003
Date 6/23/00
ERNS ID NUMBER 262893 ,ON 4/20/1992 40 GAL OF WASTE OIL, WAS REPORTED AS RELEASED.
VANDALS DUMPED OIL INTO A CONSTRUCT/ON DUMPSTER
WILL CONTACT A CONTRACTOR TO PERFORM CLEANUPS
Database: ERNS
Site: EXXON PIPELINE
Dir./Distance (in Miles) Site Location Unknown
Map Number: This site has not been mapped
Address: HWY 2351
Zip Code:
City/State: FRIENDSWOOD
ERNS ID NUMBER 251668 ,ON 1/13/1992 20 BBL OF OIL: CRUDE, WAS REPORTED AS
RELEASED.
Olslences glven ere tenths of a statute mne.
6 INCH PIPELINE/ INTERNAL CORROSION 6 INCH PIPELINE/ INTERNAL CORROSION
3 VAC TRUCKS ARE ONSCENE 3 VACUUM TRUCKS ARE ON SCENE
WILL NTFY CO POLLUTION BOARD
www.TelllLnat
'
I i
11
ll
11
I I
Tetlllr:lfimimn
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
TXVCP
Texas Voluntary Cleanup Program
Created under HB 2296, The Texas Voluntary Cleanup Program (VCP) was
established on 9/01/1995 to provide administrative, technical, and legal incentives
to encourage the cleanup of contaminated sites in Texas. Since future lenders and
landowners receive
protection from liability to the State of Texas for cleanup of sites under the VCP,
most of the constraints for completing real estate transactions at those sites are
eliminated. As a result, many unused or under used properties may be restored to
economically productive or community beneficial uses. After cleanup, the parties
receive a certificate of completion from the TNRCC which states that all lenders
and future land owners who are not PRP's are released from all liability to the State.
Page 6
Job MEMB5003
Date 6/23/00
Parts of the above description were taken from the TNRCC/VCP
Website. (http://www.tnrcc.texas.gov/waste/pcd/vcp/index.html)
The investigation phases are listed as INVEST/GA T/ON,
REMEDIA T/ON, POST-CLOSURE, and COMPLETE.
Contaminant Categories (PERC and BTEX). Source: TNRCC,
(512)239-5891
Database: TXVCP
Site: NO FINDINGS WITHIN 1/2 MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
TXSSF
Texas State Superfund
The Texas State Superfund database is a list of sites that the State of Texas has
identified for investigation or remediation.
Texas State Superfund sites are reviewed for potential upgrading to
Comprehensive Environmental Response, Compensation, and Liability Information
System status by the federal Environmental Protection Agency.
Source: TNRCC, (512) 239-5680
Database: TXSSF
Site: NO FINDINGS WITHIN ONE MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
Distances given are tenths of a statute mile. www.TelALLnet
I
I
I l
I i
L
11
li
1-
11
l.l
1.1
'l I ' _)
TellUJ;�rint'IJn
000603 West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
TXLF
TNRCC Solid Waste Facilities
The Texas Natural Resource Conservation Commission (TNRCC) Requires
municipalities and counties to report known active and inactive landfills.
Texas Landfills is a listing of solid waste facilities registered and tracked by the
TNRCC Solid waste division. The facilities tracked include solid waste disposal
sites as well as transfer stations and processing stations.
Source: TNRCC, (512) 239-6786
Database: TXLF
Site: NO FINDINGS WITHIN ONE MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
Page 7
Job MEMB5003
Date 6/23/00
Dls1ances given are 1en1hs or a s1alu1e mile. www.TelllLnet
11
f l
I l
11
I I
'I :
l l
l 1
I l
l l
l.Ju
101.mr:irocn�n
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
TXLUST
Leaking Underground Storage Tanks
LUST is a list of known tank releases maintained by the Texas Natural Resource
Conservation Commission (TNRCC).
Source: TNRCC, (512) 239-2200
Database: TXLUST
Site: FORDS PHILLIPS 66
Dir./Distance (in Miles) NW .13
Map Number: 5
Address: 417 S FRIENDSWOOD DR
Zip Code: 77546-3905
City/State: FRIENDSWOOD
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID) 114902.
PRIORITY: 4.0 -NO RECEPTIVE IMPACT TO GROUNDWATER OR SOIL..
STATUS: 1A -INCIDENT REPORTED, INITIAL DIRECTIVES NOT YET ISSUED.
Page 8
Job MEMB5003
Date 6/23/00
FAC ID NUMBER 37050 PRP INFO: VIET NGUYEN, 913 CROSS TIMBERS ST, HOUSTON TX 77022
CONTACT: KIM KELLY TEL. 713/695-4708.
LOCATION DESCRIPTION: 417 S FRIENDSWOOD DR.
Database: TXLUST
Site: UNOCCUPIED RES IDENTI AL PROPERTY
Dir./Distance (in Miles) NW .27
Map Number: 17
Address: 209 E SHADOWBEND AVE
Zip Code: 77546-3803
City/State: FRIENDSWOOD
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID) 113031.
PRIORITY: 4.0 -NO RECEPTIVE IMPACT TO GROUNDWATER OR SOIL..
STATUS: 1A-INCIDENT REPORTED, INITIAL DIRECTIVES NOT YET ISSUED.
THE FAC ID # IS UNKNOWN. PRP INFO: I W L COMMUNICATIONS INC, PO BOX 1324,
FRIENDSWOOD TX 77546 CONTACT: /GNAT/US LEONARDS TEL./-.
LOCATION DESCRIPTION: 209 E SHADOWBEND.
Database: TXLUST
Site: CLOSED SERVICE STATION (FAST STOP)
Dir./Distance (in Miles) S E .33
Map Number: 3
Address: 802 S FRIENDSWOOD DR
Zip Code: 77546-4555
City/State: FRIENDSWOOD
Olslances given are lenlhs of a slatute mile.
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER (LPSTID) 101076. THE
SUBJECT TANK RELEASE WAS REPORTED ON 2/8/1991.
PRIORITY: 6-MINOR SOIL CONTAMINATION-NO REMEDIAL ACTION REQUIRED.
STATUS: 6A • FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAC ID NUMBER 27338 PRP INFO: COMMUNITY NATIONAL BANK, PO BOX 1203, FRIENDSWOOD TX 77546 CONTACT: NIGEL HARRISON TEL. 713/996-9900.
LOCATION DESCRIPTION: S FRIENDSWOOD.
www.Tel1LL111t
I
1 !
11
l l
l l
l l
Tellllr:Lfmtmn
000603 Page 9
West Spreading Oaks ESA Job MEMB5003
Date 6/23/00 108 W Spreading Oaks, Friendswood, TX
Database: TXLUST
Site: SHEL L OIL CO
Dir./Distance (in Miles) NW .45
Map Number: 13
Address: 101 S FRIENDSWOOD DR
Zip Code: 77546-3914
City/State: FRIENDSWOOD
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID) 093035. THE
SUBJECT TANK RELEASE WAS REPORTED ON 5118/1989.
PRIORITY: 2A -GROUNDWATER OTHER THAN 18, SITE CHARACTERIZATION INCOMPLETE.
STATUS: 6A -FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAG ID NUMBER 33083 PRP INFO: SHELL OIL CO, 2400 W LOOP 610 S, HOUSTON TX 77027
CONTACT: PH CARROLL TEL. 713/965-2723.
LOCATION DESCRIPTION: 101 S FRIENDSWOOD.
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID} 095147. THE
SUBJECT TANK RELEASE WAS REPORTED ON 111511990.
PRIORITY: 3.1 -GW IMPACT, PUB/DOM WATER SUPPLY WELL W/IN .2f>..5MI.
STATUS: 6A -FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAC ID NUMBER 33083 PRP INFO: SHELL OIL CO, 1415 W 22ND ST, OAK BROOK IL 60522
CONTACT: GEORGE LANDRETH TEL. 6301572-5884.
LOCATION DESCRIPTION: 101 S FRIENDSWOOD.
Database: TXLUST
Site: DIAMOND SHAMROCK REF & MKTG CO
Dir./Distance (in Miles) NW .45
Map Number: 4
Address: 102 S FRIENDSWOOD DR
Zip Code: 77546-3915
City/State: FRIENDSWOOD
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID} 091090. THE
SUBJECT TANK RELEASE WAS REPORTED ON 71711986.
PRIORITY: 4A -SOIL CONTAMINATION ONLY, REQUIRES FULL SITE ASSESSMENT & RAP.
STATUS: 6A -FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAG ID NUMBER 40201 PRP INFO: DIAMOND SHA MROCK REF & MKTG CO, PO BOX 696000, SAN ANTONIO TX 78269 CONTACT: LYN HOLMES TEL. 5121641-8869.
LOCATION DESCRIPTION: 102 S FRIENDSWOOD DR.
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER (LPSTID} 114558. THE
SUBJECT TANK RELEASE WAS REPORTED ON 411411999.
PRIORITY: 4.2 -NO GW IMPACT, NO APPARENT THREATS OR IMPACTS TO RECEPTORS.
STATUS: 1A -INCIDENT REPORTED, INITIAL DIRECTIVES NOT YET ISSUED.
FAG ID NUMBER 40201 PRP INFO: DIAMOND SHAMROCK, PO BOX 696000, FRIENDSWOOD TX
78269 CONTACT: GERALD A. STAUFFER TEL. 7131957-1393.
LOCATION DESCRIPTION: 102 S FRIENDSWOOD.
Database: TXLUST
Site: FORMER MOBIL SS # 12-BLW
Dir./Distance (in Miles) NW .48
Map Number: 6
Address: 101 N FRIENDSWOOD DR# 2351
Zip Code: 77546-3776
City/State: FRIENDSWOOD
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER {LPSTID} 102453. THE
SUBJECT TANK RELEASE WAS REPORTED ON 3/18/1992.
PRIORITY: 3.5 -A DESIGNATED MAJOR OR MINOR AQUIFER IS IMPACTS TO RECEPTORS.
Distances given are tenths of a statute ml)e. www.Tel1LL111t
( I
1 l
1 !
:1 ;
11
II
l!
ti
I ;
T elmJ;trimtbn
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
Page 10
Job MEMB5003
Date 6/23/00
STATUS: BA -FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAC ID NUMBER 17668 PRP INFO: MOBIL OIL CORP/SHELL OIL CO, 4200 SINGLETON, DALLAS
TX 75212 CON TACT: BRUCE MORLOCK TEL. 214/905-0506.
LOCATION DESCRIPTION: 101 N FRIENDSWOOD, N. FRIEND
Database: TXLUST
Site: SWBT FRIENDSWOOD CENTRAL OFFICE BLD
Dir./Distance (in Miles) NW .48
Map Number: 15
Address: 106 EDGEWOOD
Zip Code: 77546
City/State: FRIENDSWOOD
Distances given are tenths or a statute mile.
LEAKING PETROLEUM STORAGE TANK IDENTIFICATION NUMBER (LPSTID) 100185. THE
SUBJECT TANK RELEASE WAS REPORTED ON 9/611991.
PRIORITY: 6 -MINOR SOIL CONTAMINATION-NO REMEDIAL ACTION REQUIRED.
STATUS: 6A -FINAL CONCURRENCE ISSUED, CASE CLOSED.
FAC ID NUMBER 19557 PRP INFO: SOUTHWESTERN BELL TELEPHONE CO, 6500 W LOOP 1.2,
BELLAIRE TX 77401 CONTACT: PAUL TINNEY TEL. 7131660-2426.
LOCATION DESCRIPTION: 106 EDGEWOOD.
www.TelALLnet
r
I l
11
' !
I I
'l I
11
1 ;
11
l l
l!
11
ti
l l
l1
1,
TeWiJ:crm1mn
000603 Page 11
West Spreading Oaks ESA Job MEMB5003 Date 6/23/00 108 W Spreading Oaks, Friendswood, TX
TXUST
Texas Underground Storage Tanks
Underground Storage Tanks -Permitted underground storage tanks are tracked by
the Texas Natural Resource Conservation Commission (TNRCC). This list is also
maintained by the TNRCC.
Source: TNRCC, (512) 239-2160
Database: TXUST
Site: STOP-N-GO MARKETS (361)
Dir./Distance (in Miles) NE .03
Map Number: 14
Address: 522 FM RD 518
Zip Code: 77546
City/State: FRIENDSWOOD
FACILITY NUMBER 39810, TNRCC UNIT ID NUMBER 105297, TANK ID NUMBER 2, DATE
INSTALLED {MMDDYY} 10166, TOTAL CAPACITY IN GALLONS: 8000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF STEEL.
THE OWNER OF THE FACILITY IS NA T/ONAL CONVENIENCE STORES, INC, THE TELEPHONE
NUMBER LISTED FOR THE OWNER IS 210-592-4658.
FACILITY NUMBER 39810, TNRCC UNIT ID NUMBER 105296, TANK ID NUMBER 1, DATE
INSTALLED (MMDDYY) 10166, TOTAL CAPACITY IN GALLONS: 8000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCTION IS OF STEEL.
THE OWNER OF THE FACILITY IS NATIONAL CONVENIENCE STORES, INC, THE TELEPHONE
NUMBER LISTED FOR THE OWNER IS 210-592-4658.
Database: TXUST
Site: CHEVRON FAC #108263
Dir./Distance (in Miles) S E .07
Map Number: 2
Address: 601 S FRIENDSWOOD DR# D
Zip Code: 77546-4509
City/State: FRIENDSWOOD
Distances glVen are tenths of a statute mile.
FACILITY NUMBER 28548, TNRCC UNIT ID NUMBER 74799, TANK ID NUMBER 1, DATE
INSTALLED (MMDDYY) 10184, TOTAL CAPACITY IN GALLONS: 1000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS CHEVRON PRODUCTS CO., INC, THE TELEPHONE NUMBER
LISTED FOR THE OWNER IS 925-842-9002.
FACILITY NUMBER 28548, TNRCC UNIT ID NUMBER 74800, TANK ID NUMBER 4, DATE
INSTALLED (MMDDYY) 10184, TOTAL CAPACITY IN GALLONS: 10000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCTION IS OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS CHEVRON PRODUCTS CO., INC, THE TELEPHONE NUMBER
LISTED FOR THE OWNER IS 925-842-9002.
FACILITY NUMBER 28548, TNRCC UNIT ID NUMBER 74801, TANK ID NUMBER 3, DATE
INSTALLED (MMDDYY) 10184, TOTAL CAPACITY IN GALLONS: 10000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC (FRP}.
THE OWNER OF THE FACILITY IS CHEVRON PRODUCTS CO., INC, THE TELEPHONE NUMBER
LISTED FOR THE OWNER IS 925-842-9002.
FACILITY NUMBE R 28548, TNRCC UNIT ID NUMBER 74798, TANK ID NUMBER 2, DATE
INSTALLED (MMDDYY) 10184, TOTAL CAPACITY IN GALLONS: 10000.
www.TelAlLnet
f I
l l
11
I
L
ll
I l
ll
1e1aiir:irimfi1n
000603 Page 12
West Spreading Oaks ESA Job MEMB5003 Date 6/23/00 108 W Spreading Oaks, Friendswood, TX
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC {FRP).
THE OWNER OF THE FACILITY IS CHEVRON PRODUCTS CO., INC, THE TELEPHONE NUMBER
LISTED FOR THE OWNER IS 925-842-9002.
Database: TXUST
Site: FORDS PHILLIPS 66
Dir./Distance (in Miles) NW .13
Map Number: 5
Address: 417 S FRIENDSWOOD DR
Zip Code: 77546-3905
City/State: FRIENDSWOOD
FACILITY NUMBER 3705-0, TNRCC UNIT ID NUMBER 97913, TANK ID NUMBER 3, DATE
INSTALLED (MMDDYY) 10182, TOTAL CAPACITY IN GALLONS: 8000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCTION IS OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS NGUYEN, VIET, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 713-781-8422.
FACILITY NUMBER 3705-0, TNRCC UNIT ID NUMBER 97912, TANK ID NUMBER 4, DATE INSTALLED {MMDDYY) 10182, TOTAL CAPACITY IN GALLONS: 4000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS NGUYEN, VIET, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 713-781-8422.
FACILITY NUMBER 3705-0, TNRCC UNIT ID NUMBER 97914, TANK ID NUMBER 2, DATE
INSTALLED (MMDDYY) 10182, TOTAL CAPACITY IN GALLONS: 4000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS NGUYEN, VIET, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 713-781-8422.
FACILITY NUMBER 3705-0, TNRCC UNIT ID NUMBER 97911, TANK ID NUMBER 1, DATE INSTALLED (MMDDYY} 10182, TOTAL CAPACITY IN GALLONS: 4000.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCTION IS OF FIBERGLASS-REINFORCED PLASTIC {FRP).
THE OWNER OF THE FACILITY IS NGUYEN, VIET, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 713-781-8422.
Database: TXUST
Site: ALBRITT ON, J. W.
Dir./Distance (in Miles) NW .16
Map Number: 1
Address: 402 S FRIENDSWOOD DR
Zip Code: 77546-3906
City/State: FRIENDSWOOD
FACILITY NUMBER 49258, TNRCC UNIT ID NUMBER 127920, TANK ID NUMBER 1, DA TE
INSTALLED (MMDDYY) 10176, TOTAL CAPACITY IN GALLONS: 4000.
mstances given are tenths of a statute mlkt.
THE TANK IS CURRENTLY REMOVED FROM THE GROUND.
THE TANK CONSTRUCT/ON IS OF STEEL.
THE OWNER OF THE FACILITY IS ALBRITTON, J W, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 7134827434.
www.Tel1LL111t
I
I i
11
11
I l
I I
f I
lI
11
t l
11
ll
l 1
l l
\
T e1mJ:l\"LQ'&llon
000603 Page 13
West Spreading Oaks ESA Job MEMB5003
108 W Spreading Oaks, Friendswood, TX Date 6/23/00
Database: TXUST
Site: FRIENDSWOOD TEXACO
Dir./Distance (in Miles) NW .23
Map Number: 8
Address: 301 S FRIENDSWOOD DR
Zip Code: 77546-3903
City/State: FRIENDSWOOD
FACILITY NUMBER 48218, TNRCC UNIT ID NUMBER 125561, TANK ID NUMBER 3, DA TE
INSTALLED {MMDDYY) 10174, TOTAL CAPACITY IN GALLONS: 10000.
THE TANK /S CURRENTLY IN USE.
THE TANK CONSTRUCT/ON /S OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY /S ZEB, INC, THE TELEPHONE NUMBER LISTED FOR THE
OWNER /S 281-970-4523.
FACILITY NUMBER 48218, TNRCC UNIT ID NUMBER 125560, TANK ID NUMBER 4, DATE
INSTALLED (MMDDYY) 10174, TOTAL CAPACITY IN GALLONS: 500.
THE TANK IS CURRENTLY IN USE.
THE TANK CONSTRUCTTON IS OF STEEL.
THE OWNER OF THE FACILITY /S ZEB, INC, THE TELEPHONE NUMBER LISTED FOR THE
OWNER IS 281-970-4523.
FACILITY NUMBER 48218, TNRCC UNIT ID NUMBER 125562, TANK ID NUMBER 2, DA TE
INSTALLED (MMDDYY) 10174, TOTAL CAPACITY IN GALLONS: 10000.
THE TANK IS CURRENTLY IN USE.
THE TANK CONSTRUCTION /S OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY IS ZEB, INC, THE TELEPHONE NUMBER LISTED FOR THE
OWNER /S 281-970-45 23.
FACILITY NUMBER 48218, TNRCC UNIT ID NUMBER 125563, TANK ID NUMBER 1, DA TE
INSTALLED (MMDDYY) 10179, TOTAL CAPACITY IN GALLONS: 8000.
THE TANK IS CURRENTLY IN USE.
THE TANK CONSTRUCT/ON /S OF FIBERGLASS-REINFORCED PLASTIC (FRP).
THE OWNER OF THE FACILITY /S ZEB, INC, THE TELEPHONE NUMBER LISTED FOR THE
OWNER /S 281-970-45 23.
Database: TXUST
Site: FRIENDSWOOD I.S.O. TRA NS P. DEPT.
Dir./Distance (in Miles) S W .24
Map Number: 7
Address: 400 WOODLAWN DR
Zip Code: 77546-3939
City/State: FRIENDSWOOD
Olslances given ere lenlhs or a slalute mile.
FACILITY NUMBER 18312, TNRCC UNIT ID NUMBER 47477, TANK ID NUMBER 3, DATE
INSTALLED {MMDDYY) 10179, TOTAL CAPACITY IN GALLONS: 2000.
THE TANK IS CURRENTLY ABANDONED IN PLACE.
THE TANK CONSTRUCT/ON /S OF STEEL.
THE OWNER OF THE FACILITY /S FRIENDSWOOD I.S.D., THE TELEPHONE NUMBER LISTED FOR
THE OWNER IS 7134821267.
FACILITY NUMBER 18312, TNRCC UNIT ID NUMBER 47476, TANK ID NUMBER 2, DATE
INSTALLED (MMDDYY) 10185, TOTAL CAPACITY IN GALLONS: 12000.
THE TANK IS CURRENTLY IN USE.
THE TANK CONSTRUCTION /S OF FIBERGLASS-REINFORCED PLASTIC {FRP) • SINGLE WALL.
THE OWNER OF THE FACILITY /S FRIENDSWOOD /.S.D., THE TELEPHONE NUMBER LISTED FOR
THE OWNER /S 7134821267.
FACILITY NUMBER 18312, TNRCC UNIT ID NUMBER 47475, TANK ID NUMBER 1, DATE
INSTALLED {MMDDYY) 10185, TOTAL CAPACITY IN GALLONS: 12000.
THE TANK /S CURRENTLY IN USE.
www.TelAlL111t
I \
11
f l
f l
11
I l
I I
l1
t l
I l
l.l
ll
l l
l l
ll
TelfflJ:wimltJn
000603
West Spreading Oaks ESA
108 W Spreading Oaks, Friendswood, TX
Page 14
Job MEMB5003
Date 6/23/00
THE TANK CONSTRUCT/ON IS OF FIBERGLASS-REINFORCED PLASTIC (FRP) • SINGLE WALL.
THE OWNER OF THE FACILITY IS FRIENDSWOOD I.S.D., THE TELEPHONE NUMBER LISTED FOR THE OWNER IS 7134821267.
TXAST
Texas Above Ground Storage Tanks
Above Ground Storage Tanks -Permitted above ground storage tanks are tracked
the Texas Natural Resource Conservation Commission (TNRCC). This list is also
maintained by the TNRCC.
Source: TNRCC, (512) 239-2160
Database: TXAST
Site: NO FINDINGS WITHIN 1/4 MILE.
Dir./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
TXSPILL
Texas Spills List
The Texas Natural Resource Conservation Commission (TNRCC) tracks cases
where emergency response is needed for cleanup of toxic substances.
Source: TNRCC, (512) 239-0943
Database: TXSPILL
Site: NO FINDINGS WITHIN 1/4 MILE.
Di r./Distance (in Miles)
Map Number:
Address:
Zip Code:
City/State:
Olstances given are tenths of a statute mile. www.TelALL111t
( \
TelALL Zip Index The following zip codes, are the zip codes that TelALL used for generating the preceding report. The Telmr 1' Information Is provided to help our customers make the most thorough data evaluation
possible.
Lal/Lon. Info is provided to assist In localing sitas.LaULon Info that is listed as •o· indicates that the cwmuoo
site has not bean geocoded. This does not indicate that the site is an orphan or was not evaluated by
TelALL's research personnel. r FACZIP DATABASE SITENAME ADD CITY LATITUDE LONGITUDE
77546 CERCLIS BRIO SOUTH WELLS DIXIE FARM RD/EAST BY BEAMER R FRIENDSWOO
FRIENDSWOOD 518 SITE FM 528 ON FM 518 FRIENDSWOO 29.5118 -95.1859 CORRACT ISO-TEX INC 1511 COUNTY ROAD 129 FRIENDSWOO J I ERNS 1201 MINGLEWOOD LANE FRIENDSWOO 29.522932 -95.1866
1201 MINGLEWOOD LANE FRIENDSWOO 29.522932 -95.1866
1840 COUNTY RD 129 FRIENDSWOO
CORNER OF PINE DR ANO OAK ST FRIENDSWOO
TEXAS COMMERCE BANK 611 S FRIENDSWOOD DR FRIENDSWOO 29.5267 -95.1977 11 NFRAP HAMMETT WELL FM 2351,ONE BLK. WOF BEAMER R FRIENOSWOO
HERITAGE & LAUREL INT OF HERITAGE & LAUREL FRIENDSWOO
ISO-TEX INC 2019 COUNTY RD. 130 FRIENDSWOO
VISTA REFINING, INC. 2501 CHOATE ROAD FRIENOSWOO NPL DIXIE OIL PROCESSORS, INC. 2505 CHOATE RD FRIENDSWOO I l RCRA-G CUSTOM SAFETY PRODUCTS INC 1030 COUNTY RD 129 FRIENOSWOO
DICKSON$ PAINT & BODY SHOP 4426 BLDG CFM 2351 FRIENDSWOO
DIXIE OIL PROCESSORS INC 2801 CHOATE ROAD FRIENDSWOO
HERMAN HOSPITAL LIFE FLIGHT 1815 COUNTY RD 130 FRIENDSWOO 11 ISO-TEX INC 1511 COUNTY ROAD 129 FRIENDSWOO
LOWENCO INC 2501 CHOATE ROAD BLDG A FRIENDSWOO
MOBIL OIL CORP SS#BLW 101 N FIENDSWOOD FRIENDSWOO
SCIENTIFIC WASTE SOLUTIONS 4322 BROOKSIDE RD FRIENDSWOO
SOUTH LANDS MATERIALS SUPPL 2505 CHOATE ROAD FRIENDSWOO 11 THIRD COAST PACKAGING INC 18410 W CLOVER LN FRIENDSWOO TXAST CLOVERFIELD AIRPORT CR 130 FRIENDSWOO 29.527952 -95.223737
FM 528 Sandpit FM 528 FRIENDSWOO 29.509091 -95.188524
GENERAL PETRO-CHEMICAL IND 1903 CR 129 FRIENDSWOO 29.540666 -95.169759
1903 CR 129 FRIENDSWOO 29.540666 -95.169759
{TXLUST SWBT FRIENDSWOOD CENTRAL 106 EDGEWOOD FRIENDSWOO 29.533575 -95.206097 TXUST CLOVERFIELD AIRPORT CR 130 FRIENDSWOO 29.527952 -95.223737
CR 130 FRIENDSWOO 29.527952 -95.223737
CR 130 FRIENOSWOO 29.527952 -95.223737
FORD"$ AUTOMOTIVE -RAY FOR 105 W 5 HERITAGE FRIENDSWOO { I 105 W 5 HERITAGE FRIENDSWOO
FRIENDSWOOD C.O. 106 EDGEWOOD FRIENDSWOO 29.533575 -95.206097
106 EDGEWOOD FRIENDSWOO 29.533575 -95.206097
FRIENDSWOOD MINI MARKET #24 2525 FRIENDSWOOD LINK RO FRIENDSWOO
2525 FRIENDSWOOD LINK RD FRIENDSWOO ; I STOP-N-GO MARKETS (361) 522 FM RD 518 FRIENDSWOO
522 FM RD 516 FRIENOSWOO TXVCP Randalls Center• Bay Area Boulevar 3100 Fm 526 Rd Friendswood 29.4631 -95.2279
11
I l
11
11
11 l.J
11 IIW-··
Friday, June 23, 2000 Zip Index Page 1 of 1 J�ratm
Cl) V u w LL c:: 0 0 � z � w LU :::l ca G)(.) V) 0 c:: II)
,_ >(.) iI
l'ao
....
Cl) -LL X CN
C (.) C llJ 0 V
�C") -G) ·-ca er: LU ...., - II)
---
Q I
1J 0 � � ::c E-< •- N :::l
C: C'l
·-c..
0 ON"' .... � ::c
-I "'
C: 0
G)�0 C it G
<( � a: G) 0 -
C: I
-er:
� ('a ..-
C G):::,a:
Cl)
"' 3: 0 ::c <t -I-ca .... LL0·-I C >< I-0 LU
� I-
Cl) w Cl) z0
303 Westfield • Friendswood, TX 77546 • (281) 482-3403
Industrial Hygiene
ACCREDITED
\.LABORATORY
Client Sample Number MM061300-6 MM061300-7 MM061300-8 MM061300-9 MM061300-10 MM061300-l 1 MM061300-12 MM061300-13 MM061300-14 MM061300-15 .II,-� ,v,,,AIH�
Industrial Hygieno
ACCREDITED
LABORATORY
McKEE ENVIRONMENTAL HEALTH, INC.
303 Westfield • Friendswood, TX 77546 • (281) 482-3403 Color & Description Asbestos% White Ceiling None texture/licitchen Detected White wall texture/dining None room Detected White wall texture/dining None room Detected White wall texture/living None room Detected White joint compound/living None room Detected Green joint compound/front None bedroom Detected Yellow Ceiling texture/front Positive, bedroom Chrysotile, 3 Green Ceiling texture/front Positive, bedroom Chrysotile, joint compound/back Positive, bedroom Chrysotile, 3 White linoleum/bathroom None Detected Results Other Fibers % Matrix Cellulose, 20 Calcium carbonate Cellulose, 40 Calcium carbonate None Calcium carbonate Detected None Calcium carbonate Detected Cellulose, 30 Calcium carbonate Paint Cellulose, 3 Calcium carbonate None Calcium carbonate Detected Paint Cellulose, 10 Calcium carbonate None Calcium carbonate Detected Cellulose, 35 Vinyl Fiberglass, 20 ��[�ffe
Industrial Hygiene
ACCREDITED
LABORATORY
Found 1/2" Iron Rod
(�
.. 0 o. 0 r<) N
Part V-238, P-14
>--...... 0 J) C�--ill
,-_::.., -�--\..-r_r, -;;i m . >-,-·�
'> cu
��..,.:,
',:) C.
� ! :-'" ��}.)
J
• •'\
•
,I (.'.. '·:.: I
/2"
i �-l _, \'� ,-· ,.._ c:
(J;
. ·3:'
0 b 0 0 LO
q z
Part V-238, P-14
N 45°00b0''E x-?ss,oo·
�
�j lo fl\ /Z.'3-G
10' X 10' Metal Shed
On Blocks
9830529
ri'i I < .....,_\ I ), I ,4� -C
Cov Area
""' l Story9f
-t> Frame_, N <"' 3'1} -
� I V\
,,._
'-.: .. � 1" r�
......
S 45"00'00"W 85.00'
Found 1/2" Iron Rod
-z.. q. i0 G 4 o7 '
Part V-238, P-14
l Story Frame Garage
� 0 p 0 0 0 LO <.:!"
U)
/
P.O.B. Easterly Corner Lot 11
V-238 P-};4 Found' 172 ' Iron Rod
(108)EAST SPREADING
(§O'ROW)
OAKS
--+--- = 4' Chain Link Fence
BUYER City Of Friendswocd 1 08 East Spreadir1g Oaks
DESCRIBED PROPERTY Being a tract of land 85 feet wide off the Northeast ends of Lots 11 and 12, of the HARVEY AND STOUT SUBDIVISION, of Lots 6, 7, and 8 of Block 2 of
Friendswocd, Texas, being a sul:division out of the Sarah McKissick or J. R. Williams League of land in Galveston County, Texas, the tract herein conveyed being more particularly described by metes and bounds as attached.
WESTAR LAND SURVEYORS, INC.
P.0. BOX 669 • ALVIN, TX 77512-0669
(281)388-1159 • (888) 339-1159
G.F. 42300834
Date: 7/11/00
Inv.#: 2577
JOB# 7 /87 /00
I do hereby certify that this survey was this day made on the ground of the property
legally described herecn. (or on the attached sheet). and is correct. and there are no encroachments unless shown. and was done by me or under my supervision. and conforms to or exceeds the current standards as adopted by the Texas Board of .Professional Land Surveying.
le: There are no natural drainage courses on this property . ·e: This property does not lie in a flood hazard zone according to H.U.D ./F.I.A. 485486 00\5 E 9-22-99 Zone X
i
��
§
Thursday, July 13, 2000, 15:16
GF#: 00-42300834-23-GH
DEPOSITS TO ESCROW
City of Friendswood
ATTACHMENT TO HUD
CHARGES FROM LINE NO. 701 -Listing Broker
C-21 Key Realtors
The following persons, firms or corporations received a portion
of the real estate commission amount shown above:
Evely n Newman
BUYER SELLER
500.00
The Seller's and Borrower's signatures hereon acknowledge their approval and signify their understanding that tax and insurance prorations
and reserves are based on figures for the preceding year or supplied by others or estimated for the current year, and in the event of any
change for the current year, all necessary adjustments will be made between Borrower and Seller directly. Any deficit in delinquent taxes
or mortgage payoffs will be promptly reimbursed to the Settlement Agent by the Seller. In the event a Real Estate Agent negotiated the
transaction such Agent may be furnished a copy of this statement.
I have carefully reviewed the HUD-1 Settlement Statement and to the best of my knowledge and belief, it is a true and accurate statement
of all receipts and disbursements made on·my account or by me in this transaction. I further certify that I have received a copy of the HUD-1
Settlement Statement.
I hereby authorize the Settlement Agent to make expenditures and disbursements as shown above and approve same for payment.
BORROWER'S:
SELLER'S:
Gene Norton
By: ____ by_by
Leslie Norton Dobberstine,
By: ___________ _ by
Janis Norton McIntosh,
[}Iv: by
Robert G. Norton,
I have caused or will cau.se Jhe funds to be disbursed in accordance with the HUD-1
Date
IO W\flgly make false statements to the United States on this or any similar form. Penalties upon conviction can
include a fine or imprj.8'6nment. for details see: Title 1 8 U.S. Code Section 1001 and Section 1 01 0.
\
L. SETTLEMENT STATEMENT/@&$el;s:�5-�fi{�ijgtti�}§gfuf�Jt�li\?.Al:!i���:ii:etlei:(JI�/g§g[g?,\:�:ll!liil2l,fiI/tl{Mttlii:IIft!:tt)\::t{I
Division of Commission (line 700) as follows:
701.
702.
703.
704.
Escrow: 00-42300834-23-GH
PAID FROM BORROWER'S FUNDS AT SETTLEMENT
PAID FROM SELLER'S FUNDS AT SETTLEMENT
i=H\R,9!HAtY:Wd;1X!\:�MMNtfPNN§8Tl.8N.:=:mrr!t¥8t:\tU%Jj\'li:ft:nt:r=:r:rmrntrnrnutt?fJU::;:::::urmt=:=.:::tt:)iit)fjf:}{f::\JkltttJ:%i@)Mft%{}'f:Jf:t:=:: 801. Loan origination fee
802. Loan Discount
803. Appraisal fee
804. Credit report
805.Lender's inspection fee
806. Mortgage Insurance Application Fee
807.
808.
809.
810.
811.
812.
813.
814. \:99:9, :g.1:.��:tf e.atli��D:�'i\ LEf'ID.�f-t:�:0,;13�:;.�i,\!l).Jt'ft,,.9YAtii-9Et,:,: ::::·:: .g: · :;:,.;:::+::;::::;:/ <LF(;::::::y:::::::y=:: )\::::::;::;;:::::::y::=:=:::: ::;::::::::y::::::::::::·:=:::::;:q:::: :::t::::;::::::::::::::,::::::::::;.\ :;:=:;=:;:;: ::;: 901. Int at 0.0000% fr / / to / /
902. Mortgage Insurance Premium
903.
904.
905. i : l:9:88iJ'WernYf§PsBE¾%,IJ�.R:)Y!JE,E�R.9�fhi);\)tJ:::)';:{:;:J\HJ,:,::J)()=JU\:v:::wr,< = .fa})fi+ :=::::t/J\::f:::::::,:::::,:,:::t:t\@?iH \:q::}?frJ:\i}f:Jti·:i'i'(:?::J:n::;:::,;f)}. I 001. Hazard Insurance months@ $ per month
1002. MIP Impounds for 0 months @ $0.00 per month
l 003. City property taxes months @ $ per month
l 004. County property taxes mor1ths@ $ per month
1005. Annual assessments months@$ per month
1006.
1007.
1008.
:.1 :!188\J�-S:�8¥(:&!'/8/f:H:H�ifHA§;§s�Nfat:J:=i/tmn{t:V':{'}ff):(f'=:t,:::,?@t:Hn::rm::{fa\:iti:=:f):J::\=:fJ@)f F\}@t)i({:(iD;\{:,:;\;;,,f G,:::/t:=:\Mtt:Jrnt==:=::::}::::t:(J)': 1101. Settlement or closing fee
11 02. Abstract or Title Search
1103. Title Examjnation
1 1 04. Title Insurance Binder
1105. Doc Prep Fees -Hollada y, Mullins & Bray 65.00
11 06. Notary fees
1 1 07. Attorney Fees
11 08. Title Insurance Alamo Title Compan y 711.00
1109. Mort ga gee's coverage -$0.66 @ $0.00
1110. Owner's coverage Single Issue $65,000.00 @ $711.00
1111. Tax Certificate payable to Smart Title Solutions 41.54
1112.
1113.
1114.
1115.
11 16.
:'P,t8Rii§:8YFB#M,li!N1i§,g9pf9!NlitANR:Tfl:iN�fHt£!!6§§�@:iff@li/fJ/);:({:':}j:;}i:)titJJtl't'nt=:t%f\'(i'}tt]{T\rnt}t:'§/%t\:J:&:r::=rnntrtt:'Hffii 1201. Recording Fees: Deed $ 15.00 Mortgage $0.00 Releases $0.00 15.00
1202. City/County tax/stamps: Deed $ Mortgage$
1203. State tax/stamps: Deed $ Mortgage$
1204. Notice of Restrictions 15.00
1205. MUD Notice j j 15.00
:n�P%i�PP!J.!9N.e+=:§K[I:�EM§!'.ffiA�BS1:�'J\il'/H't=::um:trn@::t;::rn1:m:ntrm=:@t::;::mtrr::::tt:Jt(i=J)iJif:n::t;f\(\%=/t=t%i)i?lJ=:J)i'H@m:,:r:m:=::r:r:tt::1:m:::::;::::t=: 1301. Survey -Westar Land Surveyors, Inc. 324. 75
1302. Pest Inspection to
1303.
1304.
1305.
1306.
1307.
1308.
1309.
1310. ..,
131 1.
1400. TOT AL SETTLEMENT CHARGES (enter on lines 103, Section J and 502, Section I<) 15.00 1,172.29
A. U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT AMENDED SETTLEMENT STATEMENT B.TYPE OF LOAN 0MB 2502-0265
Alamo Title Company 1. I I FHA 2. 4. 11 VA 5. I IFmHA
I I Conv. Ins
6.ESCROW r,IUMBER: 00-423 1 1J834-23-GH8.MORTGA<.,· INSURAN CE NUMBER:
3.I I Conv. Unins
7. LOAN NUMBER:
NOTE: THIS FORM IS FURNISHED TO GIVE YOU A STATEMENT OF THE ACTUAL SETTLEMENT• •STS. AMOUNTS PAID TO AND BY THE SETTLEMENT AGENT ARE SHOWN. ITEMS MARKED "(P.o.c.)" WERE PAID OUTSIDE OF THE CLOSING: THEY ARE SHOWN HERE FOi· ·: Jr-ORMATIONAL PURPOSES AND ARE NOT INCLUDED IN THE TOTALS. 0. NAME OF BORROWER: City of Friendswood 910 S. Friendswood Drive Friendswood, TX 77546
G. PROPERTY LOCATION: 108 E. Spreading Oaks Friendswood, TX 77546 Harvey and Stout Subdivision Lots 1 1 & 12, Block 2,
E.NAME OF SaLER: Gene NortonTX
H. SETTLEMENT AGENT: Alamo Title Company PLACE OF SETTLEMENT: 1331 Gemini, #101 Houston, TX 77058
F. NAME OF LENDER:
I. SETTLEMENT DATE: 07/14/2000
J. SUMMARY OF BORROWER'S Tf?ANSACTIONS lk. SUMMARY OF SELLER'S TRANSACTIONS d'..60/,,:t�AMOD't.ib6Ue:tao:M::::sO:§ehW€Fl%/\:::::;:r==?:(t:':)}.:J,:/':/)>j�ROSS�AN1Qµ}h..00.E-to)Htt��::.=,t \t, •·•<:::::: ·,:.:::,.:,.,::\,.-: )\,::• 101. Total Consideration I 65,000.00 1'401. Total Consideration 1 02. Personal Property I 1�02. Personal Property 103.Settlement charges to borrower (line 1400) I 15.00 1'403. 104. I 1'404. 105. I 114 05. Adjustments: Items Paid by Seller in Advance. IIA.djustments: lte111s _Paid by Seller in Advance 106. City/Town Taxes I Mos. City/Town Taxes 107. County Taxes I 1�07. County Taxes 108.Assessments I 1'408. Assessments 109. I 114 09. 11 o. I 1141 o. 1 1 1. I 11411. 112. I 1'412.
65,000.00
1::: I It�: I I1 15. 15. 11s. I 1�1s. 1117. I 1t17. I I118. 18. 1 20. GROSS AMOUNT Due FROM BORROWER I 65,015.00 11420. GROSS AMOUNT DUE TO SELLER 1:2oc?AMODNrs?Ato:::sx-0F:f1N:·sE:11ALt::i:ii=.::s�RRow.ERI(\:),,::,,fa'.l�Bo:.AEb0c.tioNsJN:AMbuNi>o JJtjo_:st.l½ER. 201.Deposit or earnest money 500.00 p01. Excess deposit (see inst.) 202. Principal amount of new loan(s) p02. Settlement charges to seller (line 1400)
65,000.00
1,172.29 203.Existing loan(s) taken subject to 503. Existing loan(s) taken subject to 1 11 204. -p04. 205. I 11595. 20s. I 11:sos. 207. I 11507. 208. I l608. 209. 09.
Adjustments: Items Unpaid by Seller 210.City Taxes fr 01/01/00 to 07/14/00 211. ISO Taxes fr 01/01/00 to 07/14/00 212.Assessments 213. MUD Taxes fr 01/01/00 to 07/14/00 214. 215. 216. 217. 218. 219.
�djustments: Items Unpaid by Seller 58.29 1�10. City Taxes fr 01/01/00 to 07/14/00 83.08 lb11. !SD Taxes fr 01/01/00 to 07/14/00 612. Assessments 22.18 I� 13. MUD Taxes fr 01 /01/00 to 07/14/00 514. 615. 516.
El 7. 618. 151 9.
58.29 83.08
22.18
220.TOTAL PAID BY/FOR I 1�20. TOTAL RE DUCTI ONS IN BORROWER 663.55 I° AMOUNT DUE SELLER I 1,335.84 1:,§06/:6AsH);;fstlitt�MENJ\f80.MJ.t6.''s6F.ia6WEF\):U:{\{f:=tj}:r::rrt::)<,!j�60/bAsH:A'tslfo'.±[€i<;11�&f,F.ij6.MJ.hFsft4ee:faJ:?rf';\mt::::J:r,:=:t:J':'.i't'. 301. Gross amount due from borrower (line 120) I 65,015.00 lso1. Gross amount due to seller (line 420) I 65,000.00 302. Less amounts paid by/for borrower (line 220) 663.55 02. Less reduction in amount due seller (In 520)
303.CASH (XX FROM) I TO) BORROWER 64,351.45 03.CASH ( FROM) (XX TO) SELLER
1,335.84 63,664.16
"
� Alamo Title Company
1331 Gemini, #101
Houston, TX 77058
(281) 488-3950 • FAX (281) 488-3958
TAX PRORATION AGREEMENT
Date: July 13, 2000
GF #: 00-42300834-23-GH
Property Address:
108 E. Spreading Oaks, Friendswood, TX 77546
In connection with the captioned property, the undersigned hereby give recognition of the following
facts regarding the ad valorem taxes and/or subdivision maintenance fees:
( 1)The proration of such fees used in the closing was based on the following annual amounts:
City Taxes
School District Taxes
Mud Taxes
TOTAL ANNUAL TAXES
109.41
155.94
41.51
306.86
(2)Should the actual tax figures for the year prorated prove to be _different, resulting in the
necessity for adjustment, the undersigned agree and consent to make appropriate adjustments between
themselves, and Alamo Title Company shall have no responsibility in this regard.
(3)Seller recognizes their responsibility for all taxes prior to the date of closing the subject
transaction. Should it develop at a later date, that taxes other than those collected at closing are due
for prior years, Seller agrees to make full settlement to Alamo Title Company.
Tax Proration Agreement (txtaxpr.wpf) Page 1 of 2
(4)Purchaser recognizes their responsibility for current years taxes. Further, PURCHASER AGREES
TO CONTACT ALL TAXING AUTHORITIES TO NOTIFY THEM OF THE CHANGE IN OWNERSHIP OF
SUBJECT PROPERTY TO ASSURE PROPER RECEIPT OF FUTURE TAX NOTICES.
Gene Norton �h1�
By: ____________ _ The Estate of Gene Norton, :/0#�
Tax Proration Agreement (txtaxpr.wpf) Page 2 of 2
�
WAIVER OF INSPECTION
Seller(s):
Gene Norton
Buyer(s):
City of Friendswood
Dated: July 14, 2000
GF #: 00-42300834-23-GH
Property Address:
108 E. Spreading Oaks, Friendswood, TX
77546
In consideration of the issuance of the policy or policies of title insurance in connection with the above
captioned transaction the undersigned hereby waive inspection by you of such property and accept
your policy subject to "rights of parties in possession," and those under whom they hold, such
possession to include any open acts or visible signs of occupancy, and any visible and apparent
roadway or easement over or across the subject property, if the occupancy, possession, or use affects
the premises upon which you have issued such policy, and take it upon ourselves to inspect such
premises and to obtain possession thereof from the present occupants.
Gene Norton City of Friendswood, a Texas "\u JL c__wSL_ ��
·J;-------.
x--------
Waiver of ln�pection (txwaiver.wpf)
MUNICIPAL UTILITY DISTRICT NOTICE Property Within Municipality Boundaries (Per 49.452(c) of the Texas Water Code The real property, described below, that you are about to purchase is located in the Clear Creek Drainage Dist District. The district has taxing authority separate from any other taxing authority and may, subject to voter approval, issue an unlimited amount of bonds and levy an unlimited rate of tax in payment of such bonds. As of this date, the rate of taxes levied by the district on real property located in the district is $ , J 5 on each $100 of assessed valuation. If the district has not yet levied taxes, the most recent projected rate of tax, as of this date, is $ __ ......,__.__ __ on each $100 of assessed valuation. The total amount of bonds, excluding refunding bonds and any bonds or any portion of bonds issued that are payable solely from revenues received or expected to be received under a contract with a governmental entity, approved by the voters and which have been or nay at this date be issued is $ 17 5 �O, OQ , and the aggregate initial principal amounts of all bonds issued for one ormore of the speb 1eci facilities of _the district �d payable in whole or part from property taxes is $ 175 _!000.00 The district has the authority to adapt and impose a standby fee on property in the district that has water, sanitary sewer, or drainage facilities and services available but not connected and which does not have a house, building, or other improvement located thereon and does not substantially utilize the utility capacity available to the property. The district may exercise the authority without holding an election on the matter. As of this date, the most recent amount of the standby fee is $ Q • An unpaid standby fee is a personal obligation of the person that owned the property at the time of imposition and is secured by a lien on th� property. Any person may request a certificate from the district stating the amount, if any, of unpaid fees on a tract of property in the district. The district is located in whole or in part within the corporate boundaries of the City of F:r ien dswood . The taxpayers of the district are subject to the taxes imposed by the municipality and by the district until the district is dissolved. By law, a district located within the corporate boundaries of a municipality may be dissolved by municipal ordinance without the consent of the district or the voters of the district. The purpose of this district is to provide water, sewer, drainage or flood control facilities and services within the district through the issuance of bonds payable in whole or in part from property taxes. The cost of these utility facilities is not included in the purchase price of your property and these utility facilities are owned or to D� )JJs dit. Th,_ tc leggatal a dee,scription of the property you are acquiring is as follows:�Cu � \� Date Signature of Seller PURCHASER IS ADVISED THAT THE INFORMATION SHOWN ON THIS FORM IS SUBJECT TO CHANGE BY THE DISTRICT AT ANY TIME. THE DISTRICT ROUTINELY ESTABLISHES TAX RATE DURING THE MONTHS OF SEPTEMBER THROUGH DECEMBER OF EACH YEAR. EFFECTIVE FOR THE YEAR IN, WHICH THE TAX RA TES, ARE APPROVED BY THE DISTRICT. PURCHASER IS ADVISED TO CONTACT THE DISTRICT TO DETERMINE THE STATUS OF NAY CURRENT OR PROPOSED CHANGES TO THE INFORMATION SHOWN ON THIS FORM
The undersigned purchaser hereby acknowledges receipt of the foregoing notice at or prior to execution
of a binding contract for the purchase of the real property described in such notice or at closing of purchase
of the real property.
Date ser �•
Signature of Purchaser
(NOTE: Correct district name, tax rate, bond amounts, and legal description is to be place in the
appropriate space.) Except for notices included as an addendum or paragraph of a purchase contract, to
notice shall be executed by the seller and purchaser, as indicated. If the district does not propose to provide
one or more of the specified facilities and services, the appropriate purpose may be eliminated. If the
district has not yet levied taxes, a statement of the district's most recent projected rate of tax is to be placed
=d in the appropriate space. If the district does not have approval from the commission to adopt and
impose a standby fee, the second paragraph of the notice may be deleted. For the purposes of the notice
form required to be given to the prospective purchaser prior to execution of a binding contract of sale and
purchase, a seller and any agent, representative, or person acting on the seller's behalf may modify the
notice by substitution of the words "January 1, " for the words " this date"and place the correct
calendar year in the appropriate space.
INDIVIDUAL ACKNOWLEDGMENT
was acknowledged before me on the day of
By ilh.c r 1- rWAJ
OR
CORPORATE ACKNOWLEDGMENT
This instrument was acknowledged before me on the day of ,
By ,of
A ,on behalf of said corporation.
Notary Public,State of Texas
Printed Name of Notary
r
My Commission expires: .
} .,
THE STATE OF� ( � \ {}
COUNTY OF
document
{}
was acknowled� me o;r')eJ;/t;ay of
19d!/)J)_, by (!..:. ·
24()� :.,;SS$-�
ANN BESS
No1ary Public, State of Texas
My Commission Explru 06-18-2002
Ncii?ary Public, State of T'P<Notary's printed name:
Notary's commission expires:
THE ATTORNEY IN FACT OR AGENT, BY ACCEPTING OR ACTING UNDER THE APPOINTMENT, ASSUMES THE FIDUCIARY AND OTHER LEGAL RESPONSIBILITIES OF AN AGENT .
• . ::r
Gt -... �·rt'
PROMULGATED BY THE TEXAS REAL ESTATE COMMISSION (TREC)
ONE TO FOUR FAMILY RESIDENTIAL CONTRACT (RESALE)
OPY
11-8-99
ALL CASH, ASSUMPTION, THIRD PARTY CONVENTIONAL OR SE LLER FINANCING
NOTICE: Not For Use For Condominium Transactions
1.PARTIES: The Estate of Gene E. Norton (Seller) agrees to sell and convey to City of F nendswood (Buyer) and Buyer agrees to buy from Seller the property described below.
2.PROPERTY: Lot 11 and 12 , Block 2 , Harvey and Stout Subdivision
Addition, City of Fnendswood --, Galveston county,Texas, known as 108 E. Spreading Oaks 77546
(Address/Zip Code}, or as described on attached exhibit, together with the following items, if any: curtains and rods, draperies and rods, valances, blinds, window shades, screens, shutters, awnings, wall-to-wall carpeting, mirror$ fixed in place, ceiling fans, attic fans, mail boxes, television antennas and satellite dish system with controls and equipment, pennanently installed heating and air-conditioning units, window air-conditioning units, built-in security and fire detection equipment, plumbing and lighting fixtures including chan deliers, water softener, stove, built-in kitchen equipment, garage door openers with controls.·built-in cleaning equipment, all swimming pool equipment and maintenance accessories, shrubbery, landscaping, permanently installed outdoor cooking equipment, built-in fireplace screens, artificial fireplace logs and all other property owned by Seller and attached to the above described real property except the following property which is not included: _____________ _
All property sold by this contract is called the "Property." The Property D is ff is not subject t� mandatory membership in an owners' association. The TREC Addendum For Prop erty Subject To
Mandatory Membership In An Owners' Association D is� is not attached.
NOTICE TO BUYER: If the Property is subject to mandatory membership in an owners· association, Seller notifies Buyer under §5.012, Texas Property Code, that, as a purchaser of property in the residential community in which the Property is located, you are obligated to be a member of an owners' association. Restrictive covenants governing the use and occupancy of the Property and a dedicatory instrument governing the establishment, maintenance, and operation of this residential community have been or will be recorded in the Real Property Records of the county in which the Property is located. Copies of the restrictive covenants and dedicatory instrument may be obtained from the county clerk. You are obligated to pay assessments to the owners' association. The amount of the assessments is subject to change. Your failure to pay the assessments could result in a lien on and the foreclosure of the Property.
3.SALES PRICE:A. Cash portion of Sales Price payable by Buyer at closing ................. $ 65,000.0 0
B.Sum of all financing described below(exclu�ing any private mortgage insurance [PMI) premium) ............. $ 6 000 00 C. Sales Pnce (Sum of A and B) ...................................... $ 5, ·
4.FINANCING: Within _O __ days after the effective date of this contract Buyer shall apply for all third party financing or noteholder's approval of any assumption and make every reasonable effort to obtain financing or assumption approval. Financing or assumption approval will be deemed to have been obtained when the lender determines that Buyer has satisfied all of lender's financial requirements (those items relating to Buyer's net worth, income and creditworthiness). If financing (in cluding any financed PMI premium) or assumptjon approval is not obtained within ___ days after the effective
Initialed for identification by Buyer <:;{Jf/V and Seller C.t-A::: 01A
�tcr gonet2todv=ing AutoConlract,w v4.11 :oftw;wc, frcm AutoRc::a,lty Product::, Inc., 1060 W. Plpc{.ne, Suite 101, Hum., TX 76053, (ec>O} 322-1178 Thi: W\;blb,tion of AutoConlr:let"'" i: lioe.,:cd fot u::c to: Century 21 K.E.Y .. :ind I: not tr.in::fer�c. U;o by otho-: i: avid:1.ticn dfedc:nl ccpytightl=-w under Titio 17 U.S.C. §101.
TREC NO. 20-4
F:\AUTOREAL\00011,:,rc,uc..OOO printod 06-13-19SO
"One to Four Family Residential Contract Concerning 108 E. Spreading Oaks Page Two 11-8-99 (Address of Property)
date hereof, this contract will terminate and the earnest money will be refunded to Buyer. Each note
to b e executed hereunder must be secured by vendor's and deed of trust liens.
The portion of Sales Price not payable in cash will be paid as follows: (Check applicable boxes below)
0 A. TH!RD PARTY F!NANC!NG:
0 (1) This contract is subject to approval for Buyer of a third party first mortgage loan having
a loan-to-value ratio not to exceed __ % as established by such third party (excluding
any financed PMI premium), due in full in __ year(s), with interest not to exceed
__ % per annum for the first __ year(s) of the loan. The loan will be O with 0
without PM!.
0 (2) This contract is subject to approval for Buyer of a third party second mortgage loan
having a loan-to-value ratio not to exceed ___ % as established by such third party
(excluding any financed PM! premium), due in full in ___ year(s), with interest not
to exceed ___ % per annum for the first __ year(s) of the loan. The loan will be
0 with O without PM!.
0 B. TEXAS VETERANS' HOUSING ASSISTANCE PROGRAM LOAN: This contract is subject
to approval for Buyer of a Texas Veterans' Housing Assistance Program Loan (the Program
Loan) of$ _______ for a period of at least ______ years at the interest rate
established by the Texas Veterans' Land Board at the time of closing.
0 C. SELLER FINANCING: A promissory note from Buyer to Seller of$ _____ , bearing
__ % interest per annum, secured by vendor's and deed of trust liens, in accordance with the
terms and conditi ons set forth in the attached TREC Se!!er Financlng Addendum. !fan owner
policy of title insurance is furnished , Buyer shall furnish Seller with a mortgagee policy of title
insurance.
0 0. ASSUMPTION:
O (1) Buyer shall assume the unpaid principal balance of a first lien promissory note
payable to __________________________ _
which unpaid balance at closing will be $ ______ . The total current monthly
payment including principal, interest and any reserve deposits is $ ______ _
Buyer's initial payment will be the first payment due after closing.
0 (2) Buyer shall assume the unpaid principal balance of a second lien promissory note
payable to __________________________ _
which unpaid balance at closing will be $ _______ . The total current monthly
payment including principal, interest and any reserve deposits is $ ______ _
Buyer's initial payment will be the first payment due after closing.
Buyer's assumption of an existing note includes all obligations imposed by the deed of trust
securing the note.
If the unpaid principal balance(s) of any assumed loan(s) as of the Closing Date varies from the
loan balance(s) stated above, the O cash payable at closing D Sales Price will be adjusted by
the amount of any variance; provided, if the total principal balance of all assumed loans varies in
an amount greater than $350.00 at closing, either party may terminate this contract and the
earnest money will be refunded to Buyer unless the other party elects to eliminate the excess in
the variance by an appropriate adjustment at closing. If the noteholder requires (a) payment of
an assumption fee in excess of$ ______ in 0(1) above or $ _______ in
0(2) above and Seller declines to pay such excess, or (b) an increase in the interest rate to
more than __ % in 0(1) above, or __ % in 0(2) above, or (c) any other modif ication of
the loan documents, Buyer may terminate this contract and the earnest money will be refunded
to Buyer. A vendor's lien and deed of trust to secure assumption will be required which shall
automatically be released on execution and delivery of a release by noteholder. If Seller is
released from liability on any assumed note, the vendor's lien and deed of trust to secure
assumption will not be requirE;td.
Initialed for identification by Buyer Vld/ and Seller � • 01A
Computer 9(rlcr:ilcd u:ing AutoConlr.ld'"" v4.1 1 :oftw:are. from AutoR�ty Products, Inc .• 1060 W. Pip.dine. Suite 101. Hur:t, TX 76053. (800) 322-1178
Thi:. in::bllation of Autoeontract"" i: licen:cd for u:.c to: Century 21 K.E.Y •• and i:: not b':an:.fcrable. U:e by otha: i: :a viol:aticn of fcdcr:al copyright !:aw under Titfc 17 U.S.C. §101.
TREC NO. 20-4
F:IAUTOREAl\0001\::p,=k:.OOO printed 06-13•1!�40
One to Four Family Residential Contract Concerning 108 E. Spreading Oaks Page Three 11-8-99 (Address of Property)
NOTICE TO BUYER: The monthly payments, interest rates or other terms of some loans may be
adjusted by the lender at or after closing. If you are concerned about the possibility of future adjustments, do not sign the contract without examining the notes and deeds of trust.
NOTICE TO SELLER: Your liability to pay the note assumed by Buyer will continue unless you
obtain a reiease of iiabiiity from the iender. if you are concerned about future iiabiiity, you shouid use the TREC Release of Liability Addendum.
0 E. CREDIT APPROVAL ON ASSUMPTION OR SE LLER Fl NANCI NG: Within __ days after the
effective date of this contract, Buyer shall deliver to Seller O credit report O verification of
employment, including salary O verification of funds on deposit in financial institutions O current
financial statement to establish Buyer's creditworthiness for assumption approval or seller
financing and O ___________________________ _
----------If Buy�r·s documentation is not delivered within the specified time, Seller may terminate this contract by notice to Buyer within 7 days after expiration of the time for delivery, and the earnest money will be paid to Seller. If this contract is not so terminated, Seller will be deemed to have accepted Buyer's credit. If the documentation is timely delivered, and Seller determines in Seller's sole discretion that Buyer's credit is unac ceptable, Seller may terminate this contract by notice to Buyer within 7 days after expiration of the time for delivery and the earnest money will be refunded to Buyer. If Seller does not so terminate this contract, Seller will be deemed to have accepted Buyer's credit. Buyer hereby authorizes any credit reporting agency to furnish to Seller at Buyer's sole expense copies of Buy er's credit reports.
5.EARNEST MONEY:Buyer shall deposit$ 500.00 as earnest money with Alamo Title
Co. at 1331 Gemm1 -------------------(Address), as escrow agent, upon execution of this contract by both parties. Additiona l earnest money of $ ______ must be deposited by Buyer with escrow agent on or before
_____________ . If Buyer fails to deposit the earnest money as required by this contract, Buyer will be in default.
6.TITLE POLICY AND SURVEY:
�A. TITLE POLICY: Seller shall furnish to Buyer at�SeJler's O Buyer's expense an owner policy
of title insurance (the Title Policy) issued by A_la_m_o _T_,t_le_co_. ____________ _(the Title Company) in the amount of the Sales Price, dated at or after closing, insuring Buyeragainst loss under the provisions of the Title Policy, subject to the promulgated exclusions(including existing building and zoning ordinances) and the following exceptions:. (1) Restrictive covenants common to the platted subdivision in which the Property is located.(2)The standard printed exception for standby fees. taxes and assessments.(3)Liens created as part of the financing de scribed in Paragraph 4.(4)Utiiity easements created by the dedication deed or piat of the subdivision in which theProperty is located.(5)Reservations or exceptions otherwise permitted by this contract or as may be approved byBuyer in writing.(6)The standard printed exception as to discrepancies, conflicts, shortages in area or boundarylines, encroachments or protrusions, or over1apping improvements.(7)The standard printed exception as to marital rights.
(8)The standard printed exception as to waters, tidelands, beaches, streams, and relatedmatters.
Within 20 days after the Title Company receives a copy of this contract, Seller shall furnish to Buyer a commitment for title insurance (the Commitment) and, at Buyer's expense, legible copies of restrictive covenants and doouments evidencing exceptions in the Commitment other than the
Initialed for identification by Buyer '>(/1/V and Seller �
Cct-niputcr gMet:litod u::ing AuloCc::intrad:n.o '<14.11 :.oftw:r.rc. from Au1oRdty Product, Inc .. 1060 W. Pipeline. Svitc 101, Hur:t. TX 76053. ($00) 322-1178 Thi::. in::bll:titicn of AutoContrxt ""' r.: liccn::od fot u:e to: Century 21 K.E.Y .• :and i:: not tr.m:fct:abtc. U::eby o«hcr::. i::. viol:tbon offcdcrnf copyrie,1'\t l:.w under Title 17 U.S.C. §101.
01A TREC NO. 20-4
F:\AUTOREAL\0001\:p,=k=.OOO
printed 06-13-1980
One to Four Family Residential Contract Concernin g 108 E. Spreading Oaks Page Four 11-8-99
(Address of Property)
standard printed exceptions. Seller authorizes the Title Company to mail or hand deliver the
Commitment and related documents to Buyer at Buyer's address shown below. If the Commitment
is not delivered to Buyer within the specified time, the time for delivery will be automatically extended
up to 15 days. Buyer will have 7 days after the receipt of the Commitment to object in writing to
matters disclosed in the Commitment.
)§}. B. SURVEY: (Check one box only}
� (1) Within _3 __ days after Buyer's receipt of a survey furnished to a third-party
lender at �Seller's D Buyer's expense, Buyer may object in writing to any matter
shown on the survey which constitutes a defect or encumbrance to title.
D (2) Within __ days after the effective date of this contract, Buyer may object in writing to
any matter which constitutes a defect or encumbrance to title shown on a surve y obtained
by Buyer at Buyer's expense.
The survey must be made by a Registered Professional Land Surveyor acceptable to the Title
Company and any lender. Utility easements created by the dedication deed and plat of the
subdivision in which the Property is located will not be a basis for objection.
Buyer may object to existing building and zoning ordinances, items 6A(1) through (8) above and matters
shown on the survey if Buyer determines that any such ordinance, items or matters prohibits the
following use or activity : ___________________________ _
Buyer's failure to object under Paragraph 6A or 6B within the time allowed will constitute a waiver of
Buyer's right to object; except that the requirements in Scheduie C of the Commitment wiil not be
deemed to have been waived. Seller shall cure the timely objections of Buyer or any third party lender
within 15 days from the date Seller receives the objections and the Closing Date will be extended as
necessary. lf objections are not cured by the extended Closing Date, this contract will terminate and the
earnest money will be refunded to Buyer unless Buyer elects to waive the objections.
NOTICE TO SELLER AND BUYER:
(1) Broker advises Buyer to have an abstract of title covering the Property examined by an attorney
of Buyer's selection. or Buyer should be furnished with or obtain a Title Policy. If a Title Policy is
furnished. the Commitment should be promptly reviewed by an attorney of Buyer's choice due to
the time limitations on Buyer's right to object.
(2)If the Property is situated in a utility or other statutorily created district providing water, sewer,
drainage, or flood control facilities and services, Chapter 49 of the Texas Water Code requires
Seller to deliver and Buyer to sign the statutory notice relating to the tax rate, bonded indebtedness,
or standby fee of the district prior to final execution of this contract.
(3)If the Property abuts the tidally influenced waters of the state, Section 33.135, Te xas Natural
Resources Code, requires a notice regarding coastal area property to be included in the contract.
An addendum either promul gated by TREC or required by the parties should be used.
(4)Buyer is advised that the presence of wetlands, toxic substances, including asbestos and wastes
or other environmental hazards or the presence of a threatened or endangered species or its
habitat may affect Buyer's intended use of the Property. If Buyer is concerned about these matters,
an addendum either promulgated by TREC or required by the parties should be used.
(5)If the Property is located outside the limits of a municipality, Seller notifies Buyer under §5.011,
Texas Property Code, that the Property may now or later be included in the extraterritorial
jurisdiction of a municipality and may now or later be subject to annexation by the municipality.
Each municipality maintains a map that depicts its boundaries and extraterritorial jurisdiction. To
determine if the Property is located within a municipality's extraterritorial jurisdiction or is likely to
be located within a municipal ity's extraterritorial jurisdiction. contact all municipalities located in the
general proximity of the Property for further information.
(6)Unless expressly prohibited in writing by the parties, Seller may continue to show the Property for
sale and to receive, negoti 9tE}"and accept back up offers.
Initialed for identification by Buyer 5Tlt1./ and Seller � 01A TREC NO. 20-4
Computer gcncr.itcd using AuloContr:lct,... v4.11 ::oftw::are, from AutoRe:ilty Product:. Inc .. 1060 W. Pipeline, Suite 10t, Hur:.i, TX 76053, (800) 322-1174 Thi:: ffl::blf:dia, of AutoConbct ,... i:. licc:n:.ed for u� to: Century 21 K.E.Y., and i:. not lr�;for:lbtc. U:o by other: i:: � vlola.tion o(fcdcral c:opyrighll:aw undtt Title 17 U.S.C. §101.
F:IAUTOREAL\0001\:;p,o,lc•.000 printed 06--13.-1980
One to Four Family Residential Contract Concerning 108 E. Spreading Oaks Page Five 11-8-99 (Address of Property)
(7)Any residential service contract that is purchased in connection with this transaction should be
reviewed for the scope of coverage, exclusions and limitations. The purchase of a residential
service contract is optional. Similar coverage may be purchased from various companies
c:::..:thc:ized to do bus:ness ::i Te�as�
7.PROPERTY CONDITION:
A.INSPECTIONS, ACCESS AND UTILITIES: Buyer may have the Property inspected by an inspector
selected by Buyer, licensed by TREC or otherwise permitted by law to make such inspections.
Seller shall permit access to the Property at reasonable times for inspection, repairs and treatment
and for reinspection after repairs and treatment have been completed. Seller shall pay for turning
on utilities for inspection and reinspection.
B.SELLER'S DISCLOSURE NOTICE PURSUANT TO SECTION 5.008, TEXAS PROPERTY CODE
(Notice) (check one box only):D (1) Buyer has received the Notice.0 (2) Buyer has ·not received the Notice. Within ___ days after the effective date of this
contract, Seller shall deliver the Notice to Buyer. If Buyer does not receive the Notice, Buyer
may terminate this contract at any time prior to the closing. If Seller delivers the Notice,
Buyer may terminate this contract for any reason within 7 days after Buyer receives the
Notice or prior to the closing, whichever first occurs.
�(3) The Texas Property Code does not require this Seller to furnish the Notice.
C.SELLER'S DISCLOSURE OF LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS is
required by Federal law for a residential dwelling constructed prior to 1978. An addendum
providing such disclosure O is� is not attached.
D.ACCEPTANCE OF PROPERTY CONDITION: (check one box only):D (1) In addition to any earnest money deposited with escrow agent, Buyer has paid
Seller$ _____ (the "Option Fee") for the unrestricted right to terminate this contract
by giving notice of termination to Seller within ___ days after the effective date of this
contract. If Buyer gives notice of termination within the time specified, the Option Fee will
not be refunded, however, any earnest money will be refunded to Buyer. If Buyer does
not give notice of termination within the time specified, Buyer will be deemed to have
accepted the Property in its current condition and the Option Fee O will O will not be
credited to the Sales Price at closing.
� (2) Buyer accepts the Property in its present condition; provided Seller, at Seller's expense,
shall. complete the following repairs and treatment: _____________ _
E.LENDER REQUIRED REPAIRS AND TREATME NTS (REPAIRS): Unless otherwise agreed in
writing, neither partf is obligated to pay for lender required repairs or treatments for wood
destroying in sects. If the cost of lender required repairs exceeds 5% of the Sales Price, Buyer may
terminate this contract.
F.COMPLETION OF REPAIRS AND TREATMENT. Unless otherwise agreed by the parties in
writing, Seller shall complete all agreed repairs and treatment prior to the Closing Date. Repairs
and treatments must be performed by persons who regularly provide such repairs or treatments.
At Buyer's election, any transferable warranties received by Seller with respect to the repairs will
be transferred to Buyer at Buyer's expense. If Seller fails to complete any agreed repairs and
treatment prior to the Closing Date, Buyer may do so and the Closing Date will be extended up to
15 days, if necessary, to complete repairs and treatment or treatments for wood destroying insects.
8.BROKERS' FEES:All obligations of the parties for payment of brokers' fees are contained in separate
written agreements.
Initialed for identification by Buyer ../-7W and Seller , < , __....,..,,.._ __ _01A
Comput« gcncir.ltod u:::ing Autoeoobctn.o ¥4.11 :aftw:arc, fran AutoRcalty Product::. Inc.. 1060 W. PipcOnc.Suito 101, Hur::l TX 76053. (800) 322·117S Thi:. m:bll:ation o( AutoCcntractlM 1: liccn::;:od fct u:c to: Century 21 K.E.Y., and h; not tr:vt:fcrablc. U:c by oth� i: a violation off� c:cpyright 1:rw under Title 17 U,S,C. §101,
TREC NO. 20-4
F:\AUTOREAL\OOOtl:prook:.000 printed 00-13-1980
One to Four Family Residential Contract Concerning 108 E. Spreading Oaks Page Six , 1-8-99
(Address of Property)
9.CLOSING: The closing of the sale will be on or before July 15 . 2000or within 7 days after objections to matters disclosed in the Commitment or by the survey have been
cured, whichever date is later (the Closing Date). If financing or assumption approval has been
obtained pursuant to Paragraph 4, the Closing Date will be extended up to 15 days if necessary to
compiy with iender's dosing requirements (for example, appraisai, survey, insurance policies,
lender-required repairs, closing documents). If either party fails to close this sale by the Closing Date,
the non-defaulting party will be entitled to exercise the remedies contained in Paragraph 15. At closing
Seller shall furnish tax statements or certificates showing no delinqu ent taxes and a general warranty
deed conveying good and indefeasible title showing no additional exceptions to those permitted in
Paragraph 6.
10.POSSESSION: Seller shall deliver possession of the Property to Buyer on July 15, 2000in its present or re quired repaired condition, ordinary wear and tear excepted. Any possession by
Buyer prior to closing or by Seller after closing which is not authorized by a temporary lease form
promulgated by TREC or required by the parties will establish a tenancy at sufferance relationship
between the parties. Consult your insurance agent prior to change of ownership or possession as
insurance coverage may be limited or terminated. The absence of a written lease or appropriate
insurance coverage may expose the parties to economic loss.
11.SPECIAL PROVISIONS: (Insert only factual statements and business details applicable to this sale.
TREC rules prohibit licensees from adding factual statements or business details for which a contract
addendum, lease or other form has been promulgated by TREC for mandatory use.)
This contract is subject to buyers review and approval of a Phase I Environmental Study of the
Property, to be performed at buyer's expense.
12.SETTLEMENT AND OTHER EXPENSES:
A.The following expenses must be paid at or prior to closing:
(1)Appraisal fees will be paid by _____________________ _(2)The total of loan discount fees (including any Texas Veterans' Housing Assistance
Program Par ticipation Fee) may not exceed ____ % of the loan of which Seller shall
pay ______ and Buyer shall pay the remainder. The total of any buydown fees may
not exceed ______ which will be paid by _____________ _(3)Seller's Expenses: Releases of existing liens, including prepayment penalties and recording
fees; release of Seller's loan liability; tax statements or certifi cates; preparation of deed; one
half of escrow fee; and other expenses stipulated to be paid by Seller under other provisions
of this contract.
(4)Buyer's Expenses: Loan application, origination and commitment fees; loan assumption costs;
preparation and recording of deed of trust to secure assumption; lender required expenses
Initialed for identification by Buyer Vf/v and Seller Q,f!: 01A
Canputc:ir OQ"lcr::lllcd lr.:ing AutoContrac:t"" v4.11 :oftw:irc. fram AutoRo::i/ty Product, Inc., 1060 W. Pipdinc, Suite 101, Hur:t. TX 76053. (800) 322·1178 Thi:: in:bllation of AutcContr.xt:1w ts liCUl:cd for u:c to: Century 21 K.E.Y,, :and i: not lr:,n:fctabfc. U:c by other.; i: 3 viol::ation of fcdcl':id c::opyright l:lW under TiUc 17 U.S.C. §101.
TREC NO. 20-4
F;IAUTOREAL\0001\:t>rook:.OOO pnntcd 06-13-1980 -----------------------------------------------------------
One to Fou r Family Residential Con tr act Concerning 108 E. Spreading Oaks Page Seven 11-8-99
(Address of Property)
incident to new loans. including PMI premium, preparation of loan documents, loan related
inspection fee, recording fees, tax service and research fees, warehouse or underwriting fees,
copies of restrictions and easements, amortization schedule , premiums for mortgagee title
policies and endorsements required by le nder, credit reports, photos; required premiums for
flood and hazard insurance; required reserve deposit for insurance premiums and ad valorem
taxes; interest on all monthly installment notes from date of disbursements to one month prior
to dates of first monthly payments; customary Program Lean costs for Buyer; one-half of
escrow fee; and other expenses stipulated to be paid by Buyer under other provisions of this
contract.
B.If any expense exceeds an amount expressly stated in this contract for such expense to be paid
by a party, that par ty may terminate this contract unl ess the other party agrees to pay such excess.
In no event will Buyer pay charges and fees expressly prohibited by the Texas Veterans' Housing
Assistance Program or other governmental loan program regulations.
13.PRO RATIO NS:Taxes for the current year, interest, maintenance fees, assessments, dues and rents
will be prorated through the Closing Date. If taxes for the current year vary from the amount prorated
at closing, the parties shall adjust the prorations when tax statements for the current year are ava ilable.
ff a loan is assumed and the lender maintains an escrow account, the escrow account must be
transfer red to Buyer without any deficiency. Buyer shall reimburse Seller for the amount in the
transferred account. Buyer shall pay the premium for a new insurance policy. If taxes are not paid at
or prior to closing, Buyer will be obligated to pay taxes for the current year.
'i4. CASUAL TY LOSS: if an y part of the Propert y is damaged or destroyed by fire or other casuaity ioss
after the effective date of the contract, Seller shall restore the Property to its previous condition as soon
as reasonably possible, but in any event by the Closing Date. If Seller fails to do so due to factors
beyond Seller's control, Buyer may either (a) terminate this contract and the earnest money will be
refunded to Buyer (b) extend the time for performance up to 15 days and the Closing Date will be
extended as necessary or (c) accept the Property in its damaged condition and accept an
assignment of insurance proceeds. Seller's obligations under this paragraph are independent of any
obligations of Seller under Paragraph 7.
15.DEFAULT: If Buyer fails to comply with this contract , Buyer will be in default, and Seller may either (a)
enforce specific performance, seek such other relief as may be provided by law, or both, or (b)
terminate this contract and receive the earnest money as liquidated damages, thereby releasing both
parties from this contract. If, due to factors beyond Seller's control, Seller fails within the time allowed
to make any non-casualty repairs or deliver the Commitment, Buyer may either (a) extend the time
for performance up to 15 days and the Closing Date will be extended as necessary or (b) terminate
this contract as the sole remedy and receive the earnest money. If Seller fails to comply with this
contract for any other reason, Seller will be in default and Buyer may either (a) enforce specific
performance, seek such other relief as ma y be provided by law, or both, or (b) terminate this contract
and receive the earnest money, thereby releasing both par ties from this contract.
16.DISPUTE RESOLUTION: It is the policy of the State of Texas to encourage the peaceable resolution
of disputes through alternative dispute resolution procedures. The parties are encouraged to use an
addendum approved by TREC to submit to mediation disputes which cannot be resolved in good faith
through informal discussion.
17.ATTORNEY'S FEES: The prevailing party in any legal proceeding brought under or with respect to
the transaction described in this contract is entitled to recover from the non-prevailing party all costs
of such proceeding and reasonabJ e attorney's fees.
Initialed for identification by Buyer rZfW and Seller&01A TREC NO. 20-4
Computer gener:ated u!:fng AutoContDct™ v◄.11 ��c. frcm AutoRe:alty Product:::, Inc., 1060 W. P1pdlnc. Suite 101. Hur::t. TX 76053. (800) 322�11?8 Thi: in::bl�tion oi AutoCantrnct""" i:. lioen::cd f0t u::e to: Century 21 K.E.Y ., .and i:: not lr.3n::for:iblc. U::c by other.. I:: :i viclabcn oi fcdet:11 c:apynght I� undct TI!ic 17 U.S.C. §101.
F:\AUTOREAL\0001\:prnok:.OOO pnntc-d 06·13·1980
On e to Four Family Residential Contract Concerning 108 E. Spreading Oaks Page Eight 11-8-99 (Address of Property)
18.ESCROW: The earnest money is deposited with escrow agent with the understanding that escrow
agent is not (a) a party to this contract and does not have any liability for the performance or
nonperformance of any party to this contract. (b) liable for interest on the earnest money and ( c) liable
for any loss of earnest money caused by the failure of any financial institution in which the earnest
money has been deposited unless the financia! institution is acting as escrow agent. At dosing, the
earnest money must be applied first to any cash down payment, then to Buyer's closing costs and any
excess refunded to Buyer. If both parties make written demand for the earnest money, escrow agent
may require payment of unpaid expenses incurred on behalf of the parties and a written release of
liability of escrow agent from all parties. If one party makes written demand for the earnest money,
escrow agent shall give notice of the demand by providing to the other party a copy of the demand.
If escrow agent does not receive written objection to the demand from the other party within 30 days
after notice to the other party, escrow agent may disburse the earnest money to the party making
demand reduced by the amount of unpaid expenses incurred on behalf of the party receiving the
earnest money and escrow agent may pay the same to the creditors. If escrow agent complies
with the provisions of this paragraph, each party hereby releases escrow agent from all adverse claims
related to the disbursal of the earnest money. Escrow agent's notice to the other party will be effective
when deposited in the U.S. Mail, postage prepaid, certified mail, return receipt requested, addressed
to the other party at such party's address shown below. Notice of objection to the demand will be
deemed effective upon receipt by escrow agent.
19.REPRESENTATIONS: Seller represents that as of the Closing Date (a) there will be no liens,
assessments. or security interests against the Property which will not be satisfied out of the sales
proceeds un!ess securing payment of any bans assumed by Buyer and (b) assumed !cans wi!! not be
in default. If any representation in this contract is untrue on the Closing Date. this contract may be
terminated by Buyer and the earnest money will be refunded to Buyer. All representations contained
in this contract will survive closing.
20.FEDERAL TAX REQUIREMENT: If Seller is a "foreign person," as defined by applicable law, or if
Seller fails to deliver an affidavit that Seller is not a "foreign person," then Buyer shall withhold from the
sales proceeds an amount sufficient to comply with applicable tax law and deliver the same to the
Internal Revenue Service together with appropriate tax forms. IRS regulations require filing written
reports if cash in excess of specified amounts is received in the transaction.
21.AGREEMENT OF PARTIES: This contract contains the entire agreement of the parties and cannot
be changed except by their written agreement. Addenda which are a part of this contract are (list): Lead Based Paint Disclosure
22.CONSULT YOUR ATTORNEY: Real estate licensees cannot give legal advice. This contra ct is
intended to be legally binding. READ IT CAREFULLY. If you do not understand the effect of this
contract, consult your attorney BEFORE signing.
Seller's Buyer's
Attorney is: --------------Attorney is:. ___________ _
Initialed for identification by Buyer ,OU/ and Seller � 01A
Computer ocnc:c:.tod u:ing AutoC:ontr:M:t"" v4.11 :aftw2tc, from AutoRcalty Product::. Inc:., 1060 W. Pipdine, Suite 101, Hur:l TX 76053. (800) 322-1178
Thi: ln:t:..'l�bcn o( AutoContr:act"" i:. lic:co:cd f« u:.c to: Co,tury 21 K.E.Y., :1nd 1:. not �::fer:lble. U:c by oth<n i:,; a violabCXl of fecknl �ght l:rw under Tittc 17 US.C. §101,
TREC NO. 20-4
F:\AUTOREAL \0001\::p,ook:.000 printed 06-13.-19�
One to Four Family Residential Contract Concernin g 108 E. Spreading Oaks Page Nine 11-8--99
(Address of Property)
23.NOTICES: All notices from one party to the other must be in writing and are effective when mailed to,
hand-delivered at, or transmitted by facsimile machine as follows:
To Buyer at: To Seller at:
Telephone: -------------Telephone: _____________ _
Facsimile: _____________ _ Facsimile: _____________ _
Buyer
_ _ _ ___ . ____ . __ (THE EFFECTIVE DATE). (BROKER:
Seller
The form of this contract has been approved by the Texas Real Estate Commission. TREC forms are intended for use only by trained real
estate licensees. No representation is made as to the legal validity or adequacy of any provision in any specific transactions. It is not suitable
for complex transactions. Texas Real Estate Commission. P.O. Box 12188. Austin. TX 78711-2188. 1-800-250-8732 Of (512) 459-6544
(http://www.trec.state.tx.us)TREC NO. 20-4. This form replaces TREC NO. 20-3.
BROKER INFORMATION AND RATIFICATION OF FEE
Listing Broker has agreed to pay Other Broker-.,.,-----,-----=..,....__,=-----of the total sales price when Listing Broker's fee is received. Escrow Agent is authorized and directed to pay Other Broker from Listing Broker's fee at closing.
Other Broker License No. Listing Broker
represents 0 Seller as Listing Broker's subagent represents
License No.
0 Seller and Buyer as an intermedia ry 0 Seller only as Seller's agent 0 Buyer only as Buyer's agent
Associate
Broker Address
Telephone
Receipt of O Contract and O $
acknowledged.
Escrow Agent Alamo Title Co.
By:
1331 Gemini
Address
City State
Listing Associate Telephone
Telephone Selling Associate Telephone
Broker Address
Facsimile Telephone Facsimile
RECEIPT 500.00 Earnest Money in the form of, ___________ is
Date: ______________ ----
Telephone: _________________ _
Facsimile: __________________ _
Zip
01A TREC NO. 20-4
��l:'a,�1u�����:·,���o=;'���/;��f�.�s';�I����� �=i;� i�o�.vi�� ��= �J�-,��ndcr TiUc 17 US.C. §101. F:\Al/TOREAL\0001\::proalc=,000 printed 06-13-1980
;
APPROVE EARNEST MONEY CONTRACTS AND AUTHORIZE MAYOR'S SIGNATURE FOR PURCHASE OF PROPERTIES June 19, 2000
Following your directives in the Executive Session on June 5, 2000, I contacted property
representatives for the two properties in this agenda item. We have reached an agreement for both
and are recommending your approval of the earnest money contracts, and authorization for the
Mayor to sign all documents relative to the closing of the purchase of the properties.
A.Norton property at 108 W. Spreading Oaks
The Norton property, located at 108 W. Spreading Oaks, is adjacent to the Friendswood Public
Library parking lot. It is critical to any expansion of the library that might be planned in the future
as we look toward build out of the community. The property is a residential lot with an old house
located on it. The house will have to be removed.
A report is expected soon on the asbestos and we are having a Phase I Environmental Impact Study
completed. We expect no problems in the Phase I study, but the house does contain asbestos siding.
We will have an estimate of the cost of the removal of the house by a company certified for that
work in the near future.
You have a copy of the proposed Earnest Money Contract in the packet for your review. Evelyn
Newman prepared the Contract. It is signed by Chris Norton, the Executor of the Norton Estate, on
behalf of the heirs.
Recommendation. Approve the Earnest Money Contract for the purchase of the Norton property in
the amount of$65,000, subject to the successful report from the Phase I Environmental Study, and
authorize the Mayor to sign all documents relative to the purchase of the property.
B.Property on Blackhawk Boulevard
This property is located directly in front of the main surface water take point on Blackhawk
Boulevard. It is approximately .278 acres (12,106 square feet). The owner has agreed to sell the
property for $2.48/square foot, or an even $30,000. Our offer to the owner is to purchase the
property for that price, but the City will incur the costs for the Phase I Environmental Impact
Statement. The owner has agreed to that offer contingent on the completion of the Study and no
adverse findings.
You have a copy of the proposed Earnest Money Contract in the packet for your review .
Agenda2000/06.3/tsm02
Purchase of Property
Page Two
June 19, 2000
Recommendation. Approve the Earnest Money in the amount of$30,000, subject to the completion
of the Phase I Environmental Study, and no adverse findings, and authorize the Mayor to sign all
documents relative to the purchase of the property.
REC
Attachments
1.Earnest Money Contract for purchase of property located at 108 W. Spreading Oaks.
2.Earnest Money Contract for purchase of property located on Blackhawk Boulevard.
Agenda2000/06.3/tsm02